[00:00:01]
ALL RIGHT.I'D LIKE TO CALL TO ORDER THIS MEETING OF THE FRONT ROYAL PLANNING COMMISSION FOR WEDNESDAY, NOVEMBER THE 15TH.
UH, THE FIRST ORDER OF BUSINESS, UH, MS. POTTER IS ABSENT THIS EVENING.
UH, SO COMMISSIONERS, DO WE HAVE A MOTION TO APPOINT JOHN WARE AS THE CLERK? THE CLERK PRO TEMPURA, WHICH IS LATIN FOR TEMPORARILY, BECAUSE HE'S MADE IT CLEAR HE DOES NOT WANT THE JOB FULL TIME.
WE HAVE A MOTION AND A SECOND.
MR. TEMPORARY CLERK, DO WE HAVE A ROLL CALL FOR TONIGHT'S MEETING, PLEASE? COMMISSIONER MATTHEW? YEAH.
AND WITH THAT WE HAVE A QUORUM.
UH, THE SECOND ORDER OF BUSINESS ON THIS EVENING'S AGENDA WOULD BE THE ADDITION OR DELETION OF ANY ITEMS. ARE THERE ANY ITEMS TO BE ADDED OR DELETED? HEARING NONE.
[IV. APPROVAL OF MINUTES]
UH, ITEM FOUR ON TONIGHT'S AGENDA WOULD BE APPROVAL OF THE MINUTES FROM OUR OCTOBER THE 18TH MEETING, UH, REGULAR MEETING, WHICH WAS WEDNESDAY, OCTOBER THE 18TH, 2023.MR. CHAIRMAN, I MAKE A MOTION THAT WE APPROVE THE MINUTES AS PRESENTED FOR THE OCTOBER 18TH MEETING.
WE HAVE A MOTION AND A SECOND.
MR. WHERE? COMMISSIONER MATTHEW APPROVED VICE CHAIRMAN MARNER? YES.
AND WITH THAT, THE MOTION PASSES AND THE MINUTES ARE APPROVED FOR OCTOBER THE 18TH.
[V. CITIZEN COMMENTS]
AGENDA, ITEM FIVE, CITIZEN COMMENTS.THIS IS THE TIME FOR ANY COMMENTS, UH, REGARDING ANY ISSUE NOT CURRENTLY ON THE AGENDA.
IF YOU WOULD PLEASE STATE YOUR NAME AND ADDRESS WHEN YOU APPROACH THE PODIUM.
I LIVE AT 1 29 LERAY AVENUE ACROSS THE STREET FROM SKYLINE MIDDLE SCHOOL.
AND I'VE LIVED THERE FOR ABOUT 35 YEARS.
AND I WANTED TO MAKE YOU AWARE OF SOME PROBLEMS I HAVE OBSERVED IN MY NEIGHBORHOOD RECENTLY THAT I BELIEVE ARE DUE TO AN INCREASE IN ORGANIZATIONAL USES OPERATING BY RIGHT IN A RESIDENTIAL DISTRICT IN THE VICINITY OF LERAY AVENUE.
THERE'S A CONCENTRATION OF MULTIPLE SCHOOLS AND CHURCHES IN THE SPACE OF A FEW BLOCKS, INCLUDING THE SKYLINE MIDDLE SCHOOL AND THE BLUE RIDGE TECHNICAL CENTER.
THE FRONT ROYAL PRESBYTERIAN CHURCH, ST.
JOHN, THE BAPTIST CATHOLIC CHURCH.
AND THEN EXTENDING DOWN, UM, UNION STREET ARE THE FRONT ROYAL UNITED METHODIST CHURCH IN THE FIRST BAPTIST CHURCH.
IN ADDITION, NOW, THERE ARE PRIVATE SCHOOLS THAT ARE OPERATING OUT OF EXISTING SINGLE FAMILY HOUSES ON LERAY AVENUE, UM, AND ON OAK STREET MAIN STREET IN, I BELIEVE IN THE BAPTIST AND METHODIST CHURCH HALLS.
WITH THE ADDITION OF THESE PRIVATE SCHOOLS AND AN INCREASE IN ATTENDEES TO THE CATHOLIC CHURCH, THERE'S BEEN AN APPRECIABLE INCREASE IN ON-STREET PARKING VEHICLE STACKING ON LERAY AVENUE FOR PICKUP AND DROP OFF, AND A RESULTING REDUCTION IN TRAFFIC FLOW.
EXISTING SINGLE FAMILY HOUSES DON'T TYPICALLY HAVE THE INFRASTRUCTURE THAT ARE NEEDED TO SUPPORT THE USES OF A STUDENT BODY.
ORGANIZATIONAL USES, SUCH AS SCHOOLS AND CHURCHES GENERATE CONSIDERABLE DAILY VEHICLE TRIPS AND CAN HAVE A SIG HAVE SIGNIFICANT PARKING AND INGRESS EGRESS NEEDS, WHICH ARE UNLIKELY TO BE AVAILABLE ON A RESIDENTIAL LOT.
THE BAPTIST METHODIST AND PRESBYTERIAN CHURCHES HAVE LARGE PARKING LOTS ON THEIR PROPERTIES, BUT THE CATHOLIC CHURCH DOES NOT APPARENTLY HAVE ENOUGH ONSITE PARKING TO ACCOMMODATE ITS PARISHIONERS AND STUDENTS.
THE INCREASE IN ON STREET PARKING, PARTICULARLY WHERE LERAY AVENUE NARROWS IN FRONT OF MY HOUSE AND NARROWS AGAIN IN FRONT OF THE CATHOLIC CHURCH, IS CREATING BOTTLENECKS, WHICH ARE A PUBLIC SAFETY HA HAZARD.
PRIVATE SCHOOL STUDENTS, WHICH I BELIEVE ARE OPERATING OUT OF A HOUSE BEHIND THE CATHOLIC CHURCH ON OAK STREET, AND PERHAPS FROM THE SCHOOLS OPERATING OUT OF THE METHODIST BAPTIST AND CATHOLIC CHURCH.
HALLS FREQUENTLY USE BOWMAN PARK FOR RECESS
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AND LUNCH AND OCCASIONALLY CLASSES.AS A RESULT OF THIS USE, UM, OF THE PUBLIC PARK BY LARGE PRIVATE GROUPS, THERE'S NO LONGER ANY GRASS IN, IN THE FRONT OF BOWMAN PARK, AND THE BARE GROUND IS COMPACTED AND ERODED.
AND THIS USE SEEMS INCONSISTENT WITH A GOAL IN THE NEW COMPREHENSIVE PLAN OF PRESERVING LARGE TREES IN THE TOWN.
AND SEVERAL OF THOSE SPECIMEN, UM, OAK TREES AND BOWMAN PARK WERE RECENTLY TAKEN DOWN.
THESE PRIVATE SCHOOL GROUPS ALSO ARE USING THE FIELDS IN EASTON PARK, WHEREAS A PUBLIC SCHOOL WOULD HAVE TO PROVIDE ITS OWN SPORTS FIELDS.
IT'S NOT CLEAR WHETHER THESE HOUSES HAVE ADEQUATE PUBLIC SAFETY INFRASTRUCTURE FOR STUDENTS SUCH AS FIRE SUPPRESSION, ALARMS AND EXITS, OR WEATHER.
DAILY OCCUPANCY BY LARGE, LARGE GROUPS IS SAFE AND APPROPRIATE IN A RESIDENTIAL STRUCTURE.
SO I URGE THE TOWN TO TAKE STEPS TO ADDRESS THESE IMPACTS DURING REVIEW AND APPROVAL OF APPLICATIONS THAT ARE ASSOCIATED WITH ORGANIZATIONAL USES IN RESIDENTIAL DISTRICTS TO HOLD THESE USES TO SIMILAR STANDARDS THAT WOULD BE REQUIRED FOR PUBLIC INSTITUTIONS AND AT A MINIMUM TO CONSIDER THESE USES BY SPECIAL PERMIT RATHER THAN BY RIGHT DURING ANY REVISIONS TO THE ZONING ORDINANCE.
THANK YOU FOR YOUR CONSIDERATION.
DO WE HAVE ANY OTHER CITIZEN COMMENTS AT THIS TIME? NOT RELATED TO ANYTHING ON THE AGENDA CURRENTLY.
[VI. CONSENT AGENDA]
BUSINESS IS THE CONSENT AGENDA.THERE ARE THREE ITEMS ON THE CONSENT, CONSENT AGENDA TO BE ADVERTISED.
UH, I WILL MOVE THAT WE, UH, THE PLANNING COMMISSION APPROVE THE CONSENTS AGENDA AS PRESENTED IN THE AGENDA.
DO YOU WANT ME TO READ IT OUT? WHAT, WHAT THE ITEMS ARE? YOU DON'T NEED TO READ IT, BUT I NEED A SECOND.
WE HAVE A MOTION AND A SECOND.
MR. WHERE? COMMISSIONER MATTHEW? YES.
ALRIGHT, WITH THAT THE MOTION PASSES AND THE CONSENT AGENDA ITEMS, WE'LL MOVE FORWARD, UH, THE NEXT ORDER OF BUSINESS ON THE AGENDA.
