Council Meeting PDF Free Download
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Council Meeng
Council Chamber, Smyrna Town Hall
27 S. Market Street Plaza, Smyrna, Delaware
October 6, 2025 – 6:45 PM
Agenda
1. 6:45 PM – Public Hearings
a. An applicaon from Kays Enterprises, LLC., to rezone an exisng 5.78-acre vacant parcel from
I&R – Instuonal and Recreaonal – to HC – Highway Commercial for the purpose of
construcng mini-storage warehouses
b. An applicaon from Rasheedat and Adrian Hill to rezone 5280 Wheatley’s Pond Rd from BG –
Business General – in Kent County to R-2A – Residenal – in the Town of Smyrna for the purpose
of annexaon of these two vacant properes, totalling 1.10 acres
Mayor Go called the public hearing meeng to order at 6:45 PM. Town Planner, Jeremy Rothwell presented.
He explained the annexaon process for 5280 Wheatley’s Pond Rd and what the applicants are proposing. They
would like to have a two family dwellings which will house 10 to 12 families each, one behind the other; which
are similar to other lots within Spruance City. Councilman Pope asked for claricaon; if the rezoning goes
through, the applicant wants to build residences. Jeremy said yes. Councilman Olson asked if this was already
looked at by Council? Jeremy said yes, this is part of a three-part exercise. He then explained that: a property
goes to Council for introducon, then to the Planning Commission for review, then back to Council for
consideraon. Councilman Pope asked about ulies. Jeremy said that a water line runs up through Culbreath St.
Sewer is located within N. Carter Rd. The applicant is proposing to run sewer down Culbreath St. to serve the
dwellings from the rear of the property. Councilman Pope asked who would pay that cost? Jeremy said the
applicaon. Mayor Go asked if 10 to 12 residences on less than an acre is common? Jeremy said yes and briey
explained that in the 1880’s Spruance City was ploed to be its own town and a lot of the lots are small. Mayor
Go asked if the residents are aware of what’s going there? Jeremy said it’s in the Town’s code to send wrien
noce to adjoining property owners. Councilman Pope asked about a trac study. Jeremy said no and explained
what happened during the 2020 Comprehensive Plan update. A Dollar General was proposed at the me, but the
Planning Commission felt that would be intrusive, so they designated all the areas around there that could be
annexed under the neighborhood residenal designaon. Councilman Johnson asked which street the residents
would be coming in and out of. Jeremy said Culbreath St.
Jeremy explained the rezoning for Kays Enterprise. The locaon is the recently purchased property from the
Town to George Kays. He plans on using this property to expand his self-storage. Jeremy briey explained the
rezoning process and how the 2020 Comprehensive Plan ts in. With Council having already approved the sale of
the property to Mr. Kays, and the property having been rezoned once before in 2023, this is a relavely
straighorward applicaon. Mayor Go asked if this would be commied to storage. Jeremy said yes and that
the applicant would have to extend ulies depending on what the propose to build. It would require a
preliminary plan approval from the Planning Commission but would not need to come back to Council. He went
on to say that about two-thirds of the property are developable due to the dal wetlands, ood zone, and steep
slopes; so about 3 acres.
George Kays spoke and thanked them for their consideraon on everything. He would like to expand to meet
the demand. They don’t plan on having water or other ulies; just storage containers. They’ll have lights on the
buildings, but not in the units themselves. Councilman Drew asked if this was similar to Sentenal Storage. Mr.
Kays said yes. Mayor Go asked about lights shining into neighbors. Jeremy said the only other property this is
close to is Colle.
There were no other quesons. Mayor Go concluded the public hearing meeng at 7:00 PM
2. 7:00 PM – Call to order of the regular meeng
Mayor Go called the meeng to order at 7:00 PM
3. Pledge of Allegiance
4. Roll Call
All members of Mayor and Council were present. Councilman Drew, Mayor Go, Councilman Johnson,
Councilman Miles, Councilman Olson, Councilman Pope, and Vice Mayor Dr. Upshur.
5. Addions/deleons to the published agenda
Vice Mayor Dr. Upshur mooned to approve the agenda as published. Councilman Johnson seconded. All were
in favor. Moon passed.
6. Consent agenda
a. Council meeng minutes from 9/15/2025
Councilman Drew mooned to approve the minutes. Councilman Johnson seconded. All were in favor. Moon
passed.
