PC Paperless Packet

CITY OF DOVER, DELAWARE PLANNING COMMISSION Monday, August 16, 2021 at 7:00 PM City Hall Council Chambers, 15 Loockerman Plaza, Dover, Delaware AGENDA Written comments are accepted via mail to City of Dover – Planning Commission, P.O. Box 475 Dover DE 19903 and via email at CompPlan@dover.de.us. MEETING NOTICE The Planning Commission Meeting for August 16, 2021 will be held as an IN-PERSON meeting in City Hall Council Chambers. The public is welcome to attend. The meeting will also be a Virtual Meeting made available using the WebEx audio/video conferencing system as an electronic means of communication. See participation information below to join by phone or computer. PUBLIC PARTICIPATION INFORMATION City of Dover Planning Commission Meeting of August 16, 2021 Dial: 1-408-418-9388 Event number/Access code: 179 553 2283 Event password: DoverPC Event Address: https://bit.ly/PCMeeting081621 If you are new to WebEx get the app now at https://www.webex.com/ to be ready when the meeting starts. For problems accessing the meeting, please call the Planning Office at (302) 736- 7196. CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL ADOPTION OF AGENDA 1. Conditional Use Application C-21-05 Destined for Greatness Child Day Care at 601 Fulton Street will not be heard by the Planning Commission on August 16, 2021 due to incomplete public notice. This Application and its Public Hearing will be rescheduled for a future Planning 1

PLANNING COMMISSION - August 16, 2021 PAGE 2 Commission meeting and will be subject to Public Notice requirements for the new meeting date. APPROVAL OF MINUTES 2. Adoption of the Minutes of the Meeting of July 19, 2021 COMMUNICATIONS & REPORTS Meeting Reminder: The next Planning Commission regular meeting date is September 20, 2021 at 7:00 PM. Update on City Council Actions Department of Planning & Inspections Updates OPENING REMARKS CONCERNING MEETING PROCEDURES FOR APPLICATIONS OLD BUSINESS NEW APPLICATIONS 3. C-21-06 Prickly Pear Makeup Studio at 872C Walker Road, Suite 2 – Public Hearing and Review of a Conditional Use Review to permit a makeup studio (Personal Service Establishment) in a 300 SF tenant space within a lower level of an existing 3,623 S.F. office building within Walker Square. The property consists of 25,623 SF +/- (0.06 acres) and is located on the south side of Walker Road. The property is zoned C-PO (Commercial and Professional Office Zone) and subject to the COZ-1 (Corridor Overlay Zone). The owner of record is John C. Still III and the applicant is Prickly Pear Studio, LLC. Location Address: 872C Walker Road, Suite 2. Tax Parcel: ED-05-067.19-02-02.08-000 (and listed as ED-05- 067.19-02-02.07-00301). Council District 4. Waiver Request: Elimination of bicycle parking. 4. SB-21-04 Stonebrook West: Planned Neighborhood Design at McKee Road and W. Denney’s Road – Public Hearing and Revised Subdivision Plan Review to remove the alleys and two street segments and to reconfigure the lots to allow for 148 single family homes. Previously the Subdivision was approved to have a total of 199 units, a mix of 89 single family detached house lots, 66 duplex lots and 44 townhouse lots. The project is located on the northwest corner of the intersection of McKee Road and Denney’s Road. The site area is equal to 88.98 acres +/- . The property is zoned RM-1 (Residential Medium-Density Zone) and is subject to PND (Planned Neighborhood Design). The owner of record is Stonebrook West, LLC c/o Lamboll Street, LLC. Property Address: intersection of McKee Road and W. Denney’s Road. Tax Parcels: ED-05-056.00-01-01.00-000 and multiple parcels on Map ED05-056.04. Council District 1. Waiver Requests: Partial Elimination of Sidewalk (on Serpentine Way). PND - Alternative Design Standards - Single Family Detached Units. Planning Commission granted conditional approval of a Conditional Use Application C-07-02 for the Conceptual Plan for Stonebrook West Planned Neighborhood Design Development on February 20, 2007. Planning Commission also granted conditional approval for the Preliminary Subdivision Plan SB-07-06 for Stonebrook West PND on November 19, 2007 and Final Record Plan approval was given on July 8, 2009. 2

PLANNING COMMISSION - August 16, 2021 PAGE 3 5. SB-21-05 Stonebrook East: Planned Neighborhood Design at McKee Road and W. Denney’s Road – Public Hearing and Review on a Revised Subdivision Plan Review to increase the number of townhomes from 87 to 103 townhomes and to decrease the number of garden apartments from 168 to 138 garden apartments/condominium style for a total of 241 dwelling units, a decrease of 14 dwelling units. The project is located on the northeast corner of the intersection of McKee Road and Denney’s Road. The site area is equal to 45.75 acres +/-. The property is zoned RM-1 (Residential Medium-Density Zone) and is subject to PND (Planned Neighborhood Design). The Owner of Record is Stonebrook East 168, LLC c/o Lamboll Street, LLC. Property Address: intersection of McKee Road and W. Denney’s Road. Tax Parcels: ED05-057.03-01-01.00 through 92.00. Council District 1. Waiver Request: Partial Elimination of Sidewalk (on Millais Drive). PND - Alternative Design Standards - Garden Appointments. Planning Commission granted conditional approval of a Conditional Use Application C-07-01 for the Conceptual Plan for Stonebrook East Planned Neighborhood Design Development on February 20, 2007. Planning Commission also granted conditional approval for the Preliminary Subdivision Plan SB-07-07 for Stonebrook East PND on November 19, 2007 and Final Record Plan approval was given on September 28, 2010. NEW BUSINESS 6. Appointment of the Architectural Review Oversight Subcommittee of Planning Commission (in accordance with Zoning Ordinance, Article 10 §2.28): Update on Design Professionals SPECIAL RECOGNITION 7. Resolution honoring the service of Nicholas Adams on the Planning Commission ADJOURN Posted Agenda: August 6, 2021 THE AGENDA ITEMS AS LISTED MAY NOT BE CONSIDERED IN SEQUENCE. PURSUANT TO 29 DEL. C. §10004(e)(2), THIS AGENDA IS SUBJECT TO CHANGE TO INCLUDE THE ADDITION OR THE DELETION OF ITEMS, INCLUDING EXECUTIVE SESSIONS, WHICH ARISE AT THE TIME OF THE MEETING 3

Item 2. CITY OF DOVER PLANNING COMMISSION JULY 19, 2021 The Meeting of the City of Dover Planning Commission was held on Monday, July 19, 2021 at 7:00 PM as an In-Person Meeting and also using the phone/videoconferencing system WebEx. The Meeting Session was conducted with Chair Mrs. Maucher presiding. Members present were Mr. Adams, Mr. Roach (arrived at 7:20pm), Mrs. Malone, Mr. Hartman, Mr. Baldwin, Mrs. Lord (virtual), Mrs. Welsh, Dr. Jones and Mrs. Maucher. Staff members present were Mr. Dave Hugg, Mrs. Dawn Melson-Williams, Mr. Julian Swierczek, Ms. Samantha Bulkilvish and Mrs. Kristen Mullaney. Also present were Mr. Zahir Kasmani, Mr. Greg Scott, Ms. Linda Shufelt, and Ms. Beth Miller. APPROVAL OF AGENDA Mrs. Welsh moved to approve the Agenda tonight, seconded by Mr. Hartman and the motion was unanimously carried 8-0 with Mr. Roach absent. APPROVAL OF MEETING MINUTES OF JUNE 21, 2021 Mrs. Welsh moved to approve the Planning Commission Meeting Minutes of June 21, 2021, seconded by Mr. Baldwin and the motion was unanimously carried 8-0 with Mr. Roach absent. COMMUNICATIONS & REPORTS Mr. Hugg stated that the next Planning Commission regular meeting is scheduled for Monday, August 16, 2021 at 7PM in the City Council Chambers. Mr. Hugg provided an update on the regular City Council and various Committee meetings held on June 28 & 29, 2021 and July 12 & 13, 2021. Mr. Hugg welcomed Ms. Bulkilvish back from maternity leave. OPENING REMARKS CONCERNING DEVELOPMENT APPLICATIONS Mrs. Melson-Williams presented the audience information on policies and procedures for the In- Person/Virtual Meeting using the WebEx system. OLD BUSINESS 1) Requests for Extensions of Planning Commission Approval: S-19-10 Dover Community Pharmacy at 1035 S Governors Avenue – Request for One-Year Extension of Plan Approval granted by the Planning Commission on July 15, 2019 for a Site Development Plan Application with waivers to permit an additional 5,700 SF of pavement to the existing parking lot area at the rear of the building containing Dover Community Pharmacy. The project creates a revised total of fourteen (14) total parking spaces for the site. The subject property is 0.35 +/- acres located on the east side of South Governors Avenue, south of Wyoming Avenue. The property is zoned C-1A (Limited Commercial Zone). The owner of record is AK Investments, LLC. Property Address: 1035 South Governors Avenue. Tax Parcel: 1 4

CITY OF DOVER PLANNING COMMISSION JULY 19, 2021 Item 2. ED-05-077.17-07-09.00-000. Council District 2. Representatives: Mr. Zahir Kasmani, Dover Community Pharmacy Mr. Swierczek stated this application received a conditional approval by the Planning Commission at their July 2019 meeting. This application is for an expansion of a parking lot at the rear of the existing building at 1035 South Governors Avenue. The applicant had carried out the work prior to obtaining a type of approval or permits but upon realizing the error, they did submit plans and agreed to reduce the impervious coverage by 6% in order to be in compliance with the Zoning Ordinance. In their request for the One-year Extension, the applicant does note that as a pharmacy, over the past year, they were considered front line responders. They also noted the financial uncertainty that was caused by the pandemic. They do specifically request a six-month extension of Planning Commission approval. The Zoning Ordinance does not have such provision; it only allows for a One-year Extension so that is what we are considering. Mr. Kasmani stated that when they received the Planning Commission approval in 2019, there was a Permit that was issued but the project fell apart just two months later and then the pandemic hit after that. They didn’t know how everything was going to proceed. It was very hard to talk to people at that point with everything closed down; however, once the pandemic started coming to an end, he managed to get a contract with Gateway Construction from Clayton, DE. They have already filed for Permit approvals in order to start the project; so, we are just waiting on the Planning Commission to approve. Gateway Construction has said that they have a lead time of about 4-6 weeks. They are ready to start the job as soon as the Permits are approved. Mr. Hartman moved to approve S-19-10 Dover Community Pharmacy at 1035 S Governors Avenue for a One-year Extension of the plan approval, seconded by Dr. Jones and the motion was carried 9-0 by roll call vote. Mr. Hartman voting yes; based on the fact that the applicant has stated about the trouble this past year. Mr. Baldwin voting yes. Dr. Jones voting yes; for the project as the entirety might be needed. Mrs. Welsh voting yes; for reasons stated in the request. Mrs. Malone voting yes; for reasons stated by the applicant. Mr. Adams voting yes; he thanked the applicant for his service to the community. Mr. Roach voting yes. Mrs. Lord voting yes; for reasons previously stated. Mrs. Maucher voting yes; for reasons set forth in the applicant’s request. NEW APPLICATIONS SB-21-03 Lands of Tudor Enterprises, LLC at Tudor Business Park: Minor Subdivision Plan - Public Hearing and Review of a Minor Subdivision Plan to subdivide a property consisting of 20.51 acres +/- into two parcels (Lot 1 and Lot 2) and with right-of-way dedication. Lot 1 (Residual) is to be 19.37 acres+/- and encompasses the bulk of the original property area to the east and south. Lot 2 is to be 0.98 acres+/- and encompasses the northwestern portion of the property with frontage on South Little Creek Road. The subject property is located on the south side of South Little Creek Road west of Route 1 and east of Roberta Avenue. The Tudor Business Park property includes privately maintained, named drives internal to the site such as Otis Drive. The property is zoned C-3 (Service Commercial Zone); however, the portion of the property to be subdivided is zoned C-1A (Limited Commercial Zone). The owner of record is 2 5

CITY OF DOVER PLANNING COMMISSION JULY 19, 2021 Item 2. Tudor Enterprises, LLC. Property Addresses: 1014-1070 South Little Creak Road and multiple addresses within Tudor Business Park. Tax Parcel Number: ED-05-077.12-01-02.00-000. Council District 2. Representatives: Mr. Greg Scott, Scott Engineering, Inc.; Ms. Linda Shufelt, representative of property ownership; Ms. Beth Miller Mr. Swierczek stated that this is an application for a Minor Subdivision at Tudor Industrial Park. It is a 20.51 acre site overall. There is an existing corner of the property to the northwest immediately on South Little Creek Road that is zoned C-1A (Limited Commercial Zone) so there is a change of zoning on the one parcel of land. The owner is proposing to subdivide this parcel of land. There is no change in zoning proposed and there is no development proposed; this is just for the subdivision of the property. As noted, there is no proposed development with this. There was a previous application from 2017 for a ten-foot right-of-way dedication that was planned along the entire front of the subject site for DelDOT. This previous plan was S-17-18 Frito Lay. It did receive Final Plan approval, but it was not completed; and the plan has since expired. That ten-foot dedication along South Little Creek Road; however, was noted in these recent plans submitted so the owner has indicated that they do plan to proceed with that dedication to DelDOT. There are existing access points via road and pedestrian access points onto the site. The use of the parcel of land to be created as Lot 2 which is zoned C-1A (Limited Commercial Zone) is as a retail facility. This use is not to be changed and use of the remaining bulk of the property which is to be 19.37 acres, is to remain zoned C-3 (Service Commercial Zone) and contains a variety of commercial and industrial uses. Mr. Scott stated that they are just cutting off that commercial piece of the property that is out front and zoned C-1A (Limited Commercial Zone). They are going to sell it off, if possible. They have reviewed the comments and really don’t have any issues with them: and they are happy to comply with those comments. Mrs. Maucher opened a public hearing and after seeing no one wishing to speak, closed the public hearing. Mrs. Welsh moved to approve SB-21-03 Lands of Tudor Enterprises, LLC at Tudor Business Park: Minor Subdivision Plan, seconded by Mrs. Malone and the motion was carried 9-0 by roll call vote. Mrs. Welsh voting yes; it seems to be a sensible use of the issues noted. Mrs. Malone voting yes; for the reasons previously stated. Mr. Adams voting yes. Mr. Roach voting yes. Mrs. Lord voting yes; for reasons previously stated. Mr. Hartman voting yes; he agrees with the findings and recommendations by the Planning Office stated in the DAC Report. Mr. Baldwin voting yes. Dr. Jones voting yes; for reasons previously stated. Mrs. Maucher voting yes; based on the DAC comments. NEW BUSINESS Nomination and Election of Officers (Chairman and Vice-Chairman) due to Annual Meeting of Planning Commission Mrs. Melson-Williams stated that July is the Annual Meeting of the Commission. We have a 3 6

CITY OF DOVER PLANNING COMMISSION JULY 19, 2021 Item 2. fully appointed Commission and all members are present this evening. At the last Annual Meeting, that is when Mrs. Maucher was formally elected the Chair and a couple of meetings later, Mr. Adams was elected as Vice-Chair. Both of them currently have, per the By-laws, the availability to continue in those roles if the Commission desires. There is not an issue with their number of years in the positions as of yet. Mr. Adams stated that he wanted to note that he and his family will be moving to the beach in September; so, August is going to be his last meeting with this Commission. He will formally make notice to the Mayor, but he just wanted to make sure that everyone here was aware. Perhaps we can vote a new Vice-Chair in this evening to help with that process. Dr. Jones nominated the current Chair Mrs. Maucher to continue serving as the Chair of the Planning Commission, seconded by Mrs. Malone and the motion was carried 9-0 by voice vote. Mr. Roach nominated Mr. Hartman as the Vice-Chair. He thinks that Mr. Hartman brings a wealth of knowledge and he does a lot of research. He is always willing to make sure that he steps up and says whatever he is thinking, seconded by Mrs. Malone and the motion was carried 9-0 by voice vote. Appointment of the Architectural Review Oversight Subcommittee of Planning Commission (in accordance with Zoning Ordinance, Article 10 §2.28) Mrs. Melson-Williams stated that included in the packet was information including the code citation from the Zoning Ordinance related to the Architectural Review Oversight Subcommittee. This is a Subcommittee that if the Planning Commission has problems with the architecture of a proposed project, then the Planning Commission has the ability to refer it to this Subcommittee. The Subcommittee is very specifically named in the Code. It calls for participation from two members of the Planning Commission, participation from the Mayor or his designee and then two design professionals from the community to serve that reside in Dover. Just to let the Commission know, currently as of last August, Mrs. Welsh and Mr. Roach were the two Planning Commission members appointed at that time to serve on the committee. Then there were two design professionals: Dr. RJ Chandler who is a facility member with the Architecture Program at Delaware Technical and Community College and then Ms. Sarah Keifer who happens to be the Director of Planning Services for Kent County. Upon Staff confirmation of their interest, they were seated on that Subcommittee. The Subcommittee did not meet within the last calendar year. They have met before, but it is not something that is used frequently. As part of the Annual Meeting, it is one of the actions that the Commission must take. Staff would suggest that the Commission starts with the Planning Commission members and then we can discuss the design professionals. Dr. Jones moved to recommend that Mr. Roach and Mrs. Welsh continue to serve on the Architectural Review Oversight Subcommittee, seconded by Mrs. Malone and the motion was carried 9-0 by voice vote. Mrs. Melson-Williams stated that there are two design professionals. If the Commission is interested in the two individuals that are currently named: Dr. Chandler and Ms. Keifer 4 7

CITY OF DOVER PLANNING COMMISSION JULY 19, 2021 Item 2. continuing, Planning Staff can reach out to them to confirm their availability. They can also take suggestions for other design professionals that you may wish to put forth for this Subcommittee. Mrs. Malone recommended that Staff reach out to the design professionals, Dr. RJ Chandler and Ms. Sarah Keifer on their availability, the motion was carried 9-0 by voice vote. Mrs. Lord also noted her background in graphic arts that can be of assistance as well. Meeting adjourned at 7:50 PM. Sincerely, Kristen Mullaney Secretary 5 8

Item 3. City of Dover DATA SHEET FOR CONDITIONAL USE SITE PLAN REVIEW DEVELOPMENT ADVISORY COMMITTEE MEETING OF August 4, 2021 PLANNING COMMISSION MEETING OF August 16, 2021 Plan Title: Prickly Pear Studio, LLC Plan Type: Conditional Use Plan Property Location: South side of Walker Road east of Saulsbury Road Property Address: 872-C Walker Road, Suite 2 Owner: John C. Still III as Broker/ Property Manager Applicant: Prickly Pear Studio LLC Tax Parcel: ED-05-067.19-02-02.07-000 Present Zoning: CPO (Commercial Professional Office) COZ-1 (Corridor Overlay Zone) Site Area: 0.60 ac. +/- (25,623 S.F +/-) Building Area: Existing Building Area: 3,623 S.F. Proposed makeup studio area: 300 S.F. Present Use: Vacant tenant space in the basement/two first floor tenant office spaces Proposed Use: Aesthetic & Permanent Makeup Studio Sewer & Water: City of Dover Waivers Requested: Elimination of bicycle parking P. O. Box 475 Dover, DE 19903 Community Excellence Through Quality Service 9

Item 3. City of Dover CITY OF DOVER Planning Office DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY D.A.C. MEETING DATE: August 4, 2021 APPLICATION: Prickly Pear Studio at 872-C Walker Road, Suite 2 FILE #: C-21-06 REVIEWING AGENCY: City of Dover Planning CONTACT PERSON: Tracey Harvey, Planner PHONE #: (302) 736-7196 I. PLAN SUMMARY: The Conditional Use Review is to permit a makeup studio (Personal Service Establishment) in a 300 S.F. tenant space within a lower level of a 3,623 S.F. office building within Walker Square. The property consists of (0.60 acres) 25,623 S.F. +/-. The property is zoned CPO (Commercial and Professional Office Zone) and is subject to the COZ-1 (Commercial Overlay Zone). The property is located on the south side of Walker Road and east of Saulsbury Road. The owner of record is John C. Still III and the Applicant is Prickly Pear Studio LLC. Property Address: 872-C Walker Road, Suite 2. Tax Parcel: ED-05-067.19-02-02.07-000. II. PROJECT DESCRIPTION The project proposes the use of a makeup studio in the lower level of an existing vacant tenant space. There are two office spaces located on the first floor of the building. There is no expansion of the building footprint proposed. The Prickly Pear Make-Up Studio will provide services by appointment only. Services include facials, full body waxing, and permanent make up services. The Zoning Ordinance would identify this use as a “Personal Service Establishment.” The term “Personal Service Establishment” is defined as follows: Personal service establishment: Establishments primarily engaged in providing individual services generally related to personal needs, such as a hair salon. III. ZONING REVIEW CPO Zoning District: The types of permitted uses in the C-PO (Commercial and Professional Office Zone) are given in Article 3 §26 of the Zoning Ordinance. A make-up studio is considered a type of barbershop/ beauty shop, which is a conditional use in the C-PO Zone. The property is also subject to the COZ-1 (Corridor Overlay Zone). Corridor Overlay Zone The parcel involved with this application is within the COZ-1 (Corridor Overlay Zone). The Zoning Ordinance details the requirements of the COZ-1 in Article 3, Section 27 and its subsections. The Corridor Overlay Zone as a planning and growth management tool is designed to foster an attractive, efficient, and economically vibrant commercial corridor along Route 8/Forrest Avenue and Saulsbury/McKee Roads. To this end, more stringent standards are 10

Item 3. applied to development taking place in these corridors. A discussion of the provisions of the COZ-1 which apply to this application follows below. • No new buildings, building additions, or parking facilities are proposed with this plan. Aspects of the COZ-1 that relate to building architecture, building placement, parking lot design, landscaping, etc., are not required as the site is considered an existing condition. Considering the existing building and site development pre-dates the implementation of the COZ-1 (Corridor Overlay Zone), and since no additions or altercations of the building are proposed, any nonconformity with the code provisions of the Corridor Overlay Zone is permitted. The site does comply with a number of the COZ-1 provisions including parking placement and certain corridor elevation features and landscaping. Conditional Use Review With Conditional Use Applications, the Planning Commission reviews the proposed project to determine whether or not the intended use is appropriate in type and scale for the immediate neighborhood. The Commission must also consider whether or not the proposed use will have an adverse impact on the future orderly development of the surrounding area. The following sections of the Zoning Ordinance which relate to the role of the Commission in reviewing Conditional Use applications are particularly relevant when reviewing this application: ARTICLE 10. PLANNING COMMISSION Section 1. - Approval of conditional uses. On application and after public notice and hearing, the commission may authorize the issuance by the city planner of permits for any of the conditional uses for which this ordinance requires, in the district in which such use is proposed to be located. In approving any such use, the planning commission shall take into consideration the public health, safety and welfare, the comfort and convenience of the public in general and of the residents of the immediate neighborhood in particular, and may prescribe appropriate conditions and safeguards as may be required in order that the results of its action may, to the maximum extent possible, further the expressed intent of this ordinance and the accomplishment of the following objectives in particular: 1.1 Accessibility for emergency response. That all proposed structures, equipment or material shall be readily accessible for fire, ambulance, police, and other emergency response; 1.2 Harmony of location, size and character. That the proposed use shall be of such location, size and character that, in general, it will be in harmony with the appropriate and orderly development of the zone in which it is proposed to be situated and will not be detrimental to the orderly development of adjacent properties in accordance with the zoning classification of such properties; If the Planning Commission approves a Conditional Use, the use is granted as a Conditional Use Permit. Such permits may be permanent, subject to limitations outlined in Zoning Ordinance Article 10 §1.41, or be required by the Commission to undergo periodic renewal, using the procedure described in Article 10 §1.42. Any Conditional Use Permit, permanent or not, may be revoked using the procedure described in Article 10 §1.43 if the conditions prescribed by the Commission in conjunction with the issuance of the Conditional Use Permit have not been, or are no longer being complied with. IV. BUILDING ARCHITECTURE The one-story structure is covered in a light-colored siding, with a partial brick facade in the front of the building, a brown asphalt-shingle roof, and windows on all four sides. The building has an elevated first floor allowing for a lower level space. The doors for each tenant space are accessed by concrete steps and metal handrails. 11

Item 3. V. PARKING SUMMARY The building is subject to the parking requirements under CPO (Commercial Professional Office Zone) which requires one off-street parking space per 300 sq. ft. of floor area (Article 4, Section 4.14). The application indicates there is 300 S.F in the proposed tenant space that will require one (1) off street parking space. Overall, the building of 3,623 SF requires thirteen (13) parking spaces. There are eleven (11) existing off-street striped and paved parking spaces with bumpers in immediately adjacent to the building, however, as part of the Walker Office Building Complex, this building has access to many more parking spaces than the thirteen (13) required. Bicycle Parking Request for Waiver: Elimination of Bicycle Parking Requirement Bicycle parking shall be provided for parking spaces at a rate of one (1) bicycle parking space for every twenty (20) parking spaces. Based on the one required parking space one (1) bicycle space is required. The Planning Commission may waive the requirement for the bicycle parking if it is demonstrated that bicycle parking would not be appropriate for safety reasons or due to the nature of the use of the site. A written Waiver Request for the elimination of bicycle parking has been submitted for consideration by the Planning Commission. VI. SITE CONSIDERATIONS Access The applicant proposes no changes to the current entrances. There are two access points to the overall Walker Business Complex: one from Walker Road, as well as one from Saulsbury Road to the west. Vehicle access to this specific parcel is via a drive aisle with access to a similar drive aisle to the parcel to the west, and the main drive aisle/ entrance to the east that grants access from Walker Road. Sidewalks The Zoning Ordinance, Article 5, Section 18 requires sidewalks to be installed along the public street frontages of a property. The site has an existing sidewalk in the frontage of Walker Road. Another sidewalk is located in the rear of the building adjacent to the parking lot. Connecting sidewalks lead to the building from these other sidewalk systems. Dumpster The Plans submitted identifies a location for dumpsters. The Applicant should identify the applicable trash collection methodology in the plans as utilized for the Walker Business Park. VII. TREE PLANTING AND LANDSCAPE PLAN Zoning Ordinance Article 5, Section 16.62 states that “the development area shall attain or exceed a tree density of one tree per 3,000 square feet or fraction thereof.” The lot already contains six (6) fully grown trees on a lot of 25,623 SF+/- which requires nine (9) trees to be planted. Three (3) additional trees will need to be planted. VIII. CITY AND STATE CODE REQUIREMENTS The subject proposal has been reviewed for code compliance, plan conformity, and completeness in accordance with this agency’s authority and area of expertise. The following items have been identified as elements which need to be addressed by the applicant: 1) The Site Plan and data column must be corrected as follows: a. Correct the Tax Parcel Number. 12

Item 3. b. Correct the Ownership Information (Harrington Realty is not shown as the Owner of the property per our records). c. Please note the parking requirement of one space per 300 SF of floor area needs to be added in the data column. The plan shows 14 parking spaces; however there are 11 actual parking spaces on the site. Revise the plan to reflect the change. d. The minimum number of trees required for the property is nine (9). There are six (6) existing trees on the site. Three (3) trees will need to be planted. Identify on the Plan where the three (3) trees will be planted. 2) The Final Plan must include considerations and specifications for Commercial Overlay Zone (COZ-1) requirements. Also list COZ-1 as part of the zoning of the property. 3) The Final Plan must include notes indicating the action taken by the Planning Commission listing any conditions of approval. The plan must be revised to reflect all changes recommended by the Planning Commission. IX. RECOMMENDATIONS SUGGESTED AS CONDITIONS OF APPROVAL TO MEET CODE OBJECTIVES In accordance with the Zoning Ordinance, Article 10 §1, the Planning Commission in considering and acting upon Conditional Use Plans may prescribe appropriate conditions and safeguards so that the public health, safety, and welfare, the comfort and convenience of the public in general, and the residents of the immediate neighborhood in particular shall be taken into consideration. These safeguards may to the maximum extent possible further the expressed intent of the Zoning Ordinance and the accomplishment of several objectives in particular listed in subsections 1.1 to 1.3. 1) Conditional Use – Personal Service Establishment: Staff recommends approval of Conditional Use for this Personal Service Establishment as a type of beauty salon. It can be deemed an accessory to the overall Walker Square Office Complex. 2) Recommendation on Waiver Requests: a. Elimination of Bicycle Parking: Staff recommends denial of the request for the elimination of bicycle parking, as the building is near existing residential areas as well as dedicated bike and pedestrian facilities. The location would benefit from accommodations being made for bicycle parking. X. ADVISORY COMMENTS TO THE APPLICANT: 1) In the event, that major changes and revisions to the plan occur in its finalization, contact the Planning Office. Examples include relocation of site components, and increases in floor area. These changes may require resubmittal for review by the Development Advisory Committee, Planning Commission, or other agencies and commissions making recommendations in regards to the plan. 2) Other agencies and departments which participate in the Development Advisory Committee may provide additional comments related to their areas of expertise and code requirements. 3) Following Planning Commission approval of the Conditional Use Plan, the Plan must be 13

