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CITY OF DOVER PLANNING COMMISSION AGENDA Tuesday, January 22, 2019 – 7:00 P.M. City Hall, City Council Chambers 15 Loockerman Plaza, Dover, Delaware PLEDGE OF ALLEGIANCE ROLL CALL APPROVAL OF AGENDA ADOPTION OF MINUTES OF MEETING of December 17, 2018 COMMUNICATIONS & REPORTS 1) Reminder: The next Planning Commission regular meeting is scheduled for TUESDAY, February 19, 2019 at 7:00pm in the City Council Chambers. 2) Update on City Council Actions 3) Department of Planning & Inspections Updates a. Education and Training Opportunities b. Report on Summary of Applications 2018 OPENING REMARKS CONCERNING MEETING PROCEDURES OLD BUSINESS 1) Requests for Extensions of Planning Commission Approval: None NEW APPLICATIONS 1) MI-19-01 Eden Hill Farm TND: Residential District – Revised Pattern Book (Senior Living Residential & Townhome Option) - Public Hearing and Review of Amendments to Revise the Pattern Book (Comprehensive Design Standards Manual) for the Residential District component of the Traditional Neighborhood Design project known as Eden Hill Farm TND. The Amendment presented as Pattern Book pages focus on information for a Senior Living Residential & Townhome Options. The Residential District consists multiple parcels totaling of 109.034 acres ± of land and is zoned TND (Traditional Neighborhood Design). The project is located south West North Street and Wemyss Road and southeast of the intersection of West North Street and Saulsbury Road/POW-MIA Parkway. The owner of record for the unbuilt area of the Residential District is Eden Hill Residential, LLC. Tax Parcels: Multiple parcels of the Residential District on map ED-05-076.04. Council District 2. The current Implementation Plan SB- 06-03 Eden Hill Farm TND: Residential District Implementation Plan was granted conditional approval on June 19, 2006 by the Planning Commission and there have been other subsequent approvals related to lot layout and Pattern Book revisions. Related Applications: SB-07-01, MI-08-03, MI-08-20, MI-09-03, MI-09-13, MI-10-04, MI-10-14, and MI-10-20. A Revised Implementation Plan S-15-07 (with S-15-10) for the Residential District was reviewed in 2015 but has not achieved plan approval. NEW BUSINESS 1) Resolution honoring Dean Holden for his service on the Planning Commission 2) Nomination and Election of Officer (Vice-Chairman)

City of Dover Planning Commission Agenda Public Hearing: January 22, 2019 Page 2 of 2 3) Appointment to the Architectural Review Oversight Subcommittee of Planning Commission (in accordance with Zoning Ordinance, Article 10 §2.28): Planning Commission Member 4) Project for Dover’s 2019 Comprehensive Plan a. Update on Project Activities ADJOURN THE AGENDA ITEMS MAY NOT BE CONSIDERED IN SEQUENCE. THIS AGENDA IS SUBJECT TO CHANGE TO INCLUDE THE ADDITION OR THE DELETION OF ITEMS, INCLUDING EXECUTIVE SESSIONS. Posted Agenda: January 11, 2019

CITY OF DOVER PLANNING COMMISSION DECEMBER 17, 2018 The Regular Meeting of the City of Dover Planning Commission was held on Monday, December 17, 2018 at 7:00 PM in the City Hall Council Chambers with Chairman Mr. Tolbert presiding. Members present were Mr. Roach, Ms. Edwards, Mr. Holt, Mr. Baldwin, Dr. Jones, Mrs. Welsh, Ms. Maucher and Mr. Tolbert. Mr. Holden was absent. (Mr. Holden arrived at 7:02 pm.) Staff members present were Mrs. Dawn Melson-Williams, Mr. Jason Lyon, Mr. Julian Swierczek, Mrs. Tracey Harvey and Mrs. Kristen Mullaney. APPROVAL OF AGENDA Ms. Maucher moved to approve the agenda as submitted, seconded by Mr. Holt and the motion was unanimously carried 8-0 with Mr. Holden absent. APPROVAL OF THE PLANNING COMMISSION MEETING MINUTES OF NOVEMBER 19, 2018 Mr. Holt moved to approve the Planning Commission Meeting minutes of November 19, 2018, seconded by Mrs. Welsh and the motion was unanimously carried 8-0 with Mr. Holden absent. COMMUNICATIONS & REPORTS Mrs. Melson-Williams stated that the next Planning Commission regular meeting is scheduled for Tuesday, January 22, 2019 at 7:00pm in the City Council Chambers. Mr. Swierczek provided an update on the regular City Council and various Committee meetings held on December 10 & 11, 2018. Mrs. Melson-Williams stated that included in the packet for tonight was the Institute for Public Administration’s Training Series. She believes that Ms. Edwards and Dr. Jones had indicated their hope to attend a couple of trainings and she believes that they have been scheduled. The next training session is scheduled for January 18, 2019 and it’s “Planning Your Community’s Future.” They are going to talk about the basics of planning and things like Comprehensive Plans and the like. The deadline is the day before. Some of these classes do fill quickly so if you have any interest please let Planning Staff know and they will get you signed up. Mrs. Melson-Williams stated that also included in the packet was the Schedule of Meeting Deadlines and Application Deadlines for 2019. Please mark your calendars for the Planning Commission meeting dates. Mrs. Melson-Williams stated that there was another handout left on the desks tonight related to the Senator Bike Way in preparation for what will be future project activities. This was received this evening from the Public Works Office and Mr. Lyon is here if there are any questions. Basically there is a segment of West Division Street leading towards the railroad tracks and then turning up North West Street that will have within the next few months signage that indicates no parking on the street in preparation for what will be bike and pedestrian improvements in those 1

CITY OF DOVER PLANNING COMMISSION DECEMBER 17, 2018 segments. It is a DelDOT project that is expected to start this Spring. Just to be aware, the Senator Bike Way project is more than just one segment; so this is the segment that DelDOT will be focusing on this Spring and Summer. OPENING REMARKS CONCERNING DEVELOPMENT APPLICATIONS Mrs. Melson-Williams presented the audience information on policies and procedures for the meeting. OLD BUSINESS 1) Requests for Extensions of Planning Commission Approval: None NEW APPLICATIONS 1) C-18-05 Our Future Christian Childcare Center II at 614 South DuPont Highway – Public Hearing and Review of Application for Conditional Use to permit conversion of an existing 4,300 +/- SF one-story building into a Child Day Care Center to serve 40 children. The property consists of a 0.69-acre (30,000 +/- SF) parcel and is located on the west side of South DuPont Highway, south of River Road. The property is zoned C-4 (Highway Commercial Zone). The owner of record is Christian Life Center and the applicant is Jacqueline Harris. Property Address: 614 South DuPont Highway. Tax Parcel: ED-05- 077.14-01-19.01-000. Council District 4. Representatives: Mr. Anthony Harris & Mrs. Jacqueline Harris, Our Future Christian Child Care Center Mrs. Harvey stated that this plan is for the review of a Conditional Use Plan to permit conversion of an existing 4,300 SF one story building into a Child Day Care Center to serve 40 children with 6 attendants. The property consists of over 3,200 SF and is located on the west side of South DuPont Highway south of River Road. The property is zoned C-4 (Highway Commercial Zone). The owner of record is Christian Life Center and the applicant leasee is Jacqueline Harris. The property address is 614 South DuPont Highway. The existing building was previously utilized as a church. The applicant is not proposing any renovations to the building. The proposed hours of operation are from 6:30AM to 6:00PM Monday through Friday. A fence is proposed to surround an outdoor playground area in the rear of the building. Child Day Care Centers require one parking space for every ten children and one parking space for every adult attendant. Based on the number of children at forty and the number of adult attendants at six, a total of ten parking spaces are required. The Site Plan indicates that there are forty-seven existing parking spaces with two handicapped parking spaces located in the rear of the property which is near the front main entrance located on the north side of the building. The parking requirement has been met. There is a concrete island located along South DuPont Highway dividing the site entrance and exit. On the front (east) side of the building there is another concrete island with parking on both sides. There is not a particular area improved as a sidewalk along the frontage; however, the area is paved. There is a sidewalk in the rear of the building with no access to the building. The front and rear entrance to the building is located on 2

