PC Paperless Packet

CITY OF DOVER, DELAWARE PLANNING COMMISSION Monday, December 20, 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 December 20, 2021 will be held as an In-Person Meeting in City Hall Council Chambers. The public is welcome to attend and masks are encouraged. The meeting will also be a Virtual Meeting using 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 December 20, 2021 Dial: 1-408-418-9388 Event number/Access code: 2338 160 7053 Event password: DoverPC Event Address: https://bit.ly/PCMeeting12202021 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 APPROVAL OF MINUTES 1. Adoption of Minutes of November 15, 2021. 1

PLANNING COMMISSION - December 20, 2021 PAGE 2 COMMUNICATIONS & REPORTS Meeting Reminder: The next Planning Commission regular meeting date is January 18, 2022 at 7:00 PM. Update on City Council Actions Department of Planning & Inspections Updates 2. Draft Schedule of Deadlines and Meeting Dates for 2022 Education and Training Opportunities 3. The Institute for Public Administration presents two opportunities for training via Zoom! January 14, 2022 at 10:00 A.M. - Advanced Land Use Law January 28, 2022 at 10:00 A.M. - Planning 101: Planning Your Community's Future OPENING REMARKS CONCERNING MEETING PROCEDURES FOR APPLICATIONS OLD BUSINESS Request Extension of Planning Commission Approval: None NEW APPLICATIONS 4. SB-21-05 Revised - Stonebrook East: Planned Neighborhood Design at McKee Road and W. Denney’s Road – Public Hearing and Review of a Revised Subdivision Plan to allow for Alternative Design Standards for the previously approved 103 proposed townhouse units, specifically to allow for a minimum lot width of 20 feet instead of the required width of 22 feet. In addition the Alleys A, B, and C have been moved slightly to allow for more uniform lot depths for all townhouses. There are no changes proposed to the previously approved 138 garden apartment units. The project is located on the northeast corner of the intersection of McKee Road and Denny’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. Tax Parcel Numbers: ED-05-057.03-01-01.00-000 through 92.00-000. Council District 1. 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. A Revised Subdivision Plan was given Conditional Approval by the Planning Commission on August 16, 2021. 5. C-21-08 Royal Farms at 1205 McKee Road- Public Hearing and Review of a Conditional Use Site Plan and associated Minor Subdivision Plan Application for construction of a 5,154 SF Retail Store (Convenience Store) and associated fuel pumps. The Application includes associated site improvements and a 1,248 SF Accessory building to serve as a drive-through Car Wash. The property is currently zoned C-2A (Limited Central Commercial Zone) and is subject to COZ-1 (Corridor Overlay Zone). The proposed Lot 1 is 2.545 +/ acres (110,854 SF) 2

PLANNING COMMISSION - December 20, 2021 PAGE 3 and is the location of the proposed development. The proposed Lot 2 is 0.870 +/- acres (37,897 SF) and is currently not subject to a design proposal. The Site overall currently consists of 3.415 +/- acres (148,751 SF) and is located at the northeast corner of the intersection of McKee Road and College Road. The owner of record is Two Farms Inc. Property Address: 1205 McKee Road. Tax Parcel Number: ED-05-067.00-02-51.00-000. Council District 4. Consideration of Superior Urban Design. NEW BUSINESS ADJOURN Posted Agenda: December 10, 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 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 The Meeting of the City of Dover Planning Commission was held on Monday, November 15, 2021 at 6:00 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. Roach, Mrs. Lord (virtual), Mr. Hartman, Mr. Baldwin, Dr. Jones, Mrs. Welsh (virtual), Mrs. Malone (virtual), and Mrs. Maucher. Mr. Cooper was absent. Staff members present were Mrs. Dawn Melson-Williams, Mr. Julian Swierczek, Ms. Samantha Bulkilvish, Mr. Jason Lyon (virtual) and Mrs. Kristen Mullaney (virtual). Also present were Mr. Greg Rishel, Mr. Ring Lardner, Mr. Cliff Mumford, Mr. Edward Farrell, Mr. Ray Garganio, Mr. Kester Kelly, Mr. Jonathan Street and Mr. Donny Legans. Speaking from the public were Mr. Wyatt Waters, Mr. Mick Wrisley, Mr. Brian Morris, Mr. Todd Stonesifer, Mr. Cameron Llewellyn, and Mr. Kirk Johnson. APPROVAL OF AGENDA Mrs. Maucher stated that Application Z-21-07 – Lands of New Burton Storage, LLC at 1427 New Burton Road – Rezoning from C-1A to C-3 will not be heard by the Planning Commission on November 15, 2021. The Applicant has chosen to withdraw their application at this time to pursue something different with the property. Mrs. Maucher stated that Site Development Plan Application S-21-11 McKee Road Apartments at 1385 McKee Road will not be heard by the Planning Commission on November 15, 2021. The Applicant has requested to postpone the Public Hearing in order to work out additional details on the Plan. This Application and its Public Hearing will be rescheduled for a future Planning Commission meeting and will be subject to Public Notice requirements for the new meeting date. Dr. Jones moved to approve the revised Agenda for tonight, seconded by Mr. Baldwin and the motion was unanimously carried 8-0 by voice vote with Mr. Cooper absent. APPROVAL OF MEETING MINUTES OF OCTOBER 18, 2021 Dr. Jones moved to approve the Planning Commission Meeting Minutes of October 18, 2021, seconded by Mr. Baldwin and the motion was unanimously carried 8-0 by voice vote with Mr. Cooper absent. COMMUNICATIONS & REPORTS Mrs. Melson-Williams stated that the next Planning Commission regular meeting is scheduled for Monday, December 20, 2021 at 7PM in the City Council Chambers. Mrs. Melson-Williams provided an update on the regular City Council and various Committee meetings held on October 25 & 26, 2021 and November 8 & 9, 2021. This included City Council’s action to appoint Mr. Dave Hugg as Interim City Manager and Mrs. Dawn Melson- Williams as Interim City Planner/Building Inspector. 1 4

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 Mrs. Melson-Williams stated that the Planning Office is a little bit busy since our Director is now directing the City at the moment because of other staffing changes that occurred. They are working their way through a very busy Fall and that just added to it. Mrs. Melson-Williams stated that included in the packet was the education and training opportunity. There is an upcoming one on December 1 & 2, 2021. It is the American Planning Association’s Delaware Chapter. Fall Conference and it is available for Planning Commission members to attend these two mornings from 9AM to noon. If anyone is interested in attending that, please let Planning Staff know and they can get you registered. The two days focus on COVID-Informed Planning Across Multiple Sectors and Implementing Equity and Planning. There are a number of speakers from the State and actually the National APA President as well. 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 Request Extension of Planning Commission Approval: None NEW APPLICATIONS AX-21-04 Annexation of Right-of-Way of Raymond Street, Grove Street and Railroad Avenue - Public Hearing and Review for Recommendation to City Council on an Annexation Clarification Amending the Zoning Map of the City of Dover by Annexing the segments of right- of-way in the vicinity of Tax Parcels: ED-05-067.00-02-53.00-000 and ED-05-067.00-02-56.00- 000. The rights-of-way, known as portions of Raymond Street (aka Jason Street), Railroad Avenue, and Grove Street and identified on a plan titled “Plot of Land Belonging to The College Settlement Company,” dated 1899, have a total area of 1.6791+/- acres. Annexation Areas: Area 1: Right-of-way segment of Raymond Street (aka Jason Street) from Mishoe Street to Railroad Avenue at the railroad corridor. Width of 35 feet. Area Size: 0.6447 acres +/- (28,084 SF); Area 2: Right-of-way segment of Railroad Avenue from Raymond Street and extending north approximately 1090.24 feet parallel to the railroad corridor. Width of 35 feet. Area Size 0.8737 acres +/- (38,057 SF); Area 3: Right-of-way segment of Grove Street from Raymond Street and extending north approximately 200 feet to previously abandoned portion of Grove Street. Width of 35 feet. Area Size: 0.1607 acres+/- (7,000SF). Proposed Council District 4. Ordinance #2021- 23. Representatives: Mr. Greg Rishel, Pennoni & Associates and Planning Staff Ms. Bulkilvish stated that this application is for an Annexation Clarification of Right-of-Way of Raymond Street (also known as Jason Street), Grove Street and Railroad Avenue. It is a clarification because the surrounding properties have been annexed into the City (Referring to a Map Exhibit.) Anywhere on the map that is hashed orange is in the County and the rest of it has frontage along these right-of-ways and is annexed into the City already. The clarification is just making sure that the remainder of the right-of-way that had been annexed prior to this is now annexed. This is so that there is no confusion moving forward with anyone who wishes to pursue 2 5

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 a development application and needs access to right-of-way. The right-of-way was established in 1899 via a plot of land belonging to the College settlement company. It shows the right-of-way plotted as Railroad Avenue in blue, Grove Street in pink and Raymond Street in yellow which at that time, was known as Jason Street. As time went on between 1973 and 2006, portions of the area were annexed into the City of Dover. In some cases, it did explicitly say in the recorded documents that in addition to the properties, the right-of-ways in front of those properties were to be annexed as well and, in some cases,, it left that out completely. What we are trying to do is just clean things up, make an enclave a little smaller and make sure that this right-of-way is brought into the City as it was intended to be. Mr. Rishel stated that he thinks Ms. Bulkilvish did a wonderful job presenting the facts and figures that were included in the packet. He really doesn’t know if he has a whole lot extra to add other than they do want to ensure that property owners in this area to the north, who may be looking at any future development applications, are ensured that there is public right-of-way fully within the City of Dover to access those parcels. To improve those rights-of-ways with future City streets and no applications could be done for that without them being able to be heard by the City of Dover, and not without making sure that they were fully within Dover’s jurisdiction. So, that is really the purpose of this application. Deeds and records obviously are quite old and miscellaneous over the years. So really, they just want to kind of make sure that any holes are cleaned up and that the entire rights-of-way are fully now encumbered by the City of Dover. Mrs. Maucher opened the public hearing. Mr. Wyatt Waters – 281 College Road Dover, DE 19904 Mr. Waters stated that the paper that they sent said it was going to improve that area. Is there a timeline for this? He heard that they said in the future but some of it like Raymond Street aka Jason Street backs up to his property. Is that going to be developed sometime soon or are you going to wait for somebody else to move in that area? Responding to Mr. Waters, Mrs. Melson- Williams stated that this is to clarify that the right-of-way or “property of the street” is within the City of Dover. Should any adjoining property owner wish to develop, they may need to improve that roadway or street pavement. There is a portion of Raymond Street that is currently under City maintenance and that is the piece that is closest to Mishoe Street where you see the sidewalk along it and then it kind of just stops. There is still some pavement there. If any of the adjoining properties to the north would seek development, they would have to go through a Site Development Plan process and likely identify street improvements to be made depending on what their project is. For any new development, typically there is extension of water and sewer lines that need to happen as well as appropriate City streets of pavement, sidewalk, curbing and that kind of thing. Currently, Raymond Street has that for a portion and then it stops. We really can’t identify a timeline. It would be the burden of those developing to make those improvements following review and approval by the appropriate City Departments. Mrs. Melson-Williams stated that the Planning Commission members did receive a letter from the City Solicitor giving his determination that because the plat of 1899 for the College Settlement Company identified these streets, that they were anticipated to be dedicated to public use. Then ultimately if they are developed appropriately, accepted and dedicated to the City of 3 6

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 Dover for maintenance. His letter notes that the ownership of the streets could ultimately be the City of Dover once we clarify that they are within the City and then they are improved appropriately. Mrs. Maucher closed the public hearing Mr. Hartman moved to recommend approval to City Council for Application AX-21-04 Annexation of Right-of-Way of Raymond Street, Grove Street and Railroad Avenue based on the findings in the 2019 Comprehensive Plan that it is a Top Priority Annexation Area and the City needs to clarify the boundaries, seconded by Mr. Baldwin and the motion was carried 8-0 by roll call vote with Mr. Cooper absent. Mr. Hartman voting yes; based on what he previously stated. Mr. Baldwin voting yes; based on the statements made earlier. Dr. Jones voting yes; based upon the comments from the maker of the motion. Mrs. Welsh voting yes; the Annexation is needed for the future of the City and it’s appropriate for the Comprehensive Plan. Mrs. Malone voting yes; she is glad that the Annexation would be consistent in those areas of Raymond Street, Grove Street and Railroad Avenue. Mr. Roach voting yes. Mrs. Lord voting yes; based on testimony and other comments previously stated. Mrs. Maucher voting yes; for reasons previously stated as well as comments from the City Solicitor. C-21-07 – Lands of First State Business Center, LLC.: Two Buildings at 30 Lafferty Lane - Public Hearing and Review of a Conditional Use Site Plan Application to permit the construction of two (2) Warehouse Buildings with a combined size of 296,400 SF, a trailer parking area, and associated site improvements. Building A is proposed at 132,600 SF and Building B is proposed at 163,800 SF. The property is zoned M (Manufacturing Zone) and is subject to the AEOZ (Airport Environs Overlay Zone): Accident Potential Zone I (APZ I) and Noise Zone A. The property consists of 30 acres and is located on the south side of Lafferty Lane between Bay Road and Horsepond Road. The owner of record is First State Business Center, LLC and the equitable owner is Jack Lingo Asset Management, LLC. Property Address: 30 Lafferty Lane. Tax Parcel Number: ED-05-077.00-01-28.03-000. Council District 2. PLUS Review: #2021-08-04. Waiver Request: Partial Elimination of Sidewalk. For Consideration: Performance Standards Review Application. Representatives: Mr. Ring Lardner, Davis, Bowen & Friedel; Mr. Cliff Mumford, Davis, Bowen & Friedel; Mr. Mick Wrisley, Matan Inc.; Mr. Brian Morris, Matan, Inc.; Mr. Nick Hammonds, Jack Lingo Asset Management, LLC Mrs. Melson-Williams stated that this application was originally filed as a Conditional Use Site Plan and technically as a result of the Text Amendments to the M (Manufactured Zone), it can be considered as a Site Plan Application. This was noted in the Review Report and she just wanted to put that on the record to start with. It is identified as Lands of First State Business Center, LLC and it is a proposal for two very large buildings at 30 Lafferty Lane. It is a property that is about 30 acres in size and is in the M (Manufacturing Zone) and also subject to AEOZ (Airport Environs Overlay Zone). As you can see, the Plan depicts two very rectangular buildings that are surrounded by parking and also includes the kind of central area between the two buildings that has a series of loading spaces. To the far southern portion of the property is also a trailer drop area with a large-paved parking area just to the south of a stormwater management facility. With 4 7

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 the M (Manufacturing Zone), there is a variety of uses including warehousing that is considered a permitted use. There are a number of other uses but the specific tenants for this location have not yet been identified. When they are, we will again check and confirm that those uses are allowed by the zoning district of the M (Manufacturing Zone) and also as part of the AEOZ (Airport Environs Overlay Zone). The AEOZ (Airport Environs Overlay Zone) crosses the site both in an Accident Potential Zone and a Noise Zone. Those add additional requirements for limiting types of particular uses and then also in the construction of the building. This property is showing a significant number of parking spaces. It is meeting the required parking for the site and she is pleased to say that this is the first application that has actually identified Electric Vehicle (EV) parking spaces. That is very encouraging, but they are not sure the type of EV spaces because there are three different levels. They are hoping that it includes the full installation of the charging cords as well. There are a significant number of loading spaces that are identified as fifteen feet wide and sixty feet deep along the central part of the site between the two buildings. They have also identified bicycle parking on this site as well. The site takes access from Lafferty Lane. There are three points of access that go into either the employee parking lot areas or that central loading area between the two buildings. The property is identifying a shared use path along most of Lafferty Lane; however, the applicant has brought to the Commission this evening a Waiver Request for the Partial Elimination of Sidewalk. There is a segment along Lafferty Lane where it may be difficult to fully implement a sidewalk or shared use path; so, they are seeking relief from that. She will let the applicant note that a little more clearly for the Commission. The package also includes building architecture. They are looking at kind of a tilt wall panel system which is a masonry construction that would then be painted. They are showing a series of ways to divide that wall and include glass entry doors at various points and highlighting certain corners of the building as well. On the landscaping aspect, they are meeting the tree planting requirements with over 400 trees required for the site. There are some wetland areas on the property where they have to implement a riparian buffer and they are showing that. There are several residential properties across the street from this as two little houses; and they have implemented the required screening between the parking lot and those residential properties. In the M (Manufacturing Zone), the project is also subject to our Performance Standards Review Process. The applicant has submitted a letter identifying that this project is not anticipated to have any of the dangerous or objectionable elements that our Code identifies. Those things relate to fire hazards, noise, smoke, vibration, odors, and things of that nature. The Planning Office has provided review comments on the application. Our recommendations include that we are recommending approval of the Performance Standards Review Application. We do note that land use compliance with the use on the property will continue to be evaluated as the project is more detailed out and actually has tenants for the building spaces. We do note that there is a proposed right-of-way on an adjacent property and we would like them to evaluate whether or not there is feasibility to connect to that right-of-way should it be developed as a public street. We are just asking them to evaluate that. It’s kind of middle way through their site and we are not sure how feasible it actually is. We are encouraged to see the Electric Vehicle charging stations. We are hoping that they are EV-installed or they continue to plan for EV- capable or EV-ready facilities. The DAC Report continues with comments from our other agencies and she will include those by reference. This application was also required to go through the PLUS Review Process (the Preliminary Land Use Services Process) with the State. Their response to that PLUS Review is also included. 5 8

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 Mr. Lardner stated that he wanted to additionally reference some of the points that Mrs. Melson- Williams brought up. He will start with the three access points off of Lafferty Lane. They, of course, will be subject to DelDOT approval. We have a meeting scheduled with them on Thursday morning. The thought behind that was that they provided employee access for each building closest to the building. Then truck traffic would be in the middle of the site to separate the employee traffic from the truck traffic for circulation; and we hope that DelDOT agrees. Mrs. Melson-Williams also mentioned that they are over parked for their employee parking and that was done to allow shift changes that occur so that not everyone is trying to fight for the exact same space. So the over-parking is to allow that shift change to occur and to have ample parking. The Electric Vehicle parking spaces will be fully equipped with the charging stations and everything. As mentioned, as the tenants are identified, they will have to comply with the AEOZ (Airport Environs Overlay Zone) and the Performance Standards as well. That will be checked as part of the tenant approvals. Going to the sidewalk waivers, it’s about a 125-foot section where wetlands goes right up to the right-of-way as there is a storm road crossing pipe with a headwall. So if we were to provide the sidewalk access, it would either need to generally fill in the wetlands to extend that road crossing or they could put a bridge in or move pedestrians closer to the roadway. None of those are really great options. They are not aware of any development to the south of this property; so, they have requested a waiver at this point in time. Should this body agree to that waiver, DelDOT would also have to agree to that waiver. So if DelDOT says no and you say no, we will find a way to provide that pedestrian connectivity as safely as possible. If there is a reason behind that and it is more of an environmental issue and just the way Lafferty Lane was constructed. As far as the interconnection to the new construction road that is shown adjacent to the property, we had started to look into it. We have to kind of see how far to the east it goes. It may be more appropriate for an employee connection to control traffic given that they are on a very narrow stretch of road and to try to make truck traffic there would be very difficult. It is not out of the question to make that connection so they would think that employee interconnection would be more appropriate than to create that truck traffic but they will continue to evaluate that in the process. Mr. Roach questioned for such a massive project, do you have a tenant already in mind? Responding to Mr. Roach, Mr. Lardner stated that they have a tenant in mind. Matten has millions of square feet of warehouse in a spec building and then they go and talk to other tenants. They had a discussion with the Kent Economic Partnership and their team has identified that this type of warehouse size is of need, especially in Kent County. They are fully supportive to help find tenants. It is getting the approval first and that way the tenants know that it is a viable project going forward. The tenants will come forth probably before we have Final Site Plan Approval as they make the appropriate steps in the management process. Mrs. Maucher opened the public hearing. Mr. Mick Wrisley – Matan Companies Mr. Wrisley stated that he wanted to reiterate what Mr. Lardner said. Thank you to Mrs. Melson- Williams and Staff for the support through this project in Dover. Mr. Brian Morris – Matan Companies Mr. Morris stated that he concurs with what Mr. Wrisley says and they are excited to be in 6 9

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 Dover. Mrs. Maucher closed the public hearing. Mr. Hartman questioned if this was no longer a Conditional Use but now a Site Plan? Responding to Mr. Hartman, Mrs. Melson-Williams stated that it is labeled as a Conditional Use but as of last Monday, technically all it requires is a Site Development Plan. She thinks that you can reference it as and /or. Mr. Hartman moved to approve C-21-07 – Lands of First State Business Center, LLC.: Two Buildings at 30 Lafferty Lane and the approval of the Site Plan Application as well as approval of the (Performance) Standard Review Application and approval of the Waiver Request for the partial elimination of sidewalk with the understanding that DelDOT will also have to comment on this, seconded by Dr. Jones and the motion was carried 8-0 by roll call vote with Mr. Cooper absent. Mr. Hartman voting yes; based upon presentation of the applicant’s findings and recommendations of the DAC Report and the applicant’s answer to the Performance Standards letter. Mr. Baldwin voting yes. Dr. Jones voting yes; based upon the fact that the applicant is working very hard to bring this application to reality and the requests are viable. Mrs. Welsh voting yes; for all of the reasons previously stated. Mrs. Malone voting yes; for reasons stated. Mr. Roach voting yes; for reasons previously stated and they continue to cooperate with the Planning Staff and they have tried to explore other options in regards to the right-of-way as it pertains to that application. Mrs. Lord voting yes; for reasons previously stated. Mrs. Maucher voting yes; for reasons stated. S-21-10 Modwash: Car Wash at 1414 N DuPont Highway - Public Hearing and Review of a Site Plan Application for construction of a 4,660 SF Car Wash facility and associated site improvements. The property is zoned C-4 (Highway Commercial Zone) and is subject to SWPOZ (Source Water Protection Overlay Zone): Tier 3 – Excellent Recharge Area. The property consists of 1.93 acres (83,999 SF) and is located on the west side of North DuPont Highway, south of Rustic Lane. The owner of record is Dover Millex II, LLC and the developer is Hutton Build (Ray Garganio). Property Address: 1414 N. DuPont Highway. Tax Parcel Number: ED-05-057.00-01-17.00-000. Council District 4. Waiver Request: Partial Elimination of Upright Curbing (to Allow Use of Rolled Curb). Representatives: Mr. Edward Farrell, BL Companies; Mr. Ray Garganio, Hutton Build; Mr. Kester Kelly, BL Companies Mr. Swierczek stated that this is a proposal for a Site Development Plan application for a Car Wash at 1414 North DuPont Highway. This is a one story 4,660 SF building located on the west side of North DuPont Highway, opposite of the entrance of the Dover Mall area. They have submitted a partial elimination of upright curbing waiver request. For the site, they are proposing in addition to the main Car Wash facility, a total of eighteen parking spaces that you see in the center. Those are to be accompanied by vacuum cleaning equipment. On the drive aisle, there are an additional seven parking spaces for twenty-five total. These seven parking spaces are not proposed to host any type of carpeting (cleaning) equipment but rather to serve as employee parking. As a quick note, the zoning of the property is C-4 (Highway Commercial 7 10

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 Zone) and it is subject to the SWPOZ (Source Water Protection Overlay Zone). It has an established interpretation by our previous Director that a Car Wash facility does not constitute a motor vehicle service rather that is intended more for uses like auto mechanic shops. This rather serves as a personal service establishment and therefore would be compliant with the SWPOZ (Source Water Protection Overlay Zone). As noted, the applicants have submitted a waiver request for the partial elimination of upright curbing for a portion of the drive aisle leading into the main entrance of the facility of which Planning Staff has granted approval so as to allow for traffic circulation. It had additionally noted in the Waiver Request that they were requesting a full, from six inches down to at grade elimination of curbing at what you see at the bottom of the Site Plan to allow for stormwater management. Planning Staff, in the DAC Report, had noted a couple advisory comments for the location of the dumpster enclosure which is located at the front of the property near the main entrance. Also a couple items in regards to traffic circulation which most notably was a concern once a car was to enter the property that they would not be able to exit; however, the applicants have indicated that there will be the ability for a Staff person to allow them to exit through one of those kiosk gates. There are a couple other items on landscaping and tree planting locations and the screening of service equipment. He will note that the applicants have indicated that they are more than willing to be cooperative and work with Planning Staff on addressing those items and as established in the DAC process. Staff concerns in regards to the dumpster enclosure were eliminated by again their willingness to move it but also that fact that it was a rather handsome dumpster. Mrs. Melson-Williams stated that Mr. Garganio is using a display of the map to describe the project. Mr. Garganio stated that they have agreed to move the trash enclosure. What usually happens operationally is that you are going to come in the entrance, come around the corner and go to the tunnel. There is employee parking but there is a small pre-wash where someone can scrub the bugs off the front. There are three lanes that people can go through. The first two are regular where you stop. This is where one employee is at all times to make sure that everybody can pay the bills. The outside lane is a VIP lane that has a license plate reader. So as people get into the process and buy the monthly plans, this is the lane that they will go through and they don’t really get stopped. They come through, the light says go and they go around. That is huge for us when it comes to stacking because within a few months of opening these stores, we have found with these that this location will get as much as 50% early on of cars going through the process. A more mature store will get as many as 70-75% of cars that go through this (VIP) lane. Say someone gets so far in the line and gets stuck. They can let them go through the VIP lane to get to a bypass that can get them out of the line. It doesn’t happen often but it is something that we have to be prepared for. They go through the Car Wash. As they come out, one of the interesting things about the way we are building it and most modern car washes are, all of the water is going into the center of the location. Very little water comes out of the tunnel. What happens there is that it goes to a recycling area of three two-thousand gallon tanks. We recycle about 25% of the water that they use. When you come out of the location, that area is heated concrete so if there is any water that comes off the car, it’s going to hit the heated concrete. You are not making puddles and ice and all of the things that car washes have always had issues with. The next stop is going to be the number 2 employee. You would have 8 11

