Cool Spring

1. WHEN DO YOU START? WHAT IS THE OVERALL PLAN?

We would anticipate the project to break ground in the next 2-3 years. We expect the Cool Spring development to take place over many years, like other Master-Planned communities.  As we move forward and once we know more, we will share an updated timeline with the community. 

Our goal at Cool Spring is to create a thoughtfully designed community that is convenient, peaceful, nature-centric, and encourages walking or bicycling rather than driving. Amenities and shops will be hand-picked and accessible to the entire neighborhood. Carl M Freeman Companies has been creating wonderful places to live for 75 years.

We invite you to stay engaged with us as we go through the planning process and share your thoughts and ideas.

 

2. WHAT IS A MASTER-PLANNED COMMUNITY?

A Master-Planned community involves the meticulous, phased execution of a mixed-use development project over a series of many years. A mixed-use development combines two or more uses, for example residential and commercial, in a development project.

We  start ‘master-planning’  at the very beginning of each project. We  maximize the experience of living in a master-planned community by delivering a unique, multigenerational experience for residents. We create opportunities for everyone to find something to do or a place that fits them. We select specific commercial tenants that we believe best serve our residents. It’s all part of our ongoing vison to offer each Cool Spring resident  the opportunity to wake up every day with access to amazing things to do in beautiful surroundings.

As a master planned community, Cool Spring is offering residents the opportunity to stay within their community for all of their wants and needs. There will be a YMCA, grocery store, restaurants and other amenities within walking distance for most residents.  The Community is also located adjacent to the proposed Bayhealth medical facility with which we hope to closely coordinate our planning and design.  

Keep in mind that the community will be built over many years perhaps even multiple decades.  

Cool Spring will offer a lifestyle that is convenient, peaceful, safe and with ample open spaces and great access to pedestrian and bicycle trails. 

Thoughtful real estate creates opportunity. With a community that is master-planned, residents decide how to use it. Choices. Convenience. Friendships. Activities. Food. Health. Services.

 

3. WHY SHOULD WE BELIEVE IN YOUR VISION?

For 75 years the Carl M. Freeman Companies has been creating places in Sussex County that enrich lives.

We make long-term investments in the communities we develop. These go beyond the design and the construction of buildings and amenities - we work hard at being good neighbors and partners. 

We created this website forum because we want to hear from you. Your ideas and opinions will help shape how we move forward. 

We hope that you will continue to follow our project and to continue to provide your input.

 

4. WHAT ARE YOU DOING ABOUT TRAFFIC + INFRASTRUCTURE?

We know that traffic is a concern, and we are in the process of completing our Traffic Impact Study with the Delaware Department of Transportation. We are analyzing over 45 adjacent roads and intersections. We are certain there will be many infrastructure improvements that will be required to mitigate the impact traffic issues for the area. 

Understand that a project of this size will be under construction over many years and even decades. The transportation improvements are made in advance of construction.   Aside from our direct investment in transportation improvement we all hope to see increasing capital investment by the Delaware Department of Transportation in Sussex County’s transportation network.

As we move forward in the process we will be working very closely with the County and State on Stormwater management and utility upgrades required by the project.  Any required improvements are always funded by the developer to off-set the projects impact.  

What is important to remember is that our goal at Cool Spring is to design a community that creates a healthy & active lifestyle that minimizes vehicular use. Convenience is key. People will be able to shop and receive services right where they live. Cool Spring will be a pedestrian-and bicycle-oriented community with connectivity to the Lewes-Georgetown Trail. We are working with multiple stakeholder groups on several exciting additions to the trail including the connection to Milton and the crossing of Route 9.   

We hope you stay engaged with us as we move through the process.

 

5. SHOULD WE BE WORRIED ABOUT OVER DEVELOPMENT?

We believe habitat and open spaces are critical to the sucess of any master-planned community. Our initial concept preserves important habitat and woodlands that interconnects with large corridors of contiguous opens spaces, parks and a central parkway.

We know that traffic is a concern and we are in the process of completing our Traffic Impact Study with the Delaware Department of Transportation.   As a part of those efforts we are analyzing over 45 adjacent roads and intersections.  We are certain there will be many infrastructure improvements that will be required to mitigate the impact traffic issues for the area. 

We are proposing to rezone the property to a Residential Planned Community. This means we can provide multiple housing types, from Over 55, to workforce housing for example.  Allowing multiple housing types including rental and for sale unit is critically important to meet the need for workforce housing in eastern Sussex County.  

Understand that a project of this size will be under construction over many years and even decades. The transportation improvements are made in advance of construction.   Aside from our direct investment in transportation improvement we all hope to see increasing capital investment by the Delaware Department of Transportation in Sussex County’s transportation network.

