Consultants urge mixed-use zoning, target retail as water and sewer arrive on Manchester Road

The Envision Group told New Franklin City Council that new water and sewer lines make the Manchester Road corridor viable for targeted redevelopment, and recommended zoning and incentive steps to capture modest retail demand while supporting future housing.

Sean Persick of Envision said the firm’s market analysis used cell‑location data and commercial databases to map true trade areas and household purchasing power, estimating household incomes roughly in the $76,000–$82,000 range in key trade zones. Persick said the analysis found “a handful of business sectors” with excess demand — health and personal services, general merchandise, and restaurants — and recommended that council allocate a portion of Manchester Road land for retail and commercial expansion rather than allowing the corridor to become entirely residential.

Persick also recommended a horizontal mixed‑use approach (retail at the street, housing behind) rather than dense vertical mixed use for most parcels and urged walkability, sidewalks and trails that tie into Portage Oaks Park. The firm provided examples of comparable developments in Medina County and suburban Columbus to illustrate scale and layout options.

On utilities, staff and consultants said water-phase planning is underway. Presenters described a potential Phase 2 water extension — extending service from Grace to Minnesota with loops to Center Road to reach schools and corridor properties — and said discussions are ongoing with Aqua (the local water provider) and the Ohio EPA about funding and principal‑forgiveness options. The transcript includes a discussion of a capital contribution range but the exact figure was spoken ambiguously during the meeting; the council and consultants described the financing as still under negotiation with state and utility partners.

Consultants said the city should coordinate zoning updates with the comprehensive plan and consider incentive tools (tax/increment districts and recent state housing grants for large projects) to capture desired developer commitments such as sidewalks, decorative intersections and trail connections. Persick said the remaining deliverables in Envision’s contract include a marketing “perspectives” packet for New Franklin and continued property‑owner outreach.

Councilors asked whether the market will support grocery and office uses; consultants said larger retailers need more rooftops and that residential development west of Route 93 would likely be the catalyst to attract grocery and larger retail chains.

Council next steps: staff and the planning/zoning team will use the market findings to inform the pending zoning code update and to discuss incentive options with council and potential partners. No formal action on zoning was taken during the presentation.