Site-plan approval critical in rezonings

Sussex County Planning and Zoning Commission’s unanimous vote to recommend a rezoning for Gills Neck Village Center makes it abundantly clear members found the proposal sensible. With more than 2,000 residential units already constructed or on the books for development around the site over the next 10 years, it’s not difficult to see their position. Having basic shopping services that can be provided under the proposed neighborhood business zoning - within walking and bicycling distance - makes good sense. The number of dwelling units that will ultimately occupy the land bordered by Gills Neck Road and Kings Highway - outside Lewes corporate limits - is roughly equivalent to the number of units within incorporated Lewes.  Having services accessible to the new communities would eliminate the need for many trips to other shopping areas.

If that sentiment carries to a vote of approval from Sussex County Council, the highly important site-plan approval process would begin.  That’s when development plans go from conceptual to concrete. Developers can review concerns expressed during public hearings to see what modifications could be made to address those concerns. At the top of the list is placement of the shopping center adjacent to the Lewes Board of Public Works well field. Although the county wellhead-protection ordinance stipulates a 100-foot buffer between well fields and contiguous development, state officials say that level of protection is weak. Village Center developers should address that weakness by opting for a site plan that increases the buffer zone.  

At the same time, county officials should take a serious look at the wellhead-protection ordinance, determine why the state finds the buffer is weak, and consider changing the ordinance if needed to ensure the buffers provide adequate drinking water protection.  

The site-plan approval process also offers the developers the opportunity to show their commitment to state-of-the-art environmental thinking in terms of providing as much pervious surface as possible for healthy groundwater flow and filtering.

The site-plan approval process is when county and state officials must show total commitment to requiring whatever is necessary to ensure land-use decisions work to everyone’s benefit.