The Dover Community Partnership
THE DOVER COMMUNITY PARTNERSHIP
REVITALIZATION PLAN
JANUARY, 2009
Table of Contents
Executive Summary
3
Acknowledgements
4
Introduction
6
Map of Dover Community Partnership Neighborhood
8
Community Profile
8
History of Planning Efforts
16
Dover Community Partnership Neighborhood Input
Meeting/Event Summaries
Survey
17
Vision Statement
18
Transformation Strategy
19
Goals and Objectives
20
Funding
23
Evaluation
24
Conclusion
25
2
EXECUTIVE SUMMARY
Our community, the Dover Community Partnership, is like many others in some ways, cycling
through changes over time, watching its residents leave for newer neighborhoods and leave
behind family businesses and solid, but older homes.
How our community differs, though, is in its rebound to vibrancy. Over the last few years, efforts
have begun to bring about the needed changes with more communication with neighbors,
community policing, collaborations with area business, churches and academic institutions. More
code enforcement and review and revision of existing regulations are helping to stem the neglect
of absentee landlords. There are still residents here who find many reasons to stay and who want
to bring back the sense of community that existed before, while inviting new residents to settle
here as well. This particular community has not lost hope, and in fact has a new direction,
thanks to the efforts that began with the (Honorable Senator Thomas) Carper/City of Dover
Homeownership Initiative. The Initiative continues to have impact with the additional resource
brought through the Blueprint Communities program, sponsored by the University of Delaware
Center for Community Research and Service, and the Federal Home Loan Bank of Pittsburgh.
After a competitive application process, the Dover Community Partnership won the opportunity
to become a Blueprint Community.
Designated Blueprint Community Team members learned how to engage the residents, develop a
sense of vision, and set out a realistic strategic plan. A series of focus group meetings gained
valuable input from residents wanting to participate in the changes. Stakeholders were invited to
events where they learned how to contribute their time and resources. The results of these efforts
to date are the subject of this Revitalization Plan.
The key elements of the plan are:
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Creating a safe environment for current and future residents to live, work, and play.
Providing a range of housing opportunities that address the needs of the homeless to
homeowners. Special care will be taken to ensure that housing initiatives do not displace
current residents but instead enhance their living conditions.
Supporting the efforts of the Downtown Dover Partnership to promote the public welfare
of the residents of the City of Dover via the development of the economic, cultural and
historic resources of the downtown area.
With many assets to build upon, the Dover Community Partnership looks forward to
implementing this Plan to its fullest potential and is confident that in the very near future, the
community will be able to boast more economic and homeownership opportunities in a safe,
secure environment.
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ACKNOWLEDGEMENTS
The Dover Community Partnership gratefully acknowledges first and foremost the residents of the
neighborhood who contributed their time, their opinions and their trust in beginning to take the
steps necessary to come together for the sake of making important and lasting changes with the
development of this plan. The Partnership also thanks its many partners in the Downtown Dover
Partnership, namely:
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Anthony DePrima, City Manager, City of Dover
Dr. William Johnston, President, Wesley College
Paul Lakeman, CEO, BayHealth
Joe McDaniel, Financial Services Professional
Jim McGinnis, Real Estate Professional
Gregory Moore, Downtown Business Owner
Gary Patterson, Resident of Downtown Dover/Chairman of Board of Directors
Sophia Russell, City Council, City of Dover
Reuben Salters, City Council, City of Dover
Ami Sebastian Hauer, Director, Dover Housing Authority/Dover Community
Partnership
Laura Simmons, State of DE Representative
Timothy Slavin, City Council, City of Dover
Cindy Small, Downtown Cultural Arts Representative
Tom Smith, Downtown Retailer
Anne Marie Townshend, City Planner, City of Dover
Additionally, the continued support of The Honorable Senator Thomas Carper and Lori James of
his Dover Office is greatly appreciated.
Members of the Blueprint Planning Team:
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Ami Sebastian-Hauer, Director, Dover Housing Authority/Dover Community
Partnership, Team Leader
Karen Horton, Principal Planner, Delaware State Housing Authority
The Honorable Sophia Russell, City of Dover Councilwoman; Founder, New Street Civic
Association
Rev. Richard Avant, Pastor, Capital Baptist Church; President, Interdenominational
Ministerial Alliance
Tracy Harvey, Director of Community Development, City of Dover
Tracy Lazar, Director, Program Director, YMCA
Paula Ament, Asst. Vice President, Wilmington Saving Fund Society
Julie Loescher, Grant Writer, NCALL Research
Bobby Smith, Housing Management Specialist, Dover Housing Authority (Alternate
Team Member replacing Tracy Lazar)
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Lastly, the members of the Dover Community Partnership Blueprint Communities Team extend
their deepest appreciation to the staff of the University of Delaware Center for Community
Research and Service and the Federal Home Loan Bank of Pittsburgh for the opportunity to
MAKE A DIFFERENCE IN OUR COMMUNITIY.