[VII. PUBLIC HEARINGS]
ARE THE PUBLIC HEARINGS.THERE ARE TWO, UH, REGARDING TWO APPLICATIONS 2 3 0 0 6 0 9 AND 2 3 0 0 5 3 7.
UM, BEFORE WE GET STARTED, I'LL JUST GO OVER THE PUBLIC HEARING, UH, RULES AS THEY ARE.
UM, THE, THE ORDER OF BUSINESS FOR EACH APPLICATION IS AS FOLLOWS, THE STAFF WILL REPORT TO THE PLANNING COMMISSION AFTER THE, AFTER THE COMPLETION OF THE STAFF REPORT, THE APPLICANT IS ALLOWED OR ENCOURAGED TO SPEAK, BUT NOT REQUIRED.
AFTER THE APPLICANT GIVES THEIR PRESENTATION, WE WILL THEN OPEN THE PUBLIC HEARING COMMENT SECTION.
AND ONCE ALL THOSE THAT WISH TO DO SO, HAVE DONE SO AND HAD A CHANCE TO SPEAK, WE WILL CLOSE THE PUBLIC HEARING.
THERE IS A PERIOD FOR APPLICANT REBUTTAL AT THAT TIME.
AND AT THAT POINT, THE PLANNING COMMISSION MIGHT HAVE A QUESTION OR TWO OF EITHER THE APPLICANT OR ANY OF THE SPEAKERS.
I ASK THAT YOU DIRECT ALL OF YOUR COMMENTS TO THE PLANNING COMMISSION.
PLEASE DO NOT ADDRESS THE APPLICANT STAFF OR OTHER SPEAKERS.
FOR THOSE THAT HAVE SIGNED UP AND WISH TO SPEAK, PLEASE KEEP YOUR COMMENTS TO THREE MINUTES OR LESS.
AND WHEN YOU STEP UP TO THE PODIUM, PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD AND ENSURE ALL COMMENTS ARE RELATED TO THE TOPIC OF THE AGENDA.
WITH THAT BEING SAID, WE'LL MOVE FORWARD TO THE STAFF PRESENTATION.
SO THE FIRST, UH, PUBLIC HEARING NUMBER IS 2 3 0 0 6 0 9.
THIS IS AN ORDINANCE TEXT AMEND AMENDMENT REQUEST.
THIS WAS SUBMITTED BY MAGDALENE, LP AND THEY'RE ASKING TO AMEND THE CURRENT ZONING ORDINANCE.
UM, 1 75 DASH 37 3 C 1 75 37 4 A AND 1 75 37 17 A REGARDING THE MINIMUM ACREAGE REQUIREMENT FOR THE PLANNED NEIGHBORHOOD DEVELOPMENT DISTRICT.
UM, P AND D, UM, FROM THE EXISTING 20 AND
[00:10:01]
50 ACRE MINIMUM LOT SIZE REQUIREMENTS TO A TWO ACRE MINIMUM LOT SIZE REQUIREMENT.UM, FOR THE ACTUAL TEXT AMENDMENT ITSELF, WE'RE ONLY CHANGING, UM, A FEW LINES AND AS YOU CAN SEE, IT IS, UM, FROM THE, UM, 50 ACRE MINIMUM OR, UM, UH, THE MIXED COMMERCIAL AREA.
AND THEN THE, UM, UH, REQUIREMENT OF TWO CONTIGUOUS ACRES, OR SORRY, 20 CONTIGUOUS ACRES DOWN TO TWO.
UM, STAFF HAS TAUGHT OR SPOKEN WITH OUR CONSULTANT SUMMIT, UM, WHO IS WORKING WITH US TO REWRITE OUR ZONING ORDINANCE AND OUR SUBDIVISION ORDINANCE.
UM, I DON'T KNOW THAT THE TWO ACRE MINIMUM WOULD WORK WITH SOME OF THE OPEN SPACE REQUIREMENTS, BUT I DO THINK A FIVE ACRE MINIMUM WOULD WORK.
SO I STAFF'S RECOMMENDATION IS GONNA BE FOR A FIVE ACRE MINIMUM LOT SIZE REQUIREMENT.
UM, BUT AGAIN, THIS IS, IT'S OPEN FOR, UH, YOUR INTERPRETATION, SO IF YOU HAVE ANY QUESTIONS, I CAN TAKE THOSE.
COMMISSIONERS, ANY QUESTIONS OF STAFF AT THIS TIME? HOW LONG HAVE WE HAD THIS ORDINANCE ON THE BOOKS? DO YOU KNOW? UM, I, I DO NOT KNOW WHY.
I THINK I WOULD, I'M THINKING THAT IT'S, UM, UH, 2011 IS WHAT THIS SEEMS TO SAY HERE.
JUST, JUST FOR THE RECORD, IS IT CORRECT THAT WHAT IS BEING REQUESTED IS ACTUALLY WITHIN THE NEW COMP PLAN THAT WAS JUST APPROVED BY TOWN COUNCIL AND THAT WE FORWARDED THE COMP PLAN, UM, LAYS OUT GOALS FOR, YOU KNOW, INCREASED MIXED USE AND, UM, PROVISIONS FOR AFFORDABLE HOUSING.
SO I BELIEVE THIS OPENS THE DOOR FOR THAT.
I THINK THAT THIS HELPS MEET THAT GOAL.
SO STAFF SUPPORTS THE CHANGE IN LOWERING THE MINIMUM, UM, ACREAGE, BUT I DO THINK A FIVE ACRE MINIMUM THANK YOU WOULD WORK BETTER.
UM, SOME IN THE PUBLIC MIGHT BE CURIOUS TO KNOW, HOW DOES ONE GO ABOUT GETTING, IF ONE HAS FIVE ACRES, HOW DOES ONE OR TWO ACRES OR WHATEVER IT ENDS UP BEING, HOW DOES ONE GO ABOUT BECOMING AP AND D? WHAT IS THE PROCESS TO CREATE AP AND D? THEY WOULD NEED TO SUBMIT A REZONING APPLICATION AND WE WOULD REVIEW IT TO DETERMINE WHETHER IT IS IN CONFORMANCE WITH THE COMP PLAN, IF IT IS.
UM, AND IF THE AT THAT POINT TYPICALLY THEN IT WOULD JUST, IT WOULD COME TO PLANNING COMMISSION.
PLANNING COMMISSION WOULD DETERMINE WHETHER OR NOT IT'S APPROPRIATE, WHETHER THEY WANTED TO RECOMMEND APPROVAL TO COUNCIL.
SO EACH TIME SOMEBODY WANTED TO DO IT, IT WOULD COME THROUGH THE PROCESS OF CORRECT.
STAFF PLANNING COMMISSION TOWN COUNCIL? YES.
SO IT'S NOT EXPEDITED OR AUTOMATIC OR ANYTHING LIKE THAT? NO.
THERE WOULD BE A REGULAR PROCEDURE WHERE THE PUBLIC WOULD'VE MANY OPPORTUNITIES TO MAKE INPUT.
STATE CODE REQUIRES ANYTIME YOU HAVE A REZONING THAT THERE'S A PUBLIC ASPECT OF IT, SO YOU HAVE TO HAVE A PUBLIC HEARING AT THE PLANNING COMMISSION, THEN YOU HAVE TO HAVE ONE BY THE GOVERNING BODY.
IT, IT, UM, IT REQUIRES THAT THEY GO THROUGH THAT PROCESS TO HAVE IT.
IF THERE'S NO OTHER QUESTIONS, DOES THE APPLICANT HAVE ANYTHING THEY WISH TO PRESENT? NO, YOU DON'T HAVE TO.
ALRIGHT, WITH THAT, WE WILL OPEN THE PUBLIC HEARING.
UM, WE HAVE TWO SPEAKERS SIGNED UP.
THIS IS FOR APPLICATION NUMBER 2 3 0 0 6 0 9 FOR THE TEXT AMENDMENT REQUEST.
SO FIRST ON THE LIST WE HAVE LINDA TURNER.
I LIVE AT 9 0 1 HAPPY CREEK ROAD HERE IN FRONT ROYAL.
I HAVE BEEN A RESIDENT OF THE COUNTY SINCE 1971 AND OF THE TOWN SINCE 1980.
MY PROPERTY ADJOINS THE TRACT OF LAND UNDER CONSIDERATION FOR REZONING BY MAGDALENE CAPITAL.
I HAVE CAREFULLY REVIEWED THE RECENTLY ADOPTED FRONT ROYAL COMPREHENSIVE PLAN AND FOUND THE LAND CURRENTLY ZONED FOR PLANNED NEIGHBORHOOD DEVELOPMENT REQUIRING 20
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TO 50 ACRES AND IT'S LOCATED CURRENTLY IN AREA 13 KNOWN AS LEACH RUN.THE OPPORTUNITIES, CHALLENGES AND ACTION STRATEGIES FOR THIS AREA HAVE BEEN CAREFULLY CONSIDERED AND I BELIEVE WILL OFFER DISTINCT LONG-TERM ADVANTAGES TO THE TOWN AS THEY PROPERLY UNFOLD.
20 TO 50 ACRES AS A BASELINE FOR PLANNED NEIGHBORHOOD DEVELOPMENT IN OUR UNIQUE AREA IS NOT ONLY APPROPRIATE FOR THE PRESENT, BUT ALSO PROVIDES A SAFEGUARD FOR THE FUTURE.
