QUARTERLY OPEN TOWN MEETING
The Quarterly Open Town Meeting was held on May 1, 1989 at 7:30 p.m. with Mayor Richter presiding. Members present were Mr. Hall, Mr. Daisey, Mrs. Legates, Mr. Lynn, Mr. Christiansen, Mr. Levitt, Mr. Weyandt and Mr. VanSant.
Staff members present were Chief Hutchison, Mr. Lucas, Mr. Bartolotta, Mr. Cregar and Ms. Bittner.
DRUG PROGRAM
In light of the avid interest of the City, schools, and citizenry in drug related problems, Mayor Richter arranged for Storer Cable Communications to show a film entitled "How to Raise a Drug Free Child", which will be aired nationally on May 15, 1989.
Chief Hutchison introduced Detective Robert Mays, of the City of Dover Police Department. Det. Mays explained the various types of drugs that are available in our area. Drug related problems have become top priority to law enforcement agencies in America, including the City of Dover Police Department. It is difficult to pinpoint exactly how much crime is directly related to drugs, but it is well known that there is a definite relationship. In 1987, the Dover Police Department made slightly over 200 drug arrests; in 1988 there were over 400 drug arrests in the City of Dover. Detective Mays assured those present that the Dover Police Department will continue to seek results in the war against drugs, urging the assistance of parents, the community, schools, and churches.
Mayor Richter extended his appreciation to Storer Cable Communications and the Dover Police Department for the presentation on drug abuse.
PROPOSED WALKER WOODS PROJECT
City Planner, Mr. Ed Cregar, explained that the proposed Walker Woods property is properly zoned as RG-3 and that a plat was recorded with the Recorder of Deeds for 52 townhouses, and is in compliance with the Comprehensive Plan. The recent proposal of the Walker Woods Project has caused many objections by nearby property owners. Mr. Cregar stated that the Walker Woods project will allow moderate income citizens to have affordable housing in the City of Dover.
Mr. George Chabbott, one of the developers of the Walker Woods Project, read into the record the following statement:
"Walker Woods has been designed and approved as a townhouse project for over ten (10) years. I know of two (2) attempts to develop the property in the past two (2) years, one withdrew because of an unknown wet lands problem the most recent (6 months ago) could not get financing for a low cost townhouse for sale project with sales of units to be $45 to $50,000.
We met with the City Planner and Engineer and asked what we had to do to put our project on the property. We were told that as long as we went by the recorded plan that all we needed was to bring the utilities, roads and drainage portion of the project up to the current City standards. We are in the process of doing that.
We were told that no hearings or other meetings were required and that they believed it was the best location available for the project. Now for the project:
• units will be for 3 people families;
• units will be for 5 people families;
• 41 units will be for 4 people families; and
• ·by law will be handicapped equipped and all will be handicapped accessible.
Rents will be approximately $100 below market rents for the same townhouse such as the Greens of Dover.
This is not a subsidized or a Section 8 project. However, if an otherwise qualified tenant had a Section 8 voucher and we wanted the family we could rent to them.
We select our own tenants, require 3 credit checks and deposits and will have the strongest lease acceptable under the landlord/tenant code.
Tenants will be required to make between $14,500 to $19,000/year as of today's standards, by the time of occupancy, these will probably be $15,000 to $19,500.
Who are these people??? They are 60% of the working people in this County. They have as much pride, enthusiasm, and desire to better themselves as anyone in this room. In fact many of us would have loved to start our working life in this type of housing.
Its obvious that any of these wage earners should be welcomed in any community. They are the successful business people of the future. Also there is a whole category of retirees who fit into this bracket who should be welcomed anywhere.
So what's the problem???
1. Low cost housing is the problem and one that everyone insists shouldn't be in their backyard. It should be very obvious that this isn't low cost housing. This is moderate income housing and in the middle of that range.
2. Perception is another. All come people see is a single parent with 6 kids and 4 dogs, trash all over and many problems. This isn't one of those. Incidentally, we are building a 61 fence with 3 strands of barbed wire to keep people out, not in.
3. Prejudice ---- that's a bad word, but its one that must be said. I can't imagine anyone being prejudiced against the people in this wage category, if they are, they don't want their children, secretaries, or other fine people in their backyard.
Finally, my partner and I own this project, we have to keep it as rental units for 15 years under these conditions. Financing is done in a way that allows us to maintain the property properly and enhance our investment. It wouldn't make much sense to create a slum over 15 years with zero value at the end.
