New 610-lot subdivision unveiled near Georgetown

One of the largest subdivision plans in recent county history has been presented to Sussex County Planning and Zoning Commission.

Shingle Point Properties LLC and Natelli Communities have filed an application for a 610 single-family-lot cluster subdivision on 316 acres between Shingle Point Road and Gravel Hill Road north of Route 9 near Georgetown.

At its Nov. 21 meeting, Jim Fuqua, the developer's attorney, said Azalea Woods, the proposed AR-1, agricultural-residential, subdivision, would have a density of 1.93 units per acre with central water and sewer provided by Artesian. Most of the parcel is wooded.

“Affordability is the key issue,” Fuqua said. “Many workers are priced out of the local market in the beach area. Among cost options will be homes priced under $300,000 for retirees and working families.”

“We want to get away from the resort style and get back to a neighborhood concept inclusive to all demographics,” said developer Tom Natelli Jr. “We have a market-driven plan and want to have the right price-point for this area.”

He said from 30 to 40 percent of homes would be priced under $300,000. “We will start out that way,” he said.

Fuqua stressed the proposed subdivision would not be under the county's affordable-home incentive program. “Homes will be more affordable than the beach area,” he said.

Fuqua said Natelli Communities has built more than 75 communities in the Mid-Atlantic region, including the 950-unit Bay Forest in Bethany Beach, which received the national Best in America Living Award.

Commissioner Kim Hoey Stevenson said in the state's preliminary land-use service report, state planners did not support the project due to its location in a state strategies for spending Level 4 area, where the state does not promote development.

“That's not a land-use plan,” Fuqua said. “This project is in compliance with the county comprehensive plan.”

Sussex County Director of Planning and Zoning Janelle Cornwell said the property is located in a low-density area in the comprehensive plan set aside for housing.

Commissioners deferred a vote to a future meeting. Sussex County Council does not vote on subdivision applications.

Plans for community

Fuqua said the nearly 21 acres of wetlands on the property would not be disturbed and protected by buffers of at least 50 feet from all lot lines. He said the preliminary site plan includes 162 acres, or 51 percent, open space.

Fuqua said the community would have curbs and gutters, sidewalks on both sides of all streets, and a 3.5-acre recreation area with a clubhouse, pool, playground, open space and four pickleball courts. In addition, five neighborhood parks averaging 8,000 square feet would be positioned throughout the community.

Lot sizes would range from 7,500 square feet to 15,600 square feet with the average at 8,875 square feet.

A 50-foot buffer, with at least 30 feet of vegetation and trees, would be in place around the perimeter of the property.

Concerns from residents

Several residents living close to the property voiced concerns about increased traffic, the lack of adequate roads, impact on schools in the Indian River School District, possible drainage issues, impacts on wildlife and possible impacts on private wells.

Residents also asked how many trees would be removed from the property. Natelli said it's hard to find wooded parcels to develop, and as many wooded plots as possible would be preserved.

The developer's engineer, Jason Palkewicz of Solutions, IPEM, said the trees are being treated as an amenity and there would not be any clear cutting.

Natelli said the project would be done in eight or nine phases, starting along Gravel Hill Road, and site work would be done as phases progressed. He predicted about 10 years to buildout of the subdivision.

“What concerns me me most is infrastructure. Soon, sewer will be flowing faster than traffic,” said Lee Turek, a longtime Georgetown resident. “We are doing a great job underground, but above ground we are not cutting it. We can strangle ourselves. We are losing control of what we are doing.”

Ace Adkins, a Prettyman Road resident, asked whether wetlands on the parcel would always be set aside.

“Open space remains forever. It's a site-plan issue,” answered Commission Chairman Bob Wheatley.

“Any approval comes with conditions. We don't take their [developer's] word for it,” added assistant county attorney Vince Robertson.

Adkins spoke for several other area residents when he expressed concerns about increased traffic. “Travel is already a major complexity. With that many lots and cars, how are we going to get around?” he asked. “How will we handle another 1,220 cars without backups? For locals, this is a very complicated situation.”

Adkins, who has a background in environmental work, said he is also concerned about fertilizer runoff from lots in the proposed subdivision and its potential impact on private wells in the area.

Proposed road improvements

The proposed site plan includes entrances off Shingle Point Road across from Briarwood Lane and Gravel Hill Road across from Pettyjohn Road. Fuqua said an entrance is not planned along Route 9.

He said several developer-funded road improvements would be required by the Delaware Department of Transportation. Those include turn and through lanes at the Shingle Point/Briarwood Lane intersection with a 10-foot, shared-use path along the frontage of the property, and turn and through lanes at the Gravel Hill Road/Pettyjohn Road intersection with a shared-used path along Gravel Hill Road.

Shingle Point Road would be improved with 11-foot travel lanes and a 5-foot shoulder along the frontage of the property.

The developer would also fund improvements at the Shingle Point Road/Route 9 intersection, including turn lanes.

Fuqua said the developer would be required to contribute funding to two scheduled DelDOT projects in the area, including the Georgetown Gateway project to realign the Route 9/Airport Road/Sand Hill Road intersection near the Georgetown CHEER facility and funding to the Park Avenue relocation-Route 9 intersection improvement projects. The amount of funding would be determined by DelDOT officials based on traffic impact from the subdivision.