By 1808Delaware
The Sunbury Planning and Zoning Commission addressed a broad agenda Monday evening, approving the next phase of a growing residential subdivision, recommending updates to the city’s zoning permit process, and granting a conditional use request that will simplify improvements to a long-standing residential property.
The meeting reflected the city’s continued focus on managing rapid residential growth while refining the regulations that accompany it.
Eagle Creek Highlands Moves Forward
Commission members unanimously approved the preliminary plat for Section 2 of the Eagle Creek Highlands subdivision, allowing the project to move into its next stage. The new section includes 54 residential lots and expands a development previously reviewed by the commission. According to city planning staff, the proposal is consistent with the approved planned residential district, Sunbury’s Comprehensive Plan, and the Sunbury Parkway Master Plan.
The layout includes connections to earlier phases of Eagle Creek Highlands as well as future sections of the development. Plans also preserve designated open space and trail corridors intended to link neighborhoods throughout the community. Representatives of the developer said the project follows the previously approved design and includes substantial green space, walking paths, and landscaping intended to buffer nearby Interstate 71.
The city’s July zoning report places Eagle Creek Highlands at the beginning of a larger 239-unit buildout, with no zoning certificates or occupancy certificates issued as of the report. Eagle Creek, which is listed separately, has reached 108 of 232 units permitted for construction and 87 units permitted for occupancy. The Section 2 proposal will return to the commission later for final plat approval before moving to City Council.
Residential Property Receives Conditional Use Approval
Commission members also unanimously approved a conditional use application for 34 N. Vernon Street. The request allows an existing legal non-conforming two-family residence to extend its residential use across the entire parcel while leaving the property’s commercial, or C-2, zoning unchanged.
Planning staff explained that the action does not expand the dwelling or increase the intensity of its residential use. Instead, it allows future residential accessory structures, such as a storage shed, to be reviewed administratively under residential standards rather than requiring a more complex commercial review process.
The approval applies only to the current owner and does not permanently change the zoning classification of the property.
Commission Recommends New Zoning Fee Structure
Perhaps the most extensive discussion of the evening centered on proposed revisions to the city’s zoning ordinance establishing a formal zoning fee schedule. Planning staff emphasized that the proposal is intended to recover the city’s costs for reviewing permits rather than generate additional revenue. Several permit categories that already require staff review currently carry no application fee. The revised schedule would establish fees for those reviews while also adding permits for certain improvements that previously did not require city approval.
Commission members spent considerable time discussing how the changes would affect residents. Questions focused on permit definitions, inspection responsibilities shared between the city and Delaware County, and how homeowners would learn about the new requirements.
Members suggested expanding online explanations, improving permit descriptions, creating educational materials for residents, and including permit information in welcome packets for new homeowners. Others proposed periodic mailings and greater visibility on the city’s website to ensure residents understand when permits are required.
Following the discussion, the commission unanimously recommended approval of the zoning ordinance amendment. It now advances to City Council for further consideration.
Development Activity Remains Strong
Planning staff also presented a monthly zoning report highlighting continued construction activity throughout the city.
As of July 22, Sunbury had issued 31 zoning certificates during the month, including 12 for new construction, along with six occupancy permits. Although the 12 new-build permits recorded in July were below the 23 issued during July 2025, year-to-date activity remained ahead of last year’s pace. Sunbury recorded 93 new-build permits from January through July, compared with 84 during the same period in 2025. The current total remains below the 104 recorded through July 2024 and the 106 issued during that period in 2023.
The report also identifies 354 residential units in development during 2026, including 60 single-family units and 294 multifamily units.
Individual developments remain at widely different stages. Magnolia Park has zoning certificates for all 38 planned units and occupancy certificates for 34. Meadows at Sunbury Apartments has completed all 120 units, while Price Ponds is 69 percent permitted for construction and 60 percent approved for occupancy.
Other projects retain substantial room for additional construction. Kintner Crossing has zoning certificates for 39 of 188 units, while Woodland Lake has certificates for 274 of 451 units. Neither development had received occupancy certificates as of the July report.
Together, those figures illustrate a development pipeline extending from established neighborhoods nearing completion to projects such as Eagle Creek Highlands that are only beginning to take shape.
The commission’s next regular meeting is scheduled for August 24.
