Canal Winchester council adopts Miller Farms planned-unit development after months of revisions and debate

The Canal Winchester City Council on April 21 adopted Ordinance 24-034, rezoning about 95.71 acres on the southeast corner of Lithopolis Road and Hays Road as a planned unit development called Miller Farms.

The ordinance establishes a preliminary development plan and development text for the project, which the developer and council say includes roughly 40% open space, publicly accessible walking trails and an exhibit of development intent provided by the applicant. The amended ordinance also anticipates a tax-increment financing arrangement and creation of a new community authority (NCA). The NCA language in the ordinance states its purpose will include conservation funding for farmland preservation, open space and floodplain protection.

The draft of the developer’s Exhibit C — labeled an intent statement — was included in the packet as a statement of the applicant’s current plans. Development director Lucas Hare told council that Exhibit C is not itself a legally binding instrument; he and the law director said the portions of the agreement that require city action were placed in the ordinance text and therefore would be enforceable if the ordinance is adopted.

Council debate was extended and at times personal. Several residents spoke during the public-comment portion opposed to the project, citing concerns about traffic, loss of agricultural character and pressure on schools. Other residents and some council members praised the developer’s willingness to revise the application after public feedback. Councilmember Bennett moved the ordinance; Councilmember Buskirk seconded. During discussion Councilmember Shea recorded the only explicit “no” on the roll call transcript; the mayor and a majority of councilmembers recorded “yes,” and council adopted the ordinance by recorded vote.

Council members and staff emphasized that final approval of detailed site plans will return to council for review; the ordinance delegates final development-plan approval authority to the city rather than permitting administrative sign-off. Staff said the ordinance’s TIF/NCA language and the developer’s commitments are intended to preserve conservation areas and fund infrastructure improvements tied to the development.

The ordinance will permit a mix of housing types (the preliminary plan includes townhomes and multifamily) with a stated goal of providing some “missing middle” housing types. Opponents noted the project’s density differs from the community plan’s “one dwelling unit per acre” guideline; proponents and some council members said the project advances other community goals — open space and fiscal contributions — and helps fund future infrastructure.

The council’s adoption concludes the rezoning and preliminary-development review; subsequent detailed site and engineering plans and any TIF or NCA agreements will come back to the city for additional review and approvals.