Economic Development Committee Packet

Economic Development Committee Agenda February 14, 2023 Convenes promptly at 4:00 PM; Adjourns no later than 5:30pm City Hall Council Chambers, 15 Loockerman Plaza, Dover, Delaware Public comments are welcomed on any item and will be permitted at the appropriate time. When possible, please notify the Mayor's Office (302-760-4920 or email mayorsoffice@dover.de.us) should you wish to be recognized. 1. Welcome 2. Adoption of Agenda 3. Adoption of Minutes - Economic Development Meeting of January 10, 2023 4. West End Neighborhood House – The Education & Employment Center Workforce Development Presentation (Chantae Vinson, Employment Specialist/EPA Coordinator) 5. Downtown Dover Master Plan Update (Diane Liard, Downtown Dover Partnership Executive Director) https://tinyurl.com/CapitalCity2030 (This page includes a 2-page Executive Summary, a 30-page overview presentation and the full master plan of +/- 250 pages.) 6. Mayor's Announcements 7. Next Meeting Date: March 14, 2023 8. Adjournment THE AGENDA ITEMS AS LISTED MAY NOT BE CONSIDERED IN SEQUENCE. PURSUANT TO 29 DEL. C. §10004(e)(2), THIS AGENDA IS SUBJECT TO CHANGE TO INCLUDE THE ADDITION OR THE DELETION OF ITEMS, INCLUDING EXECUTIVE SESSIONS, WHICH ARISE AT THE TIME OF THE MEETING

Economic Development Committee Meeting Minutes January 10, 2023 – 4:00pm The Economic Development Committee Meeting was held in person and by video conference on January 10, 2023, at 4:00 p.m. with Mayor Robin R. Christiansen presiding. Committee Members present in person or via video were Mayor Robin R. Christiansen, Councilman David Anderson, Clayton E. Hammond, City Manager Dave Hugg, City Planner Mary Ellen Gray, and Dr. Dina Vendetti of Central Delaware Chamber of Commerce. Guests present were Donny Legans of Rail Haus Beer Garden. Absent was Kim Adams and Diane Laird of Downtown Dover Partnership. WELCOME The meeting will be called to order at this time with a quorum. Councilman Anderson moved to approve the agenda and minutes as presented. Seconded by City Manager Dave Hugg. Rail Haus Beer Garden (Donny Legans) I am Donny Legans owner and operator of Rail Haus Beer Garden. I wasn’t sure of the type of presentation you wanted to do, so what I did was sort of reimagined the same presentation that I did for an edge grant that I just won for Delaware small business. So, we will talk about this grant. Will talk about where we are, where we will be. And see how we will be with the community at large. The QR codes in front of you, just to kind of level set that just a couple of additional items were gone to talk about. The first one is a 3D rendering of the plan so you can kind of see the image up here on the screen here and you take that image, and you see the 3D renderings you will see how the plan fits in place there with the Rail Haus Beer Garden. The 2nd QR code on there is a survey we did back in February of 2021 right in the middle of COVID. Just to see if this project is viable. We wanted to see what the neighbors thought about it, so we knocked on a bunch of doors, handed out flyers and did something on social media. And we got close to 400 folks within Dover within Kent County to offer their thoughts. There was some pretty good insight there. About 98 to 99 percent of folks that wanted to see this project go forward. So, that was a nice nudge in the back saying to let’s keep going with it. The last thing is a google earth presentation if you just use your phone and click it, kind of shows you real world satellite view of the project and how it looks in relation to downtown Loockerman Street and its relation to DSU downtown campus. Donny Legans reviewed the presentation entitled “Rail Haus Beer Garden” Exhibit #1.

