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Srlrp or Dnuwnnn Exscurryn DeplnruoNr Onnrco or Sure Pr.aNNrNc CoonornarroN August 2I,2019 Mr. Ron Sutton Civil Engineering Associates 55 West Main Street Middletown, DE 19709 RE: PLUS review 2019-07-03; Millville by the Sea Master Plan Dear Mr. Sutton: Thank you for meeting with State agency planners on July 24,2019 to discuss the proposed plans for the Millville by the Sea Master Plan project. According to the information received you are seeking review of a master plan for a 686.8 acre to include 2,885 residential units and 67.7 acres of commercial area. 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. As discussed at the meeting the master plan areas will not need to go back through PLUS for each site developer, however it may need to be reviewed again if additional lands are added, major changes are made to the overall site plan, or uses of the areas are changed; i.e, residential to commercial or commercial to residential. Ifchanges are planned, the developer should contact this office to discuss. The developers will also need to comply with any Federal, State, and local regulations regarding this property. We also note that as The T own of Millville is the governing authority over this land, the developers will need to comply with any and all regulations/restrictions set forth by the town. Stratesies for State Policies and Snendins This project is located in Investment Levels 2 and 3 according to the Strategies for State Policies and Spending. Investment Level 2 reflects areas where growth is anticipated by local, county, and State plans in the near term future. State investments will support growth in these areas. 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. I22Martin Luther King Jr. Blvd. South - Haslet Armory . Third Floor . Dover, DE 19901 Phone (302)739-3090 Fax (302) 739-5661 . www. stateplanning.delaware.gov PLUS review 2019-07-03 Page2 of9 State investments may support future growth in these areas, but may have priorities for the near future. Level 3 area means there may be environmental concerns on or near the parcel and we would encourage you to design the site with respect for the environmental features which are present. Code Reouireme 9en Permittins Reo uirements Denartm ent of Transnortation - Bill Brockenhroush 7 60-21 Oq a As planned, Millville by the Sea will have access on five State-maintained roads: o Roxana Road (Delaware Route 17) o Substation Road (Sussex Road 366) o Powell Fam Road (Sussex Road 365) o Peppers Corner Road (also Sussex Road 365) and o Burton Farm Road (Sussex Road 373). It has frontage on two additional State-maintained roads: Burbage Road (Sussex Road 353) and Beaver Dan Road (Sussex Road 368). Access on these roads must be designed in accordance with DeIDOT's Development Coordination Manual. A copy of the Manual is available at http://www.deldot.gov/information/business/subdivisions/changes/index.shtml. If the Town requires Letters of No Objection to Recordation in their site plan approval process, those letters will be conditioned on frontage and off-site improvements identified in accordance with the Manual and discussed further in these comments. The Vehicular Circulation Plan lists 26 "DelDOT-approved Entrances." It would be more accurate to say "Entrances Requiring DeIDOT Approval." While DeIDOT may eventually approve all26 entrances as planned, thus far it has approved six residential development entrances on Substation Road and two construction entrances, one each on Substation Road and Roxana Road. Beebe Medical Center, on Roxana Road, has one commercial entrance approved, with a second one presently under review. Please refer to Section P.3 of the Development Coordination Manual for the process by which DeIDOT reviews and approves subdivision, land development and entrance plans. o Per Section 2.2.2.1 of the Manual, Traffic Impact Studies (TIS) are warranted for developments generating more than 500 vehicle trip ends per day or 50 vehicle trip ends per hour in any hour of the day. In a June 20,2006letter (attached), DeIDOT commented to the Town on its review of a TIS for the original version of the subject Plan. The letter includes a numbered list of 25 off-site improvements and contributions toward off-site improvements that DeIDOT recommended be required of the development. PLUS review 2019-07-03 Page 3 of9 Some ofthe listed items, e.g. contributions toward DeIDOT projects that are now complete, are obsolescent. Others apply to locations that would not be included in a TIS done today because DeIDOT regulations have changed. Following