Kent County Regional Planning Commission Public Hearing – June 4, 2026

The Kent County Regional Planning Commission held a public hearing on June 4, 2026, at 6:00 PM to consider a single application, Carter's Creek (SL 26 05), a proposed 40-lot single-family subdivision on 43.15 acres near Turkey Point Road. The project is within the Growth Zone and state Level 1 strategies area, with access to public water and sewer. Commissioners will vote at the business meeting on June 11, 2026.

Consent Calendar

• The agenda was approved unanimously (7–0).

Public Comments & Testimony

• Samuel Voy (1682 Turkey Point Road): Opposed the project, citing concerns about fire department capacity, limited law enforcement (only 4 Felton police officers), school overcrowding, high foreclosure rates, increased traffic (estimated 600 additional cars from 300+ nearby new homes), loss of agricultural use for his daughter's FFA projects, construction noise, and the impact of changing the rural character of the area.
• Gene Palmer (adjacent to entrance): Opposed, expressing concern about traffic safety at the entrance and congestion on Turkey Point Road where speeds are 50–60 mph. Did not want his driveway connected to the subdivision street.
• Amanda Boyd (1682 Turkey Point Road): Opposed, requesting a buffer for her property that borders 75% of the development. After discussion, the developer agreed to provide a six-foot fence along the property line.
• Linda Stubbs (1708 Turkey Point Road): Opposed, desiring to maintain the agricultural character and requesting fencing behind her property.
• Charles Cope (1746 Turkey Point Road): Strongly opposed, stating that a fence does not solve the problem—the project would place a road directly into his garden, change the culture, bring noise and light pollution, and overwhelm the area's infrastructure.
• Debbie Palmer (1640 Turkey Point Road): Opposed, concerned about the entrance adjoining her property lowering home value and requesting a privacy fence to block views.
• Joseph Coco (308 Plantation Drive): Opposed, noting inadequate buffer along the northern edge, especially in winter when trees lose leaves.
• Kevin Campbell (286 Plantation Drive): Opposed, pointing out that the plan's depiction of a wooded buffer is inaccurate because a 30-foot-wide utility easement already exists and many trees will be removed.

Discussion Items

• Commissioner Mills commended the developer for including a bus stop, but questioned how children would access the bus before the final road layer is laid (DelDOT requires 75% units sold before final paving). The engineer noted that DelDOT now uses a beefed-up base section to handle early traffic.
• Commissioner Peterman argued that for child safety, sidewalks should be on both sides of the entrance road, not waived on one side. The engineer said he would accept the commission's decision.
• Commissioner Davis reminded the public that the commission must vote based on the county ordinance and encouraged residents to voice growth concerns during the next comprehensive plan update in fall 2028.
• Commissioner Garvey mirrored Davis's remarks, noting the project is in the Growth Zone, which limits the commission's ability to deny it. He urged neighbors to work with the developer on mitigation measures.
• Commissioner Jester acknowledged the difficulty of change but noted that development is concentrated in the Growth Zone, preserving agricultural land elsewhere.

Key Outcomes

• The public hearing was closed; the commission will make a decision on Thursday, June 11, 2026, at 6:00 PM.
• No vote was taken on the application or the three waiver requests (100-foot riparian buffer waiver for walking paths, 30-foot stormwater facility setback, and partial sidewalk waiver).
• The developer agreed to:
  • Provide a six-foot fence along the property line of Amanda Boyd and Linda Stubbs.
  • Contact all residents on the western side of the development to discuss fencing or landscaping buffers.
  • Consider adding landscaping along Gene Palmer's entrance.
• The engineer committed to reaching out to affected neighbors to address specific concerns about buffers and fencing.