Several residents opposed a medical-professional office complex proposed at Plantation and Cedar Grove roads and Postal Lane. They espoused the same message during a Sept. 24 planning and zoning public hearing.

The commission deferred action at that meeting, but on Wednesday, Oct. 14, it voted unanimously to recommend approval of the conditional use to county council.

Developer Todd Bariglio is seeking a conditional use for a 4.7-acre parcel at the intersection of Cedar Grove and Plantation roads to build the 45,000-square-foot Ocean Park Business Campus. He first sought to rezone the parcel to B-1 neighborhood business district, but when that application was opposed, Bariglio changed course and applied for a conditional use.

Residents are concerned that adding more vehicles to an area already overloaded with traffic would create a safety hazard, especially at the intersection where the Ocean Park Business Campus would be located – Plantation and Cedar Grove roads and Postal Lane.

They are also concerned that approving a conditional use for an office complex would pave the way for similar or commercial projects along the roadway.

Several questioned the need for more office space in the Cape Region.

Dennis Schrader, attorney for the applicant, said the facility would reflect concerns expressed by its neighbors.

“You almost always find doctor and professional offices in residential areas,” Schrader said. “This will be a chance to have a bit of a showplace on Plantation Road. It’s not rampant commercialization. It serves a need for professional office space.”

Issues with traffic

Residents said state transportation officials should have required a traffic impact study. It was not required because the project falls below the required square footage for a traffic study.

Dean Smith, a retired professional firefighter and emergency medical technician who lives in Aydelotte Estates, said he couldn’t understand why Delaware Department of Transportation (DelDOT) did not require a traffic study, especially because the complex would be built near a dangerous intersection.

“It’s deplorable that DelDOT did not offer a study,” he said. He said the Cedar Grove-Postal Lane intersection is not an accident waiting to happen, it is an accident.

He said he has worked at three devastating crashes at the intersection.

Mike Riemann, engineer with Becker Morgan Group, did not argue that traffic on Plantation Road was heavy. “But our use will not conflict with peak use on Plantation Road,” he said.

The proposed hours of the complex would be 8 a.m. to 5 p.m., Monday through Friday, with no weekend hours.

Several residents were skeptical of that plan. “I don’t believe that no one would come in on nights or weekends,” said Betty Deacon, representing the Sandy Brae Homeowners’ Association. She also said professional offices do not belong in a residential area.

A condition recommended by planning and zoning commissioners provided for weekday hours between 7 a.m. and 8 p.m. and Saturday between 8 a.m. and 5 p.m.

The proposed complex is located at an intersection due for improvements by DelDOT. Engineering is under way, and rights of way will be purchased in 2011 and 2012 for the realignment of Cedar Grove Road and Postal Lane. Actual construction is not scheduled until 2014.

Riemann said the complex would be built two to three years ahead of the road project. Riemann said the developer would contribute funds toward the intersection-realignment project based on the project’s impact.

Plans call for the relocation of Cedar Grove Road to meet up with Postal Lane.

Robinsonville Road resident Brooke Freeman said county officials should defer action on the application until after the intersection improvements are completed.

With environment in mind

The proposed Ocean Park Business Campus would contain two 22,500-square-foot, 2-story professional office space buildings. Riemann said the buildings would be laid out in a campus style with a courtyard and some under-story parking. There would be 238 parking spaces.

He said the entrance on Cedar Grove Road would be located as far away from the Plantation Road intersection as possible.

In addition, plans call for possible certification under the Leadership in Energy and Environmental Design (LEED) Green Building Rating System.

Brad Hastings, architect with Becker Morgan Group, said the developer is aiming for the highest – platinum – certification. If approved and LEED certified, the project would be the first in Sussex County with the designation.

To attain the certification, the building must use the highest standards in green technology, construction and design to minimize environmental impact. Hastings said the builder would maximize green space and natural lighting, use geothermal heating and local materials, and incorporate green roofs and rainwater harvesting into the design. Hastings said the complex would use 33 percent less energy and 40 percent less water than a traditional complex.

Schrader said the complex would be perfectly situated, less than one mile from the Route 24 Beebe Medical Center complex.

Riemann said the project would cost $7 million and provide around 150 construction jobs and 60 jobs when open. He said fees paid to the county would total about $185,000, not including annual property taxes.

Draw the line here
“I like the project; it’s a beautiful building,” said Plantations East resident Julia Morey. “But it needs to be built somewhere else when it’s necessary. We don’t see a proven need for medical or professional office space.”

Schrader said the applicant did not do a market survey, but new doctors are coming to the Lewes area all the time. “And at some time Beebe Medical Center will outgrow its downtown Lewes site,” he said.

Several residents complained their property values would decrease if the complex were constructed. “We fear for our home values if we continue this way with growth,” Smith said.

“We didn’t buy our property to have commerce in front of us,” said Loretta Mahan of Aydelotte Estates.

“This would not be an ugly building,” Schrader said. “It will have features that will make it attractive.”

“Where do you draw the line?” asked Freeman. “You draw the line here. As soon as you allow this to happen, you open a can of worms and are setting a precedent to justify more business.”