http://www.delawareonline.com/apps/pbcs.dll/article?AID=/20050804/
NEWS01/508040328/1006/NEWS
delawareonline.com > The News Journal > Local
Developer looks to add homes, shops, school to historic Glasgow farm
BY ANGIE BASIOUNY / The News Journal
08/04/2005
DOVER -- A developer introduced plans Wednesday for a neighborhood of
232 single-family homes and town houses, retail shops and a school on a
large tract of historic farmland in Glasgow once eyed by New Castle
County for parkland.
Stephen Nichols envisions the 236-acre Barczewski farm as the site of a
suburban development that preserves a large swath of open space and
historic structures and Revolutionary War artifacts on the property.
"Essentially, whatever resources are there, we have avoided with
respect to the development," attorney Pam Scott told a panel of state
agencies reviewing the conceptual design before a formal plan is
submitted to county officials.
Scott and Nichols declined to comment after the hearing Wednesday
morning at the state's planning coordination office. A $14.25 million
sales contract for the land was signed in February, but Nichols would
not say Wednesday whether the sale was final.
The property lies north of U.S. 40 and west of Del. 896, along a
well-travelled business corridor that includes the Peoples Plaza
shopping center and a Kohl's department store. The state will require a
traffic impact study before the project could move ahead.
Most of the land is zoned for residential use with a historic overlay,
which means the development plan must undergo historical review before
any demolition or construction could take place. The developer is
asking for land along U.S. 40 to be rezoned for strip commercial space.
Schools planned for property
The concept plans show 232 homes to be built along roads that connect
and curl through the heart of the property. The Christina School
District is negotiating to build a new school between the homes and an
1800s-era farmhouse.
The farm site is just south of the old AstroPower building in the
Pencader Corporate Center, which the district agreed to buy in February
for $12.8 million. That building is slated to open as a middle school
in fall 2006.
"We've had our eye on that property for awhile," said Kelli Racca,
director of facilities for the district. "It's a perfect location for
us. Right now, we're working out a deal with the developer. We hope to
be a part of this project if everything falls into place."
She would not disclose the price under negotiation with Nichols.
Racca said the district ultimately would link the two schools with a
pathway and use the farmhouse for educational programs.
"We have several active agriculture and landscape programs within the
district at the high school level," she said, "and that location would
offer some opportunities for those students."
The land was owned by Anne Barczewski and her three grown children. The
family has declined several requests for interviews about the property.
George Barczewski has said that he and his siblings agreed preservation
was a top priority as the negotiated a sale. He said they rejected
several offers from developers who wanted to do too much too fast.
Several years ago, New Castle County considered buying the tract and
converting a portion into parkland. County officials offered $9
million, but the family wanted $12 million. The county was reluctant to
offer more, partly because of doubts over the development potential.
Farm steeped in history
The farm dates to the 1700s and most of the structures, including the
farmhouse, are on the National Register of Historic Places. It contains
the bed of an 18th century road -- possibly the only one remaining in
the state -- that was used by British soldiers as they marched into
Delaware during the Revolutionary War.
The property also is marked by wetlands along the northern border.
"The problem with developing the property is the history is spread out
so completely over it, and each part represents a unique piece of
history," said Nancy Willing with Friends of Historic Glasgow. The
group opposes the development and has collected more than 1,400
signatures in support of preservation.
"Societies that care about their history save properties like this,"
Friends member Ernie Davis said. "We're going to do the best we can to
bring up the history to the public."
Scott said the developer is waiting for a report from an archaeologist
hired to survey the land and assess the historic assets.
More studies needed
The conceptual plan got a favorable reception from state officials who
said it fits in with Gov. Ruth Ann Minner's Livable Delaware initiative
to channel growth to established areas. They recommended some minor
changes and advised that more work needs to be done, including a
traffic impact study and a study of a bog turtle habitat in the
wetlands area.
"The inclusion of the school site is a good thing," state Planning
Coordinator Connie Holland said. "But obviously, there are other
issues."
The plan must be reviewed next by the New Castle County Land Use
Department. Final approval is required by the County Council.
Councilman David Tackett, whose district includes the property, said
he'll be watching the process closely.
"I'm most interested in seeing how they're going to protect the natural
resources as well as preserving the historical heritage on the farm,"
Tackett said.
Contact Angie Basiouny at 324-2796 or [log in to unmask]
THE PLAN
€232 single-family homes and town houses
€82,600 square feet of commercial space
€135,000 square feet for a new elementary or middle school building
WHAT'S NEXT
The developer would present an exploratory plan to the New Castle
County Land Use Department. The plan would need approval by the County
Council.
The News Journal/RON SOLIMAN
The Barczewski farm dates to the 1700s and includes the bed of a road
thought to be used by the British during the Revolutionary War.
|
