Everybody knows that busy Route 24 needs widening and intersection improvements. By 2022 DelDOT will add turn lanes at the busy Route 24 - Angola and Robinsonville roads intersection to add capacity and reduce hazards. We can’t wait.
But a developer’s project - another ‘Wawa-size gas/diesel station and Super-7-Eleven store would negate most of DelDOT’s efforts at this location; even cause more accidents. I will explain why later. First some background:
As featured on page 1 of the Cape Gazette Aug. 20, Sussex Council denied rezoning from AR-1 residential, to C-3, heavy commercial last year. Reasons for denial were solid. This should have been the happy ending - for the public.
But the lawyer is trying again Tuesday, Sept. 17, to get the same project approved: They just changed the application’s title from rezoning to conditional use (C/U). Under Sussex’s Comprehensive Development Plan, a C/U permit may perhaps be issued in “environmentally sensitive areas” for “homes with ‘light’ commercial and institutional uses” such as “to allow people to work close to home.” But, here, the home would be gone, replaced by a major commercial project. “Conditional use” for this would set a serious precedent. No way.
A gas station and/or 7-Eleven store should be welcome in many other Sussex areas, but here there are eight gas stations within just 4.3 miles of this location! Too many! In the near future, millions of electric cars will be fueled/charged at home. Many gas stations will close; just like bookstores and even many shopping malls went bankrupt after online shopping took over. Planners should consider such trends now.
Now to the major reasons (there are also other concerns) why a conditional use (C/U 2176) for this large 7-Eleven store and gas station at this intersection must not be approved by Sussex Council Sept. 17, at 1:30 p.m.
DelDOT will only permit a right-in right-out entry/exit on Route 24. They even plan a concrete barrier in the center of Route 24 to prevent cars traveling westbound from making a left turn into this gas station. Left turns across traffic cause countless accidents, some fatal.
Thus, the main entrance and exit would be from busy Angola Road before the traffic light. Due to wetlands and Sarah Run culvert, there is no way to do this safely. Why:
The distance from wetlands to the traffic lights is short. Angola Road, the main exit from Angola, is narrow, curves and slopes. Overall visibility can be poor. Fire trucks and ambulances often had trouble getting past this intersection. Cars/trucks stand in long lines on Angola Road waiting for the Route 24 light to change.
Many would be blocked from even getting to the light due to a car in front of them waiting to make that left turn into this gas station across traffic coming from three directions. Such cars, waiting patiently, may be hit from behind and pushed into the path of oncoming traffic! Many such accidents are fatal. State troopers have seen this often. Fortunately, our newly elected Sussex Councilman Doug Hudson was a state trooper before becoming a realtor at former Council President Rob Arlett’s real estate agency.
Hudson must have seen such collisions, and all the pain they create, especially when children are severely injured. This hazard also exists for cars/trucks trying to exit the gas station or store with a left turn on Angola Road across traffic to get to Route 24 westbound or to Robinsonville Road. Precious green light time at the intersection and DelDOT’s spending would be wasted.
With about 4,000+ additional homes already approved for nearby Sussex, this intersection could be worse than now. State troopers, firemen, ambulances will be busy.
It gets worse. After accidents, state police may close the entire road for collision reconstruction, ambulances, tow trucks, spill cleanup, etc. Unlike in other areas, there are no side roads here in Angola through which blocked traffic can reach Route 24. Residents will be trapped!
Not even space enough to turn around to reach Camp Arrowhead Road, the only other Angola-area exit. I realize that our planning & zoning, council and DelDOT offices are swamped with so many new subdivision and rezoning applications that their offices are overwhelmed. They need more professionally trained help to have time to consider all the important details, such as the above and environmental laws as well.
Fees for developers should be raised to have the budgets to do this and increase our infrastructure construction.
Jens Wegscheider
Lewes
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