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Pennrose has taken a step forward in its plans to build a 70-unit affordable family and veterans housing development in Dover, N.J.

The development firm announced that it has closed on financing for Dover Veterans Housing and will soon begin construction.

The project is part of downtown Dover’s master redevelopment plan and will transform an underutilized parking lot into housing, with 100% of the units affordable to residents with earning at or below 60% of the area median income (AMI). Half of the units will have a preference for veterans. Five units will also be set aside for formerly homeless residents. Triple C Housing will provide on-site supportive services for all residents of the development.

“We are very excited to be able to support this great development project, which will provide high-quality housing for our veterans,” said city mayor Carolyn Blackman. “Pennrose and our team are working hard to ensure this project moves forward expeditiously. We are proud to be working with Pennrose and are looking forward to seeing a dynamic building.”

Dover Veterans will include one-, two-, and three-bedroom family units with on-site parking, community space in the building, laundry facilities on each floor, bicycle storage, and on-site management space. In addition, every unit in the development will receive Energy Star certification, and the development will be constructed to meet Enterprise Green Communities standards. At least 5% of the units will be accessible to residents with physical disabilities. All units in the project will be completely adaptable.

“At Pennrose, our goal is to partner with communities to build high-quality housing that improves lives,” said Jacob Fisher, regional vice president at Pennrose. “We are thrilled to support Dover’s redevelopment plan by transforming an underutilized site into robust housing that gives families much-needed supportive services, amenities, and access.”

The four-story building will mirror the existing downtown architecture to ensure the building fits seamlessly with its surroundings. It will also provide the added density needed to help the town of Dover achieve its goals of reducing auto dependency, complementing neighborhood commercial uses, and creating a walkable downtown.

The approximately $21.2 million development is being financed with low-income housing tax credit allocated by the New Jersey Housing and Mortgage Finance Agency. Syndicator Hudson Housing Capital and investor Santander Bank raised approximately $12.5 million in housing credit equity. Santander is also providing a construction loan. Additional financing includes $370,032 in Morris County HOME funds and about $6.7 million in permanent debt from Grandbridge Real Estate Capital through a Freddie Mac transaction.

Pennrose has a track record developing high-quality, affordable veterans housing communities throughout the country. The firm also developed Residence at Roosevelt Park and Truman Square in Edison, N.J.

WEST ORANGE, NJ — An auditor says the financial reports of a Morris County town done under a shared service agreement with West Orange are now in “the worst condition of any records I've ever seen in 27 years.”

Last week, the Dover town council got some gloomy feedback from Nisivoccia, an auditing firm that provides financial services to more than 200 municipalities, the Daily Record reported.

Nisivoccia handled Dover's books for decades before the town chose to make a deal in 2020 with West Orange to provide some of its budget and bookkeeping services.

The shared service agreement between the two towns covered the period from Jan. 1, 2021 to Dec. 31, 2023. The total cost to Dover was $65,000 in the first year, an amount that escalated by 2 percent annually.

However, things didn’t go as smoothly as the towns hoped, auditors say.

Find out what's happening in West Orangewith free, real-time updates from Patch.

According to Nisivoccia, issues included the improper use of $1.8 million in federal COVID relief funds to plug a hole in the 2022 budget, a “lack of records” that were provided to the firm and tardy financial statements.

The firm said the messy records did not involve “misappropriation,” but revolved around “reconciling differences that did not agree with the bank,” the Daily Record reported.

Dover hired a new chief financial officer/treasurer, Thomas Ferry, in September 2023.

Dover Mayor James Dodd referred to the situation in the township as a “financial disaster,” pointing to the shared service agreement as the cause of the trouble and mentioning West Orange’s chief financial officer – John Gross – by name.

Patch reached out to Gross and West Orange township administrators seeking comment about the latest audit in Dover. We will update this article with any reply we receive.

Here are some highlights from the now-expired shared service agreement between West Orange and Dover:

WEST ORANGE TO PROVIDE CFO SERVICES – “The Township [of West Orange] will provide its Certified Municipal Finance Official and Chief Financial Officer to Dover for appointment as the Dover Chief Financial Officer/Treasurer to administer the responsibilities for Dover.”

THE DUTIES – “The work to be performed by the Chief Financial Officer shall include the management of the Finance Department to accomplish the objectives specified in N.J.S.A. 40A:9- 140.10 and Dover Code §2-14 to 15. The Chief Financial Officer will also provide the necessary data, review for accuracy and execute statutory documents prepared by other professionals such as the Annual Finance Statement, Annual Debt Statement, Annual Municipal Budget Document, Annual Audit and others.”

OUTSIDE WORK – “Should Dover request work outside the scope of this agreement from the Chief Financial Officer provided by the Township, Dover shall contract directly with Chief Financial Officer for such work.”

