QUARTERLY OPEN TOWN MEETING
The Quarterly Open Town Meeting was held on February 3, 1992 at 7:30 p.m. with Mayor Richter presiding. Members of Council present were Mr. Lambert, Mr. Daisey, Mr. Levitt, Mr. Pitts, Mr. Salters, Mr. Lynn, Mr. Weyandt and Council President Christiansen. Councilman Hare arrived at 8:30 p.m.
Mayor Richter announced that a presentation will be made by the Downtown Dover Development Corporation. An open session for citizen input will be offered both before and after the presentation.
SUBJECT MATTER FROM THE FLOOR
Javan Davis - 635 Nimitz Drive
Mr. Javan Davis stated that he supports a downtown grocery store in the vicinity of the old Acme site. A grocery store is needed for those that live in the area and are disabled and those that cannot afford public or private transportation. Mr. Davis relayed his opposition to the purchase of the WSFS building, stating that the taxpayers cannot afford additional tax increases. He felt that the building was overpriced and that such a purchase should not have taken place during a recession.
T. Magoo Dorcey - 1131 S. Bay Road
Mr. T. Magoo Dorcey offered a suggestion to address the space needs of the Police Department. He suggested that a safe and adequate building on Route #13 would alleviate the problem of traffic congestion encountered in the downtown area when responding to an emergency. The structure proposed by Mr. Dorcey for use is the old PharmHouse structure located adjacent to Thriftway on Route #13. The building is 100,000 sq. ft. and could safely house the Police personnel and equipment. Mr. Dorcey suggested that state and federal funds be sought for renovation of the proposed Police station.
Referring to the DDDC, Mr. Dorcey stated his feeling that a grocery store is needed in the downtown area, but does not feel that the City should be in the real estate business.
Beulah Gray - 722 Forest Street
Ms. Beulah Gray asked how the Downtown Dover Development Corporation was created and if it is a Mayoral appointment or a product of City Council. Ms. Gray asked who authorized the use of tax dollars to fund speculative purchases of white elephant properties such as the Acme and WSFS buildings and who the ultimate owners will be.
PRESENTATION BY DOWNTOWN DOVER DEVELOPMENT CORPORATION
Mr. Gary Patterson, President of the DDDC, explained that various members of the Corporation will make a presentation relative to the areas they have been working on. Mr. Patterson outlined the history of the DDDC, stating that they were originally created as the Downtown Dover Development Commission in a Resolution adopted by City Council on May 8, 1989. This creation stemmed from previous Council members' concerns for economic development when Urban Partners were commissioned to study the Dover Central Area Plan. One of the recommendations offered in the study was the creation of a Development Authority to carry out recommendations outlined in his study in terms of economic development in the downtown area. When Council approved the creation of the Downtown Dover Development Commission, they were charged with studying the management plan as contained in the study and to recommend to Council specific ordinances for implementation, to coordinate their efforts with various involved entities, and that a final report be submitted to Council by October 1989. A final report was submitted to Council on October 19, 1989. A recommendation from the report was that a corporation be created to carry out their goals, that the corporation have the necessary authority to lead the revitalization, and that they become a formal part of the review process for zoning, variances, site plans and similar provisions. Council adopted this recommendation by approving the DDDC Articles of Incorporation on April 9, 1990. Mr. Patterson stated that our downtown is the heartbeat of our City and we must maintain its viability.
Membership - Karl Dorzback
Mr. Karl Dorzback stated that their membership consists of three categories of members, as follows: (1) Five individuals, either elected or appointed from the government of the City of Dover; (2) One person appointed from the State government by the Governor; and (3) Nine individuals from the private sector.
Mr. Dorzback stated that since their original creation, they have met 42 times with 90% attendance by their members. From personal experience, Mr. Dorzback has seen the absolute necessity of maintaining a viable downtown, stating that it must not be allowed to become a black sheep of the community.