5
INTRODUCTION
The Dover Community Partnership Revitalization Plan is the culmination of many efforts. First,
it builds on the foundation established by: the Downtown Dover Partnership; the (Honorable
Senator) Carper/City of Dover Homeowner Initiative; New Street Civic Association; other local
groups; and plans underway by private developers. This foundation was further expanded
through resident and stakeholder input received through focus group meetings and other
community events. Finally, as one of eight Blueprint Communities in Delaware, we gained
invaluable support through a year-long educational and resource development process supported
by the University of Delaware Center for Community Research and Development and the
Federal Home Loan Bank of Pittsburgh. As a result, the Partnership is ready to further engage
its residents, strengthen the goals and objectives of this revitalization plan, develop more
financial resources, and carry out a practical set of activities designed to transform the
community to a safe, viable, attractive place to live and work for its residents.
The Neighborhood
Just as many other neighborhoods that once enjoyed a strong sense of community but fell victim
to the cycles of decline brought on by the attractive suburbs, the Partnership planning area is no
different. First constructed over 50 years ago, this 20-block area was a typical single-family
residential neighborhood with schools, churches and family owned businesses. Through the
years, the neighborhood began to suffer some deterioration as first generation owners passed
their home on to their children. As the number of rental properties increased and the condition of
the houses declined, the community witnessed an increase in residents who were low-income.
Community pride in the neighborhood’s condition declined with the surge of property owners
who recognized the need for rental housing by low-income families, but who were unwilling to
invest and make improvement to their property. As a result, the community is now struggling
with issues such as crime, public perception, civic disengagement, lack of code enforcement, and
absentee landlords.
History of Planning
Like any other older neighborhood in America, this neighborhood is experiencing its own life
cycle. Although planning and community development efforts have targeted this area in the past,
residents have been increasingly disappointed with inconsistent results. More recent efforts
however, have broadened the involvement of the residents and generated more interest among
new and potential stakeholders, even in the surrounding areas.
This initiative builds primarily on the work begun by three groups: the New Street Civic
Association; the Carper/City of Dover Homeownership Initiative; and the Downtown Dover
Partnership. The New Street Civic Association has been active for over eight years in helping
neighborhood residents connect to one another and organize around issues of public concern and
community benefit. This been done through many activities such as an annual: Back-to-School
Bash; and, Holiday Party for the youth. The Civic Association also does things for the
community benefit such as collecting used coats and giving the out in area day care centers.
They are in the process of applying for a 501(c) 3 designation.
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Since 2004, the Carper/City of Dover Homeownership Initiative, a result of Senator Tom
Carper’s efforts to promote homeownership in the State of Delaware and the City of Dover’
Anti-Poverty Strategy as outlined in the City of Dover 2004 Consolidated Action Plan, has been
focusing its efforts in the neighborhood as well. In preparing the Action Plan, the City conducted
a series of public meetings to discuss the needs of the City, including housing needs of the
downtown area, analyzed the 2000 Census data, and conducted an initial meeting with
community agencies who served the planning area and low income families on a daily basis. The
general consensus was that the homeownership rate and economic opportunities in the area were
poor and an initiative was needed to address the issues. Community agencies who have vested
interest in the area joined forces with the Senator’s office and elected officials of the City of
Dover to form the Advisory Board that created the Carper/City of Dover Homeownership
Initiative. Among these are: Senator Carper’s staff, the Mayor and members of Dover City
Council, the President of Wesley College, Dover Housing Authority’s Executive Director and
Board Chair, the executive director of NCALL Research, representatives from Fannie Mae, and
the Delaware State Housing Authority. Just this past year, the Dover Community Partnership
joined with the Aramark Corporation, First State Community Action Agency, Diamond State
Community Land Trust, and several general contractors to provide expanded homeownership
opportunities to the residents of Dover.
Since its inception, the City has already undertaken several steps in support of the original
strategies. The City’s Inspection Department is stepping up its inspections to ensure all units are
meeting code requirements, and building codes and vacant unit regulations are being reviewed
and revised. The Mayor at the time, on behalf of the Initiative, presented and received approval
from City Council for a plan that includes extending the first-time homebuyer transfer tax
exemption to sellers in the downtown target area, increasing the city’s community development
down payment assistance, establishing a five-year property tax abatement program in the
Partnership planning area, and eliminating the conversion of single-family homes to multi-family
units in the general residential district.
The third group responsible for the revitalization of the target area is the Downtown Dover
Partnership, Inc. The Downtown Dover Partnership is specifically identified as a part of Dover's
2005 Consolidated Plan and as part of its strategy will give highest priority to anti-poverty
strategies. Lastly, it is ranked number 6 in the priority ranking results in providing Economic
Development needs. The purpose of the Downtown Dover Partnership Corporation is to
promote the public welfare of the residents of the City of Dover by promoting and furthering in
any way, the development of the economic, cultural and historic resources of the city and
downtown area and provide for the residents to the extent that the common good and general
welfare of the community is served. In discussions with the Mayor and the City of Dover, it was
determined that the Dover Community Partnership will work in concert with the DDP in
achieving economic development revitalization in the target area.
The goals and objectives set forth in this revitalization plan will continue to build on the planning
process already established and underway for the Partnership planning area.
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COMMUNITY PROFILE
The Neighborhood
Dover Community Partnership Target Area is located in central Kent County in the City of
Dover. The community covers twenty-seven blocks and in 2000 had a population of 1,044. The
planning area is bounded by Governors Street on the east, Mary Street on the north, West Street
on the west, and Loockerman Street on the south. It includes portions of both census tracts 408
and 414, is within the 19904 postal zip code area, and is part of the Capital School District.
