Planning Commission News Update

The City of Rehoboth Beach Planning Commission held its first virtual meeting on May 8th, followed by two more virtual regular monthly meetings on June 12th and July 10th. Despite the hurdles presented by the COVID-19 pandemic, we continue our efforts to return to some semblance of “normal” operations and activities. We are pleased to report that the Planning Commission completed consideration of two partitioning applications (408 Scarborough Avenue and 21 St. Lawrence Street), one concept review for a partitioning of a commercially zoned property on Rehoboth Avenue, a continuation of the concept review relating to the Belhaven Hotel proposal, and a preliminary site plan review of the Clear Space Theatre and Rehoboth Spotlight applications. We also held a virtual special meeting on July 24th, at which we focused on updating the members of the Planning Commission and the public on the status, goals, and the next steps to be taken on the 2020 Comprehensive Development Plan (“2020 CDP”).

The following is a summary of three important matters recently considered:

1. Belhaven Hotel Concept Review:

On June 12th, the Planning Commission continued consideration of the concept review submitted for the Belhaven Hotel. There was a significant focus on the issues related to the property being located in a Special Flood Hazard Area and, in particular, the inclusion of grade-level parking visible from Rehoboth Avenue and the Boardwalk as a result. The representatives of the Belhaven Hotel indicated that they were continuing to seek a line of map amendment from FEMA (which would have the effect of re-designating the flood hazard area to a less restrictive category) that would be necessary in order to have underground parking. However, as of June 12th, the representatives of the Belhaven Hotel were working on the assumption that underground parking would not be permitted. A number of other issues were also identified that require further investigation and resolution.

It was the general consensus of the members of the Planning Commission that, although the current proposal was arguably code compliant, it was inconsistent with the objectives and intentions as set forth in the current CDP, which also has the force and effect of law. Most notably, the members expressed that the current proposal had little harmony with the existing structures at such an iconic location – the Boardwalk, Rehoboth Avenue, and the ocean.

The representatives of the Belhaven Hotel and members of the Planning Commission indicated a willingness to work together to solve issues and, hopefully, come up with the right solution for the project. There was an agreement to hold a work session to accomplish this objective.

The Agenda, Agenda Packet, Minutes and the Video can be found at https://cityofrehoboth.civicweb.net/Portal/MeetingInformation.aspx?Org=Cal&Id=817

Since the June 12th Virtual Regular Monthly Meeting, representatives of the Belhaven Hotel and representatives of Building and Licensing and the Planning Commission held two virtual preparatory work sessions for the purpose of establishing agenda topics for consideration at a public work session to be held sometime in the latter half of August. More information will be made available as it is provided to the Planning Commission and a date will be set for the public workshop.

2. Clear Space Theatre & Rehoboth Spotlight:

On July 10th, the Planning Commission dedicated its Virtual Regular Monthly Meeting primarily to consideration of Preliminary Site Plan reviews of applications submitted by Clear Space Theatre and Rehoboth Spotlight (the “Applicants”) for proposed projects at 415 Rehoboth Avenue and 417 Rehoboth Avenue, respectively. There was a considerable public interest in these applications, including participants in the virtual meeting as well as at least 38 e-mails and letters from members of the public.

Representatives of the Applicants described their proposals and provided drawings of the same. The members of the Planning Commission indicated that the drawings, as submitted, were inadequate as they were too difficult to review because they were not of sufficient size. Numerous issues were discussed, including, among others, architectural design, compatibility with the objectives and intentions of the CDP, safety concerns related to traffic, parking and pedestrian modality, and the impact on surrounding areas and, in particular, adjoining property owners.

Over the course of the long meeting and discussions, the members of the Planning Commission identified numerous matters to be addressed by the Applicants. The Planning Commission voted unanimously to set a Public Hearing on the Site Plans, which is scheduled to occur at the virtual regular meeting of the Planning Commission on August 14, 2020, but requested that the Applicants respond to issues and concerns expressed by members of the Planning Commission. The Applicants requested that the Planning Commission provide its comments and recommended actions in writing.

In the interest of full and timely transparency, although the minutes of the July 10, 2020, Planning Commission meeting have not yet been approved, the Planning Commission is providing advance disclosure of its written Comments & Recommended Action Items that have been provided to the Applicants. Included with this Planning Commission News Update # 2 are the Comments & Recommended Action Items, dated July 13, 2020, as well as an Addendum sent to the Applicants on July 18, 2020. Additionally, the Agenda, Agenda Packet, and the Video of the July 10, 2020, Virtual Regular Meeting can be found at: https://cityofrehoboth.civicweb.net/Portal/MeetingInformation.aspx?Org=Cal&Id=818

 For more information about the Planning Commission, please visit https://www.cityofrehoboth.com/government/city-planningcdp