Lewes planners question Overfall Preserve plan

The Lewes Planning Commission got its first look at plans for the proposed Overfall Preserve townhome development, previously known as the Warrington Property, at a public hearing Oct. 15.

It did not take long for concerns to come up about vehicular connectivity, open space and affordable housing.

Overfall Preserve would have 90 units on 12.67 acres between Savannah Road and Kings Highway.

The City of Lewes annexed the property, which is three separate parcels, in April.

The development would share an entrance on Savannah Road with Dutchman’s Harvest, a workforce housing community already under construction. The Historic Lewes Byway Committee said the two new developments will add 1,670 vehicle trips a day on Savannah Road.

The Overfall Preserve preliminary site plan does not have any direct connection between Savannah Road and Kings Highway.

The only way drivers could get between the two main roads would be to wind their way through the parking lot of the Lodge at Historic Lewes on Kings Highway and through Dutchman’s Harvest.

Mary Roth, chair of the byway committee, said that traffic plan creates a safety hazard for both communities.

“We’re encouraged to cut through workforce housing that could have young kids and assisted living that has memory care. That makes me incredibly nervous,” Roth said.

Roth said the developer has a unique opportunity to build a connector road.

The committee is proposing an extension of Dutchman’s Avenue, a proposed new street at the entrance to Overfall Preserve that would lead to a stub at the property line short of Kings Highway. That stub could one day connect to Kings Highway, just north of one of five proposed roundabouts.

The Delaware Department of Transportation said the plan is feasible, according to Gail Van Gilder, chair of the Kings Highway Master Plan Committee.

The developer of Overfall Preserve currently has no access to Kings Highway. The property that fronts the road is in Sussex County jurisdiction, and it’s still owned by the Warringtons.

“Planning for it is imperative, the road not taken or put through. You’ll never get another opportunity to do it,” said Lewes resident Doug Spelman.

David Hutt, the developer’s attorney, said building the connector would force a redesign of the Overfall Preserve site plan and a reduction in the number of units, creating a hardship.

The current plan does show a stub road at the Plummer property, an undeveloped parcel north of Overfall Preserve. A future connection could be made to Kings Highway across from Bay Breeze Drive.

Commissioners also raised concerns about the spirit of the proposed community open space. Hutt said the plan calls for 23% community open space, exceeding code requirements.

The open space would comprise walking trails and benches surrounding a stormwater pond. There would also be a swimming pool for residents.

Commissioner Rich Innes said the design does not meet the mission.

“There’s no place for people who live here to congregate, have a barbecue or throw a ball,” Innes said. Innes suggested taking out a few units to build a park.

Overfall Preserve is not intended to be affordable housing.

Commissioners speculated that units would sell for $600,000 to 700,000, based on similar developments in Lewes. Hutt said the density would have to be significantly increased, like that of Dutchman’s Harvest, if Overfall Preserve were to meet the definition of affordable housing.

Commissioners also expressed concerns that modern townhomes do not fit the character of Lewes.

“This is a colonial, historic town and these look like any townhome development you would find anywhere across the country,” Innes said.

Hutt said the developer is asking for two waivers.

The first is a waiver to allow sidewalks on one side of the street from Heyes Drive to the end of Dutchman’s Avenue.

The second is to reduce the right-of-way requirements within a development with a density greater than four units per acre from 54 feet to 50 feet.

The required paving width of 26 feet, with 5-foot sidewalk and 6-foot planting strip will be provided. A 10-foot-wide utility easement will also be provided outside the right of way.

The planning commission is taking public comment until 4 p.m., Friday, Nov. 1.

The panel will next discuss Overfall Preserve at a special meeting at 6:30 p.m., Tuesday, Nov. 12, at the Rollins Center.