Delaware Planning Commission Meeting – December 3, 2025

The Delaware Planning Commission met on December 3, 2025, at 6:30 PM in City Hall Council Chambers. The commission considered five regular agenda items including two zoning map amendments, two development plan modifications, one subdivision plat, and administrative matters. All votes were unanimous. No public comments were received during any of the public hearings.

Consent Calendar

• Approval of Minutes: The commission unanimously approved the motion summary from the November 5, 2025, meeting (motion by Commissioner Nana, second by Commissioner Feller; 7-0).

Discussion Items

1. Zoning Amendment MX-PUD 24-2 Amend 10-25 – Fincon Epic Ventures

• Staff Presentation: Planning staff presented a request to expand the existing MX-PUD 24-2 by adding 4.468 acres (currently zoned A-1 Agricultural) on the west edge of the city (northeast corner of South Section Line and Marysville Road). The expansion would retain previous development parameters (gross density of 8 dwelling units per acre, with sub-areas A and B capped at 4 du/ac). A temporary condition was added allowing use of an existing commercial building on Marysville Road for contractor sales and service for up to three years or until the first development plan in sub-area D is approved, whichever comes first.
• Applicant Remarks: Todd Ferris (Ferris Planning and Design) and attorney Michael Shade confirmed they were satisfied with the staff conditions.
• Public Hearing: No public testimony.
• Commission Discussion: Questions addressed permitted commercial uses (including car wash, gas station) and building setbacks. Commissioner Cross noted an entryway sign opportunity; staff noted the city may pursue a welcome sign on the south side of State Route 36. Density clarifications were provided.

2. Zoning Amendment C-PUD 25-15 – GTZ Properties

• Staff Presentation: Staff recommended approval of a zoning map amendment for 10.3 acres at the northeast corner of Sunbury Road and Skyview Lane from C-C and C-C PMU to C-PUD (Residential Planned Unit Development). The applicant intends to develop retail and restaurant uses, consistent with the comprehensive plan's community-scale activity center designation. The concept plan shows three access points, six future parcels, and a limit of three drive-through facilities.
• Applicant Remarks: Mitch Gold (GTZ Properties) expressed excitement, noting tenants include Chick-fil-A, Chipotle, a national coffee user, Take Five, and a national burger user. He confirmed that a pickup window on Lot B is not a drive-through.
• Public Hearing: No public testimony.
• Commission Discussion: Commissioner Prahl asked about walkability along Biltmore Drive; staff and applicant noted a future sidewalk extension tied to a phase two project. The commission unanimously approved with staff conditions.

3. Development Plan PC 25-15 – 7Brew at 1424 Sunbury Road

• Staff Presentation: Staff presented a development plan for a 510-square-foot 7Brew drive-through coffee stand with a three-lane drive-through (stacking capacity of 22 cars in first two lanes, 36 with third lane) and a separate cold storage building, located in the Glenn Commons development. The building features limestone and brick veneer. Staff recommended approval with conditions including a ban on blue edge lighting (per PMU development text).
• Applicant Remarks: Drew Ponton and Joseph Horton described the brand as a drive-through-only coffee and beverage concept with a four-minute average service time and 40-50 part-time employees. They noted the blue LED lighting is central to branding but agreed to work with staff on alternative lighting options via administrative review.
• Public Hearing: No public testimony.
• Commission Discussion: Commissioner Feller expressed general concern that drive-through uses generate traffic but acknowledged the use is permitted. Commissioner Hoffman noted similar concerns about walkability but supported the plan as complying with code. Commissioner Cross clarified the cold storage building is separate from the main structure. The building will be modular construction (6-8 weeks total). Hours are 5:30 AM to 11 PM.

4. Minor Modification MX-PUD 25-8 Mod 10-25 – Ohio Wesleyan University Library

• Staff Presentation: This was the first minor modification under the new zoning code. The applicant proposes two additions totaling 9,728 square feet to the Beagley Library (renamed Milligan Library), reconfiguration of parking lots, reduction of curb cuts on Park Avenue from seven to three, and enhanced pedestrian access to the neighborhood to the south. Exterior materials will include glass and metal panels. Staff recommended approval, finding the modification consistent with the intent of the approved PUD.
• Applicant Remarks: Matt Franklin (Levin Porter Architects) noted the project is the largest in OWU history, fully donor-funded. The library will combine arts, music, and library functions, with a digital makerspace and recording studios. Construction is expected to begin first quarter 2026 and be completed within a year.
• Public Comment: None (this was not a public hearing).
• Commission Discussion: Commissioner Nana participated in a community focus group and expressed interest in how the space will serve both students and the public. Commissioner Prahl noted the evolution of libraries as active community spaces. The commission unanimously approved the modification.

5. Minor Modification PC 25-17 – Coughlin's Crossing Sign Plan

• Staff Presentation: Staff recommended approval of an increase in ground signs from six to nine to accommodate additional tenants at the Coughlin's Crossing planned mixed-use development (US 23 corridor). The new signs will be multi-tenant panel signs consistent in design (limestone base, brown metal, white lettering) with existing signage. All other development conditions remain unchanged.
• Public Comment: None (not a public hearing).
• Commission Discussion: No questions; the commission unanimously approved the modification.

6. Final Subdivision Plat S 25-14 – Delaware Bible Church / Delaware Christian School

• Staff Presentation: Staff presented a plat to combine six lots into one 7.13-acre parcel at 45 Belle Avenue, as required by a prior conditional use approval for a building addition and parking lot expansion. One existing 7.03-acre parcel will remain. Staff recommended approval with two conditions.
• Commission Discussion: The agenda listed the case as S 25-15, but staff corrected it to S 25-14. The commission unanimously approved the corrected case number.

Planning Director's Report

• The planning director thanked the commission for a productive year and noted this was the last meeting of 2025. The next meeting is scheduled for January 7, 2026.

Commission Member Comments

• Commissioner Cross (who will not be present in January) noted the positive progress of infill developments like Glenn Commons and Coughlin's Crossing, and emphasized the value of being able to modify development texts over time.
• Commissioner Hoffman discussed aesthetic considerations and the trend toward creating public common spaces, citing the OWU library project as an example. He also predicted public complaints about fast-food development.
• Chairman Simpson thanked staff and commissioners for a productive year, acknowledging personnel changes and continued progress.

Key Outcomes

• Zoning Amendment MX-PUD 24-2 Amend 10-25: Approved unanimously with staff conditions; first reading at City Council on December 8, 2025, public hearing January 12, 2026.
• Zoning Amendment C-PUD 25-15: Approved unanimously with staff conditions; same legislative timeline.
• Development Plan PC 25-15 (7Brew): Approved unanimously with staff conditions; final decision by Planning Commission (no City Council reading).
• Minor Modification MX-PUD 25-8 Mod 10-25 (OWU Library): Approved unanimously with staff conditions; final decision by Planning Commission. A certificate of action will be issued.
• Minor Modification PC 25-17 (Coughlin's Crossing Sign Plan): Approved unanimously with staff conditions; final decision by Planning Commission.
• Final Subdivision Plat S 25-14: Approved unanimously with two conditions.
• Commissioner Stroud Excused: The commission unanimously excused Commissioner Stroud from the meeting.
• Adjournment: The meeting adjourned at 7:45 PM.