Sussex County Council is currently considering a master planned zoning ordinance. The goal of the ordinance is to create guidelines that enable developers to build walkable, mixed-use communities of greater density than permitted in purely residential developments. I wholeheartedly agree that mixed-use communities, if done well, could serve several useful purposes.
In Sussex, such communities could provide much-needed affordable housing, reduce traffic congestion, encourage walking or bike riding, provide useful open spaces and protect fragile environments.
Done poorly, MPZ communities, like purely residential communities, will do the exact opposite.
On Oct. 17, county council heard testimony from Sussex residents pointing out the many ways the ordinance, as written, will not ensure well-planned MPZ communities that meet the intended purposes. Among the concerns raised were imprecise or confusing language; lack of clarity regarding what constitutes open space or what kind of services or civic building will be permitted; and insufficient protections for forests, wetlands or other fragile environments. Furthermore, several individuals pointed out that county council should complete its current work regarding defining open space, protecting forested land, regulating site work and clarifying definitions for superior design before creating another ordinance in which these issues remain unclear.
To a person, the citizens testifying voiced support for the MPZ concept but urged council to correct the many flaws in the current version before proceeding. There need be no rush – getting this right is more important than meeting a self-imposed deadline.
Those supporting the current version of the MPZ argued for maximum flexibility, but flexibility or lack of clarity on critical issues is precisely what has left us with clogged roads, deforested land, impaired waterways and vanishing wetlands.
I urge all Sussex citizens to contact their county council members and ask them not to approve the MPZ as currently written. Comments must be in before Tuesday, Oct. 31.
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