Planning Commission - Regular Meeting

It looks like it's the time. The October 21st, 2025 meeting of the Suffuk Planning Commission will come to order. Just make a comment. This meeting is videotaped and televised for public viewing. Uh we'll now have the invitation. Commissioner Tom Powell.

Thank you, M. Let us pray. Lord, we're so grateful for the opportunity uh to serve our community. Lord, I pray that this meeting today would uh do nothing but honor you. I pray that each commissioner, each person who presents uh their situation would speak with clarity and uh help us to uh never take for granted the freedoms that we have uh the community that you've given us and the opportunity to uh love on each other and serve each other. In your name we ask it. Amen. Amen. Thank you, Commissioner Powell. Roll call. Mr. Wine, please call the role, sir. Commissioner Bower, here. Commissioner Creekmore here, Commissioner Edwards, Commissioner Goodman,

Commissioner Pal here, Commissioner Thornton Manuel here, Vice Chair Hicks here, and Chairman Staylor here.

Mr. Chairman, we have a quorum. Okay, moving on. Um, the approval of the minutes from the previous meeting were included in the packet. Any corrections or addition additions? If not, so they'll stand approved as presented. This isn't on our agenda, but I've got something I just want to address uh um just because of some things that have happened in the past. Um this is dealing with kindness, and this is just me. No one here is uh aware of this, but I went to several of my grandkids uh grandparents day, and the theme of the day was kindness. So, um, thinking about that and and some of the things that have happened over the last several months, um, I just thought I would would add this. The the planning department staff are citizens just like all of us doing their assigned jobs for the city. They are taught to be nice, kind to all that come seeking permits, need assistance with resonings, conditional use permits, etc. They follow the tools that they have been given to make recommendations to the planning commission and later to city council. Please remember they are just doing their jobs. So be kind. [Applause] Moving on. Um hold on one second. We have two public hearings today. Public hearings are for 30 minutes, 10 minutes for the proponents, 15 minutes for the opponents, and five minutes for the rebuttal by the proponents. Our first public hearing is resoning request

rezn 2024-000013 conditional Lake Point. Mr. Wine, will you please read the caption?

Yes, sir. Reszoning request RZN 2024013 conditional Lake Point submitted by Matt Howard, applicant and property owner in accordance with section 31304 and 31305 of the unified development ordinance to reszone and amend the official zoning map of the city of Suffach in order to change the zoning from a agricultural zoning district to RLM residential low medium density conditional zoning district for properties located at 494 Manning Road zoning map 33 parcels 75 and 75A. The affected area is further identified as being located in the Holy Neck voting burrow zone Agricultural Zoning District. The 2045 comprehensive plan designates this area as part of the central growth area suburban neighborhood land use type. When you act on this request, you'll be acting on a resolution to present a report and recommendation to city council relating to resoning request RZN 2024013 conditional. Staff planner Brittney Collier will present staff's report.

Thank you. Good afternoon, Mr. Chairman and members of the planning commission. As stated, this is a request to reszone the subject parcels from agricultural zoning district to RLM residential lowmedium density conditional zoning district for the purpose of constructing a maximum of 300 single family detached dwelling units. The property up for discussion is located within the central growth area and is designated as the suburban land use type in the suffix 2045 comprehensive plan. Sorry, you should have been able to see that. Uh to the north of the property is the Spates Run Reservoir zoned conservation. To the south are single family detached homes, fields, and forested land zoned agricultural. To the east is Lake Spate Colony neighborhood zoned RLM. And to the west is the Springfield neighborhood zoned RLM. The applicant proposes to reszone approximately 113 acres of property located at 494 Manning Road consisting of tax parcels 33 star 75 and 33 star 75A from the existing agricultural zoning district to RLM conditional for the purpose of developing a maximum of 300 single family detached dwelling units. A conceptual plan has been provided and profered in I'm sorry and not profered in support of this application and the conceptual plan demonstrates that the proposed residential de development will take access from two points along Manning Road. One which will be directly in line with the entry point of the Springfield subdivision. Currently there is no established legal access across the railroad rightway tax parcel 38 star X. Therefore, the applicant has voluntarily profered that prior to utilizing the southern portion for open space that will serve the development, they must obtain legal access to cross the railroad right away. As profered by

the applicant, the proposed density would equate to a density of 2.9 units per acre, which is the maximum density allowed within the RLM zoning district. Each phase of the development will be required to meet all applicable development regulations for residential subdivisions to include maximum permissible residential density and the minimum and the minimum required open space regulations. A wetlands delineation conducted found non-title wetlands to be located on the subject parcel occupying approximately 8.5 acres of the site thereby reducing the amount of developable acreage of the property which impacts the potential number of units that could be realized on the site. Specifically, the net developable acreage of the site measures 105.19 acres, which is reszoned to RLM, would allow for a unit yield of 300 total units, which aligns with the maximum number of units that could be developed as profered by the developer. As previously stated, the 2045 comprehensive plan designates the subject parcels as suburban land use type. Applicable zoning districts include residential low density, low medium density and residential low density. Additionally, the target density range is 0.5 to four dwelling units per acre as proposed on the conceptual layout and profer. The units three the 300 units would yield a density of 2.9 dwelling units per acre, which would align with the recommended density outlined in the comprehensive plan for suburban land use type. Additionally, the RLM zoning district allows for a max density of 2.9 dwelling units per acre. Therefore, the proposed density also aligns with the proposed zoning district as well. The comprehensive plan sets specific themes and policies related to land use, transportation, open space, and the environment that should be considered when contemplating a resoning application. Relevant to this application are the following. Action L1-.1

which speaks to focusing development in designated air growth areas that is consistent with future land use map. Action L2.4 which speaks to ensuring that a cluster development provisions allow for more community open space. Each of which has been detailed and outlined in staff's report. In accordance with our adequate public facilities standards, no reasonzoning request should be approved, which would cause a reduction in the levels of service for any public facility impacted. With regards to sewer and water, the Department of Public Utility has stated that water and sewer are to be served through the existing water and sewer force mains. However, water will also be looped to the Lakespake Colony subdivision to the east. Public Utilities has agreed to coordinate with the developer on modeling the water and sewer system improvements at the time of development plan review. With regards to transportation, the Department of Public Works traffic engineering has reviewed the submitted traffic memorandum and associated voluntary profers and have found them to be acceptable. In regards to schools, the parcels included in this request are currently assigned to Lakeland High School, Forest Glenn Middle, and Kilby Shores Elementary School. As parcels to be reszoned are zoned agricultural, it is assumed that the property could yield a maximum of three cuts and a residue. Therefore, four single family dwelling units by right. As such, a credit of one student at each level would be applied. After subtracting out the students that may be generated by a byite development, the net impacts of this resoning would generate 38 high school students, 29 middle school students, and 53 elementary school students. When considering the applied credit for byite development and committed development that will be served by the same schools serving the subject parcels, there are sufficient capacity at the high school and middle school levels and a deficient capacity at the elementary school level. The current capital improvements plan in effect at the time of this application identifies capital projects that would provide additional systemwide capacity

