Delaware Planning Commission Meeting Summary - February 4, 2026

The City of Delaware Planning Commission met at 6:30 p.m. on February 4, 2026, in Council Chambers at City Hall. The commission approved the January 7, 2026 meeting minutes, considered a tabled request to change the approved buffer mound at Redwood at Addison Farms, and approved the city's zoning code amendments. PUD 26-1 was pulled from the agenda and will be heard in March. The meeting adjourned at 7:32 p.m.

Consent Calendar

• Approved the Motion Summary from the January 7, 2026 Planning Commission meeting by unanimous vote of the members present. Commissioner Cross was not present for roll call and arrived at 6:33 p.m.

Public Comments & Testimony

• PC 25-18 public comment (not a public hearing): Tony Bonafiglio of 321 Kensington Drive described a February 2024 incident in which survey stakes were placed on his property, his subsequent complaints to the city, and the city engineer's confirmation that stakes had been located two to three feet within the rear of Kensington property lots. He said the city adopted the Delaware Together Plan in May 2021 at a cost of approximately $222,000 and cited later approvals of a PMU designation, a TIF, and $7 million in waived shade tree dollars as background for why he was not grateful for the current buffering solution. He also asked whether buildings could be removed or moved to preserve the tree line.
• Susan McGrail of 268 Sylvan Drive said she was concerned about the plan to mitigate light and noise, noting that an eight-foot mound with Norway spruce had been agreed when she served on the Shade Tree Commission. She argued the trees would tolerate drainage conditions, citing standing water behind her home that had not harmed her trees, and she suggested alternatives such as drainage underneath the mound or a middle-ground height.
• John McGrail of 268 Sylvan Drive said the eight-foot mound was the final compromise insisted on by Addison and by council members to address noise and light for Oakhurst residents. He expressed concern that Redwood had encroached on the thin tree line, perhaps by 20 to 30 feet, and said he did not see the situation as the city's fault.
• PC 26-1 public hearing: No members of the public spoke and no emails were received.

Discussion Items

• PC 25-18 (Redwood at Addison Farms buffer mound modification): Staff continued to recommend approval of the request to amend the approved buffer mound and landscaping plan. Applicant representative Michael McClellan of Redwood said Redwood had been approached about changing the mound because a larger mound and storm sewer installation could damage existing trees. Staff explained that the city engineer raised concerns after investigating Mr. Bonafiglio's complaint and that the request was not initiated by the applicant. The city forester recommended a three-foot mound in combination with stormwater management, six-foot trees at minimum planting, and additional staggered plantings. Public notice was expanded to the full 200 feet even though notification was not technically required for the modification. Commissioners discussed the conflict between honoring the prior eight-foot commitment to residents and following staff advice about preserving mature trees. Commissioner Feller noted that of the 12 homes backing onto the mound, three residents or families had provided input, at least 25 percent, and none supported changing the mound. Several commissioners also raised concerns about future liability if trees were to die and about the lack of support from affected residents.
• PC 26-1 (City of Delaware zoning code amendments): Staff presented roughly 80 pages of zoning code text with tracked edits, mostly correcting incorrect references and clarifying language adopted in the summer 2025 comprehensive update. Notable changes included a new quorum procedure for the Planning Commission and Historic Preservation Commission: if a case lacks a quorum or cannot reach a decision after two meetings, it automatically moves to city council without a recommendation. The temporary sign section was rewritten to be content-neutral and clearer, including time limits tied to sales milestones for construction signs, residential signs with no time limit but size limits, and maintenance requirements. Staff also corrected inconsistencies between the use appendix and district chapters, clarified open space, green space, and parkland requirements, fixed maximum/minimum errors, added accessory structure allowances in mobile/manufactured home parks, and added missing uses such as a Masonic lodge.

Key Outcomes

• PC 25-18: A motion to approve the requested three-foot buffer mound modification failed on a 3-3 vote with one abstention (Feller no, Cross abstain, Stroud yes, Prahl yes, Riggle no, Nana no, Simpson yes). Because the vote was tied, the motion failed. Staff said the applicant could return with the previously approved eight-foot mound through the standard approval process or bring a different alternative back to the commission.
• PC 26-1: The zoning code amendments were approved unanimously with staff recommendations (7-0).
• PUD 26-1: The request by Delaware Development Plan, Ltd. for a zoning map amendment on 37.4 acres within Coughlin's Crossing was pulled/tabled from the February 4 agenda and will be heard at the next regular meeting on March 4, 2026.
• The Planning Director gave no report; commission members thanked city snow crews and staff for their work during the recent winter storm.
• Next regular meeting: March 4, 2026 at 6:30 p.m.; adjourned at 7:32 p.m.