The Sussex County Planning & Zoning Commission held an important meeting on September 3rd, addressing many development proposals that could shape the future of Coastal Delaware’s communities. 

The session highlighted how growth continues to intersect with infrastructure, environmental preservation, and the character of long-established neighborhoods across the county.

Among the many agenda items, three proposals stood out for their scope and potential impact: The Christopher Companies’ request to rezone land near Millville for a medium-density residential community, The Crossings at Oak Orchard’s plan to add two new lots within an existing manufactured home park, and LIC Housing’s proposal for an independent care facility with public amenities along Kings Highway in Lewes. 

Each project sparked meaningful discussion about how Sussex County can balance thoughtful development with maintaining the charm and quality of life that make Coastal Delaware so special.

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The Christopher Companies

One of the most debated items on the agenda was C/Z 2024 The Christopher Companies, a proposal seeking to rezone approximately 94.7 acres, more or less, from an AR-1 Agricultural Residential District to an MR-RPC Medium-Density Residential Planned Community District. 

The land lies near Frankford, on both sides of Jeans Alley and Burton Farm Road, not far from Millville.

The Commission’s discussion of this application had been deferred since August 6th, 2025, and after a detailed review, Commissioner Mears introduced a motion recommending denial. 

His reasoning centered on the proposal’s inconsistency with both the surrounding area and the intent of the MR zoning district. According to the motion, the property is not located in an area expected to become urban in character, and the site’s limited road frontage and indirect access to Millville shopping centers and other needed locations made it an unsuitable location for higher density development.

Mears emphasized that the land behind larger two-acre lots on Burton Farm Road and adjacent to agricultural preservation areas does not fit the medium-density pattern intended for MR zoning. 

The Sussex County Comprehensive Plan allows for increased density in certain coastal areas when supported by infrastructure and proximity to commercial centers, conditions that this site did not meet according to the items in the motion by the commission.

Traffic was another concern. DelDOT reported that Burton Farm Road currently carries about 329 vehicles per day, and the proposed development could add over 2,600 trips daily, an estimated eightfold increase. 

With only 80 feet of road frontage, the Commission found it impossible for the developer to make adequate roadway improvements to mitigate this impact.

In the end, the Commission voted 4-0 to recommend denial of the rezoning, citing inconsistency with the Comprehensive Plan, surrounding land uses, and the limited infrastructure to support such density.

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The Crossings at Oak Orchard

The Commission also revisited C/U 2479 The Crossings at Oak Orchard, LLC, which sought approval to amend an existing Conditional Use to add two new lots within the Riverwinds (formerly Oak Orchard West) manufactured home park. 

The property, located off Oak Orchard Road, already contains 112 lots established by Conditional Use #677 back in 1982.

This request was modest compared to other projects, involving only 0.37 acres of the 35-acre site. 

Commissioner Mears made a motion recommending approval, noting that the two new lots would be consistent with the existing community and that the area is appropriately designated within the Coastal Area on the County’s Future Land Use Map.

Both lots will be served by central water and county sewer, and there was no evidence presented that the expansion would negatively affect nearby properties or roadways. No opposition was voiced during the hearing.

The Commission’s recommendation included several conditions: the addition of only two lots, compliance with all manufactured home park regulations, addressing by the Sussex County GIS Office, and submission of a final site plan and updated master plan. 

The motion passed 4-0, reflecting the Commission’s view that the expansion is minor, appropriate, and well-supported by existing infrastructure.

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LIC Housing

The third major development discussed was C/U 2527 LIC Housing, LLC, a proposal for an independent care facility that would also include a restaurant and fitness center. 

The 4.833-acre site sits along Kings Highway in Lewes, near Clay Road and surrounded by existing community and medical uses.

Commissioner Collins moved for approval, highlighting that the proposal aligns with Sussex County’s Comprehensive Land Use Plan and serves the growing need for senior housing options in the area. 

The development would include no more than 95 age-restricted units for residents 55 and older, providing a middle ground between traditional apartments and full-service senior care facilities. Both Sussex County sewer service and central water will serve the project. 

The public restaurant and fitness center are intended to make the facility more affordable and connected to the broader community, offering amenities not limited to residents. 

DelDOT determined that the project would have a minor impact on nearby roadways, though the applicant will still be responsible for any required improvements.

The Commission attached several conditions to the recommendation, including limits on operating hours for the restaurant, lighting requirements to reduce glare, stormwater management measures, and restrictions on construction hours. 

Pedestrian connectivity with the neighboring church and compliance with wetland protection standards were also required.

The motion to recommend approval passed unanimously, with the Commission noting that the project promotes orderly growth, expands housing options for Sussex County’s aging population, and is well-suited to the Kings Highway corridor.

If you want to know more details about this new senior living community, check out our article clicking here!

What’s Your Opinion?

From rezoning denials in rural Frankford to careful approvals in Oak Orchard and Lewes, this meeting reflected the County’s ongoing effort to balance growth with community character. 

What do you think about these projects and the direction of Sussex County’s growth? Share your thoughts in the comments and follow our blog for more updates on local planning, development, and community news along Delaware’s beautiful coast!

Sources: Planning and Zoning Commission Meeting Audio, Planning and Zoning Commission Minutes