CRG Negotiations with Stoltz: an Update
Dear civic leaders and concerned residents,
I just received an update from Citizens for Responsible Growth in New Castle County, which is posted below. I previously had transmitted to you an extensive package of documents which represented the final work product CRG’s negotiations with the Stoltz organization. I am now transmitting to you links to all documents on file with the New Castle County Land Use Department, which I have posted to www.bobweiner.com. You may also access documents at the CRG website: www.crgncc.org . For additional queries concerning CRG’s positions, please contact CRG Board Representative John Danzeisen at firstname.lastname@example.org .
I continue to carefully review all documents, including the proposed Stoltz rezoning applications which will eventually be voted upon by New Castle County Council, the proposed Stoltz variance applications to be presented to the County Board of Adjustment on May 12 at 6 PM, and the extensive draft deed restriction documents. I continue to share your concerns about all elements; including traffic, streetscaping, transit and pedestrian orientation of the components. Of course, I welcome your questions and observations.
I recognize that CRG entered negotiations with Stoltz, from a strategic position which was based upon irregular preliminary approvals, which had been granted to Stoltz. Thus CRG was proverbially “behind the eight ball”. Recognizing this distinct negotiating disadvantage, my preliminary review indicates that CRG has done a yeoman’s job in its negotiations with Stoltz.
Thank you for your constant interest and involvement. Regards, Bob Weiner, your County Councilman
Citizens for Responsible Growth 4/28/11 Update on Stoltz Projects
On February 25, 2011 Citizens for Responsible Growth in New Castle County (CRG), a coalition of many civic and neighborhood associations, announced a compromise agreement was reached with Stoltz Real Estate Partners (Stoltz). The agreement, built on the framework announced by former County Executive Chris Coons, now a US Senator, resulted in a significant downsizing of the Barley Mill Plaza, Greenville Center and Montchanin Corporate Center projects and a significant number of important conditions and restrictions desired by the community in exchange for community support for the rezoning and variances necessary to implement the compromise plans. While the community did not achieve all of its aims, the reaction from CRG supporters has been overwhelmingly positive. CRG firmly believes that the compromise is very much in the best interests of the community not only because it substantially downsizes the projects, but because it also secures permanent conditions and restrictions on future development at these sites. Significant concessions, enforceable by the community, have been made on such important concerns as building heights, building densities, building uses, building sizes, set backs, landscaping, lighting, signage, and storm water management. These restrictions are forever ---- they go with the properties --- and they are enforceable by the community. The county and state cannot undo these hard-fought concessions.
CRG fought hard for every concern and wish expressed by the community. While we were successful in achieving many of our demands, we were not able to reach agreement on all of them. The impact on traffic of these projects ---- particularly at Barley Mill Plaza ---- remains a priority concern of the community. Despite our best efforts, we were not able to come to an agreement on such traffic matters such as the scope of traffic studies and mitigation measures. The two sides did agree to seek a reasonable and lawful way forward that does not unfairly burden the taxpayers. CRG will continue to press hard for the community wishes with Stoltz, DelDOT and the county on traffic matters.
With the new downsized plans now filed with the county, CRG has organized to ensure that all of the agreement provisions are followed. We have formed 3 teams to make this happen: (1) a traffic team under the leadership of Dick Beck, (2) an engineering team under the leadership of Bill Rowe, and (3) an aesthetics team dealing with such things as landscaping, signage and lighting under the leadership of John Danzeisen and Patty Hobbs.
CRG thanks its supporters for all of their efforts to bring about this welcome compromise.
Citizens for Responsible Growth in New Castle County Reaches Agreement
On Development Projects in Greenville Area [Statement released 2/28/11 ]
Citizens for Responsible Growth in New Castle County, Inc. (CRG) and Stoltz Real Estate Partners (Stoltz) have reached agreement on conditions which will enable three Greenville area development projects to move forward with support from the community.
The agreement, reached after more than four months of negotiations and based on the framework announced in late September by then-County Executive Chris Coons, results in a significant downsizing of the Barley Mill Plaza, Greenville Center and 20 Montchanin projects and secures for the community binding deed restrictions that will limit future development regardless of who owns the properties.
Highlights of the agreement between CRG and Stoltz are:
At Barley Mill Plaza, Stoltz will revise its current plans for a 2.8 million square foot mixed use project and replace it with an office and commercial development of 1.65 million square feet. Approximately 37 acres along Rt. 141 will be rezoned to accommodate construction of up to 454,000 square feet of commercial retail space. The remaining 59 acres of the site will retain its existing office zoning and will be developed with up to 1.2 million square feet of office space. Building and garage heights will be capped. The density will be limited to 1.65 million square feet. The size of single user retail stores will be restricted, as will the number and type of retail sites located along Rt. 141 and Rt. 48. There will be no fast food restaurants, no convenience stores, and no automobile service stations. In addition, Stoltz has agreed to construct a stormwater mitigation facility on the site to capture stormwater running across the site from properties to the north, so as to help alleviate downstream flooding problems in Elsmere. Stoltz will also work with the community as it relates to landscaping, signage and lighting associated with the project. Although the traffic to be generated by the revised plan will be significantly less than what would have resulted from the original plan, Stoltz and CRG will work together with DelDOT to ensure that traffic concerns are fairly and lawfully addressed.
At Greenville Center, Stoltz will build a slightly larger two-story building to replace an existing two-story building at the site, in lieu of the residential tower previously proposed. A one-story 4,000 square foot building will be built at the corner of Kennett Pike and Buck Road, and the building housing the U.S Post Office and jewelry store will be expanded slightly. Future building heights at the site will be capped, the use of the new 4,000 square foot building will be limited (no fast food restaurants or convenience stores), and the entrance at Buck Road will be modified as required by the Department of Transportation. CRG will support a parking variance needed by Stoltz to obtain approval for the downsized Greenville plan. CRG will also support a variance for 19 additional parking spaces at 3704 Kennett Pike.
At Montchanin Corporate Center, Stoltz will build a one-story, 6,000 square foot building in lieu of the previously proposed 36,500 square foot building, to be set back 90 feet from the Montchanin Road right-of-way. CRG will support the rezoning of two acres of the site for the new building. The new building will not be used for fast food restaurants, convenience stores or automobile service stations, and future development at the site will be limited. The design of the new building will complement the existing building at the site.
The deed restrictions at all sites will be binding on present and future owners of the properties and will be enforced by the Kennett Pike Association and Delaware Greenways.
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