Planning Commission

FXBG City of Fredericksburg, Virginic PLANNING COMMISSION MINUTES September 16, 2020 7:30 p.m. ELECTRONIC SPECIAL MEETING You may view and listen to the meeting in its entirety by going to the Planning Commission page on the City’s website: https://amsva.wistia.comlmedias/y6d7miwgkh The Agenda, Staff Report, Applications and Supporting Documents are also available on the Planning Commission page. MEMBERS CITY STAFF Rene Rodriguez, Chairman Chuck Johnston, Director, Planning and Steve Slominski, Vice-Chairman Building Dept. David Durham James Newman, Zoning Administrator Kenneth Gantt Cathy Eckles, Administrative Assistant Chris Hornung Tom O’Toole ALSO PRESENT Jim Pates (absent) Barzel McKinney, Haven for Heroes Ray Freeland, Engineer Ron Hicks, Crown Trophy Representative Chris & Linda Hara, Crown Trophy All members, staff, and applicant representatives were only present electronically 1. CALLTO ORDER This meeting was held electronically by “Go to Meeting” application, pursuant to City Council Ord. 20-05, An Ordinance to Address Continuity of City Government during the Pendency of a Pandemic Disaster. Members of the public were invited to access this meeting by public access television Cox Channel 84, Verizon Channel 42, online at www.regionalwebtv.com/fredcc, or Facebook live at www.facebook.com/FXBGgov. Chairman Rodriguez called the meeting to order at 7:30 p.m. and explained electronic meeting procedures. 2. PLEDGE OF ALLEGIANCE 3. DETERMINATION OF A QUORUM All members were present except Mr. Pates. 4. APPROVAL OF AGENDA Mr. O’Toole moved for approval of the agenda as submitted. Mr. Hornung seconded. Motion passed 6-0-i. 1 5. APPROVAL OF MINUTES September 9, 2020 - Mr. Durham moved to approve the minutes. Mr. Hornung seconded. Motion passed 6-0-i. 6. DECLARATION OF CONFLICT OF INTEREST None. 7. PUBLIC HEARING A. Crown Trophy requests a Special Use Permit to allow for a retail sales establishment at 1529 Olde William Street. SUP2020-o4 Mr. Newman said there were no updates and no public written comments received. The Crown Trophy operators, Chris and Linda Hara, and property owner, Ron Hicks, were present electronically. There were no questions or discussion from the Commissioners for staff or applicants. Chairman Rodriguez closed the public hearing. Mr. Durham moved to approve SUP2020-o4, Crown Trophy as presented. Mr. Slominski seconded. Mr. Hornung said that he is still concerned about approving special use permits for retail with no restrictions on the type of sales. Discussion ensued about restrictions, the City Attorney’s concerns, and the Commissioner’s belief that this is exactly how a special use permit should be used. Mr. Johnston said he will bring the question to the September 23, 2020 electronic work session after discussing it with the City Attorney. Mr. Johnston said that the City Attorney’s issue with limitations or restrictions is that the definition of retail doesn’t specify detailed retail uses. Motion passed 6-0-i. B. Thomas Mitchell requests a Special Exception to amend the approved General Development Plan for a mixed-use structure to be located at the corner of Sophia and Hanover Streets, at 100, io6, and 108 Hanover, and 718 Sophia Street. SE2o2o-o5 Mr. Newman said that an updated staff report had been sent and no public written comments had been received. Engineer Ray Freeland was present electronically. Mr. Newman noted that Commissioners had inquired about designating one of the four public on-street parking as handicapped parking and additional pedestrian crossings. Public Works staff has stated that designation of a public handicapped parking spot was a feasible request and should be pursued with the site plan. Mr. Newman said that additional Sophia/Hanover Street pedestrian crossings will be installed as part of Riverfront Park. Mr. Durham questioned what the specific crossings would be. Mr. Johnston said that the existing pedestrian crossings at Sophia and Hanover will remain, with a curb bump-out to be installed on the Riverfront Park side of Sophia Street. Mr. Durham asked if it is on the GDP but not a feature of the project. Mr. Johnston said: yes. Mr. Durham asked if there will be a pedestrian crossing on the park side crossing Hanover Street. Mr. Johnston said yes. Chairman Rodriguez asked about the Architectural Review Board’s reaction to the project, when reviewed at its September 14, 2020 meeting. Mr. Johnston stated the vote will be taken on September 21, but the reaction was favorable. Applicant’s Engineer had no comment on the project. There were no further questions or comments for staff or applicant from the Commissioners. Chairman Rodriguez closed the public hearing. Mr. Durham moved to approve SE2o2o-o5, Hanover House, as presented. Mr. Hornung seconded. Motion passed 6-0-i. 2  C. Haven for Heroes Inc. requests a Special Exception for a Duplex at 315/317 McKinney Street. SE2o2o-o4 Mr. Newman said that an updated staff report: had been sent, along with a detailed description of “Haven for Hero’s” (Att. i). No public written comments had been received. Applicant Barzel McKinney was present electronically. Chairman Rodriguez asked if the City had any obligation to do any further inspections of the duplex due to it being empty for such an extended period of time. Mr. Newman stated that a thorough inspection has been done and the building was structurally sound and deemed safe. There will be additional inspections done to be sure the duplex is up to code as the renovation process occurs. Applicant had no comment on the project. There were no further questions or comments for staff or applicant from the Commissioners. Chairman Rodriguez closed the public hearing. Mr. Hornung moved to approve SE2o2o-o4, Haven for Heroes, as presented. Mr. Durham seconded. Motion passed 6-0-i. 8. GENERAL PUBLIC COMMENT None. 9. OTHER BUSINESS A. Planning Commissioner Comments None. B. Planning Director Comments Mr. Johnston noted there will be a joint electronic work session with Council on September 23 at 6:30 p.m. to further discuss small area plans for Area 1 (Central Park/Celebrate Virginia) and Area 2 (Fall Hill Avenue). Mr. Johnston discussed the notice of an additional joint electronic work session with Council on October 28, 2020 to work on 2020 Housing Affordability Study and Action Plan. Mr. Durham discussed the expectation of work necessary to be prepared to finalize the report. Mr. Johnston stated that Commissioners need to be prepared to move forward. Mr. Durham offered to help Chairman Rodriguez work on focusing this discussion. Chairman Rodriguez asked about the likelihood of having this session as an in-person meeting with Council. Mr. Johnston noted that Council has decided to do no in-person meetings for the foreseeable future. 9. ADJOURNMENT There being no further items to be discussed, the Planning Commission meeting adjourned at 7:58 p.m. Next meeting is September 23, 2020. Rene Rodriguez, Chairman 3 I  ATI’. 