Planning Commission

PLANNING COMMISSION MINUTES July 26, 2023 6:30 PM Regular 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://www-regionalwebtv- com.filesusr.com/html/2c630b_52690fe286848cd4501315f061e711d7.html?wchannelid=2aucum61zm&wmediaid =mrithbwxwx The agenda, staff report and associated documents are also available on the Planning Commission page: https://www.fredericksburgva.gov/241/Planning-Commission MEMBERS CITY STAFF David Durham, Chairman Chuck Johnston, Director Adam Lynch, Vice-Chairman Mike Craig, Principal Planner Mary-Margaret Marshall, Secretary Taylor Owen, Administrative Assistant Susanna Finn Kenneth Gantt Chris Hornung Audio begins at 00:07:34. 1. CALL TO ORDER Chairman Durham called the meeting to order at 6:30 p.m. in Council Chambers and explained meeting procedures for the public. Members of the public were invited to attend or 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. 2. PLEDGE OF ALLEGIANCE 3. DETERMINATION OF A QUORUM There were six members in attendance at the call to order. A quorum exists. 4. APPROVAL OF AGENDA There were no changes to the agenda. Mr. Lynch moved to approve the agenda, and Mr. Hornung seconded. Motion passed 6-0. 5. DISCUSSION OF POTENTIAL POLICIES, ORDINANCES, OR APPLICATIONS None. 6. DECLARATION OF CONFLICTS OF INTEREST OR DISCLOSURES OF CONTACT None. 7. PUBLIC HEARING – New [00:05:52, audio begins at 00:07:34] (Attachment) A. 400PA, LLC requests a Special Use Permit for a residential density of 37 units per acre and a rezoning to be removed from the Railroad Corridor Overlay District. The property is zoned Commercial-Downtown  and is within the Old and Historic Fredericksburg Overlay District. The 0.2209-acre property is located at 400 Princess Anne Street (GPIN 7789-23-1019), on the corner of Princess Anne Street and Frederick Street. The applicant proposes to construct 5 townhouses, in addition to 3 existing units on the property. Mr. Craig presented the application and summarized the staff recommendation. Ms. Marshall asked several clarifying questions regarding the parking requirements on the site and how the Historic District and the Railroad Overlay District impacts this property. There was a discussion on the parking conditions in the area and considered the potential influence on traffic and pedestrians. Chair Durham asked if the residents are eligible to apply for parking passes created by the neighborhood. There was a discussion regarding the Railroad Overlay District and potential zoning map amendments. The applicant, Mike Adams at 309 George Street, was in attendance. Mr. Hornung asked who is currently using the parking lot on site. Mr. Adams stated it’s open for anyone who desires to use it with no restrictions. Mr. Durham opened the floor to the public for comment. Ms. Mo Deadman, 214 Princess Anne Street, spoke in opposition to the project. Ms. Denise Malczewski, 220 Princess Anne Street, spoke in opposition to the project. Hamilton Palmer, 1500 Caroline Street, spoke in opposition to the project. Mr. Durham thanked them and closed the floor for public comment. Ms. Marshall asked Mr. Adams to share the public outreach efforts towards the Darby Town residents. Mr. Adams provided a history of the development completed in the area and discussions with the community. Mr. Durham asked if the 25/30 Espresso coffee shop would close or relocate. Mr. Adams stated that the tenant is still welcome with no plans to close. If that changes, it will be replaced by a similar establishment. Mr. Durham asked staff to address several elements highlighted in the public comments. Mr. Criag responded with an explanation of the city requirements. There was a discussion regarding the parking conditions, the existing building, the current landscaping resources on site, and proposed materials used during construction. There was a discussion regarding how to proceed with a motion. Mr. Lynch motioned to recommend approval of the 400 Princess Anne Street Special Use Permit for a residential density of 37 units per acre and a rezoning to be removed from the Railroad Corridor Overlay District with conditions listed in the staff recommendations, and that the City Attorney will review the matter of the trees and the impacts of the City’s decision on a civil matter on a property line. Mr. Hornung seconded the motion and Mr. Durham called for a roll call vote of the motion: Ms. Finn – Aye, Ms. Marshall – Nay, Mr. Lynch – Aye, Mr. Gantt – Nay, Mr. Hornung – Aye, and Mr. Durham – Aye. The motion carried 4-2. B. CVAS P8A, LLC and CVAS P8, LLC [01:27:35] (Attachment) proposes