HOUSING  

As it relates to housing, the goal of the Comprehensive Plan Update is to provide the opportunity for a range of housing types and sizes within the County to meet diverse housing needs while at the same time supporting the other major goals of the Plan.  There are several Internet sites with reference material that was used in this chapter.  Locations of apartments, real estate, mortgage lenders and housing options in Kent County can be found at <http://www.delmarweb.com/delaware/apartkent.html>, <http://www.klein-dev.com/> , <http://www.habitatkent.org/> (Habitat for Humanity, Kent County), <http://www.nhi.org/> (National Housing Institute), <http://www.seniorshousing.org/> (American Seniors Housing Association), <http://www2.state.de.us/dsha/> (Delaware State Housing Authority), <http://govinfo.library.orst.edu/cgi-bin/buildit2?filenam=3h-001.dec&tract=&block=&mfil> (Housing Characteristics for Kent County Delaware).  For information regarding manufactured homes available in Kent County, contact the First State Manufacture Housing Association at (302) 674-5868.  

The Plan’s housing element explicitly recognizes the division of the county into non-growth and growth areas. Non-growth areas include most of the land area of the county, and are proposed primarily for agriculture, recreation and environmental protection, with housing, along with other urbanizing uses, in a much more secondary role.  Growth areas are designated as primary locations for housing development.  The housing plan recommends that the implementation tools of zoning, infrastructure extensions and improvements, and community facilities development be employed in concert to promote development within growth areas as opposed to rural areas.   

The housing element recognizes the goal of the Plan to conserve agricultural land.  The housing element recommends residential clustering as a technique to achieve a more efficient use of land, reducing land consumed for residences when compared with conventional development methods, while at the same time preserving a portion of developed tracts for agricultural or open space uses.  The Plan recognizes that cluster development is a significant method for growth areas as well as rural ones, since prime farmland covers much of the undeveloped eastern half of the County, including land within the proposed growth areas.   

The Plan permits realistic opportunities for land development through regulatory flexibility. Conventional zoning is proposed for all districts; cluster development is proposed in many districts, as an option for landowners who wish to use it.  The Plan encourages cluster and planned residential development within each zoning district as an alternative to conventional development and subject to specified eligibility requirements and design standards.   

The Plan proposes to increase opportunities for affordable housing by providing new standards for housing construction at higher densities within the designated growth areas.  At the same time, housing opportunities may be expanded through more efficient use of the current housing stock. Provisions for residential conversions, accessory apartments, and shared housing should be addressed through plan implementation.  Rehabilitating substandard homes should continue with state and federal funding.    

Housing Units   

According to the 1980 Census, there were 35,350 housing units in the County.  By the 1990 Census, that number increased 19.1% to 42,106 housing units.  There were a total of 3415 permits issued in 2000.  Of these, 806 were for manufactured homes, attached or detached single-family dwellings, or detached single-family dwellings with sewer.  There are also 9,000 recorded parcels in Kent County for which permits have not been issued.  Some of these parcels may be part of required open space within subdivisions.  As shown in Table 2.1 in the Populations, Trends, and Projections Chapter of this plan, a total of 20,062 permits were issued between 1990 and 2000.  

Substandard Housing   

According to the Delaware State Housing Authority's (DSHA) 1995 Statewide Housing Needs Assessment, there are 2,311 (or 5.0% of the County's housing) substantially substandard units in Kent County that need significant rehabilitation to make them structurally sound.  This would require at least $30,000 per unit in non-cosmetic repairs typically including at least two major structural systems.  Of these households, 1,209 are renters and 1,102 are homeowners.  Sub-markets most heavily impacted are Dover (1,077 households), Harrington (299), and Smyrna (244).  [Note: A sub-market is defined as a Census County Division.]  The DSHA is currently developing a Needs Assessment for 2000.  However, information contained in the 2000 Needs Assessment was not available at the time of this Comprehensive Plan Update.                       