Map of Dover Community Partnership Planning Area
History
Dover was founded as the court town for newly established Kent County in 1683 by William
Penn, the Proprietor of the territory generally known as the "Lower Counties on the Delaware."
Later, in 1717, the city was officially laid out by a special commission of the Delaware General
Assembly. The capital of the state of Delaware was moved here from New Castle in 1777.
Dover also serves as the county seat for Kent County.
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The greatest periods of expansion in Dover occurred in the years following World War I and
World War II. Completion of the Dupont Highway throughout the length of Delaware in 1924
acted as a catalyst. Between 1925 and 1936, Dover's limits were extended and its infrastructure
improved. In the years immediately following World War II, the City of Dover acquired lands
for the construction of an airport. This land was developed and activated during World War II as
the Dover Air Force Base.
Downtown Dover was first constructed in the 1940s thus classifying the area as part of the Dover
Historic District. The Partnership planning area was a typical small-town neighborhood when
with schools, churches, and family-owned businesses. Through the years the outlook of the
community changed as first generation owners passed their homes on to their children. This 20block area once consisted predominately of owner-occupied homes. Today the neighborhood’s
character has evolved to one where second/third generation owners, opting to live in newer
developments, are converting their family’s home to rental properties or outright selling their
family homes to landlords (Dover Community Partnership Blueprint Team, 2008).
Physical Characteristics
The Partnership planning area consists of twenty-seven census-designated blocks covering
0.133474 square miles. There are three land use designations within the Dover Community
Partnership planning area – single family dwellings, mixed urban or built-up land and retail
sales/wholesale/professional services. The core of the area is comprised of residential space
while the periphery forms a boundary with the downtown Dover commercial district.
The community has an area that is approximately 1 mile long and ½ mile wide. It consists of
over 280 rental properties and over 50 properties that are for sale, vacant or severely dilapidated.
According to the City of Dover Inspections Department, a number of landlords have open,
unresolved building code violations. The overall demographics of the target area are: 14
churches, 51 commercial properties and 315 residential properties (Dover Community
Partnership
Blueprint
Team,
2008).
Demographic and Social Characteristics
The Dover Community Partnership planning area had a total population of 1,044 in 2000.
With a median age of 33.3 years, 7.2% of the population was under age 5 years, 25.4% were
between 18-29 years old, 21.1% between 20-34, 24.7% between 35-49, 11.6% between 50-64
and 10% was age 65 and older. 20.9% of all households (88) have a person who is age 65 or
older. The rate of persons over age 65 is similar than Dover (11.7%) and Kent County (13.3%),
(U.S. Census Bureau, 2000).
Race and Ethnicity
The Dover Community Partnership planning area has a significantly higher percentage of
African-Americans when compared to both the state (19.2%), county (20.7%) and the entire City
of Dover (37.2%). Whites accounted for 23.5% of the total population while persons of two or
more races comprised 2.6%, American Indians and Alaska Native 1.0% and persons of some
other race 0.3% (U.S. Census Bureau, 2000). In 2000, the Dover Community Partnership
planning area was home to 40 persons of Hispanic origin or 3.8% of the population (U.S. Census
Bureau, 2000).
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Households with Children
The Dover Community Partnership planning area consists of 421 households. In 2000, 36.7% of
households (totaling 151) contained one or more individuals who were under age 18. This is
similar to regional totals when compared to the 39.3% in Kent County and 33.6% (4,144) in
Dover.
60% of the households with children are led by single females with no husband present, 29.8%
are led by married couples (U.S. Census Bureau, 2000).
Per Capital Personal Income
The following information is at the block group level. In 2000, block group 3 of census tract 408
had a per capita personal income (PCPI) of $13,026. Block group 2 of census tract 414 had a
PCPI of $14,332. The PCPI of the area is significantly lower than that of the city of Dover
($19,445), (U.S. Census Bureau, 2000).
Employment
Delaware's largest employer is also Dover's — the state government. As a consequence, the
Kent County government is a major employer in the area as well. Apart from the state and
county governments, Dover's significant employers include Dover Air Force Base, located just
outside the city. The base houses two airlift wings as well as the U.S. military's only mortuary
located in the continental United States, which accepts and processes the remains of soldiers
killed in battle. In addition, the Playtex Corporation, General Mills and Procter & Gamble have
manufacturing facilities in Dover. ILC Dover, in nearby Frederica, is the producer of fabrics for
military and aerospace uses, along with being the primary contractor for production of the
Apollo and Skylab spacesuits, as well as the spacesuit assembly for the Space Shuttle's
Extravehicular Mobility Unit (EMU).
Transportation
Dover Community Partnership planning area, like most American neighborhoods, relies heavily
on the automobile for transportation. Among the 2,479 occupied-housing units (renter and
owner) in census tracts 408 and 414, 92.8% have at least one vehicle. 48.2% of occupied
housing units have one vehicle only while 30.1% have two vehicles.
The area is served by the DART First State bus service operated by the Delaware Department of
Transportation. Routes 101 and 102 operate within the area’s boundaries. Route 101 offers
service to Greentree Village Shopping Center, Silver Lake Plaza and the Water Street Transfer
Center. Route 102 offers service to the Enterprise Business Park and many social service
agencies including Easter Seals and Modern Maturity.
