Developer Todd Bariglio first sought to rezone a 4.7-acre parcel at the intersection of Plantation and Cedar Grove roads to B-1 neighborhood business district for a medical-professional office complex.

But when that application was opposed, Bariglio changed course and asked for a conditional-use application. Now that, too, is attracting opposition.

Based in part on a loud outcry from the public that rezoning would open the door to more wide-scale commercial-like uses on the road, planning and zoning recommended denial of the original rezoning request, which would have paved the way for Ocean Park Business Campus.

County officials told Bariglio to come back with a conditional-use application, and they would grant him an expedited review. With a conditional use, county officials could place conditions pertaining to use and site plan on an approval of the application. No such provisions are allowed under rezoning.

County officials may have liked the idea, but not residents who spoke at the Sept. 24 planning and zoning public hearing.

Residents representing three nearby developments opposed the project.

Planners are expected to make a decision on a recommendation to council at the Wednesday, Oct. 14 meeting.

A public hearing is slated for 6 p.m. Tuesday, Oct. 13 before county council.

Road realignment

The proposed complex is located at an intersection due for improvements by the Delaware Department of Transportation (DelDOT).

Engineering is under way, and rights of way will be purchased in 2011 and 2012 for the realignment of Cedar Grove Road and Postal Lane. Actual construction is not scheduled until 2014, which would not coincide with the proposed construction schedule for Ocean Park Business Campus.

Mike Riemann, engineer with Becker Morgan Group, said the complex would be built three years ahead of the road project.

“If the economy improves, the road work could be accelerated,” he said.

Riemann said the developer would contribute funds toward the intersection-realignment project based on the project’s impact.

Plans call for the relocation of Cedar Grove Road to meet up with Postal Lane.

The engineer recognized Plantation Road carries a high volume of traffic, especially on weekends. “The complex will not be operating on weekends and not coincide with peak traffic on weekends,” he said.

Riemann said a traffic signal agreement with DelDOT has been signed, and the developer would help fund part of that project as well.

Betty Deacon, representing the Sandy Brae Homeowners’ Association, said it’s a mistake to say that traffic is intense only on certain days. “It’s bad Monday through Friday – it’s not a weekend kind of thing,” she said.

Jane Kraus, a resident of Aydelotte Estates, said without knowing specifically what kind of professionals would be leasing space in the complex, it’s impossible to assess the traffic situation. “If it’s attorneys and accountants, they work weekends,” she said.

Using green technology

The proposed Ocean Park Business Campus would contain two 22,500-square-foot, two-story professional office space buildings. Riemann said the buildings would be laid out in a campus style with a courtyard and some under-story parking. There would be 238 parking spaces.

In addition, plans call for possible certification under the Leadership in Energy and Environmental Design (LEED) Green Building Rating System. Brad Hastings, architect with Becker Morgan Group, said the developer is aiming for the highest – platinum – certification. If approved and LEED certified, the project would be the first in Sussex County with the designation. Riemann said there are only 140 platinum LEED certifications in the world.

To attain the certification, the building must use the highest standards in green technology, construction and design to minimize environmental impact. Hastings said the builder would maximize green space and natural lighting, use geothermal heating and local materials and incorporate green roofs and rainwater harvesting into the design. Hastings said the complex would use 33 percent less energy and 40 percent less water than a traditional complex.

Commissioner Martin Ross said there are only three LEED-certified buildings in the state.

Dennis Schrader, attorney for the developer, said the complex would be perfectly situated, less than one mile from the Route 24 Beebe Medical Center complex.

At the first public hearing, Riemann said the project would cost at least $7 million and provide around 150 construction jobs and 60 jobs when open. He said fees paid to the county would total around $209,000, not including annual property taxes.

Residents say area is residential

Deacon completed a survey of the area and found that there are 1,400 to 1,500 homes in 11 subdivisions that use Plantation Road. She presented the commission with a petition against the project signed by 45 residents of The Retreat subdivision.

Deacon said Plantation Road is primarily a residential street. “The last thing we want is more traffic directed from Route 1. We live there,” Deacon said.

Julia Morey, representing the Plantations East Homeowners’ Association, said there is no real commercial development on Plantation Road and even beyond to Warrington Road.

In addition, she said, there doesn’t seem to be an overwhelming demand in the area for medical office space.

“This sets a precedent with a conditional use,” she said. “We have a residential neighborhood, and we want to keep it that way,” she said.

Representing the Aydelotte Estates Homeowners’ Association, Loretta Mahan said residents bought their homes expecting the area to remain residential. She said most people are not against the project or development; they are against the location.

“Growth is a good thing, but not this type of structure in that area right now,” she said. “Most of us are saying there are plenty of other places to go for office and medical space. We have some great concerns.”