EXCLUSIVITY – “The parties agree this is an exclusive service agreement. The Chief Financial Officer may not provide similar services to municipal entities that are not a part of this Agreement without the express written approval of the parties.”

LIABILITY – “The Township and Dover shall hold each other harmless against claims, demands, liabilities, damages, losses, costs, charges and any and all expenses, (including but not limited to, reasonable attorneys' fees) that either may incur or be subject to as a consequence directly or indirectly of any breach or nonperformance by either party of its obligations under this Agreement or by the willful or negligent act of either party in connection with such performance or nonperformance.”

FINANCIAL AUDIT IN WEST ORANGE

In 2023 – for the fourth straight year – an independent financial audit done in West Orange declared the town’s finances to be “clean.” The analysis covers the year ending Dec. 31, 2022.

The audit listed West Orange as having an “unmodified opinion” and no audit findings. According to a previous statement from the township, an unmodified opinion – or a “clean opinion” – means that the financial statements, as corrected, are fairly presented in conformance with generally accepted accounting principles.

The analysis didn’t cover the latest budget season in West Orange, which saw heated controversy and many hours of debate in the council chambers.

In 2023, the town saw increases to property taxes on the school, municipal and county levels, a hike to sewer fees and the rollout of several other new municipal charges, as well as an ongoing property tax revaluation.

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Every day in our communities, whether on our way to work, headed to school or out and about for fun, we pass through a network of roads and a built urban environment which has become the fabric defining New Jersey as a whole. In a state as densely populated as NJ, proper urban planning and development is paramount to the success of our communities, its people and what the future may hold. Still, we see communities across the entirety of the state that put necessary planning on the back burner. As our population grows—which it continues to do—thoughtful urban planning becomes even more crucial. New Jersey is growing, but the borders aren’t; in fact, a conscious effort has been made to reduce the impacts of modern society on the environment so, we should plan our cities in a way that takes that and much more into account.

Ideal planning includes safe and complete streets, walkways and bike paths, abundant transit, accessibility, interwoven with nature and parks and, of course, community involvement. In New Jersey, there is perhaps not an urban planner more committed to these ideas than Alexander Dougherty—a rising star in the field.

At just 34, Dougherty strongly supports what he refers to as “people-centered planning.” He emphasizes walkability, safe and complete streets, and community involvement in improving city layouts throughout his work as a professional planner. “It’s about reimagining the already existing communities.” His dedication to bettering communities is shown in Dover, NJ—a municipality that he has spearheaded recent development efforts in with improved public layouts, long term planning partnership with the OPA (Office of Planning Advocacy) and a community-driven hand-painted mural, which was unveiled earlier this year.

New Jersey Planning Officials

For his efforts in Dover, Dougherty was recognized by the New Jersey Planning Officials (NJPO). NJPO annually recognizes Planning Achievements encompassing various projects that showcase sound planning principles. In Addition, it acknowledges committed individuals whose planning efforts significantly enhance their community’s quality of life.

The awards ceremony took place in late September and Dougherty was officially awarded the Achievement in Planning Award by NJPO. For a planner working in a community that does not have a formal planning department and as young as him, this is a tremendously impressive achievement.

At the event, Dougherty was introduced by Jason Kasler. “I first met Alex when he was presenting in front of one of my boards,” says Kasler, “and I was impressed with his knowledge, his presentation and his advocacy for his client.” Kasler goes on to explain that Dougherty not only jumped at the opportunity to become involved with NJPO to teach, but that as far as nominations go, he swept the field. “We had over 20 nominations for our 10 awardees and half of them were for Alex… clearly he has impressed a lot more people than just me… it’s one thing to be a consultant for a town, it’s another when you become part of the community,” said Kasler before introducing Dougherty to the crowd.

While accepting the award, Dougherty revealed that much of his work for the community is done on his own time. “A lot of what I’m doing for Dover is taking place on my own time. Dover’s got a lot of great bones there, so there’s a lot that can be done,” he said. “I encourage you to go to Dover, there’s a lot going on and a lot of potential.”

Dougherty plans to continue his important work in Dover and with the reelection of former Mayor, James P. Dodd—a strong supporter of Dougherty’s efforts in the town—he has ambitious plans for 2024 and beyond. Dougherty stressed to me that every decision made in Dover will be for the full benefit of the community. Remember, it’s “people-centered planning,” and nothing else. This means improving transit accessibility, adding bike racks and bike lanes, redrawing public spaces, addressing environmental injustices, securing employment opportunities, reviewing the town’s zoning—using the land in a way that makes sense and adds to the vibrancy of the small compact town.