REDUCING THAT REQUIREMENT AS REQUESTED BY THIS APPLICANT TO ONLY TWO OR PERHAPS FIVE ACRES, OPENS THE DOOR TO POTENTIAL POP-UP AREAS OF DEVELOPMENT THAT COULD QUICKLY TRANSFORM OUR EXTRAORDINARY SMALL TOWN INTO A MINI MANASSAS.
THE CURRENT ZONING FOR THE PROPERTY UNDER CONSIDERATION ALREADY ALLOWS FOR THE CONSTRUCTION OF APPROXIMATELY 22 TO 27 SINGLE FAMILY HOMES.
THAT NUMBER ALONE WILL ADD SIGNIFICANTLY TO THE INCREASINGLY HEAVY TRAFFIC ALONG THE HAPPY CREEK CORRIDOR.
WHILE ADDITIONAL HOUSING NEEDS ARE PRESSING CONCERN, OUR NATURAL RESOURCES ARE NOT OF THEMSELVES.
INEXHAUSTIBLE TOWN RESIDENTS ARE STILL UNDER MANDATORY WATER RESTRICTIONS.
MY OWN HOME NOW REQUIRES EXTERIOR PAINTING, WHICH CANNOT BE DONE BEFORE.
POWER WASHING INFRASTRUCTURE AND NATURAL RESOURCES ARE THE TOOLS OF THE PLANNING TRADE.
FRONT ROYAL IS THE GATEWAY TOWN TO THE SHENANDOAH VALLEY.
PLEASE REJECT THIS TEXT AMENDMENT REQUEST RESPECTFULLY.
UH, THE NEXT SPEAKER SOUND UP IS MEGAN MARRAZZO.
I LIVE AT 3 1 6 VIRGINIA AVENUE HERE IN TOWN.
UM, IN ORIGINALLY HEARING ABOUT THIS PROPOSED CHANGED TO THE ORDINANCES FOR REZONING.
UM, IT CAME, IT BROUGHT TO MIND, UH, MY OWN HISTORY.
I USED TO WORK IN NEW CONSTRUCTION IN URBAN INFILL ACROSS, UH, NORTHERN VIRGINIA AND MARYLAND.
I'VE SEEN THE IMPACTS FIRSTHAND OF PLACES OR AREAS THAT WERE PERHAPS UNDERUTILIZED OR HAD FALLEN INTO DISREPAIR OR VARIOUS OTHER STATES BEING CHANGED INTO COMPLETELY NEW COMMUNITIES, TERRITORIES.
AND I SAW OVER AND OVER HOW MUCH IT DRASTICALLY AND REPEATEDLY CHANGED THE PLACE THAT THEY WERE IN.
IT'S SOMETHING WHERE OUT HERE IN FRONT ROYAL, IT IS SO DIFFERENT THAN WHAT WE SEE OVER IN NORTHERN VIRGINIA.
AND BY CHANGING SOMETHING SO DRASTICALLY FROM 20 ACRES TO TWO OR 50 TO TWO IS SOMETHING THAT, LIKE THE PREVIOUS SPEAKER SAID, OPENS UP A DOOR THAT WE CANNOT SHUT AT THAT POINT.
AND YES, THERE ARE PROCESSES INVOLVED FOR MAKING, FOR REZONING EVERYTHING INTO NEW PLANNING PLAN, NEIGHBORHOOD DEVELOPMENTS.
BUT HOW MUCH EASIER IS IT TO ARGUE FOR A SMALL CHANGE IN TWO ACRES, FIVE ACRES, SEVEN THAN IT IS TO SAY WE HAVE A STRUCTURED PLAN THAT WILL HELP THIS COMMUNITY ACROSS 20, EVEN 15 IS GONNA HAVE, REQUIRE A LOT MORE FORETHOUGHT AND A LOT MORE CONTRIBUTION TO THE COMMUNITY THAN WHAT WE'D SEE IN SOMETHING THAT'S THIS SMALL.
IF WE LOOK AROUND THE NEIGHBORHOOD, NOT THE NEIGHBORHOOD, THE SURROUNDING REGIONS, EVEN LEESBURG HAS A FIVE ACRE MINIMUM.
AND SO TWO ACRES ACROSS AND YOU KNOW, EVERYTHING IN WHAT COULD BE CLASSIFIED AS ONE OF THE VIRGINIA OVER INTO THE VALLEY TWO ACRES IS ABSOLUTELY UNHEARD OF.
AND EVEN FIVE ACRES IS A PRETTY LOW BAR TO BE SET.
AND I THINK WE'VE ALL BEEN ABLE TO SEE OVER THE LAST 15, 20 YEARS HOW MUCH PLACES LIKE LEESBURG AND ASHBURN HAVE CHANGED WHAT THEY HAVE BECOME.
AND I WOULD POSE THAT THERE IS A VERY REAL CONCERN THAT WE ARE OPENING THE DOOR TO CHANGES THAT WILL MAKE US LOOK MORE LIKE THAT THAN WHAT WE HAVE BEEN.
OF COURSE, SMART DEVELOPMENT AND THINGS THAT ARE GOING TO BE BENEFICIAL TO THE COMMUNITY OVER TIME IS ABSOLUTELY NECESSARY.
AND THERE ARE WELL THOUGHT PLANS THAT CAN AND SHOULD BE PUT INTO PLACE.
I WOULD JUST POSE THE QUESTION OF, YOU KNOW, WHERE WHERE ARE THESE PLACES IN THE TOWN
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POTENTIALLY, GRANTED, OF COURSE NOT ALL OF THEM WILL EVEN BE REMOTELY CONSIDERED, BUT IF WE'RE GOING TO PUT IT TO TWO ACRES, WHERE ARE THOSE LOCATIONS? HOW MANY OF THEM POTENTIALLY ARE THERE? AND ARE THERE ANY THEN THAT ARE RIPE FOR THE TAKING? AS IT WERE.WE DON'T HAVE ANYBODY ELSE SIGNED UP AT THIS TIME FOR THIS PUBLIC HEARING.
IS THERE ANYBODY WHO WOULD LIKE TO SPEAK REGARDING THIS APPLICATION? ALL RIGHT, THIS CLOSES THE PUBLIC HEARING FOR APPLICATION 2 3 0 0 6 0 9.
UM, ANY PLANNING COMMISSIONERS HAVE ADDITIONAL QUESTIONS? DOES THE SPEAKER WISH TO, OR I'M SORRY, DOES THE APPLICANT WISH TO SPEAK TO ANYTHING? UH, I DON'T MIND DOING REAL QUICK REBUTTAL OR ANY COMMENTS? YES, SIR.
AGAIN, MY NAME'S ALEX, STEVE, UH, FOR THE 3 1 1 AND ZERO NORTH, UH, VIEW.
UH, SO JUST A COUPLE POINTS THAT WERE BROUGHT UP AS FAR AS THE, UH, ACREAGE, I DEFINITELY KNOW IT'S A LITTLE BIT OF A SHOCK MAYBE TO SEE THAT AS FAR AS GOING FROM A 20 AND A 50 ACRE DOWN.
AND THERE'S DEFINITELY SOME CONCERN FOR HAVING, UM, RAPID DEVELOPMENT AND OTHER, UM, JUST LIKE WE WOULD SEE IN LIKE LEESBURG OR, UM, MANASSAS I THINK WAS SOME OF THE OTHER POINTS THERE BROUGHT UP.
UM, I WOULD ARGUE THAT IT, IT INVERSELY IS ACTUALLY HAVING A HIGHER BENCHMARK OF 20 TO 50 ACRES INHIBIT SMALL BUILDERS SUCH AS OURSELF.
UM, I HAVE NO ABILITY AS A SMALL BUILDER TO PURCHASE A 2050 ACRE LOT.
UH, SO WHEN IT COMES TO QUALITY BUILDS OR THINGS LIKE THAT, IT'S TOO HIGH OF A BAR FOR A LOT OF BUILDERS.
UM, I DON'T PARTICULARLY HAVE A, UH, INTEREST OF TWO FIVE.
I THINK THEY'RE BOTH ACCEPTABLE.
I THINK THAT'S REALLY UP TO THE PLANNING COMMISSION TO DETERMINE A FINAL ACREAGE NUMBER.
UH, BUT I DO THINK LOWERING THAT BENCHMARK, UH, PUTS IT MUCH MORE OBTAINABLE FOR QUALITY BUILDERS.
THE LOCAL BUILDERS, I I WORK WITH MANY OF THEM ON A DAY IN AND DAY OUT BASIS.
UM, AND I KNOW THAT THEY'RE NOT SEEKING A 20 TO 50 ACRE LOT, SO HAVING HIGHER ACREAGE REQUIREMENTS, UH, WHAT'S INVOLVED WITH THOSE INCLUDES TRAFFIC PLANNING, ENVIRONMENTAL PLANNING, UH, GETTING INTO A LOT OF ADDITIONAL THINGS THAT ONLY, UH, LARGE, LARGE NATIONAL BUILDERS COULD DO.
UH, JUST BECAUSE OF THE SCALE AND RESOURCES REQUIRED TO DEVELOP 20 TO 50 ACRES IS QUITE INTENSIVE.