Economic Development Meeting of November 15, 2022 PAGE 2 Councilman Anderson stated thank you for coming today. My questions have to do with obviously four and half months of the year is more challenging weather wise here. How big is the inside? And what does the operation look like mid-October through the end of March? Donny Legans responded that is a great question. It is 85 seats inside and right outside there is heating elements, Invertek electrical heat and gas heat all around. So, there is eleven heaters throughout the space, and there is 3 fire pits right next door to it. So, you are right outside the bar. So, you can have 85 inside, and you can still have coverage seating. When we get to the image, I’ll show you exactly where it is. So, right around here there is heating elements in those portions, and those windows come down. So, you can hang out there if you want. Still there are 85 seats inside and directly out there is about 40 or 50 seats under our cover patio with heat. So, there is like a three-season patio. In the dead of winter, you would just be inside. So, the operations from October that probably is the end of OctDoverfest which is huge for a beer garden. So, from September to October those are still heating up. And there are things you can do during December. Meet Santa Clause, that sort of thing. You can have snow days there. People will still go out if you have those fire pits on. There are 3 fire pits and there is a bunch of heating elements around there. We’re going to be year around. We will be the first year-round beer garden in the state. Constitution Yards they shut down I believe in October. I think Halloween was probably their last event there. With a place like that the miss the World Cup and they miss all the activities that come with that. And then January is big for football. So, people are still going out they just need a place to go for it. Councilman Anderson asked if they will have television inside? Do you have any outside? How does that work? Donny Legans responded we will have 2 tv’s inside with 2 projectors. We didn’t want it to be a sports bar. But for big events we will definitely have it down. And outside, not showing on these renderings above the 40 ft shipping container, there is a chance right where the red that is actually the kitchen right there. There is a chance to put a huge LCD panels up there. We’re talking 14x8 huge TV. And that is right where the pea gravel is. So, I am thinking great weather during the spring and early summer months we will have that for us. So, we are looking at different options for that. But that is one sort of huge outdoor screen will have televisions for. Councilman Anderson stated that is very interesting. And then you will have different games and alike that can be played. So, the outdoor screen that would make an interesting occasional movie night, wouldn’t it? Mr. Legans responded that it absolutely would. There is something we are kind of exploring; it is a silent DJ where you have headphones, and you can kind of tune into it so it doesn’t wash out everybody else who is hanging out having a good time. You’re sitting there and we discovered this at the Firefly festival. So, I’ve been talking to one of the managers there. And that would be something great here for a movie night. So, that black shipping container that bumps against the building, that is kind of where the big TV would go but in that pea gravel area there is about eleven to twelve of those long German biergarten tables that is kind of the hub of what we see that will be the outside area. You’re hanging out but instead of blasting out that whole area with whatever sport you’re playing or movie night you can actually have people that want to participate kind of put headphones on and watch so you can almost have a silent movie day. That is something we are exploring. Councilman Anderson stated thank you very much. City Manager David Hugg asked the numbers of employees and kind of what you see when you are in full operation. Donny Legans responded, so with full operations the number of employees

Economic Development Meeting of November 15, 2022 PAGE 3 is mandated by OABC (Office of Alcoholic Beverage Control), so I have to have 25 full time staff. Which is huge burden and I think it is the only burden for any liquor establishment in the state. Not a casino, not a block party, not any of that but for a bear garden you have to have 25 full time staff. So, we will be up and running, we ran the numbers to have runners, to have back of house chefs, hostess, and security that sort of thing, meters and greeters, and servers. We will probably be a little north of that number. Obviously, it will be challenging in the times when were mainly inside to have that type of staff. But that is a daily average, so I think we will recover that in the spring and summer months as well. But 25 is the daily average we have to have at the beer garden. Mayor Robin R. Christiansen asked, so would your full-timers be considered anybody over 29 hours? Or would it be 40-hour folks? Donnie Legans responded I think it was 29 hours. I have to go back and look. Mayor asked do we have any other questions? Anyone in the audience? Dr. Dina Vendetti do you think that would be a good place to hold some Chamber of Commerce events once Donny joins? Dr. Vendetti responded we talked a little bit about the chamber attending, we are kind of waiting. We talked about putting shovels in the ground. We can do a wonderful groundbreaking ceremony for you. We will want to talk. We will get you a lot of publicity. Mayor asked if anyone online has any questions? I know Mr. Hammond is online. Does he have any questions? Brandy, can you see if he has any questions. Mayor stated we appreciate your time. NEXT MEETING DATE February 14, 2023, at 4:00 PM ADJOURNMANT Mayor Robin R. Christiansen made a motion to adjourn. Moved by Councilman Anderson and seconded by Mary Ellen Gray. Mayor Christiansen called the meeting adjourned at 4:35 PM. Exhibits Exhibit #1 – Rail House Beer (Donny Legans) Presentation

