Georgetown planning commission votes to recommend rezoning 16 parcels to UR-1

Georgetown Planning Commission on Jan. 15 voted to recommend that Town Council approve a zoning map amendment to change 16 parcels from Neighborhood Residential District (UR-3) to Urban Residential District (UR-1). The commission’s roll-call recommendation was 4-0 in favor.

The request, presented by attorney David Hutt of Morris James on behalf of the contract purchasers, seeks to reclassify the parcels at the intersection of Zohr (Zor) Road and Sussex Pines Road to the town’s more common single-family residential designation. “This application is a request to amend the Georgetown zoning map, for these 16 parcels,” David Hutt said during the public hearing.

The change would reduce minimum lot-size requirements from UR-3’s 10,000 square feet to UR-1’s 7,200 square feet, a difference the applicant said could lower per-lot infrastructure costs and make homes more affordable. The applicant’s engineering team provided a conceptual sketch showing 78 lots on roughly 24.5 acres, a density the presenter described as about three units per acre. "To line up the entrances," Chris Pfeiffer, a professional engineer with GMB, said when asked whether the proposed subdivision entrance would align with the high school entrance.

Nut graf: The commission framed the vote as a change of zoning only; if Town Council approves the map amendment, any subdivision or site plan would return to the commission for review and permitting. Commissioners and staff emphasized the distinction between a change of zone and later site-specific engineering or traffic reviews.

Background and key details: The 16 parcels were originally divided by a 1996 subdivision plat and annexed into Georgetown in February 2004; at annexation they were assigned the UR-3 zoning now at issue. The parcels sit across from Delmarva Christian High School and adjacent to other institutional and residential uses, including a church under construction and state facilities along Zohr Road. The presenter noted the rezoning would also be consistent with Chapter 7 (Housing) of the town’s Feb. 2021 comprehensive plan update, which calls for a range of housing types and promoting housing affordable to the average Georgetown household.

Infrastructure and constraints: A town utility review indicated a pump station would be necessary to connect new development to the town’s sewer system; the applicant told the commission the pump station would need to be regional in scope to serve annexation areas outside current municipal limits. Hutt said the utility review response identified that requirement; the planning commission asked questions but did not require engineering-level detail at this stage. Tim Willard, a commissioner, warned against treating the conceptual plan as the subject of the zoning decision: “this is, just a change of zone. Sometimes it's dangerous even to present a concept plan because you wanna get into the weeds,” he said.

Public comment and process: There were no members of the public present and staff reported no written comments for or against the application. After discussion, a commissioner moved to recommend Town Council approve the zoning map amendment and the motion received a second. Roll-call votes recorded Mr. Meares “aye,” Mr. Wise “aye,” Mr. Briggs “aye,” and the chair “aye.” The commission’s recommendation forwards the application to Town Council for final action; the planning department noted the council will consider appointments and other business at its Jan. 27, 2025 meeting.

Votes at a glance: The commission approved two formal items on its Jan. 15 agenda. 1) Minutes from the Oct. 16 meeting: motion passed by voice vote at the start of the meeting (recorded as “Aye; motion carried”). 2) Motion to recommend Town Council approve the UR-3 to UR-1 zoning map amendment for the 16 parcels at Zohr/Zord and Sussex Pines Road: roll-call recommendation 4-0 (Meares, Wise, Briggs, chair — all “aye”); outcome: recommend approval to Town Council.

Planning department report: Staff advised the commission of a vacancy created by a commissioner’s resignation; letters of interest for the vacancy are due Jan. 24 for appointment at Town Council’s Jan. 27, 2025 meeting. Staff also noted House Bill 442 from the recent General Assembly created an Affordable Housing Production Task Force and mentioned a workshop with the commission and council likely in mid-February or early March to discuss topics including affordable housing strategies.

Ending: If Town Council accepts the planning commission recommendation, future steps would include submission of engineered subdivision and utility plans, review of pump-station design and capacity, and standard permitting. The planning commission will review subsequent site and engineering plans if and when the applicant submits them.