UH, FIVE ACRES AND TWO ACRES, UH, KEEPS IT UNDER CERTAIN THRESHOLDS, WHICH ALLOWS FOR, UH, MUCH MORE SMALLER BUILDERS TO, UH, BE ABLE TO OBTAIN THOSE THINGS.
SO, UH, WHERE IT COMES TO THAT QUALITY CHARM, IT REALLY COMES FROM LAW, SMALL LOCAL INVESTORS, SMALL LOCAL BUILDERS, SMALLER PARCELS.
UM, AS FAR AS REGULATORY PROCESS, I THINK, YOU KNOW, MISS, UH, MARSHA THERE, UH, MARSHA PUT THAT UP WAS THAT THERE'S STILL A PROCESS IN PLACE.
THIS DOESN'T CHANGE THAT PROCESS.
WE'RE JUST MAINLY FOCUSING ON THE ACREAGE TO ALLOW FOR, UH, HIGHER QUALITY DEVELOPMENT IN SMALLER POCKETS.
UH, SO, AND AGAIN, THIS IS STILL CONTINUOUSLY REGULATED, SO, UM, YEAH, I THINK, I DON'T SPEAK FOR NECESSARILY ALL THE OTHER BUILDERS, BUT I DO KNOW THAT IN SENTIMENT IT, UH, IT'S A VERY CUMBERSOME PROCESS LOOKING AT 2050 ACRES.
AND UH, THAT'S WHERE I SAID WE'LL LEAVE IT UP TO YOU AS THE PLANNING COMMISSION TO DEFINE, UH, FINAL THINGS OR IF THERE'S A BETTER PROCESS AND PLAN.
WE DON'T REALLY HAVE A PARTICULAR INTEREST, IT'S JUST MORE, UH, CHANGE IN THIS TO BE ABLE TO PUT FORTH QUALITY DEVELOPMENT.
ANY QUESTIONS OF THE APPLICANT OR THE SPEAKER? WELL, I, I WOULD LIKE TO, UH, TO THANK THE SPEAKER FOR COMING AND, AND MAKING THAT CLARIFICATION BECAUSE I HAVE THE SENSE THAT THERE, THERE'S A TERMINOLOGY PROBLEM HERE AND THAT WHEN PEOPLE HERE PLANNED A NEIGHBORHOOD DEVELOPMENT, THEY THINK SUBDIVISION, UM, WHICH IS MANASSAS, RIGHT? AND WE ARE OF A MINE THAT WE DON'T WANT SUBDIVISIONS.
PLANNED NEIGHBORHOOD DEVELOPMENT AS YOU VERY ELOQUENTLY MADE CLEAR IS THE ALTERNATIVE.
AND YOU KNOW, A SUBDIVISION IS OUTSIDE CAPITAL.
BIG NATIONAL COMPANIES COOKIE CUTTER HOUSES PLAN, NEIGHBORHOOD DEVELOPMENT IS SMALL AND LOCAL AND IN HARMONY WITH THE NEIGHBORHOOD, WITH THE AREA AND CAN BE DONE BY LOCAL BUILDERS.
AND THAT'S A CRUCIAL DIFFERENCE, UM, BETWEEN, AND SO I JUST WANNA MAKE SURE THAT EVERYBODY, ESPECIALLY THOSE WHO SPOKE, UNDERSTAND THE DIFFERENCE BETWEEN PLANNED NEIGHBORHOOD DEVELOPMENT, WHICH IS SMALL AND MANAGEABLE VERSUS SUBDIVISION NEIGHBORHOOD DEVELOPMENT.
IT'S, IT'S TOTALLY DIFFERENT ANIMAL.
UM, AND THAT'S, IT MAKES A VERY IMPORTANT
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DISTINCTION IN, IN MY MIND.SO THANK YOU FOR THAT CLARIFICATION.
ONE COMMENT I HAD, UM, AND I KNOW DEPENDING ON WHAT HAPPENS WITH THIS, THEN WE MOVE FORWARD PERHAPS WITH THE NEXT, UM, UM, UM, REZONING.
UM, I DO BELIEVE THAT YOU TOLD US IN A WORK SESSION THERE'S BEEN A TRAFFIC STUDY DONE BY VDOT.
IF YOU WOULD COME UP AGAIN, PLEASE.
SO, UH, SO BY VDOT STANDARDS AND, AND GENERAL CIVIL ENGINEERING STANDARDS, UH, ANYTHING THAT'S EXCEEDING A BOOK RATE OF 5,000 TRIPS PER DAY, THAT'S WHEN A, UH, TRIGGERED, UM, TRAFFIC STUDY WE REQUIRED.
SO WE DID A PRELIMINARY, UH, ENGINEERING CHECK ON HOW MANY, BASED ON THE UNIT COUNT THAT WE WERE LOOKING FOR, UH, YOU KNOW, AS A EARLY ONSET.
AND WE WERE IN MAYBE ABOUT, I THINK IT WAS A LITTLE UNDER 2000 TRIPS PER DAY.
UH, SO, WHICH WOULD NOT TRIGGER A REQUIREMENT.
SO WE CHECKED THAT AGAINST VDOT.
UM, SO EVEN THOUGH YES, IT WOULD INCREASE TRAFFIC, IT'S NOT TO THE LEVEL THAT WOULD REQUIRE MASSIVE INFRASTRUCTURE CHANGES, UM, YOU KNOW, WITH VDOT.
UH, SO YES, WE DID DO THAT CHECK VDOT HAS CHECKED IT AND VERIFIED THAT WE'RE UNDER THE FI 5,000 TRIP, UH, PER DAY THRESHOLD TO TRIGGER THOSE MECHANISMS. SO, AND, AND AS SUCH, AGAIN, SMALLER DEVELOPMENT DOESN'T REQUIRE SUCH A MASSIVE CHANGING, UH, AND WE, WE INTEND TO STAY UNDER THAT 5,000 TRIPS PER DAY THRESHOLD TO WHERE YOU'D REQUIRE MASSIVE INFRASTRUCTURE CHANGES AND AND DISRUPTION TO THE TOWN IN THAT REGARDS.
AM I ALLOWED TO ASK STAFF A QUESTION? YES.
CAN STAFF RESPOND TO THE STATEMENTS THAT WERE MADE WITH RESPECT TO THE, UM, UH, THE COMP PLAN AND, UH, THE TWO VERSUS FIVE AND HOW MANY, HOW MANY DWELLINGS THEY CAN DO BY RIGHT ALREADY? UM, WAS THAT CONVOLUTED ENOUGH?
I THINK THEY CAN GET ABOUT 20 TO 22 UNITS BY, RIGHT? UM, AND THEN AS FAR AS THE COMP PLAN GOES, AND, AND SO YOU'VE GOTTA REMEMBER THERE'S TWO SEPARATE CASES HERE.
THE REZONING, WHICH WE HAVE NOT GOTTEN TO YET IS CONTINGENT UPON THE TEXT AMENDMENT, UH, MOVING FORWARD.
UM, BUT AS FAR AS THE COMP PLAN GOES, THE COMP PLAN DOES RECOMMEND A MIXTURE OF USES NEO-TRADITIONAL DEVELOPMENT, WHICH IS WHAT THE PROPOSAL WOULD BE.
UM, IT, IT DOES, IT DOES MEET THE COMP PLAN AS FAR AS STAFF'S CONCERNED.
IT MEETS THE GOALS OF THE COMP PLAN.
UM, BUT I'M, I'M HESITANT TO GET TOO FAR INTO THE NEXT ITEM BEFORE WE'VE ACTUALLY OPENED UP THAT PUBLIC HEARING.
UH, MR. CHAIRMAN, CAN I ADD SOMETHING? YES.
UM, LOOKING THROUGH MY NOTES FROM THE WORK SESSION, UM, I FIND NOTES THAT THE, UH, STAFF HAD DONE SOME RESEARCH AND I HAD CIRCLED THIS CONCLUSION IN MY NOTES THAT THERE ARE ONLY 16 PARCELS IN THE TOWN THAT WOULD QUALIFY FOR THIS NEW PND.
UM, SO, YOU KNOW, WE'RE NOT TALKING ABOUT A HUGE, NOW WE'RE NOT TALKING ABOUT THE COUNTY, WE'RE TALKING JUST ABOUT THE TOWN AND WITHIN THE TOWN, UH, THERE ARE, UH, ONLY I, I THINK THAT, THAT, IF I'M READING MY NOTES CORRECTLY, THERE ARE ONLY CURRENTLY 12 VACANT 20 PLUS ACRE LOTS IN THE TOWN.
UM, SO THIS IS A SMALL SCALE ANIMAL WE'RE TALKING ABOUT.
THIS IS NOT A HUGE DEVELOPMENT.
AND WE'RE TALKING ABOUT TWO TO TWO TO FIVE ACRES IN ONE LOCATION IN THIS PARTICULAR ONE.
AND ANY OTHER USE OF THIS WILL COME THROUGH THE WHOLE PROCESS AGAIN AND HAVE TO GO THROUGH OR JUMP THROUGH ALL THE HOOPS THAT THIS IS.
