Delaware Planning Commission Meeting – January 7, 2026

The Delaware Planning Commission met at 6:30 p.m. on Wednesday, January 7, 2026, in Council Chambers at City Hall, 1 South Sandusky Street. Six members were present; Mr. Cross was absent. The Commission approved the December 3, 2025 motion summary, elected officers, approved a large Northwood development plan and three final subdivision plats, and postponed a proposed buffer modification at Redwood at Addison Farms to the February meeting.

Opening Business

• The Commission approved the Motion Summary of the December 3, 2025 Planning Commission meeting as recorded and transcribed. The vote was 5-0-1, with Mayor Rigle abstaining.
• Commissioner Nana was elected Vice Chairperson, and Commissioner Simpson was elected Chairperson. Both votes were unanimous.

Public Comments & Testimony

• Tom Davis, 2061 State Route 521, Delaware, whose property is east of the Northwood development, said he had no complaints but expressed concern about traffic. He stated that without a completed connection from Bixby Parkway to State Route 36, traffic on State Route 521 would become very bad, and he asked whether the city had made a final commitment to completing that connection.
• Tony Bonifiglio, 321 Kensington Drive, Delaware, spoke during public comment on the Redwood at Addison Farms modification. He questioned how a two-to-three-foot mound with staggered evergreen plantings could be equivalent to an eight-foot mound with six-foot evergreens, and asked why the building setback could not be moved further back so the larger mound could remain.

Discussion Items

• Northwood Development Plan (2023-4256 DVP #3): M/I Homes of Central Ohio requested approval of a development plan for Northwood Sub-Area B Sections 2, 3, and 6–12, containing 251 single-family dwelling units on 95.284 acres zoned R-SF PMU. Staff recommended approval, noting the project includes an extension of Bixby Parkway north of State Route 521, which must be completed concurrently with or before site work. Recommended conditions included: no building permits or acceptance of public improvements until Bixby Parkway public improvements are accepted; no permits for sections requiring the sanitary lift station until that lift station is accepted; a temporary gravel emergency access drive; and no construction traffic through existing streets in the Kensington subdivision. Applicant Steve Peck, 4131 Worth Road, Columbus, accepted all conditions. During discussion, staff stated sections 1, 2, and 3 could be served by gravity sanitary sewers, while sections 4–12 require the lift station. Staff also noted most proposed lots are 52 feet wide, with 42-foot lots in the southern sections, and that the street tree plan was approved by the Shade Tree Commission. The Commission voted unanimously to approve the development plan with all staff recommendations. A public hearing on this case before City Council is scheduled for January 26, 2026.
• Redwood at Addison Farms Minor Modification (PC 25-18): American Structurepoint, on behalf of Redwood, requested a minor modification to Development Plan 2023-2379 to reduce the approved eight-to-ten-foot buffer mound to two-to-three feet with staggered evergreen plantings along the northern boundary with Kensington. Staff explained the change would preserve existing old-growth trees, address stormwater concerns, and still provide a consistent visual buffer. Staff noted that Redwood units are one story, while most Kensington homes are two-story, and that the buffer is in excess of current zoning code requirements. Applicant Michael McCallan said the change was made to save trees and avoid damage from the wider mound and stormwater structures. Following discussion about resident notification and concerns that the change might be perceived as breaking prior commitments, a motion to postpone the case to the February 4, 2026 meeting carried 4-2, with Commissioners Fowler and Stroud voting no. The Commission directed staff to send a more detailed letter to residents in the Kensington area before the next meeting.
• Northwood Final Subdivision Plat S 25-15: M/I Homes requested approval of a final plat for Northwood Sub-Area B, Section 2, containing 47 single-family lots on 12.970 acres. Staff confirmed the plat includes the extension of Wallace Drive and that all lots conform to the development text and zoning code. The Commission approved the plat unanimously.
• Northwood Final Subdivision Plat S 25-17: M/I Homes requested approval of a final plat for Northwood Sub-Area B, Section 6, containing 24 single-family lots on 5.844 acres. Staff confirmed the plat establishes Sprackland Way and extends Birchwood Avenue, with all lots conforming to code. The Commission approved the plat unanimously.
• Primrose School Final Subdivision Plat S 25-24: Community Civil Engineers requested approval of a final subdivision plat for Primrose School on 2.75 acres zoned C-CC with text limitations, located on the southeast corner of Cheshire Road and US 23. Staff explained that the administrative development plan had already been approved, but plat approval was needed to combine/split parcels and dedicate right-of-way and utility easements. The Commission approved the plat unanimously.

Planning Director's Report

• The South Sandusky Focus Area Plan is expected to begin in late spring or early summer, with possible steering committee participation from Commission members.
• A zoning code update correcting errors, wrong references, and provisions identified since adoption of the new code will be brought to the February meeting.
• In addition to the postponed Redwood case, one other application is scheduled for the February 4, 2026 meeting.

Commission Member Comments

• Commissioner Stroud wished everyone a happy new year and apologized for extending the February agenda due to the postponement.
• A commissioner noted that many residents had asked about the Primrose School construction schedule. Staff responded that utility extensions and EPA permits are still needed, but construction could start in the first quarter of 2026 and likely be completed by the end of the year.
• Members welcomed Mayor Regal back to the Commission and expressed appreciation for public participation.

Key Outcomes

• Approved Northwood Development Plan 2023-4256 DVP #3 unanimously, with conditions tied to Bixby Parkway, sanitary lift station acceptance, and construction traffic restrictions.
• Postponed PC 25-18, the Redwood at Addison Farms buffer mound modification, to February 4, 2026, by a 4-2 vote, and directed staff to send an additional informational letter to nearby residents.
• Approved Final Subdivision Plat S 25-15 for Northwood Section 2 unanimously.
• Approved Final Subdivision Plat S 25-17 for Northwood Section 6 unanimously.
• Approved Final Subdivision Plat S 25-24 for the Primrose School site unanimously.
• Elected Commissioner Simpson as Chairperson and Commissioner Nana as Vice Chairperson.
• The meeting adjourned at 7:38 p.m. The next regular meeting is scheduled for February 4, 2026.