Item 3. revised to meet all conditions of approval from the Development Advisory Committee or as otherwise noted. 4) For new uses in an existing building, the requirements of the building code and the fire code must be complied with. Consult with the Chief Building Inspector and City of Dover Fire Marshal for these requirements. The resolution of these items may impact the site design including such items as building dimensions and height, building openings, and fire protection needs, etc. 5) The applicant shall be aware that Conditional Use approval does not represent a Building Permit and associated construction activity permits. A separate application process is required for issuance of a Building Permit from the City of Dover. 6) The applicant shall be aware that the Conditional Use Plan approval does not represent a Sign Permit, nor does it convey permission to place any sign on the premises. Any proposed site or building identification sign shall require a Sign Permit from the City of Dover prior to placement of any such sign. If you have any questions or need to discuss any of the above comments, please call the above contact person and the Planning Department as soon as possible. 14

Item 3. CITY OF DOVER DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY STAFF D.A.C. MEETING DATE: JULY 28, 2021 APPLICATION: Prickly Pear Makeup Studio at 872C Walker Road, Suite 2 FILE #: C-21-06 REVIEWING AGENCY: City of Dover Department of Public Works CONTACT PERSON: Sharon J. Duca, P.E. CONTACT PHONE #: 302-736-7025 THE SUBJECT PROPOSAL HAS BEEN REVIEWED FOR CODE COMPLIANCE, PLAN CONFORMITY AND COMPLETENESS IN ACCORDANCE WITH THIS AGENCY’S AUTHORITY AND AREA OF EXPERTISE. THE FOLLOWING ITEMS HAVE BEEN IDENTIFIED AS ELEMENTS WHICH NEED TO BE ADDRESSED BY THE APPLICANT: CITY AND STATE CODE REQUIREMENTS STORMWATER / STREETS / SANITATION / GENERAL 1. The Department of Public Works has no objection to the proposed application. RECOMMENDATIONS SUGGESTED AS CONDITIONS OF APPROVAL TO MEET CODE OBJECTIVES STORMWATER / STREETS / SANITATION / GENERAL 1. None. ADVISORY COMMENTS TO THE APPLICANT STORMWATER / STREETS / SANITATION / GENERAL 1. None. IF YOU HAVE ANY QUESTIONS OR NEED TO DISCUSS ANY OF THE ABOVE COMMENTS, PLEASE CALL THE ABOVE CONTACT PERSON AND THE PLANNING DEPARTMENT AS SOON AS POSSIBLE. 15

CITY OF DOVER Item 3. DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY STAFF D.A.C. MEETING DATE: JULY 28, 2021 APPLICATION: Prickly Pear Makeup Studio at 872C Walker Road, Suite 2 FILE #: C-21-06 REVIEWING AGENCY: City of Dover Department of Water & Wastewater CONTACT PERSON: Jason A. Lyon, P.E., Director of Water & Wastewater CONTACT PHONE #: 302-736-7025 CONTACT PHONE #: jlyon@dover.de.us T HE S UBJECT P ROPOSAL HAS BEEN R EVIEWED FOR C ODE C OMPLIANCE , P LAN C ONFORMITY AND C OMPLETENESS IN A CCORDANCE WITH THIS A GENCY ’ S A UTHORITY AND A REA OF E XPERTISE . T HE F OLLOWING I TEMS HAVE BEEN I DENTIFIED AS E LEMENTS W HICH N EED TO BE A DDRESSED BY THE A PPLICANT : CITY AND STATE CODE REQUIREMENTS WATER 1. Our office has no objection to the conditional use proposed for the subject property. 2. Due to the fact that this property is changing uses, water usage projections (peak demand or plumbing fixtures) must be submitted to our office to correctly determine the size of the domestic and irrigation (if applicable) water meter for the building. These projections must be submitted prior to approval so the meter size can be placed on the final site plan, if an upgrade is required. The proposed water meter must be installed in a pit per City of Dover requirements and manufacturer’s recommendations. Also, a dual check valve is required downstream of the meter. WASTEWATER 1. Our office has no objection to the conditional use proposed for the subject property. 2. Sizing (flow) calculations must be submitted for all sanitary sewer laterals (other than for single-family dwellings) showing that velocity and all other requirements are met. All proposed wastewater utility components must meet the requirements of the Public Utilities Water Wastewater Handbook, effective date March 22, 2010. Please contact our office for more information. GENERAL 1. None. RECOMMENDATIONS SUGGESTED AS CONDITIONS OF APPROVAL TO MEET CODE OBJECTIVES WATER / WASTEWATER / GENERAL 1. None ADVISORY COMMENTS TO THE APPLICANT WATER 1. Water impact fees may be associated with this project. 2. One meter shall be utilized for the entire building. WASTEWATER 1. Wastewater impact fees may be associated with this project. I F Y OU H AVE A NY Q UESTIONS OR N EED TO D ISCUSS ANY OF THE A BOVE C OMMENTS , P LEASE C ALL THE A BOVE C ONTACT P ERSON AND THE P LANNING D EPARTMENT AS S OON AS P OSSIBLE . 16

C F C-21-06 Item 3. I I T R CITY OF DOVER Y E DEVELOPMENT ADVISORY COMMITTEE O M F A APPLICATION REVIEW COMMENTARY R D.A.C. MEETING DATE: 07/28/21 D S O H V A E L APPLICATION: Prickly Pear Makeup Studio at 872C Walker Rd Suite 2 R FILE #: C-21-06 REVIEWING AGENCY: City of Dover, Office of the Fire Marshal CONTACT PERSON: Jason Osika, Fire Marshal PHONE #: (302) 736-4457 THE SUBJECT PROPOSAL HAS BEEN REVIEWED FOR CODE COMPLIANCE, PLAN CONFORMITY, AND COMPLETENESS IN ACCORDANCE WITH THIS AGENCY’S AUTHORITY AND AREA OF EXPERTISE. THE FOLLOWING ITEMS HAVE BEEN IDENTIFIED AS ELEMENTS WHICH NEED TO BE ADDRESS BY THE APPLICANT: CITY AND STATE CODE REQUIREMENTS: 1. Proposed occupancy classification is business. 2. The installation of natural gas and LP gas meters, regulators, valves, and LP gas bottles shall be protected from impact damage by impact protection. Natural gas and LP gas meters, regulators, and valves located inside structures shall have impact protection, except when located in separate protected utility rooms. Dimensions of bollards. Bollards shall be a minimum of six-inch diameter filled with concrete. The bollard shall be set into the ground at a depth of at least 36 inches (three ft.) embedded in concrete at a minimum of 18 inches surrounding the bollard. The bollards must be a least 48 inches (four ft.) in height above the finish grade elevation. Any deviation of the stated requirements must be approved by the fire marshal and/or chief building inspector. The above dimensions shall serve as the requirement for installation; however, the fire marshal and/or chief building inspector shall have the authority to require more stringent dimensions to fit the needs of devices warranting impact protection. Color of bollards. Bollards should be of the following colors; yellow, amber or orange. All colors shall be of fluorescent or have a reflective coating. Any deviation of the stated requirements must be approved by the fire marshal and/chief building inspector. (City of Dover Code of Ordinances, 46-4) 3. Every house, building or structure used or intended for use as living quarters or as a place for conducting business, and having any wall facing or abutting any public or private street or alley, shall have displayed on that wall, in legible, easily read characters which are of contrasting color to the background, the proper street number for such house, building, or structure in accordance with the following: 17

Item 3. One-family and two-family residential structures, height, the number shall measure a minimum of four inches in height, location, the number shall be placed on the house above or to the left or right of the front entrance, color, the number shall be contrasting to the background color, Arabic numerals, all numbers shall be Arabic numerals. Multiple-family dwellings, measurements, the number shall measure a minimum of six inches when identifying individual apartments with exterior doors, and 12 inches when identifying buildings with apartment complexes where there are two or more buildings not assigned street addresses. Individual buildings with street addresses shall have numbers measuring six inches, location, numbers shall be placed either in the center of the building or on the street end of the building so as to be visible from either the public or private street or from the parking lot, color, numbers shall be contrasting to the background color, Arabic numerals, all numbers used shall be Arabic numerals. Commercial, industrial and office buildings, height, the numbers shall measure a minimum of 12 inches in height, location generally, numbers shall be placed either in the center of the building or on the street end of the building so as to be visible from either the public or private street or from the parking lot, property line or driveway, should the building be located far enough from a public or private road so that the numbers are not clearly visible from the street, then the street address shall also be posted on the property at or near the property line or driveway to said building, color; each building, numbers shall be contrasting to the background color and shall be placed on each building in the complex, Arabic numerals, all numbers used shall be Arabic numerals, Shopping centers. Shopping centers consisting of two or more stores shall have a tenant or suite number affixed to the front of the tenant space and on the outside of the rear door which corresponds with that tenant space. Numbers shall measure six inches in height. (City of Dover Code of Ordinances, 98-344) ADDITIONAL / SPECIFIC REQUIREMENTS TO OBTAIN APPROVAL: 1. A walk through has already been completed by the Fire Marshal’s Office and Building Department. 2. There is no change in occupancy classification. APPLICABLE CODES LISTED BELOW (NOT LIMITED TO): 2015 NFPA 1 Fire Code (NFPA; National Fire Protection Association) 2015 NFPA 101 Life Safety Code (NFPA; National Fire Protection Association) 2013 NFPA 72 National Fire Alarm and Signaling Code (NFPA; National Fire Protection Association) 2013 NFPA 13 Installation of Sprinkler Systems (NFPA; National Fire Protection Association) 2009 IBC (International Building Code) Latest editions of all other NFPA Codes as defined by the Delaware State Fire Prevention Regulations 2015 Delaware State Fire Prevention Regulations City of Dover Code of Ordinances *If you have any questions or need to discuss any of the above comments, please call the above contact person listed. 18

Item 3. CITY OF DOVER D E DEVELOPMENT ADVISORY COMMITTEE L APPLICATION REVIEW COMMENTARY D O T =============================================================== APPLICATION: Prickly Pear Makeup (872C Walker Road) FILE#: C-21-06 REVIEWING AGENCY: DelDOT CONTACT PERSON: Joshua Schwartz PHONE#: 302-760-2768 =============================================================== THE SUBJECT PROPOSAL HAS BEEN REVIEWED FOR CODE COMPLIANCE, PLAN CONFORMITY AND COMPLETENESS IN ACCORDANCE WITH THIS AGENCY'S AUTHORITY AND AREA OF EXPERTISE. THE FOLLOWING ITEMS HAVE BEEN IDENTIFIED AS ELEMENTS WHICH NEED TO BE ADDRESSED BY THE APPLICANT: CITY & STATE CODE REQUIREMENTS: No person, firm, corporation or the like shall construct, open, reconstruct, maintain, modify or use any crossing or entrance onto a state-maintained highway, street or road, including any drainage modifications leading into or carried by the highway drainage system, without first having complied with standards and regulations adopted by the Department and having obtained a permit issued by the Department. Please contact the Delaware Department of Transportation - Development Coordination section to begin permit process. RECOMMENDATIONS SUGGESTED AS CONDITIONS OF APPROVAL TO MEET CODE OBJECTIVES: ADVISORY COMMENTS TO THE APPLICANT: 1. The property is within an existing shopping Center. It is changing tenants. No comment. 19

KENT CONSERVATION DISTRICT Item 3. 1679 SOUTH DUPONT HIGHWAY • DOVER, DELAWARE 19901• (302) 608-5370 • WWW.KENTCD.ORG CITY OF DOVER DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY August 2021 APPLICATION: Prickly Pear Makeup Studio at 872C Walker Road, Suite 2 FILE #: C-21-06 REVIEWING AGENCY: Kent Conservation District CONTACT PERSON: Kate Owens PHONE #: 302-608-5370 THE SUBJECT PROPOSAL HAS BEEN REVIEWED FOR CODE COMPLIANCE, PLAN CONFORMITY AND COMPLETENESS IN ACCORDANCE WITH THIS AGENCY’S AUTHORITY AND AREA OF EXPERTISE. THE FOLLOWING ITEMS HAVE BEEN IDENTIFIED AS ELEMENTS WHICH NEED TO BE ADDRESSED BY THE APPLICANT: Source: 2019 Delaware Sediment and Stormwater Regulations CITY AND STATE CODE REQUIREMENTS: Kent Conservation District has no objection to the proposed conditional use for the above referenced site. ADVISORY COMMENTS TO THE APPLICANT: Soil disturbance (e.g. clearing, grading, excavations, tree clearing, or stoning) equal to or greater than 5,000 square feet requires a Sediment and Stormwater Management Plan to be submitted and approved by the Kent Conversation District prior to the commencement of disturbance. 20

Item 3. Description of business Prickly Pear Studio will be an aesthetic and permanent makeup studio. Aesthetic services provided upon appointment only will be customized facials and full body waxing. Permanent makeup services include lip blush, microblading, powder and ombre brows. 21

Item 3. Waiver Request I am requesting a waiver for the elimination of a bicycle rack. Due to the nature of the business and limitation of customers on the site at one time, Bicycle Parking will not be needed. 22

Item 3. 23

Item 4. City of Dover DATA SHEET FOR SUBDIVISION PLAN REVIEW DEVELOPMENT ADVISORY COMMITTEE MEETING OF August 4, 2021 PLANNING COMMISSION MEETING OF August 16, 2021 Plan Title: Stonebrook West: Planned Neighborhood Design (Revised), SB-21-04 Plan Type: Planned Neighborhood Design Option: Revised Subdivision Plan Applicant/Owner: Stonebrook West, LLC c/o Lamboll Street LLC Property Location: Northwest corner of McKee Road and W. Denney’s Road Tax Parcels: ED-05-56.00-01-01.00-000 and multiple parcels on Map ED-05-056.04 Site Area: 88.98 +/- acres Development Area of 68.24 acres +/- and Residual lands of 20.74 acres +/- Zoning: RM-1 (Residential Medium Density Zone) Present Use: Vacant (agriculture) Proposed Use: Planned Neighborhood Design Option: Single Family Detached Dwellings (Previously Approved for 199 Residential Units – 44 Townhouses, 66 Duplexes, and 89 Single Family Detached Dwellings.) Number of Dwelling Units: Revised Total - 148 dwelling units Off Street Parking: Required – 2 parking spaces per dwelling unit Sewer & Water: Proposed City of Dover Waivers Approved: PND – Alternative Design Standards by unit type Sidewalks: Combined Placement and Alternative Materials Reduction of Street Radius form 150 ft. to 90 ft. Increase Maximum Length of Dead-end Street (Cul-de Sac) Waivers Requested: PND – Alternative Design Standard for Single Family Detached Units Partial Elimination of Sidewalks (on Serpentine Way) P. O. Box 475 Dover, DE 19903 24 Community Excellence Through Quality Service

Item 4. City of Dover CITY OF DOVER Planning Office DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY D.A.C. MEETING DATE: August 4, 2021 DRAFT APPLICATION: SB-21-04 Stonebrook West: Planned Neighborhood Design at McKee Road and W. Denny’s Road (Revised Plan) FILE #: SB-21-04 REVIEWING AGENCY: City of Dover Planning CONTACT PERSON: Dawn Melson-Williams, AICP PHONE #: (302) 736-7196 I. PLAN SUMMARY This Application is the review of a Revised Subdivision Plan for SB-21-04 Stonebrook West: Planned Neighborhood Design to remove the alleys and two street segments and to reconfigure the lots to allow for 148 single family homes. Previously, the Subdivision was approved to have a total of 199 units, a mix of 89 single family detached house lots, 66 duplex lots and 44 townhouse lots. The project is located on the northwest corner of the intersection of McKee Road and Denny’s Road. The site area is equal to 88.98 acres +/-. The property is zoned RM-1 (Residential Medium-Density Zone) and is subject to PND (Planned Neighborhood Design). The owner of record is Stonebrook West, LLC c/o Lamboll Street, LLC. Property Address: intersection of McKee Road and W. Denny’s Road. Tax Parcels: ED-05-056.00-01-01.00-000 and multiple parcels on Map ED05-056.04-01. Council District 1. Previous Applications Upon Annexation into the City of Dover, the property was the subject of a review process for development of a Planned Neighborhood Design project known as Stonebrook West PND. Following referral from the City Council for Review, the Planning Commission on February 20, 2007 granted conditional approval of a Planned Neighborhood Design: Conceptual Plan C-07-02 for Stonebrook West in accordance with conditions of approval as outlined in the Development Advisory Committee Report dated February 8, 2007 including a series of waivers. Planning Commission then granted conditional approval for the Preliminary Subdivision Plan SB-07-06 for Stonebrook West PND on November 19, 2007 and Final Record Plan approval was given on July 8, 2009. As approved and recorded, Stonebrook West PND was to involve the construction of a development consisting of 199 units with a unit mix of 44 Townhouses, 66 Duplexes, and 89 Single Family Homes. Preliminary Land Use Services Review (PLUS) This application was reviewed during July 2006 by the Preliminary Land Use Services as required by the City of Dover’s Memorandum of Understanding (MOU). This MOU requires that residential developments containing 125 or more dwelling units complete the PLUS Review process prior to application submission. The PLUS Review Comment Letter and the applicant’s response letter of February 9, 2007 for this project are on file in the Planning Office. 25

Item 4. SB-21-04 Stonebrook West: Planned Neighborhood Design (Revised) DAC Report of August 4, 2021 Page 2 II. PROJECT DESCRIPTION The subject property is located at the northwest corner of McKee Road and Denny’s Road, east of the Carlisle Village subdivision and west of McKee Road. The Mudstone Branch forms the northern border of housing segment of the subdivision with a large portion of the open space land directly north of the stream. The northern portion of the property located north of the Mudstone Branch (stream) is shown as Residual Land of approximately 20.74 acres. Access to the residential subdivision of Stonebrook West PND would be provided from entrances off both McKee Road and Denny’s Road. The separate project of Stonebrook East Planned Neighborhood Design is proposed to be located to the east across McKee Road. III. COMPREHENSIVE PLAN RECOMMENDATIONS The City of Dover 2019 Comprehensive Plan as amended in March 2021 and June 2021 recommends that the property be utilized for Medium Density Residential development. As described in the Comprehensive Plan, Medium Density Residential would involve developments with a maximum density of 8 dwelling units per acre. The proposed project for Stonebrook West PND involves an overall site density of 1.66 dwelling units per acre when utilizing the total property acreage (including the northern undeveloped lands). The density of just the housing segment area of the property is 2.17 dwelling units per acre. IV. PLANNED NEIGHBORHOOD DESIGN OPTION: This project is seeking approval under the Planned Neighborhood Design Option (see Zoning Ordinance, Article 3, Section 24. The Ordinance sets forth a three-step review and approval process. As the first step in the review process, the developer presented the concept in a general sketch plan to the City Council on July 24, 2006, which was determined to be of a design and type that warranted further review by the Planning Commission. As the second step in the review, the Conceptual Plan for Conditional Use review and public hearing by the Planning Commission was completed in February 2007 under the file #C-07-02. Stonebrook West PND SB-07-06 proceeded through the third step of review and public hearing of the Preliminary Subdivision Plan/Site Plan for the development in November 2007. The final step for SB-07-06 was to proceed with Final Plat approval as an administrative function. This project seeks to revise the Subdivision Plan which will require a new Record Plan/Final Plat to be recorded. It is important to keep in mind that this proposal does not involve a rezoning of the land. The Planned Neighborhood Design Option is plan specific. The land would remain zoned RM-1. The following are permitted in a Planned Neighborhood Design: single family detached dwellings, one family lot line dwellings, duplexes, multiplex dwellings, townhouses and rooming houses. The PND option allows for a greater variety of housing types and allows for commercial uses while requiring 25% open space. The maximum density for a PND in the RM-1 zoning is six (6) dwelling units per acre. Approved PND Alternative Design Standards from Requested PND Alternative Design Standards – Single Family Detached Units During review of the Plan in 2007, the Planning Commission granted approval of Alternative Design Standards for this Planned Neighborhood Design. Article 3 §24.5 of the Zoning Ordinance permits the Planning Commission to grant such adjustments. The following table presents the Alternative Design Standards approved for the Stonebrook West PND by unit type. This Revised Subdivision Plan SB-21-04 removes the duplex and townhouse units along with the 26

Item 4. SB-21-04 Stonebrook West: Planned Neighborhood Design (Revised) DAC Report of August 4, 2021 Page 3 associated alleys and several short midblock streets creating a subdivision of only single family detached dwelling units. The requested PND Alternative Design Standards for SB-21-04 are listed/shaded in the chart below specifically for the single family detached units. Bulk Standard Requirements: Planned Neighborhood Design Option Approved for Stonebrook West PND 2007 and Proposed Revisions 2021 Housing Type Townhouses Duplexes Single Family Detached Approved Approved Approved (2007) (2007) (2007) Removed Removed Requested as part of 2021 from Plan from Plan Application SB-21-04 Average Lot Area 2,000 S.F. 3,000 S.F. 5,000 S.F. Minimum Lot Area 1,800 S.F. NA NA Lot Width 22’ 40’ 50’ Lot Depth 80’ 90’ 90’ Off-Street Parking 2 2 2 Building Setback 22’ NA NA from Street Building Setback 10’ NA NA from Property Line Front Yard Setback NA 10’ 10’ Minimum Side Yard NA NA 6’ Setback Total Side Yards NA 6’ 12’ Rear Yard NA 20’ 20’ Building Spacing 20’ NA NA 42’ or 3.5 42’ or 3.5 Building Height 42’ or 3.5 stories stories stories Lot Coverage 85% 65% 65% Dwelling Units Per 8 (Per 2 1 Acre Building) V. BUILDING ARCHITECTURE - General The applicant submitted examples of typical single family detached one-story and two-story dwellings utilizing several architectural styles from Traditional to Craftsman. Exterior finishes include a mix of sliding types (horizontal, shakes, and board & batten in multiple colors), shingled and metal roofing, dormers, windows with shutters or wide trimwork, stone/masonry watertable features, detailed garage doors with windows and hardware. Front porches and raised portico entryways are common features on these structures. VI. SITE CONSIDERATIONS The tract of land totaling 88.97 acres +/- exceeds the requirement that a PND shall be a minimum of twenty (20) acres. The Planned Neighborhood Design allows for the flexibility in housing types and the opportunity to be creative in their placement. This proposal revises the mix of single family detached homes, duplexes and townhouses to just a development of single family detached units. It retains the previously approved street network but with the elimination of alleys and several shorter street segments. Stonebrook East PND, a separate but similarly designed project, is scheduled to contain a mix of housing types including townhouses and garden apartments. 27

Item 4. SB-21-04 Stonebrook West: Planned Neighborhood Design (Revised) DAC Report of August 4, 2021 Page 4 Special Flood Hazard Areas and Wetlands Portions of the subject site are within the City’s Flood Hazard Area (100-year flood plain). These properties are found on the FEMA FIRM Panel of Kent County Delaware Map Number 10001C0154H, dated May 5, 2003. These areas are related to the Fork Branch/Mudstone Branch. The Zoning Ordinance, Article 5 §11.21 requires that flood hazard areas (100-year floodplain) remain as open natural areas with no impervious surfaces. The Zoning Ordinance, Article 5 §11.22 prescribes provisions related to wetland areas. There are setback requirements from wetland areas that are over 0.25 acres in size. With several wetland areas, a 100-foot setback is required; however, this can be reduced to 75 feet for single family residential areas and also further reduced to 50 feet with implementation of a Riparian Buffer. The project has several areas where site layout reduces the buffer to 50 feet; in these areas the Riparian Buffer must be implemented by preservation of existing trees and vegetation or with new plantings. These current code provisions (adopted in 2010) related to wetlands and the required buffers has resulted in a reduction of lots and lot design changes in the northwest portion of the site along Herkimer Court, Priory Hill Drive, and Utley Drive. Site Access Two connections to the existing street network are required by the Land Subdivision Regulations based on the total number of units and lots (148 lots are proposed). With the creation of one hundred and fifty (150) dwelling units or twenty lots (20), a second connection to existing streets is required (Land Subdivision Regulations, Article VI §A.8). The entrance from Denny’s Road into Stonebrook West is proposed to be aligned with the entrance to the Pentecostal Church (Kent Christian Academy site). The entrance from McKee Road is aligned with a proposed entrance into Stonebrook East PND. As the proposed PND would consist of Single Family Detached Homes, two (2) off-street parking spaces must be provided for each dwelling unit. A driveway parking space and a garage parking space typically meets this requirement. Streets The street layout generally remains the same from the original plan but includes the removal of the alleys which divided certain blocks. Also, several short mid-block street segments were removed with this Revised Plan. The proposed streets are 24 feet paved width and require an additional 6 feet of pavement where on-street parking is proposed. The street names within the development were previously approved by Kent County Mapping/911 Addressing Section in conjunction with the City of Dover. The streets are proposed for dedication to the City of Dover upon construction to City standards. Along portions of the street segments there are designated parking areas on one side of the street; these are mostly located where points of driveway access for individual lots are not found. Signage related to the limitations for on-street parking must be implemented. Approved Requests for Waivers: Length of Dead-end Street and Reduction of Street Radius The Plan shows the street network for the subdivision which includes a street (proposed name of Herkimer Court) that ends in a dead-end. The maximum length of a dead-end (cul-de-sac) street is 400 feet. (Land Subdivision Regulations, Article VI §A15). Herkimer Court as shown on the plans is approximately 938 feet; the received approval for the extended cul-de-sac length in 2007. 28

Item 4. SB-21-04 Stonebrook West: Planned Neighborhood Design (Revised) DAC Report of August 4, 2021 Page 5 The design of the streets as shown also resulted in a previous waiver request for a reduction of the street radius. This is pertaining to the sharpness of curves on Priory Hill Drive and Serpentine Way. As shown on the plan, a reduction from the required 150 foot radius to a radius of 90 feet was approved in 2007 for these streets. Sidewalk Zoning Ordinance, Article 5 §18 requires the installation of sidewalks/pathways along the public street frontage of a property whenever such property is involved in certain plan type submissions. Approved Waiver: Sidewalks - Combined Placement and Alternative Materials Request for Waiver: Partial Elimination of Sidewalks (on Serpentine Way) The subdivision will include pedestrian oriented amenities with sidewalk along all internal streets. Barrier free access is to be provided at all intersections of streets and sidewalks. A waiver was granted by the Planning Commission in February 2007 to allow for the construction of a ten (10) foot multi-modal path of bituminous materials in place of the required sidewalk along Denney’s Road and McKee Road. This waiver was required as related to the Zoning Ordinance provisions for sidewalks at the time. These provisions for pathways/sidewalks have since been updated in 2017 and allow multi-use pathways. The approved waiver in 2007 also eliminated the requirement for sidewalk along one side of the interior roadway of the subdivision (Serpentine Way) which would have been the closest and parallel to the multi-modal paths on the adjacent roads. This will avoid duplication of sidewalks and paths within close proximity of each other due to aspects of the street layout. With the submission of this Revised Plan, the waiver to eliminate the sidewalks on the south and east sides of Serpentine Way is requested. VII. OPEN SPACE/ RECREATION PLAN Twenty-five percent of the total site area must be set aside and preserved for open space. A total of 29.75 acres +/- of open space is planned for the development. This exceeds the requirement for 25% open space (17.06 acres). As part of the open space, 3.76 acres to serve as the Active Recreation Area is shown. Active Recreation Area for this project is required at a rate of 275 square feet per dwelling unit or 0.5 acre of land, whichever is greater. Based on 148 dwelling units, 40,700 S.F. (0.93 acres) of recreational area is required. The Active Recreation Area is proposed in the southern portion of the site near the subdivision entrance from West Denny’s Road (west of Utley Drive). It includes a gazebo, tot lot play structure, a hard surface basketball court, and a turf playground. The recreational component was reviewed by the Parks, Recreation and Community Enhancement Committee on November 13, 2007. The Recreation Area Review Report is on file. The Revised Plan makes no changes to the proposed Active Recreation Area. VIII. TREE AND LANDSCAPE PLANTING The development will be required to meet the provisions for Landscape Guidelines and Tree Planting and Preservation. These tree preservation, tree planting and landscaping requirements are subject principally to the regulations found in Zoning Ordinance, Article 5 Sections 15 and 16 and are also addressed in other various sections of code related to buffering, screening, and 29