SO THIS IS NOT OPENING THE FLOODGATES DO ANYTHING, IT'S JUST MAKING IT POSSIBLE FOR THIS LOCAL BUILDER TO BE ABLE TO DO SOMETHING HELPFUL WITH THE LAMB THAT HE HAS.
IF THERE'S NO OTHER QUESTIONS AND COMMENTS, UH, I WILL ENTERTAIN A MOTION.
[00:30:22]
WELL, I, I WILL MOVE, UM, UH, THAT THE PLANNING COMMISSION FORWARD A RECOMMENDATION OF APPROVAL TO THE TOWN COUNCIL TO AMEND THE CURRENT ZONING ORDINANCE SECTION 1 75 37, 1 75, 37 A AND 1 75 37 7 A REGARDED THE MINIMUM ACREAGE REQUIREMENT FOR THE PLANNED NEIGHBORHOOD DEVELOPMENT FROM THE EXISTING 20 TO 50 ACRE MINIMUM LOT REQUIREMENTS TO A FIVE ACRE MINIMUM LOT REQUIREMENT.UM, I, I WILL MAKE THAT MOTION SO THAT WE CAN BEGIN TO HAVE DISCUSSION AMONG OURSELVES.
WE HAVE A MOTION AND A SECOND.
DO WE HAVE ANY DISCUSSION? COMMISSIONER MARNER, UH, TALKED ABOUT IT IN OUR, UH, IN OUR WORK SESSION, AND I BELIEVE JOHN MADE A PRESENTATION IN, AM I CORRECT ABOUT THE NUMBER OF PARTIALS AND IF WE INCREASE THAT TO FIVE ACRES.
DO YOU RECALL WHERE ABOUT WHERE THAT WOULD BE? I KNOW I'M PUTTING YOU ON THE SPOT WITHOUT YOUR MAP AND EVERYTHING, BUT, UM, THE, UH, NUMBERS THAT WE GAVE AT THE WORK SESSION WAS THERE WAS PRESENTLY 16 PARCELS THAT NOW QUALIFY TO BE REZONED THE P AND D WITH THE 20 ACRE THRESHOLD THAT WE CURRENTLY HAVE.
WE DID NOT RUN THE NUMBERS ON REMAINING PARCELS THAT ARE TWO ACRES OR MORE, BUT CURRENTLY WE HAVE 16 PARCELS THAT COULD BE REZONED P AND D THAT ARE 20 ACRES OR GREATER.
THANKS FOR YOUR CLARIFICATION, CASHIER.
YOU DON'T HAVE ANY IDEA HOW MANY TOTAL ACRES WE'RE TALKING ABOUT WITH THOSE 16 PARCELS? I MEAN, I KNOW MOST OF THEM ARE IN THE NORTHEAST AND THESE GREAT BIG HUGE 950 ACRES SPREAD.
UM, ARE THE, ARE YOU INCLUDING THAT LAND? SO COMMISSIONER MARSHALL, WE DID NOT RUN THE ANALYSIS ON, UM, TWO ACRE OR FIVE ACRE PARCELS AT THAT TIME.
WE ONLY RAN 'EM FOR THE 20 OR LARGER ONES THAT QUALIFY FOR P AND D.
UM, BUT IF YOU, IF YOU RECALL THE KIND OF THE FUTURE LAND USE MAP AND THE COMP PLAN, THE MAJORITY OF THOSE LARGE ACRE TRACKS ARE IN THE MARSHALL IN THE NORTHEAST PLANNING DISTRICTS.
UH, THERE ARE VERY FEW PARCELS THROUGHOUT THE, YOU KNOW, LIKE TOWN PROPER THAT FIT A TWO TO FIVE ACRE SIZES.
THE MAJORITY OF THEM ARE ARE QUARTER ACRE OR SMALLER.
UM, AND THE LARGER PARCELS DO TEND TO BE ON THE OUTSKIRTS OF THE TOWN AND THEN PORTIONS THAT HAVE BEEN ANNEXED IN AT LATER TIMES.
ALRIGHT, IF THERE'S NO OTHER DISCUSSION, WE HAVE A MOTION AND A SECOND WE'LL TAKE A VOTE.
AND WITH THAT, THE MOTION PASSES.
SO MOVING ON TO THE NEXT PUBLIC HEARING WOULD BE APPLICATION NUMBER 2 3 0 0 5 3 7.
THE REZONING APPLICATION SUBMITTED BY MAGDALENE CAPITAL LLLP FOR REQUEST TO REZONE THREE 11 LEECH STREET, IDENTIFIED BY TAX MAP NUMBER 20 A NINE DASH ONE DASH THREE FROM RS SUBURBAN RESIDENTIAL DISTRICT TO P AND D PLAN, NEIGHBORHOOD DEVELOPMENT DISTRICT AND ADJOINING PROPERTIES IDENTIFIED BY TAX MAP NUMBERS 20 A NINE DASH 16 D ONE 20 A NINE DASH 16 D TWO, AND 20 A NINE DASH 16 D THREE FROM R ONE RESIDENTIAL DISTRICT TO P AND D PLANNED NEIGHBORHOOD DEVELOPMENT DISTRICT.
UH, SAME RULES APPLY FOR THIS PUBLIC HEARING AS BEFORE, SO I WON'T REPEAT EVERYTHING AGAIN.
UM, SO I'LL TURN IT OVER TO STAFF OR PRESENTATION.
ALRIGHT, SO AS PART OF THIS REZONING, THE APPLICANT HAS PROVIDED, UM, SOME INITIAL CONCEPT, UH, PLAN SHOWING,
[00:35:01]
UM, THEIR OPTIONS.SO THERE ARE TECHNICALLY THREE OPTIONS HERE.
SO AS YOU CAN SEE ON THE SCREEN, THE BUY RIGHT OPTION IS JUST THAT BUY RIGHT? SO THAT IS WHAT THEY CAN DO WITHOUT THE REZONING THAT'S ADMINISTRATIVE THROUGH OUR OFFICE.
THEY WOULD, UM, EVENTUALLY SUBMIT A SITE PLAN THAT WOULD COME THROUGH PLANNING COMMISSION AFTER STAFF VERIFIES THAT, UH, THEY'RE IN COMPLIANCE WITH ALL THE TOWN, COUNTY, AND STATE REGULATIONS.
AND THEN AT THAT POINT, UM, THEY'RE READY TO, TO START CONSTRUCTION.
UM, AND THAT'S A, YOU KNOW, TYPICALLY SIX TO NINE MONTH PROCESS.
UM, THEIR SECOND OPTION, OR TECHNICALLY OPTION ONE, UM, IS THE HIGHEST DENSITY OPTION THAT THEY HAVE.
SO THIS PROVIDES A MIXTURE OF HOUSING TYPES AS WELL AS, UM, MIXING COMMERCIAL AND RESIDENTIAL, UM, USES ON THE SITE.
UM, AND THEN THEY HAVE, SORRY, THIS IS ANOTHER LAYOUT OF OPTION ONE.
UM, AND THEN THEY HAVE OPTION TWO, WHICH IS MORE OF YOUR SINGLE FAMILY, UM, TYPE, UH, APPEARANCE.
I THINK THERE'S LESS DENSITY HERE AND, BUT YOU STILL HAVE THE COMMERCIAL COMPONENT.
AND I CAN TAKE ANY ADDITIONAL QUESTIONS THAT YOU HAVE.
COMMISSIONERS HAVE ANY QUESTIONS OF STAFF AT THIS TIME? NO.
WOULD THE APPLICANT LIKE TO SPEAK? UH, YEAH, JUST A, JUST A COUPLE COMMENTS ON THE, UM, JUST THE DIFFERENT OPTIONS THERE.
AGAIN, BY RIGHT, JUST VERY BASIC SINGLE FAMILY HOMES, UH, THAT WE'D BE LOOKING TO BUILD, UH, UH, IF THE, UH, P AND D UH, REZONING WAS NOT APPROVED, UH, WE WOULD IMMEDIATELY BEGIN, YOU KNOW, PERMITTING PROCESS FOR, UH, BUYRIGHT, UH, SINGLE FAMILY HOMES.
AND, UH, THAT WOULD BE POSSIBLY, YEAH, UP TO MAYBE 26, 27 HOUSES.
'CAUSE THERE'S AN EXISTING HOUSE AND SOME ADJACENT, UH, PROPERTIES AS WELL TOO ON THE PARCEL.
AND THEN, UH, ONE OF THE BIG REASONS WHY WE WERE LOOKING FOR P AND D ALSO IS, UH, THAT OBVIOUSLY THE, THE LACK OF COMMERCIAL INFRASTRUCTURE KIND OF REMOVES A LOT OF THE CHARM BECAUSE YOU BECOME TRACK HOUSING AS YOU CAN SEE IN, UH, THE BUY RIGHT OPTION.
UH, SO IT'S VERY STANDARDIZED, NOT A WHOLE LOT TO IT.
AND THEN, UH, AS FAR AS THERE'S NOT A TOTAL LOT, A WHOLE LOT OF AD VALUE WHEN IT COMES TO THE TOWN, UH, AS FAR AS IT BECOMES A LITTLE BIT MORE OF A DRAIN BECAUSE ANY KIND OF JUST SINGLE TRACK FA UH, HOUSES IS A NET NEGATIVE WHEN IT COMES TO TOWN BUILDING.
