Master Planning -
In the News

Burton's ideas on growth in environmentally sensitive areas and Master Plan in May 2018 article in Cape Gazette:

https://www.capegazette.com/article/sussex-considers-new-coastal-area-comp-plan/156181

Buffers, density, growth zones and AR-1 zoning are key components on the mind of Sussex County Councilman I.G. Burton, R-Lewes, as officials enter the final stage of developing the county's 2018 comprehensive plan.

Council is reconsidering the environmentally sensitive developing area – which includes a large section of the Cape Region – to establish a new coastal area where increases in density – or upzoning – would be permitted only in rare cases. Those rare cases are yet to be defined.

Burton said the environmentally sensitive area is not the right place to upzone. “There is a special reason it's called environmentally sensitive,” he said.

The idea of restricting upzoning in coastal areas can be found as a key goal in the draft plan written by planning and zoning commissioners who wrote: Development and growth should be directed away from environmentally sensitive areas.

Most of the vacant land in Sussex is zoned agricultural-residential, or AR-1, which allows construction of two housing units per acre. Developers can seek rezoning for higher density, including MR-1, which allows four units per acre, or for even higher-density zonings.

“We are looking at density extra hard. It's the first time we are having these conversations about AR-1 land with the understanding that every parcel is different,” he said.

He said council members have a philosophical difference over density. “How do you stop sprawl?” he asked. “Do you create an area zoned for high density or not allow extra density?”

Burton said some council members argue that higher density already causes too many problems in the Cape Region. “But that development also helps pay for infrastructure such as roads,” he said.

Council is also looking at a possible increase in the 42-foot height limitation as a way to allow more units on the same parcel of land.

Burton said council has scaled back growth-zone maps drawn by the planning and zoning commission, especially in areas east of Route 1. He said the maps are important because they carry the force of law.

“The consultants tell us even without growth zones we still have enough land available to match population growth. It's our job is to direct the growth,” he said.

Master planning would also help direct growth, Burton said. He said perfect areas to explore master planning would be around the new Bayhealth campus in Milford, where he forecasts an explosion of commercial growth, as well the area around the Beebe Healthcare campus along Route 24 between Lewes and Rehoboth Beach and the area around the intersection of Route 54 and Route 20 in southeastern Sussex.