Rental townhomes eyed on Route 9

A proposed duplex project near Georgetown would be a market-rate rental community without apartments.

However, to build the project, Sussex County officials must first approve an amendment to the county comprehensive plan’s future land-use map. The 51-acre parcel is designated as a commercial area and the developer is seeking a change to a developing area to allow for residential development.

At its Jan. 26 meeting, the Sussex County Planning & Zoning Commission heard plans for Leeward Chase with 52 duplex buildings totaling 106 units along Route 9, about a half-mile east of the Sand Hill Road-Airport Road intersection, east of Georgetown.

The property is adjacent to Sports at the Beach and near Delaware Coastal Airport, with a mix of residential and commercial development along Route 9. A rail line and a future expansion of the Lewes-to-Georgetown Trail border the southern section of the parcel.

“This is a new trend – building to rent – because of affordable housing issues,” said Jim Fuqua, the developer's attorney. “The developer would own the land and be responsible for all maintenance, repairs and management. It's based on the need for more affordable housing in the Georgetown area and for those working in the Lewes-Rehoboth area.”

Developer Jack Haese said a market study showed there are no family-oriented rental units in the county. “It showed this is a niche not being fulfilled in Sussex County. We can be very competitive with apartment rentals,” he said.

Commissioner Kim Hoey Stevenson asked him what market rentals are. He replied three-bedroom units would rent for $1,700 to $1,800 per month and two-bedroom units for $1,375 to $1,400 per month.

He added that rent includes all maintenance, mowing and landscaping. There would not be a homeowners association in the community.

The developer has also filed a conditional-use application for multifamily housing, and is requesting to purchase five additional units through the county's bonus density program at $15,000 per unit.

The commission deferred a vote on both applications to a future meeting.

Discussion on map change

Fuqua said an amendment to the map would be consistent with existing development in the area. “There will be no commercial development. Residential use has much less potential impacts,” the attorney said.

Land around the parcel includes three land-use map designations – commercial, industrial and developing.

Following a public hearing, commissioners discussed the proposed future land-use map amendment.

Commission Chair Bob Wheatley said the designation of the parcel was the topic of discussion during the formation of the 2018 comprehensive plan and its maps.

“I thought this area would be commercial or light industrial because of its proximity to the industrial park, and the rails are not too far away,” he said.

Wheatley added that he understands the need for the type of housing proposed, but he questioned whether this parcel is the right location.

Hoey Stevenson said she also envisioned the area as a location for commercial or industrial development because the parcel borders a major road in near proximity to an airport and train tracks.

However, Commissioners Holly Wingate and Bruce Mears said the location was ideal for a much-needed type of housing.

“I think this is wonderful for 108 families, but they probably would have put 308 families in the same area because there are a lot of people who need these rental units,” said Commissioner Keller Hopkins.

“How much weight do you give to the map in that situation?” Wheatley asked. “When is the appropriate time to change the map? Maybe it seemed like the right thing to do, but now there are other specific considerations, which we didn't have before. Changes to the map should not be easy, but it should be doable. The points you are making could be justification for changing the map.”

Leeward Chase plans

Central sewer would be provided by Sussex County, with water from Tidewater Utilities.

Wooded sections, with 17.5 acres of nontidal wetlands, would remain undisturbed except for a road and trail crossing in the center of the parcel, Fuqua said, adding the crossings would be in compliance with U.S. Army Corps of Engineers regulations. A minimum 30-foot buffer would be adjacent to all wetland areas.

Because Route 9 has already been improved, the developer would not be required to make road improvements along the highway, but he would be required to contribute funding to a Delaware Department of Transportation area-wide study fee. A 10-foot shared path would be constructed along the community's Route 9 frontage.

Sidewalks would be provided on both sides of all streets and would connect to the shared-use path in two locations.

Proposed amenities include a pool, bathhouse with meeting room and storage, and an interior trail connecting to the recreation area and the Lewes-to-Georgetown Trail if permitted by DelDOT.

There would be a 75-foot vegetated buffer along Route 9 and a 20-foot landscaped buffer along the boundary of the property, which would contain 36 acres (70%) of open space.

The Federal Aviation Administration has issued a no hazard to air navigation certificate for the property.

Public comments

Raymond Hopkins, owner of ServPro on the opposite side of Route 9, said county officials should give some consideration for traffic along Route 9. “I'd like to see a traffic light or other safety features proposed that will directly impact ServPro and its employees,” he said.

Jennifer Cinelli-Miller, DelDOT transportation planner for Sussex County, said a Route 9 Coastal Corridors study is underway, with a final report expected in late summer or early fall. “This developer may have to adhere to any recommendations from the study,” she said.

Harry Larsen, who lives adjacent to the property, said he's not for or against the project. “I just want to make sure it's done in the right way,” he said.

Larsen said he wanted to make the commission aware that a ditch that runs through the property is important to retain to collect rain runoff from this property.

He said the commission should consider an 8-foot privacy fence in place of the proposed buffer where it borders nearby houses.