City of Delaware Planning Commission Meeting Summary – September 2, 2026

The Delaware Planning Commission met from 6:30 p.m. to 8:43 p.m. on Wednesday, September 2, 2026, in Council Chambers at City Hall in Delaware, Ohio. Commissioners acted on a conditional use request, a zoning map amendment, a development plan for a men's shelter, three plats, and received engineering and planning updates. Commissioners Cross and Wriggle were absent; Commissioner Prahl arrived after the initial votes.

Opening and Approval of Minutes

• The commission voted to excuse the members who were not present.
• The motion summary of the August 5, 2026 Planning Commission meeting was approved unanimously.

Public Comments & Testimony

• On PUD 26-7, Christina Swartz of 79 Webb Street expressed concerns about additional traffic, construction noise, litter, and the size of a proposed three-story building on the east side.
• Joseph Amato of 103 Lake Street said he supported neighborhood improvements but was concerned about the loss of parking, future parking demand, and poorly maintained nearby properties owned by a corporation.
• A Webb Street resident asked whether water, sewer, and electric utilities could handle more development, citing flickering lights in the neighborhood.
• Joseph Amato also raised concerns about an existing storm sewer that has backed up and flooded his basement, asking whether the city would update stormwater infrastructure.
• No public comments were offered on the Goodwill Men's Shelter development plan.

Old Business: Conditional Use PC 26-8 – 163 North Franklin Street

• The applicant representative for Jablonka Real Estate Partners said the property was already framed for nine guest rooms by the previous owner, and that the plan is to finish construction, sell the property to an owner-operator, and run an owner-occupied bed-and-breakfast rather than a commercial hotel. He said there is no proposed addition, roof deck, hot tub, or entertainment use, and noted that a privacy fence condition had been added based on neighbor feedback.
• Staff clarified that a conditional use is a permitted use with conditions, remains attached to the property, and is decided by the Planning Commission. Staff also distinguished conditional uses from variances, rezoning, and registered short-term rentals.
• Several commissioners expressed concern about introducing a commercial conditional use into the R-NT residential neighborhood. The chair declined to reopen the public hearing because it had already been opened and closed at the August 5 meeting.
• The motion to approve with staff conditions failed 2-3. Commissioners Feller, Prahl, and Nana voted no; Commissioners Stroud and Simpson voted yes. The conditional use was therefore denied.

Regular Business: PUD 26-7 – Lake Street and Flax Street Rezoning

• Staff presented a request by Ex Flax, LLC to rezone approximately 1.75 acres from various zoning districts to R-PUD. The conceptual plan includes two-, three-, and four-family dwellings, cluster single-family development, multifamily development, recreation, and conditional neighborhood commercial uses, with a maximum of 66 dwelling units at a density of about 38 units per acre.
• Staff said the site is largely vacant with some existing residences, that no traffic impact study was required because the project is below the threshold, and that recommended conditions include right-of-way dedication, roadway improvements, a future contribution to the Lake Street/East Central Avenue intersection project, and sidewalk and street-tree improvements.
• Applicant representative Barbara Jordan said Ex Flax was excited about the project and had no concerns with the conditions.
• Commission discussion noted that the carriage house on 105 Lake Street would be demolished, and commissioners acknowledged public concerns about utilities, stormwater, and parking.
• The commission voted 5-0 to recommend approval to City Council. A City Council public hearing is scheduled for September 28, 2026, and a detailed development plan will return for further review.

Regular Business: PC 26-9 – Goodwill Men's Shelter Development Plan

• Staff presented a development plan for a 16-bed men's shelter on 1.076 acres at 21 Vergon Drive within the Greenwood Commons / Flats at Sugar Run Planned Mixed-Use Overlay. The approximately 5,800-square-foot building would include 16 rooms with private bathrooms, shared space, offices, staff on site, outdoor recreation areas, 16 parking spaces, and a fenced outdoor area.
• Staff said the shelter site was set aside as part of the original PMU zoning and that Goodwill will operate the facility. Staff recommended approval with conditions.
• Applicant representative Ron Sabatino said the shelter would serve nonviolent individuals who are homeless or coming from jail, typically for one to several months, and that Goodwill would help connect residents with jobs. He said the land is being donated to Goodwill, noted that a building permit had already been obtained, and criticized city water and sewer tap fees as excessive for a nonprofit project.
• Commission members commended the Goodwill partnership and discussed whether the use could be flexible for family sheltering in the future; one commissioner noted there is also a need for more family shelters.
• The commission voted 5-0 to approve the development plan with all staff conditions.

Plats

• S 26-13 – Glennwood Commons Replat: The Gandee Heydinger Group, LLC request to replat approximately 18.44 acres into three lots in the C-CC PMU district was approved 4-0, with Vice Chair Nana out of the room during the vote.
• S 26-14 – PPG Industries Final Plat: The request to combine lots and dedicate right-of-way and easements on 95.59 acres zoned I-2 at 760 and 876 Pittsburgh Drive was approved 5-0.
• S 26-15 – Byers Ford Combined Preliminary and Final Plat: The request to combine lots and dedicate right-of-way on 9.54 acres at 994 and 998 Stratford Road and 976 Havens Road was approved 5-0.

City Engineer Updates

• City Engineer Owen presented a Sandusky Street road diet study. The study area ran from Olentangy Avenue to Central Avenue. Crash data for 2022-2024 showed 141 total crashes, 2 serious injuries, 29 minor injuries, and no fatalities. The study projected about 9,000 vehicles per day by 2050 and found the worst peak-hour level of service would be C, meaning a road diet is feasible from a traffic operations standpoint. The engineer said a road diet could shorten pedestrian crossings and improve safety, but no streetscape project is proposed in the 2027-2031 capital improvement plan.
• One commissioner expressed personal opposition to the road diet concept, saying the city needs more capacity and worrying that it could make it harder to pass future road levies. Another commissioner raised safety concerns about the Lake and Winter intersection; the engineer said the planned Lake/Central project could address that blind spot.
• The engineer also presented the US 42 and Sawmill Road corridor study. The study reviewed 13 intersections and recommended that US 42 eventually be widened to four lanes, with access management, a new signal near Owen Fraley Road, and a future JEGS Boulevard extension. Phase 1 improvements were estimated at $19-20 million with construction planned for 2032, and phase 2 was estimated at $13 million with construction penciled in for 2036. Identified funding includes a $1.5 million Ohio Department of Development grant and $1.3 million in direct contributions from the Addison development.
• Commission discussion included an informal straw poll in favor of considering a roundabout at 42 and Sawmill, but no formal action was taken on either engineering presentation.

Planning Director's Report and Commission Comments

• The planning director reported that City Council has decided not to extend the city manager's contract into 2027, but said it will be business as usual during the transition.
• Staff are working on architectural standards for the historic district and the South Side focus area plan, with presentations expected before the end of the year.
• Commission members thanked staff and the city engineer and requested more engineering updates in future meetings.

Key Outcomes

• August 5, 2026 motion summary approved unanimously.
• PC 26-8 conditional use for the boutique hotel at 163 North Franklin Street was denied 2-3.
• PUD 26-7 rezoning at Lake and Flax Streets was recommended for approval to City Council by a 5-0 vote.
• PC 26-9 Goodwill Men's Shelter development plan was approved 5-0.
• S 26-13 Glennwood Commons Replat was approved 4-0.
• S 26-14 PPG Final Plat was approved 5-0.
• S 26-15 Byers Ford Combined Preliminary/Final Plat was approved 5-0.
• The next regular Planning Commission meeting is scheduled for October 7, 2026. The meeting adjourned at 8:43 p.m.