CITY OF DOVER PLANNING COMMISSION DECEMBER 17, 2018 the north and south sides of the building and the areas are paved leading to the building. Planning Staff recommends that the Planning Commission prescribe the following conditions and safeguards. The path of the pedestrian circulation to the outdoor play area from the building should be identified. The implementation of additional crosswalk markings, site elements and signage may be necessary in areas where the path of travel crosses parking areas or over a drive aisle. Staff recommends a pedestrian crosswalk to be striped at the front entrance and exit points of the site from DuPont Highway. Staff accepts the existing conditions of the parking lot and will not require the installation of upright curbing. In the parking space locations there are existing features that includes parking bumpers and fencing that limit vehicle travel. Mr. Harris stated that they have already met with all of the participants in this project and they agree and are working cooperatively with Staff to complete all of the necessities to create this opportunity for this Day Care. Mr. Harris shared a video with the Commission. The video states “My name is Anthony Harris and I am a Master Corporal for Wilmington Police. I have been a Police Officer for 26 years now and my wife and I decided two years ago that we wanted to open up a day care that caterers and develops our kids and to prepare our kids for school. The name of the day care is Our Future Christian Child Care Center. It is a Police based day care and what that is, is every once in a while our Officers come in and interact with the kids, develop a rapport with the kids. We also bring in Officers from different divisions to talk about what we do in the community and we talk about our assignment. The first two months that we were open my wife and I talked about it, I stayed out of the day care in uniform so the kids were calling us Mr. Anthony and Ms. Jackie. Two months later, I walked in with my uniform and the kids were very hesitant to interact with me. But a week later, the kids relate to me as Mr. Anthony and realize that I am a human in uniform or out of uniform, that I am a human that cares about our kids and that cares about our future. As I was walking through the day care one day to leave, one of the kids said Mr. Anthony we love you and I was in uniform. That is what is going to make a difference in our community.” Mr. Harris stated that the reason he wanted to share that is because he is currently retired from Wilmington Police. He retired in July 2018 and out of 28 years of law enforcement, what he realized that there is a challenge today of our kids and interacting with current law enforcement because of social media. What he realized is, as Police Officers we have to go back to our community when they are young because the most influential age of our kids are as toddlers. He currently has the opportunity to travel around the Country and talk to high school aged kids in a program called The Law and You. What he is learning from talking to over 85,000 kids over the last year and a half is why couldn’t this happen earlier? What he realizes is the concept that we have and we’ve implanted for the last four years at Our Future Christian Child Care Center in the City of Wilmington is the earlier that you interact with our kids, the more they understand, the more they comply, the more they listen, the more they are waiting for direction. Those are some of the issues that we deal with in our day care with some of our kids. Our goal is to open up around the Country. As long as we can interact with the local law enforcement to get them to interact this will change the future of our kids with their interaction with law enforcement as they 3

CITY OF DOVER PLANNING COMMISSION DECEMBER 17, 2018 go forward. Ms. Edwards questioned what response was received from the local law enforcement agency? Responding to Ms. Edwards, Mr. Harris stated that one of the other things that he has the opportunity to do is be the representative for Police Department Insurance in the State of Delaware. He has done a presentation for Dover Police and talked to the Chief about it. He said to let them know when the day care center is open and they will cooperate. He has traveled to Georgia, Texas and Florida and has spoken with people about the project and they can’t wait. Mr. Roach stated that one section states that there will be services for children ages 2-6 and the other side says ages 1-12. Is there a difference as far as what services are provided at certain times or is it just after care of the kids who are older than 6? Responding to Mr. Roach, Mrs. Harris stated that the at the center in Wilmington, they started at that age but the center in Dover will be a little bit different. The Wilmington location is for ages 2-6 and the Dover location will be for ages 1-12. Dr. Jones stated that ideally children are in school from ages 6-12 so does your program provide the educational opportunities and structure for school aged children? Responding to Dr. Jones, Mrs. Harris stated that school aged children are only there in the morning and in the afternoon. They will be there for before and after care but in the Summer they will be there full time for Summer Camp. Dr. Jones questioned if all of the funding will come from parent payment or do you get State funding? Responding to Dr. Jones, Mrs. Harris stated that they would actually get both. They would accept the Purchase of Care Program and then private pay. Dr. Jones further questioned if they have experienced any issues regarding the separation of church and State in terms of funding? She asks that question because of the way the brochure speaks to the fact that it is a Christian environment and so forth. Responding to Dr. Jones, Mr. Harris stated no, there are no issues with that. Mr. Tolbert questioned if the site in Wilmington, DE is the only other site that you have? Responding to Mr. Tolbert, Mrs. Harris stated yes. Mr. Tolbert further questioned what is the involvement with the parents of the children? Responding to Mr. Tolbert, Mrs. Harris stated that they do have opportunities where they have some activities where the parents may come in for life skills training. They have some opportunities where they do a Parent Night where the children come in with their parents and do an activity. They don’t have a lot of them because unfortunately a lot of our parents are working parents and they don’t have a lot of time. Around the holidays they have big dinners with the parents and kids and they give out gifts. They also have a program where they give out turkey dinners. For Thanksgiving, they were able to bless some families with dinners and during Christmas time they normally adopt a couple of the families. Mr. Tolbert questioned if the parents have any kind of parent organizations that deal with your organization? Responding to Mr. Tolbert, Mrs. Harris stated no but that is something to look 4

CITY OF DOVER PLANNING COMMISSION DECEMBER 17, 2018 forward to doing. Mr. Tolbert stated that the reason that he raises the question about parents is that parents are so important of course and we have a lot of young parents who are not able to parent well and that has a tremendous effect on the children. The way parents deal with children can make your job easy or difficult. Responding to Mr. Tolbert, Mrs. Harris stated that is definitely something that they can look towards. She will say that before opening up the child care center, she used to work for a program called Parents As Teachers. She worked for that program for over ten years. The program was to teach the early parents what they need to be doing with their children from birth until they go to Kindergarten so she understands exactly where you are coming from with that; it is very important. Mr. Roach stated that his daughter used to go to King Christian Academy and they incorporated the Christian values throughout the curriculum for the kids. Is that going to be the idea with this center or is it just going to be essentially day care but it’s based on Christian values without actually being incorporated throughout the daily things? Do you have prayer in the morning or Bible lessons in the afternoon? He is just trying to get a general idea as far as how a day would go at your day care center. Responding to Mr. Roach, Mrs. Harris stated that they use High Scope as their curriculum. Each month they have a particular person in the Bible that they highlight for the month or it may be a scripture. There is prayer every morning before they start their day and of course we pray before we eat at things like that. Mr. Tolbert opened a public hearing and after seeing no one wishing to speak, closed the public hearing. Mr. Holden moved to approve C-18-05 Our Future Christian Childcare Center II at 614 South DuPont Highway, to include the recommended additional considerations on (DAC Report)Page 6 related to pedestrian circulation, sidewalk and upright curbing and that the applicant works with Staff to resolve those issues. He thinks that it is in harmony with location, size and character of the location request. He thinks that it is a service that we need in our footprint and he thinks the applicants bring to them good experience and success in this matter. Seconded by Mr. Holt and the motion carried 9-0 by roll call vote. Mr. Holden voting yes; for the reasons stated. Mr. Roach voting yes; for the reasons previously stated. Ms. Edwards voting yes; based on the applicant’s willingness to work with Staff and resolve the issues on Page 6. She also feels that they are really providing a great service to the community and helping to guide and groom our children when they are young and the most ready to learn. Mr. Holt voting yes; he thinks that it is a real win win for the City of Dover and he thinks that it is going to be a really great thing for the young people in our area. Mr. Baldwin voting yes; for all of the reasons previously stated. Dr. Jones voting yes; for all of the reasons and conditions previously stated. Mrs. Welsh voting yes; for all of the reasons previously stated. Ms. Maucher voting yes; for reasons previously stated. Mr. Tolbert voting yes; the applicant has presented a very professional understanding of the services that they provide and the need for those services. With their understanding of the services that they provide and the success that they have had, he hopes that they can help some of the local programs to reach the level of professionalism that they presented here this evening. 5

CITY OF DOVER PLANNING COMMISSION DECEMBER 17, 2018 NEW BUSINESS 1) Project for Dover’s 2019 Comprehensive Plan a. Update on Project Activities b. Continued Review of Preliminary DRAFT Goals & Recommendations c. Continued Review of Preliminary DRAFT Land Development Plan Map Series d. Continued of Preliminary DRAFT Annexation Plan Map Series Mrs. Melson-Williams stated that as a reminder, they have issued Preliminary Drafts of the Goals & Recommendations, the Land Development Plan Map Series and the Annexation Plan Map Series. If you have questions or have comments on those, please share them with Planning Staff. You can also point people to the website that was noted in the packet for the project. Staff has continued to work on writing and they are actually going very thoroughly through the Goals & Recommendations at the Staff level and there will recently be some refinement there. She will be happy to answer any questions that you may have thought of since the last meeting on any of those topics. Dr. Jones gave her some written comments on the Goals & Recommendations tonight and they encourage that from all of the Commissioners. They are still working towards the drafting of the text of the entire document. That will have to go through a very formal review and approval process. They are not quite sure of the timing of that as of yet but they intend to be done before summer. Hopefully by the next meeting they will have a better sense of what their future timing will be related to the issuing of a Draft and getting that out for its formal review and hearing process. Meeting adjourned at 7:35 PM. Sincerely, Kristen Mullaney Secretary 6

City of Dover, Delaware Summary of Applications 2017 2018 Application Type 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Q1 Q2 Q3 Q4 Total Q1 Q2 Q3 Q4 Total Board of Adjustment 13 9 17 18 25 38 20 15 15 13 15 17 14 15 16 9 2 4 2 17 1 2 4 5 12 Annexations 2 3 5 6 10 4 3 1 0 0 1 3 0 1 3 0 0 0 0 0 0 1 1 0 2 Conditional Use 2 8 8 9 8 7 14 8 5 7 6 11 6 4 5 1 1 2 2 6 1 2 1 1 5 Site Plans 37 37 33 39 49 66 43 29 33 23 20 21 24 16 24 10 7 8 8 33 3 2 4 3 12 Subdivisions 2 10 10 8 7 7 2 7 5 2 2 6 5 2 0 0 1 1 0 2 1 1 2 0 4 Rezoning 5 8 9 7 13 10 11 5 8 6 2 3 4 4 7 2 1 2 0 5 0 0 2 1 3 Miscellaneous 14 11 25 17 17 23 20 15 20 17 24 22 14 14 18 1 0 5 2 8 4 3 5 1 13 Unified Sign 1 2 0 1 0 1 3 1 0 2 2 3 1 2 4 0 0 0 2 2 0 0 0 0 0 Historic District Commission 6 11 7 3 9 7 4 4 11 5 7 5 6 8 6 0 2 1 1 4 0 1 2 0 3 TOTAL 82 99 114 108 138 163 120 85 97 75 79 91 74 66 83 23 14 23 17 77 10 12 21 11 54 *Summary as of 2018 yearend including applications received for the December meetings of the Planning Commission, Board of Adjustment and Historic District Commission and including Administrative Plan Reviews.

