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Location of MPZ - P&Z Suggested ANYWHERE in Sussex
Location of MPZ - P&Z Suggested ANYWHERE in Sussex
The ordinance draft limits the location to Growth Aread - Coastal Area, Town Center, Developing Area, and Commercial Area.
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- PLUS comments
Office of State Planning Coordination (OSPC) warns against spreading outside of the Growth Area and said MPZ is not appropriate in AT-1 or Investment Level 4.
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- However, P&Z recommended to consider it anywhere in Sussex.
Forget about zoning, land use map or Investment level - against state agencies' PLUS comments.
Ambiguous and General Languages Abound
Ambiguous and General Languages Abound
Cautions for Ambiguous Languages that DNREC and State Planning Office commented on are ignored.
These will leave loopholes to be exploited and litigated.
No Examples of MPZ Success
No Examples of MPZ Success
The Eden Hill Farms in Dover that P&Z kept touting as success started in 2005, but it is now nothing more than a huge medical complex and some 100+ housing. What a poor example to model after.
12 Units/Acre for Entire Parcel
12 Units/Acre for Entire Parcel
The calculation method of the maximum units is not clear. It could be 12 units per acre for the entire parcel, PLUS non-residential areas, such as commercial, professional, medical, civic areas.
Whatever the intention of the ordinance is, the developers will try to pack in the most possible number of units. This is especially concerning due to the 10% open space requirements.
Overly Permissive Uses will allow Traffic Magnets that will increase traffic in the area
Overly Permissive Uses will allow Traffic Magnets that will increase traffic in the area
The only uses prohibited are Industrial uses.
Although MPZ supporters claim the self-contained walkable, bikeable communities, MPZ will allow any kind of commercial or civic areas that will attract more traffic from outside than from inside - contrary to its intention!
Hanging and Overlapping Conflicts in the Definition of Superior Design
Hanging and Overlapping Conflicts in the Definition of Superior Design
The County has recently initiated an overall subdivision design criteria. One is the definition of 'Open Space' and 'Superior Design,' which the MPZ ordinance keeps referring to.
The County has to wait until after these definitions become clear.
Environmental Disregard
Environmental Disregard
Protection for forests, source water, wetlands, animal habitats, water quality, etc. must be clearly defined.
Short Notice (15 Days) of Public Hearing and Lack of Public Participation after Initial Master Plan Approval
Short Notice (15 Days) of Public Hearing and Lack of Public Participation after Initial Master Plan Approval
MPZ is for large development with different types of residential and non-residential areas. Since many separate uses are brought together into one application, we must ask for at least 60 days of notice to the public and for all pertinent documents to be available 60 days before the public hearing.
Purpose and Intent of walkable and mixed-use communities, design superior than subdivisions or commercial areas, environmental protection are ignored.
Purpose and Intent of walkable and mixed-use communities, design superior than subdivisions or commercial areas, environmental protection are ignored.
Sidewalks must be wide enough for 2 persons to walk their dogs together.
Bikeways must be wide enough for passing bikes or e-bakes.
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