Delaware Planning Commission Meeting – November 7, 2025

Note: The agenda and transcript indicate the meeting was held on November 5, 2025, but the user-provided timestamp states November 7, 2025. This summary uses the user-provided date per instructions, but the discrepancy is noted.

The Planning Commission convened to consider a major rezoning for a 101‑acre residential development, to correct several zoning map errors from the recent comprehensive code update, and to approve a final subdivision plat. The meeting included public comment, staff presentations, and unanimous votes on all three agenda items.

Consent Calendar

• Approval of Minutes: The motion summary of the October 1, 2025 Planning Commission meeting was approved unanimously (7‑0).

Public Comments & Testimony

• Michael Acres (2490 Berlin Station Road) expressed concerns about the proposed RPUD 25‑14 development:
  • Annexation impact: He asked what annexation meant for his property, which is still in Berlin Township with septic and gas lines.
  • Stormwater runoff: He noted existing flooding in his yard and requested that runoff be addressed before any construction.
  • Traffic congestion: He stated that the area is already congested due to nearby schools, and adding 300+ homes would worsen the situation.
  • Staff responded that stormwater would be managed per code, a traffic impact study is underway, and annexation would not affect his property unless he chose to connect to city utilities in the future.

Discussion Items

• RPUD 25‑14 – Romanelli Company LLC (Zoning Map Amendment from A‑1 to R‑PUD)
  • Staff presented the 101.05‑acre site south of Berlin Station Road, east of Norfolk Southern tracks. The concept plan includes 347 dwelling units (29 single‑family, 208 single‑family, 110 attached townhomes) at a gross density of 3.4 units/acre, with 35% open space. The proposed net density cap is 5.0 units/acre.
  • Applicant Gary Smith (G2 Planning & Design) affirmed support for staff conditions and highlighted the mixed‑residential community with amenities (pickleball, playground, walking paths).
  • Commission discussion focused on density, setbacks, traffic, and the proposed 7.5‑mill new community authority (NCA) for public improvements. Several commissioners expressed a preference for tighter, more walkable neighborhoods. Staff clarified that the cap allows flexibility to avoid future rezoning. The commission also noted that the traffic impact study is in early stages and will include county and township input.
• PC 25‑16 – City of Delaware (Zoning Map Amendments)
  • Staff presented a package of corrections to the recently adopted zoning map to fix inadvertent errors. Examples: a daycare zoned single‑family, fire station 303 zoned incorrectly, medical offices zoned multifamily, and parcels along U.S. 23 that were downzoned from general commercial. The changes align with existing uses.
  • No public comments were received. The commission noted this was a “housekeeping” cleanup and approved it unanimously.
• S 25‑13 – Delaware Health Realty, LLC (Final Subdivision Plat for Glenn Crossing)
  • This plat combines a large parcel with a triangular sliver and dedicates right‑of‑way for a long‑term care facility. The plat meets all zoning requirements and includes easements for a watercourse. Staff recommended approval with conditions.
  • Commission approved unanimously.

Key Outcomes

• RPUD 25‑14: Approved unanimously (7‑0) with all staff conditions. The case will go to City Council for first reading on December 8, 2025, with a public hearing likely on December 15 or January 2026.
• PC 25‑16: Approved unanimously (7‑0) to correct zoning map errors.
• S 25‑13: Approved unanimously (7‑0) for the final subdivision plat.
• Next Meeting Date: December 3, 2025.

Commission Member Comments

• Commissioner Stroud thanked staff and noted the next meeting agenda has a “strange smattering of cases.”
• Commissioner Feller highlighted a citywide food drive (canned goods, shelf‑stable items) through mid‑December, with donation boxes at multiple locations.
• Commissioner Cross noted voter approval of an Olin Tangent school bond that will place a high school in the city’s southwest focus area, viewing it as an opportunity for the city.
• Commissioner Hoffman defended the city’s annexation policy, explaining that extending utilities with annexation is a well‑established urban planning principle, contrary to township complaints.
• Chairman Simpson inquired about the timeline for a previously approved Racetrack gas station; staff indicated the company has not yet built and may need an extension.

The meeting adjourned at 7:27 PM.