City of Dover DATA SHEET and APPLICATION REVIEW COMMENTARY Consideration of Revised Pattern Book Guidelines DEVELOPMENT ADVISORY COMMITTEE MEETING of January 9, 2019 PLANNING COMMISSION MEETING OF January 22, 2019 Project: Eden Hill Farm – Traditional Neighborhood Design: Residential District Revised Pattern Book: Senior Living Residential & Townhouse Option, MI- 19-01 Associated Plans: Eden Hill Farm TND, Z-05-03 Residential District Implementation Plan, SB-06-03 Residential District Administrative Subdivision Plan: Record Plan and Construction Plans, SB-07-01 Eden Hill Farm TND: Residential District - Lot Revisions to Townhouses, MI-08-03 Eden Hill Farm TND: Residential District - Lot 1 Revision (Condominium Lot to Duplex Lots), MI-08-20 Eden Hill Farm TND: Residential District – Duplex Lot setbacks, MI-09-03 Eden Hill Farm TND: Residential District - Lots 4 and 5 Revisions (Condominium Lots to Townhouse Lots), MI-09-13 Eden Hill Farm TND: Residential District - Revisions to Lots 2F, 2G, and 2H (Minor Lot Line Adjustment Plan), MI-10-04 Eden Hill Farm TND: Residential District - Townhouse Styles for Phase 2 and Pattern Book Revisions for Duplex Lots, MI-10-14 Eden Hill Farm TND: Residential District - Phase 2 Lot Revisions, MI-10-20 Eden Hill Farm – Traditional Neighborhood Design: Residential District Revised Implementation Plan, S-15-07 Residential District – Revised Active Recreation Plan S-15-10 Eden Hill Farm TND: Residential District – Architecture Concept, MI-18-10 Application: MI-19-01 Eden Hill Farm TND Residential District: Revised Pattern book (Senior Living Residential & Townhouse Option) – Review of Amendments to Revise the Pattern Book for the Residential District component of the TND Location: Resident District: Area southeast of intersection Wemyss Road and POW-MIA Parkway Tax Parcel: Areas on map ED-05-076.04 Area of TND: 272.04 acres +/- Area of Residential District: 109.2049 acres +/- Zoning: TND (Traditional Neighborhood Design Zone) P. O. Box 475 Dover, DE 19903 Community Excellence Through Quality Service

MI-19-01 Eden Hill Farm TND: Residential District – Revised Pattern Book (Senior Living Residential & Townhouse Option) DAC Report of January 9, 2019 Page 2 of 12 Project Description (Review of Updated Submission of 1/11/2019): This is the review of Amendments to Revise the Pattern Book (Comprehensive Design Standards Manual) pertaining to the Eden Hill Farm TND Residential District. The first Pattern Book Amendment is to establish standards for a Senior Living Residential Village of one-story single family detached units. The second Pattern Book Amendment is for Townhouse Options relating to architectural styles and lot format. An Updated Submission was received January 11, 2019. The following report will provide background information on the Eden Hill Farm TND: Resident District and Review the Amendments to Revise the Pattern Book. Traditional Neighborhood Design Zone Process The Zoning Ordinance, Article 3, Section 28 outlines the requirements for the Traditional Neighborhood Design Zone (TND) including the development criteria and procedure. The first step of the Traditional Neighborhood Design Zone is an application for rezoning to TND which includes review of a Master Plan. The subject property Eden Hill Farm has achieved the zoning classification of TND (Traditional Neighborhood Design) and approval of the General Overall Master Plan. Next reviews of the Implementation Plans for each District of the TND for compliance with the approved General Overall Master Plan occur. Then is review of Administrative Site Plans for individual building development or Subdivision Plans for recordation of lots. For the Residential District, there is an Implementation Plan in place and it has been previously amended. Eden Hill Farm TND: Previous Application Reviews and Plan Approvals The following provides a summary of the project review process to date for the Eden Hill Farm TND: Residential District. Date Application Plan Type Action Description Number June 20, 2005 Z-05-03 Rezoning Application Planning Rezoning to TND including Commission acceptance of the General Overall recommendation Master Plan and the Master of approval for Comprehensive Development rezoning to TND Standards Manual (Pattern Book) with its Addendum of 6/9/05 for the project in accordance with the conditions of approval outlined in the Development Advisory Committee (DAC) comments July 22, 2005 Z-05-03 Rezoning Application City Council Property rezoned to TND with approval of General Overall Master Plan and rezoning to TND Pattern Book June 19, 2006 SB-06-03 Implementation Plan DAC May-June Implementation Plan and Pattern – Residential District 2006; Planning Book Amendments Commission approval 2007 SB-07-01 Administrative Staff & Agency Residential District – Record Plan Subdivision Plan Review and Construction Plan Set September SB-07-01 Record Plan – Staff approval Record Plan: Sheets 1-6 with parcels 10, 2007 Residential District 9/6/07; Record and street layout Plan recorded

MI-19-01 Eden Hill Farm TND: Residential District – Revised Pattern Book (Senior Living Residential & Townhouse Option) DAC Report of January 9, 2019 Page 3 of 12 Date Application Plan Type Action Description Number March 16, MI-09-03 Pattern Book Planning Reduced Duplex Building Restriction 2009 Revisions on Duplex Commission Line (setback) to 15 feet Lots approval Pattern Book sheet (page 40) to be 3/16/2009 revised (Addendum IV) October 26, MI-09-13 Record Plan Staff and Agency Record Plan recorded; Revised Final 2009 Revisions to Lots 4 Review and Construction Plan sheets and 5: Condo into approval; Record Townhouse Lots, Plan recorded Construction Plan revisions March 3, MI-10-04 Record Plan Staff Review and Minor Lot Line Adjustment Plan 2010 Revisions to Lots 2F, Approval affecting three lots; Record Plan 2G, and 2H recorded November 15, MI-10-14 Pattern Book Planning Request to continue use of Phase 1 2010 Implementation for Commission Townhouse Architecture Styles into Townhouses and approval with Phase 2; Series of Pattern Book Revisions for Duplex conditions on Revisions for Duplex Lots Lots 11/15/2010 (Addendum V) December 10, MI-10-20 Phase 2 Lot Staff and Agency Minor Lot Line Adjustment Plan to 2010 Revisions Review of Record reconfigure single units to duplex Plan and units and revise townhouse lots from associated Site 25 ft. width to 20 ft. width. Also, Plan revisions; revisions to Site Plan for Comments issued infrastructure construction. February 22, MI-10-20 Phase 2 – Townhouse Planning Action to establish required side yard 2011 Interpretation Setbacks Commission setbacks for townhouses in Phase 2 consideration of area when more than two groupings Pattern Book of building occur. Requirement to Guidelines; PC complete a final version of the action 2/22/2011 Pattern Book. Record Plan of Record Plan of Phase 2 recorded and Phase 2 area updates to Construction Plans of recorded 3/1/2012 Landscape Plans and Utilities Plans. May 18, 2015 S-15-07* Implementation Plan DAC April-May Revised Implementation Plan – Sheet – Residential District 2015; Planning Submission of Concept Plan: Commission Increase in dwelling unit count; approval with Change in mix of unit types; Revised conditions open space design; and Revisions to 5/18/2015 street layout Check Print Review in 2017 August 2015 S-15-10* Revised Active Planning Revised Active Recreation Area and Recreation Area Plan Commission Open Space Plan to create large area – Residential District approval with with clubhouse building and conditions amenities 8/17/2015 Associated with S-15-07 Check Print Review in 2017 *The most recent Revised Implementation Plan has not achieved Final Plan approval.

