Housing developments near Angola and Milton, a future land-use map revision for Milton and the town’s comprehensive plan update process underwent state Preliminary Land Use Service review April 29.

State agencies made recommendations and provided guidance during the coordinated process, but final decisions will be made by local municipalities.

Inland Oaks

State agencies offered advice for Inland Oaks, a 49.6-acre development of 84 single-family homes between Robinsonville Road and Route 24 near Angola.

The project planned by developer K Hovnanian at Inland Oaks LLC in an AR-1, agricultural-residential, district includes 26.8 acres of open space. 

Plans call for removing 9.4 of the 26.8 acres of forest on the site. Taryn Davidson, an urban and community forestry program coordinator for the state Department of Agriculture, urged the developer to limit the tree removal as much as possible.

The property also contains 5.1 acres of nontidal wetlands. 

Jason Palkewicz, a representative of the applicant, said the development will avoid wetlands and forests as much as possible.

The development is estimated to create 815 daily vehicle trips on an average weekday.

Stephen Bayer, a planning supervisor for the Delaware Department of Transportation, noted the project is within the Henlopen Transportation Improvement District, and the developer will help fund road improvements to accommodate traffic in the area.

Jared Kauffman, fixed-route planner for the DART bus system, suggested creation of a path from the development to Robinsonville Road for pedestrians.

Estates at Reynolds Pond 

The only concern raised by state agencies about Estates at Reynolds Pond, a project to build 82 single-family homes on 74 acres north of Milton, concerned its location in a rural area.  

Several state agencies objected to the project because the state was not anticipating development in the area and was not prepared to support it with infrastructure. The concern is typically raised by the state in such cases, as housing development has spread into rural areas. 

The property, which has an Ellendale address, is near the intersection of Route 30 and Hummingbird Road. It is bordered by Reynolds Pond on the south. Building sites would sit behind a row of about two dozen residential lots under construction by Capstone Homes along Hummingbird Road to the north. 

There is a dammed man-made pond on the property, said Glenn C. Mandalas, a managing partner in the law firm Brockstedt Mandalas Federico, which represents the developer.

Mandalas said the project would not remove any forest.

Applicant Carlton Savage of Rehoboth Beach plans to use the existing zoning of AR-1, agricultural-residential.

Town of Milton requests

State agencies reviewed a proposal to amend Milton’s future land-use map to change two parcels from residential to commercial. That would allow development of a building called the Barn, which will be primarily a restaurant and beer garden.

The site at the corner of Route 5 and Shingle Point Road is part of the Scarlet Oaks development.

Scarlet Oaks Holdings is also planning outdoor seating and other outdoor space with multiple uses, such as a farmers market or entertainment venue, and a spot for bicycle rentals.

There will be cottages to serve as office space and a larger homestead on site. The restaurant would be developed by Megan Kee, creator of Houston White Company, among other restaurants in Rehoboth Beach and Lewes.

Steve Bayer, a planning supervisor for the Delaware Department of Transportation, noted the parcels are in a planned Milton Transportation Improvement District, which will coordinate nearby road improvements.

The site is anticipated to become a residential use in the draft district, so the state’s plan will have to be revised to take into account the proposed commercial use, Bayer said.

During discussion of the Milton comprehensive plan, state agencies offered to assist the town as the project progresses but offered no specific recommendations.