Navigating a Complex Process

The crazy quilt patchwork of local, state and even national codes, regulations, and requirements sometimes creates challenges in the development of badly needed larger affordable housing projects.

It wasn’t a great surprise, then, that we encountered some initial hiccups in the early stages of our work with Volker Development Corporation of Fond du Lac, WI, on the Chapel Branch Apartments in Lewes, DE. Volker is one of the nation’s largest affordable housing developers.

The mix-up occurred because neither Volker nor EGS was aware that the Sussex County Conservation District required completion of erosion and settlement control work before a building permit could be issued.

Additional Requirements

The specific sequence required us to:

• Develop an erosion control and settlement plan
• Obtain the civil engineer’s signature
• Record those plans
• Secure a foundation-to-grade permit
• Complete the trenching and excavating work

All that before a building permit was issued.

Navigating the complex affordable housing process can be challenging. But, now that our work on Volker Development Corporation’s Chapel Branch Apartments in Lewes, DE, is underway, it’s well worth the effort.

We had to complete erosion and settlement control work at Chapel Branch Apartments in Lewes, DE, before a building permit could be issued.

The delay in getting the building permit then pushed back the approval in financing, resulting in a 70-75-day delay in starting the project, which is being funded by the Delaware State Housing Authority.

The goal, of course, was to stabilize the site before construction began. And prevent the damaging erosion and pollution of nearby waterways.

Following Industry’s Best Practices

To do that, we went back to our process. We showed the craftsmanship and professionalism we put into practice every day.  We followed the industry’s best management practices regarding the construction of stormwater and settlement ponds. We installed a stormwater system and maintained the construction entrance.

In addition, the state required that we eliminate a second entrance to the site, which meant the original two-phase construction plan had to be flipped, with the second phase going first.

“We just kept having to work through things as they came up,” Matt Padron, Volker’s Managing Director of Development, said. “EGS would come up with logistical ways to work around these things.”

The good news is that construction has now begun on the first phase of the project, the area’s first affordable housing project in 20 years. We are hoping that the completion of the initial site work will provide some efficiencies as we move forward.

The key, according to Matt Padron, was flexibility.

“A Good Partner”

“They were great, I can’t get over the flexibility EGS showed,” Matt said. “They kept working. I appreciated their positive attitude. It was always, ‘We’re going to solve this problem.’ They were a good partner to work with.”

“It was just a lot of communication, trying to get everybody involved and keep everybody in the loop,” said EGS project manager Ryan Onufer. “The idea of being honest and open with your conversations goes a long way because, you know, everybody learns to trust each other. I think you can work a little bit more efficiently when everybody understands where you’re coming from. There are no hidden motives and things like that.”

We are constructing two 21-unit apartment buildings on the Dorman Road site, with two additional 21-unit buildings planned for the second phase, totaling 84 units. There will also be a community building at the site.

Building Trust

In short, we had to earn the trust of the Conservation District, all the while dealing with a 10-12-inch snowstorm and one of Sussex County’s wettest winters in 20 years.

That, of course, is the development process today. But it’s what we signed up for.

And, at the end of the day, we’ll have a development that everybody—the developer, Volker, Sussex County and the community—can be proud of.

Best of all, attractive, affordable homes for 42 families (and eventually another 42 in the second phase).

But it all came down to the most important thing we build—trust.