City of Dover, Delaware - Regular Parks, Recreation, and Community Enhancement Committee Meeting

Regular Parks, Recreation, and Community Enhancement Committee Meeting

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Nov 13, 2007 at 12:00 AM

PARKS, RECREATION, AND COMMUNITY ENHANCEMENT

The Parks, Recreation, and Community Enhancement Committee meeting was held on November 13, 2007, at 12:00 p.m. with Councilman McGlumphy presiding in the absence of Chairwoman Russell. Members present were Mrs. Horsey and Mr. Lewis. Mr. Ruane was absent.

AGENDA ADDITIONS/DELETIONS

Mr. Lewis moved for approval of the agenda, seconded by Mrs. Horsey and unanimously carried.

Parks and Recreation/Open Space Plans - Review of Active Recreation Areas

In accordance with Article 5, Section 10, of the Zoning Code, all residential developments shall provide Open Space and an Active Recreation Plan, which must be reviewed by the Parks, Recreation, and Community Enhancement Committee for a recommendation prior to consideration of the Conditional Use Site Plan by the Planning Commission. Subsection 10.7 of Article 5, Section 10, of the Zoning Code requires that all areas planned for public dedication, or cash donations provided under this section, must be submitted to and approved by the Parks, Recreation, and Community Enhancement Committee and shall be subject to final review and approval by City Council prior to acceptance by the Planning Commission.

Members reviewed the following Active Recreation Areas:

Stonebrook East Planned Neighborhood Design

Members were provided an application for the Recreation Plan for Stonebrook East: Planned Neighborhood Design (PND) Development. Stonebrook East consists of 45.03^+/- acres of land located at the northeast corner of McKee Road and Denneys Road, north of the Mill Creek Subdivision. The applicant proposes the construction of 255 residential units (87 townhouses and 168 garden apartments), open space areas, community center, and street layout.

On behalf of the applicants, Chartwell Homes, Inc. and CLMS Development, Inc., Mr. Gregg Moore of Becker Morgan Group presented the Open Space and Active Recreation Plan for Stonebrook East (as on file in the City Clerk’s Office). It was noted that Stonebrook East and Stonebrook West (see next agenda item) will be interconnected. He noted, for clarification, that the plan has been modified to reflect that the residue area has not been incorporated into the open space/recreational area.

Members were advised that the overall Stonebrook Planned Neighborhood Design Development exceeds the minimum of 25% open space for a Planned Neighborhood Design Development by creating a series of open space areas, a community center, basketball court, swimming pool, gazebo, and children’s play structure. The Stonebrook East PND provides 23.78^+/- acres or 52.8% of the available land towards open space. Based upon the number of residential dwelling units proposed (255 units), this subdivision is required to provide 1.609^+/- acres (70,088 S.F.) of open space designed to function as Active Recreation space.

Upon review of the Open Space and Active Recreation Plan for Stonebrook East, the Department of Planning and Inspections Staff submitted the following recommendations:

1.Staff recommends approval of the Community Center Area, the Park Area and the associated amenities of club house, pool area, walking trail and gazebo, and hardtop court as the Active Recreation Areas for the Stonebrook PND. Staff recommends approval of the overall Open Space provided for the project. Recommendations suggested as conditions of this approval are listed below:

a.Staff recommends the addition of bicycle racks adjacent to the Clubhouse Building.

b.The community park area shows five ‘Green Giant Arborvitae' trees which will obscure the view of the park from the street. These should be relocated.

c.Recommend that play structure be selected for the 5-12 age group.

d.An extension of the walking path must be made to the tot-lot area.

e.The materials for the walking path in the community park providing access to the gazebo should be concrete sidewalk.

2.Staff recommends the repositioning of the clubhouse such that it faces Charlton Drive or has a side yard facing Charlton Drive. This will provide visibility of the main entrance from a public street.

3.The following items should be included on the Plan to clarify the construction of the recreation area improvements:

a.Provide a construction detail or specifications for the amenities such as the walking path construction including the width of the paths, hard court surface, etc.

b.All street trees must be relocated to the individual lot (side of the sidewalk) and not within the grass strip between the curb and sidewalk.

4.Staff recommends that street intersections with adjoining sidewalks should be made barrier free for access and include crosswalk markings in order to delineate pedestrian connections to the open space and recreation areas.

5.Identify the type of lighting proposed. The placement of street light style lamp posts may be more appropriate for certain areas especially in the vicinity of the gazebo and play structure.

6.The lawn areas should be appropriately planted (seeded or sodded) and maintained for active recreational activities.

7.Identify location of curb cut/driveway depression to allow for maintenance/equipment access to the park area. Due to size of grass area, larger tractor size equipment may be utilized in the maintenance activities.

