COUNCIL/PLANNING COMMISSION
WORKSHOP
Members of Council met in a workshop session with members of the Planning Commission on January 30, 1989, at 7:30 p.m. , with Councilman Weyandt presiding. Members of Council present were Mayor Richter, Mr. Levitt, Mr. Lynn, Mrs. Legates Mr. Daisey, Mr. Hall, Mr. VanSant and Mr. Christiansen. Members of the Planning Commission present were Mr. Holmes, Mr. Massey, Mr. Hayes, Mr. Holt, Mr. Houston, Mr. Davis, Mr. Cook, Mr. McKenna and Mrs. Hastings.
Mr. Weyandt stated that Council recently placed a moratorium on the rezoning of residential properties. The purpose of the workshop is to allow discussion by members of Council, the Planning Commission and interested citizens relative to the City of Dover Comprehensive Plan and the rezoning of residential properties.
Mr. Weyandt stated his opinion that there have been too many rezonings from residential categories, reminding those present that there seems to be a housing shortage in the area. He stated that the City must offer affordable housing for those persons in the average salary range, which is between $15,000 and $22,000 annually.
Mr. Ed Cregar, City Planner, stated that. the existing RG-0 zoning classification in the City is a general residential/professional zone. It is classified as a residential zone which means that an office complex of 1,000 sq. ft. is treated in the safe way as a very large office complex. An alternative to treating the office complexes of varying sizes in the same manner, is to establish a zone for complexes exceeding a certain number of square feet. Mr. Cregar suggested a new zoning classification of C/PO (Commercial/Professional Office) for the larger complexes since they are actually more of a commercial use than residential. He also suggested closing the present RG-0 zone, or to allow an RG-0 as a conditional use, approved by the Planning Commission, in complexes of less than 1,000 sq. ft.
Mr. Weyandt cited instances where Council has rezoned residential property to an RG-0 category where large office complexes have been constructed, completely changing the essence of the neighborhood. When citizens purchase a home, they should have some guarantee that the City is not going to allow a commercial property to be constructed in the middle of a residential community. Referring to the Bradford Street area, Mr. Weyandt stated that it is important to encourage the residential uses of the present homes and not to encourage further encroachment of office complexes.
Judge Houston, Chairman of the Planning Commission, stated that the Planning Commission agrees with the recommendation of the Planner. He stated that it is sometimes difficult to take action on a request when they do not know the specific use intended for the property.
Mr. Bill Hayes, Planning Commissioner, stated that there was a time when the R-20 zone was only a holding zone until the property could be zoned to the proper classification, Mr. Weyandt stated that this policy has been changed, explaining that when property is annexed into the City, it is annexed into the zone for which it will be used.
Mr. John McKenna, Planning Commissioner, referred to Mr. Cregar's suggestion of permitting 1,000 sq. ft. (or less) complexes in residential areas. He stated that approval of such a complex should require a Planning Commission public hearing so that the concerns of adjacent property owners can be heard.
Mr. Christiansen stated his feeling that the current zoning categories are very ambiguous. He felt that the City should establish more finite definitions of what can be in a particular zone. He stated that broadness of a category sometimes allows for a totally different use than the one that was submitted for approval.
According to Mr. Cregar, there is a nationwide trend to utilize performance standards for rezoning which permits more detailed information when considering a rezoning. Performance Standards Zoning returns control to the community, taking into consideration what the community wants to see in their neighborhood.
Responding to a question by Mr. VanSant, Mr. Cregar stated that tile change would have no affect on property currently zoned as RG-0, but it would close the zone for, future requests.
Mr. Levitt relayed his concern with safety in neighborhoods where residential homes are mixed with a vast number of offices, feeling that these areas are left unprotected since the offices are often empty.
The meeting was opened to comments from the general public.
Mr. John Kernan asked the Planner how the City would notify affected property owners of any changes. Mr. Cregar replied that if the City were to amend the Comprehensive Plan map, it would be done in accordance with regulations of the Delaware Code.
Mr. Bruce Little of S. Bradford Street stressed the concerns of citizens residing in the area of S. Bradford Street. He alluded to the encroachment of offices in what was once a residential area, displaying a chart outlining the percentage of residential homes left in this area as follows:
Bradford Street 64%
Governors Avenue 39%
State Street 50%
Mr. Little stressed that property owners want this area to be utilized for residential uses. He also expressed concern with inadequate off-street parking, even for the smaller complexes. It is their intent to submit a petition to Council stating then, desires.
Mr. Tom Burns, representing the Kent County Board of Realtors, addressed the concerns of local realtors. The Kent County Board of Realtors supports the CP/O zone for larger complexes as recommended by the Planner. Realtors, however, need direction from Council concerning the Comprehensive Plan. They try to utilize the Comprehensive Plan when clients look for a specific type of property. Referring to the influx of office complexes in the Bradford Street area, Mr. Burns stated that realtors are confused as to what the City wants in this area. He also stated that there are times when a property zoned as RG-O can act as a buffer between residential and other types of properties.
Referring to the Route #8 area, Mr. Burns suggested that the City annex the islands that are still outside the City's corporate limits. This would alleviate the County zoning changes that are taking place in this area, reminding Council that the Comprehensive Plan calls for low density residential uses in this area. If the entire area was in the City, the City would have total control of the planning and zoning taking place.
Realtors try to keep housing affordable; however, newer restrictions cause higher costs which is the reason that town houses are becoming popular. However, very little property in the older areas of Dover, is zoned for town houses and most residents object to their construction. Therefore, many proposed town house projects were discarded and office complexes were built. The construction of town houses would have provided the affordable housing needed in the core area of Dover. Mr. Burns relayed the cooperative spirit of the realtors in working with the City and requested that they be included in all future discussions.
Mayor Richter reminded those present that changing the name of the category will not make Council's decisions any easier. If Council does not want offices in the Bradford Street area, then the Comprehensive Plan should be amended and the Plan should be followed.
Mr. Frank Hutchins stated that simply changing the Dame of the zone will make the difference. Mr. VanSant expressed his opinion that the proposed change would do more than just change the name of a zone, feeling that it would restrict office complexes in residential areas.
Mr. John Hughes His opinion that office complexes are not good buffers for residential areas, relating to problems of insufficient parking and empty buildings at nightfall.
The City Manager, Mr. Bartolotta, urged members of Council to give serious thought to utilization of Performance Standards Zoning, stating that tile standards are of more interest to residents than the actual zoning category.
Mr. Burns also requested input on where the City plans to place arteries through the City in relation to proposed development, Mr. Cregar informed him that discussions on this matter are scheduled with the Department of Transportation.
Mr. Weyandt requested that all suggestions be given to the Planner in writing so that they can be considered by the Planning Commission and Council during future workshops.
Meeting Adjourned at 8:30 P.M.
Respectfully submitted,
Francis R. Weyandt
Chairman
FRW/DJB/jg