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On October 9, 2024, the Sussex County Planning and Zoning Commission approved the Northstar development that will be along the Route 9 and Beaver Dam Road corridors just west of Five Points. 

 

Make your voices heard to County Council as they grapple with controlling development in Sussex County!  

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On March 11, 2025 Sussex County Council will consider the requested re-zoning requirements of the Northstar development.    In addition, the County Council will be reviewing the conditions that the Northstar development will need to meet as stipulated by the Planning and Zoning commission.    We encourage all residents to attend the County Council meeting to hear discussions on re-zoning and stipulations of the development.   

 

​Below are the re-zoning requests and the conditions the developer must meet as they proceed with the Northstar development.

 

Re-Zoning Requests

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• Change in Zone # 2025 for NORTHSTAR PROPERTY, LLC for a        change in zone from AR-1 to C-3 “Heavy Commercial” : C-3  Heavy Commercial Zoning is designed to allow auto-oriented retail and service businesses that serve local and regional residents. Permitted Uses include retail uses, restaurants, offices and vehicle service stations. The site has frontage along Route 9. Route 9 is identified a “Major Arterial Roadway” in the Sussex County Code.

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• Change in Zone  #2026 for NORTHSTAR PROPERTY, LLC for a change in zone from AR-1 to MR.  The purpose of the MR zone is to provide housing in an area which is expected to become urban in character and where central water and sewer is available.

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Affordable Housing Application

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• The purpose of the MR zone is to provide housing in an area which ismade during the public hearing PROPERTY, LLC, for 94 Multi-Family Units based upon the record CU # 2499 for NORTHSTAR expected to become urban in character

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Below is a synopsis of the conditions that the Northstar Developer Must Meet, based on those issues critical to quality of life and environmental protection.   For the full list and description of conditions click here.  

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There shall be no more than 758 lots within the subdivision. These
lots shall be phased-in pursuant to a phasing plan submitted as part
of the Final Site Plan.
 

The Final Site Plan shall confirm that 160 acres, or 42% of the site,
shall remain as open space, and with this condition at least 30% of
the site’s open space shall be located on one contiguous tract of land,
to better promote the goal of the Applicant’s consultant for landscape ecology and sustainable design to create a “biodiverse and interconnected ecosystem ... to enhance habitat immediately and provide lasting enjoyment for residents.”
 

The stormwater management system shall meet or exceed the
requirements of the State and County.

There shall be a vegetated or forested buffer that is at least 30 feet
wide installed along the perimeter of this subdivision in accordance
with the planting requirements of the Sussex County Code. This
buffer shall utilize existing forest or similar vegetation that exists in
the buffer area. Where trees currently exist in the buffer area, stump
removal or construction activities that disturb the existing grade of
the area within the buffer shall be prohibited. 
 

Approximately 23 acres of the existing 28 acres of the existing
woodlands on the site shall be preserved. This represents 81% of
the existing woodlands. 

 

The proposed Conservation Areas shall be created to include waters, wetlands and these areas shown on the Preliminary Site Plan shall be permanently protected, delineated and described on the Final Site Plan. 

The development shall comply with all DelDOT entrance and
roadway improvement requirements, and it shall be part of the
Henlopen Transportation Improvement District or TID. The
development will be required to enter into an infrastructure
recoupment agreement between DelDOT, the developer and Sussex
County and pay a TID “per-unit” fee prior to the issuance of every

residential building permit.

As proffered by the applicant, the applicant shall construct all of the
extension of Mulberry Knoll Road within its property and
connecting to Route 9 and Beaver Dam Road during the initial
phases of the subdivision. In furtherance of this:
 

• The applicant shall submit construction plans to DelDOT for

the construction of the extension of Mulberry Knoll Road as
soon as possible, but no later than six months after the
approval of the Final Site Plan for the Phase 1.

The applicant shall submit for an entrance permit for the
construction of the Mulberry Knoll Road Extension within two
weeks of DelDOT’s approval of the construction plans and

will diligently pursue all requirements for DelDOT to issue a
Notice to Proceed for the work.
 

• The applicant shall achieve substantial completion of the

Mulberry Knoll Road Extension within 18 months of the
issuance of a Notice to Proceed by DelDOT.

No more than 120 building permits shall be issued in any
calendar year.
 

• Should substantial completion of the Mulberry Knoll Road

Extension not be granted before the issuance of the 240th
residential building permit, no further building permits shall
be issued until such time as substantial completion is granted.

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• In addition to the Mulberry Knoll Road Extension, there will be

other off-site roadway and entrance improvements constructed by
the applicant that are necessary to provide safe vehicular and
pedestrian access to the subdivision.

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Construction, site work, and deliveries shall only occur on the site
between the hours of 7:00a.m. through 6:00p.m., Monday through
Friday, and 7:00a.m. through 2:00p.m. on Saturdays. No Sunday
hours are permitted. 
 

The applicant shall install a 6-foot high, stockade-style fence along
the boundary between the subdivision and the properties along
Beaver Dam Road owned by the Elks Lodge and Pam Am Stables.
 

The Final Site Plan shall be subject to the review and approval of
the Planning and Zoning Commission. The Final Site Plan may be
approved in Phases, provided that the Applicant shall initially
supply a phasing plan with the first Final Site Plan submitted for
approval.​​

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