By Glenn Rolfe

There’s a progressing theme in the two contested races for Sussex County Council as the general election looms Nov. 8.

In a word, it’s “development.”

“Big development, I am against,” said Frankford resident Nathan Mitchell, a Democratic candidate for council’s District 4, which encompasses the southeast portion of the county.

His opponent, Republican incumbent Douglas Hudson of Dagsboro, is seeking a second four-year term. He stresses the importance of maintaining balance.

“We’re going to have growth. I think that one of the most urgent issues in the county is keeping our balance, the balance between growth that we are seeing, while we maintain our rural and coastal character. But, at the same time, providing the services to our visitors and our residents,” said Councilman Hudson. “Also, you have the balance between property rights and development pressure.”

The candidates for District 5, which encompasses the Georgetown/Millsboro area, are Republican incumbent John Rieley of Millsboro and Democratic challenger Billy Edwards of Georgetown.

And they have similar feelings about responsible progress.

“The main thing, and it’s not a Democratic or Republican issue, is overdevelopment. That is an issue to everybody, whether they are new here, or they have lived here,” said Mr. Edwards. “Overdevelopment without building up the infrastructure, that is causing terrible traffic backups. That is one of my main issues.”

Councilman Rieley believes that a moderate approach considers the desires of the community at large and the property owners.

“We don’t have to necessarily open the floodgates, by, for example, unilaterally rezoning Route 1 to high density. We can, on a case-by-case basis, look at where it might make sense to allow higher density or additional development,” he said. “It’s still the United States of America. People can live where they want to live. People that own property can choose what to do with their own land.”

Councilmen Rieley and Hudson both pointed to the county’s effort to preserve open space through land acquisition. In recent years, Sussex has purchased several tracts of land, and $6 million is allocated for such initiatives in the current fiscal year budget.

“I am a big proponent of purchasing land for open space and land preservation,” Councilman Hudson said.

Councilman Rieley agreed, saying, “We’re working closely with the (Sussex County) Land Trust to identify and acquire pieces of property that are going to help maintain the open space and the rural characteristic of the county and provide public access for recreation and other activities on that land.”

Mr. Edwards believes one solution to curb development “would be rezoning, doing a little rezoning. Another would be building up the infrastructure during or before development. That is being ignored in some situations.”

He added, “Rezoning is a way of directing development. Of course, everybody wants to be on the eastern side of Sussex County for the most part. That is being overdeveloped. The western side might want some outlet stores or a few more restaurants or developments.”

Further, following outcry from residents complaining about traffic congestion, a possible ordinance modification is facing the county. Currently, zoning for agricultural/residential land permits two units per acre.

But Mr. Mitchell suggested one dwelling per acre. “That’s going to slow it up. I’ve had a mess of local people say that. I’m not against building. We just need to slow up,” he said. “You can always go back and change it once you catch up.”

The two Republican candidates said such a zoning change would be financially devastating to landowners and the agricultural industry.

“Some people are screaming for a moratorium. I can’t support a building moratorium simply for the reason that we have people that are plumbers, electricians, carpenters, painters, drywall (installers) that have their kids,” said Councilman Hudson. “A building moratorium would crush families like that.”

Councilman Rieley is on the same page.

“That would actually constitute a taking of the value of that land. But an even more problematic aspect of that is that farmers rely on the value of their land to borrow for operating costs. If that is reduced, then that could really impact their ability to maintain smooth operations.”

District 5

BILLY EDWARDS

Mr. Edwards’ other priorities are expanding broadband access and addressing the rising homelessness issue.

“We just learned through the COVID pandemic that when the kids were out of school, a lot of areas didn’t have internet service. People trying to work from home, a lot of them didn’t have internet service. We need to try to connect everybody,” he said.

In addition, he pointed to the Springboard Collaborative’s shelter village for temporary housing for homeless individuals, a project in the works in Georgetown. “I support getting behind them with their project,” he said.

A four-year U.S. Army veteran, Mr. Edwards has been employed with the Department of Correction for 25-plus years. He serves on Georgetown’s Board of Adjustment and is the union president for Local 267.

JOHN RIELEY

Besides land preservation, Councilman Rieley’s goals include affordable housing, maintaining the county’s low tax environment and supporting public safety.

“I want to continue our work on workforce and affordable housing. That’s a big thing,” he said. “We’re going through the reassessment process, and we want to make sure that does not adversely impact people’s tax rate; what they have to pay on their property.”

He also referenced a growing need in the fire companies, “as it gets harder and harder to recruit younger members to volunteer. I think, over time -- maybe not in the immediate future but over time -- you’re going to see the need for more paid fire personnel. We have to be cognizant of that and make preparations today, so when that day does arrive, we’re prepared.”

He supports the county’s partnership with the Department of Transportation. “We want to keep working with DelDOT and (maintain) our relationships with them, which have improved significantly in the last five or six years,” Councilman Rieley said.

The retired financial adviser gives a full-time effort to County Council and has a part-time role in Rieley Brothers Farm, an operation run mostly by his wife, Lou Ann Rieley.

District 4

NATHAN MITCHELL

Mr. Mitchell, a retiree who worked for the county’s wastewater treatment system, said he would support the employees of that service.

“My fellow workers that I worked with and stuff, there is a lot of change that needs to be down there, for the employees,” he said. “I don’t feel the money is right for the job that I was doing, and I worked there for 30 years. I have seen a lot of things that need to be changed.”

A Frankford Volunteer Fire Co. member for 35-plus years, Mr. Mitchell owns a small demolition/lot-clearing business.

He admitted that he has no previous political experience but said, “I am open-minded to a lot of things. I am open-minded to suggestions. If somebody has a suggestion on this big development, I am willing to listen.”

DOUGLAS HUDSON

Raised in Bethany Beach, Councilman Hudson joined its fire company at age 16, eventually moving up to chief. He also worked for the Bethany Beach Police Department as a summer officer, prior to a 27-year career with the Delaware State Police.

In 2016, he was appointed to the county Planning & Zoning Commission, recommended by then-District 4 Councilman George Cole, whom he would replace in 2018.

“I’m a big public safety person,” said Councilman Hudson. “In every government body, public safety has to be No. 1, no ifs, ands or buts. With my background in fire police, I know quite a bit about that.

“I think I’ve done a really good job, and I’ve worked hard. I’d like another term. It truly makes me feel like I’m giving back to my community and my county,” he said. “One of the things I am proud to say is I am not afraid to say no to an application. My voting record clearly reflects that. If it doesn’t make logical sense to me, and it doesn’t make good logical sense for the people in the area, I vote no.”