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January 29, 2006 Marco Boyce Morris & Ritchie Associates, Inc. 18 January 29, 2006 Marco Boyce Morris & Ritchie Associates, Inc. 18 Boulden Circle, Ste 36 Wilmington, DE 19720 RE: PLUS review – PLUS 2006-12-05; Steeplechase and Reserve at Steeplechase Dear Mr. Boyce: Thank you for meeting with State agency planners on January 3, 2006 to discuss the proposed plans for the Steeplechase and the Reserve at Steeplechase project to be located 1400 feet east of the intersection of Barrett’s Chapel and McGinnis Pond Road, north of Frederica. According to the information received, you are seeking site plan approval for 543 residential units on 177 acres. We have reviewed a similar project on the same parcel. It was known to us as "The Blessing Property" as PLUS 2006-01-02 on January 25, 2006. The developer was the same in both cases. The Blessing Property proposal contained 458 residential units, both single family detached and townhouses. This PLUS review supersedes our previous comments found in our letter dated February 15, 2006. Please note that changes to the plan, other than those suggested in this letter, could result in additional comments from the State. Additionally, these comments reflect only issues that are the responsibility of the agencies represented at the meeting. The developers will also need to comply with any Federal, State and local regulations regarding this property. We also note that as Kent County is the governing authority over this land, the developers will need to comply with any and all regulations/restrictions set forth by the County. PLUS 2006-12-05 Page 2 of 24 Executive Summary The following section includes some site specific highlights from the agency comments found in this letter. This summary is provided for your convenience and reference. The full text of this letter represents the official state response to this project. Our office notes that the applicants are responsible for reading and responding to this letter and all comments contained within it in their entirety. State Strategies/Project Location This project is located in Investment Level 3 according to the Strategies for State Policies and Spending. This site is also located in the Kent County Growth Zone. Investment Level 3 reflects areas where growth is anticipated by local, county, and state plans in the longer term future, or areas that may have environmental or other constraints to development. State investments will support growth in these areas, but please be advised that the State may have other priorities in the near term future. Street Design and Transportation DelDOT anticipates asking the developer to contribute to one significant road improvement project in the area: the Little Heaven Interchange Barratts Chapel Road is classified as a major collector road. DelDOT’s policy is to require dedication of sufficient land to provide a minimum right-of-way width of 40 feet from the centerline on collector roads. Therefore we will require right- of-way dedication along the frontage to provide any additional width needed from this project. This is a change from our previous PLUS comments on this project resulting from the reclassification of the road. DelDOT will also require that a paved multi-modal path, located in a 15-foot wide permanent easement, be provided across the frontage of the site. DelDOT recommends that driveway easements be provided to allow or the future connection of the three outparcels on the north side of Barratts Chapel Road to the proposed subdivision streets. The right-of-way for the easterly entrance road should be 60 feet wide all the way to the southerly loop road. PLUS 2006-12-05 Page 3 of 24 Several reduced right-of-way streets are proposed in the townhouse section. They appear to be alleys, and as such they would not qualify for State maintenance. If they are to be built for State maintenance, the radii of several horizontal curves will need to be increased to meet DelDOT standards. Natural and Cultural Resources The Division of Historical and Cultural Affairs would like the opportunity to examine the area prior to any ground-disturbing activities, to learn something about the known archaeological site’s nature and extent and to see if there are in fact any other archaeological sites on the parcel and to learn something about their location, nature, and extent. They would also like the opportunity to document the existing house prior to any demolition activities. Wetlands provide water quality benefits, attenuate flooding and provide important habitat for plants and wildlife. Particularly because of this area and its status as a State Resource Area, lots should be removed in their entirety from both the wetland and the forest surrounding it. Vegetated buffers of no less than 100 feet should be employed from the edge of the wetland complex. Large isolated pockets of open space are rarely used by residents. Eliminating these pockets will be beneficial to onsite natural resources by relocating open space areas adjacent to wetland and forest resources. To maximize the existing buffering capacity and wildlife habitat on site, it is recommended that lot lines and other infrastructure (such as storm water management ponds) be pulled out of the forest and that areas of community open space be designated along the forested/riparian areas. DNREC has records of Notropis chalybaeus (iron color shiner) within Pratt Branch at this site, which is also a State Natural Area. There are also records of rare plants just upstream and they may be within the project site as well. There are freshwater tidal scrub-shrub wetlands bordering the stream and this type of habitat is very significant as it is becoming quite rare in Delaware. The current site plan does not provide adequate buffers to protect water quality, rare species and the integrity of this freshwater wetland system. The site plan/application states that a 100-foot buffer from the center of the stream will be maintained; however, 100 feet from the center of the stream only extends to the crest of the slope. The lot lines extend to the crest of the slope. The 100-foot buffer should extend from the crest of the slope to the lot line, not the center of the stream to the crest of the slope as it is currently. In addition, the PLUS 2006-12-05 Page 4 of 24 proposed 50-foot tidal and 25-foot non-tidal wetland buffers are extremely inadequate and should be increased to 100 feet. Due to the importance of the forest on this parcel as a riparian and wetland buffer, a greater effort to maintain the existing forest should be made. Omitting some of the lots and infrastructure, especially in the southern part of the plan, would allow for greater forest preservation. Current site plans indicate that roughly 19 lots are within the existing Natural Area. The Office of Nature Preserves strongly recommends removal of lots in the forested portion of the site and respectfully requests the applicant consider dedicating the Natural Area as a Nature Preserve through a conservation easement or donation of land to the State. The following are a complete list of comments received by State agencies: Office of State Planning Coordination – Contact: David Edgell 739-3090 This project is located in Investment Level 3 according to the Strategies for State Policies and Spending. This site is also located in the Kent County Growth Zone. Investment Level 3 reflects areas where growth is anticipated by local, county, and state plans in the longer term future, or areas that may have environmental or other constraints to development. State investments will support growth in these areas, but please be advised that the State may have other priorities in the near term future. We encourage you to design the site with respect for the environmental features which are present. Please pay particular attention to the environmental design comments found later in this letter. Our office is encouraged that the developer is taking advantage of the Kent County Transfer of Development Rights (TDR) ordinance. We support equity transfer programs such as TDRs which preserve land in our rural areas while concentrating growth in designated growth zones where infrastructure and services will be available to new residents. In addition, Kent County’s ordinance contains high standards for subdivision design and architecture in TDR developments, which will assure that the development is unique, attractive, and of a high quality. Our office has no objections to the development of this parcel in accordance with all relevant Kent County codes and ordinances. As discussed at the PLUS meeting, we encourage the applicant to take advantage of the flexibility in the Kent County TDR ordinance to preserve additional open space and natural features on the site. On way to do this is to implement “big house” style condo units in place of some of the other unit types. These structures can be designed with the same mass and detailing as large single family homes, yet typically contain two or more PLUS 2006-12-05 Page 5 of 24 condo units. The same unit count desired by the developer can be maintained with a smaller footprint on the site, allowing for more open space, forest preservation, and natural buffers. These units would also diversify the housing offered in the project, and perhaps open a different market segment to the developer. Division of Historical and Cultural Affairs – Contact: Alice Guerrant 739-5685 This parcel contains a historic house (K-2747) and a prehistoric-period archaeological site (K-589). Both of these are within the south half of the development. Beers Atlas of 1868 shows the P. Grumell House within the north half and the R. Williams House within or very near the eastern edge of the north half.
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