People who love theater and live performances are familiar with the quiet anticipation before the curtains draw open and the overture begins, hearing the soft hum of audience whispers and the rustling as people flip through playbills.
Meanwhile, in Rehoboth Beach, as Clear Space Theatre’s plans to build two new buildings on Rehoboth Avenue have been delayed, the wait has been anything but quiet as opposition from some community members prompted the city’s planning commission to reconsider the final approval of the design plans.
This monthslong back-and-forthcame to a final decision Friday when commissioners voted 5-3 to approve the plans under certain conditions. Once Clear Space confirms that the building inspector has the most current drawings and receives building permits, the theater company will be ready to go to bid.
This comes after the planning commission originally approved the site plans for the two buildings in August, which then led to a group of 15 residents signing and filing an appeal, concerned about the public’s opportunity to comment and the impact the theaters would have on the area.
The Rehoboth Beach Planning Commission then held a second public hearing Jan. 29, during which commissioners asked questions of the applicant, and at least 10 residents gave comments opposing or requesting changes to the site plans.
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After a follow-up hearing was postponed in early February, the planning commission met againFeb. 12 and Feb. 26 to further discusscommunity concerns and vote.
Much of the opposition revolved around traffic and noise concerns and the theater’s overall compatibility with the neighborhood.
Some of the conditions included in Friday’s motion addressed these apprehensions.
For example, regarding noise, the commission set guidelines for increased soundproofing and fencing and requirethe applicant to submit an independent acoustic study to the city manager before opening to the public.
Clear Space must also work with the city manager andpolice chief to develop a traffic plan and address any safety issues with pedestrian and vehicle traffic near the theaters.
To ensure that Clear Space follows all the conditions and addresses concerns about noise, lighting, traffic, parking and pedestrian safety, the city manager, Clear Space and any neighbors within 1,000 feet of the site will each assign a representative to meet quarterly and monitor the project.
Wesley Paulson, executive director of Clear Space, said the board and staff will continue working hard to resolve these concerns and create the bestexperience for theirpatrons.
"We have been good neighbors in Rehoboth Beach for 10 years, and we look forward to continuing that tradition in our new location," Paulson said.
How commissioners voted
Those who voted in favor of the resolution Friday, such as member Stephen Kaufman, said they believed the conditions were a good compromise andpointed out the importance of the theater as a place for cultural enrichment —both for visitors and residents.
"Inmany ways (Rehoboth Beach)functions as the downtown for Sussex County," Kaufman said. "For us to have an opportunity to have a cultural (asset)such as Clear Space is a remarkably good thing."
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Member Barry Covington agreed, saying Rehoboth Beach is a small city, and, "I don’t think there’s many parcels in the commercial zoned district for where Clear Space could go other than where it’s going now."
Voting against the site plans,Joyce Lussier said she doesn't believe this location on Rehoboth Avenue is the best spot for Clear Space, and she continues to have concerns about safety and noise.
Vice Chair Brian Patterson followed Lussier's dissent, saying, "The conditions we have are far from sufficient." He listed several reasons in his vote, including concerns about the theater's educational uses and a potential food establishment.
"The proposed use of these two sites is incompatible with the character of the neighborhoods abuttingit," Patterson said, also raising safety issues of more people walking around that area after dark.
The third dissenting vote was from Mike Strange, who also noted safety issues.
Chair Jeffrey Trunzo ended the roll call with an affirmative vote, but it was not without criticism of the lengthy approval process, recognizing worries from fellow commissioners and community members that the site plan was not code compliant.
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"I am adamant and firm that I will not do another large commercial redevelopment as chair for this city without the engagement of a professional planner," Trunzo said."It is absolutely an impossibility to do this right."
As for Clear Space, the team is ready for the next steps, Paulson said.
"It’s time to move on now that we have been approved twice," he said. "With the decision of the planning commission, the board and staff of Clear Space Theatre look forward to moving ahead with the construction of our project.