Exhibit #1

Exhibit #1 CURRENT CONDITIONS

Exhibit #1 HIGH PRIORITY TARGET AREA RAIL HAUS =

Exhibit #1 SPACE & PLACE

Exhibit #1 COMMUNITY HUB

Exhibit #1 A BIT OF EVERYTHING

Exhibit #1 YARD GAMES

TEACH A COURSE

8 – WEEK WORKFORCE READINESS COURSE Career Exploration and Mapping SMART Goals Digital Literacy Occupational Skills Training Employability Development Hard and Practical Skills Development Interpersonal/Emotional Intelligence Skills Development Transitioning to Employment 2

CS SS CPR F W Customer ServSafe Food CPR/First Aid Forklift Warehouse Service Handler & Manager Operator Logistics Specialist eTIPS Alcohol Specialist Server Certification OCCUPATIONAL SKILLS TRAINING 3

PAID INTERNSHIPS We offer the following:  $15 - $17 per hour  Variety of site locations aligned with one’s chosen career path  Integrated and aligned with workforce readiness and career pathways 4

JOB PLACEMENT ASSISTANCE ▪ Working Wednesday • Resume workshops • Job search assistance • Open computer lab • Onsite employers ▪ Streamlined hiring process with a plethora of area employers ▪ Wages starting at $15-$18 per hour (more with certifications) ▪ Host bi-annual job fairs 5

FREE 4 – WEEK TRAINING PROGRAM 12 Certifications: ▪ OSHA 10 (General Construction Safety) ▪ OSHA 40 – HAZWOPER (Hazardous Materials Technician) ▪ OSHA Confined Space Entry (CSE) ▪ Aerial Lift and Mobile Scaffolding Basics ▪ Scissor Lift ▪ Mold Remediation/Water Intrusion Worker ▪ Lead RRP (Renovation, Repair, and Painting) ▪ Forklift Operator ▪ Asbestos Worker ▪ Lock Out/Tag Out ▪ Soil Sampling ▪ Blood Borne Pathogens 6

OTHER SERVICES  GED and Adult Literacy and Tutoring  Digital and Financial Literacy  Comprehensive Case Management. Possible supportive services through DOL funding (transportation assistance, clothing assistance, etc.)  Mental heath services through community partnerships  Post-Secondary transition assistance  Food insecurity assistance  Housing assistance  Childcare – before and after care, summer camp,  Entrepreneurship 7

EMAIL – MHARVEY@WESTENDNH.ORG

Transforming Downtown Dover Capital City 2030 DOVER, KENT COUNTY, DELAWARE January 2023

