City of Delaware Planning Commission Meeting - September 2, 2026

The City of Delaware Planning Commission met on Wednesday, September 2, 2026, at 6:30 PM in City Hall Council Chambers. The meeting included a decision on a conditional use for a boutique hotel, action on a zoning map amendment and a development plan for a men's shelter, approval of several plats, and presentations from the City Engineer on traffic studies. The meeting adjourned at 8:43 PM.

Consent Calendar

• Approval of Motion Summary: The motion summary from the August 5, 2026, Planning Commission meeting was approved unanimously (5-0).

Public Comments & Testimony

• PUD 26-7 (Lake & Flax): Three residents spoke during the public hearing:
  • Christina Swartz (79 Webb Street) expressed concerns about increased traffic, noise pollution, litter from construction, and the cumulative impact of multiple new developments on the east side.
  • Joseph Amato (103 Lake Street) raised concerns about parking for his property, the neglected condition of nearby properties owned by the applicant’s corporation, and existing stormwater flooding issues that could worsen with development.
  • Jacob (also of 79 Webb Street) asked about utility capacity (water, sewer, electric) and reported flickering lights in the neighborhood after recent developments.
• Other items: No public comments were received for the other agenda items.

Discussion Items

Conditional Use PC 26-8 – Boutique Hotel (163 North Franklin Street) [Old Business]

• Applicant presentation: David Jablonka (Jablonka Real Estate Partners) explained they contracted to purchase the property assuming previous approvals for a nine-room bed-and-breakfast were in place. They intend to finish the existing framed interior (guest rooms, bathrooms, mechanicals) and sell to an owner-operator. He emphasized it is not a commercial hotel, that there are no plans for a roof deck, hot tub, or added parking beyond existing and a proposed privacy fence. He noted they have met with adjacent neighbors and offered a voluntary privacy fence condition.
• Commission discussion: Commissioners discussed staffing, parking adequacy (9 rooms, 14 Airbnbs already in a three-block radius), potential for the use to change over time, and the distinction between conditional uses and variances. Staff clarified that conditional uses transfer with the property and can be revoked if conditions are violated, and that short-term rentals are separately regulated with registration.
• Vote: A motion to approve with staff conditions failed 2-3 (Commissioners Feller and Prahl voted no; Stroud yes, Nana no, Simpson yes). The application was denied.

PUD 26-7 – Zoning Map Amendment (West side of Lake Street & Flax Street) [Regular Business]

• Staff presentation: The applicant (Ex Flax, LLC) seeks to rezone 1.75 acres from various zoning districts to R-PUD (Residential Planned Unit Development). Proposed uses include 2-4 family dwellings, cluster single-family, multifamily, and conditional neighborhood commercial. Maximum density: 66 units (38 dwelling units per acre). Staff recommended approval with conditions including right-of-way dedication, traffic improvements, a financial contribution to the Lake Street/East Central Avenue reconfiguration project trust fund, and infrastructure upgrades (sidewalks, street trees). A traffic impact study was not required as trips are below the threshold.
• Public hearing: Two resident comments as noted above.
• Commission discussion: Commissioners asked about the inclusion of the adjacent 105 Lake Street parcel (currently a dilapidated carriage house to be demolished for a duplex), utility capacity (staff noted existing utilities can handle the project but stormwater will be improved), the zoning process (recommendation to City Council, then a development plan stage with detailed engineering).
• Vote: Motion to approve with all staff conditions passed unanimously (5-0). The recommendation will go to City Council for a public hearing on September 28, 2026.

PC 26-9 – Development Plan for Goodwill Men's Shelter (21 Vergon Drive) [Regular Business]

• Staff presentation: The shelter is part of the Greenwood Commons/Flats at Sugar Run Planned Mixed-Use Overlay. The building will be 5,800 square feet, with 16 bedrooms (each with private bath), shared living space, meeting room, staff office, and outdoor recreation area. 16 parking spaces will be provided. Staff recommended approval.
• Applicant presentation: Ron Sabatino (for T&R Properties) stated the shelter fulfills a vision of Mayor Carolyn and previous leaders. Goodwill will operate it for nonviolent men transitioning from homelessness or jail. The applicant is donating the land (valued at $200,000) and noted that the apartment community behind the shelter will provide 20% affordable units. He criticized the city's water and sewer tap fees as excessive for a nonprofit.
• Commission discussion: A commissioner asked if the shelter could be repurposed for families; the applicant said it would remain men-only due to bathroom configuration, but the shelter could evolve if Goodwill decides later. No public comments.
• Vote: Motion to approve with all staff conditions passed unanimously (5-0).

Plats (S 26-13, S 26-14, S 26-15) [Regular Business]

• S 26-13 – Glenwood Commons Replat: Splits two lots from a larger parcel and dedicates right-of-way on Glenn Road. Approved unanimously with staff recommendation (no conditions).
• S 26-14 – PPG Industries Final Subdivision Plat: Combines lots and dedicates 30.5 feet of right-of-way on Pittsburgh Drive for future expansion. Approved unanimously (no conditions).
• S 26-15 – Byers Ford Combined Preliminary/Final Plat: Combines three lots and dedicates right-of-way on Havens Road for a building expansion. Approved unanimously (no conditions).

City Engineer Updates

• Sandusky Street Road Diet Study: Engineer Jonathan Owen presented results of a traffic study showing that a road diet (reducing from 4-5 lanes to 3 lanes) is feasible. Current traffic volume (~8,000 vehicles/day) is forecast to grow to 9,000 by 2050, well below the 10,000 threshold where diets work best. Level of service would remain at C or better. Benefits include improved pedestrian safety, potential for bike lanes, and wider sidewalks. Next steps include preliminary engineering and coordination with a potential Columbia Gas project.
• US 42 & Sawmill Road Traffic Study: A proactive study for the corridor identified the need to widen US 42 to four lanes eventually. Phase 1 (Owen Fraley to Sawmill) is estimated at $19-20 million with construction planned in 2032; Phase 2 (London Road) is $13 million penciled for 2036. Funding includes a $1.5 million state grant and $1.3 million from the Addison development. The study also recommends a new signalized intersection at Owen Fraley Road and access management. Commissioners expressed mixed views on roundabouts.

Planning Director's Report

• Director noted that City Council decided not to extend the city manager's contract but assured business-as-usual. The department is working on architectural standards for the historic district and a south side focus area plan, both to be presented to the commission later in the year.

Key Outcomes

• Conditional Use PC 26-8 (Boutique Hotel): Denied (2-3).
• PUD 26-7 (Lake & Flax Rezoning): Approved unanimously, recommendation to City Council (public hearing September 28, 2026).
• Development Plan PC 26-9 (Goodwill Men's Shelter): Approved unanimously.
• Plats S 26-13, S 26-14, S 26-15: All approved unanimously.
• Engineering Updates: Received as information; staff will continue planning and grant pursuits.
• Next Meeting: October 7, 2026.