Planning Commission recommends three‑unit Gin Drive bungalows plan to City Council after removing masonry stipulation

The Grove City Planning Commission voted to recommend approval to City Council of a three‑unit residential development (Gin Drive Bungalows) at the corner of Park Street and Gin Drive in Beulah Park sub‑area G. The commission also voted to remove a staff stipulation requiring that elevations comply with the zoning‑text limit on vinyl siding (the text cited a 70% limit for vinyl/masonry allocation on elevations fronting a public right of way), effectively approving the plan as presented by the applicant.

Developer Pat Kelly, managing partner for BPTH LLC, said the project is a small, design‑driven effort to produce bungalow‑style units with first‑floor master bedrooms intended to appeal to older buyers. Architect Craig Murdock said the design emphasizes varied roof forms and detailing and argued the project’s vinyl siding and board‑and‑batten details are high‑quality and appropriate to the bungalow aesthetic. The development department report recommended approval of the development plan to City Council but included a stipulation tied to the zoning‑text architectural requirement (the report described a 70% limit on non‑masonry siding on elevations that front a public right of way).

Several nearby residents spoke in opposition or concern. Julie Ward, whose property backs the vacant lot at 3666 Park Street, said she is concerned about density, the proximity of patios to her windows, the use of vinyl siding and increased on‑street parking from rental occupants. A second resident said neighbors on Grant and across the street were also unhappy with the plans and asked that current residents be considered in the project’s development.

The developer responded that each unit includes an attached garage and driveway, which the team said would prevent on‑street parking; he described the units as higher‑end rentals or for-sale units (the developer referenced $400,000 pricing) and said the materials and detailing would be higher quality than common vinyl examples.

Commissioner discussion addressed whether adding masonry (a water table or brick) would improve design or instead make the structure appear incompatible with the intended bungalow character. The commission considered a motion to recommend approval with the staff stipulation, then voted to amend that motion to remove the stipulation. The final recommendation sent to City Council was to approve the development plan without the masonry/vinyl stipulation. The roll-call votes on both the amendment and the final motion were recorded as affirmative: Chair Oster, Mr. Farnsworth, Mr. Titus and Ms. Wendlinger voted yes on the amendment and on the final approval.