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Why Zoning Change from AR-1/GR to GR-RPC?

  • What is RPC (Residential Planned Community)?

§ 115-118 (Sussex Code)

Purpose.

In order to encourage large-scale developments as a means of creating a superior living environment through unified developments, and to provide for the application of design ingenuity while protecting existing and future developments and achieving the goals of the Comprehensive Plan, the RPC District is hereby established.

12.2 PROMOTING BETTER COMMUNITY DESIGN - ( from Sussex County Comprehensive Plan )

12.2.1 Residential Planned Communities

The purpose of the Residential Planned Community (RPC) District is to encourage large-scale developments as a means of creating a superior living environment through unified developments, providing for the application of design ingenuity while protecting existing and future developments, and achieving the goals of the Comprehensive Plan. By integrating many elements of design, this district encourages off-street parking, ensures the appropriate relationship between uses, intensity, and height within and outside of the RPC, and allows the Planning and Zoning Commission to impose conditions regarding layout and design.

An applicant may ask the County to add this option to their property as an option to the regular zoning provisions. RPC provisions:

• Usually allow a mix of housing types, including single-family homes, townhouses and apartments.

• Provide for a slightly higher density than the density that is possible without use of the RPC provisions, in order to provide an incentive.

• Allow a percentage of the tract (such as up to 15 percent) to be developed in neighborhood-oriented commercial uses that are highly compatible with homes.

• Give the County the authority to modify zoning requirements, such as setbacks, within a RPC development.

12.3.15 Preserved Open Space within New Developments

Preserved open space can often increase values of adjacent homes. Open space development can also help retain more naturalistic stormwater patterns, which promotes groundwater recharge and protects water quality. This is because stormwater swales can be wider and vegetated, as opposed to having stormwater piped or constrained within narrow channels to avoid losing density.

As described above, the RPC provisions in the County’s Zoning Ordinance allow flexibility in the standards for larger developments, in return for a higher quality of site design. However, there currently is no minimum open space requirement for these developments. Greater attention is needed to the design of the open space to make sure it serves a valuable public purpose and is inter-connected. The amount of open space can vary with the allowed density, based upon the underlying zoning district. The preserved open space should be used to help to maintain the scenic character of the County by preserving landscaped open areas along major roads and to maintain forested buffers between developments.

  • What makes Windswept at Lewes an RPC?

  • Why was the mostly AR-1 parcel changed to GR-RPC?

  • What makes this parcel fit for workforce housing?

A forested part of Lot 52 is 'To Be Conveyed to Bay Pointe HOA,' which provided the only letter of support.

This area shows up in 7/23/2020 P&Z Online Packet as 'Land To Be Conveyed to Bay Pointe HOA,' but the drawing itself was dated 4/19/2019, 3 days after the revised preliminary plan was approved. The 4/1/19 drawing appears to have been changed/updated by the engineer.

  • When was this decision made? Is it tied to the letter of support from the HOA?

  • Was the letter of support from Bay Point HOA for the zoning change to GR-RPC or for the Site Plan?

  • When was P&Z notified about this change and how was it explained?

  • Was the lost forested area replaced by some other wooded areas?

Ordinance 2623 https://sussexcountyde.gov/sites/default/files/LandUse/o2623.pdf

G.4. With the conditions and stipulations placed upon it, the RPC designation is appropriate, since it allows the creation of a superior environment through design ingenuity while protecting existing and future uses. This project will maintain 24% open space, which includes 1.63 acres of existing forest and the planting of 3.77 acres of forested buffer. It also includes installation of over 2 miles of sidewalks along all streets, over 0.6 miles of shared used path, over 0.3 miles of unpaved walking trail, and construction of a clubhouse and community swimming pool.

Drawings:


  • 3/28/2019 P&Z Packet's Landscaping Plan shows the wooded area in question.

https://sussexcountyde.gov/sites/default/files/packets/032819%20Paperless%20Packet_0.pdf



  • 3/28/2019 Packet shows Lot 52 extending to the area in question, but does not show it as wooded.

https://sussexcountyde.gov/sites/default/files/packets/032819%20Paperless%20Packet_0.pdf



  • 7/23/2020 Packet for Final Approval includes a drawing dated 4/1/2019 that shows 'Land To Be Conveyed to Bay Pointe HOA,' taken out of Lot 52. It appears to have been changed/updated by the engineer 3 days after the Revised Preliminary Plan was approved on 3/28/2019.

https://sussexcountyde.gov/sites/default/files/packets/07.23.2020%20PZC%20Paperless%20Packet_0.pdf

Mail-Drop and Pick Up location?

For 201 homes, it must require a large space to place the central mail pick up location and for cars to park since this subdivision is 60 acres large.

Traffic

Some Cars may be parked on Angola Beach Rd?

The final site plan shows 40 homeowners whose homes/ backyards immediately back up to Angola Beach Road. I predict some of them will park their cars on the shoulder of Angola Beach Road- for faster access to travel, especially in the AM. As workforce employees they will strive to shorten their commute time. This could happen in neighborhoods like this, where there is a bottleneck leaving the one entrance/exit. They (police, EMTs, firefighters, nurses, teachers) need to get to work. They will probably just go out their backdoor & walk to the parked car already on the shoulder of the main road. If they do this out of necessity, this will impact the safety of current drivers on Angola Beach Road.

Public Bus Stop?

The workforce families may have 2 cars: the proposed "Simply Ryan" homes shown in 3 of the 4 models (3-28-19) have 2 car garages. But most workforce developments through out our nation encourage public transit or company van pickup to protect the environment. So in addition to the 400+ cars in the development, there will most likely be a public bus stop built at the corner of Angola & Angola Beach Roads, in the near future.

School Bus Pick Up location?

For young workforce families, there will be many school age children who reside in Windswept. Once on-site school resumes, bus transportation will start. Last year K-12 had three different bus times for the different grade levels. The bus stop locations will be determined by the school district.

Children must not be picked up on Angola Beach Rd.

Fire Engine turnaround near the stormwater pond?

There does not seem to be enough space for fire trucks to turn around.

Does the Affordable Housing Concept work?

  • Not enough open space

  • Not enough space for children to play

  • 20-ft buffer along Angola Beach Rd will reveal many homes' backyards to the people traveling that road.