Dover City Council on Monday approved Ordinance 2024-31, changing the zoning of 1216 McKee Road from CPO (Commercial and Professional Office) to IO (Institutional and Office) to allow expansion of the neighboring PAM medical facility.

The rezoning covers a vacant 1.23-acre parcel northwest of the McKee Road–College Road intersection. Dawn Nelson Williams, principal planner, told the council the parcel "is eligible to be rezoned to the IO institutional and office, land use, zoning category" and that the Planning Commission recommended approval after a Dec. 16 public hearing.

The ordinance, which had its first reading Nov. 11, 2024, was supported at the public hearing by project representatives. Mike Bridal, a civil engineer with Becker Morgan Group, said the request is "to request a rezoning to go from CPO to IO" and described IO as consistent with the existing PAM facility immediately to the north. Bridal told council the expansion would allow PAM to add about 10 beds and "add about a 100 jobs into the city of Dover." Ted Warner, identified as PAM’s market CEO, attended the hearing.

Council members repeatedly raised traffic and infrastructure concerns. Councilman Sudler asked whether the comprehensive plan and local infrastructure could support new development; Williams noted the parcel fronts McKee Road and that water, sewer and electric services are available. The mayor, speaking as chair of the Dover-Kent Metropolitan Planning Organization, said the MPO has studies under way and indicated improvements on College Road could occur in the 2027–28 fiscal years.

Williams also said standard DelDOT review will govern any driveway or signal changes on state-maintained roads. She told council that "any future development of this parcel would be subject to entrance plan reviews with DelDOT, that may include improvements that they would be required to make, in order to have an entrance onto the road and perhaps other off-site improvements." Project representatives said a signal at the Emerald Point entrance has been designed but that DelDOT controls installation based on traffic warrants.

After public comment and council discussion, the council voted to approve the rezoning. The roll call showed unanimous approval: Council members Hare, Neal, Pillsbury, Arndt, Rocha, Sudler, Lewis and Council President Anderson voted yes; one member was absent. The ordinance will amend the zoning map to IO while leaving the property subject to the Corridor Overlay Zone (COZ-1).

Council members and staff emphasized coordination with DelDOT and the MPO as the next steps and suggested continuing outreach to constituents about long-range transportation planning.

Votes at a glance

- Ordinance 2024-31 — Rezoning of 1216 McKee Road from CPO to IO (1.23 acres): Approved, motion moved by Councilman Veil, seconded by Councilman Rosha; roll-call vote 8–0 (Hare, Neal, Pillsbury, Arndt, Rocha, Sudler, Lewis, Anderson voting yes).