Development Incentives Review - Wayne Holden
Mr. Wayne Holden explained that the Urban Partners study specifically outlined the need to bring residents back to the downtown area, to bring services in, and to generally create a higher flow of traffic density. In reviewing ways to fulfill the recommendations of Urban Partners, the DDDC chose to utilize development incentives as a method of achieving their goals. City Council adopted an ordinance on November 26, 1990, that offered development incentives to those located in the core area of downtown. This ordinance basically offered a three year period for developers to apply for a building permit with taxes on the building to be frozen at the current rate for 10 years. The concept was to offer incentive for private businesses to build in the downtown core area as opposed to the peripheral layers around the edge of Dover. The ordinance also permitted the waiving of impact fees for construction in the downtown core area and that building permit fees be capped at a maximum of $1,000 to encourage significant development.
Mr. Holden explained that the DDDC designated development area consists of that area located from the St. Jones River west to the railroad tracks, and from Water Street north to Wesley College.
Debbie Flayhart and Grover Biddle - Main Street Project
Mrs. Flayhart and Mr. Biddle offered a detailed explanation of the concept of Main Street. The National Trust for Historic Preservation developed "Main Street" in 1977 in an effort to preserve a healthy downtown. A healthy, viable downtown is crucial to the valued heritage, economic health, and civic pride of the entire City of Dover. Main Street projects in other cities have enjoyed enormous success. It has been proven, however, that local initiative is the key to success.
Mr. Biddle reviewed the organizational structure of the City of Dover, DDDC, and Main Street Advisory Council. Since the DDDC began discussing Main Street, they have been contacted by other interested communities in Delaware that would like to participate in a Main Street program for their community.
Frank Fantini and Gerald Street - Culture and Arts
Mr. Frank Fantini explained that the development of arts and culture in downtown is one of the major goals of the DDDC. One of the goals is the development of commerce in downtown, such as the creation of offices and jobs, the creation of retail development, etc. Some of these goals are achieved by acquiring strategically important properties. We need to have people in downtown in order to make it viable which is achieved by having people living, working, and visiting downtown. Our downtown is the heart of the City, the place where we can come together to interact, to gain a sense of mutual belonging, and a sense of a community that shares in cultural and arts. In order to bring new economic activity into Dover, we must be able to offer cultural activity such as a theater and museums. When attempting to lure new businesses into our area to provide new jobs for our citizens, we need to offer them, their families and their fellow employees a strong cultural community.
Referring to recent public objection to the purchase of the Acme and WSFS buildings, Mr. Street stated that the DDDC deals with a myriad of goals and objectives, with the purchase of property being only one small part. Speaking from a practical point of view for the need of culture and art, Mr. Street relayed his daughter's interest in ballet which has opened many doors for her future. Because of her ballet background she has been accepted in several colleges and is in the running for scholarships that she would never have been eligible for without her cultural background.
Mr. Fantini reminded the public that the Downtown Dover Development Corporation is made up of a group of volunteers who have only the community's interest at heart and who have a genuine interest in the future of our City.
Pete LaVenia - Parking
Mr. Pete LaVenia serves as a member of the DDDC and as Chairman of the Dover Parking Authority. He addressed the concerns of both organizations for the businesses and redevelopment of the City. Parking is now offered at the Acme site which provides 14 free, two hour parking spaces and 40 permit parking spaces.
Gary Patterson and Wayne Holden - Summary
Mr. Patterson stated that since its inception, the DDDC has always held meetings that are open to the public. The DDDC has been active in many projects such as developer interest in the Bayard Hotel, State of Delaware interest in use of a downtown facility and the condition of the old Railroad Station, interest by the Community Legal Aid Society for a site in the downtown area, interest by Habitat for Humanity for a project in the downtown area, and they worked with the State on the design of the Biggs Museum. These are only samples of the many projects that DDDC has been involved in over the past two years.
