Debate continues over Sussex rental program

The Sussex County Planning & Zoning Commission did not take action on an amended rental program ordinance during its May 12 meeting.

Instead, the commission voted to leave the record open to get more input on the program from county staff regarding the size of parcels within designated growth areas where the ordinance would be in effect.

Planning & zoning director Jamie Whitehouse said there are 612 parcels of more than 1 acre in the county that fall under the regulations of the ordinance, totaling more than 6,200 acres. He said that could provide enough space for 35,000 to 62,000 units.

Commissioner Keller Hopkins wanted to know how many of the parcels are greater than 10 acres, which he said is a more realistic size for an apartment complex. Whitehouse said his staff could get that information and report back at a future meeting. The ordinance is on the Thursday, May 26, commission agenda.

Commission Chairman Bob Wheatley said the information would be helpful, but he would prefer the commission take action soon.

Commission members may not agree on all stipulations in the ordinance, but they do agree a lot more needs to be done to provide more workforce housing in Sussex County.

“This is not the end, but the beginning. It's the first piece of a very big pie,” Wheatley said. “This is a first step, and we have to get on with the next step right now.”

Hopkins, who is running for the District 5 county council seat, has been the most outspoken commissioner on the need for more workforce and affordable housing. “This is a band-aid on a 6-inch wound. We need to do more and do better,” he said.

East versus west

Hopkins said a 2019 Sussex County housing report by consultant LSA shows that half of Sussex workers can't afford housing. He also said while the need for housing is more acute in eastern Sussex, it's a problem throughout the county. “We need workforce housing from Georgetown and beyond. To make it work, we may need more density,” he said, adding the report noted that densities of 15 units per acre or more may be required. The proposed ordinance allows for 12 units per acre.

“The program will work in high-dollar areas, but I'm concerned another option may be needed for lands further west,” Hopkins said.

Wheatley agreed, saying the cost is the same to build an apartment complex in Seaford as it is Rehoboth Beach, but the cost of land is significantly higher in eastern Sussex County. “We may need to consider additional incentives for the western side of the county,” he said.

The rental program has been in place since 2008, but only one project, Coastal Tide Apartments near Lewes, has taken part in it.

Sussex County Council will have a public hearing on the ordinance during its Tuesday, June 28 meeting.

What's in the ordinance

At least 30 percent of the units must be set aside as affordable units as defined by the ordinance; density at 12 units per acre; open space of 50 percent; 100-foot perimeter buffers; connection to central water and sewer service; within a half-mile of a DART bus stop; building height limit of 52 feet, which is 10 feet higher than what is allowed today; interconnectivity to any adjacent commercially zoned properties; sidewalks on all streets with connectivity to surrounding sidewalks; walking and biking trails must be interconnected and are permitted within the buffer area.

The major incentive in the ordinance is the provision that up to 12 units per acre is considered a by-right permitted use in all residential districts within the coastal, town center and developing areas. Public hearings before the commission and county council would not be required. Developers would only have to submit site plans for the commission's review.

The affordable units would be available to qualified renters whose annual income is 80 percent or less of the county's average median income.

Brandy Nauman, director of the county's Department of Community Development and Housing, said for a two-person family, the income level would range from $18,000 to $48,000. Monthly rents for units in the program in the Coastal Tide Apartments, she said, would be $590 for one-bedroom units, $705 for two-bedroom units and $815 for three-bedroom units.

During its first discussion on the ordinance, the commission agreed that requirements for a DART bus stop and a 100-foot buffer may need to be altered.