About Bernardon is an architecture, interior design, and landscape BACKGROUND Mosaic Development Partners is a full service commercial real estate development and project management company. Mosaic architecture firm, with offices in Wilmington, Delaware, and Philadelphia and West Chester, Pennsylvania. Their specializes on ground up development and adaptive reuse of architecture, interior design, and landscape expertise provide commercial properties in underserved communities. Mosaic the foundation for the array of complementary design utilizes viable financial instruments and construction methods services they provide that include urban design, master to help stabilize and grow neighborhoods and create jobs. By planning, renovation/repositioning, historic preservation, The Downtown Dover Partnership (DDP), working with the City partnering with municipalities, established developers, not and sustainable design. Bernardon served as lead designer of Dover and supporting public and non-profit agencies, released for-profit organizations and government entities, Mosaic for the City of Allentown, Pennsylvania. Allentown has a Request for Proposals to select a consultant team to develop a leverages investments and revitalizes properties in struggling ushered in a significant amount of collaborative revitalization Strategic Master Plan for the downtown and closely surrounding or stagnated communities. (totaling more than $500 million in investment since 2014), neighborhood area within the City of Dover, Delaware to create Mosaic is team lead for the development of the Dover making it the third largest and the fastest growing city in the a renewed and revitalized community, one that is vibrant, Master Plan. Mosaic is leading the strategic learning process Commonwealth of Pennsylvania. connected, and communal. including leading meetings with all stakeholders and the To achieve this objective, DDP selected Mosaic Development community. Mosaic guides the team in the creation of Partners through a competitive process, and their team of strategic approaches to revitalize downtown Dover. Mosaic consultants including Bernardon, Kimley Horn, and EConsult brings a wealth of master plan development and project Solutions, to identify key opportunities for investment in the management to this team and will draw from that experience downtown community and fundamentally change existing to produce a comprehensive document to help guide Dover in Econsult Solutions, Inc. (ESI) provides businesses and public perceptions about the ongoing decline of quality of life in the its revitalization of downtown. policy makers with consulting services in urban economics, downtown district. real estate economics, transportation, public infrastructure, The plan outlined in this document, Capital City 2030: development, public policy and finance, community and Transforming Downtown Dover, will serve as a community neighborhood development, planning, as well as expert guide to drive decision making and programming in the Dover witness services for litigation support. ESI combines robust Downtown District. quantitative analysis with trusted expert insights and impactful implementation to create sustainable solutions. ESI Principals and Senior Advisors include nationally recognized experts in urban development, real estate, government and public policy, planning, transportation and infrastructure, non-profit management, business strategy and administration. THE TEAM Mosaic assembled a team of experts with Kimley-Horn is one of the nation’s premier planning and strong track records in helping communities design consulting firms. With more than 95 offices from coast create and implement strategic master plans. to coast, including our local offices in Philadelphia, Baltimore City, and Baltimore County, Kimley-Horn specializes in asset management, aviation, energy, environmental, forensics, integrated water, land planning and landscape architecture, parking, roadway and bridge design, site development, survey, technology, transit, and transportation. TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 2

T h e Process Listen Discover Ideate 24 Zoom 3 Total Charrettes meetings with with t o t a l attendance 206 Participants of over 75 People 550 Surveyed and over 800 individual 6 12 In-Person meetings connections 1- o n - 1 Meetings with over 30 Participants TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 3

K e y Findings K e y Findings FROM INTERVIEWS FROM THE TEAM Over months of meetings, the team identified many Drawing from the experience and vision of our team, key findings. Some of the most critical are as follows: we identified several areas to address: • Lack of pedestrian traffic to support businesses • Financial incentives are needed to spur investment from the private market • Strong demand for more amenities downtown • Regional anchors are not well connected to downtown • Demand for more quality housing and greater density downtown • Very few businesses downtown to attract new residents • Physical condition of the infrastructure burdens • Current housing stock not supportive of retail programming business and property owners • Streetscapes (trees and sidewalks) and design not • Large concern for safety and reducing vagrancy conducive to a thriving downtown and homelessness TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 4

Equitable Development Leads to a vibrant and Provides a housing welcoming downtown framework that supports all community income levels Creates financial paths for local residents Creates opportunities to stabilize to participate in wealth building through the community through workforce development development programs Supports existing local businesses and Ensures ongoing input from community property owners and their ongoing representatives in the planning and investments in the community development process TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 5

15* ACRES Developable Projected PLAN OUTCOMES Land Across 927 10 Parcels Residential Units *14.94 Across 6 Sites 27,500 SF 204 Grocery Store Room Hotel 2,575 Parking Linear Feet of River Walk 21.6 ACRES of Green Space 792 Spaces 97,700 SF of Commercial Space MULTI-MODAL 3,674 LINEAR FT TRANSIT HUB COMMUNITY 500 MILLION AMPHITHEATER of Loockerman Commercial Road Projected Investment TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 6

CREATE A Radical Arrival TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 7

