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Commission reviews concept subdivision on Northwest Elliot Avenue; staff flags wetlands, easements and stormwater concerns
Summary
For application P361 the commission held a concept‑level review of a proposed subdivision into four residential lots with a stormwater pond; staff listed required plan corrections (easements, FEMA verification, HOA for common facilities) and neighbors raised wetlands, drainage and cul‑de‑sac/access concerns; no vote was taken.
The Ocean View Planning & Zoning Commission conducted a concept review of application P361, a proposed subdivision/site plan for a parcel at Northwest Elliot Avenue and East Marie Drive that would create four residential lots and an open‑space stormwater parcel. Because the filing was reviewed at the concept level, the commission took no vote; staff listed items the applicant must address in future preliminary and final plan submissions.
Planning staff noted the plan was titled “final site plan” but clarified the evening’s review was concept level. Staff asked for corrections and additional detail including showing lot widths at the building setback line, depicting a 10‑foot easement along the rear of an adjoining parcel, adding 20‑foot easements for drainage infrastructure that will benefit the homeowners association, verifying conditional FEMA approvals and clarifying wetlands mapping and any nationwide‑permit conditions. Staff also said, “Therefore, a homeowners association will need to be created in accordance with the requirements of section 14072 to provide for the ownership and maintenance of all of the common facilities.”
Brad Parks of Plico LLC, speaking for the property owners, presented lot areas and the proposed stormwater pond location and said they had received Sussex Conservation District stormwater approval in March; he described the pond’s permanent pool elevation and berm and said the design controls runoff to the creek via an outfall pipe. The applicant noted an Army Corps jurisdictional determination was completed for wetlands boundaries shown on the plan.
Nearby residents raised questions about the extent of wetlands proposed for fill, whether the fill quantities approach regulatory limits, the existing condition of ditches and conveyances that collect neighborhood runoff, and FEMA 100‑year elevations near the site. One resident warned that “there’s no way that they’re going to keep that water from getting into the ditch you’re referring to. It’s physically impossible,” underscoring local concerns about conveyance capacity. Several residents also asked whether the project is a major subdivision because a new right‑of‑way and changes to the existing cul‑de‑sac are proposed; staff confirmed creation of a new roadway can make the project a major subdivision and said preliminary and final plan submissions and outside agency approvals will be required.
Next steps: The applicant may submit preliminary and final plan sets in the future; staff will require the technical corrections and outside approvals flagged during the concept review.