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 between 2 and 5 employees to make sure that they are lined up well. They are going to come to the free vacuums. Those vacuums overhang; they reach and come with compressed air if you want to blow things out. We’ve got towels and cleaners that people can use to clean their cars outside and inside. There is a third employee that’s wandering, making sure that the trash is picked up and making sure that there are enough towels and enough liquids. A lot of times, they are busy during weekends or nights. If they are busy, there will be a fourth employee whose office is in the corner. They see everything and they can kind of deploy to where they need to be. Hours are 8AM-8PM and lights come on an hour before 8AM go out by 9PM. Any types of deliveries and trash pickups are done normally around 7:30AM before the location opens. We want all of that in and out before people start coming to the site. Mr. Hartman questioned that if he were to come in 100 or 150 feet off of the highway, would he have to option to turn around at that point or will he have to sit in line all the way around to VIP lane? Responding to Mr. Hartman, Mr. Garganio stated that if you make a wrong turn off the highway, if it’s really busy you might get stuck but you can go into different lanes and turn around. There is 24 feet of two-way aisle there so you have the ability to make a turn. The tunnel can wash 120 cars an hour. They don’t normally go quite that fast but that’s what it is set at. Sometimes there are people who go in and spend just a few minutes, some people detail their cars and somewhere around half just get their cars washed. As a company, we have twenty-four open across the country; two locations are close to here in New Jersey. They have twenty-four under construction and we have one hundred forty-five that are in this process right now for building. Dr. Jones questioned why would a car get stuck? Would it be because of a wrong turn? Responding to Dr. Jones, Mr. Garganio stated that if they make a wrong turn and don’t realize it until they are at a certain point then they will have to be led around and will have to just wait. We do have a bypass to make sure that they don’t get stuck going through the tunnel. If they only get to a certain point then they have the ability to turn around and go back out. If they don’t realize it until they are too far in, there is just no place to go and they will have to wait until they get to the bypass lane. Dr. Jones questioned if it was a self-guided departure? Responding to Dr. Jones, Mr. Garganio stated no, if somebody gets stuck and they need to not go through the tunnel and not pay, the employee who is working this area will direct them out and show them were to go. It doesn’t happen often, but it does happen. Dr. Jones stated that it does happen. Somebody may get in and say they don’t really want to pay this price. Responding to Dr. Jones, Mr. Garganio stated or they get up there and they don’t have their wallet. When it’s busy time on like Saturdays and Sundays, there will be a third person that is wandering. If they see this person backing up, they are coming to help. That is the whole concept of keeping people moving. Mrs. Lord stated that you said that you recycle the water that comes off of the vehicles and 25% of it gets recycled clean for under carriage maintenance. What happens to the other 75%? Responding to Mrs. Lord, Mr. Garganio stated that a small percentage of it is evaporated and what is left over goes into the sanitary system. 9 12

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 Mr. Baldwin stated that everybody seems to be driving pickup trucks now; some of them are covered and some are not. Frequently, he has come past a Car Wash and an uncovered pickup is coming out and spewing water. So how much water is left in the bed of a pickup truck once they go through your Car Wash? Responding to Mr. Baldwin, Mr. Garganio stated that he could get him that answer but he really doesn’t know. He does know that when you come out, when the water first starts coming out, it’s going to run back to the Car Wash. Our slopes are back to the car wash and into the pit there. So, you are going to get some of it that way. If somebody has a full load in the back of their car, a lot of it is going to hit that heated concrete in the back and evaporate. If somebody has a really full load of water in the back of their pickup truck, some of that is going to get on the road. Their Car Wash is setup up for an F250 truck to fit but if you have an F250 it is tight, but you can get in. That’s the reason why for the rolled curb because no matter how much space we leave there, somebody is going to hit that curb strip or they are going to hit it and bust their car up. They put it in the areas where you have the tight turns so if somebody pulls up on the curb a little bit it’s not going to destroy their car. He thinks that they probably gather more (water) than others because of the way of their angle and the way they do it. But if it’s got tight bed and it’s holding a lot of water he doesn’t think that they can get all of it. Mr. Baldwin stated that he was just wondering how much of it got on the highway. Responding to Mr. Baldwin, Mr. Garganio stated that he is not sure that it will make it to the highway but he doesn’t know. Mr. Farrell stated that hopefully it goes to the vacuum area and it helps clear that water out. Mr. Garganio stated that they do some things to stop that but if it’s a lot they can’t get it all . One of the things that they do is just learn from other people’s mistakes. A lot of people have their exit go straight to the highway. We don’t do that, we put in turns because what we have found is when you do that, if you have a problem on the highway and it starts backing up, you have to turn it off. You have to stop the tunnel. You stop the tunnel and there are all types of bad things that happen. For us not to allow the tunnel to get stopped, even from an engineering standpoint, they will tell you that we are always turning and making angles to try and keep the traffic flowing. If they back up where people are getting out, we have just as big of a problem. Mrs. Lord stated that she just wondering why you chose this location because there are quite a few car washes as soon as you get off Route 1 into the center of town. She is just curious as to why you chose that spot because it seems like we have quite a few car washes already and that’s a lot of competition. Mr. Garganio stated that he is not in the real estate department but he does have lots of conversations with them. A lot of it comes down to local real estate and finding a good site is how many people they think use car washes and where the traffic is on the highway. They look at all of the different demographics. They have figured out who uses car washes and this meets all of those. He thinks from a standpoint of competition, he thinks that ours is a brand new system that people like and we do well against competition of smaller versions of car washes. This thing does a real nice job cleaning. Mr. Hartman questioned if Planning Staff was satisfied with the traffic circulation that is 10 13

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 presented. Responding to Mr. Hartman, Mr. Swierczek stated yes, we did address some of the concerns in additional discussions with the DAC Report and the applicants noting our concern about traffic flow. They allayed most of our concerns by pointing out that they will have Staff onsite when operating to assist anyone who may need to exit without necessarily paying for services. As they had stated, our concerns that related to the dumpster enclosure, we did note that it may have been located there to allow for the trucks to enter and exit efficiently. But they found another way to address that without negatively impacting traffic flow. They will certainly be keeping Planning Commission in the loop if there are any significant changes to that but he thinks that Planning Staff is satisfied on where it is and where it’s going. Mrs. Maucher questioned if cars drive through or are they pulled through? Responding to Mrs. Maucher, Mr. Garganio stated that the tire gets on a roller and just rolls it through the tunnel. Mrs. Maucher stated that you can speed up. Responding to Mrs. Maucher, Mr. Garganio stated that if for some reason it got really busy, they can speed up the tunnel. They just have pretty much a standard speed. Mrs. Maucher opened a public hearing. Mr. Farrell stated that he would like to address some of the comments that came up from the DAC meeting, some of which were actually taken care of by Mr. Garganio. We have an updated Draft Site Plan that we can show you here to add a little bit of a visual to what he is going to tell you. One of the first things that they wanted to address due to the circulation was the location of the trash enclosure. Although it had been deemed canceled, we did move it towards the back of the site so it’s not the first thing you see when customers, first access the site. It’s situated in such a position also so when a truck does enter, we did put in a way where they could make the K turn back into the bypass driveway and make their way back out of the site through the main driveway. The other thing that came up with the trash enclosure was the actual screening with the trees. We provided screening around the trash enclosure but due to the robust nature of those trees, it was asked that we move them back from the enclosure which will be perfectly fine. They will address that and go back for a solution. Something else that we did hear was that they spoke to Fire Marshal and we wanted to take care of everything that he wanted us to do. One of the main things was access to the building. As a single story, the Fire Ordinance calls for at least a ten feet separation between the building and the parking lot spaces. The plan that was submitted to the Commission was seven feet wide and we have pushed it three feet more. Since we are still inside the setbacks, the only real difference to the site was that there is just a very slight off-set. The next thing that was brought to our attention was a sidewalk connection for pedestrians. This will probably be more towards employees than the actual customers. We made a connection to the public sidewalk and they would be crossing over where the exit tunnel is and right into the main area for access to the building. What they are also providing here is that we did have on our original plan for bike parking. We are proposing for the number of spaces there requires two bike parking spaces, but they are providing those by the exit. Other than that, our Waiver Request was revised from the Planner. Our original waiver was asking for relief from the 6-inch curb throughout the entire site. We have since reduced the request. We are using 6-inch curb which is most of the perimeter and the 4-inch curb internally because of these tight turns. It is just a safety measure for circulation 11 14

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 and then also we have some depressed curb areas which are used for proper sheet flow for stormwater runoff. This is actually something that Kent Conservation District looks for with this depressed curb along the back so it follows pretty close to what the existing runoff condition is. Mrs. Maucher closed the public hearing. Mr. Roach questioned if it was a Car Wash where you can pull up and get out of your car or do you stay in your car? Responding to Mr. Roach, Mr. Garganio stated that you stay in your car. Mr. Hartman moved to approve S-21-10 Modwash: Car Wash at 1414 N DuPont Highway based upon the comments from the Planning Office, the presentation by the applicant and the findings in the DAC Meeting, seconded by Mr. Baldwin and the motion was carried 8-0 by roll call vote with Mr. Cooper absent. Mr. Hartman voting yes; based on the comments in the motion. Mr. Baldwin voting yes; based on Staff recommendations and it seems like a good project. Dr. Jones voting yes; for reasons already stated. It sounds like an exciting experience. Mrs. Welsh voting yes; for reasons previously stated. Mrs. Malone voting yes; for reasons previously stated. Mr. Roach voting yes; he appreciates the addition and he feels as though it is big. As our City continues to grow, the more car washes we will need. Mrs. Lord voting yes; for reasons previously stated. Mrs. Maucher voting yes for reasons previously stated. S-21-12 Rail Haus at 92 North West Street - Public Hearing and Review of a Site Development Plan and Lot Consolidation Plan Application to permit the conversion of an existing one-story, 2,890 SF building and outdoor areas to be utilized as a Restaurant (Eating & Drinking Establishment) with associated site improvements. The properties consist of a total 0.820+/- acres and are located adjacent to the east side of the railroad corridor along N. West Street between Fulton Street and Cecil Street. The properties are zoned C-2A (Limited Central Commercial Zone). The owner of record is Donny Legans. Property Addresses: 92 N. West Street and unaddressed parcel on Fulton Street. Tax Parcels: ED-05-076.08-01-16.00-000 and ED-05-076.08-01-44.00-000. Council District 4. Waiver Request: Partial Elimination of Curbing, Reduction of Parking Requirement, and Elimination of Frontage Sidewalk along Fulton Street. Previous Applications: MI-21-01B Comprehensive Plan Amendment: Land Use Classification and Z-21-02 Rezoning from M to C-2A. Representatives: Mr. Jonathan Street, Becker Morgan Group; Mr. Donny Legans, Owner Mr. Swierczek stated that this is a Site Development Plan and it is also a Lot Consolidation Plan that involves two parcels of land along the railroad right-of-way at 92 North West Street and an additional unaddressed parcel. The sites were both recently subject of a Comprehensive Plan Amendment MI-21-01B which had sought to change the Land Use designation of the properties from Industrial to Mixed Use. That was at the beginning of this year and it was approved by Council at their March 2021 meeting and that change in the Land Use designation allowed for the rezoning of the properties from M (Manufacturing Zone) to C-2A (Limited Central Commercial Zone) under application Z-21-02. Once that new Land Use was established, it was to allow for this proposed use to be considered in a Site Development Plan Application. The applicant is proposing to use the existing previously industrial building there and repurpose it to be used as a brew pub but more specifically, the Code would consider this as a restaurant use. 12 15

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 You can see in this rendering that it doesn’t look like the same building but he has been assured that it is. They do intend to include red rectangular structures and they would be additions to the existing structure. The large one that you see in the image to the left is to be used as the main kitchen space and the one on the right would be more of an outdoor bar area. Mixed in between would be a whole host of outdoor recreational facilities. It is going to be an indoor and outdoor type of facility. They have included with their submission a couple of Wavier Requests. The first one is a Waiver Request for the reduction in parking requirements. The Zoning Ordinance does allow for potential reduction in parking to be considered by the Planning Commission by no more than 50% if the applicant can demonstrate that they meet certain conditions. They have submitted a Waiver Request noting that based on the proposed seating counts for dining and the proposed seating count for the bar areas, that they would have a requirement for thirty-one (31) vehicle parking spaces. They are requesting to have that reduced to twenty-five (25) vehicle parking spaces. They have noted specifically that they are intending to provide bicycle parking at a rate in which the Zoning Ordinance allows that for every five bicycle parking spaces above the base requirement, you can use that to potentially to sort of offset a vehicle parking requirements. They are in the Downtown Redevelopment Target Area which additionally qualifies them for potentially up to another 20% reduction in parking space requirements. They have noted their proximity to mass transit, the Downtown Area and the Senator Bike Way which runs along the right side of the site. Another Waiver Request that they have asked for is for the partial elimination of upright curbing. Planning Staff has the ability to consider that Waiver Request and has granted that. Specifically in their request for the waiver of the upright curbing requirements, the right-of-way for the railroad is running along the narrow parcel where the vehicle parking is proposed for. The twenty-five spaces there and the sort of tight nature of that parcel of land means that in order to accommodate that 6-inch upright curbing would require them to lower the parking area by 6 inches which would be practical to accommodate. The final Waiver Request that they asked for is for the elimination of the sidewalk on a street frontage specifically on Fulton Street. This is a rather unique layout in that you can see Fulton Street on the left sort of dead-ends where the entrance to this site would be located. Basically, implementing that sidewalk would not be practical. It is an unfinished portion of Fulton Street. There are no sidewalk or other pedestrian facilities there right now. Mr. Street stated that he gave the Planning Commission members a quick handout of what they have in front of them. It is an existing view of the old Southern States parcel. It is very industrial. It has been left vacant for thirty years. The next page is basically the same view of what they are proposing, which is a more open-air bar/drinking and eating establishment to be located on the same parcels of land. This includes indoor eating and there will be a mixture of outdoor eating, lounge space and transitional spaces for waiting in addition to probably more recreation on the parcel. The third view is a view from the opposite angle of West Street itself. Just to clarify a few things for the Commission and Staff, the first additional photo is actually the section of unimproved roadway that we are asking for the partial elimination of the frontage sidewalk. There currently is no City infrastructure on that roadway. There is no egress or ingress on the property itself on that side; so, we feel that building that additional piece of sidewalk is a little impractical as it sits right now. The second photo is actually looking down along the railway itself and what will be the parking area. This is to give the Planning Commission an idea of the existing ground adjacent to the railway itself that the parking lot is going to be put up against. About a foot off that parcel line building with the six inch curb and providing that grade 13 16

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 differential that close to the property line is a little impractical as it sits right now. It also allows us to not have to lower that parking lot anymore. The overall idea to manage stormwater for the site is to actually construct impervious pavement for the parking lot itself. We have been through Phase 1 and we are in the middle of a Contaminated Materials Management Plan which is just a safety factor that DNREC requires before we do any investigation. There is multiple previously closed out monitoring wells based on some activity in the area. We are in the middle of getting a Phase 2 for that right now and have approval from DNREC to move forward with that. We are going to take all of that water that the site may generate and basically infiltrate it back through the parking lot itself. For the parking reduction itself that Mr. Swierczek mentioned, this is along the Senator Bike Way. We are a block from Division Street and what Mr. Legans has proposed is an additional thirty-five bicycle parking spaces. They hope that this is a more pedestrian friendly and bicycle friendly kind of establishment. With that, the Code does allow the ratios of one parking space for every five bicycle spaces above and beyond the requirement. He believes that the current requirement is two spaces. There is a 20% reduction in parking that is allowed and based on our count, that gets us right to the sweet spot of about twenty-four or twenty-five spaces. Mr. Legans stated that he is excited to be a part of Dover resurgence, to take a building that has been vacant for thirty-years and bring new life to it and bring new energy to the area. This is a family friendly, kid friendly and dog friendly restaurant. We take our commitment the community seriously and our community engagement seriously as you can tell by the number of supports that we have either in this room or on the call or the letters of support by the nearby neighbors. We are just excited to be a part of this. He can answer any questions in detail about this plan because he has lived it for sixteen months. We are still going forward on it and he is excited to be a part of it. Mr. Hartman stated that it seems that the only access to walk into the site is from the parking lot and from West Street, is that correct? Responding to Mr. Hartman, Mr. Legans stated that is correct. Mr. Hartman stated that he certainly agrees that there is not a reason to put a sidewalk on that undeveloped area of Fulton Street. Judging from the support from your neighbors, he would have been concerned about the traffic parking on West Street, but you have such support that he can’t see any problem with that either. Thank you very much for a good presentation. He was against this initially as a Mixed Use area but you have convinced me and he is fully supportive. Dr. Jones stated that this is a family friendly restaurant. Responding to Dr. Jones, Mr. Legans stated that is correct. Dr. Jones stated that she is very glad to hear that. She has read through all of the letters of support and people talking about date night and so forth. She is saying to herself that she would like to go out and take her grandchildren out so she is glad to hear that. It’s exciting to hear that you are going to be a part of the revitalization of Dover. Some things have happened in that geographical area recently that she thinks are conducive for what you are proposing. Responding to Dr. Jones, Mr. Legans stated that it is definitely family friendly and multi-generational. It is mixed use. You now have Del State two blocks away, the Air Force Base that is a few minutes 14 17

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 away, and Del Tech. There is a big mixture Downtown and we hope to be a part of that. With having it be no steps at all in the whole place, whether it’s hard for you to walk or you have a stroller or anything like that, we want it to be almost a zero entry. Dr. Jones stated that she doesn’t know if he is from this area but most of us who have been around for a long time know that we have a lot of newcomers who are looking for a classy restaurant. A restaurant where there is great cuisine, service and ambience. Will we have that? Responding to Dr. Jones, Mr. Legans stated that we will absolutely have that. Mr. Roach stated that he is super excited for this addition. He had a question regarding sprinkler and the fence on the back end towards the railroad tracks. He would just say be careful on Sundays because he knows that street very well. The mix of the church parking and as successful as your business is going to be because we need this in Dover, and your twenty-five spaces. Like he said before, he understands what the Code says with a combination of bicycle parking. He is not opposed to it at all. He is letting him know right now that what he is bringing to this City is something that has always been needed and wanted. He is just giving him a heads up. Also, our transient foot traffic and homeless is very prevalent here. It’s just a suggestion because he will be there as soon as it opens up. As far as the ability to be able to access it through that front part and the parking lot, just maybe have staff be aware of people who come in. Like he said before it’s a welcomed addition and he will probably be there opening night. Responding to Mr. Roach, Mr. Legans stated that he has been talking to Bishop Lewis and Pastor Grimes about the church that is across the street. There is a way to utilize more parking of the area through some sort of collaboration but he is also working with the hours of opening where it doesn’t interfere with the church crowds. We do want a Sunday brunch but we will definitely accommodate them. To be classified as a beer garden, we have to hire twenty-five full time staff so we will have more than enough to man all of the entryways. Mrs. Lord stated that she is super excited about this. She is from Northern Virginia and grew up around the Manassas area; she lived there for most of her life. They had a little town called Leesburg and it had a lot of the problems that Dover had. It just wasn’t taking off for some reason and everyone was shaking their heads as to why. Somebody opened up an establishment a whole lot like Mr. Legans is proposing right here and the next thing you knew, the whole town took off like wildfire. There were many different types of establishments and people were super excited to go Downtown again. Now, it’s just bustling. This is going to be a massive win for the City. Mr. Roach questioned if this was going to be similar to Crooked Hammock? Responding to Mr. Roach, Mr. Legans stated absolutely. He was not going to mention that. Mr. Roach stated that he has lived here all of his life except when he went to college to get his degree and he came back here so that he could work for his community. It is irritating to live here and have to go either to Middletown, Lewes or Smyrna; somewhere outside of his own city to relax and walk home after partaking in a few drinks. He has been to places like this and if they have the right staff and control, it’s literally one of the best places to have. Dr. Jones questioned the name of the place that they were mentioning? Responding to Dr. Jones, 15 18

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 Mr. Legans stated Crooked Hammock Brewery and they are located in Lewes and also Middletown. They are an indoor and outdoor restaurant with a kid’s playground right in the middle. Mrs. Maucher opened the public hearing. Mr. Todd Stonesifer – 115 N State Street Dover, DE 19901 Mr. Stonesifer stated that he lives just a few blocks away from where Mr. Legans plans to open his establishment. Apparently, the Commission doesn’t need him here to speak in support, but he will be the first customer as well. He is fully in support for all reasons that everyone is talking about. Dover needs this. He happens to be the President of the Downtown Dover Partnership as well as the founding member of an organization called Destination Downtown Dover. He says that because he is not here speaking on behalf of those two organizations, but you can tell that I have a passion for all things Downtown. He grew up here and this is absolutely what we need. Mr. Cameron Llewellyn – Tidemark Construction – 117 W Reed Street Dover, DE 19904 Mr. Llewellyn stated that he and his wife own a business located at 9 West Loockerman Street and a small office facility on Reed Street. With the exit of the Governors Café, the exit of 33 West and the exit after exit, we look at these brew pubs that are very successful in industrial facilities. If you look at Mispillion River Brewing, he can’t ride his bicycle there. He can ride his bicycle to this facility or he can walk there with his kids. They are fully in support for a lot of the reasons as Mr. Stonesifer. We really need to start bringing businesses back to Downtown Dover because COVID really hurt us as a community Mr. Kirk Johnson – 39 N American Ave Dover, DE 19901 Mr. Johnson stated that he is just outside of the 200-foot notification zone but the owner of the property and the developer have been very kind to keep us all appraised to what is going on. He has been following this project through the process and has spoken at earlier meetings in support of it. He is excited by the Site Plan and he is looking forward to the development of the property that has been sitting vacant for so long. He hopes that the Commission will approve the project as proposed and look forward to seeing their votes. Mr. Swierczek stated that not that they need any more support but we certainly have it. The Planning Office was inundated with calls of support. Five letters or emails of support were sent in the packets. The Commission was emailed this evening and also provided on their desks with an additional sixteen letters of support. This afternoon, the Planning Office did additionally receive a phone call from Bishop Nelson Lewis of Mt. Carmel Church of the Living God at 117 N. West Street and he specifically said that he is in full support of this project. Mrs. Melson-Williams stated that since she has come into this room, there have been two additional emails. There was an email received from Ms. Jillian Wood at 5:21PM and she is noting her support of the Rail Haus coming to Dover as a new business. The other email was from Mr. Nick Fine at 7:49PM, again, emailing support for the Rail Haus. He notes that he is currently stationed at Dover Air Force Base and will be transitioning to the Reserves and will be staying in the Dover area. He personally knows Kim Legans and notes that “he can’t think of anyone better to open an amazing business like this. What an incredible idea that will benefit so 16 19

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 many in the heart of Downtown Dover; an area that we all know needs something of this magnitude to improve the area around it. Not only will this benefit the local population but will also provide a much needed venue for our military people.” He notes that “Kim and her husband love this town and have invested heavily in it.” He notes his “full endorsement of an incredible idea by amazing people in a wonderful Downtown.” Mrs. Melson-Williams stated that as Mr. Swierczek noted, the sixteen emails that kept coming all day today were all in support of this venture. Mrs. Maucher closed the public hearing. Dr. Jones stated that the excitement is building. She realizes that this is a Site Plan and you are in the early stages. Do you have a target date? Responding to Dr. Jones, Mr. Legans stated spring of 2022. Mrs. Lord moved to approve S-21-12 Rail Haus at 92 North West Street as it is a much needed boost to Dover. It is an amazing concept and an amazing plan with lots of multi activity for everybody and lots of outdoor seating and bike access. She wants to pull her bike out and ride it around and this would be a great opportunity to use her bike. She also included the Waiver Requests. Mrs. Melson-Williams stated that Planning Staff had already granted approval of the partial elimination of upright curbing that is associated with the parking area. The second Waiver is a reduction in the parking requirement for the site and the third Waiver is the elimination of sidewalk along the street frontage of the unimproved segment of Fulton Street. The motion as seconded by Mr. Baldwin and the motion was carried 8-0 by roll call vote with Mr. Cooper absent. Mrs. Lord voting yes. Mr. Hartman voting yes; based upon the presentation from the applicant, the findings in the DAC Report, the fact that it is in a Downtown Development Target Area and in large part because of all of the comments of support received for this project. Mr. Baldwin voting yes; for all reasons previously stated. Dr. Jones voting yes; she is especially moved by all of the positive comments. Mrs. Welsh voting yes; she believes that this is a great use of the area and the parcel land and based on all of the comments and accolades that people have made, she can’t improve upon that so she is just going to say that she agrees with everything that everyone has said about it. She thinks that it is a great move forward for Dover. Mrs. Malone voting yes; based on the applicant’s comments, community support and the reasons stated. Mr. Roach voting yes; he really wants to be honest as this is the application that he thought we would be here until 10PM on but to see that they were able to get the community’s support on this and just to do exactly what he thinks that anybody who is a resident of Dover to revitalize the community and to have this beautiful plan. He is very excited and wishes much success as long as you continue to work collaboratively with Planning Staff. Mrs. Maucher voting yes; for reasons stated. It is very welcomed and it is a unique concept that is needed in Dover to hopefully to encourage other property owners to step outside the box and offer something unique. NEW BUSINESS 17 20

Item 1. CITY OF DOVER PLANNING COMMISSION NOVEMBER 15, 2021 Results: Planning Commission Workshop Topics of Interest Ms. Bulkilvish stated that she has only gotten five responses back but so far out of those responses, the top running topics are alternative housing options and transportation planning. She will report again on this next month when she has additional responses. Meeting adjourned at 8:06 PM. Sincerely, Kristen Mullaney Secretary 18 21

