Cool Spring Crossing FAQs

Below are some Frequently Asked Questions we have received since launching the Cool Spring Crossing project website.

1. WHEN DO YOU PLAN TO START AND HOW LONG WILL THE DEVELOPMENT TAKE?



We anticipate commencing the project within the next 1-3 years. Cool Spring Crossing has been meticulously conceived with purposeful design, deviating from conventional development norms centered around standalone single-family homes. Embracing a holistic approach, our design philosophy focuses on crafting a community that transcends traditional paradigms, offering comprehensive amenities and benefits for the broader neighborhoods.

The development of Cool Spring Crossing is anticipated to span multiple years, reflecting our commitment to meticulous planning and thoughtful execution. Throughout the rezoning process and subsequent phases, we will consistently update our website and keep our community informed about project timelines and milestones.

We encourage you to actively engage with us during the planning stages, sharing your thoughts and ideas, as community involvement remains integral to our endeavor to create a vibrant and inclusive Cool Spring Crossing.

2. WHAT IS A MASTER-PLANNED COMMUNITY?





A Master-Planned Community is a thoughtfully designed and meticulously phased project that integrates various land uses, often spanning several years, even decades. Cool Spring Crossing is committed to elevating the overall quality of life for both residents and the surrounding neighborhood through the introduction of thoughtful amenities. Our envisioned offerings go beyond residential spaces to encompass essential services and facilities that enrich daily life.

Adjacent to our community, the 50,000 square foot Bayhealth primary hospital is poised to provide accessible and comprehensive healthcare services. This facility stands as a cornerstone for health and wellness, ensuring residents have convenient access to essential medical resources right within their neighborhood. Moreover, through the YMCA, our development plans include much-needed childcare services, promoting a family-friendly environment, and supporting working families within the community. This facility will also provide residents with a wide array of fitness activities, educational resources, and community engagement opportunities, fostering a holistic approach to well-being.

In addition to these healthcare and wellness amenities, Cool Spring Crossing aspires to fill existing gaps in the region by introducing an assisted-living campus, medical offices, a theater, educational facilities, retail spaces, and a grocery store. This vision aims to create a comprehensive community hub that not only caters to residents' needs but also enhances convenience and accessibility for the broader neighborhood.





3. WHY SHOULD WE BELIEVE IN YOUR VISION?





The Carl M. Freeman Companies have been standard-bearers of innovation and excellence in real estate development since 1947, when Carl Freeman founded the firm with the goal of creating places that enrich lives. 76 years later, Carl M. Freeman continues to create places that enrich lives in Sussex County and our goal remains at the forefront of the firm’s mission. Now led by President and CEO Michelle Freeman, the Freeman Companies offers unique owner perspectives on the many services they provide: owner representation, third-party management, value creation, consumer-directed marketing, neighborhood development, and tenant services.

Additionally, 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. 

4. WHAT ARE YOU DOING ABOUT TRAFFIC + INFRASTRUCTURE?





As part of our commitment to comprehensive development, Cool Spring Crossing is addressing vital infrastructure enhancements to benefit both our community and the broader region. Our development plan integrates essential upgrades to local infrastructure, ensuring a seamless living experience and supporting the surrounding area's growth.

With Cool Spring Crossing being along one of eight Delaware Authority for Regional Transit (DART) routes, we will collaborate with DART to incorporate a transit route in Cool Spring Crossing. This strategic inclusion would establish a convenient public transportation network, offering residents easy access to transportation services and bolstering connectivity within and beyond the community. Moreover, emphasizing our dedication to fostering an active lifestyle, our design prioritizes the development of an extensive trail network connecting to the surrounding towns of Milton and Georgetown. This trail network is also intricately woven throughout the community, promoting walkability, and providing residents with opportunities for outdoor recreation and engagement with nature.

We acknowledge the significance of traffic management and transportation infrastructure. A comprehensive Traffic Impact Study (TIS) has been conducted with results dictating the necessary enhancements to transportation infrastructure as determined by the Delaware Department of Transportation (DelDOT). In alignment with our commitment to the community, Cool Spring Crossing's estimated transportation improvements and contributions is $15-$17M. Understanding that DelDOT was also undertaking the Coastal Corridor Study, our team proactively reached out to DelDOT to meet and discuss Cool Spring Crossing to ensure the proposed project was included in any analysis. These actions signify our proactive approach to alleviating traffic concerns, supporting sustainable transportation, and positively impacting the region's infrastructure network.

5. HOW WILL THE COMMUNITY EFFECT THE SURROUNDING ENVIRONMENT?





Cool Spring Crossing stands as a testament to meticulous planning and purposeful design. Our design approach is a departure from conventional development paradigms that predominantly feature standalone single-family homes lacking substantial amenities or inclusive benefits for the broader neighborhoods. By embracing a holistic and forward-thinking approach, our development blueprint represents a shift toward diversity and inclusivity.