MI-19-01 Eden Hill Farm TND: Residential District – Revised Pattern Book (Senior Living Residential & Townhouse Option) DAC Report of January 9, 2019 Page 4 of 12 RESIDENTIAL DISTRICT SUMMARY The Implementation Plan reviewed as SB-06-03 Eden Hill Farm TND: Residential District Implementation Plan consisted of 665 dwelling units. The Plan Set for the Residential District depicted the development and the associated elements such as the subdivision entrance access, public street and alley network and street section design, pedestrian network, building sites, parking areas, stormwater management, Active Recreation Area (parks and Community Center building), open space and landscaping. As approved the development offered several housing types including single family detached units in three styles: courtyard lots, carriage house lots, and cottage lots; duplex units; townhouse units in four lot widths; and condominium units in two types: 12 unit buildings and 24 unit buildings. The lot sizes were developed on a module system which would allow for the mixing of unit types within a given street block. This Implementation Plan for the Residential District received Planning Commission was approval on June 19, 2006 and Final Plan approvals on September 10, 2007 (Record Plan) and December 10, 2007 (Construction Plan). During 2008-2012, several revisions to the Residential District were made affecting the Record Plan relating to lot revisions in the Phase 1 area including approvals for the subdivision of five condominium lots into duplex and townhouse lots. The Record Plan (as revised and recorded in 2012) shows the Residential District consisting of a total of 651 residential units. (See Attachment Record Plan sheet exhibit.) *A Residential District REVISED Implementation Plan S-15-07 which focused on revisions to create areas of multi-family (apartment) unit development was granted conditional approval by the Planning Commission on May 18, 2015 for a Revised Plan consisting of 742 residential units (single family detached units, duplexes, townhouses, and multi-family units), the redesign open space areas, a community center, and revised street layout. This Revised Implementation Plan and its Revised Active Recreation Area Plan was not finalized. Comprehensive Development Standards Manual (Pattern Book) As part of the Traditional Neighborhood Design process, the Implementation Comprehensive Development Standards Manual (Pattern Book) consists of a written and graphic description of the owner/developer’s proposed approach to each of the items listed in Zoning Ordinance, Article 3 §28.84. The purpose of the Pattern Book is to set the standards and guidelines for the design, construction, and maintenance of the land and buildings in the Residential District. Any development within the Residential District must comply with the Pattern Book. The Pattern Book sets the guidelines for development within the Traditional Neighborhood Design project acting as a portion of the code requirements for development. The Pattern Book is intended to present the ‘general character’ of the project with the images in the Pattern Book giving examples of the precedents to aspire to and concepts and guidelines of the new buildings to be constructed. The Pattern Book describes the architectural precedents for each housing type in Section A: Introduction. Then the Pattern Book in Section C: Community Patterns: Residential describes the concepts for each housing type. These pages establish the standards for the building restriction lines and porch restriction lines thus creating the buildable area on each lot; garage placement options of detached and attached garages with alley access, etc. The Pattern Book in Section D: Architectural Patterns describes the various design elements for the Residential District, specifically elements including Windows & Doors, Dormers & Bay Windows, Porches, Materials, and Accessory

MI-19-01 Eden Hill Farm TND: Residential District – Revised Pattern Book (Senior Living Residential & Townhouse Option) DAC Report of January 9, 2019 Page 5 of 12 Structures. For each specific element, the Required, Encouraged, and Prohibited elements are given. The approved Final Pattern Book for the Eden Hill Farm Residential District consists of the Eden Hill Farm Pattern Book 1st Edition 5/6/2005 with Addendum I of 6/9/2005 and Addendum II of 5/5/2006; and by reference the Townhouse Lot Revisions of March 7, 2008 (Addendum III: townhouse unit lot widths), Revised page 40 (Addendum IV: Duplex Building Restriction Line revisions) of May 21, 2009, the Duplex Lot Revisions as approved by the Planning Commission on November 15, 2010 (Addendum V), and Interpretation of Setbacks for Townhouse units by Planning Commission on February 22, 2011. After consideration of multiple revisions to the Pattern Book, the Planning Commission prescribed the requirement that a version of the Final Pattern Book for the Residential District be prepared (this has not been completed to date). The REVISED Implementation Plan S-15-07/S-15-10 Applicant was working to complete and fully update a Final Version of the Pattern Book for the Residential District as part of its Check Print Review process; however, it was never finalized. The complete Eden Hill Farm: Pattern Book and Addendums submitted to date are on file at the Department of Planning and Inspections. Construction Activity in Residential District In Phase 1 of the Residential District, a total of 83 Building Permits have been issued and dwellings completed. The predominate house type constructed has been townhouse units on 20-foot-wide lots. The townhouse units currently built are a three-story unit with attached (included) garage and a two- story unit with a detached garage. In Phase 1, the townhouse units have been constructed in groups: one set of three units, 10 sets of six units, and 2 sets of seven units. Three sets of duplex units have been constructed. A portion of the street network has been completed and dedicated to the City of Dover. These streets include Lloyd Street, Wemyss Road, and portions of South Greenberry Lane, Ruth Way, Ann Moore Street, and Ridgely Boulevard. Other Activity Associated with Residential District During 2017 and 2018 Planning Staff met with a potential owner and the housing unit developer to discuss their proposal for continuation of the build-out of Eden Hill Farm TND Residential District. Their proposal focuses on two concepts: an Architecture Concept for townhouse units and an Architecture Concept for single family detached dwellings (in a 55+ community format). At their June 18, 2018, July 16, 2018 and November 19, 2018 Meetings, the Planning Commission discussed their concepts and noted the appropriate application and submission processes required. Summary of Project Application to Revise Pattern Book (Senior Living Residential & Townhouse Option) MI-19-01: The Application submission included a Pattern Book document of a series of pages (Cover, Preface, and Pages 1-6) titled Eden Hill Farm: Senior Living Residential & Townhome Option dated December 7, 2018. There are two Amendments to Revise the Pattern Book of the Residential District. (This will be identified as Addendum VI.) On January 11, 2019 an Updated Submission was received and this Report reviews the most recent submission. Amendment #1: SENIOR LIVING RESIDENTIAL VILLAGE The applicant has proposed a Pattern Book Amendment to establish standards for a Senior Living Residential Village. It is to consist of one-story single family detached units with front loaded

MI-19-01 Eden Hill Farm TND: Residential District – Revised Pattern Book (Senior Living Residential & Townhouse Option) DAC Report of January 9, 2019 Page 6 of 12 attached garages. It is proposed for the southern portion of the Residential District and it to include the elimination of the rear access alleys. See Pages of 1-3 of Revised Pattern Book Submission. The Pattern Book Amendment describes the concepts for the Senior Living Residential units as a single family detached unit. These pages establish the standards for the lot width of 76 feet and lot depth of 110 feet; standards for setbacks as the building restriction lines, porch restriction lines thus creating the buildable area on each lot; garage placement as front loaded; and some architectural characteristics for the unit style. Also provided are a series of images for the unit models showing the front elevation of each house with its vehicular access from the street to a front loaded, attached garage. One side elevation view is also shown. For this unit type, the garage appears to be the primary element of the building that projects closest to the street; this garage placement format does not comply with the current provisions of the approved Pattern Book. Amendment #2: TOWNHOUSE OPTIONS (Style Additions) The second Pattern Book Amendment is for Townhouse Options relating to architectural styles and lot format. It presents townhouse unit type in a twenty (20) foot wide lot width in a front-loaded format and rear loaded lot format. The front-loaded townhouse units are mentioned on the Preface page and Page 5; however, there is not a lot layout shown. Alleys are the access point for the rear loaded townhouse units. Townhouse units are shown in two-story and three-story building styles. Off-street parking is an attached garage unit or a paved parking area. See Pages 4-6 of Revised Pattern Book Submission. The Pattern Book Amendment describes the townhouse units establishing the standards for 20-foot wide lots; standards for setbacks as the building restriction lines, porch restriction lines thus creating the buildable area on each lot; access/garage placement; and some architectural characteristics for the unit style. Also provided are a series of images for a townhouse unit model as showing the front elevation of each and a description of side elevation features. A variety of lot widths are available for townhouse lots. The original Pattern Book only established townhouse lots at a twenty-five (25) foot wide townhouse unit. Then in April/May 2008 (Application MI-08-03), the Planning Commission granted approval for a series of variations in the unit types for townhouses, specifically the lot widths in the following variations: twenty (20) foot wide townhouse lots, twenty-two (22) foot wide townhouse lots, twenty-four (24) foot wide townhouse lots in addition to the twenty-five (25) foot wide lots. The Townhouse unit at a twenty (20) foot wide lot width is already established. THE SUBJECT PROPOSAL HAS BEEN REVIEWED FOR CODE COMPLIANCE, PLAN CONFORMITY, AND COMPLETENESS IN ACCORDANCE WITH THIS AGENCY’S AUTHORITY AND AREA OF EXPERTISE. CITY AND STATE CODE REQUIREMENTS: 1) Pattern Book is intended to present the ‘general character’ of the project with the images in the Pattern Book giving concepts and guidelines of the new buildings to be constructed. For a Traditional Neighborhood Design project, the interaction of people in the environment is

MI-19-01 Eden Hill Farm TND: Residential District – Revised Pattern Book (Senior Living Residential & Townhouse Option) DAC Report of January 9, 2019 Page 7 of 12 important to help establish the sense of community through interaction opportunities i.e. pedestrian movement, porches, open space, building placement, etc. 2) The Comprehensive Design Standards Manual (Pattern Book) is required to be updated to reflect the various approvals by the Planning Commission including the previously approved revisions. a) The approved amendments from 2005-2012 are listed below: i) Addendums I and II consist of text revisions throughout the Pattern Book. ii) The document “Townhouse Lot Revisions” included the various lot widths approved for the townhouse units (Addendum III). iii) A revised page 40 presents the duplex setback options for the lot and setback (building and porch) dimensions (Addendum IV). iv) Duplex Lot Revisions and Interpretation of Townhouse Setbacks (Addendum V) b) The Pattern Book pages related to Condominium units must be revised and updated to discuss the requirements and design concepts for Multi-family units if items from the Revised Plans of S-15-07/S-15-10 are being retained. 3) The Comprehensive Design Standards Manual (Pattern Book) is required to be amended to reflect any changes recommended and approvals by the Planning Commission. Pages to amend the Pattern Book must be submitted to document any proposed revisions approved by Planning Commission. This information will be amended to the Final Pattern Book in order to maintain a Final approved document to assist in the construction review process. This set of Revisions would be identified as Addendum VI. 4) Townhouse Units are required to comply with the provisions of the Zoning Ordinance, Article 5 §17 – Emergency Access Requirements. These requirements are outlined in Article 5 §17 (5)(a) and the requirements depend on the number of units grouped together and their fire protection status. The establishment of Townhouse Units on lots with rear alleys satisfies this provision. a) The Applicant has verbally noted that all Townhouse units will have an alley; however, the Revised Pattern Book Submission does not clearly present this. Any proposed Amendment to create Townhouse Units without a rear alley access may appear to comply with these rear emergency access provisions. There are provisions for the Planning Commission (and City Council) to consider a waiver; a waiver request has not been received. 5) Consideration must be given to the location/placement of driveways to access lots with front- loaded garages. Residential driveways are required to be a minimum of 9 feet in width and a depth of at least 18 feet is required to park in the driveway and maintain passage along the street frontage sidewalk. The placement of the house/garage may also limit the driveway depth. Careful consideration of driveway location is also necessary to establish the ability for on street parking. There are also provisions related to parking distances from street intersections, fire hydrants, etc. 6) The current Pattern Book (with Addendums I-V) does not allow the garage to project closer to the street than the massing of the house. This Amendment makes a request to allow that design format of a front loaded garage closer to the street for the Senior Living Village only.