CITY OF DOVER APPLICATIONS TO PLANNING COMMISSION FOR CONDITIONAL USE, SITE PLANS, SUBDIVISION, & Item 2. REZONING 12.3.2021 DRAFT Schedule of APPLICATION DEADLINES, DEVELOPMENT ADVISORY COMMITTEE meeting dates, PLANNING COMMISSION meeting dates, and CITY COUNCIL PUBLIC HEARING dates for 2022 filing deadlines. A Pre-Application Meeting must be conducted with Planning Staff prior to filing of an Application. Application filing deadline is by 4:00 P.M. on designated dates. January February March April May June July August September October November December Application 1/7/22 2/4/22 3/4/22 4/1/22 5/6/22 6/3/22 7/1/22 8/5/22 9/2/22 10/7/22 11/4/22 12/2/22 Deadline Rezoning 11/23/22 CITY COUNCIL 1/24/22 2/28/22 3/28/22 4/25/22 5/23/22 6/27/22 7/25/22 8/22/22 9/26/22 10/24/22 11/28/22 12/12/22 Rezoning Ordinance First Reading D.A.C. MEETING 2/2/22 3/2/22 3/30/22 4/27/22 6/1/22 6/29/22 7/27/22 8/31/22 9/28/22 11/2/22 11/30/22 12/28/22 (STAFF ONLY) D.A.C. MEETING 2/9/22 3/9/22 4/6/22 5/4/22 6/8/22 7/6/22 8/3/22 9/7/22 10/5/22 11/9/22 12/7/22 1/4/23 (APPLICANT) PLANNING 2/22/22 3/21/22 4/18/22 5/16/22 6/21/22 7/18/22 8/15/22 9/19/22 10/17/22 11/21/22 12/19/22 1/17/23 COMMISSION Public Hearings, Rezoning Recommendations CITY COUNCIL 3/14/22 4/11/22 5/9/22 6/13/22 7/11/22 8/8/22 9/12/22 10/10/22 11/14/22 12/12/22 1/9/23 2/13/23 Action on Rezonings: Consideration of PC Recommendation and Public Hearing/Final Reading – Rezoning Ordinance ***Planning Staff will advise applicant as to the Committee Meetings schedule if applicable to the Application submission. For Information Contact: City of Dover Department of Planning & Inspections, City Hall, 15 Loockerman Plaza P.O. Box 475, Dover DE 19903 (302)736-7196 Phone (302)736-4217 Fax www.cityofdover.com compplan@dover.de.us 22

Item 3. The Institute for Public Administration presents Advanced Land Use Law COURSE INSTRUCTOR Max Walton, Esq. Connolly Gallagher LLP. JANUARY 14, 2022 This course focuses on advanced land use law in Delaware and expands upon the material presented in our basic land use law course. 10:00 A.M. TO NOON This course will highlight the recent land use case law from the past year that may affect VIA ZOOM MEETING municipalities statewide. Participants will learn about both national court decisions and Delaware Registration in advance is required. court decisions affecting local land use. After registering, you will receive a confirmation email with information This session qualifies for credit toward the about joining the webinar. Certificate in Local Government and the Certificate for Planning Education. $20 Registration Fee Contact Sean O’Neill (oneill@udel.edu) with questions about this event. REGISTER ONLINE www.bidenschool.udel.edu/ ipa/events/upcoming 23

The Institute for Public Administration presents Item 3. Planning 101: Planning Your Community’s Future COURSE INSTRUCTOR COURSE INSTRUCTOR David Edgell, AICP Edward O’Donnell, AICP Director Senior Fellow, IPA Office of State Planning Coordination University of Delaware COURSE INSTRUCTOR Max Walton, Esq. Partner Connolly Gallagher, LLP JANUARY 28, 2022 Planning 101 provides valuable information for all elected officials who consider and act upon comprehensive plans, land use and zoning matters, 10:00 a.m. to NOON . and other growth issues. Planning and zoning commissioners, board of adjustment members, and those who take part in community planning and VIA ZOOM MEETING land-development matters will enjoy this course. Registration in advance is required. Course topics will include: After registering, you will receive a confirmation email with information • Delaware planning and zoning statutory about joining the webinar. requirements • The elements of a comprehensive plan $20 Registration Fee • The basics of land use control • The role of the planning & zoning commissioner REGISTER ONLINE This session qualifies for credit toward the Certificate www.bidenschool.udel.edu/ in Local Government and the Certificate for Planning Education. ipa/events/upcoming Contact Sean O’Neill (oneill@udel.edu) with questions about this event. 24

Item 4. City of Dover DATA SHEET FOR REVISED SUBDIVISION PLAN REVIEW DEVELOPMENT ADVISORY COMMITTEE MEETING OF December 8, 2021 PLANNING COMMISSION MEETING OF December 20, 2021 Plan Title: Stonebrook East Planned Neighborhood Design, SB-07-07, SB-21-05 Plan Type: Revised Subdivision Plan Additional Revisions Requested (November 23, 2021) Applicant/Owner: Stonebrook East 168, LLC and Lamboll Stonebrook East, 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. 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. Partial Elimination of Curbing Waiver Requested: PND – Alternative Design Standards for Townhouse: to decrease the minimum width of Townhouses from 22 feet to 20 feet. P. O. Box 475 Dover, DE 19903 25 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: December 1, 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 Planned Neighborhood Design (PND) Subdivision Plan to decrease the minimum width for townhomes from 22 feet to 20 feet. In addition, the proposed location of Alleys A, B, and C have been changed slightly to allow for a more uniform lot depth for all townhouse lots. There are no increase or decrease in the proposed number of units. The number of townhomes is to remain at 103 townhomes and the number of garden apartments is to remain at 138 for a total of 241 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 and Lamboll Stonebrook East, 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. Revised Plans dated November 23, 2021. This is a proposed amendment to SB-21-05 Stonebrook East PND. 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. At their meeting of August 16, 2021, the Planning Commission granted Conditional Approval to the Revised Subdivision Plan SB-21-05 for 103 Townhouses and 138 Garden Apartments as well as some revised Alternative Design Standards for the Garden Apartment buildings. II. PLANNED NEIGHBORHOOD DESIGN OPTION: 26

Item 4. SB-21-05 Revised Subdivision Plan for Stonebrook East PND DAC Report of December 8, 2021 Page 2 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 subdivision plan which was given Conditional Approval in August of 2021 had 70.33% open space and a density of 5.26 dwelling units per acre. The proposed changes shown on this Subdivision Plan (SB-21-05 Revised) put the open space at 74.25% with a density of 5.26 dwelling units per acre. The density has not changed as the number of units has not changed. 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. On August 19, 2021 Planning Commission Granted Conditional Approval to the Alternative Design Standards for the Garden Apartments including: an increase number of stories from 3 to 4, Increased building height from 35 ft. to 48 ft., and an increase from 24 units per building to 35 units per building. 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. Requested Changes December 2021 The requested Alternative Design Standards for townhouses are what is under review with the Revised Subdivision Plan SB-21-05 at this time. • Decreased lot width from previously approved 22 feet to 20 feet. The following table presents the Alternative Design Standards approved for this project of Stonebrook East PND and the changes requested. 27

Item 4. SB-21-05 Revised Subdivision Plan for Stonebrook East PND DAC Report of December 8, 2021 Page 3 Bulk Standards: Planned Neighborhood Design Option Stonebrook East PND Housing Type Garden Apartments Townhouses Townhouses Approved (2021) Approved (2007) Requested Dec Approved (Aug 2021) 2021 (SB-21-05) Average Lot 1,800 S.F. 2,000 S.F. 2,000 S.F. Area Minimum Lot 1,800 S.F. 1,800 S.F. 1,800 S.F. Area Lot Width 100’ per building 22’ 20’ Lot Depth 125’ per building 80’ 80’ Off-Street 1.5 spaces per unit 2 spaces per unit 2 spaces per unit Parking Building Setback from 27’ 22’ 22’ Street Building Setback from 15’ 10’ 10’ Property Line Building 15’* 20’ 20’ Spacing Building 48’ and 4 stories 42’ and 3.5 stories 42’ and 3.5 stories Height Lot Coverage 65% 85% 85% Dwelling Units 35 8 8 Per Building *Building separation distance reduced to 15’ in a request to amend the PND Design Standards on 4/12/2008. IV. BUILDING ARCHITECTURE – General The applicant submitted new renderings of the proposed townhouses (November 29, 2021). The townhomes show a mix of different color Dutch lap siding with board and batten siding on some of the units as exterior finishes, shingled roofing, windows with shutters, dormers and small portico over the front door. The submission does not show the rear of the proposed buildings. The applicant has informed us that there will be no garages, but there will be a parking pad suitable for two vehicles at the rear of the homes with access from the alleys. V. SITE CONSIDERATIONS All Site Considerations remain in effect that were detailed in the D.A.C. Report dated August 4, 2021. In addition, the Alleys A, B, and C have been moved slightly to allow for more uniform lot depth for all townhouse lots. This does not appear to impact the street network layout internal to the project. 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. 28

Item 4. SB-21-05 Revised Subdivision Plan for Stonebrook East PND DAC Report of December 8, 2021 Page 4 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. This waiver was reconfirmed at the Planning Commission Meeting of August 19, 2021. 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. This waiver was reconfirmed in August of 2021. 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. This waiver was reconfirmed in August of 2021. VI. 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. Please refer to the D.A.C. Report of August 4, 2021 for additional outstanding comments. The following items have been identified as additional elements which need to be addressed by the applicant: 1) Alternative Design Standards were granted to the proposed PND project by the Planning Commission as part of Conceptual Plan submission (C-07-01) and with SB-21-05 Revised Subdivision Plan. A note should appear on the plan which details when the original Waiver for Alternative Bulk Standards was granted (February 19, 2007) and (August 19, 2021) and the Code citation (Article 3 §24.5 of the Zoning Ordinance). 2) This submission is requesting revision to the Alternative Design Standards for the Townhouse units. After Planning Commission acts on the new Waiver Request, a note will also have to be added detailing that action. a. Waiver Request includes: • Decreased Townhouse width from 22 feet to 20 feet 3) A new updated Record Plan will be required to replat the changes in the Townhouse Lots and adjacent alleys. VII. 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) Waiver: Alternative Design Standards for Townhomes: Staff recommends approval of the 29

Item 4. SB-21-05 Revised Subdivision Plan for Stonebrook East PND DAC Report of December 8, 2021 Page 5 requested change to the bulk standards for Townhomes to decrease the minimum width from 22 feet to 20 feet. The requested change in width to allow for a decrease of two feet from what is currently approved is not significant. The number of townhouse units is not changing, but the distance between townhouse grouping is increasing and allowing for additional open space. 2) Architecture – Townhouses: Staff recommends that the architectural design of the townhomes be clarified to confirm location of parking access from the alleys proposed on the plan. Staff also recommends installation of lighting in the alleys. 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. VIII. 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. 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 30

Item 4. SB-21-05 Revised Subdivision Plan for Stonebrook East PND DAC Report of December 8, 2021 Page 6 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. 31

Item 4. 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 32

Item 4. 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 33

Item 4. 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. 34

Item 4. 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 . 35

C F SB-21-05 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 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. 36

Item 4. 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. 37

Item 4. All townhouses (3-8 units with no fire protection) require a 16ft alley or 18ft secondary fire lane at the rear. 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. 38

Item 4. 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 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. 39

Item 4. 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% 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. 40

Item 4. 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. (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- 41

Item 4. 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. 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, 42

Item 4. 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 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. 43

Item 4. 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. 44

Item 4. 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 45

Item 4. 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) 7. This is the Robbins Hose Co No 1/Dover Fire Department Station 46 fire district APPLICABLE CODES LISTED BELOW (NOT LIMITED TO): 2015 NFPA 1 Fire Code (NFPA; National Fire Protection Association) 2015NFPA 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. 46

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 DECEMBER 2021 Revised 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: stormwater@kentcd.org 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. Adequate stormwater drainage conveyance must be provided in alley ways. 2. A letter of no objection will be provided upon the approval of the detailed sediment and stormwater management plan. 47

Item 4. CITY OF DOVER DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY D.A.C. MEETING DATE: DECEMBER 1, 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: Mark Nowak, GISP 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. 48

Item 4. Stonebrook East : Planned Neighborhood Design at McKee Road and W. Denny’s Road File #: SB-21-05 December 1, 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. 49

Item 4. Stonebrook East : Planned Neighborhood Design at McKee Road and W. Denny’s Road File #: SB-21-05 December 1, 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. 50

Item 4. Stonebrook East : Planned Neighborhood Design at McKee Road and W. Denny’s Road File #: SB-21-05 December 1, 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. 51

Duffield Associates, LLC 5400 LimestoneItem Road 4. Wilmington, DE 19808 Phone: 302.239.6634 Fax: 302.239.8485 duffnet.com November 23, 2021 Via Electronic Mail Ms. Dawn E. Melson-Williams, AICP Principal Planner City of Dover 15 Loockerman Plaza Dover, DE 19901 RE: Duffield Associates, LLC Project No. 13053.CA Site Development Plan – Stonebrook East Application No. SB-21-05 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 provide updates to the 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 an 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. The City of Dover Planning Commission moved to grant conditional approval of the revised plan presented at the August 16, 2021 meeting. The following waivers were approved: 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). The project is requesting an alternative design standard for Planned Neighborhood Design. The lot configurations for the townhomes have been revised so that the minimum lot width has been reduced from 22 feet to 20 foot. In addition, the locations of Alleys A, B and C have been revised so that the lot depths are more uniform. No changes to the roadways are proposed. These changes increase the previously requested minimum lot area; therefore, the alternative design standard that is being requested at this time is to permit a minimum lot width of 20 feet (22 feet required by Code). 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. Updated architectural renderings for the townhouses have been included in this submission. A meeting was held with the Kent Conservation District to discuss stormwater management, and coordination with them is ongoing. Enhancing our community one project at a time. 52

Ms. Dawn E Melson-Williams, AICP Item 4. RE: Project No. 13053.CA Stonebrook East November 23, 2021 Page 2 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 Amanda Rose K. James Taylor, Jr., P.E. Project Manager Project Manager AR/KJT:llb \\Headquarters.duffnet.com\DFS\Share\Projects\13000\13053\CA\Correspondence\Exports\Dover\2021-11-24 (Site Development Plan Rev 1)\Cor-13053CA-20211123.docx 53

Item 4. OFFICES IN DELAWARE, MARYLAND, WEB: HTTP://DUFFNET.COM DUFFIELD ASSOCIATES Soil, Water & the Environment SITE DEVELOPMENT SUBDIVISION PLAN 5400 LIMESTONE ROAD SITE WILMINGTON, DE 19808-1232 NORTH STONEBROOK EAST NORTH PENNSYLVANIA AND NEW JERSEY E-MAIL: DUFFIELD@DUFFNET.COM TEL. 302.239.6634 SITE PLANNED NEIGHBORHOOD DESIGN FAX 302.239.8485 EE CK LG-Index-13053CA P.E. #21140 M KENNETH JAMES TAYLOR, JR., P.E. LEGEND CHECKED BY: M AD CK RIGHT-OF-WAY LINE RO FILE NAME: EE PROPERTY LINE RO ADJACENT PROPERTY LINE AD AD GOVERNMENTAL BOUNDARY LINE RO AD S EY KJT BENCHMARK RO N N S CONCRETE MONUMENT FOUND EY DE STATE: DELAWARE CAPPED REBAR FOUND NN RB A W DE IRON PIPE FOUND DESIGNED BY: W RBA EASEMENT LINE RBA DRAWN BY: RB SIGNS A RB A RB ON-SITE CURB A RBA RBA RBA ON-SITE CONCRETE RBA RBA AR AR LOCATION MAP SCALE: 1" = 400' RBA ON-SITE STRIPING LOCATION MAP SCALE: 1" = 800' OFF-SITE CURB FIRE HYDRANT CHK'D BY SITE DATA: PR. RIGHT-OF-WAY LINE PR. PROPERTY LINE 1. APPLICATION NUMBER: DATE GENERAL NOTES: RBA PR. EASEMENT LINE 2. TAX PARCEL NOS: ED05-057.03-01-01.00 TO ED05-057.03-91.00 APARTMENT A APARTMENT B 4-STORY / 28 UNIT 4-STORY / 30 UNIT 3. SOURCE OF TITLE: D 6444 0344 D 4975 0133 D 4975 0123 PR. BUILDINGS 4. LEGAL OWNER: STONEBROOK EAST 168, LLC PRELIMINARY 1. THE PURPOSE OF THIS PLAN IS TO CONSTRUCT 103 TOWNHOMES AND 138 GARDEN APARTMENTS, 7,750 SF (31,000 GFA) 7,750 SF (31,000 GFA) SUBDIVISION STREETS, CONDOMINIUM APARTMENT PARKING WITH ASSOCIATED DRIVE ISLES, AND A PR. ON-SITE CURB C/O LAMBOLL STREET, LLC CLUBHOUSE WITH COMMUNAL RECREATION AREA. PO BOX 3418 RBA PR. ON-SITE CONCRETE GREENVILLE, SC 29603 2. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE STATE OCCUPATIONAL SAFETY LAWS AND THE PR. ON-SITE STRIPING 5. DEVELOPER: RENOVATION NINJAS, LLC CITY OF DOVER ROAD CODE AND STANDARD SPECIFICATIONS, MOST CURRENT EDITION. 1100 LAGRANGE PARKWAY NOT FOR FIRE HYDRANT REVISION 3. EXISTING UTILITIES ARE SHOWN FOR THE CONVENIENCE OF THE CONTRACTOR, BUT THE COMPLETENESS APARTMENT C NEWARK, DE 19702 OF ACCURACY OF THE SAME IS NOT GUARANTEED. THE CONTRACTOR SHALL DETERMINE THE LOCATION 4-STORY / 40 UNITS 6. PROPERTY USE: EXISTING: AGRICULTURE RBA 9,750 SF (39,000 GFA) AND ELEVATION OF EXISTING UTILITIES AT HIS OWN EXPENSE. THE CONTRACTOR SHALL BE RESPONSIBLE PROPOSED: RESIDENTIAL SUBDIVISION FOR ALL DAMAGES AND REPAIRS TO EXISTING UTILITIES DURING CONSTRUCTION. 7. ZONING: RM-1 (MEDIUM DENSITY RESIDENCE ZONE) 8. SITE ACREAGE: EXISTING: 45.8239± AC CONSTRUCTION 4. 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 PROPOSED: 45.8239± AC A THE START OF ANY CONSTRUCTION. ANY DAMAGE INCURRED TO ANY UTILITIES SHALL BE REPAIRED RB 9. NUMBER OF LOTS: EXISTING: 91 PROPOSED: 107 IMMEDIATELY AT THE CONTRACTORS' EXPENSE. IF THE CONTRACTOR RELIES ON THE UTILITY LOCATIONS 10. DATUM: HORIZONTAL: NAD 83 DE STATE PLANE SHOWN HEREON, HE DOES SO AT HIS OWN RISK AND WILL NOT BE ENTITLED TO ADDITIONAL VERTICAL: NAVD 88 COMPENSATION DUE TO THE DELAYS FROM SAID RELIANCE. 11. BENCHMARKS: MAG NAIL SET #3 MAG NAIL SET #5 RB NORTHING 434144.60'± NORTHING 434084.59'± 5. ALL ROADS, PARKING AND OTHER PAVED AREAS WILL BE PRIVATELY OWNED AND MAINTAINED AND ARE x A NOT INTENDED FOR DEDICATION. x EASTING 612065.32'± EASTING 612691.58'± No. - - RBA ELEVATION 34.63' ELEVATION 33.18' 6. DELAWARE REGULATIONS PROHIBIT THE BURIAL OF CONSTRUCTION DEMOLITION DEBRIS, INCLUDING RBA x 12. DISTRICT BULK STANDARDS: TREES AND STUMPS ON CONSTRUCTION SITES. ANY SOLID WASTES FOUND DURING EXCAVATION MUST BE STONEBROOK EAST 168, LLC OWNER/ TOWNHOUSES REQUIRED PROPOSED REMOVED AND PROPERLY DISPOSED. MIN AVERAGE LOT AREA 2,200 SF 3,023 SF PO BOX 3418 7. ALL HANDICAPPED PARKING DEMARCATION, STALLS AND BUILDINGS ACCESSIBLE ROUTES SHALL COMPLY RB MIN LOT AREA 2,000 SF 1,870 SF A WITH THE AMERICANS WITH DISABILITIES ACT AND ANSI A117.1-1998 ACCESSIBLE AND USABLE BUILDINGS MIN LOT DEPTH 80 FT 93.4 FT AND FACILITIES. MIN LOT WIDTH 22 FT 20 FT 8. THIS DRAWING DOES NOT INCLUDE NECESSARY COMPONENTS FOR CONSTRUCTION SAFETY. ALL AP MIN STREET SETBACK 20 FT 30 FT A RT RB MIN PROPERTY LINE SETBACK 10 FT 10 FT GREENVILLE, SC 29603 CONSTRUCTION MUST BE DONE IN COMPLIANCE WITH THE OCCUPATIONAL SAFETY AND HEALTH ACT OF 9,7 ME NT A MIN BUILDING SPACING 30 FT 20 FT DEVELOPER: C/O LAMBOLL STREET. LLC 1970 AND ALL RULES AND REGULATIONS THERETO APPURTENANT. 80 D SF UNI 4-S (3 TS TO MAX BUILDING HEIGHT 35 FT 35 FT 9. BEFORE THE CONTRACTOR CAN BEGIN CONSTRUCTION, HE MUST OBTAIN THE PROPER PERMITS AND/OR x 9,1 20 RY MAX NO. STORIES 3 2-3 /4 APPROVALS FROM THE CITY OF DOVER, KENT CONSERVATION (KCD), DELAWARE DEPARTMENT OF x GF 0 RB A) A MAX IMPERVIOUS COVERAGE 75% 51.25% TRANSPORTATION (DELDOT), AND APPROPRIATE STATE AND COUNTY AGENCIES. x MAX AVERAGE NO. DWELLINGS 8 6 10. ALL CONSTRUCTION METHODS AND MATERIALS SHALL BE ACCORDING TO THE CITY OF DOVER AND THE UNITS PER BUILDING STATE OF DELAWARE STANDARDS AND CONSTRUCTION SPECIFICATIONS. GARDEN APARTMENTS REQUIRED PROPOSED RB MIN STREET SETBACK 50 FT 50 FT 11. ALL FIRE LANES, FIRE HYDRANTS, AND FIRE DEPARTMENT CONNECTIONS SHALL BE MARKED IN A ACCORDANCE WITH THE STATE FIRE PREVENTION REGULATIONS. MIN PROPERTY LINE SETBACK 50 FT 50 FT MIN BUILDING SPACING 50 FT 50 FT 12. ALL WORK WITHIN STATE MAINTAINED ROAD RIGHT-OF-WAYS SHALL MEET THE REQUIREMENTS AS SET MAX BUILDING HEIGHT 35 FT 48 FT FORTH IN THE CURRENT REVISION OF THE STANDARD SPECIFICATIONS FOR THE ROAD AND BRIDGE RB MAX NO. STORIES 2 4 CONSTRUCTION, BY THE DELAWARE DEPARTMENT OF TRANSPORTATION (DELDOT). GAZEBO A MAX IMPERVIOUS COVERAGE 60% 57.79% SITE DEVELOPMENT SUBDIVISION PLANS PROPOSED 13. TRAFFIC AND SAFETY CONTROL SHALL BE MAINTAINED DURING CONSTRUCTION IN CONFORMANCE WITH CLUBHOUSE MAX AVERAGE NO. DWELLINGS 24 35 THE CURRENT VERSION OF THE DELAWARE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR 2,500 SF UNITS PER BUILDING EAST DOVER HUNDRED ~ KENT COUNTY ~ DELAWARE RB CONSTRUCTION AND MAINTENANCE OPERATIONS. A MAX GROSS RESIDENTIAL DENSITY = 6 DWELLINGS PER ACRE 14. ALL PROPOSED SIGNAGE (PYLON SIGNS, MONUMENT SIGNS) IS SUBJECT TO A SEPARATE CITY OF DOVER PROVIDED = 18 DWELLINGS PER ACRE PERMIT. 13. SITE COVERAGE: EXISTING BUILDINGS 0± SF [0± AC] (0.00%) 15. STORMWATER MANAGEMENT SEDIMENT/EROSION CONTROL SHALL BE IN ACCORDANCE WITH THE OTHER IMPERVIOUS 0± SF [0± AC] (0.00%) CURRENT DELAWARE SEDIMENT AND STORMWATER REGULATIONS BY THE DELAWARE DEPARTMENT OF ± WOODLAND 788,978± SF [18.1124± AC] (39.52%) STONEBROOK EAST NATURAL RESOURCES AND ENVIRONMENTAL CONTROL (DNREC). WETLAND 640,385 ± SF [14.7012± AC] 16. CONTRACTOR SHALL REFER TO ARCHITECTURAL/STRUCTURAL DRAWINGS OF PROPOSED BUILDING OPEN SPACE 1,207,110 ± SF [27,7114± AC] (60.47%) FOOTPRINTS. THE PROPOSED BUILDING FOOTPRINTS, AS SHOWN ON SITE PLAN, SHOULD ONLY BE USED TOTAL 1,996,088 ± SF [45.8239± AC] (100.00%) AS A REFERENCE TO THE ABOVE MENTIONED PLANS. 17. WATER SUPPLY, SANITARY SEWER AND STORM DRAIN LINES PROPOSED BY THIS PLAN ARE PRIVATE AND PROPOSED SHALL BE MAINTAINED BY THE OWNER. BUILDINGS 97,770 ± SF [2.2445± AC] (4.90%) INDEX SHEET 18. THE SITE CONTRACTOR SHALL NOTIFY THE CITY OF DOVER DEPARTMENT OF UTILITIES CONSTRUCTION OTHER IMPERVIOUS 416,344 ± SF [9.5579± AC] (20.86% MANAGER AT 302-736-7070 PRIOR TO THE START OF CONSTRUCTION. A REPRESENTATIVE FROM THE CITY OPEN SPACE 728,012± SF [16.7129± AC] (36.47%) OF DOVER DEPARTMENT OF PUBLIC UTILITIES MUST OBSERVE AND APPROVE ALL CITY OWNED WATER AND ACTIVE SPACE 359,026 ± SF [8.2421± AC] SANITARY SEWER INTERCONNECTIONS AND TESTING. ALL WATER TAPS MUST BE PERFORMED BY A CITY ℄ S.W.M. WOODLAND 49,247 ± SF 753,962 ± SF [1.1306± AC] [17.3086± AC] (37.78%) 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 WETLAND 640,385 ± SF [14.7012± AC] WOULD REQUIRE TAPPING RELOCATION INCLUDE PROXIMITY TO PIPE JOINTS, OTHER TAPS, CONCRETE TOTAL 1,996,088 ± SF [45.8239± AC] (100.00%) ENCASEMENTS, CONFLICT WITH OTHER UTILITIES, AND THE LIKE. TEST HOLES MUST BE PERFORMED BY THE CONTRACTOR TO DETERMINE THE BEST TAPPING LOCATION OR FOR ANY WORK REQUIRED BY THE 14. GROSS FLOOR AREA: 103 TOWNHOUSES (59,740 SF) 179,220 GFA CONTRACTOR TO MAKE AN APPROPRIATE AND LAWFUL CONNECTION. CONDO A (7,750 SF) 31,000 GFA CONDO B (7,750 SF) 31,000 GFA 19. PART II, CHAPTER 180, ARTICLE III, SECTION 180-10 OF THE CODE OF KENT COUNTY REQUIRES THAT NO CONDO C (9,750 SF) 39,000 GFA PERSON SHALL DISCHARGE OR CAUSE TO BE DISCHARGED ANY STORMWATER, SURFACE WATER, CONDO D (9,780 SF) 39,120 GFA UNCONTAMINATED GROUNDWATER, ROOF RUNOFF, SUBSURFACE DRAINAGE, UNCONTAMINATED TOTAL 94,770 SF 319,340 GFA NONCONTACT COOLING WATER, CONDENSATE, OR UNPOLLUTED INDUSTRIAL PROCESS WATERS TO ANY SANITARY SEWER. THE CONTRACTOR/DEVELOPER SHALL ENSURE DURING CONSTRUCTION THAT NO CERTIFICATION OF OWNERSHIP: 100' 0 100' 200' 15. PARKING REQUIREMENT: 103 TOWNHOUSES @ 2 PER HOUSE = 206 SPACES ILLEGAL DISCHARGES TO THE SANITARY SEWER SYSTEM ARE CREATED WITH THE SITE IMPROVEMENTS. 138 GARDEN APARTMENTS @ 2 PER APT=276 SPACES 20. BOUNDARY AND TOPOGRAPHIC SURVEY DATA SHOWN HERE WAS PREPARED BY TRANSITION ENGINEERING I, ZAHID ASLAM, HEREBY CERTIFY THAT I AM THE OWNER OF THE PROPERTY DESCRIBED AND DRAWING SCALE 1" = 100' TOTAL REQUIRED 482 SPACES SURVEYING DATED JUNE 1, 2021. SHOWN ON THIS PLAN, THAT THE PLAN WAS MADE AT MY DIRECTION, AND THAT I TOTAL PROVIDED 533 SPACES INC 18 ADA SHEET INDEX ACKNOWLEDGE THE SAME TO ME BY ACT AND DESIRE THE PLAN TO BE DEVELOPED AS 21. THE ENTIRE SITE IS LOCATED WITHIN FLOOD ZONE X AS DEPICTED ON FEMA MAP #10001C0154H, DATED C001 INDEX SHEET SHOWN IN ACCORDANCE WITH ALL APPLICABLE LAWS AND REGULATIONS. MAY 5, 2003. 16. DUMPSTER REQUIREMENT: 48 UNITS @ 2 FOR FIRST 48 UNITS = 2 DUMPSTERS C102-103 SUBDIVISION PLAN 22. A WETLAND EVALUATION WAS CONDUCTED BY DUFFIELD ASSOCIATES IN JULY 2021 AND WETLANDS WERE 90 ADDITIONAL UNITS @ 1 PER 24 UNITS = 4 DUMPSTERS C201 SITE PLAN FOUND ON THE SITE. TOTAL REQUIRED 6 DUMPSTERS __________ ______ __________________________________________________ TOTAL PROVIDED 8 DUMPSTERS 23. ANY GAS FIRED HVAC EQUIPMENT MUST BE EQUIPPED WITH EMERGENCY CUT OFF SWITCHES REMOTELY DATE ZAHID ASLAM LOCATED. RENOVATION NINJAS, LLC 17. SOURCE OF WATER: CITY OF DOVER 24. ADDRESS NUMBERS OF AT LEAST 12 INCHES IN HEIGHT MUST BE PLACED ON THE STREET SIDE OF THE 18. SOURCE OF SEWER: CITY OF DOVER BUILDING VISIBLE FROM THE STREET, 2 REQUIRED. CERTIFICATION OF PLAN ACCURACY: 19. SOURCE OF ELECTRIC: CITY OF DOVER 25. ANY NATURAL OR LP GAS BOTTLES, METERS, REGULATORS, ETC. MUST HAVE IMPACT PROTECTION. 20. SOURCE OF GAS: CHESAPEAKE UTILITIES I, KENNETH JAMES TAYLOR, JR., P.E., HEREBY CERTIFY THAT I AM A REGISTERED 21. TRASH COLLECTION: PRIVATE CONTRACTOR 26. A TRAFFIC IMPACT STUDY WAS PERFORMED BY DUFFIELD ASSOCIATES, LLC AND ITS REVIEW WAS PROFESSIONAL ENGINEER IN THE STATE OF DELAWARE, THAT THE INFORMATION SHOWN ACCEPTED BY DELDOT ON XXX. THE IMPROVEMENT CONTAINED IN THE TRAFFIC IMPACT STUDY SHALL BE HERON HAS BEEN PREPARED UNDER MY SUPERVISION AND TO THE BEST OF MY KNOWLEDGE DATE: NOVEMBER 23, 2021 IMPLEMENTED ACCORDING TO THE OWNER/APPLICANT PER DELDOT DISCRETION. AND BELIEF REPRESENTS GOOD ENGINEERING PRACTICES AS REQUIRED BY THE APPLICABLE 27. WAIVER REQUIRED: LAWS OF THE STATE OF DELAWARE. 27.1. TO PERMIT 4 STORIES GARDEN APARTMENTS (2 STORIES ALLOWED). SCALE: 1" = 100' __________ ______ __________________________________________________ 27.2. TO PERMIT 48 FOOT BUILDING HEIGHT OF THE GARDEN APARTMENTS (35 FEET ALLOWED). DATE KENNETH JAMES TAYLOR, JR., P.E. PROJECT NO. 13053.CA 27.3. TO PERMIT AN AVERAGE 35 DWELLING UNITS PER BUILDING OF GARDEN APARTMENTS (MAXIMUM REGISTRATION #21140 AVERAGE OF 24 DWELLINGS UNITS PER BUILDING ALLOWED). DUFFIELD ASSOCIATES, INC. SHEET: C-001 54

