Sussex County · Unincorporated Sussex County · #2024-03-05
Totem
North side of Cave Neck Road at Beaverdam Creek, Unincorporated Sussex County, DE · 187 homes, single-family homes
About this project
An AR cluster subdivision with 187 proposed lots on the north side of Cave Neck Road at Beaverdam Creek in unincorporated Sussex County, DE.
Official description: AR Cluster Subdivision with 187 Proposed Lots
- Owner
- Dry Acres, LLC (Attn: Shauna Thompson)
- Engineer / designer
- Jason Palkewicz
- Plan type
- Subdivision
- Land use
- Residential Community
- Zoning
- AR-1 → AR-1
- Water
- Artesian
- Sewer
- Other
- Status
- Complete
The full picture AI research · Nov 1, 2026
Totem is a proposed neighborhood of 187 single-family homes on the north side of Cave Neck Road, where it meets Beaverdam Creek, in unincorporated Sussex County, Delaware. County records list it as a cluster subdivision. That means the homes sit on smaller lots so more of the land can be kept as open space.
The county's latest filing is dated March 1, 2024. The firms on the filing are Dry Acres, LLC and an individual associated with the project.
No news coverage, developer webpage, meeting minutes or permit records could be confirmed as being about this project under the name Totem. A search turned up a similar-sounding plan called Rivers Edge, with 187 homes on Cave Neck Road. That plan could not be tied to this filing, so it is not used here. The description below rests on the county records alone.
What it could mean nearby
- 187 new households would add car trips on Cave Neck Road and any roads that connect to it. No traffic study was found.
- A cluster layout usually sets aside shared open space, which could include land near Beaverdam Creek. The records do not give the amount.
- New homes would add students to local schools and need water and sewer service. No details were found.
Where it stands
The county filing from March 2024 shows the plan under county review. The latest decision or stage could not be confirmed online. Cluster subdivisions usually go to the county planning commission for a public hearing and plan approval. Final plans and permits come after that.
- Mar 1, 2024 Latest county filing for the 187-lot cluster subdivision
Want to weigh in? Sussex County's Planning and Zoning Commission usually reviews subdivisions like this one. Residents can comment at its public hearing or in writing through the county Planning and Zoning office.
Who's behind it
Dry Acres, LLC
Planning terms explained
- Cluster subdivision
- A housing layout that groups homes on smaller lots so more land can stay as open space.
- AR (Agricultural Residential)
- A Sussex County zoning district that allows homes on large lots and also allows cluster layouts.
- Unincorporated
- Land outside any town or city, where the county government handles planning and zoning.
- Preliminary site plan
- The first detailed layout of lots, roads and open space that the planning commission reviews.
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: $104.7M
- ~5,984 roofing squares
- ~187 HVAC systems
- ~187 kitchens / 374+ bathrooms
- ~523,600 sq ft of finished living space
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