Middletown hears University of Delaware input on comprehensive plan update

By Rachel Sawicki
Posted 1/22/22

MIDDLETOWN — Because the town’s comprehensive plan is due for an update this year, mayor and Town Council held a special meeting Wednesday to look over recommendations from the University …

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Middletown hears University of Delaware input on comprehensive plan update

Posted

MIDDLETOWN — Because the town’s comprehensive plan is due for an update this year, mayor and Town Council held a special meeting Wednesday to look over recommendations from the University of Delaware’s Institute for Public Administration, based on growth over the last decade.

According to information presented by the institute’s Sean O’Neill, between 2010-19, Middletown’s business, science and arts occupations rose more than 10%, from 42.3% to 55.4%.

New Castle County and the state as a whole also saw an uptick in this category but still have at least 10% fewer of these jobs than Middletown does: 44.3% of the county’s residents and 40.3% of Delawareans are employed in business, science and art fields, the UD research noted.

According to U.S. Census data, the Middletown population grew from 18,871 in 2010 to 23,192 in 2020.

Due to these changes in the town, economic development will be a key component of the comprehensive plan. Recommendations include working closely with Middletown Main Street on improving parking access and signage in the historic area, thereby supporting local businesses.

Another recommendation is to partner with the Middletown Chamber of Commerce for a study to identify specific opportunities for business improvements and expansions and to encourage redevelopment of underutilized and infill locations.

Housing has been a hot topic lately, as several developers are looking to construct garden apartments in areas like The Estates at Dove Run and on Garden Gate Drive in Spring Arbor. Plan recommendations from 2012 included encouraging development of affordable housing and diverse home varieties and ensuring that town regulations adhere to the Fair Housing Act.

Data shows that from 2010-19, housing units increased from 6,821 to 8,288 in Middletown. One-unit detached and mobile home/other housing types decreased by about 3% each, while one-unit attached and two or more unit homes increased by 3% each. Homeownership rose 6% during those years, but the rental rate downtown is 56%, much higher than in the rest of the town.

A diversity of housing types is recommended as part of the plan update, namely increasing “missing middle” homes, which include duplexes, triplexes, fourplexes, cottage courts and town houses. Mr. O’Neill also suggested coordination with the Delaware State Housing Authority to find funding and develop more affordable housing.

The median home value is $301,700 in Middletown, approximately $50,000 higher than the state average. Median gross rent is $1,254, also higher than the county and state averages, which are $1,163 and $1,130, respectively. Just 27.2% of the town’s residents spend 35% or more of their income on housing, significantly less than the whole state’s population, which spends 39.9%.

Mayor Kenneth Branner Jr. said the market for homes for ages 55-plus is in great demand in Middletown, so supporting programs geared toward older citizens looking to “age in place” would likely be beneficial. Rentals are also in high demand because many people don’t want to commit to homeownership, he said, adding that the housing market is beneficial for sellers right now, as well.

Based on the growth, Mr. O’Neill suggested many housing opportunities for the town, like rehabilitation of historic structures, adaptive reuse downtown, continued code enforcement and rental inspections, and Community Development Block Grants for housing rehabilitation/repair.

The proposal suggested that new housing can be achieved through infill and redevelopment near downtown and older shopping areas, as well as by annexation of land.

Energy conservation and resilience is also at the forefront for new and existing housing. It was recommended that the town incorporate incentives for more energy-efficient and green buildings, such as Leadership in Energy and Environmental Design, ENERGY STAR and solar initiatives.

The comprehensive plan update may also reconsider zoning, codes and town ordinances to allow redevelopment of existing properties and additional housing. There is a consistent need for both homeownership and rental properties, so the update should include proposals to maintain both, Mr. O’Neill said.

Land-use recommendations for the 2022 update are to consider reviewing the zoning and subdivision code to direct development in a consistent way with the town’s vision, to incorporate contemporary design practices, to continue reviewing existing land uses, to promote mixed-use zoning and development, and to ensure pedestrian safety throughout town, particularly in Westown and on Main Street.

Middletown may also work to initiate an annexation strategy for areas identified in the annexation area map.

Town officials and members of the Institute for Public Administration will be meeting again next month on a date to be determined to finish their discussion about land-use recommendations. Then, a public review will be held in late March to collect feedback from residents. This input will be reviewed, and a full draft plan is planned for May or June, in time to pass through the General Assembly before it closes June 30.

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