that would work to relieve overcrowded schools citywide. The applicant has voluntarily profered a cash contribution in order to mitigate four impacts to the elementary school level. The applicant has voluntarily profered six conditions in support of sorry seven conditions in support of this application uh which are provided in detail on this slide. The first profer pertains to the school contributions in order to mitigate for impacts to the schools. The second profer limits the development to no more than 300 single family detached dwelling units. Profers three, five, and six pertain to the required building design and materials. Profer four pertains to traffic improvements which are outlined in the transportation section of staff's report. And lastly, profer 7 states that the that prior to utilizing the portion bisected by the abandoned Norfick Southern Railroad line as open space for the proposed subdivision that the developer property owner must verify rights to legally cross the Norfick Southern Railroad rightway. Prior to verification, it is understood that only property north of the railroad shall be leveraged to meet minimum requirements outlined in the unified development ordinance for subdivisions. The regulations of note include, but not limited to, minimum open space and maximum density requirements. The developer acknowledges that the first phase of the development must individually adhere to the requirements outlined within the UDO and subsequent phases shall meet all requirements when considered cumulatively. In summary, staff finds this proposal reszoning request RZN 2024-013 conditional meets the intent and the provisions of the 2045 comprehensive plan and the unified development ordinance. The proposed resoning of the subject parcels from agricultural zoning district to RLM residential lowmedium density conditional zoning district aligns with the goals and objectives out established within the comprehensive plan and unified development ordinance. Therefore, staff recommends approval

with conditions of reszoning request RZN2024-013. I'll stand by for any questions following the public hearing. Thank you, Miss Collia. We will now open the public hearing. Public hearings are for 30 minutes, 10 minutes for the proponents, 15 minutes for the opponents, and five minutes for the rebuttal by the proponents. who would like to come forward and speak in favor of this item. Please state your name and address, please.

Good afternoon, Mr. Chairman, members of the planning commission and city staff. My name is Grady Palmer. I'm an attorney uh based in Virginia Beach. My office address is 222 Central Park Avenue. Um I want to thank you uh for the time to be here today. I want to thank staff for their diligent review. I think uh Mr. Chairman, your comments are well are well well made. that staff works really hard and I think that really should be appreciated regularly. And so a couple things I want to talk about today. One, one is your comp plan uh that you adopted in December of last year. One of the major goals of the comprehensive plan um and I think that's been discussed here at the commission is that it injected or the intent was to inject predictability uh of future land uses. And so you switch from a a sort of character district in your in your 2035 comprehensive plan and you switch to more of a land use map. And so properties are identified by color coding. They're anticipated to go residential uh industrial employment center commercial. And I think that's what um the the in part what the comprehensive plan was trying to do was to instill some predictability uh in future land uses. And so when when people look at the comprehensive plan, they can see that this property is identified for residential. Okay, so that's what that's what's to be expected. That is exactly the case here. It's identified for single family neighborhood uh on on the land use map plan and that's what's being presented. Um it's as you heard Britney talk about is adjacent to two established neighborhoods. Uh so this I think is a good case scenario for the the comprehensive plan that you adopted uh instilling some predictability in land uses. Um and I think that's just important for for us to talk about uh today is is that there is a good comprehensive plan. I mean, you spent a lot of time, a lot of effort uh in developing that plan, and I just think that should be recognized that uh this

this project uh is a predictable result of looking at and reviewing the city's comprehensive plan. Now, one other thing that I think is important uh to discuss in terms of predictability uh is 58 Holland in this corridor has become a major employment center uh and will continue to become a major employment center. Uh and SUFFK has seen in the Centerpoint area alone by my calculation about seven and a half million square feet of employment center. That's Amazon, Lowe's, MSI, Target Distribution, etc. Uh and that translates to about n 9,000 jobs just in the centerpoint area. Another interesting uh bit of information that comes out of your comprehensive plan uh is this uh I don't know what page it is but I've got a copy of it but it's an inflow outflow uh and it's discussing in the context of economic existing conditions and I found it very interesting. So it says according to to according to on the map which is a which is a statistics run by the federal government less than 10,000 residents Suffach residents live and work in Suffach. Three times that number of residents leave Suffach for employment. Nearly 21,000 jobs in the city are filled by non-residents. So it's got a it's got a map that shows 20,000 leaving uh for work that live in Suffach. um uh I'm sorry arriving in Suffach from out of Suffach to work and 31,000 that live in Suffach uh leaving the city in the morning uh to find work uh in Virginia Beach and Isa White and other other places. But I think this is one of the other important factors of the comprehensive plan that it's attempting to rebalance that inflow and outflow. One of the major uh components of the comprehensive plan in my view is encouraging or offering the opportunity of living in Suffach and working in

Suffach. And that's not just Suffach. Most of the other cities in Hampton Rose are trying to encourage that. Um I know we do that in Virginia Beach and Chesapeake. Uh very much of an emphasis that trying to encourage living where you work or at least offer offering the opportunities to do that. And I think this comprehensive plan does a great job in trying to rebalance uh the the the employment basis in Suffach and giving people the opportunity to live where they work. Now, one of the other things I want to um want to mention here is we've seen a lot of and we've you have been living with a lot of improvements on on Holland 58 for a long time. We're coming to the conclusion of that. One of the major uh improvements is happening at Manning Road uh intersection with Holland Road. Uh there are new turn lanes. There's traffic signalization that has been moved. So that will function as our main uh uh entrance and exit uh to to Holland Road. And so that is a major safety improvement, major efficiency uh improvement. We think this is the right time given all these factors uh to reszone the property. I want I want the audience to understand overall this project if it's approved uh next month or or the month after you depending on how those things shake out it will take us at least 5 to seven years to completely build out this project. So it's a big project uh it's slated for 300 maximum uh probably realistically when we get in there uh is probably 275 but we wanted to profer a maximum uh just so everybody knew what the ballpark that we were that we were operating in. But that's a critical component to understand that these projects just don't come online in the next year. Uh projects like this take many years to to build out uh and to sell. And so there will be a period of time uh that will uh the project will come online. So it will be a gradual uh coming online over many