“Dover, once again, is on the forefront of redevelopment and Alex Dougherty is an extremely talented and passionate planner with tremendous potential that will lead the new growth of Dover,” says Mayor Dodd. “Our town has a lot to offer and there’s much more to this community that has been overlooked.”

Dougherty’s work in the private sector, through his very own Dougherty Planning & Development (DPD) also doesn’t go unnoticed. Through DPD, Dougherty is able to spread his expertise in land use and redevelopment as a city planner and consultant.

Because of his understanding of land use and case law, as Kasler mentioned during the award ceremony, Dougherty was also asked by the NJPO to teach community members sitting on various land use boards across the state the intricacies of the Municipal Land Use Law, how it works and what to look for when reviewing land use applications presented before their communities.. The five-hour mandatory course, which Dougherty volunteered his time to, covered zoning, engineering, variances and other land use-related topics commonly discussed at these hearings.

League of Municipalities

Dougherty has also made strides as a New Jersey urban planner through his work as a panelist at the League of Municipalities. Earlier this November, he spoke at the League, adding his name to the list as one of the youngest to do so. He was the only planner out of the three speakers focused on discussing the very important topic of resolution and decisions.

It’s clear Dougherty has certainly been blazing a trail across the state as an expert in the field of city planning and land use case law as his fellow panelists Amanda Wolfe of Post Polak and Clifford Gibbons—both land-use attorneys—are well known and highly respected in their field.

When talking with Dougherty, he explained to me that the idea of teaching and speaking as a professional planner never occurred to him as a possibility—he was unaware that the knowledge he possesses is so few and far between. For those who are fortunate enough to spend time around Dougherty, it becomes apparent he knows a great deal and properly more than he leads on; he is extremely passionate about the line of work he does and is determined to continue to learn and do more.

“That’s what makes the work so scarce in New Jersey. There’s not a lot of planners out here and there’s a lot of work to be done.”

Now Dougherty is eager to get into the world of education—specifically as the American Planning Association’s (APA-NJ) newly-appointed Professional Development Officer. The APA-NJ is a group that helps make communities better in New Jersey. They work to improve community planning, give power to citizens, and offer tools and help to handle the changes and growth happening in the area—something that Dougherty has already committed an entire career to. It’s a perfect fit.

This position centers around remaining current and operating alongside the best practices and trends. Additionally, he will lead the effort to support the American Institute of Certified Planners (AICP) certification maintenance. Dougherty’s ability to dissect planning policy and translate it into real-world results makes him an ideal candidate for this position—even at his young age. It is yet another example of his aptitude in the field. Dougherty understands the subject matter and its many corridors can be dry and layered in legal jargon that leads to confusion. However, his ability to break policy down into simpler terms and apply that to real-world results continues to see success.

Alexander Dougherty: More Than Just a Planner

At just 34, Alexander Dougherty’s dedication to walkability, safe streets, and community engagement has transformed Dover, NJ—and there’s still more in the works. His prestigious Achievement in Planning Award from the NJ Planning Officials recognizes his impact in a community without a formal planning department. Dougherty’s personal investment in Dover, supported by Mayor James P. Dodd, foresees ambitious plans centered on community benefit.

“Not only is he motivated but he’s also knowledgeable, creative, and extremely ambitious, and he understands the needs of our community,” says Dodd of Dougherty. “Working together and sharing the same vision of growth and success, I believe there is nothing we can’t accomplish.”

Through Dougherty Planning & Development, he empowers local communities statewide in land use and redevelopment while advising his clients on best practices for land use applications that bring more to a community besides a square box. His focus on revitalizing distressed areas aligns with his belief in people-centered cities, evident in his commitment to support systems vital for community prosperity and the planning profession. As a League of Municipalities panelist, Dougherty’s willingness to mentor young planners showcases his dedication to fortifying the profession, bridging the scarcity of planners in New Jersey, and propelling urban planning forward through his expertise and passion.

Alexander Dougherty is not just a planner, but a catalyst for change—a visionary reshaping New Jersey’s urban landscape, one community at a time, with a steadfast commitment to a future centered on its people. Dougherty once mentioned to me some of the best projects for a community are those not involving physical and permanent development but rather projects that reshape the public realm that get the community thinking and excited about the possibilities of what their built environment could be.

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Peter Candia is the Food + Drink Editor at New Jersey Digest. A graduate of The Culinary Institute of America, Peter found a passion for writing midway through school and never looked back. He is a former line cook, server and bartender at top-rated restaurants in the tri-state area. In addition to food, Peter enjoys politics, music, sports and anything New Jersey.

FOR IMMEDIATE RELEASE

PRESS RELEASE MARQUEE LIGHTING CELEBRATION

Pastors David & Patricia Silva alongside of the congregation of Centro Biblico of NJ, Inc., Celebrate with the entire community of the of the Town of Dover, the Baker Theater Marquee restoration to its original glory.