UM, THERE'S BEEN A LOT OF STUDIES THAT HAVE DONE NATIONALLY AND AHP HAS DONE STUDIES ON THIS BEFORE, BUT JUST STRAIGHT HOUSE BUILDING IS ALWAYS A NET NEGATIVE ON TOWNS, UH, AND COUNTIES.
SO, UM, OBVIOUSLY WE CARE ABOUT WHAT'S GOING IN, SO THAT'S WHY WE WANTED TO TRY TO COME UP WITH SOMETHING A LITTLE BIT BETTER.
UH, WHEREAS OPTION ONE AND TWO BOTH ACHIEVE SIMILAR GOALS, WHICH IS MIXED USE, WHICH IS AGAIN, UH, LIKE LAUREN MENTIONED EARLIER, IS THAT IT'S A VERY ALIGNED WITH, UH, FUTURE COMPREHENSIVE PLAN THAT, THAT, UH, UNFOLDING.
UM, WHICH HAS LIKE, UH, COMMERCIAL ELEMENTS LIKE ON THE LOWER END, UH, HAPPY CREEK, UH, WE INTEND TO TRY TO ATTRACT, UH, MORE OF LIKE A CORNER STORE THAT TRADITIONAL NEIGHBORHOOD FEEL, UH, THAT YOU WOULD TRADITIONALLY SEE, YOU KNOW, WHERE THE CLOSEST THING THAT WE'VE, UH, KNOW OF IS YOU HAVE TO GO DOWN TO, UH, MARTIN'S OR TO WALMART.
SO ANYBODY LIVING, UM, YOU KNOW, OVER IN THAT SIDE NEAR THE HOSPITAL OR BY CHRISTENING COLLEGE, ALL OF THEM WOULD STILL HAVE TO, UH, TRAVERSE ALL THE WAY TO THE, UH, NORTH SIDE OF, UH, FRONT ROYAL OR INTO MARTIN'S.
UM, WHEREAS IT COULD BE SOMETHING SIMPLE WE AIM TO ATTRACT, AS SAID, A FEW, UM, SMALL, SMALLER STORES.
NOTHING THAT'S, UH, YOU KNOW, SUPER CRAZY, UH, NOT LIKE GAS STATIONS OR ANYTHING.
IT'D BE MORE AS SAID CORNER STORE FEEL, UM, AS I SAID, TRADITIONAL NEIGHBORHOOD AND THAT'S WHAT WE'RE TRYING TO AIM TO ACHIEVE.
UH, SO OPTION TWO IS KIND OF CLOSER TO SINGLE FAMILY, LIKE DEN SINGLE FAMILY HOMES.
SO THEY'D BE MORE LIKE, UH, ATTACHED SINGLE, SINGLE FAMILY STYLE, UH, AND SOME SINGLE FAMILY OR LIKE SIDE BY SIDES.
UH, THE OPTION ONE IS GONNA BE, YEAH, A LITTLE BIT MORE OF THE HIGHER DENSITY, WHICH CAN GET YOU THE, UH, LOWER, UH, THE LOWER LOWER TIER BRACKET.
SO IT'S MUCH LOWER, LOWER, UH, LOWER BARRIER OF ENTRY FOR HOME OWNERSHIP OR, UM, DEPENDING, OBVIOUSLY IT COULD BE SOMETHING LIKE A CONDO COMPLEX OR, UH, APARTMENTS OBVIOUSLY THAT'S STILL TT BE DETERMINED, STILL NEED TO RUN THROUGH THE ENTIRE PROCESS THERE, BUT THE, UH, IDEA WOULD BE TO JUST HAVE THAT, UH, HIGHER DENSITY WITH, AS SAID, A LITTLE BIT MORE AFFORDABLE HOUSING BUILT INTO, UH, BUILT INTO THE OVERALL PLAN.
AGAIN, STILL HAS SOME OF THE COMMERCIAL ELEMENTS.
UH, AND THE BIG REASON FOR THE COMMERCIAL ELEMENTS IS TO OBVIOUSLY GENERATE TAX REVENUE.
UM, ANY PLANNED TRADITIONAL NEIGHBORHOOD, THESE ARE OBVIOUSLY THE HEARTBEAT OF TOWNS, UH, TO BE ABLE TO HAVE THAT ECONOMIC ENGINE DRIVING.
SO THAT WAY, UH, WE'RE NOT A DRAIN WHEN IT COMES TO THE SCHOOL SYSTEMS OR TO
[00:40:01]
OTHER THINGS, UH, AROUND THE TOWN.SO PUBLIC, PUBLIC WORKS, PUBLIC SAFETY, UH, THIS ALLOWS FOR TAX REVENUE TO BE ABLE TO BE PUT BACK IN.
SO AS OBVIOUSLY THERE'S GONNA BE ADDITIONAL LOAD ONTO THE SYSTEM, THERE'S GONNA BE COMMERCIAL TAX REVENUE THAT COMES AS ASSOCIATED TO HELP OFFSET THOSE, UH, UH, THOSE IN INFRASTRUCTURE COSTS AS WELL TOO.
SO, SO THAT'S THE INTENTION BEHIND, UH, TRADITIONAL NEIGHBORHOOD, UH, AND WHAT WE'RE TRYING TO ACHIEVE THERE.
SO JUST TO KINDA GIVE SOME COLOR ON THE, UH, THE CONTEXT OF WHAT WE'RE GOING FOR, HOW WILL YOU DETERMINE, HOW WILL YOU MAKE THE CHOICE BETWEEN OPTION ONE AND OPTION TWO? UM, ASSUMING THAT THE REZONING GOES THROUGH? YEAH, SO ASSUMING THEY GO THROUGH, I THINK IT WOULD BE, IT REALLY COMES DOWN TO JUST LIKE A LITTLE BIT OF THE ECONOMICS OF IT OBVIOUSLY.
SO WE WANT TO DO WHAT'S THE, UH, THE BEST VALUE FOR, UH, THE PROPERTY, UH, FIRST AND FOREMOST.
SO WE'RE GONNA 'CAUSE SOME OF THESE THINGS LIKE COMMERCIAL, LIKE, UM, AS YOU'RE GETTING INTO MIXED USE, THIS IS NOT JUST LIKE, UH, IT'S NOT ONE THING THAT WE CAN JUST GET DONE AND IT'S OVER WITH.
AND AS I SAID, JUST SINGLE TRACK HOME.
SO THINGS LIKE A CONDO COMPLEX, WE WOULD HAVE TO, UH, MAKE SURE THAT WE ATTRACT THE RIGHT PEOPLE, UH, TO HELP US WITH THAT BECAUSE WE'RE BUILDERS, WE'RE NOT CONDO APARTMENT COMPLEX OPERATORS.
UH, SO THAT WOULD BE MAKING SURE THAT WE HAVE THE RIGHT PARTNERSHIPS.
UH, SO WE'RE GONNA BE CAREFULLY VETTING THOSE THINGS ALONG THE WAY.
UH, AND THEN IF WE DON'T SEE THAT KIND OF ALIGNMENT, IT'S EASY TO BUILD SINGLE FAMILY HOUSES AND TOWN HOMES, THOSE ARE VERY EASY.
SO IT'S REALLY JUST KIND OF MAKING SURE THAT, THAT WE CAN ATTRACT THE RIGHT PARTNERSHIPS TO MAKE SURE THAT THIS DEVELOPMENT IS DONE AND DONE WELL.
UH, IF WE DON'T SEE THOSE PARTNERSHIPS MANIFEST, THEN WE'RE GONNA KIND OF DEFAULT MORE TO THE, UH, THE RESIDENTIAL SIDE WITH THE LIGHTER COMMERCIAL, BECAUSE THOSE ARE KIND OF A LITTLE BIT MORE, I WOULD SAY, KIND OF STANDARD VANILLA, CHOCOLATE, UH, STYLE BUILDING.
SO IT'S EASIER TO, UH, GET THAT ACROSS THE FINISH LINE, IF THAT MAKES SENSE.
ANY OTHER QUESTIONS? ALL RIGHT.
WITH THAT, WE WILL OPEN THE PUBLIC HEARING, UH, FOR APPLICATION NUMBER THREE ZERO OR 2 3 0 0 5 3 7 FOR THE REZONING, I ONLY HAVE ONE SPEAKER SIGNED UP.
I WILL ECHO SOME OF HER COMMENTS ABOUT THE FIRST ISSUE.
UH, I LIVE AT 2 0 2 6 5 ROSEDALE COURT IN ASHBURN, THE LAND OF BOOMING TRACK HOMES AND, UH, A LOT OF INFRASTRUCTURE BUILDING.
I GREW UP IN, UH, FRONT ROYAL.
MY MOM HAS LIVED HERE FOR OVER 50 YEARS AND SHE AND I HAVE CAREFULLY REVIEWED THE, UH, FRONT ROYAL COMPREHENSIVE PLAN AND THE 297 PROPOSAL, UH, FROM MAGDALA CAPITAL ABOUT, UM, THIS PARTICULAR PROPERTY OFF OF LEACH RUN.
