Delaware planning panel approves limited commercial use at Donovan Farms, accommodating potential daycare

The City of Delaware Planning Commission on Jan. 15 unanimously approved an amendment to the Donovan Farms planned mixed-use overlay to permit limited commercial uses on a roughly 2.3-acre portion of Subarea B along South Elk Road, including office and professional services, limited retail and a daycare.

Planning staff told the commission the amendment (zoning and amendments number 2023-3399, amendment 01-25) conforms to the comprehensive plan and recommended approval with a single condition: the applicant must adhere to all conditions approved in the original Donovan Farms predevelopment plan passed in 2023.

The approved overlay change does not alter the site layout approved previously, staff said. The Donovan Farms development already includes three subareas: Subarea A for 255 single-family homes, Subarea B for multifamily, and Subarea C for mixed-use commercial. The commission’s action reclassifies the 2.3-acre parcel along South Elk Road as Subarea B-1 so limited commercial uses can be permitted there; any future building or site design will require a separate development-plan review by staff and additional public hearings.

“ We think that this is a good use change and think that it makes sense…more specifically hoping for a daycare user,” said RJ Sabatino, representing TNR Properties and Donovan Farms Apartments LLC. Sabatino said the applicant envisions a likely single user on the small parcel and would probably sell the lot to an end user rather than build a speculative commercial shell.

Planning staff cautioned that traffic implications remain to be determined. Donovan Farms’ larger traffic impact study for the single-family portion is still in progress; staff said a peak-hour trip-generation estimate for the proposed commercial use will determine whether a supplemental traffic impact study or roadway improvements are required at the development-plan stage. “We don’t have any information at this point in time regarding any future potential improvements,” a city planning staff member said, adding such work would be evaluated as the site plan and the end use become known.

Commissioners discussed how a daycare could be configured on the site — with play area and parking typically set behind the building for privacy and safety — and noted staff and the applicant intend to address layout when a specific user is identified. Staff also said the development text was written to allow the Subarea B-1 parcel to be folded back into the multifamily area later if market conditions change, avoiding the need for a future rezoning.

The commission set the public hearing before city council for Feb. 10 and approved the zoning amendment motion on a unanimous vote. The amendment’s approval is limited to changes in permitted uses; subsequent development plans, access design and any required traffic improvements will be reviewed separately.

The commission’s action leaves in place the previously approved 255-unit single-family plan and the larger mixed-use concept for Donovan Farms; only the permitted uses for the identified 2.3-acre parcel were amended.

Votes at a glance: zoning amendment 2023-3399 (amendment 01-25) — Motion to approve with staff recommendations made by Commissioner Prowl; seconded by Commissioner Nana; outcome: approved (recorded votes: Mr. Stelzer — yes; Mr. Cross — yes; Mr. Nana — yes; Mr. Prowl — yes; Vice Chair Hoffman — yes; Chairman Simpson — yes). Public hearing at city council set for Feb. 10.