a project to be known as The Neon at Celebrate Virginia South with a rezoning of 63.006 acres from Planned Development – Commercial to Planned Development- Residential (56 acres) and Planning Development – Mixed Use (7 acres). The 63-  acre property is comprised of two parcels identified as GPIN 7860-50-3126 and 7860-40-5307. The property is on the west side of the 3000 block of Gordon Shelton Boulevard and is accessed by this street. Mr. Craig presented the application and summarized the staff recommendation. Mr. Hornung asked staff to clarify the condition to “address Comprehensive Plan non-conformities listed below before presentation to Council. - Diversify unit type” in relation to encouraging home ownership. Mr. Craig responded, referring to the Transect Map. Mr. Johnston spoke on the project’s diversity of unit type and previous discussions related to this determination. There was a discussion regarding the site topography, the conservation easement, and its access point. Mr. Durham referred to a multifamily building located in the conservation transect and staff confirmed that its placement was acceptable due to the site conditions. There was a discussion regarding building height and Mr. Craig confirmed that it’s unclear exactly how tall the buildings would be and that an exhibit is needed to determine if it’s visible from the river. Mr. Charlie Payne was present to answer questions. He spoke on the four-year history of the application and previous public hearings determinations. Mr. Lynch cited the T3 Character Mixed Use house type section in the Comprehensive Plan and explained how this guide is used to make determinations. Mr. Payne responded that the current proposal is in compliance with the Zoning Ordinance and aligns with the intentions of the comprehensive plan. There was a discussion surrounding the proposed community gates and it’s functionality. Mr. Larry Silver spoke on the history of the application and responded to several project elements highlighted by the Planning Commission. Mr. John Fairbanks, Fairbanks and Franklin, spoke on the open space acreage, site plan code requirements, and the ACA access easement along the northern property, and confirmed that the buildings will be three stories in height. Ms. Finn asked them to share the rationale why the phasing of the project lists the development of the PDR portion of the project before the PDMU section. Mr. Payne explained that development would begin in the West and move towards the East from a Grading and Clearing perspective and it’s related to the capacity. Mr. Silver stated there was a change in the proffers and the frontage development will be built first. Mr. Silver also stated that the residential units are not going to be open until all the amenities are available for residents. The Proffer documents will be edited to reflect the correction. There was a discussion regarding the size and nature of the two larger parking lots in the western portion of the site and the intention behind the inclusion of a security gate. Mr. Durham opened the floor to the public for comment. Mr. John Garman, 3219 Fall Hill Avenue, spoke in support of the project and described the ACA access easement history and conditions. Bill Mix, College Heights, spoke in support of the project. Mr. Durham closed the floor for public comment. Mr. Lynch asked if it’s feasible to link the ACA property into the sewer system. Mr. Fairbanks confirmed it is possible. Mr. Lynch stated that he would prefer that the applicant improve the grading of the road and access to the ACA site. Mr. Silver stated that he is open to participating in the development, but it is not possible at this time and other parties must be involved. Mr. Johnston stated that the items discussed and application changes made need to be verified and provided in writing prior to a determination. There was a discussion regarding the timeline of the project and the items that require attention. The application was continued to the August 23, 2023 meeting. 8. PUBLIC HEARING – Continued [03:51:20] (Attachment) A. Residential Use and Density Regulations – The City of Fredericksburg proposes amendments to the Unified Development Ordinance Sections 72-41.1, Residential Uses; Section 72-84.0, Definitions; Section 72-51.1, Density Requirements; and Section 51.3, Lots - to update residential use and development standards Mr. Johnston presented the item and summarized the staff report. Mr. Lynch asked if this will impact any development proposals building up against the RPA. Mr. Johnston stated he would need to research this and provide an update at a later date. Mr. Durham opened the floor to the public for comment. There were no public comments and the floor was closed. Mr. Gantt motioned to recommend approval of the text amendment to City Council. Ms. Marshall seconded the motion and Mr. Durham called for a roll call vote of the motion: Ms. Finn – Aye, Ms. Marshall – Aye, Mr. Lynch – Aye, Mr. Gantt – Aye, Mr. Hornung – Aye, and Mr. Durham – Aye. The motion carried 6-0. 