Multi-Family Development
Trends in Delaware
David L. Edgell, AICP
Principal Planner
Primer:
Demographics and Market Trends
•
•
•
•
Population Trends
Boomers and Millennials
Economy
Rise of the Renter
Demographic shifts are coming
Changing Preferences?
Demographic Shifts
Delaware’s Projected Total Population Growth by Age
2010-2020
20 - 24
25 - 29
30 - 34
35 - 39
-2,060
40 - 44
45 - 49
60 - 64
65 - 69
70 - 74
6,728
7,288
-4,661
Move up Buyers;
Large lot SFD
-13,063.00
50 - 54
55 - 59
2,219
Apartments and Condos
Entry –Level, Townhomes
First time Homebuyers
-4,868
Down-sizing , Luxury Townhomes
And Condos; Smaller lot SF; Luxury
Single family TND and cluster –
seeking safe community
11,685
15,936
17,229
17,172
Senior Living
75 - 79
8,043
80 - 84
3,162
85 +
7,929
(15,000)
(10,000)
(5,000)
-
5,000
10,000
15,000
Delaware Population Consortium Population Projections by Single Year
and 5-Year Age Cohorts. October 28, 2010, Version 2010.0
20,000
Houston, we have a problem. . .
• We don’t have enough small lot, attached
housing to meet the demand in 2020
– 12 million unit undersupply of attached housing
– 13.5 million unit undersupply of small lot housing
Houston, we have a problem. . .
• It is projected that there will be a need for 9
to 12 million more rental units by 2020, too.
Rise of the Renters
Building Permits
5,000
Residential Units by Building Permit
Statewide
2008 – 2013
4,500
4,000
3,500
3,000
Multi unit
2,500
Single Family
2,000
19,321 SF (77%)
5,765 MF (23%)
25,086 total
1,500
1,000
500
-
2008
2009
2010
2011
2012
2013
Source: Delaware Office of State Planning Coordination
Development Trends Data
Building Permits
6.00
Ratio of Single Family to Multi Family
By Building Permit - Statewide
2008 – 2013
5.50
5.00
4.50
4.00
Ratio SF/Multi
3.50
3.00
2.50
2.00
2008
2009
2010
2011
2012
2013
Source: Delaware Office of State Planning Coordination
Development Trends Data
PLUS – Preliminary Land Use Service
8000
Residential Units Reviewed through PLUS
Statewide
2008 – 2014 YTD
7000
6000
5000
Single
4000
Multi
3000
17,305 SF (59%)
11,870 MF (40%)
29,175 total
2000
1000
0
2008
2009
2010
2011
2012
2013
2014
Source: Delaware Office of State Planning Coordination
PLUS database
Woodside Village
Example PLUS Project
PLUS 2012-09-04
204 Unit Apartment Complex
Adjacent to 55+ manufactured
home community and shopping
center with supermarket
In Kent County near Cheswold
Rockwood Parcel 1A
Example PLUS Project
PLUS 2013-03-01
438 Unit Apartment Complex
Adjacent to existing apartment
complex and elementary school
In New Castle County, near Bear
Comprehensive Plans
Goals
1. To create a desirable and healthful environment in which to live and work, for
both children and adults.
2. To provide a coordinated land use pattern that will establish individual uses by
neighborhood district or area. Such a pattern will prevent the indiscriminate mixture
of land uses in the same area, and would protect existing property values.
3. To preserve the quiet atmosphere that presently characterizes the Town.
4. To preserve historical and agricultural lands, while directing new development to
more appropriate areas.
5. To take measures to preserve and improve the present quality of housing in Felton
and to prevent the emergence of blighted areas in the future.
6. To provide adequate community facilities, public utilities, and public safety
services to meet present and future needs.
7. To encourage citizen participation on the preparation and adoption of the Felton
Comprehensive Development plan.
Primary Objectives
1. To improve and preserve the present water, sewer, and street system to serve the
present and anticipated future population.
2. To continue to provide adequate fire and police protection to all areas of the
Town.
3. To adopt any new codes or ordinances that might be needed in order to
implement the Comprehensive Development Plan as it is amended in the future.
4. To administer the revised Planning and Zoning Ordinance in the interest of the
Town, its residents, and in accordance with the Comprehensive Plan.
Comprehensive Plans
High Density Residential
The land use plan locates high density residential areas in
several areas adjacent to existing multi-family development
and throughout the community as a part of the growth
concept. High-density residential development consists
primarily of single family attached and multi-family housing
types and of mixed-use structures with dwellings above
and/or behind ground floor retail or office uses, especially in
the historic core of the community.
The average overall density anticipated for high density
residential areas is about twelve units per acre within a range
from six to twenty dwelling units per gross acre.
Comprehensive Plans
Assumptions: Downtown Dover
1. Downtown Dover is the traditional and symbolic center of the community
and is vitally important to the overall image and identity of the City.
2. As the State complex and other businesses and services make Downtown
the largest area of employment in the City, Downtown Dover is vital to the
economy. It is important to preserve the area as a safe, convenient and
aesthetically pleasing environment.
3. Downtown provides a unique residential environment near commercial,
cultural, education and employment resources. There is a wide variety of
housing types Downtown.
4. Downtown provides a unique and affordable commercial environment
where locally owned businesses reflect the small town nature of the
community.
5. The age of the buildings and infrastructure in the downtown area
requires special attention and incentives to assist in continual use and
revitalization activities.
6. Downtown lacks the vibrancy of years gone by, and revitalization will
hinge on mixed land uses and developing a commercial niche.
Goal: Downtown Dover
Enhance the role of Downtown Dover as a major employment, residential
and commercial center as well as the symbolic and cultural heart of the
community, and recognize its unique heritage and historic resources.
Provide for mixed use development allowing greatest variation of uses.
Downtown Development Districts
Downtown Development Districts