Have any of your readers ever discovered that on the property down the street, trees have been cut down and earth-moving equipment is reshaping the landscape to prepare for a new development? Have they wondered how come no one knew anything about it? How could they have found out about it earlier?
The answer is that they could have used the information on the Delaware Preliminary Land Use Service website at plus.stateplanning.delaware.gov.
The PLUS website details each proposed development, as well as the response of state agencies. It goes into detail about the impact of the development, e.g. on traffic and the environment. By using this information, the public can understand the pros and cons of its local impact, and prepare an opinion of either support or opposition to the project, which can be presented at the county planning and zoning meeting on that particular project.
This PLUS system was set up 20 years ago, and it, as quoted in the HB 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 PLUS process for projects “at least partially” within state investment level 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 P&Z hearing. It consists 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 P&Z hearing, the developer’s proposal appears on the P&Z website. It is geared to professionals and is technical, often running into more than 1,000 pages. Without the PLUS process, the public likely won’t be familiar with the comprehensive plan that would apply to the project. Nor would they likely understand the impact of the development on surrounding traffic, environment, resource utilization, possible historical sites, etc. Nor would they have any clue what they could do about it.
The PLUS process is crucial for the public to understand and evaluate the impact of developments. HB 104 has already passed the House and will be heard very soon in the Senate Housing and Land Use Committee. It’s really important to stop this bill. Contact the senators and urge them not to pass this bill. For more information, go to legis.delaware.gov/CommitteeDetail?committeeId=617.
Jeanette Akhter
Selbyville
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