8.The applicant is reminded of the requirements for construction phasing of the recreation area as associated with the development of the residential units. (Zoning Ordinance, Article 5 §10.6)

Article 5 §10.6 Construction Phasing. The recreation and open space areas shall be completed in a proportion equal to or greater than the proportion of residential dwelling units completed, except that one hundred (100) percent of the recreation and open space areas shall be completed prior to issuing building permits for the final twenty (20) percent of the dwelling units proposed. Building permits shall not be issued for dwelling units unless the requirements of this section are met.

9.There shall be provisions which insure that the common open space land shall continue as such and be properly managed and maintained. The developer shall either retain ownership and responsibility for maintenance of such open land; or provide for and establish one (1) or more organizations for the ownership and maintenance of all common open space i.e. a Homeowners Association. The organization shall be responsible for maintenance, insurance and taxes on the common open space.

10.In the event, that major changes and revisions to the Preliminary Subdivision Plan which affect the Recreation Plan occur in the review process and finalization of the Plan resubmittal may be required for review by the Parks Recreation and Community Enhancement Committee or other agencies and commissions making recommendations in regards to the plan.

Responding to Mr. Lewis, Mr. Moore stated that the relocation of the trees can be accomplished to provide visibility of children.

Mr. Moore concurred with staff’s recommendations with the exception of the repositioning of the clubhouse. He requested that the clubhouse remain positioned towards the parking.

Mrs. Melson-Williams, City Planner, explained that staff felt that the clubhouse should be positioned to face the public street rather than the pool. Responding, Mr. Moore stated that the concern is with parking, explaining that it is not desired for parking to occur on the roadway so that the main entranceway is not located where children will be walking back and forth. Mrs. Melson-Williams stated that it was staff’s hope that most individuals would be walking to the site. Responding to Mr. McGlumphy, Mrs. Melson-Williams stated that although staff would have no objections to the request, it was felt that the repositioning would provide for a better plan, since the clubhouse is meant for the entire community and not just the apartment residents.

With regards to front and back elevations, Mrs. Horsey stated that a back elevation can be designed to look like a front elevation. Responding, Mrs. Melson-Williams stated that such a design would be an option and that although staff has submitted their recommendation, the committee also serves as a recommending body to City Council. She explained that it was staff’s opinion that the recommendations would improve the plan by repositioning the clubhouse to the street, since it would serve as a public building.

Mrs. Horsey moved to recommend approval of the open space/active recreation plan for Stonebrook East, as recommended by staff, with the exception of including the developers suggestion for the position of the clubhouse, stipulating that the back of the building appear as the front. The motion was seconded by Mr. Lewis and unanimously carried.

Stonebrook West Planned Neighborhood Design

Members were provided an application for the Recreation Plan for Stonebrook West: Planned Neighborhood Design (PND) Development. Stonebrook West consists of 88.97^+/- acres of land, located on the northwest corner of McKee Road and Denneys Road, east of the Carlisle Village subdivision and west of McKee Road. The applicant proposes the construction of a residential development consisting of 199 dwelling units (44 townhouses, 66 duplexes, and 89 single family homes). The northern portion of the property, consisting of approximately 21.3 acres located north of the Mudstone Branch is proposed to be retained by the owner.

Members were advised that the overall Stonebrook West Planned Neighborhood Design Development exceeds the minimum of 25% open space for a Planned Neighborhood Design Development with over 50 acres of open space. The open space includes active recreation areas, woodlands, wetlands, flood plain areas, and the area adjacent to the Mudstone Branch. Based upon the number of residential dwelling units proposed (199 units), this subdivision is required to provide 1.25 ^+/- acres (54,725 S.F.) of open space designed to function as Active Recreation space. The Plan provides for 3.76^+/- acres.

Upon review of the Open Space and Active Recreation Plan for Stonebrook West, the Department of Planning and Inspections Staff submitted the following recommendations:

1.Plan complies with the minimum acreage requirement for the Active Recreation Areas. The project plan also provides above the minimum 25% of total site area as Common Open Space.

2.Staff recommends approval of the general concept for the recreation area and its associated amenities of the gazebo, play structure (tot lot), hard court game surface, turf playground, and walking path as the Active Recreation Areas for the Stonebrook West PND. Recommendations suggested as conditions of this approval are listed below.

a.Provide a paved path (revise path surface material) from the sidewalk into the recreation area to access the gazebo and play structure area.

b.Provide a paved path to the gazebo entrance from the walking path.

c.Provide a paved path to the play structure area entrance from the walking path.

d.Recommend that play structure be selected for the 5-12 age group.

e.Adjust placement of at least one bench to be directly adjacent to the paved path.

f.Relocate some of the proposed evergreen tree plantings along Alexandra Drive to other areas of the subdivision to provide better visibility of recreation area.