MI-19-01 Eden Hill Farm TND: Residential District – Revised Pattern Book (Senior Living Residential & Townhouse Option) DAC Report of January 9, 2019 Page 8 of 12 7) The following items are identified for addition, correction, or clarification following review of the Revised Pattern Book document submission: a) Cover: i) Identified as Pattern Book associated with Residential District and be consistent with the Amendment topic names in the document. ii) This is considered as Addendum VI and the edition date will need to be updated as this progresses thru review. The date should also be reflected in all page footers. b) Preface: i) Be consistent with the name for the Senior Living area. ii) Clarify if a front accessed (no alley) Townhouse unit is proposed and update Pattern Book as necessary. The Applicant has verbally indicated that the Duplex unit lot type would be utilized where there is not an alley present. iii) For Townhouse Units, the elimination of rear access alleys will require a waiver of the Zoning Ordinance’s Rear Emergency Access requirements and specific design elements (such exterior finishes, sprinklering, etc.). See Comment #4 above and Fire Marshal’s comments. c) Page 1 – Lot Types Senior Living Village i) Add a written description of the Senior Living Village lot type and architecture; similar to Section C in original Pattern Book for each unit type. ii) Label the types of setbacks (Building Restriction Line and Porch Restriction line, etc.). iii) Add rear setback dimension and label on corner lot. iv) Add information on lot Landscaping (shrubs and ground covers) and Tree Planting Requirements for this lot type (see Page 96 of original Pattern Book). v) Identify minimum number of off-street parking spaces and how they can be achieved i.e. garage, driveway. Provide details of garage types and driveways. vi) Describe considerations for placement and details of driveways and mailboxes. vii) Add reference to Section D: Architectural Patterns for Residential. d) Page 2 and 3 – Senior Living Village i) Note that the images shown are only examples of units and that there may be other styles, elevations, and architecture which complies with the Pattern Book. ii) Add description of provisions/conditions for front-loaded garages such as materials, detailing, etc. Specific discussion of the scenario where the garage projects closer to the street must be included. iii) Add reference to Section D: Architectural Patterns for Residential where discussion of materials and building elements are found. iv) Add any specific provisions related to the requirements for the side elevations of Senior Living units at street corners. The Revised Pattern Book presents one example side elevation which is very plain (only two windows) and limited other detailing (i.e. no watertable, trimwork, projections, etc.). e) Pages 4-6 – Lot Types Townhouses i) Add a written description of the new townhouse unit types. ii) Clarify Townhouse unit format – Page 5 still shows an example of a front-loaded Townhouse unit (with front parking pad). Clarify intent. iii) See other comments about townhouse units without alleys. The front loading of

MI-19-01 Eden Hill Farm TND: Residential District – Revised Pattern Book (Senior Living Residential & Townhouse Option) DAC Report of January 9, 2019 Page 9 of 12 townhouse units results in concerns with limits on landscaping and tree planting, issues with trash and recycling can storage, appearance of front elevation, on-street parking and community interaction. iv) Label the different setbacks (Building Restriction Line and Porch Restriction Line). v) Note that the images shown are only examples of units and that there may be other styles, elevations, and architecture which complies with the Pattern Book. vi) Add reference to Section D: Architectural Patterns for Residential where discussion of materials and building elements are found. vii) Identify exterior finish and trimwork options for side elevations of two-story townhouse units. viii) Add requirements for landscaping bed on side elevation including number and size of shrubs, etc. Trees could also be increased in this area also. f) It is noted that compliance with the current Pattern Book provisions is required unless a specific amendment is approved for an alternative requirement/provision. 8) Clarify that the presentations of the Senior Living units and the Townhouse unit type images are examples for the elevations and lot layouts. Alternative designs (other than those pictured) may also follow the Pattern Book guidelines. Administrative review of each proposed dwelling unit/building will occur at the time of Building Permit submission to ensure compliance with the Pattern Book. RECOMMENDATIONS SUGGESTED AS CONDITIONS OF APPROVAL TO MEET CODE OBJECTIVES: The TND option was designed and adopted to facilitate the development of a neighborhood of mixed uses that encouraged walkability, human scale, exceptional design, etc. that was different from the typical development patterns previously seen in Dover. It was intended to have an identity and form that showcased how traditional neighborhoods developed historically while allowing increased flexibility on the part of the developer(s) within the parameters and options set forth in “design” documents (the Pattern Book and Implementation Plans). 1) Alley Access: Staff recommends that all lots with access to an alley (as shown on the approved Implementation Plan) be required to take vehicular access only from the alley no matter the unit type. This access pattern was clearly established in the intent of the Traditional Neighborhood Design concept and the Residential District Implementation Plan and approved Construction Plans for Eden Hill Farm TND. Alleys are intended to be service and access areas. 2) Townhouse Units without Alleys: Staff does not support approval of the Townhouse Unit type where no alleys are present. Lots that do not include a rear alley should be developed with single family detached units or duplex units. The Revised Pattern Book document includes some references and images to front-loaded Townhouse Units; whereas the Applicant has indicated they will not be utilized. 3) Garage Placement: A series of new concepts for garage placement have been introduced with this Pattern Book Addendum.

MI-19-01 Eden Hill Farm TND: Residential District – Revised Pattern Book (Senior Living Residential & Townhouse Option) DAC Report of January 9, 2019 Page 10 of 12 a) Special care must be taken to avoid the garage dominating the lot’s presentation to the street and dominating the principal façade of the unit. In instances where front access to the lot is required by the lot and street layout, efforts should be made to reduce the prominence of the garage. b) Staff supports the methods for garage placement on properties which places the garage in a secondary position. The garage should be located to the rear of the building, setback behind the building mass, or as a detached building as described on Pattern Book page 71. c) If the Planning Commission wishes to approve the use of front-loaded garages on the Senior Living units only, the Staff recommends the following design features be required to be implemented: the installation of decorative garage door (carriage style, colored, and with windows) and other detailing (trimwork, hardware, etc.). d) Staff recommends for increased compliance of front-loaded garages with the intent of the TND that the following design features be encouraged (or required): that ten feet of building massing project closer to the street than the garage façade/elevation either in the form of a porch projecting closer to the street or a floor plan design placing at least ten feet of living space closer to the street. 9) Recommendations on Amendment #1 – Senior Living Residential Village: The following comments are offered in regards to the establishment of Senior Living units. The recommendations are made in order to maintain, to achieve and/or increase compliance with the Pattern Book: a) Corner lots are considered to have two street front facades and are important visual elements. The building design should take advantage of the corner opportunity for design elements to highlight the corner or side of the house. b) See separate comments and recommendations about front-loaded garages. c) Staff recommends the following detail revisions for the exterior finishes and elements of the Senior Living residential units. i) Add requirements for garage detailing when it is the predominant (closest to the street) element i.e. color, format, hardware, etc. ii) Encourage use of porches, bay/box windows, pent roofs, and entry portico roofs on front and side elevations. iii) Encourage trimwork details such as dental molding, heavier cornices, corner brackets, wide trim around windows, wide corner boards, etc. iv) Utilize other colors for the trimwork, door and window surrounds, gutters, etc. The detail is lost and becomes flat in appearance when the trim color is just a color shade of the building siding. v) Utilize a variety of siding exposure details such as beaded, dutchlap, or clapboard siding profiles or shakes/shingles forms. d) Recommend using multiple models (house designs) for the construction of the Senior Living units in the development. Reliance on even the four models (depicted in this submission) will not create the true variation in housing that the TND concept aspires to be. Among the models and associated elevations presented there is minimal variation in the options. The front door remains in the same location for all units and the front façade pattern is window(s), entry door, garage door.

