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Record of Proceedings

Milford Planning Commission Workshop on 2028 Comp Plan - Sept 15, 2026

Planning Commission — Tuesday, September 15, 2026
BodyMilford, Delaware
SessionPlanning Commission
DateTuesday, September 15, 2026
StatusFILED
Video Record
0:00 / 1:55:06

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it

Speaker numbers apply only to this recording.

Speaker 1

0:00

September 2026 Planning Commission

Speaker 2

0:02

meeting.

0:02

Anyone on the list?

Speaker 3

0:04

No one on the list.

0:05

I don't know if there's anyone online.

Speaker 2

0:07

There's anyone online who wishes to make a general comment before the meeting.

0:11

Please raise your

Unassigned speaker

0:12

hand.

Speaker 2

0:15

There's nobody coming forward.

Speaker 1

0:19

Second final call.

0:20

Anyone online?

0:21

No one in

Unassigned speaker

0:22

person.

Unassigned speaker

0:23

All

Speaker 1

0:24

right.

0:24

We'll close the public comment period.

0:26

Call to order.

0:27

Everyone, please rise for pledge of allegiance.

0:48

Thank

Unassigned speaker

0:49

you.

Speaker 1

0:53

Roll call showing two absent.

1:01

Approval of minutes, April 21st, 2026.

1:05

Hear a motion.

Speaker 4

1:12

Commissioner Redden, I'll make a motion to approve the minutes.

Speaker 1

1:16

Is there a second?

Speaker 3

1:18

I'll second the motion.

Speaker 1

1:20

All in favor.

1:21

Aye.

1:22

Aye.

1:23

All opposed.

1:25

Motion carries.

1:31

No public hearings tonight.

1:32

Unfinished business, new business.

1:34

We'll move on to the workshop.

1:35

2028 comprehensive plan update.

Speaker 2

1:40

Thank you, Chairman.

1:41

Good evening, count uh commissioners.

1:43

Um, tonight we're gonna um have our uh next comprehensive plan workshop.

1:49

Uh on the agenda this evening is um uh some comments and discussion with the fire company.

1:55

Um also we're gonna cover chapter four, uh, which is our government community services chapter.

2:02

Uh, we do have a red line version within the packet for discussion and consideration.

2:06

And we also have the Delaware State Housing Authority here to kind of begin discussions of chapter five, which is our housing chapter.

2:14

Uh so with that, um

Unassigned speaker

2:16

what

Speaker 2

2:16

I'd like to do is is try to um move through chapter four first.

2:20

That way we can uh have more time to spend on the housing chapter towards the end of the meeting.

2:26

Um, if the fire chief arrives, um, you know, we'll try to fit him in between the the two sections.

2:32

But uh with that, I'd like to turn it over to uh BJ DeCourcy uh from uh University of Delaware who's um assisting with the update.

Speaker 5

2:43

Thank you, Rob.

2:44

Can you page us down to

Unassigned speaker

2:46

oh

Speaker 5

2:47

my god, that's small.

2:50

Yeah.

2:51

Okay.

Unassigned speaker

2:54

Can

Speaker 5

2:54

you go one bigger?

2:55

I don't know, something's wrong with my eyes that I

Unassigned speaker

2:57

got put

Speaker 5

2:58

on my wife's anti-aging cream.

Speaker 2

3:00

Sure.

Discussion Breakdown — Share of Meeting
Affordable Housing█████████████████████████████████████████████49%
Environmental Protection██████████████15%
Engineering And Infrastructure████████9%
Procedural███████8%
Economic Development███████8%
Housing Preservation████4%
Water And Wastewater Management██2%
Technology and Innovation██2%
Public Engagement██2%
Summary of Proceedings

Milford Planning Commission Workshop on 2028 Comprehensive Plan - September 15, 2026

The Planning Commission met on September 15, 2026, at 6:00 PM for a workshop on the 2028 Comprehensive Plan Update. The meeting covered Chapter 4 (Government/Community Services) and Chapter 5 (Housing), with presentations from University of Delaware and Delaware State Housing Authority (DSHA). No public hearings were held.