Δ Δ L215 C53 C L211 L210L209L208 L207 4 C5 C64L214L213 L212 L206 L205L204L203L202 C6 52 C5 1C5 3 0 L17 C6 5 L245 L244 L243 L242 L241 L240 L239 L238 L237 L236 L235 L234 L233 L232 4 L200 L199 L17 3 C49 L17 RB 2L L198 171 C48 A L201 L175 L19 C47 C46 L19 6 L19 C45 C44 C43 L170 L216 7 5 L19 C C C 4 L19 41 66 L217 L218L219L220 L221 L222 L223L224L225 L226 L227 L228L229L230 L231 67 C C56 C58C 3 RB 55 L192 C42 L176 C57 59L 177 L191 L190 A C C38 L189 L188 23 L119 L118L117L116 L115 L114 L113L112L111 L110 L109 L108L107L106 L105C22 40 L155 C39 L 1 53 C L17 8 L L1 L169 L120 L121 L122 L123 L124 L125 L126 L127 L128 L129 L130 L131 L132 L133 L156 L15 179 80L18 L157 L154 2 1L1 82 L158 L15 L183 RBA L88 L104 L134 L15 1 L 150 L1 C 0 C61 9 L14 48 6C C 62 L16 9C 36 L184L185L186 L187 0 37 L16 L147 C C C 1 L16 C35 33 19 21 2 L16 L146L145 L144 L89 L90 L91 L92 L93 L94 L95 L96 L97 L98 L99 L100L101L102C20 3 L165 L103 4 L164 RBA C34 L166 L167 L168 L143 C2 C27 C25C 2 6 L 135 L13 6 6 L16 C C L60 C L271 C80 L13 7 L RB C 5 15 14 138L C3 A C L273L272 L270 C79 C78 L269 139L 2 81 C77 C76 140 L26 L1 4 L61 L274 L275 L276 L277 L278 8L26 1 L279 7 L 266 L14 2 31 L44 L87 LOT L2 6 C28C29 L246 98 L28 5 L C30 C L28 RBA L43 L86 1 LO 2 L28 3 264L 26 L261 T 3L26 L28 2 99 4 LOT 107 LOT 106 LOT 105 LOT 104 LOT 103 LOT 102 L42 L28 L29 C 0 LOT 101 L85 L28 L17 L18 L19 L20 L15 L14 L13 L12 0 L 68 L247L248L249 5 L28 5 C71 OT LOT 6 L28 C7 L41 L84 C72 100 7 L28 L250 C70 LOT LOT 8 L21 L11 L25 97 93 RBA L83 L25 2L25 96 L62 L63 L64 L65 L66 L59 L58 L57 L56 L55 L54 L289 C69 1 3 L 25 LOT 94 L40 L82 4 LOT LOT L260 C73 L2 5 95 L22 L10 5 L 256L 92 L67 257L 25 L39 8 L2 59 4 RBA L53 C13 C12 C7 L23 C8 C9 C17 C16 L38 L81 L9 L52 L37 8 C7 2 L C4 C3 C RBA L68 L L24 L50 L36 L7 L80 L51 L69 4 L79 L70 46 L25 L78 RBA L5 L7 7 L L35 L6 L77 2L 48 L4 L26 L L34 L4 1 L7 L76 9 L2 L33 L74 L75 73 C1 8 L2 L2 1 RBA 7 L2 L32 L3 L31 C1 L45 30 C1 8 9 L R C1 L1 BA 0 RB A RBA RBA RBA A RB ARB RBA RB A A RB RBA RBA RBA A RB A RB Δ A RB A RB A RB RB A RB A A RB 80' 0 DRAWING SCALE 80' 1" = 80' LEGEND 160' ∆=20°01'45"' L=86.16' RIGHT-OF-WAY LINE 100 YEAR FLOODPLAIN R=246.48' WETLANDS PROPERTY LINE FLOOD HAZARD AREA ADJACENT PROPERTY LINE CONCRETE MONUMENT FOUND WETLANDS CAPPED REBAR FOUND IRON PIPE FOUND CHK'D BY DESIGNED BY: CHECKED BY: OWNER/ STONEBROOK EAST 168, LLC No. REVISION DATE DEVELOPER: C/O LAMBOLL STREET. LLC AR KJT PO BOX 3418 SITE DEVELOPMENT SUBDIVISION PLANS GREENVILLE, SC 29603 DRAWN BY: FILE NAME: DUFFIELD SHEET: SCALE: AR LG-Subdiv-13053CA ASSOCIATES SUBDIVISION PLAN Soil, Water & the Environment KENNETH JAMES TAYLOR, JR., P.E. PRELIMINARY PROJECT NO. 5400 LIMESTONE ROAD NOT FOR WILMINGTON, DE 19808-1232 STONEBROOK EAST TEL. 302.239.6634 CONSTRUCTION FAX 302.239.8485 OFFICES IN DELAWARE, MARYLAND, PENNSYLVANIA AND NEW JERSEY - WEB: HTTP://DUFFNET.COM 1" = 80' E-MAIL: DUFFIELD@DUFFNET.COM DATE: NOVEMBER 23, 2021 C-102 13053.CA EAST DOVER HUNDRED ~ KENT COUNTY ~ DELAWARE - STATE: DELAWARE P.E. #21140 55 Item 4.

Item 4. OFFICES IN DELAWARE, MARYLAND, WEB: HTTP://DUFFNET.COM DUFFIELD ASSOCIATES Soil, Water & the Environment LINE TABLE LINE TABLE CURVE TABLE 5400 LIMESTONE ROAD LINE TABLE LINE TABLE LINE TABLE LINE TABLE CURVE TABLE LINE # DISTANCE BEARING LINE # DISTANCE BEARING LINE # DISTANCE BEARING LINE # DISTANCE BEARING CURVE # BEARING DISTANCE LINE # DISTANCE BEARING LINE # DISTANCE BEARING CURVE # BEARING DISTANCE L1 65.00 N58°10'18"W L86 100.00 S39°59'27"E L171 15.86 S21°48'37"E L256 20.00 N21°48'37"W C1 S76°49'42"W 23.56 65.00 S58°10'18"E 102.35 N50°00'33"E S76°49'42"W 23.56 WILMINGTON, DE 19808-1232 L2 29.00 S31°49'42"W L87 100.00 S39°59'27"E L172 20.00 S21°48'37"E L257 20.00 N21°48'37"W C2 S35°35'07"W 20.98 206.36 S31°49'42"W 104.89 N50°00'33"E N13°10'18"W 23.56 PENNSYLVANIA AND NEW JERSEY L3 20.00 S31°49'42"W L88 62.50 N50°00'33"E L173 39.00 S21°48'37"E L258 20.00 N21°48'37"W C3 S42°57'04"W 20.16 171.75 S50°00'33"W 106.59 N58°40'05"E N40°55'07"E 38.08 E-MAIL: DUFFIELD@DUFFNET.COM L4 20.00 S31°49'42"W L89 18.00 N39°59'27"W L174 37.55 S21°48'37"E L259 28.45 N21°48'37"W C4 S48°17'04"W 9.63 60.00 N39°59'27"W 103.63 N68°11'23"E S84°59'27"E 39.27 TEL. 302.239.6634 L5 20.00 S31°49'42"W L90 20.00 N39°59'27"W L175 59.02 N50°00'33"E L260 62.23 S49°59'54"W C5 S05°00'33"W 23.56 175.37 N50°00'33"E 102.96 N68°11'23"E S05°00'33"W 23.56 L6 20.00 S31°49'42"W L91 20.00 N39°59'27"W L176 20.00 N39°59'19"W L261 9.02 S21°48'37"E C6 S84°59'27"E 39.27 168.74 N31°49'42"E 102.94 N68°11'23"E N40°55'07"E 50.77 FAX 302.239.8485 L7 44.00 S31°49'42"W L92 20.00 N39°59'27"W L177 38.15 N18°28'20"W L262 20.00 S21°48'37"E C7 N49°13'56"E 3.25 95.00 S58°10'18"E 102.94 N68°11'23"E S84°59'27"E 23.56 L8 15.74 S31°49'42"W L93 39.00 N39°59'27"W L178 39.07 N18°28'20"W L263 20.00 S21°48'37"E C8 N43°38'55"E 20.13 95.00 S58°10'18"E 102.94 N68°11'23"E S05°00'33"W 39.27 L9 10.37 S50°00'33"W L94 39.00 N39°59'27"W L179 20.03 N18°28'20"W L264 20.00 S21°48'37"E C9 N35°20'07"E 14.69 95.00 S58°10'18"E 106.57 N62°03'57"E N40°55'07"E 57.12 L10 38.00 S50°00'33"W L95 20.00 N39°59'27"W L180 20.03 N18°28'20"W L265 43.00 S21°48'37"E C10 N13°10'18"W 23.56 95.00 S58°10'18"E 109.79 N62°03'57"E S76°49'42"W 23.56 LG-Subdiv-13053CA P.E. #21140 KENNETH JAMES TAYLOR, JR., P.E. L11 39.00 S50°00'33"W L96 20.00 N39°59'27"W L181 20.03 N18°28'20"W L266 43.00 S21°48'37"E C11 S76°49'42"W 23.56 95.00 S58°10'18"E 113.87 N62°03'57"E N13°10'18"W 23.56 CHECKED BY: FILE NAME: L12 20.00 S50°00'33"W L97 20.00 N39°59'27"W L182 15.37 N18°28'20"W L267 20.00 S21°48'37"E C12 S38°52'29"W 44.27 95.00 S58°10'18"E 80.00 N50°00'33"E N40°55'07"E 44.42 L13 20.00 S50°00'33"W L98 39.00 N39°59'27"W L183 3.00 N39°59'27"W L268 20.00 S21°48'37"E C13 S47°57'54"W 12.84 100.47 S39°59'27"E 392.00 S39°59'27"E N05°00'33"E 39.27 KJT L14 20.00 S50°00'33"W L99 39.00 N39°59'27"W L184 20.00 N39°59'27"W L269 16.71 S21°48'37"E C14 S05°00'33"W 39.27 100.25 S39°59'27"E 45.00 S50°00'33"W S84°59'27"E 23.56 STATE: DELAWARE L15 28.00 S50°00'33"W L100 20.00 N39°59'27"W L185 20.00 N39°59'27"W L270 16.40 S39°59'27"E C15 S84°59'27"E 23.56 100.00 S39°59'27"E 337.00 N39°59'27"W S05°00'33"W 23.56 L101 20.00 N39°59'27"W L186 20.00 N39°59'27"W 120.00 N50°00'33"E DESIGNED BY: L16 60.00 S39°59'27"E L271 20.00 S39°59'27"E C16 N45°23'40"E 22.55 100.00 S39°59'27"E N84°08'02"W 40.02 DRAWN BY: L17 18.00 N50°00'33"E L102 20.00 N39°59'27"W L187 28.00 N39°59'27"W L272 20.00 S39°59'27"E C17 N36°18'14"E 21.87 100.00 S39°59'27"E 120.00 N50°00'33"E S39°07'59"E 15.87 L18 20.00 N50°00'33"E L103 1.40 N39°59'27"W L188 100.07 S50°00'33"W L273 19.00 S39°59'27"E C18 N13°10'18"W 23.56 100.00 S39°59'27"E 120.00 N50°00'33"E S84°59'27"E 23.56 L104 62.75 S50°00'33"W L189 100.78 S50°00'33"W 120.00 N50°00'33"E L19 20.00 N50°00'33"E L274 109.60 S50°00'33"W C19 N05°00'33"E 39.27 100.00 S39°59'27"E S30°54'02"E 76.15 AR AR L20 20.00 N50°00'33"E L105 28.00 S39°59'27"E L190 102.25 S50°00'33"W L275 109.60 S50°00'33"W C20 N39°08'02"W 15.86 100.00 S39°59'27"E 120.00 N50°00'33"E N30°54'02"W 82.50 L106 20.00 S39°59'27"E CHK'D BY L21 39.00 N50°00'33"E L191 104.49 S50°00'33"W L276 109.60 S50°00'33"W C21 N84°08'02"W 40.02 60.00 N39°59'27"W 120.00 N50°00'33"E S05°00'33"W 23.56 L22 38.00 N50°00'33"E L107 20.00 S39°59'27"E L192 106.59 S58°40'05"W L277 109.60 S50°00'33"W C22 S05°00'33"W 23.56 159.00 N50°00'33"E 120.00 N50°00'33"E N75°54'02"W 179.37 DATE L23 16.75 N50°00'33"E L108 20.00 S39°59'27"E L193 102.18 S68°11'23"W L278 109.76 S50°00'33"W C23 S84°59'27"E 23.56 131.11 N31°49'42"E 120.00 N50°00'33"E S24°18'28"E 46.20 L109 39.00 S39°59'27"E L194 100.48 S68°11'23"W 120.00 N50°00'33"E PRELIMINARY L24 53.36 N31°49'42"E L279 111.20 S50°00'33"W C24 N11°36'07"E 33.52 65.00 S58°10'18"E N11°36'07"E 33.52 L25 44.00 N31°49'42"E L110 39.00 S39°59'27"E L195 99.30 S68°11'23"W L280 109.16 S68°11'23"W C25 N26°07'54"W 12.46 168.74 S31°49'42"W 120.00 N50°00'33"E N05°00'33"E 23.56 L26 20.00 N31°49'42"E L111 20.00 S39°59'27"E L196 98.13 S68°11'23"W L281 109.08 S68°11'23"W C26 N24°22'38"W 20.00 175.38 S50°00'33"W 120.00 N50°00'33"E S81°24'13"E 42.40 L27 20.00 N31°49'42"E L112 20.00 S39°59'27"E L197 95.86 S68°11'23"W L282 109.12 S68°11'23"W C27 N22°33'12"W 13.74 100.00 S39°59'27"E 120.00 N50°00'33"E S27°18'48"E 90.28 REVISION NOT FOR L28 20.00 N31°49'42"E L113 20.00 S39°59'27"E L198 93.64 S62°03'57"W L283 109.08 S68°11'23"W C28 N25°26'22"W 12.04 100.00 S39°59'27"E 120.00 N50°00'33"E N30°54'02"W 168.17 L29 20.00 N31°49'42"E L114 39.00 S39°59'27"E L199 93.67 S62°03'57"W L284 109.08 S68°11'23"W C29 N35°07'59"W 20.11 100.00 S39°59'27"E 116.57 N50°00'33"E S05°00'33"W 39.27 L30 29.00 N31°49'42"E L115 39.00 S39°59'27"E L200 95.72 S62°03'57"W L285 109.08 S68°11'23"W C30 N47°17'21"W 20.20 100.00 S39°59'27"E 35.98 N85°58'44"W N84°59'27"W 23.56 CONSTRUCTION L31 95.00 S58°10'18"E L116 20.00 S39°59'27"E L201 62.50 S50°00'33"W L286 109.08 S68°11'23"W C31 N59°48'18"W 21.30 100.00 S39°59'27"E 91.69 S50°00'33"W N30°54'02"W 76.15 L32 95.00 S58°10'18"E L117 20.00 S39°59'27"E L202 18.00 S39°59'27"E L287 109.12 S68°11'23"W C32 S81°53'24"W 105.72 100.00 S39°59'27"E 74.67 S57°42'19"W S30°54'02"E 82.50 L33 95.00 S58°10'18"E L118 20.00 S39°59'27"E L203 20.00 S39°59'27"E L288 109.12 S68°11'23"W C33 S05°00'33"W 23.56 99.93 S49°10'49"E 144.85 S50°00'33"W N75°54'02"W 292.66 L34 95.00 S58°10'18"E L119 28.00 S39°59'27"E L204 20.00 S39°59'27"E L289 99.40 S50°00'33"W C34 S39°13'09"E 7.00 95.04 S58°10'18"E 246.32 N21°48'37"W S30°54'02"E 149.14 L35 95.00 S58°10'18"E L120 102.50 N50°00'33"E L205 20.00 S39°59'27"E L290 34.59 S21°48'37"E C35 S34°22'08"E 37.02 95.00 S58°10'18"E 75.38 N39°59'27"W S84°59'27"E 39.27 L36 95.00 S58°10'18"E L121 102.50 N50°00'33"E L206 39.00 S39°59'27"E 159.00 S50°00'33"W No. - - C36 S26°06'55"E 37.89 95.00 S58°10'18"E N40°55'07"E 38.08 L37 100.49 S39°59'27"E L122 102.50 N50°00'33"E L207 39.00 S39°59'27"E C37 S20°12'22"E 15.74 95.00 S58°10'18"E 206.47 S31°49'42"W S85°55'07"W 339.86 STONEBROOK EAST 168, LLC OWNER/ L38 100.25 S39°59'27"E L123 102.50 N50°00'33"E L208 20.00 S39°59'27"E C38 S22°15'10"E 15.84 95.00 S58°10'18"E 86.19 N39°59'27"W N84°59'27"W 39.27 L39 100.00 S39°59'27"E L124 102.50 N50°00'33"E L209 20.00 S39°59'27"E 69.21 N39°59'27"W S40°55'07"W 38.08 PO BOX 3418 C39 S33°00'41"E 29.23 95.00 S58°10'18"E L40 100.00 S39°59'27"E L125 102.50 N50°00'33"E L210 20.00 S39°59'27"E C40 S84°59'19"E 23.56 45.00 S50°00'33"W 35.41 N84°54'09"W N40°55'07"E 57.12 L41 100.00 S39°59'27"E L126 102.50 N50°00'33"E L211 39.00 S39°59'27"E C41 S05°00'33"W 39.27 392.00 N39°59'27"W 35.36 S05°00'33"W S84°59'27"E 188.50 L42 100.00 S39°59'27"E L127 102.50 N50°00'33"E L212 39.00 S39°59'27"E C42 S39°30'53"E 8.81 45.25 N50°00'33"E 50.00 S39°59'27"E S30°54'02"E 168.17 GREENVILLE, SC 29603 DEVELOPER: C/O LAMBOLL STREET. LLC L43 100.00 S39°59'27"E L128 102.50 N50°00'33"E L213 20.00 S39°59'27"E C43 S37°57'24"E 20.01 355.38 S39°59'27"E 55.19 N50°00'33"E N30°50'54"W 148.28 L44 100.00 S39°59'27"E L129 102.50 N50°00'33"E L214 20.00 S39°59'27"E C44 S35°47'27"E 20.06 85.00 N50°00'33"E 224.42 N31°49'42"E N84°56'19"W 39.32 L45 65.00 N58°10'18"W L130 102.50 N50°00'33"E L215 3.00 S39°59'27"E C45 S33°37'08"E 20.13 85.00 N50°00'33"E 421.75 N50°00'33"E S85°55'07"W 226.57 L46 30.00 S31°49'42"W L131 102.50 N50°00'33"E L216 27.50 N50°00'33"E C46 S30°25'21"E 39.01 85.00 N50°00'33"E 391.42 S39°59'27"E N05°00'33"E 39.27 L47 20.00 S31°49'42"W L132 102.50 N50°00'33"E L217 28.00 N39°59'27"W C47 S26°22'02"E 36.01 85.00 N50°00'33"E 112.42 S21°48'37"E S45°37'55"W 27.50 L48 20.00 S31°49'42"W L133 102.50 N50°00'33"E L218 20.00 N39°59'27"W C48 S23°20'22"E 20.01 85.00 N50°00'33"E 70.52 N50°00'33"E N81°32'29"E 21.09 L49 20.00 S31°49'42"W L134 77.13 N50°00'27"E L219 20.00 N39°59'27"W C49 S22°02'03"E 4.14 85.00 N50°00'33"E 35.10 N04°35'04"E S13°10'18"E 23.56 L50 20.00 S31°49'42"W L135 6.31 N21°48'37"W L220 20.00 N39°59'27"W C50 S22°50'15"E 16.85 85.00 N50°00'33"E 66.45 N04°54'13"W L51 20.00 S31°49'42"W L136 39.71 N21°48'37"W L221 39.00 N39°59'27"W C51 S25°05'08"E 20.03 85.00 N50°00'33"E 475.00 N50°00'33"E SITE DEVELOPMENT SUBDIVISION PLANS L52 1.11 S31°49'42"W L137 39.00 N21°48'37"W L222 39.00 N39°59'27"W C52 S27°31'31"E 20.00 85.00 N50°00'33"E 399.09 S39°59'27"E EAST DOVER HUNDRED ~ KENT COUNTY ~ DELAWARE L53 39.00 S50°00'33"W L138 20.00 N21°48'37"W L223 20.00 N39°59'27"W C53 S30°46'50"E 33.40 85.00 N50°00'33"E 324.65 N85°55'07"E L54 20.00 S50°00'33"W L139 20.00 N21°48'37"W L224 20.00 N39°59'27"W C54 S81°24'13"E 42.40 85.00 N50°00'33"E 209.60 S04°04'53"E L55 20.00 S50°00'33"W L140 20.00 N21°48'37"W L225 20.00 N39°59'27"W C55 N05°00'41"E 23.56 85.00 N50°00'33"E 47.90 S31°15'45"W L56 20.00 S50°00'33"W L141 54.57 N21°48'37"W L226 39.00 N39°59'27"W C56 N38°44'28"W 6.10 85.00 N50°00'33"E 25.36 N31°49'42"E STONEBROOK EAST L57 20.00 S50°00'33"W L142 46.73 N21°48'37"W L227 39.00 N39°59'27"W C57 N33°22'44"W 20.11 85.00 N50°00'33"E 69.40 S39°59'27"E L58 20.00 S50°00'33"W L143 18.06 S50°00'33"W L228 20.00 N39°59'27"W C58 N25°09'48"W 20.04 59.63 S50°00'33"W 65.19 S50°00'33"W L144 38.00 S39°59'27"E L229 20.00 N39°59'27"W 182.63 N58°10'18"W SUBDIVISION PLAN L59 20.00 S50°00'33"W C59 N19°46'03"W 6.34 23.51 N39°59'27"W L60 60.00 S39°59'27"E L145 20.00 S39°59'27"E L230 20.00 N39°59'27"W C60 N23°02'06"W 38.23 128.32 N21°48'37"W L61 30.00 N50°00'33"E L146 20.00 S39°59'27"E L231 28.00 N39°59'27"W C61 N33°47'48"W 51.89 91.00 N39°59'27"W L62 20.00 N50°00'33"E L147 13.00 S39°59'27"E L232 102.50 N50°00'33"E C62 N84°59'27"W 23.56 18.06 N50°00'33"E L63 20.00 N50°00'33"E L148 4.28 S18°28'18"E L233 102.50 N50°00'33"E C63 S05°00'33"W 39.27 246.32 S21°48'37"E L64 20.00 N50°00'33"E L149 20.01 S18°28'18"E L234 102.50 N50°00'33"E C64 S48°13'14"E 17.24 104.58 N65°41'35"E L65 20.00 N50°00'33"E L150 20.06 S18°28'18"E L235 102.50 N50°00'33"E C65 N86°46'46"E 77.01 107.78 N65°41'35"E L66 20.00 N50°00'33"E L151 39.07 S18°28'18"E L236 102.50 N50°00'33"E C66 N05°00'33"E 23.56 109.77 N65°41'35"E L67 45.38 N50°00'33"E L152 44.97 S18°28'18"E L237 102.50 N50°00'33"E C67 N84°59'27"W 23.56 110.00 N68°11'23"E L68 38.74 N31°49'42"E L153 20.10 S18°28'18"E L238 102.50 N50°00'33"E C68 N05°00'33"E 39.27 110.00 N68°11'23"E L69 20.00 N31°49'42"E L154 4.21 S18°28'18"E L239 102.50 N50°00'33"E C69 N39°42'43"W 3.60 110.00 N68°11'23"E L70 20.00 N31°49'42"E L155 20.00 S39°59'19"E L240 102.50 N50°00'33"E C70 N37°53'01"W 20.02 110.00 N68°11'23"E L71 20.00 N31°49'42"E L156 120.40 S65°41'35"W L241 102.50 N50°00'33"E C71 N32°25'31"W 50.48 110.02 N68°11'23"E L72 20.00 N31°49'42"E L157 119.38 S65°41'35"W L242 102.50 N50°00'33"E C72 N25°39'03"W 37.02 114.09 N59°42'36"E L73 20.00 N31°49'42"E L158 118.03 S65°41'35"W L243 102.50 N50°00'33"E C73 N22°17'51"W 6.29 125.90 N50°00'33"E L74 30.00 N31°49'42"E L159 115.30 S68°11'23"W L244 102.50 N50°00'33"E C74 N75°54'22"W 47.21 128.05 N50°00'33"E L75 95.00 S58°10'18"E L160 113.02 S68°11'23"W L245 100.04 N50°00'33"E C75 S14°05'38"W 31.33 125.23 N50°00'33"E L76 95.00 S58°10'18"E L161 111.86 S68°11'23"W L246 59.60 N50°00'33"E C76 S22°00'40"E 3.29 116.73 N50°00'33"E L77 95.00 S58°10'18"E L162 110.69 S68°11'23"W L247 19.00 N39°59'27"W C77 S26°35'48"E 71.94 60.00 N50°00'33"E L78 95.00 S58°10'18"E L163 110.00 S68°11'23"W L248 20.00 N39°59'27"W C78 S34°02'49"E 50.29 91.00 S39°59'27"E L79 95.00 S58°10'18"E L164 114.09 S59°42'36"W L249 20.00 N39°59'27"W C79 S38°19'56"E 20.01 128.32 S21°48'37"E L80 95.00 S58°10'18"E L165 126.43 S50°00'33"W L250 16.40 N39°59'27"W C80 S39°46'17"E 3.60 23.51 S39°59'27"E L81 99.93 S49°10'49"E L166 128.04 S50°00'33"W L251 13.71 N21°48'37"W C81 S84°59'27"E 39.27 76.51 S50°00'33"W L82 100.00 S39°59'27"E L167 125.48 S50°00'33"W L252 20.00 N21°48'37"W 112.42 N21°48'37"W L83 100.00 S39°59'27"E L168 118.27 S50°00'33"W L253 20.00 N21°48'37"W 9.19 N39°59'27"W DATE: NOVEMBER 23, 2021 L84 100.00 S39°59'27"E L169 60.00 S50°00'33"W L254 43.00 N21°48'37"W 100.03 N50°00'33"E L85 100.00 S39°59'27"E L170 9.19 S39°59'27"E L255 43.00 N21°48'37"W 100.73 N50°00'33"E SCALE: NOT TO SCALE PROJECT NO. 13053.CA SHEET: C-103 56

