State supportive of Henlopen Acres’ new comp plan

Henlopen Acres’ 2024 comprehensive development plan was received well by state officials, but a few issues were raised May 28. 

The state requires all municipalities to go through a rewrite of their comprehensive plan – a document used to guide a town’s growth and development – every 10 years. The planning commission began the process for rewriting the town’s 2024 comprehensive development plan in August 2023. The town conducted a public hearing in late January, then submitted it to the state for Preliminary Land Use Service review shortly after.

The Office of State Planning Coordination conducted its PLUS review meeting May 28. Mayor Joni Reich, planning commission Chair Lee Raisley and Town Manager Anna Fagan represented the town at the meeting.

There were a number of issues brought up during the review.

First, just to clear up any questions, the state recommended the town do a ground survey of the community’s Indian & Pioneer Cemetery on Dodds Lane.

Second, if the town or Rehoboth Art League pursues historic designation status for buildings on the campus beyond the Peter Marsh House, an architectural survey for any building older than 1976 would need to be conducted.

Third, there was a recommendation to use GIS to document the town’s stormwater drains. 

The town has no fire hydrants, but has indicated in the plan it would like to add them. The state fire marshal’s office pointed to a change in code that would require the town to install more than previously anticipated – the town was proposing a hydrant within 1,000 feet of every house, but code now calls for 400 feet.

The state requires every municipality to address an affordable housing strategy. Henlopen Acres’ plan acknowledges how the average home cost is more than $2 million, but how the town is also willing to work with other agencies as needed to help with a regional solution.

The state encouraged the town to be creative. There’s a lot of new construction that could incorporate affordable housing options, and there could be people who have big houses, but live alone and are lonely, said the state.

Following the meeting, Reich said she thought the PLUS meeting was very positive and the comments helpful.

“We'll explore grants to put our stormwater drains on GIS, update the fire hydrant plan to reflect recent fire code changes and work cooperatively with the Division of Cultural & Historical Affairs on any further exploration of the Pioneer & Indian Cemetery,” said Reich.

On the historic district issue, Rehoboth Art League officials indicated they are not looking to expand historical designations in the area beyond what exists for the Peter Marsh House, said Reich.

Moving forward, the PLUS board said it will have a written response to the town by Thursday, June 26.

After that, said Reich, Fagan will begin preparing updates to the plan in response to the issues raised for review with the commissioners. This could occur at the town’s meeting July 11 or Sept. 12, depending on the issues in the written letter, she said.