Commission conditionally approves large industrial final development plan; developer to fund major road and utility improvements

The Canal Winchester Planning & Zoning Commission on July 14 conditionally approved a final development plan (FDP25001) for three speculative industrial buildings proposed by Opus Development on approximately 704 acres at the southwest corner of Bixby Road and Rega Road, subject to multiple roadway, utility and landscaping conditions spelled out in the previously adopted planned industrial district ordinance. The approved plan shows three buildings totaling about 896,665 square feet (Building A ~398,700 sq ft; Building B ~296,660 sq ft; Building C ~201,295 sq ft). The development text established in Ordinance 22‑016 governs the project and requires off‑site improvements, right‑of‑way dedication and design standards; staff concluded the final plan is consistent with the preliminary plan and does not increase overall site density from earlier approvals. Key infrastructure and developer commitments reviewed by staff and reiterated at the meeting include: dedication of approximately 7.3 acres of right‑of‑way along Bixby and Rega roads; widening Bixby Road to a three‑lane (36‑foot) section for roughly 3,200 linear feet and widening Rega Road to 26 feet; construction of a 10‑inch water main and a 15‑inch sanitary main to extend service north to Bixby Road; construction of a stormwater outlet main from detention basins to Georges Creek; and contributions required by ordinance toward future county and regional intersection improvements (including a future right‑turn lane at Bixby/Winchester Pike and a $500,000 contribution toward a Winchester Pike/Gender Road project). City staff and the applicant discussed sequencing and timing: several required road projects are separately funded or under ODOT schedule. The applicant noted it has an 18‑month license allowing the property sellers to remain in residence after closing; the applicant asked the commission to allow the required right‑of‑way dedication to follow closing and construction sequencing. Staff confirmed the standard that roadway improvements specified in Ordinance 22‑016 must be completed prior to final occupancy of any building, and the commission noted some ODOT projects (Rega cul‑de‑sac and an interchange work) are on separate timetables. Design and screening details in the development text were affirmed: the ordinance limits building height to 50 feet (buildings proposed around 42 feet), requires natural color palettes and architectural breakups for elevations visible from public rights of way, and requires mounding and fencing to screen loading docks (mounds of 8–10 feet and continuous black stockade fencing are shown). Staff also recommended additional deciduous tree screening around a proposed 31‑foot water storage tank at the site’s southwest corner because arborvitae alone were unlikely to fully screen the tank. Parking under the planned industrial text requires one space per 2,000 square feet; the applicant is providing more than required (Building A requires 200 and provides 310, Building B requires 149 and provides 331, Building C requires 101 and provides 261). Staff recommended conditional approval with five conditions including confirmation of building colors (no blue accents), additional landscape screening for the pump house/tank, completion of roadway improvements required by ordinance prior to final occupancy (with clarifications that some ODOT projects are separately scheduled), construction of Rega Road to public standards before occupancy, dedication of the 7.3 acres of right‑of‑way, and completion of an updated traffic study prior to final occupancy. Commissioners discussed phasing and sequencing — specifically concerns that roadwork and ODOT schedules could overlap with building occupancy if multiple buildings were constructed and leased rapidly. The applicant said its intent is to complete required off‑site work before final occupancy; staff noted temporary occupancy allowances exist for finishing internal tenant work while exterior items are completed. The motion to approve the final development plan with staff conditions was made by Steve Paulsgrove and seconded by Eileen Gooden; roll call votes were Yes from Joe Donahue, Deborah McDonald, Eileen Gooden, Steve Paulsgrove and Joe Waldenthaler. Next steps: staff will finalize technical plan corrections with the applicant and the applicant will coordinate development agreement details with the city council to document timing and financial contributions for off‑site improvements and right‑of‑way dedications prior to final occupancy.