Our goal at Cool Spring is to design a community that creates a healthy & active lifestyle that minimizes vehicular use by allowing people to shop and received services right where they live. Cool Spring will be a pedestrian- and bicycle-oriented community with connectivity to the Lewes-Georgetown Trail. We are working with multiple stakeholder groups on several exciting additions to the trail including the connection to Milton and the crossing of Route 9.  

Sussex County is the fastest growing county in Delaware. In the last 10 years the population has grown by 20%. It's projected between 2010 and 2050 Sussex County's population will grow by 50%. We believe that thoughtfully designed development, in a master-planned mixed-use community aligns with the goals of Sussex County's 2018 comprehensive plan.

Please stay engaged with us as we update the community on ongoing developments.

 

6. HOW ARE YOU PRESERVING OPEN SPACES + FARMLAND?

Open space and Agricultural uses are very important to the community and to Carl M. Freeman Companies.   We have planned for an abundance of interconnected, nature-centered, environmentally sustainable spaces throughout the community. These will complement the permanently preserved farmland adjacent to our proposed community.  We also are exploring how we might incorporate farming or community gardening into our design.   We have planned for pedestrian and bicycle trails, restaurants, grocery store and a YMCA.  

Please stay engaged with us as we update the community on ongoing developments. 

 

7. HOW IS COOL SPRING INTEGRATING WITH THE OPEN SPACES OF SUSSEX COUNTY?

Open spaces in Sussex County have immense beauty to complement development. We have created a development that is both convenient and nature-centric – lots of peaceful open spaces, pedestrian, and bike paths, and all environmentally sustainable. People will not have to get in their cars very often. We are bringing the amenities to local residents. Traffic is a challenge in Sussex County, and we have commissioned a comprehensive study for the area – those results will be shared on this website as soon as we get them. We have solved some pressing traffic issues with major infrastructure changes. We invite you to stay engaged with us as we go through the planning process.

 

8. TELL US MORE ABOUT YOUR ENVIRONMENTAL SUSTAINABILITY/STEWARDSHIP

We have a long history of environmentally responsible development. Every project we have developed in southeast Sussex County has elevated the quality of life of the residents and protected the natural beauty of the landscape. Infrastructure is always a challenge when there is positive growth. We are planning to make significant infrastructure improvements to the local roads and traffic patterns on this project. Please stay engaged with us as we update the community on ongoing developments.

 

9. WHAT KIND OF HOUSING TYPES ARE YOU PROPOSING?

We are proposing to rezone the property to a Residential Planned Community. This means we can provide multiple housing types, including over 55 amd workforce housing, for example.  Allowing multiple housing types, including rental and for sale units, is critically important to meet the need for workforce housing in eastern Sussex County.  

We hope that you will continue to follow our project and to continue to provide your input.

 

10. WHAT ARE YOU DOING ABOUT WORKFORCE HOUSING?

One of the reasons we are proposing to rezone the property to a Residential Planned Community is so that we can provide multiple housing types.  Allowing multiple housing types, including rental and for sale units, is critically important to meet the need for workforce housing in eastern Sussex County.  This housing is dedicated to teachers, nurses and first responders, the very people on whom we rely for community services.  We also are working with the YMCA on providing a much needed regional facility in the community which provides affordable childcare and wellness programing. 

 

11. ARE YOU REALLY LISTENING TO US?

The primary reason for this website is to get input from neighbors like you so that we can create a superior community that makes a positive difference to Sussex County and the Cool Spring area.  We believe that uses such as the YMCA, great neighborhood retail, health services along with varied housing types will fill many needs in the area and will reduce the need for people to get into their cars for everyday services.

Our plan also includes an abundance of inter-connected open space, pedestrian and bicycle trails connecting with Lewes and Georgetown with discussions on-going how to link Milton and other adjacent areas into what will be a world class bike/ped regional trail system.  We invite you to stay in communication with us and keep challenging us to create a special community. 

 

12. HOW ARE YOU INVOLVED IN THE COMMUNITY AND LOCAL CHARITIES?

At CMFC, we believe in giving back where we do business, and have been doing that for 75 years.  Established by our founder and namesake, the Carl M. Freeman Foundation has invested millions into Sussex County infrastructure, health, educational and emergency services (examples include funding to Roxana Fire Station, Beebe Hospital, local schools and libraries).  “We give where we live.”

 

13. WE ALL LOVE PEDESTRIAN + BIKE TRAILS - WHAT ARE THE PLANS TO ENHANCE EXISTING TRAILS?

Cool Spring will be a pedestrian-and bicycle-oriented community with connectivity to the Lewes-Georgetown Trail. We are working with multiple stakeholder groups on several exciting additions to the trail including the connection to Milton and the crossing of Route 9.  Our initial concept preserves important habitat and woodlands that interconnects with large corridors of adjacent opens spaces, parks and a central parkway.