Moreover, routes 101, 109, 112 and 113 are all within walking distance. Route 301, which
offers daily service to Wilmington, is readily accessible by a ten-minute walk. Route 303, which
offers service to Georgetown, is a fifteen-minute walk.
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Health
Kent County currently has five superfund sites. Three of the sites are located within the 19904
zip code – Chem Solve, Tyler’s Refrigeration and Coker’s Sanitation. As of 2002, Kent County
was ranked among the worst counties in the country on chemical release and waste generation
standards including being among the worst 10% on the release of reproductive toxicants. The
top pollutants in the 19904 area are hydrochloric and sulfuric acid. In 2002, the area scored
poorly on air quality rankings. This ranking included being at the 90th percentile of ―worst
counties‖ with respect to nitride oxide, sulfur dioxide and organic compound emissions;
however, Kent County is still scored a 38 for median air quality index designating the county as
―good‖, the highest category (Pollution Report Card, 2002).
Education
The following information is at the block group level. Among persons aged 25 and over in block
group 3 of census tract 408 and block group 2 of census tract 414, 33.6% have less than a high
school education, 45.0% have a high school diploma or GED equivalency, 6.3% have earned an
Associate’s degree, 11.6% a Bachelor’s and 3.6% have a graduate or professional degree (U.S.
Census Bureau, 2000). It is interesting to note that persons aged 65 and older (76.8%) have a
higher high school or equivalency attainment rate than persons aged 25 – 34 (71.9%).
Crime and Safety
Dover Community Partnership planning area is served by the Dover Police Department.
According to the Dover police department (2008), the area served by the Dover Community
Partnership has seen decreased calls for police service between 2002 and 2007. Calls related to
narcotics, domestic violence, trespassing and assault have decreased. For example, in 2002 the
Dover Police received 106 narcotics calls. By 2007, that number had fallen to 54. At the same
time, service for disorderly conduct (76 in 2002 to 100 in 2007) and Megan’s law violations have
increased.
The City of Dover has a higher crime rate than the national average. The violent crime rate is
1.21 times the national average while the property crime rate is 1.32 times the national average.
The following table reviews the number of crimes by category since 2000 in Dover as well as the
rate per 100,000 residents for each category.
It is important to note that Dover has 2.63 police officers per 1,000 residents. The national
average is 3.00 per 1,000 (www.city-data.com, n.d.).
Community Challenges
These changes have brought about their share of community challenges which are summarized
below. It is important to understand these issues in order to develop and implement a successful
neighborhood plan.
Poor Housing Conditions
Of the approximately 330 housing units in the planning area, 280 were rental properties and over
50 properties were for sale, vacant, or dilapidated. The majority of rental units are owned by
landlords who participate in rental assistance programs, property owners who are ―landlords of
last resort‖, but unfortunately offer low quality housing. According to the City of Dover
Inspections Department, a number of landlords have open, unresolved building code violations.
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Economic Development
In the planning area, economic development activity is at a minimum. Though the area boasts a
successful private college, campus community schools, and many churches, business is limited
to ―Mom and Pop‖ stores that have survived through the decline of downtown Dover. On the
perimeter, local developers are striving to revive flagging downtown Dover, the redevelopment
is limited to Loockerman and Division Streets and continuing to the west of Dover.
High Poverty Rate
In 1999, according to the 2000 Census, 9.2 percent of Delaware residents had incomes at or
below the federally defined poverty level. In contrast, 11.5 percent of residents in Census Tract
408 and 21 percent of residents in Census Tract 414 had incomes below the federally defined
poverty line.
Single-Parent Families
The planning area is home for single-parent households with 60 percent of the households with
children are led by single females with no husband present, 29.8 percent are led by married
couples (U.S. Census Bureau, 2000).
Low Educational Attainment
The following 2000 Census information is at the block group level. Among persons aged 25 and
over in block group 3 of census tract 408 and block group 2 of census tract 414, 33.6 percent
have less than a high school education, 45 percent have a high school diploma or GED
equivalency, and 21.5 percent have earned an Associate’s degree or higher. In contrast, only
17.6 percent of Delaware residents aged 25 and over have less than a high school education, 31.4
percent have a high school diploma or GED equivalency, and 51 percent have earned an
Associate’s degree or higher.
Criminal Activity
The Dover Community Partnership planning area is served by the Dover Police Department.
According to the Dover police department (2008), the area served by the Dover Community
Partnership has seen decreased calls for police service between 2002 and 2007. Calls related to
narcotics, domestic violence, trespassing and assault have decreased. For example, in 2002 the
Dover Police received 106 narcotics calls. By 2007, that number had fallen to 54. At the same
time, service for disorderly conduct (76 in 2002 to 100 in 2007) and Megan’s law violations have
increased. The decrease in the number of police calls may be an indication of a ―noninvolvement attitude‖ by the residents in the area. This lack of action often leads to an increase
in crime, vandalism, and other criminal activity.
It is important to note that Dover has 2.63 police officers per 1,000 residents. The national
average is 3.00 per 1,000 (www.city-data.com, n.d.).
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Community Assets
In addition to understanding the community challenges facing the Dover Community Partnership
planning area, it is equally important to identify organizations, agencies, and businesses that are
already making a contribution to the community. These assets are the foundation upon which we
will develop the neighborhood plan.