9. OTHER BUSINESS [04:05:04] A. Update / Brief Discussion – Area 10 (south Lafayette/Rt 1) Small Area Plan Mr. Craig provided an update on the proposed changes to the Transect Map for Area 10 and explained the land use designations and the related city initiated rezonings. A draft will be presented for consideration during the August 23, 2023 meeting. B. 2023 Virginia General Assembly – planning related legislation Mr. Johnston reviewed the recent legislation passed by the Virginia General Assembly and how it impacts Fredericksburg. 10. GENERAL PUBLIC COMMENT None. 11. ADOPTION OF MINUTES [04:20:20] A. May 10, 2023 – Regular Meeting Rezoning and Special Use Permit for 400 Princess Anne Street OVERVIEW • Issue • Shall the Planning Commission recommend to City Council approval of the proposed rezoning out of the Railroad Station Overlay District and approval of a Special Use Permit (SUP) for a residential density of 37 units per acre? • Recommendation • Approval of the Rezoning • Approval with conditions of the SUP • Request • SUP for density to construct 5 townhouses (8 units total) • Rezoning to remove Railroad Station Overlay District Location Zoning and Current/Proposed Conditions Standard Current Condition Proposed ConditionCommercial Downtown Railroad Station District Overlay Use Mixed-use Commercial Single-family Attached By-right By-right with 3 dwellings and Commercial Residential 14 units / acre (3 units) 37 units / acre 12 units/acre (single-family 8 units / acre Density (8 units) attached) 18 units/acre (multifamily) 36 units/acre (mixed-use within OHFD) Any density by SUP Nonresidential 0.27 0.27 3.0 2.0 FAR Open Space Estimated 2,955 sqft 12.7% or None 10% 1,219 sqft Height 18.83 feet 32 feet 50 feet 40 feet General Development Plan Harmony with Comprehensive Plan • Train Station District” in the Area 7 Small Area Plan • Infill is a priority in the district and for existing parking lots • Railroad Station Overlay District is incompatible with recent adaptive reuse projects • Recommends enhanced pedestrian access, applicant proposing: • Brick sidewalk on Princess Anne Street • Street trees/lights along Princess Anne Street and Frederick Street • Improved handicapped ramp at the western corner of Princess Anne Street/Frederick Street with a shift in the location of the fire hydrant • T-4 General Urban Transect • Consists of a range of uses • Focused on infill and redevelopment, while limiting conflict between proposed new development and surrounding neighborhoods Harmony with Zoning District • Commercial-Downtown (C-D) Zoning District • Purpose of district includes redevelopment within the historic district • Emphasis on pedestrian access • C-D Criteria for Density: o If a proposed development is located in the "Retail Priority Area" as described in the Area 7 Downtown Plan, then it shall be a mixed-use development in accordance with Subsection D below. (N/A) o The City Council shall consider, in addition to other relevant factors, whether the proposed development includes appropriate provisions for archaeology, historic interpretation, or enhanced open space.  Extension of Downtown Streetscape along Princess Anne / Frederick  12.7% open space provided (not required)  Changes to design intended to protect existing trees Special Use Permit Considerations Standard Current Proposed Commercial Railroad Station • Traffic or parking congestion Condition Condition Downtown District Overlay Parking 14 10 1.5 per Dwelling Unit (8 spaces) None for the existing building • Replace existing 14 space parking Street Frederick Street and Princess Anne Street South Category Total % lot with townhomes. Townhomes have 2 spaces each in garage (total Frederick Street On-Street Spaces Daytime Spaces Occupied 14 6 - 42% of 10) parking spaces; Night time Spaces Occupied 8 57% % of Curb line Precluded from Parking (LF) 177 35% • One off-street parking space Princess On-Street Spaces Anne Street Daytime Spaces Occupied (public-0%) 78 38 49% adjacent to project on Princess South Night time Spaces Occupied 47 60% Anne Street; % of Curb line Precluded from Parking (LF) 199 15% Total On-Street