Worcester grants change of plans at Triple Crown Estates

With the first phase already underway, the developer changed his plans to include 30 single family homes instead of duplexes in the second phase, cutting the the number of units in half.

Jennifer Keener, the director of development, review, and permitting, told the commissioners this amendment is proposing to take 60 units, or 30 duplexes, down to 30 units, or 30 single family homes.

“We’re just matching here,” she said. “Same density as before. Just an expansion of the land area.”

Zoning Administrator Kristen Tremblay said the development is located on 92 acres just north of Gum Point Road, South of Ocean Pines, and East of Racetrack Road. It is zoned R1, or rural residential, and RP, resource protection, as 90 acres are comprised of uplands, 1.25 acres are non-tidal wetlands, and 0.2 acres are private tidal wetlands.

The property currently has approval for phase one, Tremblay said, and of the original 30 homes, several single-family building permits have been applied for. But they are all waiting on County Roads to approve roads that have been cleared, along with base and stabilization to be completed before issuing the permits.

Phase two was anticipated when Phase one was approved.

The development will include 47 acres of open space of which 32 acres will be natural and open, 3.5 set aside for active recreation, and 11 for passive recreation.

There is also one point of access, which is an extension of King Richard Road in Ocean Pines.

On May 5, the County Planning Commission found the area is recommended by the comprehensive plan to include cluster or planned forms of development with a density of 1 unit per acre. The proposal presented for Triple Crown Estates has a density of 0.66 per acre, complying with the comprehensive plan recommendation.

The Planning Commission also found the project will not have an adverse impact on local traffic and transportation patterns, Tremblay continued, will be provided with public water and sewage, and incorporates measures to improve water quality in sensitive tidal and nontidal areas.

Laura Parker, who lives near the development, questioned how adding 30 homes will not impact traffic and rain runoff, finding it unbelievable

The traffic in front of her house along Gum Point Road, she said, has increased three times over the last 10 years and drive by at ridiculous speeds.

As for rain runoff, Parker added, she was concerned that the runoff will already hurt the “already sick” Turville Creek.

Dennis Parker raised similar concerns.

“They’re saying there’s no impact?” he asked. “Invite the lawyer to sit there and try to make a left off of Gum Point Road.”

Commissioner Joe Mitrecic acknowledged there were traffic issues in the area, as did Commissioner Chip Bertino.

The latter told the Parkers that he agreed 589 was dangerous and backs up. For the last eight years, Bertino said, the county has tried to get the state to widen the road, but nothing has been done and funding has not been made available.

Based on the findings presented by Tremblay, the Planning Commission recommended the applicant’s request, but with two stipulations. The first was that if a utility easement being used by construction vehicles along Route 589 is proposed as an emergency access to the development, approval be obtained by the State Highway Administration.

The second stipulation was that fencing, and a gate be added along the accessible areas on Route 589, or Racetrack Road.

The commissioners closed the hearing and when put to a vote, Bertino motioned its approval based on the findings of fact. The final vote was 5-0 with Commissioners Diana Purnell and Bud Church absent.

This story appears in the print version of Ocean City Today on July 1, 2022.