1/26/09 - Orth Rodgers [CRG traffic consultant] proposed scope of work for Regional Traffic Study
This is Orth Rodgers’ January 26, 2009 letter on behalf of the Citizens for Responsible Growth in New Castle County to Mike DuRoss, who is the State Department of Transportation [DelDOT] manager for the Travel Demand Model (TDM). DelDOT has not yet responded. It is assumed that DelDOT may be waiting until Stoltz has completed all its Traffic Impact Studies and Traffic Impact Analyses [TIS/TIA’s]. Stoltz has recently submitted its traffic analysis for Greenville Center. However there are still outstanding questions about the scope of the TDM and those questions have not been finalized. This 1/26/09 letter to DelDOT highlights some technical items which Orth Rodgers requested to be included in the TMD scope. Currently the questions and requests noted in this letter remain outstanding. Appended below is Carolann Wicks’ only statement to date concerning DelDOT’s commitment to perform a Regional Traffic Study.
From: Wicks Carolann (DelDOT) Sent: Monday, November 24, 2008 3:22:51 PM To: Marshall Robert (LegHall); Katz Michael (LegHall);
Blevins Patricia (LegHall); Hudson Deborah (LegHall);
Williams Dennis (LegHall); Brady Gerald (LegHall);
Mitchell John L (LegHall); Weiner, Robert; Tansey, William Cc: Tanzer Steve (LegHall); Finnigan Sean (LegHall);
McCartan Valerie (LegHall) Subject: Stoltz Development
As a result of the recent WILMAPCO Council meeting we have had further internal discussions concerning how to provide additional traffic analysis that will help answer the community's questions regarding the impact of the Stoltz development proposals. My planning staff has provided me with the following suggested approach. We propose to take the traffic volumes from the Traffic Operational Analysis (TOA’s) and Traffic Impact Studies (TIS’s) for Barley Mill, Greenville Center, Columbia Gas Office Site and Shops at Brandywine Valley, add the extra volume to the regional travel demand forecasting model, and use the model to show the anticipated volumes on all the roads in the area around these developments with and without the proposed developments.
This would be supplemented information provided to New Castle County Council. DelDOT will continue to be a partner with New Castle County in order to assist in providing information needed by council for their deliberations. If you would like to discuss this further please let me know.
The Stoltz organization delivered a proposed package deal to the Kennett Pike Association [KPA] on the evening of October 20, 2008, the night of KPA’s Annual Meeting. The proposal encompasses Stoltz’ four proposals in northern New Castle County. The Stoltz proposal is a “take-it-or-leave-it” proposal with a stipulated deadline for acceptance of November 7, 2008. Stoltz was not present at the meeting. The proposal describes a meeting which took place with County Executive Chris Coons and un-named “civic leaders”. No one at KPA was invited to the meeting with Stoltz and the County Executive. I suggested to KPA that the proposal be rejected. The proposal is directed to KPA but also encompasses the Stoltz proposal in Brandywine Hundred. I invite you to review the proposal and provide your input directly to KPA, CCOBH and to me.
This is an urgent request from your community leaders and from Councilman Bob Weiner. Come show your support for a REGIONAL TRAFFIC STUDY. The proposed study is entitled the “Northern Delaware Land Use and Development Capacity Assessment”. This study is in the form of a proposed amendment for FY 2009-2012 TIP. Please take a moment to carefully read the information below which will explain the details.
PUBLIC SUPPORT NEEDED THIS THURSDAY NOV 13, 2008 Public support is needed to encourage the adoption of a regional traffic study for the entire Brandywine Hundred, Greenville, Centreville area to measure the total impact of the 4 Stoltz organization proposed developments, which collectively total 4 million square feet [roughly 4 times larger than the original Christiana Mall] .