Therefore, I don't see why we are getting the opposition as this is a far better project than was ever previously designed for the property.
General's Greene --- This project was completed by my partner, Roy Kline, and sold as fee simple townhouses to individual owners. The only think he owns there is the large apartment buildings and the raw land around them. The eyesore you see there is State owned and they have been asked numerous times to remove the townhouses they bought and clean up the property. In fact, he is keeping the grass mowed at his own expense.
In conclusion, this is the right project for this property and we intend to show everyone what the first moderate housing project in the State looks like and be proud of it. We will meet with anyone in a group or in my office to go into greater detail. My office is beside the Dinner Bell and my phone number is 734-7411. Thank you."
Mr. Chabbott cited many types of careers where the salary would fall into the moderate income category, stating that 60% of the population of Kent County are in this category. He explained the financing plan for the project, stating that the developers cannot sell the property for 15 years. Certainly the developers will maintain the property properly to enhance their investment.
Mr. Weyandt referred to a new federal law that will enable ejection of a tenant that is involved with illegal drugs and asked if this will be true for the proposed project. Mr. Chabbott stated that Walker Woods is not a state or federal project. The owners will determine who will be accepted as tenants for the project.
Mr. VanSant stated that there is a need in the City of Dover for moderate income housing. He expressed concern, however, with a ruling by the Planner that the developers do not need to seek site approval. He cited Article 10, Section 2, subsection 2.481 that specifically addresses site development plans, and states that "site plan approval shall expire after one year if building permits have not been obtained or after 18 months if the work has not commenced". It was Mr. VanSant's feeling that the requirement of Site Plan approval would make the plan more accessible to the public. He requested that the Planner explain why this project does not require site plan approval since it has been a number of years since the original plan was approved.
In reviewing past policy procedures, the City Planner and City Solicitor do not feel that this section relates to the subdivision and plat approval as set forth in the City's Subdivision Regulations. The developers of Walker Woods are being treated no different from other developers. The City's procedures require a developer, wishing to develop an existing property that has been platted and recorded as a public record, to bring the minimum construction documents that existed at that time, up to today's City standards. Mr. VanSant reiterated his objection to this interpretation of the City ordinances.
Mr. Christiansen asked if the income levels are based upon a single income or if dual incomes are considered. Mr. Chabbott stated that it is based upon one income, although there are conditions which allow the income level to exceed the maximum. Mr. Christiansen asked if the developers have any intention of requesting property tax exemption and Mr. Chabbott informed that they do not. When asked if he would live next to this project, Mr. Chabbott responded that he would have no objections to living next to a project such as Walker Woods.
Questioned by Mrs. Legates, Mr. Chabbott predicted that property values would increase, rather than decrease, in the vicinity of Walker Woods.
Mr. Chabbott invited residents that live in the area to come to the K/C Partners Development office to review the plan in detail with the developers and to get answers to their questions.
Michael King - Merion Road
Mr. Michael King questioned the impact on local schools with so much development on the west side of Dover. He asked if the City works with local schools when planning housing in the City.
Mayor Richter explained that the school system is separate from the City, although the Planning Department shares available data with the local schools. Mr. Lynn reiterated that the Capital School District works regularly with the City Planning Department regarding new development that would impact the school system.
George Bockius - Woodlands of Foxhall
Mr. George Bockius explained that the persons objecting to the development are not trying to keep people out of the area, but rather are very concerned with development that could have a detrimental effect on those currently living in the area. He referred to Liberty Court, stating that the State promised that grand and glorious changes were taking place to improve the complex, yet nothing has improved to date.
Mayor Richter informed Mr. Bockius that he has been in contact with the Delaware Housing Authority. The anticipated funds are not yet available, but they still plan to improve the project as soon as possible.
Senator John Still
Referring to the question Mr. Weyandt asked on drugs being cause for eviction, Mr. Still stated that State statute already provides for such eviction regardless of federal funding. The Code states, "an illegal purpose on the premises is grounds to terminate the lease at any time".
Mr. Still stated his feeling that there has been a lack of communication on this issue. He explained the funding of the project; 1/3 equity contribution by the developers and 2/3 financing by the Delaware State Housing Authority. The Delaware Housing Authority is simply loaning the money to the developers, similar to a bank although the interest rate is lower. This is not a State funded project.
