Positive growth continues in Sussex County

Things have continued to heat up since my last commentary on affordable housing. I attended a seminar put together by nonprofit groups who would like to see more investment and efforts to build a greater variety of housing stock in our county. This seminar was a good first step, but only basically discussed what nonprofit groups were doing to solve this problem. This problem will not be solved unless the private sector becomes more involved. Great emphasis was placed on more government funding, but this will only get us so far. Private funding is essential if we are to begin providing options in the housing market that do not exist today. And if private funding is to come into the marketplace, zoning codes must be reviewed to make this possible. Now that doesn’t mean we throw everything out and lose the protections the codes and comprehensive plans afford us, but it does mean those plans and codes don’t become a roadblock to building more homes for our people.

We see a renewed effort at the county and municipal levels to do just that. Sussex County Council has set up a $6.3 million housing fund that will help with this problem. Council also began the amendment process for its already-existing affordable rental ordinance. This amended ordinance would allow up to 12 units per acre, an increase from four units today. It requires these units be built where public or private sewer and water already exist or could be expanded. It clearly spells out where these units could be built, including planning areas like town centers, developing and coastal areas. It expands the zoning codes so this type of project is allowed by right by giving the planning & zoning commission control and review of plans, thus eliminating at least eight months of delays in even getting to discuss these projects. Now, people can live where they work. What a novel concept!

This ordinance would also require that anyone qualifying for these units would have to live and be employed in Sussex County for at least one year. The Sussex Economic Development Action Committee, of which I am chair, believes this requirement has some room for movement, and we urge council to look at a Bridgeville ordinance – modeled after the original county ordinance – that gives Bridgeville residents a three-month open period to rent or buy these units before they go on the open market.

We also took exception to the 100-foot setbacks from neighboring properties unless it is tied to the height of the rental units. We also took exception to a requirement that 50% of a parcel must be left in open space. With the price of land that either has sewer and water already available or available nearby, this could affect the number of units being built, thus opening the development of adjacent land to similar development, a sprawl-type effect, if you will.

Our final comment dealt with creating an appeal process for those who already apply for these units and are turned down. We urge the county to consider these changes, but SEDAC can live what has been proposed.

SEDAC also urges county council to begin discussion concerning the affordable housing ordinance already in place that deals with home ownership. The county has always been a leader in this regard. Back in the ’70s and ’80s, council sold $50 million in housing mortgage bonds that made it possible for over 1,000 Sussex Countians to obtain an affordable mortgage to buy a home in Sussex. Sussex was the first county in the country to offer such a program. Developing a workable affordable housing program would continue that leadership position.

The General Assembly and governor can get with the affordability program by passing a reduction in the 1% increase in the transfer tax passed a few years ago when Delaware faced a budget crisis. There is a bill already introduced to do just that, and SEDAC urges passage of that legislation.

SEDAC, through its advocacy committee, has begun endorsing projects throughout the county that will address both employment and affordability. Our very first endorsement is of The Ponds, a project in Georgetown. It is a 72-unit apartment project behind the existing Georgetown Plaza. The project will obviously create construction jobs, but it also fulfills a critical need for workforce housing. The development is in an ideal location, adjacent to a commercial project that promotes walkability for retail shopping and meets Georgetown’s 2021 comprehensive plan update.

It’s an exciting time in Sussex as we begin the process of building more affordable homes for our people.