K. Hovnanian proposes 354-townhome Twin Willows development; commissioners, residents raise traffic and school-bus concerns

K. Hovnanian Homes presented plans for Ellery Farm, a 81.98-acre, high-density residential development that would build 354 townhome units on land at the northeast corner of South DuPont Boulevard and Twin Willows Road in Smyrna.

The developer said the project would have public streets, artesian water and Kent County sewer; the submitted preliminary plan shows a density of about 4.32 units per acre and 847 off-lot parking spaces distributed through the community. Jonathan Content, representing K. Hovnanian, told the commission the company "intends to supply 847 [parking spaces] throughout the community" and that the site is in the county growth zone.

The presentation stressed compliance steps already taken. Content said the project has an approved traffic impact study submitted to DelDOT, an approved wetlands delineation and that a sewer district was formed earlier in the year for the site. "That traffic impact study has been submitted and that has been approved," an attorney for the applicant confirmed during public comment, describing it as a detailed DelDOT review of turning movements and intersection needs.

Why it matters: The proposal would add hundreds of housing units near two major state routes and raises questions about local traffic patterns, school transportation and open-space preservation. Commissioners and nearby residents repeatedly pressed how students would be picked up by buses and how new traffic would affect existing congestion and crash history at nearby intersections.

Supporting details: The developer showed a plan with wetlands and a blue-line stream that it said would not be impacted and described a centralized amenity area with a multiuse sports field, two small dog parks, a gazebo and a playground. Content said the townhome product is intended for first-time buyers and estimated unit prices "somewhere in the low threes," pending construction bids. He also said the units would be built on concrete slab foundations.

School transportation and bus loading were a focal point. Commissioner Mills, who said he has experience as a bus contractor, pressed how buses would safely load students. The developer said it had identified two potential bus-stop locations and provided those sites to the school district; Content said the district's student services supervisor gave a positive response and later called the plan "one of the best plans that they've had." Mills retained concerns over safe loading and suggested a pickup area or turnaround near Sinclair Road; K. Hovnanian said the plan includes a centralized pickup loop and that staff recommended that the collector around the central amenity be two-way rather than the developer's originally proposed one-way.

Staff recommendations and waivers: County staff made several recommendations in the packet. Content said the developer agreed with some recommendations (landscape buffering around a proposed pump station) but asked the commission not to require rear-loaded alleys through the townhome center, arguing alleys would add about 42,000 square feet of additional impervious surface and reduce backyard space for buyers. The developer also opposed subdividing a roughly 15-acre portion of the northern parcel from the tract, saying that area contains wetlands and a blue-line stream and would be landlocked and better preserved.

Two waiver requests were noted and recommended for approval by staff: (1) exemption from street linkages to the north because of wetlands and an anticipated adjacent solar facility, and (2) limited encroachment of a nature path into the stream/wetland buffer area for a proposed 1,100-foot amenity trail. The applicant told the commission the plan would avoid wetland impacts and that the Army Corps of Engineers had already issued a jurisdictional determination.

Next steps: No decision was made at the public hearing. The commission will consider the application at its business meeting on Sept. 11, at which time a common vote of four members is required to act. The applicant and county staff said they will continue coordination with DelDOT on crosswalks and multimodal path striping and with the school district on bus routing.

Closing note: Several commissioners praised the developer for designing a centralized bus-loading amenity and for providing overflow parking; others emphasized enforcement mechanisms — bonds and completion thresholds — to ensure promised walking paths and amenities are built rather than delayed.