Spaces 92 - Total Daytime Spaces Occupied 44 47% • Off-street parking not required for Total Night time Spaces Occupied 55 60% existing historic building; Total % of Curb line Precluded from Parking (LF) 376 21%  Parking • One space in front of existing building • Nearby on-street parking primarily residential permit only • Two large public lots within 1/8 mile from property • Parking in 400 block of Princess Anne Street limited by bus station and line-of-sight Fire Department Access to Site • Focal point of technical review • Alley standard minimum is 24’: • Can be reduced with administrative site plan exception if sufficient fire access is provided; • Fire access width depends on need for tower truck access, which depends on building height and suppression systems; • Proposed condition would require sprinkler systems for all units unless Fire Marshal requirements are otherwise met. Special Use Permit Considerations Refuse: • Proposed condition requires that all trash cans and recycling bins serving the five new dwellings must be screened from view of any public right of way or otherwise kept inside the residences at all times; • Applicant includes new screening / relocation of existing trash to back of property.  Special Use Permit Considerations • Landscaping and existing trees: • New Landscaping - Street trees provided on Princess Anne and Frederick • What about the Existing Trees on the Property Line? • Pervious sidewalk on western portion of the site; • Alternative Landscape Plan proposed to shift more open space towards western property line; and • Condition to replace any of the trees on the site that die within 5 years with 2 new trees. Special Use Permit Considerations § 72-51.3A requires that no more than 25% of lots may front on an “alley”. Standard may be modified by administrative site plan / subdivision exception. This project has 50% of lots front on an alley. • Infill encouraged in Comprehensive Plan; • Multifamily building could comply with same number of units, but Comp Plan encourages homeownership and a variety of housing; • Lot Pattern & Alley Frontage – Modification of this standard is a relatively common way to provide homeownership opportunities in the Downtown.  Special Use Permit Criteria Impact on Conservation / The COA is for a three-story, Historic Districts flat-roofed building with the building envelope as shown. • Mass & scale approved by ARB • Appealed to City Council, which upheld the ARB • Final ARB approval required after site plan approved Proposed Street Views Conclusion & Staff Recommendation • Approval of the rezoning to remove the property from the Railroad Station Overlay District • Approval with conditions of the SUP for a density of 37 units per acre: 1. The Property will be developed and maintained substantially in conformance with the Generalized Development Plan. 2. The applicant shall install an automatic sprinkler system in each newly constructed residential unit in accordance with the requirements of the City Fire Marshal or otherwise meet the requirements of the Fire Code in order to provide sufficient fire access to the site. 3. All trash cans and recycling bins serving the five new dwellings must be screened from view of any public right of way or otherwise kept inside the residences at all times. 4. Each existing mature tree shown on the applicant’s Generalized Development Plan that is removed or destroyed during construction, or that dies within five years of the date construction begins on the five new dwellings, shall be replaced with a minimum of two new trees (following the city’s tree planting standards), planted in a suitable location (confirmed by the Development Administrator) on the Property.  The Neon Zoning Map Amendment OVERVIEW – Zoning Map Amendment - Project Site - Existing Zoning - Comprehensive Plan Designation - Proposed Zoning - Rezoning Analysis - Staff Recommendation Project Site - 2 parcels totaling 63.006 Acres - The parcels are generally bounded by Gordon W. Shelton Boulevard to the east, the Seasons apartments and Poets Walk Memory Care Facility to the south east, vacant wooded property to the west, and vacant graded property to the north. - The 63.65 acre GPIN 7860-20-7474 to the west is under a conservation easement. - The subject parcels are vacant and were largely graded during the original development of Celebrate Virginia South. The eastern two-thirds of the property is flat. The western third of the property contains steep slopes in excess of 25% grade along with several stormwater facilities. Existing Zoning - Zoned Planned Development – Commercial. - Part of the Celebrate Virginia South Development. - Subject to the Celebrate Virginia South Agreement, which is an agreement between the City and the Celebrate Virginia South property owner’s association with rules about different aspects of the development. It is not a proffer and would remain in effect on these properties if rezoned. Comprehensive Plan Designation - Environmentally sensitive areas of the site are designated T-1 “Preserved Open Space”. - Western Portions of the Site adjacent to the “Riverfront” area are designated T-3 “Sub-Urban” to provide a transitional area. - Eastern portions of the site adjacent to Gordon Shelton Blvd are designated T-4 “General Urban”. Comprehensive Plan Designation - Focus on Transportation network: - Street connections between existing and proposed development on the eastern portions of the site. - Trail connections between proposed developments in the western portion of the site. - Pedestrian improvements at intersections with Gordon W. Shelton Blvd. - Focus on Open Space network: - Project interface with the Riverfront Area and associated nature and recreational trails. - Focus on Celebrate Virginia South Pump Station. Proposed Zoning - Requested zoning is: PD-MU (Green) / PD-R (Orange). - The project maximums are: - 758 multifamily units. - 25,000 square foot clubhouse that includes co-working space, fitness center, event space, and other amenities. - 25,000 square feet of commercial use Analysis – Transect Map PD-MU Project Portion: - Generally in conformance with the T-4 General Urban Transect. - The project should provide a use mix or a phasing plan as required by the PD-MU ordinance. - The PD-MU portion of the project is currently phased last (not to be occupied before December 31, 2028). Consideration should be given to starting the project with this area. Analysis – Transect Map PD-R Project Portion: - Residential Use and Comprehensive Plan Chapter 7 Residential Neighborhoods and Housing Goals (ie. Homeownership / variety of housing types): Unit Type Number Development MU Multi-Family 32 Neon Multi-Family 726 Neon 369 Silver 232 Seasons 1 251 Seasons 2 Age Restricted 207 Jubilation - Proposed gates and fencing (shown in yellow) vs. Policy 14 “do not allow gated communities within the City limits.” - The site design in the western portion of the site does not conform to concept of a “transitional area” adjacent to the Riverfront. Analysis – Transect Map Intensity of Land Use vs. Availability of public facilities: - Public school and safety capacity: Source Total Capital Impact Study $2,491,918 Proffer Statement $2,021,744 Difference $470,144 - Applicant identifies need to contribute its prorated share of capital utility infrastructure improvements in Celebrate Virginia South in their proffer statement. - Applicant provides phasing plan: • No occupancy within 20 months of approval; • PD-R 350 units max by Dec. 31, 2025; • Remaining 406 units not occupied before December 31, 2028. Analysis – Regulating Plan North End Regulating Plan Analysis – Regulating Plan Urban Fabric Standards - Access: - General street connections conform to Area 1 Plan. Detail on public or private access is needed and connections to the ACA property are still questionable. - Perimeter Trail updated so that it is now asphalt shared use path. Path section should be 10’ in width to meet City standards and should make full connections to Gordon W Shelton Blvd. - Pedestrian connection to proposed development to the south of the western portion of the site not included. - Additional detail needed on proposed pedestrian crossings at Gordon W. Shelton Blvd Analysis – Regulating Plan Urban Fabric Standards – Open Space: - Nature trail connecting to Riverfront and public parking provided. - Substantial clubhouse and amenity package proposed. - No “formal open space” delineated with the project, though there are some features that appear to be significant. Delineation and calculation of formal open space still needed. - Opportunity for the project to realize original goals of Celebrate Virginia Riverfront plan. Additional work / concept development would be needed. - American Canoe Association / Fred Trails Alliance comments. Frontage and Building Type Standards • Enough information is available to evaluate the proposed frontages. Streetlights should be added to the project and the orientation of the buildings should be identified on the GDP. • The architectural information for the PD- MU and the Neon are a positive for the application. • There is not sufficient information to evaluate the