QUARTERLY OPEN TOWN MEETING

The Quarterly Open Town Meeting was held on November 2, 1992 at 7:30 p.m. with Mayor Knopf presiding. The meeting was a joint workshop with Council and Planning Commission members and was held at the Victory Christian Fellowship at 18 Greenhill Avenue. Members of Council present were Council President Christiansen, Mr. Levitt, Mr. Leary, Mr. Lambert, Mr. Salters and Mr. Pitts. Councilmen Hare, Daisey and Tudor were absent. Planning Commission members present were Chairman Davis, Mr. Ambruso, Mr. Holt, Mr. DiMondi, Mr. Bogus, Mrs. Horsey and Mr. Friedman. Commissioners absent were Mrs. Hastings and Mr. Hicks.

Mayor Knopf welcomed those present and explained that the joint meeting is being held to provide an opportunity for the public, Council and Planning Commission to discuss growth, development and planning for the future.

Mr. George Chabbott announced that the Board of Realtors and the Planning Department are sponsoring a joint meeting with City Council and Planning Commission members, which is tentatively scheduled for December 7, 1992. This will be an educational workshop where questions can be addressed to the City Planner, City Solicitor, other interested attorneys and local realtors.

Mr. Tony DePrima, City Planner, reviewed the City's growth and development patterns in the past and its projection for the future. Some of the positive effects of growth mentioned by Mr. DePrima included: (1) job creation & economic stability; (2) cultural diversity and ability to support wider recreation, community and social activities; (3) wider tax base and lower ratio of tax-exempt property; (4) commercial diversity; and (5) recognition as an urban center. Negative effects of growth and development include: (1) traffic congestion; (2) conflicting land uses; (3) over utilization of private & public facilities; (4) increasing rates for City services; and (5) less open space and more pollution.

Although the City addresses growth and development in many areas (such as comprehensive planning, requiring a development review process, and enforcing zoning and regulatory ordinances), there are some areas that are not being addressed. The City does very little strategic planning which places emphasis on studying the resources of the community to support what is proposed as positive change. Although the City looks at growth management, it does not specifically review how much and where the growth should take place nor has it ever implemented any type of growth controls. The City has no comprehensive impact fees system, recreation and open space planning, or transportation planning. Mr. DePrima stated that Delaware municipalities do not have extra-territorial planning which allows the City to have zoning jurisdiction on properties located within some measured distance from the City's boundaries.

The following discussion questions were suggested by the Planner to encourage participation by members of the Planning Commission, City Council, and the public:

            1.         Should the City focus on controlling growth rates or focus on making growth manageable and desirable?

            2.         The last Comprehensive Plan was done in 1986; is it time to do another?

            3.         Should the City, in its Comprehensive Plan, determine the ultimate boundaries of the City, or should the Comprehensive Plan develop an annexation policy and strategy?

Councilman Lambert stated his opinion that the City's growth rate should be directly related to its ability to fund the growth. He reminded those present of the costs involved with expansion of City services such as extension of water, sewer and electric utilities, roadways, police, fire, etc. He felt strongly that the City should structure growth in a manner that is affordable to the City and to its taxpayers.

Council President Christiansen reminded those present that Mr. Norman Day, who prepared the City's Comprehensive Plan, suggested that the City grow within its current borders so that the land area is filled in before the boundaries are extended. New growth, which demands increased infrastructure, results in higher rates to citizens throughout the City, even though homeowners in older areas of the City have paid for the services they receive many times over. Mr. Christiansen suggested that the City concentrate on development within the current boundaries of the City before approving any additional annexations.

Feeling that it would be impossible to prohibit people from wanting to move into a beautiful community like ours, Councilman Salters stated his opinion that the City needs to find creative ways to finance the inevitable growth. Agreeing, Councilman Leary stated that an attractive community will continually attract people and the City must take the necessary steps to manage the growth properly.

Commissioner Ambruso stated that the members of Council and the Planning Commission have specific responsibilities that do not allow much time for strategic planning. He suggested the appointment of a Strategic Planning Committee that would work very closely with the Planning Staff in reviewing the actions of the Planning Commission and Council and to assist in a planning and growth strategy plan.

Feeling that it would be impossible to prohibit growth, Commissioner Friedman stated that since we are not capable of prohibiting development, we should set guidelines to assure that development is taking place where we want it. Councilman Pitts concurred, stating that growth, especially in the area of providing jobs, is an important part of our children's future.

Although he agreed with developmental fill-in of lands currently within the City limits, Commissioner Bogus reminded those present that subdivisions are normally developed in phases which allows for more orderly growth over long periods of time.

Ms. Ruth Tee of 822 Whiteoak Road stated her objections to commercial development when there are already commercial buildings that are sitting vacant. She stated her feeling that growth should be controlled in conjunction with economics.

Mrs. Rexene Ornauer of 17 Mifflin Road stated that annexation of properties into the City limits is not needed for growth, stating that developmental fill-in within the current City boundaries is also considered as growth. She suggested that the City consider rounding off its boundaries by annexation of the islands of land that are not in the City limits but are surrounded by City parcels. Many of the City services, such as electric, police and fire, must be available to these parcels even though they are not within the City limits or on the City's tax rolls. Mrs. Ornauer stated that the City is capable of controlling its growth. She alluded to the extreme traffic problems in West Dover and suggested that the City take action now to set aside lands for needed roadways in the future.

Mr. D'Arpino of 731 E. Division Street stated that the City of Dover can force in-fill development by simply setting up the necessary guidelines for developers to follow.

Mr. Richard Ornauer of 17 Mifflin Road stated the need for the City's Comprehensive Plan to be updated. Members of the Commission and Council agreed, with Mr. Lambert stating that a Comprehensive Plan is normally good for six to ten years. The current Comprehensive Plan was adopted in 1986.

Mr. Ornauer stated that the City lacks planning and coordination with other regulatory agencies such as DelDOT and the Kent County Soil and Conservation Division. Traffic and drainage are two major components of development of which the City has no control. It was Mr. Ornauer's opinion that the City is reactive to development and growth rather then being proactive.

Dr. Howard Row of 207 Orchard Avenue stated that some of the development that has taken place has been with the approval of the Planning Commission to deviate from the Comprehensive Plan. He reminded members that they have the right to refuse a developer's request and suggested that the City offer alternative sites for development so that they control development within the City. Dr. Row suggested recycling site development by forcing developers to utilize areas that were previously developed, but are now vacant. Concurring, Ms. Ruth Tee suggested that the City impose a moratorium on commercial development which would force the use of vacant buildings. In discussing the matter, Council President Christiansen suggested that the City could offer an incentive to developers to encourage the use of vacant facilities.

Chairman Davis stated that the Planning Commission is looking for direction from the public and from Council. He assured everyone that the Planning Commission tries very hard to make good decisions and they very much want to work with others so that the objectives of all are being met. Mr. Davis thanked members of Council for the opportunity of meeting jointly with the Planning Commission and conveyed his hope that more meetings of this nature will be held in the future.

Meeting Adjourned at 8:45 P.M.

                                                                                    DEBRAH J. BOAMAN

                                                                                    CITY CLERK

                                                                                    AARON O. KNOPF

                                                                                    MAYOR

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