Developer unveils Warrington Road project

A developer has proposed a high-density housing project along Warrington Road on a 35-acre parcel of land owned by the Hood family since the 1700s.

Lockwood Design & Construction Inc. has filed an application to rezone the parcel from AR-1, agricultural-residential, to HR-1, RPC, high density, residential planned community. Arbor-Lyn calls for 202 units: 60 single-family homes along Warrington Road, 82 townhouses and four condominium apartment buildings with a total of 60 units in the interior of the project.

“It's a classic infill as the last parcel of land in the quadrant not to be rezoned or the subject of a conditional use,” said Gene Bayard, the developer's attorney.

“If there is a definition of smart growth, this is it,” he said, adding the proposed project has been in a growth zone for more than 30 years, is consistent with the county's comprehensive land-use plan and contains a mixture of housing types, which is consistent with other communities in the area.

Bayard said since 1985 the area including Route 1, Route 24 and Warrington and Old Landing roads has seen 11 zoning changes and seven conditional-use application approvals. Under existing AR-1 zoning, about 70 units would be permitted on the parcel, which is bordered by Beebe's Route 24 medical campus to the north and the Estates of Sea Chase to the south.

After an Aug. 13 public hearing before Sussex County Planning and Zoning Commission, the commissioners deferred on a vote. A public hearing before county council has been scheduled for 1:30 p.m., Tuesday, Sept. 22, in the county administration building on The Circle in Georgetown.

Residents express traffic concerns

As with nearly all proposed developments in the area, traffic was the major issue raised by residents during the public hearing. The developer estimates at build-out the community would generate about 1,525 trips per weekday during the peak times.

Because the estimated daily traffic volume did not exceed transportation department limits, DelDOT did not require a traffic impact study. If the project is approved, the developer would be required to contribute $15,000 to an area-wide traffic study. In addition, DelDOT could require a financial contribution to help fund proposed road improvements along Route 24 and the Old Landing Road-Warrington Road intersection.

Area resident Charlotte Reed asked the commission to defer on recommending approval of new developments without road improvements. “You have to start cutting back on the number of units and start rejecting low estimates of traffic that developers come in with so they can get below the 2,000-car limit and get away without doing a traffic impact study,” Reed said.

“Adding more traffic to an already failing roadway is not the answer. Approved development already adds to traffic and life-safety issues along Old Landing and Warrington roads. Who is looking at the cumulative impact of all this development and truly assessing the overall impact?” Reed asked.

Several residents testified how traffic backs up along Warrington Road on a daily basis and even more on weekends.

Rob Bower, president of the Estates of Sea Chase Condominium Association, said traffic is at a dangerous level. “We need responsible growth and developers who involve themselves in truly taking care of traffic situations,” he said.

“Terrible traffic is being compounded with dense communities without huge road improvements, said Nancy Feichtl, a Sea Chase resident. “It's not about this development; it's about all the developments.”

Estates of Sea Chase resident Rich Mihelciz said there have been discussions about road improvements in the area for seven years. He said it's impossible for older people to pull out into traffic when frustrated drivers speed along the roads. “Look at issues from the perspective of older people,” he said.

All but two or three acres of the parcel is wooded. Developer Don Lockwood said a maximum number of trees would be preserved because the mature trees are considered an amenity. According to a report filed with state planners, about 29 acres of woods would be removed.

A 20-foot forested buffer is planned around the perimeter of the property. Several residents said that is not enough. Mihelciz said at least a 50-foot buffer should be required.

James King, a Sawgrass resident, said the commission has the ability to require a wide buffer of trees. “If not, you'll be left with a skinny parcel,” he said.

The proposed community would be 5.7 units to an acre, which is compatible with other developments in the immediate area, said Roger Gross of Merestone Consultants, the applicant's engineer. Gross said adjoining communities densities are: Estates of Sea Chase, 4.1 units, Estates of Sea Chase condominiums, 6.5 units; and Sterling Crossing 6.3 units to an acre.

Gross said sidewalks would be provided in sections of the community including along the main entrance, in the higher-density areas, along the exterior and to connect to the Beebe Route 24 complex adjoining the parcel.

The community would have water provided by Tidewater Utilities and hook into the county's central sewer system.

Bayard said the developer would be required to conduct a sewer capacity study and pay for upgrades to the county's system because the county assigned the parcel 140 units, not the 202 proposed units.

The homes would be marketed to second-home buyers, seniors and empty nesters, Bayard said. Proposed amenities include a community building and pool.

The public record on the rezoning application is available in the county's planning and zoning office on The Circle in Georgetown on weekdays from 8:30 a.m. to 5 p.m.