Lewes subcommittee eyeing subdivision code changes

A subcommittee in Lewes has undertaken the challenging task of revamping the city’s subdivision and land development code.

The planning commission’s subdivision code subcommittee held a workshop Nov. 23 to unveil its proposed changes. The public has an opportunity to comment on the draft until Wednesday, Dec. 15.

The subcommittee has been meeting over the course of several months. Before a full draft is presented to the planning commission for consideration, member Nancy Staisey, who introduced the changes at the Nov. 23 workshop, said her group wanted to get feedback very early in the process to ensure the public is aware of potential changes.

The proposed changes are limited to Chapter 170 of Lewes city code, meaning they do not include zoning, building height, lot coverage, setbacks, building code, wetlands and buffers, or annexation. The changes would only apply to major subdivisions and commercial site plans.

The intent of the changes is to make the review process more user friendly for everyone, Staisey said. The goal is to provide greater transparency and public input, she added.

As part of the changes, the subcommittee proposes changing the name of the preliminary consent stage to preliminary review. As currently stated, Staisey said, it sounds as though some sort of approval occurs, when it does not.

The group is also reorganizing how the review process occurs. Rather than an application gaining preliminary consent without mayor and city council approval, the subcommittee proposes to bring council into the process earlier during preliminary review. If changed, an application would go to public hearing with the planning commission prior to a recommendation, then a second public hearing prior to mayor and city council vote on preliminary review.

The subcommittee also proposes an early, optional pre-submittal meeting with the planning commission where a developer could discuss a high-level conceptual plan.

Under the revised review process, once a developer makes it through preliminary review, it would only have to go before mayor and city council for final approval, and no public hearings would be held.

To improve transparency, the subcommittee proposes a requirement that applicants submit and post all materials related to their plan at least 15 days prior to a public meeting. It’s also proposed that applicants notify residents within 100 feet of their parcel 15 days prior to a meeting rather than earlier in the process when limited information on an application is available.

In the city’s current review process, an application is weighed against 22 factors varying from preservation of natural and historic features to effect on property values. The subcommittee is proposing to incorporate 20 of those 22 factors into intent statements for standards and conditions.

Other areas of the subdivision code with proposed changes include standards and guidelines related to streets, utilities, lighting, landscaping and open space.

Specific details on proposed changes to each can be found on the city’s website at ci.lewes.de.us/354/Subdivision-Land-Development-Code-Public. The website offers the ability to comment on each individual topic as well as an area to provide additional comments.

After Dec. 15, the subcommittee will reconvene to discuss the comments. They will then tweak their draft before sending it to the planning commission for review. The proposal will eventually make its way to mayor and city council for consideration.