Cypress Landing townhomes developers ask Blades Planning and Zoning for subdivision of plan

Representatives of the Cypress Landing townhomes project were back before the Planning and Zoning Commission of Blades Monday evening, April 7, asking for a “subdivision of the approved plan…for financing purposes.” They had hit a glitch when applying for loans.

Kevin Prenderville, Insight Homes president, and Steven Fortunato, senior project manager for Bohler Engineering, assured the commission and an audience of some 40 residents that there would be no changes to the existing design, including roads, parking, stormwater, overall site layout or number of townhomes, which remains at 92.

Fortunato explained that banks had required all plans be approved before applying for financing, then when the company did apply, the lenders informed them they would only be able to construct one building at a time. “We did not foresee this happening with the lenders,” he said. “It would have been better if the banks told us this up front, but they would not give us any information until the plans were approved.

Steven Fortunato, senior project manager for Bohler Engineering, displays an example of what a proposed subdivision of the 12-acre Cypress Landing project in Blades might look like. 

“We’re not asking for any special favors or going against anything that’s already prescribed through the town,” Fortunato continued. The request was to allow Insight to subdivide the 12-acre site into five or six parcels, each of which could be financed separately.

Two types of loans are needed. The first covers land purchase (refinancing) and development. The second, a “vertical loan,” covers construction of the townhomes. Insight has built several of these “permanently owned” rental communities that allow renters to transition to the purchase of a home elsewhere. Usually, each townhome is built on its own piece of property. This is the first time the company has developed a property that was a single parcel.

When Insight representatives learned of the glitch in financing, they first consulted with the town’s engineer and attorney to make sure subdivision would not recreate any unforeseen issue. They considered all the options, chose the best one — subdivision — then talked with Mayor Nancy McAdams. The notification happened to coincide with clear-cutting most of the property, which caught residents of Little Meadows by surprise when their backyard view was suddenly opened to Route 13.

Fortunato outlined benefits of subdivision: Separate parcels would allow for multiple financing sources with separate vertical loans. Work could proceed on more than one building at a time, allowing contractors to stay busy on site rather than seeing one townhouse through to completion before starting another. As work in one parcel is completed, the loan would be paid off and work could begin in another.

“That’s a benefit for Insight because their goal is to get these built and rented, and that’s also, I believe, a benefit to the town and everyone here because that’s going to reduce the amount of time that you have construction equipment and contractors and construction activities going on on this property,” Fortunato said. It would also expedite permit approvals and fee collections by the town.

Pushed for a time frame for the end of construction, Fortunato estimated two years, but said he would get figures for construction with and without subdivision.

The two had come to seek consensus and feedback from the commission and the town council — to make sure there were no “red flags” — before proceeding with creation of detailed parcel maps for engineering review and official town approval.

Attendees had many questions, many of which had been discussed in previous meetings with Insight. Infrastructure would be completed first. Access and turn-around space for emergency vehicles is provided. That and placement of fire hydrants has been approved by the fire marshall. The townhomes will be three stories, 29 feet tall, which is less than the 35-foot maximum. The fire department does not have a ladder truck and would have to rely on mutual aid from neighboring communities.

Dumpsters in general were frowned upon by the audience as potential “trash sites” that would attract “critters.” 

Disturbance of the pond, which has been drained, was questioned, as it seemed to function just fine for the past 100 years. Fortunato said the pond was not regulated by DNREC and had a lot of problems, which would be fixed. It will be 4 feet deep and therefore too cold for mosquitoes. A storm drain pipe will run under Concord Road to empty into the Nanticoke River.

A border of Green Giant arborvitae seven to eight feet tall will be planted where the tree line was disturbed. Erecting a fence on the edge of a forest would damage trees. Fortunato did not recall discussion of a fence along the whole property line. That would require removal of another 15-foot swath of trees to provide access, and removal of even more trees to allow room for the fence.

Neighbors complained that their properties are now exposed to people cutting between the proposed new evergreens, which have to be spaced far enough apart to provide for growth.

Mayor McAdams explained the town had a new mayor (herself) and a new town administrator since Cypress Landing was first proposed, and important documents are missing. She asked if copies could be provided, and was assured they would be forthcoming.

“What happens if we don’t approve the subdivision?” she asked.

Prenderville replied, “It will be a slower project.”

Planning and Zoning chair person Susan Seltzer entertained a motion to table the matter until more information could be provided, at which time the Insight team would return for a decision on subdivision.