Kent County planning commission approves Millington Crossing mixed‑use district master plan

The Kent County Planning Commission voted to approve a district master plan for the Millington Crossing mixed‑use development, passing the motion with six ayes and one abstention. The action approves a conceptual land‑use, connectivity and open‑space framework for properties submitted by Millington Crossing Associates 1, 2 and 3 LLC but does not authorize any specific subdivision or site construction.

Planning staff told the commission the submitted plan contains the elements required by the unified development ordinance — a land‑use plan, a connectivity plan and an open‑space plan — and recommended the document meets the ordinance’s standards at this conceptual level. ‘‘This is not a site plan; it’s a larger, bigger picture,’’ planning staff said, noting later phases will be subject to subdivision and site plan review.

Applicant Russell Richardson, who identified himself as the principal owner, said the project follows new‑urbanist principles and that the applicant is open to donating land for an elementary school, possibly by a land swap with the adjacent Good Hope Family Farm. ‘‘We’re not unwilling to donate land for an elementary school,’’ Richardson said, and added that an analysis with the school system would help determine long‑term needs.

Jim Constantine, a planner with LRK who presented the illustrative master plan, described a proposed east‑west parkway and a network of mixed uses: a retail hub near the existing Food Lion, multifamily and townhomes near services, and preserved open spaces including a proposed 60‑acre woodland preserve along the Mills Branch corridor. Constantine noted the MXD rules require minimum open space and that the applicant proposes to exceed the ordinance’s 15% MXD minimum (and the 40% requirement inside the MXDCA area near the Chester River).

Commissioners pressed the applicant and staff on phasing and infrastructure funding. The record shows discussion of wastewater treatment capacity and engineering: staff and the applicant discussed a phase‑one treatment capacity of about 972 EDUs (an EDU defined in the record as 250 gallons per day) and a second phase providing roughly 1,400 additional units of capacity. The applicant also discussed possible early logistics and retail phases and said eventual build‑out would be phased over many years.

Members of the public urged caution. Owen Bailey of the Eastern Shore Land Conservancy cautioned that farmland conversion is irreversible and urged strong feedback loops and walkable connections to the town of Millington. ‘‘Once that bell is rung, you can’t unring it,’’ Bailey said. Multiple residents raised questions about whether the plan starts development at the highway rather than reinforcing Millington’s downtown and about how public costs for roads and services would be paid.

Commissioner S8 moved to approve the district master plan; the motion was seconded and the commission found the submission met the land‑use concept, connectivity and open‑space requirements. Commissioners emphasized that approval is conceptual: each development phase will require separate subdivision and site plan approvals, and the master plan may be amended as market conditions and final engineering warrant.

The commission’s approval does not grant construction permits. Next steps in the record include required project‑level reviews and continued coordination with public works, the school system and state agencies as applicants seek site‑specific approvals and utility connections.