The most recent effort to rezone the Kings Highway/Gills Neck Road Townsend Farm from AR-1 to B-1 zoning, is in Sussex County Council's hands. This is the fourth attempt to rezone and develop a portion of these valuable 65 acres of pristine farmlands. Initially, the developer proposed a commercial zoning on 60 acres which included a 520,000-square-foot commercial center. This latest proposal envisions a smaller 75,000-square-foot center if a B-1 zoning is
approved.
The Sussex County Planning and Zoning Commission, upon the motion of approval by I.G. Burton (my GOP primary opponent), voted 5-0 to approve this latest rezoning. While this proposal has some noteworthy changes and reductions in size and scope, it is not materially in alignment with the Sussex Comprehensive Land Use Plan nor the state and county wellhead protection regulations designed to protect public drinking water.
The best solution would be for the state to negotiate a purchase of the acreage as perpetual open space.
When funds become available, this could be done by using open space and/or ag-lands preservation funds. While no one on the Sussex Planning and Zoning Commission nor council has sought this option, I believe the Lingo/Townsend group would embrace the idea. They would get cash up front with no risk and long-term tax breaks.
A better solution is to provide an AR-1 conditional use based on a definitive plan and reposition the 75,000-square-foot center to Gills Neck Road and next to Governors. Why? The B-1 zoning permits dozens of other uses, so any bait-and-switch development is eliminated. This solution is prudent and responsible because it locates the proposed development outside of residents’ drinking water and wellhead protections area. Stormwater runoff and groundwater flow do not recognize property lines. Thus distance from protected wellhead areas and aquifers is critical.
Developers and DNREC know wellhead protection is vital as exampled last year when DNREC denied Epworth Church’s new cemetery development plans. Epworth initially proposed a land swap and new cemetery across from their church property on Holland Glade Road behind Tanger Outlets. DNREC denied that proposal as an aquifer that provides Rehoboth’s water supply. Epworth next proposed a land swap for forested lands just east of the church. Again, DNREC vetoed that proposal to protect forestation, open space, and part of Junction & Breakwater trail.
These are prime examples of our lack of land use predictability. Our next Comprehensive Land Use Plan needs to better delineate and define more than our four existing zoning classifications so everyone knows what and where development will occur.
In closing, I ask for your support in the Sept. 13 primary and November general election. I will work tirelessly to represent all the voters. You can reach me at: 302-423-4801 (cell) or mgs1977@comcast.net or my website: www.mark2016.com.
Mark G. Schaeffer
candidate
Sussex County Council 3rd District
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