Delaware Planning Commission Meeting - September 3, 2025

The Delaware Planning Commission met on September 3, 2025, at 6:30 PM in Council Chambers at City Hall, 1 South Sandusky Street. Commissioners present were Chairman Simpson, Vice Chair Hoffman, and Commissioners Cross, Stroud, Prahl, and Nana; Commissioner Feller was excused. The Commission approved the August 6, 2025 motion summary and considered two zoning amendments, one development plan, one conditional use, and one final subdivision plat.

Consent Calendar

• Approved a motion to excuse Commissioner Feller, moved by Commissioner Prahl and seconded by Vice Chair Hoffman, unanimously.
• Approved the Motion Summary from the August 6, 2025 Planning Commission meeting, moved by Commissioner Nana and seconded by Commissioner Cross, unanimously.

Public Comments & Testimony

• MX-PUD 25-12 (11 N. Franklin Street): No written comments were received. A potential purchaser said she plans to live in the house, preserve its historic character, and make historic restorations. Scott Cubberly, the commercial real estate broker representing HelpLine of Delaware and Morrow Counties, supported the rezoning, noting the existing building lacks a second-floor kitchen and bath and is better suited for full residential use; he added that the sale proceeds will greatly help HelpLine.
• R-PUD 25-11 (Berlin Station Road): Emails from Bill and Melanie Woods and Bruce Babbitt were received into the record. Three neighboring property owners spoke: Dave Surfos (1815 Berlin Station Road) did not contest the zoning but requested attention to spring flooding and drainage, preservation of the tree screen, reduced light pollution, and future sewer taps for nearby homes; Mason Pillow (1675 Maryland Station) raised runoff and tree buffer concerns and asked for lower density and larger lots; Dean Smith (1631 Berlin Station) raised traffic safety concerns, citing prior road-safety promises associated with Terra Alta and asking that the developer be required to help fund road improvements.
• No public comments were offered for the Kemba development plan, the Luvata conditional use, or the Kroger subdivision plat.

Zoning Amendment: MX-PUD 25-12 – 11 N. Franklin Street

• Staff said HelpLine of Delaware and Morrow Counties requested a map amendment from C-CC Community Commercial to MX-PUD Mixed-Use Planned Unit Development on 0.16 acres within the downtown historic district. Allowed uses would be those in the RNX district except certain uses such as schools, funeral homes, nursing homes, wireless telecommunications, and public or private recreation facilities. Staff recommended approval with conditions.
• Commissioners discussed conformity; staff responded that the site would be conforming under the proposed PUD because the existing conditions would become the adopted development plan, and any larger future development would require a new development plan or variance.
• The Commission unanimously recommended approval of MX-PUD 25-12 with staff conditions.

Zoning Amendment: R-PUD 25-11 – The Farms at Berlin Station

• Staff said BerlinStationRoad LTD requested approximately 66.75 acres be rezoned from Agricultural to Residential Planned Unit Development east of Berlin Station Road. The site is within Southeast Focus Area Plan sub-area 1, and the conceptual plan contemplates primarily suburban single-family residential development with a maximum density of four dwelling units per acre. Required features would include a traffic impact study completed before the development plan, tree preservation and buffer plantings, a mound with plantings along the railroad, multi-use paths, and sidewalks.
• The applicant, Anthony Moore of Ferris Planning Design representing BerlinStationRoad LTD, had no concerns with the conditions and said sewer and water improvements would eventually be dedicated to the City.
• Staff and the applicant addressed resident comments on traffic jurisdiction, the county roundabout project at Berlin Station and Braumiller Road, ODOT jurisdiction over US 23 and Pollock Road, stormwater detention requirements, and downlighting standards related to Perkins Observatory.
• The Commission unanimously recommended approval of R-PUD 25-11 with staff conditions. The case will have a first reading at City Council on September 8, 2025, a public hearing on September 22, 2025, and a possible third reading in October before the development plan stage.

Development Plan: PC 25-12 – Kemba Financial Credit Union

• Staff described a proposed 2,700-square-foot Kemba Financial Credit Union on 0.82 acres of a 1.62-acre parcel at 900 Sunbury Road within the Glennwood Commons Planned Mixed Use Overlay. The plan includes about 25 parking spaces, compared to a minimum requirement of 14, a two-lane drive-through plus exit-only bypass lane, shared access with the adjacent Tim Hortons, a one-story building about 30 feet high, landscaping, pedestrian connectivity, and approved lighting.
• The applicant said Kemba is the largest credit union in central Ohio and is excited to serve the Delaware community. No public comments or emails were received.
• Commissioners supported the use, but several commented that 25 parking spaces seemed high and expressed general concerns about parking minimums. Staff noted the code now includes parking maximums and shared parking provisions.
• The Commission unanimously approved PC 25-12 with staff conditions; City Council action is scheduled for September 22, 2025.

Conditional Use: PC 25-13 – Luvata Ohio Inc.

• Staff recommended approval of a conditional use for an aboveground storage tank at 2039 Pittsburgh Drive on I-2 General Industrial zoned property. The tank would be located at the southeast corner of the existing building on a reinforced concrete pad, enclosed with a black vinyl-coated chain-link fence, and protected by bollards and other vehicular protection; no additional signage would be allowed.
• The agenda described the request as an aboveground fuel storage tank, but the applicant's project administrator clarified it is a liquid nitrogen storage tank used to create an inert atmosphere in the copper cold-forming process. Staff acknowledged copying "fuel" from a prior report, and a revised resolution corrected a typo.
• During discussion, the applicant explained that cold forming reduces scrap from up to 80 percent to 10-20 percent compared with machining-away material, and the nitrogen is needed for the inert furnace atmosphere.
• The Commission unanimously approved PC 25-13 with staff conditions as a final decision.

Final Subdivision Plat: S 25-11 – Kroger at Glenn and Sunbury

• Staff presented a final subdivision plat for the 17.753-acre Kroger parcel at the southeast corner of Glenn Road and Sunbury Road, required as a condition of a City Council ordinance approved in April 2025 to show right-of-way and easements. Staff initially referred to the case as S 25-12 before correcting it to S 25-11.
• The Commission unanimously approved S 25-11 with staff recommendations as a final decision.

Planning Director's Report

• Staff introduced intern Laney Seller, a senior at Hayes High School and a student at Ohio State University, who is completing an internship for a public policy course and will assist the department.

Commission Member Comments and Discussion

• Commissioners thanked staff, commented on road improvements and parking, and discussed the Delaware South New Community Authority millage, which City Council recently lowered by half a mill with an anticipated payoff at the end of 2026.
• Staff said the City is considering changing its residential street lighting standard to reduce public infrastructure, potentially using lamp posts at each parcel, and is reviewing the light-temperature effects of LED conversions.
• Staff also provided an update on the long-planned Racetrack gas station, noting a spring 2025 inquiry about advancing the project next year and that engineering plan approval is in place.

Key Outcomes

• Unanimously approved the August 6, 2025 motion summary and excused Commissioner Feller.
• Unanimously recommended approval to City Council of MX-PUD 25-12 and R-PUD 25-11.
• Unanimously approved PC 25-12 development plan, PC 25-13 conditional use, and S 25-11 final subdivision plat.
• Next regular Planning Commission meeting: October 1, 2025. The meeting adjourned at 7:59 PM.