Belle Mead seeks C-4 zoning along Route 24

During its March 19 meeting, the Sussex County Planning & Zoning Commission heard plans for Belle Mead, a mixed-use apartment complex and retail center on a 30-acre parcel along Route 24 adjacent to Beacon Middle School near Lewes.

The current use is an equestrian facility known as Love Creek Farm.

At the request of Commissioner Gregory Scott Collins, the record was left open to receive requested comments from Cape Henlopen School District.

Jason Hale, director of operations for the district, provided comments March 21. He said all schools are near or at capacity, and any additional residential residential development that results in an increase in student enrollment could significantly impact the district’s ability to provide adequate educational services and space for students.

Belmead Farm LLC is seeking to rezone the property from AR-1, agricultural-residential, to C-4 planned commercial district.

It’s the first development requested under the C-4 district, which allows for large commercial projects mixed with no more than 40% housing based on acreage of the parcel. It also permits high-density housing.

The plan includes three sections, including five commercial lots along Route 24, mixed commercial and residential units (similar to the Villages of Five Points), and seven garden-style apartment buildings for a total of 344 units.

Sussex County Council has scheduled a public hearing on the application for 1 p.m., Tuesday, May 20 meeting.

Subdivision plans

Becker Morgan engineer Mark Ryman said the property is considered a developing area by the state and county.

He said a service road would be constructed along the frontage of the property with access to a new intersection across from the Saddle Ridge subdivision.

Proposed in the integrated design is a boulevard-style entrance and connected sidewalks and pedestrian paths.

Planned amenities include a pool, clubhouse and a vegetated perimeter buffer. Ryman said the impact on the school district would have less impact on the number of school-aged children compared to single-family housing.

The developer was required to conduct a traffic impact study that looked at 16 intersections. The developer would be required to pay $2.7 million into the Henlopen Transportation Improvement District for road improvements.

Opponents argued that the traffic study did not include several key subdivisions and intersections.

Ryman said recent road improvements have widened Route 24, and included in the Belle Mead plans is a bus stop.

He said the 10% of the apartment of the 344 units will the affordable for renters making 120% or less of the county’s average median income. Affordable units would be $2,136 per month for a two-bedroom apartment.

Other apartments will rent for $1,695 to $3,295 monthly.

In need of housing

During public testimony, Beebe Healthcare President and CEO Dr. David Tam voiced his support of projects like this that provide more affordable housing options in an area with a shortage of these types of units for workers such as those in the healthcare field.

For every new physician recruited by Beebe, Tam said at least six technicians are needed.

“This presents more of a challenge to provide a high quality of life for these people,” he said.

He said support for this type of housing allows people to live near where they work.

Opponent comments

Several people spoke in opposition to the application.

Judy Rose Seibert of Lewes, speaking on behalf of the Route 24 Alliance, listed several reasons why the public record should be left open.

She said the Delaware Department of Transportation should provide clarification as to why some developments and intersections were not included in the traffic study, and if any changes are needed in the preliminary plan, they should include subsequent recalculations of building setbacks due to expansion of Route 24.

She said a new plan should be submitted to show preservation of all 10 acres of woods. The developer has plans to remove 5 acres.

If approved, she said an updated traffic study and all road work should be included in Phase 1 prior to any site work.

She said not all road improvements have not been made along Route 24. DelDOT has plans to widen the nearby Love Creek Bridge with work not taking place until at least 2030.

“Build out should be concurrent with bridge improvements,” she said.

Other issues presented by the opposition include:

The rezoning is not compatible with the surrounding communities, traffic issues already exist along Route 24 with a 33% increase from traffic generated by the community, and possible impacts to the environment.

Seibert said the property borders a section of Dorman Branch, which feeds into Love Creek and the Inland Bays.