Developer outlines mixed-use vision for Ballantyne parcel on U.S. 42, seeks PUD approach

Dwight McCabe, representing McCabe Company, told the Plain Planning & Zoning Commission on Jan. 15 that his team’s concept for the Ballantyne property on U.S. 42 would be a mixed-use planned unit development rather than an industrial corridor. “We see this as a mixed use location,” McCabe said, describing a plan that would reserve substantial green space while offering storefront services, child care, medical offices, multifamily housing and assisted-living options.

The concept covers a large parcel that includes land previously conveyed to the city and a conservation overlay established in the mid-2000s. McCabe said the original tract has long been part of regional conversations — “there was an MOU done between the city and [ODNR] and Ballantyne in 2004,” he said — and that the current proposal aims to integrate the site with the city parkland and Darby Creek corridor. He noted existing environmental constraints such as flood-prone areas along the creek and said the plan preserves “40 some acres of green space” plus additional preserved areas that cannot be built on because of the creek and floodplain.

Why it matters: McCabe argued the proposal would supply services and housing that Plain City lacks within town limits, including day care, dentists, pediatricians and housing for a range of ages and incomes. “There’s a real need in Plain City for local services,” he said, adding that multifamily housing can support local workforce needs for nearby large-scale commercial development already approved elsewhere in the village.

Commissioners asked detailed questions about buffering, signage, access and utilities. McCabe said the project team had worked with staff on revised landscaping and buffer standards that, he said, are more stringent than existing code in places. On access, he noted limitations on driveways to U.S. 42 and said future traffic studies and ODOT review would determine signalization or other traffic-control measures. Regarding utilities, McCabe said his team had been coordinating with the Sewer and Water Authority and water planning efforts tied to larger nearby development.

Commission members and staff discussed building height and unit types for potential multifamily development. One commissioner asked whether two-story apartments would be preferred near Pastime Park; McCabe and staff explained that modern financing and construction economics often make three-story walk-up buildings the most financially viable option for higher-quality rental product and that those buildings would sit well below the park’s sight lines. He also noted competitive pressure from larger jurisdictions offering tax abatements for multifamily projects, which can reduce rents and affect regional competitiveness.

No action was required or taken on the concept plan; McCabe asked the commission to consider a PUD-style rezoning for flexibility and to allow the development team and staff to continue design work and refine specifics.

Looking ahead: McCabe said the team plans to return with a preliminary plan and to coordinate additional hearings at the Planning & Zoning Commission and at the Village Council. He also signaled willingness to meet further with neighbors about park-bordering parcels and with ODOT and other agencies about a potential underpass or pedestrian crossing under U.S. 42, though he acknowledged ODOT would have final say on any such crossing.

Ending: The commission offered feedback and asked staff to continue coordination; commissioners and the applicant agreed the concept warrants further study before formal rezoning or preliminary-plan filings.