By Glenn Rolfe

LONG NECK — A conditional-use request from a Michigan-based LLC that would allow expansion of a seasonal campground for recreational vehicles in an Agricultural/Residential district has landed Sussex County Council’s unanimous approval.

At its March 16 session, County Council voted 5-0 to approve Sun Leisure Point Resort LLC’s request to expand Leisure Point Resort’s existing campground by 58 sites on two parcels consisting of approximately 8 acres.

Sun Leisure’s proposal was supported by the county Planning & Zoning Commission at its Feb. 11 meeting but included a series of conditions governing buffers, lighting, quiet hours and restrictions on entertainment, among others.

Some neighboring property owners are not happy campers, however.

Lack of background checks, enforcement of campground rules and regulations, environmental impact on Guinea Creek and traffic congestion on Dogwood Lane and Del. 24 were among the concerns voiced at a March 2 public hearing.

“Are they eliminating background checks?” asked Debbie Fields, who has patronized the campground.

“That is correct,” said Jackie McGuire, representing Sun Leisure Point. “Since we purchased Leisure Point — I can’t comment on what occurred prior to our ownership — but I can confirm that our seasonal guests at Leisure Point, since we purchased it, do not go through background checks. It would be consistent with how we operate and how we’ve been operating since we purchased the property in 2019.”

Ms. Fields said she is concerned about safety.

“Everybody who is in there assumes that everybody is getting a background check,” she said. “There is a lot of kids down there. The parents feel their kids are safe because of background checks, and if that has been eliminated, that really should be communicated. The integrity of the park has diminished greatly. Other enforcements have not been done. Residents are trying to get answers on why the rules are not being enforced, and we’re getting no cooperation from Sun at all. There is no security in the park at all anymore.”

County Councilman Mark Schaeffer responded, questioning the legality of background checks.

“I don’t know this to be fact, but I don’t know that it’s legal to do background checks anymore,” he stated at the public hearing. “I don’t agree with that.”

Leisure Point, off Long Neck Road, is a resort community made up of more than 200 manufactured homes, more than 300 RVs and a marina with 305 boat slips. Testimony at the March 2 hearing revealed that there are 17 other manufactured-home parks and three RV parks in the area, consistent with the nature of that portion of Long Neck.

Joseph DiGirolamo, who owns property on Long Neck Road, along Guinea Creek, said concerns about drainage into the waterway and other issues have continuously fallen upon deaf ears.

“We have opposed this I don’t know how many times in so many meetings. But you guys don’t take into consideration ... the homeowners, that their properties are going to be diminished,” said Mr. DiGirolamo. “Now, if it was in the back of your property, I guarantee on every one of those board members that that property would not be approved.”

He also questioned year-round occupancy. “People find the loopholes and are staying there full time,” he said.

Councilman John Rieley wanted to know more.

“It seems to me that you are allowing year-round occupancy, potentially,” he asked of the applicant.

Attorney David Hutt, representing the applicant, said the proposed section would be open year-round.

“They can install the correct infrastructure (for that),” said Mr. Hutt.

Councilman Rieley continued, “Could it potentially become a residence for somebody? I didn’t think that was permittable.”

“It cannot become a residence,” Mr. Hutt replied. “These are license agreements. So a person can’t declare that to be their specific address.”

Ms. McGuire explained further.

“The goal is not to have it be something that someone can claim residency,” she said. “Typically, in our portfolio, what we allow is nine months for someone that is going to be utilizing a site. When we design the site, we can work so that the infrastructure can have the utilities shut off, so that, theoretically, if your camper remained potentially, (you) wouldn’t be able to occupy the unit.

“We also have situations where the camper has to leave for the three months. It just depends on the way that the rules and regulations of the property specifically are set up. But we agree, the goal is not to have these people living in the unit year-round,” she added.

Marilyn Wilson of Townsend agreed.

“It should not be year-round. These are not residences,” she said. “That’s the best way to make sure you don’t have transient people; don’t have it open from … December through March. That’s 90 days that they can’t be there, and you will not have an issue with people extending their welcome.”

Eul Lee of Lewes also spoke in opposition to the application.

“My concern about this is the Route 24 traffic,” said Ms. Lee. “The Route 24 traffic will probably have some improvement in the near future. However, those improvements are mostly in the intersections. I cannot imagine those big RVs down Route 24. That will cause a lot (of) trouble … nightmare on Route 24.”

New ownership for Yogi Bear’s Jellystone Park

In other camping developments, Yogi Bear’s Jellystone Park-Delaware Beaches, near Lincoln, is under new ownership.

Ocean City, Maryland-based Blue Water Development has acquired the campground property. It joins Blue Water’s portfolio of 12 East Coast RV resorts, becoming its seventh on the Delmarva Peninsula.

Jellystone opened for the 2021 season Thursday, and campers will be treated to many improvements, including a splash pad and waterslides, upgraded Wi-Fi, a revamped playground, an expanded camp store, new campfire features, updated RV sites and a renovated arcade with new games, according to spokeswoman Katie Lischick.

From Easter through Halloween, campers can enjoy themed events including “Hometown Heroes,” “Sprinkle Mom With Love,” “Carnival Weekend” and “Boo Boo’s Spooktacular Weekend.”

The park will also host food trucks and vendors and provide a complimentary shuttle to accommodate guest outings to nearby shops and regional attractions.