DELAWARE STATE UNIVERSITY Outside Connections CONNECTION ANA LYSIS Vehicular / Pedestrian Connections This map shows various types of connections and pathways that allow vehicles and pedestrians to move through Dover. To the east, DE-1 (Route 1) and US-13 (Highway 13) both create a significant bifurcation between downtown Dover and the DOWNTOWN DSU surrounding neighborhoods. Within the downtown CAMPUS district of Dover, access is much easier for users on foot or bicycle. From the transit center located at the southwest corner, most of the downtown district can be accessed in a 20-minute walk, or 5-minute bike ride. STATE GOVERNMENT KEY: I BAYHEALTH HOSPITAL, PARCELS/LOTS KENT CAMPUS DDD (DOWNTOWN DEVELOPMENT DISTRICT) DOVER AIR FORCEBASE DOWNTOWN CORE ANCHOR POINTS VEHICULAR PATH TO DOWNTOWN ARTERIAL ROAD BIKE LANES BIKE FRIENDLY ROADS WALKING/BIKING TRAILS SCALE: 1" = 750' DOVER TRANSIT CENTER TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 8

Multi-modal Community OTHER MOBILIT Y CONSIDER ATIONS • Green Alleys – Upgrade the State Street Alley and • Downtown Circulator/Trolley Service – other corridors with landscaping, lighting, and Explore the feasibility of a high frequency and permeable pavers to create dedicated pedestrian complementary trolley service to connect only connections between DSU Downtown and shopping, recreation, parking, and multimodal Loockerman Street. hubs. • ADA Accessible Sidewalk Improvements – • Bikeshare/Scooter Share Programs – Explore the implementation feasibility of a bike or scooter Continue to improve sidewalk infrastructure share program to build flexibility for occasional to create equitable streets that work for all bike ride use downtown. members of the community. • On-Demand Transit/Micromobility – Consider • Bus Stop Amenity Upgrade – Invest in bus subscription-based, on-demand transit service stop infrastructure (lighting, seating, Wi-Fi to serve trips between DSU, Bayhealth Hospital connection, and travel information) to make [Kent Campus], Loockerman Street, the Dover riding the bus fun and convenient. Airforce Base. TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 9

NEW SPACES ADDED 315 198 135 Centralized Parking Strategy 129 Governors Railroad Avenue 120 Governor’s Avenue Avenue We believe communities should be built around people. Cars and parking exist to bring people to communities. We recommend structured parking conveniently placed off the main street. This will allow the corridor to focus on people 55 43 36 Loockerman Old City Hall W. Loockerman while offering more parking nearby. Way Plaza & PNC Bank & S. Queen Street TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 10

PEDESTRIAN VEHICULAR PEDESTRIAN Loockerman Revived 16' 10' 10' 7' 7' SIDEWALK & CURB VEHICULAR LANE VEHICULAR LANE PARKING LANE SIDEWALK & CURB RECOMMENDED STREETSCAPE TYPOLOGIES W. Loockerman Street OUTDOOR EATING SHORT TERM SOLUTIONS NARROWED ROADS “TRAFFIC CALMING” OUTDOOR EATING SPACES - By eliminating one side of on-street parking on W. Loockerman ONE LANE Street, the pedestrian realm is widened and allows for opportunity to have outdoor seating WIDER OFPARKING SIDEWALKS and eating areas. Creating additional space for pedestrians to sit and/or eat, activates new energy and activity on Loockerman Street. LONG TERM SOLUTIONS NARROWED ROADS "TRAFFIC CALMING" - These strategies work hand in hand by narrowing the roadway for vehicles, the pedestrian sidewalk becomes wider. Creating wider areas for pedestrians to walk creates a more comfortable space to walk in a group, while narrowing the roads reduces vehicle speed. Reducing the speed of vehicles on a heavily used pedestrian road increases the safety for pedestrians. WIDER SIDEWALKS - Expanding the width of the pedestrian realm (sidewalks) creates a more comfortable walking environment and more opportunity to enhance the landscaping within the streetscape with wider planting beds. TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 11

A Need for Greater Density COORDIN ATED ARCHITECTURAL APPROACH FINDINGS RECOMMENDATIONS • A key finding from our research is downtown • Add over 2,000 new residents Dover lacks the density to support the • Focus on residents with disposable income amenities requested. • Draw from our Key Anchors • Although there are several key anchors nearby, few • Bayhealth Hospital – Kent Campus of the employees/students of those • Delaware State Government anchors frequent downtown. • Delaware State University • Need for more residents with disposable • Dover Air Force Base income to power business growth • Attract desirable & sustainable amenities & businesses TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 12

