Planning Commission Regular Meeting   4/9/2024

Okay, good evening, everyone.

Thank you for coming.

I will call to order the April 9th, 2024 Planning Commission.

And I will begin by reading this, the opportunities for the public to assess and participate in the hybrid meeting are posted on the Albemarle County website on the Planning Commission homepage.

And on the Albemarle County calendar, participation will include the opportunity to comment on those matters for which comments from the public will be received.

Okay.

Present.

Awesome.

And we have received a request for Commissioner Firehawk to join us remotely.

One second.

Good evening, Commissioner Firehawk.

Awesome.

Sorry to hear that.

Thank you for joining us anyway.

Do I have a motion to invite Commissioner Firehawk into the meeting?

Any discussion?

Yes.

Thank you.

All right, we will move on to the regular agenda and I will begin with matters not listed on the agenda from the public.

Are there any matters from the public not listed on tonight's agenda for public input, including the consent agenda?

I understood there might be one, but

All right, we have one that has signed up to speak under the name of Janie Hallbrook.

Good evening, Janie Hallbrook.

Thank you.

Just as a heads up, you'll have three minutes to speak and after two minutes are gone, you'll have one minute left.

Thank you.

What happens when circumstances change so significantly that the assumptions underlying a master plan are no longer valid?

What happens when the transportation study that supported the master plan is rendered obsolete?

When I asked this at the all ACC meeting last fall, the answer was that those issues would be considered during a rezoning process.

So what is the critical change in East Crozet?

The demise of the Eastern Avenue connector from 250 to three-notched.

The southern segment to 250 was the number one catalyst project in the 2021 Crozet master plan.

And together with the connector north to three-notched, a foundational assumption in the 2021 Crozet transportation study.

All of the intersection traffic analysis, all of the trip generation numbers that rely on that transportation study are based on construction of the full connector.

And so is land use.

Last year, the VDOT estimate for the connector to 250 skyrocketed from 24.7 million to 39.5.

County staff have confirmed that that increases due primarily to inflation, not just contingencies.

County Transportation Planning staff do not consider the project competitive for smart scale.

VDOT will not proceed without full funding, and the county has never funded a transportation project like that.

In 2016, it wasn't funded at just $12.9 million.

It isn't going to happen.

So the Eastern Avenue connector has been in the master plan for over 40 years, and now it's time to acknowledge that the county simply cannot build it.

The northern segment was actually deleted from the future street network map in the latest Crozet master plan, and it is now clear that the southern segment also is just dead.

The only thing worse than not fulfilling the connector process promise is avoiding the hard truth and adding insult to injury by upzoning to the high end of the density ranges in East Crozet, particularly the upcoming Oak Bluff.

The Park Road and High Street neighborhoods dating to the middle of the last century don't have shoulders on the roads or sidewalks or bike lanes, but they have absorbed much of the East Crozet development traffic and will never see relief.

The intersection of Park Ridge and 3 Notched was expected to become a level of service F even with Eastern Avenue, and now it will happen even faster.

The Eastern connector simply is not feasible or affordable.

So please, when Oak Bluff comes up, factor in the fundamental change in transportation and safety in East Crozet.

That's not a moratorium.

It's project specific.

Thank you very much for your input.

Is there anyone else present who would like to speak to matters not on the agenda?

All right.

Thank you.

We'll move on to the consent agenda.

Are there any commissioners who'd like to pull any of the items, specifically one item, I believe, from the consent agenda?

Second.

Second.

Second.

Thank you.

Any discussion?

Okay.

Ms.

Firehawk.

Sorry, Ms.

Firehawk.

Yes, aye.

Thank you.

We have two items now that are requesting deferral to a new date.

And I'd like to ask motions for each of those two to request or to accept the request for deferral.

Let's start with AFD 2023-1, Ivy Creek District Review.

Do I hear a motion to defer?

So moved.

Second.

Yes, it is.

Thank you.

Sorry, that was your call.

Thanks.

And we have a second, I think.

Second.

Okay.

Ms.

Firehawk.

Aye.

Mr. Bivins.

Aye.

Thank you.

And to be specific is... Go ahead.

That's right.

Yeah, move to request a furl of that reference project to June 11, 2024.

Mr. Firehawk.

Hi.

Thank you.

We are rolling.

Good evening, commissioners.

My name is Andy Radelbach, and I am a senior planner with the Albemarle County Planning Division.

Tonight, we are here for a public hearing regarding a rezoning application, VMA 2023-12, known as Holly Hills.

to provide some context for the location of the site of this rezoning request.

The following aerial map shows the eight parcels highlighted that are included in this request.

They are located on the east side of Route 29 south of Holly Mead Drive.

and then the RST rezoning now known as Archer North is directly to the south southwest and the neighborhoods to the northeast east and southeast of the property are the Holly Mead and Forest Lakes communities.

As I mentioned, there are eight parcels in this rezoning and all eight are currently zoned R1.

They, by right, the property owners could develop 30 residential units on this property at this time because the eight parcels together total just over 30 acres in size.

The overlay zoning districts that apply to these eight parcels include the AIA airport impact area, the EC entrance corridor, Route 29 is an entrance corridor, and there are steep slopes on this property, both managed and preserved.

Surrounding zoning districts include PUD planned unit development, which is Holly Mead and Forest Lakes surrounding from the northeast and over around to the southeast.

The RST rezoning, which I mentioned is now called Archer North, is zoned PRD planned residential development.

And then the properties to the west across Route 29 are zoned RA rural areas.

Looking at the comprehensive plan for this site, these eight properties are in the Places 29 master plan, and there's a mixed designation for these eight parcels of urban density residential, which is the orange color on the map, and private open space and environmental features, which is the green color on the map.

Urban Density Residential recommends a range of 6.01 to 34 units per acre, along with secondary uses such as retail office and commercial that support the neighborhood.

For residential building height, there is a recommended maximum height of 45 feet or four stories.

And the private open space designation calls for privately owned recreational amenities in open space areas to help protect environmental features such as floodplain, steep slopes, and wetlands.

Surrounding land use designations include commercial mixed use in Holly Mead to the north, right along Route 29.

Holly Mead and Forest Lakes are largely designated neighborhood density residential, which is the yellow color.

RST Archer North is also designated urban density residential.

And to the southwest, there are some areas designated rural areas across Route 29.

So looking at the proposal for this application, as I mentioned, there are eight parcels that total approximately 30.821 acres that are all currently zoned R1.

The existing use is mostly forested with a few single family detached houses and accessory structures located on the property.

The applicant is requesting that the property be re-zoned to PRD planned residential development to allow for a maximum of 410 dwelling units.

These dwelling units would be a mixture of multi-family and single-family attached units.