3.The following items should be included on the Plan to clarify the construction of the recreation area improvements:

a.Provide a construction detail or specifications for the amenities such as the walking path construction including the width of the path, hard court surface, turf playground, etc.

b.Consider redesign and relocation of the connection of the walking path to the sidewalk system. A second link to the walking path as you approach from the south near Markland Drive is suggested.

c.All street trees must be relocated to the individual lot (side of the sidewalk) and not within the grass strip between the curb and sidewalk.

4.Identify the type of lighting proposed. The placement of street light style lamp posts may be more appropriate for certain areas especially in the vicinity of the gazebo and play structure.

5.The lawn areas should be appropriately planted (seeded or sodded) and maintained for active recreational activities.

6.Identify location of curb cut/driveway depression to allow for maintenance/equipment access to the park area. Due to size of grass area, larger tractor size equipment may be utilized in the maintenance activities.

7.The applicant is reminded of the requirements for construction phasing of the recreation area as associated with the development of the residential units. (Zoning Ordinance, Article 5 §10.6)

8.There shall be provisions which insure that the common open space land including the active recreation areas shall continue as such and be properly managed and maintained. These provisions shall be in a form acceptable to the City of Dover. The developer shall either retain ownership and responsibility for maintenance of such open land; or provide for and establish one (1) or more organizations for the ownership and maintenance of all common open space i.e. a Homeowners Association. The organization shall be responsible for maintenance, insurance and taxes on common open space and recreation facilities.

a.A note should be added to the Record Plan and other plan sheets indicating the responsible entity.

b.A note should be included on the Record Plan to indicate the Open Space areas.

9.In the event, that major changes and revisions to the Preliminary Subdivision Plan which affect the Recreation Plan occur in the review process and finalization of the Plan resubmittal may be required for review by the Parks Recreation and Community Enhancement Committee or other agencies and commissions making recommendations in regards to the plan.

Mr. Lewis moved to recommend approval of the open space/active recreation plan for Stonebrook West, as recommended by staff. The motion was seconded by Mrs. Horsey and unanimously carried.

Blue Hen Apartments

Members were provided an application for the Active Recreation Area Plan for Blue Hen Apartments, which is being reviewed as a Site Development Plan. The property consists of 20.66^+/- acres of land located east of Bay Road, behind the Blue Hen Corporate Center. The applicant proposes the construction of 13 apartment buildings for a total of 162 units and a clubhouse building.

On behalf of the applicant, Blue Hen Apts., LLC, Mr. Gregg Moore of Becker Morgan Group presented the Open Space and Active Recreation Plan for Blue Hen Apartments (as on file in the City Clerk’s Office).

Upon review of the Open Space and Active Recreation Plan for Blue Hen Apartments, the Department of Planning and Inspections Staff submitted the following comments and recommendations:

1.The proposed plan meets the area requirements for the Active Recreation Area. The plan is required to provide 1.02 acres of Active Recreation Area and it is proposing 1.13 acres of Active Recreation Area.

2.Staff recommends approval of the swimming pool, clubhouse, and play area equipment (provided age of proposed equipment) with the swing set, benches, and other play equipment.

3.The following items should be included on the Plan to clarify the construction of the recreation area improvements:

a.A list of the proposed features needs to be provided on the Active Recreation Plan (i.e. the number of benches and the details of the items).

b.Show tree planting locations on the Recreation Plan.

c.Provide lighting around the play area.

d.Indicate if the area around the play area is grass. If it is a walkway into the site is needed for accessibility.

e.Lawn areas shall be appropriate planted (seeded or sodded) a maintained for active recreation activities.

f.Indicate the location of the access points into the play area.

4.Staff recommends the plan provide intraconnectivity (a sidewalk) between the dwelling unit buildings to the clubhouse and other Active Recreation Areas.

5.Staff recommends providing a walking path around the site. This could be in place of the basketball court to add a feature less age reliant. The walking path would allow for connectivity from the residential development to the Blue Hen Corporate Center.

6.In the event, that major changes and revisions to the Site Plan occur in the finalization of the Site Plan contact the Department of Planning and Inspections. Examples include reorientation of building, relocation of site components like stormwater management areas, and increases in floor area. These changes may require resubmittal for review by the Development Advisory Committee, Planning Commission, or other agencies and commissions making recommendations in regards to the plan.

7.The applicant is reminded of the requirements for construction phasing of the recreation area as associated with the development of the residential units.

8.There shall be provisions which insure that the common open space land (including active recreation area) shall continue as such and be properly managed and maintained. The developer shall either retain ownership and responsibility for maintenance of such open land; or provide for and establish one (1) or more organizations for the ownership and maintenance of all common open space i.e. a Homeowners Association. The organization shall be responsible for maintenance, insurance and taxes on the common open space.

a.Add a note on the Site Plan regarding who is responsible for maintenance, insurance and taxes on the common open space.