Good Transportation Networks
The Dover Community Partnership planning area is served by the DART First State bus service
operated by the Delaware Department of Transportation. Routes 101 and 102 operate within the
area’s boundaries. Route 101 offers service to Greentree Village Shopping Center, Silver Lake
Plaza and the Water Street Transfer Center. Route 102 offers service to the Enterprise Business
Park and many social service agencies including Easter Seals and Modern Maturity.
Moreover, routes 101, 109, 112 and 113 are all within walking distance. Route 301, which
offers daily service to Wilmington, is readily accessible by a ten-minute walk. Route 303, which
offers service to Georgetown, is a fifteen-minute walk.
Access to Health Care Facilities
Just outside the planning area, within walking distance to the target area is Bayhealth/Kent
General Hospital which provides complete health care and employment opportunities of all
levels to the community. BayHealth also administers programs that provide on-site medical care
to seniors.
Diverse Educational Opportunities
Located in the planning area are two campus community schools (elementary and high school),
an elementary school for disabled children, and a college. Wesley College has the distinction of
being one of the first colleges to have an elementary school on its campus and is also the site for
the Charlton School for disable children. The Campus Community High School, constructed in
the last five years, is located one block north of the planning area. In addition, the Dover
Community Partnership planning area is located within fifteen minutes of the campuses of
Delaware State University, Delaware Technical and Community College- Terry Campus and
Wilmington University – Kent County.
Economic Development Leadership
The southern boundary of the target area is downtown Dover, an area of interest for what was
once the Main Street Dover, the Downtown Dover Development Corporation, and the Greater
Dover Organization. These three organizations have recently incorporated into the Downtown
Dover Partnership. This entity is committed to the development of the downtown area.
Broad Business and Industry Base
Delaware's largest employer is also Dover's — the state government. As a consequence, the
Kent County government is a major employer in the area as well. Apart from the state and
county governments, Dover's significant employers include Dover Air Force Base, located just
outside the city. The base houses two airlift wings as well as the U.S. military's only mortuary
located in the continental United States, which accepts and processes the remains of soldiers
killed in battle. In addition, the Playtex Corporation, General Mills and Procter & Gamble have
manufacturing facilities in Dover. ILC Dover, in nearby Frederica, is the producer of fabrics for
military and aerospace uses, along with being the primary contractor for production of the
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Apollo and Skylab spacesuits, as well as the spacesuit assembly for the Space Shuttle's
Extravehicular Mobility Unit (EMU).
Houses of Worship
There are 14 churches and Houses of Worship in the planning area. Not only do the Church
leaders provide guidance and support to their community, they ensure their churches are
available for community meetings and activities.
Involved Police Department
The Dover Police Department provides security and the necessary patrols in the planning area.
The Community Policing and Youth officers provide safety, mentoring, and other such programs
to the youth of the planning area.
Access to Many Community Services
The Dover Community Partnership planning area lies in close proximity to the offices of the
Delaware state government, Kent County government and the City of Dover. The area is served
by the James W. Williams State Service Center. The state service center offers client services
including access to state benefit, health and educational programs. The Dover Community
Partnership planning area is also under the jurisdiction of the Dover Housing Authority. The
Dover Housing Authority is the administrator for the federal Housing Choice voucher program
and the Carper/City of Dover Homeownership Initiative.
There are two libraries in the target area. Wesley College’s Parker Library and the Dover Public
Library, located just south of the planning area, are great resource centers for the community.
The Dover Community Partnership planning area is the home to the House of Pride transitional
housing and recovery program. The House of Pride serves up to 70 men who are recovering
from drug and/or alcohol abuse. The program is housed across the community in single-family
dwellings.
Residents of the planning area are also served by the following community agencies:
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Goodwill Center – job training, clothing
Head Start – preschool, educational services
Planned Parenthood – family planning, general health
Connections CSP – mental health and substance abuse counseling
Pregnancy Help Center – pre/post natal services
AID in Dover – youth counseling and housing services
Kent/Sussex County Counseling – substance abuse counseling
Psychotherapeutic Services – mental health care
Catholic Charities – food, clothing and monetary assistance
Easter Seals – cognitive disability services
Modern Maturity Center – community services for the elderly
Source: Delaware Helpline, 2008
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Full Reference found in Community Profile prepared by the Center for Community Research and
Service University of Delaware, in support of Blueprint Communities Delaware a Community
Revitalization Planning Initiative Sponsored by the Federal Home Loan Bank of Pittsburgh,
April 2008.
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HISTORY OF PLANNING EFFORTS
Like any other older neighborhood in America, the Dover Community Partnership neighborhood is
experiencing its own life cycle. Although planning and community development efforts have
targeted this area in the past, residents have been increasingly disappointed with inconsistent
results. More recent efforts however, have broadened the involvement of the residents and
generated more interest among new and potential stakeholders, even in the surrounding areas.