And at 410 units,

The property would come out to a gross density of 13.3 dwelling units per acre and a net density of approximately 20 dwelling units per acre.

And both of these density, density calculations are within the range recommended by the Places 29 master plan for urban density residential.

This screenshot shows part of the application plan for the development, showing the building envelopes, the General Street network, and several of the amenity spaces and features.

And this, of course, was also included as attachment for in the staff report.

The looking more at the specifics of this proposal based on the application plan shown in the previous slide.

As I mentioned there are 410 units proposed across seven different designated building envelopes.

It would be a mix of multifamily and single family attached units and the maximum height would be four stories as recommended by the places 29 master plan.

It is largely a public street network with the main road on Archer Avenue connecting from US 29 it would kind of go east and then south through this development connecting to the RST Archer North development to the south and then ultimately to Ashwood Boulevard where would then connect with

Archer Avenue across Ashwood Boulevard going through the Brookhill neighborhood all the way down to Polo Grounds Road.

As I mentioned, it is largely a public street network, but the travel ways and access ways through the multifamily units would be privately owned and maintained as a part of those multifamily buildings.

There are the two main access points for this development.

There would be a write-in, write-out entrance off of Route 29.

And then as I mentioned, the entrance from the continuation of Archer Avenue that would connect to the south ultimately to Ashwood Boulevard.

to emergency access only points are recommended.

This is Ruben Lane, which is to the northwest of the property near its intersection with Holly Mead, South Holly Mead Drive in Route 29.

And then another emergency access point with Derby Lane, which is a cul-de-sac in the Holly Mead subdivision.

And this is in the northeastern portion of the property.

There are proposed three future inter-partial connections and these inter-partial connections are for the three parcels to the middle north of this project that are not a part of this proposal and are surrounded by this property to the west, south, and east and to the Hollymead subdivision to the north.

The applicant is proposing a shared use path along Archer Avenue.

This would connect with the shared use path that is also proposed along Archer Avenue in the Archer North RST development.

And the shared use path would also connect with a shared use path that is currently along the east side of Route 29.

The applicant is proposing a Class B Primitive Trailway through the forested areas in this development along the stream that goes through the middle of this proposal.

The applicant is proposing 15% affordable housing at 80% AMI, which is consistent with the county's affordable housing policy at the time that this application was submitted and reviewed.

The applicant is proposing for some disturbance of the stream buffer and preserved steep slopes in this development to allow for the construction of public streets, especially Archer Avenue, connecting Route 29 to the Archer North development to the south.

and four associated utilities along those public streets as well.

And then overall, a PRD requires a minimum of 25% open space and this project is proposing approximately 40.5% of the site being open space.

This would include a 100 foot forested buffer along US Route 29, which I mentioned is an entrance corridor.

and the 100-foot buffer is recommended in the Places 29 master plan for this entrance corridor area.

Along the north and east property boundaries of the site adjacent to the existing Forest Lakes and Holly Mead neighborhoods, there is a proposed buffer of 30 feet in width.

This would be a mixture of undisturbed buffer and landscaped buffer.

There are three main amenity spaces situated throughout this site, which would include the recreational facilities for this development, including a proposed clubhouse and pool and totlots and then the forested areas along the WPO stream buffer and preserved steep slopes

These areas would largely remain forested, except for, as I mentioned, those portions that are proposed to be disturbed for the public street construction.

And in these forested areas, as I mentioned, the applicant is proposing a class B primitive trail to allow for recreation in those areas.

This slide shows an illustrative exhibit that was provided with the application, depicting how the development could be developed based on the application plan.

As you can see, the multifamily buildings are largely in the center and west portion of the development along Route 29 and Archer Avenue.

And then the townhouses, single family attached units are in the bottom right and the top right, closest to RST, Forest Lakes and Holly Mead.

Schools.

This is one of the major impacts of this development is that with 410 multifamily units, it is expected that there could be as many as 148 additional students generated by this development.

These students would go to Agner-Hert Elementary School, Lakeside Middle School, and Albemarle High School.

Agner-Hert Elementary is currently under capacity, but would become over capacity with this proposed development.

Lakeside Middle is currently under capacity and would remain under capacity with this proposed development.

And then Albemarle High School is over capacity and would of course remain over capacity with more students provided by this development.

There are several positive aspects from this rezoning request.

The request is consistent with the uses of urban density residential in density of between 6.01 and 34 units that are recommended by the place's 29 master plan.

The request is consistent or mostly consistent with the applicable neighborhood model principles.

and the request does provide affordable units at 15% of the total number of units constructed, which as I mentioned is consistent with the county policy at the time this application was submitted and reviewed.

Concerns, there are a couple concerns in this development.

One, as I mentioned, it would result in additional student enrollment at area schools that are already over capacity like Albemarle High School or would cause a school like Agnerhert Elementary School to become over capacity.

And I'm sorry, it is not anger herd elementary school.

It is Holly Meade elementary school and it is still under capacity, but would become over capacity over time with this one.

The numbers are correct.

I just had the wrong school name.

I apologize for that.

And then the second concern is that the development would disturb areas of preserved steep slopes in WPO stream buffer in order to construct some of the project's public streets.

However, constructing these streets does help to connect the various developable areas of the property and provide more interconnections helping to avoid additional cul-de-sacs in this area.

Ultimately, staff does recommend approval of ZMA 2023-12 Holly Hills and I am available for any questions that you may have either now or after the public hearing.

Great.

Thank you.

Great report.

So one of the questions I have is there's an intermittent stream shown on the western side of the property.

Has a site determination been made to confirm that is indeed intermittent?

I'm not aware if it's been determined whether they are intermittent, but

So no site visit has been done yet.

So, okay.

So the other thing is, I seem to recall in the past, there was a policy about mitigation when, when a stream buffer was impacted, that there was something like a two to one ratio.

I would have to look into that.

I'm not sure what the current policy is.

Our engineering division, of course, would look at any impacts to stream buffers and following the guidelines and regulations would require any mitigation that may be necessary.

I do know that certain things like parking spaces or residential lots would not be permitted at all in the residential areas or in the stream buffer areas.

Thanks.

Thank you.

Any other questions?

Good evening.

Did I ask you just a couple things?

So it's good to know that RST is now called Archer North.

Do we have any sense when that might actually go through site review?

There is a site plan under review for Archer North.

And then on your on

on your – the CAC report, which I think is exhibit number – I don't know the number that is.

Let me go.

I think it's not attachment nine.

On there, in a response to a CAC question, it said that there was

There was not any conflict with schools in the, I assume that's a staff report.

I don't know if that's a staff report, where there's a blurb, there's a, there's an italicized response to a question about, about schools.

Because we're aware that both Holly Mead and Lakeside schools are not currently a capacity and the county is building another elementary school.

Actually, they're building two schools in the area.

