Milton committee begins review of Scarlet Oaks

Milton’s Special Review Committee began discussion of its fourth annexation in two years Dec. 16 with a proposal to annex 50 acres on Harbeson Road to be built into a 163-unit development called Scarlet Oaks.

The committee got a general overview of the project from the developer before turning to Police Chief Derrick Harvey for comment on public safety measures needed to serve the development. 

Ribera Development, based in Millersville, Md., is proposing to develop the parcel, which fronts on Harbeson Road across from Mariner Middle School and backs up to Shingle Point Road, as single-family home lots. The land is owned by The Company Store, an LLC based out of Charlotte, N.C., according to Sussex County tax records.

In its annexation petition filed with the town, Ribera is asking that the property be zoned as R-1 residential with a large-parcel development overlay, which allows for additional flexibility in terms of home design, setbacks, pedestrian access and potential light commercial uses. Ribera is planning to have both single-family attached and detached homes, a clubhouse and recreation area, and walking paths. Buffers are planned along the Harbeson Road and Shingle Point Road property perimeters.

Mark Davidson of engineer Pennoni Associates said the development layout would have the attached units in the middle of the site, with detached homes along the outer areas of the development. He said the entrance is planned on Shingle Point Road because it is less traveled than Harbeson Road. Davidson said the entrance may shift once they get into design work, but Ribera would end up putting in turn lanes to access the property. 

He said there will be sidewalks and shared-use paths within the development to provide pedestrian connectivity. There will be landscaped buffers around the development along Shingle Point and Harbeson Road to make up for trees that will have to come down when homes start to be built, Davidson said. He added that the developer will work with the town on a landscaping plan once the site-plan review process begins.

Committee member Richard Trask said he would like to see as much of the wooded areas maintained as possible. Davidson said one plan for the development would be to have constructed wetlands, which would be used for stormwater management.

Chair John Collier and Town Manager Kristy Rogers asked Davidson whether Ribera had begun its Preliminary Land Use Service review by the state, when state agencies would weigh in on the proposed development. Davidson said they had not; Collier and Rogers told him he should begin the PLUS process as soon as possible so the annexation and PLUS reviews are going on concurrently. 

Collier also asked whether a traffic-impact study request had been submitted to the Delaware Department of Transportation. Davidson said the plan is to ask for a study once the annexation is further along. He said the timetable is to have the study done by March. Davidson said the projected start date to begin building is sometime in 2023, with a phased building plan yet to be developed. 

The committee was also curious about the presence, or lack thereof, of John Stamato, listed as the principal of Ribera Development, but not in attendance at the Dec. 16 meeting. Davidson said Stamato would be at a future committee meeting. 

In his brief question-and-answer session with the committee, Chief Harvey said he did not think there were enough units proposed in Scarlet Oaks to alter the department’s manpower needs, based on the current rate of project growth in Milton. Coloring Harvey’s thinking was his projection of needing six more officers over the next 20 years to handle the increased population at The Granary at Draper Farm, a much larger project which has proposed 1,350 units. Harvey said his officer-to-population ratio is one officer per 250 to 300 people. 

“With this having 163 units, about two people per home, that would bring it to about one person, but just because of the growth of our town, we would already have that person,” he said.

The committee’s next meeting is set for 3 p.m., Thursday, Jan. 6, with the featured topics to be utilities and fire safety.