1 From: Barzel Mckinney To: James D. Newman Subject: [EXTERNAL] RE: Contact Info Special Exception requested Info - Date: Friday, September 11, 2020 5:35:28 PM Attachments: imaoe00l.onp imaaeOO2.pnp H2 Application answers to 1023 2.pdf Hello Mr. Newman, Here’s the info in which our application to the IRS was approved under. Please review and see if this provides you with the info you need on our organization. Our organization provides affordable housing solutions for Very Low and Low income veterans, not specifically disable veterans or soley veterans with mental disabilities. As a member of the COC our role is to meet with housing specialist and case managers and determine if we have a good housing fit for families seeking housing on their list. Our concerns are getting our families out of the shelter into safe and secure homes in decent neighborhoods. We also have a criteria for the families we assist. Those families that are experiencing hardships, and cleared through case management with mental no risk to family or community. So neighbors can rest assured since we screen our families to ensure neighbors are safe and have nothing to worry about can welcome a veteran family in to the neighborhood. Most of the more severe cases required transitional housing and SSVF housing which involve one unit apartments which is not our focus. Our focus is Affordable low income Single family housing. Please see attached and let me know if you have additional questions or concerns. Thanks Barzel B. Mckinney President/Executive Director US Army Retired barzeL)haven4heros.org 540-446-6686 I Iavcn For I Icros From: James D. Newman <jdnewman@fredericksburgva.gov> Sent: Friday, September 11, 2020 1:36 PM To: Barzel Mckinney <info@haven4heros.org> Subject: Contact Info Special Exception - Hello Mr. McKinney, I just tried to call you but the 540-479-1044 number listed on your application and website does not work. Would you please give me a call today at 540-372-1179? Thank you. James Newman, AICP, CZO Fredericksburg Zoning Administrator 540-372-1179 Ext 231 DIscLAIMER: Information contained in this e-mail does not take the place of a written zoning determination and is intended to be an official zoning decision. To obtain an official written zoning decision, contact the Zoning Administrator for more information.  HAVEN FOR HERO’S, INC. EIN: 82-5086741 FORM 1023 Part IV, Narrative Description of Activities continue d: Program 1: Provide Affordable Housing for Low and Very Low-Income Veterans within Fredericksburg, VA and the Washington, D.C. metr o area. Haven for Hero’s, Inc. is a nonprofit organization, orga nized and operated exclusively to improve the lives of veterans and their families by providing housing and a pathway to home ownership for low income veterans. Our organization is charitable as defined in Treas. Reg. 1.501 (c)(3)-1 (d)(2) and operates exclusively to provide relief for the poor and distressed by supporting and providing assistance to low income veterans and their families to help them acquire decent, safe, sanitary and affordable housing with in the Washington-Arlington- Alexandria, DC-VA-MD MSA, consistent with Rev. Rulings 67-138, 70-585 and 76-408. The program intends to offer the following: • Affordable homes for veterans who cannot affor d decent housing • Housing opportunities for veterans suffering from financial hardships Our goal is to help people who, by HUD statistica l definitions, are low or very low income and have reliable income but who cann ot qualify to purchase a home and in most cases cannot even afford a decent rental hom e at market rates. In other cases, the home they could afford would not be in a safe neighborhood. Our plan is to acquire reasonable, safe and sustainable housing units either through donations from property owners, direct purchase of distressed propertie s or from HUD and other agencies. The homes purchased will be within a 200-mile radiu s of Fredericksburg, Virginia within the Philadelphia, Pennsylvania HUD Home Ownershi p Center (HOC) jurisdiction. Ideally these homes will offer access to public transporta tion, providing opportunities for employment and access to social services and support groups. There will be an application process and financial suitability testing for people that are interested in participating in the program. We also intend to rely and partner with other approved 501c3 organizations and governmental housing agencies to source and screen potential qualifying renters. There are five important elements our organizat ion will focus on: • Relief for poor and distressed within our com munity. • Combat community deterioration through the acquisition and repairing of properties as required for occupancy. • Lessen the burden of government by offering solu tions to the affordable housing crisis.  HAVEN FOR HEROS INC EIN 82-5086741 FORM 1023 Part IV, Narrative Description of Act ivities continued: Elimination of prejudice and discriminat ion towards the poor by providing access to housing within stable and safe neig hborhoods. Provide affordable, safe and sustainable housing opportunities for the disadvantaged. Our intention is to qualify for exemption under the facts and circumstances provisi outlined in the safe harbor provisions con ons as tained in Rev. Proc. 96-32. Specifically, our organization intends to adopt the stan dards of Sec. 3 of Rev. Proc. 96-32 and the facts and circumstances test as / or meet outlined in Sec. 4. We intend to use Dep Housing and Urban Development (HU artm ent of D) income statistics for low-income and income veterans living in Fredericksbur very low- g, Virginia within the Washington-Arlingto Alexandria, DC-VA-MD MSA to ensure n- the housing is affordable and that our pro and activities comply with U.S. Departm grams ent of Housing and Urban Developmen Offic of Housing I Housing Notice 94-74 and t e all present and future HUD guidelines for affordable housing acquisition as out lined in the HUD Housing Handbook. Add .our organization intends to acquire proper itionally, ties under FHA mortgage insurance section 203(b), 203(i), 203(k) and 234 of the Nat s ional Housing Act. Our goal is to provid and long-term housing opportunities for e rental veterans that cannot otherwise afford to ren purchase decent, safe housing. We inte t or nd to work with other community-based organizations, local and state governmen t agencies, 501c3 organizations, HUD approved, 501c3 local housing counse lling agencies (LHCA) and churches to pro additional social and support services vide at (ow or no cost and to provide relief to peo with unusual and extreme financial bur ple dens that prohibit them from obtaining dec housing. ent The purpose of this program is to help hard working, low income veterans to obt housing and ultimately achieve stability ain , combat community deterioration, reduce due to poverty and hopelessness and crime build stronger neighborhoods in the proces s. Program Administrator: Haven for Her o’s, Inc. Officers, Board of Directors and Volunteers. Implementation Date: This program is in progress. Our present activities include enhancing our board of directors, see king financial support and developing the cor programs. The organization spends 100 e % percent of the time ensuring the succes outcome of this program and activiti sful es. This program is funded with donations individuals and businesses with the intentio from n of receiving grants in the future.  HAVEN FOR HERO’S, INC. EIN: 82-5086741 FORM 1023 Part V, Question #3a: Barzel B. Mckinney, President I Directo r Average Hours 40 hours per month Duties • Create, devefop and implement progra ms in alignment with the mission of the organization. • Create policies pertaining to the activiti es of the daily operations. • Serve on committees or task forces and offer to take on special assignments. • Inform others about the organization. • Be informed about the organization’s mission, services, policies, and programs. • Evaluate the performance of the organiz ation in achieving its mission. • Increase community partnerships. • Engage new audiences to promote and support our mission. • Seek new ways to improve and pro mote the core mission of giving back through leveraging relationships with other like -minded 501(c) (3) organizations. :. - .