Planning Commission Meeting – August 5, 2026

The Delaware Planning Commission met on August 5, 2026, at 6:30 PM in City Hall Council Chambers. The commission considered seven agenda items including two zoning map amendments, two development plans, one conditional use request, and two final subdivision plats. The meeting adjourned at 9:30 PM.

Consent Calendar

• Approved the minutes of the July 1, 2026 meeting unanimously.

Public Comments & Testimony

• PUD 26-5 (19 Gruber LLC): Tish Jenkins (20 Gruber St.) expressed strong support for the applicant (Y2K) as a good neighbor. Cheryl Luce (40 Gruber St.) opposed a gym, citing traffic and parking issues. Jeff Macintosh (400 W. William St.) urged caution regarding future uses like car washes or dispensaries.
• PUD 26-6 (Green Oaks of Delaware LLC): No public comments.
• PUD 25-15 DVP #3 (Take 5 Oil Change): No public comments.
• PUD 26-3 DVP #1 (Snappy's Automotive): No public comments.
• PC 26-8 (Boutique Hotel): Several residents spoke in opposition:
  • John Powers (141 N. Franklin) supported the hotel, citing the building's history and the applicant's track record.
  • Bob Gerspacher (123 N. Franklin) opposed, arguing it would harm the residential neighborhood's character and safety.
  • Eddie Ambrose (1521 Plantation Rd., Sunbury) favored conditional use, stating proper operation could be beneficial.
  • Rex Walker (130 N. Franklin) opposed, questioning the need for 24/7 staffing.
  • Eileen Gerspacher (123 N. Franklin) opposed, citing traffic, noise, and property value concerns.
  • Eugene Agin III (17 Griswold St.) opposed due to traffic and noise.
  • JB Richie (16 Griswold St.) opposed, citing parking and safety issues with children.
  • David Bilsing (18 Griswold St.) opposed due to traffic and lack of on-site management.
  • Additional speakers raised concerns about outdoor entertainment, security, and the property's history.

Discussion Items

• PUD 26-5 – Zoning Map Amendment: Staff presented a rezoning from I-1 to MX-PUD on 5.68 acres at William and Gruber. The applicant requested two uses (contractor sales/services and recreational facility) be changed from conditional to permitted. Several commissioners opposed that change, preferring conditional status for future oversight. Public comments raised traffic and compatibility concerns. The commission discussed traffic studies, access points, and sidewalk improvements. Outcome: Approved unanimously with staff recommendations.
• PUD 26-6 – Zoning Map Amendment: Staff presented a rezoning from C-CC PUD to C-PUD on 5.38 acres at William and Houk for a 120-bed senior residential care facility. The applicant highlighted a $30 million investment and 50 jobs. No public comments. Commissioners praised the project. Outcome: Approved unanimously with staff recommendations.
• PUD 25-15 DVP #3 – Development Plan (Take 5 Oil Change): Staff presented a plan for a three-bay oil change facility on 0.81 acres in Trailhead Crossing. No public comments. Outcome: Approved unanimously with staff conditions.
• PUD 26-3 DVP #1 – Development Plan (Snappy's Automotive): Staff presented a plan for a 12,250 sq ft auto repair shop on 2.27 acres in Liberty Belle PUD. The applicant requested:
  • To strike 'or full access' from a condition on cross-access easement (changed to emergency only).
  • To increase parking from 60 to 75 spaces, citing need for employee and customer vehicles.
  • To reduce the required cul-de-sac radius (staff agreed no median needed if emergency vehicle turning radius met).
  • To replace the 11-foot multi-use path condition with a more flexible pedestrian connectivity condition. Commissioners discussed the path's necessity and cost. A motion to amend staff condition 6C to read "applicant shall work with staff to determine an appropriate plan for pedestrian connectivity on Liberty Road" passed 6-0 (Commissioner Prahl not voting on that part). Parking was left to staff to refine. Outcome: Approved unanimously with amended conditions (including the pedestrian connectivity change).
• PC 26-8 – Conditional Use (Boutique Hotel): Staff presented a request for a nine-room boutique hotel at 163 N. Franklin St. (R-NT district). The applicant's representative could not answer detailed questions about on-site staffing, security, or fencing. Numerous residents spoke in opposition. Staff recommended tabling to get more information. A motion to postpone to the next meeting (September 2, 2026) passed 5-1 (Commissioner Prahl dissenting). Outcome: Postponed to September 2, 2026.
• S 26-11 – Final Plat (Belle Commons): Staff presented the plat for 10.927 acres in the Snappy’s development. The applicant requested removal of “or full access” from condition 2D (changing to emergency only). After initially approving, the commission reconsidered, amended the condition, and re-approved. Outcome: Approved unanimously after amendment.
• S 26-12 – Final Plat (Vernon Crossing): Staff presented a plat for 14.967 acres (118 lots) on Vernon Drive. No public hearing required. Outcome: Approved unanimously with staff recommendations.

Key Outcomes

• PUD 26-5: Approved (unanimous) with staff recommendations; will go to City Council with first reading on August 24, public hearing September 14, final reading September 28 (reflects no council meeting August 10).
• PUD 26-6: Approved (unanimous) with staff recommendations.
• PUD 25-15 DVP #3: Approved (unanimous) with staff conditions.
• PUD 26-3 DVP #1: Approved (unanimous) after amending condition 6C to require working with staff on pedestrian connectivity; other modifications (parking, cul-de-sac) to be resolved with staff before City Council.
• PC 26-8: Postponed to September 2, 2026, to obtain additional information from the applicant.
• S 26-11: Approved (unanimous) after amending condition 2D to remove “or full access” (emergency access only).
• S 26-12: Approved (unanimous) with staff recommendations.