Item 4. SB-21-04 Stonebrook West: Planned Neighborhood Design (Revised) DAC Report of August 4, 2021 Page 6 open space. The Plan shows the basic concept for the landscaping/tree planting. This property includes woodland areas. The total amount of existing woodland preserved within the development area (area south of Mudstone Branch) is listed as 581,423 S.F. (13.35 acres +/-); there is additional woodland located on the residual lands. A total of 7.20 acres +/- of the woodland area is proposed to be cleared mainly related to the development of the Herkimer Court area. Based on a non-woodland area then tree plantings are required at a rate of one tree per 3,000 SF of area. Based on the areas listed on the plan, at least 718 trees are required to be planted. The Landscape Plan presented lists a total of 749 trees predominately as a mix of street trees. Other tree plantings are proposed for the open space areas, near stormwater management areas, and in the Active Recreations Area. The tree planting calculations must be confirmed; as a result, additional tree plantings may be required. The street trees are to be placed on the individual properties and not within the grass strip between the curb and sidewalk. All tree planting locations must avoid conflicts with utility lines, fire hydrants, street lights, driveways, etc. The development is also encouraged to consider locations were meadow areas can be utilized to minimize long term maintenance needs. IX. CITY AND STATE CODE REQUIREMENTS The subject proposal has been reviewed for code compliance, plan conformity, and completeness in accordance with this agency’s authority and area of expertise. The following items have been identified as elements which need to be addressed by the applicant: 1) The data column on all plan sheets will need to be updated prior to Final Approval with the following: a. Any changes recommended, waivers granted, or other approvals by the Planning Commission and other Committees acting upon the waiver requests. b. Clarify approval of the previous waivers related to the requirements for the street construction pertaining to street radius and the maximum permitted length of a dead- end street. 2) Cover Sheet C-001: a. In the Date Column: i) Clarify ownership information. ii) Revise Tax Parcel Number to include all tax parcels within the subdivision. iii) Clarify unit count. Revise the number of proposed building lots from 148 to 147. iv) Revise item 14 to be labeled as Required Off-Street Parking and revise the number to 294 since 2 spaces are required for each dwelling unit. v) Update open space, woodland, and tree planting calculations as difference information is listed on the Landscape Plan. b. This sheet will need to be part of the Record Plan set unless the notes are also included in the first overall sheet of the Record Plan set. c. Include the word Revised in the Plan Title. d. Revise General Note # 12 to remove anything pertaining to alleys. e. Revise Note #14 where it mentions attached and semi-attached units. f. Revise Note#16 to remove City Maintained Open Space as there is none located in this project. 30

Item 4. SB-21-04 Stonebrook West: Planned Neighborhood Design (Revised) DAC Report of August 4, 2021 Page 7 g. Revise Note #26 to include the previous Subdivision and Conditional Use file numbers SB-07-06/C-07-02 and revise the sheet number at the end of the note to read Sheet C-001 instead of 1 of 4. h. Remove Note #31 as it is no longer a requirement of a PND. i. Add other notes pertaining to the entire project such as open space and recreation area management, utilities, etc. j. Clarify ownership in Owners Certification block. 3) Existing Conditions Sheets C-101 and C-102: a. Include ownership information for the parcel to the north of the subject site. b. Revise ownership information for the subject parcel. c. Label wetlands with size of each area. d. Clarify linework with wetlands as one line is unlabeled. e. Correct format of tax parcel numbers for adjacent properties. These number should begin with either ED or 02 (not both). f. Clarify the existing woodland areas and the proposed tree clearing areas. Consider a reduction of tree clearing in areas not necessary for development activities. 4) Interior Signage and Striping Plan Sheet C-201 and C-202: a. Under General Notes, Note #3 pertains to driveways shown on the plan however, there are no driveways shown. Please show driveway locations on the plan in order to evaluate placement and potential conflicts with utilities, fire hydrants, tree plantings, etc. Several corner lots may allow for side-loaded garages with entrance from the side street. b. Label street pavement and right-of-way widths. c. Include signs for no parking on street where parking is not permitted. d. Check street blade name signs. e. Include lot dimensions (width, depth, and area) or ensure Plan Set includes Record Plan series with such information. f. Include a pedestrian crossing sign and crosswalk for the pedestrian crossing from the multi-use trail along McKee Road to Serpentine Way. g. A waiver is needed for the elimination of sidewalk along one side of Serpentine Way. h. Show connectivity from the walking path to the basketball court. i. Check language (ownership) on the street dedication sign. 5) Locate and show on the plans a central location for a cluster mailbox(es). 6) As-built surveys will be required for all homes within the subdivision as they are shown to have very tight footprints. a. Check setbacks depicted as several lots show two sets. b. Evaluate house placement as several lots have the house encroaching into the setbacks. 7) Review all comments provided. Some of the information to be provided will need to be revised on multiple plan sheets including sheets within the Record Plan set as well as the other Construction Documents sheets. 31

Item 4. SB-21-04 Stonebrook West: Planned Neighborhood Design (Revised) DAC Report of August 4, 2021 Page 8 8) The Final Record Plat submission must include requirements described in Dover Code of Ordinances, Appendix A: Land Subdivision Regulations, Article IV, C. Plat and any additional requirements of the Planning Commission. a. A Revised Record Plan is required to document the new lot development plan and street/alley right-of-way changes. b. The Record Plan Sheet must document and identify any existing and proposed easements for cross access, utilities, drainage, etc. associated with the subdivision of these lot. c. The formal Record Plan will need to be recorded upon completion of the approval process with any corrections identified by the reviewing agencies. 9) All sidewalks should be shown as ADA accessible. Barrier free access is to be provided at all intersection of streets or drive aisles and sidewalks. a. Be sure that wherever there is a ramp there is one on the other side of the street to ensure safe and accessible pedestrian crossings. b. Check plans as some crossing appear to remain where previous streets have been removed. 10) Sheet L-101 Landscape Plan a. There is potential to reduce the woodland area cleared, especially along Herkimer Court. b. There is potential to plant additional trees at the rear of some homes. c. Tree Plantings must avoid potential conflicts with driveway locations, utility lines, drainage lines, and fire hydrant locations. Some trees are also shown on top of houses within new lot locations; revise planting locations. d. Consider the type of new plantings proposed if planting is proposed next to existing woodland areas. This is an opportunity for plantings to continue the woodland type species. e. Consider the placement of tree plantings within the open space areas in regard to ease of future maintenance for the trees and the grass areas. Meadow areas can be identified. f. Check woodland calculations to be sure they match among plan sheets. g. Recheck all tree counts to confirm plan drawing matches the Tree Plant List chart especially if revisions are made to the plan. h. Use a match line on the Landscape Plan to avoid confusion and overlap. X. RECOMMENDED ADDITIONAL CONSIDERATIONS TO MEET CODE OBJECTIVES: The Land Subdivision Regulations, Article I. Purpose, indicates that the regulations are adopted in order to promote and protect the public health, safety, convenience and general welfare; ensure the orderly growth and development of the City, the conservation, protection and proper use of land, and adequate provision for housing, recreation, circulation, utilities and services; and safeguard the City from undue future expenditure for the maintenance of streets and public spaces. 1) This Subdivision Plan generally complies with the Land Subdivision Regulations and with the provisions for development of a Planned Neighborhood Design project. Planning Staff 32

Item 4. SB-21-04 Stonebrook West: Planned Neighborhood Design (Revised) DAC Report of August 4, 2021 Page 9 supports the Alternative Design Standards proposed for single family detached dwelling units. 2) Sidewalk Waiver: Planning Staff supports approval of the partial elimination of the sidewalks on the south and east side of Serpentine Way due to the nearby location of the multi-use paths along West Denny’s Road and McKee Road. 3) Bicycle Parking: Planning Staff recommends implementation of bicycle parking facilities in the Active Recreation Area to serve those visiting the recreation area. 4) Natural Areas: With the existing natural features of woodlands and wetland areas on the subject property, Planning Staff recommends elevation of the proposed tree clearing areas to minimize tree clearing. Retaining certain woodland areas in the vicinity of Herkimer Court will satisfy the riparian buffers required for wetland areas and minimize long-term care needs for mowing of open areas. Where open space areas are adjacent to woodlands, the tree plantings selected are recommended to be tree species native to woodland areas. Also, certain areas can be designated a meadow area to reduce reoccurring maintenance needs of large grass/lawn areas. Other agencies may recommend additional conditions and safeguards in accordance with their areas of expertise. The Recommended Additional Considerations to Meet Code Objectives are offered for consideration by the Planning Commission. XI. ADVISORY COMMENTS TO THE APPLICANT: 1) In the event, that major changes and revisions to the Revised Subdivision Plan occur in the finalization of the Plan contact the Department of Planning and Inspections. These changes may require resubmittal for review by the Development Advisory Committee, Planning Commission, or other agencies making recommendations in regard to the plan. 2) Following Planning Commission approval of the Revised Subdivision Plan, the Plan must be revised to meet all conditions of approval from the Development Advisory Committee or as otherwise noted. A Check Print must be submitted for review by Planning Office Staff. Upon determination that the Plan is complete and all agency approvals have been received, copies of the Record Plan must be submitted for final endorsement prior to recordation at the Kent County Recorder of Deeds Office. 3) Other agencies and departments which participate in the Development Advisory Committee may provide additional comments related to their areas of expertise and code requirements. 4) The developer shall be aware that Street Lights shall be required to be installed in conjunction with the construction of subdivision streets. The developer shall coordinate street light placement and electric utility routing and equipment with the City of Dover Electric Department. 5) Construction may have an effect on the adjacent property owners and nearby travel lanes. Any work requiring the closing or rerouting of traffic should be coordinated as to offer the 33

Item 4. SB-21-04 Stonebrook West: Planned Neighborhood Design (Revised) DAC Report of August 4, 2021 Page 10 least amount of inconvenience. 6) The applicant/developer shall be aware that prior to any ground disturbing activities on the site the appropriate site inspections and permits are required. 7) Prior to initiation of construction activities at the site other agencies may require notification. The applicant is advised that the project will require a City of Dover Pre-Construction meeting in order to coordinate the project and due to the project scope, which includes infrastructure to be dedicated to public use. Upon submission of required items, a Notice to Proceed will be issued by the City of Dover. 8) The applicant shall be aware that Revised Subdivision Plan approval does not represent a site development approval, a Building Permit, Sign Permit, and associated construction activity permits. A separate application process is required for review and approvals for development activity from the City of Dover. If you have any questions or need to discuss any of the above comments, please call the above contact person and the Planning Department as soon as possible. 34

Item 4. CITY OF DOVER DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY STAFF D.A.C. MEETING DATE: JULY 28, 2021 APPLICATION: Stonebrook West: Planned Neighborhood Design at McKee Road and W. Denny’s Road FILE #: SB-21-04 REVIEWING AGENCY: City of Dover Department of Public Works CONTACT PERSON: Sharon J. Duca, P.E. CONTACT PHONE #: 302-736-7025 THE SUBJECT PROPOSAL HAS BEEN REVIEWED FOR CODE COMPLIANCE, PLAN CONFORMITY AND COMPLETENESS IN ACCORDANCE WITH THIS AGENCY’S AUTHORITY AND AREA OF EXPERTISE. THE FOLLOWING ITEMS HAVE BEEN IDENTIFIED AS ELEMENTS WHICH NEED TO BE ADDRESSED BY THE APPLICANT: CITY AND STATE CODE REQUIREMENTS STORMWATER 1. The size, length, slope, type and flow directions must be shown on all existing and proposed storm sewer lines. Rim and invert elevations must be labeled on all stormwater structures. 2. Submerged pipe inlets to ponds may only be permitted if they are so designed that the permanent pool elevation of the storm water management area doesn’t surcharge back into the City of Dover’s storm drain structures and system. 3. The City of Dover Department of Public Works specifications require all culverts to be designed for the 25-year storm frequency and all storm sewers to be designed for the 10-year storm frequency. The Manning’s equation shall be utilized in design as applicable. Storm sewers are required to provide a minimum full flow velocity of 2 fps. Provide the calculations for each proposed pipe segment that, at a minimum, include: upstream and downstream inverts, upstream and downstream ground elevations, and ground cover provided; pipe slope, length, material, n value, and diameter; design flow, depth and velocity; and full flow and velocity. 4. The City of Dover Department of Public Works specifications require that all inlets (catch basins) be designed for the 10-year storm frequency (25-year storm frequency for sump conditions) and that the spread of water shall not exceed eight feet (8’) from the flow line of the curb. The design must also meet the requirement that the hydraulic grade line may be no higher than one foot (1’) below the top of the inlet. Provide the calculations for each proposed catch basin utilizing flows determined by each catch basin’s contributory drainage area, for the appropriate storm frequency. Spread, depth of flow and hydraulic grade line data for each inlet must also be included. Any carryover should also be noted and included at appropriate downstream catch basins as applicable. 5. Inlets (catch basins) are to be located within the pavement section along the curbline. Offset catch basins do not meet City of Dover Department of Public Works specifications. 6. It is preferred that storm sewer be located within the pavement section to avoid conflict with communications and electric utilities. Other utilities are not to be installed above storm sewer. 7. Provide all stormwater management calculations and erosion and sedimentation control plan as required by Article 5, Section 11.2 and 11.2 of the City of Dover Zoning Ordinance. Ensure that individual lot grading, house locations with finished floor elevations, and driveway locations and grades are provided on the plans in order to verify the adequacy of the design. The provided information should also show adequate conveyance of runoff from each lot. 35

Item 4. Stonebrook West : Planned Neighborhood Design at McKee Road and W. Denny’s Road File #: SB-21-04 July 28, 2021 Page 2 of 3 STREETS 1. The current City of Dover standard street section provides for a 3’ grass strip between the curb and sidewalk. This standard was administratively revised to meet ADA and FHA compliance with cross slope requirements and to prevent cars from scraping at driveways. The revised standard utilizes a five feet (5’) wide public sidewalk with a five feet (5’) wide grass strip behind the curb. 2. It shall be unlawful for any person to alter the curb of any street so as to create a curb depression for the purpose of permitting vehicles to enter onto or exit from the city streets, without a permit issued by the city manager. 3. When determined to be necessary, dead-end streets, designated to be so permanently, shall be provided at the closed end cul-de-sac with a turnaround having an outside roadway diameter of 80 feet and a street right-of-way diameter of 100 feet. In no instance shall more than 20 percent of the lots in a proposed development front on the turnaround section of a cul-de-sac. 4. Streets shall be laid out so as to intersect as nearly as possible at right angles. The inner right-of-way line of a street intersecting another street at an angle of less than 90 degrees shall be tangent to and follow a curve centered on the nearest right-of-way line and shall be parallel to said inner right-of-way line. 5. Street rights-of-way lines at intersections shall be connected with a curve, the radius of which shall be at least 25 feet. The required radius may be increased by the city engineer if the increased radius is necessary for public safety. 6. Street grades shall not exceed five percent. 7. Street grades shall not be less than one-half percent wherever feasible. 8. The right-of-way for the street connection to future development must be maintained by the developer or home owners association until such time as the constructed street is dedicated to the City of Dover. A note to this effect must be added to the record plans. 9. Roadway widths shall be increased by six feet for parking to be allowed on one side of the roadway and by 12 feet for parking to be allowed on both sides of the roadway. The plan does not provide for on-street parking on all streets and most on-street parking is only provided on one side of the street. No parking and no parking this side signage will be required throughout the development. SANITATION 1. All collection of solid waste materials from residences, duplexes or apartment houses shall be by city sanitation department crews or contractors hired or contracted by the city, and such service shall not be performed through any other person. GENERAL 1. None. RECOMMENDATIONS SUGGESTED AS CONDITIONS OF APPROVAL TO MEET CODE OBJECTIVES STORMWATER / STREETS / SANITATION 1. None. GENERAL 1. Our office recommends that no trees be planted within the vicinity (10 feet) of any underground utilities (electric, water, sanitary sewer, storm sewer, etc.). All street trees shall be planted on private property. 36

Item 4. Stonebrook West : Planned Neighborhood Design at McKee Road and W. Denny’s Road File #: SB-21-04 July 28, 2021 Page 3 of 3 ADVISORY COMMENTS TO THE APPLICANT STORMWATER 1. Profiles of the storm sewer must be provided with the construction plans. All water, sanitary sewer and storm sewer crossings must be shown on the profiles. STREETS 1. Street profiles must be provided with the construction plans. 2. All streets to be dedicated to the City must meet the City of Dover Department of Public Works specifications. a. Pavement sections must be designed based upon poor soil conditions unless soil boring data is provided showing otherwise. Structural number calculations must be submitted for review and a pavement cross section detail must be included within the plan set. b. All curbing within the right-of-way shall be DelDOT Type III curb and gutter. All curb radii must be labeled on the plan. In particular, a minimum radius of twenty-five feet (25’) must be provided at all street intersections. A construction detail of the Type III curb and gutter must be provided on the plan. c. Sidewalk proposed within the right-of-way shall be constructed as per the City of Dover Standards and Specifications. All sidewalks must be poured by hand; curb machine slip formed sidewalks will not be permitted. The sidewalk must be scored in five feet (5’) squares using hand tooled joints. All tool marks shall be removed as tool finished edges are not permitted. Expansion joints shall be installed at a spacing of twenty feet (20’) and shall be precut, one-half inch (½ “) thick, four-inch (4”) wide, cork sheets. All sidewalk proposed within the right- of-way shall consist of Class B concrete, without reinforcing material, in order to prevent future interference with utility locating. The proposed five feet (5’) wide public sidewalk shall be installed 5 feet from the back of curb. The sidewalk cross slope shall not exceed 2% including across the driveways to ensure ADA and FHA compliance. A sidewalk construction detail containing the above information must be provided on the plan. d. All barrier free access ramps and driveway aprons constructed with the site improvements shall be in accordance with the most current ADA and DelDOT requirements and standards at the time of construction. To meet cross slope requirements a five feet (5’) wide grass strip must be provided between a five feet (5’) sidewalk and the curb. e. Signage and markings must be included with the site plan in accordance the Manual for Uniform Traffic Control Devices. Signage proposed for streets to be dedicated to the City of Dover must be included on the plan (no parking signs, speed limit signs, street blades, stops signs, watch children, etc.) All signs must be installed on two-inch (2”) square break away sign posts. SANITATION 1. None. GENERAL 1. Provide a materials listing table for proposed storm sewer. A table listing all infrastructure elements to be dedicated to the City of Dover must also be provided on the plans. 2. Construction plans will not be reviewed by our office unless all previous comments have been clearly addressed within the plan set and accordingly identified within an itemized response letter. IF YOU HAVE ANY QUESTIONS OR NEED TO DISCUSS ANY OF THE ABOVE COMMENTS, PLEASE CALL THE ABOVE CONTACT PERSON AND THE PLANNING DEPARTMENT AS SOON AS POSSIBLE. 37

Item 4. CITY OF DOVER DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY STAFF D.A.C. MEETING DATE: JULY 28, 2021 APPLICATION: Stonebrook West: Planned Neighborhood Design at McKee Road and W. Denneys Road FILE #: SB-21-04 REVIEWING AGENCY: City of Dover Department of Water & Wastewater CONTACT PERSON: Jason A. Lyon, P.E., Director of Water & Wastewater CONTACT PHONE #: 302-736-7025 CONTACT PHONE #: jlyon@dover.de.us T HE S UBJECT P ROPOSAL HAS BEEN R EVIEWED FOR C ODE C OMPLIANCE , P LAN C ONFORMITY AND C OMPLETENESS IN A CCORDANCE WITH THIS A GENCY ’ S A UTHORITY AND A REA OF E XPERTISE . T HE F OLLOWING I TEMS HAVE BEEN I DENTIFIED AS E LEMENTS W HICH N EED TO BE A DDRESSED BY THE A PPLICANT : CITY AND STATE CODE REQUIREMENTS WATER 1. All water utility components must meet the requirements of the Water Wastewater Handbook, effective date March 22, 2010. Please contact our office for more information. 2. The following notes must be added to the plans: a. Hydrant connections by the contractor are prohibited. This method may not be utilized during any phase of the project. b. Any existing water lines not to be utilized by the proposed facility must be properly abandoned at the mains in accordance with the City of Dover Department of Water & Wastewater specifications and requirements. c. The site contractor shall contact the City of Dover Water & Wastewater Construction Manager at (302) 736-7025 prior to the start of construction. A representative from the City of Dover Department of Water & Wastewater must observe and approve all City owned water and sanitary sewer interconnections and testing. All water taps must be performed by a City of Dover approved contractor. The proposed location for the water connection may need to be adjusted in the field due to conditions of the existing main. Possible conditions that would require tapping relocation include proximity to pipe joints, other taps, concrete encasements, conflict with other utilities, and the like. Test holes must be performed by the contractor to determine the best tapping location. The City of Dover will not be held responsible for field conditions requiring adjustment of the tapping location or for any work required by the contractor to make an appropriate and lawful connection. 3. All water mains within the proposed subdivision must be looped. No dead end mains are permitted. The utility plan must incorporate the appropriate termination valves on the water system between construction phases. 4. The size, type, and location of all proposed and existing water lines and valves must be shown on the plan. All water mains shall be cement lined Class 52 cement lined ductile iron pipe. Division valves must be provided every 800 feet. 5. Water service lines shall be shown for each residential lot meeting the following requirements: The water services shall be one- inch (1”) diameter Type K copper tubing, and installed five feet (5’) to the right of the sewer lateral as viewed from the center 38

Item 4. Stonebrook West: Planned Neighborhood Design at McKee Road and W. Denneys Road File #: SB-21-04 July 28, 2021 Page 2 of 3 line of the street. Curb stops shall be installed one foot (1’) outside of the right-of-way for each lot. A water meter and meter pit must be installed on the domestic water service, in a non-traffic bearing location just downstream of the curb stop. 6. Fire hydrants shall be spaced no greater than 600 feet as measured along the curb. Fire hydrants shall be placed between the curb and sidewalk at intersections or centered on lot lines. Fifteen feet (15’) separation must be provided between all hydrants and hydrant valves. WASTEWATER 1. All wastewater utility components must meet the requirements of the Water Wastewater Handbook, effective date March 22, 2010. Please contact our office for more information. 2. The following notes must be added to the plans: a. Any existing sanitary sewer lines not to be utilized by the proposed facility must be properly abandoned at the mains in accordance with the City of Dover Department of Water & Wastewater specifications and requirements. b. Part II, Chapter 180, Article III, Section 180-10 of the Code of Kent County requires that “no person shall discharge or cause to be discharged any stormwater, surface water, uncontaminated groundwater, roof runoff, subsurface drainage, uncontaminated noncontact cooling water or unpolluted industrial process waters to any sanitary sewer”, this shall include condensate. Sec. 110-231 of the City of Dover Code defines storm sewer as “…any system used for conveying rain water, surface water, condensate, cooling water or similar liquid wastes, exclusive of sewage.” The contractor, developer, owner and designers shall ensure during construction that no illegal discharges to the sanitary sewer system are created with the site improvements. 3. All sanitary sewer mains shall terminate at manholes between construction phases. This may require sewer lines to extend beyond the proposed phase lines to the next manhole. 4. Minimum slope criteria shall meet Ten States Standards. Provide flow calculations to justify sizing of the sewer mains, showing that velocity requirements are met. Waiver requests must be approved by the Department of Water & Wastewater 5. The desired location for sewer mains is under the centerline of the street. One-tenth of a foot (0.1’) drop must be provided across all manholes. The minimum slope for eight-inch (8”) sanitary sewer pipe is 0.004 feet/feet. Minimum cover is 3.0 feet. 6. Sanitary sewer manholes shall be spaced no more than 400 feet apart. 7. The minimum size of all sanitary sewer laterals shall be six-inch (6”). 8. The size, length, slope, type and flow directions must be shown on all existing and proposed sanitary sewer lines. Rim and invert elevations must be labeled on all sanitary structures. 9. Sanitary sewer laterals shall be shown for each residential lot meeting the following requirements: The sewer laterals shall be six-inch (6”) diameter schedule 35 PVC and, where practicable, installed to the center of each lot. Sewer laterals shall be connected directly to the main, not manholes, unless impracticable. Sewer laterals are to be installed one foot (1’) beyond the right-of-way line at a typical depth of three feet (3’), preferably not exceeding five feet (5’). Cleanouts shall be installed one foot (1’) outside of the right-of-way for each lot. GENERAL 1. Add the following note to the plans, “A seven and one half feet (7.5’) wide easement is retained along all side and rear lot lines, to be unoccupied by building, for utilities, drainage and sanitary sewer purposes. Except where lots are divided for any reason whatsoever, said easements shall fall along the actual side and rear lot lines as conveyed. A fifteen feet (15’) wide utility easement is retained along all rear lines of lots abutting the project boundary and other open spaces.” A ten feet (10’) wide utility easement is required along all front yard lot lines for utility installation. When a water, sewer, or storm sewer main is not located in the right of way, it shall be located within five feet (5’) of the center of a twenty feet (20’) wide utility easement. 2. The final site plan must be submitted in the following compatible digital formats: a. AutoCAD 2018 (.dwg format). b. Adobe Reader (.pdf format). 39

Item 4. Stonebrook West: Planned Neighborhood Design at McKee Road and W. Denneys Road File #: SB-21-04 July 28, 2021 Page 3 of 3 3. All existing utilities shall be adjusted to final grade in accordance with current City of Dover requirements and practices. This must be included as a note on the plan. RECOMMENDATIONS SUGGESTED AS CONDITIONS OF APPROVAL TO MEET CODE OBJECTIVES WATER / WASTEWATER / GENERAL 1. None ADVISORY COMMENTS TO THE APPLICANT WATER 1. The City of Dover water system is available to this site. The developer is responsible for all costs associated with extending and providing service to the proposed development. 2. Prior to plan approval, the water system plans must be submitted to the Division of Public Health, Office of Drinking Water for review and approval. The owner/developer will be responsible for providing all completed forms and plan sets to the City of Dover as required for submission to the Office of Drinking Water. Plans will not be submitted to the Office of Drinking Water until review has been completed by our office. 3. Hydrant flow testing is currently only performed three (3) times per year during system wide flushing operations. The applicant must call the Department of Public Works directly to schedule these tests. This applies to both existing hydrants as well as those proposed for the site. 4. Impact fees will be required for each residence that is constructed. WASTEWATER 1. The City of Dover sanitary sewer system is available to this site. The developer is responsible for all costs associated with extending and providing service and capacity to the proposed development. 2. Prior to plan approval, it may be required to submit the sanitary sewer system plans to the DNREC, Division of Water Resources, Surface Water Discharges Section for review and approval. The owner/developer is responsible for providing all application fees, completed forms and plan sets directly to DNREC. 3. Profiles of the sanitary sewer main must be provided with the construction plans. All water, sanitary sewer and storm sewer crossings must be shown on the profiles. 4. The existing manhole must be core drilled and an approved (by our office) pipe to manhole connector must be used to construct the connection for installation of the sewer main. The existing manhole flow channel must be reconstructed accordingly. 5. Impact fees will be required for each residence that is constructed. GENERAL 1. Provide a materials listing table for proposed water mains and services, proposed sanitary sewer mains and services. A table listing all infrastructure elements to be dedicated to the City of Dover must also be provided on the plans. 2. Construction plans will not be reviewed by our office unless all previous comments have been clearly addressed within the plan set and accordingly identified within an itemized response letter and with the Water/Wastewater Initial Plan Submission Checklist, which can be obtained from the following website: https://imageserv9.team- logic.com/mediaLibrary/198/WaterWastewaterHandbookFinal_1.pdf, page 88. I F Y OU H AVE A NY Q UESTIONS OR N EED TO D ISCUSS ANY OF THE A BOVE C OMMENTS , P LEASE C ALL THE A BOVE C ONTACT P ERSON AND THE P LANNING D EPARTMENT AS S OON AS P OSSIBLE . 40

C F SB-21-04 Item 4. I I T R CITY OF DOVER Y E DEVELOPMENT ADVISORY COMMITTEE O M F A APPLICATION REVIEW COMMENTARY R D.A.C. MEETING DATE: 07/28/21 D S O H V A E L R APPLICATION: Stonebrook West Planned Neighborhood Design at McKee Rd and W Dennys FILE #: SB-21-04 REVIEWING AGENCY: City of Dover, Office of the Fire Marshal CONTACT PERSON: Jason Osika, Fire Marshal PHONE #: (302) 736-4457 THE SUBJECT PROPOSAL HAS BEEN REVIEWED FOR CODE COMPLIANCE, PLAN CONFORMITY, AND COMPLETENESS IN ACCORDANCE WITH THIS AGENCY’S AUTHORITY AND AREA OF EXPERTISE. THE FOLLOWING ITEMS HAVE BEEN IDENTIFIED AS ELEMENTS WHICH NEED TO BE ADDRESS BY THE APPLICANT: CITY AND STATE CODE REQUIREMENTS: 1. Proposed occupancy classification is residential single family. 2. Street width shall be in accordance with City of Dover Code of Ordinances, Appendix A, Article VII, Section A. 13, Residential areas 24 feet wide with no parking, 30 feet wide with parking on one side, or 36 feet wide with parking on both sides Commercial areas 26 feet wide with no parking, 32 feet wide with parking on one side, or 38 feet wide with parking on both sides Alley 12 feet wide Any dead-end road more than 300 feet in length shall be provided with a turnaround or cul-de- sac as outlined in the 2015 Delaware State Fire Prevention Regulations 705, chapter 5, 2.3. 3. Speed Reduction Devices must be approved, please see City of Dover Ordinance Chapter 98-10 in reference to this process. 4. All fire hydrants shall be marked as prescribed within the appropriate section of this regulation and as illustrated by the appropriate figures of this regulation. 41