-.  HAVEN FOR HERO’S, INC. E1N: 82-5086741 FORM 1023 Part VI, Question #la: In carrying out the exempt purpose of Haven for Hero’s, Inc., our organiz dedicated to providing a pathway ation is to affordable housing for the poor, dist economically disadvantaged. We stri ressed and ve to serve low income veterans and fortunate families primarily in Freder less icksburg, Virginia. There are three specific target gro ups we have identified: 1. Veterans that qualify under HUD’s low and very low-income guideli and published standards. nes 2. Veterans who have recently bec ome unemployed and meet federal poverty level guidelines. 3. Veterans suffering extreme hardsh ips on a case by case basis. Our goals include providing rental and permanent housing opportunities mile radius of Fredericksburg, Vir within a 200- ginia. Many of the veterans we intend to serve only know crime ridden neighbo overcrowding, high racial imbalance, rhoods with tensions and unsafe living conditions Hero’s, Inc. seeks to provide relief Haven for to the disadvantaged by providing acc comfortable and low-cost housing. ess to clean, Housing insecurity is a growing thre of affordable housing in our area and at as a shortage within the surrounding communities Washington, D.C. have experience of d property values increasing to record displacing veterans who can no lon hig hs, thereby ger afford their old neighborhoods. Hav Hero’s, Inc. intends to acquire hom en for es in areas that could use improveme qualify for community development. nt or would Our goal is to fix them and rent them on a long-term basis. We intend to to veterans instill in our residents a sense of ownersh pride in their place of residence. If, ip and over time a family can qualify for FH will have the opportunity to purcha A financing, they se the property from the organization market value. Our organization inte at below fair nds to partner with other social service to sponsor workshops where people organizations can learn skills in basic home repair. The taught by volunteers who have exp se will be ertise in these specialties. Coordinatio county officials should insure that n with city and any major improvements meet standar practices. The organization will not d code only facilitate education, but will facilita a need basis, to materials and equipm te access, on ent obtained through donations. The resi our properties will receive volunteer dents of help for approved projects. Financiall challenged veterans would be eligible y and credit to participate in the rental program. The be encouraged to “pay it forward” and y will also help others within the community.  HAVEN FOR HERO’S, INC. EIN: 82-5086741 FORM 1023 Part VI, Question #la continued: Our goal includes fighting community deterioration and racial discrimination whi turning neighborhoods around and le teaching people how to take care of themselv acquire skills that will not only benefit es and themselves in self-esteem, but also as ves renters and potentially home owners. ted Our vision is to create a community of veterans that are connected and suppor each other. Our goals include combati tive of ng community deterioration by providing path for renters or transitional tena a clear nts to become owners, thereby encouragin ownership through property up-keep g prid e of consistent with Rev. Rulings 68-17, 68-655 585 and 76-1 47. , 70- Haven for Hero’s, Inc. also strives to lessen neighborhood tensions by foc areas that suffer from overcrowding using on jn lower income areas that lack accessible affordable housing. and Our initial fund raising efforts will incl ude: • An awareness and educational cam paign that encourages individuals and local business owners to participate thro ugh volunteerism and individual donations. • Applications to agencies that award grants to affordable housing providers. • Leverage our professional relationship s within the communities of Fredericksburg. • Seek support in the form of non-cas h donations (construction materials, for example) from local businesses. Part VI, Question #lb: To further the exempt purposes of Haven for Hero’s, Inc., the organizatio partner with other like-minded 501 n’s goal is to (c) (3) organizations. Our plan is to wor outstanding community housing lead k with other ers, government housing agencies and organizations that focus on issues rela nonprofit ted to eliminating the affordable housing making a difference for veterans, thei crisis; r families and communities by providing housing to those in need. low cost HAVEN FOR HERO’S, INC. EIN: 82-5086741 FORM 1023 Schedule F — Section I — Narrative Descriptions 1. Our goal is to provide access to rental opportunities of primarily homes to low to very low-income single-family individuals and veterans as describ published income guidelines for ed by HUD’s affordable housing providers. 2. Our organization has not yet developed an application. We inte application similar to the one use nd to use d by the Central Virginia Housing Coa an lition. 3. Our properties will be registe red with the Central Virginia Housing on www.gosection8.com Coalition and 4. a. Our organization has not pur chased any property at this time. We acquire single family homes rangin intend to g in size from 750 sq. ft. to 3000 sq. through HUD’s special acquisition ft. program for 501c3 affordable housing providers. b. We anticipate the total number of residents per home to be family uni 7 individuals. ts of 2 — c. We do not own any properties at this time, therefore the number of residents is currently is zero. — d. We anticipate many veterans we serve will not make the transition from renters to owners or will require con siderable time to transition to ownersh Therefore, the majority of properties ip. the organization will purchase will be occupied by renters. Each facility will consist of a modest single-family that meets the occupational standa home rds and complies with the Central Virgin Housing Coalition inspection and ia compliance requirements for Section 8 housing. 5. Please See Attachments “A-I, A-2” 6. Our organization will not partici pate in joint-ventures, profit sharing splitting arrangements with any for pro or revenue fit companies. 7. Acquisition, repairs and rehabbing of properties will be conducted exclusively officers, directors and volunteers by of Haven for Hero’s, Inc. and I or  HAVEN FOR HERO’S, INC. EIN: 82-5086741 FORM 1023 Schedule F — Section I — Narrative Descriptions, continued; officers, directors and volunteers of other appr oved 501c3 organizations. Should the need arise for outside consultants or expe rts (environmental engineers, for example), these arrangements or contracts mus t be arms-length from any officers, directors, volunteers or donors of Have n for Hero’s, Inc. and in compliance with our conflict of interest policy. Additionally, each contract must be competitively bid by a minimum of 3 providers (at no more than fair market value) and approved by the board of directors. Our organization encourages professionals to donate their time and expertise should these unusual situations arise. 8. Haven for Hero’s, Inc. will manage its own activities, facilities and properties. There will be no outside management cont racts or arrangements. 