7. Non-agenda items
a. Mayor and Council Members
Mayor Go
•
Thanked everyone who went to the Mayor’s Prayer breakfast
•
Asked Amanda to talk about the Community Town Hall on October 13th
o Amanda talked about the event
▪ Oct. 13th, 7 PM, Smyrna Opera House
▪ They’ve invited local business and resources and this has been posted online so that residents
are aware. It’s about connecng local services with residents
•
Oct. 15th is the Parks and Rec meeng, 6 PM, Smyrna Police Department
o Unity in the Community – to bring all organizaons together; businesses, faith-based locaons,
school district, HOAs, and residents
•
Thursday [Oct 9th?] is unity across the towns. Clayton, Kenton, and Smyrna will work together on one
calendar, to be eecve in January, to celebrate the 250th anniversary of the naon. This will be held at the
Clayton Fire Hall at 7 PM
Vice Mayor Dr. Upshur
•
Thanked Mayor Go for the prayer breakfast and the speech she gave at the event. Unity in the Community
has been her plaorm prior to her taking oce.
•
Thanked everyone for coming out to the Public Safety meeng and sharing their concerns
•
Recognized sta for all they’re doing; thanked Chief Donner
•
October is Breast Cancer Awareness month
Councilman Pope
•
Thanked sta
Councilman Johnson
•
Thanked sta
Councilman Olson
•
Did not have anything to discuss
Councilman Drew
•
Talked about the Mayor’s Prayer breakfast
•
Has gone out to speak to business owners and that’s been good; they are there for the people
•
Thanked people for coming to the meeng
Councilman Miles
•
Thanked sta and wished everyone a happy Fall
b. Police Chief
Chief Donner
•
New recruits are 1 week down and should graduate in March
•
The new cered ocer started today; he has a few post requirement items to go through before swearing
him in
•
Dispatch [job posng] is closed with 50 applicants; there look to be some good ones
•
They have spent me in the community and there’s another event on Saturday that they’ve been invited to
c. Town Manager
Torrie James
•
Council voted last year that Halloween will always be October 31st, 5 PM to 8 PM
o There will be a trunk or treat at Townhall in the back parking lot
o There will be a haunted house at the house behind Townhall this year; not at Smyrna Police
Department
•
Angel, [the new Media and Public Aairs Coordinator], started today. She will help with the website and
some other things. She will be part of the Community Engagement team with Amanda and Kate. She’ll also
help with community relaons, media requirements, and be out and about.
•
Menoned that Kathleen, [Finance Director], who will be updang them on some of the licensing fees
•
There have been a few outages and the Electric Department has done an amazing job
•
Thanked sta for all they do
Mayor Go thanked everyone for aending and encouraged everyone to go to meengs and parcipate. She
talked about the Civil War reenactment at Belmont Hall on Saturday. Councilman Olson said that it’s the
Revoluonary War reenactment, 10 AM to 4 PM. Mayor Go thanked him and menoned that it’s a free event
with lots of things going on there.
8. Old business, including discussion and possible acon on the following items:
a. n/a
9. New business, including discussion and possible acon on the following items:
a. Appointment of persons to ll to commiee vacancies
Town Manager James presented. He said that there are 2 commiees that need vacancies lled.
•
Brooks Keen – Board of Adjustment
•
Robin Brunder – Historic District Review Board
Mayor Go asked if a moon was needed. Councilman Pope asked for a moon to approve the appointments.
Councilman Miles mooned to approve the appointments. Councilman Johnson seconded. All were in favor.
Moon passed.
b. Applicaon from Kays Enterprises, LLC., to rezone an exisng 5.78-acre vacant parcel
Jeremy asked if there were any quesons from the public hearing presentaon. He reminded that this is a
rezoning from Instuonal Recreaon to Highway Commercial, which will allow the sale of the property to move
forward and permit Mr. Kays in moving forward with the expansion of his storage business.
Councilman Pope called for a moon to vote. Councilman Olson mooned. Councilman Drew second.
Councilman Pope called for individual votes.
Councilman Miles – voted in favor; meets the rezoning requirements under the classicaon recommendaon
by the recommendaon by sta.
Councilman Drew – voted in favor; rezoning would be to the classicaon that’s at the recommendaon of
sta and will be consistent with the use designated for the property and the Town’s Comprehensive Plan.
Vice Mayor Dr. Upshur – voted in favor; rezoning to the classicaon recommended by sta will be in the best
interest of public health, safety, and welfare and will be in harmony with other properes in the surrounding
area.
Councilman Olson – voted in favor; rezoning ts in with the Town planning.
Councilman Johnson – voted in favor; rezoning ts in with sta recommendaon.
Mayor Go – voted in favor; rezoning is in accordance with the Town’s Comprehensive Plan and is at sta’s
recommendaon.
Councilman Pope – voted in favor; rezoning to the classicaon recommended by sta will be consistent with
the use designated for this property in the Town’s Comprehensive Plan.