MI-19-01 Eden Hill Farm TND: Residential District – Revised Pattern Book (Senior Living Residential & Townhouse Option) DAC Report of January 9, 2019 Page 11 of 12 e) Utilize a variety of architectural styles. The Pattern Book suggests Colonial Revival, Bungalow, Arts & Crafts, Victorian, and Colonial styles (Federal, Georgian, etc.). 10) Recommendations on Amendment #2: Townhouse Unit Style - The following comments are offered in regards to the additional Townhouse Unit Styles. Staff recommends the following in order to achieve and/or increase compliance with the Pattern Book and the intent of the TND: a) Staff encourages the use of a variety of townhouse unit types in varying lot widths (Existing: 20 feet, 22 feet, 24 feet, and 25 feet width units. b) Staff does not support the use of front-loaded Townhouse Units. c) Staff recommends utilizing variation in the number of units grouped together within a street block such as groupings of three or four units. This may require revisions to the Record Plan for the lot arrangements in some instances. d) Corner lots are considered to have two street front facades and are important visual elements. The building design should take advantage of the corner opportunity for design elements to highlight the corner or side of the house. e) Staff recommends the following detail revisions for the exterior finishes and elements of the Townhouse units. i) Encourage use of porches, bay/box windows, pent roofs, and entry portico roofs on front and side elevations. ii) Encourage trimwork details such as dental molding, heavier cornices, corner brackets, wide trim around windows, wide corner boards, etc. iii) Utilize other colors for the trimwork, door and window surrounds, gutters, etc. The detail is lost and becomes flat in appearance when the trim color is just a color shade of the building siding. iv) Utilize a variety of siding exposure details such as beaded, dutchlap, or clapboard siding profiles or shakes/shingles forms. 11) Staff recommends the following as a series of key concepts emphasized for the development of Residential Units. Most of these concepts are further detailed in the Pattern Book (and approved addendums). a) Staff recommends that all lots with access to an alley be required to take vehicular access only from the alley no matter the unit type. This access pattern was clearly established in the intent of the Traditional Neighborhood Design concept and the Residential District Implementation Plan. b) Staff recommends utilizing variation in the number of units grouped together within a street block such as groupings of three, or four units or up to a maximum of six units for townhouse groupings. c) Corner lots are considered to have two street front facades and are important visual elements. The building design should take advantage of the corner opportunity for design elements (architecture, detailing, and materials) to highlight the corner or end of building. d) Staff recommends the increased use of porches or enhanced covered entries for main entrances on the front elevations and/or side elevations of the residential units. All lots have a designated porch restriction line that allows this element to be closer to the street than the other portions of the building. Porches are key elements of the precedents for the District and encourage interaction.

MI-19-01 Eden Hill Farm TND: Residential District – Revised Pattern Book (Senior Living Residential & Townhouse Option) DAC Report of January 9, 2019 Page 12 of 12 e) Staff encourages variation in the house architectural style and design, color, materials, and detailing to detail to create the variations seem in the traditional residential areas of the City and to avoid uniformity of design. 12) Pattern Book – Final Version for Residential District: Staff recommends the requirement of the development of a Final Version of the Pattern Book for the Residential District as approved and amended to date. Currently, staff must complete compliance review by accessing multiple documents each with its own amendments (Addendums I-V and proposed Addendum VI). It is very complex and will become even more so as the development progresses, involves other builders, etc. Staff can make recommendations on the contents of a final edition document (i.e. specific pages from the Master Plan Pattern Book and the associated addendums) for the Residential District. Each of the other Districts in the Eden Hill Farm TND has a Final Pattern Book. ADVISORY COMMENTS TO THE APPLICANT: 1) Other agencies and departments which participate in the Development Advisory Committee may provide additional comments related to their areas of expertise and code requirements. 2) If Planning Commission approval is granted to the proposed requests, the Pattern Book must be revised to meet all conditions of approval from the Development Advisory Committee or as otherwise noted to create a Final Pattern Book for the Residential District. 3) An Application for a Revised Implementation Plan must be submitted and reviewed by the Planning Commission for the establishment of the Senior Living Residential Village. An Administrative Plan Review Application may be utilized to subdivide (replat) the area proposed with Townhouse Lots. 4) Each construction model/unit will be reviewed by Staff for compliance with the approved Pattern Book through the Building Permit process. 5) In the event, that changes and revisions to the plan or Pattern Book contact the Planning Office. These changes may require resubmittal for review by the Development Advisory Committee, Planning Commission, or other commissions making recommendations in regards to the plan. 6) The applicant/developer shall be aware that prior to any ground disturbing activities or start of construction activities on the site the appropriate plan approvals, site inspections, Pre- Construction meetings, and permits are required. 7) Additional coordination as related to construction activities will be necessary to minimize the effect on the adjacent property owners and the adjacent roadway. During construction of streets, the developer shall coordinate the required street light placement and electric utility routing and equipment with the City of Dover Electric Department and in accordance with the Pattern Book. If you have any questions or need to discuss any of the above comments, please call the above contact person and the Planning Office as soon as possible.

CITY OF DOVER DEVELOPMENT ADVISORY COMMITTEE APPLICATION REVIEW COMMENTARY JANUARY 2, 2019 APPLICATION: Eden Hill Farm TND: Residential District- Revised Patternbook (Senior Living Residential & Townhome Option) FILE #: MI-19-01 REVIEWING AGENCY: City of Dover Electric and Public Works Departments CONTACT PERSON: Paul Waddell - Electric Jason A. Lyon, P.E. – Public Works CONTACT PHONE #: Electric - 302-736-7070 Public Works – 302-736-7025 T HE S UBJECT P ROPOSAL HAS BEEN R EVIEWED FOR C ODE C OMPLIANCE , P LAN C ONFORMITY AND C OMPLETENESS IN A CCORDANCE WITH THIS A GENCY ’ S A UTHORITY AND A REA OF E XPERTISE . T HE F OLLOWING I TEMS HAVE BEEN I DENTIFIED AS E LEMENTS W HICH N EED TO BE A DDRESSED BY THE A PPLICANT : CITY AND STATE CODE REQUIREMENTS ELECTRIC 1. The roadway and curbing must be in. 2. The right-of-way must be within 6" of final grade. 3. The property corners must be staked. 4. Owner is responsible for locating all water, sewer, and storm sewer lines. 5. Owner is responsible for installing all conduits and equipment pads per the City of Dover Engineering Department specifications. 6. Owner is responsible for site and/or street lighting. 7. Meter locations will be determined by City of Dover Engineering Department. 8. Load sheets and AutoCAD compatible DXF or DWG diskettes of site plans, including driveways, are required prior to receiving approved electrical construction drawings. 9. Any relocation of existing electrical equipment will be engineered by the City of Dover Electric Department. Developer may be required to perform a quantity of the relocation. Any work performed by the City of Dover will be at the owner’s expense. 10. Prior to construction, owner is responsible for granting an easement to the City of Dover Electric Department. Easement forms will be furnished and prepared by the City of Dover Electric Engineering Department. 11. Fees will be assessed upon final site plans. The owner will be responsible for fees assessed prior to construction. Owner is required to sign off plans prepared by the Electric Department. 12. Must maintain 10' clearance around all electrical equipment, unless pre-approved by the City of Dover Electric Engineering Department. 13. Prior to the completion of any/all designs and estimates, the owner is responsible for providing the Electric Engineering Department with a physical address of the property. 14. All Engineering and design for Dover Electric will be engineered upon final approved plans. All Engineering work will be furnished by the City’s Electric Engineering Department.

Eden Hill Farm TND: Residential District- Revised Patternbook (Senior Living Residential & Townhome Option) File #: MI-19-01 January 2, 2019 Page 2 of 4 WATER / WASTEWATER / STORMWATER / SANITATION / STREETS / GROUNDS 1. Our office has no objections to the proposed revisions to the patternbook. 2. The proposed subdivision plan for this Residential District will need to be submitted to and approved by the Department of Public Works. RECOMMENDATIONS SUGGESTED AS CONDITIONS OF APPROVAL TO MEET CODE OBJECTIVES ELECTRIC 1. Owner must give the City of Dover Electric Department three (3) months notice prior to construction. Owner is responsible for following the requirements outlined in the City of Dover’s Electric Service Handbook. The handbook is now available on the website at the following link: http://www.cityofdover.com/departments/electric/documents/. WATER 1. All water utility components must meet the requirements of the Water Wastewater Handbook, effective date March 22, 2010. Please contact our office for more information. 2. The following notes must be added to the site plans: a. Hydrant connections by the contractor are prohibited. This method may not be utilized during any phase of the project. b. Any existing water lines not to be utilized by the proposed facility must be properly abandoned at the mains in accordance with the City of Dover Department of Public Works specifications and requirements. c. The site contractor shall contact the City of Dover Public Works Construction Manager at (302) 736-7025 prior to the start of construction. A representative from the City of Dover Department of Public Works must observe and approve all City owned water and sanitary sewer interconnections and testing. All water taps must be performed by a City of Dover approved contractor. The proposed location for the water connection may need to be adjusted in the field due to conditions of the existing main. Possible conditions that would require tapping relocation include proximity to pipe joints, other taps, concrete encasements, conflict with other utilities, and the like. Test holes must be performed by the contractor to determine the best tapping location. The City of Dover will not be held responsible for field conditions requiring adjustment of the tapping location or for any work required by the contractor to make an appropriate and lawful connection. 3. The size, type, and location of all proposed and existing water lines and valves must be shown on the plan. 4. Water usage projections (peak demand or plumbing fixtures) must be submitted to our office to correctly determine the size of the domestic and irrigation (if applicable) water meter for the proposed building. These projections must be submitted prior to approval so the meter size can be placed on the final site plan. The proposed water meter must be installed in a pit per City of Dover requirements and manufacturer’s recommendations. Also, a dual check valve is required downstream of the meter. 5. The domestic service, fire main connection and valves must be clearly shown for each building. A valve must be installed at the tee to isolate combined fire and domestic water service to the building from the water loop. Typically this valve is installed at the tee or an acceptable distance from the building. A valve must be provided on the domestic water service, which must be tapped off of the combined eight-inch (8”) fire/domestic service outside of the building. The domestic water tap and valve should be as close to the building as possible. Typically, the domestic tap and valve are located within five feet (5’) to ten feet (10’) of the building. A blow up detail of this layout is recommended. 6. Provide a construction detail for the proposed restraining system for the fire main located within the buildings. The Department of Public Works will test and inspect all fire mains to a blind flange located inside the buildings. The blind flange with tap is used for hydrostatic pressure testing (200 psi for two (2) hours) and dechlorination. The flange must be restrained in the direction of the pipe entering the facility. A pipe entering horizontally through a wall sleeve shall be restrained with rods through the wall. A pipe entering vertically through a slab shall be restrained through the floor to the ninety degree (90) bend and thrust block. All rods shall be a minimum of ¾” all thread. All pipes through walls and slabs must be Class 52 cement lined ductile iron pipe. Confirm particulars to meet this requirement with mechanical designer.

