Osprey Point hearing scheduled Jan. 8
Public hearings have been scheduled for a proposed subdivision at the site of Old Landing Golf Course near Rehoboth Beach. Developer Osprey Point D LLC has filed a rezoning application for the 127-acre parcel from AR-1, agricultural-residential, to MR-RPC, medium density residential district. Conceptual plans include 191 single-family homes and 169 multifamily units. The Old Landing Golf Course has been in operation since the early 1960s.
The planning and zoning commission hearing is scheduled for 6 p.m. Thursday, Jan. 8, and the county council hearing is scheduled for 1:30 p.m. Tuesday, Feb. 3, in the county administration building on The Circle in Georgetown. The public file on the application is available in the county's planning and zoning office from 8:30 a.m. to 4:30 p.m. on weekdays.
The proposed project was reviewed by state agencies in November 2013 during the Preliminary Land Use Service process.
“This particular parcel has several environmental features that should be considered when developing the parcel,” wrote Connie Holland, director of the Delaware Office of State Planning Coordination. The property borders Arnell Creek and has several existing ponds.
A county wellhead protection area is also located on the parcel. “Any impervious cover within this wellhead protection area has the potential to have a negative effect on the quality and quantity of drinking water available to consumers,” the PLUS review noted.
The parcel has state- and federally-regulated wetlands as well as state-regulated subaqueous lands including perennial streams. Delaware Department of Natural Resources and Environmental Control officials recommend that a wetland delineation be conducted by a licensed consultant to assure that no activity from building affects the wetlands. At the time of the PLUS review, the exact acreage of wetlands had not been determined.
DNREC officials also noted that a proposed 25-foot buffer in the conceptual plan is not sufficient. Based on research, DNREC officials recommend the developer maintain a minimum 100-foot buffer planted in native vegetation from all wetlands and water bodies, including ditches.
The developer's application to PLUS notes there would be no direct impact to wetlands, streams, wells or water bodies.
According to Delaware Department of Transportation officials, the proposed project would generate 2,920 vehicle trips per day. The developer is expected to make or participate in possible intersection improvements at Old Landing and Warrington roads and possibly at the intersections at Old Landing and Airport roads and Warrington Road and Route 24.
DelDOT would require improvement of Old Landing Road to meet state standards, which include 11-foot lanes and 5-foot, paved shoulders. Transportation officials noted that part of the roadway that would require upgrades has been improved by other developers.
A required traffic-impact study would outline improvements in more detail, said DelDOT's Bill Brockenbrough.
State officials also recommend an archeological investigation of the property to identify unmarked burial sites as well as a possible archeological site.
Lise Haupt, an area resident, said county officials need to understand that Old Landing Road has 13 existing housing developments and another two recently approved subdivisions. “Traffic and density are just two of the issues to be discussed,” she said. “The condition of the soil is a major issue, since a lot of the property has been designated as wetlands by the state. There are also environmental and quality-of-life issues.”
The PLUS review is available at stateplanning.delaware.gov/plus/comments/2013-11-02_response.pdf.
The PLUS application is available at stateplanning.delaware.gov/plus/projects/2013/2013-11-02.pdf.