Item 4. OFFICES IN DELAWARE, MARYLAND, WEB: HTTP://DUFFNET.COM ASSOCIATES Soil, Water & the Environment TYPICAL TOWNHOUSE CLUSTER LEGEND NOT TO SCALE DUFFIELD RIGHT-OF-WAY LINE PROPERTY LINE 5400 LIMESTONE ROAD ADJACENT PROPERTY LINE CONCRETE MONUMENT FOUND CAPPED REBAR FOUND 29' TYP. IRON PIPE FOUND 100 YEAR FLOODPLAIN WILMINGTON, DE 19808-1232 FLOOD HAZARD AREA WETLANDS 20' TYP. PENNSYLVANIA AND NEW JERSEY E-MAIL: DUFFIELD@DUFFNET.COM SIGNS BOLLARDS TEL. 302.239.6634 ON-SITE CURB ON-SITE STRIPING 4' OFFSET BETWEEN WETLANDS TOWNHOUSES, TYP. PR. PROPERTY LINE FAX 302.239.8485 CONC.MON.SET. PR. CONCRETE MONUMENT PR. BUILDING SETBACK LINE PR. BUILDINGS x x PR. FENCES PR. SIGNS RB PR. BOLLARDS P.E. #21140 KENNETH JAMES TAYLOR, JR., P.E. A MIN. 2' BETWEEN BUILDING CHECKED BY: LG-Site-13053CA PR. ON-SITE CURB AND SETBACK, TYP. FILE NAME: RB PR. ON-SITE CONCRETE A RBA RBA PR. OFF-SITE CURB BA RB RB A R A PR. OFF-SITE CONCRETE KJT BA STATE: DELAWARE RBA R PR. OFF-SITE SOLID STRIPING RBA 18'x18' ASPHALT DRIVEWAY, TYP. RBA PR. OFF-SITE BROKEN STRIPING RBA DESIGNED BY: RBA A PR. OFF-SITE DASHED STRIPING RBA RB DRAWN BY: LIGHT POLES NOTE: OFFSET OCCURS EVERY 50' BUILDING SETBACK TWO UNITS RBA AR AR 20' CHK'D BY APARTMENT A APARTMENT B TOWNHOUSES 4-STORY / 28 UNIT 4-STORY / 30 UNIT DATE TOWNHOUSES 7,750 SF (31,000 GFA) 7,750 SF (31,000 GFA) RBA 3 STORY / 5 UNITS 3 STORY / 5 UNITS RBA 10' REVISION 20' ACK RBA TO BAC TO 3 ST WNHO K 3 ST WNHO 20' ETB TO 3 ST WNHO 50' BUILDING SETBACK SET ORY USE GS ORY USE ORY USE /5U S /5U S APARTMENT ING RB LDIN /5U S C BUI NIT NIT 4-STORY / A NIT S LD S 40 UNITS BUI S 9,750 SF (39,000 GFA) RB ACK A COMMUNITY No. - - CK SETB TOW GARDEN TO 3 STO NHOUSES ETB x TO 3 ST WNHO A x 3 ST WNHO RBA STONEBROOK EAST 168, LLC OWNER/ DING RY / 4 ORY USE GS ORY USE RBA UNITS /4U S RBA /5U S x LDIN x BUIL NIT PO BOX 3418 S NIT BUI S 20' RB A GREENVILLE, SC 29603 DEVELOPER: C/O LAMBOLL STREET. LLC 50 15' BUILDING SETBACK ' BU ILD RB A PROPOSED AP IN G CLUBHOUSE BASKETBALL ART SE 20' M TB 2,500 SF COURT 9,7 EN TOWNHOUSES TOT AC 80 T D K RB BUILDING SETBACK SF 4- TOWNHOUSES TOWNHOUSES x LOT (3 ST A 9,1 OR x 20 Y POOL GF / 40 3 STORY / 6 UNITS A) U 20' NI 3 STORY / 5 UNITS 3 STORY / 5 UNITS TS x x RB K A ET BAC IN GS 10' UILD 15' B SITE DEVELOPMENT SUBDIVISION PLANS RB 10' A EAST DOVER HUNDRED ~ KENT COUNTY ~ DELAWARE BUILDING SETBACK 20' BUILDING SETBACK TOWNHOUSES TOWNHOUSES RB SES A BUILDING SETBACK HOU UNITS 10' 3 STORY / 5 UNITS N TOW RY / 7 GAZEBO 3 STORY / 5 UNITS O 3 ST STONEBROOK EAST TOWNHOUSES 3 STORY / 7 UNITS RB A 10' 10' RB A TOWNHOUSES SWM TOWNHOUSES 20' S USE S FACILITY #1 W NHO 7 UNIT SITE PLAN TO RY / 49,247 SF 20' 10' 10' 3 ST O (1.13± AC) 3 STORY / 5 UNITS 3 STORY / 5 UNITS TOWNHOUSES TOWNHOUSES 3 STORY / 5 UNITS 3 STORY / 4 UNITS 20' BUILDING SETBACK DATE: NOVEMBER 23, 2021 SCALE: 1" = 80' PROJECT NO. 13053.CA 80' 0 80' 160' SHEET: C-201 DRAWING SCALE 1" = 80' 57

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Item 5. City of Dover DATA SHEET FOR CONDITIONAL USE SITE PLAN REVIEW DEVELOPMENT ADVISORY COMMITTEE MEETING OF December 8, 2021 PLANNING COMMISSION MEETING OF December 20, 2021 Plan Title: Royal Farms Retail Store (Convenience Store), C-21-08 Plan Type: Conditional Use Site Plan Minor Subdivision Plan Location: Northeast corner of the intersection of McKee Road and College Road Address: 1205 McKee Road Tax Map ID: ED-05-067.00-02-51.00-000 Owner/Applicant: Two Farms, Inc. Zoning: C-2A (Limited Central Commercial Zone) COZ-1 (Corridor Overlay Zone) Current Use: Vacant Land Proposed Use: Retail Store (Convenience Store) Accessory Fuel Pumps (Subject to Conditional Use Review) Accessory Car Wash Proposed Lot 1: 2.545 +/ acres (110,854 SF) Proposed Lot 2: 0.870 +/- acres (37,897 SF) Site Overall: 3.415 +/- acres (148,751 SF) Previous Applications: MI-21-01A Z-21-01 Sewer & Water: City of Dover For Consideration: Superior Urban Design Waiver Request: Partial Elimination of Upright Curbing P. O. Box 475 Dover, DE 19903 Community Excellence Through Quality Service 60

Item 5. C-21-08 Royal Farms Retail Store (Convenience Store) with Fuel Pumps DAC Report of December 8, 2021 Page 2 City of Dover CITY OF DOVER Planning Office DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY D.A.C. MEETING DATE: December 8, 2021 APPLICATION: Royal Farms Retail Store (Convenience Store) FILE #: C-21-08 REVIEWING AGENCY: City of Dover Planning CONTACT PERSON: Julian Swierczek, Planner II PHONE #: (302) 736-7196 I. PLAN SUMMARY This application is for review of a Conditional Use Site Plan and associated Minor Subdivision Plan Application for construction of a 5,154 SF Retail Store (Convenience Store) and associated fuel pumps. The Application includes associated site improvements and a 1,248 SF Accessory building to serve as a drive-through Car Wash. The property is currently zoned C-2A (Limited Central Commercial Zone) and is subject to COZ-1 (Corridor Overlay Zone). The proposed Lot 1 is 2.545 +/ acres (110,854 SF) and is the location of the proposed development. The proposed Lot 2 is 0.870 +/- acres (37,897 SF) and is currently not subject to a design proposal. The Site overall currently consists of 3.415 +/- acres (148,751 SF) and is located at the northeast corner of the intersection of McKee Road and College Road. The owner of record is Two Farms Inc. Property Addresses: 1205 McKee Road. Tax Parcel Number: ED-05-067.00-02-51.00-000. Plans Reviewed: • Conditional Use Site Plan submission (full-size) dated November 5, 2021 • Revised Plan mark-up (11x17) received December 9, 2021 II. PROJECT DESCRIPTION The subject property is located on the northeast corner of the intersection of McKee Road and College Road. The applicant is proposing to construct two (2) one-story buildings and associated site improvements, including Fuel Pumps. Building #1 is a 5,154 SF Retail Store (Convenience Store) Building and Building #2 is 1,248 SF to serve as a Car Wash. The Proposed Plan includes a Minor Subdivision Plan, which proposes to subdivide the existing 3.415 +/- acres (148,751 SF) lot into two lots. The proposed Lot #1 is to be 2.545 +/ acres (110,854 SF) and is the western portion of the overall site and is additionally the subject of the current proposed Royal Farms Project. The proposed Lot #2 is 0.870 +/- acres (37,897 SF) and is the eastern portion of the Site. There is no development proposed for the proposed Lot #2 at present. The parcels immediately surrounding the subject parcel contain a variety of primarily Institutional and Commercial uses. The property immediately adjacent to the north is not within City of Dover City Limits; it is zoned RS1 (Single Family Residential Zone) and appears to be utilized as a one-family detached dwelling unit (single family home). Immediately adjacent to 61

Item 5. C-21-08 Royal Farms Retail Store (Convenience Store) with Fuel Pumps DAC Report of December 8, 2021 Page 3 the subject parcel to the east is the North Dover Elementary School on a parcel zoned IO (Institutional and Office Zone). Across College Road to the south is land also zoned IO (Institutional and Office Zone) and RG-5 (General Residence Zone for Mid-Rise Apartments Zone) as the campus of Westminster Village at Dover, a Senior Care Facility including cottage and apartment units and assisted living & rehabilitation facilities. Across McKee Road to the west and north of College Road are two parcels. The one parcel immediately adjacent to the intersection of College and McKee Roads is zoned C-2A (Limited Central Commercial Zone) and contains a multi-tenant building with retail uses, offices, and a Liquor Store. The northern parcel immediately across McKee Road to the west is zoned CPO (Commercial and Professional Office Zone); the most recent use of the this site appears to be a one-family detached dwelling unit (single-family home), however the building has been demolished (Demolition Permit #21-132 was approved in March 2021). Diagonally across the McKee Road/College Road intersection is a property zoned CPO (Commercial Professional Office) containing two multi-tenant office buildings. All properties discussed fronting on the McKee Road corridor are subject to the COZ-1 (Corridor Overlay Zone). Previous Applications This property was most recently subject to Comprehensive Plan Amendment MI-21-01A which was approved by the City Council at their March 8, 2021 meeting. This was a Comprehensive Plan Amendment which sought to change the Land Use Category of this property from Office to Commercial Low Intensity. This Comprehensive Plan Amendment in turn was submitted in conjunction with the Rezoning Application Z-21-01 which was similarly approved by the City Council at their March 8, 2021. This Application changed the Zoning of the property from C-PO (Commercial and Professional Office Zone) to C-2A (Limited Central Commercial Zone) while retaining the COZ-1 (Corridor Overlay Zone). These applications had both been submitted so as to allow for this Conditional Use Site Plan Application. Over the years there have been other applications for this property starting with AX-21-05 which annexed the property into the City in 2005. Other applications include S-06-48, S-07-53, Z-14- 01, and MI-14-01B. III. ZONING REVIEW C-2A (Limited Central Commercial Zone) Zoning The proposed use is classified as a retail store which is a permitted use in the C-2A Zone. Additionally, the Zoning Ordinance Article 3 §14.3 permits the outdoor eating area in this Zone when accessory to the permitted restaurant use. This type of retail store includes a restaurant-like operation; therefore the City Planner will allow the outdoor seating which has been shown in the Plans to the west of the main Retail Building. The proposed use of the Accessory Building as a Car Wash is considered a Service Establishment which is again listed as a permitted use in the C-2A Zone. Article 3 Section 14.2(b) of the Zoning Ordinance lists Fuel Pumps as a conditionally permitted use when accessory to a permitted use. The following description of the C-2A zoning district is provided from Article 3 §14 of the Zoning Ordinance. 62

Item 5. C-21-08 Royal Farms Retail Store (Convenience Store) with Fuel Pumps DAC Report of December 8, 2021 Page 4 Article 3 Section 14. – Limited Central Commercial Zone (C-2A). 14.1 Uses permitted. No building or premises shall be used and no building or part of a building shall be erected, which is arranged, intended or designed to be used, in whole or in part, for any purpose, except the following: (a) Retail Stores (b) Business, professional or government offices (c) Personal service establishments. (d) Restaurants. (e) Service establishments. (f) Hotels. (g) Places of public assembly. (h) Drive-throughs. (i) One family residences, including attached and semi-detached dwellings, complying with the bulk standards of the RG-1 (General Residence) zone. (j) Apartments and multi-family dwellings 14.2 Conditional Uses. The following uses are permitted, conditional upon the approval of the planning commission in accordance with the procedures and subject to the general conditions set forth in article 10, section 1: (a) Parking lots and parking structures as a principal use on suitably landscaped lots. (b) Fuel pumps accessory to a permitted use. 14.3 Enclosed buildings. All permitted uses and all storage accessory thereto, other than off street parking, shall be carried on in buildings fully enclosed on all sides, except for outdoor eating areas associated with restaurants and outdoor sales areas approved by the city planner. 14.4 Performance standards. All uses are subject to performance standards as set forth in article 5, section 8.1. 14.5 Site development plan approval. Site development plan approval in accordance with article 10, section 2 hereof shall be required prior to the issuance of building permits for the erection or enlargement of all structures and prior to the issuance of certificates of occupancy for any change of use. . This Conditional Use Site Plan is subject to the requirements of Article 10 §1 further discussed below. With Conditional Use Site Plan applications, the Planning Commission reviews the proposed project to determine whether or not the intended use for accessory fuel pumps is appropriate in type and scale for the immediate neighborhood. The subject property is additionally adjacent to a residential property located at 1233 McKee Rd. 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 relates to the role of the Commission in reviewing Conditional Use Site Plan applications are particularly relevant when reviewing this application: 63

Item 5. C-21-08 Royal Farms Retail Store (Convenience Store) with Fuel Pumps DAC Report of December 8, 2021 Page 5 Article 10 §1.1 [Accessibility for fire and police protection.] That all proposed structures, equipment or material shall be readily accessible for fire and police protection; Article 10 §1.2 That the proposed use 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; COZ-1 (Corridor Overlay Zone -1) The subject site area involved with this application is located within the COZ-1. The Zoning Ordinance details the requirements of the COZ-1 in Article 3 §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 urban corridor along Route 8/Forrest Avenue and Saulsbury/McKee Roads. To this end, more stringent standards are applied to development taking place in the corridor. Certain requirements for the COZ-1 may be relaxed if the Planning Commission determines that the project plan is “Superior Urban Design” based on specific criteria outlined in the Zoning Ordinance, Article 3, Section 27.2 and with reference to the policy guidance sheet “COZ-1 Superior Urban Design Goals and Policies” (see Attachment). The compliance of the project with the COZ-1 requirements is discussed below. • The COZ-1 specifies a required front yard setback for non-residential properties. This site has two street frontages: McKee Road and College Road. In this case, the front setback is from McKee Road and is a minimum of 40 feet, and a maximum of 50 feet. The Applicant has stated verbally that the Setback from McKee Road to the first structure (Fuel Pump Canopy) is to be over 67 feet, which is in excess of the maximum 50-foot setback permitted and is therefore not in compliance. The project must achieve “Superior Urban Design” to allow for the proposed setback. • The COZ-1 building must sit parallel to the road with the longest side facing the road; both the main Retail Building as well as the Fuel Pump Canopy (closest structure to the McKee Road frontage) are placed parallel to McKee Road. • Achieves the following for the parking lot layout/arrangement: parking lot location is not in the front yard setback or located between the building and the corridor frontages, and the number of parking spaces versus islands is met. The Fuel Pump Canopy is considered a building, and there is no parking proposed in between said canopy and McKee Road. • Building complies with the allowable number of stories (one-story) and maximum permitted height of 35 feet in the COZ-1. • The COZ-1 has a requirement that a minimum of 25% of the lot consists of landscaped open space. The Plan gives conflicting information as to the proposed Lot Coverage requirements, although the Applicant has stated verbally that they will comply with the minimum 25% landscaped open space required on site. • The width of parking lot islands must be provided to ensure that the minimum 10-foot requirement for parking lot islands is met. • There is a required minimum 6-foot sidewalk width, within the landscaped area of at least 12 feet between the building and parking lot. The proposed width of the sidewalk is 6- feet along all sides of the Retail Building. Other than at the rear (east) of the Retail Building, there is no landscaping proposed between the main Retail Building and the 64

Item 5. C-21-08 Royal Farms Retail Store (Convenience Store) with Fuel Pumps DAC Report of December 8, 2021 Page 6 Vehicle Parking Area. The front (west façade facing McKee Road) of the Retail Building has a 7-foot wide area for outdoor seating in addition to the proposed 6-foot sidewalk. • Street frontages are required to have a landscaped open space of 25 feet and provide one tree per 50 feet of frontage. The Plans indicate the required 25 feet of landscaped open space, and it appears that the tree plantings are proposed at a rate which is compliant. • Non-frontages in the COZ-1 are required to have landscaped open space of 15 feet when adjacent to residential uses and landscaped open space of 5 feet when adjacent to non- residential uses and to provide one tree per 75 feet. IV. PARKING SUMMARY The minimum parking requirements for the C-2A (Limited Central Commercial Zone) is one (1) parking space for every 300 S.F. of floor area or one (1) per employee, whichever is greater. Based on the size of the Retail Store (5,154 S.F.) the site requires eighteen (18) parking spaces. The Applicant has submitted a Revised Plan which shows sixty-eight (68) parking spaces for the proposed building of which three (3) are handicap parking spaces. These parking spaces are provided around the periphery of the main Retail Building, as well as at the northern portion of the Site along the drive to the Car Wash, as well as at the eastern portion of the Site near the property line with the proposed Lot #2. However, while the Plans show sixty-eight (68) proposed vehicle parking spaces, the notes provided on the same Plans identify a planned total of seventy-five (75) vehicle parking spaces including two (2) handicapped parking spaces. It is therefore unclear as to the proposed total of parking spaces, but it is noted that both figures are in excess of the required minimum and therefore are Code compliant. Bicycle Parking Bicycle parking is required at a ratio of one space for every twenty parking spaces. If the site is to be served by either (68) parking spaces or the noted (75) parking spaces, four (4) bicycle parking spaces would be required. The Data Column notes four (6) bicycle parking spaces are planned. The Revised Plan submitted by the applicant shows that they propose to locate the bicycle parking facilities near the sidewalk providing dedicated pedestrian access on site from College Road to the Retail Building, towards the southern (College Road frontage) area of the Site. V. SITE CONSIDERATIONS Access There are currently two entrances shown onto the Site. There is one (1) Right-in/Right-out entrance off of College Road, as well as one (1) full-access entrance off of McKee Road. It is uncertain as to whether the latter will be permitted by the Delaware Department of Transportation (DelDOT), as the Traffic Impact Study Report review is ongoing. There is no proposed Site Access onto the proposed Lot #2 from College Road. The Revised Plan instead shows a drive aisle leading towards Lot #2 from the main Lot #1. A Cross-Access Easement will need to be established in order to facilitate such access to Lot #2 across Lot #1. 65