many uh years. Um so I want to talk just briefly about the profers. Um there is a full cash profer for the elementary school. It's nearly 2 $2 million, $1.9 million uh that the devel developer is offering to to advance capacity. Uh there is a profer for quality materials. You heard this will be a cluster. Uh there are design standards in your UDO uh that even heighten the design quality of this project. Um now one of the big uh profers in this package is the entrance at Springfield. Uh, as you heard, our entrance will line up with the entrance of Springfield. And in your package, there's a picture that shows what the uh improvement project will be. So, right now, there's there's two lanes of of traffic. So, what what we what we what the developer has committed to do is to install turn lanes for Springfield, turn lanes for the project, and a center free flow of traffic down Manning Road. So there will no there will be no stoppage for turns into Springfield turns into this project. Everybody will have their own turn lane and you can see that image in your picture. And that is about $350,000 improvement uh that we think should be made. I mean we we know the challenges of Manning Road. Uh and so we're committed to making uh what we believe to be a very significant uh widening project for Springfield for this project and for the traveling public up and down Manning Road that no one has to stop if they're if they're going to continue to travel Manny Road for traffic turning into this project or the traffic turning into Springfield on in both directions. So that's I think a major uh uh element of this of this project. This will be completed in phase one of the project. It's not one of those uh uh profers that we delay uh to the end. We will do this upfront. And I want to talk just briefly about the railroad crossing. The profer uh that's a little bit of an unusual

situation, but we do have an abandoned Norfk Southern Rail you see there on the right side of the screen. Um I think that line has been abandoned about 20 years as best I can tell. Um Norfick Southern uh thinks there may have been a crossing agreement. uh can't find it. So, we're we're working on a new agreement with Norfk Southern for a crossing uh of that Norfick Southern line. We believe they do want to hang on to it. We've asked if we could buy it. Uh but we've been told that they want to hang on to it. We believe uh that they are looking at that as a potential uh railto trail opportunity for them, which would be a great amenity uh for this project. But we nevertheless we we're working on an agreement with Norfick Southern right now to cross that. Uh but that profer was added as a compliance requirement that the the the developer has to comply with all the requirements of the UDO and that was to to reinforce that all the all those requirements must be met. Phase one will be a standalone requirement and then once we get the crossing uh agreement in place then that area can be used for compliance with the UDO. So I just don't want any any misunderstanding about that. Uh one of one other uh thing I'll mention here uh you did you heard in Britney's uh explanation this project will loop uh into uh the community to the to the uh to the right um um or to the south I guess it's right there. Um there is there's a dead-end water stub there. Uh they are on a a sort of a oneway in one way out you know for utility purposes. This will allow for looping through the through this community. Um, and that will not only benefit this community, but as well as surrounding communities to when they create that loop, water pressures improve, firefighting pressures improve. Uh, so that's a detail, but I do I just wanted to mention that that's something significant I that I believe is significant that will allow you multiple routes for water uh to serve these

communities and and this this project is delivering that. And so with that, I want to ask uh for for your approval uh today and I will uh be available for any questions. Thank you.

Thank you, Mr. Palmer. There's very We're about out. What we got? We're out of time. So, we'll move on and ask for anyone who would like to speak in opposition to this matter. So, anyone would like to speak in opposition? If you would please, sir, please state your name and your address. Good afternoon, commissioners. My name is Rick Dugo. I reside at 122 Springfield Terrace in the Springfield subdivision on Manning Road. parcel of land up for discussion today, formerly discussed as Ellis Farms and now up for resoning as Lake as Lake Point is directly across from our Springfield neighborhood. The L Lake Point property is in the Kilby Shores Elementary, Forest Glenn Middle, and Lakeland High School districts. Although the high school at this point has room for any additional students, there are serious concerns about the facility conditions and the overcrowding at Kilby Shores Elementary and at Forest Glenn Middle School and the impact that the proposed Lake Point project will have on the education and well-being of the young residents that attend those schools. Kilby Shores is currently above capacity at 112.8%. Eight mobile classrooms are used because of the facility overflow at this school and Forest Glenn uses five. As a retired educator with 34 years of experience, I can tell you the struggles of teaching in a portable classroom. Very little counter space, no sink or running water, no restrooms readily available without

taking a trek into the main building, and small windows all add to this struggle. where there is heightened secure. Oh, I'm sorry. But first and foremost, school safety should be considered. Where there is heightened security in the main building with locked doors and security personnel, these portable classrooms are vulnerable with only a locked door to stop intruders. But teachers persevere and do their job. Addressing school conditions, the city uses a facility condition index known as the FCI to determine whether it's economically feasible to maintain or replace a facility. According to the February 2021 joint city council and school board presentation, both Chem uh Kilbyshores Elementary and Forest Glenn Middle are two of the five schools within the district with the lowest possible rating of poor. Forest Glenn Middle appeared in the CIP starting capital improvement plan starting in 2011 and Kilby Shores Elementary followed in 2012 and were listed as needing an addition as well as significant renovations including HVAC replacement, electrical and utility system upgrades, and a need to bring the schools up to comp ADA compliance. By 2018, having never been updated, both schools were shifted from needing significant improvements to full replacement. Each successive year, the city has postponed these needed improvements. Instead, the city moved these schools to a non-specified 6 to 10year plan. The developer is not offering enough cash profers for this project to increase the capacity that represents a true impact this development will have on both schools. When the project first be came before

you, the planning commission back in 2022 as Ellis Farm, the city was not instructing developers on how to minimize the development's impact on capacity, and he was profering $1.9 million for the elementary school as well as 1.2 million for the middle school. When he submitted his new Lakeoint project, the profers were still there for both the elementary school and the middle school. He has since taken away his profer for the middle school. Thus, the city is losing $1.2 million for the needed middle school. Additionally, the replacement of these two schools have no project dates established. Until the city completes these facility improvements for replacement so the schools can adequately handle the added students. I ask the planning commission to vote not to recommend approval for the Lake Point project. Thank you for your time today.

Thank you Mr. Dugio. Um is there anyone else who would like to speak in opposition? If you would please give us your name and your address.

