Mixed-use development proposed near Cool Spring
State agencies came out against a 178-unit, mixed-use development along Route 9 near Cool Spring during a Sept. 25 meeting of the Office of State Planning Coordination’s Preliminary Land Use Service.
The project, called Grey Wolfe Meadows, would be built on 51 acres across Route 9 from The Brimming Horn Meadery. The northern border of the property would be Josephs Road. The project was submitted to PLUS as two separate applications, one for a section on 37.37 acres and another on 13.39 acres.
In Grey Wolfe Meadows I, developer Bedford Holdings LLC is proposing to build 60 single-family homes, 72 units in three 10,500-square-foot multifamily buildings and a 31,500-square-foot commercial area.
In Grey Wolfe Meadows II, the developer is seeking a similar mixed-use community. The proposal calls for 22 single-family homes, 24 units in two 5,100-square-foot multifamily buildings and a 10,200-square-foot shopping center along Route 9.
The condo units would be sold at market rate. The first floor of the condo buildings would be reserved for commercial tenants.
The properties are currently zoned AR-1, agricultural-residential, but the developer would seek a rezoning to have portions along Route 9 changed to C-2, commercial.
Both parcels of the project are in Level 4 of the Strategies for State Policies and Spending, where the state does not support development. The properties are also in the low-density area in the 2018 Sussex County comprehensive plan.
Office of State Planning Coordination Sussex County circuit rider Dorothy Morris did not mince words when voicing opposition to the proposed development.
“Continuing to approve additional development in this area could undermine the ability of the state to provide the infrastructure needed to support the future residents,” she said.
She said the Delaware Department of Transportation is finalizing its Coastal Corridors report, which includes the Route 9 corridor.
“The Office of State Planning feels it is unwise to continue to consider commercial rezoning requests in a piecemeal, incremental fashion,” she said. “It is strongly recommended that action on this request be denied until the county can develop a more cohesive plan for the corridor in conjunction with DelDOT.”
Other representatives from DelDOT and the Department of Natural Resources and Environmental Control also opposed the project.
In Grey Wolfe Meadows I, the developer is proposing 14.23 acres of open space for active and passive recreation. Stormwater management is also included in the open space calculation. Plans include a clubhouse and pool in both the commercial/condo section and the single-family home section. The developer is proposing 7.03 acres of open space for active and passive recreation, and stormwater management, in the second section.
The first section of the community is estimated to generate 2,575 vehicle trips on an average weekday. Of that, 5% is estimated to be from school buses and large commercial trucks. This portion has an entrance off Route 9 and another to Josephs Road. The second section of the community is estimated to generate 1,139 vehicle trips on an average weekday. Of that, 5% is estimated to be from school buses and large commercial trucks. This section has one entrance off Route 9. The project does not fall within the boundaries of the nearby Henlopen Transportation Improvement District.
Water and wastewater for both sections of the overall project would be provided by Artesian.
Jared Kauffman of DART recommended a bus stop be placed on the property along the Route 9 side for eastbound traffic, and another placed across Route 9 for westbound traffic. He would like to see those bus stops connected via a crosswalk.
An existing farmhouse that dates back to at least the 1930s would be removed as part of the project.
Both sections of the project fall within Sussex County’s jurisdiction.
No members of the public spoke in favor of or opposition to the applications.
