Don't hurt others by rewarding Pine Shores gamble

I am writing on behalf of a majority of members of the South Point Association Inc. to express opposition to the rezoning of the Pine Shores Gulf Course property on Route 611, from E-1 to any designation that might allow for the development of a campground, such as A-2.

The stated purpose and intent of E-1 zoning is “to allow for orderly development until the regulations are amended to effect changes in the Comprehensive Plan resulting from the next state mandated periodic review.”

In our view, the premature rezoning of environmentally sensitive, protected properties south of Route 376 — which permits intense commercial development in a piecemeal fashion prior to a fully state-mandated review of the comprehensive plan — falls disturbingly into the definition of spot zoning.

MORE OPINION: Campground not welcome at Pine Shore

BACKGROUND: Meeting planned to address Route 611 campground proposal

We feel compelled to raise this issue.

The Pine Shores Golf Course is a parcel of ecologically sensitive land adjacent to the intersection of routes 376 and 611, east of Berlin. It is reasonable to conclude that at the time of the purchase, the local investor was fully aware of restrictions to the development of a commercial campground imposed by the existing E-1 zoning.

These restrictions are intended to preserve the ecological integrity of the area south of Route 376. The degree of profitability of the investor’s gamble in this parcel is entirely contingent upon a zoning change from E-1 to A-2, as this would allow the commercial development to proceed and greatly increase the monetary value of the investment.

The investor/developer has moved expeditiously toward this end and requested the zoning change.

In this respect, the developer’s rezoning application cannot be viewed in the same light nor approached with the same sympathy a reasonable person might be tempted to give a bona fide farmer seeking to save the family farm by maximizing its earning potential.

Rather, this is a clear case of a real estate investor seeking a change to existing zoning in order to maximize return on his investment. We contend that this change in zoning runs contrary to the dictates of our Worcester County Comprehensive Development Plan and would undermine the pre-existing rights and uses of adjacent property owners.

In short, we consider this request for rezoning to be a classic example of an attempt at spot zoning for individual profit — and a detriment to everyone else.

Given these circumstances, we cannot fathom any legitimate reason for urgency, which might compel our Worcester County Commissioners to allow this project to go forward prior to the next state-mandated review of the Comprehensive Development Plan.

The future of development in this area demands a full, fair and comprehensive review by all stakeholders and a halt to piecemeal decision making by a few.

An argument that rezoning is justified by a “change in the nature of the area” borders on the ludicrous. Roads that over the years have become increasingly congested, and creeks and bays that suffer from greater-than-ever environmental stress are certainly not justification for re-zoning.

Allowing development of this campground based on the rational that the area has changed becomes a self-fulfilling prophecy. Any quick spot zoning becomes a precedent-setting decision supporting future rguments in favor of even greater commercial development along the scenic approach to Assateague Island.

We find without merit any argument that the existing E-1 zoning was the result of a mistake. After the required public hearings, the issue was fully vetted by competent county officials. The existing E-1 zoning was well-conceived and continues working precisely as the county intended.

Members of the South Point Association respectfully request the application for rezoning be denied. We believe this area is nature at its best — please keep it that way.

Michael A. LeCompte is president of the South Point Association.