In February of 2023, the City of Delphi adopted its Comprehensive Land Use Plan (CLUP). Delphi’s CLUP is designed to benefit the community by providing opportunities for growth and development that will enhance the quality of life in Delphi. This will allow for growth while still preserving the community’s rural character, agricultural industry, and environmentally sensitive areas. It will also serve as a roadmap for any upcoming projects. Key strategies include increasing quality housing opportunities, expanding local government capacity, supporting local jobs and workforce, investing in quality of place, and strengthening the downtown area.

The Carroll County Comprehensive Plan, passed in 1968 and updated in 2008, covered the entire county with only a few pages focused on Delphi. In February 2023, when Delphi adopted its CLUP, it focused solely on the city.

This was the first step for the city to take control of its planning and zoning. In January 2023, the city contracted with GRW Engineering to start the process of creating a Unified Development Ordinance (UDO) with a goal of establishing the Delphi Plan Commission in late 2023. With recent development opportunities, the city has moved that timetable up creating the Plan Commission and Board of Zoning Appeals (BZA) in June 2023. This withdrawal from the Carroll County Area Plan means that the city is now responsible for its own, permitting, special exceptions, and rezoning. 

The first meeting of the Delphi Plan Commission was held on Monday, June 19. After being sworn in, officers were elected as follows: Sandra Flora, President; Spencer Kingery, Vice President; Christina Langsdorf, Secretary. Other members present were Cody Nelson and Dick Bradshaw. Board member Mary Ann Burton was unable to attend the meeting. Kingery, Flora, and Nelson are appointees of the City Council while Bradshaw, Langsdorf, and Burton are appointees of Mayor Werling. There is an open spot for a Republican or Independent on this board to be appointed by Mayor Werling. 

Since this was the first meeting, there was no old business. However, new business included discussion and later a vote approving an amendment to update the zoning ordinance. This amendment accommodates Delphi’s need for residential growth by allowing multi-family development by right in the U-2 Urban Residential District. It further stipulates that multi-family development be served by public sewer and the minimum lot size for a shall be calculated as 1,000 sqft/unit. Setbacks for multi-family buildings have been adjusted to mimic traditional downtown development by bringing the structures up to the street face and maximizing the lot coverage. Height allowances will now be measured from the elevation of the centerline of the adjacent roadway and will not include below-grade improvements. 

Debbie Luzier, a planning and zoning consultant from GRW Engineers Inc, is assisting the Delphi Plan Commission as it begins operation. Luzier presented the draft rules and procedures that the commission will review at the next meeting. 

The meeting was adjourned at 6:17 p.m. with plans for the committee members to reconvene every third Monday at 6 pm. The BZA will hold its first meeting on Monday, July 17 at 6:30 p.m. and on subsequent third Mondays. Members of the BZA include Christina Langsdorf, Courtney Kingery, Brandon Short, Mary Ann Burton, and a member to be appointed by City Council. At their first meeting, members will take an oath of office and appoint officers. 

For more information contact Mayor Werling at  
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Article by Emily Mears, DCHS 2023 graduate and summer intern for the City of Delphi

The City of Delphi is considering adopting an ordinance for the registration and inspection of rental properties within the corporate limits. The Common Council of the City of Delphi will hold a public discussion and workshop on the topic on Wednesday, March 22 at 6:30 p.m. at the Community Center, 311 N. Washington Street. 

For purpose of discussion, here is an ordinance from the City of Aurora, population 3,696 — similar in size to our community.
Sample Rental Property Registration Ordinance--Aurora, IN