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Sussex AR-1 zoning must be discussed

March 30, 2017

The most important business before Sussex County government in 2017 is, without question, updating the Comprehensive Land Use Plan. That plan, to be submitted for state approval in 2018, will guide land use here for the next 10 years.

At a recent workshop meeting, property owners insisted that no consideration be given to changing the Agricultural Residential (AR-1) zoning classification. That is the classification of the greatest amount, by far, of Sussex County's 943 square miles. At 2.07 units per acre, it is the most permissive zoning allowed in the region and it is why - along with low taxes, great natural features, and moderate climate - developers like working in Sussex. The property owners warned any meddling with AR-1 would be an assault on their property rights and would not be accepted without a fight.

The gesture was more pre-emptive than anything else. Planning and Zoning Commission Chairman Bob Wheatley noted that no one has even suggested changing AR-1 zoning.

That doesn't mean, however, that AR-1 shouldn't be discussed. It would be irresponsible not to discuss this one factor that will influence the future of Sussex more than any other. There are at least 200,000 more developable acres in Sussex County zoned AR-1. With no changes, AR-1 zoning can bring another 400,000 dwelling units.

It won't happen all at once of course; still, over the long haul - a century or more - it would mean an end to Sussex as a farming county. But it is the existing AR-1 zoning that would allow that to happen. Clearly, developments and population are growing.

AR-1 zoning, dating back to the beginning of zoning in Sussex, is as close to a sacred trust as there is in land-use terms. But with its permissiveness and huge potential comes tremendous responsibility.

The greatest challenge facing Sussex officials as they chart our plan will be finding the tools needed to accommodate the growth AR-1 zoning allows, without threatening our critical agricultural traditions and economy - or further impairing the natural resources, wildlife, transportation network and open space that form the basis of quality of life for residents and our important tourism economy.

 

  • Editorials are considered and written by Cape Gazette Editorial Board members, including Publisher Chris Rausch, Editor Jen Ellingsworth, News Editor Nick Roth and reporters Ron MacArthur and Chris Flood. 

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