By letter dated September 10, 2008, I had proposed that WILMAPCO support an amendment to the State Transportation Improvement Program (TIP) for Fiscal Years 2009-2012. The TIP was included in the Delaware Bond Bill this June. The TIP is a four-year funding program outlining more than $1.5 billion in transportation projects in the WILMAPCO region. Transportation projects in the TIP are drawn from the agency’s Regional Transportation Plan. Projects are selected using a prioritization process and public and agency input. Proposed new projects include funding for the Brandywine Valley and Route 9 Scenic Byways, Centreville Transportation Plan Implementation, and the C&D Canal Trail. Other amendments involve shifting the timing of funds forward or backward. Nominations for new projects in the form of an amendment to the TIP were accepted during a public comment period which began August 1 and extended through September 11. We were successful in getting our proposal for a regional traffic study on the WILMAPCO agenda before the deadline.
This Thursday November 13 at 6:30 PM, the WILMAPCO Council will consider public comments in support of the proposed amendment to recommend a regional traffic study.Your presence in support of our community speakers will show that there is broad based support for this amendment. See www.bobweiner.com and www.wilmapco.org/tip. for details. For directions to WILMAPCO 850 Library Avenue, Suite 100, Newark, DE 19711, go to www.wilmapco.org or call WILMAPCO: (302) 737-6205
The Stoltz organization has proposed that the southwest corner of Beaver Valley Road and Concord Pike be rezoned from high density residential to commercial in order to build a commercial shopping center, on land owned by the Woodlawn Trustees. The Stoltz proposal, if approved, would eliminate direct left turning movements at 2 of the 4 movements through the intersection to accommodate the extra traffic and replace it with a bizarre plan to route left turning movements through the proposed shopping center via Jersey-style jug handles. Councilman Bob Weiner spoke in opposition to this proposal at the first public hearing on October 2, 2007. To read Bob's testimony, click here.
The proposal still needs State Department of Transportation approval, a recommendation from the County Land Use Department and the County Planning Board, and a finally, a vote of approval by New Castle County Council; expected sometime in mid to late 2008. You can help by staying informed, reading the information here and sharing it with others. Continue to visit this website for updated information.
To view the Stoltz organization’s website which touts it’s proposed rezoning of the Woodlawn Trustees parcel along Concord Pike & Beaver Valley Road from high density residential to commercial go to: http://www.shopsatbrandywinevalley.com/
The New Castle County Land Use Department, in a letter dated November 3, 2008, for the third time has rejected the Stoltz organization’s proposal for the Barley Mill Plaza site. The County’s Land Use Department professional planners noted that Stoltz organization has yet again failed to demonstrate compliance with Section 40.03.318 of the New Castle County Code for mixed use development. The rejection letter also notes that “the proposed high intensity recreation use (movie theatre) is not listed as one of the permitted uses in the mixed use category. The letter states, “however, the applicant may maintain the (movie theatre) use on the plan, pending proposed Ordinance 08-096, which would allow a high density recreation use in the OR [office regional] district with a Special Use approval. The proposed ordinance would need to be adopted by New Castle County Council and the applicant would need to obtain a Special Use approved by the Board of Adjustment prior to plan recordation”. Stoltz apparently no longer intends to utilize the density bonus outlined in the redevelopment ordinance. The plan still fails to delineate streams and stream banks. A non-delineated flood study is being required by the County Land Use Department. The plan appears to disturb wetlands and Stoltz may need to seek County Board of Adjustment approval.
The redevelopment of the Barley Mill site presents a tremendous opportunity for a mixed-use development that can create a walk-able community and that has a unique sense-of-place. The programming, site plan, and architectural design are key to creating a wonderful place. Below are some key items of the concept plan.
The core of the plan is a pedestrian friendly “main street”, lined with retail store fronts, that links civic spaces such as the Fountain Plaza, Festival Square, and Woodland Park. This street creates a sense of place and a sense of arrival.
The wetland areas to the north and to the south are preserved and a new park is created at the east end. Front doors face the park rather than treating it as residual space. These new parks are linked by a new recreational trail.
A series of blocks are created that are defined by buildings at the perimeter in order to create a walk-able traditional neighborhood environment. The required parking is located to the interior of the blocks so that it is not visible from the streets.
All internal streets are pedestrian friendly and have sidewalks, street trees, and front doors.
