SPECIAL COUNCIL MEETING
A Special Meeting of Council was held on April 5, 1989 at 7:30 p.m. with Mayor Richter presiding. Members of Council present were Mr. Hall, Mr. Daisey, Mrs. Legates, Mr. Lynn, Mr. Levitt, Mr. Christiansen, Mr. Weyandt and Mr. VanSant.
Members of the Planning Commission present were Mr. Hicks, Mr. Holmes, Mr. Holt, Mr. Hayes, Mr. Cook and Mr. Davis.
The meeting was scheduled specifically for the purpose of holding a public hearing to receive comments on the final report on the Dover Central Area Plan as submitted by Urban Partners & Kise Franks Straw.
As a matter of public interest, Mayor Richter announced that bids were received on the Water/Sewer Bonds from eight firms. The bonds have been sold at 7.26% interest. Although the City is rated by Moodys as single A, the bonds sold as if rated as AAA.
PUBLIC HEARING - DOVER CENTRAL AREA PLAN
Mayor Richter stated that copies of the Dover Central Area Plan have been available for public viewing since March 28, 1989. The purpose of the public hearing is to afford an opportunity for public comments on the Dover Central Area Plan as prepared by Urban Partners & Kise Franks Straw.
The City Planner offered a brief synopsis of the purpose of the study, as follows:
“For the past fourteen months, Urban Partners and Kise Franks Straw Planners have been conducting a study and recommended plan of action for the revitalization and re-development of a one (1) square mile area referred to as the Central Area, but defined more clearly as that portion of our City from Wesley College to the north, south to Kent General Hospital and from the railroad west to the St. Jones River.
It has been recognized that this area, and each of its various sub-components, represents an important aspect of the economic well being of our City and collectively these areas represent a large portion of employment in the City of Dover. It is the belief of the Mayor and Council that our government has a major stake in the economic health of our Central Area.
Realizing this, and in an effort to preserve the essentially healthy portions of our Central Area, the City sponsored the preparation of the Dover Central Area Plan in the hope that such a plan would identify, promote and maximize the development potential of Dover’s Central Area.”
The Planner introduced Mr. John Gallery of Urban Partners, and Mr. Jeremy Alverez of Kise Franks Straw. Mr. Galley presented a brief summary of the submitted Final Report of the Dover Central Area Plan (as on file in the Offices of the City Planner and City Clerk).
Mr. Cregar invited questions from members of Council and the Planning Commission prior to opening the hearing for public comment.
Mr. Levitt
With the closing of the downtown Acme, do you envision another food store in the downtown area?
Mr. Gallery
The analysis of market conditions suggests that there is a demand that could support another retail food store. If Acme leaves, a strong effort should be made to have Acme allow another food store to open in that building since it already has available parking. If not, there is no other obvious location for a food store.
Mr. Hall
It is no secret that I do not support the Parking Authority lot on Water Street. How will this plan work with the proposed parking lot.
Mr. Gallery
As consultants, you must accept that certain things will change during the course of the study. Discussions with the Parking Authority have included Urban Partners’ suggestion that the parking lot could, at some time, be phased out to allow for development of a housing project.
Mr. Weyandt
Invited the comments of the public, stating that the feelings of the public on the Plan are extremely important to him and will be considered prior to approval of the recommendations of the Dover Central Area Plan.
CORRESPONDENCE
The City Clerk reported receipt of a letter from Wallace W. Taylor, favoring the recommended zoning plan for the State Street and Green area. Mr. Taylor wishes to operate an antique business which deals with 18th and 19th century glass, china and select furniture. Current restrictions in the State Street area prohibit such a business, but the new Plan would permit an antique shop in an historical preservation and encourages approval of an amendment to the zoning area as suggested in the report and to direct the appropriate agency to develop guidelines for a case by case approval of retail businesses in the currently restricted areas of State Street, from Loockerman Street to The Green.
Mr. Alverez explained that the Plan allows certain uses that would be comfortable in this type of area, as a conditional use if approved.
PUBLIC COMMENTS
Dave Louie
Mr. Louie stated that the report proposes the relocation of the Harry Louie Laundry. He asked if they also propose to relocate the two Capitol Cleaner facilities which are also within the area?
Mr. Gallery
The plan does not propose relocating either of the two Capitol Cleaner facilities.