However, we're still overcrowded.

These schools, however, we are still concerned that this development, along with all others proposed or being built, may overcrowd these schools before the new school is constructed.

The two new schools, I would say are constructed.

This was not brought up at the meeting and since schools are not currently at capacity, but yet in your notes, you tell us, someone tells us that they are at capacity.

So the schools either are or aren't.

And at the same time, I think the public should know that there are two schools that are on the block, that are on the boards for that part of the county.

in addition to Center 2, which would add capacity at the Albemarle High School location.

So while just I want to say that there's absolutely some breathing room to accept students because of these projects and both the elementary schools and the high schools, which are on the boards for this area, can you

I know you said that this project came in before the county, before our supervisors updated the affordable units requirements or not requirements of possibilities to be proffered.

If the applicant were interested, they could certainly provide more affordable housing than is recommended in the current policy.

Thank you.

You're welcome.

One good clarification following Mr. Murray's, Commissioner Murray's inquiry on the stream buffers.

It would be road construction and any associated utilities.

Thanks, and thank you for the report.

I was wondering about the format of these reports on the bottom section of the front page where it lists the positive aspects and the concerns.

There's always a concern about additional enrollment.

And I was just wondering, we only do this for this age group.

We don't list concerns for more elder care or more firefighters needed or anything like that.

And so I'm just wondering if that always needs to be included as a negative factor, whereas I would just think of it as something we'd plan for.

I think that's definitely something that we could start considering when we

in the review of rezoning applications.

Of course, of course.

Yeah.

And I always see it listed in concerns.

I'm like, is that a concern or just a need for planning?

Great, thank you.

I just had a couple of quick questions.

One is, this is a PUD, correct?

Sorry, PRD?

PRD.

Yeah, thank you.

Why a PRD versus an NMD?

Since this development is

nearly all residential.

Generally those make more sense for us to do PRD because they're more residentially focused.

The NMD is something that really is to promote a mix of uses within the development and this applicant was not interested in doing commercial development as part of this.

And also since this

In the Places 29 master plan, it's largely designated for urban density residential, with residential being the primary use.

Got it, thank you.

Traffic generation, I think it was mentioned in here that VDOT's obviously reviewed the TIA, and the feedback was that it's only one of the turning movements, I guess, the stacking on one of the turning movements, that was an issue.

And so that I think is based on the assumption that they can connect Archer through to now Archer, gosh, what was it, Archer South?

Archer North, thank you.

So getting back to what Commissioner Bivins was asking, I was also curious, you mentioned there's a site plan that's in the works for Archer North.

That site plan has the Archer Avenue connection from

Great.

Thank you.

Perfect segue.

So with that, I'll open the public hearing.

Yes.

Oh, sorry.

Commissioner Firehock.

No, none at this time.

Thank you.

Okay.

Mr. Chairman, members of the Commission, I'm Steve Blaine.

You're representing the applicants.

We have a joint venture in this application.

a very experienced multi-family developer, Dominion Realty Partners and Michael Campbell who's the CEO is here tonight and Stony Creek Development, Stony Point Development.

Chris Henry is also here tonight.

We have our whole team.

I know there are a couple of questions that I will defer to our engineer and we want to get to Mr. Morris's and everyone's questions tonight.

So if I can start the slideshow.

The application plan is in your packet.

As you might guess, this has evolved quite a bit since its inception.

We started last summer before we filed the application, met with leadership of both the Holly Mead and the Forest Lakes neighbors and got some good feedback and what

What's before you tonight is a response to the concerns, as you might guess, traffic was a concern, and in particular traffic in neighborhood streets.

So the response, we had potential for inter-parcel, inter-community connections, both at Darby Lane and Reuben Lane, but the team pledged to the neighborhoods that we would maintain those as emergency access only.

The other concerns you might also expect were impacts to the immediate neighbors.

So this plan reflects a 20-foot undisturbed buffer, which will be common area.

and then a 10-foot landscape buffer.

It's really more enhanced than that because the setbacks, as you know, if you've looked at the application plan, you have a 20-foot building setback.

So you really have 40 feet.

So that was mostly what we took out of our meetings with the community.

Some other interest in

Inner Parcel, Inner Mobile Connection, Multi-Mobile Connections.

This slide shows the project in kind of an overall context.

You see at the north, at the top of the slide is the Holly Hills Development.

And then below Archer Avenue, north of Archer Avenue is what's called the Archer North Development.

and then, of course, Brook Hill, which is to the south.

So this, you can see, reveals existing multi-use paths along 29, also along Polar Grounds Road, which I had a pointer.

The red is the future Archer Avenue and it will also have a 10-foot multi-use path along

This shows a conceptual image of the buildings.

And as Andy pointed out, the higher density apartment buildings are located central to the project in a long 29 with the sort of lower density townhouse and two over two type product more adjacent to the conventional neighborhoods.

Similar image showing the conceptual plan, but with we've got, you can see the proximity to Holly Mead Elementary School and some real opportunities to enhance the trail network.

The light blue is an existing trailway in Forest Lakes.

So there's a, it's very close to the border of our project and there's an opportunity to connect with that.

The red hash line is a proposed trail that would provide, really kind of got the idea of the notion of students walking to school.

The neighborhood expressed concerns initially about, well, Derby Derby Lane, you know, doesn't have sidewalks and is it really

appropriate for students to be walking in the street to school.

And from the community meeting back in January, the team agreed that we would work with both Forest Lakes and Holly Meade to develop a trail system that might address that.

And this is sort of a detail of that.

That is the northeast corner of the project.

And you can see the hash sort of line would be the path of the trail, which would link up with Holly Mead Drive.

And we would put up, obviously a crosswalk to get students over to the existing, I think it's a 10-foot multi-use path, get them to school.

And you see some examples of the type of trail we have in mind.

The bridge is from a path connecting Forest Lakes to Baker Butler Elementary.

And we would envision a very sensitive trail that would have minimal disturbance.

We want to unpack the comments about the school.

We did an analysis based on what we really project for the project in terms of the mix of uses.

This shows the projected capacity numbers.

This comes right from the Albemarle County School Division and you see it's Holly Mead and Andy's slide.

Your slide was correct.

It did have the correct name on it.

It's Holly Mead Elementary, shows a capacity of 429.

And really in the next 10 years, schools, they don't see it reaching anywhere near that.

In fact, that's been the pattern at Holly Mead.

I looked at that back in 2015 when we worked on the Brook Hill project.

Same thing, 10 year projection, actual numbers never reached it.

Lakeside, even the staff, the school division's comment acknowledges that with the addition of this project, Lakeside would not be over capacity.

I think we've known for some time, Albemarle has been over capacity, but this is what the school division actually projects.

And this was our analysis using the multipliers that they in the schools use for depending on what type of unit it is.

