Planning commission approves Romanelli 101‑acre RPUD on Berlin Station Road

At its Nov. 5 meeting the City of Delaware Planning Commission voted unanimously to approve RPUD 25‑14, a request by Romanelli Companies to rezone 101.05 acres along the south side of Berlin Station Road east of the Norfolk Southern railroad tracks to a residential planned unit development.

The motion, made by Vice Chair and Councilman Hoffman and seconded by Commissioner Fowler, carried on a roll‑call vote in which all members voted yes.

The applicant’s concept plan envisions about 347 dwelling units across the site — roughly 110 attached townhomes and 237 single‑family homes — with the site divided into four subareas (three residential and one open space). Staff recommended and the commission approved a zoning condition that sets the net density at not to exceed 5 dwelling units per acre; the applicant’s current concept yields roughly 3.4 units per acre gross.

City planning staff told commissioners the site is in subarea 5 of the Southeast Focus area of the Delaware comprehensive plan and that the proposed residential uses are consistent with the plan. Staff’s presentation also noted the site is currently in the process of annexation and that the city had approved a resolution of services earlier this year.

Gary Smith of G2 Planning and Design, representing Romanelli Companies, outlined the concept and amenities, saying, “This really is intended to be a mixed residential community, you know, providing high quality housing options for a variety of lifestyles.” He told the commission the applicant accepts staff conditions and will provide more granular development details at the development‑plan stage.

During the public comment period, resident Michael Acres, who lives at 2490 Berlin Station Road adjacent to the site, asked whether annexation would change his septic and utilities, raised concerns about existing backyard flooding that drains across the property and into the site, and warned about increased traffic at school pick‑up and drop‑off times. “I’m concerned with all the building that’s already happened, our yards are starting to flood,” Acres said.

City planning staff and the applicant responded during the hearing. A staff member said stormwater and off‑site tributary flows would have to be addressed through a stormwater management report and required on‑site practices, noting, “So that will be addressed and it’ll be done through a stormwater management report and through the practices they have to implement on their development.” Staff added that sanitary alignment requires follow‑up with the interim director and that a traffic impact study, which has been initiated, will involve the Delaware County Engineer because the project affects multiple jurisdictions. Staff emphasized that properties not included in the annexation would continue to use existing septic and utility arrangements, but adjacent property owners could choose to petition to annex once city utilities are extended and they meet Ohio Revised Code requirements.

Commission discussion addressed access (the site has two proposed access points onto Berlin Station Road), the placement of townhomes adjacent to existing single‑family homes, required buffers, and the policy reason for the not‑to‑exceed density cap. One commissioner framed the staff recommendation as providing flexibility to avoid re‑rezoning if geometry or minor adjustments later change the developable acreage.

Commissioners also asked about a referenced New Community Authority (NCA) millage of up to 7.5 mills. The applicant clarified the millage figure is a not‑to‑exceed amount and that funds would be used for public improvements rather than on‑site amenities; the exact millage and uses will be determined later.

The commission approved the case with staff conditions. Staff said the proposal will go to City Council for first reading on Dec. 8; the public hearing for both the annexation and the rezoning is anticipated on Dec. 15 if council adjusts its meeting schedule for the holidays, otherwise the hearing would occur in January. Staff noted Ohio Revised Code timelines for annexation may affect scheduling.

What happens next: the applicant will submit development plans that must show lot sizes, setbacks, final open‑space calculations (the concept requires 35% open space with at least 10% common active open space), stormwater controls and a traffic mitigation plan consistent with the traffic impact study and any county requirements. Council will consider the annexation and the rezoning at public hearings and subsequent readings.

Credits: The Planning Commission heard staff presentation and the applicant’s concept plan and accepted public comment at the Nov. 5, 2025 meeting.