Item 5. C-21-08 Royal Farms Retail Store (Convenience Store) with Fuel Pumps DAC Report of December 8, 2021 Page 7 Sidewalks Sidewalks are required along both the McKee Road and College Road street frontages of the site (Zoning Ordinance, Article 5 Section 18). The plan shows a multi-use path as required along both frontages. The Plan additionally shows a dedicated pedestrian access point from the College Road frontage, which crosses the main drive-aisle and connects to the sidewalk that immediately surrounds the main building. Additionally, the Zoning Ordinance Article 3, Section 27.63(c)(ii) notes the following with regards to sidewalks in the COZ-1: There shall be a landscaped buffer area of at least 12 feet in width between the building and parking lot and drive areas. The buffer area shall include provisions for a sidewalk of at least six feet and no greater than eight feet in width. The buffer area and sidewalk shall be grade separated from the parking lot by concrete curbing of at least six inches in height. The dimensions of the sidewalk in between the main Retail Building and the vehicle parking spaces is noted as being 6 feet. Part of the area immediately adjacent to the front building entry is paved. The east side of the building appears to include the sidewalk planting area. Waiver Request: Partial Elimination of Upright Curbing The upright curbing for the parking lots and drive aisles is required per the requirements of Article 6 Section 3.6(b) of the Zoning Ordinance. This curb type appears to be utilized throughout most of the site except for where vehicle parking spaces immediately abut the sidewalk surrounding the main building. Here the sidewalk appears to be at the same grade as the parking spaces, with the Plans showing bollards as barriers between vehicle parking and pedestrian areas. The Applicant has submitted a Waiver Request to seek relief from the requirements of the Zoning Ordinance to provide the required 6-inch upright curbing in these areas of the Site. The Waiver notes that the sidewalk is planned to be built-at grade with the surrounding vehicle parking-spaces, with bollards being provided as a physical barrier between theses spaces and the sidewalks. The reason provided is so as to avoid potential tripping hazards for persons walking to the Retail Building. Lighting The Zoning Ordinance, Article 5 Section 7 requires lighting of commercial uses to provide no less than 1½ footcandles at grade. Light shall be deflected away from adjacent residential areas and shall not be distracting to traffic on adjacent roads. The Plans submitted provide information as to the location and types of lighting planned on the Site, showing post lights being used around the main Retail Building as well as near the entrance and exit of the Accessory Car Wash Building, and lighting mounted to the under-side of the Canopy over the Fuel Pumps. The Architectural Renderings appear to additionally show wall-mounted lights being included around the exterior of both the main building (Convenance Store), and the Accessory Building to be used as the Car Wash; however, these do not appear to be noted on the Lighting Plan. Dumpsters According to Zoning Ordinance, Article 5 §6.12, the Dumpster requirements for an Office or Retail space of less than 50,000 SF are two (2) Dumpsters required for the first 16,000 SF of gross floor area, and one (1) for each additional 16,000 SF of gross floor area or fraction thereof. The plans submitted identify one (1) Dumpster enclosure, but does not appear to specifically note the number 66

Item 5. C-21-08 Royal Farms Retail Store (Convenience Store) with Fuel Pumps DAC Report of December 8, 2021 Page 8 of dumpsters planned for said dumpster enclosure. It is uncertain if there are to be any additional trash receptacles provided on Site, as for example, in the outdoor eating area. Signage A separate Sign Permit application is required to be submitted for review prior to the installation of signage on the property pertaining to the building/site. It is noted that the initial Plans submitted indicated that Pylon Signs are being proposed; however, Pylon Signs are not permitted for this location. Type and size of signs allowed is determined primarily by Road Classification, use, and neighboring uses as stipulated in Article 5, Section 4 of the Zoning Ordinance. It is noted that Article 5, Section 4(c) of the Zoning Ordinance gives additional provisions specific to signage for Gas Stations. VI. BUILDING ARCHITECTURE The Plan submission includes Architectural Renderings which appear to show the main (front) entrance of the principal building (Convenience Store) which faces the west to the McKee Road frontage. A second rendering depicts an angled view of the proposed Car Wash Building along the northern portion of the property. The exterior finish of the Convenience Store and Car Wash both appear to be clad with horizontal tan siding with heavy white trim at the corners and along the top. Both buildings additionally include a warm colored stone at the base of the exterior walls. The main building is topped with Royal Farms’ trademark barn-like gabled roof over the main entrance. This in turn appears to be covered with red metal roofing and topped by a small cupola with traditional weathervane. This front (McKee Road) façade additionally includes large floor-to-ceiling- windows and contains a metal-roofed awning that is suspended from the side walls to hang partly over said windows. It is not certain how the south (College Road) or east (opposite of McKee Road) facades are to appear. The Architectural Renderings do not fully depict the Fuel Pump Canopy or other Site Features. However, the Rendering of the Retail Store Building does give some indication in that the canopy over the Fuel Pumps are to be flat-roofed and supported by white metal beams that are anchored by larger stone bases. These bases appear to match the same stone shown on both the Retail building and the Car Wash building. VII. TREE PLANTING AND LANDSCAPE PLAN Zoning Ordinance, Article 5 Section 16 lays out the requirements for tree planting and preservation. A new project is required to provide tree planting at a rate of one (1) tree per 3,000 SF of the “Development Area.” With the current development proposed for only Lot 1 which has a stated site area of 110,854 SF, this would put their tree plantings requirement at a minimum of thirty-seven (37) trees. The submitted plan includes the landscaping approach for the overall project. The Landscape Plan is providing a mixture of deciduous trees, evergreen trees, and flowering trees to provide a total of 49 trees, exceeding the minimum requirement of 37 trees. The trees are being proposed along the west property line, where the Plan additionally notes a 15-foot landscape buffer. There are more trees planted along the College Road and McKee Road frontages along with a variety of shrubs. 67

Item 5. C-21-08 Royal Farms Retail Store (Convenience Store) with Fuel Pumps DAC Report of December 8, 2021 Page 9 The Zoning Ordinance Article 5, Section 15.9 requires that any new tree plantings be located a minimum of be placed at least 10 feet away from all underground utilities and infrastructure. The revised Landscape Plan submitted by the Applicant (December 9, 2021) appears to show compliance with this provision. The Zoning Ordinance Article 3, Section 27.67(c) additionally requires that a minimum of 15 feet of landscaped open space be provided along all side and rear lot lines when abutting a residential use and a minimum of five feet when abutting a nonresidential use. Tree plantings shall also be provided along all nonfrontage perimeters at a minimum rate of one tree for each 75 linear feet. Opaque Barrier The Zoning Ordinance requires a buffer between a residential use and a non-residential use (Article 5 Section 7.2). The buffer has two components: an opaque barrier consisting of a wooden fence, a masonry wall or an earthen berm and a landscape component. For this project, a buffer is required along the north property line of the parcel. The Applicant has submitted a Revised Plan which has added a 6-foot high wood privacy fence along the northern property line. The Zoning Ordinance, Article 5 Section 7.22 additionally notes that the Landscape Component of the Opaque Barrier be either a durable and continuous evergreen planted screen, 6-feet in height at the time of planting; or a hedge that will grow to a height of at least 6-feet at maturity. However, the Revised Site Plan submitted by the Applicant notes only a “15-foot landscape buffer” along the north property line. In addition, the Landscape Plan as revised shows trees being planted along the entirety the north property line, including both canopy and evergreen trees. It is additionally noted that the Zoning Ordinance Article 5 Section 7.5 requires that fences or walls shall be limited to maximum height of four feet above the ground when situated within front yard areas, and a maximum of eight feet above the ground when situated within side and rear yard areas. The six-foot high fence notes on the Plans would only therefore be permitted in the side and rear yard areas. It does appear that the 6-foot high fence is only within the side and rear yard areas, and it does not appear that any additional fencing is proposed along the north property line within the proposed Lot #1’s front yard area. VIII. CITY AND STATE CODE REQUIREMENTS: The subject proposal has been reviewed for code compliance, plan conformity, and completeness in accordance with the agency’s authority and area of expertise. The following items have been identified as elements which need to be addressed by the applicant: 1) Waiver Request: Partial Elimination of Upright Curbing: The Applicant has submitted a waiver request from the requirements to provide 6-inch Upright Curbing specific to this area of the Site, noting that they will instead provide bollards to maintain a physical separation, and that the removing the curbing will help avoid tripping-hazards for persons entering the Retail Building. Planning Staff recommends approval of the Waiver Request to eliminate the requirement for 6- inch upright curbing along the immediate vicinity of the Retail Building. The Plan submitted shows 6-inch curbing being provided on-site overall except for the parts of the vehicle parking areas immediately surrounding the main Retail Building. 2) 68

Item 5. C-21-08 Royal Farms Retail Store (Convenience Store) with Fuel Pumps DAC Report of December 8, 2021 Page 10 3) List specifically the setback from the property line along McKee Road to the Fuel Pump Canopy closest to said property line. Note that the Zoning Ordinance, Article 3 Section 27.61(a) requires a non-residential use along this portion of McKee Road to have a setback of between 40-50 feet. If the setback is either less or more than this, then Superior Urban Design will have to be demonstrated in order for the Planning Commission to allow the setback to be increased to not more than 90 feet. 4) Clarify the Total Impervious Lot Coverage/ Landscaped Open Space calculations. 5) Provide the distance between the Retail Building and the vehicle parking spaces immediately surrounding the building including sidewalk width and landscape area. Provide as well the dimensions of the outdoor eating area. 6) Clarify the total number of Vehicle Parking Spaces proposed and ensure this is reflected in both the Data Column and the Site Plan. 7) Ensure that the trees near the Underground Stormwater Management System are at least 10 feet from the underground utilities. 8) Any Erosion & Sediment Control Plans and Stormwater Management Plans granted approval by Kent Conservation District (KCD) must reflect the Site Plan layout and design conditionally approved by the Planning Commission and be in compliance with the Zoning Ordinance and technical review requirements of other agencies. 9) Ensure compliance with all landscaping provisions of the COZ-1 as stipulated in Article 3 Section 27 of the Zoning Ordinance. This includes the trees along street frontages and property lines. 10) Provide details as to the type of bicycle parking facility proposed. 11) Note the dimensions of the proposed sidewalk/ multi-modal path along both the College Road and McKee Road frontages. 12) Provide the widths/ dimensions of the Parking Area Islands. 13) Note the number of dumpsters proposed for the site. 14) Provide the proposed height of the dumpster enclosure. 15) Please note the location of any lighting proposed, and provide details as to the type, format and material. 16) A separate Record Plan is required for the Minor Subdivision of the Parcel, as well as any proposed and existing easements. 17) Revised (submitted 12-9-2021) Cover Sheet (Sheet C-001): a) The Application File Number is C-21-08. 69

Item 5. C-21-08 Royal Farms Retail Store (Convenience Store) with Fuel Pumps DAC Report of December 8, 2021 Page 11 b) Please change the Tax Parcel ID Number to read ED-05-067.00-02-51.00-000. c) Correct the Zoning to read “C-2A Limited Central Commercial Zone.” d) Omit the “1” from “Corridor Overlay Zone 1.” e) Provide the height of the main Retail Building, Car Wash, and Canopy. f) Provide the total overall Lot Coverage calculation. g) The Dumpster Requirements are incorrect. Please correct to read: “Two [are] required for the first 16,000 square feet of gross floor area; one required for each additional 16,000 square feet of gross floor area or fraction thereof.” h) Correct the Bulk Standards provided with regards to the Corridor Overlay Zone (COZ-1): i) The COZ-1 requires a minimum of 25% of the lot area to be dedicated to be landscaped open space. ii) Minimum Lot Area is 10,000 SF iii) Minimum Lot Depth is 100 ft. iv) Maximum Building Height is 35 ft. v) Maximum number of stories is two (2). i) Provide the Bulk Standards/ Lot Dimensions as actually proposed. j) For the tree plantings calculation, note the length of both the McKee Road and College Road frontages, and note the total number of trees proposed for each frontage to meet tree planting requirements. VIII. 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: Accessory Fuel Pumps Planning Staff recommends approval of the Conditional Use of the Fuel Pumps as an Accessory to the permitted Retail Use. The Plans submitted appear to show six (6) 2- sided Fuel Pump Stations (twelve (12) total Fuel Pumps). The Site is located at the intersection of two major roads, generating much vehicle traffic. There are also several residential areas in the vicinity, which makes this an ideal location for multiple services to be located for the benefit of local residents and travelling public. 2) Superior Urban Design: Staff recommends the Planning Commission grant approval of a designation of Superior Urban Design subject to conditions (See Comment #3). Planning staff notes the following which would speak in part to the Site’s qualifications in meeting the criteria for “Superior Urban Design”: a. Multi-Modal Transportation: The Plan proposes a shared-use path along both the College and McKee Road frontages allowing pedestrian access and bicycle parking facilities. 70

Item 5. C-21-08 Royal Farms Retail Store (Convenience Store) with Fuel Pumps DAC Report of December 8, 2021 Page 12 b. Architecture: The building would improve the character of the area and appears to be tailored to the site. The design shows enhanced architectural/ decorative features such as stone veneer features on all buildings added trim, warm colors, ornamental features like the glass cupola and weathervane. The Plans additionally show further aesthetic features like the awnings featured on the exterior of the Retail building. c. Landscaping: The landscape design exhibits a robust use of trees, shrubbery, and flowering plants in certain areas. d. Green Technologies: The Applicant has noted the planned use of green technologies with the stormwater management and possibly reclamation of water with the proposed Car Wash. 3) Planning Staff finds that there is however room for improvement in meeting the qualifications for “Superior Urban Design.” The following are items Planning Staff has identified: a. The architectural detailing should be continued on all four elevations of the Retail Building. The features presented in the Architectural Renderings for the Car Wash should also be continued on all four facades of the Car Wash Building. b. The sidewalk/ pedestrian area located at the front (west) of the projection of the main Retail Building should be widened. There appear to be several features proposed for this front area (outdoor seating, ice machine, nearby vehicle parking and pedestrian entrance from College Road). The Plans would suggest this area may easily become too crowded with pedestrians approaching the building, as well as those using the service areas/ outdoor seating. c. The end medians/ landscape islands immediately surrounding the main Retail Building should be enlarged to further enhance the landscaping features internal to the Site. The islands should also include ground cover plantings. d. Clarify the location of the exterior decorative awnings. These should be provided on all four facades to ensure consistency of exterior aesthetic. i. The exterior awnings could also present the opportunity to provide for covered bicycle parking, if the bicycle parking relocated to be adjacent to the main building. e. The Tree Plantings should be of a larger caliber/ height at planting than what is generally required. 4) Waiver Request: Partial Elimination of Curbing: Staff recommends approval of the waiver request to relax curbing requirements along the periphery of the main Retail Building. The upright curbing requested to be waived is to facilitate easier pedestrian access to the main Retail Building as it is approached from multiple sides including handicapped parking spaces. The Plans show that bollards are to be provided to maintain a physical barrier between the sidewalk and the vehicle parking spaces. 5) Planning Staff encourages this project to include the installation of Electric Vehicle Charging Stations in its parking lot. Currently, the Zoning Ordinance does not require them, but many other jurisdictions have implemented such requirements. Electric Vehicle Charging Stations formats include EV-Capable, EV-Ready, and EV-Installed. 71

Item 5. C-21-08 Royal Farms Retail Store (Convenience Store) with Fuel Pumps DAC Report of December 8, 2021 Page 13 IX. ADVISORY COMMENTS TO THE APPLICANT: 1) The Planning Commission should act upon the request for waivers as part of any motion regarding this project application, or as a separate motion as necessary. Note: All waivers are at the discretion of the Planning Commission. The Commission may approve or deny waiver requests. 2) In the event, that major changes and revisions to the Conditional Use Site Plan occur in the finalization of the Conditional Use Site Plan contact the Department of Planning and Inspections. Examples include relocation of site components like paving 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 regard to the Plan. 3) Following Planning Commission approval of the Conditional Use Site 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 and the other commenting agencies. Upon determination that the Plan is complete and all agency approvals have been received, copies of the Plan may be submitted for final endorsement (Final Plan Approval). The same applies too to the Record Plan associated with the Minor Subdivision of the overall Site, as well as any proposed or existing Easements or Dedications, 4) Other agencies and departments which participate in the Development Advisory Committee may provide additional comments related to their areas of expertise and code requirements. 5) For building new construction, 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. 6) The applicant/developer shall be aware that prior to any development or ground disturbing activities on the site the appropriate site inspections and permits are required. This includes activities to clean-up existing vegetation, the import of fill dirt, etc. 7) Construction may have an effect on the adjacent property owners and nearby travel lanes. Any work requiring the closing or rerouting of potential customers or visitors to adjacent properties should be coordinated as to offer the least amount of inconvenience to the adjacent property owners. 8) The addresses for the new buildings proposed on the property will need to be confirmed with the City’s Tax Assessment Office. The existing address may be revised. 72

Item 5. C-21-08 Royal Farms Retail Store (Convenience Store) with Fuel Pumps DAC Report of December 8, 2021 Page 14 9) The applicant/developer shall be aware that prior to any ground disturbing activities on the site the appropriate Site Plan approvals, Pre-Construction meetings, site inspections and permits are required. 10) The applicant shall be aware that Conditional Use Site Plan 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. Building Permits will be required for each building (Main Retail Building, Canopy with fuel Pumps, and Accessory Car Wash). 11) The applicant shall be aware that 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 may require a Sign Permit from the City of Dover prior to placement of any such sign in accordance with Zoning Ordinance Article 5 §4. 12) The Applicant should be aware that Eastern Shore is believed to have a Natural Gas Pipeline in the vicinity of the Subject Site which could impact on-site activity. 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. 73

Item 5. COZ-1 Superior Urban Design Goals and Policies Goal 1: - Creating a Superior Urban Design Define the parameters for meeting the ‘Superior Urban Design’ criteria. Policy 1: - Ensure the creation of an urban environment. To qualify as a ‘Superior Urban Design’, building sites in the Corridor Overlay Zone must meet or exceed the requirements of at least 2 of the provisions established in the ‘Superior Urban Design’ Definition (Policy 2 states these requirements and establishes the criteria for meeting them) as well as providing superior fire protection through the employment of a building sprinkler system. Additionally, applicants must provide a written report which assumes the burden of proof concerning why the site design constitutes a ‘Superior Urban Design’. Recommendation: Applications seeking a ‘Superior Urban Design’ designation must be evaluated by the Planning Office with strict scrutiny. In a manner similar to which other city agencies review applications (e.g. Public Utilities, DelDOT, Department of Parks and Recreation), issues of urban design should be identified as a specialization specific to the Department of Planning. Planning Commission should place an emphasis on the report comments of the Planning Staff when evaluating applications seeking a ‘Superior Urban Design’ designation. Policy 2: - Criteria for meeting the ‘Superior Urban Design’ merit. To qualify as a ‘Superior Urban Design’, applications must meet or exceed the criteria of at least 2 of the following categories. Partial fulfillment of one or more categories will not constitute a qualifying application. A minimum of two criteria must be addressed entirely as per the specifics of the requirements.  Multi-modal Transportation: will be evaluated by the following elements. o Display an emphasis on pedestrian safety o Ensure safe, barrier free pedestrian access o Arrange for public transit stops where available o The potential for the site to reduce car-trips and drive times through providing an attractive, safe, inviting environment for bicyclists and pedestrians. 74

Item 5. o Create interconnections with adjoining sites, if such interconnections have been previously implemented, improve or enhance those interconnections. This requirement is not limited to vehicular traffic; it also pertains to pedestrians, cyclists, and other means of non-vehicular traffic.  Architectural Features: will be evaluated by the following elements. o Unique architecture is specifically encouraged. Commercial establishments should seek to present buildings and facades which improve the character of the area. Buildings should be specifically tailored to the site and general character of the location. o Elements which constitute ‘unique architecture’ include, but are not limited to items such as: entry porticos, colonnades, cornices, porch columns and balusters, band courses, water tables, decorative trimming and signage  Landscaping o A robust use of trees, shrubbery, and flowering plants. Specifically when referring to trees, this requirement seeks trees of at least twice the minimum caliper required by code o Integration of pervious paved material for sidewalks o Tree preservation measures o Water gardens and ponds  Improvements to Public Space o Sidewalk improvements and beautification o Art, including but not limited to sculpture, memorials, and murals o Open space, including but not limited to court yards, pocket parks, and fountains, o Special consideration will be given to buildings which demonstrate unique integration of street elements into their design (e.g. sidewalks which enter and join walkways on site, placement of street furniture on site)  Green Technologies o Use of certified green technologies pertaining to stormwater management. o Geothermal, solar, or other alternative energy supplies. o Implementation of rain gardens, use of rain barrels, or other means of pro- active non-point stormwater runoff management. 9-10-2008 Ann Marie Townshend, AICP Date City Planner 75

Item 5. CITY OF DOVER DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY STAFF D.A.C. MEETING DATE: DECEMBER 1, 2021 APPLICATION: Royal Farms at 1205 McKee Road FILE #: C-21-08 REVIEWING AGENCY: City of Dover Department of Public Works CONTACT PERSON: Mark Nowak, GISP 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. None. STREETS 1. None. SANITATION 1. The proposed site will require private trash collection services. The note on the plan must be revised to this effect. GENERAL 1. None. 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. 76

Item 5. CITY OF DOVER DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY STAFF D.A.C. MEETING DATE: DECEMBER 1, 2021 APPLICATION: Royal Farms at 1205 McKee Road FILE #: C-21-08 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 Department of 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. The size, type, and location of all proposed and existing water lines and valves must be shown on the plan. 4. 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 proposed building. These projections must be submitted prior to approval so the meter size can be placed on the final site plan. 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. 5. The domestic service, fire main connection and valves must be clearly shown for each building. A valve must be installed at the tee to isolate combined fire and domestic water service to the building from the water loop. Typically, this valve is installed at the tee or an acceptable distance from the building. A valve must be provided on the domestic water service, which must be tapped off of the combined eight-inch (8”) fire/domestic service outside of the building. The domestic water tap and valve 77

Item 5. Royal Farms at 1205 McKee Road File #: C-21-08 December 1, 2021 Page 2 of 3 should be as close to the building as possible. Typically, the domestic tap and valve are located within five feet (5’) to ten feet (10’) of the building. A blow up detail of this layout is recommended. 6. Provide a construction detail for the proposed restraining system for the fire main located within the buildings. The Department of Public Works will test and inspect all fire mains to a blind flange located inside the buildings. The blind flange with tap is used for hydrostatic pressure testing (200 psi for two (2) hours) and dechlorination. The flange must be restrained in the direction of the pipe entering the facility. A pipe entering horizontally through a wall sleeve shall be restrained with rods through the wall. A pipe entering vertically through a slab shall be restrained through the floor to the ninety degree (90 ) bend and thrust block. All rods shall be a minimum of ¾” all thread. All pipes through walls and slabs must be Class 52 cement lined ductile iron pipe. Confirm particulars to meet this requirement with mechanical designer. 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. 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. 4. Cleanouts must be installed on sanitary sewer laterals within five feet (5’) of the building, one foot (1’) outside of the right-of- way and at all bends. Any cleanout located within a traffic bearing location shall be installed with a heavy duty cast iron frame and cover to prevent damage to the cleanout and lateral. 5. 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. 6. The minimum size of all sanitary sewer laterals shall be six-inch (6”). 7. If kitchen facilities are proposed a minimum 1,000 gallon, two chamber grease trap, meeting all Kent County ordinance requirements, must be provided. A construction detail for the proposed grease trap, as well as the proposed location, must be provided on the plan. 8. Sanitary sewer laterals shall be connected directly to the main, not manholes, unless impracticable, as determined by the Department of Water & Wastewater. 9. The effluent from the proposed car wash shall be connected to the wastewater system. Additionally, Kent County Department of Public Works must approve the constitute of the flow to be accepted into their wastewater system. GENERAL 1. 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. 2. No trees may be planted within ten feet (10’) of utility infrastructure. 78

Item 5. Royal Farms at 1205 McKee Road File #: C-21-08 December 1, 2021 Page 3 of 3 3. No structure may be installed within ten feet (10’) of utility infrastructure, please depict all underground utilities and structures on the utility plan sheet to confirm compliance. 4. The final site plan must be submitted in the following compatible digital formats: a. AutoCAD 2018 (.dwg format). b. Adobe Reader (.pdf format). 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 during the spring and fall. The applicant must call the Department of Water & Wastewater directly to schedule these tests. This applies to both existing hydrants as well as those proposed for the site. 4. Water impact fees will be required to be paid prior to Certificate of Occupancy for this project. 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. Wastewater impact fees will be required to be paid prior to Certificate of Occupancy for this project. 4. If rainwater is to be utilized for the car wash operations, a discussion must be held to determine the proper way to bill for the effluent flow that enters the wastewater system. GENERAL 1. The applicant is advised that depending upon the size of the existing water service and sanitary sewer lateral to be abandoned, flowable fill may be required. 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 . 79