So for elementary, and the big swing is when it's heavily weighted for multifamily, you see the multipliers only .12 per unit.

So if you contrast that with the analysis that was in the staff report, if you use an average

You come up with almost a double multiplier and that results in their projections of 86 students.

Now, we don't fault the school's division for this approach because we didn't commit to the types of, the numbers of types of units.

So, you know, in fairness, they used an average and based it on an average multiplier.

I think what we would like to take away is that the school division, they have a strategy.

They're not

They know that there's growth in this area in terms of we project that Holly Mead would continue to be at under capacity, but even if it reaches capacity, and that's why the school, that's why there's a North feeder school in the CIP.

And they've recognized this since their long range planning advisory report five years ago.

Lakeside continue to operate at under capacity.

Similar, but a different strategy when it comes to the high school.

The approach is, I think, pretty novel in that they've developed this center approach.

Center one, I think, has already been funded.

Center two is maybe not funded, but is projected.

And with those two additions to the system, they'll accommodate 650 students.

So our takeaway is that it's the school division saying, I see you've got a minute left, hey, we recognize this is an example of the growth that we know is coming and supervisors and source of CIP money be aware of it, but we don't see it as a negative or unfavorable for this project.

We have a special exception in for setbacks or stepbacks.

We realize you don't take action on that, but we thought you might want to see some images along Route 29, in particular some massing.

This is, let's see, this would be going southbound near the entrance, looking east, similar image

This would be going northbound, looking east as well, just to give you kind of a concept of the massing.

And then finally, I want to point out it's been, this developer is a very successful approach to green building by, if I can conclude, if you'd like, I can conclude in 30 seconds.

The National Green Building Standard is a standard that's sort of key to residential lead.

We've got all kinds of styles of building with lead certification, but this one uses these six areas of focus and unlike lead and energy star and some of these other, there's a real focus on the lot and land development aspect to achieve a certification.

Great.

Thank you.

Are there any questions from the commissioners?

Thank you, Chair.

I just have a couple of questions, if I might.

So I noticed that we noticed that we were informed that there's about 40 percent, let's say,

sort of green space on the project.

And we also noticed that there's a great deal of topography change on that on that site.

That's an interesting site.

It's actually looking at the site for a long time, not personally, but just sort of driving up down 29 and noticing, you know, there's somebody should go put something over there.

And so I'm glad somebody's going to come put something over

But my question is, once you build it out, will the community be able to use a good part of that, not the part that's down by the stream, but the part that's above sort of 29 North?

Well, I think it's part of the reason for the primitive trail system is that we want to have passive use of it and where the trail can be accommodated.

Everyone is known that while you have some good places for recreation that are sort of tailored out and I would just ask you as you look at those things in quotes called top lots that you think about them being intergenerational places that families and single people and people with children can in fact

and that just not be a segregated place for the putative top lot, particularly since your numbers for what you're going to be pushing to schools, I would say you might not need a top lot per se, but you could use some space that the community could use and not the pool area and not the clubhouse that just people could be outside.

That would be helpful.

and even though I know that I'm probably not supposed to ask this question, there's two other questions.

Well, there's no owner or investor who's restricted by the policy of the county.

As you come through the process, okay, we'll just keep an open mind.

I think that would be very helpful going forward.

And then I see you have bike racks.

You also are going to have EV chargers on the property.

EV chargers on the property.

Yes.

So they will be there.

Okay.

Fine.

Great.

Thank you.

Can you go to your illustrative, where you're showing the building mass?

No, sorry.

Your site plan or your theoretical site plan?

Yeah.

The one you had for with the building, the building footprints.

Got one there.

That was good.

So you're asking for an exception for the step back.

It's really going targeting or excellent question.

It's really just the 2 buildings that are along the entrance corridor on 29.

and in fact, the orientation of those buildings are a result of an ARB preference.

They were concerned about two buildings align parallel and a long wall concept.

And just a follow up to Mr. Bivins comment on amenities.

So right now, I think you have one area where it's mainly that the grassy area, it's a, you call this the amenities, right in the middle is a triangle.

Is that predominantly, so can, is there enough room there for any kind of activity, any kind of sports activity or,

I'll ask the developer what their experience is, but we wouldn't preclude those activities.

I thought the pool was up.

Oh, the right center of the property.

Yes.

I mean, you're 400.

You're talking about sure dozens of children.

It's the opportunity for for some kind of activity in the sports, whether it's basketball courts, soccer fields, something that they can.

Right.

So, agreed.

Thank you for the presentation.

I have a couple of questions and a comment.

I want to go back to the VDOT piece that I saw in the staff report that said they had concerns about the, I guess it's probably stacking in the existing turn lane.

And then I saw where this project proposes to put an additional turn lane.

Yes, and that's a late breaking.

I think staff probably received a memo yesterday or today right up until the last few days.

We were in conversations and I'll ask Carl Holton to come up and elaborate on this.

He's our traffic engineer.

We seem to have allayed the concerns that V dot had.

And their recommendation is that there are no improvements that are warranted by this development.

All right, that's very helpful.

And then on the affordable housing units is the plan to disperse those throughout the project.

In other words, not have like building seven be affordable housing, right?

There will not be a designated affordable area as units become available for rent.

And if there's a qualified tenant, then they will be leased.

And then I'll just make a couple of comments.

I'm very grateful for the presentation that you had around the schools.

I would just say for me, with this kind of impact, I would love this scene, something to try to offset it, even if the schools are on the capacities, there's still just ongoing maintenance that has to happen.

I know it's tough for

Schools to get money, both at the state and local levels.

That's just one comment.

And the second one is as we're continuing to develop the site plan here, just giving some additional thought to the green grassy areas that you've heard.

But I look at them in a sea of asphalt and I think of kids having to always cross the street and vehicles everywhere.

So just give us a thought on vehicular and pedestrian and how that starts to play with each other.

So those are my comments for now.

Great.

Yes.

So the the headwaters of streams play a critical role in stream ecology.

The county policy currently requires no buffer at all on intermittent streams, and they're often removed altogether.

It'd be great to see as much of that intermittent stream on that on the western side preserved, even if it has to be highly engineered.

At UVA, the South Lawn Project has a great example of how an intermittent stream has been preserved and engineered

to actually provide filtering capacity.

And so I'd encourage looking at something there as opposed to just running it as a culvert under a building as it shown on the plan.

I'm very familiar with that project at the university because I lived on Lewis Mountain Road for a number of years, and that stream was actually covered for over 100 years, and they did a great thing.

I agree in uncovering that stream.

I don't know, Scott, do you have anything you want to add?

Sure.

Scott Collins, Collin the Scenarian.

The main thing with that one intermittent stream you're talking about, we've preserved obviously all the perennial streams on the

on the project is over 2600 linear feet, except for the couple to the two string crossings.

