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Commission discusses 'Devon Gateway' vision, study boundary and how zoning must follow a public visioning process
Summary
Planning commissioners reviewed a revised boundary for the Devon Center/Devon Gateway study, debated whether to adopt a 2018 comp‑plan boundary or an aspirational line, and emphasized that zoning changes should follow a public vision and design guidance for pedestrian access and uses.
The planning commission spent the latter portion of the meeting discussing the scope and vision for a Devon Center (Devon Gateway) study area and whether the study boundary should reflect the 2018 comp-plan or a revised aspirational boundary.
Staff presented a revised boundary that extended north to include train-station parking and slightly adjusted the western edge. Commissioners debated whether to adhere to the 2018 comp-plan boundary (which is broader) or to draw a more focused boundary in light of pending litigation affecting some parcels. A commissioner argued the study should be aspirational: "You draw it where you think the line should go," he said, urging the commission to pick a boundary that reflects a preferred long-term vision rather than only present constraints.
Commissioners described the desired outcome in familiar planning terms: improved pedestrian and bicycle connectivity, safer sidewalks, coordinated streetscape elements (street trees, banners, coordinated lighting), and a stronger sense of place around the train station. Several participants urged that the visioning exercise focus first on establishing community priorities — pedestrian access, green public space and walkable retail nodes — before any zoning changes are proposed.
Discussion included design ideas (historic Lincoln Highway signage, coordinated street lighting and banners, plaza/arbor elements at crosswalks) and implementation questions (parking patterns and the township’s current PBO zoning, which favors auto-centric uses). Commissioners noted that many desired retail and pedestrian uses are currently prohibited by existing zoning and that a formal vision would create the justification for later zoning or code changes. A member of the public who walks the corridor urged starting with making the area less "pedestrian hostile," noting sidewalks and winter maintenance as immediate, practical improvements.
Next steps: staff and the consultant will refine the study boundary and prepare visioning materials and example streetscape images for the August meeting; commissioners indicated they want a public process and an endorsed vision before pursuing any zoning amendments.