Good afternoon, commissioners and city staff. My name is Michelle Faulk, and for 46 years, I have lived at 1104 Manning Road right down the street. I'm also a member of Care for Suffuk. There are many concerns that we have, not only Care for Suffach, but the neighbors on Manning Road with the Lake Point development. However, I won't go through them all because after three plus years of this being on the zoning uh request, I think most of us can recite it in our sleep. So what I see a difference here and the gentleman did mention this along with uh Rick but what I do see what I see with the different in this resoning request is one there's going to be four lanes which he mentioned entrance in in and out of the e of the development and of course two they're no longer profering for the middle school and we definitely strongly need that for the middle schools. Also, what I don't see in the reduction is the reduction of the proposed 300 homes. Why is that? Why hasn't the reduction been drawn down with so much going on with the infrastructure, the schools, and what have you. So, there are 76 homes in the Springfield development. So, why not zone this development for 76 homes, thus giving those potential home buyers a big, beautiful green space in where is it? Rural Suffukk,

the traffic is going to increase. Okay, if you have 10 lanes turning inside and out, that traffic on Manning Road is going to increase. I don't know. I know several of you have driven down Manning Road and it's a mess. Uh we're also concerned about the existing farmers. What are they going to do with all this traffic? The gentleman also mentioned I believe five to seven years to complete. Ah that's a lot of traffic. Please, when making your decision, please keep in mind the dangers that I just spoke about. The road will continue to be a problem in the city if this zoning is allowed. I do have some petitions here that I will place in the basket. And I do thank you for listening to us for the care for Suffach. We have been around for several years and we want to thank several of you all that we've met with that have that that attended our meeting. So we did we do appreciate that. We do and we appreciate you all listening to us this evening, this afternoon. So you all have a good day.

Thank you, Miss Faulk. Is there anyone else to speak in opposition to this project? Just to let you know on the way up, you've got a little over about six and a half minutes left. So, please give us your name and your address, please, ma'am.

Good afternoon. My name is Diana Clink and I reside at 133 Winterview Drive in the Springfield neighborhood. While we have lived in this neighborhood for two years, we lived eight miles further down Manning Road for 35 years. It was my privilege and honor to work for the wonderful city of Suffach for over 24 years before retiring, and I have always been proud to call Suffach home. As a department head, I have attended literally hundreds of city council meetings, public hearings, and I fully understand the importance of smart growth and that new rooftops bring new retail and so much more to our community. I am not here as anti-development, but instead to implore you to please consider the tremendous impact that the huge proposed Lake Point neighborhood would have on our roadways, our schools, our safety, and our environment. the Springfield neighborhood. And some of these things you've already heard, but certainly bear repeating. Uh the Springfield neighborhood consists of 76 houses on approximately 70 acres. This proposed new development on the former Ellis farm, which was 113 acres, would consist of 300 houses squeezed onto almost the same amount of acreage as the Springfield community. Once you consider the designated open space and storm water management land as detailed on the proposed site plan, yards would be the size of postage stamps and houses separated by mere feet. The developer stated that people prefer not to have large yards and prefer compact living. I beg to differ. At this point, it is unknown who the builder will even be. The developer has stated that the traffic study shows no problem on Manning Road. I would guess not since the actual study took place on Grove Avenue located across Route 58 Holland Road within the Oakidge neighborhood and

now more than six lanes of traffic. That neighborhood is completely built out and with no new construction planned. Manning Road is a highly traveled two-lane roadway with ditches on both sides, no shoulders. many twists and turns and no planned city improvements. Community members have voiced concerns about the road safety, noting numerous accidents, including several fatal accidents in recent years. On almost a weekly basis, traffic is impacted by overturned tractor trailers illegally trying to use the roadway as a shortcut from Manning Bridge Road. And speaking of tractor trailers, the developer also indicated that no 18-wheelers would be used during the construction. I don't understand how you can build the necessary infrastructure and 300 homes without tractor trailers delivering materials. This is of special concern because the proposed entrance to the neighborhood sits directly across the street from the only the sole entrance to the Springfield neighborhood. This is a public safety nightmare where 76 residences could potentially be cut off from police, fire, and emergency responders due to no access when the inevitable accidents occur at the entrance to that neighborhood. This is not safe growth. Kilby Shores Elementary is overcrowded and is expected to become more so with numerous new housing developments. The school is already at capacity as you've heard, not counting the tremendous impact another 300 single family homes would have on the school. This is not smart growth. Runoff from 300 homes will pollute the Space Run reservoir. This is not ecologically sound growth. Please take all of this vi all of these vital issues into consideration before making a final decision. At a minimum, it would make sense to reduce by at least half the scale of this enormous project to

conduct an accurate traffic study and to relocate the entrance to the proposed development. Again, I thank you for your time and your consideration. Thank you, Miss Clink. Is there anyone else here who would like to speak in opposition? Have a couple of minutes left. Anyone else that would like to speak in opposition to this project? Seeing none, uh, now the time is for rebuttal. Um, you now have five minutes for rebuttal.

Thank you, Mr. Mr. Chairman. Uh we you we've had a lot of discussions about the schools recently with the with the VOTE project and um and you know Suffach is a growing community. Uh and in growing communities there are challenges with schools. Uh we've we've been through it in Chesapeake for the last 25 years. Uh you're you're where Chesapeake was uh 15 20 years ago. Um, that's a good thing because I tell you what, when you look at NOFK, NOFFK's closing schools and that's a worse place to be in uh than if you're having to to deal with overcrowding issues. I'm just so keep in mind you're in a good Suffach is in a great spot. Uh, and and seeing quality growth like this is is a good thing. Um, please don't take it for granted because uh it can pass you by and in 10 years you could be where NOFK is. Um, so just keep that in mind uh that that growth growth is good. Not all growth is good, but plan growth is good. And that's that's why I keep tying this back to your to your comprehensive plan. If it's if it's not in keeping with your comp comprehensive plan, uh you you shouldn't approve it. Um but when it is consistent with your comprehensive plan, complies with your UDO, you should approve it. Um that's why you've spent a two years planning for the city um is exactly this project, not just for this project, but when a project comes along that does exactly what is intended and expected by the comprehensive plan. Um then you you should recommend approval of that. Um and look, we did our we did our traffic impact analysis. It's been reviewed and accepted by the city. Um what it did was it modeled because the the the traffic signal was moving from Grove to Manning. It modeled what was at Grove and and replicated the modeling for uh for for the new intersection at Manning in 58. That's all it did. It

didn't study the wrong street. It just modeled based on the traffic at the former signal and and compared that and analyzed that at the new signal at Manning Road. So that that's all that was certainly not a you know the staff didn't miss anything. Uh uh that's good uh transportation planning right there. Um so with that, I'll stand by for any any questions that you have. I will I will note that Lakes Lake Spate and Springfield, I believe, are both zoned the same as the proposal. Um so I, you know, and certainly compatible. This is obviously a bigger project than those, but uh it it it's certainly single family residential. Both of the both Lakesite and Springfield are quality projects. This is going to be a quality project as well. Uh it will be completely compatible in my view. Thank you.

Thank you, Mr. Palmer. Is there anyone else that would like to speak in favor of this project? Have a few minutes left. Anyone else that would like to speak in favor and rebuttal? If not, we will close the public hearing. Commissioners, questions, comments or motion is in order. Any questions, comments?

Yeah, I might like to make a recommendation for approval with conditions of resoning request RZN 2024-013. All right, we have a motion on the floor. Is there a second? I include. Okay, we have a motion and a second. Is are there any questions or any comments? Look to the commissioners. Go ahead. Yes, commissioner. I have a couple questions if the developer is here. All right. Could you come up to the podium, please? Thank you.

Mr. Arnad, I know you, but please give your name and your address if you would, please. Yes. All right. Yes, sir. Um I think you know we we spoke and we met at the site. Yes. Um and I'm I'm back to the same question again. Uh you proposing to build the max of 300 homes, right?

Uh yes, but we we anticipate it to be about 75. But we still have to do our engineering. We've had it won't be any more than 300, but uh like I said, we're we're uh indicating about 275 280. 27 275 and 280. Uh are you aware of the other um subdivisions that's being built around um that area? Yes, we have um everything around us that attack that joins us Springfield and Lake Spade on the same thing we are RLM and then if you go across the reservoir there's probably heading to 58 and Turlington there's probably seven subdivisions they're all zone zoned RLM there's really three subdivisions that attached to us that are zoned RLM two are existing one is uh Turlington Woods which was reszoned about a year ago. So uh you know I feel it's an infill project. We've got RLM all around us. That's what the UDO and the comp plan you know recommends and I think that's what we're you know that's what we're planning to do.

All right. Are there any other road improvements? Yeah. What we're doing is this. I think by our traffic uh analysis, we didn't have to do turning lanes to Springfield, but when we looked at it, obviously Springfield was built before the UDO and it had no turning lanes. And we went ahead and uh said we would take all the rightway on our property, keep Springfield's road as it is now, a turning lane. So Springfield, we're not taking any rightway on that side of the road. So, we'll have a right in and a left end at Springfield. Right in, left in at air entrance way.

All right. Um, the the speed limit between 58 turning off of 58 onto Manning Road all the way up to your development. Is that 25 miles per hour or 40 miles per hour? No, it comes if you turn on U off of 58. I think it goes it's 25 miles an hour up to I think it's the Ruitton Club right before you get to the causeway and from the causeway to our property is uh you know going further down Manning Road is uh 40 miles an hour. All right. Thank you sir.

Thank you Mr. Arnett. You might kind of hang loose just in case anyone any other commissioner have any question for Mr. Arnett? Okay. Thank you.

Thank you. Um, and I I've got some that I'm going to say obviously. I had some to say when this came up for us uh before. Um, Manning Road will be developed over the coming years. Whether this is approved or denied, the design shown is somewhat unique and interesting, I must admit, with the the way they've circled the uh holding ponds. Um that said, Manning Road is a dangerous road and Springfield should most like likely not have been allowed to be built based on the conditions of Manning Road. Adding an additional 2772 automobile trips and additional school bus trips on this road is not smart or safe for the existing citizens. Very little impro road improvement is provided and the road from Holland Road to this site is already dangerous at any speed. The near future does not look good for the road to be improved including the part over the spillway from Lake Spate. Obviously Lake Spate is owned by Portsmouth. Who really knows when the school situation will be addressed? Surely not. probably in this coming up CIP. For these reasons and others, I just cannot support this because of traffic and safety. That being said, anyone else have any comments?

I do. I I feel like I owe it to the developer who's worked hard on their application if I'm not in favor of something to say why. um a lot of what um the chairman has said. Um I grew up I've lived in Suffach my whole life and um drive Manning Road a lot. Actually been an accident on Manning Road. Um and I'm also a runner. I've braved it to run on Manning Road one time which is a terrible idea. Don't recommend it to anyone. Um, but also recently got a copy of the pipeline development of what's been approved already in the city. And just doing a little quick math here, like we have for districts or zoned for Kilby Shores in the pipeline, not started to be developed. um a total of 666 units still to be built. 431 of those are single family homes. Um I just think the infrastructure is not quite there yet. So that's all I have.

Commissioners, any further comments? We have a motion on the floor and a second for approval of this item. Um call for the vote. Mr. Win commissioners, please vote. It's not coming up.

Mr. Chairman, I think we will have to voice vote. Okay, we'll have to have a voice vote. Um, we need to call the role for the vote. Yes. Okay. Mr. Mr. Wine, if you'll call the vote. And I might comment. A vote yes is for approval. Commissioner Bower. Sorry. No. Commissioner Creekmore. Yes. Commissioner Edwards. Yes. Commissioner Goodman. Yes. Commissioner Pal. Yes. Commissioner Thornton Manuel, no. Vice Chairman Hicks,

yes. And Chairman Staylor, no. Mr. Chairman, the motion passes by a vote of 5 to three. Okay. The motion has carried by a vote of 5 to three. It will go to city council on November the 19th, 25 with the planning commission recommendation for approval. Moving on. Uh the next item on our agenda is resoning request RZN 2025-00007 conditional Bennett Creek Health and Rehab Center. Um Mr. Wine, will you please read the information?

Yes, sir. Reszoning to request RZN 2025007 conditional Bennett Creek Health and Rehab Center submitted by Benjamin Vulp Bennett Creek RE Group LLC applicant on behalf of ATMLC and Seth C. Somerville trustee of the Bernardine Teague Trust property owners in accordance with section 31 30 uh 304 and 31305 of the unified development ordinance to grant and amend the official zoning map of the city of SUFFK to amend the previously approved provers for property located at 1931 Bridge Road zoning map 4G parcel TAR 3 and to change the zoning from RR rural residential zoning district to O and by office institutional conditional zoning district for property located at 1975 bridge road zoning map 5 parcel 13C. The affected areas further identified as being located in the Chuckatuk voting bureau zoned O and I conditional and RR rural residential zoning district. The 2045 comprehensive plan designates this area as part of the northern growth area commercial corridor land use type. When you act on this request, you'll be acting on a resolution to present a report and recommendation to city council relating to resoning request RZN 2025007 conditional. Staff planner Shannon Wolf will present staff's report.

