Belle Mead, Stockley Materials plans backed by county panel

A rezoning application for the Belle Mead mixed-use development near Beacon Middle School was recommended for approval May 21 by the Sussex County Planning & Zoning Commission.

Commissioner Scott Collins noted benefits and disadvantages of the Belle Mead development that developer Capano Management of Wilmington plans for a site adjacent to Beacon Middle School west of Lewes.

“I would like to acknowledge several concerns about the development – the loss of open space, increased traffic on Route 24, added pressure on volunteer fire and ambulance services, and continued strain on our schools,” Collins said. “However, I am going to recommend approval, based on the county code and comprehensive plan.”

Collins said the proposal for the 32-acre site would create affordable housing, and retail and office space. It would also contribute $2.8 million to nearby road improvements, preserve some woodland and contribute “modestly” to fund emergency services. At least 10% of the apartments will be affordable housing. 

“We cannot deny projects based on personal preference or desire to preserve the status quo,” Collins said. “Certainly I would have loved to see that remain a horse farm.”

He expressed frustration with the commission’s options.

“If there is a desire for more flexibility to deny applications or discourage sprawl, it falls within the authority of county council to amend the code,” he said. “This proposal complies with code and planning goals and, compared with many past approvals, does more to meet the needs of Sussex County residents without contributing to sprawl.”

Plans call for 334 multifamily units and 72,000 square feet of commercial space along Route 24.

The developer must donate $500 to the Rehoboth Beach Volunteer Fire Company, plus a monthly contribution of $10 for each completed residence. Cape Henlopen School District officials also urged the county to enact fees on new developments to fund school expansion to accommodate more students, according to a list of conditions.

“Before I vote, I’d just like to say I completely agree with Commissioner Collins’ comments prior to his reading his motion,” said Commissioner Holly Wingate. “I’d also like to add that I’m very happy about Condition P, the donation to the fire departments/first responders, and I would also like to add that I would hope to encourage the county council to consider [Condition] Q, to donate to our local schools.”

The commission voted unanimously to recommend approval of an ordinance to amend the comprehensive zoning map from AR-1, agricultural-residential, to C-4, planned commercial, for the site at 20033 John J. Williams Hwy. The request will be forwarded to county council for its consideration.

Stockley Materials

The commission also backed Stockley Materials’ conditional-use request. The commission delayed a decision at its April 16 meeting to investigate complaints from neighbors of the company’s borrow pit near Georgetown, where it wants to expand its operation.

Neighbors claimed the company was in violation of conditions set when it received approval of a conditional use for the borrow pit. They complained about dust and an inadequate buffer along the edge of the property.

A review by county planning and code officials subsequently concluded the operation is following the rules, county officials said.

Wingate recommended approval of a conditional use to process soil, trees and other vegetation removed from road construction projects on 6 acres of the 82.3-acre borrow pit property. Soil, mulch and biomass processed there would be sold from other Stockley Materials locations.

Services planned by Stockley Materials are needed in the community, she said.

While conditions at the borrow pit were found to be acceptable, the company will be required to improve the berm separating the site from properties along Cedar Lane, and the county will continue to monitor conditions at the site.  

Nature Conservancy

Also May 21, Jon Horner, a lawyer for Rehoboth Beach-based housing developer Schell Brothers and Ocean Atlantic Companies, outlined plans to renovate a house for The Nature Conservancy.

“It’s a fairly straightforward use,” Horner said. “There are really no neighbors. It's in an environmental preserve. I think it would be a good use for that property.”

The 3.8-acre property on the north side of Round Pole Bridge Road, nearly 4,000 feet north of Cave Neck Road, was donated in 1999 to The Nature Conservancy, said Natasha Whetzel, Delaware stewardship program manager for the conservancy.

The organization has used a barn on the property for equipment storage, Whetzel said.

Horner said Schell Brothers and Ocean Atlantic Companies will work with The Nature Conservancy to convert the house for use as the organization’s field office. Whetzel said two staff members will work from the house when the project is finished.

The conservation nonprofit also functions as a land trust, owning, managing and restoring land in Sussex County and elsewhere. The field office would be on the McCabe Nature Preserve.

Some complaints about dogs running loose on the site were submitted before the meeting. Whetzel said she does not believe it is common, and staff encourage people to keep dogs on leashes. 

“I am highly in favor of them having a field office there,” said Judy-Rose Seibert, a birdwatcher from Lewes who frequents the area.

The commission deferred its decision to a future meeting.