Sussex County Council is very close to possibly approving a proposed Master Planned Zoning ordinance that allows new rules for developers to build mixed-use communities on properties over 200 acres. Everyone in Sussex County should be incredibly concerned and terrified that council may approve this ordinance prior to implementation of the in-process code revisions being discussed as a result of several recent planning & zoning commission/county council workshops. Among other things, these revisions, when implemented, will: 1. improve the definition of open space; 2. improve the requirements for perimeter buffers and forest preservation; and 3. clean up the definitions of superior design.
In addition to needing to take advantage of the above three items, the current proposed MPZ document has many issues that must be addressed before approval, including:
• An irresponsible requirement for only 10% open space. That is incredibly insufficient, particularly when the current county definition of open space includes stormwater ponds and perimeter buffers
• Vague language that includes many clauses such as “where possible” or “should” or “to be considered” as opposed to “must.” We do not need to give developers flexibility. We need to provide rules that must be followed
• With retail space potential to be traffic magnets, traffic impacts to feeder roads must have written requirements
• Respect of the state’s Level 4 investment designation, which identifies areas not to be developed
• While the stated intent of the MPZ is for walkable/bicycle-friendly communities, the requirements for bike paths and sidewalks are lacking.
There is no urgency for council to approve this new ordinance other than a self-imposed deadline, unless of course, some developer is champing at the bit for this to get approved so they can get something by.
Please write to Sussex County Council to ask to postpone this ordinance until after there has been enough inspection and correction to make it an ordinance that is valuable, as opposed to detrimental, for Sussex County residents.
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