Save Our Dwindling Open Space

Rezoning is when you change the law so that it allows or disallows for additional types of development. The Brandywine Country Club parcel is zoned “suburban”, which allows for low-lying single family homes, but the developer wants to rezone the parcel as “suburban transition” which would allow for high rise apartment buildings. But just because the developer asks for rezoning  doesn’t mean it needs to be granted.

We support the rezoning. It increases the density of development, which is a good thing! Instead of houses springing up homogeneously throughout the 120 acre parcel, they can be clustered closer to the 202 corridor where it belongs, and allows for the preservation of open space. 

However, rezoning should result in a win-win. The developer gets something they want and the public gets something they want. In this case, rezoning is beneficial to both the county and the developer; it allows the developer to build more houses, resulting in increased profits, but it also gives the county an opportunity to do something with the extra acres of open space that were saved in this maneuver.

The plan set forth by the developer today is much different than it was in 2015. As originally proposed with 554 homes, this colossal development sprawled throughout the entirety of the plot. The watchdog group for land development in the Brandywine Hundred (CCOBH) advocated against this plan, asking the developer to submit a proposal that would be better suited for the community. After many iterations we’re left with the current proposal.

Although scaled back to 365 housing units, this latest version still requires a rezoning to accommodate the higher density to the west.  The new plan will create 44 acres of open space, which the developer will donate. The Brandywine School District was offered the 44 acres for community recreational use, and agreed to accept the donation with the idea that an early learning and special needs education center would be built on 15-18 acres and the remaining 26 acres set aside for outdoor recreation.  An accessible playground is planned to be included as part of the school campus.

The crux of this issue is that the Brandywine School District wants to retain the rights to develop the remaining 26 acres.  However, we see the potential of this land to be turned into a public open space, a resource that is quickly dwindling in New Castle County.  

We’d like to ensure the remaining 26 acres turn into publicly accessible land in perpetuity. Let’s dream a bit. It could be:

• Walking paths
• A pollinator meadow with native plants
• Community gardens
• Athletic fields
• Bike paths allowing for a safe car-less commute
• Tennis or pickle ball courts
• Or all of the above

This could be a rare opportunity to preserve a large piece of open space that would directly improve the surrounding Brandywine Hundred community. It’s proximity to two worlds is unparalleled being contiguous to both our First State National Historical Park and the commercial corridor, bisected only by 202. The access to both commercial space and open space (especially when bike paths are installed) is so unique, a modern city planner would kill for an opportunity to design so intentionally in such a setting. The open space parcel also has ecological value, serving as a riparian buffer to Rocky Run, while helping to mitigate flooding and alleviating stormwater discharge to the Brandywine River, which is a significant concern for those who live downstream along the banks of the Brandywine in a changing climate where 500 year storms are the norm. 

Wouldn’t it be great if we all won in this proposal? The developer can get their higher density development, the school district can get their new school, and the community can get their public space. We’d love to see the land optimized and used to its full potential. This is totally achievable. 

Here’s how: we ask the Planning Board to grant the rezoning request with conditional approval:

1. Do not allow a through road from 202 to Shipley Road
   (this provision is important to many who live in developments off of Shipley Rd)
2. The donation of 44 acres to the Brandywine School District is deed restricted or has a conservation easement to keep the remaining 26 acres as a public park in perpetuity.

We need you to flex your citizen muscle 💗 :) by sending a simple email. We’ve included the email and the recipients below. Feel free to adjust as you see fit. But please submit it by October 13th!

We urge you to email the New Castle County Planning Board members (see below) and ask them to vote on October 19th to support conditional approval of the rezoning request with the donation of 44 acres to the State of Delaware with 26 acres permanently protected as public park, as well as support of the Planning Board request on the variance for no through road to Shipley Road.

Consider personalizing the email; be sure to include your name and address, and request that the letter be entered into the formal records of the Planning Board and that it be posted with other public comments for Project #20200566 on the New Castle County Project Details website. Emails sent by 10/13/2021 will be included in packets distributed to Planning Board members before the next Planning Board meeting on October 19.)

SEND YOUR EMAILS TO:

landuse@newcastlede.gov; Richard.Hall@newcastlede.gov; Karenpeterson183@msn.com 

WITH BCC TO:

Matthew.meyer@newcastlede.gov; Karen.Hartley-Nagle@newcastlede.gov; Kenneth.Woods@newcastlede.gov; Dee.Durham@newcastlede.gov; Janet.Kilpatrick@newcastlede.gov; Penrose.Hollins@newcastlede.gov; Lisa.Diller@newcastlede.gov; David.Carter@newcastlede.gov; George.Smiley@newcastlede.gov; John.Cartier@newcastlede.gov; Timothy.Sheldon@newcastlede.gov; Jea.Street@newcastlede.gov; David.Tackett@newcastlede.gov; Bill.Bell@newcastlede.gov; Sean.Matthews@delaware.gov; Kyle.Gay@delaware.gov; Debra.Heffernan@delaware.gov; action@savede.land;

Sample email: