Cir OF FREDE1UcKSrnIRGPLANNING COMMISSION

MINUTESMarch 11, 2020

7:30 p.m.715 Princess Anne Street

Council Chambers

You may view and listen to the meeting in its entirety by going to the PlanningCommission page on the City’s website:

https://amsva.wistia.comlmedias/77 1 goz3nrn

The Agenda, Staff Report, Applications and Supporting Documents are alsoavailable on the Planning Commission page.

MEMBERS CITY STAFFRene Rodriguez, Chairman Chuck Johnston, Director,Steve Slominski, Vice-Chairman Planning and Building Dept.David Durham Mike Craig, Senior PlannerKenneth Gantt James Newman, Zoning AdministratorChris Hornung Cathy Eckles, Administrative AssistantTom O’TooleJim Pates

1. CALL TO ORDERChairman Rodriguez called the meeting to order at 7:30 p.m. and explained meeting proceduresfor the public, as well as expected decorum during public comment.

2. PLEDGE OF ALLEGIANCE

3. DETERMINATION OF A QUORUMAll seven members were present.

4. APPROVAL OF AGENDAMr. Hornung moved for approval of the agenda as submitted. Mr. Durham seconded.Motion passed 7-0

5. APPROVAL OF MINUTESNovember 13, 2019 Work SessionMr. Hornung moved for approval of the minutes as submitted. Mr. Gantt seconded.Motion passed 7-0

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February 26, 2020 Regular MeetingMr. Pates moved for approval of the minutes with his edits as submitted by email on March 9,2020. Mr. Slominski seconded.Motion passed 7-0.

6. DECLARATION OF CONFLICT OF INTERESTMr. Pates noted he has a conflict with SUP2020-o2 as this is his daughter’s business. There wereno further conflicts of interest reported.

7. PUELIC HEARING

A. Eufloria requests a special use permit to operate a retail sales establishment,specifically a florist shop, in the Commercial-Transitional Zoning District. The propertyis located at 915/917 Lafayette Boulevard, at the corner of Lafayette Boulevard andWillis Street. SUP 2020-02

Mr. Newman reviewed the staff report along with a power point presentation (Att. i) andrecommended approval with three conditions.

Mr. O’Toole questioned what the previous uses of the property were. Mr. Newman said there is alaw office in one of the spaces and formerly a juice café was in the proposed location of Eufloria.Mr. Newman commented that special use runs with the property and does not cease if there ischange in property owner or business proprietor. Mr. Newman said the Commissioners could adda condition that the proposed special use permit only be for the proposed square footage ofEufloria.

Mr. Gantt questioned the limiting of the square footage for the business proposed at 1,200 sq. ft.,what would the remaining property be used for. Mr. Newman said the applicant would answerthat. Chairman Rodriguez questioned the parking requirements and would they be limited to thatapplication. Mr. Newman said that there was no additional parking required as it is a change inuse and there are 5 to 6 street parking spaces available.

Chairman Rodriguez opened the public hearing.

Sandra Glancy, representative of the applicant, was present, as was Annie Pates, the businessowner. Mr. Hornung asked Ms. Pates if she would have an issue with limiting this permit to floralbusiness only, no general retail sales. Ms. Pates said the she also sells plants and floral related giftsand is not strictly a floral business.

Chairman Rodriguez questioned whether there would be a dedicated drop-off area for the floraldelivery portion of the business. Ms. Pates said there was an area off-street for the deliveryvehicles.

No public comments were made. Chairman Rodriguez closed the public hearing.

Discussion ensued regarding adding a condition limiting the use to a floral business only.Mr. Hornung was concerned about the proximity to the Battlefield Visitor Center. Mr. Johnston

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noted that the City Attorney has indicated that there are legal issues in trying to limit the particulartype of retail sales without identifying some unique circumstances. Mr. Craig also noted that theissues with certain types of signage would be subject to design guidelines. Chairman Rodriguezwas also concerned with the amount of traffic in this area. Mr. Johnston noted that limiting theallowable square footage for retail sales would inherently limit the type and size of retail sales.

Mr. Hornung asked how big the proposed location is. Ms. Pates said 1800 sq. ft.