Vong in favor was 7. Vong against was 0. Moon passed to approved the applicaon from Kays Enterprise to
rezone 5.78-acres for expansion of a storage unit business.
c. Applicaon from Rasheedat and Adrian Hill to rezone 5280 Wheatley’s Pond Rd for the purpose
of annexaon
Jeremy introduced Miss Hill, who was present now to answer any further quesons from the public hearing.
Councilman Miles spoke up to clarify if this would come back to Council once building starts. Jeremy said it would
not; it would go in front of the Planning Commission, and potenally the Board of Adjustment. Mayor Go asked
about a trac study. Jeremy said that a trac impact study is not permied from something of this size, which is
per the State’s requirements.
Councilman Pope asked for a moon to approve, as well as individual votes. Councilman Johnson mooned.
Councilman Miles seconded.
Mayor Go asked for discussion. She asked Jeremy if this comes at the recommendaon of sta. Jeremy said
yes. He went on to talk about the neighboring properes and their sizes, as well as the character of the
neighborhood. There are very small lots. The Planning Commission voted unanimously. As part of the subdivision
site plan process, improvements to Culbreath St would be required. Mayor Go asked at whose expense. Jeremy
said that it would be on the developer. Councilman Miles asked if the land is being sold to the developer. Jeremy
said no, the property owner will be contracng with the developer to build on the property owner’s behalf. Mayor
Go asked again if this was an expense to the Town. Jeremy said no; the Town will collect a series of impact fees
from each unit; around $15,000. Councilman Johnson asked about parking. Jeremy said yes and it’ll be a
requirement. Mayor Go asked about the number per home. Jeremy said that it’s two spaces per dwelling unit.
Councilman Miles asked how many units are in the plan. Jeremy said that the number hasn’t been submied yet.
Mayor Go said 10 to 12 was menoned earlier. Jeremy said that was what was discussed, and per code, they
can have up to 14 units per acre in terms of the parcel size.
Councilman Pope asked for individual votes.
Councilman Miles – voted in favor; sta recommendaon and ts within the Town’s Comprehensive Plan.
Councilman Drew – voted in favor; rezoning is at the recommendaon of sta and consistent with the use
designated for the property and the Town’s Comprehensive Plan.
Vice Mayor Dr. Upshur – voted in favor; sta recommendaon.
Councilman Olson – voted in favor; in accordance with the Town’s [Comprehensive] Plan.
Councilman Johnson – voted in favor; part of the Town’s Comprehensive Plan and at the recommendaon of
sta.
Mayor Go – voted in favor; at the recommendaon of sta and meets the Comprehensive Plan.
Councilman Pope – voted in favor; rezoning is at sta’s recommendaon and would be consistent with the use
designated for the property in the Town’s Comprehensive Plan.
Vong in favor was 7. Vong against was 0. Moon passed to approve the applicaon from Rasheedat and
Adrian Hill to rezone 5280 Wheatley’s Pond Rd for the purpose of annexaon.
d. Downtown Development District plan
Jeremy Rothwell presented and gave a brief background of the Downtown Development District plan. In 2014
the State passed the Downtown Development Districts Act, which allowed the State, under the Governor’s
direcon, to designate up to 15 individual communies its downtown development districts. The purpose of it
was to spark redevelopment; both monetary and physical investments and beaucaon within the historic
downtowns across the State; also, to help strengthen housing opportunies for local communies.
He spoke about the requirements
•
To complete a Downtown Development District Plan; essenally stang strategies for redeveloping the
downtowns
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To have and provide local nancial incenves to developers that were approved by the State
•
To have a Downtown Development District Administrator; he has been a DDD Admin since 2016 for the State
He talked about the terms
•
For new construcon, renovaons, or addions to building, every dollar that a developer puts into the
project, the State will reimburse
o The Delaware State Housing Authority will reimburse 20% of the cost, but there needs to be a
minimum of $25,000
•
Projects are split between small and large
o Small projects are at a rolling basis and almost all the DDD projects in Smyrna have been small
o Only two large projects have been approved by the State
As of 2020, Smyrna’s Downtown Development District is 187 acres. Smyrna is permied to have 200 acres. Any
addions or revisions of the plan have to be approved by Delaware State Cabinet Commiee for planning issues;
which includes DNREC, Department of Agriculture, and Delaware State Housing Authority.
The DDD has been added to 4 mes since 2016, which at the me was 140 acres.
•
2018 – the annexaon of the former Harris Manufacturing Plant
•
2019 – the addion of 13 acres on N. Main St and down South St and Commerce St.
