Planning commission approves 170‑lot Willow Creek preliminary plat amid sewer capacity concerns and a dissent

The Lancaster City Planning Commission on March 12 approved a preliminary plat for Willow Creek, a proposed 170‑unit single‑family subdivision on 35.506 ± acres at Rainbow Drive NE and Lancaster‑Thornville Road (SR 188), but not before commissioners and staff addressed infrastructure and neighborhood concerns.

Chasilyn Carter presented Case No. 2025.013.02 for Arbor Homes, whose agent Drew Miller said the 170‑lot plan mixes 40‑ and 50‑foot lot widths and provides two access points, sidewalks and landscaping. Arbor Homes requested variances from Lancaster Codified Ordinance 1129.03(D) to permit 40‑foot frontage (rather than the 50‑foot minimum) and 4,000‑square‑foot lots (rather than the 5,000‑square‑foot minimum) on 91 of the 170 lots. Miller said site geometry, infrastructure alignment, and the need to reserve open space and stormwater facilities make a limited number of 40‑foot lots necessary to achieve a balanced layout and targeted price points.

City engineering staff raised capacity concerns. Curt Shonk said an 8‑inch sanitary sewer line in the area runs to Ewing Run and discharges into an 18‑inch trunk line; he said portions of the 8‑inch line in flatter sections exceed design capacity and the city will require the developer to enlarge those constrained segments. "Some sections are steeper and the flow is faster," Shonk said, adding that sanitary sewers should operate at roughly 50 percent capacity to allow for gases and flow variability.

"Currently we are in single and teen digits as far as percentage capacity in the lines, and the addition of these single‑family units will place these lines above seventy percent capacity," said Curtis Witham of Water Pollution Control.

Commissioners also asked about stormwater. In response, Curt Shonk said a wooded area on the site contains an existing stream that will receive runoff from the retention pond; he said the design anticipates more regular flow but indicated he did not expect erosion problems with the planned controls.

The project prompted debate about lot sizes and neighborhood character. Mayor Don McDaniel said Lancaster needs affordable single‑family homes and that the plan includes more 50‑foot lots than expected. "We need homes that are affordable for people who want to buy their first home or downsize," McDaniel said. Commissioner Bob Lovell opposed the variances and cautioned against "lowering standards," adding he felt the design lacked a sense of community. Commissioner John Sigafoos and Commissioner Sherry Orlando defended the approval, noting the commission has previously approved projects with 40‑foot lots and that smaller lots address housing needs.

Sherry Orlando moved to approve the preliminary plat and the variances; John Sigafoos seconded. The motion passed with one dissent from Bob Lovell. Service Safety Director Carrie Woody carried the motion and the commission directed the developer to address the identified sewer constraints by upsizing the affected 8‑inch segments prior to final plat approval or as part of required infrastructure work.

The commission adjourned at 9:42 a.m.