Item 5. CITY OF DOVER ELECTRIC DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY STAFF D.A.C. MEETING DATE: DEC 1, 2021 APPLICATION: Royal Farms at 1205 McKee Road FILE #: C-21-08 REVIEWING AGENCY: City of Dover Electric Department CONTACT PERSON: Paul Waddell, Electric Director CONTACT PHONE #: 302-736-7072 CONTACT EMAIL: pwaddell@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 ELECTRIC 1. Any relocation of existing electrical equipment will be engineered by the City of Dover Electric Department. Developer may be required to perform a quantity of the relocation. Any work performed by the City of Dover will be at the owner’s expense. 2. Owner is responsible for locating all existing underground facilities to include electric, water and gas. 3. Owner is responsible for site and/or street lighting. 4. Must maintain 10' clearance around all electrical equipment, unless pre-approved by the City of Dover Electric Engineering Department. 5. Prior to the completion of any/all designs and estimates, the owner is responsible for providing the Electric Engineering Department with a physical address of the property. 6. All Engineering and design for Dover Electric will be engineered upon receipt of final approved plans. All Engineering work will be furnished by the City’s Electric Engineering Department. GENERAL 1. Final site plan must be submitted in a digital format compatible with AutoCAD 2010 (.dwg format) and Adobe Reader (.pdf format), if applicable. RECOMMENDATIONS SUGGESTED AS CONDITIONS OF APPROVAL TO MEET CODE OBJECTIVES 1. Owner must give the City of Dover Electric Department three (3) months’ notice prior to construction. Owner is responsible for following the requirements outlined in the City of Dover’s Electric Service Handbook. The handbook is now available on the website at the following link: https://evogov.s3.amazonaws.com/media/27/media/13108.pdf. 80

Item 5. Royal Farms at 1205 McKee Road File #: C-21-08 Dec 1, 2021 Page 2 of 2 ADVISORY COMMENTS TO THE APPLICANT 1. Provide load sheets as soon as possible for proper sizing of transformers and creation of primary fee estimates. Current load sheets can be found at the following link: https://www.cityofdover.com/media/Electric%20Department/COD%20Electric%20Load%20Sheet.pdf. 2. Electric service is currently provided by the City in the area. 3. Payment for new service extension will be required from developer prior to construction. 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 . 81

C F C-21-08 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: 12/1/21 D S O H V A E L APPLICATION: Royal Farms at 1205 McKee Rd R FILE #: C-21-08 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 mercantile. 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. (2021 Delaware State Fire Prevention Regulations, 705, Chapter 5, 3.4) 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. (2021 Delaware State Fire Prevention Regulations, 705, Chapter 5, 6.3.2) 4. Perimeter access shall be 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. (2021 Delaware State Fire Prevention Regulations, 705, Chapter 5, 3.5) 5. Fire lanes shall cover N/A of the proposed building. 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. 82

Item 5. 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. (2021 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. (2021 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. (2021 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. (2021 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. (2021 Delaware State Fire Prevention Regulations, 705, Chapter 5, 6.8) 11. 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. 12. Speed Reduction Devices must be approved, please see City of Dover Ordinance Chapter 98-10 in reference to this process. 13. 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. 83

Item 5. 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. (2021 Delaware State Fire Prevention Regulations 705, Chapter 5, 2.6) 14. 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 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. (2021 Delaware State Fire Prevention Regulations, 705, Chapter 6, 2) The owner is responsible if the hydrant is private. 15. 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. (2021 Delaware State Fire Prevention Regulations 703, Chapter 3. 4) The owner is responsible if the hydrant is private. 16. NFPA 72 compliant Fire Alarm System TBD per occupancy code requirements. 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. 84

Item 5. 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 average 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) 17. Sprinkler system TBD. 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% 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. 85

Item 5. 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. (City of Dover Code of Ordinances 46-162) 18. 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) 19. 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) 20. Fire Department Connection to be located within 300 feet of fire hydrant, measured as hose would come off the fire equipment. 21. 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 86

Item 5. 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) 22. 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, 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) 23. TBD 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. (2021 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 87

Item 5. 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. 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 24. 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. NFPA 101 25. Project to be completed per approved Site Plan. 26. Full building and fire plan review is required. 27. 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. 28. Construction or renovations cannot be started until building plans are approved. 29. 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. 30. Building cannot be occupied by the public until a Certificate of Occupancy is obtained. 88

Item 5. ADDITIONAL / SPECIFIC REQUIREMENTS TO OBTAIN APPROVAL: 1. Ensure item # 3 listed above is in compliance 2. Ensure item # 4 listed above is in compliance (can be 10’ due to a one story building) 3. Impact protection needed at gas main and Blue Rhino cage as outlined in item # 21 listed above. Ensure Blue Rhino cage has proper distance from the main entrance. 4. It is recommended that a fire hydrant be installed at one of the entrances APPLICABLE CODES LISTED BELOW (NOT LIMITED TO): 2021 NFPA 1 Fire Code (NFPA; National Fire Protection Association) 2021 NFPA 101 Life Safety Code (NFPA; National Fire Protection Association) 2019 NFPA 72 National Fire Alarm and Signaling Code (NFPA; National Fire Protection Association) 2019 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 2021 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. 89

Item 5. CITY OF DOVER D E DEVELOPMENT ADVISORY COMMITTEE L APPLICATION REVIEW COMMENTARY D O T =============================================================== APPLICATION: Royal Farms at 1205 McKee Road FILE#: C-21-08 REVIEWING AGENCY: DelDOT CONTACT PERSON: Ryan Schroder PHONE#: 302-760-2674 =============================================================== 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. A TIS letter for the property is required and is currently being finalized. 2. The developer should schedule a pre-submittal meeting to discuss the development with DelDOT Subdivisions once the TIS letter has been issued. 3. It is expected that DelDOT Subdivisions will need to review and approve the development through Record Plan and Entrance Plan approvals. 90

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 DECEMBER 2021 APPLICATION: Royal Farms at 1205 McKee Road FILE #: C-21-08 REVIEWING AGENCY: Kent Conservation District CONTACT PERSON: Kate Owens PHONE: (302) 608 – 5370 EMAIL: stormwater@kentcd.org 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: 1. As the disturbance for this site will exceed 5,000 square feet, a detailed sediment and stormwater management plan must be reviewed and approved by Kent Conservation District prior to any land disturbance (i.e. clearing, grubbing, filling, grading, etc.). The review fee and a completed Application for a Detailed Plan are due at the time of plan submittal to the District’s office. 2. A pre-application meeting is required and can be scheduled by contacting the District’s office. 3. The following notes must appear on the record plan: • The Kent Conservation District reserves the right to enter private property for purposes of periodic site inspection. • The Kent Conservation District reserves the right to add, modify, of delete any erosion or sediment control measure, as it deems necessary. • A clear statement of defined maintenance responsibility for stormwater management facilities. ADVISORY COMMENTS TO THE APPLICANT: 1. It is recommended to conduct a geotechnical investigation early in the design process to confirm the feasibility of infiltration and to have these results available for discussion during the pre-application meeting. 2. Pre-treatment for stormwater run-off will be required for any underground infiltration. 3. A letter of no objection to recordation will be provided upon approval of a Sediment and Stormwater Management Plan. 91

Item 5. OFFICES IN DELAWARE, MARYLAND, WEB: HTTP://DUFFNET.COM DUFFIELD ASSOCIATES Soil, Water & the Environment SITE SITE DEVELOPMENT PLAN 5400 LIMESTONE ROAD ROYAL FARMS #436 WILMINGTON, DE 19808-1232 M EE CK RO NORTH NORTH PENNSYLVANIA AND NEW JERSEY E-MAIL: DUFFIELD@DUFFNET.COM AD SITE TEL. 302.239.6634 AD O R AD O 1205 MCKEE ROAD E M R EG EE E LL CK G O LE FAX 302.239.8485 C L x RO C O x AD x x x LG-Index-12770CA P.E. #21140 x KENNETH JAMES TAYLOR, JR., P.E. CHECKED BY: FILE NAME: KJT DESIGNED BY: STATE: DELAWARE DRAWN BY: LOT 2 DJT MH LOCATION MAP SCALE: 1" =400' PROPOSED N41°44'45"W LOCATION MAP SCALE: 1" = 1200' 312.03' CHK'D BY PROPERTY LINE SITE DATA: DATE 1. APPLICATION NUMBER: 2. TAX PARCEL NUMBER: 2-05-06700-02-5100-00001 UNDERGROUND PRELIMINARY GENERAL NOTES: 3. OWNER / DEVELOPER: TWO FARMS, INC INFILTRATION BASIN 3611 ROLAND AVENUE 1. THE PURPOSE OF THIS PLAN IS TO CONSTRUCT 5,154 SF CONVENIENCE STORE WITH GAS PUMPS AND CAR WASH WITH ASSOCIATED (7,950 SF) BALTIMORE, MD 21211 x PARKING SPACES AND DRIVE AISLES. PHONE: (410) 889-0200 2. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE STATE OCCUPATIONAL SAFETY LAWS AND THE CITY OF DOVER ROAD CODE 4. SITE ADDRESS: 1205 MCKEE ROAD NOT FOR AND STANDARD SPECIFICATIONS, MOST CURRENT EDITION. REVISION DOVER, DE 19904 3. EXISTING UTILITIES ARE SHOWN FOR THE CONVENIENCE OF THE CONTRACTOR, BUT THE COMPLETENESS OF ACCURACY OF THE x SAME IS NOT GUARANTEED. THE CONTRACTOR SHALL DETERMINE THE LOCATION AND ELEVATION OF EXISTING UTILITIES AT HIS OWN 5. SOURCE OF TITLE: VOLUME #900, PAGE #0137 EXPENSE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES AND REPAIRS TO EXISTING UTILITIES DURING LOT 1 CONSTRUCTION. 6. ZONING: C-2A - LIMITED CENTRAL COMMERCIAL 4. THE EXISTING UTILITIES SHOWN WERE TAKEN FROM THE BEST AVAILABLE RECORDS. THE CONTRACTOR SHALL CONTACT MISS COZ-1 - CORRIDOR OVERLAY ZONE 1 CONSTRUCTION UTILITY OF DELMARVA (1-800-282-8555) TO VERIFY THEIR EXACT LOCATION PRIOR TO THE START OF ANY CONSTRUCTION. ANY x DAMAGE INCURRED TO ANY UTILITIES SHALL BE REPAIRED IMMEDIATELY AT THE CONTRACTORS' EXPENSE. IF THE CONTRACTOR 7. PROPERTY USE: EXISTING: VACANT RELIES ON THE UTILITY LOCATIONS SHOWN HEREON, HE DOES SO AT HIS OWN RISK AND WILL NOT BE ENTITLED TO ADDITIONAL PROPOSED: CONVENIENCE STORE WITH GAS PUMPS COMPENSATION DUE TO THE DELAYS FROM SAID RELIANCE. 8. NUMBER OF LOTS: EXISTING: 1 5. ALL ROADS, PARKING AND OTHER PAVED AREAS WILL BE PRIVATELY OWNED AND MAINTAINED AND ARE NOT INTENDED FOR x PROPOSED: 2 DEDICATION. 6. DELAWARE REGULATIONS PROHIBIT THE BURIAL OF CONSTRUCTION DEMOLITION DEBRIS, INCLUDING TREES AND STUMPS ON 9. DATUM: HORIZONTAL: NAD 83 DE STATE PLANE GRID CONSTRUCTION SITES. ANY SOLID WASTES FOUND DURING EXCAVATION MUST BE REMOVED AND PROPERLY DISPOSED. VERTICAL: N.A.V.D. 88 No. - - 7. ALL HANDICAPPED PARKING DEMARCATION, STALLS AND BUILDINGS ACCESSIBLE ROUTES SHALL COMPLY WITH THE AMERICANS WITH DISABILITIES ACT AND ANSI A117.1-1998 ACCESSIBLE AND USABLE BUILDINGS AND FACILITIES. x ROYAL FARMS 10. SITE ACREAGE: 2.545 ± ACRES (ROYAL FARMS) 0.870 ± ACRES (REMAINING LAND) 8. THIS DRAWING DOES NOT INCLUDE NECESSARY COMPONENTS FOR CONSTRUCTION SAFETY. ALL CONSTRUCTION MUST BE DONE IN TYPE RECON 'A' (RIGHT) 3.415 ± ACRES COMPLIANCE WITH THE OCCUPATIONAL SAFETY AND HEALTH ACT OF 1970 AND ALL RULES AND REGULATIONS THERETO 5,154 S.F. APPURTENANT. 11. FLOOR AREA RATIO: 6,402 SF / 148,751 SF = 0.043 9. BEFORE THE CONTRACTOR CAN BEGIN CONSTRUCTION, HE MUST OBTAIN THE PROPER PERMITS AND/OR APPROVALS FROM THE CITY x OF DOVER, KENT CONSERVATION (KCD), DELAWARE DEPARTMENT OF TRANSPORTATION (DELDOT), AND APPROPRIATE STATE AND CAR WASH 12. DEVELOPMENT GUIDELINES (COZ-1 - CORRIDOR OVERLAY ZONE): COUNTY AGENCIES. 3611 ROLAND AVENUE 1,248 S.F. MINIMUM LOT AREA: 10,000 SF OR 20,000 SF 10. ALL CONSTRUCTION METHODS AND MATERIALS SHALL BE ACCORDING TO THE CITY OF DOVER AND THE STATE OF DELAWARE FOR SERVICE STATIONS OWNER: TWO FARMS, INC. STANDARDS AND CONSTRUCTION SPECIFICATIONS. MINIMUM LOT WIDTH: N/A x MINIMUM LOT DEPTH: 100' BALTIMORE, MD 21211 11. ALL FIRE LANES, FIRE HYDRANTS, AND FIRE DEPARTMENT CONNECTIONS SHALL BE MARKED IN ACCORDANCE WITH THE STATE FIRE PREVENTION REGULATIONS. MAXIMUM LOT COVERAGE: N/A MINIMUM FRONT YARD SETBACK: MCKEE ROAD = 40' MIN / 50' MAX' 12. ALL WORK WITHIN STATE MAINTAINED ROAD RIGHT-OF-WAYS SHALL MEET THE REQUIREMENTS AS SET FORTH IN THE CURRENT OTHER = N/A REVISION OF THE STANDARD SPECIFICATIONS FOR THE ROAD AND BRIDGE CONSTRUCTION, BY THE DELAWARE DEPARTMENT OF PHONE: (410)-889-0200 MINIMUM SIDE YARD SETBACK: N/A TRANSPORTATION (DELDOT). x MINIMUM REAR YARD SETBACK: N/A 13. TRAFFIC AND SAFETY CONTROL SHALL BE MAINTAINED DURING CONSTRUCTION IN CONFORMANCE WITH THE CURRENT VERSION OF MAXIMUM BUILDING HEIGHT: 2 STORIES / 35' THE DELAWARE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR CONSTRUCTION AND MAINTENANCE OPERATIONS. MINIMUM BUFFERYARD: FRONTAGE = 25' GAS CANOPY 14. ALL PROPOSED SIGNAGE (PYLON SIGNS, MONUMENT SIGNS) IS SUBJECT TO A SEPARATE CITY OF DOVER PERMIT. SIDE / REAR RESIDENTIAL = 15' 4,574 SF SIDE / REAR NONRESIDENTIAL = 5' 15. STORMWATER MANAGEMENT SEDIMENT/EROSION CONTROL SHALL BE IN ACCORDANCE WITH THE CURRENT DELAWARE SEDIMENT x AND STORMWATER REGULATIONS BY THE DELAWARE DEPARTMENT OF NATURAL RESOURCES AND ENVIRONMENTAL CONTROL 13. SITE COVERAGE: (DNREC). 16. CONTRACTOR SHALL REFER TO ARCHITECTURAL/STRUCTURAL DRAWINGS OF PROPOSED BUILDING FOOTPRINTS. THE PROPOSED EXISTING BUILDINGS: 0 S.F. [0.000 AC.] ( 0.00%) BUILDING FOOTPRINTS, AS SHOWN ON SITE PLAN, SHOULD ONLY BE USED AS A REFERENCE TO THE ABOVE MENTIONED PLANS. EXISTING OTHER IMPERVIOUS: 0 S.F. [0.000 AC.] ( 0.00%) 17. WATER SUPPLY, SANITARY SEWER AND STORM DRAIN LINES PROPOSED BY THIS PLAN ARE PRIVATE AND SHALL BE MAINTAINED BY EXISTING OPEN SPACE: 148,751 S.F. [3.415 AC.] (100.0%) THE OWNER. EXISTING STORMWATER MANAGEMENT AREAS: 0 S.F. [0.000 AC.] EXISTING TOTAL: 148,751 S.F. [3.415 AC.] (100%) 18. THE SITE CONTRACTOR SHALL NOTIFY THE CITY OF DOVER DEPARTMENT OF UTILITIES CONSTRUCTION MANAGER AT 302-736-7070 PRIOR TO THE START OF CONSTRUCTION. A REPRESENTATIVE FROM THE CITY OF DOVER DEPARTMENT OF PUBLIC UTILITIES MUST LOT 1 LOT 2 OBSERVE AND APPROVE ALL CITY OWNED WATER AND SANITARY SEWER INTERCONNECTIONS AND TESTING. ALL WATER TAPS MUST PROPOSED BUILDINGS: 5,154 S.F. [0.118 AC.] ( 4.63%) 0 S.F. [0.000 AC.] (00.00%) BE PERFORMED BY A CITY OF DOVER APPROVED CONTRACTOR. THE PROPOSED LOCATION FOR THE WATER CONNECTION MAY NEED PROPOSED OTHER IMPERVIOUS: 74,623 S.F. [1.713 AC.] (67.31%) 0 S.F. [0.000 AC.] (00.00%) TO BE ADJUSTED IN THE FIELD DUE TO CONDITIONS OF THE EXISTING MAIN. POSSIBLE CONDITIONS THAT WOULD REQUIRE TAPPING PROPOSED OPEN SPACE: 36,231 S.F. [0.832 AC.] (32.68%) 37,897 S.F. [0.870 AC.] (100.0%) CITY OF DOVER ~ KENT COUNTY ~ DELAWARE RELOCATION INCLUDE PROXIMITY TO PIPE JOINTS, OTHER TAPS, CONCRETE ENCASEMENTS, CONFLICT WITH OTHER UTILITIES, AND PROPOSED STORMWATER MANAGEMENT AREAS: 7,950 S.F. [0.000 AC.] 0 S.F. [0.000 AC.] THE LIKE. TEST HOLES MUST BE PERFORMED BY THE CONTRACTOR TO DETERMINE THE BEST TAPPING LOCATION OR FOR ANY WORK PROPOSED TOTAL: 110,854 S.F.[2.545 AC.] (100.0%) 37,897 S.F. [0.870 AC.] (100.0%) REQUIRED BY THE CONTRACTOR TO MAKE AN APPROPRIATE AND LAWFUL CONNECTION. 1205 MCKEE ROAD 14. TREE DENSITY: 1 TREE / 3,000 SF (110,854 SF / 3,000) = 36.95 SITE DEVELOPMENT PLAN 19. PART II, CHAPTER 180, ARTICLE III, SECTION 180-10 OF THE CODE OF KENT COUNTY REQUIRES THAT NO PERSON SHALL DISCHARGE TREES REQUIRED = 37 ROYAL FARMS #436 OR CAUSE TO BE DISCHARGED ANY STORMWATER, SURFACE WATER, UNCONTAMINATED GROUNDWATER, ROOF RUNOFF, TOTAL TREES PROVIDED = 52 SUBSURFACE DRAINAGE, UNCONTAMINATED NONCONTACT COOLING WATER, CONDENSATE, OR UNPOLLUTED INDUSTRIAL PROCESS WATERS TO ANY SANITARY SEWER. THE CONTRACTOR/DEVELOPER SHALL ENSURE DURING CONSTRUCTION THAT NO ILLEGAL 15. BUILDINGS: EXISTING VACANT DISCHARGES TO THE SANITARY SEWER SYSTEM ARE CREATED WITH THE SITE IMPROVEMENTS. PROPOSED 5,154 SF CONVENIENCE STORE 20. BOUNDARY AND TOPOGRAPHIC SURVEY DATA SHOWN HERE WAS PREPARED BY TRANSITION ENGINEERING SURVEYING DATED 4,574 SF GAS PUMP CANOPY AUGUST 31, 2021. 1,248 SF CAR WASH 21. THE ENTIRE SITE IS NOT LOCATED WITHIN A FLOOD ZONE AS DEPICTED ON FEMA MAP #10001C0166H, DATED MAY 5, 2003. ∆=3°40'32"' INDEX SHEET 16. PARKING RATIONALE: 22. A WETLAND EVALUATION WAS CONDUCTED BY DUFFIELD ASSOCIATES IN _________ AND NO WETLANDS WERE FOUND ON THE SITE. L=218.92' PARKING REQUIRED: 5,154 SF (CONVENIENCE STORE) @ 1 P.S. PER 300 SF = 18 SPACES 23. ANY GAS FIRED HVAC EQUIPMENT MUST BE EQUIPPED WITH EMERGENCY CUT OFF SWITCHES REMOTELY LOCATED. R=3412.70' PROPOSED: 68 SPACES (INCLUDING 2 ADA VAN ACCESSIBLE SPACES AND 1 STANDARD ACCESSIBLE SPACE) 24. ADDRESS NUMBERS OF AT LEAST 12 INCHES IN HEIGHT MUST BE PLACED ON THE STREET SIDE OF THE BUILDING VISIBLE FROM THE STREET, 2 REQUIRED. 17. BICYCLE PARKING 1 SPACE PER 20 PARKING SPACES, 25. ANY NATURAL OR LP GAS BOTTLES, METERS, REGULATORS, ETC. MUST HAVE IMPACT PROTECTION. 20 SPACES MAX. (68/20 = 3.40) 4 SPACES REQUIRED, 6 PROVIDED 26. THIS SITE IS NOT LOCATED WITHIN A SOURCE WATER PROTECTION OVERLAY ZONE (SWPOZ). 18. LOADING SPACES: 1 FOR 8,000 - 25,000 SF, 1 PER 25,000 SF THEREAFTER; KENT CONSERVATION DISTRICT NOTES: BUILDINGS UP TO 50,000 SF, MAX 0 REQUIRED . 0 LOADING SPACE PROVIDED 1. IF THE APPROVED PLAN NEEDS TO BE MODIFIED DUE TO ERRORS, OMISSIONS, OR FIELD CONDITIONS, ADDITIONAL SEDIMENT AND STORMWATER CONTROL MEASURES MAY BE REQUIRED AS DEEMED 19. SOURCE OF WATER: CITY OF DOVER NECESSARY BY THE KENT CONSERVATION DISTRICT. CERTIFICATION OF ACCURACY 20. SOURCE OF SEWER: CITY OF DOVER 2. THE KENT CONSERVATION DISTRICT (KCD) RESERVES THE RIGHT TO ENTER PRIVATE PROPERTY FOR PURPOSES OF PERIODIC SITE INSPECTION. I, JOHN J. TRAYNOR III, HEREBY CERTIFY THAT I AM A REGISTERED PROFESSIONAL LAND SURVEYOR IN THE STATE OF DELAWARE, THAT THE INFORMATION SHOWN HEREON HAS BEEN PREPARED 21. SOURCE OF ELECTRIC: CITY OF DOVER 3. THE OWNER IS RESPONSIBLE FOR PROPER OPERATION AND MAINTENANCE OF THE STORMWATER UNDER MY SUPERVISION AND TO MY BEST KNOWLEDGE AND BELIEF REPRESENTS GOOD MANAGEMENT FACILITIES ON SITE. SURVEYING PRACTICES AS REQUIRED BY THE APPLICABLE LAWS OF THE STATE OF DELAWARE.. 22. SOURCE OF GAS: CHESAPEAKE UTILITIES 23. TRASH COLLECTION: PRIVATE ________________ _________________________________________ DATE JOHN J. TRAYNOR, III, P.L.S. BENCHMARK: SITE BENCHMARK REGISTRATION #S6-0LS0507 MAG NAIL SET #2 TRANSITION ENGINEERING SURVEYING, INC. N 428471.91' SHEET INDEX E 617442.36' CERTIFICATION OF ACCURACY ELEV. = 41.81' C-001 INDEX SHEET C-101 EXISTING FEATURES / DEMOLITION PLAN ROYAL FARMS SITE DATA: I, KENNETH JAMES TAYLOR JR., P.E., HEREBY CERTIFY THAT I AM A REGISTERED PROFESSIONAL ENGINEER IN THE STATE OF DELAWARE, THAT THE INFORMATION SHOWN HEREON HAS BEEN C-201 SITE PLAN 1. BUILDING PROTOTYPE: RECON 'A' RIGHT (5,154 SF) PREPARED UNDER MY SUPERVISION AND TO MY BEST KNOWLEDGE AND BELIEF REPRESENTS GOOD C-202 ROYAL FARMS SITE LAYOUT LEGEND (EXISTING) LEGEND (PROPOSED) ENGINEERING PRACTICES AS REQUIRED BY THE APPLICABLE LAWS OF THE STATE OF DELAWARE. C-301 UTILITY PLAN 2. CANOPY TYPE: STARTER GATE C-401 OVERALL GRADING PLAN RIGHT-OF-WAY LINE PR. PROPERTY LINE C-402 GRADING PLAN 3. # OF FUEL DISPENSERS: 6 PROPERTY LINE CONC.MON.SET. PR. CONCRETE MONUMENT __________ __________________________________ C-403 GRADING PLAN ADJACENT PROPERTY LINE DATE KENNETH JAMES TAYLOR, JR., P.E. C-901 CONSTRUCTION DETAILS 4. # OF PARKING SPACES: 75 ZONING BOUNDARY LINE PR. BUILDINGS REGISTRATION #21140 C-902 CONSTRUCTION DETAILS BENCHMARK DUFFIELD ASSOCIATES, LLC x x PR. FENCES C-903 CONSTRUCTION DETAILS 5. # OF HC SPACES: 2 ADA VAN ACCESSIBLE SPACES AND 1 STANDARD ACCESSIBLE SPACE PR. ON-SITE CURB CERTIFICATION OF OWNERSHIP C-904 CONSTRUCTION DETAILS CAPPED REBAR FOUND 6. # OF TRUCK SPACES: 0 LOADING SPACE C-905 CONSTRUCTION DETAILS x x IRON PIPE FOUND FENCES PR. SHARED-USE PATH I ______________ HEREBY CERTIFY THAT I AM THE OWNER OF THE PROPERTY DESCRIBED AND SHOWN C-906 CONSTRUCTION DETAILS DATE: NOVEMBER 5, 2021 ON THIS PLAN, THAT THE PLAN WAS MADE AT MY DIRECTION, AND THAT I ACKNOWLEDGE THE SAME TO 7. SF OF ASPHALT OFF-SITE SOLID STRIPING PR. ON-SITE CONCRETE C-907 CONSTRUCTION DETAILS (TO BE SEAL COATED): 41,360 SF OFF-SITE BROKEN STRIPING PR. ON-SITE STRIPING ME BY ACT AND DESIRE THE PLAN TO BE DEVELOPED AS SHOWN AND IN ACCORDANCE WITH ALL APPLICABLE LAWS AND REGULATIONS. L-101 LANDSCAPE PLAN SCALE: 1" = 40' OFF-SITE DASHED STRIPING L-102 LANDSCAPE DETAILS PR. OFF-SITE CURB 8. SF OF LAWN AREA PR. OFF-SITE SOLID STRIPING (TO BE MOWED): 73,947 SF 40' 0 40' 80' PROJECT NO. 12770.CA PR. OFF-SITE BROKEN STRIPING __________ __________________________________ PR. OFF-SITE DASHED STRIPING DATE TWO FARMS, INC. 9. SF OF MULCH AREA: 2,070 SF 3611 ROLAND AVENUE DRAWING SCALE 1" = 40' SHEET: C-001 BALTIMORE, MD 21211 92