At Risk Households   

According to the 1995 DSHA Needs Assessment, there were 2,234 households (4.8% of the County housing) experiencing very distressed housing circumstances that put them at risk of either becoming homeless due to their inability to pay rent or at risk of living in a substandard unit due to their inability to maintain their home.  Specifically, these households live in market rate units earning less than 50% of the county median income and paying more than 50% of their income towards housing expenses.  Of these households, 1,580 are renters and 654 are homeowners.  Sub-markets most heavily impacted are Dover (1,213 households), Central Kent (271), and Harrington (251).  The DSHA is currently developing a Needs Assessment for 2000.  However, information contained in the 2000 Needs Assessment was not available at the time of this Comprehensive Plan Update.   

Senior Households   

Nearly 1,700 senior households have incomes less than $15,000 annually and are paying more than 30% of their income towards housing expenses, according to the 1995 DSHA Needs Assessment. Of these households, 712 are renters and 987 are homeowners.  This information will also be available in the DSHA 2000 Needs Assessment.   

Current Kent County Ordinances 

            The current Kent County Code, Volume II, Chapter 205 (Zoning), outlines 12 zoning districts throughout Kent County.  Many of these zoning districts allow for accessory structures and uses, and accessory apartments as a conditional use, which could be used for additional housing.  The accessory structures ordinance, Kent County Code §205-24 allows for an accessory structure to be used as Elder Cottage Housing Opportunity (ECHO) unit or for domestic help on farms greater than 10 acres.   The ECHO ordinance, Kent County Code §205-43, allows for small removable units to be installed on the same lot with single-family dwelling units to provide temporary residences for family members in need of care. Although the ECHO provisions were approved in the 1991 Kent County Zoning Ordinance, the first ECHO unit was approved in 1996.  Currently, there are 15 ECHO units within Kent County.   

The accessory apartments ordinance, Kent County Code §205-258, allows one apartment in the main dwelling unit as a conditional use requirement in several of the current Kent County Zoning Districts (AC, AR, RS-1, BN, and BG).  In all cases, the Kent County Code requires accessory structures and apartments to maintain visual compatibility with their neighborhoods.  Apartments are permitted in the RM as first permitted use.  Apartments are allowed in the BN and BG zoning districts as conditional use.  Since 1971, there have been 35 conditional use approvals for accessory apartments in Kent County. 

 Housing Friendly Ordinances 

            Kent County enacted the following amendments to the 1991 Kent County Zoning Ordinance to facilitate a positive housing environment within the County: 

1.      Allow duplexes, amend RS-1 zoning district (5/25/93)

2.      Increase size of ECHO housing unit (6/13/95)

3.   Re-establishment of Need for ECHO Housing Units (10/15/95)

4.   AC and AR split, village development, 2 mile overlay district (Growth Zone) (2/27/96)

5.      Approval of ECHO Housing as an Administrative Process (5/13/97)

6.      Manufacture Home Subdivision Development Standards (12/21/99)

7.      Airport Environs Zoning Overlay (AE) (9/12/99)

8.      Separation Distance in Manufactured Home Parks (5/8/01)

9.      Density in AC and AR split by Two-Mile Overlay Zone (6/12/01)

Delaware Cabinet Committee on State Planning Issues 

            In a June 15, 2000 letter to Kent County, the Delaware Cabinet Committee on State Planning Issues outlined several general principles and criteria that each of Delaware’s three counties should consider during their Comprehensive Plan Update processes.   As related to housing, this letter suggested counties: (1) encourage redevelopment and infill efforts to address affordable housing with municipalities; and (2) address more in the comprehensive plans regarding land development policies and regulations that address affordable housing.   These above-referenced suggestions by the Cabinet Committee on State Planning Issues are being reviewed by the Kent County Levy Court.  The recommendations at the end of this chapter include techniques to meet housing related goals, some of which address the criteria outlined in the June 15, 2000 Cabinet Committee letter. 