But don't keep in mind, you know, that one intermittent stream that's being impacted from the entrance road, sort of, north, northwest to the buffer area.

Probably 75% of that stream that we show being impacted, it's going to be impacted from the road crossing itself, not so much the building.

So really, when you get down to it, it's probably about

Seve, about 50, 60 linear feet that's been impacted additionally with a building part and then it'll be it'll be routed around because it'll be obviously picked up with the culvert with that road crossing anyways.

So we didn't see that small impact of that building as as

A huge impact for the amount of stream crossings, the amount of streams that we are preserving on the site, which is also another about 800, 900 linear feet of intermittent streams.

Are there any other ways of providing quality in terms of stormwater mitigation that you would highlight that you're

Absolutely.

So this size project, the state mandate requires 75% onsite treatment.

And this project will actually provide more than that.

So this is not one of the typical projects.

You'll just go out and purchase nutrient credits and sort of move on.

The biggest part about this project is that existing VDOT sediment basin, which stormwater management facility, much like the Brook Hill base, much like the Brook Hill development, there was an exact similar basin on that

property as well, that VDOT built with 29 improvements.

We took that base and enhanced it and improved it and put some more management from the development, from Brookhill development into that and made that facility much more inviting as far as much more of a natural feature and the landscaping feature and

that kind of blended it into the development, much instead of just having a chain-linked fence around it and calling it good.

That's the same plan for this one as well.

We look to enhance that facility, that existing facility, but most of our store, a lot more store more management to it.

and kind of enhance that area with landscaping and plantings and filtration.

So that's kind of like taking that facility and really utilizing that.

That's a lot of what we're doing as far as somewhat of management from everything that's sort of on that side of the streams.

Yeah, I think enhancing the VDOT facility and making it to a true biofilter would be real asset.

Yes.

Chair, before we move on for a second.

So are we talking about the existing biofilter that's right next to the blue and orange house on 29?

Yes.

Existing this sort of large sort of stone, big stones and the fence around it.

I think there's a hump to sort of receive water.

Great.

I wanted to ask just about the density of units here, the number of units here.

Just why the sort of request for 410 units today, it was 500, you know, a few months ago.

Okay, it seems to be that 410 is what works with this development, with the existing infrastructure around development and with the streams on site.

You take all those together and kind of factor everything in and it kind of creates that number itself.

And that number, it works really well with the existing traffic patterns, it works well with

Like I said, maintaining the streams and looking at the development areas was kind of left.

It's a more challenging site than some we've seen for sure.

Yes, it is.

I wanted to ask also about the sort of what are called, I think, emergency exits up by Derby Lane and South Hollywood Drive there.

Tell me more about those emergency access roads that connect to the north.

What do those look like?

What makes them just for emergency?

So it'll be basically like a multi-use pathway.

It'll be 20 feet wide for emergency vehicular connection when needed.

And on both sides of that roadway, you'll have some bollards that will be accessible to be opened up by an emergency vehicle if some of the main entrances are blocked.

That's the one on Derby Lane.

And yeah, the same one up there, Ribbon as well.

It's our connection up.

You were pointing with kids.

Yeah, I mean, I need to say, Chair, that the supervisors have been very clear.

I assume that Derby Lane is a public road.

and I assume that South Hollywood Drive is a public road.

I can't tell you how I am.

I continue to just be frustrated by communities saying we don't want any drive-through, but we want VDOT to maintain the roads.

I mean, I just need to consistently say that, that this is not an acceptable thing for a developer who is putting in a reasonable development into an area to be hoodwinked and sort of beat up by a group of people who don't want anybody to use their public road.

that should either create it as a private road and then do whatever the heck they want to do with it.

But as long as my taxpayer and everybody in this room's taxpayer, monies are paying for this, I think you should have free access to them.

So as far as the ballots are concerned, I can't support that and I won't support that.

I mean, Commissioner Bivins takes some of the words out of my mouth and does it in his own flair.

But I very much actually support grids and lots of roads that connect to one another so that it's not all funneling onto 29.

We actually have alternate pathways for cars to get places.

And so, you know, I recognize that the folks on Derby Lane, 6, 10, 12 more cars a day might be a bit of a pain in the neck, but

You know, come on.

So, you know, I sort of would rather see like real roads there, personally.

But yeah.

And then just to clarify, I think, so this is one of these developments that will be rental units, predominant.

Yes, proposed.

Yeah.

When the client, you know, developed the plan for this site, I think you heard how he arrived at this plan.

You know, those incentives were not, you know, and it remains to be seen what will result from those incentives.

The county still has to adopt an ordinance, but it's certainly in the right direction for promoting affordable housing.

But for this, it might be a different developer that has to do that.

No, of course.

Anyway, I also applaud lots of paths of pedestrian and sidewalks and things that seem to be

connecting to other areas in the school.

So thank you.

Yes, thanks.

I just had a comment and then a question.

So my comment, actually two quick comments.

One is I really like the connectivity that's been maintained through the site.

The other comment is about impacts to streams.

It's always true pretty much when you put a box, any part of a stream in a box culvert, it's going to impact the stream.

It'd be nicer to have a bridge, but I totally understand that costs a lot more.

My question is, Mr. Blaine, you said at the very end of your presentation, you started talking about environmental

certifications and a new method you're following that pays more attention to the land and not just the building.

You referenced comparisons to lead and other systems.

Could you say a little bit more about that?

Alper intends to seek a certification for this development to at least reach what's the bronze level for the national green building.

I can't, I couldn't tell you all the factors they consider, but the general areas that they consider in making that certification were what I laid out in the presentation, perhaps

Yes, I mean, you didn't proffer it.

Michael Campbell with Dominion Relief Partners.

Thank you for the opportunity to be here this evening.

Great question.

As a company, we decided probably 10 or 12 years ago for all of our developments to have a green designation.

And over that time period, we've done over 35 green developments that range from office buildings in different levels of lead certification, residential, green globes on a rehabilitation that we had done.

But we found that the certification of the National Association of Home Builders, specifically that Brian designation worked really well with this type of product.

And if you're, sounds like you're familiar with designations and the scorecards associated with each.

And essentially, this one has a similar scorecard where you go through, I mean, during construction, they're inspecting insulation, they're looking at

you know, SEER ratings on your mechanical units and you establish certain scorecard to achieve that bronze certification.

We've done over 35 over that period of time of green projects designated at some level or another.

Thank you very much.

Yeah, you're welcome.

Great.

All right.

Well, the beauty of going last, all my questions have been answered and asked.

So that's good.

So with that, I will call for any comments from the public this evening on this item.

Can I sign up?

Check.

All right, great.

I'm not going to offer the opportunity for the applicant to respond to any public comment because there was not.

