Kent County Regional Planning Commission Public Hearing – April 2, 2026

The meeting was called to order at 6:00 p.m. by Chairman Jester. Seven commissioners were present, establishing a quorum. The agenda was approved unanimously. The hearing addressed three applications: C26-01 (home daycare), C26-02 (electrical substation upgrades), and SL-26-03 (Barrett's Landing subdivision). No decisions were made; the commission will vote at a business meeting on April 9, 2026. The record remains open for two business days.

Public Comments & Testimony

Application C26-01 – Private Daycare (Valerie Singleton)

• Applicant/Proponent: Valerie Singleton (41 Doe Hill Court) proposed a private, licensed family daycare for up to six children ages 2–5, with no staff, operating 7 a.m. to 5 p.m. She stated the HOA president (CJ Myers) had approved the use. She addressed concerns: traffic would be minimal (only six families), noise limited (30 minutes outdoor play), no commercial activity, and the children would be her grandchildren (three) plus three others. She noted enforcement inconsistencies in the neighborhood (e.g., landscapers, ice cream truck).
• In Favor: Annette Fallon (1500 S. Hancock Ave., Dover), a family daycare provider for 20+ years, spoke in support, stating daycare enhances the community, provides affordable care, and gives parents flexibility. Anastasia Jackson (41 Doe Hill Court) supported, noting traffic impact would be minor and noise no greater than lawnmowers.
• Opposed: Steve Bay Reader (418 Fawn Path), HOA vice president, expressed concern that the HOA president acted without board vote and that the covenants prohibit businesses on lots. Nicole West (84 Fawn Path) opposed, stating the HOA cannot approve businesses under deed restrictions, and raised concerns about setting a precedent and increased traffic. Rick Stone (64 Country Field Drive) opposed, arguing the HOA president used faulty logic and the development’s covenants were part of purchase agreements. He emphasized property value protection and community adherence to rules.
• Commission Discussion: Commissioners and the county attorney clarified that Kent County does not enforce private deed restrictions; that is an HOA/civil matter. The signed approval from the HOA president was noted as the only official document received. No decision was made.

Application C26-02 – Delmarva Power Substation Upgrade

• Applicant: Attorney McKenzie Sindelar (Saul Ewing) represented Delmarva Power. The existing substation at 3370 Farmington Road has operated for approximately 90 years. The conditional use is to replace the aging control house and upgrade equipment (breakers, switches, relays) within the existing footprint. No increase in capacity, noise, or traffic is expected. Lights will be motion-sensor activated.
• Public Comment: No members of the public spoke in favor or opposition.
• Commission Discussion: Commissioners asked about capacity (unchanged), noise (none added), lighting (motion sensors), and landscaping (none required for security reasons). Staff recommended approval.

Application SL-26-03 – Barrett’s Landing Subdivision

• Applicant: Engineer Mike Ryman (Becker Morgan Group) presented a 244-lot single-family subdivision on 90 acres zoned AC, located within the growth zone and sewer district. Two access points on Barrett Chapel Road are planned, along with bus stops coordinated with Lake Forest School District. Five waivers were requested: crossing a wetland buffer for the second entrance, a walking trail within a wetland buffer, converting a borrow pit to a stormwater pond, reduced setback from a stormwater facility (agreed with staff), and a waiver from connecting streets to adjacent land (due to stream barriers). Staff recommended approval of all waivers.
• Opposed: Arthur Adams (4793 Barrett Chapel Road, 50-year resident) raised concerns about maintaining a drainage ditch that crosses the property, road widening affecting his frontage, and the borrow pit potentially containing buried farm debris. Irene Larkin (4827 Barrett Chapel Road) opposed because the second entrance would be directly across from her driveway, creating safety and inconvenience during years of construction. Rob Rogers (203 Humphreys Drive, Camden) opposed the density (244 homes on 90 acres) and loss of farmland, arguing infrastructure and services (ambulance, doctors) are already strained.
• Commission Discussion: Commissioner Mills raised bus stop phasing safety during construction; the applicant stated phase one would build the rear road and bus stop first. Commissioner Davis requested a preliminary plan showing a separate construction entrance. The applicant agreed to provide a schematic at the next meeting. Commissioner Galvery asked about stream baseline health and pervious surfaces for the walking trail; the applicant committed to working with conservation district. No decision was made.

Key Outcomes

• No formal votes were taken on any application. All three will be considered and decided at the Kent County Regional Planning Commission business meeting on Thursday, April 9, 2026, at 6:00 p.m.
• The public record for all applications remains open for two business days following the hearing (until end of day April 6, 2026). Written testimony may be submitted to the planning department.
• For SL-26-03, the applicant will provide a preliminary sketch of a secondary construction entrance at the April 9 meeting.