Kent County Levy Court incumbent Terry Pepper faces Republican challenger Frank E. Coleman for an At-Large seat in the general election. The following questions were sent to both candidates. Pepper’s responses, in his own words, are as follows:
Kent County continues to see residential and commercial development. How should Levy Court balance future growth with preserving farmland, open space and the character of existing communities?
Kent County developed the first “Growth Zone” almost 35 years ago to address where development should be directed. The Growth Zone runs from North to South through the center of the county. It follows infrastructure such as county sewer, primary roads and schools. Most of Kent County municipalities are also within the Growth Zone. Growth is directed to this area which is generally in a radius of two miles from the Main sewer trunk which also runs from Smyrna to Milford to our central sewer facility located in Frederica. This preserves vulnerable and scenic areas East of Route 1 and preserves valuable-rich farmland East of Route 1. This also preserves valuable farmland and prevents sprawl in the Western areas of the County.
New development can place additional demands on roads, wastewater systems, emergency services and other public infrastructure. What role should Levy Court play in ensuring infrastructure keeps pace with development, and should infrastructure capacity affect decisions on proposed development?
All proposed development is submitted to the State of Delaware for review where it goes to all State agencies for review and the impact on all State infrastructure is considered such as roadways, drainage, schools, etc. and they have the authority to submit their objections or approval with conditions for approval. If the State feels that proposed development would be detrimental, the State can say “No” to development. The County has a central wastewater treatment facility that has a permitted capacity of 21 million gallons per day. It currently handles an average of nearly 15 million gallons per day. The amount of impact on this facility is always considered whether it is industry or housing.
Many of Kent County’s major roads are controlled by the State of Delaware rather than the county. What can Levy Court realistically do to address traffic congestion and transportation needs created by new development?
See answer #2. You are correct, Kent County does not maintain any roads in the county. This is why we submit any proposed development to the State for their review. The State has the authority to deny development based on impact to roadways or require new developments to bear the costs of any road improvements to minimize the impact on traffic flow.
Kent County has considered zoning regulations governing data centers. These facilities can provide investment and economic activity but may also raise questions involving electricity and water use, noise, land use and impacts on neighboring properties. Under what circumstances should data centers be permitted in Kent County, and what safeguards or restrictions do you believe should apply?
Data Centers have a heavy impact on the communities where they are located. This is based on my research, presentations I have attended and sites I have visited. Kent County currently has only one location in the unincorporated County (where the County has jurisdiction) that could even be considered. In my opinion, the one location with proper zoning is to close to current development to even be viable. Currently I feel they pose more of a negative on the community and environment than a positive. They are not a good fit for Kent County. The amount of jobs they offer are not significant.
During a public meeting, Kent County Planning Services Director Sarah Keifer stated that she did not pursue assistance available through the Delaware State Housing Authority because she “didn’t want more homework.” She also stated that “there is not a housing crisis in Kent County.”
Do you agree or disagree with those statements, and why? What responsibility should Kent County government and its Planning Services Department have in addressing housing affordability and working with state agencies such as the Delaware State Housing Authority to identify potential solutions?
To some degree there has always been a housing shortage in Delaware and across the nation. Kent county has done its best to address this issue over the years. Affordable housing in Kent County exists in the form of multi-unit apartments and manufactured homes. There are a considerable amount of both in Kent County. Multi-unit apartment complexes should be located in or near municipalities where transportation is more accessible. The State is trying to address the issue through State legislation which at this point is questionable as to its benefit.
Little Living proposed a cottage-style development near Frederica designed to provide smaller, lower-cost homes for working residents. The project encountered significant obstacles because of Kent County’s existing zoning and growth policies and did not move forward as proposed.
What is your view of how Kent County handled the Little Living proposal? Should the county change its zoning or land-use regulations to provide a pathway for cottage communities, tiny homes or similar alternative forms of affordable housing? Why or why not?
A proposal was never submitted to Kent County for the “Tiny House” project. The developer was told his property was not in the existing State approved Kent County Comprehensive plan, (see question #1 answer). Conceptually, I believe the tiny housing concept is good. If this project had been in the growth zone, with conditions, I’m sure it would have been approved. If this project was allowed in the protected area East of Route One, it would have opened the floodgates on development that could not have been stopped.
Beyond individual development proposals, what specific changes, if any, would you support to Kent County’s zoning, development regulations or other policies to increase the supply of housing that working families, seniors and other residents can afford?