So I will close the public hearing and bring it back to the commission for comment.

And this time I will start in reverse order.

Ms.

No, not really.

Just again, I actually did appreciate how they maintain connectivity through the site.

Good summary.

Echo Commissioner Firehawk.

Now, once again, I appreciate the efforts to keep density in the growth area.

Ditto to what my fellow commissioners are saying.

I think it's a nice project.

I'm glad to see the density increasing.

We're developing our parcels more in line with what the comprehensive plan is suggesting.

So I really applaud that.

And I've already shared my comments regarding the proposal earlier.

So I'm good.

Great.

Thank you, Mr. Garrazana.

Great.

Thank you, Chair.

I would just also sort of try and give a lift to my colleague to the right about putting in a space and that can actually be a larger space for recreation to take place as opposed to these pocket, these pocket hanky places.

And so if you could do that, I think that would be helpful for the community as you build it out.

I would also say as I continue, I will continue to say this, I think that in a place like that, that you could have some taller buildings, not all of them don't need to be taller, but I still think you could put some height on a couple of those buildings there, not what the ones that would cause you to have elevators, but you're gonna have to have elevators and so on, anyhow, because I think this, this will help to promote, that's a wonderful site to promote the idea that density is not the devil.

that, in fact, you can create a nice space that has some density to it, that can sit nicely, can sit among trees and hillsides and green spaces and still be a place for people to live with honor and with comfort.

I didn't have anything to add until.

to staff as well.

And when we're reviewing these applications, so these opportunities for density is something that comes up often.

And I'm not sure how much from your standpoint and the staff, can you encourage potentially asking for exceptions to go beyond the four, I don't know, we have a four story.

But there's certainly some developments like this one where we don't have impacts to roads, which doesn't always happen as we know.

and if we could potentially increase some development, not only do we get more affordable housing, but we get more housing, period.

And there are places that can tolerate that additional density.

So the density is not the double, but it doesn't fit everywhere.

This is one place that it does fit.

And so just wish we could find a way of encouraging that more.

Perhaps as we have dialogue because it started out, it sounds like they started out as a

Moore Dance community, or at least they were trying to use more of the land that is very restrictive and is a challenging site.

So the amount of units got reduced.

Well, certainly with more height, you can get more units.

So anyway, I just wanted to put that out for staff.

I don't know, internally, you guys can talk about that and how you can potentially incise that you feel are appropriate for Moore Density.

encourage that or find ways that we might be able to maximize because we know that we leave a lot of density on the table.

And if I could come along, chair, it seems like this is a situation where allowing the applicant to look at sort of gross density instead of what we used to do, or maybe we stopped sort of we quietly stopped doing it to say, here's your net density, let them

They are the people paying the expensive staff and the expensive consultants, let them come up with how to use the property.

And I think that's beneficial for them and I think it's beneficial for our community.

Let them be creative.

Let them go out and do some things that'll make this the beautiful place we aspire to.

Great.

I just have a couple of comments.

Most of them are specific to this application, but others are more, I guess, editorial.

One is density, yes, right location, creative approach to designing the infrastructure and the network, well, the street network and also the density of the buildings.

The Residences.

Second is the streets.

I agree with Commissioner Bivins.

I think it's when you have a public road that ends in a cul-de-sac and the opportunity is there to interconnect to your adjacent property.

It seems a logical to me for that to be something that is accessible to the developer.

I think it helps with absorption, trip absorption internally.

There aren't mixed use.

There's no commercial here, so there's probably not a lot of trip absorption, but something like that would help provide the disbursement of that, the grid, as you mentioned.

So I think that's an area to look at.

I also think from a coordination standpoint, I know that the applicant will do this during the process, knowing if there's a site plan available for Archer North,

knowing that that's going to interconnect well with your street and align well and not impact your development density and making sure that I know I'm preaching to the choir here is something you guys do all the time.

I think the interaction with the natural areas is wonderful and I think to be able to leverage that is really helpful.

I would also just mention for what it's worth the application for the special exception and I know we're not making a motion on that

But it does not mention just the two buildings.

I don't believe it does talk about all of the buildings as which is different than I think what the applicant said for what for what that's worth.

And I think with that, those are all of my comments.

I'm happy to make a motion.

Great.

And do I have a second?

Second.

Do you any further discussion?

It's not Madame Clerk.

Yes.

Ms.

Firehock.

Hi.

Great.

Thank you.

Thanks everyone.

All right, we will move on to our second public hearing.

And before we move into ZMA 2023-16 and ZMA 2023-19, I would ask if the commission would be open to combining these into one public hearing.

Yes, please.

Okay.

Seeing everybody with the thumbs up, we shall do so.

Good evening.

Thanks for your patience as we switch staff.

I'm Rebecca Ragsdale, Planning Manager with the Planning Division.

And I'm joined by Margaret Malaszewski, also a Planning Manager.

And we have both worked on this.

As you mentioned, it's two items.

Happy to combine the public hearing.

It's one presentation.

We're going to cover both.

And then we have separate actions for you at the end.

It is associated with Stonefield and it Stonefield is a neighborhood model, so it has a code of development which lists the permitted uses, also has an application plan and proffers, but this rezoning is just for the code of development to amend the use table to carve out or add to the use table motor vehicle sales of up to 4500 square feet in certain blocks.

Anything beyond that would still be by special use permit.

Right now that use is by special use permit.

So there would be sort of two tiers with this amendment.

Related to the request is a special use permit because there is outdoor storage or outdoor sales display vehicles proposed.

That's limited to about 10 parking spaces.

but the property is on the entrance corridor so that's why the special use permit is necessary.

The property I think everyone's familiar with is at the corner of Seminole Trail 29 and hydraulic.

Map here, let me get my pointer, shows you the two areas where the use is proposed, 1951 being where the showroom is proposed, the old Pure One space there in Stonefield, some spaces adjacent to that, and then some other spaces adjacent to the Regal Movie Theater in 1954.

The Comprehensive Plan designates this as urban mixed use, auto uses are contemplated.

Sorry, not sure what that is.

Automobile, automobile service and sales is contemplated as I would consider a secondary use and what's proposed is certainly minimal and limited and well within the guidelines of the master plan so we didn't have any concerns there.

and we went over the location of the proposal.

It has been reviewed by the Architectural Review Board who recommended approval.

This is just a closer look of the spaces that would be by the Regal Theater and then also the spaces that are proposed adjacent to where the potential showroom would be in sales office.

and another, this is actually the theater.

The existing landscaping does a good job of

screening the parking lot.

And these vehicles aren't expected to have any negative impacts.

Their cars parked in existing parking spaces.

So there wasn't any additional landscaping that was recommended.

We mentioned the consistency with the master plan guidelines.

