Sussex P&Z approves Northstar preliminary plans

All four applications for the Northstar development – one of the largest developments ever proposed in Sussex County – received unanimous approval Oct. 9 from Sussex County Planning & Zoning Commission.

The preliminary site plans need no further approval by Sussex County Council for the subdivision that will bring 852 housing units – 758 single-family homes on about 380 acres and the rest apartments off Route 9 – and about 12 acres along Route 9 for restaurants, offices or other commercial enterprises. The project is sandwiched between Beaver Dam Road and Route 9 west of Lewes.

A rezoning of the 12-acre parcel from AR-1, agricultural residential, to C-3, heavy commercial, was one of the rezoning applications unanimously recommended for approval by the commission and sent on to county council for final approval. The other was rezoning about 8 acres along Route 9 from AR-1 to MR, medium-density residential, for the apartment buildings. A conditional-use to allow 94 units of multi-family dwellings was also recommended for approval.

The biggest piece of the parcel is the 758 single-family homes that will be built along Beaver Dam Road, with a section on both sides of the roadway. The development was first announced in 2023, and a series of public hearings were held throughout 2024 leading up to the Oct. 7 P&Z approval. Sussex County Communications Director Chip Guy said the subdivision does not proceed to county council, as the commission is tasked with subdivision consideration and approval. The applicant has to come back for final subdivision approval after receiving other agencies’ approvals and permits, he said.

Commissioners acknowledged the lengthy process leading up to this point before casting their votes.

“There was a lot of thought and discussion put into this decision,” said Commissioner Holly Wingate. She also asked the developer, Northstar Property of Georgetown, to institute a voluntary school assessment, also known as a school impact fee, and send the funds to Cape Henlopen School District.

“We have paperwork that they are at their max, and I know the statistics show that it will be a length of time before this will be built out, but I think that would be appropriate for them to do,” Wingate said.

She also asked the developer to make a contribution to the local fire department. The property owners, Delaware Farm LLC and RCTDE LLC, are located in Atlanta, Ga.   

Commissioner J. Bruce Mears said the commission took care to incorporate all the concerns voiced by the community. A July public hearing lasted nearly seven hours, one of the longest on record.

“We can’t make everybody happy, but we did our best,” he said.

Commissioner Greg Collins said he agrees that voluntary contributions should be given to the school district and fire department.

“I think it’s promising that this development, because of the size of it, was able to accelerate development of an extension of Mulberry Knoll Road which otherwise would be years before it would come to fruition,” he said.

“This is going to be the best outcome for Sussex County from what the choices are,” said Commissioner Brian Butler.

Increased traffic on the already-saturated Route 9 corridor was a concern high on the list for both the public and commissioners.

The projected number of daily trips is 13,359; the current Route 9 count is 17,000 average daily drips. On Beaver Dam Road, it’s 3,710 trips.

Lying in the west Lewes area, Northstar is in the Henlopen Transportation Improvement District, requiring the developer to contribute per unit and per commercial square footage to a fund for road improvements in the district, besides other road improvements required.

Fees range from $3,882 per unit ($364,000) to $5,832 per lot ($4.4 million) for residential and from $3.25 to $5.52 per square foot for commercial space (approximately $400,000).

The Delaware Department of Transportation offers credit for some roadwork completed by a developer outside the scoop of normal road improvements required for a project.

The developer will also build an extension for Mulberry Knoll Road linking it and Cedar Grove roads to Route 9. The road will meet Route 9 at the traffic signal currently at the Vineyards.

A new traffic signal would be added to the Mullberry Knoll Road extension where it crosses Beaver Dam Road.

Lockhaven 

Only one person spoke in opposition to an 18 single-family home community proposed on about 81 acres off Round Pole Bridge Road near Milton. 

Janet Le Digabel of Round Pole Bridge Road said 18 homes is better than 200, but she would like the wetlands to be protected.

“I suggest taking out the docks completely because if three have them, the rest will want them too,” she said.

She also questioned building homes in the flood zone.

Mears suggested that she go to the flood zone map on the county website, which shows a good portion of eastern Sussex County lies in the flood zone. That designation doesn’t prevent construction but does set rules on the types of construction, he said. 

The commission deferred action and left the record open for county engineering to review as soon as possible.

Mulberry Knoll Store

A revised preliminary site plan was unanimously approved for a gas station and store that will be built on the corner of Route 24 and Mulberry Knoll Road, next to Beacon Middle School.