This letter is to address the proposal by the Stoltz Realty organization to re-develop the Barley Mill Plaza office complex as a mixed-use development.
We appreciate the interest of area civic groups in preserving the character of the area and the need to pay special attention to the traffic implications of these development proposals. However, during the past several months several misconceptions have circulated pertaining to the Delaware Department of Transportation’s (DelDOT) level of responsibility and involvement within the County’s land development process. I am writing now to set the record straight.
Per county requirements, the developer is responsible for preparation of a Traffic Operations Analysis (TOA). This TOA will assess traffic impacts on an area larger than that normally addressed per County requirements for a Traffic Impact Study (TIS). With regard to technical rigor, it will conform to DelDOT regulations for a TIS.
DelDOT will review the TOA once it is complete and will report our findings to the developer and New Castle County in order for the county to make a determination if the proposed redevelopment meets their code requirements.
We have also offered additional analytical services. Specifically, when the developer completes traffic studies for Barley Mill Plaza, Greenville Center, and Shops at Brandywine Valley projects, we will enter the results of those studies and similar information on the developer’s Montchanin Road office development into a regional traffic forecasting model for analysis. The results will be shared with the county as further information for their consideration. Thus far, the developer has only completed a TIS for Greenville Center.
The Stoltz organization does not yet have an approved plan for the redevelopment of the Barley Mill Plaza site. They have changed their site plan since the scope of work was established for the TOA and they could change it again. In fact, changing the mix of land uses to reduce the number of vehicle trips in and out of the site, either on a daily basis or during peak hours, is one of the most important steps available to the developer. A greater emphasis on mixed use has the potential to reduce the impact of their project on congestion and intersection Levels of Service in the area.
No decisions have been made by DelDOT on the project as part of the site plan review process as we await the completion of the TOA. Be assured that when we receive the developer’s TOA, we will carefully review their proposed treatment of the highway facilities that we, with the County, have required them to address.
DelDOT is working collaboratively with the county and will provide recommendations regarding necessary transportation improvements upon completion of the studies currently underway. Be assured, DelDOT will apply the same rigorous standards and approach taken in all of the analytical efforts that are undertaken when reviewing such proposals. However, ultimately, the County will make the determination regarding this development proposal, as land use decisions reside with local government.
- Theodore G. Bishop, Assistant Director, Planning Development Coordination, DelDOT