Good afternoon, Mr. Chairman and members of the planning commission. As stated, this request is to amend the previously approved profers for property located at 1931 Bridge Road Tax Map 4G star TAR3 and to change the zoning from RR rural residential zoning district to OI office institutional conditional zoning district for property located at 1975 Bridge Road tax map number five star 13C. Both properties are located within the special corridor overlay district located within the northern growth area and designated as commercial corridor land use type in the SUFFK 2045 comprehensive plan. To the north of the property is St. Andrews Presbyterian Church and single family detached homes zoned RR rural residential density zoning district and Vintage Tavern restaurant zone B1 neighborhood commercial zoning district. To the south are single family detached homes zoned RL residential low zoning district and a fishing retail store zoned B2 commercial zoning district. To the east are single family detached homes zoned RR rural residential density and to the west are single family detached homes zoned RL residential low density zoning district. The applicant proposes to conditionally reszone five acres tax map five star 13C of existing RR rural residential zoning district property to OI office institutional conditional zoning district. Additionally, the applicant proposes to amend the profers associated with tax

parcel 4G star T star 3 consisting of 4.4 4 acres zoned oi office institutional conditional conditional for the establishment of a medical nursing facility or nursing home use by right tax parcel 4G star Tar 3 was reszoned to OI in 2003 and has remained vacant. The shown conceptual plan has been provided as a part of this application. However, it is not being profered and is subject to change. The development will also be required to comply with articles four and six of the unified development ordinance. As shown, the proposed facility will take access from Bridge Road and the applicant proposes some traffic related improvements as part of the profered traffic impact assessment. These are the elevations that were pro provided as part of the application. And although they are not profered, the applicant has profered some design features that are consistent with the elevations as shown. The applicant has voluntary has voluntarily profered to remove all previously approved profers from RZN20003-12 and to limit future development of the subject property as shown on exhibit B as profered and listed under profer number two. Both parcels would only be used for a medical nursing facility or nursing home use. All other oi uses would be excluded from potential development on this site. Proper number three states the final site design shall incorporate recommended roadway improvements as identified in the traffic impact assessment prepared by Stantech consulting dated July 31st 2025.

Lastly, profer number four states, "The applicant has profered the proposed facility shall incorporate architectural features consistent with the colonial Williamsburg style to include specific building materials, lighting, and landscaping beyond what is required. In summary, the proposed amendment of profers for tax map 4G star T star 3 and the reszoning of tax map five star 13C from RR rural residential zoning district to OI office institutional conditional zoning district is consistent with the policies of the 2045 comprehensive plan. Specifically, the proposal aligns with the goals and objectives established within the comprehensive plan and the unified development ordinance as the proposed institutional use more closely aligns with land use objectives outlined with the 2045 comprehensive plan. Therefore, staff recommends approval of RZN 2025-00007 with conditions. This concludes my presentation. I will stand by for any questions after the public hearing.

Thank you, Miss Wolf. We will now open the public hearing. Is there anyone in attendance that would like to speak in favor of the item? I might comment once again, 30 minutes, uh 15 minutes for opponents, uh excuse me, 10 minutes for the proponents, 15 minutes for opponents, and five minute rebuttal. Can I have your name and address, please, sir?

Yes. Uh good afternoon, Mr. Chairman, members of the commission. Uh thank you for your time and consideration of this resoning request. My name is uh Jeff Sero. I'm the architect for the project. Um my office address is 401 Front Street, Berea, Ohio. Um with me today are project engineers Bryant Mounty and Matthew Hogan from Stantech Consulting. Um who will follow me with some sight specific uh comments. Also present today are Leanne Hayes, Gary uh Sers, and David Voda. Uh administrators from Sabre Healthcare facilities in this region. Uh reflecting Sabre's commitment to Suffach and providing high quality care across Virginia. Sabre Healthcare Group was established in 2001. They operate more than 140 nursing and assisting living assisted living facilities across six states. They're the largest skilled nursing home operator in Virginia, caring for more than 3,600 residents with 4,000 employees. Here in Virginia, Sabre operates 14 centers, including Oakrove, Rosemont, and Kempville Health and Rehabilitation. In each of those communities, Saber has invested in facilities, partnered with local organizations, and delivered consistent quality care, the same commitment they now bring to Bennett's Creek. So, why this location? SuffK is projected to grow nearly 9% between 2020 and 2030 with its 65 and older population increasing by more than 32%. Nearly 4,800 new residents in need of the services that can be provided at Bennett Creek. The Virginia Department of Health has already issued a certificate of public need for this facility. City planning staff has shown support for the resoning recognizing that the

site is within the northern growth area and designated as a commercial corridor in the comprehensive plan. This project brings together 1931 Bridge Road already zoned office institutional and 1975 Bridge Road currently rural residential. Reszoning 1975 to OI allows the parcels to be consolidated for this project. Sabre has also profered that the land will not be developed for any other purpose. Without this profer, these parcels could otherwise be developed with oi uses such as hotels, motel, or commercial retail use is not consistent with the residential character of this corridor. Saber has already engaged directly with the Suffach Peninsula Peninsula Community Partnership led by Colonel El Will. Through that dialogue, questions were answered and concerns alleviated. Colonel Will noted that the project retains the character of the peninsula that residents value and that it is consistent with the SUFFK 2045 development principles. This demonstrates Saver's commitment to being a responsible partner in Suffach from the very beginning of the project. As the architect, I want to stress the design approach we've taken to respect the context of the corridor. Although the building is large in area, it has been shaped to appear at a residential scale in character. The design draws on colonial Williamsburg tradition. Facades are broken into smaller gabled elements, windows follow a residential rhythm, and materials such as brick, siding, and trim reflect local precedent. Where possible, tree lines are preserved. New landscape new landscaping buffers soften the profile from neighboring properties and sight lighting is shielded so it doesn't affect nearby homes. Together, these measures ensure the facility serves modern healthcare needs while blending naturally into the community. The project will also provide meaningful

benefits to Suffach. It will create 112 full-time jobs, generating new tax revenue for the city. Most importantly, it will expand local access to modern skilled care in private rooms, the type of care residents strongly prefer that reflects today's best practices. In summary, this project aligns with SUFFK comprehensive plan, supports the SUFFK 2045 principles, and is designed to complement the residential character of the community. For these reasons, we respectfully request your approval of the resoning. Right.

Thank you. Thank you, sir. Please give us your name and address, please, sir.

