Delaware County · Bethel Township · #10730
Garnet Valley Estates - 1168 Naamans Creek Road
Bethel Township, PA · 23 homes, single-family homes
About this project
A 21.48-acre lot in Bethel Township would be subdivided into 23 lots and a street right-of-way, with 23 single-family detached homes on a cul-de-sac.
Official description: Subdivide 1 lot totaling 21.48 acres into 23 lots and street right-of-way; Develop 23 single-family detached dwellings on a cul-de-sac street
- Applicant
- SPI PA, LLC
- Engineer / designer
- Catania Engineering Associates, Inc.
- Plan type
- Subdivision & Land Development
- Land use
- Residential
The full picture AI research · Nov 2, 2026
Garnet Valley Estates would divide a 21.48-acre property at 1168 Naamans Creek Road in Bethel Township into 23 lots plus a new street. Each lot would get one single-family detached house. The homes would sit along a cul-de-sac, which is a dead-end street with a circular turnaround.
A July 2025 township Planning Commission agenda listed an earlier version of this site as a revised sketch plan. That version had 26 single-family homes on about 20 acres at 1164 and 1168 Naamans Creek Road, and the agenda described the site as a former mushroom farm. The applicant was listed as Setting Properties, Inc. The current filing names SPI PA, LLC, which may be the same or a related company, but no source confirms that. The count appears to have dropped from 26 homes to 23.
No news coverage, opposition or approval decisions were found online.
What it could mean nearby
- Twenty-three new households would add traffic to Naamans Creek Road, and the cul-de-sac would connect to it. No traffic study was found.
- The site appears to be a former mushroom farm, so it may change from an agricultural or commercial use to residential. The sources do not describe this in detail.
- More homes would add students to the local school district and demand on water and sewer service. No figures were found.
Where it stands
The project is at an early stage. A sketch plan was reviewed informally in 2025, and the county filed a subdivision proposal on 2026-09-17. Next come review by the township Planning Commission and the county planning staff, then a decision on the plan by the township supervisors.
- Sep 17, 2026 Latest county planning filing for the 23-lot subdivision
- Jul 2025 Township Planning Commission agenda listed a revised sketch plan for 26 homes at 1164 and 1168 Naamans Creek Road
Want to weigh in? The Bethel Township Planning Commission and Board of Supervisors review subdivision plans at public meetings, and residents can comment there. Meeting dates are posted on the township website.
Who's behind it
SPI PA, LLC · SPI PA, LLC is the company named on the county filing. No official website or information about its other projects was found, and it may be related to Setting Properties, Inc., the applicant on the 2025 agenda.
Around the web
- July 2025 Planning Commission AgendaBethel Township · Jul 1, 2025Listed a revised sketch plan for 26 single-family homes on about 20 acres at 1164 and 1168 Naamans Creek Road, with Setting Properties, Inc. as applicant.
Planning terms explained
- Subdivision
- Dividing one larger property into smaller lots that can be sold or built on separately.
- Sketch plan
- An early, informal drawing shown to the township for feedback before a formal application.
- Cul-de-sac
- A dead-end street with a circular turnaround at the end.
- Right-of-way
- Land set aside for a public road and its utilities.
- Single-family detached
- A house that stands alone on its own lot and shares no walls with another home.
Researched by AI from public sources on Nov 2, 2026. It can make mistakes, so check the linked sources and the municipality before relying on it.
Scope estimate for contractors
Estimated construction value: $12.9M
- ~736 roofing squares
- ~23 HVAC systems
- ~23 kitchens / 46+ bathrooms
- ~64,400 sq ft of finished living space
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