Mr. Anthony Klemens
With all the proposed development, Mr. Klemens asked if consideration has been given to expansion of City services, such additional police officers, adequate water and sewer services, electric, fire, sanitation services, etc. Also, Mr. Klemens suggested that unique types of restaurants would be an asset to the City in the downtown area, citing such establishments as those found in the New Hope area. Everyone is concerned with the moving of the downtown Acme. Mr. Klemens stated that perhaps a full scale grocery store is more than what is needed and suggested a quaint convenience or small grocery store for the downtown area. He also suggested that the proposed changes be set up to occur in stages so that they can be reviewed prior to completion of the entire project.
Referring to the west end of Loockerman Street, Mr. Klemens asked how the Plan intends to extend the business range in a westerly direction and what will be done to improve this section.
Mr. Gallery
The opportunity to lure commercial development on the western end of Loockerman Street will be enhanced by improving the area in such ways as landscaping which will make more compatible with the rest of the street. Increasing the amount of activity and its diversity (increased number of businesses and housing) actually serves as a deterrent to crime.
Paula Lehrer
As a private citizen, Ms. Paula Lehrer applauded the City for their attempts in redeveloping downtown Dover. She stated that Dover is a wonderful place to live and she is excited that such good things are happening.
As the chairperson of the Dover Arts Council, Ms. Lehrer stated that the Dover Arts Council is pleased that they are playing a major role in the Plan. The DAC is currently planning cultural activities for the area and is looking at the possibility of utilizing the Capitol Theatre. Should the City designate a Downtown Development Corporation, as recommended in the Plan, the DAC is interested in working with them in their concerted efforts.
Joseph Bellmeyer
Mr. Joseph Bellmeyer is Chairman of the Trustees of Wesley College, and a trustee of Wesley College. Mr. Bellmeyer stated that he was the first chairman of the Downtown Redevelopment Committee several years ago. Two things that he was unable to accomplish is: (1) Decent parking extension on Bradford Street or North Street to accommodate what they thought would result from growth; and (2) Change the traffic pattern to accommodate increased growth. Mr. Bellmeyer stated that his committee attempted to have Loockerman Street one-way east and Reed Street one-way west (after widening).
He asked if the planners have considered traffic problems that could arise and sufficient parking.
Mr. Alverez
A review was conducted on current traffic activity in downtown Dover. It was concluded that establishing a one-way traffic system would not be advantageous. It was felt that this would revert the streets to their highway function of thru-traffic function, and would detract from their function as a front door to a pedestrian environment. They concur with the idea of expansion of the Bradford Street parking lot.
Ken Boch
Mr. Ken Boch, Chief of Plans and Programs for the Delaware Transportation Authority, spoke on the proposed Plan. The State has worked with the City for some time on a variety of transportation and transit alternatives as a means of addressing parking and congestion in downtown Dover. The State is currently studying the potential for public transportation services in the central Delaware area, with Dover serving as a focus. The initial findings of the study have been encouraging and it is hoped that there may be a potential to develop some form of public transportation service in the central Delaware area.
Mr. Boch suggested that consideration be given to means of promoting ride-sharing (car pooling) activities, particularly for those lots that are used primarily by long-term parkers. He suggested such things as preferential parking and special signing to designate areas for “Park & Ride”.
DelDOT has been sponsoring a very successful commuter bus service between Dover and Wilmington. The problem with the service is finding suitable stops with sufficient parking int eh Dover area. It is suggested that the study consider identifying a lot as a potential terminus for the commuter bus service, providing easy access for the bus to enter and exit the lot, and designating preferential parking for the riders of the bus service.
Mr. Boch stated that they believe that transit has the potential to address some of the concerns that have been raised in the study and they believe that transit is consistent with the goals of trying to enhance the downtown district. Aside from providing access to those who do not have automobiles to get to the downtown area, transit can also help to serve in reducing the demand for parking in the business district.
Mr. Fred VanSant
Mr. Fred VanSant asked if the State has a ridership profile on those utilizing the commuter service. Mr. Boch stated that they intend to perform a survey to obtain this type of information. Mr. VanSant stated that such information would be valuable, feeling that if riders are primarily State employees, then perhaps the State would want to look at providing a lot for the vehicles.
Mr. Pete Brockstedt
Mr. Pete Brockstedt stated that his is a member of the Greater Dover Committee, which was created in 1987 by persons with strong community interest who wished to explore ways to provide positive input and involvement in the growth of the City. Other members of this committee include Robert Berglund, Tom Burns, Ernest Danneman, Karl Dorzback, Dr. Eugene Elzie, Penn Emerson, Raymond Falconetti, James Flood, Terry Jackson, James T. Johnson, Dennis Klima, George Records, Jr., Homer Reihm, Muriel Schwartz, and Pete Weber.