Item 4. All fire hydrants shall have minimum of four-inch (4") solid yellow demarcation lines to define specific areas, where fire hydrants are located along a curb line with permitted parking, the area between the fire hydrant and the street or fire lane shall be stenciled with four inch (4") demarcation lines and the words "NO PARKING", demarcation lines shall be measured from the center line of the fire hydrant and extend for a distance 15 feet on both sides. Where fire hydrants are located in parking lots or other areas susceptible to blockage by parked vehicles they shall be treated as follows: fire hydrants shall be protected in all directions for a distance of seven feet (7') with barriers or curbing, Minimum four-inch (4") diameter steel bollards filled with concrete and marked yellow shall be installed at the outermost corners of the fire hydrant demarcation area. The minimum height of the bollard shall be 36 inches above the finished grade of the adjacent surface, and the steamer connection of all fire hydrants shall be positioned so as to be facing the edge of the street, or traffic lane. (2015 Delaware State Fire Prevention Regulations, 705, Chapter 6, 2) The owner is responsible if the hydrant is private. 5. Hydrant barrels shall be provided with reflective material, such as paint, durable for highway/roadway markings or a reflective tape of a minimum of 2” in width around the barrel under the top flange, hydrant bonnets shall be color coded based on the following criteria: class AA 1500 GPM - painted light blue, class A 1,000 GPM -1499 GPM - painted green, class B 500 - 999 GPM - painted orange, class C 250 - 499 GPM - painted red, class D under 250 GPM - painted black. (2015 Delaware State Fire Prevention Regulations 703, Chapter 3. 4) The owner is responsible if the hydrant is private. 6. Every house, building or structure used or intended for use as living quarters or as a place for conducting business, and having any wall facing or abutting any public or private street or alley, shall have displayed on that wall, in legible, easily read characters which are of contrasting color to the background, the proper street number for such house, building, or structure in accordance with the following: One-family and two-family residential structures, height, the number shall measure a minimum of four inches in height, location, the number shall be placed on the house above or to the left or right of the front entrance, color, the number shall be contrasting to the background color, Arabic numerals, all numbers shall be Arabic numerals. Multiple-family dwellings, measurements, the number shall measure a minimum of six inches when identifying individual apartments with exterior doors, and 12 inches when identifying buildings with apartment complexes where there are two or more buildings not assigned street addresses. Individual buildings with street addresses shall have numbers measuring six inches, location, numbers shall be placed either in the center of the building or on the street end of the building so as to be visible from either the public or private street or from the parking lot, color, numbers shall be contrasting to the background color, Arabic numerals, all numbers used shall be Arabic numerals. Commercial, industrial and office buildings, height, the numbers shall measure a minimum of 12 inches in height, location generally, numbers shall be placed either in the center of the building or on the street end of the building so as to be visible from either the public or private street or from the parking lot, 42

Item 4. property line or driveway, should the building be located far enough from a public or private road so that the numbers are not clearly visible from the street, then the street address shall also be posted on the property at or near the property line or driveway to said building, color; each building, numbers shall be contrasting to the background color and shall be placed on each building in the complex, Arabic numerals, all numbers used shall be Arabic numerals, Shopping centers. Shopping centers consisting of two or more stores shall have a tenant or suite number affixed to the front of the tenant space and on the outside of the rear door which corresponds with that tenant space. Numbers shall measure six inches in height. (City of Dover Code of Ordinances, 98-344) 7. Project to be completed per approved Site Plan. 8. Full building and fire plan review is required. 9. Construction or renovations cannot be started until building plans are approved. 10. Fire alarm systems, fire suppression systems, hoods, exhaust ducts, and hood suppression systems require a fire permit from the Fire Marshal’s Office. This work cannot be started until the permit is approved. 11. Building cannot be occupied by the public until a Certificate of Occupancy is obtained. ADDITIONAL / SPECIFIC REQUIREMENTS TO OBTAIN APPROVAL: 1. Confirm street widths to determine if parking is permitted on the street as outlined in item # 2 listed above 2. Ensure the dead-end road has the proper turnaround as listed in item # 2 above and per the 2015 Delaware State Fire Prevention Regulations. 3. Advise what the width is from the curb to the island to ensure proper width (at the entrances) APPLICABLE CODES LISTED BELOW (NOT LIMITED TO): 2015 NFPA 1 Fire Code (NFPA; National Fire Protection Association) 2015 NFPA 101 Life Safety Code (NFPA; National Fire Protection Association) 2013 NFPA 72 National Fire Alarm and Signaling Code (NFPA; National Fire Protection Association) 2013 NFPA 13 Installation of Sprinkler Systems (NFPA; National Fire Protection Association) 2009 IBC (International Building Code) Latest editions of all other NFPA Codes as defined by the Delaware State Fire Prevention Regulations 2015 Delaware State Fire Prevention Regulations City of Dover Code of Ordinances *If you have any questions or need to discuss any of the above comments, please call the above contact person listed. 43

Item 4. CITY OF DOVER D E DEVELOPMENT ADVISORY COMMITTEE L APPLICATION REVIEW COMMENTARY D O T =============================================================== APPLICATION: Stonebrook West FILE#: SB-21-04 REVIEWING AGENCY: DelDOT CONTACT PERSON: Joshua Schwartz PHONE#: 302-760-2768 =============================================================== THE SUBJECT PROPOSAL HAS BEEN REVIEWED FOR CODE COMPLIANCE, PLAN CONFORMITY AND COMPLETENESS IN ACCORDANCE WITH THIS AGENCY'S AUTHORITY AND AREA OF EXPERTISE. THE FOLLOWING ITEMS HAVE BEEN IDENTIFIED AS ELEMENTS WHICH NEED TO BE ADDRESSED BY THE APPLICANT: CITY & STATE CODE REQUIREMENTS: No person, firm, corporation or the like shall construct, open, reconstruct, maintain, modify or use any crossing or entrance onto a state-maintained highway, street or road, including any drainage modifications leading into or carried by the highway drainage system, without first having complied with standards and regulations adopted by the Department and having obtained a permit issued by the Department. Please contact the Delaware Department of Transportation - Development Coordination section to begin permit process. RECOMMENDATIONS SUGGESTED AS CONDITIONS OF APPROVAL TO MEET CODE OBJECTIVES: ADVISORY COMMENTS TO THE APPLICANT: 1. The property shall submit a Record Plan and Entrance Plan submissions to DelDOT for the parcel. At that time schedule a pre-submittal meeting to begin the process. 44

KENT CONSERVATION DISTRICT Item 4. 1679 SOUTH DUPONT HIGHWAY • DOVER, DELAWARE 19901• (302) 608-5370 • WWW.KENTCD.ORG CITY OF DOVER DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY August 2021 APPLICATION: Stonebrook West: PND at McKee Road and W. Denny’s Road FILE #: SB-21-04 REVIEWING AGENCY: Kent Conservation District CONTACT: Kate Owens PHONE: 302-608-5370 EMAIL: katherine.owens@delaware.gov THE SUBJECT PROPOSAL HAS BEEN REVIEWED FOR CODE COMPLIANCE, PLAN CONFORMITY AND COMPLETENESS IN ACCORDANCE WITH THIS AGENCY’S AUTHORITY AND AREA OF EXPERTISE. THE FOLLOWING ITEMS HAVE BEEN IDENTIFIED AS ELEMENTS WHICH NEED TO BE ADDRESSED BY THE APPLICANT: Source: 2019 Delaware Sediment and Stormwater Regulations A sediment and stormwater plan approved to comply with previous regulations where construction has not commenced by December 31, 2019 shall expire and a new plan in compliance with the regulations shall be submitted to the Kent Conservation District for review and approval before commencement of construction [DSSR §1.3.2.1]. CITY AND STATE CODE REQUIREMENTS: 1) A detailed sediment and stormwater plan review is required for this site. Please submit an application, fee, and construction plan to Kent Conservation District for review and approval. 2) The following notes must appear on the record plan: a) The Kent Conservation District reserves the right to enter private property for purposes of periodic site inspection. b) The Kent Conservation District reserves the right to add, modify, of delete any erosion or sediment control measure, as it deems necessary. c) A clear statement of defined maintenance responsibility for stormwater management facilities must be provided on the Record Plan. 3) A pre-application meeting is required. Please contact the District’s office to schedule. ADVISORY COMMENTS TO THE APPLICANT: 1. Ensure that previously approved stormwater management facilities adhere to the current design requirements for the 1, 10, and 100-year storm event rainfall depths for Kent County. 2. A letter of no objection will be provided upon the approval of the detailed sediment and stormwater management plan. 45

F:\AutoCAD\Projects\2007\2007068-W\dwg\2007068-W-SITE.dwg 12/6/2010 2:59:33 PM EST Item 4. M CKEE RO AD SITE STONEBROOK WEST W ES T DE NN EYS RO AD PLANNED NEIGHBORHOOD DESIGN: ARCH I T E C TURE ENG I NE E R I NG Dover 309 S. Governors Ave. CITY OF DOVER Dover, DE 19904 Ph. 302.734.7950 Fax 302.734.7965 Salisbury KENT COUNTY, DELAWARE 312 West Main St. Suite 300 Salisbury, MD 21801 Ph. 410.546.9100 GENERAL LOCATION OF SUBDIVISION Fax 410.546.5824 Scale : 1" = 2000' Wilmington CONSTRUCTION PLANS 307 A Street Wilmington, DE 19801 Ph. 302.888.2600 Fax 302.888.2427 www.beckermorgan.com GENERAL NOTES : 1. TOPOGRAPHIC AND BOUNDARY SURVEY DATA SHOWN HEREON WAS PREPARED BY BECKER MORGAN GROUP, INC., DOVER, DE IN MARCH 2006. THE HORIZONTAL DATUM FOR THE PROJECT IS DELAWARE STATE PLANE (NAD 83), GPS DERIVED FROM NGS HORIZONTAL CONTROL MONUMENTS. THE VERTICAL DATUM FOR THE PROJECT IS NAVD 88 BASED ON NGS VERTICAL CONTROL MONUMENTS (M34 - EL. = 32.77'). 2. NO TITLE EXAMINATION FURNISHED TO OR PERFORMED BY THE PREPARERS HEREOF. PROPERTY SHOWN HEREON IS SUBJECT TO ANY RIGHT-OF-WAY, EASEMENTS, RESTRICTIONS, ETC. AS MAY BE SHOWN OR NOTED IN ANY RECORD, PUBLIC OR OTHERWISE, OR ANY REQUIREMENT OR REGULATION OF ANY PUBLIC AGENCY. 3. THE EXISTING UTILITIES SHOWN WERE TAKEN FROM THE BEST AVAILABLE RECORDS. THE CONTRACTOR SHALL CONTACT MISS UTILITY OF DELMARVA (1-800-282-8555) TO VERIFY THEIR EXACT LOCATION PRIOR TO THE START OF ANY CONSTRUCTION. ANY DAMAGE INCURRED TO ANY UTILITIES SHALL BE REPAIRED IMMEDIATELY AT THE CONTRACTORS EXPENSE. IF THE CONTRACTOR RELIES ON THE UTILITY LOCATIONS 47 SHOWN HEREON, HE DOES SO AT HIS OWN RISK AND WILL NOT BE ENTITLED TO ADDITIONAL COMPENSATION DUE TO TIME DELAYS FROM SAID RELIANCE. 4. THE ONE HUNDRED YEAR FLOOD PLAIN IS SHOWN BASED ON FIRM MAP #10001C0154H DATED MAY 5, 2003. 48 46 5. FRESHWATER WETLANDS SHOWN ON THIS PLAN ARE BASED ON A WETLANDS DELINEATION PLAN PREPARED BY SITE DATA WOODIN + ASSOCIATES, LLC, LAST REVISED AUGUST 10, 2007 AND SUPPLEMENTAL WETLAND DELINEATION BY JCM ENVIRONMENTAL NOVEMBER 2008. 1. OWNER OF RECORD: CLMS DEVELOPMENT, L.L.C. 49 111 PATRIOT DRIVE, SUITE D 6. DELAWARE REGULATIONS PROHIBIT THE BURIAL OF CONSTRUCTION DEMOLITION DEBRIS, INCLUDING TREES AND STUMPS. 45 MIDDLETOWN, DE 19709 7. ON CONSTRUCTION SITES. ANY SOLID WASTE FOUND DURING EXCAVATION MUST BE REMOVED AND PROPERLY DISCARDED. (302) 378-7300 8. ALL HANDICAPPED PARKING DEMARCATION, STALLS, AND BUILDING ACCESSIBLE ROUTES SHALL COMPLY WITH THE 50 2. ENGINEER / SURVEYOR: BECKER MORGAN GROUP INC. 44 "AMERICAN WITH DISABILITIES ACT". 309 S. GOVERNORS AVE. 9. THIS DRAWING DOES NOT INCLUDE NECESSARY COMPONENT FOR CONSTRUCTION SAFETY. ALL CONSTRUCTION DOVER, DE 19904 MUST BE DONE IN COMPLIANCE WITH THE OCCUPATIONAL SAFETY AND HEALTH ACT OF 1970 AND ALL RULES AND 51 (302) 734-7950 43 HERKIMER COURT REGULATIONS THERETO APPURTENANT. 4. PROPERTY MAP NUMBER: ED-05-056.00-01-01.00-000 10. BEFORE THE CONTRACTOR CAN BEGIN CONSTRUCTION HE MUST OBTAIN THE PROPER PERMITS AND/OR APPROVALS 5. ZONING CLASSIFICATION: EXISTING: RM-1 / CITY OF DOVER FROM THE CITY OF DOVER (C.O.D.), KENT CONSERVATION DISTRICT (K.C.D.), DELAWARE DEPARTMENT OF 52 6. DEED SUMMARY: D-426-056 TRANSPORTATION (DELDOT), KENT COUNTY DEPARTMENT OF PUBLIC WORKS AND APPROPRIATE STATE, CITY B.M. No. 1 AND COUNTY AGENCIES. 42 S.W.M. POND 4 60d Nail Set ELEVATION: 30.62' 7. PLAT REFERENCE: N/A N 434956.4491 11. THIS SITE WILL BE CONSTRUCTED WITH STANDARD CURB AND GUTTERS, SIDEWALKS AND STREET LIGHTING. PUBLIC 53 S.W.M. POND 3 E 611363.6133 8. PRESENT USE: AGRICULTURE STREETS, WATER DISTRIBUTION, SANITARY SEWER COLLECTION AND STORM SEWER COLLECTION SHALL BE 9. PROPOSED USE: RESIDENTIAL (PND: PLANNED NEIGHBORHOOD DESIGN) CONSTRUCTED IN ACCORDANCE WITH THE CURRENT CITY OF DOVER STANDARDS AND CONSTRUCTION SPECIFICATIONS. 10. TOTAL SITE AREA: TOTAL AREA OF SITE: 3,875,782 S.F. (88.98 AC.±) 12. SUBDIVISION STREETS CONSTRUCTED WITHIN THE LIMITS OF THE RIGHT-OF-WAY DEDICATED RESIDUAL LANDS: 903,357 S.F. (20.74 AC±) TO PUBLIC USE SHOWN ON THIS PLAN ARE TO BE MAINTAINED BY THE CITY OF DOVER FOLLOWING THE 74 PROPOSED DEVELOPMENT ENVELOPE: 2,972,425 S.F. (68.24 AC±) COMPLETION OF THE STREETS AND ALLEYS BY THE DEVELOPER TO THE SATISFACTION OF THE CITY OF UTLEY DRIVE DOVER. THE CITY ASSUMES NO MAINTENANCE RESPONSIBILITIES WITHIN THE DEDICATED STREET AND *CALCULATIONS BELOW ARE BASED ON DEVELOPMENT ENVELOPE AREA* ALLEY RIGHT-OF-WAY UNTIL STREETS AND ALLEYS HAVE BEEN ACCEPTED BY THE CITY. TOTAL AREA OF LOTS: 1,040,542 S.F. (23.89 AC±) 75 TOTAL AREA OF RIGHT-OF-WAY: 640,454 S.F. (14.70 AC.±) 13. A 10 FOOT WIDE UTILITY EASEMENT IS HEREBY ESTABLISHED BEHIND ALL ROAD RIGHT-OF-WAY LINES SHOWN ON THE 59 58 69 68 SUBDIVISION PLAT FOR THE INSTALLATION AND FUTURE MAINTENANCE OF ELECTRIC CABLE, TELEPHONE CABLE, TOTAL AREA OF DEDICATED RIGHT-OF-WAY: 20,372 S.F. (0.47 AC.±) TELEVISION CABLE, AND ASSOCIATED EQUIPMENT. TOTAL AREA OF ACTIVE OPEN SPACE: 163,711 S.F. (3.76 AC.±) HEWITT DRIVE 14. A 7.5 FOOT WIDE PUBLIC UTILITY EASEMENT IS RETAINED ALONG ALL SIDE AND REAR LOT LINES TO BE UNOCCUPIED 60 70 76 TOTAL AREA OF PASSIVE OPEN SPACE: 1,107,346 S.F. (25.42 AC.±) 57 67 BY BUILDINGS, EXCEPT WHERE LOTS ARE DIVIDED FOR ANY REASON WHATSOEVER, SAID EASEMENTS SHALL FALL AREA OF WETLANDS: 298,354 S.F. (6.85 AC.±) ALONG THE ACTUAL SIDE AND REAR LOT LINES AS CONVEYED. SIDE YARD EASEMENTS ARE NOT RETAINED BETWEEN AREA OF WOODLANDS: 895,132 S.F. (20.55 AC.±) PROJECT TITLE ATTACHED AND SEMI-DETACHED UNITS, WHERE UNITS SHARE A COMMON WALL. WHERE THIS EASEMENT ENCROACHES 61 56 71 66 77 AREA OF S.W.M.: 142,391 S.F. (3.27 AC.±) ON THE BUILDING RESTRICTION LINE, THE EASEMENT SHALL BE REDUCED TO THE BUILDING RESTRICTION LINE. AREA OF WOODLANDS CLEARING: 313,709 S.F. (7.20 AC.±) 15. A 15 FOOT WIDE UTILITY EASEMENT IS RETAINED ALONG ALL REAR LINES OF LOTS ABUTTING THE PROJECT BOUNDARY AND OTHER OPEN SPACES. 62 55 72 65 78 11. IMPERVIOUS COVERAGE: AREA OF WOODLAND PRESERVATION EXISTING: 0 S.F. (0 ACRES) 581,423 S.F. (13.35 AC.±) STONEBROOK 16. ALL STORM DRAINAGE PIPES, WATER MAINS OR SEWER MAINS OUTSIDE THE PUBLIC RIGHT-OF-WAY OR CITY 80 81 12. PROPOSED BUILDINGS: 148 SINGLE-FAMILY HOMES WEST: PND UTLEY DRIVE MAINTAINED OPEN SPACES SHALL HAVE A 20 FOOT WIDE PERMANENT EASEMENT, 10 FEET EACH SIDE OF THE 63 54 73 64 79 CENTERLINE, FOR MAINTENANCE BY THE CITY OF DOVER. 13. APPROVED BULK STANDARDS: (APPROVED FEBRUARY 20, 2007 - SEE GENERAL NOTE #26) 17. STREET LIGHTS WILL BE INSTALLED AT LOCATIONS DIRECTED BY THE CITY OF DOVER ELECTRIC DEPARTMENT. 40 SINGLE-FAMILY 18. FINAL CONCRETE MONUMENT LOCATIONS ARE SHOWN ON THE FINAL PLAT PLAN AND ARE POSITIONED TO ADEQUATELY McKEE & WEST DENNEYS ROADS BELVEDERE DRIVE AVERAGE LOT AREA: 5,000 S.F. ESTABLISH STREET CONTROL IN ACCORDANCE WITH ESTABLISHED SURVEYING PRACTICES. ADDITIONAL PERMANENT MONUMENTS SHALL BE PLACED ON EACH CORNER OF ALL BUILDING LOTS ALONG THE SUBDIVISION BOUNDARY, THE 41 39 MINIMUM LOT AREA: N/A CITY OF DOVER ROAD RIGHT-OF-WAY AND ALL TANGENT POINTS BY THE DEVELOPER PRIOR TO FINAL SETTLEMENT ON EACH PROPERTY. LOT WIDTH: 50' 19. A HOMEOWNER'S ASSOCIATION WILL BE ESTABLISHED FOR THE OWNERSHIP AND MAINTENANCE OF THE OPEN SPACE. 92 OPEN SPACE 34" x 24" LOT DEPTH: 90' KENT COUNTY, DELAWARE OPEN SPACE SHALL INCLUDE ACTIVE RECREATION AREA AND ALL STORMWATER MANAGEMENT FACILITIES LOCATED 91 90 89 88 87 86 85 84 83 82 OFF-STREET PARKING: 2 34 35 36 37 38 McKEE ROAD OUTSIDE OF THE PUBLIC RIGHT-OF-WAY. THE OPEN SPACE SHALL BE MAINTAINED BY THE HOMEOWNER'S 33 BUILDING SETBACK ASSOCIATION, AS APPLICABLE, IN PERPETUITY. 93 FROM STREET: N/A 32 20. THE MAINTENANCE OF THE STORMWATER MANAGEMENT FACILITIES ON-SITE, INCLUDING DITCHES, SWALES, ETC. BUILDING SETBACK SHALL BE THE RESPONSIBILITY OF THE DEVELOPER UNTIL TRANSFERRED TO THE HOMEOWNERS ASSOCIATION. FROM PROPERTY LINE: N/A 21. THE KENT CONSERVATION DISTRICT RESERVES THE RIGHT TO ENTER PRIVATE PROPERTY FOR PURPOSES OF PRIORY HILL DRIVE 94 107 FRONT SETBACK: 10' 99 100 101 102 103 104 105 106 PERIODIC SITE PLAN INSPECTION BY KENT CONSERVATION DISTRICT. 98 SIDE SETBACK: 6' 22. KENT CONSERVATION DISTRICT RESERVES THE RIGHT TO ADD, DELETE, MODIFY OR OTHERWISE ALTER THE SEDIMENT CONTROL PROVISIONS OF THIS PLAN IN THE EVENT ADDITIONAL PROTECTION BECOMES NECESSARY. 95 97 TOTAL SIDE YARDS: 12' REAR YARD: 20' 23. A TRAFFIC IMPACT STUDY WAS PERFORMED BY DAVIS, BOWEN & FRIEDEL AND ITS REVIEW WAS ACCEPTED 31 30 29 28 27 26 25 24 23 BY DELDOT IN MARCH OF 2005. THE IMPROVEMENTS CONTAINED IN THE TRAFFIC IMPACT STUDY SHALL BE PRIORY HILL DRIVE BUILDING SPACING: N/A IMPLEMENTED ACCORDING TO THE OWNER/APPLICANT PER DELDOT'S DISCRETION. 96 BUILDING HEIGHT: 42' (3.5 STORIES) 24. ALL PURCHASERS SHALL PERMIT THE DEVELOPER OR HIS ASSIGNS TEMPORARY TRESPASS UPON THE PURCHASER'S LOT COVERAGE: 65% LOT OR LOTS TO COMPLETE GRADING OR LANDSCAPING AS REQUIRED BY THE APPROVED PLANS FOR A PERIOD OF SHEET TITLE 108 D.U. PER BUILDING: 1 ONE YEAR COMMENCING WITH THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY. 116 115 114 113 112 111 110 109 14. OFF-STREET PARKING 122 SPACES 25. PLANNING COMMISSION APPROVED THE WAIVER REQUEST AT ITS MEETING OF FEBRUARY 20, 2007 WHICH WOULD 117 ALLOW THE 10 FOOT "SHARED USE" PATH ALONG THE FRONTAGE OF W. DENNEYS ROAD AND MCKEE ROAD, AS REQUIRED BY DELDOT, TO BE CONSTRUCTED OF BITUMINOUS MATERIALS AND TO BE CONSIDERED AS AN ALTERNATIVE 14 15 16 17 18 19 20 21 22 118 15. LANDSCAPE REQUIREMENT: 1 TREE PER 3,000 S.F. OF NON-WOODLAND SITE AREA 2,972,425 S.F. (SITE AREA) - 581,423 S.F. (PRESERVED WOODLANDS) = COVER SHEET TO SIDEWALK ALONG THE STREET FRONTAGE. BARRIER FREE ACCESS IS TO BE PROVIDED AT ALL INTERSECTION 119 2,391,002 S.F. (NON-WOODLAND SITE AREA) OF STREETS AND SIDEWALKS. 122 123 124 125 126 127 128 129 130 2,391,002 S.F. / 3, 000 S.F. = 797 TREES 26. PLANNING COMMISSION APPROVED THE REQUEST FOR ALTERNATIVE BULK DESIGN STANDARDS ON ITS MEETING OF 13 PRIORY HILL DRIVE 121 TREES PROVIDED = 797 TREES FEBRUARY 20, 2007. ARTICLE 3 § 24.5 OF THE ZONING ORDINANCE PERMITS THE PLANNING COMMISSION TO GRANT 16. SIGNAGE FUTURE PERMIT SUBMISSION 1 SUCH ADJUSTMENTS AND READS AS FOLLOWS: " THE DESIGN STANDARDS AND DIMENSIONAL DESIGN STANDARDS. 120 17. OUTDOOR LIGHTING: LIGHTING SHALL BE 1.5 FOOT CANDLES (MINIMUM) AT GRADE REQUIREMENTS (BULK AND PARKING REGULATIONS) SHALL BE IN ACCORDANCE WITH ARTICLE 4, SECTIONS 4.10 AND 12 2 KENNETH DRIVE 11 10 9 8 7 6 5 4 3 18. LOT COVERAGE: PERMITTED: 65% 4.11, EXCEPT THAT THE PLANNING COMMISSION MAY RELAX ANY OF THESE REQUIREMENTS WHERE THE DEVELOPER PROPOSED: 63% CAN DEMONSTRATE THAT SUCH ACTION IS DESIRABLE AND CONSISTENT WITH THE OBJECTIVES OF THIS ORDINANCE LE AND THE COMPREHENSIVE PLAN." THE APPROVED BULK STANDARDS ARE LISTED IN NOTE #14, ON SHEET 1 OF 4. UT 138 137 136 135 134 133 132 131 19. BUILDING HEIGHT: PERMITTED: 42' (3-1/2 STORIES) PROPOSED: 42' (3-1/2 STORIES) 27. A WAIVER WAS REQUESTED FOR REDUCTION OF STREET RADIUS FROM THE REQUIRED 150 FOOT RADIUS TO A RADIUS Y 139 OF 90 FEET. FINAL APPROVAL WAS GRANTED BY THE CITY COUNCIL ON JANUARY 14, 2008 ACTIVE I 20. SOURCE OF WATER: CITY OF DOVER 28. A WAIVER WAS REQUESTED THAT WOULD PERMIT THE MAXIMUM LENGTH FOR A DEAD END CUL-DE-SAC STREET BE OPEN SPACE DR 21. SOURCE OF SEWER: CITY OF DOVER INCREASED FROM 400 FT. TO 938 FT. FINAL APPROVAL WAS GRANTED BY THE CITY COUNCIL ON JANUARY 14, 2008 (2.10 AC.±) VE 22. SOURCE OF ELECTRIC: CITY OF DOVER 29. THE MAINTENANCE OF THE MEDIANS LOCATED WITHIN THE RIGHT-OF-WAY SHALL BE THE RESPONSIBILITY OF THE 140 141 142 143 144 145 146 147 23. SURVEY DATUM: VERTICAL: NAVD 88 OPEN SPACE DEVELOPER UNTIL TRANSFERED TO THE HOMEOWNERS ASSOCIATION. HORIZONTAL: DE STATE PLANE (NAD83) 30. THE RECREATION AND OPEN SPACE AREAS SHALL BE COMPLETED IN A PROPORTION EQUAL TO OR GREATER 24 MONUMENTATION: EXISTING: 7 FOUND THAN THE PROPORTION OF RESIDENTIAL DWELLING UNITS COMPLETED, EXCEPT THAT 100 PERCENT OF THE PROPOSED: 152 TO BE SET RECREATION AND OPEN SPACE AREAS SHALL BE COMPLETED PRIOR TO ISSUING BUILDING PERMITS FOR THE SERPENTINE WAY FINAL 20 PERCENT OF THE DWELLING UNITS PROPOSED. BUILDING PERMITS SHALL NOT BE ISSUED FOR DWELLING TURF PLAYGROUND UNITS UNLESS THE REQUIRMENTS OF ARTICLE 5, SECTION 10.6 ARE MET. S.W.M. 31. AS REQUIRED BY ARTICLE 3 § 24.62, A FOURTY (40) FT. PERIMETER BUFFER HAS BEEN PROVIDED. IT STATES THAT NO POND 2 BUILDING SHALL BE CONSTRUCTED LESS THAN 40 FEET FROM THE PERIMETER PROPERTY LINE OF THE DEVELOPMENT. UTILITY LEGEND ISSUE BLOCK THIS BUFFER MAY CONSIST OF EITHER COMMON OPEN SPACE OR PRIVATE YARDS OR A COMBINATION OF BOTH. S.W.M. POND 1 ITEM EXISTING PROPOSED 32. ALL RESIDENTIAL DRIVEWAYS ARE REQUIRED TO BE A MINIMUM OF NINE (9) FEET WIDE. SANITARY GRAVITY SEWER LINE, EX. 10"S 10" S SIZE & FLOW DIRECTION SANITARY SEWER FORCE MAIN, SIZE EX. 10" F.M. 12" F.M. OWNERS CERTIFICATION & FLOW DIRECTION SANITARY SEWER MANHOLE (S.M.H.) WE, CLMS DEVELOPMENT, L.L.C., HEREBY CERTIFY THAT WE ARE THE OWNER OF THE PROPERTY DESCRIBED AND SHOWN ON WEST DENNYS ROAD THIS PLAN, THAT THE PLAN WAS MADE AT OUR DIRECTION, AND THAT WE ACKNOWLEDGE THE SAME TO BE OUR ACT AND SANITARY SEWER CLEANOUT DESIRE THE PLAN TO BE DEVELOPED AS SHOWN IN ACCORDANCE WITH ALL APPLICABLE LAWS AND REGULATIONS. WATER MAIN & SIZE EX. 10" W 12" W FIRE HYDRANT F.H. F.H. - - . WATER VALVE (W.V.) OR METER (W.M.) SIGNATURE DATE W.M. W.V. W.M. W.V. MARK DATE DESCRIPTION 0 50 100 200 STORM DRAIN MANHOLE (S.D.M.H.) LAYER STATE : C-001 PROJECT NO.: 2007068.00 ENGINEERS CERTIFICATION STORM DRAIN LINE (CMP OR RCP) DATE: 6-23-08 07/16/2021 I, J. MICHAEL RIEMANN, HEREBY CERTIFY THAT I AM A REGISTERED ENGINEER IN THE STATE OF DELAWARE, THAT THE INFORMATION SHOWN HEREON HAS BEEN PREPARED UNDER MY SUPERVISION AND TO MY BEST KNOWLEDGE AND BELIEF SCALE : 1" = 150' CATCH BASIN SCALE: AS SHOWN UTILITY POLE W/ OVERHEAD SERVICE REPRESENTS GOOD ENGINEERING PRACTICES AS REQUIRED BY THE APPLICABLE LAWS OF THE STATE OF DELAWARE. (TELEPHONE OR ELECTRIC OR BOTH) DRAWN BY: S.L.G. PROJ. MGR.: J.N.S. UNDERGROUND ELECTRIC U.E. U.E. SHEET UNDERGROUND TELEPHONE U.T. U.T. SIGNATURE P.E. NO. DATE UNDERGROUND GAS MAIN EX. 2" G 2" G C-001 COPYRIGHT 2006 46 F:\AutoCAD\Projects\2007\2007068-W\dwg\2007068-W-SITE.dwg 12/6/2010 2:59:33 PM EST C-001 LAYER STATE ?