9. Not at this time. It is our intention to parti cipate in the HUD direct sales program for nonprofit organizations and with any othe r government agency or 501c3 organization that provides affordable housing. Our organization, upon recognition of exemption, will apply to the Central Virg inia Housing Coalition and register under the Housing Opportunity Program (HOP) for landlords that provide access to housing for low and very low-income veter ans. I Oa. The organization does not own any facilities at this time. b. Our intention is to acquire properties throu gh the HUD direct sales program for nonprofits and through donations of prop erty suitable for our exempt purpose. c. The organization is not a party to a lease of a building or land. Schedule F — Section ill — Low-Income Housing Narrative Descriptions - Our organization’s criteria for qualifying are the standards set forth in Revenue Procedure 96-32, specifically Section 3, SAFE HARBOR FOR RELLEVING THE POOR AND DISTRESSED. To comply, potential residents will not be charged more than 30% of gross income towards rent and I or Section 4, FACTS AND CIRCUMSTANCES TEST, as renters will be eligible through their participation in HUD’s Housing Choice Voucher Program or the Central Virginia Housing Coalition Section 8 Division 2. Residents will not pay periodic fees or be asse ssed maintenance charges. HAVEN FOR HERo’S, INC. EIN: 82-5086741 FORM 1023 Schedule F — Section III Low-Income Housing — - Narrative Descriptions, continued; 3a. We intend to apply the standa rds set forth in Revenue Procedure SAFE HARBOR FOR RELIEVIN 96-32, Sec. 1 G THE POOR AND DISTRESSED FACTS AND CIRCUMSTANCES or Sec. 4, TEST. Our organization will use HU published statistics to determine the D’s financial criteria to qualify as low-inc and I or very low-income for our ome MSA and the Central Virginia Housing Payment Standards for allowable Coalition Fair Market Rents (FMR). See Ta bles 1, 2. Housing assistance payments are limited by FMRs established by HUD different geographic areas. In the for Housing Choice Voucher Program the FMR is the basis for determinin (Section 8), g the “payment standard amount” calculate the maximum monthly used to subsidy for an assisted family and may adjusted by local housing authorit be ies. Low and very low income is determi ned based on the government poverty based on family size and geographi scale c region as indicated below. For exa a family of 4, HUD considers $58 mple, for ,600 to be very low income. See Table below. Our organization will require 2, an application and substantiation of such as W-2 forms, paystubs, gov income, ernment assistance forms, tax returns and unemployment statements. and / or Each veteran and their family who qualifies for the program will be asked rent upon obtaining employment. to pay We anticipate our rents received to approximately $1,750/month per be 2-bedroom housing unit. These ren adjusted higher or lower based on ts may be future HUD and Central Virginia Hou Coalition published standards and sing requirements. To qualify for the program, the vete rans must show proof of being of low low- income, such as receiving som or very e form of government assistance (for example, Sec. 8 Housing Vouche rs) or demonstrate income below the Fed Government’s published poverty inco eral me levels. individuals and veterans will be able to stay for an indefinite amount of tim e. We anticipate at least 75% of our uni ts will be occupied by low-income ten include 20% of the occupied units ants to with tenants that qualify as very low-incom e.  HAVEN FOR HERO’S, INC. LIN: 82-5086741 FORM 1023 Schedule F Section III Low-Income Housing Narrative Descriptions, continued: — — - Table I HUD Metro Fair Market Rents (FM R) for All Bedroom Sizes FY 2018 Washington-Arlington-Alexa ndria, DC-VA-MD MSA ciency 1 Bedroom Jiedroom $1504 fedroom [droom $1561 jj793 [ $2,353 J$2,902 Table 2— Section 8 Income Lim its FY 2018 Washington-Arlington-A lexa ndria, DC-VA-MD MSA 3b. Our organization intends to model and adhere to the standards and criteria established by HUD and the stat e of Virginia. 4. We do not intend to provide soc ial services to residents; however, our organization intends to partner or make arrangements with other approv organizations or government age ed 501c3 ncies that provide social services.  MEMORANDUM TO: Chairman Rodriguez, Planning Commission FROM: James Newman, Zoning Administrator DATE: September 15th, 2020 for the September 16th vote. SUBJECT: SE2020-05, Thomas Mitchell requests a Special Exception to revise the approved General Development Plan for a mixed-use structure to be located at the corner of Sopbia and Hanover Streets, at 100, 106, and 108 Hanover, and 718 Sophia Street. ISSUE Should the Planning Commission recommend approval for a modified General Development Plan (GDP) from a 45,000 sq ft. mixed-use structure to a 28,566 sq. ft. predominantly residential structure? One Hanover Site highlighted in red Deg Mm Sec Lon CX): 77° 27’ 26.41W Lat (Y): 38° RECOMMENDATION AND CONDITIONS Approve the Special Exception subject to the following conditions: 1) The project shall be developed in substantial accordance with the apphcation for special exception dated August 27, 2020, subject to review and approval by the Architectural Review Board (“ARB”). Changes in the mass, scale, and fmal architectural details of the project required by the ARB do not require an amendment of this special exception if there is no substantial revision to the project as proposed. The Owner shall obtain all ARB approvals necessary for the project.  2) Thomas H. Mitchell or successor in interest (“Owner”) shafl record an approved plat of resubdivision and dedicate an easement to the City widening the Hanover Street alley its entire length, from Hanover Street to its terminus point, so that it will have a minimum width of 20 feet. 3) Based on the identification-level archaeology survey completed by Dovetail Cultural Resource Group in 2019, an archaeological site has been determined to exist and is likely to be significant. The Owner shall conduct additional archaeological investigation and mitigation of impacts, as appropriate. a) The major site plan shall incorporate mitigation measures to preserve or accommodate archaeological resources, such as avoidance or recovery, reduction in the size or scope of land- disturbing activities, or the implementation of other mitigation measures, such as Phase II evaluation testing, Phase III data recovery, and interpretation of the site, as recommended by the archaeologist, to the degree possible. b) Should avoidance not be achievable, a memorandum of agreement shall be crafted to outline the steps required to meet this ordinance. The memorandum of agreement shall be prepared in accordance with Virginia Department of Historic Resources procedures, and the Development Administrator and the landowner shall be signatories on the ensuing document. c) The Development Administrator may approve the major site plan application before the completion of the required Phase II or Phase III investigations, only if feasible and consistent with the purposes of the district and upon ratification of the memorandum of agreement. d) If unexpected archaeological resources are discovered on the development site after approval of the major site plan without the imposition of appropriate mitigation measures, then the Development Administrator shall issue an order to cease and desist all development activity in the affected area for up to seven days in order to develop and implement mitigation measures that meet the criteria in section (b). 