Upper Darby planning panel recommends new ‘community mixed‑use’ zoning for Drexel Hill parcel over residents’ objections

Upper Darby Township’s Planning Commission voted 3–2 on June 8 to send a letter to Township Council recommending a text and map amendment that would create a new Community Mixed‑Use (CMU) zoning district for parcel ID 16‑11‑176‑2 at the 4900 block of South State Road in Drexel Hill.

Joshua Chast, the township’s planning and zoning manager, told the commission the application — submitted May 18, 2026 by Rockwell Drexel LLC — asks only for a zoning change at this stage, not land development approval. "This is just one step of the process," Chast said, and any specific site plans, traffic studies and engineered stormwater plans would come later if the zoning change is adopted.

Developer representatives presented an illustrative plan for a walkable, transit‑oriented community with roughly 12 single‑family homes, townhomes and about 50 multifamily apartments above retail, plus a public nature trail and a pocket park. Greg, a Rockwell Drexel LLC representative, told the commission the mixed‑use option would produce higher tax revenue than a by‑right plan for 56 single‑family homes: "Our estimates are over $600,000 more for the school district … and over $240,000 more for the township," he said.

The applicant’s land‑use attorney, Matt McHugh, described provisions in the draft ordinance that would require a mix of housing types, set dimensional and parking standards, and require a traffic study and other performance standards during the subsequent land‑development review. Engineer Dave Porter said the tract is roughly 15 acres with about 11 acres of developable area after stream and slope buffers; Colin Brook runs along the property’s edge.

Dozens of residents testified during a lengthy public comment period. Concerns clustered around traffic and public‑safety access on State Road and adjacent streets, potential impacts on the Darby Creek watershed and tree canopy, school capacity, sewer system stress, the adequacy of public notice and whether the ordinance was drafted to benefit a single project.

"A special use district is not planning. It's opening the gate and starting the dog race, and residents are the ones who end up chasing after the consequences," resident Chris Batty said, summarizing skepticism widely expressed in the room. Several neighbors said they learned of the CMU proposal only in the days before the meeting and asked the commission to delay action until independent regional traffic and sewer studies could be completed.

Developer representatives and some advocates urged that concentrating housing near transit is appropriate for the site. James Bergman of Bike Delaware County said the parcel checks several boxes for a transit‑oriented community and that careful design could improve walking and biking connections to nearby stops.

After a discussion among commissioners, the motion to approve the staff draft recommendation letter, with an appended section capturing dissenting views, passed on roll call: Craig Snap Yes; Mike Mo Yes; Jeff No; Debbie Ny Yes; Lee Jordan No. Commissioners said the letter — including the appendix of minority concerns — will be transmitted to Township Council, which has final authority to adopt any zoning amendments.

What happens next: Council may schedule its own public hearings (including required advertising and mailed notices for nearby property owners) before voting on the ordinance. If Council adopts the CMU map change, any specific development would still need a full land‑development submission with traffic, stormwater and engineering studies subject to township and Delaware County review.

The Planning Commission’s recommendation and the public comments make clear residents expect more detail on traffic, sewer capacity and environmental mitigation before Council acts. The commission’s 3–2 recommendation does not guarantee approval by Council; it begins the formal review pathway that could include additional studies, public hearings and conditions on any future development.