AND, UH, WE FEEL THE CURRENT ZONING FOR THE PROPERTY UNDER CONSIDERATION ALREADY ALLOWS FOR THE CONSTRUCTION OF THESE SINGLE FAMILY HOMES AND THAT THAT WOULD BE AN ALREADY AN APPROPRIATE STRAIN ON THE TOWN INFRASTRUCTURE, UH, GIVEN THE ENVIRONMENTAL CHALLENGES AND POTENTIALLY MORE, UH, TRAFFIC.
UM, I, I DID LOOK OVER ALL OF THESE, UM, FORMS AND OPTION, WHAT WAS IT? THE BUY RIGHT OPTION STILL GIVES THE APPLICANT THE SMALL BUILDER FRIENDLY OPPORTUNITY TO MAXIMIZE THE INVESTMENT.
OPTION TWO, WITH THE, UH, OR THIS OPTION ONE, I'M SORRY, I'M GETTING THAT.
UM, THE HIGH DENSITY IN COMMERCIAL, UH, RAISES CONCERNS FOR US IN TERMS OF, UH, JUST AGAIN, THE USAGE, UM, ON THE LAND AND THE POTENTIAL TRAFFIC, UM, AND THE CONDOS.
THERE WERE A LOT OF THINGS IN THE 297 PAGES.
A LOT OF, UM, INFORMATION THERE TO GO OVER.
AND THE IDEA OF, UM, YOU KNOW, CONDOMINIUMS IN TERMS OF, SAY YOU HAVE TWO PEOPLE LIVING IN ONE CONDO AND THERE'S 60 CONDOS AND THAT'S 120 CARS.
IT JUST SEEMS LIKE WE WATCH TRAFFIC ALL DAY LONG ON HAPPY CREEK ROAD.
UM, SO WITH RESPECT WE WOULD, UM, PREFER IF, UH, FOR IT TO STAY THE ZONING TO STAY AS SUBMITTED WITH THE BUYRIGHT OPTION.
AT THIS TIME I HAVE NO ONE ELSE SIGNED UP FOR A PUBLIC HEARING.
IS, IS THERE ANYONE THAT WISHES TO SPEAK AT THIS TIME? ALRIGHT, WE WILL CLOSE
[00:45:01]
THE PUBLIC HEARING, UH, PLANNING COMMISSION.DO YOU HAVE ANY QUESTIONS? I, UH, JUST A FACT QUESTION.
IS THERE ANYWHERE IN THE TOWN OF FRONT ROYAL A CONDOMINIUM CURRENTLY? WE DO NOT HAVE ANY CONDO ASSOCIATIONS.
AND, AND HOW MANY CURRENTLY AVAILABLE NON-SUBSIDIZED APARTMENTS ARE THERE IN TOWN? DO WE KNOW? I DON'T, I DON'T KNOW THAT, I DON'T HAVE AN ACCOUNT ON APARTMENTS IN TOWN.
NO, I THINK ANYBODY WOULD SAY VERY FEW
THAT IS, IF ANYBODY KNOWS CONTRARY, LET ME KNOW.
I HAD ONE QUESTION, COMMENT PERHAPS, DEPENDING ON WHICH OPTION THAT YOU GO TO.
AND I, I HEAR WHAT YOU'RE SAYING ABOUT THE TRAFFIC AND WE'RE GONNA SEE AN INCREASE IN TRAFFIC ONE WAY OR ANOTHER, WHETHER WE DO THE BUY RIGHT OR WHETHER WE DO THIS TYPE OF DEVELOPMENT.
I, IT DOES GIVE ME PAUSE ABOUT THE ACCESS ONTO HAPPY CREEK ROAD, AND YOU ONLY HAVE TO LOOK AT THIS EXAMPLE HERE AS FAR AS, UM, UH, WHAT DO THEY CALL IT? WHAT'S THE TERM I'M LOOKING FOR? TRAFFIC, UH, BACKING STACKING.
I DO HAVE CONCERN ABOUT THAT AS FAR AS ACCESS, UH, YOU KNOW, SEVEN 30 IN THE MORNING, MOST PEOPLE ARE TRYING TO GO OUT AND GO TO WORK AND, UH, I'M NOT VDOT, BUT I MEAN, JUST MY SIMPLE OPINION MIGHT BE THAT WE MIGHT NEED A LIGHT AT THAT INTERSECTION.
I KNOW VDOT PROBABLY DISAGREES WITH THAT.
'CAUSE I, I I TRAFFIC THE WAY WE DEAL WITH TRAFFIC AROUND HERE OR DON'T DEAL WITH IT IS, IS A CONCERN, SO.
SO, UM, CERTAINLY TOOK THOSE INTO CONSIDERATION.
UM, SO OBVIOUSLY WE CHECK WITH VDOT.
THE SECOND PART OF IT, THERE'S, UM, IT'S NOT REALLY WELL REPRESENTED ON HERE.
UH, BASED ON JUST STANDARD ENGINEERING PRINCIPLES, UH, THERE WOULD BE, UH, TURNOFF LANES THAT WOULD BE REQUIRED.
UH, SO BOTH ONE, WE'D HAVE TO REMARK ON THE, COMING FROM THE HOSPITAL GOING INTO TOWN.
UM, I'M NOT SURE ORIENTATION WHAT THAT WOULD BE, BUT, UH, COMING INTO TOWN THERE WOULD BE A REMARKING OF THE PAINT TO ALLOW FOR A TURN LANE.
AND THEN, UH, THERE WOULD BE A, UH, WE'D HAVE TO REDO SOME OF THE ROAD WORK THERE FOR A TURN LANE AS WELL.
UM, LIKE IF YOU'RE LOOKING AT THIS SCREEN, THE UPPER RIGHT HAND CORNER, THERE WOULD BE KIND OF A TURNOFF POINT THERE.
UH, SO YOU WOULDN'T HAVE THAT CAR STACKING, UH, COMING OFF.
THE OTHER PART OF IT IS, SO YOU CAN SEE, UM, WE'RE TRYING TO CONNECT UP ON NORTH VIEW AND LEACH, UH, WHICH WOULD ALLOW FOR TWO MODES OF INGRESS AND EGRESS, NOT JUST ONE MM-HMM.
UM, WHICH IS ALSO GONNA HELP WITH THAT.
AND I GUESS THE OTHER THING I DIDN'T ALSO NOTATE, UM, WE TALKED TO PUBLIC WORKS ABOUT THESE AND, AND, UH, UH, PUBLIC SAFETY AND, UH, THESE ACTUALLY WOULD BE MORE BENEFICIAL FOR THEM BECAUSE IT ACTUALLY REDUCES THE, WHEN YOU'RE BUILDING A DEVELOPMENT LIKE THIS, UH, IT'S VERY DIFFICULT FOR THE SINGLE FAMILY THE WAY THAT WE HAVE IT PROPOSED, UH, TO DO MULTIPLE MODES OF INGRESS AND EGRESS.
WHEREAS IF WE HAVE A LITTLE BIT MORE INTEGRATED, UH, DEVELOPMENT, WE CAN ADD MAYBE EVEN A THIRD INGRESS AND EGRESS POINT UP THERE, UH, WHICH WOULD ACTUALLY REDUCE SOME OF THE TRAFFIC LOAD THAT WOULD BE FROM THE DEVELOPMENT ITSELF.
UM, SO, SO YES, WE DEFINITELY TOOK THOSE THINGS INTO CONSIDERATION, UH, WHEN IT COMES TO JUST STANDARD ENGINEERING, UH, PRACTICES THAT ARE BUILT INTO IT.
SO IT'S NOT JUST LIKE A WE'RE TRYING TO FLY UNDER THE RADAR AND NOT DO ANYTHING.
IT'S, YOU KNOW, THERE ARE SOME STILL THINGS THAT NEED TO BE DONE REGARDLESS WHETHER THE TRAFFIC STUDY'S BEEN DONE OR NOT.
AND ALSO, GLEN, I MEAN, IF THIS GOES AS PLANNED AND YOU NEED MILK AND EGGS, YOU WOULDN'T HAVE TO GET IN YOUR CAR AND GET ON HAPPY CREEK ROAD.
I MEAN THAT'S KIND OF THE IDEA.
I WOULD ALSO ADD THAT THE TRAFFIC ISSUES, THE INGRESS EGRESS, UM, THE, YOU KNOW, THE UTILITIES, ALL OF THAT INFRASTRUCTURE, ALL OF THAT IS REVIEWED BY STAFF, BY THE COUNTY AND BY THE STATE TO MAKE SURE IT IS IN COMPLIANCE WITH OUR CODE.
UM, AND THAT IS ALL DONE DURING SITE PLAN.
WE DO NOT ISSUE A SITE PLAN IF THEY, IF IT'S NOT DONE TO PROPER STANDARDS.
AND IT'S WORTH MENTIONING THAT LEACH STREET IS THE BROAD WIDENED SECTION OF HAPPY CREEK.
[00:50:01]
NARROW SUICIDE CURVE ON HAPPY CREEK.IT'S THE WIDE SECTION OF HAPPY CREEK THAT'S WORTH MENTIONING TOO.
IF THERE ARE NO OTHER QUESTIONS, I WILL ENTERTAIN A MOTION.