Our carefully crafted plan is designed to cater comprehensively to the needs of the surrounding region, encompassing a wide spectrum of essential elements: varied housing options, robust amenities, thriving commercial spaces, healthcare through Bayhealth, a childcare facility through the YMCA, educational opportunities, and transportation enhancements. These provisions extend beyond our immediate boundaries, enriching not only our community but also positively impacting the broader neighborhoods we serve. Our commitment to these improvements is geared not only toward fostering a vibrant Cool Spring Crossing but also toward contributing positively to the well-being and growth of the entire surrounding community.

Recognizing the significance of the area's environment and the unique character of the surrounding community, our development also preserves the natural beauty while effectively accommodating the evolving growth within the broader Cool Spring area. The design of Cool Spring Crossing ensures the conservation of the region's natural landscape, with a proposed preservation of 114 acres of trees, an extended buffer beyond the expanded resource buffer, and over 46% dedicated open space. This commitment not only safeguards the local environment but also maintains the distinctiveness of the community's character. Our approach prioritizes a thoughtful development that harmonizes with the area's natural elements while meeting the needs of a changing landscape.





6. HOW ARE YOU PRESERVING OPEN SPACES + FARMLAND?







At Cool Spring Crossing, our dedication to preserving the natural beauty of Sussex County is evident in our deliberate planning and commitment to sustainable development. We pledge approximately 295 acres of open space and green areas, of which over 114 acres are preserved existing forest area. This expansive allocation of land ensures a coexistence between our community and the natural environment.

Our focus extends beyond mere preservation; we prioritize community. Embracing the beauty of nature, our development strategically connects residents with this abundance of open space, promoting outdoor activities, community engagement, and a sense of belonging. Furthermore, acknowledging the importance of environmental buffers, we've designed enhanced buffer zones to augment existing natural areas. These expanded buffers serve as protective shields, preserving the delicate ecosystem while fostering a healthy cohabitation between our community and the surrounding natural habitat. Our approach ensures the sustainability and vitality of Cool Spring Crossing while nurturing a thriving, interconnected community deeply rooted in its surroundings.

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



7. WHAT KIND OF HOUSING TYPES ARE YOU PROPOSING?





Cool Spring Crossing proudly champions diversity and inclusivity through its extensive array of housing choices. We propose a total of 1,922 residential homes. The total includes 1,222 ownership homes, of which 534 will be single-family homes and 688 will be duplexes, villas, and townhomes. In addition, we propose 700 workforce village homes. Of these, 175 are designated for the Sussex County Rental Program, and 525 are market-rate rentals and for sale units. Of the workforce village homes, there are 50 patio homes, 144 quadplex homes, 30 villas, 188 townhomes, and 288 multi-family homes.

The Sussex County Rental Program was first adopted in 2007 and was updated in 2022. The Program is intended to promote the creation of affordably priced workforce housing units within market-rate rental programs, using a variety of incentives such as expedited reviews and density bonuses.

Beyond affordability, our community also offers housing for growing families and active adult living. Our development also emphasizes interconnectedness with over 46% open space, ensuring that every home in Cool Spring Crossing is seamlessly integrated with the surrounding natural beauty. Cool Spring Crossing is a place for everyone to reflect the rich diversity of the county. Its unique design allows families of all sizes to flourish and enjoy a well-rounded lifestyle.



8. 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.

Cool Spring Crossing will have 700 Workforce Village Homes (175 of which are Sussex County Rental Program Units).









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





Cool Spring is planned to be a walkable community with an extensive trail and sidewalk network connecting the community to the surrounding area. As a pedestrian-and bicycle-oriented community we are working with multiple stakeholder groups on several exciting additions to the trail including the connection to the surrounding towns of Lewes, Georgetown and Milton, as well as a crossing at Route 9. Our initial concept preserves important habitat and woodlands that interconnects with large corridors of adjacent opens spaces, parks and a central parkway. 



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



At Carl M. Freeman Companies, we believe in giving back where we live, work and play. Established in 1960, the Carl M. Freeman Foundation commits its time, talent and treasure to facilitate, support and promote innovative community-based leadership and giving. The Carl M. Freeman Foundation has granted over $28 million in Sussex County nonprofit organizations to make an impact where the need is the greatest, including improved social services, education, healthcare, art, and environmental efforts. “We give where we live.”





All Cool Spring Crossing marketing and visioning materials, including without limitation the coUrbanize collateral, websites, plans, renderings, site plans, specifications, proposed amenities, and content are all subject to change at any time and are for illustrative purposes only. All contemplated improvements anywhere in the community “NEED NOT BE BUILT”. Cool Spring Crossing is intended to be a master planned community as provided in 25 Del. C. Chapter 81. All Rights Reserved. Non-Discriminatory Policy. Carl M. Freeman Companies does not and shall not discriminate on the basis of race, color, religion (creed), gender expression, age, national origin (ancestry), disability, marital status, sexual orientation, or military status in any of its activities or operations.