Mr. Hornung motioned to approve SUP2020-o2 with the conditions recommended by staff.Mr. Hornung further recommended the addition of two further conditions, (i) limiting the retailsales square footage to 2,000 sq. ft. and (2) limiting the retail uses to only floral and gift shopsales. Mr. Hornung said this could be dealt with at City Council. Chairman Rodriguez secondedthe motion.

Mr. Slominski noted he agreed with Mr. Hornung on limiting the potential retail sales. ChairmanRodriguez asked staff to be sure to notify the Commission of the City Attorney’s determination onlimiting the potential retail sales.Motion passed 6-0-i (Mr. Pates abstained).

B. The City of Fredericksburg proposes to amend the Unified Development Ordinanceto establish a new zoning district entitled “the Creative Maker District”. UDOTA 2020-02

C. The City of Fredericksburg proposes to amend the zoning map to change theexisting zoning of about 78 acres of land along the northern sections of Princess Anne Street andRoute ito the Creative Maker Zoning District from the following zoning districts: Commercial-Highway (CH), Commercial-Shopping Center (C-SC), Commercial/Office-Transitional (CT), Residential-30 (R3o), Residential-2 (R-2), and the Princess Anne Corridor OverlayDistrict. RZ 2020-02

Mr. Craig reviewed the staff report for the Creative Maker District (CMD) along with a power pointpresentation for Items B and C combined (Att. 2), and recommended the public hearing be keptopen until the April 8, 2020 Commission meeting due to an error with the public hearing ad.

Mr. Durham asked if there were any provisions within the form-based codes that requiredevelopers to provide pedestrian crossing improvements. Mr. Craig noted it will be a joint effortbetween the City and the developers. Mr. Craig went through the various situations and whatwould be required.

Discussion ensued regarding the status of the Transfer of Development Rights (TDR) in the T-4Mand T-5M transect zones and whether the rights can be transferred between transect zones.Mr. Craig stated that TDR is not currently a component of the Creative Maker District proposalbut explained the process when a character structure is determined to be eligible for TDR.

Mr. Durham questioned if there maybe a public use in the future in the CMD, would that propertybe removed from the CMD and make it part of a Public, Recreational, Open-Space, andEnvironmental Zoning District (PROSE) Zoning District. Mr. Craig said Planning aimed toestablish additional zoning districts that would handle public uses specifically and would addressthis use at that time.

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Mr. Pates questioned whether the CMD should wait for the TDR component since TDR was acentral part of the strategy for historic preservation in this area. Mr. Craig said the CMD wouldput the legal framework in place to permit the evolution of use in this corridor, which wouldrepermit the types of uses the historic structures were designed for. Establishing the form basedcode is also critical. In addition, Mr. Craig noted that defining character structures makes sure thehistorical properties are not deemed non-conforming.

Mr. Pates asked about the location of the T-4M areas and their relationship to existingneighborhoods. Mr. Craig said the CMD is proposed in existing commercial areas and not in theexisting neighborhoods. Further discussion ensued regarding the potential development.Mr. Pates said that the expansion of use could negatively impact residential properties in theCMD. Mr. Craig noted the level of use, that by definition the impact of the proposed uses areminimal and the addition of the form based code, which requires that buildings are a compatibleshape and size, further controls the potential intensity of any proposed use.

Chairman Rodriguez asked to clarify the boundaries of the CMD. Mr. Durham noted once the Area7 plan is accepted, the CMD will extend down Princess Anne Street to the south. Mr. Craig agreedand clarified that the zoning district is established and then the properties are rezoned.

Chairman Rodriguez opened the public hearing.

Lynn Goodall, 2109 Fall Hill Avenue. She spoke for the Canal Quarter Neighborhood Association(Association). They support changing the zoning along the Princess Anne Corridor. TheAssociation is concerned about including the parking lot areas and that more consideration shouldbe given to green space, historic preservation reuse, accessibility for the aging, and canalenhancements. The Association does not support residential density or TDR. The Associationbelieves that only the zoning for the Princess Anne Corridor should be acted on until the 2300 FallHill Building and all associated Mary Washington Health Care properties are sold.

Adam Lynch, Friends of the Rappahannock (FOR), 3219 Fall Hill Avenue. FOR stated that theCMD needed to include higher residential density if the plan is to achieve a river friendly regionwith more walkable areas by steering growth away from sprawling car dependent landscapes.Compact walkable development preserves green space, reduces water quality impacts and carbonfootprints of new development. FOR believes the CMD downzones most of the area whichentrenches low density housing, misses an opportunity to build more sustainable development,and will deter compact river-friendly development.