Eden Hill Farm TND: Residential District- Revised Patternbook (Senior Living Residential & Townhome Option) File #: MI-19-01 January 2, 2019 Page 3 of 4 WASTEWATER 1. All wastewater utility components must meet the requirements of the Water Wastewater Handbook, effective date March 22, 2010. Please contact our office for more information. 2. The following notes must be added to the site plans: a. Any existing sanitary sewer lines not to be utilized by the proposed facility must be properly abandoned at the mains in accordance with the City of Dover Department of Public Works specifications and requirements. b. Part II, Chapter 180, Article III, Section 180-10 of the Code of Kent County requires that “no person shall discharge or cause to be discharged any stormwater, surface water, uncontaminated groundwater, roof runoff, subsurface drainage, uncontaminated noncontact cooling water or unpolluted industrial process waters to any sanitary sewer”, this shall include condensate. Sec. 110-231 of the City of Dover Code defines storm sewer as “…any system used for conveying rain water, surface water, condensate, cooling water or similar liquid wastes, exclusive of sewage.” The contractor, developer, owner and designers shall ensure during construction that no illegal discharges to the sanitary sewer system are created with the site improvements. 3. The size, length, slope, type and flow directions must be shown on all existing and proposed sanitary sewer lines. Rim and invert elevations must be labeled on all sanitary structures, including cleanouts. 4. Cleanouts must be installed on sanitary sewer laterals within five feet (5’) of the building, one foot (1’) outside of the right-of-way and at all bends. Any cleanout located within a traffic bearing location shall be installed with a heavy duty cast iron frame and cover to prevent damage to the cleanout and lateral. 5. Sizing (flow) calculations must be submitted for all sanitary sewer laterals (other than for single-family dwellings) showing that velocity and all other requirements are met. 6. The minimum size of all sanitary sewer laterals shall be six-inch (6”). 7. If kitchen facilities are proposed a minimum 1,000 gallon, two chamber grease trap, meeting all Kent County ordinance requirements, must be provided. A construction detail for the proposed grease trap, as well as the proposed location, must be provided on the plan. 8. Sanitary sewer laterals shall be connected directly to the main, not manholes, unless impracticable, as determined by the Department of Public Works. 9. Per the Water / Wastewater Handbook, only one service connection shall be made to each building. If impracticable, a waiver request may be submitted for review. STORMWATER 1. Final site plan approval will not be granted until a copy of the approved Stormwater/Erosion and Sediment Control Plan from Kent Conservation District is submitted to our office. 2. The size, length, slope, type and flow directions must be shown on all existing and proposed storm sewer lines. Rim and invert elevations must be labeled on all stormwater structures. STREETS 1. Final site plan approval will not be granted until a copy of the approved entrance plan, signed by DelDOT is submitted to our office. SANITATION / GROUNDS 1. None GENERAL 1. All existing utilities shall be adjusted to final grade in accordance with current City of Dover requirements and practices. This must be included as a note on the plan. 2. Trees shall be installed at least ten feet (10’) away from all underground infrastructure. 3. The final site plan must be submitted in the following compatible digital formats: a. AutoCAD 2004 (.dwg format).

Eden Hill Farm TND: Residential District- Revised Patternbook (Senior Living Residential & Townhome Option) File #: MI-19-01 January 2, 2019 Page 4 of 4 b. Adobe Reader (.pdf format). ADVISORY COMMENTS TO THE APPLICANT ELECTRIC 1. None. WATER 1. The City of Dover water system is available to this site. The developer is responsible for all costs associated with extending and providing service to the proposed development. 2. Prior to plan approval, the water system plans must be submitted to the Division of Public Health, Office of Drinking Water for review and approval. The owner/developer will be responsible for providing all completed forms and plan sets to the City of Dover as required for submission to the Office of Drinking Water. Plans will not be submitted to the Office of Drinking Water until review has been completed by our office. 3. Hydrant flow testing is currently only performed during the spring and fall. The applicant must call the Department of Public Works directly to schedule these tests. This applies to both existing hydrants as well as those proposed for the site. 4. Water impact fees may be required for this proposed site plan. WASTEWATER 1. The City of Dover sanitary sewer system is available to this site. The developer is responsible for all costs associated with extending and providing service and capacity to the proposed development. 2. Prior to plan approval, the sanitary sewer system plans must be submitted to the DNREC, Division of Water Resources, Surface Water Discharges Section for review and approval. The owner/developer is responsible for providing all application fees, completed forms and plan sets directly to DNREC. 3. Profiles of the sanitary sewer main must be provided with the construction plans. All water, sanitary sewer and storm sewer crossings must be shown on the profiles. 4. Wastewater impact fees may be required for this proposed site plan. STORMWATER / GROUNDS / STREETS 1. None. SANITATION 1. Every person occupying a residence or duplex and every owner of an apartment shall provide such premises with a sufficient number of solid waste containers to provide adequate capacity for the solid waste placed out for collection without overloading the capacity of the containers. GENERAL 1. The applicant is advised that depending upon the size of the existing water service and sanitary sewer lateral to be abandoned, flowable fill may be required. 2. Construction plans will not be reviewed by our office unless all previous comments have been clearly addressed within the plan set and accordingly identified within an itemized response letter and with the Water/Wastewater Initial Plan Submission Checklist, which can be obtained from the following website: https://imageserv9.team- logic.com/mediaLibrary/198/WaterWastewaterHandbookFinal_1.pdf, page 88. I F Y OU H AVE A NY Q UESTIONS OR N EED TO D ISCUSS ANY OF THE A BOVE C OMMENTS , P LEASE C ALL THE A BOVE C ONTACT P ERSON AND THE P LANNING D EPARTMENT AS S OON AS P OSSIBLE .

C F MI-19-01 I I T R CITY OF DOVER Y E DEVELOPMENT ADVISORY COMMITTEE O M F A APPLICATION REVIEW COMMENTARY R D.A.C. MEETING DATE: 01/02/19 D S O H V A E L APPLICATION: Eden Hill Farm TND: Residential District R FILE #: MI-19-01 REVIEWING AGENCY: City of Dover, Office of the Fire Marshal CONTACT PERSON: Jason Osika, Fire Marshal PHONE #: (302) 736-4457 THE SUBJECT PROPOSAL HAS BEEN REVIEWED FOR CODE COMPLIANCE, PLAN CONFORMITY, AND COMPLETENESS IN ACCORDANCE WITH THIS AGENCY’S AUTHORITY AND AREA OF EXPERTISE. THE FOLLOWING ITEMS HAVE BEEN IDENTIFIED AS ELEMENTS WHICH NEED TO BE ADDRESS BY THE APPLICANT: CITY AND STATE CODE REQUIREMENTS: 1. Proposed building is residential. 2. Emergency access to rear building areas compliant with City of Dover Code (Appendix B- Zoning, Article 5- Supplementary Regulations, Section 17); all four stories and greater buildings require 24ft fire lane at the rear. All two to three story apartment structures require an 18ft Secondary Fire Lane at the rear. All townhouses (3-8 units with no fire protection) require a 16ft alley or 18ft secondary fire lane at the rear. 3. Street width shall be in accordance with City of Dover Code of Ordinances, Appendix A, Article VII, Section A. 13, Residential areas 24 feet wide with no parking, 30 feet wide with parking on one side, or 36 feet wide with parking on both sides Commercial areas 26 feet wide with no parking, 32 feet wide with parking on one side, or 38 feet wide with parking on both sides Alley 12 feet wide Any dead end road more than 300 feet in length shall be provided with a turnaround or cul-de- sac as outlined in the 2015 Delaware State Fire Prevention Regulations 705, chapter 5, 2.3.