F:\AutoCAD\Projects\2007\2007068-W\dwg\2007068-W-SITE.dwg 12/6/2010 2:59:33 PM EST Item 4. TREE PRESERVATION & DENSITY REQUIREMENTS TREE PLANT LIST - STONEBROOK WEST GENERAL LANDSCAPE NOTES : 1. DEVELOPMENT SITE AREA : 2,403,641 S.F. KEY QUANTITY BOTANICAL NAME COMMON NAME SIZE ROOT REMARKS AR 67 ACER RUBRUM RED SUNSET RED SUNSET RED MAPLE 3" - 3 1/2" CAL. B&B SINGLE LEADER, MATCHED 1. QUALITY AND SIZE OF PLANTS, SPREAD OF ROOTS, AND SIZE OF BALLS SHALL BE IN ACCORDANCE WITH THE 1. EXISTING WOODLAND AREA : 495,291 S.F. 3" - 3 1/2" CAL. CURRENT STANDARDS OF THE AMERICAN ASSOCIATION OF NURSERYMEN "AMERICAN STANDARDS FOR AS 40 ACER SACCHARUM "GREEN MOUNTAIN" GREEN MOUNTAIN SUGAR MAPLE B&B SINGLE LEADER, MATCHED 2. WOODLAND AREA TO BE CLEARED : 245,280 S.F. NURSERY STOCK." BN 12 BETULA NIGRA 'HERITAGE' HERITAGE RIVER BIRCH 8 - 10' B&B MULTISTEM, 3 PER CLUMP 3. TOTAL PRESERVED WOODLAND AREA : 250,011 S.F. CO 31 CELTIS OCCIDENTALIS "PRAIRIE PRIDE" PRAIRIE PRIDE HACKBERRY 3" - 3 1/2" CAL. B&B SINGLE LEADER, MATCHED EVERGREEN TREES SHALL HAVE A FULL, WELL-BRANCHED, CONICAL FORM TYPICAL OF THE SPECIES. 4. TOTAL NON-WOODLAND AREA (2,403,641 S.F. - 250,011 S.F.) : 2,153,630 S.F. FP 24 FRAXINUS PENNSYLVANICA "SUMMIT" SUMMIT GREEN ASH 3" - 3 1/2" CAL. B&B SINGLE LEADER, MATCHED GT 58 GLEDITSIA TRIACANTHOS INERMIS "SHADEMASTER" SHADEMASTER HONEY LOCUST 3" - 3 1/2" CAL. B&B SINGLE TRUNK, MATCHED ALL DECIDUOUS SHADE TREES SHALL BRANCH A MINIMUM OF 7'-0" ABOVE GROUND LEVEL. TREES SHALL BE 5. DENSITY : 1 TREE PER 3,000 S.F. OF NON-WOODLAND LOT AREA 2,153,630 S.F. / 3,000 S.F. / TREE = 718 718 TREES REQUIRED PLANTED AND STAKED IN ACCORDANCE WITH THE DETAIL SHOWN. WETLANDS MG 13 METASEQUIOA GLYPTOSTROBOIDES DAWN REDWOOD 6 - 7' HIGH B&B SINGLE TRUNK, DENSE, MATCHED 6. PROPOSED TREES : 749 TREES PROVIDED QR 62 QUERCUS RUBRA RED OAK 3" - 3 1/2" CAL. B&B SINGLE LEADER, MATCHED PLANT MATERIALS DELIVERED TO THE SITE IN UNCOVERED TRUCKS WILL BE REJECTED. QP 31 QUERCUS PHELLOS WILLOW OAK 3" - 3 1/2" CAL. B&B SINGLE LEADER, MATCHED UNACCEPTABLE PLANT MATERIALS: MATERIALS WHICH HAVE DAMAGED OR CROOKED LEADERS, DEFORMED ARCH I T E C TURE TT TILIA TOMENTOSA "GREEN MOUNTAIN" GREEN MOUNTAIN SILVER LINDEN 3" - 3 1/2" CAL. UP 62 23 ULMUS PARVIFOLIA CHINESE ELM 3" - 3 1/2" CAL. B&B B&B SINGLE LEADER, MATCHED SINGLE TRUNK, MATCHED GROWTH HABIT, ABRASIONS OF THE BARK, SUN SCALD, WINDBURN, DISFIGURING NOT COMPLETELY CALLUSED ENG I NE E R I NG WILL BE REJECTED. IN ADDITION, TREES HAVING THEIR CENTRAL LEADERS HEADED BACK WILL ALSO BE SUB LIMITS OF PROPOSED TOTAL: 423 REJECTED. PLANTS WITH LOOSE OR CRACKED ROOT BALL OR CONTAINERS WILL BE REJECTED. Dover TREE CLEARING 2. ALL PLANTS SHALL BE PLANTED IN TOPSOIL THAT IS THOROUGHLY WATERED AND TAMPED AS BACKFILLING 309 S. Governors Ave. ORNAMENTAL FLOWERING TREES PROGRESSES. NOTHING BUT SUITABLE TOPSOIL, FREE OF DRY SOD, STIFF CLAY, LITTER, STONES IN EXCESS OF Dover, DE 19904 CC 6 CERCIS CANADENSIS EASTERN REDBUD 6 - 7' HIGH B&B MULTI-STEM, MATCHED ONE (1) INCH DIAMETER, ETC. SHALL BE USED FOR PLANTING. Ph. 302.734.7950 CK 5 CORNUS KOUSA ' STEEPLE ' STEEPLE KOUSA DOGWOOD 6 - 7' HIGH B&B MULTI-STEM, MATCHED Fax 302.734.7965 6 - 7' HIGH B&B MULCH FOR PLANTING BEDS SHALL BE SHREDDED HARDWOOD BARK MULCH UNLESS OTHERWISE SPECIFIED ON LI 24 LAGERSTROEMIA INDICA ' TUSCARORA ' TUSCARORA CRAPE MYRTLE MULTI-STEM, MATCHED THE PLANS AND SHALL HAVE NO LEAVES, YOUNG GREEN GROWTH, BRANCHES, TWIGS, GREATER IN DIAMETER Salisbury PO 11 PRUNUS ' OKAME ' OKAME CHERRY 2-2 1/2" CAL. B&B SINGLE TRUNK, MATCHED OF ½", WEEDS, SHAVINGS OR FOREIGN MATERIAL SUCH AS STONES, ETC. SHALL BE MIXED WITH THE MULCH. ALL SHRUB MASSES SHALL BE PLANTED IN CONTINUOUS MULCHED BEDS WITH A LIGHTLY COMPACTED DEPTH 312 West Main St. Suite 300 SUB TOTAL: 46 OF THREE (3) INCHES. ALL CONTAINER PLANTS ARE TO HAVE ROOTS CUT ON FOUR SIDES AND/ OR SPREAD OUT Salisbury, MD 21801 IN NEW SOIL MIXTURE. Ph. 410.546.9100 EVERGREEN TREES Fax 410.546.5824 CL 34 X CUPRESSOCYPARIS LEYLANDII LEYLAND CYPRESS 6 - 7' HIGH B&B DENSE, MATCHED 3. ALL AREAS NOT STABILIZED IN PAVING OR PLANT MATERIALS SHOULD BE SEEDED AND MULCHED. (SEE EROSION IN 26 ILEX 'NELLIE STEVENS' NELLIE STEVENS HOLLY 6 - 7' HIGH B&B DENSE, MATCHED & SEDIMENT CONTROL PLAN AND NOTES.) Wilmington 12 JV 36 JUNIPERUS VIRGINIANA RED CEDAR 6 - 7' HIGH B&B DENSE, MATCHED 307 A Street PA 4. LANDSCAPE BEDS NOT DEFINED BY CURBS, SIDEWALKS, WALLS OR OTHER STRUCTURES SHALL BE ENCLOSED PA 129 PICEA ABIES NORWAY SPRUCE 6 - 7' HIGH B&B DENSE, MATCHED BY ALUMINUM EDGING UNLESS OTHERWISE INDICATED. Wilmington, DE 19801 47 PP 44 PICEA PUNGENS COLORADO BLUE SPRUCE 6 - 7' HIGH B&B DENSE, MATCHED Ph. 302.888.2600 TO 11 THUJA PLICATA ' GREEN GIANT ' GREEN GIANT ARBORVITAE 6 - 7' HIGH B&B DENSE, MATCHED 5. AREAS DISTURBED BY LANDSCAPE OPERATIONS SHALL BE GRADED TO MATCH EXISTING TOPSOIL AND SEED OR Fax 302.888.2427 SUB SOD AS REQUIRED. TOTAL: 280 www.beckermorgan.com 48 6. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE TO UTILITIES AND MAY MAKE MINOR ADJUSTMENTS IN TOTAL: TREES 749 SPACING AND/OR LOCATION OF PLANT MATERIALS. CONTACTOR TO VERIFY "AS BUILT" LOCATION OF ALL 46 UTILITIES. 7. NO PLANT, EXCEPT GROUNDCOVERS, SHALL BE WITHIN THREE (3) FEET FROM SIDEWALKS. 8. NO TREE SHALL BE PLANTED CLOSER THAN TEN (10) FEET FROM ANY STRUCTURE OR BUILDING. 9. NO TREE SHALL BE PLANTED WITHIN TEN (10) FEET OF UNDERGROUND UTILITIES OR FIRE HYDRANTS. 49 10. ONLY TREES THAT REACH A HEIGHT AND SIZE AT MATURITY OF SMALL TO MEDIUM SHALL BE PLANTED UNDER 45 BOUNDARY TO RUN BY AND WITH POWER LINES. CENTERLINE OF STREAM OF MUDSTONE BRANCH 11. THE CONTRACTOR SHALL WATER ALL PLANTS THOROUGHLY TWICE DURING THE FIRST 24-HOUR PERIOD 10 AFTER PLANTING, AND THEN WEEKLY OR MORE OFTEN, IF NECESSARY, DURING THE FIRST GROWING SEASON, PP UNLESS THE OWNER AGREES TO MAINTAIN AND WATER THEM. 100 YEAR FLOOD PLAIN BOUNDARY. 12. TREES TO REMAIN ON-SITE SHALL BE PROTECTED WITH SNOW FENCE DURING CONSTRUCTION (SEE DETAIL). 50 FEMA MAP NO. 10001C0154H WETLANDS LIMITS OF CLEARING SNOW FENCING TO BE MAINTAINED DURING CONSTRUCTION BY CONTRACTOR. 44 ZONE A - BASE FLOOD ELEVATION 31.00' 13. THE PLANTING PLAN SHALL TAKE PRECEDENCE OVER THE PLANT SCHEDULE SHOULD ANY PLANT QUANTITY 8" W WETLANDS DISCREPANCIES OCCUR. WE 5'7 14. NO SUBSTITUTIONS SHALL BE MADE WITHOUT APPROVAL OF THE OWNER AND/ OR THE LANDSCAPE ARCHITECT BUTLA FFENDS R AND THE CITY OF DOVER PLANNING OFFICE. 51 WE 50' 34 T BU LAND FFE S 15. ALL NEW TREES SHALL BE GUARANTEED TO SURVIVE FOR ONE FULL YEAR AFTER INSTALLATION (FULL COST). 43 R 8" S 33 ALL STAKES AND GUYS SHALL BE REMOVED FROM TREES AND SITE AS EARLY AS THREE (3) MONTHS, BUT NO 9 32 LONGER THAN ONE (1) YEAR AFTER PLANTING. CL 31 30 29 34" x 24" 48" x 36" 28 9 52 28 LANDSCAPE ARCHITECTS CERTIFICATION JV 6" W 27 26 I, MICHAEL E. LANE, RLA, ASLA, HEREBY CERTIFY THAT I AM A LANDSCAPE ARCHITECT IN THE STATE OF DELAWARE, THAT THE LANDSCAPING INFORMATION SHOWN HEREON HAS BEEN PREPARED UNDER MY SUPERVISION AND TO MY 8" W LIMITS OF PROPOSED BEST KNOWLEDGE AND BELIEF, REPRESENTS GOOD LANDSCAPING TREE CLEARING 28 29 30 B.M.PRACTICES. No. 1 26 31 27 28 60d Nail Set 32 75' ELEVATION: 30.62' 42 SWM POND 4 HERKIMER COURT WET 17 12 33 N 434956.4491 WE 75' LAND QR QR SWM POND 3 34 BUFF S E 611363.6133 T 53 ER BU LAND 2 4 35 MICHAEL E. LANE, RLA, ASLA DATE FF ER S BN MG WE 50' 50 T WET ' BU LAND LAN 6" W BUF D FF FER S ER S EX. WOODLANDS PROJECT TITLE 35 35 36 37 STONEBROOK LIMITS OF PROPOSED TREE CLEARING TYPE J MOD TYPE J 34" x 24" 66" x 66" 74 WEST: PND UTLEY DRIVE 8" W 34" x 24" 66" x 54" McKEE & WEST DENNEYS ROADS 8" S CITY OF DOVER 22 PA KENT COUNTY, DELAWARE 4 QR 34" x 24" 48" x 54" 9 75 58 69 QR 59 7 6 68 8 CO CO PA 4 TT OPEN SPACE 76 HEWITT DRIVE 60 57 70 67 SHEET TITLE UTLEY DRIVE 7 MG FIRC 8" S FIRC 8" W WETLANDS 6 OPEN SPACE 61 56 71 66 77 LANDSCAPE FCM LI 8" W 8" S PLAN 8" W 8" W 8" S 8" S UTLEY DRIVE 75' 62 72 78 7 LIMITS OF PROPOSED 55 34" x 24" 48" x 54" 65 QP WETLA 9 TREE CLEARING N WETLANDS BUFFE DS QR R ' S 8" S 8" W 50 ND LA ER 3 3 ET F CC FIRC 0 30 60 120 W BUF 80 PO 81 63 54 73 64 79 3 48" x 48" 72" x 30" 48" x 48" 34" x 24" 34" x 24" 34" x 24" CC 5 PA 40 SCALE : 1" = 60' 34" x 24" 48" x 36" 48" x 30" 8" W FUTURE 8" W 8" S 8" S ISSUE BLOCK BELVEDERE DRIVE 3 8" W QP 41 34" x 24" 34" x 24" 34" x 24" TYPE J 39 8" S 8" W 2 1 9 34" x 24" QP QP QP 92 91 90 89 88 87 86 85 84 83 82 10 60' 11 CO CL 21 33 8" S AR McKEE ROAD OPEN SPACE 34 35 36 37 38 25 40 4 - - . GT AS GT 48" x 48" 34" x 24" 93 32 41 MARK DATE DESCRIPTION (R.O.W. VARIES) LAYER STATE : L-101 PA 15 8" S PROJECT NO.: 2007068.00 8" W 23 PP AR 34" x 24" 48" x 48" DATE: 07/16/2021 8" S SCALE: 1" = 60' 8" S 94 PRIORY HILL DRIVE 34" x DRAWN BY: S.L.G. PROJ. MGR.: J.N.S. 24" 34" x 24" 8" W 34" x 24" 24" 34" x SHEET L-101 107 100 101 102 103 104 105 106 10 99 TT COPYRIGHT 2006 47 F:\AutoCAD\Projects\2007\2007068-W\dwg\2007068-W-SITE.dwg 12/6/2010 2:59:33 PM EST L-101 LAYER STATE ?

F:\AutoCAD\Projects\2007\2007068-W\dwg\2007068-W-SITE.dwg 12/6/2010 2:59:33 PM EST 8" W Item 4. QP QP 9 QP 92 91 90 89 88 87 86 85 84 83 82 10 60' 11 CO CL 21 33 8" S AR McKEE ROAD OPEN SPACE 34 35 36 37 38 25 40 4 GT AS GT 48" x 48" 34" x 24" 93 32 41 (R.O.W. VARIES) PA 15 8" S 8" W 23 PP AR 34" x 24" 48" x 48" ARCH I T E C TURE ENG I NE E R I NG 8" S 8" S 94 PRIORY HILL DRIVE 34" x Dover 24" 34" x 24" 8" W 34" x 24" x 24" 34" 309 S. Governors Ave. 107 Dover, DE 19904 100 101 102 103 104 105 106 10 Ph. 302.734.7950 99 TT Fax 302.734.7965 11 95 30 29 28 27 26 25 24 23 98 Salisbury GT 3 GT 97 312 West Main St. Suite 300 31 8" W 34" x 24" Salisbury, MD 21801 PRIORY HILL DRIVE Ph. 410.546.9100 3 8" S 8" S 48" x 48" QR Fax 410.546.5824 8" S 34" x 24" 48" x 30" Wilmington 8" S 4 34" x 24" TT 8 96 8" S 307 A Street QR Wilmington, DE 19801 x 30" 48" 9 5 108 Ph. 302.888.2600 115 114 TT 113 112 111 110 109 TT Fax 302.888.2427 8" W 116 34" x 24" www.beckermorgan.com 117 S x 30" 48" 4 8" GT S 8" 118 FIP 14 22 11 15 16 17 18 19 11 20 21 UP GT 119 S 8" W 8" 48" x 30" 8" S 34" x 24" 8" 34" x 24" 8" W S 6 FP 124 6 SERPENTINE WAY 8" S 8" S 123 125 126 127 128 129 130 6 FP PA PRIORY HILL DRIVE 122 13 48" x 48" Y LE 48" x 30" UT 121 12 1 UP I DR 34" x 24" 48" x 36" 48" x 54" 7 VE KENNETH DRIVE CL 34" x 24" 120 8" S 8" S 2 12 3 x 48" 8" W IN 48" 34" x 24" 48" x 36" 4 11 10 9 8 7 6 5 4 3 PA 8" S 9 FP 8" W 7 138 137 136 135 134 133 132 131 3 TO FP 3 LI FIP GAZEBO 5 CK 139 ACTIVE 8" LIMITS OF PROPOSED 34" x 24" TREE CLEARING OPEN SPACE S 7 91,826 ± x 66" 66" PP 23 TOT LOT AR HARD-SURFACED COURT 140 x 24" PROJECT TITLE 7 34" 48" x LI 54" 141 142 143 144 145 146 147 8" S 5 LI STONEBROOK FIP 7 OPEN SPACE WEST: PND CL 34" x 24" 7 JV 8" S 8" S 5 SERPENTINE WAY McKEE & WEST DENNEYS ROADS TURF PLAYGROUND 8" W PA CITY OF DOVER 34" x 24" 3 PA EX. WOODLANDS 3 LI 2 KENT COUNTY, DELAWARE 33 MG 32 31 UTLEY DRIVE 30 29 FIP SWM POND 2 28 27 27 FIP 26 25 2 12 2 2 BN 3 8" S PP 17 BN BN PA BN 20 1 20 6 SWM POND 1 IN BN JV PA 2 PO 19 TT 26 25 34" x 24" 34" x 24" 27 27 SHEET TITLE 28 29 28 29 8" W 30 32 31 30 31 FIRC 33 32 LANDSCAPE PLAN 48" x 30" EX. C.B. : 2 GRATE: 31.45' 11 INV. IN: 28.51' TT INV. OUT: 28.45' FIRC W.V. 65' W.V. 10" W 3 PO W. DENNEYS (R.O.W. ROADWIDTH VARIES) EX. SAN. MH. : 1 RIM EL.: 32.24' EX. 12" W EX. 12" W INV. OUT: 18.62' F.H. W.V. F.H. F.H. McKEE ROAD NOTE: NOTE: 3 DO NOT HEAVILY PRUNE THE TREE DO NOT HEAVILY PRUNE THE TREE PO 0 30 60 120 AT PLANTING. PRUNE ONLY AT PLANTING. PRUNE ONLY 4 3 TO IN ( R.O.W. VARIES) CROSSOVER LIMBS, CO-DOMINANT CROSSOVER LIMBS, CO-DOMINANT LEADERS, AND BROKEN OR DEAD LEADERS, AND BROKEN OR DEAD BRANCHES. SOME INTERIOR BRANCHES. SOME INTERIOR TWIGS AND LATERAL BRANCHES TWIGS AND LATERAL BRANCHES MAY BE PRUNED; HOWEVER, DO MAY BE PRUNED; HOWEVER, DO EX. SAN. MH. : 2 SCALE : 1" = 60' NOT REMOVE THE TERMINAL BUDS NOT REMOVE THE TERMINAL BUDS RIM EL.: 31.54' OF BRANCHES THAT EXTEND TO OF BRANCHES THAT EXTEND TO INV. IN: 18.30' THE EDGE OF THE CROWN. THE EDGE OF THE CROWN. INV. OUT: 18.30' SET ROOT BALL 2" ABOVE CANVAS WEBBING OR W .V . ISSUE BLOCK GRADE. REMOVE EXCESS PLASTIC HORTICULTURAL SOIL ON TOP OF THE TAPE. DO NOT STRETCH. SET ROOT BALL 2" ABOVE CANVAS WEBBING OR SET ROOT BALL 2" ABOVE CANVAS WEBBING OR BALL, JUST EXPOSING NOTE: SET ROOT BALL 2" ABOVE GRADE. REMOVE EXCESS PLASTIC HORTICULTURAL GRADE. REMOVE EXCESS PLASTIC HORTICULTURAL THE ROOT FLARE. PRIOR TO MULCHING. APPLY GRADE. REMOVE EXCESS SOIL ON TOP OF THE TAPE. DO NOT STRETCH. SOIL ON TOP OF THE TAPE. DO NOT STRETCH. BALL, JUST EXPOSING BALL, JUST EXPOSING APPROVED PRE-EMERGENT WEED SOIL ON TOP OF THE THE ROOT FLARE. THE ROOT FLARE. CONTROL ON ALL SHRUB BEDS. BALL, JUST EXPOSING THE ROOT FLARE. MULCH - PLACE 3" 2"x2" WOODEN MULCH - PLACE 3" 2"x2" WOODEN MULCH - PLACE 3" 2"x2" WOODEN MULCH - PLACE 3" LAYER OF SPECIFIED STAKES. DRIVE EX. S.D. M.H.: LAYER OF SPECIFIED STAKES. DRIVE LAYER OF SPECIFIED STAKES. DRIVE LAYER OF SPECIFIED RIM : 32.17' DRIP LINE DRIP LINE MULCH. DO NOT PLACE SECURELY INTO MULCH. DO NOT PLACE SECURELY INTO MULCH. DO NOT PLACE SECURELY INTO MULCH. DO NOT PLACE INV. IN: 26.65' IN CONTACT WITH TREE GROUND. 3 PER IN CONTACT WITH TREE GROUND. 3 PER IN CONTACT WITH TREE GROUND. 3 PER IN CONTACT WITH INV. IN: 27.18' TRUNK. KEEP MULCH TREE. INV. OUT: 26.61' TRUNK. KEEP MULCH TREE. TRUNK. KEEP MULCH TREE. SHRUB TRUNK. KEEP WEEDED AND REPLACE WEEDED AND REPLACE WEEDED AND REPLACE MULCH WEEDED AND AS NEEDED. FINISHED AS NEEDED. FINISHED AS NEEDED. FINISHED REPLACE AS NEEDED. FINISHED GRADE NO ENTRANCE INTO GRADE GRADE GRADE ROOT ZONE BY YELLOW SAFETY - - . MACHINERY, PARKING RIBBON AND SILT OR MATERIALS FENCE AROUND TREES MARK DATE DESCRIPTION STORAGE LAYER STATE : L-102 METAL POSTS PROJECT NO.: 2007068.00 REMOVE TOP 1/3 OF BURLAP. EX. C.B. : CUT & REMOVE ALL STRAPPING, GRATE: 31.55' DATE: 07/16/2021 REMOVE TOP 1/3 OF BURLAP. SOIL MIXTURE - CONSISTING OF REMOVE TOP 1/3 OF BURLAP. SOIL MIXTURE - CONSISTING OF REMOVE TOP 1/3 OF BURLAP. SOIL MIXTURE - CONSISTING OF SOIL MIXTURE - INV. IN: 26.41' ROPES, AND WIRE CAGES. FOR INV. OUT: 26.35' CUT & REMOVE ALL STRAPPING, 1/4 HUMUS AND 3/4 TOPSOIL CUT & REMOVE ALL STRAPPING, 1/4 HUMUS AND 3/4 TOPSOIL CUT & REMOVE ALL STRAPPING, ROPES, AND WIRE CAGES. 1/4 HUMUS AND 3/4 TOPSOIL CONTAINER PLANTS, CUT CONSISTING OF 1/4 SCALE: 1" = 60' ROPES, AND WIRE CAGES. ROPES, AND WIRE CAGES. ROOTS ON FOUR (4) SIDES AND/ HUMUS AND 3/4 OR SPREAD OUT IN NEW SOIL TOPSOIL NOTE : DRAWN BY: S.L.G. PROJ. MGR.: J.N.S. UNDISTURBED SOIL UNDISTURBED SOIL UNDISTURBED SOIL MIXTURE. UNDISTURBED SOIL SILT FENCE OR TREE PRESERVATION FENCE TO BE PLACED AROUND LIMITS OF CLEARING SHEET DECIDUOUS MULTISTEM TREE PLANTING DETAIL DECIDUOUS TREE PLANTING DETAIL EVERGREEN TREE PLANTING DETAIL SHRUB PLANTING DETAIL TREE PRESERVATION DETAIL NO SCALE BMG NO. : L-08 NO SCALE BMG NO. : L-01 NO SCALE BMG NO. : L-02 NO SCALE BMG NO. : L-03 NO SCALE BMG NO. : L-04 L-102 COPYRIGHT 2006 48 F:\AutoCAD\Projects\2007\2007068-W\dwg\2007068-W-SITE.dwg 12/6/2010 2:59:33 PM EST L-102 LAYER STATE ?