Mrs. Melson-Williams advised members that the plan has been revised and adjusted by the developer since staff prepared their comments and recommendations. Specifically, she stated that the original plan proposed a basketball court, which has since been eliminated from the plan by the developer.

Mr. Moore explained that although it has been agreed upon to eliminate the basketball court at this time, it remains on the plan since they would like to have this option if it is determined that such an amenity would benefit the neighborhood, which will be dependent upon the age group of residents.

Responding to Mr. McGlumphy, Mr. Moore assured members that the concerns of the residents of Schoolview have been taken into consideration and the plan developed to comply with their requests.

In response to Mr. Lewis regarding staff’s concerns with the basketball court, Mrs. Melson-Williams explained that there was concern due to its proximity to the rear of the Blue Hen Corporate Center and excessive parking available, which may invite users from other areas. She explained that there have been instances when these conditions have created police issues. Mrs. Townshend also stated that staff felt that there was a need for pedestrian opportunities; therefore, rather than an age specific activity, such as the basketball court, providing additional walking paths would prove to be more beneficial.

Mrs. Horsey moved to recommend approval of the open space/active recreation plan for Blue Hen Apartments, as recommended by staff, with the applicant working with staff on recommendations #4 and #5 regarding the walking paths and sidewalks. The motion was seconded by Mr. McGlumphy.

Mr. Moore questioned if the motion includes the understanding that although the basketball court would not be built initially, it would remain in the plan for possible inclusion at a later time. He explained that the basketball court must be considered during the calculation for the stormwater management, as it is an impervious surface. Responding, Mr. McGlumphy stated his understanding was that the basketball court would not be included in the plan at this time and that when and if it is desired, such a request would be presented at that time for consideration.

Ms. Fenorosky of Petinaro advised members that they would like to retain the option of the basketball court so that it can be accomplished if it is later determined to be the request of the residents. Responding, Mrs. Townshend noted that the concerns with regards to the basketball court, as previously mentioned, were located within developments where the recreation areas were managed by a homeowners association. She explained that this development is different in the sense that Petinaro will manage the development, including the recreation/open space areas.

Responding to Mr. Moore, Mrs. Townshend explained that a sidewalk waiver would be required to have the pedestrian walkway remain as proposed by the developer. Mr. Moore advised members that the placement of the walkway was developed with consideration for the adjacent Schoolview property owners.

The motion recommending approval of the open space/active recreation plan for Blue Hen Apartments, as recommended by staff, with the applicant working with staff on recommendations #4 and #5 regarding the walking paths and sidewalks, was carried with Mr. Lewis voting no.

Updates

Members were provided the following updates:

Puncheon Run Watershed Action Team Update

Mr. Koenig, Public Services Director, advised members that the Action Team meeting was held on October 31^st and that members were provided a very long and detailed engineering overview of all the options. Members will be reviewing the various options for commenting and will meet again to discuss the options. He stated that there is not one (1) single “fix” for the problem. There is work scheduled to occur in the basin, Governors Avenue project, and discussion with regards to removing vegetation on the southern end of the Puncheon Run. These actions are scheduled to occur this fall and early next year.

Mr. Koenig stated that the Action Team will be developing a series of recommendations and that, at this time, it is a matter of finalizing the projects, obtaining the necessary funding, etc.

John W. Pitts Recreation Center

Mr. Carter, Director of Parks and Recreation, advised members that it is important to have the building enclosed to begin the interior work. He stated that due to the rain, it may be difficult to meet the scheduled January 2008 opening. Noting that the report reflects a private donation being received in the amount of $25,000, Mr. Carter advised members that the correct amount should be $75,000, which was received from the Bieser-West Family.

Planning and Funding for New Library

Mr. Richard Thau, Library Director, provided an update on the planning and funding for the new library.

CDBG Program

Members were provided the status report on the FY 2006 and FY 2007 Program Funds Spent for the CDBG Program.

Responding to Mr. Lewis, Mrs. Harvey, Community Development Director, stated that once an applicant has been awarded the grant, the funds are required to be spent 60 days prior to the end of the current fiscal year.

2008 Comprehensive Plan Update

Mrs. Townshend, Director of Planning and Inspections, provided an update on the Comprehensive Plan development process for the 2008 Comprehensive Plan. At the next meeting, it is her intention to provide members with an outline of the various chapters and the responsible staff person as well as committee assignments.

Mr. Lewis moved for adjournment, seconded by Mrs. Horsey and unanimously carried.

Meeting Adjourned at 1:08 P.M.

Respectfully submitted,

William P. McGlumphy

Acting Chairman

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Agendas

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Attachments

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