Consent Calendar

  • Approval of Minutes: Commissioner Redden moved to approve the minutes from April 21, 2026; seconded and unanimously approved.

Public Comments & Testimony

  • No members of the public spoke during the general comment period.

Discussion Items

  • Chapter 4 - Government/Community Services: BJ DeCourcy from University of Delaware presented the updated chapter, which includes sections on water, wastewater, stormwater, electricity, sustainability, and goals. Discussions addressed stormwater issues in downtown, climate change projections (days above 75°F increasing from ~6 to 15 by 2050), and sustainability goals including electric vehicles and equipment. Commissioners expressed concerns about the environmental impact of electric equipment and the need for battery storage for solar energy. City staff noted new objectives for facility plans and stormwater facilities plan.
  • Chapter 5 - Housing Chapter: DSHA representatives Karen Horton and Samuel Quinn presented on housing challenges and legislative requirements. They highlighted that 44% of Milford households are single-person, and Delaware faces a 19,000-unit housing gap. Milford currently has 10% of its housing stock as subsidized affordable housing. SB23 requires an affordable housing plan with three required elements: increasing density through bulk standards, parking reform, and inclusionary zoning—which align with Milford's SJR8 technical assistance program with Smart Growth America. DSHA discussed optional menu strategies for SB23, including density bonuses, transit-oriented development, expedited permit review, fee waivers, form-based codes, multifamily housing by right, supportive housing, mixed-use residential, and other approved policies. Commissioners raised concerns about housing preservation and rehabilitation, noting that 44% of homes pre-date 1980, and emphasized the need for incentives for rehab and conversions.
  • Housing Data and Pipeline: BJ DeCourcy presented housing stock data. Since 2024, 175 single-family attached/duplex units and 112 multifamily units have been built. The approved pipeline includes 1,070 single-family detached, 1,004 single-family attached/duplex, and 1,547 multifamily units. Rob noted that 30% of land within city limits is vacant or agricultural, potentially yielding 3,200 more units. Commissioners discussed that despite approvals, many units are not being built, and the city may need to adjust regulations.

Key Outcomes

  • The minutes from April 21, 2026, were approved.
  • The fire chief presentation will be rescheduled for a future meeting.
  • DSHA committed to providing guidance on SB23 and HB 450 soon, with training available.
  • The commission will continue drafting the housing chapter, incorporating feedback from tonight's discussion.
  • The next workshop in October will include DelDOT for the transportation chapter.
  • Three new planning commission members appointed by city council will join in October.

Meeting Transcript

September 2026 Planning Commission meeting. Anyone on the list? No one on the list. I don't know if there's anyone online. There's anyone online who wishes to make a general comment before the meeting. Please raise your hand. There's nobody coming forward. Second final call. Anyone online? No one in person. All right. We'll close the public comment period. Call to order. Everyone, please rise for pledge of allegiance. Thank you. Roll call showing two absent. Approval of minutes, April 21st, 2026. Hear a motion. Commissioner Redden, I'll make a motion to approve the minutes. Is there a second? I'll second the motion. All in favor. Aye. Aye. All opposed. Motion carries. No public hearings tonight. Unfinished business, new business. We'll move on to the workshop. 2028 comprehensive plan update. Thank you, Chairman. Good evening, count uh commissioners. Um, tonight we're gonna um have our uh next comprehensive plan workshop. Uh on the agenda this evening is um uh some comments and discussion with the fire company. Um also we're gonna cover chapter four, uh, which is our government community services chapter. Uh, we do have a red line version within the packet for discussion and consideration. And we also have the Delaware State Housing Authority here to kind of begin discussions of chapter five, which is our housing chapter. Uh so with that, um what I'd like to do is is try to um move through chapter four first. That way we can uh have more time to spend on the housing chapter towards the end of the meeting. Um, if the fire chief arrives, um, you know, we'll try to fit him in between the the two sections. But uh with that, I'd like to turn it over to uh BJ DeCourcy uh from uh University of Delaware who's um assisting with the update. Thank you, Rob. Can you page us down to

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