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Friends of Historic Glasgow (Delaware)
Developer looks to add homes, shops, school to historic Glasgow
News Journal article (8/4/05)
Project would develop, preserve 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.
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