ITEM 2 3 0 0 5 3 7 REZONING APPLICATION SUBMITTED BY MAGDALENE CAPITAL LLLP FOR REQUEST TO REZONE THREE 11 LEE STREET, IDENTIFIED BY TAX NUMBER 20 A NINE DASH ONE DASH THREE FROM RS SUBURBAN RESIDENTIAL DISTRICT AT P AND D PLAN, NEIGHBORHOOD DEVELOPMENT DISTRICT, AND ADJOINING PROPERTIES IDENTIFIED BY TAX MAP NUMBER IS 20 A NINE DASH 16 DASH D ONE 20 A NINE DASH 16 DASH D TWO, AND 20 A NINE DASH 16 DASH D THREE FROM R ONE RESIDENTIAL DISTRICT AT P AND D PLAN, NEIGHBORHOOD DEVELOPMENT DISTRICT, BE FORWARDED TO THE TOWN COUNCIL FOR APPROVAL.
OKAY, WE HAVE A MOTION AND A SECOND.
ANY DISCUSSION ON THE MOTION? I JUST WANNA ADD, MR. CHAIRMAN, I, I GET TORN ON THESE, WHETHER, WHETHER I'M SUPPOSED TO OR NOT.
I GET TORN BECAUSE I WANT TO KEEP MY TOWN RURAL.
UM, BUT I ALSO GET TORN BECAUSE MY PUBLIC EDUCATOR AND THE LACK OF QUALITY AFFORDABLE HOUSING FOR OUR EDUCATORS IS, IT'S PRETTY FRUSTRATING.
UM, AND THEN THERE'S THE OTHER PART OF THAT WHERE I'M LIKE, WHERE THE HECK ARE WE GONNA, WHERE THE HECK ARE WE GONNA PUT THESE KIDS IN SCHOOL? UM, BECAUSE WE NEEDED A NEW ELEMENTARY SCHOOL YESTERDAY.
BUT I'M TOLD I'M NOT SUPPOSED TO BE THINKING LIKE THAT, BUT I AM WHO I AM.
SO IT'S, IT'S KIND OF FRUSTRATING AND I'M KIND OF TORN 'EM THE WHOLE THING.
BUT QUALITY, AFFORDABLE HOUSING IS ONE OF THE REASONS I WANTED TO GET ON THE PLANNING COMMISSION TO BEGIN WITH.
WELL, AND, AND, AND IT'S NOT JUST THE TEACHERS WHO CAN'T FIND PLACES TO LIVE.
THE PEOPLE WHO GRADUATE FROM COLLEGE AROUND HERE WHO MAYBE GREW UP HERE, OUR FIRST RESPONDERS CAN'T STAY HERE.
THE FIRST RESPONDERS, THEY ALL LIVE IN WINCHESTER.
THEY, THE PEOPLE WHO WANNA STAY HERE CAN'T.
WELL THEN WE LOSE THEM TO WINCHESTER TOO.
THERE'S, THEN WE LOSE 'EM TO WINCHESTER.
IF THERE'S NO OTHER DISCUSSION, UH, WE WILL VOTE ON THE MATTER.
MR. WHERE? COMMISSIONER MATTHEW? YES.
I THINK THIS IS A VISIONARY PLAN AND I THINK THIS IS SOMETHING THAT FRONT ROYAL NEEDS VERY MUCH SO.
WE CAN PRESERVE OUR SMALL TOWN CHARM, BUT ALSO MEET THE GROWING HOUSING NEEDS.
I THINK THIS PLAN IS A VERY GOOD SOLUTION TO THAT.
AND WITH THAT THE MOTION PASSES, WE WILL FORWARD A RECOMMENDATION OF APPROVAL TO THE FRONT ROYAL TOWN COUNCIL.
DO WE KNOW WHAT MEETING OR DATE THAT WOULD BE? NO, NO.
COUNSEL WILL, UM, SET THEIR AGENDA.
[VIII. COMMISSION MEMBER REPORTS]
UH, NEXT ITEM ON THE AGENDA WOULD BE COMMISSION MEMBER REPORTS.DO ANY OF THE COMMISSIONERS HAVE ANYTHING TO REPORT? NO.
I, I, I, THERE WAS A MEETING OF THE AD HOC TRANSPORTATION COMMITTEE, UH, EARLIER TODAY.
AND, UH, THE, THE
SO, UM, THE, UH, WE DISCUSSED THE, THE VDOT, UH, STAR, UH, STUDY THAT HAS ALREADY BEEN WRITTEN UP IN THE NORTHERN VIRGINIA DAILY.
SO I DON'T NEED TO, YOU KNOW, BORE EVERYBODY WITH THAT.
BUT, UH, JUST TO, JUST AS A GENERAL SENSE OF WHAT RIGHT NOW WE'RE TRYING TO THINK ABOUT IS HOW TO GET LOCAL PUBLIC TRANSIT, UM, TRANSPORTATION TO BE ACTUALLY HELPFUL TO PEOPLE WHO HAVE JOBS NORTH OF TOWN AND NEED TO GET TO THEM.
AND CURRENTLY, UH, THE CURRENT PUBLIC TRANSPORTATION NOT SERVING THAT, UM, NOBODY IS THINKING IN TERMS OF TOWN OR COUNTY SPENDING ANY MONEY TO DO IT, BUT AT THE MOMENT THE THOUGHT IS CAN WE GET THE BUSINESSES, THE BIG BUSINESSES WITH LOTS OF EMPLOYEES UP THERE TO COORDINATE? UM, AND IN HELPING TO PROVIDE TRANSPORTATION FOR THEIR EMPLOYEES, THEY HAVE UMPTEEN DIFFERENT SHIFTS AND UH, THAT'S MAKES IT VERY HARD.
[00:55:01]
BUT EMPLOYERS CAN DO THAT.THEY HAVE DONE THAT IN THE PAST AND SO, UH, THAT'S WHAT WE'RE HOPING TO FACILITATE A LITTLE BIT IN DOWN THE ROAD.
[IX. PLANNING DIRECTOR REPORT]
MOVING FORWARD, UH, PLANNING DIRECTOR REPORT FOR OCTOBER MONTHLY.SO IN THE MONTH OF OCTOBER WE ISSUED 28, UM, ZONING PERMITS.
WE HAD 18 NEW CODE ENFORCEMENT CASES.
WE ARE AT 320, UM, CODE ENFORCEMENT CASES FOR THE YEAR.
UM, AND THEN WE HAVE ALREADY EXCEEDED LAST YEAR'S, UM, TOTAL ZONING PERMITS, UM, BY ABOUT 80 SO FAR.
UM, WE TOOK IN FOUR NEW LAND USE APPLICATIONS, SO THOSE WILL BE COMING TO PLANNING COMMISSION IN THE NEXT COUPLE OF MONTHS.
WE HAD EIGHT SIGNED PERMITS AND WE ISSUED 12 BUSINESS LICENSES.
UM, AND I AM HAPPY TO REPORT I HAD A MEETING TODAY WITH OUR CONSULTANT ON THE ZONING AND SUBDIVISION ORDINANCE REWRITE.
AND I'M VERY CONFIDENT ACTUALLY THAT WE WILL GET A DRAFT TO YOU BY JANUARY, FEBRUARY TO START REVIEWING THE CHANGES.
SO AT THIS POINT WE HAVE OUTLINED, UM, WHAT CHANGES, UH, WE NEED TO MAKE IN THE ZONING ORDINANCE BASED ON THE GOALS AND THE IMPLEMENTATION MATRIX AND THE NEW COMPREHENSIVE PLAN.
AND WE'VE ALSO STARTED SORTING THROUGH AND REVISING OUR DEFINITIONS IN ANY AREAS WHERE WE HAD, UM, REDUNDANT DEFINITIONS OR, OR CONTRADICTORY DEFINITIONS OF USES.
UM, AND, AND WE'RE ALSO UPDATING, UH, THE ORDINANCE TO MEET, UH, STATE CODE.
SO I THINK THIS IS A WONDERFUL THING FOR THE TOWN AND WE ARE ACTUALLY MAKING A LOT OF PROGRESS ON IT.
JANUARY, YOU SAY THAT IS WHAT I'M HOPING LIKE WE HAVE THE OUTLINE, THE, WE HAVE THE TABLE OF CONTENTS.
UM, SO AT THIS POINT WE ARE GOING TO START HAVING, UM, WORK SESSIONS BETWEEN STAFF AND THE CONSULTANT.
AND, UM, UH, WE'VE GOT MOST OF THE ADMINISTRATIVE ITEMS DONE IN THE NEXT MONTH OR SO.
I THINK WE'RE GONNA START TRYING TO MAKE AMENDMENTS TO THE ACTUAL ZONES AND START CONTEMPLATING WHAT USES SHOULD REMAIN BY, RIGHT, SHOULD ANYTHING GO SPECIAL USE? DO WE NEED NEW USES, NEW DEFINITIONS, THAT TYPE OF THING.
I SHOULD LOOK FORWARD TO HAVING IT ALL TO REVIEW DURING THE LONG HUGE SNOWSTORMS WE'RE SUPPOSED TO GET IN JANUARY.
AND WITH THAT, THAT CONCLUDES THE AGENDA.
I'LL ACCEPT THE MOTION TO ADJOURN MS. ADJOURN.
WE HAVE A MOTION AND A SECOND.
ALL THOSE IN FAVOR, PLEASE SAY AYE.