Subdivision proposed for Angola Road

Sussex County Planning and Zoning commissioners shared some of the same concerns as voiced by residents about a proposed subdivision along Angola Road.

Known as Haileys Glen, the cluster subdivision would contain 68 single-family lots on 32 acres on AR-1, agricultural-residential, land.

The commission and residents questioned a plan to share amenities with a nearby subdivision. They also questioned removal of trees and emergency access to the community.

At the March 8 and March 22 meetings, the commission deferred a vote to a future meeting.

Speaking on behalf of the developer, attorney William Scott said the proposed subdivision would have a density of 2.1 units per acre and an average size lot of 8,500 square feet.

Jason Palkewicz, an engineer with Solutions IPEM in Georgetown, said the developer has a 20-foot buffer around surround the community, with a 50-foot buffer adjacent to any farm use. Lots would be at least 80 feet from any wetlands, he said.

He said while Delaware Department of Transportation officials did not require a traffic impact study, the developer would have to improve the parcel's frontage along Angola Road, provide a left-turn lane into the proposed development as well into Angola Beach Estates, which is across the road.

The development would have an area designated as a community gathering place.

Scott said residents would have access to amenities – including a pool – at nearby Marsh Farms Estates.

“How will people get there? Will you put in a path to walk?” asked Commissioner Kim Hoey Stevenson.

Palkewicz said because of wetlands between the two parcels, a pathway is not planned. “The intent is they would have to drive,” he said.

Assistant county attorney Vince Robertson urged commissioners to discuss the plan for shared amenities.

“Think about how this could come back on the county,” Robertson said.

“And who pays?” asked Commissioner Bob Wheatley. “This application is problematic for me.”

“We could simply say they have to have separate amenities,” said Commission Chairman Marty Ross.

Robertson said the commission has required amenities in other subdivisions.

Wheatley said the community might end up with fewer lots to make way for amenities.

“I have issues with the trees,” said Commissioner Kim Hoey Stevenson. “There are a lot of old-growth trees there.”

Ross cautioned her that if officials require tree preservation, landowners or developers will cut them down before development is proposed.

Scott said more than five acres of woods would be preserved.

Residents: Several projects in the works

Residents presented a petition signed by 144 people opposed to the application.

They urged the commission to consider the application in totality with other approved applications in the immediate area. Many said smaller lots and homes does not fit in the with the character of the area.

June Santos, who lives along Camp Arrowhead Road, said county officials recently approved 380 lots along Angola Road and another 364 lots along Camp Arrowhead Road. “I see traffic problems. This type of development is off the charts,” she said.

Jens Wegscheider, who lives in Bay Ridge Woods on Angola Road, said his research shows that county officials have approved or applications have been filed for 3,000 additional houses within a three-mile radius of the parcel. “People do not want these small lots with no trees,” he said.

Curt Smith of Bay Point on Angola Road said if the proposed development was built further to the west in isolation there would not be any issues, but it's proposed at a key location along Angola Road near Camp Arrowhead Road with other development built or proposed around it.

“Reexamine the specifics of this and take the valid concerns expressed tonight to heart,” Smith said. “If you do not control development, development will control you.”

Carol Hughes, who lives in Bay Ridge Woods, asked what ramifications were in place if the developer did not live up to a promise to save as many trees as possible.

Robertson said the developer would be required to show all preserved trees on the final site plan that would be reviewed by the planning and zoning commission. County inspectors would follow up to ensure the plan was followed, he said.

IN THE AREA

Marsh Farms Estates – 134 single family lots. Site work underway.

Middle Creek Estates – 314 single-family lots. Approved.

Marsh Island – 152 single-family lots. Time extension approved.