It was Mr. Still's feeling that much of the citizen concern is based upon a perception that low income housing brings crime to the area. The City of Dover is a growing community and increased crime is a part of that growth. Residents have seen no visible evidence of the rehabilitation of Liberty Court which has resulted in a lack of trust and confidence in programs of this nature. Mr. Still stated that he has also talked with the Delaware State Housing Authority and they have assured him that the money will soon be available to perform the rehabilitation of Liberty Court. The Housing Authority has not done a very good job in communicating this information to the public. As a former member of the City Planning Commission, Mr. Still stated that development in the Dover community requires communication between the developers and the citizens.
Mr. Still stated that there is a definite need for affordable housing in the Dover area and alluded to the many expenses tied into the purchase of a home. He reviewed the differences in the Liberty Court project and the proposed Walker Woods project, stating that the annual income of Liberty Court residents is less than $4,500. He also reminded members of Council that the Walker Woods project is not a tax-exempt property and will add dollars to the City's tax rolls.
One aspect of the proposal that Mr. Still objected to is the area that is zoned as C-1A. This parcel has been zoned as C-1A for over ten years. The integrity and character of the area has changed substantially and he suggested a revision in the Code that would provide for a revision of approval if action is not taken within seven to eight years after initial approval is granted. Mr. Still offered to sponsor legislation to implement such a change.
As a possible solution to some of the problems, Mr. Still suggested that the City consider:
(1) amending its transfer tax, making the purchase of a home more affordable.
(2) reduction in attorneys fees and real estate commissions for this targeted market
As an immediate solution to the problems associated with the Walker Woods project, Mr. Still suggested that a meeting be scheduled with the developers and affected communities. He offered to sponsor and set up such a meeting within the next five days. He also suggested that Neighborhood Associations should schedule regular meetings to keep abreast of issues and he also offered to attend such neighborhood meetings if requested.
Caroline VonStetten
A petition opposing the Walker Woods project was submitted by Ms. Caroline VonStetten. She explained that this was a partial petition and that the completed petition would be forwarded as soon as it is completed. The petition reads as follows:
"We the undersigned, petition our Mayor and Council to request the Governor to intervene and deny funding for the Walker Woods Project. The reason we submit this petition is that we feel the intent of the medium density zoning in 1977 was for the construction of townhouses, not another subsidized housing project. We believe that building this project in the proposed location will create too large an area of subsidized housing. In our opinion, this action would not be beneficial to the development of West Dover and in the long run will hurt our tax base, thereby jeopardizing City services.
If the Mayor and Council agree with the undersigned, we request that they petition the Governor to intervene with respect to funding approval by the State Housing Authority."
Mrs. VonStetten stated that this project has been refused for two previously requested locations and requested that it again be denied. She stated that 75% of subsidized housing in Kent County is located within the Dover city limits. Mrs. VonStetten suggested that subsidy housing funds be filtered to the City so that the City could maintain the project. She also suggested such programs as subsidy funds being distributed on an individual basis so that individuals can purchase a home in an area that they choose. This would eliminate clusters of subsidized housing.
Mrs. VonStetten clarified that she is not opposed to low or moderate income housing. Her opposition is to the combination of this project, funded this way, at this location.
Dan Failing
Mr. Dan Failing addressed Council, stating that the developer and the State have not properly communicated with the residents of the area. The residents have valid concerns regarding the proposed project. Mr. Failing also suggested some sort of subsidy that would permit individual home ownership in various areas of the city or county.
Jim McGiffin
Mr. Jim McGiffin, President of the Delaware Housing Coalition, outlined the dire need for moderate and low income housing in Dover. There are many people that have no home and no where to go. He commended civic leaders and politicians for publicly addressing this issue, noting the sensitivity involved.
Responding to questions by Mr. Weyandt, Mr. McGiffin stated that funds involved in Liberty Court are considered deep subsidy funds that are paid out and never returned. Funds involved in the Walker Woods project are considered a loan and will be returned to the Delaware Housing Authority. The Delaware Housing Coalition supports a wide range of measures to address all levels of bousing needs.
Delores Solberg
Ms. Delores Solberg, staff employee of Delaware Housing Coalition, stated that many people have expressed that they are not opposed to moderate income housing, but she reminded those present that there is also a critical need for low income housing in Dover.
Meeting Adjourned at 9:40 P.M.
DEBRA J. BITTNER
CITY CLERK
JOHN E. RICHTER
MAYOR
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