Item 5. City of Dover DATA SHEET FOR REVISED SUBDIVISION PLAN REVIEW DEVELOPMENT ADVISORY COMMITTEE MEETING OF August 4, 2021 PLANNING COMMISSION MEETING OF August 16, 2021 Plan Title: Stonebrook East Planned Neighborhood Design, SB-07-07 Plan Type: Revised Subdivision Plan Applicant/Owner: Stonebrook East 168, LLC Property Location: Northeast corner of McKee Road and W. Denney’s Road Tax Parcels: ED-05-057.03-01-01.00 through 92.00 Existing Parcel Area: Area totaling 45.75 acres +/- Present Use: Vacant Proposed Use: PND Option Number of Dwelling Units: 103 Townhouses (+16) 138 Garden Apartments (-30) 241 Total Dwelling Units (decrease of 14) Sewer/Water: City of Dover Zoning Classification: RM-1 (Medium Density Residence Zone) PND (Planned Neighborhood Design) Waivers Approved: PND – Alternative Design Standards for Townhouse Units and Garden Apartments Reduction in separation distance from 30 ft. to 15 ft. for Garden Apartments Sidewalks: Combined Placement and Alternative Materials Reduction in Street Radius from 150 ft. to 90 ft. Waiver Requested: PND – Alternative Design Standards for Garden Apartments: Increased number of stories to 4, increase building height to 48 ft., and permit an average of 35 dwelling units per building. P. O. Box 475 Dover, DE 19903 49 Community Excellence Through Quality Service

Item 5. City of Dover CITY OF DOVER Planning Office DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY D.A.C. MEETING DATE: August 4, 2021 APPLICATION: Stonebrook East – Planned Neighborhood Design – Revised Subdivision Plan FILE #: SB-21-05 REVIEWING AGENCY: City of Dover Planning CONTACT PERSON: Samantha Bulkilvish, AICP PHONE #: (302) 736-7196 I. PLAN SUMMARY This Application is the Review of a Revised Subdivision Plan to increase the number of townhomes from 87 to 103 townhomes and to decrease the number of garden apartments from 168 to 138 garden apartments for a total of 241 dwelling units, a decrease of 14 dwelling units. The project is located on the northeast corner of the intersection of McKee Road and W. Denney’s Road. The site area is equal to 45.75 acres +/-. The property is zoned RM-1 (Residential Medium-Density Zone) and is subject to PND (Planned Neighborhood Design). The Owner of Record is Stonebrook East 168, LLC c/o Lamboll Street, LLC. Property Address: intersection of McKee Road and W. Denney’s Road. Tax Parcels: ED05-057.03-01-01.00 through 92.00. Council District 1. Previous Applications A Conditional Use C-07-01 for a conceptual plan for a Planned Neighborhood Design (PND) was approved by Planning Commission in February 2007. Shortly after on November 19, 2007, a Subdivision Plan (SB-07-07) was presented to Planning Commission for Stonebrook East PND and was approved with Alternative Design Standards for both townhouses and garden apartments. A Final Revised Record Plan was approved by the Planning Office on September 29, 2010 which superseded a previous Record Plan approved on November 26, 2008 after returning to Planning Commission for approval of revised building architecture and placement of the garden apartments in April of 2008. The Final Approved PND Plan consisted of 87 Townhomes (labeled as Lots 1 to 87) and 168 Garden Apartments for a total of 255 units, streets, and open space including active recreation spaces in the form of a pool and clubhouse, basketball court, tot lot and gazebo. Preliminary Land Use Review (PLUS) This application was reviewed during July 2006 by the Preliminary Land Use Services as required by the City of Dover’s Memorandum of Understanding (MOU). This MOU requires that residential developments containing 125 or more dwelling units complete the PLUS Review process prior to application submission. The PLUS Review Comment Letter and the applicant’s response letter for this project are on file in the Planning Office. 50

Item 5. SB-21-05 Revised Subdivision Plan for Stonebrook East PND DAC Report of August 4, 2021 Page 2 II. PROJECT DESCRIPTION – Revised Subdivision Plan The property is located on the northeast corner at the intersection of McKee Road and W. Denney’s Road. The property is bordered on the east side by the Fork Branch of the St. Jones River and has significant wetlands to the north and east. A large portion of the property is in the flood hazard area. Access to the site is shown in two places. The first is in the northwest corner of the site off McKee Road. The second is along W. Denney’s Road approximately 970 feet east of the intersection of McKee Road and W. Denney’s Road. This Revised Subdivision Plan proposes to increase the number of townhouse lots by 16 from 87 lots to 103 lots. Townhouse Lots 1 through 87 were previously approved as part of SB-07-07. The new townhouse lots are labeled Lots 92 to 107. The applicant also wishes to decrease the number of garden apartments from 168 units to 138 units and to consolidate them into four buildings. The garden apartments are to remain on one parcel. The applicant has noted that the Garden Apartments are intended to be rental units; all references to condominiums will be removed. III. PLANNED NEIGHBORHOOD DESIGN OPTION: The applicant is seeking approval under the Planned Neighborhood Design Option (see Zoning Ordinance Article 3, Section 24.1(a). The Ordinance sets forth a three-step review and approval process. As the first step in the review process, the developer presented the concept in a general sketch plan to the City Council on July 24, 2006. The City Council determined that the proposed project was of a design and type that warranted further review by the Planning Commission. The submittal of the Conceptual Plan to the Planning Commission for Conditional Use review and public hearing was the second step in the process and was completed in February 2007 under the file # C-07-01. Stonebrook East PND was approved as a Preliminary Subdivision Plan during the Planning Commission Meeting of November 19, 2007. The Final Plat was approved as an administrative function on November 26, 2008 and later revised and approved on September 29, 2010. It is important to keep in mind that this proposal does not involve a rezoning of the land. The Planned Neighborhood Design Option is plan specific. The land would remain zoned RM-1. The following are permitted in a Planned Neighborhood Design: single family detached dwellings, one family lot line dwellings, duplexes, multiplex dwellings, townhouses, patio houses, garden apartments, and mid-rise apartments. The PND option allows for a greater variety of housing types and allows for commercial uses while requiring 25% open space. The maximum density for a PND in the RM-1 zoning is six (6) dwelling units per acre. The existing subdivision plan has 53% open space and a density of 5.71 dwelling units per acre. The proposed changes shown on this Subdivision Plan (SB-21-05) put the open space at 70.33% with a density of 5.26 dwelling units per acre. PND - Approved Alternative Design Standards and Requested Changes The applicant requested adjustments to the required design standards of a Planned Neighborhood Design in the RM-1 zoning district as part of the Conceptual Subdivision Plan Application. During the Conceptual Plan approval stage of 2007, Planning Commission granted approval of the Alternative Design Standards. Article 3 §24.5 of the Zoning Ordinance permits the Planning Commission to grant such adjustments. The following table presents the Alternative Design Standards approved for this project of Stonebrook East PND and the changes requested. 51

Item 5. SB-21-05 Revised Subdivision Plan for Stonebrook East PND DAC Report of August 4, 2021 Page 3 Bulk Standards: Planned Neighborhood Design Option Stonebrook East PND Housing Type Townhouses Garden Apartments Garden Apartments Approved (2007) Approved (2007) Requested (SB-21-05) Average Lot 2,000 S.F. 1,800 S.F. 1,800 S.F. Area Minimum Lot 1,800 S.F. 1,800 S.F. 1,800 S.F. Area Lot Width 22’ 100’ per building 100’ per building Lot Depth 80’ 125’ per building 125’ per building Off-Street 2 spaces per unit 1.5 spaces per unit 1.5 spaces per unit Parking Building Setback from 22’ 27’ 27’ Street Building Setback from 10’ 15’ 15’ Property Line Building 20’ 15’* 15’* Spacing Building 42’ and 3.5 stories 45’ and 3.5 stories 48’ and 4 stories Height Lot Coverage 85% 65% 65% Dwelling Units 8 24 35 Per Building *Building separation distance reduced to 15’ in a request to amend the PND Design Standards on 4/12/2008. Previously the Planning Commission found them to be in harmony with the spirit of the Planned Neighborhood Design Option and granted approval to these Alternative Design Standards for Stonebrook East PND. These bulk standards govern the layout and design of the overall subdivision. The requested Alternative Design Standards for garden apartments are what is under review with the Revised Subdivision Plan SB-21-05. • Increased building height from previously approved 45 feet to 48 feet. • Increased number of stories from previously approved 3.5 stories to 4 stories • Increased average number of dwelling units per building from previously approved 24 to 35 IV. BUILDING ARCHITECTURE – General The applicant submitted examples of typical houses in the subdivision. The townhomes show a mix of materials including stone and Dutch lap siding for exterior finishes, shingled roofing, windows with shutters, dormers and small portico over the front door. While the submission shows the garage facing the main street frontage and not accessed from the alley, the applicant has indicated the townhouses will be alley loaded. The garden apartment buildings are shown as 4-story buildings with Dutch lap siding a covered porch on all four levels across the entire front of the building with an elevator shaft in the center and a covered stairwell at both ends. The first level is elevated above ground and shows three steps leading to the first level where the elevator is located. 52

Item 5. SB-21-05 Revised Subdivision Plan for Stonebrook East PND DAC Report of August 4, 2021 Page 4 Rear Emergency Access Rear emergency access is required for various residential dwelling types including apartments. Article 5 Section 17 of the Zoning Ordinance outlines these requirements. For an apartment building that is four-stories or greater a 24 ft. Primary Fire Lane is required. The plans show adequate access for three out of the four garden apartment buildings. Apartment Building D can become compliant with a slight adjustment in its location. (See Fire Marshal Comments). V. SITE CONSIDERATIONS The tract of land totaling 45.75 acres +/- exceeds the requirement that a PND shall be a minimum of twenty (20) acres. The subject site is located on the north side of Denney’s Road and east of McKee Road, north of the Mill Creek subdivision. The proposed Stonebrook West PND is located west of the subject site, across McKee Road. This project for Stonebrook East PND would create a neighborhood of mixed types of residential dwellings which differs from the single-family detached homes and duplex home subdivision of Mill Creek (26 single family detached and 14 duplexes) to the south. The design presented consists of townhouse units and garden apartment style buildings. Special Flood Hazard Area - Floodplain This property is impacted by the 100-year flood plain in the vicinity of the Fork Branch. Zoning Ordinance, Article 5 §11.21 requires that no structures be constructed within the flood hazard area (100-year flood plain). The plan as designed does not include any portions of the 100-year flood plain within the individual residential lots. Wetlands All buildings, structures and impervious surfaces shall be set back at least 100 feet from the top of bank from wetland areas greater than 0.25 acres in size and from all waterbodies. The setback may be reduced to fifty feet (50) from the top of bank if a riparian buffer of native vegetation is maintained (Zoning Ordinance, Article 5 §11.222(a)). Even in areas where there is to be minor clearing to accommodate the construction of the apartment buildings a 50-foot buffer is shown along the edge of the wetlands across the entire property. Site Access Streets Two connections to the existing street network are required by the Land Subdivision Regulations based on the total number of units and lots (241 units are proposed). With the creation of one hundred and fifty (150) dwelling units or twenty (20) lots, a second connection to existing streets is required (Land Subdivision Regulations, Article VI §A.8). The entrance from Denneys Road into Stonebrook East is aligned with the entrance street of Waterfall Drive into Mill Creek. The entrance from McKee Road is aligned with a proposed entrance into the Stonebrook West PND. The street names within the development have been approved by Kent County Mapping/911 Addressing Section in conjunction with the City of Dover. The minimum right-of-way for alleys is 16 feet; however, the plan presents an alley right-of-way of 20 feet (with a paved width of 14 feet) which exceeds this requirement to accommodate extra space for movement within the alleys without impact to individual properties. The street network of streets and alleys accommodating the townhomes largely remains the same. The newly proposed townhouses are to front on Rochester Drive and the plans show open 53

Item 5. SB-21-05 Revised Subdivision Plan for Stonebrook East PND DAC Report of August 4, 2021 Page 5 space at the rear before there is a drive aisle adjacent to a parking area for the apartments. The streets are to be dedicated to the City of Dover. The parking lots and other paved areas in the vicinity of the apartments will be privately owned and maintained and not intended for dedication. Bicycle Parking Bicycle parking is required at a rate of one bicycle parking space for every 20 vehicle parking spaces. By using the parking spaces provided for the apartment buildings and the Clubhouse area (327), the total number of bicycle parking spaces required is seventeen (17). The location of bicycle parking is not currently shown on the plans; however, the type of bicycle parking rack that will be provided is displayed on the construction details. Dumpsters Dumpsters are required for apartment complexes at a rate of two for the first 48 apartment units and then an additional dumpster for each additional 24 apartments or fraction thereof. The Revised Subdivision Plan shows that for the 138 garden apartments six (6) dumpsters would be required. The applicant is proposing to have eight dumpsters in the areas of the apartment buildings and the Clubhouse. Proposed dumpsters are to be constructed of block walls surrounded by chain-link fence with tan slats and gates to match. Sidewalks Sidewalks are required on both sides of private streets in a subdivision. Such sidewalks are also required to have access ramps at points of intersection with street crossings and at other locations so as to afford reasonable pedestrian movement and site access. Sidewalks are shown along all roadways except for along one side of Millais Drive. Sidewalks are also shown throughout the area that is to accommodate the Garden Apartments and the Clubhouse and other recreational amenities. The plan also shows a multi-modal path proposed along the frontages of both McKee Road and W. Denney’s Road. Requested Waiver Partial Elimination of Sidewalk The portion of sidewalk along the south and west side of Millais Drive has been removed due to its proximity to the Multi-modal path along McKee Road and W. Denney’s Road. Zoning Ordinance, Article 5 Section 18.3 requires that sidewalk be installed on both sides of the cartway therefore a waiver for the partial elimination of sidewalk is requested. Previously Approved Waivers Waiver: Sidewalks - Combined Placement and Alternative Materials In 2007, a waiver was granted by the Planning Commission to allow for the construction of a ten-foot multi-modal path of bituminous materials in place of sidewalk along Denneys Road in accordance with DelDOT standards. This waiver also eliminated the requirement for sidewalk along the interior roadway of the site which would have been parallel to the multi-modal path. The bituminous material proposed for the mulit-modal path once required a waiver but is now an accepted material and pathway format as a result of Zoning Ordinance changes. 54

Item 5. SB-21-05 Revised Subdivision Plan for Stonebrook East PND DAC Report of August 4, 2021 Page 6 Waiver: Reduction of Street Radius In 2007, the Planning Commission granted a waiver for the reduction of the street radius from 150 feet to 90 feet to accommodate the proposed street network. VI. OPEN SPACE / RECREATION PLAN Twenty-five percent of the total site area must be set aside and preserved for open space. A total of 14.92 acres +/- of open space is planned for the development not including the preserved woodland area (17.31 acres +/-). This exceeds the requirement for 25% open space (11.44 acres). As part of the open space, 8.24 acres +/- are to serve as Active Recreation Area. Recreational Area for this project is required at a rate of 275 square feet per dwelling unit or 0.5 acre of land, whichever is greater. Based on 241 dwelling units, 66,275 S.F. (1.52 acres) of recreational area is required. The recreational component has not changed since it was accepted by the Parks, Recreation and Community Enhancement Committee for a recommendation on November 13, 2007 apart from the addition of a Community Garden area. The key components of the Active Recreation Area are: • Community Center Area o Clubhouse: 2,500 S.F. building o Hard surface court: 84’ x 50’ for basketball o Swimming pool: 72’ x 32’ with patio area o Play Area for Small Children: ‘Tot Lot’ and Play Structure o Community Garden: 40’ x 60’ (Added since the original approval of the Subdivision Plan) • Southern Community Park Area o Lawn Area / Open Green o Gazebo and walking path VII. TREE AND LANDSCAPE PLANTING A large portion of the property is considered woodland (735,733 SF +/-). The Plan shows that 719,643 SF +/- of the existing woodlands is to be preserved. A tree density requirement of one tree per 3,000 SF of non-woodland lot area is required. This project has a total non-woodland area of 1,242,126 SF thus requiring 414 trees to be planted. The concept presented on the landscape plan indicates a mix of street trees and tree plantings near the recreational areas and perimeter of the subdivision. The development proposes to use the following kinds of trees in their plan: • Hedge Maple • Armstrong Red Maple • Thornless Honey Locust • Bloodgood Planetree • Village Green Zelkova • American Holly • Eastern Red Cedar • Norway Spruce 55

Item 5. SB-21-05 Revised Subdivision Plan for Stonebrook East PND DAC Report of August 4, 2021 Page 7 • White Pine • Arborvitae • Red Sunset Maple • Pin Oak • Eastern Redbud • Shadblow Serviceberry • White Fringtree • Sweetbay Magnolia VIII. CITY AND STATE CODE REQUIREMENTS The subject proposal has been reviewed for code compliance, plan conformity, and completeness in accordance with this agency’s authority and area of expertise. The following items have been identified as elements which need to be addressed by the applicant: 1) Alternative Bulk Standards were granted to the proposed PND project by the Planning Commission as part of Conceptual Plan submission (C-07-01). A note should appear on the plan which details when the original Waiver for Alternative Bulk Standards was granted (February 19, 2007) and the Code citation (Article 3 §24.5 of the Zoning Ordinance). After Planning Commission acts on the new waiver requests, a note will also have to be added detailing that action. a. Waiver Requests include: • Increased building height from previously approved 45 feet to 48 feet. • Increased number of stories from previously approved 3.5 stories to 4 stories • Increased average number of dwelling units per building from previously approved 24 to 35 2) Please submit any future Plan Sets at a more commonly used scale. 50 ft. to the inch is preferred. 3) A separate Record Plan will have to be reviewed and approved for recordation. 4) Please clarify if all roads in the subdivision are intended to be private. It is the intension of the Land Subdivision Regulations that all roads be dedicated to the City of Dover. If the roads are intended to be private further discussion on the matter may be required. Staff notes that information from the applicant indicates that the streets in the subdivision will be dedicated to the City of Dover but the parking areas and drive aisles around the apartment buildings will be privately maintained. 5) Strike the word Condo from the plan as this reflects ownership type and not dwelling unit type. Please replace Condo with Multi-family Dwelling or Garden Apartment Building. 6) Sheet C-100 - in the Data Column: a. Update the Application number as SB-21-05. b. Revise the Tax Parcel Number to include 01 prior to the parcel number of the second parcel listed. Ex. ED05-057.03-01-91.00 c. Include PND (Planned Neighborhood Design) with the RM-1 Zoning. d. Recalculate the Max Gross Residential Density provided. Unsure how 18 dwelling 56

Item 5. SB-21-05 Revised Subdivision Plan for Stonebrook East PND DAC Report of August 4, 2021 Page 8 units per acre was calculated. e. Review the number of parking spaces proposed as the count from the plan drawings does not match the number shown assuming there are 2 spaces for each townhome not included in the parking areas surrounding the apartment buildings and Clubhouse. f. Add the calculation for required bicycle parking. Bicycle parking is required at one bicycle parking space for every 20 car spaces. The parking spaces used in this calculation will only include the spaces provided for the apartment buildings and around the clubhouse. g. In reference to Note #5, please verify that the roads are intended to be private. If this is the case an additional waiver from the Land Subdivision Regulations may be required. h. Revise Note #21 as the entire site is not within Flood Zone X. 7) Sheet C-101 – Existing Conditions/Demolition Plan: a. The 40’ PND Buffer for homes can be removed as that is no longer a requirement. b. This sheet is the only sheet that shows easements. Please clarify if the water and storm drain easements shown as being extinguished are to be redrawn in different locations. c. Please show any other proposed easements. 8) Sheet C-201 - Subdivision Plan: a. Update the legend to include all lines shown on the drawing. Be sure the scale of the legend reflects what is shown on the drawing. b. The townhouses show a setback along the street of 20 feet. The proposed setback listed on the Cover Sheet is 30 feet. The approved Alternative Design Standard is a 22-foot setback from the street. Please clarify which is correct. c. Show ramps located near accessible parking spaces at each apartment building and near the Clubhouse. d. Cross-walks must be appropriately displayed where sidewalks intersect streets. Piano-key styled markings are recommended. e. Please show the intended location of the driveways for the townhomes. f. Lighting elements should be shown on the plan. 9) Sheet C-601 – Signage and Striping Plan: a. Item S-2 in the Striping and Signage Construction Notes is not shown on the plan. b. At the southern entrance to W. Denney’s Road the sign in the median is labeled S-4. Should this sign be S-7 a “Keep Right” sign like near the other entrance at McKee Road? 10) Sheet L-101 – L-106: a. Additional screening is recommended along the 9 parking spaces south of Apartment Building A and north of the new townhouse lots. b. Be sure all trees are placed on definitive lots and none are planted on the property line. There are a few trees in the vicinity of the townhomes that may need to be adjusted. c. Sheet L-106: Please include a note that no tree shall be planted any closer than 10 feet from a utility. 57

Item 5. SB-21-05 Revised Subdivision Plan for Stonebrook East PND DAC Report of August 4, 2021 Page 9 d. The tree placed in front of the dumpster north of Apartment Building A should be relocated as it looks to be placed in front of the opening to the dumpster enclosure. e. The total number of trees was off by 2. There were only 58 Hedge Maple (ACA) and 12 Sweetbay Magnolia (MV) that were counted. Please verify the correct number of plants is shown in the planting schedule that is reflected on the plans. 11) Sheet FM-101 – Fire Marshal Plan: a. Revise the Application number and Tax Parcel Number in the Site Data Column. b. Revise per Fire Marshal comments including locating fire hydrants, fire lanes, etc. c. Revise Note number 3 about the flood zone. The entire site is not in flood zone X. 12) Parking: a. Be sure that any parking is a minimum of 15 feet from any apartment building. The northwest corner of Apartment Building D appears to be less than 15 feet from the edge of the parking area. b. If the townhomes are front loading like the architectural drawings would suggest then the pocket parking shown on the plans along the street frontages where the townhomes are located cannot be utilized. Please clarify the townhouse design and if the plans are meant to show pocket parking. c. Include parking counts on the plan in the areas where parking is shown. 13) The dumpster area shown at the north end of the property closest to Apartment Building A should be revised to not have any conflict with the parking spaces. The area should be open without any obstacles so that a truck can maneuver into the location to collect the dumpster. 14) Please show additional connectivity to the tot lot, basketball court and clubhouse to the existing sidewalk network. Show accessibility to community recreation features including the gazebo. 15) Rear Emergency Access is required for all apartment buildings. Adjust Apartment Building D to comply with distancing requirements of the fire lanes. 16) The Record Plan Sheet must document and identify any existing and proposed easements for cross access, utilities, drainage, etc. associated with the subdivision of these lot. 17) The Final Record Plat submission must include requirements described in Dover Code of Ordinances, Appendix A: Land Subdivision Regulations, Article IV, C. Plat and any additional requirements of the Planning Commission. 18) The formal Record Plan will need to be recorded upon completion of the approval process with any corrections identified by the reviewing agencies. IX. RECOMMENDED ADDITIONAL CONSIDERATIONS TO MEET CODE OBJECTIVES: The Land Subdivision Regulations, Article I. Purpose, indicates that the regulations are adopted in order to promote and protect the public health, safety, convenience and general welfare; ensure the orderly growth and development of the City, the conservation, protection and proper use of land, and adequate provision for housing, recreation, circulation, utilities and services; and 58

Item 5. SB-21-05 Revised Subdivision Plan for Stonebrook East PND DAC Report of August 4, 2021 Page 10 safeguard the City from undue future expenditure for the maintenance of streets and public spaces. 1) Waiver: Alternative Design Standards for Garden Apartments: Staff recommends approval of the three changes to the bulk standards requested for Garden Apartments. The requested change in height to allow for four stories and a maximum of 48 feet is only a half story and three foot (3) increase from what the plan is currently approved for. The number of dwelling units per building is being increased from 24 to 35 units this combined with the increased height will helps increase the density on the site while maintaining the open space. 2) Waiver: Partial Elimination of Sidewalks: Staff recommends approval of the request for the partial elimination of Sidewalks along the west and south sides of Millais Drive. The Plans show a multi-use path in close proximity as well as pedestrian connections from the multi-use path to the cross streets along Millais Drive. The addition of the sidewalk on both sides of Millais Drive would add unnecessary impervious coverage. 3) Architecture – Townhouses: Staff recommends that the architectural design of the townhomes be revised to allow for back/rear loading of the garage to utilize the alleys proposed on the plan. 4) Architecture – Garden Apartments: Staff also recommends that the architectural design of the garden apartments be revised as they do not appear to be accessible with the first level raised three to four steps above ground. Access to the elevator would require someone to first ascend these few steps. Other agencies may recommend additional conditions and safeguards in accordance with their areas of expertise. The Recommended Additional Considerations to Meet Code Objectives are offered for consideration by the Planning Commission. X. ADVISORY COMMENTS TO THE APPLICANT: 1) In the event, that major changes and revisions to the Revised Subdivision Plan occur in the finalization of the Plan contact the Department of Planning and Inspections. These changes may require resubmittal for review by the Development Advisory Committee, Planning Commission, or other agencies making recommendations in regard to the plan. 2) Following Planning Commission approval of the Revised Subdivision Plan, the Plan must be revised to meet all conditions of approval from the Development Advisory Committee or as otherwise noted. A Check Print must be submitted for review by Planning Office Staff. Upon determination that the Plan is complete and all agency approvals have been received, copies of the Plan must be submitted for final endorsement prior to recordation at the Kent County Recorder of Deeds Office. 3) Other agencies and departments which participate in the Development Advisory Committee may provide additional comments related to their areas of expertise and code requirements. 59

Item 5. SB-21-05 Revised Subdivision Plan for Stonebrook East PND DAC Report of August 4, 2021 Page 11 4) The developer shall be aware that Street Lights shall be required to be installed in conjunction with the construction of subdivision streets. The developer shall coordinate street light placement and electric utility routing and equipment with the City of Dover Electric Department. 5) Construction may have an effect on the adjacent property owners and nearby travel lanes. Any work requiring the closing or rerouting of traffic should be coordinated as to offer the least amount of inconvenience. 6) The applicant/developer shall be aware that prior to any ground disturbing activities on the site the appropriate site inspections and permits are required. 7) Prior to initiation of construction activities at the site other agencies may require notification. The applicant is advised that the project will require a City of Dover Pre-Construction meeting in order to coordinate the project and due to the project scope, which includes infrastructure to be dedicated to public use. Upon submission of required items, a Notice to Proceed will be issued by the City of Dover. 8) The applicant shall be aware that Final Subdivision Plan approval does not represent a Building Permit, Sign Permit, and associated construction activity permits. A separate application process is required for review and approvals for development activity from the City of Dover. If you have any questions or need to discuss any of the above comments, please call the above contact person and the Planning Department as soon as possible. 60

Item 5. CITY OF DOVER DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY STAFF D.A.C. MEETING DATE: JULY 28, 2021 APPLICATION: Stonebrook East: Planned Neighborhood Design at McKee Road and W. Denneys Road FILE #: SB-21-05 REVIEWING AGENCY: City of Dover Department of Water & Wastewater CONTACT PERSON: Jason A. Lyon, P.E., Director of Water & Wastewater CONTACT PHONE #: 302-736-7025 CONTACT PHONE #: jlyon@dover.de.us T HE S UBJECT P ROPOSAL HAS BEEN R EVIEWED FOR C ODE C OMPLIANCE , P LAN C ONFORMITY AND C OMPLETENESS IN A CCORDANCE WITH THIS A GENCY ’ S A UTHORITY AND A REA OF E XPERTISE . T HE F OLLOWING I TEMS HAVE BEEN I DENTIFIED AS E LEMENTS W HICH N EED TO BE A DDRESSED BY THE A PPLICANT : CITY AND STATE CODE REQUIREMENTS WATER 1. All water utility components must meet the requirements of the Water Wastewater Handbook, effective date March 22, 2010. Please contact our office for more information. 2. The following notes must be added to the plans: a. Hydrant connections by the contractor are prohibited. This method may not be utilized during any phase of the project. b. Any existing water lines not to be utilized by the proposed facility must be properly abandoned at the mains in accordance with the City of Dover Department of Water & Wastewater specifications and requirements. c. The site contractor shall contact the City of Dover Water & Wastewater Construction Manager at (302) 736-7025 prior to the start of construction. A representative from the City of Dover Department of Water & Wastewater must observe and approve all City owned water and sanitary sewer interconnections and testing. All water taps must be performed by a City of Dover approved contractor. The proposed location for the water connection may need to be adjusted in the field due to conditions of the existing main. Possible conditions that would require tapping relocation include proximity to pipe joints, other taps, concrete encasements, conflict with other utilities, and the like. Test holes must be performed by the contractor to determine the best tapping location. The City of Dover will not be held responsible for field conditions requiring adjustment of the tapping location or for any work required by the contractor to make an appropriate and lawful connection. 3. All water mains within the proposed subdivision must be looped. No dead end mains are permitted. The utility plan must incorporate the appropriate termination valves on the water system between construction phases. 4. The size, type, and location of all proposed and existing water lines and valves must be shown on the plan. All water mains shall be cement lined Class 52 cement lined ductile iron pipe. Division valves must be provided every 800 feet. 5. Water service lines shall be shown for each residential lot meeting the following requirements: The water services shall be one- inch (1”) diameter Type K copper tubing, and installed five feet (5’) to the right of the sewer lateral as viewed from the center 61