Paul Ireland, no address given. Asked how the rezoning would affect his automotive servicebusiness use at 2705 Weilford Street. Mr. Craig noted that under the proposed changesautomotive use will change from a by-right to a special use so the existing building configurationwould become grandfathered and amendments to it would be permitted by special use permit.

No further public comments were made. Chairman Rodriguez noted the public hearing portionwould remain open until the April 8, 2020 meeting. Mr. Durham asked staff to address thecompeting interests that were represented by Ms. Goodafi and Mr. Lynch.

No action was taken.

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D. The City of Fredericksburg proposes to amend the Unified Development Ordinance,Section 72-53, Parking. The amendments include a general reduction of the amount ofparking required for uses listed in the Minimum Off-Street Parking Standards Table,creating a “Shared Parking Factor”, and modifying the purpose and extent of the DowntownParking District. UDOTA2020-o3

Mr. Johnston reviewed the staff report along with a power point presentation (Att. 3).

Mr. O’Toole asked how long Smart Code has been in use. Mr. Johnston stated it has been aroundfor 20 years and that it meets the needs of the jurisdictions that have used it and there isn’t reallyanother source except for the Institute of Transportation Engineers (ITE), which is based on 20th

century surveys of parking in suburban areas. Chairman Rodriguez asked how many cities of oursize use Smart Code. Mr. Johnston stated approximately six, but that it is also applied in manylarger cities outside of their actual downtown areas.

Mr. Pates asked about not requiring parking for reuse of historic buildings and would using theSmart Code still not affect historic properties. Mr. Johnston stated this amendment would notaffect that as the parking requirements for reuse of historic structures was decided approximatelyten years ago. Mr. Pates asked about the shared parking factor and how it affects properties thatare not mixed use. Mr. Johnston noted that this is intended to focus on sites of businesses thatshare parking lots with various types of uses.

Mr. Durham asked about the degree to which these changes would incentivize additional bicycleparking. Mr. Johnston stated there are two issues: the text changes regarding bicycles address thestandards for bicycle parking on private property to fix poorly worded text to make it lesscomplicated. The other addresses public facilities within the right-of-way on sidewalks and parks.That money would be used for public facilities for bicycle parking.

(Mr. Pates left the meeting)

Chairman Rodriguez asked what is the smallest City owned parking lot. Mr. Johnston statedprobably the Visitors Center, which has approximately twelve spots. Chairman Rodriguezquestioned the Commissioners whether a requirement should be added that states any Downtownproject over 50 or 75 parking spots might need to apply for a special use permit in order to pay forspaces instead of providing them, as that just shifts spaces to another area. Mr. Durham statedthat market forces would argue against that and doesn’t think Chairman Rodriguez’ scenario isfeasible. Mr. Hornung agrees with Mr. Durham that there is a balance between how much adeveloper would be willing to get out of the parking requirements and how much is available fortheir tenants. Most deve’opers would not be able to get tenants if they just paid for spaces insteadof providing them.

Discussion ensued regarding the 1010 Caroline Street project, which involved the reuse of a retailbuilding that did not expand the square footage, so no further parking requirements werenecessary.

Chairman Rodriguez opened the public hearing.

Adam Lynch, Friends of the Rappahannock (FOR), 3219 Fall Hill Avenue, he spoke for himselfand FOR being in favor of the proposed parking minimum amendments. Widespread asphalt is

5

a major source of impervious surfaces and causes stormwater pollution; therefore, reducing theburdensome parking minimums will reduce pressure to build new parking lots and theseamendments will help steer the City to better preserve our remaining open spaces and improvethe City’s stormwater management system.

Holly Clarke, 1504 Winchester Street, spoke in favor of the reduced downtown parkingrequirements. The City is designed for people, not cars, which is what contributes to the City’svibrancy. Ms. Clarke also spoke in favor of the attention being focused on bicycling traffic butthinks that better practices could be done.

No further public comments were made. Chairman Rodriguez closed the public hearing.