This initiative builds primarily on the work begun under the Carper/City of Dover Homeownership
Initiative, a result of Senator Tom Carper’s efforts to promote homeownership in the State of
Delaware, and the City of Dover’ Anti-Poverty Strategy as outlined in the City of Dover 2004
Consolidated Action Plan. In preparing the Action Plan, the City conducted a series of public
meetings to discuss the needs of the City, including housing needs of the downtown area, analyzed
the 2000 Census data, and conducted an initial meeting with community agencies who served the
targeted area and low income families on a daily basis. The general consensus was that the
homeownership rate and economic opportunities in the area were poor and an initiative was
needed to address the issues. Community agencies that have vested interest in the area joined
forces with the Senator’s office and elected officials of the City of Dover to form the Advisory
Board that created the Carper/City of Dover Homeownership Initiative. Among these are: Senator
Carper’s staff, the Mayor and members of Dover City Council, the President of Wesley College,
Dover Housing Authority’s Executive Director and Board Chair, the executive director of NCALL
Research, representatives from Fannie Mae, and the Delaware State Housing Authority. Just this
past year, the Dover Community Partnership joined with the Aramark Corporation, First State
Community Action Agency, the Diamond State Community Land Trust, and several general
contractors to provide expanded homeownership opportunities to the residents of Dover.
Since its inception, the City has already undertaken several steps in support of the original
strategies. The City’s Inspection Department is stepping up its inspections to ensure all units are
meeting code requirements, and building codes and vacant unit regulations are being reviewed and
revised. The Mayor at the time, on behalf of the Initiative, presented and received approval from
City Council for a plan that includes extending the first-time homebuyer transfer tax exemption to
sellers in the downtown target area, increasing the city’s community development down payment
assistance, establishing a five-year property tax abatement program in the downtown target area,
and eliminating the conversion of single-family homes to multi-family units in the general
residential district.
This Initiative was presented to the community through several forums: introductory meetings
were conducted with several business/property owners and church leaders; an official kick-off was
held, followed by meetings with community and church leaders. The Initiative was also presented
to local employers as a vehicle to retain employees and was promoted at community events. A
major effort was undertaken by the Downtown Dover Partnership, Delaware State University/Citi
Scholar Program, and the Dover Community Partnership to survey residents and stakeholder to
ensure our Plan represented the community’s needs and goals. The surveys were general in their
questions; one survey measured the success of the merchant reception and community event held
on December 5th and 6th.
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The following are the results of the surveys and meetings:
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Residents feel there is major lack of communication within the community between the
City of Dover and the residents.
Concurrently, merchants and stakeholders voiced a similar complaint.
Residents were skeptical of new programs citing several agencies that started programs
and ―disappeared‖ after a short period of time.
Merchants and stakeholders were also skeptical of new groups presenting new programs
citing lack of action, but plenty of ―planning meetings‖.
While residents complained about the condition of their rental housing, merchants and
stakeholders complained about the lack of building code enforcement and the number of
vacant building in the target area.
Merchants sited the need for improved infrastructure, enhanced security, and more
community events to afford them an opportunity to advertise and promote their business.
Many residents voiced a need for job development opportunities in the target area. Many
of the residents expressed a desire to become a homeowner, many for the first time in
their lives, but residents were afraid of the responsibility, had no knowledge of how to
become a homeowner, and more importantly, did not posses the education or skills to
secure a job that would lead to homeownership.
Both residents and merchants agreed that the downtown area is in need of revivalimproved housing, less crime, and more opportunities to live, work, and thrive in their
neighborhood.
The goals and objectives set forth in the Transformation Strategy that follows will continue to
build on the planning process already established and underway for the Dover Community
Partnership.
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When first created in 2003, members of the Advisory Board of the Dover Community Partnership
adopted the following Vision Statement:
VISION STATEMENT
Senator Carper's/City of Dover Homeownership Initiative, a collaboration of government,
private sector and non-profit partners, will transform a typical downtown city block where
substandard housing dominates into a safe, vibrant neighborhood where affordable
homeownership and economic development opportunities and benefits prevail. This initiative
will be a model program for other cities in Delaware and a platform for collaborations within our
area.
(vision statement as adopted by Dover Community Partnership Advisory Board,
November 2003)
But following the training and coaching received through the Blueprint Communities Initiative
and after several discussions with residents and stakeholders, it was agreed that the original
vision statement had to be expanded to best address the needs of the planning community.
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TRANSFORMATION STRATEGY
The heart of the Team’s transformation strategy is to stabilize the downtown area without
displacing current residents. This 20-block area has incredible potential to become a safe,
vibrant neighborhood where affordable homeownership and economic development
opportunities and benefits prevail for current and future residents. However, crime, public
perception, civic disengagement, lack of code enforcement, absentee landlords, and lack of
programs for both adults and youth are major roadblocks that must first be addressed so the area
can reach its full potential.
This will be done through:



Creating a safe environment for current and future residents to live, work, and play.
Providing a range of housing opportunities that address the needs of the homeless to
homeowners. Special care will be taken to ensure that housing initiatives do not displace
current residents but instead enhance their living conditions.
Supporting the efforts of the Downtown Dover Partnership to promote the public welfare
of the residents of the City of Dover via the development of the economic, cultural and
historic resources of the downtown area.
The downtown area already has many assets to build on. Either in the area or within short
walking distance, there are health care facilities, two community schools and a college, two
libraries, businesses for shopping and jobs, and many churches and Houses of Worship. There
are several agencies and organizations in the area providing programs, services, and activities for
the community. Two community playgrounds are available for children. There are unique
amenities hard to find in new subdivisions such walkable tree-lined streets, and variety of
housing types with nice architectural detail. Finally, there is diversity - a range of uses, activities
and people in one small area.
