Sussex County · Unincorporated Sussex County · #2024-06-03
Ocean Sand Holdings
34802 Atlantic Ave - Ocean View is the entrance location on parcel 180.00, Unincorporated Sussex County, DE · 94 homes, mixed use
About this project
A proposed 94-unit multifamily subdivision with commercial retail or office space at 34802 Atlantic Avenue in unincorporated Sussex County, with zoning changed from AR-1 to MR.
Official description: Multifamily subdivision with a commercial section
- Owner
- Ocean Sand Holdings, LLC c/o Joel Sens
- Engineer / designer
- Will Kernodle/Rob Plitko
- Plan type
- Subdivision
- Land use
- Multi-family residential subdivision with commercial space for retail/office space
- Zoning
- Ar-1 → MR - multi family residential
- Water
- Tidewater Utilities
- Sewer
- Municipal
- Status
- Complete
Filing history
- 2024-06-01 · #2024-06-03 · Subdivision · 94 lots/units
The full picture AI research · Nov 1, 2026
Ocean Sand Holdings, LLC has asked Sussex County to approve a mixed-use development at 34802 Atlantic Avenue, near Ocean View. The plan calls for 94 multifamily homes in a subdivision, plus some retail or office space.
The land is currently zoned AR-1, which is an agricultural-residential district. The request is to rezone it to MR, a medium-density residential district that allows more homes per acre. The county's most recent filing is dated June 2024.
No news coverage, developer webpage, meeting minutes or hearing decisions about this specific project were found online. This summary rests on the county planning record alone, so details such as site size, the number of commercial buildings and any opposition are not known.
What it could mean nearby
- The 94 homes would add residents and vehicle trips along Atlantic Avenue, though no traffic study was found.
- The retail or office space could add some local jobs and nearby services, but the type and size of the space are not stated in the records.
- Rezoning from AR-1 to MR would allow denser development than the current zoning does.
Where it stands
The county record shows an application filed in June 2024 that includes a rezoning request. No approval or denial was found. Rezoning requests usually go to the Planning and Zoning Commission for a public hearing and then to the County Council for a final vote. Subdivision and site plan reviews follow if the rezoning is approved.
- Jun 2024 Latest county filing for the project
Want to weigh in? The Sussex County Planning and Zoning Commission and the Sussex County Council decide rezoning requests, and residents can comment at their public hearings or in writing; check the county website for hearing dates.
Who's behind it
Ocean Sand Holdings, LLC
Planning terms explained
- AR-1
- Agricultural Residential district, a zone that allows farming and low-density housing.
- MR
- Medium Density Residential district, a zone that allows more homes per acre than AR-1, usually where central water and sewer are available.
- Change of zone
- A formal request to change the zoning category that applies to a piece of land.
- Multifamily
- Housing in which several separate homes, such as apartments or townhouses, share a building or site.
- Mixed use
- A project that combines homes with commercial space such as shops or offices.
We searched the web for this project but found nothing beyond the county record, so this explanation is based on the filing alone. Researched by AI from public sources on Nov 1, 2026. It can make mistakes, so check the linked sources and the municipality before relying on it.
Scope estimate for contractors
Estimated construction value: $52.6M
- ~3,008 roofing squares
- ~94 HVAC systems
- ~94 kitchens / 188+ bathrooms
- ~263,200 sq ft of finished living space
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