•
2024 – the addion of 27 acres
•
Addionally, some add-ons included a strip going to Bethel AME church, some properes along North St.,
some properes near Smyrna Elementary, and some areas along Spruance City along Smyrna-Clayton Blvd.
Since 2016, the State has provided $1.37 million worth of funding to property owners and/or developers. He
met with two property owner last week who have completed work and submied to the Delaware State Housing
Authority. That will add about $60,000 the funding.
Jeremy went on to say that the 10-year renewal period is coming up, and the Town is required to rewrite the
Downtown Development District Plan; the inial was done by Rick Ferrell back in 2014. He talked about the
requirements needed.
•
Evaluate how the program has worked; good, bad, ugly
•
How can it be improved
•
Evaluate the vision, goals, and strategies
•
Are there things that could be/should be done dierently, are not being done, etc.
•
Evaluate the nancial incenves
o The Town oers building permit fee waivers, municipal, not county, impact fee waivers, ulity
rebates, and a reassessment wavier for up to 5 years
He spoke about idenfying priority projects, which include looking at buildings and/or street blocks and
determining what is wanted/needed in the next 5 years. Would there be any consideraon in expanding the
Downtown District? If so, there are 13 acres le before maxing out. The maps and data tables have to be
updated; there’s about a 15-year dierence: census date, zoning data, and property data. The GIS planner has
been working diligently in geng these updated.
This plan is due to the Oce of State Planning Coordinaon on February 1st, 2026. It’s important for the Town
to get input from the public and downtown stakeholders; business owners, property owners/residents,
community leaders, and so forth. There should be 1 to 2 public meengs, one-on-one and/or group interviews but
business owners and community stakeholders, as well as having online and paper surveys. This is similar to what
was done for the Master Parks Plan.
He talked about what group Council would like to have spearhead this project. There is the Smyrna Slum
Clearance and Redevelopment Authority, or they can appoint a steering commiee of individuals.
Mayor Go asked if there was a possibility of growing the district to the east side of the highway? And if this
was strictly for brick and mortar places that exist. Jeremy answered the second queson rst. A property owner
who’s renovang their house, someone who’s ipping a property, a developer who’s buying a lot, a tenant who’s
leasing a building, and so forth. A municipality cannot apply. He gave the example of Baybird Orthodonc
applying and receiving around $70,00- from the Delaware State Housing Authority for their $600,000 renovaon
project. Mayor Go asked if there’s anything that prevents a property owner from connuously applying. Jeremy
said that there have been property owners who has applied more than once. Mayor Go pointed out someone
who received a payout in October and another in December [per the report Jeremy provided them]. Jeremy said
that owner bought 4 properes. Mayor Go asked about increasing the downtown district. Jeremy said that
would be up to Council.
He answered her rst queson next. The Oce of State Planning does not want the town to expand east across
the highway. The only reason he was able to get a few properes [by Bethel AME] was because of them being on
the Naonal Register.
Councilman Pope asked about the RDA vs. the Steering Commiee and if under the Steering Commiee would
there be reports generated that show the money going in and out, and how that process would aect budgeng.
Jeremy said that the purpose of going through the RDA or Steering Commiee is to not administer the program;
that is sta, the Downtown Development District Administrator; he would assist with the applicaon process. The
Delaware State Housing Authority vets all the work and writes the checks. The Steering Commiee or RDA would
have not eect on that. The purpose of their role is to rewrite the plan. Council can pick to have the RDA handle it
or pick a Steering Commiee of people who could be from the RDA, the Planning Commission, or local
businesses. Councilman Pope asked for claricaon on what is expected from Council. Jeremy said that to move
forward, at their direcon of rewring and applying for a renewal of the Downtown District Development Plan,
who would be responsible for reviewing sta’s work: the RDA or a Steering Commiee of 7 to 10 people.
Mayor Go said that a commiee handling this is not the same as sta being involved. Town Manager James
said that’s why this was being presented, because they weren’t sure what Council would want. If she feels this
way, then his suggeson is to create a Steering Commiee and that allows them to appoint the people.
Councilman Miles asked if sta would be appointed. Councilman Miles asked if sta could be appointed to that
commiee. Jeremy said sta would be provided just like RDA, for instance. He’s the sta liaison; they make
decisions, he does the paperwork. Sta would do this regardless, it’s who they want leading the process.
Councilman Pope recommended to have a Steering Commiee as well as moving forward on having the plan
developed. Several Council members agreed. He called for a moon to have a Steering Commiee and moving
forward with the development plan. Jeremy suggested they chose members at the next meeng to give them
me to think about who to have on the commiee. Councilman Pope said they will table the discussion unl the
next meeng.