Um, hello. Uh, good afternoon. My name is Bryant Mount Joy. Um, I'm a project manager representing Stantech um consulting who's done um quite a bit of preliminary engineering on this project. Our office um is located out of Ashland, Virginia. Um 10988 Richardson Road. Um so echoing what Jeff had said, um I'm here to talk a little bit more about the details of what has been done to date um on this site and what makes it appropriate for this uh facility. Um one, as Jeff mentioned, this is um the existing property um to the north is already zoned office institutional. So this continues that precedence of being of an appropriate use um in the northern growth area and commercial corridor which is more appropriate than the current zoning of rural residential to match the suffuk 2045. Um to date there have been several due diligence activities completed by um Saber Health to help support the feasibility of this project including environmental assessments, geotechnical assessments, preliminary storm water investigations and traffic studies. All of which have um been identified as um you know no major hurdles. There are things that could be overcome to develop the site. Um, I know there were several concerns raised about traffic through discussions with community and through um the public comments that were received on this, which I will touch on um um a little bit later. Um uh we're also aware of some uh constraints of the site related to resource protection areas, FEMA flood zones, and the special corridor overlay district. All of which have been considered and Saber Health is prepared to comply with each of those. We're aware of the neighboring communities and the importance that this uh these properties be developed in accordance with those um you know in support with those communities reflecting their character and to that effect um Saber Healthcare has met with the Suffach Peninsula Community Partnership. Um some letters of which I

will put in the basket here. Um letters of support were issued for this project as Jeff had alluded to. Um so back to the traffic discussion uh a traffic study was conducted as part of this uh resoning application. As a result of that it was identified there would be relatively minimal increases in traffic. Uh about 400 total trips per day were estimated which represents a less than 2% increase in traffic across the section of Bridge Road and an additional approximately 1 second of delays at the studied intersections. to alleviate some of the traffic concerns. Um there are profered conditions related to roadway improvements which Shannon had mentioned. Specifically, those are to extend the existing northbound uh left turnbay uh near the St. Andrew's Presbyterian Church, adding a southbound right turn bay to access the site, adding a southbound left turn bay um for vehicles leaving the site, and the median will not be opened um across the property due to the existing spacing being too tight between um the existing median cuts, which is a condition of the city. Um so in summary, there's been a significant amount of work conducted so far. Uh, Saber Healthcare believes this to be a feasible location, appropriate location for this development. Um, is committed to working with the community to develop it appropriately. Um, and that is why we believe this is an appropriate reasoning and you should recommend approval. Thank you for your time.

Thank you. Any other comments? In favor, please give us your name and address, please. Got a got a little over a minute and a half left.

Minute and a half. I'll keep this very short. Uh thank you uh chairman and planning commission. My name is Matt Hogan. I'm also with Stantech. Um there's been a lot of thought and um um consideration put into this project by the Saber team. Um when I came down here today, I'm from Lowden County. I've seen a lot of change up in that neck of the woods, but I'm a lifelong Virginia. And when I come down here, I this place kind of really feels like home. Right when I got here, I was I was impressed. Um I wanted to walk the site and I did. And um I think that the Governor's Point community is beautiful. Um so beautiful when I was walking around, I happened to run into a real estate agent and I started talk talking prices with them and I said, "This is really nice neighborhood. I want to get down here." I think I think this I think I think that this development is is is right for the community. I think it's going to fit in aesthetically. And when you consider the alternatives when it comes to traffic, be be careful of of the opportunity costs or the or the the other side of this and what you know office could look like or or light retail could look like. um it could generate a lot more traffic than um a a uh nursing home healthc care facility. And lastly, I have 8 seconds left. The the tenants or the the people that are in the nursing home, they will not be driving. They will be there and they will not be out on the road. So, it would just be the staff of the uh of the facility. Thank you very much.

Thank you, sir. Uh that concludes the um portion of the program. In favor, we will now take anyone that would like to speak in opposition, please uh uh come forward and give us your name and address, please. Anyone that would like to speak in opposition to this project and you'll have 15 minutes.

Thank you, sir. Good afternoon, commissioners. My name is uh Gregor Kenneth Matisen. I'm a recently retired 30-year Navy Master Chief. I decided to stay in Virginia because of the community of Cedar Point and the families that we um came so closely with and built a house there. Uh Cedar Point is the community across the street from the um from the development that they're they're looking to build. Um, I do I do not while I do not represent Cedar Point Association, I do represent several families that do live uh live there in our opposition of this of this resoning for the uh Benish Creek Health and Rehab uh center located on Bridge Road. Uh while while we we support responsible health care, I did work 30 years in Navy. So and I am a healthcare admin uh healthcare administrator. We think this proposal is incompat incompatible with surrounding land issues uh theaters public safety and will neg negatively impact property values and traffic concerns in the business creek corridor. Uh for these reasons we have uh five five areas of concerns. Number one is traffic and congestion. I understood what the gentleman spoke about doing uh that he they did a a um a a traffic concern living there and and from what he described. I just I I don't see how it's going to be feasible. Uh I understand that they would they would have to widen the road to to make these turning lanes. Uh there's really not that much of a room that not that much room on those roads to to to um lighten the load of the traffic.

Um the employee shift changes uh continued for peak congestion, visitor traffic and overflow parking into residential streets. Um increase in emergency vehicles with siren activity disrupting neighborhood and safety, quality of life. uh before approval of formal traffic uh impact analysis which they said they they did um conduct. So that is a mute point. Um the second point incompatibility with zoning zoning and land use placing a large scale large scale healthcare institution directly across from a stat across and surrounding established homes constitutes commercial encroachment into a low density residential corridor. This project does not align with the suffix comprehensive plan goals of preserving residential sta uh stability and insert ensuring land use compatibility. Approval would set a dangerous precedent enabling further non-residential expansion along Bridge Road. Uh third point, negative impact on home values and community stability. Independent housing market data shows that properties located near rehabilitation or long-term or short-term care facilities experience home value reduction between 15 to 12% due to increased traffic noise and institutional presence. This project would create a long-term financial harm to suffic families who are invested in the the surrounding home areas based on their residential designation. uh public safety and security concerns. Now our qu so there's been question on whether or not this is a temporary facility or a permanent well these are permanent residents or they're going to be transient res uh residents. So we didn't we didn't get a clear answer on that. So that is one question I do have.

Is this going to be a permanent facility or for transient per um personnel? That's what brings me to this next one. Um other rehabil re real rehabil re rehabilitation services are important. They offer increasing law enforcement and emergency support. Similar facilities and other city cities have experienced uh patient wanderings uh loering and solicitation increased police calls and disturbance and welfare checks. Um final uh better locations options exist. Well, we are again we are not opposed to healthcare development, only poor site selection. SUFFK has commun uh commercial corridors and medically zoned areas better equipped for this type of project along Route 58 further down south of um a bridge road uh within commercial uh zones already supporting healthcare traffic areas with rogue infrastructure supporting 24-hour operations. Responsible growth uh means uh placing placing the right projects in the right locations and we believe that this proposal does not meet that standard. Uh for the commissions uh we respectfully request the commission take the following actions. We design deny this zoning change and special permit for Bridge. Require a fullscale traffic impact study. uh protect residential zoning and in uh integrity and homeowners equity, encourage relocation to a medically appropriate site in SUFFK. Ladies and gentlemen, thank you very much for your time.

Thank you, sir. Anyone else here would like to speak in opposition to the project? Please give us your name and address.