Item 5. Stonebrook East: Planned Neighborhood Design at McKee Road and W. Denneys Road File #: SB-21-05 July 28, 2021 Page 2 of 4 line of the street. Curb stops shall be installed one foot (1’) outside of the right-of-way for each lot. A water meter and meter pit must be installed on the domestic water service, in a non-traffic bearing location just downstream of the curb stop. 6. Fire hydrants shall be spaced no greater than 600 feet as measured along the curb. Fire hydrants shall be placed between the curb and sidewalk at intersections or centered on lot lines. Fifteen feet (15’) separation must be provided between all hydrants and hydrant valves. 7. Please confirm that your intention is to have all the water infrastructure privately owned. 8. Sizing calculations shall be provided for each apartment building, condo building or clubhouse. The City will provide the meter size for each building based on this information. WASTEWATER 1. All wastewater utility components must meet the requirements of the Water Wastewater Handbook, effective date March 22, 2010. Please contact our office for more information. 2. The following notes must be added to the plans: a. Any existing sanitary sewer lines not to be utilized by the proposed facility must be properly abandoned at the mains in accordance with the City of Dover Department of Water & Wastewater specifications and requirements. b. Part II, Chapter 180, Article III, Section 180-10 of the Code of Kent County requires that “no person shall discharge or cause to be discharged any stormwater, surface water, uncontaminated groundwater, roof runoff, subsurface drainage, uncontaminated noncontact cooling water or unpolluted industrial process waters to any sanitary sewer”, this shall include condensate. Sec. 110-231 of the City of Dover Code defines storm sewer as “…any system used for conveying rain water, surface water, condensate, cooling water or similar liquid wastes, exclusive of sewage.” The contractor, developer, owner and designers shall ensure during construction that no illegal discharges to the sanitary sewer system are created with the site improvements. 3. All sanitary sewer mains shall terminate at manholes between construction phases. This may require sewer lines to extend beyond the proposed phase lines to the next manhole. 4. Minimum slope criteria shall meet Ten States Standards. Provide flow calculations to justify sizing of the sewer mains, showing that velocity requirements are met. Waiver requests must be approved by the Department of Water & Wastewater 5. The desired location for sewer mains is under the centerline of the street. One-tenth of a foot (0.1’) drop must be provided across all manholes. The minimum slope for eight-inch (8”) sanitary sewer pipe is 0.004 feet/feet. Minimum cover is 3.0 feet. 6. Sanitary sewer manholes shall be spaced no more than 400 feet apart. 7. The minimum size of all sanitary sewer laterals shall be six-inch (6”). 8. The size, length, slope, type and flow directions must be shown on all existing and proposed sanitary sewer lines. Rim and invert elevations must be labeled on all sanitary structures. 9. Sanitary sewer laterals shall be shown for each residential lot meeting the following requirements: The sewer laterals shall be six-inch (6”) diameter schedule 35 PVC and, where practicable, installed to the center of each lot. Sewer laterals shall be connected directly to the main, not manholes, unless impracticable. Sewer laterals are to be installed one foot (1’) beyond the right-of-way line at a typical depth of three feet (3’), preferably not exceeding five feet (5’). Cleanouts shall be installed one foot (1’) outside of the right-of-way for each lot. 10. Please confirm that your intention is to have all the wastewater infrastructure privately owned. 11. Sizing calculations shall be provided for each apartment building, condo building or clubhouse. GENERAL 1. Add the following note to the plans, “A seven and one half feet (7.5’) wide easement is retained along all side and rear lot lines, to be unoccupied by building, for utilities, drainage and sanitary sewer purposes. Except where lots are divided for any reason whatsoever, said easements shall fall along the actual side and rear lot lines as conveyed. A fifteen feet (15’) wide utility easement is retained along all rear lines of lots abutting the project boundary and other open spaces.” A ten feet (10’) wide 62

Item 5. Stonebrook East: Planned Neighborhood Design at McKee Road and W. Denneys Road File #: SB-21-05 July 28, 2021 Page 3 of 4 utility easement is required along all front yard lot lines for utility installation. When a water, sewer, or storm sewer main is not located in the right of way, it shall be located within five feet (5’) of the center of a twenty feet (20’) wide utility easement. 2. The final site plan must be submitted in the following compatible digital formats: a. AutoCAD 2018 (.dwg format). b. Adobe Reader (.pdf format). 3. All existing utilities shall be adjusted to final grade in accordance with current City of Dover requirements and practices. This must be included as a note on the plan. RECOMMENDATIONS SUGGESTED AS CONDITIONS OF APPROVAL TO MEET CODE OBJECTIVES WATER 1. The City of Dover has engaged in preliminary conversations with a previous owner of this project to purchase a certain amount of land just north of Rochester Drive in this development. The purpose of this land is to site an elevated water storage tower. The City would like to have this option in the future. The water main that is traveling down Millais Drive will need to be upgraded to a twelve-inch (12”) cement lined Class 52 cement lined ductile iron pipe. This main will need to connect to the water main in the intersection of McKee Road and W. Denney’s Road. The City will be willing to pay the cost differential between the proposed water main and the twelve-inch (12”) requested for this portion of infrastructure. If the intent is to have the utility infrastructure privately maintained, this portion of water main will need to be housed in a utility easement. WASTEWATER / GENERAL 1. None ADVISORY COMMENTS TO THE APPLICANT WATER 1. The City of Dover water system is available to this site. The developer is responsible for all costs associated with extending and providing service to the proposed development. 2. Prior to plan approval, the water system plans must be submitted to the Division of Public Health, Office of Drinking Water for review and approval. The owner/developer will be responsible for providing all completed forms and plan sets to the City of Dover as required for submission to the Office of Drinking Water. Plans will not be submitted to the Office of Drinking Water until review has been completed by our office. 3. Hydrant flow testing is currently only performed three (3) times per year during system wide flushing operations. The applicant must call the Department of Public Works directly to schedule these tests. This applies to both existing hydrants as well as those proposed for the site. 4. Impact fees will be required for each residence that is constructed. WASTEWATER 1. The City of Dover sanitary sewer system is available to this site. The developer is responsible for all costs associated with extending and providing service and capacity to the proposed development. 2. Prior to plan approval, it may be required to submit the sanitary sewer system plans to the DNREC, Division of Water Resources, Surface Water Discharges Section for review and approval. The owner/developer is responsible for providing all application fees, completed forms and plan sets directly to DNREC. 3. Profiles of the sanitary sewer main must be provided with the construction plans. All water, sanitary sewer and storm sewer crossings must be shown on the profiles. 4. The existing manhole must be core drilled and an approved (by our office) pipe to manhole connector must be used to construct the connection for installation of the sewer main. The existing manhole flow channel must be reconstructed accordingly. 63

Item 5. Stonebrook East: Planned Neighborhood Design at McKee Road and W. Denneys Road File #: SB-21-05 July 28, 2021 Page 4 of 4 5. Impact fees will be required for each residence that is constructed. GENERAL 1. Provide a materials listing table for proposed water mains and services, proposed sanitary sewer mains and services. A table listing all infrastructure elements to be dedicated to the City of Dover must also be provided on the plans. 2. Construction plans will not be reviewed by our office unless all previous comments have been clearly addressed within the plan set and accordingly identified within an itemized response letter and with the Water/Wastewater Initial Plan Submission Checklist, which can be obtained from the following website: https://imageserv9.team- logic.com/mediaLibrary/198/WaterWastewaterHandbookFinal_1.pdf, page 88. I F Y OU H AVE A NY Q UESTIONS OR N EED TO D ISCUSS ANY OF THE A BOVE C OMMENTS , P LEASE C ALL THE A BOVE C ONTACT P ERSON AND THE P LANNING D EPARTMENT AS S OON AS P OSSIBLE . 64

Item 5. CITY OF DOVER DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY STAFF D.A.C. MEETING DATE: JULY 28, 2021 APPLICATION: Stonebrook East: Planned Neighborhood Design at McKee Road and W. Denny’s Road FILE #: SB-21-05 REVIEWING AGENCY: City of Dover Department of Public Works CONTACT PERSON: Sharon J. Duca, P.E. CONTACT PHONE #: 302-736-7025 THE SUBJECT PROPOSAL HAS BEEN REVIEWED FOR CODE COMPLIANCE, PLAN CONFORMITY AND COMPLETENESS IN ACCORDANCE WITH THIS AGENCY’S AUTHORITY AND AREA OF EXPERTISE. THE FOLLOWING ITEMS HAVE BEEN IDENTIFIED AS ELEMENTS WHICH NEED TO BE ADDRESSED BY THE APPLICANT: CITY AND STATE CODE REQUIREMENTS STORMWATER 1. The size, length, slope, type and flow directions must be shown on all existing and proposed storm sewer lines. Rim and invert elevations must be labeled on all stormwater structures. 2. Submerged pipe inlets to ponds may only be permitted if they are so designed that the permanent pool elevation of the storm water management area doesn’t surcharge back into the City of Dover’s storm drain structures and system. 3. The City of Dover Department of Public Works specifications require all culverts to be designed for the 25-year storm frequency and all storm sewers to be designed for the 10-year storm frequency. The Manning’s equation shall be utilized in design as applicable. Storm sewers are required to provide a minimum full flow velocity of 2 fps. Provide the calculations for each proposed pipe segment that, at a minimum, include: upstream and downstream inverts, upstream and downstream ground elevations, and ground cover provided; pipe slope, length, material, n value, and diameter; design flow, depth and velocity; and full flow and velocity. 4. The City of Dover Department of Public Works specifications require that all inlets (catch basins) be designed for the 10-year storm frequency (25-year storm frequency for sump conditions) and that the spread of water shall not exceed eight feet (8’) from the flow line of the curb. The design must also meet the requirement that the hydraulic grade line may be no higher than one foot (1’) below the top of the inlet. Provide the calculations for each proposed catch basin utilizing flows determined by each catch basin’s contributory drainage area, for the appropriate storm frequency. Spread, depth of flow and hydraulic grade line data for each inlet must also be included. Any carryover should also be noted and included at appropriate downstream catch basins as applicable. 5. Inlets (catch basins) are to be located within the pavement section along the curbline. Offset catch basins do not meet City of Dover Department of Public Works specifications. 6. It is preferred that storm sewer be located within the pavement section to avoid conflict with communications and electric utilities. Other utilities are not to be installed above storm sewer. 7. Provide all stormwater management calculations and erosion and sedimentation control plan as required by Article 5, Section 11.2 and 11.2 of the City of Dover Zoning Ordinance. Ensure that individual lot grading, house locations with finished floor elevations, and driveway locations and grades are provided on the plans in order to verify the adequacy of the design. The provided information should also show adequate conveyance of runoff from each lot. 65

Item 5. Stonebrook East : Planned Neighborhood Design at McKee Road and W. Denny’s Road File #: SB-21-05 July 28, 2021 Page 2 of 4 STREETS 1. The current City of Dover standard street section provides for a 3’ grass strip between the curb and sidewalk. This standard was administratively revised to meet ADA and FHA compliance with cross slope requirements and to prevent cars from scrapping at driveways. The revised standard utilizes a five feet (5’) wide public sidewalk with a five feet (5’) wide grass strip behind the curb. 2. It shall be unlawful for any person to alter the curb of any street so as to create a curb depression for the purpose of permitting vehicles to enter onto or exit from the city streets, without a permit issued by the city manager. 3. Streets shall be laid out so as to intersect as nearly as possible at right angles. The inner right-of-way line of a street intersecting another street at an angle of less than 90 degrees shall be tangent to and follow a curve with a minimum radius of 150 feet centered on the nearest right-of-way line and shall be parallel to said inner right-of-way line. 4. Street right-of-way lines deflecting from each other at any point shall be connected with a curve, the radius of which, for the centerline of the right-of-way, shall not be less than 500 feet on arterial streets, 300 feet on collector streets and 150 feet on minor streets. The outer and inner right-of-way line shall be parallel to said center right-of- way line. 5. Street rights-of-way lines at intersections shall be connected with a curve, the radius of which shall be at least 25 feet. The required radius may be increased by the city engineer if the increased radius is necessary for public safety. 6. Street grades shall not exceed five percent. 7. Street grades shall not be less than one-half percent wherever feasible. 8. The medians located within the streets are to be maintained by the developer / home owner’s association. I note to this effect must be added to the record plan. 9. Roadway widths shall be increased by six feet for parking to be allowed on one side of the roadway and by 12 feet for parking to be allowed on both sides of the roadway. The plan does not provide for on-street parking on all streets and most on-street parking is only provided on one side of the street. No parking and no parking this side signage will be required throughout the development. SANITATION 1. All collection of solid waste materials from residences, duplexes or apartment houses shall be by city sanitation department crews or contractors hired or contracted by the city, and such service shall not be performed through any other person. 2. The City of Dover will not be able to provide trash service to the garden apartments located on the plan. 3. The plan indicates that trash collection will be provided by a private contractor. This note must be revised to indicate that only the garden apartments will be serviced by a private contractor. GENERAL 1. Add the following note to the plans, “A seven and one half feet (7.5’) wide easement is retained along all side and rear lot lines, to be unoccupied by building, for utilities, drainage and sanitary sewer purposes. Except where lots are divided for any reason whatsoever, said easements shall fall along the actual side and rear lot lines as conveyed. A fifteen feet (15’) wide utility easement is retained along all rear lines of lots abutting the project boundary and other open spaces.” A ten feet (10’) wide utility easement is required along all front yard lot lines for utility installation. When a water, sewer, or storm sewer main is not located in the right of way, it shall be located within five feet (5’) of the center of a twenty feet (20’) wide utility easement. 66

Item 5. Stonebrook East : Planned Neighborhood Design at McKee Road and W. Denny’s Road File #: SB-21-05 July 28, 2021 Page 3 of 4 RECOMMENDATIONS SUGGESTED AS CONDITIONS OF APPROVAL TO MEET CODE OBJECTIVES STORMWATER / STREETS / SANITATION 1. None. GENERAL 1. Our office recommends that no trees be planted within the vicinity (10 feet) of any underground utilities (electric, water, sanitary sewer, storm sewer, etc.). All street trees shall be planted on private property. ADVISORY COMMENTS TO THE APPLICANT STORMWATER 1. Storm sewer infrastructure within the right-of-way is typically dedicated to the City in conjunction with dedicated of the street network. The plan indicates that all storm drain lines proposed by the plan will be private. Clarification regarding this matter will be required. 2. Profiles of the storm sewer must be provided with the construction plans. All water, sanitary sewer and storm sewer crossings must be shown on the profiles. STREETS 1. Street profiles must be provided with the construction plans. 2. All streets to be dedicated to the City must meet the City of Dover Department of Public Works specifications. a. Pavement sections must be designed based upon poor soil conditions unless soil boring data is provided showing otherwise. Structural number calculations must be submitted for review and a pavement cross section detail must be included within the plan set. b. All curbing within the right-of-way shall be DelDOT Type III curb and gutter. All curb radii must be labeled on the plan. In particular, a minimum radius of twenty-five feet (25’) must be provided at all street intersections. A construction detail of the Type III curb and gutter must be provided on the plan. c. Sidewalk proposed within the right-of-way shall be constructed as per the City of Dover Standards and Specifications. All sidewalks must be poured by hand; curb machine slip formed sidewalks will not be permitted. The sidewalk must be scored in five feet (5’) squares using hand tooled joints. All tool marks shall be removed as tool finished edges are not permitted. Expansion joints shall be installed at a spacing of twenty feet (20’) and shall be precut, one-half inch (½ “) thick, four-inch (4”) wide, cork sheets. All sidewalk proposed within the right- of-way shall consist of Class B concrete, without reinforcing material, in order to prevent future interference with utility locating. The proposed five feet (5’) wide public sidewalk shall be installed 5 feet from the back of curb. The sidewalk cross slope shall not exceed 2% including across the driveways to ensure ADA and FHA compliance. A sidewalk construction detail containing the above information must be provided on the plan. d. All barrier free access ramps and driveway aprons constructed with the site improvements shall be in accordance with the most current ADA and DelDOT requirements and standards at the time of construction. To meet cross slope requirements a five feet (5’) wide grass strip must be provided between a five feet (5’) sidewalk and the curb. e. Signage and markings must be included with the site plan in accordance the Manual for Uniform Traffic Control Devices. Signage proposed for streets to be dedicated to the City of Dover must be included on the plan (no parking signs, speed limit signs, street blades, stops signs, watch children, etc.) All signs must be installed on two-inch (2”) square break away sign posts. 67

Item 5. Stonebrook East : Planned Neighborhood Design at McKee Road and W. Denny’s Road File #: SB-21-05 July 28, 2021 Page 4 of 4 SANITATION 1. None. GENERAL 1. Provide a materials listing table for proposed storm sewer. A table listing all infrastructure elements to be dedicated to the City of Dover must also be provided on the plans. 2. Construction plans will not be reviewed by our office unless all previous comments have been clearly addressed within the plan set and accordingly identified within an itemized response letter. IF YOU HAVE ANY QUESTIONS OR NEED TO DISCUSS ANY OF THE ABOVE COMMENTS, PLEASE CALL THE ABOVE CONTACT PERSON AND THE PLANNING DEPARTMENT AS SOON AS POSSIBLE. 68

C F SB-21-05 Item 5. I I T R CITY OF DOVER Y E DEVELOPMENT ADVISORY COMMITTEE O M F A APPLICATION REVIEW COMMENTARY R D.A.C. MEETING DATE: 07/28/21 D S O H V A E L R APPLICATION: Stonebrook East Planned Neighborhood Design at McKee Rd and W Dennys FILE #: SB-21-05 REVIEWING AGENCY: City of Dover, Office of the Fire Marshal CONTACT PERSON: Jason Osika, Fire Marshal PHONE #: (302) 736-4457 THE SUBJECT PROPOSAL HAS BEEN REVIEWED FOR CODE COMPLIANCE, PLAN CONFORMITY, AND COMPLETENESS IN ACCORDANCE WITH THIS AGENCY’S AUTHORITY AND AREA OF EXPERTISE. THE FOLLOWING ITEMS HAVE BEEN IDENTIFIED AS ELEMENTS WHICH NEED TO BE ADDRESS BY THE APPLICANT: CITY AND STATE CODE REQUIREMENTS: 1. Proposed occupancy classification is residential townhomes, apartments, and assembly 2. Building Access shall be no further than 50 feet from a primary entrance Where buildings are provided with an automatic sprinkler system installed in accordance with NFPA 13, access shall be no further than 100 feet from the primary entrance. (2015 Delaware State Fire Prevention Regulations, 705, Chapter 5, 3) 3. Parking shall be prohibited in front of the primary entrance for a width of not less than 1.5 times the width of the door(s) or for 10 feet, whichever is greater. (2015 Delaware State Fire Prevention Regulations, 705, Chapter 5, 6.3.2) 4. Perimeter access shall be 75% apartments, assembly 50%, 25% if sprinklered and clearly shown on the plans. Perimeter Access minimum width shall be 15 feet measured from the face of the building at grade with a maximum slope of ten percent (10%). Plantings and utility services (includes condenser units, transformers, etc.) shall be permitted within the perimeter access, and shall not interfere with emergency services fire ground operations. If a physical barrier (fence, pond, steep slope, etc) prevents access, that portion of the building perimeter shall not be included in the calculation of Percent of Perimeter Access. (2015 Delaware State Fire Prevention Regulations, 705, Chapter 5, 3) 5. Fire lanes shall cover 35% apartments of the proposed building. 69

Item 5. Fire lanes are required to be 24 feet wide and run along the front of the building as determined by the primary entrance(s). In cases where there is more than one primary entrance(s), each shall be served by a fire lane even if this exceeds the percentage as required. The closest edge of fire lanes shall not be located closer than ten (10) feet to the exterior wall and the closest edge of fire lanes shall not be located further than 50 feet from the exterior wall if one or two stories in height; 40 feet if three or four stories in height, or 30 feet if over four stories in height. (2015 Delaware State Fire Prevention Regulations, 705, Chapter 5) 6. Where parking is located between the building and the fire lane, parking shall not be located closer than 15 feet to the exterior wall. (2015 Delaware State Fire Prevention Regulations, 705, Chapter 5, 6.4.1) 7. All Fire Lanes shall be marked as follows: both the inner and outer edges of the fire lane shall be marked, where curbs are present, the top and face of the curb shall be painted yellow, where no curbs are present, a four inch (4”) solid yellow demarcation line shall mark the edge(s) of the fire lane. (2015 Delaware State Fire Prevention Regulations, 705, Chapter 5, 7) 8. The specific color yellow shall be the uniformly accepted yellow as utilized by State of Delaware Department of Transportation (DelDOT). Only vivid and durable paint shall be used and shall be suitable for street surfaces 9. Fire lane signs shall be located as follows: see Figure 5-16 – Approved Sign For Marking Fire Lanes, fire lane signs shall be spaced at 150 foot intervals maximum, all fire lane signs shall be located no less than six feet (6’) and no higher than eight feet (8’) above the pavement, signs shall be placed at each end of the fire lane, and signs shall face all oncoming traffic. Where parking is not restricted roadway markings shall utilize the words "FIRE" and "LANE" in lieu of fire lane signs and shall conform to the specifications of 7.6. (2015 Delaware State Fire Prevention Regulations, 705, Chapter 5, 7) 10. Where overhangs, canopies, balconies, or any other building or site features must project over any fire lane, an unobstructed vertical clearance of not less than 13’-6” above the fire lane shall be provided and the portion of the building perimeter which contains overhangs, canopies, balconies, or any other building features shall not apply towards the fire lane accessibility requirements of Section 4.0, Table 5-1 in this chapter. (2015 Delaware State Fire Prevention Regulations, 705, Chapter 5, 6.8) 11. Emergency access to rear building areas compliant with City of Dover Code (Appendix B- Zoning, Article 5- Supplementary Regulations, Section 17); all four stories and greater buildings require 24ft fire lane at the rear. All two to three story apartment structures require an 18ft Secondary Fire Lane at the rear. All townhouses (3-8 units with no fire protection) require a 16ft alley or 18ft secondary fire lane at the rear. 70

Item 5. 12. Multiple Access Roads shall be provided when a fire department access road (fire lane) is determined by the Fire Marshal to be impaired by vehicle congestion, condition of terrain, climatic conditions, or other factors that could limit access such as placement of fire hose from fire equipment. 13. Street width shall be in accordance with City of Dover Code of Ordinances, Appendix A, Article VII, Section A. 13, Residential areas 24 feet wide with no parking, 30 feet wide with parking on one side, or 36 feet wide with parking on both sides Commercial areas 26 feet wide with no parking, 32 feet wide with parking on one side, or 38 feet wide with parking on both sides Alley 12 feet wide Any dead-end road more than 300 feet in length shall be provided with a turnaround or cul-de- sac as outlined in the 2015 Delaware State Fire Prevention Regulations 705, chapter 5, 2.3. 14. Speed Reduction Devices must be approved, please see City of Dover Ordinance Chapter 98-10 in reference to this process. 15. Gated Areas: Fire Department access shall be provided to the property through the use of a system or device approved by the Fire Marshal. The system or device required shall be located in an area accessible to the fire department and approved by the Fire Marshal. All gates shall be either automatic or manual. An automated system shall consist of one manual and one automated means to open the gate. The owner or their representative shall meet with the Fire Marshal prior to submission to agree on the system. A letter of agreement shall be created and signed by both parties. The letter shall include a detailed description of both the manual and automated means. A manual gate shall consist of one manual means to open the gate. The owner or their representative shall meet with the Fire Marshal prior to submission to agree on the means to open. A letter of agreement shall be created and signed by both parties. The letter shall include a detailed description of the manual means to open. To be considered accessible for fire department apparatus the actual clear openings shall be not less than 14 feet, the paved surface through the gate shall be not less than 12 feet, and the gate shall be setback from the perpendicular street by at least 50 feet. Please contact this office to discuss options available to comply with this requirement. (2015 Delaware State Fire Prevention Regulations 705, Chapter 5, 2.6) 16. All fire hydrants shall be marked as prescribed within the appropriate section of this regulation and as illustrated by the appropriate figures of this regulation. All fire hydrants shall have minimum of four-inch (4") solid yellow demarcation lines to define specific areas, where fire hydrants are located along a curb line with permitted parking, the area 71

Item 5. between the fire hydrant and the street or fire lane shall be stenciled with four inch (4") demarcation lines and the words "NO PARKING", demarcation lines shall be measured from the center line of the fire hydrant and extend for a distance 15 feet on both sides. Where fire hydrants are located in parking lots or other areas susceptible to blockage by parked vehicles they shall be treated as follows: fire hydrants shall be protected in all directions for a distance of seven feet (7') with barriers or curbing, Minimum four-inch (4") diameter steel bollards filled with concrete and marked yellow shall be installed at the outermost corners of the fire hydrant demarcation area. The minimum height of the bollard shall be 36 inches above the finished grade of the adjacent surface, and the steamer connection of all fire hydrants shall be positioned so as to be facing the edge of the street, or traffic lane. (2015 Delaware State Fire Prevention Regulations, 705, Chapter 6, 2) The owner is responsible if the hydrant is private. 17. Hydrant barrels shall be provided with reflective material, such as paint, durable for highway/roadway markings or a reflective tape of a minimum of 2” in width around the barrel under the top flange, hydrant bonnets shall be color coded based on the following criteria: class AA 1500 GPM - painted light blue, class A 1,000 GPM -1499 GPM - painted green, class B 500 - 999 GPM - painted orange, class C 250 - 499 GPM - painted red, class D under 250 GPM - painted black. (2015 Delaware State Fire Prevention Regulations 703, Chapter 3. 4) The owner is responsible if the hydrant is private. 18. NFPA 72 compliant Fire Alarm System required per occupancy code requirements (apartments and possibly assembly). Fire alarm in place of assembly. Fire alarm required. Any new occupancy or new portion of an occupancy determined to be a place of assembly by the fire marshal and is capable of receiving an occupant load of 75 persons or greater, shall be required to install a fire alarm in accordance with NFPA codes governing the installation of fire alarms and the National Electrical Code. Fire alarm system required. Any existing occupancy or portion of an existing occupancy determined to be a place of assembly by the fire marshal, and is undergoing renovations in excess of 50 percent of the assessed value of the building and is capable of receiving an occupant load 75 persons or greater or is being enlarged to receive an occupant load of 75 persons or greater, shall be required to install a complete fire alarm system in accordance with NFPA codes governing the installation of fire alarms and the National Electrical Code. Public mode audible requirements. To ensure that audible public mode signals are clearly heard by occupants of a structure, they shall have a sound level at least 15 decibels (dB) above the averag e ambient sound level or five decibels (dB) above the maximum sound level having a duration of at least 60 seconds, whichever is greater, measured five feet (1.5m) above the floor in the area required to be served by the system using the A-weighted scale dBA. In the event the stated requirement cannot be met a shunt trip relay/switches shall be the approved method of meeting the intent of this section of the Code. (City Code of Ordinances 46-171) 19. Sprinkler system required (apartments and possibly assembly). System is to be monitored by an approved Fire Alarm System. This chapter shall apply to all buildings, structures, marine vessels, premises, and conditions which are modified by more than 50% after the effective date of these Regulations. The 50% 72

