SPECIAL COUNCIL WORKSHOP
A Special Council Workshop was held on February 10, 2003 at 4:00 p.m. with Council President Carey presiding. Council members present were Mr. Pitts, Mrs. Williams, Mr. Truitt, Mr. McGlumphy, Mr. Salters, and Mr. Ruane. Mr. Ritter and Mr. Speed were absent.
Mayor Hutchison and Mrs. Green were also present.
Council President Carey, as required by 29 Del. C. 10004(e)(3), explained that the reason for the delay in posting a notice was due to the fact that the meeting was initially going to be attended by only those members of the Fourth Council District and staff. Several other members requested to attend the meeting, which may have resulted in a quorum of Council, which initiated the need for the "Special Council Meeting".
Mr. Salters moved for approval of the agenda, seconded by Mr. Truitt and unanimously carried.
Discussion - Downtown Dover Development - Revitalization of Target Area
Mr. Salters requested that a meeting be held to discuss areas of concern in the Fourth Council District. He read the following statement:
“A survey of the center city area, bounded by Mary Street on the north, Loockerman Street on the south, Governors Avenue to the east, and just west of the railroad tracks, revealed a tremendous amount of problems facing the City in the area of safe streets, clean environment, and citizens pride. For too long, the center city area, where mostly minority citizens reside, has received the least attention of any other area of the City when it comes to taking care of the needs. There can be no excuse for the condition of this part of our City. Council members who represent this area are frustrated by the lack of emphasis placed on the upkeep and maintenance of this area. What should be done to correct this situation?
The number one priority of the Capital Improvement Plan (C.I.P.) for the remainder of the year, subsequent to this year, should be to address this unhealthy and unwholesome condition. The number one priority of this City at this time is to bring this area of our City up to the acceptable living standards enjoyed by other areas of this great City. I don’t have the answers and that is why we are gathered together today in this very special session of Council. The Mayor, Council President, members of Council, City Manager, City Planner, and the Director of Public Works are all represented. These are the individuals and departments that must take concerted action to bring parity to this area of our City. This area of our City has been neglected to a great degree over the past 40 years and it is our duty and responsibility to right a situation that we have permitted to prevail.
We talk about revitalization of the downtown. We all know the downtown will survive but it could become a splendid place to work, shop, eat, and play if we have the courage to fix the real downtown problem - the so called “target area”. If it is a target area, the guns have not been loaded or we have some poor shooters because there have been no scores on the target.
First, I make renewal of the area my number one priority of the C.I.P. until the area is completely restored to a sound environmental condition. Do not create any group to stir the air - let’s get to work doing what our staff knows needs to be done. Do not bow to any political pressure regarding this area. We are the politicians and are held responsible for doing the right thing. Enforce the codes that are on the books. Create new ordinances, if necessary, to deal with the problems. Make no favors and take no prisoners. Enforce the rules equitably. Trust one another that this can be done in a short period and we must pray to get this done. Designate a timeline for accomplishing this job and I think we will be successful.
Our concerns - deteriorated infrastructure, poor quality of housing stock, lack of maintenance by our owners, trash, horrible environment, abandoned vehicles, trees and shrubbery growing out of control, trash and garbage at residential areas, inadequate or poor lighting, and public streets invaded by ornaments.”
Mr. Salters, noting that a great deal of time and effort have already been devoted to this area, stated that it does not look any better than it did 10 years ago. He indicated that he does not have the answers and he would like the professional staff to provide real input to help prepare a plan for the area. Mr. Carey suggested that staff develop a plan for inclusion in the C.I.P.
Mr. Randy Jorgenson, Director of Planning and Inspections, noted that he has had an opportunity to tour this part of the community and there are conditions that are undesirable. He stated that he noticed no less than 30 or 40 glaring violations of the City of Dover Code. Prior to using public proceeds for the purpose of making improvements, Mr. Jorgenson suggested looking at the quality of the housing stock and addressing those deficiencies, looking at the lack of maintenance by the property owners, removing the trash and abandoned vehicles, addressing the garbage in residential areas where the containers either do not exist, are not used, or are too small. It was his feeling that these issues could be addressed almost immediately; however, he cautioned that they would be working within the limits that have been established in the past.
Mr. Jorgenson stated that he met with his staff to discuss concentrating their efforts within this area. He noted that if Council chooses to use their resources in that way, it would be, to some degree, at the expense of other areas. He indicated that each violation would require staff to compose correspondence to the property owner, place a call to the property owner to discuss the violation, provide a period of time for the property owner to bring the property into compliance with the Code, outline the action steps necessary to bring the property into compliance, and follow-up in the case of a lack of response from the property owner. It was his belief that the department could have a significant impact on this neighborhood; however, many of these properties are not owner-occupied and Mr. Jorgenson felt certain that those owners would not be pleased with attempts to clean up the area. He emphasized the department’s need for Council’s support when they begin receiving complaints from the property owners.
