Neighbors: Proposed fitness center out of scale

After meeting with the developer of a proposed fitness and therapy center along Savannah Road in Lewes, neighbors say the facility is too large for their residential area. They made their feelings known during an April 6 Sussex County Planning and Zoning public hearing.

Developer Quail Valley LLC is seeking a conditional use for a 67,500-square-foot commercial fitness and therapy center on a six-acre parcel at 1523 Savannah Road, outside Lewes. The property is zoned AR-1, agricultural-residential, where commercial projects require a conditional use to proceed.

“This use is grossly out of character with the surrounding neighborhood,” said Frank Piorko, a resident of the adjacent Villages of Five Points East community. He presented the commission with a petition signed by 59 Villages residents opposed to the application.

“I'm shocked something this large would even be considered on AR-1 land,” he said. “Other conditional uses in this area can't compare to the size and scale of this.”

Rich Garrett, the owner of Midway Fitness and Racquetball, wants to relocate his business and rename it Gateway Motion and Fitness. The new facility would allow for more programming to assist members with disabilities.

Glenn Mandalas, the developer’s attorney, said the proposed use is appropriate under law as long as the statutory requirements are met. He said since 1980 the county has approved 27 conditional-use applications – mostly for professional offices – along Savannah Road from Lewes city limits to Old Orchard Road.

The planning and zoning commission deferred on a vote at the April 7 meeting; county council's public hearing is scheduled for 1:30 p.m., Tuesday, May 23, in the county administration building, 2 The Circle, Georgetown.

Developer would add larger buffer

Features included in the plan are a gym, four racquetball courts, pool, boxing area, massage therapy room, wellness center and the Cape Center for Movement and Disabilities. Garrett said discussions are underway for possible outpatient physical therapy through Beebe Healthcare.

The proposed complex would be less than 42 feet tall, according to the public record provided by the developer. The developer would be required to contribute nearly $24,000 for road improvements to realign the Wescoats Road–Savannah Road intersection.

Mandalas said Garrett met with area residents who were concerned about noise, lighting and a buffer between the proposed project and homes in Villages East. “The residents want a better buffer, and we agree,” Mandalas said.

He said 8- to 10-foot trees would be planted in the Villages' common area along the rear border of the property to create a 30- to 60-foot greenspace. In addition, a fence would be placed around the perimeter of the property.

“The goal is to work with the homeowners' association to do whatever is reasonable to screen the facility,” said engineer Zac Crouch.

Mandalas said low-noise HVAC equipment would be installed, and lights would be designed to shine down on the parking lot and building, and some could be set on timers.

The proposed hours for the facility would be 5 a.m. to 11 p.m., Monday-Friday and from 8 a.m. to 8 p.m. on weekends. Midway Fitness is open 24 hours a day.

Commission Chairman Bob Wheatley said the commission can restrict the hours so that a future change to 24 hours can't occur.

The proposed site plan includes 322 parking spaces as required by county code, Crouch said.

Commissioner Kim Hoey Stevenson asked why so many parking spaces were required. Garrett told her that 200 spaces would be enough.

County attorney Jamie Sharp said the commission can waive the number of parking spaces if commission members find the number to be excessive, which commissioners agreed with.

Commissioner Marty Ross asked Garrett if the building location and design would be reconfigured to provide a greater rear-yard setback if the number of parking spaces were reduced by a third. The proposed rear setback on the preliminary plan is 15 feet from the property line. “A relief from parking spaces would give you more flexibility,” he said.

Garrett said parts of the building would be prefabricated and moved to the site. “I don't know,” he answered Ross. “I would consider it.”

Crouch said because of the shape of the parcel he didn't think the building footprint could be moved closer to Savannah Road. But, he said, fewer parking spaces would help with the size and design of the stormwater management system and could also provide for a vegetated buffer as well as a fence.

“My inclination at this moment is a wider setback that requires you putting the buffer on your property,” Ross said. “We can put conditions on your property and not theirs. I would be concerned about a building this large. I understand the residents' objections and concerns.”

Concerns expressed by neighbors

Several residents expressed concern that the proposed project was being shoehorned on a parcel that is mostly surrounded by houses.

Traffic was another issue of concern to residents who testified at the hearing.

Villages resident Rob Coupe said the projected daily traffic count using the facility is 500 vehicles.

But, he said, the owner told residents he wants to increase membership from the current 900 at Midway to 2,000 at the new facility. Coupe echoed what several Villages residents said, that people using the center will have trouble making left-hand turns onto busy Savannah Road. Instead, he said, they will make right-hand turns to Parker Run and use the Villages streets, increasing traffic in the neighborhood.

Villages resident Robert Murphy said the proposed project is out of context with the planned community where he lives. And, he said, the building has been placed in the worst location on the parcel right next to neighbors. “It needs to be completely reoriented; a redesign is in order,” he said.

“This is out of character with the area. It's like putting in a strip shopping center,” said Covey Creek HOA President Vance Parker. He presented the commission with a petition signed by 15 Covey Creek residents opposed to the application.

“This would change the reason why we moved to this community,” said Villages resident Charmaine Thompson. “It's a quiet neighborhood – a place for us to retire.”