is a list of items from that letter that DeIDOT finds should still be required of the developer. If the Town or the developer would prefer to restart the TIS process with current data, DoIDOT would be amenable to that. Alternatively, DeIDOT will use the list below to develop a set of off-site improvements for each of the tax parcels that remain to be developed in Millville by the Sea. As site plans are presented for review, DeIDOT will require the developer(s) to commit to building those improvements, either by letter agreement or by plan notes. (J The developer should install a single-lane roundabout at the intersection of Powell Farm Road/Peppers Corners Road and Delaware Route 17. o The developer should enter into signal agreements for the following intersections . Burbage Road and Delaware Route 17; . Powell Farm Road and Delaware Route 26; I Burbage Road and Windmill Drive; . Windmill Drive and Central Avenue; and . Windmill Drive and Delaware Route 26. o The developer should install a single-lane roundabout at the intersection of Burton Farm Road, Blackwater Road and Powell Farm Road. o The developer should improve the intersection of Burbage Road and Powell Farm Road to include an exclusive left turn lane on the westbound Burbage Road approach. o The developer should install a single-lane roundabout at the intersection of Burbage Road and Substation Road. o The developer should improve the intersection of Windmill Drive and Central Avenue to include an exclusive right turn lane on the southbound Central Avenue approach. o The developer should improve the following road segments to meet DeIDOT local road standards, which include ll-foot lanes and five-foot shoulders in both directions: . Substation Road from Burbage Road to Beaver Dam Road; ' Powell Farm Road from north limit of site frontage to Delaware Route l7; r Peppers Corner Road from Delaware Route 17 to south limit of site frontage; and PLUS review 2019-07-03 Page 4 of9 Burton Farm Road from west limit of site frontage to Powell Farm Road (not included in 2006 letter). o The developer should work with DeIDOT and the Town to develop a plan for the improvement of Route 77, from Powell Farm Road to Burbage Road, in a manner that meets DeIDOT standards for collector roads. The 2006 letter specif,red a boulevard section, including a landscaped median, parking lanes, bicycle lanes, and two single-lane roundabouts at site entrances. While DeIDOT is amenable to such a configuration, DeIDOT is primarily concerned that the plan meets State standards, allows for acceptable access to the parcels not included in the subject development and will be implemented by the developer as needed. o As necessary, in accordance with Section 3.2.5 and Figure 3.2.5-aof the Manual, DeIDOT will require minimum dedication of right-of-way along the site's frontage on various roads as follows: o Delaware Route 17 (40 feet of right-of-way from physical centerline); o Burbage Road (40 feet of right-of-way from physical centerline); o Substation Road (30 feet of right-of-way from physical centerline); o Powell Farm Road (30 feet of rightof-way from physical centerline); o Burton Farm Road (30 feet of righfof-way from physical centerline); o Peppers Comer Road (30 feet of right-of-way from physical centerline); and o Beaver Dam Road (30 feet of righrof-way from physical centerline). o The following right-of-way dedication note is required, "An X-foot wide right-of- way is hereby dedicated to the State of Delaware, as per this plat." a In accordance with Section 3.2.5.1.2 of the Manual, DeIDOT will require the establishment of a l5-foot wide permanent easement across the property frontage on both roads. The location of the easement shall be outside the limits of the ultimate right-of-way. The easement area can be used as part of the open space calculation for the site. The following note is required, "A l5-foot wide permanent easement is hereby established for the State of Delaware, as per this plat." a Section 3.5.4.2 of the Manual addresses requirements for shared-use paths and sidewalks. Referring to Section 3.5.4.2.A of the Manual, DeIDOT shall require developments in Level I and2 Areas, and may require developments in Level 3 and 4 Areas, to install a sidewalk or Shared Use Path along their frontage. DeIDOT anticipates requiring a sidewalk or Shared Use Path along the State-maintained road frontage of all of the subject parcels. While DeIDOT will defer to the Town on the choice between sidewalks and Shared Use Paths, preliminarily they anticipate requiring Shared Use Paths.
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