Delaware Planning Commission Meeting – July 1, 2026

The Delaware Planning Commission met on July 1, 2026, at 6:30 PM in City Hall Council Chambers to consider several zoning amendments, development plans, and final subdivision plats. The meeting lasted approximately 1.5 hours and included public testimony, commission discussion, and unanimous votes on all items. Commissioner Prahl was absent.

Consent Calendar

• Approval of Minutes: Unanimously approved the motion summary from the June 3, 2026, meeting.

Public Comments & Testimony

• PUD 26-2 (Price Farms Expansion) – Public Hearing: Two residents from Hills Miller Road spoke against the development.
  • Roberta Fathbruckner (2350 Hills Miller Road): Expressed concern about impacts on their rural lifestyle, livestock, and property. She stated she had lived there for 36 years and did not want to move.
  • Elizabeth Moore (2170 Hills Miller Road): Expressed distress over losing the rural community, noting she had built her home 38 years ago and planned to stay. She opposed commercial uses near her property and said no neighbors were happy with the project.
• No public comments on other agenda items.

Discussion Items

• PUD 26-2 Amend 05-26 (Price Farms Expansion): Staff presented a request by Corridor Company to expand the MX-PUD 26-2 by 175 acres west of Troy Road. The concept plan includes residential sub-areas (I, H, J) and a future school site (G). Road extension of Houk Road, trail connections, and limits due to sanitary sewer capacity were noted. The public hearing raised resident concerns about rural character. Commission discussed buffering, trail connectivity, and the limitation that sub-area I permits only residential uses. Staff recommended approval with conditions. The application will be held until annexation is approved by City Council (anticipated August). Unanimous vote (5-0) to recommend approval.
• 2022-0632 DVP #1 (Boulder Farms): A request by Pulte Group for a development plan for 83 single-family units on 35.68 acres. Staff noted the site already had preliminary approval. New street lighting standard (post lights on private property) was discussed. Access points and traffic signal concerns addressed. Unanimous vote to approve, with the public hearing at City Council set for July 13.
• PUD 25-15 DVP #2 (Chick-fil-A at Trailhead Crossing): A request by GTZ Properties for a 5,000 sq ft Chick-fil-A with a double drive-through on 1.895 acres. Applicant explained the building design, outdoor seating, and parking (71 spaces). Commission asked about outdoor seating and standard building size. Unanimous approval with staff conditions.
• PC 26-5 (Howald Industrial Building): A request by John Howald for a 40,000 sq ft industrial building on 4.62 acres. The applicant voiced concerns about condition 13 limiting monument signs to two and condition 12 requiring a master sign plan before building permits. Staff explained that the zoning allows only two monument signs and that a variance to an overlay is not possible; a rezoning would be needed. Commission amended condition 12 by striking it (allowing building permits to proceed without a master sign plan). Condition 13 (two monument signs) remained. Unanimous vote to approve as amended.
• PC 26-6 (Terra Alta Section 14): A request for a development plan for 80 fee-simple townhome units on 13.263 acres. Final section of the Terra Alta development. Staff confirmed compliance with design requirements (brick/stone, shingles, garage doors). Unanimous approval.
• Final Plats:
  • S 26-3 & S 26-4: Boulder Farms Sections 1 and 2 final plats (48 and 35 lots respectively). Unanimous approval for each.
  • S 26-10: Terra Alta Section 14 final plat (83 lots: 80 townhome lots plus open space and private roads). Unanimous approval, contingent on development plan approval.

Key Outcomes

• PUD 26-2 Amendment: Approved 5-0 to recommend to City Council, contingent on annexation.
• Boulder Farms DVP #1: Approved 5-0; public hearing at City Council on July 13, 2026.
• Chick-fil-A DVP #2: Approved 5-0.
• Howald Industrial Building (PC 26-5): Approved 5-0 with condition 12 struck; condition 13 (two monument signs) retained.
• Terra Alta Section 14 DVP: Approved 5-0.
• Boulder Farms Section 1 Final Plat: Approved 5-0.
• Boulder Farms Section 2 Final Plat: Approved 5-0.
• Terra Alta Section 14 Final Plat: Approved 5-0.
• Next meeting: August 5, 2026, at 6:30 PM.