Comprehensive Plan Update Workshops 

            From September 2000 through November 2000, the Kent County Department of Planning Services conducted 12 workshops throughout the County.  During each of these workshops, participants were asked to complete a survey on a variety of land use issues.  The entire survey results can be found at http://www.smartmap.com/kent_co/comp_plan/survey.htm. From the 197 survey respondents, 45 thought Affordable Housing Options extremely important; 81 thought it was important; 42 had no opinion; 21 thought it not important; and 8 thought Affordable Housing Options within Kent County was not an issue.  In addition to the survey results, many workshop participants wrote comments to Kent County summarizing the housing issues in Kent County.   

To assist Kent County with techniques in housing, the Delaware State Housing Authority provided several steps that could be implemented into the Kent County Code or considered as policies and programs.  As an Intergovernmental Coordination gesture, the Delaware State Housing Authority provided input to the Kent County Comprehensive Plan Update regarding housing-related issues.  Specifically, the DSHA provided a list on August 30, 2000 that outlined suggested techniques and methods in developing an overall strategy for a balanced land use planning approach, benefiting the housing community.   The following is a list of techniques and methods: 

1.      Conduct an inventory and analysis of existing and projected housing needs. 

2.      Develop a statement of goals, polices, and objectives to address unidentified housing needs.  The statement should encompass the preservation
   and improvement of existing housing and development of new housing.

3.      Identify sufficient and appropriately located land zoned to provide housing for all income ranges, with a special emphasis on housing
   for low and moderate-income families.

4.      Make adequate provisions for existing and projected housing needs of all economic segments of the community. 
   Planning components should consider: 

a. Ensuring sufficient land supply, as identified above, through rezoning, if necessary.  This includes land for multi-family housing.

b. The full range of housing choices including but not limited to multifamily housing, mixed uses, manufactured homes, accessory living
units and detached homes.

c. Various lot sizes and densities, and of clustering and other design configuration.

d. Incentives or requirements that create additional affordable housing units.

e. Adequately providing for special populations including the elderly.

f. Permitting accessory dwelling units in residential areas as a matter of right to encourage social and economic integration and to
provide life-cycle housing.

g. Vigorously enforcing property maintenance codes to protect all members of a community from those few who allow their
properties to deteriorate to substantial conditions.  Enforcing agencies should also be conscious of relocation issues.

h. Encouraging infill development by permitting mobile/manufactured homes on individual lots.

i. Using small lots and small lot zoning districts to increase density and meet the needs of singles and elderly.

j. Reducing parking requirements for housing developments where studies have shown that less is needed (elderly, low income, etc.)
as well as on transit corridors.

As with all suggestions by state agencies, the Kent County Levy Court will consider these suggestions.  Levy Court will consider future
ordinances that may implement, where practicable, the DSHA suggestions. 

Recommendations   

·        Review zoning and other incentives to promote residential development within designated growth areas in lieu of agricultural and resource
protection areas.    

·        Encourage a mixture of housing types and sizes, combined with open space, through a program of development incentives built into the zoning district requirements. 

·        Promote the concept of residential clustering for a more efficient use of land, conservation of natural resources and creation of useable open space and recreation lands.  

·        Continue to participate in, administer, and coordinate federal and state funding programs for housing rehabilitation, low and moderate income housing construction and infrastructure improvements.  Support efforts to would ensure the continued existence and sufficient funding of these types of programs. 

·        Consider modifications to the existing Kent County Code, to allow conditional use for accessory structure apartments for renters, ECHO units and persons employed on the premises.  

·        Review aesthetic and compatibility standards within revised subdivision ordinance to preserve local community character. 

·        Review Conditional Use with site plan approval for subdivisions being recorded outside the Kent County Growth Zone.  This will encourage development within the growth zone and encourage developers to connect to the County sewer system. 

·        Support the revitalization of local towns and communities. 

·        Encourage affordable housing near local municipalities and community services where the “Strategies for State Policies and Spending” map annotates “community” areas.  These areas will support new infrastructure such as mass transit and sewer projects that would support higher density communities.