buildings in the PD-R portion of the development. For example, a rendering was included of architectural elements and streetscapes for the buildings along Gordon W. Shelton Blvd. and the Neon Clubhouse. No information is provided for the multifamily proposed in the PD-R portion of the project. Staff Recommendation Recommend approval of the PD-MU portion of the project with modifications to the phasing and the inclusion of a pedestrian crossing across Gordon W. Shelton Blvd. The PD-R portion of the project, as submitted is not in conformance with the Comprehensive Plan or Zoning District. The Commission should consider one of the following three options: • Defer to provide time for the applicant to revise their concept as described in this memo, or • If the applicant wishes to proceed with the concept as presented, recommend denial of the PD-R portion of the project, or • Recommend approval with conditions to address Comprehensive Plan non-conformities listed below before presentation to Council. o Diversify unit type o Remove gates from local street network o Demonstrate feasibility of ACA property access o Address form-based code, urban fabric, frontage, building type issues o Address trail/open space issues NEON at Celebrate Virginia South City of Fredericksburg – RZ FY23-01 Property Overview • Project is located in Celebrate Virginia South along Gordon W. Shelton Boulevard • Consisting of approximately 63 acres • Site is clear and graded (prior marketing for commercial pad site) • Located in the Area 1 Small Plan • Currently vacant land and zoned PD-C (since 1998) • Also nearby to the Fredericksburg Nationals Stadium, Wegmans shopping center, 4 multi-level hotels, other multifamily uses and the Fredericksburg Expo and Conference Center  Project Overview • Requesting a zoning map amendment from PD-C to PD-R and PD-MU for the purposes of developing a mixed, planned development residential and commercial project • PD-MU: “established to promote areas appropriate for office, retail, and residential uses, designed in a unified and cohesive manner in order to create an attractive environment in which to live, work and recreate. Two or more uses shall be integrated into a mixed use project” • PD-R: “encourages innovative and creative design, to facilitate use of the most advantageous construction techniques, and to protect watercourses, stream valleys, forest cover in watersheds, and areas with scenic vistas. The district is designed to permit a greater degree of flexibility in terms of layout, design and construction of planned development than is found in conventional zoning classifications. It will permit planned mixed use communities comprising residential, commercial, office and service uses” Project Overview (continued) • Request includes approximately 7 acres for PD-MU (density of 4.85 per ac. vs. 30 units to ac. as allowed) and approximately 56 acres for PD-R uses (density 12.89 per ac. vs. 24) • Project is the third and final leg of the Silver Collection at CVS and is compatible with current developments in the area: • Silver Collection (market rate MF) • Jubilation (age restricted MF) • NEON – mixed use development (MF + Commercial & NEON Clubhouse) Project Overview (continued) • Project consists of 756 MF Units, majority being one and two bedrooms (no more than 5% of all units 3-BR) • +25,000 SF clubhouse that will include a co-working space, fitness center, event spaces, resort pool, food and beverage services and other services • Clubhouse will be open to residents and non-residents who pay an annual club fee • +28,000 SF of commercial uses, including a beer garden (entertainment venue), retail, office and restaurants uses • Current multi-lane/parkway transportation infrastructure already in place with 80% remaining capacity (Gordon W. Shelton Parkway) Project Overview (continued) • Immediate access to City trail system and entertainment venues such as Fred Nats Stadium • Will support entertainment venues like Nats Stadium and conference center and other businesses at CVS and Central Park having immediate and walkable access • Project is geared towards tech-savvy young adults between 25-40 years of age who want to live a more modern lifestyle, & reside in a work and play environment (urban scale environment) • Co-working space is highly sought after in this age group and it is anticipated Neon’s clubhouse co-working space will work as an incubator to attract both new businesses and tech savvy workforce to this area  Project Overview (continued) • Fiscally Positive CVS Development  Includes Silver Collection, Jubilation