4. Speed Reduction Devices must be approved, please see City of Dover Ordinance Chapter 98-10 in reference to this process. 5. Gated Areas: Fire Department access shall be provided to the property through the use of a system or device approved by the Fire Marshal. The system or device required shall be located in an area accessible to the fire department and approved by the Fire Marshal. All gates shall be either automatic or manual. An automated system shall consist of one manual and one automated means to open the gate. The owner or their representative shall meet with the Fire Marshal prior to submission to agree on the system. A letter of agreement shall be created, and signed by both parties. The letter shall include a detailed description of both the manual and automated means. A manual gate shall consist of one manual means to open the gate. The owner or their representative shall meet with the Fire Marshal prior to submission to agree on the means to open. A letter of agreement shall be created, and signed by both parties. The letter shall include a detailed description of the manual means to open. To be considered accessible for fire department apparatus the actual clear openings shall be not less than 14 feet, the paved surface through the gate shall be not less than 12 feet, and the gate shall be setback from the perpendicular street by at least 50 feet. Please contact this office to discuss options available to comply with this requirement. (2015 Delaware State Fire Prevention Regulations 705, Chapter 5, 2.6) 6. All fire hydrants shall be marked as prescribed within the appropriate section of this regulation and as illustrated by the appropriate figures of this regulation. All fire hydrants shall have minimum of four-inch (4") solid yellow demarcation lines to define specific areas, where fire hydrants are located along a curb line with permitted parking, the area between the fire hydrant and the street or fire lane shall be stenciled with four inch (4") demarcation lines and the words "NO PARKING", demarcation lines shall be measured from the center line of the fire hydrant and extend for a distance 15 feet on both sides. Where fire hydrants are located in parking lots or other areas susceptible to blockage by parked vehicles they shall be treated as follows: fire hydrants shall be protected in all directions for a distance of seven feet (7') with barriers or curbing, Minimum four-inch (4") diameter steel bollards filled with concrete and marked yellow shall be installed at the outermost corners of the fire hydrant demarcation area. The minimum height of the bollard shall be 36 inches above the finished grade of the adjacent surface, and the steamer connection of all fire hydrants shall be positioned so as to be facing the edge of the street, or traffic lane. (2015 Delaware State Fire Prevention Regulations, 705, Chapter 6, 2) The owner is responsible if the hydrant is private. 7. Hydrant barrels shall be provided with reflective material, such as paint, durable for highway/roadway markings or a reflective tape of a minimum of 2” in width around the barrel under the top flange, hydrant bonnets shall be color coded based on the following criteria: class AA 1500 GPM - painted light blue, class A 1,000 GPM -1499 GPM - painted green, class B 500 - 999 GPM - painted orange, class C 250 - 499 GPM - painted red, class D under 250 GPM - painted black. (2015 Delaware State Fire Prevention Regulations 703, Chapter 3. 4) The owner is responsible if the hydrant is private.

8. Every house, building or structure used or intended for use as living quarters or as a place for conducting business, and having any wall facing or abutting any public or private street or alley, shall have displayed on that wall, in legible, easily read characters which are of contrasting color to the background, the proper street number for such house, building, or structure in accordance with the following: One-family and two-family residential structures, height, the number shall measure a minimum of four inches in height, location, the number shall be placed on the house above or to the left or right of the front entrance, color, the number shall be contrasting to the background color, Arabic numerals, all numbers shall be Arabic numerals. Multiple-family dwellings, measurements, the number shall measure a minimum of six inches when identifying individual apartments with exterior doors, and 12 inches when identifying buildings with apartment complexes where there are two or more buildings not assigned street addresses. Individual buildings with street addresses shall have numbers measuring six inches, location, numbers shall be placed either in the center of the building or on the street end of the building so as to be visible from either the public or private street or from the parking lot, color, numbers shall be contrasting to the background color, Arabic numerals, all numbers used shall be Arabic numerals. Commercial, industrial and office buildings, height, the numbers shall measure a minimum of 12 inches in height, location generally, numbers shall be placed either in the center of the building or on the street end of the building so as to be visible from either the public or private street or from the parking lot, property line or driveway, should the building be located far enough from a public or private road so that the numbers are not clearly visible from the street, then the street address shall also be posted on the property at or near the property line or driveway to said building, color; each building, numbers shall be contrasting to the background color and shall be placed on each building in the complex, Arabic numerals, all numbers used shall be Arabic numerals, Shopping centers. Shopping centers consisting of two or more stores shall have a tenant or suite number affixed to the front of the tenant space and on the outside of the rear door which corresponds with that tenant space. Numbers shall measure six inches in height. (City of Dover Code of Ordinances, 98-344) 9. Project to be completed per approved Site Plan. 10. Full building and fire plan review is required. 11. Separate building permits/plans submission will be required for each building and/or tenant fit out. If the permit submission is for a “shell” a Certificate of Occupancy will not be issued. Separate plans and permits submissions will be required for each “tenant fit out” at which time a Certificate of Occupancy will be issued upon compliance/completion of each “tenant fit out”. Each “shell” will require a fire permit for sprinkler and fire alarm if applicable. Those systems (for the “shell”) must be accepted into service prior to any “tenant fit out” fire permits being issued.

12. Construction or renovations cannot be started until building plans are approved. 13. Fire alarm systems, fire suppression systems, hoods, and hood suppression systems require a fire permit from the Fire marshal’s Office. This work cannot be started until the permit is approved. 14. Building cannot be occupied by the public until a Certificate of Occupancy is obtained. ADDITIONAL / SPECIFIC REQUIREMENTS TO OBTAIN APPROVAL: 1. Ensure that the plan follows item # 2 listed above. Currently, I do not believe the proposal is in compliance with item # 2. A sprinkler system and noncombustible siding can be proposed in lieu of the rear access. If a sprinkler system is installed, additional comments will be provided. If this option is chosen, a meeting needs to take place with the Fire Marshal and Chief Building Inspector in reference to the same. APPLICABLE CODES LISTED BELOW (NOT LIMITED TO): 2015 NFPA 1 Fire Code (NFPA; National Fire Protection Association) 2015 NFPA 101 Life Safety Code (NFPA; National Fire Protection Association) 2013 NFPA 72 National Fire Alarm and Signaling Code (NFPA; National Fire Protection Association) 2013 NFPA 13 Installation of Sprinkler Systems (NFPA; National Fire Protection Association) 2009 IBC (International Building Code) Latest editions of all other NFPA Codes as defined by the Delaware State Fire Prevention Regulations 2015 Delaware State Fire Prevention Regulations City of Dover Code of Ordinances *If you have any questions or need to discuss any of the above comments, please call the above contact person listed.

Resolution Whereas, Dean Holden became a member of the City of Dover Planning Commission on June 25, 2012 and has served with diligence and distinction in this capacity as an advocate for sound land use planning in the public interest; and, Whereas, Dean Holden has played a key role in ensuring fundamental fairness and careful forethought in the planning and development of the Capital City through his service on the Planning Commission; and, Whereas, Dean Holden has provided leadership on the Planning Commission through his role as Vice Chairman of the Commission from July 2016 to December 2018 and through his service on the Architectural Review Oversight Subcommitee; and, Whereas, Dean Holden has influenced the pattern and appearance of development in Dover through his contributions to the City’s 2019 Comprehensive Plan Project; his efforts to ensure compliance with the 2008 Comprehensive Plan (as amended); his participation in the development of amendments to the City of Dover Zoning Ordinance regarding various zoning districts and development design requirements; his knowledge of engineering topics; and his advocacy for the implementation of pedestrian pathways and his attention to Silver Lake and other environmental concerns; and, Whereas, Dean Holden completed his term of service on the City of Dover Planning Commission on January 3, 2019. Now Therefore Be It Resolved That, the City of Dover Planning Commission does hereby express its sincere appreciation to Dean Holden for his faithful and exemplary service to the Citizens of the City of Dover as an active member of the City of Dover Planning Commission and extends its very best wishes to Dean Holden for a bright and prosperous future. __________________________ _________________________ Fred Tolbert David S. Hugg, III Planning Commission Chairman City Planner

Appointment of the Architectural Review Oversight Subcommittee of Planning Commission As part of the Annual Meeting of the Planning Commission, one of the responsibilities of the Planning Commission is to appoint the Architectural Review Oversight Subcommittee. The following excerpt from the Zoning Ordinance is provided. Appendix B: Zoning Ordinance, Article 10 Section 2. Site development plan approval. 2.28 Consideration shall be given to the physical orientation and architectural characteristics of proposed buildings, the relationship of proposed buildings to existing buildings and to other proposed buildings, and their contributions to the overall image of the immediate vicinity by considering the building and architectural design guidelines as set forth in article 5, section 19. Design characteristics of proposed buildings and building additions shall not detract or devalue existing buildings in the immediate vicinity. (A) If the planning commission determines that the proposed physical orientation and architectural characteristics of the proposed buildings do not meet the intent and objectives of this section, then the planning commission shall refer the proposal to the architectural review oversight subcommittee for review and comment. (B) The subcommittee shall meet and review the proposal with the applicant, and return its comments to the planning commission by the next regularly scheduled meeting. (C) The architectural review oversight subcommittee shall be appointed by the commission at its annual meeting, and membership shall consist of two planning commission members, and two design professionals with experience in construction, and the mayor or the mayor's designee. Two alternate design professionals with experience in construction shall also be appointed. At the Annual Meeting of the Planning Commission on August 20, 2018 the following individuals were appointed to the Architectural Review Oversight Subcommittee of Planning Commission. o Kathleen Welsh, Planning Commission member o Dean Holden, Planning Commission member o Mayor or Mayor’s designee On September 17, 2018 the Planning Commission acted to appoint two Design Professional members to the Subcommittee. No other Design Professionals as Alternates have been appointed. o Ms. Sarah Keifer, Director of Planning Services for Kent County, Design Professional o Dr. R.J. Chandler, Faculty member of Architecture program at DelTech Community College, Design Professional The Planning Commission needs to act to designate another Planning Commission member to this Subcommittee to replace former Commission & Subcommittee member Dean Holden. Selection to Architectural Review Oversight Subcommittee of the Planning Commission 1-2019