We don't think given the size and scale and nature of the proposal that it's in conflict with the original intent of the Stonefield Coder development.

So

We do recommend approval of both of the proposals, the rezoning to amend the code of development and then the special use permit for the outdoor storage and display with the conditions recommended by the architectural review board, which includes the location of the parking spaces that they be within those existing striped parking spaces and that vehicles not be elevated anywhere on site.

Any questions for staff?

I'll start with Commissioner Moore.

Thank you, Commissioner Murray.

There will be some there.

I'm just asking.

We do.

And then I'll let the applicant clarify if I'm not correct.

But it's very common.

Sure.

Sure.

And last question.

I know this went before the ARB.

Is there any intention of having like building mounted security to watch the cars, right?

Or anything like that?

Not sure if that was a conversation to ARB.

So I will let the applicant address that.

Thanks, Chair.

So I couldn't identify what are blocks A, B, C, D, and G off the plan.

So where is that in my package?

I apologize.

I thought it was.

So this is the from the code of development and with neighborhood models uses are established by blocks.

So a is

That's fine.

And so A is where 19, one of the buildings is, and then C is where the movie theater is.

Okay.

Thank you.

That's very helpful.

And so if this passes, this is not simply for one vendor.

So the flexibility is for the use, the underlying use for the motor vehicle sales.

If there is a proposal where no vehicles are visible from the entrance corridor, then they may not need to go back to the ARB, go through that SB process.

The SP is very specific in terms of where what vehicles are allowed, 10 spaces in the location that we've reviewed.

If another vendor or manufacturer were to come in and want to do direct-to-consumer sales, they'd have to go back to get some allocation of parking spots made available to them.

Okay.

So here's the thing that really sort of troubled me about this, not this project.

I'm fine with this.

I don't have any problems with this.

is that they had to go to the ARB for six parking spaces.

This is my neighborhood.

At any time, there could be 20 Teslas over there.

And by chance, you could have 20 Teslas parked all in line, like little 20 Tesla engines.

So the fact that they had to go to the ARB to get permission to park six Teslas together next to the structured parking for the cinema,

feels as if we wasted a lot of people's time.

I know we have an ARB champion here that we wasted a lot of people's time and we wasted staff's time and we wasted money.

One, in fact, it's a parking lot, which if you come there on any particular 11 o'clock period, I can give you at least 15 to 20 Teslas that are parked in there right now.

So I think as we rethink this and I'm so I'm also sort of pushing this for as we rethink this this idea of what a sales and services is for the ordinance that we say there has been a change in the way people are going to sell vehicles and everything's not going to be like flow up there up there on on 250s right that there are going to be direct to consumer type sales and that that should be no different than they will be in selling kayak

and so I'm just hoping that we can have some flexibility when we redo our ordinances for a specific type of vendor.

They did.

Yes, they did.

Well, the outdoor display.

No, the display, the outdoor display.

Well, I would hope at some point, Chair, that we can have a conversation so the ARB can do things which are not sort of knitting.

That's not about sort of knitting and navel gas.

I know Margaret's here.

My Margaret's always here.

She's going to keep me straight on this one.

Hello, everyone.

Nice to see you.

Margaret Maliszewski with the Planning Division.

And we all agree with the zoning ordinance changes.

And that you can manage it.

Yes.

Exactly.

We don't have that many outdoors displays.

So why don't they do something about those holiday displays that are also funky too.

Thank you.

Thank you.

Thank you.

What else was I going to ask you about?

We're going to say something about that.

You told me we could have another place come in.

That's good.

I'm happy about that.

Because what I was going to say, all of us are probably quite aware of the Frank Lloyd Wright on Park Avenue and 56th Street.

That was when Mercedes and Porsche had their building.

It was absolutely a brilliant internal show.

While this is not going to be that, this is taking over half of the Pier 1 spot, the fact that times change and Albemarle County in its forward-looking self should be able to change too.

That's where I'm coming from.

We're not going to be Frank Lloyd, right, for you architects among us.

But we can be something that gives some freedom for this new way for people to sell vehicles.

Great, thank you.

No, thank you.

All right, awesome.

Thank you all.

Thank you, staff.

With that, I'll open the public hearing.

Mr. Chairman, members of the commission, I'm Steve Blaine, representing Stonefield.

The project manager, Kendra Wallstone, is here also.

I've got a confession.

I don't have any unique images because I took Margaret and Rebecca put together excellent slides and I used them at the Community Advisory Committee.

I'm not going to run through those again.

The, as you know, the ZMA is because we're having to amend the code of development.

This was back in those Halcyon days when we wrote pages and pages of our development code, how naive we were.

And I was not naive, but we were earnest.

And I can say, because Frank Cox and I were the authors of the code, the original code.

that in thinking of an urban destination, neighborhood model, the notion of a conventional

Auto dealership never occurred to us.

So it was easy to put an S in the box, you know, special use permit.

And I think this is an example of what Commissioner Bivins is talking about.

The business model, you know, the Tesla business model is not to have a lot, you know, all your models out on the floor.

And in a way, it's what you're saying, it's a harken back.

As I grew up in Chicago, I remember Michigan Avenue,

The Mercedes and the Cadillac dealerships had a beautiful display in the office building lobby.

So we've come full circle and I agree with the comments about the need for the ARB.

Tesla came in originally with this application.

They heard about the process and they walked away.

But fortunately, Stonefield, the O'Connor group, they saw that there was going to be value added to this and they brought

them back to the fold, but they had to bring the application through.

So we recognize and agree with your position on that.

So we kept Tesla in the county.

They didn't go in the city.

But yeah, that's an example where it can make a difference.

Happy to answer any questions.

Great.

Someone asked about chargers and locations.

There will be additional chargers for the display models.

There are existing six or eight Tesla chargers there already.

It's a good destiny.

OK, Commissioner Firehawk, just checking no questions.

All right, great.

Are there any members of the public would like to speak to this?

No, no one online, nobody on a little sheet of paper somewhere.

All right.

Yeah, with that, I will close the public hearing and bring it back to the Commission for Discussion.

You all heard from me on this one already.

I actually do think there's a couple things here.

If we are trying to create economic opportunities for shopping locations, for commercial locations, then we need to be flexible in what we consider commercial.

and that's something that I think is going to have to flex over the next coming few years.

But the way people purchase things, the way people spend time, if we could create sort of enough synergy and energy at Stonefield, this is a little bit of a private want, we might be able to get a larger good restaurant back there.

which would be good for all of us if we can get the income strata there and you know no offense about the the upcoming in the upcoming vehicle but if we can get some other things like there then that is a commitment that I think we'll have a way of moving out to our other shopping centers so I am

even in all of my snarkiness.

I'm really, really good with this.

Great.

Thank you.

