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Neighbors push back on 107‑lot Thompson Ridge subdivision over wetlands, traffic and school capacity concerns
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Summary
Morris & Ritchie Associates presented plans for Thompson Ridge, an 81-acre, 107‑lot by‑right subdivision. The applicant requested two waivers (walking trail inside wetland buffer and an interconnectivity waiver). Neighbors raised wetlands, drainage, traffic, evacuation and school-capacity concerns; the commission will review the item at its Feb. 12 business meeting.
Charlie Barnett of Morris and Ritchie Associates told the Kent County Regional Planning Commission on Feb. 5 that Thompson Ridge is a by‑right 107‑lot subdivision on roughly 81 acres on the south side of South State Street. Barnett said the plan provides more than twice the required active open space, includes sidewalks on both sides of streets, DelDOT-standard streets, a central open space with gazebo and mail kiosk (which Barnett said will double as the school-bus stop), a walking trail around an existing borrow pit and a small dog park adjacent to an existing sanitary sewer pump station.
Barnett said the applicant is requesting two waivers: permission to place a walking trail where wetland buffers touch (the trail is not intended to remove wetlands but will impinge on buffer areas), and a waiver from the codes interconnectivity requirement to avoid building an internal street connection to the neighboring Barrett Farm subdivision. He said connecting the internal street to Barrett Farm would require substantial grading — roughly 2+ acres of additional disturbance and nearly one acre of wetland impacts — and noted the wetlands on the property were delineated by the U.S. Army Corps of Engineers. Barnett also said DNREC raised concerns about state-listed rare species in the Cypress Branch wetlands and that some wetland impacts could require an individual permit rather than a nationwide permit.
"We are requesting 2 waivers for the plan," Barnett said during his presentation, describing the trail buffer and interconnectivity waivers and noting the team's intent to work with staff on final landscape plans.
Commissioners repeatedly pressed the applicant on emergency access and connectivity. Several commissioners said connecting neighborhoods provides alternative routing that can help emergency responders and ease school-bus operations; others noted that a road connection in this location would likely cross significant wetlands and steep grades, creating tradeoffs between public-safety benefits and environmental impacts. Commissioner Godfrey asked staff to confirm DNREC's species-status codes; staff said they would follow up and provide clarification for the Feb. 12 business meeting.
Multiple residents spoke in opposition. Robert Ridgeway and other neighbors said the borrow pit and surrounding wetlands are important wildlife habitat and expressed concern that a walking trail and lakeside access would disrupt bald eagles, waterfowl and other wildlife. Emily Galloway urged a moratorium on development and permanent protection of farmland. Tom Reynolds raised specific infrastructure questions, including drainage and wastewater capacity; he estimated that 107 homes could generate "just under 12,000,000 gallons" per year and questioned whether the county wastewater plant could absorb added load. Ruby Lane told commissioners the primary problem is public safety and first-responder capacity along South State Street, which she described as accident-prone.
The applicant acknowledged staff recommendations and said the team is ready to work with county staff on planting and demarcation of open space, wetlands protections and final engineering. Barnett said where practicable they will avoid cutting trees in stream and wetland buffers and that the waiver request does not intend to remove wetlands.
No decision was made on Feb. 5; the commission will consider the application and staff recommendations at its Feb. 12 business meeting. Staff said it will follow up with DNREC and DelDOT and will present clarifications requested by commissioners.
