Claymont master plan thinks tall and welcoming

 

 

 

 

 

CLAYMONT — Residents and other stakeholders in the future of the community prefer a wide-ranging Claymont master plan that allows buildings up to four stories in two areas, multiple ways to slow traffic, and a roundabout at Philadelphia Pike and Gov. Printz Boulevard that could be a welcoming gateway.

The Wilmington Area Planning Council in 2023 began updating plans for the central and southern parts of Claymont, following a 2017 plan for the northern section and a 2021 plan for Gov. Printz.

The latest workshop offered three concepts, and there’s “overwhelming support” for the most transformative one, called “Gateways to Claymont,” said Brett Saddler, executive director of the Claymont Renaissance Development Corp. A final report by WILMAPCO is due in December.

The other two plans are called “Minor Policy Changes” and “Stronger Pike.”

The Gateways plan allows buildings of up to three stories in multiple areas along Philadelphia Pike and up to four in two areas: the Town & Country Shopping Center at Harvey Road and the strip shopping center at Darley Road. Graphics in the plan – “for illustrative purposes only; this is not a proposed redevelopment plan” – show housing and commercial uses stacked in the same building.

The Gateways plan follows others in New Castle County that rethink land use to allow people to live, work and play in the same area, without long drives. Charts display how most parcels are within a 10-minute walk of a park or open space, the same distance from a mixed-use/commercial area.

A market study “projects that Claymont could support 200-300 more apartment units, and 30-50 more townhomes. Demand for commercial space will come from redevelopment of existing space,” according to the summary of the three plans.

The Gateway plan triggers a New Castle County requirement that new projects must provide moderately priced dwelling units.

The planning agency sets seven land-use goals, and the Gateways plan fully meets three and outperforms or equals the other plans on three goals. Only on “potential for impacts to impervious surface area,” meaning more roads and parking lots, does it look worse.

Future of Holy Rosary School

One Claymont building with multiple potential uses is the Holy Rosary School, which closed in 2008 and was later rented for a time to the Reach Academy for Girls.

A developer inquired about turning it into below-market housing for seniors. The developer “offered a very low bid, which our real estate agent and the bishop’s office turned down,” said the Rev. John J. Gayton, pastor of Holy Rosary Parish. “No second offer has been received.”

The 28,000-square-foot building is listed for lease at $8 per square foot, and the listing on Patterson Woods Commercial Properties calls it a “potential daycare site.”

Transportation plans

All three plans call for moves to reduce traffic accidents and fatalities, including reducing the speed of traffic. They also call for redesigning roads, sidewalks, bike paths and bus stops to encourage pedestrians and bicyclists.

For instance, there is a plan to narrow Harvey Road with curb extensions and islands.” There were 74 crashes on the road from 2019 to 2021.

There’s also a plan to “extend the road diet” along Philadelphia Pike, meaning turning a traffic lane in each direction into buffered bicycle lanes.

One scenario shows a separate Philadelphia Pike bridge for bicyclists and pedestrians over I-495.

A separate project calls for narrowing Gov. Printz to one lane in each direction.

Roundabouts are rare in New Castle, and the idea to create one on Marsh Road generated lots of discussion online.

“A roundabout can reduce fatal and serious injury crashes by 78%!” WILMAPCO writes, citing federal data. “Traffic analysis shows less delay with the roundabout at Gov. Printz Boulevard than a signal.”

“What has been proposed in transportation scenario three of the Draft Claymont Area Master Plan includes numerous traffic calming and safety features, including a single-lane roundabout at the Printz and Pike intersection,” Saddler said.

“What is especially important to the CRDC is for the Claymont community, both residents and businesses alike, to have the opportunity to ask questions, make comments, or express concerns. For us, the goal has always been how do we reduce the horrific speeding on Philadelphia Pike and lessen motor vehicle and pedestrian accidents that happen all too regularly. If the plan does not do that, we would oppose the proposal.”

The roundabout also “can be a spot for public art, landscaping and/or a signature gateway that celebrates Claymont,” the agency writes, showing roundabouts in three other states and the new Claymont Train Station.