After deferring a decision on the project twice last month, a plan for a proposed development just north of Millville, off Old Mill and White’s Neck roads, will be discussed at the 6 p.m. Jan.11 meeting of the Sussex County Planning and Zoning Commission.
Bethany Ridge LLC presented the plan to subdivide about 104 acres of environmentally sensitive land into 227 lots, in an area already experiencing unprecedented growth. The usual environmental and traffic concerns stood in opposition to the plan at its Dec. 7 public hearing, in addition to a pending lawsuit involving the heirs of the deceased property owner, Raymond Banks, who developers say signed a contract to sell the land before his death.
According to county records, the county commission recommended approval of a residential planned community (RPC) on the same plot of land in January of 2004, but it was denied by county council.
Utilizing the cluster ordinance — wherein developers can exceed density requirements if they preserve more open space — the developers returned last year with a plan to subdivide the 104 acres of AR-1 land into 227 single-family lots.
The plan is proposed for the Environmentally Sensitive Development District — a county overlay zone designed to promote wise use of the environmentally sensitive land, but which has no enforcing legislation to prevent otherwise standard density increases and other frowned-upon development practices.
No wetlands are on the project sight, however, and the new plan contains 34 acres of open space, walking, jogging and biking paths, and 24,000 linear feet of sidewalk, according to county records.
Raymond Banks Jr., attorney Rachel Mershie and local resident Anna Volkman were present at the Dec. 7 meeting in opposition to the plan, citing problems with a pending lawsuit and runoff from the proposed project that they said would affect nearby farm properties.
They also complained about negative environmental impacts — mentioning a bald eagle that nests nearby — and traffic concerns that many feel are already warranting of state action.
Since the proposed project is in the state’s Level 3 investment area, some state money will be available for infrastructure improvements, unlike other ESD lands in the Level 4 area, where no state funding will be offered for such improvements as a way to deter development in such areas. But Delaware Department of Transportation budget deficits have already forced a likely delay of multi-million-dollar road projects on Routes 26 and 54. A project to widen local feeder roads to Route 26 might be indefinitely delayed because of funding problems.
The State Historic Preservation Office was the only state agency to directly oppose the development in a May 2005 land-use review, stating that the project could destroy a historic farmstead there.
While not overtly opposing the plan, other agencies did recognize the negative impact of further development in the area, with DelDOT citing concerns for local roads, and the Department of Education estimating the project would add 114 students to the already burgeoning Indian River School District.
The project abuts the town of Millville, which is experiencing a period of unprecedented growth and proposals for more. Nearly 4,000 homes are proposed for the Route 17 corridor itself. Millville by the Sea — the town’s master planned community (MPC), which it has supported since initial discussions — will alone add 3,100 homes on nearly 800 acres of town property along Route 17 in 10 to 12 years, if plans are executed as presented.
Additional large residential developments have also been proposed for the town, generally along Route 17, but town officials have discussed the possibility of annexing a number of neighboring residential areas on all sides of the current incorporated area, as part of its wave of growth.