Mr. Slominski motioned to approve as recommended. Mr. Durham seconded. Mr. Johnston notedthat he will incorporate two recommendations into the ordinance: best practices for bicycleparking, and appropriate location standards for shared parking. Mr. Slominski amended hismotion to include those recommended changes to the ordinance. Mr. Durham requested thatwhen this is discussed at Council mention be made to include and highlight areas it will have themost specific effect on.

Motion passed 6-o (Mr. Pates absent).

E. The City of Fredericksburg proposes to amend the Unified Development Ordinance,Section 72-8, Definitions and Interpretations, to update definitions and regulations ofresidential uses. The amendments more clearly states the differences among duplex, single-family attached, and multi-family dwelling types. UDOTA2020-o4

Mr. Craig reviewed the staff report and recommended the Commissioners recommend approval.

Mr. Hornung asked about the rationale for the different rules between Section 72-41.1 F.(5) statingone townhouse per lot and Section 72-84 Dwelling. Single-Family Attached stating up to foursuch units on a lot. Mr. Craig stated that there is a different impact between single-family attachedhomes arranged as townhomes and attached housing arranged as a tn or quadplexes that lookslike a single family home. Also, some builders attempted to negate development standardsrequiring streets and lot frontage by stating they would build multiple townhomes on a single lot.Mr. Hornung mentioned the townhomes at the intersection of Prince Edward Street and AmeliaStreet as one that was an attractive infill use. Mr. Durham noted that previously when he owneda townhome, there were three of them on a lot and when the owner wanted to sell, he could notdo so separately. He then got them subdivided so Mr. Durham thinks this language is appropriateas it goes to the issue of ownership. Further discussion ensued regarding the ownership andconnection between townhomes and duplexes.

Chairman Rodriguez opened the public hearing. No public comments were made. ChairmanRodriguez closed the public hearing.

Mr. Durham motioned to approved as recommended. Chairman Rodriguez seconded the motion.

Motion passed 6-0 (Mr. Pates absent).

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8. GENERAL PUBLIC COMMENTThere were no public speakers.

9. OTHER BUSINESSA. Planning Commissioner CommentsNone.

B. Planning Director CommentsMr. Johnston updated the Commissioners on the following:

• City Council approved the infifl development amendments, but with a 90-day grace period;• City Council approved the Springhill Suites Hotel PD-C rezoning and special exception on

Fall Hill Avenue;• City Council authorized a study of the potential sale of land near Idlewild for Mary

Washington Health Care offices;Mr. Durham noted that the increased residential in Planned Development Commercial is shelvedfor now.

• Planning staff is going to Bethesda to discuss Area 1 with Streetsense;

Mr. Durham asked when the infill heights requirement rework might be happening. Mr. Johnstonnoted that he does not have specific dates set yet.

Mr. Johnston stated that the March 25 Commissioner’s meeting will be primarily focused on theCapital Improvements Plan and follow up on the Area 7 Downtown plan.

8. ADJOURNMENTThere being no further items to be discussed, the Planning Commission adjourned at 9:47 pm.

Next meeting is March 25, 2020.

Rene Rodriguez, Chairman

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DISCLOSUREPERSONAL INTEREST IN A TRANSACTION

Virginia Code § 2.2-3112(A)(i) prohibits a member of a public body from participating in.a transaction that has application solely to property or a business or governmental agencyin which he has a personal interest or a business that has a parent-subsidiary or affiliatedbusiness entity relationship with the business in which he has a personal interest.

The officer shall be prohibited from (i) attending any portion of a closed meetingauthorized by the Virginia Freedom of Information Act ( 2.2-3700 et seq.) when thematter in which he has a personal interest is discussed and (ii) discussing the matter inwhich he has a personal interest with other governmental officers or employees at anytime.

The officer is required to disclose the existence of the interest, and the disclosure ismaintained in the public records of the agency for five years in the office of theadministrative head of the agency.

Name of Officer: -c

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/ i- )-t P/ok’ (C44 d)>’

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Name and address of business or governmental agency in which the officer has a personalinterest:

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(-e41;7 & ,c .fr-pf4;/,y

çr/ iW4?4n/- fr 7/r iZ $€44

Address or parcel number for real estate (if applicable):

,9)C1/’.,9d2 iq4rm4/

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Transaction name/meeting date(s):and any follow-up meetings.

Date:

_____

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