Council approves Performance Impact Arena development plan, but parking and traffic concerns persist

Delaware City Council approved a development plan for the AAA Blue Jackets’ Performance Impact Arena and an associated 6,000-seat outdoor amphitheater on about 13.45 acres at the Sawmill Parkway and U.S. Route 42 intersection, though multiple councilmembers raised concerns about parking and traffic for large events.

Planner Sandra Pereira told council the planning commission approved the conditional use for the project on May 7 and that staff recommended approval of the development plan. The conditional-use decision included conditions addressing sound, light, hours of operation and a revocation clause if conditions are not met. Pereira said the conditional use becomes null if the development plan is not approved.

The applicant presented a site plan showing a structure of roughly 127,000 square feet with three indoor hockey rinks and an amphitheater convertible to an outdoor rink in winter months. The proposal provides 263 on-site parking spaces; staff and the applicant said the full development will rely on additional parking in adjacent sub areas (identified as Sub Area J and Sub Area B) and on shared, connected parking to reach roughly 1,100–1,200 spaces overall. Zoning-code calculations for this type of amphitheater would require roughly 1,500 spaces (one parking space per four seats) for a 6,000-seat venue; planners and the applicant said they expect fewer cars per attendee because of ridesharing, shuttles and transit by the time the venue would open.

Councilmembers questioned whether the proposed parking and pedestrian connections will be sufficient. Councilmember Griffith raised safety concerns about pedestrians crossing Route 42 at night if off‑site parking is used; several members asked for firm commitments on parking construction timing. City staff confirmed that a proposed condition would require that off-site parking areas be constructed before the arena and amphitheater open. The conditional-use conditions discussed during the meeting included limits on noise and lighting, requirements that parking lot lighting be reduced to no greater than 25 percent illumination within one hour of closing, that the site be cleaned after events, that sales and concessions be inside the fenced area, and that traffic control be provided for events.

Representation from the applicant, Ed Ginger, said the developer is “very excited” and working to move the project forward; he indicated the outdoor pavilion goal for opening was May 2027, with rinks to come online later. Public comments included supporters who cited benefits seen in other communities and asked the council to permit the project.

After discussion, councilmember Schaffer moved to approve resolution 25‑32 approving the development plan. The motion carried on a roll-call vote with all members voting “yes.” Council members said they expect firm parking and traffic-control plans to be finalized before issuance of permits or opening of the venue.

Council staff noted the developer must obtain final approval of access points from the city engineer and that street trees, landscape and mechanical screening will be required per the submitted elevations and landscape plan.