4) The development of the project shall mclude the following pedestrian improvements: a) The Owner shall install a streetscape along the Sophia and Hanover Street frontages consisting of at a minimum a full width brick sidewalk, Street trees as required under 72-55.6, and pedestrian scaled site lights (standard downtown lighting), subject to review and approval by the City and Public Utility Review Conimittee under City Code Chapter 66, Article V. b) The Owner shall install mirrors at the entrance to the parking garage to ensure adequate visibility of cars and pedestrians. 5) Four units, comprised of one studio, one one-bedroom, and two two-bedrooms, shall be reserved as affordable to those earning 50% of Area Median Income as defined by the HUD HOME program, low rent limit. The owner shall submit annually to the Zoning Administrator a report outlining the rents being charged and confirmation that all households in those units are verified to be under 50% of AMI, as defined by HUD based on household size. The affordabthty standard will apply as long as the development remains a rental property. Annual reports shall be sent starting one year after approval of the site plan. 6) The site plan for the project shall include the grading, paving, and improvement of the Hanover Street alley to conform to the development standards in Article V of the Umfied Development Ordinance. 2 GENERAL BACKGROUND AND EXISTING SPECIAL EXCEPTIONS The One Hanover project is proposed on four lots at the south west intersection of Hanover and Sophia Streets. The lots are identified as GPIN 7789-24-0627, 7789-24-0658, 7789-24-0697, and 7789- 24-1509 and are a total of 0.45 acres. The parcels are zoned Commercial Downtown, are within the Old and Historic Fredericksburg Overlay District (subject to Architectural Review Board oversight), and are within the Floodplain Overlay District. The parcels are all within the 100 year floodplain and as such are subject to the Floodplain Overlay District. The Floodplain Overlay District requires that all residential development be elevated 1 1/2 feet above the established Base Flood Elevation on a property. It also requires that all commercial development that is not elevated out of the floodplain be flood-proofed to the level of the one- hundred-year flood in accordance with the Virginia Uniform Statewide Building Code. On August 27, 2013, the City Council approved four special exceptions and a special use permit related to a previous version of the One Hanover project. The special exceptions were for building height (increased from 50 to 56 feet), floor area ratio (increased from 3.0 to 3.225), required ground floor non residential percentage (decreased from IOO% to l5%), and residential density (increased from 36 units an acre to 40 units per acre to permit a total of 18 units). The special use permit was for construction of a building within the flood plain. The adoption of the Unified Development Ordinance in October 2013 rendered three out of the five required approvals obsolete. The required ground floor non-residential percentage in the CD zoning district is now required to be 15%, the floor area ratio calculation no longer includes parking garage or residential square footage, and building within the floodplain no longer requires a special use permit. A revised version of the project again went before public hearings in 2018 and 2019. The mass and scale of this of the One Hanover proposal was approved by the Architectural Review Board on December 10, 2018. Council approved a Special Exception for 24 units (53 units/acre) in a four-story, 45,000 sq. ft. building at this site with 13,068 sq. ft. of commercial space, in February 2019. This application is intended to modify the GDP. This proposal would decrease the building to 28,566 sq. ft. with 24 residential units and 2,755 sq. ft. of commercial space. PLANNING COMMISSION The Planning Commission held a public hearing for this application on September 9th, 2020. There was no public comment. The Commissioners asked about having additional pedestrian crossings marked along Sophia Street and Hanover. Additional crossings vii1 be made as part of the development of the adjacent Riverfront Park project The Commission also asked about the possibility of turning one of the four proposed parking spaces on Hanover Street into a handicap accessible parking space. Public Works is reviewing the issue, and it will be dealt with during site plan review. PROPOSED SPECIAL EXCEPTION REQUEST The applicant seeks to decrease the width of the structure, minimize the space devoted to non residential uses, and therefore decrease parking. The number of residential units does not change from previous approvals. 24 parking spaces will be provided on-site with four parking spaces adjacent to the site on Hanover Street. 3 SPECIAL EXCEPTION ANALYSIS Unified Development Ordinance (UDO) 72-22.7 contains review criteria that the Planning Commission and City Council shall use when evaluating an application for a Special Exception. These criteria are: 1. Consistency with the UDO: The proposed One Hanover project is zoned Commercial Downtown (CD) and is within the Old and Historic Fredericksburg Overlay District and the Floodplain Overlay District. The purpose of the CD Zoning District is “to promote harmonious development, redevelopment, and rehabilitation of uses in the commercial areas of the Old and Historic Fredericksburg (HFD) Overlay District. The regulations of this district are intended to implement the goals of the Comprehensive Plan for historic district development while encouraging mixed uses in the downtown area. The emphasis in site planning is to be placed upon enhancing pedestrian circulation, minimizing vehicular and pedestrian access conflicts among uses, respecting the geometry of the downtown streetscape, and maintaining continuity with the architectural precedents of the historic area.” The proposed project would provide for redevelopment of a vacant site. It would provide additional housing, some commercial space, and would bring about pedestrian-scale improvements to lighting, street trees, and sidewalks, while preserving the historic character of Downtown. The applicant must obtain Architectural Review Board approval of one or more certificates of appropriateness for the proposed construction, including approvals of site planning, mass and scale, and detailed design. 2. Consistency with the Comprehensive Plan (CP) Transportation Goals (page 8) Goal 8: Urban Development Areas. Recognize that the entire City of Fredericksburg is a strategic growth area within the region and continue to ensure that land use decisions recognize that compact, integrated development is the best use offinite urban space. This project is an integrated, compact, multi-story development that makes efficient use of finite urban space. Increasing density is in keeping with the desire for compact walkable development. Business Opportunity Goals (page 10) Goal 1: Downtown as a Center for Commerce, Culture, and Community. Ensure that downtown Fredericksburg continues to serve as a center of commerce, art, culture, recreation, historic amenities, and government, in order to provide economic stability and a sense of community. Actively pursue the preservation and adaptive reuse of downtown buildings and ensure that infill projects are designed with sensitivity to the City’s historic character. This infiil mixed-use project serves as a reuse of vacant space in the Historic Core of the City, and provides for economic development and living space, contributing to a vibrant downtown. Goal 2: A well-balanced mix of uses Downtown. Achieve a sustainable mix of commercial and residential development downtown that fits the historic character of the urban core and helps people to live, shop, and work in the city center. 