The majority of existing trees along Centre Road are preserved.
All buildings are four stories or less. Retail buildings are one story (less than 25’). Retail buildings with office above are two stories (max. three stories). Office Towns are two and three stories. Office Buildings are four stories. Stacked Flats (condos./apartments) are four stories. All structured parking is four stories or less. Structured Parking along train tracks are two stories (3 parking levels).
Service functions, such as loading, do not face Lancaster Pike and Centre Road.
Some office is surface parked and therefore more feasible in the first phases.
Although not permitted in the mixed-use zone, the plan does show some drive-through buildings.
Stoltz Conceptual site plan proposes 29 buildings bordering Westover Hills and Westhaven, of which about half are proposed to be 6 to 11 stories in height. The total square footage is approximately 3 million square feet, which is the approximate same size in square footage as the King of Prussia Mall. The King of Prussia Mall is adjacent to a major interstate highway; while the proposed Stoltz Barley Mill Plaza plan is approximately 5 miles from the closest interstate highway. The sheer mass of the proposed mall is indicative of Stoltz’ intent to draw regional traffic. Click here to view the Stoltz Conceptual site plan.
3. #20 Montchanin Road
(the old Columbia Gas site)
This proposal is to add to the site a 36,501 square foot medical building with associated parking. The proposed site would disturb mature specimen trees and would be sited overlooking Route 141 across from Hagley Museum. The plan requires New Castle County Council to approve a deed restriction change. Currently the deed restrictions prohibit any more construction on the site.
Stoltz aerial of old Columbia Gas site, 100 Montchanin Road depicting shift of proposed 36, 501 square foot 2 story building with basement from northerly edge of parcel adjacent to Barley Mill Road (Route 141) to westerly edge of parcel adjacent to Montchanin Road, across from St. Joseph’s on the Brandywine.
10/3/08 -
I believe that this letter, transmitted earlier by Richard Beck, KPA Acting President to Acting Land Use Department G.M. George Haggerty and County Attorney Gregg Wilson, with supporting Affidavits, explains why the deed restriction amendment application should not proceed for further consideration by New Castle County unless and until it has the consent and approval of The Hagley Foundation and The Kennett Pike Association. Accordingly, as sponsor, I request that the application be removed from the Planning Board/Land Use Department October 7 agenda. - View Letter & Affidavits
Twelve story high rise addition to the Greenville Center: The New Castle County Land Use Department found the proposal to be “unacceptable”, adding that “this project cannot proceed as a Redevelopment Plan”.
6/18/09 - Here are the redevelopment plans that have been proposed by Stoltz for Greenville Center. The first plan (“Greenville 12”) is the plan that has been filed with New Castle County and has received preliminary approval with conditions. The second file (see slide 14 for “Greenville 6”) represents a “community compromise plan” that replaces the 12 story single tower with two 6 story towers. Stoltz has indicated that it will submit its “Greenville 6” plan to reflect this compromise but we have yet to see Stoltz take this action.
The third and fourth sketches by Torti Gallas (under consideration by the community) represent a redesign of Stoltz’ Greenville Center plans to reduce the maximum height of the new buildings to four stories; which is consistent with the maximum height of Greenville Crossing.
Orth-Rodgers, Citizens for Responsible Growth in NCC traffic consultant’s June 4, 2009 traffic count analysis for Stoltz/Greenville Center project; submitted to the State Department of Transportation. The report highlighted “undercounts” in Stoltz’ submission to DelDOT, which resulted in DelDOT adjusting its base traffic data.
County Council meets on the 2nd and 4th Tuesday evenings of each month
"I’d like to express my appreciation to Councilman Bob Weiner who exhibits strength, determination and fortitude and is always on the side of the people. I followed Bob’s actions when he was head of CCOBH's zoning committee and made strong efforts to try to stop the Brandywine Town Center construction. He has continued with energy and zeal in many pivotal positions in spite of enduring a lot of negative professional and personal attacks. I appreciate that he is never deterred."
Judy Magee
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