During one of the most difficult times in history, in 2020, the Dover area was hit with a damaging storm and high winds, leaving behind severe damage to the wooden structure of the marquee. This caused one of the panels of the existing sign to fall off and caused CBNJ, owners of the theater, to enter into a very long and arduous process of re-constructing the marquee.

The Baker Theater was placed on the National Register of Historic Places in 1981 due to its historical significance and importance to the community here in Dover, since 1906. When buildings are placed on national registries, it creates difficulties to proceed with restorations because of specific regulations surrounding historic places. Despite the difficulties encountered during the process, we saw God's favor with us.

For the first time since the early 1920, the town of Dover got its first glimpse of the original marquee. This project was designed and led by the CTS Group Architecture/Planning PA, a company with a vast experience in restoration of historic buildings and design and manufactured by Wagner Electric Sign Company located in Ohio. They have over 40 years of experience replicating historical theater marquees.

In regards to the project's funds, as a church we did not qualify for funding from the government or any other entity. As Pastor Silva says: “We pride ourselves in having rallied together to make this possible without the help of any grants or involvement of any outside entity. None of this would have been possible without the help of God and the members of our congregation.”

After more than 3 years of struggles, efforts, sacrifices, faith, diligence, and perseverance, we are privileged to present to the Town of Dover the new Baker Theater Marquee. The Marquee Lighting Celebration will take place on Friday September 29 at 6:45pm.

We Want to share with the community the exact words Chairman of the Historic Preservation Commission, Paul McDougall gave us: “The installation of the marquee, restores the Baker Theater Building to its prominence and is probably the most significant building in the downtown historic district”

The restoration of the Marquee to its original design shows to the community members of the town of Dover, our sincere interest in preserving the history of the Baker Theatre, recognizing its importance as an iconic building in the city of Dover. This is our gift, as a community of faith, to our beautiful town of Dover.

Sincerely,

Pastor David Silva

Senior Pastor

Centro Biblico of NJ

Dover, NJ — Congresswoman Mikie Sherrill (NJ-11) spent time in classrooms and with the leadership of Head Start Community Program of Morris County in Dover to see first hand the educational and economic opportunities Head Start creates for families and our communities in New Jersey. She reiterated the need to protect federal support for their work as it comes under threat in Washington. Congresswoman Sherrill also discussed her efforts to address the child care crisis in New Jersey and across the country, including the impending federal funding cliff for child care facilities.

Watch a livestream from the event here.

“For almost six decades, Head Start has provided crucial family services that set generations of children on a better path toward growth, achievement, and success. I heard from leaders here in Morris County how Head Start provides the foundation that creates opportunities for children and families in the Dover community, not just in early education but throughout their lives. Yet, in Washington, extremists have proposed massive funding cuts to Head Start, which would be devastating to New Jersey families and the future of our economy,” said Rep. Sherrill.

“On top of this, pandemic relief funding that was a lifeline to child care facilities in New Jersey and across the country is set to run out at the end of the month. Without federal action, more than 1,000 child care centers in New Jersey could close their doors — raising costs for families and sending ripple effects across every corner of the economy. As I head back to DC next week, I will be fighting to protect critical programs like Head Start and to avert these crises for New Jersey families and the economy,” continued Sherrill.

Rep. Sherrill is a fierce advocate for child care and early education programs. Earlier this year, she introduced the Child Care for Every Community Act, which would ensure access to high-quality, affordable child care and early learning opportunities by establishing a network of federally-supported, locally-administered child care options modeled after the Head Start program.

“We are excited about the Child Care for Every Community Act, which is modeled on Head Start quality standards. Congresswoman Sherril’s work will ensure that every family in the community has access to high-quality, affordable early learning opportunities. We know quality childcare leads to children reaching their full potential, but it also bolsters local economies, facilitates employment, and supports family wellbeing—a win-win for everyone!,” said Susan O’Donnell, Chief Executive Officer of Head Start Community Program of Morris County.

Studies show attending Head Start can lead to better test scores later down the line, higher chances of graduating high school, and larger incomes as an adult.

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Pictured above on the visit to Head Start Community Program of Morris County are Chief Executive Officer Susan O’Donnell, Board President Bob Grant, Director of Preschool Education for Dover Public Schools Dr. Elaine M. Mendez, Dover Public School Superintendent Dr. James McLaughlin, County College of Morris President Dr. Tony Iacono, County College of Morris Executive Director of DEI Mr. Julian Gomez, Vice-President of the Head Start Board of Directors Judy Josephson, and Morris County Human Services Director Kasey Errico.

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