Officials, residents weigh compromise offer as vote nears on Stoltz plan

The proposed redevelopment and rezoning plan by Stoltz Real Estate Partners for the Barley Mill Plaza office complex was debated for three hours during the Land Use Committee Meeting on Tuesday, Oct. 4.

The developers are asking that approximately 40 percent of the 92-acre site at S.R. 141 and S.R. 48 be rezoned from office regional to commercial regional use.

County Council first heard from John Tracey, attorney for Stoltz Real Estate Partners, who reiterated the compromise plans reached between an ad hoc group Citizens for Responsible Growth and Stoltz.

An initial proposal called for 488,000 square feet of retail space; 700 residential units, 1,434,683 square feet of office space; and a 222,000 square foot hotel. The compromise, however, eliminates the 700 residential units and reduces the total square footage of the project by 1.2 million square feet. It also proposes that none of the buildings stand taller than four stories. At full build-out, the town center would be roughly half the size of the Christiana Mall.

“This is part of global settlement agreement with CRG…the compromise reached will be both a lasting and enforceable effort,” said Tracey.

Members of County Council grilled Tracey and Apex Engineering’s Stephen Davies on numerous items in length. According to Davies, there are two streams running through the property flowing north to south, and a storm water management pond will be expanded.

“We will have numerous underground infiltration basins that will store and detain the water,” Davies said. 

Councilman William Powers (D-Townsend) requested copies of the soils reports and wants to study the elevation, while Councilwoman Janet Kilpatrick (R-Hockessin) questioned them on the landscaping requirements. Davies said that all landscaping must follow code, and that he believes plan already calls for what’s required.

Councilman John Cartier (D-Brandywine East) said the 454,000 square feet of commercial space is a lot, and was curious know if the developer had particular tenants in mind. Tracey said the developer does not plan on building on speculation, and will have tenants on board should the project be approved.

Councilman Penrose Hollins also expressed his concern regarding the size of the commercial space.

“I am very concerned about building another downtown when we have a downtown on life support less than two miles away,” he said.

Before public comment, Councilwoman Kilpatrick charecterized next week’s rezoning vote is “an all or something else” vote.

“It’s 1.6 million with a higher zoning category on 40 percent of the property or it is 2.8 million square feet with a lower zoning category with a mixed-use plan,” she said, alluding to the fact that approving the compromise plan might be the county’s best bet.

In total, 18 citizens about the proposal, six backing the rezoning and 12 against it.

John Danzeisen, President of the Kennett Pike Association,spoke in favor of the compromise.

“I strongly support the compromise plans, and intended deed restrictions and urge you to do the same,” Danzeisen said.

Richard Beck spoke on behalf of CRG and said he wondered how the word “compromise” has become a dirty word. Beck said that while no one is thrilled about the changes, Stoltz has property rights that ensures something is going to be built there.

“We are either going to have a downsized project or a much larger project,” he said.

But Greenville resident Tom Dewson thinks either option will destroy the community.

"This is like asking if you want death by lethal injection or death by hanging," he said.

And State Rep. Debbie Hudson (R-Greenville) cautioned that approval could clear the way for other large-scale project in the area.