By 1808Delaware
On Tuesday, March 10 at 6:30 PM, the Orange Township Zoning Commission will take up a proposal that could reshape a stretch of South Old State Road in Lewis Center.
At the center of the agenda is a rezoning request for 8.34 acres at 6980 South Old State Road. The applicant, Real Property Design and Development, working with owner 6890 SOS LLC of Powell, is seeking to change the property’s zoning from Farm Residential (FR-1) to Single Family Planned Residential District, known as SFPRD. If approved, the project would create a 21-lot single-family neighborhood called Hidden Oaks, complete with onsite amenities.
A Closer Look at the Site
The property, identified by parcel numbers 318-240-01-018-000 and 318-240-01-019-000, currently sits in the FR-1 district, which is intended to preserve a more rural character with lower-density residential use.
The proposed SFPRD designation would allow a more compact, master-planned neighborhood format. At 8.34 acres for 21 homes, the project would represent a noticeable shift in density compared to traditional farm residential zoning.
The full application materials are available through the township’s posted link.
What SFPRD Means in Practice
A Single Family Planned Residential District is typically used when a developer seeks flexibility in lot layout, setbacks, and design standards in exchange for a coordinated plan and often shared amenities.
In practical terms, that can mean:
- Smaller individual lots
- Internal open space or amenity areas
- Architectural standards or design cohesion
- Modified setbacks compared to standard zoning
The tradeoff for the township is density and form. The question commissioners will weigh is whether the planned format delivers enough community benefit to justify the rezoning from FR-1.
A Variance Request on Heather Lane
Also on Tuesday’s agenda is a variance and conditional use request for 491 Heather Lane in Powell. Applicant and owner Stephen Stewart is seeking:
- A Conditional Use Permit to allow an addition to a nonconforming structure.
- A variance from Section 7.06 of the Orange Township Zoning Resolution to permit a deck and addition encroaching into the required 25-foot side yard setback.
The property, at 0.457 acres, is also zoned FR-1. This is a more routine zoning matter but still one that turns on the township’s standards for hardship and compatibility with surrounding properties.
A Previously Tabled Commercial Rezoning Returns
The commission will also revisit a rezoning application first tabled on August 26, 2025.
At 5917 North Road in Lewis Center, applicant Kai Raab of MKC Architects, on behalf of Bondada Technologies Corp, is requesting a change from FR-1 to Planned Commercial and Office District (PC). The 9.24-acre site would be developed as a mixed-use commercial and residential project under the PC designation.
The Larger Picture
Orange Township sits squarely in the north-of-Columbus growth corridor, where farmland and legacy residential zoning continue to give way to new subdivisions and commercial centers. Each rezoning request becomes part of a larger pattern.
The 8.34-acre Hidden Oaks proposal may seem modest on its own. Twenty-one homes is not a mega-development. But multiplied across the corridor, these incremental changes shape traffic patterns, school enrollment, infrastructure demands, and the long-term character of the township. For residents along South Old State Road and North Road, Tuesday’s discussion is less abstract. It is about density, setbacks, drainage, tree lines, and the view from the front porch.
The meeting begins at 6:30 PM. As always, zoning is where the future gets negotiated in real time.
Image by Paul Brennan from Pixabay
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