Developers presented a revised overall concept development plan for Wicomico Shores on April 10, 2010; the presentation outlined a lower density alternative, wetlands delineation, and the effects of newly adopted state stormwater regulations on developable lots.

Larry Day presented the concept, noting the site contains roughly 226.03 acres, about 41.57 acres of which lie within the critical area. He said staff and engineers field‑delineated wetlands and specimen trees and that the new state stormwater regulations substantially change how the project must handle runoff: "Since we were that far along... there's about 83 (lots) that would be affected" under the new regulations, he said.

Day said existing water and sewer infrastructure (a Bio‑Let rapid infiltration system) is in place but the treatment plant serving the area is at or near capacity and would need upgrading for additional service; he estimated prior cost discussions put an upgrade at about $1 million. He described existing access patterns (the area is fed by a primary public road) and noted the project proposes to upgrade Coffee Hill Road and other internal roads; the developer also said some recorded lots in older plats are not buildable due to wetlands, steep slopes or hydric soils and that their plan includes a cushion to reallocate those rights to developable parcels.

Recreation and Parks director Phil Rollins said the golf course and driving range have site‑specific concerns, including existing encroachments onto developer land and the need to avoid fairways and tee impacts; Rollins also welcomed the possibility of cooperating on irrigation reuse and stormwater capture to support course irrigation. Commissioners raised questions about lot sizing in the RNC zone; several commissioners said the plan should mix smaller lots with quarter‑acre lots to match neighborhood character. Commissioner comments also urged careful avoidance of steep, erodible soils and woodland disturbance.

No formal commission action was taken; staff said the applicant will pursue phased preliminary plans and that internal coordination with METCOM, Public Works and resource agencies will be required before any final platting. Mr. Middleton (owner representative) and others present said they will work with county staff and Recreation & Parks on access, encroachments and potential public‑access dedications at the waterfront.