K e y Anchors Bayhealth Hospital, Kent Campus Delaware State Government Delaware State University Dover Air Force Base TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 13

KEY: Potential Project Sites PROPOSED BUILDING FOOTPRINT OPEN SPACE 1 RAILROAD AVENUE (DDP OWNED) 2 RAILROAD AVENUE (ACQUIRED PARCELS) 3 600 FOREST STREET (PARKLET) 4 326 W. LOOCKERMAN STREET 12 5 120 S. GOVERNORS AVENUE (DDP OWNED) 6 239 W. LOOCKERMAN STREET 7 LOOCKERMAN WAY PLAZA 8 129 GOVERNORS AVENUE (PARKING STRUCTCURE) 9 1 WEST LOOCKERMAN 10 PNC AND M&T BANK PARKING LOT 11 11 “FORMER” POST OFFICE (CITY OWNED) 12 MEMORIAL PARK (CITY OWNED) 5 8 10 9 6 1 3 7 2 4 200 600 100 400 1000 TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 14

MIXED USE WITH GROCERY STORE 5 4 1 2 B. VIEW OF 120 GOVERNORS AVENUE ALONG SOUTH NEW STREET 3 B. 120 Governor ’s Avenue BRINGING BACK GROCERY AND RESIDENTS TO DOWNTOWN KEY: SITE METRICS 1 GROUND FLOOR GROCERY Acreage: 1.76 Acre 2 OUTDOOR AMENITY ABOVE PARKING PODIUM (THIRD FLOOR) Building: 6 story Building (4-story Wood Construction over 2-story Steel Podium) 3 SURFACE PARKING 4 TWO STORY PODIUM PARKING & RESIDENTIAL UNITS ABOVE • Residential: 179,500 SF (196 units) 5 RESIDENTIAL LOBBY & RESIDENTIAL UNITS ABOVE • Grocery: 27,500 SF GROCERY ENTRANCE • Parking: (2-story Garage) 37,000 SF (113 Spaces) • Outdoor Amenity: 16,300 (above Podium) *Plan/Design is conceptual • Residential Support (Lobby, Amenity, etc.): 11,400 SF Exterior Parking: 22 Spaces TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 15

MIXED USE WITH TRANSIT HUB 4 7 6 5 C. VIEW FROM SOUTH GOVERNORS AVENUE LOOKING NORTH TOWARDS WEST REED STREET 129 Governor ’s Avenue 1 3 2 C. P R O V I D I N G N E E D E D PARKING A N D A MU LTI-MODAL KEY: TRANSIT HUB 1 GROUND FLOOR MULTI-MODAL TRANSIT HUB 2 OUTDOOR AMENITY ABOVE TRANSIT HUB (FOURTH FLOOR) SITE METRICS 3 SURFACE PARKING Acreage: 1.23 Acre (across 8 parcels- 145 Governors, 139 Governors, 133 Governors, 127 4 RESIDENTIAL UNITS WRAPPED AROUND PARKING DECK Governors, 136 Bradford, 132 Bradford, 130 Bradford, 124 Bradford) 5 RESIDENTIAL LOBBY ON GROUND FLOOR Building: 5 story Building (4-story Wood Construction over 1-story Steel Podium wrap 6 PUBLIC PARKING DECK around steel parking deck) 7 TOWNHOUSE-STYLE APARTMENTS • Residential: 134,600 SF 146 units *Plan/Design is conceptual • Commercial: 5,500 SF • Transit Hub: 8,300 SF • Parking: (5-story Garage) 102,500 SF (20,500 SF/ Floor) 315 Spaces • Outdoor Amenity: 3,100 Sf (above Podium) • Residential Support (Lobby, Amenity, etc.): 3,100 SF TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 16

