Development concerns aired at coalition meeting

Residents raised concerns about residential development in Sussex County during a Nov. 20 presentation by state planning officials in Lewes. 

They questioned decisions by county leaders and developers as well as the state’s ability to curb growth that some residents find troubling.  

Nearly 100 people attended the gathering at the Lewes Public Library hosted by the Sussex Preservation Coalition, listening to a report by the Office of State Planning Coordination about trends that some in the audience found supported their arguments.

Much of the discussion centered around the agency’s data and reports on development trends, and its recommendations for the direction of growth.

The state uses the information to guide counties on where residential and business growth would work best, but final decisions on development are in the hands of county officials, said David Edgell, director of the Office of State Planning Coordination.

“That’s important, because we have to be working together to make our land uses work, and protect and preserve our communities and support private development,” Edgell said. “Waste and inefficiencies can occur if the two are not coordinated.”

His office created color-coded maps and a classification system to encourage growth based on locations of existing growth, schools, social services, water and sewer systems, roads and lands that are protected from development.

Level 1 and 2 areas are where there is already growth and development, such as towns and cities. Level 3 is suburban where there is development and infrastructure to support growth. Level 4 is primarily rural and agricultural. 

Sussex County has had far more growth than any other county in Level 4 areas, according to the agency’s reports. 

“With the four investment levels, the state has put a lot of thought, a lot of research and a lot of data into them. Why is it that the counties do not have to listen to them?” said resident Bill Hicks, who noted Sussex County has approved many projects in Level 4 areas.

“First of all, in Delaware we have 60 local jurisdictions – three counties and 57 municipalities,” Edgell said. “Sussex County is unique among those jurisdictions. You are absolutely correct. There is development happening in Level 4 in Sussex County that is not consistent with Strategies for State Policies on Spending.

“Sussex County is following its comprehensive plan, but not necessarily following the state strategies,” Edgell added. “That’s the way the process works now. Is that something we want to be talking with the county about? Absolutely yes.”

Gail van Gilder of Lewes contended that the state’s process has failed to adequately control development. 

“Personally, I think you ought to throw out the whole plan, and the investment levels, and start over,” van Gilder said. “I have been to one too many county hearings when the first thing the developer says when he comes in with his development proposal is that it’s in Investment Level 1, where the state strategies say the infrastructure is already in place. But it’s not. It’s not the right information, but they get their proposal approved without the infrastructure in place. What are you going to do about that?”

Edgell said the development is concerning.

“Level 4 development is unsustainable,” he said

Josh Thomas, a principal planner for the Office of State Planning Coordination, handles issues in Kent County and is leading the project to draft the agency’s annual report. He outlined the report and the state’s development strategies at the Nov. 20 meeting.

In 2023, 20% of the activity in Sussex County was in Level 4, compared with 5% and 6% in the other two counties, he said. 

Of the 13,000 total units included in building permits and development applications in Level 4 areas statewide, 11,216 were in Sussex County, Thomas said.

Residential activity in Sussex County has far outstripped the rest of Delaware, accounting for more than half of the state total for each of the past five years, based on building permits issued and development applications, Thomas said. The largest share was in 2022, when 78% of the activity was in Sussex County.

“Development in Sussex County is not slowing,” he said.

Despite the housing boom in Sussex County, that growth has primarily been high-end homes, Thomas said. There remains a high demand for affordable housing and middle-class housing that is not being met.

“We do need more units,” he said. “We just don’t necessarily need single-family units that are sprawling everywhere.”