The Greater Dover Committee, in reviewing the Dover Central Area Plan, touched on concerns regarding downtown, parking, the impact from new developments in other parts of the City, cultural activities, the political process, and general issues affecting the quality of life in the community.
The Committee extends its strong support to Mayor, Council and staff for having the Dover Central Area Plan prepared. Mr. Brockstedt asked that the Greater Dover Committee be involved in the Plan recommendations and that they be permitted as active participants in its implementation.
Mr. Levitt
Mr. Levitt referred to the proposal for the development of middle and upper income housing in the downtown area. In looking at the downtown area as a residential neighborhood, Mr. Levitt asked Mr. Brockstedt’s opinion on the viability of this concept.
Mr. Brockstedt stated his opinion that it is very viable. As co-owner of Loockerman Square, Mr. Brockstedt relayed his feeling that there are many people that enjoy living in the downtown area.
William McFadden
Mr. William McFadden asked if the Greater Dover Committee has embraced the issue of parking on Water Street. Mr. Brockstedt stated that he could not address the plan that specifically, feeling that one small entity was singled out of a very major plan.
Mr. VanSant
Mr. VanSant stated some difficulty with so many groups representing the downtown area and asked if there is one particular group that truly represents the downtown area. Mr. Brockstedt explained that the interests of the Greater Dover Committee extend considerably beyond the downtown area, although this area is also of great concern.
According to Mr. Brockstedt, it is a normal process of a fast growing community to have many groups interested in particular areas. He felt that it is in the community’s best interest to hear many viewpoints. Mr. Lynn agreed that it is better to hear many points of view when making a decision to ensure that the best decision is made.
Mr. Weyandt
Mr. Weyandt asked how much support the City can expect from the financial community in the interest of downtown revitalization, and what would Council need to do to entice the supporters to invest money in downtown Dover?
Mr. Brockstedt
Mr. Brockstedt stated that he could not speak for the business community, although he feels that the proposed Plan is applauded by the business community and that their support is being offered. Mr. Brockstedt stated that the consultants covered proposed funding in their report.
Debbie Flayhart - President of the Central Dover Business Association
Mrs. Flayhart, President of the Central Dover Business Association, and a member of the Tourism Committee addressed Council on behalf of the downtown merchants. The downtown merchants support the proposed projects and although they recognize that implementation will be costly, they believe that doing nothing would be equally costly. Mrs. Flayhart encouraged Council to move forward with a comprehensive, coordinated development of the downtown area.
Allen Hedgecock - Director of the Central Delaware Chamber of Commerce
Mr. Allen Hedgecock, Director of the Central Delaware Chamber of Commerce, extended the support of his organization to assist in implementation of the proposed plan for revitalizing downtown Dover. The Chamber’s Tourism Committee is working diligently to attract tourists to our community. Bus stops for tour buses is needed in the area of The Green, as well as the proposed boutiques and shops in the downtown area which will serve as an attraction to visitors.
Larry McAllister - Chairman - Dover Parking Authority
Mr. Larry McAllister, Chairman of the Dover Parking Authority, stated that the Parking Authority members look forward to a renaissance of downtown Dover and expressed true cooperation to all interested parties, including the proposed Downtown Development Corporation. Referring to the Urban Partners Report, Mr. McAllister stated that is parallels a study completed by Norman Day which was completed in 1987. Although the plans differ on specific locations of improvement, it is acknowledged that the demand and the feasibility was clearly in concert with each other. The Authority has questioned the immediate demand for parking on Bradford Street, and would be hard pressed to acquire a feasibility study to support the complete redevelopment of the Bradford Street lot on its own. Mr. McAllister feels that we must look at the Bradford Street lot, or a project in close proximity, as an incubator for future development. The Parking Authority supports the theory of assemblage of land, concurring that it is important for future development of parking facilities or for commercial or retail development.
The Parking Authority feels that on-street parking management is a must if these proposed improvements are to be successful. Mr. McAllister stated that City government should direct its resources to its inner core, feeling that infill is the subject of the Plan. He felt that members of Council should support the Plan which will create an improved tax base that allow citizens of Dover to maintain and partake of its present low tax rate.
Referring to the Loockerman Square Project, owned by Mr. McAllister and Mr. Pete Brockstedt, Mr. McAllister stated that all apartments are now occupied and with an expected letter of intent, the 80,000 sq. ft. facility will be 86% leased. The off-street parking requirements demanded of this project made it very difficult for the developers.