4 This mixed-use project provides places to live and shop. The building design is meant to evoke the historic building style associated with the City center, and the previous iteration was approved by the ARE. Goal 4: Community Character. Preserve and enhance the City’s visual appeal by pursuing patterns of development that respect the City’s historic growth pattern (mixed-use development) and by installing landscaping and street trees (complete streets). The applicant has designed the project to be consistent with its historic context, responding to the architectural character of downtown Fredericksburg, without copying architectural details. The project will also enhance downtown’s economic strength. Residential Neighborhood Goals (page 11) Goal 1: Neighborhood Character. Preserve the character of the City’s neighborhoods, by respecting and maintaining their functional design (sidewalks, alleys, street trees, etc.). Conditions for approval require the alley to be widened to permit service and emergency vehicles, street trees and wide sidewalks be provided for pedestrians, and colonial lighting provided as a tie to the history of the downtown core. Goal 2: Neighborhood Quality. Enhance the quality of the City’s residential areas, to promote livability and a sense of community. Livability is defined as safe and walkable, with a variety of housing choices and ready access (walking, biking, transit, automobile) to work, shopping, and services. The project included walkability upgrades (sidewalk, pedestrian lighting, widened alleys), a mixture of commercial and residential uses, and on-site parking. Goal 3: Distinct and Attractive Neighborhoods. Ensure the residential areas of the City continue to comprise a collection of distinct and attractive neighborhoods, each possessing a sense of place, history, and shared identity. Previous iterations of this structure have been approved by the Architectural Review Board, though this current application is undergoing ARB review. Goal 4: Adequate Public Services and Facilities. Ensure that residential neighborhoods are adequately served with efficient and multi-modal transportation, available parking, street trees, and public services such as trash pickup, leaf removal, and snow plowing Parking is provided on-site, the applicant will be planting new street trees, and will be placing pedestrian level lighting along a widened sidewalk. The alley will be widened, with improved paving and drainage. Historic Resources Goals (page 12) GOAL 1: City Character. Protect and enhance the character of Fredericksburg’s historic area and city center as a means to preserve the community’s sense of place, to promote economic strength, and to ensure the City’s continued appeal to residents, businesses, and visitors. The revised design of the structure is in keeping with historically appropriate designs, but has not yet been approved by the ARE. Goal 2 of the City’s Historic preservation Plan calls for: “Establish controls to assure that archaeological sites and subsurface materials are properly identified, evaluated and mitigated prior to excavation projects throughout the city.” An archaeology study is required as a condition of the Special Exception. 5 GOAL 2: Redevelopment. Promote redevelopment of downtown properties in a manner that reflects the character of the City as a vibrant and growing community. This project promotes redevelopment of vacant space with a vibrant mixed use property. 3. Other Goals and Initiatives — Affordable Housing Goal 7 of Residential Nei-hborhood Goals calls for “Affordable Housing: All persons who live and work in Fredericksburg should have the opportunity to rent or purchase safe, decent, and accessible housing within their means”, while Goal 8 calls for “Variety of Housing: Provide a variety of housing opportunities throughout the City that respect the character of the community.” As a condition of approval, the applicant will be providing 4 units of affordable housing, for the duration of time that they are rental properties. Fredericksburg is located within the Washington D.C. Metropolitan Statistical Area. 50% of the Average Median Income (AMI) for I person is $41,050; for a family of 2 it’s $46,900; and for a family of 3 it’s $52,750. Rent based on a 30% affordability for those making 50% of AMI would be: An Efficiency unit at $1,100 a month; A One-Bedroom Unit at $1,120 a month; a Two-Bedroom at $1,280 a month. These figures come from the Housing Opportunities Made Equal organization in conjunction with Department of Housing and Urban Development, and are subject to change on a yearly basis. SPECIAL EXCEPTION ANALYSIS 4. Whether there has been a sufficient period of time for investigation and community planning with respect to the application. The Technical Review Committee has completed its review and the Applicant has responded to comments made. The application is a modification of a proposal that was vetted by the Architectural Review Board in 2018 and the Planning Commission and City Council in 2019. 5. Whether the special exception is consistent with the principles ofgood zoning practice, ineluding the purposes of the district in which the special exception would be located, existing and planned uses of surrounding land, and the characteristics of the property involved. The Downtown is comprised of a mix of commercial and residential use types and is a focal point for City investment in infrastructure and services. The applicant will making improvements to the streetscape. Its location across from Riverfront Park will help extend pedestrian amenities and the streetscape, better linking the commercial street frontage with Riverfront Park. 6. Whether the proposed use or aspect of the development requiring the special exception is special, extraordinary or unusual. The request is special. It fulfills the vision of the Comprehensive Plan for the revitalization of neighborhoods and businesses within the historic district. It can allow for an increase in the supply of 6 affordable housing stock within the City, while filling in vacant space with a structure that harkens back to the historic design of buildings in the downtown core. A Phase I archaeological dig has already been carried out at the site, and further artefacts may be found in development. Z Whether the proposed exception potentially results in any adverse impacts on the surrounding nei-hborhood, or the community in general; and if so, whether there are any reasonable conditions ofapproval that would satisfactorily mitigate such impacts. Parking: The applicant is required to have 28 spaces. There are 24 parking spaces in the on-site garage, plus four spaces on Hanover Street. Transportation: The properties are zoned Commercial-Downtown (CD). The use of commercial retail space, and multi-family housing are allowed by-right in CD zoning. This application asks for 24 residential uses with a commercial space. The Institute of Transportation Engineers (ITE) Trip Generation Manual estimates that apartment units generate 10 trips (5 leaving and 5 arriving) every day. The City’s version of the ITE notes that these numbers are geared toward garden apartment complexes in single use automobile environments. The trip generation in a Downtown environments is likely to be substantially less. Pedestrian environment --- The transportation focus of the application is on ensuring that the pedestrian environment is cohesive, safe, and accessible. To ensure the appropriate improvements are constructed, several conditions were added to the staff recommendation for approval. The applicant shall construct the full pedestrian streetscape (including wide brick sidewalks, street lights, and street trees) along Hanover and Sophia Street frontages. The geometry of the entrances to the buildings should be designed so that any required ramps into the building or the paths of opening doors do not restrict the sidewalk area. The exterior entrance to the garage along Sophia Street shall contain mirrors to enhance pedestrian and vehicular visibility at the point the garage discharges over the sidewalk. CONCLUSION The proposal is to turn a mixed-use project into a predominantly residential structure with one 2,755 sq. ft. commercial space. Density of 53 units an acre was previously approved by Council. It meets the goals of the Comprehensive Plan. The Planning Commission should recommend approval to City Council. 