MIXED USE FARMER’S MARKET F. 2 BUILDING A 1 F. INTERSECTION OF WEST LOOCKERMAN STREET AND SOUTH BRADFORD STREET 4 BUILDING B LOOKING WEST 1 4 Loockerman Way Plaza ESTABLISHING A NEW DOWNTOWN CORE 3 3 SITE METRICS Acreage: 1.15 Acre Building A: 5 story Building (4-story Wood Construction over 1-story Steel Podium) • Residential: 80,000 SF (20,000 SF / Floor) - 88 units • KEY: Commercial: 9,000 SF • Parking: (Ground Floor) 10,400 SF - 32 Spaces 1 GROUND FLOOR RETAIL & RESIDENTIAL UNITS ABOVE • Outdoor Amenity: 20,000 Sf (Rooftop) 2 PUBLIC GREENSPACE / FARMER’S MARKET • Residential Support (Lobby, Amenity, etc.): 1,000 SF 3 PODIUM PARKING & RESIDENTIAL UNITS ABOVE 4 RESIDENTIAL LOBBY & RESIDENTIAL UNITS ABOVE Building B: 5 story Building (4-story Wood Construction over 1-story Steel Podium) • Residential: 51,200 SF (12,800 SF / Floor) - 56 units *Plan/Design is conceptual • Commercial: 4,300 SF • Parking: (Ground Floor) 7,600 SF - 23 Spaces • Outdoor Amenity: 12,800 Sf (Rooftop) • Residential Support (Lobby, Amenity, etc.): 1,000 SF TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 17

Memorial Park PROPOSED USE - Memorial Park serves as an open space gateway into downtown Dover. Given the park currently has few amenities, features such as an amphitheater, art walk loop, and gathering spaces would be proposed within the park to promote more foot traffic, activities and events to take place. KEY : PARKING OPEN SPACE / RECREATION AREAS AMPHITHEATER / EVENT SPACE COURT YARD / GATHERING SPACE ART INSTALLATION AREAS EDUCATIONAL AREA AREA FOR POTENTIAL USE ART WALK PEDESTRIAN BRIDGE TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 18

Reactivating Vacant Spaces RIVERWALK A More Vibrant Space for Reinvention and Play The Proposed Riverwalk visual highlights three parcels located to the south of Memorial Park that are potential areas to be developed into a river-walk along Saint Jones River. The top two images shown to the right of the Proposed Riverwalk are Proposed Riverwalk of the Potomac riverfront walk, in Alexandria, VA. This river- walk takes a more natural approach, utilizing asphalt paths and bank stabilization methods. The Potomac River walk is a great precedent for Dover to propose a river-walk while limiting the amount of development and disturbance along the river edge. The parcel on the west side of the Saint Jones River could also be an opportune location for a Youth Activity Area to be ollins developed on. Youth engagement is an important facet of the Dover redevelopment plan and promotes physical activity for the younger and older crowd, alike. Incorporating art into the Youth Activity Area, by utilizing the public or hiring a local artist, would also assist in establishing an art community YOUTH ACTIVITY AREA within Dover. PROPOSED YOUTH DEVELOPMENT CENTER PROPOSED RIVER WALK Legend Proposed Open Channel Riverwalk Parcels Dover Parcels 1 inch = 70 feet Date Printed: December 2, 2021 File: m:\gis_data\projects\tech_mxds\ \proposed_riverwalk Department: City Public of Works Dover, GIS Delaware ¯ TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 19

Implementation begins now… ▪ Broadly publicize the plan - March 22 public presentation ▪ Evaluate DDP organizational capacity and need for development staffing to implement the plan ▪ City of Dover: • Planning/inspections process – streamlining • Design standards ▪ Consider support offered by Kent County Levy Court ▪ Dover Kent MPO priority projects • Five-point intersection (W Loockerman and State Street • Linkages to/from Bayhealth and DSU Downtown ▪ Consider State legislative requests FY 2024 • Current grants: ▪ Critical Improvements: $1.2 M grant awarded to DDP program is up and running for current property improvements ▪ Site acquisition: $200k TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 20