Art Malinoski - Dover News Stand
Mr. Art Malinoski, owner of the Dover News Stand, suggested that in concert with the proposals of the Plan, the City increase services in the downtown area such as trash pickup services and street cleaning. Mr. Malinoski stated that potential developers will not bring business to the downtown area unless it is aesthetically pleasing and clean.
Alluding to the special services requested by Mr. Malinoski, Mr. Christiansen asked if he felt that the downtown merchants would support a tax benefit district to fund the additional services.
Mr. Malinoski stated that every community renders certain services as part of the community activity. He felt that it behooves the community as a whole to demonstrate extra emphasize on the downtown shopping district so that the entire community can be more successful.
Jean Shane
Ms. Jean Shane, residing on Governors Avenue, asked if the City will officially recognize the Victorian Historic District as it is referred to in the report and if it is felt that such recognition would help to maintain the quality of the area.
Mr. Gallery stated that the report does not create the Historic District, but that maintaining the quality of the Historic District is very important to the integrity of the residential district.
Mr. Alverez stated that the Historic District is set by State designated boundaries.
Charles Johnson
Mr. Charles Johnson of 419 S. State Street, referred to the proposed plan of creating a Downtown Development Corporation, and urged members of Council to be very careful when appointing a committee so that the City maintains control.
Lisa Noble
Mrs. Lisa Noble, a resident of the Historic District, applauded Mr. Weyandt for his statement that he would not vote on the plan without feedback from the community. Mrs. Noble conveyed her wish that all members of Council will respond in the same manner.
James Marshall
Mr. James Marshall, a property owner in the downtown Dover area and a member of the Dover Parking Authority, addressed members of Council. Mr. Marshall stated that he enjoys living in Dover and that he is pleased that the study included an area that is sometimes referred to as an undesirable part of the City. Mr. Marshall stated that development of housing is as important in the western section of Dover as it is in the eastern parts. All of the people of the community want to enjoy its resources, needed jobs, housing, and an opportunity. If the community provides these resources to all of our citizens, we will minimize many of our current problems and reduce the problems that we will have in the future.
William Pusey
Mr. Bill Pusey, residing west of Dover, questioned the possible environmental impact of the proposed plan. Mr. Alverez stated that a detailed engineering study was not made, although they feel that the plan will have a very positive impact on the community and will have no denigration of the physical environment in Central Dover.
Henry Horsey
Justice Henry Horsey of The Green asked the proposed time frame involved in implementation of the Plan, noting that he owns property on State Street which he would like to rent as an antique shop.
Mr. Cregar stated that an implementation date is difficult to project since the Plan has not yet been adopted by the City and many of the proposals involve funding which must be reviewed. After adoption of the ordinance to permit an antique shop on State Street, it would take approximately 45 days to go through the normal channels for Conditional Use approval. Mr. Cregar reminded Justice Horsey that the Plan will be implemented in stages, which would probably allow those issues that do not require funding to be implemented more quickly.
Justice Horsey referred to page 47 of the Report which states that”corner properties on State Street and The Green would have to be examined very carefully, perhaps only allowing changes where a special facility like the tavern is involved.” He asked if this statement will prohibit the use of his property.
Mr. Gallery responded that the intent of the statement is to be very inflexible on properties that face The Green in terms of changes and external character and activities, and to be more flexible with properties that face State Street.
Justice Horsey stated his opinion that the statement is referring to the external appearance of the property rather than its use.
Jim Stuart
Mr. Jim Stuart, Administrator of the Bureau of Museums and Historical Sites, asked if the Bureau of Museums could have a copy of the report. Mr. Cregar stated that his office would attempt to make copies available, although the Dover Public Library has a copy for public viewing.
Referring to housing in the area of Water Street and Governors Avenue, Mr. Stuart asked if the proposed housing will be only for citizens of greater means.
Mr. Gallery stated that the Plan does not attempt to set prices of housing, although they feel that there should be the opportunity for different economic levels of housing in the central area.
Dr. Howard Row
Dr. Howard Row suggested that the City of Dover expend the necessary funds to make copies of the plan available to all interested parties.
Conclusion
Mayor Richter thanked members of the public for their input during the public hearing and encouraged additional participation in the future and ensuring that copies of the report will be made available to all interested parties.
Meeting Adjourned at 9:30 P.M.
DEBRAH J. BITTNER
CITY CLERK
All orders, ordinances and resolutions adopted by City Council during their meeting of April 5, 1989, are hereby approved.
JOHN E. RICHTER
MAYOR
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