Sussex officials look at land-use master planning

Sussex County officials are taking steps to establish a land-use master planning ordinance to provide property owners with an option to develop large mixed-use commercial and residential projects on sizable parcels with one application.

At the Aug. 25 county council meeting, assistant county attorney Vince Robertson and Sussex County Planning and Zoning Director Jamie Whitehouse updated members on work staff has done to create a framework for a new ordinance.

Robertson said a new zoning classification would have to be created which provides features not available in other zoning classifications because of the uniqueness of blending single-family and multifamily housing with commercial, including retail and office space.

Robertson said examples of what a master-planned community would look like include Paynter's Mill near Milton and Bayside in Fenwick Island. The Villages of Five Points near Lewes would be another example where different housing types are mixed in with commercial space.

Robertson said developers would have the option to submit one application for such a planned community instead of filing multiple applications requiring numerous public hearings. He said processing multiple applications for the same parcel is not the most efficient way to operate.

Under the proposed ordinance, a conceptual plan would be presented following a preapplication meeting with county planners and engineers. The conceptual plan would show the county how housing and commercial space would be laid out and how density would be allocated.

Robertson said consultation with Delaware Department of Transportation officials on road coordination needs to be spelled out in the ordinance as well.

A more specific site plan would be presented to Sussex County Planning and Zoning Commission, and eventually the final site plan would be reviewed by planning and zoning staff.

The developer would be required to submit a master plan for a parcel, a master manual, and a layout and density plan.

Since the parcel would have to be rezoned, public hearings would be required before the planning and zoning commission and county council.

Robertson said the zone would not be a substitute for the existing residential planned community overlay zone, which allows for residential but limited commercial development.

County Councilman Irwin “I.G.” Burton said discussions with transportation officials should occur at the start of the process. He said DelDOT officials' input is needed to determine what road work they have planned in the area and whether the proposed development fits in with their plans. “We need a level of coordination with them to see if they have concerns we need to address. Is that the first step as opposed to the last step?” he asked.

Robertson said Burton’s comments and others from council would be taken into consideration, and he would place the matter on a future agenda for more discussion.

Public hearings would be required to implement the ordinance as a code change.