The keys to success will be our partners and alliances – those existing and those we form. Our
most important partner will be the residents who currently call this 20-block area home. We will
tap into their talents and skills in developing ideas for solving the area’s problems, and ensuring
that the issues are addressed. Building trusting relationships will be critical in order for their
involvement to succeed.
Other important partners include the Advisory Board of the Dover Community Partnership Inc.,
the Downtown Dover Partnership, the Dover Police Department, area churches and Houses of
Worship, organizations, agencies, and businesses who are already making significant
contributions to the area. It will also be important to provide a mechanism for connecting
residents to these partners.
Building on the area’s assets and by thinking and working collectively, we will create a chain
reaction of events that will make the downtown area a great place for generations to come!
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GOALS, OBJECTIVES, AND STRATEGIES
IDENTIFIED ISSUE: Crime, public perception, and civic disengagement contribute to an
unsafe environment for residents, as well as, an atmosphere of distrust.
GOAL I:
Create a welcoming environment for current and future residents to live, work, and thrive.
OBJECTIVES IMPLEMENTATION STRATEGIES
OUTCOMES
Install lighting and security cameras in
Increased pedestrian safety
Increase
public
parking
areas
in
the
next
six
safety in the
months.
target area.
Partner with Wesley to enhance campus
Students and residents feel safer.
security.
Work with City of Dover Police
Better coordination among
Department to increase Community
residents and police.
Policing and Dover Police foot patrol in
the target area.
Reduction in crime.
Continue and build on the Neighborhood
Residents/tenants will be
Watch established under the Carper/City of encouraged to report illegal
Dover Homeownership Initiative.
activity.
Increase
community
awareness and
involvement
DCP and resident group to meet every
three months to find areas of mutual
concern for working on neighborhood
revitalization plan.
Encourage participation among House of
Pride residents in community activities.
Distribute door to door flyers or ―door
hangers‖ for special events.
Co-sponsor annual holiday parade through
downtown Dover and target area.
Sponsor functions, such as block parties or
receptions, for residents and stakeholders
at least twice a year.
Increased resident involvement
in the community.
Increased resident use of
available resources.
Increased trust by residents.
Improved community unity.
Increased resident involvement
in the community.
Sustained interest of
stakeholders, residents, and
Dover community.
BENCHMARKS
 All public parking areas in the target area will have lighting and/or security camera by
August 2009.
 Decrease the number of crimes occurring in target area by five percent by 2010 through
better on-street lighting, increased foot patrols, and invested vigilant residents.
 Continued and consistent resident/stakeholder involvement will forge bonds of trust and
open access to resources needed to implement the neighborhood’s plan.
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GOALS, OBJECTIVES, AND STRATEGIES
IDENTIFIED ISSUE: The target area reports a high rate of vacant and dilapidated units, as
well as many rental properties – several of which have been turned into multi-family housing.
GOAL II:
Provide a range of housing opportunities that address the needs of the homeless to
homeowners. Special care will be taken to ensure that housing initiatives do not displace
current residents but instead enhance their living conditions.
OBJECTIVES IMPLEMENTING STRATEGIES
OUTCOMES
Under the Carper/City of Dover
Assist three families a year
Increase the
Homeownership Initiative, purchase and
become homeowners in
number of
housing units that were
homeowners in renovate dilapidated housing units in order to
the target area sell to low- and moderate-income households. previously vacant,
dilapidated, or renterto achieve a
Provide down payment and settlement
occupied.
greater
assistance to eligible families through: the
balance
City’s First Start Program and Down Payment
Ensured homeownership in
between
and Settlement Assistance Program; and,
homeowners
Delaware State Housing Authority’s Live Near the target area over the long
term.
and renters.
Your Work program.
Partner with the Diamond State Community
Increased number of firstLand Trust to ensure that homeownership is
time homebuyers in the
retained in the community long term.
target area.
Continue partnership with NCALL to provide
education regarding homeownership
opportunities and responsibilities.
Provide outreach to residents on the range of
Increased access to
Ensure that
housing opportunities available to them.
homeownership
current
opportunities via knowledge
residents are
Extend the Dover Housing Authority’s
of the different program.
not displaced.
Employment and Education Program to the
residents of the target area to offer job training
via the nearby business establishment.
Improve the
maintenance of
housing and
general
neighborhood
appearance.
Coordinate code enforcement activities among
Dover Housing Authority, City of Dover, and
DSHA in regard to rental units.
All homeowners who purchase a home via the
Carper/City of Dover Homeownership
Initiative must become a member of the
Carper/City of Dover Homeowners
Association
Individual levels will have
job skills to acquire and
maintain homeownership.
Reinstated trust among
residents that neighborhood
will be maintained.
Improved housing quality
and neighborhood stability.
BENCHMARKS
Documented increase in the number of homeowners in the target area.
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GOALS, OBJECTIVES, AND STRATEGIES
IDENTIFIED ISSUE: Businesses in downtown Dover, including established businesses in the
Loockerman Street area that have been “forgotten” by the rest of Dover, struggle to remain
viable which negatively affects the adjacent residential area in terms access to jobs, services and
markets.