According to Mr. Jorgenson, the community could receive a grant for the reclamation and successful re-use of brownfield property located within the area. He also indicated that Small Cities Development Program proceeds are targeted for these purposes, with the principal focus being on housing rehabilitation. Noting that the City has entered into some Economic Development activities and lending to entrepreneurs, Mr. Jorgenson suggested that the City could refocus the application of those proceeds to this area for the purpose of housing rehabilitation.
Responding to Mr. McGlumphy, Mr. Jorgenson stated that staff could address many of the issues immediately by vigorously applying their skills for a limited period of time. Mr. Jorgenson estimated that a “clean sweep” would take approximately three (3) to four (4) weeks to complete. He emphasized that, in fairness to the City, all other areas of need should also be addressed in the near future.
Mr. Jorgenson, noting that past attempts to cite individuals for violations resulted in fines of $25 for a first offense, $50 for a second offense, and $100 for a third offense. These fines would be considerably less than repair costs. He stated that the code allows for a $100 per day fine for each violation and suggested that amount would be more likely to motivate property owners to make the necessary repairs. Responding to Mr. Salters, Mr. DePrima reminded members that in accordance with Section 22-2 of the Dover Code, city utilities may be terminated, disconnected, or denied for non-payment of fines.
Mayor Hutchison noted the importance of providing staff with the funds necessary to accomplish this goal, such as towing expenses, etc. which could be recovered by placing a lien on the subject property.
Responding to Mr. Truitt, Mr. DePrima stated that West Dover Development LLC has acquired 90% of the Capital Scrap Yard. He indicated that DNREC ordered that the fence be placed around the property since it is still hazardous. Mr. Jorgenson stated that HUD has provided the owner with the specific requirements necessary to move forward with the project and they are in the process of responding. If the developer meets the requirements, a $500,000 grant and a $500,000 loan could be earmarked for that project.
Mrs. Williams, recalling the issues arising from code enforcement at the House of Pride, emphasized the importance of Council Members being unified in their resolve to conduct a “clean sweep” of this area. It was Mr. Ruane’s feeling that it was extremely important to have citizen involvement and to inform the property owners of their intentions. Responding, Mr. Salters noted that there are laws on the books that need to be enforced and they need to stick with the plan. Mr. Jorgenson suggested that they initiate some enforcement action and simultaneously send nice letters to property owners pointing out the violations and providing a limited period of time for them to comply. At the same time, he would like to notify the public of their intent to conduct outreach meetings with those people that are interested in what the City intends to do. It was Mr. Jorgenson’s feeling that the level of participation will increase once people understand that something is going to be done.
Mayor Hutchison suggested that any citizen complaints received by Council regarding the “clean sweep” be referred directly to the Inspections Department.
Mr. Salters moved to authorize the City Planner to enforce the “clean sweep” ordinance in the designated areas and take appropriate action to notify landlords and other stakeholders of the City’s plans. The motion was seconded by Mr. Truitt and unanimously carried.
With reference to the curbs, streets, sidewalks, fences, and trees in the area, Mr. Scott Koenig, Public Works Director, stated that positive things have been happening in and around the area. He noted that the Fulton Street public parking lot was completed at a cost of $180,000. By the end of the fiscal year, the City will have spent approximately $1.2M on the Loockerman Street streetscape. Paving of the Bradford Street parking lot will be completed this spring and large investments have been made in the Duncan Depot and train station projects. The construction of a new building to house Social Security Offices is also proposed for this area. Wesley College now owns a large parcel in the area and will be a major factor in how the housing stock moves forward. Mr. Koenig also noted that the Slaughter Street Park will be relocated to the intersection of Division and Kirkwood Streets and the State has committed to repaving Division Street from Salisbury Road to State Street, including repairs to the railroad crossing. Mr. DePrima mentioned that a great deal of work has been completed on the sidewalks, streetlight repairs, tree trimming, and street sign installation.
Mr. Koenig indicated that they still need to repair sidewalks damaged by tree roots, fill holes left by tree removal, repair deteriorated sidewalks, replace older galvanized water services, repair damaged sewer laterals, and repair service lines to individual properties. Mr. Koenig estimated the costs to be approximately $75,000 to $100,000 per block (600 feet) and four (4) to five (5) years to complete. Mr. McGlumphy requested staff to provide a priority listing and a total estimated cost to repair all of the streets in the target area.
Regarding discussion of CDBG funds for the repairs, Mr. Jorgenson informed members that the federal government requires that a plan for the use of funds be submitted annually for approval by HUD. He noted that Council approval would be necessary prior to submission of the list.
Mrs. Williams moved for adjournment, seconded by Mr. Salters and unanimously carried.
Meeting Adjourned at 5:28 P.M.
JANICE C. GREEN
CITY CLERK
All orders, ordinances, and resolutions adopted by City Council during their Special Workshop of February 10, 2003, are hereby approved.
JAMES L. HUTCHISON
MAYOR
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