7  MEMORANDUM TO: Chairman Rodriguez and Planning Commissioners FROM: James Newman, Zoning Administrator DATE: September 15th, 2020 for the September 16” vote RE: SE 2020-04: Haven for Heroes Inc. requests a Special Exception from City Code 72- 40.2, Use Table, to permit a duplex at 315/317 McKinney Street/GPIN 7788-18-9981. ISSUE Proposed special exception request is to permit a former duplex to be renovated into a duplex. 31 5/317 McKinney outlined in red PROPOSED SPECIAL EXCEPTION REQUEST The applicant seeks an exception to Code 72-40.2, Use Table, which does not list ‘Dwelling, Duplex’ as an allowed use in the R4 Zoning District. ‘Dwelling, Duplex’ is defined in 72-84, Definitions. Granting this Special Exception would permit a duplex at 315/317 McKinney Street/GPIN 7788-18- 9981. RECOMMENDATION Recommend to the City Council approval of the Special Exception subject to the following conditions: 1. Prior to occupancy the three lots shall be consolidated to make the structure conform to the Unified Development Ordinance; 2. The use shall commence within 24 months of the date of adoption of this resolution. The use is permitted only so long as it continues and is not discontinued for more than 24 months.  2 GENERAL BACKGROUND The applicant wishes to renovate a dilapidated duplex to make it habitable. The property is zoned R4, and a duplex is not a permitted use in the R4 Zoning District. The use is not legally non-conforming as the structure has not been inhabited for over two years. City Code §72-82.4 defines a “Dwelling, Duplex” as A single-family dwelling unit attached to one other single-family dwelling unit by a common vertical wall. Each dwelling unit may be located on its own lot, or both may be located on a single lot. The structure is a duplex. The house dates to 1949, is 1,426 sq. ft. in area, and is one story with a basement below. The structure is split down the middle, with two separate entrances for each unit. The applicant proposes to remodel the building and split the units horizontally, with one unit in the basement and the other unit on the main floor. Each unit would have its own utiiity hookup. The applicant is ‘Haven For Heros’ [sic]. It works to provide affordable housing for veterans and their families. The applicant proposes to use this duplex for affordable housing for low income veterans. \Vhile the applicant has chosen to pursue this special exception as a way to provide affordable housing, approval should be granted regardless. The property was historically used as a duplex. There are eight duplexes in the surrounding neighborhood and they serve as a source of naturally occurring affordable housing. The approval of the exception would maintain the historic variety of missing-middle housing options available in the neighborhood and approval would lead to the renovation of a visually blighted structure. Should the property owner desire to make this housing opportunity available for veterans exiting homelessness, it is recommended that he connect with the Fredericksburg Regional Continuum of Care’s Stable Homes Partnership. PLANNING COMMISSION The Planning Commission heard this item at their public hearing on September 9, 2020. There was one public comment at the meeting, from a citizen seeking assurances that the future tenants for the duplex would not be a nuisance. The applicant explained that tenants for their program must meet Haven for Hero’s [sic] financial hardship criteria, and that their main focus as an organization is providing housing for veterans that qualify under Federal Housing and Urban Development (HUD) guidelines for low and very low income standards, those who are recently unemployed and in poverty, and those suffering from extreme hardships. The focus is on providing housing for low income veterans, not persons suffering from substance abuse, mental health issues, or other hardship factors. The Commission asked if any blight abatement actions hand been taken by the City. Per the Property Maintenance Official, the property owner and applicant have worked with the City to abate violations before they rise to a level where the City is required to take action. The Commission asked if the Dept. of Veterans Affairs (VA) would do a livability check on the property prior to occupancy by tenants. The applicant stated that such a check would be performed. The Planning Commission discussed the need for a condition to provide affordable housing. Such a condition would hold the developer to its promise to provide affordable housing, but would run with the land and potentially burden future owners of the property; therefore such a condition is not recommended.  3 SPECIAL EXCEPTION ANALYSIS Unified Development Ordinance (UDO) 72-22.7 contains review criteria that the Planning Commission and City Council shall use when evaluating an application for a Special Exception. These criteria are: 1. Consistency with the Unified Development Ordinance The purpose of the Residential-4 (R4) Zoning District is: “established to provide for single-family detached dwellings in both developed and undeveloped areas of the City at densities of up to four units per acre. The district also allows selected uses which are compatible with the medium density residential character of the district and to implement the stated purposes and intent of the Comprehensive Plan. Cluster-style development configured in accordance with the standards in § 72-51.4, Cluster subdivisions, is permitted.” The applicant seeks to rehabilitate a vacant duplex to make it habitable. The property is composed of three lots, which could result in 3 new units with a density of 17 units per acre. Renovating the existing duplex would result in a density of 11 units per acre. As a condition of approval, the lots should be combined to bring the property more into conformance with City Code requirements. Consolidating the lots would maintain the two units while reducing the overall density of the lot to the existing 11 units an acre. 2. Conformance with the Comprehensive Plan The property lies within Land Use Planning Area 8: Dixon Street/Mayfield. The Future Land Use map identifies this area as Low Density Residential. This category states: “Residential development at four units per acre is generally a conventional subdivision. Some parts of the City are zoned for two units per acre, but these districts are typically rezoned to a higher density so that can be developed in a manner more appropriate to an urban location. Where the land has historic resources and/or attractive naturalfeatures, the City encourages innovative layouts and clustering, to retain attractive open space and to protect sensitive lands.” The requested special exceptions and associated development