State, county must align land-use policy

In a pivotal moment for Sussex County’s future, the newly formed land-use working group was granted the opportunity to rethink the county’s policies with virtually no restrictions, as County Administrator Todd Lawson declared, “there are no real guardrails here.” This fresh approach signals a significant shift in how the county plans to address development and growing concerns about infrastructure, affordable housing and environmental impact.

The working group’s goal to create smarter, sustainable growth deserves kudos. However, it is important to remember that true change will only occur if Sussex County’s land-use regulations align with the state’s broader planning strategies.

For years, Sussex County’s lenient land-use rules have fueled uncontrolled sprawl. Most land in Sussex County is zoned AR-1, agricultural-residential, which allows two homes per acre by right, a rule that developers embraced, leading to an explosion of single-family homes scattered across rural areas.

While this may have met the demand of homebuyers, it did little to address the growing need for affordable housing and strained local infrastructure – roads, schools, emergency services – that wasn’t built to accommodate such rapid growth. The county’s development patterns have created traffic congestion, overcrowded schools and rising property prices.

What is clear from the working group’s discussions is that any proposed changes must also involve an alignment with the state’s Strategies for State Policies and Spending. These strategies advocate for growth near municipalities where infrastructure already exists. Without revising the county’s land-use regulations to reflect this framework, development will continue to spread across rural landscapes in ways that are neither sustainable nor equitable.

Now is the time for Sussex County and the state to commit to a shared vision for smart growth. County leaders must revise land-use regulations to support well-planned development, while state officials should provide the necessary resources and investment to make this vision a reality. By working together to create zoning and strategy maps that complement one another, they can ensure that growth is managed responsibly – protecting rural landscapes, preserving affordability, and building a stronger future for all Sussex County residents.