and Neon  Estimated total project cost is $263.2 Million (Neon alone is $155 million)  One time impact from construction and development activities = $92.9 million and 378 jobs  Total spin-off spending during construction is $55.4 million, which will generate 165 new jobs  At full build-out annual gross tax revenues = $4.8 million (Neon is $2.9 million of this number)  Annual net tax (direct) revenues = approximately $1 million annually with Neon netting $600,000 annually  Attract a greater diverse workforce to the City including Millennial and Gen Z employees/entrepreneurs (entrepreneur ecosystem and offer modern lifestyle)  Comprehensive Plan Analysis • Project is in general accordance with City Small Area Plan 1 • Project promotes higher level of mixed use development near existing compatible residential and commercial uses • Meeting transportation goals such as creating multi-modal systems within the Project including pedestrian and bicycle facilities, FRED Stop, and creation of complete and integrated streets, and interparcel connections • Adequately supports public school facilities & protects sensitive environmental features • Provides entertainment venues (Clubhouse & Beer Garden) • Will support existing businesses at CVS, including Fred Nats, Wegmans, and will attract new commercial investment to the CVS area  Comprehensive Plan Analysis (continued) • Positive job and tax revenue creator and economic development initiative • Project has support of surrounding businesses, including Rappaport Companies at Central Park • Supported by extensive transportation infrastructure and does not degrade LOS • Promotes open space and connects to City trail systems • Positive employment and economic development driver and tax/job generator  Parking • UDO requires 1.75 parking spaces per dwelling for MF developments • Planned Development Districts require 1 parking space per unit and 1 space for every 335 SF of commercial space • Applicant sees this as inadequate parking since typically more than one driver lives in a unit and many residents have more than one car or other like boats, motorcycles, or other vehicles and storage. • Neon’s Clubhouse business model with the co-working space anticipates to involve upwards of 200-400 non-resident memberships to utilize the facilities on a daily or weekly basis • Other supporting commercial uses (Beer Garden, other mixed uses) have the ability to serve as a host site for larger social and community-oriented events and activities during most of the year which justifies an increase in parking on site • 290 spaces are dedicated for PD-MU use and 1,341 spaces are dedicated for PD-R use • Break down is 870 surface spaces, 208 garage spaces, 327 on street spaces, 86 spaces for the clubhouse and 140 spaces for the Beer Garden Proffers • Schools and Public Safety = total of $2,491,918 • $2,020,788 for Schools • $2,673 per Unit • $471,130 to Public Safety • $580.29 per Unit • $577 per 1,000 SF of PD-MU Commercial Uses • $720 per 1,000 SF of Clubhouse Uses • Transportation • Construction of site driveway with one ingress and two egress lanes at the intersection of Gordon W. Shelton Blvd and proposed full movement driveway • Construction of site driveway with one ingress lane an one egress lane at the intersection of Gordon W. Shelton Blvd and the proposed right-in/right-out site driveway Other Proffers • The Project will include at a minimum the following amenities: (i) clubhouse, (ii) pool, (iii) walking trails, (iv) bocce ball court, (v) pickle ball courts, (vi) grill area, and (vii) exercise and fitness room • The Applicant agrees to contribute its prorata share of the cost for the City’s planned capital utility infrastructure improvements required for sewer • Applicant has proffered 30.35% (15% required) open space under PD-MU zoned section and 57.31% (25% is required) under PD-R Section • Applicant will not request its first CO earlier than 20 months after approval • Applicant has agreed to phase development whereby no more than 350 PDR Units will be completed before December 31, 2025, and the remaining PDR Units and PD-MU Units will not be completed before December 31, 2028 Renderings (Main Street) Clubhouse Elevations (Front) Clubhouse Elevations (Back) Amenities Amenities Amenities NEON Clubhouse NEON Clubhouse NEON Clubhouse NEON Clubhouse NEON Clubhouse Yellow: Deeded 60 Acres Red: Conservation Easement Green: ACA Property Staff Comments • T-3 Comp Plan Consistency • Gate Concept • ACA Access • Trail Connections • Pedestrian Crossing • Multifamily Features & Form Base Code Questions?