are in accordance with goals of the Comprehensive Plan: Environmental Protection Goals pg. 1-8 — Goal 6. Livability “Strengthen existing policies and develop new ones to actively promote a sustainable future by promoting clustered and compact development, which would be balanced by additional open space, and redevelopment of land and repurposing of structures”. Residential Neighborhoods pg. 1-10 — Goal 1. Neighborhood Character “Preserve the character of the City’s neighborhoods, by respecting and maintaining their functional design (sidewalks, alleys, street trees, etc.)”  4 Goal 2. Neighborhood Quality “Enhance the quality of the City’s residential areas, to promote livability and a sense of community. Livability is defined as safe and walkable, with a variety of housing choices and ready access (walking, biking, transit, automobile) to work, shopping, and services.” Goal 7. Affordable Housing “All persons who live and work in Fredericksburg should have the opportunity to rent or purchase safe, decent, and accessible housing within their means.” Goal 8. Variety of Housing “Provide a variety of housing opportunities throughout the City that respect the character of the community.” 3. Whether there has been a sufficient period of time for investigation and community planning with respect to the application. The Technical Review Committee has completed its review. If approved, work would be required to be performed in accordance with all Building Code requirements, which requires that there must be a complete 1-hour fire separation between units and all supporting construction of the 1-hour horizontal fire separation assembly must be equally fire rated. Egress from the basement unit is possible via the rear door at the basement ground level and via the windows, which meet current Building Code requirements to be emergency egress points. 4. Whether the special exception is consistent with the principles ofgood zoning practice, including the purposes of the district in which the special exception would be located, existing and planned uses of surrounding land, and the characteristics of the property involved. Section 72-12 of the UDO states that “The City Council has adopted this chapter to promote the health, safety, convenience, and general welfare of the public, to plan for the future development of the community, and to accomplish the objectives of the Code of Virginia and the City of Fredericksburg Comprehensive Plan”. As stated in that Code Section, zoning is intended to be a tool that provides for, amongst other things: A Adequate light, air, convenience of access, and safety from fire, flood, impounding structural failure, crime, and other dangers; C. To facilitate the creation of a convenient, attractive, and harmonious community; G. To encourage economic development that provides desirable employment, including high wage jobs, and enlarge the tax base; J. To implement the Fredericksburg Comprehensive Plan and any special area plan adopted by the City; The property is not located within a floodplain or floodway. Approval will allow for the rehabilitation of a vacant, dilapidated structure, and provide housing choice. 5. Whether the proposed use or aspect of the development requiring the special exception is special, extraordinary or unusual. The property was developed as duplex in 1949. It was inhabited until 2013. The applicant proposes to restore the structure to its historic use.  5 6. Whether the proposed exception potentially results in any adverse impacts on the surrounding nei-hborhood, or the comm unity in general; and if so, whether there are any reasonable conditions ofapproval that would satisfactorily mitigate such impacts. The current structure is vacant and blighted, having a negative impact on the aesthesis of the community. Approval would permit a duplex built to current Building Code requirements, and would eliminate blight. There are eight other duplexes in the neighborhood; approval would not lead to a standalone situation. Rehabilitarit the structure would keep the number of dwelling units that already exist on site. If the structure was torn down, three dwelling units could be placed on the property. CONCLUSION This is a proposal for a special exception to reestablish a duplex use in a structure originally designed and built for that purpose. The use is compatible with the surrounding neighborhood and meets the goals of the Comprehensive Plan. The Planning Commission should recommend approval to City Council.  City of Fredericksburg. Virginia PLANNING COMMISSION AGENDA September 16, 2020 7:30 P.M. Electronic Meeting 1. CALLTO ORDER This meeting is being held electronically by “Go to Meeting” application, pursuant to City Council Ord. 20-05, An Ordinance to Address Continuity of City Government during the Pendency of a Pandemic Disaster. Members of the public have been invited to access this meeting by public access television Cox Channel 84, Verizon Channel 42, online at www.regionalwebtv.com/fredcc, or Facebook live at www.facebook.com/FXBGgov The members participating are: (list members by name) 2. PLEDGE OF ALLEGIANCE 3. DETERMINATION OF A QUORUM 4. APPROVAL OF AGENDA 5. APPROVAL OF MINUTES A. September 9, 2020 6. DECLARATION OF CONFLICT OF INTEREST 7. UNFINISHED BUSINESS Citizens who wish to participate in the public hearing will be able to send their comments in writing by (1) dropping them in the Deposit Box at City Hall, (2) U.S. Mail at PC Box 7447, Fredericksburg, VA 22404, or (3) email to planning@fredericksburgva.gov. Comments must be received by 4:30 p.m. the day of the meeting. The plan is to read these comments out loud during the public comment portion of the Planning Commission meeting. The standard rules apply to public comments: the person must identify himself or herself by name and address, including zip code; limit his or her remarks to 5 minutes or less (read aloud); and address a topic of City business. Public comments submitted during the meeting through the Facebook Live streaming video, will not be considered part of the official public comments of the meeting.  A. Thomas Mitchell requests a Special Exception to amend the approved General Development Plan for a mixed-use structure to be located at the corner of Sophia and Hanover Streets, at 100, 106, and 108 Hanover, and 718 Sophia Street. SE2020-05 B. Haven for Heroes Inc. requests a Special Exception for a Duplex at 315/317 McKinney Street. SE2020-04 C. Crown Trophy requests a Special Use Permit to allow for a retail sales establishment at 1529 Olde William Street. SUP2O2O-04 7. GENERAL PUBLIC COMMENT Citizens who wish to participate in the public hearing will be able to send their comments in writing by (1) dropping them in the Deposit Box at City Hall, (2) U.S. Mail at PC Box 7447, Fredericksburg, VA 22404, or (3) email to planning@fredericksburgva.gov. Comments must be received by 4:30 p.m. the day of the meeting. The plan is to read these comments out loud during the public comment portion of the Planning Commission meeting. The standard rules apply to public comments: the person must identify himself or herself by name and address, including zip code; limit his or her remarks to 5 minutes or less (read aloud); and address a topic of City business. Public comments submitted during the meeting, through the Facebook Live streaming video, will not be considered part of the official public comments of the meeting. 8. OTHER BUSINESS a. Planning Commissioner Comments b. Planning Director Comments 9. ADJOURNMENT Next meeting: September 23, 2020—Joint Work Session with City Council