And Commissioner Firehock, any last comments?

Yes.

I mean, I support this development, this SEP.

I was listening to it.

I was harkening back to when I bought my very first car and I actually bought it in Bethesda, little Chevy Nova, and it was in an office building and the cars went up and down in an elevator.

It was a vertical

showroom.

And yeah, it didn't take up any space.

And I think that hardly and I think that I'd love to see that be the future because I always think about how the auto dealerships at Pantops have the best views.

And yet, you know, they're not being appreciated because they're just a bunch of dead cars sitting out there.

So I'd like to see more of this small scale, retail scale, auto sales.

And I'm sure it will be quite tasteful.

Thank you.

So thank you to staff.

I think we have two votes, two approvals that we need to make.

The first one is ZMA 2023-16.

Second.

Second.

Great.

So noted.

Thank you.

Mr. Bivins.

Hi.

Ms.

Firehock.

Hi.

Great.

And now we will need a motion on SP 2023-19, Stonefield Outdoor Display Storage.

I move that chair, as stated in the staff report.

I'm sorry, was that a motion to recommend approval?

and do we have any further discussion?

All right.

Okay.

Ms.

Firehawk.

Aye.

Excellent.

Thank you.

Thank you staff.

Appreciate it.

Have a great evening.

We will now move on to committee reports.

Chair, we had a CAC meeting last night, which was this budget transportation project updated and school board update.

That is actually, I will say, for one of those over the years that I've been involved with a budget update,

meeting.

There were close, there were over 35 individuals from the, from the community who were there.

So I think having that kind of three-some or three-pointed meeting or presentation was quite helpful.

And I think people, you know, people sort of came away feeling as if they had been properly informed.

Great.

Yeah.

Great.

I do.

The RIO Places 29 Community Advisory Committee met.

There's a proposal for an expansion of Our Lady of Peace Senior Living Facility to add a wing with a several dozen memory care and nursing care private rooms to that facility.

We'll get that at some point.

Not a lot of objection or anything.

A little bit of concern about stormwater runoff into the pond that kind of runs behind Branchland's Drive and

and this is something that Supervisor Galloway has been concerned about in general for that whole area.

Great.

Thank you.

Yeah, great.

So if I could just sort of give Commissioner Moore a piece of information, he may have it, but just so that the public's aware is that the county has engaged with someone to look at the intersection there and sort of, oh, gosh, I hate this.

I don't never, I never know where the old senior center used to be.

The Hillsdale and Greenberg.

Thank you.

No, it's not.

It's not actually a road project.

Great.

All right, thank you.

Yes, Board of Supervisors have met on April 3rd.

The two public hearings that came before them were the service dogs of Virginia.

And that went through without any issues.

They did make some minor changes to the design plan for that.

to address some of

also went before the board once again passed unanimously and there were some additional minor changes to the the proffers on that one as well.

So those things went through the only other items that went through on the day session there was a work session on the.

secondary six year plan or our paving program to start talking to the board about some of the roads that have been requested for paving.

And we will be going back to the board with a final list of those projects in next month in May.

And then they also did a work session on the

AC44, Community Facilities Goals and Objectives.

So I had a healthy discussion on that on that item.

It was similar to what you all heard previously.

Thank you, Kevin.

I listened to that meeting and about the secondary six year improvements.

And it was interesting to hear some of the comments.

that the supervisors that suggested that maybe we should be looking at the pedestrian usage of those roads and also the development impact of them.

Yeah, absolutely.

We can do that.

I think that if any, if any road came up with a request for paving that we because what and we do is staff we do always check on through the same sources that you've mentioned before on

whether or not this is a road that's heavily used for recreation, hiking or biking.

So when those things do come up, we would be able to bring that up.

We're happy to do that.

We're hoping that we can address that a little more clearly in the update to the comprehensive plan to identify some of these roads that are heavily used like that.

As far as development, these roads are

generally in the rural area where we're not seeing any additional chances of development.

So if there were something that we might

be aware of going on, then I think that would be something that would be pointed out in the staff report.

Well, a lot of times, the only thing that keeps all these developments, these areas from being development is the fact that they are gravel.

No one's going to put a subdivision on an area if the only way to reach it is a gravel road.

And I think actually one of the things Riz has called out, Fox Mountain Road is a perfect example of that.

Because already, since it's been put on the paving list, there's a bunch of for sale signs that have gone up on Fox Mountain.

And so, you know, I can just see if that road gets paved that instantly it's going to be a bunch of fur sales signs with mountain views.

And so I think it's something, the development impact of looking at what will happen when you pave a road like that.

And that kind of analysis, I think is important.

Now, if it's all under conservation usement, all the way along the road, then you can say, well, there is no development impact.

But if there's tons of development rights along the link of that, and it's mostly undeveloped, then I think it's something that should be brought as part of the staff report and something that should be looked at.

You know, I just bring that as one example, but I think it's the kind of thing we should be looking at with all these roads in terms of, I mean, the rural rustic paving proclamation says in it, specifically, whereas we know of no development that will cause increased traffic on that.

Thank you.

Yeah, not much to say on this one.

We did, as I mentioned, we did go to the board with community facilities.

That was the last time we were going to go to the board with goals and objectives.

What we're working on right now

is developing the action steps.

We are still working out a schedule for how to kind of finalize that and be bringing that back to the planning commission and the board, as well as prioritizing those action steps, developing our big moves, which are, you know, the major, the high priority projects that we expect to pull out of that.

And then writing the document that's going to be going on over this summer and fall.

I'm gonna have to get back to you on that because we are kind of in flux trying to develop that

but I don't expect any in the next month so I think that we've got at least the next two planning commission meetings will be open without any AC44 work sessions and then I'm sorry we are actually changing our schedule right now so sorry I didn't didn't get we haven't really taken this all the way around but there were

some concerns that we needed to kind of rethink some of the scheduling for that recently.

So we will be back with you to let you know the full schedule.

I do expect work sessions to happen.

Awesome.

And then as a reminder to everyone, because it will probably be a heavy summer, if you're planning on taking vacation, cancel your plans.

Oh, cancel our plans.

Great.

Thank you.

Thank you.

Any new business?

If I could ask something to you and to staff.

So many of us receive something from the TJP DC on a regional economic development plan.

and it would be really helpful I think for us to be able to hear something about that regional economic plan since I would imagine that a number of the items that will occur there will have an impact on our community.

And so I think as we're moving towards this process that it would be helpful to know more about the TJPDC regional economic development plan.

Great.

I will reach out to them and see if we can get some more information or have them here for a brief presentation on that.

Awesome.

Any old business?

Any items for follow-up?

All right.

Well, with that, unless there is other discussion, I will adjourn this meeting.

until Tuesday, April 23rd, 2024 at 6 p.m.