Councilman Miles asked if there is a requirement on extending the district. Jeremy said there are 2 basic things:
there’s a maximum acreage and there has to be a legimate strategy in terms of which parcels are included.
They, [the State], doesn’t want highway commercial parcels included. He pointed out some areas on the map that
was presented on the screen and then said that ulmately it is the State that approves any expansion requests.
Councilman Miles asked what the max acreage was. Jeremy said 200 for Smyrna’s size. He let them know that
acres can be added, but no properes can be removed. Once the Town hits 200 acres, that’s it.
Vice Mayor Dr. Upshur asked for claricaon on to why the east side can’t be included. Jeremy said that they
don’t want suburban areas along the corridors to be developed. They have balanced that by creang a
Redevelopment Focus area, with includes much of the area on the east of 13 and that enables the properes to
get façade grants.
Mayor Go asked about properes like The Lindens. Jeremy talked about eligible enes: property owner,
owner occupied, renter/tenant, developer, absentee land. Non-eligible enes are State and local governments.
Duck Creek Regional Library wouldn’t be eligible because the project was essenally deemed local. The Firehouse
isn’t eligible because they received State funds during their renovaon. Hospitals are ineligible enes. Mayor
Go asked again about having something on the east side of 13. Councilman Miles joined in and asked if it’s the
board’s decision to move to the east side or not. Jeremy said that the direcon he received from the Oce of
State Planning Coordinaon is they do not want to see more acreage along the highway. Councilman Miles asked
if this was in the current administraon of the Governor. Jeremy said it was 2024, but the Planning Director has
not changed since 2021.
Councilman Drew asked was SFD meant. Jeremy said Single Family Dwelling.
Mayor Go thanked him.
Councilman Pope asked for a moon to have this on the next agenda. Councilman Miles mooned. Councilman
Johnson seconded the moon. All were in favor. Mooned passed to have this added to the next agenda,
[Councilman Pope’s earlier recommendaon was for the Steering Commiee and moving forward with the
development planning].
e. Update 2026 Fee Schedule*
Finance Director, Kathleen Acevedo, presented. There are 2 fees that she’s bringing to their aenon so that
they can be added to the renewal noces for the end of the year.
•
Rental License Fee – currently $50/year, would like to increase to $100/year
o This would increase revenue just over $66,000
•
Peddler’s License Fee [food trucks and businesses on wheels] – currently $50/year, would like to increase to
$125/year
o This is what the business license applicaon amount currently is
Councilman Miles asked how many food trucks are currently registered with the town. Kathleen said 11. Town
Manager James said to take into account anybody who comes into town to do business, technically has to get a
business license. Councilman Miles asked if that included for Smyrna at Night. Town Manager James said that
they pay fees.
Councilman Drew menoned about the ones by the carwash [on Rt 13]. Kathleen said that they all have a
license.
There were no other quesons, so Councilman Pope asked for a moon. Councilman Miles mooned to
increase the fees. Councilman Drew seconded. All were in favor. Moon passed.
10. Presentaon and public comments (3 minutes)
The oor was open to the public at 7:50 PM. Two people spoke.
Larry Strozeski – asked if the Finance Commiee was sll acve. Mayor Go said yes and that Mr. Walls is the
chairman, and Town Manager James and he will be meeng soon. Larry asked if the meengs are public. Mayor
Go said that they are.
Vicky Blair – watched the Planning and Zoning meeng that happened on Sept. 24th, and has concerns that
sta liaison, Jeremy Rothwell, is presenng on behalf of applicants.
Her quesons were:
•
How does someone, that’s on the commiee, present an applicaon
•
How is an applicaon presented without the applicant there to answer quesons
•
Since Mr. Rothwell present the applicaon, does that make him unable to present it to Council?
She went on to say that she feels there’s a conict of interest and that, with the applicant not present, Mr.
Rothwell becomes an advocate for that applicant as opposed to and advocate for the Town he works for. She also
feels that the applicant should be involved from the beginning: to Planning and Zoning, to Council. She menoned
that the Town Manager controls sta, and she sees a lot of conicts.
11. Adjournment
Councilman Johnon mooned to adjourn. Councilman Miles seconded. All were in favor. The meeng ended at
7:55 PM.
Posted 9/29/2025 by 4:30 PM (#1)
*Posted 10/1/2025 by 4:30 PM (#2) item added when topic arose
NOTE: This agenda, as listed, may not be considered in sequence. This agenda is subject to change to include
addional items, including Execuve Sessions, and/or deleon of items, including Execuve Sessions that arise
at me of meeng.