Item 5. figure shall be calculated utilizing the gross square footage of the building, structure, marine vessel, premises and conditions as to arrive at the correct application. Any proposal that is presented to the Office of the State Fire Marshal for review and approval for a building rehabilitation as defined in the 101 Life Safety Code, for less than 50% of the gross square footage of a non-sprinklered building, may not have another such project for the same building submitted for review and approval any sooner than three (3) years after the date of the final inspection unless sprinkler projection is provided throughout the entire building. In all buildings exceeding 10,000 square feet of aggregate, gross floor area. In all buildings in excess of 40 feet in height or more than four (4) stories in height. In all buildings or areas thereof used for the storage, fabricating, assembling, manufacturing, processing, display or sale of combustible goods, wares, merchandise, products, or materials when more than two (2) stories or 25 feet in height. In all basement areas exceeding 2,500 square feet floor area. In residential occupancies when of: Type V (0,0,0) or Type III (2,0,0) construction and exceeding two (2) stories or 25 feet in height. Type V (1,1,1) and Type III (2,1,1) or Type IV (2,H,H) construction exceeding three (3) stories or 3In all residential apartment buildings storage areas except individual unit closets that are located within individual residential living units. In all buildings used as health care occupancies as defined in the Life Safety Code, NFPA 101, as adopted and/or modified by these Regulations. In all buildings or areas classified as "high hazard" under the Life Safety Code, NFPA 101, or "extra hazard" under the Standard for the Installation of Sprinkler Systems, NFPA 13, as adopted and/or modified by these Regulations. All buildings used as dormitories, in whole or in part, to house students at a public or private school or public or private institution of higher education. (16 Del.C. Ch. 88) This applies to all such dormitories regardless if new or existing. (2015 State of Delaware fire Prevention Regulations, 702, Chapter 4) Places of assembly shall be sprinklered throughout in accordance with the most recently adopted edition of NFPA 13 when the following apply: All new indoor places of assembly with an occupant load of 150 persons or greater. Any interior renovations of 50 percent or more to an existing place of assembly with an occupant load greater than 150 persons. Any additions or increase in interior size to an existing place of assembly that would create an occupant load of 150 persons or greater. Places of assembly where alcohol is served for consumption on the premises shall be sprinklered throughout in accordance with the most recently adopted edition of NFPA 13 when the following apply: All new indoor places of assembly with an occupant load of 100 persons or greater and where alcohol will be served for consumption on the premises. Any interior renovation of 50 percent or more to an existing place of assembly with an occupant load greater than 100 persons and where alcohol will be served for consumption on the premises. Any additions or increase in interior size to an existing place of assembly which would create an occupant load of 100 persons or greater and where alcohol will be served for consumption on the premises. New educational occupancies of 5,000 square feet or greater shall be sprinklered throughout in accordance with the most recently adopted edition of NFPA 13. 73

Item 5. (City of Dover Code of Ordinances 46-162) 20. Fire Department Connection is to be a 5-inch stortz connection on a 30-degree elbow located within 50 feet of main entrance. Access to the Fire Department Connection must be clear unobstructed access as defined by the AHJ. Fire department connections. Unless otherwise approved by the fire marshal, fire department connections shall be on the street side of the building and shall be located and arranged so that hose lines can be readily and conveniently attached to without interference from any nearby obstructions as defined by the fire marshal's office. Fire department connections shall be a five- inch Storz. Fire department connections shall be within 300 feet of an approved City of Dover Fire Hydrant and within 50 feet of the main entrance of the structure it serves. All fire department connections shall be not less than three feet nor more than five feet in height above finished grade. The fire marshal shall have the authority to require more stringent requirements when deemed necessary. (City of Dover Code of Ordinances 46-162) 21. Parking and/or obstructions shall be prohibited in front of fire department connections for a distance measuring from the center line and extending four feet on both sides. (2015 Delaware State Fire Prevention Regulations, 705, Chapter 5, 6.3.4) 22. Fire Department Connection to be located within 300 feet of fire hydrant, measured as hose would come off the fire equipment. 23. All standpipe and sprinkler connections shall be marked as prescribed within the appropriate section of this regulation and as illustrated by the appropriate figures of this regulation. All standpipe and sprinkler connections shall have minimum of four inch (4") solid yellow demarcation lines to define specific areas, Solid yellow demarcation lines shall be measured from the center line of the connection and extend for a distance of four feet (4') on both sides, and where parking is allow between the building and the street or fire lane the solid yellow demarcation lines shall extend from the end of the sidewalk surface to the street or fire lane (Markings shall not be required on the sidewalk surface). All fire department connections (standpipe and sprinkler) shall have a minimum 12" x 18" sign that reads FIRE DEPT. CONNECTION, sign lettering shall be a minimum of 3 inches (3") in height with red scotchlite letters on white scotchlite background. The sign shall be clearly visible from the fire lane or roadway, and signs using NFPA international symbols shall be an acceptable alternative. (2015 Delaware State Fire Prevention Regulations, 705, Chapter 6, 3) 24. Standpipes shall be provided in all areas and buildings as required in the codes and standards listed in Regulation 701 as well as the following areas or buildings: In all Class A and Class B places of assembly and institutional occupancies two (2) stories or 25 feet in height or over, In any building over three (3) stories, In any building over 35 feet in height, In any building that has a floor above the first floor over 10,000 square feet gross floor area, In all buildings where the 1st floor exceeds 60,000 gross square feet, a Class I horizontal standpipe system installed in accordance with the applicable codes and standards listed in Regulation 701 of these Regulations shall be provided. All standpipe systems shall be installed in accordance with the applicable codes and standards listed in Regulation 701. 74

Item 5. The standpipe system shall be carried up with each floor and shall be installed and ready for use as each floor progresses. Standpipes shall not be more than one floor below the highest forms of staging, The 2½-inch of hose connections on Class I systems shall be provided in the following locations, At the highest intermediate landing between floor levels in every required exit stairway, Where intermediate landing is not provided, hose connections shall be permitted to be located at the main floor landings in exit stairways when approved by the authority having jurisdiction, Where the local fire department has the capability of providing the required pressure, hydraulically designed standpipe systems in fully sprinklered, non-high-rise buildings shall be designed to provide the required waterflow rate. A sign shall be provided at each landing, in all interior stairways, designating the floor level. (2015 Delaware State Fire Prevention Regulations 702, Chapter 4, 2) 25. The installation of natural gas and LP gas meters, regulators, valves, and LP gas bottles shall be protected from impact damage by impact protection. Natural gas and LP gas meters, regulators, and valves located inside structures shall have impact protection, except when located in separate protected utility rooms. Dimensions of bollards. Bollards shall be a minimum of six-inch diameter filled with concrete. The bollard shall be set into the ground at a depth of at least 36 inches (three ft.) embedded in concrete at a minimum of 18 inches surrounding the bollard. The bollards must be a least 48 inches (four ft.) in height above the finish grade elevation. Any deviation of the stated requirements must be approved by the fire marshal and/or chief building inspector. The above dimensions shall serve as the requirement for installation; however, the fire marshal and/or chief building inspector shall have the authority to require more stringent dimensions to fit the needs of devices warranting impact protection. Color of bollards. Bollards should be of the following colors; yellow, amber or orange. All colors shall be of fluorescent or have a reflective coating. Any deviation of the stated requirements must be approved by the fire marshal and/chief building inspector. (City of Dover Code of Ordinances, 46-4) 26. Every house, building or structure used or intended for use as living quarters or as a place for conducting business, and having any wall facing or abutting any public or private street or alley, shall have displayed on that wall, in legible, easily read characters which are of contrasting color to the background, the proper street number for such house, building, or structure in accordance with the following: One-family and two-family residential structures, height, the number shall measure a minimum of four inches in height, location, the number shall be placed on the house above or to the left or right of the front entrance, color, the number shall be contrasting to the background color, Arabic numerals, all numbers shall be Arabic numerals. Multiple-family dwellings, measurements, the number shall measure a minimum of six inches when identifying individual apartments with exterior doors, and 12 inches when identifying buildings with apartment complexes where there are two or more buildings not assigned street addresses. Individual buildings with street addresses shall have numbers measuring six inches, location, numbers shall be placed either in the center of the building or on the street end of the building so 75

Item 5. as to be visible from either the public or private street or from the parking lot, color, numbers shall be contrasting to the background color, Arabic numerals, all numbers used shall be Arabic numerals. Commercial, industrial and office buildings, height, the numbers shall measure a minimum of 12 inches in height, location generally, numbers shall be placed either in the center of the building or on the street end of the building so as to be visible from either the public or private street or from the parking lot, property line or driveway, should the building be located far enough from a public or private road so that the numbers are not clearly visible from the street, then the street address shall also be posted on the property at or near the property line or driveway to said building, color; each building, numbers shall be contrasting to the background color and shall be placed on each building in the complex, Arabic numerals, all numbers used shall be Arabic numerals, Shopping centers. Shopping centers consisting of two or more stores shall have a tenant or suite number affixed to the front of the tenant space and on the outside of the rear door which corresponds with that tenant space. Numbers shall measure six inches in height. (City of Dover Code of Ordinances, 98-344) 27. A lock box (Knox) containing any and all means necessary for fire department access shall be provided at the following occupancies: any occupancy that contains a fire alarm signaling system that is monitored off-site, or any occupancy that contains an automatic sprinkler system. (2015 Delaware State Fire Prevention Regulations 705, Chapter 5, 2.4) Secured key systems. When required; exemption. A secured key system shall be required for any new or existing building where a fire alarm or sprinkler system is being installed. It shall be the responsibility of the owner or occupant to keep a set of keys in the secured key box that are current to the locks of the protected occupancy. Buildings with 24-hour staffing or guard service shall be exempt from this subsection. Location. The secured key system shall be located as close to the main entrance as possible. Should the building design not allow the secured key system to be located by the main entrance, the fire marshal and fire chief shall come to an agreement as to an alternate location for the key box. A secured key system, once installed, shall not be obstructed from view or obstructed by any means that would delay the fire department access to the box. Required keys. Keys to be secured in the key box shall include keys to all points of ingress or egress, whether on the interior or exterior of the building, and keys to locked mechanical rooms, electrical rooms, elevator rooms, fire alarm and sprinkler controls and any area protected by automatic fire detection. Keys to individual residential apartment units are not required. Ordering responsibility. It shall be the responsibility of the general contractor to order the key box for new buildings. It shall be the responsibility of the owner or tenant to order the key box for existing buildings. 76

Item 5. Installation before testing. No acceptance test for sprinklers or fire alarms shall be conducted before the installation of a key box. (City Code of Ordinances 46-127) Knox Box to be mounted 6 feet above ground level 28. All required means of egress shall have an exit discharge consisting of a non-slip surface and leading to and terminating at a public way. 29. All new passenger elevators in a building shall be provided with a car sized to accommodate an ambulance cot 24 inches (609 mm) by 84 inches (2133 mm) in its horizontal open position. Where two or more new passenger elevators are located in a single hoist way and serve all or the same portion of the building, only one elevator car that provides a car sized to accommodate an ambulance cot 24 inches by 84 inches in its horizontal position for each hoist way shall be required. Elevator cars required to comply with 15.1 or 15.2 shall be identified by the international symbol for emergency medical services (star of life). The symbol shall be not less than 3 inches (76 mm) in height and shall be placed inside on both sides of the hoist way door frame. Firefighter recall keys shall be provided in a manner acceptable to the local fire department. (2015 Delaware State Fire Prevention Regulations 705, Chapter 1, 15) 30. Project to be completed per approved Site Plan. 31. Full building and fire plan review is required. 32. Separate building permits/plans submission will be required for each building and/or tenant fit out. If the permit submission is for a “shell” a Certificate of Occupancy will not be issued. Separate plans and permits submissions will be required for each “tenant fit out” at which time a Certificate of Occupancy will be issued upon compliance/completion of each “tenant fit out”. Each “shell” will require a fire permit for sprinkler and fire alarm if applicable. Those systems (for the “shell”) must be accepted into service prior to any “tenant fit out” fire permits being issued. 33. Construction or renovations cannot be started until building plans are approved. 34. Fire alarm systems, fire suppression systems, hoods, exhaust ducts, and hood suppression systems require a fire permit from the Fire Marshal’s Office. This work cannot be started until the permit is approved. 35. Building cannot be occupied by the public until a Certificate of Occupancy is obtained. ADDITIONAL / SPECIFIC REQUIREMENTS TO OBTAIN APPROVAL: 1. Perimeter access and fire lanes need to be shown for the apartments and assembly 2. Confirm that there is 15’ between the apartment buildings and the parking area 3. Condo D needs a secondary fire lane as outlined in item # 11 listed above. Also see item # 5 listed above in reference to distance of fire lane from the building, 30’) 4. Confirm street widths to determine if parking is permitted on the street as outlined in item # 13 listed above 5. Need to discuss the amount and location of fire hydrants 6. Advise what the width is from the curb to the island to ensure proper width (at the entrances) 77

Item 5. APPLICABLE CODES LISTED BELOW (NOT LIMITED TO): 2015 NFPA 1 Fire Code (NFPA; National Fire Protection Association) 2015 NFPA 101 Life Safety Code (NFPA; National Fire Protection Association) 2013 NFPA 72 National Fire Alarm and Signaling Code (NFPA; National Fire Protection Association) 2013 NFPA 13 Installation of Sprinkler Systems (NFPA; National Fire Protection Association) 2009 IBC (International Building Code) Latest editions of all other NFPA Codes as defined by the Delaware State Fire Prevention Regulations 2015 Delaware State Fire Prevention Regulations City of Dover Code of Ordinances *If you have any questions or need to discuss any of the above comments, please call the above contact person listed. 78

KENT CONSERVATION DISTRICT Item 5. 1679 SOUTH DUPONT HIGHWAY • DOVER, DELAWARE 19901• (302) 608-5370 • WWW.KENTCD.ORG CITY OF DOVER DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY August 2021 APPLICATION: Stonebrook East: PND at McKee Road and W. Denny’s Road FILE #: SB-21-05 REVIEWING AGENCY: Kent Conservation District CONTACT: Kate Owens PHONE: 302-608-5370 EMAIL: katherine.owens@delaware.gov THE SUBJECT PROPOSAL HAS BEEN REVIEWED FOR CODE COMPLIANCE, PLAN CONFORMITY AND COMPLETENESS IN ACCORDANCE WITH THIS AGENCY’S AUTHORITY AND AREA OF EXPERTISE. THE FOLLOWING ITEMS HAVE BEEN IDENTIFIED AS ELEMENTS WHICH NEED TO BE ADDRESSED BY THE APPLICANT: Source: 2019 Delaware Sediment and Stormwater Regulations A sediment and stormwater plan approved to comply with previous regulations where construction has not commenced by December 31, 2019 shall expire and a new plan in compliance with the regulations shall be submitted to the Kent Conservation District for review and approval before commencement of construction [DSSR §1.3.2.1]. CITY AND STATE CODE REQUIREMENTS: 1) A detailed sediment and stormwater plan review is required for this site. Please submit an application, fee, and construction plan to Kent Conservation District for review and approval. 2) The following notes must appear on the record plan: a) The Kent Conservation District reserves the right to enter private property for purposes of periodic site inspection. b) The Kent Conservation District reserves the right to add, modify, of delete any erosion or sediment control measure, as it deems necessary. c) A clear statement of defined maintenance responsibility for stormwater management facilities must be provided on the Record Plan. ADVISORY COMMENTS TO THE APPLICANT: 1. A letter of no objection will be provided upon the approval of the detailed sediment and stormwater management plan. 79

Item 5. CITY OF DOVER D E DEVELOPMENT ADVISORY COMMITTEE L APPLICATION REVIEW COMMENTARY D O T =============================================================== APPLICATION: Stonebrook East FILE#: SB-21-05 REVIEWING AGENCY: DelDOT CONTACT PERSON: Joshua Schwartz PHONE#: 302-760-2768 =============================================================== THE SUBJECT PROPOSAL HAS BEEN REVIEWED FOR CODE COMPLIANCE, PLAN CONFORMITY AND COMPLETENESS IN ACCORDANCE WITH THIS AGENCY'S AUTHORITY AND AREA OF EXPERTISE. THE FOLLOWING ITEMS HAVE BEEN IDENTIFIED AS ELEMENTS WHICH NEED TO BE ADDRESSED BY THE APPLICANT: CITY & STATE CODE REQUIREMENTS: No person, firm, corporation or the like shall construct, open, reconstruct, maintain, modify or use any crossing or entrance onto a state-maintained highway, street or road, including any drainage modifications leading into or carried by the highway drainage system, without first having complied with standards and regulations adopted by the Department and having obtained a permit issued by the Department. Please contact the Delaware Department of Transportation - Development Coordination section to begin permit process. RECOMMENDATIONS SUGGESTED AS CONDITIONS OF APPROVAL TO MEET CODE OBJECTIVES: ADVISORY COMMENTS TO THE APPLICANT: 1. The property shall submit a Record Plan and Entrance Plan submissions to DelDOT for the parcel. At that time schedule a pre-submittal meeting to begin the process. 80

Duffield Associates, LLC 5400 LimestoneItem Road 5. Wilmington, DE 19808 Phone: 302.239.6634 Fax: 302.239.8485 duffnet.com July 2, 2021 Via Hand Delivery Ms. Dawn E. Melson-Williams, AICP Principal Planner City of Dover 15 Loockerman Plaza Dover, DE 19901 RE: Project No. 13053.CA (Duffield) Site Development Plan – Stonebrook East Tax Parcel No. ED05-057.03-01-01.00 to 92.00 Dover, Kent County, DE Dear Ms. Melson-Williams: Duffield Associates,LLC (Duffield) is pleased to submit our Site Development Plan for Stonebrook East. The project site is located at the northeast intersection of McKee Road and West Denneys Road, in the City of Dover, Kent County, Delaware. The site is comprised of Tax Parcel Nos. ED05-057.03-01-01.00 to 92.00 consisting of approximately 45.75 acres and is currently zoned RM-1 (Medium density residence zone). The site is situated on existing farm field, adjacent to other residential subdivisions along West Denneys Road. This site was previously approved in 2010 for 87 townhomes and 168 garden apartments. This revised project is proposing to develop 103 townhouses and 138 garden apartments. The site will be following the Planned Neighborhood Design option (PND) as listed in the City of Dover’s Zoning Code. This will require a conditional use approval from the planning commission. In addition, the following waivers are being requested. 1. To permit 4 story garden apartments (2 stories allowed). 2. To permit 48 foot building height of garden apartments (35 feet allowed). 3. To permit an average 35 dwelling units per building of garden apartments (maximum average of 24 dwelling units per building allowed). Coordination with DelDOT is ongoing, dependent upon the City’s approval to proceed with the project with an Area Wide Study Fee in lieu of a Traffic Impact Study. Architectural elevations and renderings will be submitted at a later date, as previously discussed with the Planning Department. In addition, a meeting will be held with Kent Conservation District to discuss stormwater management for this project in the coming weeks. Please do not hesitate to contact us, if you have any questions or comments with regard to the above items. We appreciate your review of this project. Very truly yours, DUFFIELD ASSOCIATES, LLC K. James Taylor, Jr., P.E. Project Manager KJT:acj 13053CA.0721-Dover-SitePlan.COR Enhancing our community one project at a time. 81

Duffield Associates, LLC 5400 LimestoneItem Road 5. Wilmington, DE 19808 Phone: 302.239.6634 Fax: 302.239.8485 duffnet.com August 6, 2021 Via email Ms. Dawn E. Melson-Williams, AICP Principal Planner City of Dover 15 Loockerman Plaza Dover, DE 19901 RE: Project No. 13053.CA (Duffield) Site Development Plan – Stonebrook East Tax Parcel No. ED05-057.03-01-01.00 to 92.00 Dover, Kent County, DE Dear Ms. Melson-Williams: Duffield Associates, LLC (Duffield) is requesting one additional waiver to the previous list of waivers for the Stonebrook East project. The waiver being requested is to permit a partial elimination of sidewalks along Millais Drive (sidewalks required on both sides of the sidewalk). Along W. Denneys Road and McKee Road, a shared use path is proposed along the frontage. Millais Drive parallels these roadways. Therefore, sidewalk is not proposed on that side of Millais Drive. Sidewalk is still proposed along the side opposite of this request. Please do not hesitate to contact us, if you have any questions or comments with regard to the above items. We appreciate your review of this project. Very truly yours, DUFFIELD ASSOCIATES, LLC K. James Taylor, Jr., P.E. Project Manager KJT:lst 13053CA.0821-Dover-SitePlan.COR Enhancing our community one project at a time. 82

Item 5. 83

Item 5. 84

Item 5. 87 -9 21 - 21 -1 21 -1 21 - 2 244D 0 0 2 244D 0 0 2 244D 0 0 2 244D 0 0 2 244D 0 0 2 244D 0 0 2 244D 0 0 2 244D 0 0 AMILY OOM AMILY OOM AMILY OOM AMILY OOM 20 -11 1 -9 21 -1 1 -9 21 -1 1 -9 20 -11 1 -9 /S /S /S /S DW DW DW DW SIN SIN SIN SIN 41 -0 44 -0 ALL ALL ITC EN ITC EN ITC EN ITC EN 1 - 1 -7 1 - 1 -7 1 - 1 -7 1 - 1 -7 DN ANGE DN ANGE DN ANGE DN ANGE E E E E DINING DINING DINING DINING UP OOM UP OOM UP OOM UP OOM 1 - 1 -1 1 - 1 -1 1 - 1 -1 1 - 1 -1 T N4020 T N4020 T N4020 T N4020 -0 D 0 D 0 D 0 D 0 9 -9 12 -0 10 -0 12 -0 10 -0 12 -0 10 -0 12 -0 SECOND LEVEL PLAN 87 -9 21 - 11 21 -1 11 21 -1 11 21 - Stonebrook East EC OOM EC OOM EC OOM 21 -1 22 -8 21 -1 22 -8 20 -11 22 -8 TAX MAP: XXXXXXXXX LA PO -2226-4 IT T ATO EOUS AITY C INA PO LA -2226-4 IT T ATO EOUS AITY C INA LA PO -2226-4 IT T ATO EOUS AITY C INA PO LA -2226-4 IT T ATO EOUS AITY C INA NEW BUILDING: CITY, STATE XXXXX EC OOM 20 -11 22 -8 PWD PWD PWD PWD street 44 -0 FIRST FLOOR S UA E OOTAGE PE UNIT OYE OYE OYE OYE PLAN GA AGE GA AGE GA AGE GA AGE I ST LE EL 692 S . T. SECOND LE EL 928 S . T. T I D LE EL 928 S . T. B.W. GA AGE 2 S . T. UP UP UP UP W.B. 7/08/2021 EATED SPACE 2, 48 S . T. TOTAL SPACE 2,78 S . T. AS NOTED C1490-0621 9 -9 12 -0 10 -0 12 -0 10 -0 12 -0 10 -0 12 -0 A1.0 FIRST LEVEL PLAN 85

Item 5. 87 -9 21 - 21 -1 21 -1 21 - 244D 0 0 244D 0 0 244D 0 0 244D 0 0 244D 0 0 244D 0 0 244D 0 0 244D 0 0 BED OOM BED OOM 2 BED OOM BED OOM 2 BED OOM BED OOM 2 BED OOM BED OOM 2 10 -4 14 - 10 -2 14 - 10 -4 14 - 10 -4 14 - 10 -4 14 - 10 -4 14 - 10 -4 14 - 10 -4 14 - /S /S /S /S /S /S /S /S /S /S /S /S D ALL D ALL D ALL D ALL /S W.I.C. /S /S W.I.C. /S /S W.I.C. /S /S W.I.C. /S W W W W 41 -0 LINEN 44 -0 BAT BAT BAT BAT 2 2 2 2 DN BAT DN BAT DN BAT DN BAT 1 1 1 1 OWNE S OWNE S OWNE S OWNE S BED OOM BED OOM BED OOM BED OOM 17 -1 1 -1 17 - 1 -1 17 - 1 -1 17 -1 1 -1 T N4020 T N4020 T N4020 T N4020 -0 D 0 D 0 D 0 D 0 9 -9 12 -0 10 -0 12 -0 10 -0 12 -0 10 -0 12 -0 THIRD LEVEL PLAN Stonebrook East NEW BUILDING: CITY, STATE XXXXX TAX MAP: XXXXXXXXX street SECOND FLOOR PLAN B.W. W.B. 7/08/2021 AS NOTED C1490-0621 A1.1 SECOND FLOOR PLAN 86

Item 5. 12 12 12 12 12 12 12 12 10 10 10 10 10 10 10 10 12 12 12 12 12 12 12 12 10 10 10 10 10 10 10 10 12 12 12 12 12 12 12 12 10 10 10 10 10 10 10 10 FRONT ELEVATION 12 12 12 12 12 12 12 12 6 6 6 6 6 6 6 6 Stonebrook East NEW BUILDING: CITY, STATE XXXXX TAX MAP: XXXXXXXXX street 4 -11 1/8 ELEVATIONS B.W. W.B. 7/08/2021 AS NOTED C1490-0621 A2.0 REAR ELEVATION 87

Item 5. 12 6 12 6 RIGHT SIDE ELEVATION - PROPOSED 12 12 6 6 Stonebrook East NEW BUILDING: CITY, STATE XXXXX TAX MAP: XXXXXXXXX street 4 -11 1/8 ELEVATIONS B.W. W.B. 7/08/2021 AS NOTED C1490-0621 A2.1 LEFT SIDE ELEVATION - PROPOSED 88

Item 6. Appointment of the Architectural Review Oversight Subcommittee of Planning Commission As part of the Annual Meeting of the Planning Commission, one of the responsibilities of the Planning Commission is to appoint the Architectural Review Oversight Subcommittee. The following excerpt from the Zoning Ordinance is provided. Appendix B: Zoning Ordinance, Article 10 Section 2. Site development plan approval. 2.28 Consideration shall be given to the physical orientation and architectural characteristics of proposed buildings, the relationship of proposed buildings to existing buildings and to other proposed buildings, and their contributions to the overall image of the immediate vicinity by considering the building and architectural design guidelines as set forth in article 5, section 19. Design characteristics of proposed buildings and building additions shall not detract or devalue existing buildings in the immediate vicinity. (A) If the planning commission determines that the proposed physical orientation and architectural characteristics of the proposed buildings do not meet the intent and objectives of this section, then the planning commission shall refer the proposal to the architectural review oversight subcommittee for review and comment. (B) The subcommittee shall meet and review the proposal with the applicant, and return its comments to the planning commission by the next regularly scheduled meeting. (C) The architectural review oversight subcommittee shall be appointed by the commission at its annual meeting, and membership shall consist of two planning commission members, and two design professionals with experience in construction, and the mayor or the mayor's designee. Two alternate design professionals with experience in construction shall also be appointed. At the July 19, 2021 Meeting of the Planning Commission, the following individuals were appointed to the Architectural Review Oversight Subcommittee of Planning Commission. o Kathleen Welsh, Planning Commission member o Kenneth Roach, Planning Commission member o Mayor or Mayor’s designee The Planning Commission at their July 19, 2021 also acted regarding the appointment two Design Professional members to the Subcommittee pending confirmation of their availability. Planning Staff was directed to confirm their availability and to report back to the Planning Commission. No other Design Professionals as Alternates were appointed. o Dr. R.J. Chandler, Faculty member of Architecture program at DelTech Community College, Design Professional o Ms. Sarah Keifer, Director of Planning Services for Kent County, Design Professional The Planning Commission as part of their Annual Meeting must act to appoint the membership of the Architectural Review Oversight Subcommittee. In July, the Planning Commission acted to appoint the membership of the Architectural Review Oversight Subcommittee as noted above. • Planning Staff has contacted the proposed Design Professional members to discuss their availability and will report on their status at the meeting. Selection for Architectural Review Oversight Subcommittee of the Planning Commission Summary for 8-2021 89

Item 7. Resolution Whereas, Nicholas Adams became a member of the City of Dover Planning Commission on January 28, 2019 and has served with diligence and distinction in this capacity as an advocate for sound land use planning in the public interest; and, Whereas, Nicholas Adams has played a key role in ensuring fundamental fairness and careful forethought in the planning and development of the Capital City through his service on the Planning Commission; and, Whereas, Nicholas Adams served with distinction in the position of Vice-Chair of the Planning Commission since his election to the position on September 21, 2020; and, Whereas, Nicholas Adams has influenced the pattern and appearance of development in Dover through his contributions to the creation of the City’s 2019 Comprehensive Plan and to ensure compliance with the Plan as adopted; his participation in the review and implementation of the 2021 Comprehensive Rezoning Project; his eagerness to learn about land use and zoning; and his ability to remain a clear, fair and balanced voice even through the trials and difficulties of the COVID-19 Pandemic with the virtual meeting format for Planning Commission Meetings; and, Whereas, Nicholas Adams completed his term of service on the City of Dover Planning Commission on August 16, 2021. Now Therefore Be It Resolved That, the City of Dover Planning Commission does hereby express its sincere appreciation to Nicholas Adams for his faithful and exemplary service to the Citizens of the City of Dover as an active member of the City of Dover Planning Commission and extends its very best wishes to Nicholas Adams for a bright and prosperous future. __________________________ _________________________ Andrea Maucher David S. Hugg, III Planning Commission Chair City Planner 90