Placemaking Recommendations OBJECTIVES KEY STRATEGIES • Utilize City owned and DDP owned properties, as well as strategic acquisitions, to jump-start development • Develop empty lots to strengthen the “spine” of the Loockerman commercial district • Create architectural design standards to provide an easy to follow playbook for the development community INCREASE DENSITY CREATE ARCHITECTURAL TEMPLATE • Encourage strategic façade renovations • Create a pedestrian centric business district • Implement an “art walk” within the park to introduce arts and culture and engage local artists • Propose new programming within existing park space • Revitalize riverwalk to create an active play community for youth with a mix of uses GROW AMENITIES PRIORITIZE PEDESTRIANS • Provide adjacent parking to promote walkability to destinations along Loockerman • Implement plans and programs for existing buildings to upgrade infrastructure, enhance exterior facades, and make accessible and compliant TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 21

Zoning &Permitting Recommendations REWRITE/ENHANCE THE CURRENT CODE TO CREATE EXPEDITED APPROVAL FOR APPLICATIONS WHICH MEET THE DESIGN STANDARDS OF DOWNTOWN DOVER. THE KEY ELEMENTS OF THIS REVISED CODE OR OVERLAY WOULD ADDRESS: • Allow for appropriate building heights to spur more • A sign program that brings life to the district and dense development that doesn’t overwhelm the existing maintains a high-quality standard of materiality architecture and character • Building bonuses and relief for LEED certified buildings • Support the master plan parking strategies of centralized parking and improve multi-modal transportation options • Incentivize housing with a percentage of affordability and street conditions • Accelerated approvals for aligning design to the plan • Activate ground floors as retail and amenity spaces • Ensure cornices are aligned with the architectural design features, especially on Loockerman Street TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 22

Financial Recommendations: • Leverage private capital with public investment [through the use of private bonds or other municipal tools] • Early public investment to leverage private capital and fuel development • Finalize legislative authorization of conduit bonds, if not yet complete • Issuance of municipal bonds to support large-scale development projects • Form public-private partnerships to implement development projects consistent with the master plan • Maximize the value of the TIF District by including a percentage of Kent County and Delaware state tax and fee revenue, in addition to municipal property taxes EXAM PLES : 1. Burlington, VT TIF included state education tax which generated 3x the municipal realty tax revenue 2. Allentown, PA NIZ (Neighborhood Improvement Zone) included state corporate net income tax, local earned income tax, personal income tax, business privilege license tax and fees, amusement tax of all qualified businesses within the district TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 23

Financial Recommendations: • Hire a consultant to aggressively pursue New Market Tax Credits from multiple allocatees • Work closely with DSHA to secure Low Income Housing Tax Credits to develop mixed-income • Advocate and lobby for the extension of the Opportunity Zone investment period from 2026 to 2028 because the entire downtown area is designated OZ (Opportunity Zone) • Work with its federal political stakeholders to pursue a RAISE grant in the 2023 budget to implement transportation • Full recommendations in the master plan • Secure funding to hire a full-time DDP staff person to oversee and help drive development CROWDFUNDING Consider implementing crowdfund campaigns for each proposed development. By following federal securities regulations, developers can set up crowdfund opportunities to allow local residents over the age of 18 to invest as little as $250 into future downtown real estate development projects and earn a return on their investment. TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 24

Top Recommended Financial Incentives (SEE FULL D E S C R I P T I O N S IN A P P E N D I X OF M A S T E R PLAN) MUNICIPAL TIF NMTC CONDUIT BONDS Tax Increment New Market Tax Financing Credits LIHTC MFMRB RAISE Low Income Housing Multi-Family Rebuilding American Tax Credits Mortgage Revenue Infrastructure with Bonds Sustainability and Equity TAP HTC DDD Transportation State and Federal Downtown Dover Alternatives Program Historic Tax Credits Development District TRANSFORMING DOWNTOWN DOVER: CAPI TAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 25

Thank You AND SPECIAL THANKS TO OUR FUNDERS: CITY OF DOVER COUNCIL, DELAWARE STATE KENT COUNTY LEVY DOWNTOWN DOVER MAYOR AND CITY MANAGER LEGISLATURE COURT COMMISSIONERS PARTNERSHIP AND ADMINISTRATOR TRANSFORMING DOWNTOWN DOVER: CAPITAL CITY 2030 | Master Plan for Downtown Dover | Dover, DE | Downtown Dover Partnership 30