A proposed 55-plus community west of Lewes has reached its first major milestone in the approval process, and state officials are already raising significant concerns. 

During Delaware's Preliminary Land Use Service review, multiple agencies commented on the proposal, with the Office of State Planning Coordination taking the strongest position by formally opposing the project at its current location.

What Is Being Proposed?

Traditions of America is seeking approval to build a 55-plus residential community on approximately 151 acres along Hopkins Road, between Fisher Road and Beaver Dam Road.

The proposal includes:

• 302 detached single-family homes
• A community amenity area
• Approximately 73 acres of open space for recreation and stormwater management

The site is currently used as farmland and is surrounded by existing neighborhoods, including The Ridings at Rehoboth to the east and Heron Bay to the south. 

Agricultural land and woodlands remain to the west and north.

During the meeting, the applicant confirmed that the project had already been discussed with Sussex County planners during a preliminary meeting and presented the proposed layout to state agencies for review.

Image: 302 Life

State Planning Formally Opposes the Project

The most significant development from the June 3rd PLUS meeting came from the Delaware Office of State Planning Coordination.

Officials stated that the property is located within an Investment Level 4 area under Delaware's 2025 Strategies for State Policies and Spending. 

These areas are generally intended for agricultural preservation, protection of natural resources, and maintaining their rural character rather than accommodating suburban-style residential growth.

State planners said new development of this scale is not supported in Investment Level 4 areas because they often contain prime farmland, environmentally sensitive land, and wildlife habitat.

The agency also expressed concern about the long-term cost of extending infrastructure and public services into rural areas, saying that doing so may not be a responsible use of state resources as maintenance costs increase over time.

Based on those concerns, along with environmental issues raised by other agencies, the Office of State Planning announced that it opposes the project at the proposed location. 

Those comments will become part of the project's official record.

Other Agencies Raised Additional Concerns

Several state agencies also identified issues that the developer will need to address as the project moves forward:

Traffic and Road Access

The Delaware Department of Transportation requested that the developer schedule a transportation scoping meeting before moving ahead.

DelDOT also stated that the current site plan includes two proposed entrances along Hopkins Road, but only the northern entrance would be supported. 

The southern entrance would not be approved.

Environmental Review

The Delaware Department of Natural Resources and Environmental Control identified several environmental considerations, including:

• Potential non-tidal wetlands located on both the eastern and western portions of the property
• Approximately four acres of proposed wetland disturbance
• An existing septic system that must be properly abandoned
• Electric vehicle charging requirements that apply to new residential developments

The agency also encouraged the developer to incorporate bicycle connections and racks where possible to help reduce vehicle emissions and improve transportation options.

Historic Preservation

The State Historic Preservation Office noted that the property was once home to a historic agricultural complex that has since been demolished.

Because agricultural properties are sometimes associated with unmarked family cemeteries, officials recommended that an archaeological survey be completed before any ground-disturbing work begins.

Image: Lewes Chamber of Commerce

Sussex County's Comments

Representatives from Sussex County said the property currently falls within a Tier 3 wastewater planning area, meaning county sewer service is not yet scheduled for the site.

County officials did not raise additional concerns during the meeting and noted that the applicant has already participated in an initial planning discussion with Sussex County staff.

After state agencies completed their review, the meeting opened for public comment, but no members of the public spoke on the proposal.

What Happens Next?

The PLUS meeting does not determine whether the project is approved or denied. Instead, it allows state agencies to identify concerns early in the planning process before the proposal moves through Sussex County's formal land use review.

The developer will receive written comments from participating agencies, including the state's formal opposition, which may require revisions to the proposal before future county hearings take place.

While the application remains active, the project has a lot of work to do before it is reconsidered as a potential approved application for development.

Sources: June 3 PLUS Meeting, Delaware Beaches

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