GOAL III:
Support the efforts of the Downtown Dover Partnership to promote the public welfare of
the residents of the City of Dover via the development of the economic, cultural and
historic resources of the downtown area.
OBJECTIVES
IMPLEMENTING STRATEGIES
OUTCOMES
Assist large daycare provider, serving
Continued and expanded
Increase the
families in the target area, in obtaining
access to day care will be
number of
FHLB Banking on Business funds to
ensured.
services coming
expand her business.
into the
Families of children who
community that
attend daycare will have
offer youth
access to information about
programs to
upcoming event, and
increase life
revitalization efforts.
choices.
Encourage participation in the Youth
Improved social, life and
Advisory Committee, by target area
leadership skills in youth.
youth, so they can lead and plan
recreation and community service
Improved community
activities.
appreciation.
Two members of the Dover Community
Mutual collaboration on
Support the
Partnership team serve on the Downtown revitalizing the downtown
efforts of the
area.
Downtown Dover Dover Partnership Board of Directors.
Increased skill set for workers
Increase financial Extend the Dover Housing Authority’s
Employment and Education Program to
which provide greater
security for
the residents of the target area. The
employment opportunities for
families through
program would offer job training and
residents.
job training and
would also partner with the nearby
employments
business establishment.
opportunities.
BENCHMARKS
 Documented increase in the number of jobs created in downtown Dover.
 New businesses will be attracted to and existing businesses will expand in downtown
Dover with the involvement of Downtown Dover Partnership.
 Residents of the Target Area will be prepared for and will benefit from the job
opportunities available downtown Dover.
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FUNDING OF PROPOSED PROJECTS
The Dover Community Partnership, Inc. is fortunate to have a myriad of funding sources
available to which to apply for implementation of its Goals and Objectives. Proposed budgets
for achieving the main Goals and Objectives are:



Safety and security of the community--$150,000-$250,000 depending on number of
security cameras;
Increase Homeownership Opportunities--$200,000 for subsidy grants to 7-10 home
buyers per cycle; each house will have a Total Development Cost of $150,000-$225,000
per house;
Increase Economic Development Opportunities—Project undertaken by the Downtown
Dover Partnership, Inc. Support by the Dover Community Partnership is through
participation in the Board by the DCP Team Leader, involvement in
Merchant/Community Activities, Providing Information on small business loans and
grant opportunities.
In support of the Dover Community Partnership Revitalization Plan, grant applications have
been/will be submitted for the following:






City of Dover, Community Development Block Grant Program, for construction subsidy
assistance for the Homeownership Goal;
Federal Home Loan Bank, for construction subsidy assistance for the Homeownership
Goal;
Blueprint Communities Delaware Implementation Grant, in conjunction with the Safety
and Security Goal;
City of Dover, Community Development Block Grant Program, for a Youth Employment
Program, in conjunction with the Economic Development Goal;
In conjunction with the American Recovery and Reinvestment Act, grant applications
have been submitted for a Youth Mentor Program and an addition to the CDBG Youth
Employment Program; and
In partnership with the Federal Home Loan Bank, and as a participant in the Blueprint
Communities Initiative, at least (6) merchants in the target area will apply for the FHLB
Banking on Business program to expand their businesses.
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EVALUATION
The Dover Community Partnership’s Revitalization Strategy will be evaluated by reviewing
the Outcome Statements and in answering the following simple questions:
1) Safety and security—
i) Has there been an increase in police calls demonstrating an increase in community
involvement;
ii) Has there been an increase in businesses opening in the target area?
iii) Do the stakeholders/local merchants see an increase in customer volume
demonstrating customers’ perception of how safe they feel?
iv) Is there an increase in police presence?
2) Housing—
i) Is there an increase in the homeownership rate in the target area?
ii) Is there a visible decrease in the number of houses not meeting building code, vacant
building code, etc?
iii) Is there a marked increase in the involvement of City Inspections?
3) Economic Development—
i) Has there been an increase in businesses opening in the target area?
ii) Do the stakeholders/local merchants see an increase in customer volume?
iii) Is there an increase in the tax base of the target area?
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CONCLUSION
The Dover Community Partnership Blueprint Initiatives Team is confident that it will revitalize
the Downtown Dover area. Given the strong partnerships and collaborations, given the positive
energy that surrounds the target area, and more importantly, given the commitment of those
involved, we will create a chain reaction of events that will make the downtown area a great
place for generations to come.
The goals and objectives set forth in the Transformation Strategy will continue to build on the
planning process already established and underway for the Dover Community Partnership.
25
Contact Information:
For more information on the Dover Community Partnership, our Strategic Plan and/or the
Carper/City of Dover Homeownership Initiative, please contact:
Ami Sebastian Hauer, Executive Director
Dover Housing Authority/Dover Community Partnership
76 Stevenson Drive
Dover, DE 19901
Tel: 302-678-1965, ext. 102
Fax: 302-678-1971
Email: [email protected]
Or
Rufus L. Mincey, Jr., Program Manager
Dover Housing Authority/Dover Community Partnership
76 Stevenson Drive
Dover, DE 19901
Tel: 302-678-1965, ext. 117
Fax: 302-678-1971
Email: [email protected]
THANK YOU!
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