Developers propose 105‑acre Del Bella Lakes expansion; council presses developers on MUD tax incentives and traffic

Developers told the Manville City Council they are seeking council feedback on a proposed 105‑acre expansion east of Manville Parkway for Del Bella Lakes that would add roughly 318 homes and amenities including a central, amenitized lake of about 25 acres and a trail system. The project team said the expansion would be a partnership between Shea Homes and Toll Brothers.

Catherine Parker of Meta Planning and Design, who said she worked on the original Del Bella Lakes planned‑unit development (PUD), described the proposed lot mix as primarily 50‑ and 60‑foot lots with deeper 125‑foot depths that would increase lot square footage compared with existing sections; Parker said the expansion modifies percentage mixes slightly from the original PUD but retains a majority of larger lots when combined with the existing development. Shea Homes’ Robert Santini said the expanded tract would allow the community to fund an air‑conditioned recreation building for current and future residents; he told council that adding approximately 318 homes would make a rec center financially viable.

Council members and staff focused questions on finance and traffic. Mayor (Dan Davis) and other councilmembers raised the existing MUD/development‑agreement structure: staff noted a development agreement tied to the MUD currently reimburses 70% of MUD property tax revenue back to the MUD, which effectively reduces the city’s property‑tax share while infrastructure debt is repaid. Multiple councilmembers said they were reluctant to extend the same kind of tax‑rebate arrangement for the expansion in the current form. The mayor asked the development team to review and, if necessary, amend the development agreement terms if they expect council consent for MUD expansion.

Council members also pushed developers on traffic and public‑service impacts. The mayor and others expressed concern about a proposed ingress/egress that would dump additional traffic onto Del Bello Boulevard and smaller local country roads (Del Bello Lane and nearby rural routes). Council recommended careful coordination with county road‑realignment plans for County Road 58 and said any new access needs to preserve safety and local road quality. Staff reminded the developers the expansion will require council consent to add the area to the existing Municipal Utility District (MUD) and that an amended PUD and MUD expansion are part of the application path.

Why it matters: Developers said the expansion would deliver additional homes and amenities, including a lake, trails and a rec center commitment, creating additional residential tax base and community facilities. Council made clear it will scrutinize the financial terms (MUD tax rebate and development‑agreement elements) and public‑infrastructure impacts before consenting to any MUD expansion.

Next steps: Developers were asked to return with refined fiscal terms that address council’s concerns about the current 70% reimbursement structure, exhibit plans addressing ingress/egress and County Road 58 alignment, and demonstrate resident buy‑in; staff and council suggested additional outreach and more detailed financial analyses before council gives formal consent for MUD boundary changes.