In response to objections by some citizens of the Corporation's purchase of the Acme and WSFS buildings, Mr. Wayne Holden addressed the controversy. He stated that as a member of the DDDC he supported the purchase of the Acme property. The building, which sits in the center of Dover, had a lease that Acme no longer intended to utilize. This left the building vacant and boarded up, and it was going to remain in this condition until Acme's lease expired. This could have had a devastating effect on downtown Dover. The City of Dover, at that time, authorized the Parking Authority to negotiate with Acme to relinquish their lease so that the City could put that building back into use. They were able to negotiate the lease and the purchase of the site. Although a stipulation was included that it could not be used as a grocery store, they did allow up to 5,000 sq. ft. of the property to be used for a small grocery or convenience store.
After considering the negatives of this building remaining vacant in the downtown area, the DDDC opted to purchase the building and attempt to place it back on the tax rolls in some capacity. As soon as a suitable purchaser is found, the building will be leased. Mr. Holden stated that the recession has slowed down the time frame anticipated for sale of the property, but he still feels that the DDDC made a wise decision for the City of Dover.
Mr. Holden stated that the DDDC is an extension of the City. It was created as a non-stock corporation and is owned by the citizenry. Therefore, anything that the DDDC purchases is owned by the taxpayers.
In addressing the purchase of the WSFS building, Mr. Holden stated his feeling that this also was a wise decision of the DDDC. Some feel that the price was too high, but Mr. Holden stated that the DDDC has received two offers to purchase the building at a higher price than they paid. City government must plan for the future. Buying current space is considerably cheaper than building a facility. There are private funds that can be earned through the leaseholds of the WSFS building, until such time as the City needs all of the space. The City of Dover owns the building through the DDDC.
Mr. Patterson relayed that the Acme building is for sale through Stoltz Realty. One retailer has expressed an interest in a lease/purchase arrangement. This will be investigated as well as other leads.
Referring to questions raised relative to the purchase of the WSFS building, Mr. Patterson stated that the DDDC paid $1.350 million for the building. This property was on the City tax rolls at an assessed value of $1.525 million. Over the next 15 years, the tenants of the building will pay the majority of building's debt. The City is not in the real estate business, but it is required to plan for its future needs. Mr. Patterson invited the public to attend and participate in the DDDC meetings.
Mayor Richter stated that the proposals to purchase the Acme building and the WSFS building were brought before Council by the DDDC and both purchases were approved by Council.
CITIZENRY INPUT
Ed Dahn
Mr. Ed Dahn asked if the City has been faced with problems stemming from the many restrictions with parking in the downtown area. Mr. DePrima stated that restrictive parking has not yet been a problem relative to development in the area.
Clark Carbaugh - Two Hour Parking
Mr. Clark Carbaugh expressed concern that it is impossible to find a parking space that allows parking for more than two hours. His business often has out of town clients that visit for the day. Mr. LaVenia stated that Mr. Carbaugh brought this matter to the attention of the Parking Authority several months ago. A solution was devised to allow daily parking permits which can be requested from City Hall. Mr. LaVenia distributed brochures that outlines the types of available parking spaces in the downtown area.
Charles Witt - City Charter
Mr. Charles Witt voiced his objections to the City's current district voting system, stating that citizens feel disenfranchised when they can only vote for one Council position each year. He suggested that the Charter be amended to require one member of Council to run by district for each of the four districts with an equal number of members to run at-large. He further suggested that the City restructure its organization utilizing a full time Mayor, with the Mayor being the chief daily operating officer. All departments should report to the Mayor with the Mayor elected by the people. Mr. Witt stated that the current structure is confusing to the public because they do not know who to address their problems to when there are so many people in charge.
T. Magoo Dorcey - Full-Time Mayor
Mr. T. Magoo Dorcey agreed with the concept of a full-time Mayor, stating that the City is in need of someone that can devote themself on a full-time basis.
FUTURE QUARTERLY OPEN TOWN MEETINGS
Mayor Richter announced that in an attempt to garner public participation in the Quarterly Open Town Meetings, Council has agreed to hold future Town Meetings in community neighborhood locations. The May 4, 1992 Quarterly Open Town Meeting will be held in the First District at the Modern Maturity Center on Forest Street at 7:30 p.m.
Meeting Adjourned at 9:25 P.M.
DEBRAH J. BOAMAN
CITY CLERK
JOHN E. RICHTER
MAYOR
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