A developer will only develop if it is profitable for them to do so. Construction of affordable housing will only occur when it is profitable. The cost of land, building materials and labor are detriments to constructing affordable housing. The only way it would be affordable is for the State to subsidize the construction of this type of housing. That is not always a popular thing to do. The County does not have available resources to subsidize housing without significant increases in property taxes. The County could make concessions on permit fees for these projects if approval was given by Levy Court.
What types of businesses and industries would you like to see Kent County attract over the next four years, and what should Levy Court do to encourage that investment?
I feel Kent County is prime for becoming a “Medical Hub” for the area. We have an influx of senior citizens in Delaware. People move to Sussex County only to have to return to Dover for medical treatments. Even then they have a delay in getting an appointment due to a shortage of Doctors. Medical professions historically have good paying jobs. The State and County can provide incentives to draw medical professionals to Kent County. This would benefit Delaware and Eastern shore Maryland.
What role should Levy Court play in encouraging the creation of year-round, higher-paying jobs for Kent County residents, and how would you measure whether the county’s economic-development efforts are succeeding?
Kent County created the Kent Economic Partnership,(KEP). This partnership consists of area business professionals and elected officials with a full time director. The Partnership has been successful in bringing over 400 good paying jobs to Kent County in the past 2-3 years. They continually search for clean industry and jobs for Kent County. (Also see Question 8 answer)
Kent County uses economic-development incentives to encourage business investment and job creation. What standards should be used to determine when public incentives for private economic development are justified, and what should businesses be expected to provide in return?
The standards that should be used are: Clean manufacturing, job creation at all levels, resources to be successful, a clear strategy for success and ensure that there is a return on investment over time and the project is not a drain on County funds. Make sure that any business which may require incentives to attract them does not cause an unintended disadvantage to existing area businesses. If incentives are used, an accounting must be provided proving their benefit after an agreed amount of time.
As Kent County grows, additional infrastructure and government services may be needed. How should those costs be divided among developers, new residents, existing taxpayers and state or federal government?
Currently, developers are required to make any roadway improvements before their project is started. This should continue on to help to support schools and any other infrastructure improvement that is necessary. I’ve heard from school districts that each new house built brings an average of 1-1/2 new pupils to a school. They suggest impact fees should be placed on each new home to help to support education which could lessen the need for increases in school property tax. I understand New Jersey charges an exit tax: Is this something to consider here in the form of an entrance tax? I’m open to exploring any initiative in order to lessen the impact on our existing Kent Countians and improve our quality of life.
Kent County has begun work on its 2028 Comprehensive Plan, which will guide future decisions involving land use, transportation, housing, infrastructure, conservation and economic development. What changes or priorities would you like to see included in the new plan?
Kent County created its first comprehensive plan almost 35 years ago, then they gave the public numerous opportunities to participate and give input. I will make certain the public continues to have the ability to participate and provide ideas that enhance the County and make our quality of life workable and pleasing and keep our county a place that all are proud to call home. Our “Growth Zone” creation is the envy of the other 2 counties. I believe maintaining the Growth Zone is the only way to provide orderly growth and prevent sprawl.
What do you believe is the most significant growth or economic challenge Kent County will face during the next four years, and what specifically would you like Levy Court to do about it?
Kent County has a property tax structure which makes it a desirable place to live. The past 20 to 30 years has brought numerous people to the area, a large percentage of them are senior citizens. We will need to continue to provide services to support these folks, (see question #8).
Kent County Volunteer Fire Companies are currently volunteer organizations. In the past, a lot of volunteers lived and worked in their fire districts and were available to respond to alarms. This is not always the practice today. A lot of fire companies have hired full-time employees to be able to respond to emergencies, especially when ambulance staff are needed. The cost of running the fire companies has increased considerably due to the increase in paid staff, insurance/health care, cost of equipment, fuel, training requirements etc. The State commissioned a recent study which confirmed most fire companies are underfunded. It is still in discussion on how this shortage can be corrected so our communities are protected and they get the response they expect and deserve. The solution to this problem will not be easy. I look forward to finding a solution that will protect this valuable part of Kent County infrastructure.
The general election will be held November 3, 2026. The deadline to register to vote in the general election is October 10, 2026. Absentee ballot requests and voter registration can be completed online. Local polling places can also be found online. Milford Times has not received a response from Robinson to these questions, but his responses will be published as soon as they are received.