Item 5. OFFICES IN DELAWARE, MARYLAND, WEB: HTTP://DUFFNET.COM ASSOCIATES Soil, Water & the Environment x x DUFFIELD 5400 LIMESTONE ROAD WILMINGTON, DE 19808-1232 x x LEGEND (EXISTING) LEGEND (PROPOSED) PENNSYLVANIA AND NEW JERSEY LOD PR. RIGHT-OF-WAY LINE E-MAIL: DUFFIELD@DUFFNET.COM RIGHT-OF-WAY LINE PR. PROPERTY LINE PROPERTY LINE TEL. 302.239.6634 PR. LEASE LINE ADJACENT PROPERTY LINE LOD PR. BENCHMARK GOVERNMENTAL BOUNDARY LINE x CONC.MON.SET. PR. CONCRETE MONUMENT BENCHMARK LOD CAPPED REBAR SET PR. CAPPED REBAR x x x CONCRETE MONUMENT FOUND I.P.SET PR. IRON PIPE x x x CAPPED REBAR FOUND FAX 302.239.8485 x x x x PR. BUILDING SETBACK LINE x IRON PIPE FOUND PR. PAVING SETBACK LINE BUILDING SETBACK LINE LOD x PR. EASEMENT LINE PAVEMENT SETBACK LINE 100YR PR. 100 YEAR FLOODPLAIN x EASEMENT LINE LOD 100 YEAR FLOODPLAIN PR. FLOOD HAZARD AREA PR. WETLANDS x FLOOD HAZARD AREA 5' BUILDING SETBACK PR. WETLAND BUFFER LG-SITE-12770CA & LANDSCAPE BUFFER x WETLANDS P.E. #21140 KENNETH JAMES TAYLOR, JR., P.E. x WETLAND BUFFER PR. WETLAND POINTS CHECKED BY: LOD ACK EDGE OF WATER PR. EDGE OF WATER FILE NAME: 15' BUILDING SETB WATER RESOURCE PROTECTION AREA PR. CENTERLINE OF DITCH x LOD PR. WATER RESOURCE PROTECTION AREA LOD CENTERLINE OF DITCH WRPA x CONTOUR ELEVATION 68 PR. CONTOUR ELEVATION S33°53'11"E SPOT ELEVATION 0.00 PR. SPOT ELEVATION x L.I.D.A.R. CONTOUR ELEVATION PR. BUILDINGS KJT 24.83' LOD LOD STATE: DELAWARE BLISHED x BUILDINGS x x PR. FENCES LOD LOD NT IS HEREBY ESTA DESIGNED BY: x x PR. SIGNS S44°42'53"W FENCES PR. BOLLARDS DRAWN BY: SIGNS 120.23' BOLLARDS PR. ON-SITE CURB ME ON-SITE CURB LOD LOD PR. ON-SITE ASPHALT EA SE T FFER ON-SITE ASPHALT DJT DJT EN LOD LOT 2 AN LOD PR. ON-SITE CONCRETE 25' LANDSCAPE BU A 15' PERM IS PLAT ON-SITE CONCRETE DELAWARE PER TH PR. ON-SITE GRAVEL CHK'D BY LOD LOD ON-SITE GRAVEL PR. ON-SITE STRIPING ON-SITE STRIPING DATE PR. RIPRAP FOR THE STATE OF LOD LOD RIPRAP PR. OFF-SITE CURB N41°44'45"W OFF-SITE CURB PRELIMINARY PR. OFF-SITE ASPHALT PROPOSED LOD LOD 312.03' OFF-SITE ASPHALT PROPERTY LINE 5' 12' PR. OFF-SITE CONCRETE LOD 5' LANDSCAPE BUFFER LOD OFF-SITE CONCRETE LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD PR. OFF-SITE GRAVEL LOD 10' OFF-SITE GRAVEL PR. OFF-SITE SOLID STRIPING REVISION NOT FOR LOD PR. OFF-SITE BROKEN STRIPING END 6' WOODEN 5' LANDSCAPE BUFFER OFF-SITE SOLID STRIPING PR. OFF-SITE DASHED STRIPING PRIVACY FENCE OFF-SITE BROKEN STRIPING LOD COMM COMMUNICATION LINE OFF-SITE DASHED STRIPING 24x12 C COMMUNICATION MANHOLE S44°42'53"W COMMUNICATION LINE UNDERGROUND INFILTRATION BASIN CATV CABLE TELEVISION LINE DUMPSTER COMMUNICATION MANHOLE 312.52' FO FO FIBER OPTIC LINE CONSTRUCTION PAD (7,950 SF) CABLE TELEVISION LINE LOD T T TELEPHONE LINE x FIBER OPTIC LINE LOD T TELEPHONE MANHOLE TELEPHONE LINE G G NATURAL GAS LINE TELEPHONE MANHOLE G NATURAL GAS MANHOLE NATURAL GAS LINE OE OE OVERHEAD ELECTRIC LINE NATURAL GAS MANHOLE x 15 OVERHEAD ELECTRIC LINE ELECTRIC POLE LOD R4' UE UE UNDERGROUND ELECTRIC LINE ELECTRIC POLE ELECTRIC MANHOLE LOD R3' E UNDERGROUND ELECTRIC LINE LOT 1 R4' R10' ELECTRIC MANHOLE LIGHT POLES No. -- -- FREE AIR HVAC UNIT 15' R5' R4' FREE AIR / PAY LIGHT POLES R15' STATION DIRECTIONAL HVAC UNIT SS SS SANITARY SEWER LINE x R15' VACUUM S SANITARY SEWER MANHOLE 35' SIGN SANITARY SEWER LINE COMBO LOD SANITARY SEWER FLOW ARROW R5' 45' SANITARY SEWER MANHOLE SANITARY SEWER FORCE MAIN LOD SANITARY SEWER FLOW ARROW FM FM SD SD STORM DRAIN LINE R5' R5' SANITARY SEWER FORCE MAIN ST STORM MANHOLE 25' BUILDING SETBACK x 10' R10' STORM DRAIN LINE STORM DRAIN FLOW ARROW STORM MANHOLE 3611 ROLAND AVENUE R3' STORM DRAIN INLET R7' STORM DRAIN FLOW ARROW 9' LOD STORM ROOF DRAIN 14 20' STORM DRAIN INLET OWNER: TWO FARMS, INC. WATER MAIN LOD STORM ROOF DRAIN W W WATER VALVE BALTIMORE, MD 21211 x R5' WATER MAIN FIRE HYDRANT 6' WATER VALVE W WATER MANHOLE 15' LANDSCAPE BUFFER FIRE HYDRANT 6' W WATER WELL R5' WATER MANHOLE PHONE: (410)-889-0200 LOD MW MONITORING WELL WATER WELL LOD x MONITORING WELL LOD LIMIT OF DISTURBANCE BORINGS OR TEST PITS 7 30' 20' 6' 6' 20' 30' ROYAL FARMS LOD R3' TYPE RECON 'A' (RIGHT) 50' 12' x 5,154 S.F. LOD R3' 9' AY IS HEREBY 100' x CAR WASH 7 R3' WIDTH RIGHT-OF-W 2 R3' 1,248 S.F. LOD 7 13.1' 45' R3' R5' x LE 20' AB CITY OF DOVER ~ KENT COUNTY ~ DELAWARE 9' RI 28.5' 20' 13 VA LOD AL THIS PLATLOD 3 BIKE RACK TI ON 1205 MCKEE ROAD AN ADDI x 9' 9' 8' 9' 5' 9' (6 SPACES) R3' SITE DEVELOPMENT PLAN WARE PER R5' R5' R5' ROYAL FARMS #436 R5' ATE OF DELA LOD x 46' 10' GAS CANOPY LOD E ST 4,574 SF MONUMENT TH SIGN D TO TE D LOD DEDICA x LO R19' 163.3' SITE PLAN START 6' WOODEN R3' LOD PRIVACY FENCE 28' 37.6' LOD R21' 28' 27.7' 58.3' LOD 77.1' LOD 32' 27' 50' MAXIMUM BUILDING MONUMENT & PARKING SETBACK SIGN LOD LOD 40' MINIMUM BUILDING & PARKING SETBACK DIRECTIONAL SIGN 25' LANDSCAPE BUFFER R20' LOD LOD BY ESTABLISHED EASEMENT IS HERE A 15' PERMANENT IS PLAT LOD DELAWARE PER TH FOR THE STATE OF D LO LOD D LO 10' N89°42'20"W LOD LOD LOD 5' LOD 36.29' LOD LOD LOD ∆=3°40'32"' L=218.92' OD LOD R=3412.70'L LOD LOD LOD LOD LOD LOD LOD DATE: NOVEMBER 5, 2021 SCALE: 1" = 30' 30' 0 30' 60' PROJECT NO. 12770.CA DRAWING SCALE 1" = 30' SHEET: C-201 93

Item 5. OFFICES IN DELAWARE, MARYLAND, WEB: HTTP://DUFFNET.COM ASSOCIATES Soil, Water & the Environment x PLANT LIST TREES AND SHRUBS DUFFIELD x KEY QUAN. BOTANICAL NAME COMMON NAME SIZE ROOT COMMENTS TYPE 5400 LIMESTONE ROAD TREES ACA 2 ACER CAMPESTRE HEDGE MAPLE 2.5-3" CAL. B&B CANOPY QB 5 * EVERGREEN TREES JV 7 QUERCUS BICOLOR JUNIPER VIRGINIANA SWAMP WHITE OAK EASTERN RED CEDAR 2.5-3" CAL. 5-6' HT. B&B B&B CANOPY EVERGREEN WILMINGTON, DE 19808-1232 x IO 3 ILEX OPACA AMERICAN HOLLY 6-7' HT. B&B EVERGREEN PS 7 PINUS STROBUS WHITE PINE 6-7' HT. B&B EVERGREEN x TO 5 THUJA OCCIDENTALIS ARBORVITAE 6-7' HT. B&B EVERGREEN UNDERSTORY TREES PENNSYLVANIA AND NEW JERSEY E-MAIL: DUFFIELD@DUFFNET.COM LOD AC 8 AMELANCHIER CANADENSIS SHADBLOW SERVICEBERRY 6-7' HT. B&B UNDERSTORY CC 4 CERCIS CANADENSIS EASTERN REDBUB 6-7' HT. B&B UNDERSTORY TEL. 302.239.6634 CV 4 CHIONANTHUS VIRGINICUS WHITE FRINGETREE 6-7' HT. B&B UNDERSTORY x LOD LI SHRUBS HF 7 8 * LAGERSTROEMIA INDICA 'TONTO' HYPERICUM FRONDOSUM TONTO CRAPE MYRTLE ST. JOHN'S WORT 8-10' HT 18-24" HT. B&B #5 CONT. 3' O.C. CLUMP SHRUB x x LOD IG 10 ILEX GLABRA 'GEM BOX' 'GEM BOX' INKBERRY HOLLY 24-30" HT. 5 GAL. 5' O.C. SHRUB x FAX 302.239.8485 x x x IVW 10 ILEX VERTICILLATA 'WINTER RED' 'WINTER RED' WINTERBERRY HOLLY 24-30" HT. 5 GAL. 5' O.C. x x x x x LM 585 LIRIOPE MUSCARI LILLYTURF 12-18" HT. CONT. 18" O.C. GROUND COVER MP 25 MYRICA PENSYLVANICA BAYBERRY 24-30" HT. #5 CONT. 5' O.C. SHRUB x LOD PV 15 PANICUM VIRGATUM 'SHENANDOAH' PURPLE SWITCH GRASS 18-24" HT. #5 CONT. 3' O.C. ORNAMENTAL GRASS x LOD NOTE: ALL TREES SHALL HAVE A ONE YEAR REPLACEMENT GUARANTEE. x 5' BUILDING SETBACK RLA #: 194 & LANDSCAPE BUFFER x LG-Lnd-12770CA x CHECKED BY: LOD ACK FILE NAME: 15' BUILDING SETB JOHN G. FELLOWS, RLA x LOD LOD x S33°53'11"E JGF x STATE: DELAWARE 24.83' LOD SD BLISHED x LOD TREE PRESERVATION AND DENSITY REQUIREMENTS DESIGNED BY: LOD LOD NT IS HEREBY ESTA DRAWN BY: S44°42'53"W 120.23' 1. EXISTING WOODLAND AREA: 0 SF ME LOD SD SE 2. TOTAL NON-WOODLAND AREA: 110,854 SF EA LOD T JJL JJL FFER EN LOD LOT 2 AN LOD 3. DENISTY: 1 TREE PER 3,000 SF OF NON-WOODLAND LOT AREA: 37 TREES REQUIRED 25' LANDSCAPE BU A 15' PERM IS PLAT (110,854 SF / 3,000 SF = 36.95) CHK'D BY DELAWARE PER TH SD 4. PROPOSED TREES: 52 TREES LOD LOD DATE FOR THE STATE OF LOD LOD PRELIMINARY SD N41°44'45"W PROPOSED LOD LOD 312.03' LEGEND (EXISTING) LEGEND (PROPOSED) PROPERTY LINE LOD 5' LANDSCAPE BUFFER LOD RIGHT-OF-WAY LINE PROPERTY LINE LOD LOD LOD LOD LOD PROPERTY LINE CONC.MON.SET. CONCRETE MONUMENT SD LOD LOD LOD LOD LOD LOD LOD ADJACENT PROPERTY LINE NOT FOR QB QB QB BUILDING SETBACK LINE REVISION QB QB GOVERNMENTAL BOUNDARY LINE PAVING SETBACK LINE END 6' WOODEN 5' LANDSCAPE BUFFER LOD BENCHMARK EASEMENT LINE PRIVACY FENCE SD CONCRETE MONUMENT FOUND SD SD LOD SD BUILDINGS CAPPED REBAR FOUND JV IRON PIPE FOUND x x JV UNDERGROUND INFILTRATION BASIN S44°42'53"W FENCES CONSTRUCTION JV 312.52' BUILDINGS SIGNS CV (7,950 SF) BOLLARDS LOD JV JV x LI x x FENCES ON-SITE CURB LOD SIGNS JV CV OFF-SITE CURB SHARED-USE PATH CV OFF-SITE SOLID STRIPING LI OFF-SITE BROKEN STRIPING ON-SITE CONCRETE LI JV x OFF-SITE DASHED STRIPING LOD 35-LM ON-SITE STRIPING LI SD ELECTRIC POLE OFF-SITE CURB LOD SANITARY SEWER MANHOLE OFF-SITE SOLID STRIPING No. - - LOT 1 STORM DRAIN INLET OFF-SITE BROKEN STRIPING SD WATER VALVE OFF-SITE DASHED STRIPING xPS FIRE HYDRANT SD FIRE HYDRANT LOD LOD LIMIT OF DISTURBANCE TREE LOD 40-LM W W (32) LIMIT OF DISTURBANCE W W W SD 75-LM S CONTOUR ELEVATION 25' BUILDING SETBACK xPS LI 75-LM W SD 3611 ROLAND AVENUE IVW W W IG IVW LOD OWNER: TWO FARMS, INC. IG CC SS LOD IVW IG CC BALTIMORE, MD 21211 xPS SD W AC IG W W IVW IG 15' LANDSCAPE BUFFER G G G PHONE: (410)-889-0200 IG RD RD SS SD AC LOD SD LOD PS x W IVW RD RD G IG IVW ROYAL FARMS LOD IG SS TYPE RECON 'A' (RIGHT) x PS IG SD RD SD W 5,154 S.F. G LOD IG RD AY IS HEREBY SS W x IO CAR WASH SD RD G SD WIDTH RIGHT-OF-W 1,248 S.F. RD LOD SS IO W x G RD RD RD RD RD SD LE CITY OF DOVER ~ KENT COUNTY ~ DELAWARE W AB CC RI CC VA W W W IO LOD SS AL THIS PLATLOD SD 75-LM ON 1205 MCKEE ROAD G TI AN ADDI SD SITE DEVELOPMENT PLAN x 75-LM WARE PER 100-LM ROYAL FARMS #436 SD PS SS ATE OF DELA CV LOD G x LANDSCAPE PLAN GAS CANOPY CERTIFICATION OF PLAN ACCURACY: LOD E ST PS 4,574 SF TH SD R D SS TO RD RD RD RD 50-LM I, , HEREBY CERTIFY THAT I AM A REGISTERED LANDSCAPE ARCHITECT RD D RD RD G TE IVW D IN THE STATE OF DELAWARE, THAT THE INFORMATION SHOWN HERON HAS BEEN PREPARED LOD DEDICA x LO TO IVW START 6' WOODEN SD PV PV PV UNDER MY SUPERVISION AND TO THE BEST OF MY KNOWLEDGE AND BELIEF REPRESENTS LOD PRIVACY FENCE IVW GOOD LANDSCAPE PRACTICES AS REQUIRED BY THE APPLICABLE LAWS OF THE STATE OF LOD RD PV PV PV SS DELAWARE. TO IVW G 50-LM __________ ______ __________________________________________________ LOD TO MP LI DATE JOHN FELLOWS, RLA LOD RD RD RD RD RD RD RD G SS TO MP REGISTRATION #194 50' MAXIMUM BUILDING 8-HF & PARKING SETBACK MP TO MP LI S LOD LOD 40' MINIMUM BUILDING & G SS PARKING SETBACK MPMP MP MP MP MP MP MP MP ACA MP MP MP MP PV PV PV AC MP MP AC MP MP MP LI ACA AC MP AC MP SS LANDSCAPE BUFFER AC25' MP PV PV PV PV 50-LM 50-LM LIMIT OF MULCH G LOD SS PV PV BED (TYP) LOD LEGEND (LANDSCAPING) BY ESTABLISHED EASEMENT IS HERE A 15' PERMANENT IS PLAT LOD DELAWARE PER TH CANOPY/STREET TREE FOR THE STATE OF G D LO UNDERSTORY TREE EVERGREEN TREE LOD D LO SHRUBS N89°42'20"W LOD LOD LOD LOD 36.29' EXISTING TREE LOD LOD LOD ∆=3°40'32"' L=218.92' OD LOD R=3412.70'L SWM FACILITY PLANTING LOD LOD LOD LOD GROUND COVER PLANTING LOD LOD LOD DATE: NOVEMBER 5, 2021 SCALE: 1" = 30' 30' 0 30' 60' PROJECT NO. 12770.CA DRAWING SCALE 1" = 30' SHEET: L-101 94

Item 5. PROPERTY LINE Stevenson, Maryland 21153 Fax 410-484-3819 ○ peter@ratcliffearchitects.com RATCLIFFE ARCHITECTS 936 RIDGEBROOK ROAD SPARKS , MD 21152 ○ PHONE: (410) 316-7800 FAX: (410) 316-7868 10404 Stevenson Road WWW.KCI.COM ○ 410-484-7010 SP3 SP3 SP1 ROYAL FARMS STORE #436 Dover, DE INOR ARTERIAL PROPERTY LINE CAR WASH COLLEGE ROAD (K99) -E,M STORE #436 PROPERTY LINE SP3 SP3 US DEDICATED TO PUBLIC 35 MPH, 70' R.O.W. SP1 FUEL CANOPY SCA1 SCA1 SCA1 SCA1 SCA1 SCA1 SCA1 SCA1 SCA1 SCA1 SCA1 SCA1 SCA1 SCA1 TITLE BLOCK REVISED = KEY NOT REVISED = REVISED # CONTENT DATE SP1 SP1 SP1 PROPERTY LINE SCALE: NOTED DRAWN BY: BET THESE DRAWINGS ARE PROTECTED UNDER THE COPYRIGHT ACT 0F 1976 AND SHALL NOT BE REUSED WITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT. MCKEE ROAD (K156) - MINOR ARTERIAL LC1.1 DEDICATED TO PUBLIC USE, 45 MPH, 90' R.O.W. SITE PLAN - LIGHTING CALCULATIONS 1 N 95

Item 5. PER DETAIL 1 - POLE BASE DETAIL , THIS SHEET, ALL POLE MOUNTED LUMINARIES ARE 90 DEGREES TO THE POLE AND NADIR TO GRADE. Stevenson, Maryland 21153 Fax 410-484-3819 ○ peter@ratcliffearchitects.com Schedule Number Lumens Per Light Loss Mounting RATCLIFFE Symbol Label Quantity Manufacturer Catalog Number Description Lamp Filename Wattage Lamps Lamp Factor Height 14 HUBBELL VSH-140-5K7 CANOPY Vanish Edge-Lit Gas Canopy; 1 VSH-140- 20195 0.9 141.9 18'-0" ARCHITECTS SQUARE ALUMINUM OUTDOOR 5K7.ies SCA1 PROVIDE COVER POLE, NON-TAPERED FOR POLE BOLT CIRCLE 936 RIDGEBROOK ROAD MOUNTING PROJECTION 5 BEACON PRODUCTS VP-L-96NB-280-5K-T4 LARGE VIPER C-70-CRI DATA SHOWN IS 1 VP-L-96NB-280-5K- 29122 0.9 284.52 19'-0" HARDWARE -T4 (1).ies AND BOLT LENGTH AS SPARKS , MD 21152 SP1 SCALED FROM 3036 SPECIFIED BY LIGHT POLE ○ PHONE: (410) 316-7800 MANUFACTURER FAX: (410) 316-7868 10404 Stevenson Road 4 BEACON PRODUCTS VP-L-96NB-280-5K-T4 LARGE VIPER C-70-CRI DATA SHOWN IS 1 VP-L-96NB-280-5K- 29122 0.9 853.55 19'-0" WWW.KCI.COM -T4 (1).ies SP3 SCALED FROM 1148116 ○ FINISHED GRADE 410-484-7010 CONDUCTORS TO CONDUCTORS TO ADJACENT ADJACENT LIGHT FIXTURE LIGHT FIXTURE PVC SCHEDULE 40 RIGID METAL RIGID METAL CONDUIT PVC SCHEDULE 40 CONDUIT. SIZE AS CONDUIT WITHIN WITHIN 5 FEET OF POLE CONDUIT. SIZE AS INDICATED. 5 FEET OF POLE BASE AND FOR STUB-UP INDICATED. BASE AND FOR INTO BASE. Dover, DE STUB-UP INTO BASE. 1 POLE BASE DETAIL STORE #436 Statistics Description Symbol Avg Max Min Max/Min Avg/Min Fuel canopy 29.6 fc 36.1 fc 22.4 fc 1.6:1 1.3:1 Spill lighting 0.2 fc 1.5 fc 0.0 fc N/A N/A Parking Area 6.8 fc 16.8 fc 0.9 fc 18.7:1 7.6:1 1fc CONTOUR TITLE BLOCK REVISED = KEY NOT REVISED = REVISED # CONTENT FIXTURE TYPE DATE LIGHT FIXTURE SP1-BC POLE LUMINAIRE DETAIL 2 SCALE: NOTED DRAWN BY: BET THESE DRAWINGS ARE PROTECTED UNDER THE COPYRIGHT ACT 0F 1976 AND SHALL NOT BE REUSED WITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT. LC1.2 96

Item 5. SP1, SP2 & SP3 Stevenson, Maryland 21153 Fax 410-484-3819 ○ peter@ratcliffearchitects.com RATCLIFFE ARCHITECTS 936 RIDGEBROOK ROAD SPARKS , MD 21152 ○ PHONE: (410) 316-7800 FAX: (410) 316-7868 10404 Stevenson Road WWW.KCI.COM ○ 410-484-7010 Dover, DE STORE #436 SCA1 TITLE BLOCK REVISED = KEY NOT REVISED = REVISED # CONTENT DATE SCALE: NOTED DRAWN BY: BET THESE DRAWINGS ARE PROTECTED UNDER THE COPYRIGHT ACT 0F 1976 AND SHALL NOT BE REUSED WITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT. LC1.3 97

Item 5. 98

Item 5. CAR WASH PROTOTYPE RENDERED PERSPECTIVE 99