During the session, commissioners reviewed a broad range of land use and development applications from across the county, as outlined in the meeting agenda.
This blog focuses on four of the projects discussed: Herring Run, Hunters Creek, Tepache Farms, and Roxana Apartments.
Each represents a different type of residential development currently moving through the county’s planning and zoning process, with more details outlined below. The meeting’s overall agenda can be found here.
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Herring Run
The Herring Run project was reviewed as a Final Subdivision and Landscape Plan under application number 2022-32.
The proposal involves the creation of a cluster subdivision consisting of 28 single-family lots, along with private internal roads, stormwater management infrastructure, open space areas, wetland resource buffers, and perimeter buffering.
The plan also intends to include community amenities, specifically a walking trail and a designated playground area intended for future residents.
The Preliminary Subdivision Plan for Herring Run was previously approved by the Sussex County Planning and Zoning Commission at its April 24th, 2024 meeting, subject to 18 conditions of approval.
At this meeting, staff reported that the Final Subdivision and Landscape Plan fully complies with the Sussex County Zoning Codes and Subdivision Codes, and satisfies all conditions imposed at the preliminary approval stage regarding the various conditions of approval.
They also confirmed that all required agency approvals had been received for this application.
After reviewing the final submission and confirming compliance with all applicable regulations, the commission voted unanimously to approve the Final Subdivision Plan and Landscape Plan.
The motion was carried by a 5-0 vote.
For the full discussion and comments related to Herring Run, listen to this portion of the Planning and Zoning meeting audio or read the Meeting Minutes covering this project.
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Hunters Creek
Hunters Creek was considered as a Final Subdivision and Landscape Plan under application number 2022-11.
The proposal consists of a cluster subdivision with 93 single-family lots, supported by private roads, stormwater management systems, perimeter buffers, and designated open space areas.
The site is located on the north side of Omar Road, approximately 0.33 miles west of the intersection with Powell Farm Road. The property is zoned MR Medium Density Residential District.
The Preliminary Subdivision Plan was originally approved by the Planning and Zoning Commission at its September 8th, 2022 meeting, subject to 18 conditions of approval.
Since that time, the Sussex County Council approved a six-month extension request at its October 7th, 2025 meeting, extending the final subdivision approval deadline to March 8th, 2026.
Staff reported that the Final Subdivision and Landscape Plan complies with all applicable zoning and subdivision requirements and addresses all conditions of approval from the preliminary plan.
All necessary agency approvals were received prior to the meeting. Following staff review, the commission voted unanimously to approve the Final Subdivision and Landscape Plan.
The motion was carried by a 5-0 vote.
The complete conversation and questions from commissioners regarding Hunters Creek are available in the meeting audio and the Meeting Minutes for this agenda item.
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Tepache Farms
The Tepache Farms application, numbered 2024-03, involves a standard subdivision proposal rather than a cluster subdivision.
The project seeks approval to subdivide approximately 24.27 acres into 21 single-family residential lots.
The property is located on the north side of Burton Road, approximately 0.10 mile west of Sand Hill Road, with a 911 address of 22187 Burton Road near Milton.
The parcel is identified as Tax Map Parcel 235-19.00-7.00 and is zoned AR-1 Agricultural Residential.
The commission noted that the application had been deferred since October 1st, 2025.
Following discussions, the commission voted unanimously to defer action on the Tepache Farms application for further consideration.
The motion to defer was made and was carried by a 5-0 vote.
Additional details and deliberation on Tepache Farms can be found by accessing the Planning and Zoning meeting audio and the Meeting Minutes.
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Roxana Apartments
The Roxana Apartments proposal was reviewed as Conditional Use application C/U 2516, seeking approval for a multifamily residential development consisting of 42 attached dwelling units.
The project is proposed on three parcels totaling approximately 4.74 acres, located on the west side of Roxana Road, approximately 575 feet south of Atlantic Avenue.
The properties are addressed as 31924, 32014, and 32026 Roxana Road in Ocean View and are identified as Tax Map Parcels 134-11.00-199.00, 200.00, and 200.01.
All three parcels are zoned CR-1 Commercial Residential District, where multifamily dwellings are permitted only through the conditional use process, requiring public hearings before both the Planning and Zoning Commission and the Sussex County Council.
The board confirmed that extensive documentation was submitted into the record, including the conditional use site plan, wetland delineation, exhibit booklet, architectural renderings, DelDOT service level evaluation, PLUS response, jurisdictional determination letter, staff analysis report, utility capacity letters, and Technical Advisory Committee comments, including input from DNREC’s Drainage Program.
No public comments were received regarding the application.
The applicant, represented by legal counsel, proposed two apartment buildings with 21 units each, resulting in a density of 8.78 units per acre, which is below the maximum density of 12 units per acre permitted in the CR-1 district.
More than half of the site, approximately 2.53 acres, would remain as open space. The plan includes shared access from Roxana Road, two parking areas, stormwater management facilities, and no parking within the front yard setback.
Public sewer service would be provided by Sussex County, and central water service would be provided by Tidewater Utilities, Inc.
Commission discussion focused heavily on site layout, landscaping, buffering, and an existing tax ditch that currently requires an 80-foot easement.
The applicant proposed seeking DNREC approval to reduce the easement to 25 feet, allowing for better site configuration while maintaining ditch functionality through a meadow-style treatment.
Additional discussion addressed fencing adjacent to a neighboring single-family home, interconnectivity, emergency access, and compliance with county landscaping requirements.
After closing the public hearing and discussing the application, the commission voted unanimously to defer action for further consideration. The motion was carried by a 5-0 vote.
For a deeper look at the review and discussion of Roxana Apartments, listen to the corresponding segment of the meeting audio and read the Meeting Minutes.
What Comes Next
As Sussex County continues to grow, Planning and Zoning meetings remain a key forum for shaping how and where new development occurs.
To stay informed on future meetings, project updates, and land-use decisions across coastal Delaware, follow the blog and join the conversation!
Sources: Planning & Zoning Meeting, Planning & Zoning Meeting Agenda, Planning & Zoning Meeting Minutes
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