Donovan Farms developer seeks to allow limited commercial uses on 2.3 acres; staff recommends approval

The City of Delaware Planning Commission heard a request Wednesday, Jan. 15, 2025 from Donovan Farm Apartments LLC to amend the Donovan Farms planned mixed-use overlay to permit limited commercial uses on approximately 2.3 acres in sub area B along South Elk Road.

City staff described the 76-acre Donovan Farms site as previously rezoned in 2023 with three subareas: sub area A for 255 single-family homes, sub area B for multifamily, and sub area C for mixed-use commercial. The applicant seeks to reclassify the 2.3-acre portion of sub area B as "sub area B-1" to allow office and professional services, limited retail and a daycare use. Staff recommended approval of the amendment with one condition: the applicant must adhere to all conditions from the original Donovan Farms predevelopment plan approved in 2023.

Staff emphasized that the requested change does not alter the site layout or existing access points shown on the preliminary development plan; future development of any commercial use would still require a development plan review and permits. The commission and staff discussed traffic implications: Donovan Farms is completing a traffic impact study for the single-family portion, and staff said a separate trip-generation estimate or an updated TIS may be required when a specific commercial user applies. The transcript records staff saying no traffic improvements are finalized and that any improvements would be identified during development-plan review.

RJ Sabatino of TNR Properties, representing Donovan Farm Apartments LLC, told the commission the applicant envisions a daycare as the likely user and said the lot would probably be split and sold to an end user if a commercial use proceeds. Commissioners asked about green space designation near the proposed area, parking and building placement relative to the road, and whether parking would be combined with adjacent multifamily lots. Sabatino said layout details would be addressed when a specific user is identified and during development-plan review. There is no record in the provided transcript of a commission motion or final vote on the amendment during the Jan. 15 meeting.

If the amendment moves forward, staff said future steps will include a formal development-plan submission, review of traffic impacts and any required roadway improvements, and final approvals by the commission.