Have any of you readers ever discovered, one fine day, that on the property down the street, the trees have been cut down and earthmoving equipment is reshaping the landscape in preparation for a new development of some kind? Have you wondered how that happened and how come “no one knew anything about it”? How could you have found out about it earlier and perhaps done something to amend it?
The answer is that you could have used the information readily available to the public on the Delaware Preliminary Land Use Service website at plus.stateplanning.delaware.gov.
The website details each proposed development, as well as the response of state agencies (like the Department of Transportation and the Department of Natural Resources and Environmental Control, etc.). They go into detail about the impact of the development, e.g., on traffic and the environment. By using this information, the public can be informed that a project has been proposed, understand the pros and cons of its local impact, and then prepare an opinion of either support or opposition to the project, which can be presented at the county planning-and-zoning meeting considering that particular project.
This system was set up 20 years ago and, as quoted in the House Bill 104 synopsis, “has served to increase coordination among state and local agencies. In doing so, it has fulfilled its intent of providing predictability and consistency for the development community, especially in the area of major projects.”
Amazingly, HB 104 then goes on to propose elimination of the Preliminary Land Use Service process for projects “at least partially” within state Investment Levels 1 or 2. (Levels 1 and 2 are the primary areas wherein state policies will support growth and economic development activities.)
Without the PLUS process, the very first public indication that anything is being planned for a property occurs 15 days before the scheduled planning-and-zoning hearing. It could consist of a very small sign posted on the property, a notification in the back pages of one of the state newspapers and notices mailed only to owners of property within 200 feet of the project. Then, seven days before the hearing, the developer’s proposal appears on the P&Z website; it is geared to professionals and is technical, often running more than 1,000 pages.
Without the Preliminary Land Use Service process, the public likely won’t be familiar with the comprehensive plan which would apply to the project. Nor would they likely understand the impact of the development on the surrounding traffic, environment, resource utilization, possible historical sites, etc. Nor would they have any clue about what they could do about it.
The PLUS process is crucial for the public to understand and evaluate the impact of development projects in their area. The proponents of HB 104 seek to eliminate the process, starting with projects at least partially in Levels 1 and 2.
Why, you might ask? There is no clear explanation in HB 104.
This bill has already passed the House of Representatives and will be heard very soon in the Senate Housing & Land Use Committee.
It’s really important to stop this bill so that members of the public won’t be blindfolded to the development process in their neighborhoods.
The way to do that is to contact the senators sitting on that committee and, in fact, to contact every senator, in case it comes to the Senate floor, and to urge them not to pass this bill. For this information, go to legis.delaware.gov/committeedetail?committeeid=617.
Thank you.
Jeanette Akhter
Selbyville
