On July 2nd, the Sussex County Planning & Zoning Commission voted to recommend approval of Cool Spring Crossing—a massive mixed-use development proposed just outside Lewes and Milton. The project would bring 1,922 homes and nearly 500,000 square feet of commercial space to a 637-acre site stretching between Cool Spring Road, Hudson Road, and Route 9.

The proposal now heads to Sussex County Council for a final vote.

The developer is seeking to rezone the land from AR-1 (Agricultural Residential) to MR-RPC (Medium Density Residential – Residential Planned Community). The Commission supported the change, pointing to the area’s increasing development and proximity to major transit routes, businesses, and utilities. The location also sits along a DART bus line and Route 9, a major DELDOT-recognized arterial road.

What’s Proposed?

Cool Spring Crossing aims to function like a town center. In addition to housing, the development would include:

• A YMCA, hotel, and restaurants, as well as a flexible theater or performance space, subject to final tenant mix

• A 25,000 sq. ft. medical office, retail shopping, bank, and grocery store

• A mix of townhomes, apartments, and single-family homes

• 175 affordable rental units as part of the Sussex County Rental Program

The developer has also submitted a conditional use application to build independent and assisted living facilities, addressing the growing need for senior housing in the region, but there is no independent living component currently being proposed at this time.

A Traffic Impact Study was completed in June 2022, with a DELDOT review issued in January 2023. Based on that feedback, the developer reduced both the number of housing units and roadway access points. A revised TIS submitted in January 2025 confirmed the project could proceed—with one condition: the developer must fund 22 specific roadway and intersection improvements as required by DELDOT.

The 637-acre site master plan includes to preserve 295 acres, approximately 46% of the site, for a mix of active and passive open space. It also protects 114 acres of existing trees, maintains buffer areas that are eight times the required minimum, and safeguards 100% of the on-site natural resources. 

Within that amountage, 16% will be permanently protected under a declaration of restriction, meaning no development or alterations will be allowed.

During construction, environmental controls will be enforced to prevent surface and groundwater pollution through regulated erosion and sediment management plans.

Community & Public Comments

Public response has been divided. As of now, 261 comments have been submitted on the county’s website.

Supporters argue that the project offers:

• Much-needed affordable housing for workers and families

• Valuable community resources like the YMCA and medical offices

• A thoughtful blend of residential, commercial, and open space

Organizations voicing support include Sussex County Habitat for Humanity, Bayhealth, Sussex Economic Development Action Committee, Boardwalk Buddy Walk, and the Homebuilders Association of Delaware. The President and CEO of Beebe Healthcare also testified in favor, citing the importance of local housing for staffing medical facilities.

Opponents, on the other hand, have raised concerns about:

• Traffic congestion and road safety

• Overloaded infrastructure and schools

• Environmental degradation

Multiple petitions in opposition have been submitted and uploaded as comments on the county website, some with hundreds of signatures.

The builder, Carl M. Freeman Companies, has a detailed website all about the final site plan & their intentions with construction of the community at their personal website open to read to the public.

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Looking Ahead

As Sussex County continues to grow, developments like Cool Spring Crossing raise big questions. What kind of future are we building? Will these projects improve quality of life—or overwhelm the systems meant to support us?

We want to hear from you. What matters most as new neighborhoods continue to take shape? What do you think is great about this proposal and what isn't so great? What should the County Council consider as they deliberate approval on one of the largest development proposals ever presented & considered in Sussex County?

All referenced documents and meeting materials are available through Sussex County’s official website and public meeting archive.