Good afternoon. Um, I am Kelly Hingler and I am the executive president of a civic league that has existed here in Suffach since 1946 and even prior involving the negotiations of the James River Bridge system being built through Kittin in the uh 1910s and 1920s. So, um, we're not in oppos, um, the applicant for bringing this application because it opens up a whole can of worms. uh this particular segment of US 17 threequarters of it is built before the unified development ordinance meaning it does not have curb gutter sidewalks most of is gravitationally drained including St. Andrew's church to the one side and the other homeowners on the leftand side and I can find no proof that those adjacent adjoining property owners were provided letters of notification about this hearing today. That's my primma fascia argument. We we came before council and we said please you have not done a nursing home in the city of suffoke in a while. It's needed. The public hearing for the certificate of needed this was conducted without the community being aware with the state between March and August. Um, we thank Saber for meeting with our plan development HOAs, but we have residents in this in the community who do not live in the HOAs, and we love our neighbors, and we've been having meetings with them. So, when Saber did offer a tour of one of its facilities, none of the people who respectfully pay their taxes and do not have storm water to abate storm water coming onto their property from such a large u project. Okay. it just it will come. This is very riverine and I invite you to come out. So, so what is my suggestion? My suggestion is one that the actual impacted directly impacted homeowners be

given the opportunity to meet with the Saber Group and talk about their stormwater issues onto their property. We've seen it at um Eastbend Baptist Church out here on 58. We've seen it at the church inside of our community. we see little Bethl church flooded out up on Everett Road because these are rural areas that were built before the UDEO. So in order to say in um compliance or consistent with the submit 2045, let me bring you to this point. We begged. We had a letter promising that under the UDO the village initiatives that were done so that the city could say that they scanned and looked at the land use of settled areas uh on corridors. It's not to be special but they did a credent village initiative which encompassed our whole peninsula because of the US Route 17 arterial. We are down to two lanes on each side. And since 2004 when this planning commission actually denied recommendation to council for the office institutional parcel that this is combining with because of the significant rooms full of people, okay, that came forward to say we have no turning there. It doesn't empty onto a secondary road like our governor's point that was just approved on tortoin road. It empties to nowhere. It is clearly 100% smack dab within a few hundred yards of the down to two lanes narrowing back out into four lanes traffic coming over that bridge. We're the first ones to rally for the second side of those bridges. We have not come forward and complaint to you or push back to you on much at all. But we have not had storm water looked at. So we are therefore not consistent with any comp plan as far as that peninsula is. We have not had our water supply, our wastewater supply,

parks, any institutional needs of our tax dollars returned to us other than 20 years ago by your good works. There was a lot of conversation about aligning the Kitten Road intersection. That is the only tax dollars that come back. We have critical needs in the rest of the city for the things that I've mentioned. So why put out our hand when those things are built and they are sustainable as they are. However, if this developer had come forward like even the good gentleman who built the James River Bridge system meeting with the community, any of the other developments that have been built and they have been built out, okay, to say what is the storm water, what is the water, what is your traffic needs, can we work with you in the 20 years since this developer asked for the office institutional conditional resoning on the original parcel next to this farm. 20 years not a word. And so I thank them for opening this application. I am a physician assistant. I know the nursing needs and the aging needs and the long-term care needs that we have in our state. So I welcome people to come forward. I do. But at the end of the day, I ask you to please look at the application and its existing state and the status of the parcels around it, which was all built before the UDO. And what can we do to work better to that point? If it has to be a request for denial so that we can have more discussion, I would rather be that it be continued in discussion with the developer so they can meet with the people who know the drainage, the gravitational drainage, the gravitational wastewater, the water issues and the traffic issues in the community and see if together we can't come forward with an application that looks like it's feasible because at this time it is not. And I thank you for your time.

Thank you, Mr. A. Uh, is there anyone else here that would like to speak in opposition to this project? Anyone else that would like to speak in opposition? Appears we have none. So, we will move on to rebuttal. Uh, any rebuttal comments?

Yes. Thank you for those comments. Um, opportunity to address some of those. Um, so traffic is clearly a um, hot topic. So, a couple more pieces of information there. A formal traffic impact assessment was conducted as part of this reasonzoning application and the city did approve it. Um, so that has been conducted. Um, I'd mentioned previously that there is an estimate of increased traffic of less than 2% and less than an extra second of delayed intersections. During peak hours, the estimated vehicles per day is about approximately 40. That includes coming and going from the facility. Shift changes will not be abrupt. Um, anyone familiar with healthcare facilities knows there's a staggered um, uh, exit and entrance from shifts. You know, there's reports that have to be done, um, etc. So, it will not be everyone at once coming and going from that facility. And as was already mentioned, the residents themselves are not driving, so that will not be a concern here. Um, also just wanted to reinforce this site is within the designated commercial corridor, um, which does make this a more appropriate use than rural residential for the um, for this location. Um, related to storm water, we're aware of the storm water management challenges um, of this area. We've done some preliminary engineering related to storm water management and grading and are confident we can come to a solution that works for the property and does not impact existing property owners. Um we are aware that there might be some additional you know expense on saver's behalf to deal with that appropriately. Um it's been planned for and will be accommodated. Uh this development storm water management will have to comply with the current set of ordinances. So the fact that the existing uh community was built pre the existing UDO does not really um affect the ability of this site to comply with the current ordinances. Um there's also a comment about um wastewater challenges, gravity drainage

and that is a uh a constraint of this site which we have prepared for. Uh the existing sewer main does not extend um that's operated by the city does not extend all the way to this property. So there are several options to deal with that whether it's a pump station lifting it up further um um along bridge road to reach this uh the suffk sewer main. There's also been discussions had directly with HRSD uh about connecting to their sewer mans from the property. There are options available to adequately address um those concerns. Um let's see. Um and also I just want to to make sure that it's it's known that uh this current land use the Saber Healthcare Group, this is not the same developer who had um proposed this 20 years ago. This is a different ownership, different group. Um, so we are not not one and the same. Um, so I think uh, you know, in summary, we've we've considered a lot of the site constraints. We've considered the traffic impacts, the storm water concerns, and are confident that it can be managed appropriately in accordance with the current um, UDO. Thank you.

Thank you. Have a few minutes left. Anyone uh that would like to um offer any rebuttal? I see none. So, we will close the public hearing. Commissioners, questions, comments or motion is in order. Commissioners, the floor is yours. I I have a uh a comment, Mr. Chairman. Um and I could be wrong on this, but uh I believe that Suffach already has a a Saber uh managed u uh facility uh which goes under the name of autumn care. Am I right or wrong or what? Am I right?

Okay. Um, some of us have had uh opportunities to go into Southern Care uh, Autumn Care, excuse me. Um, I want to tell you many years ago I was uh in Suffukk. Uh, my bank participated in the opening of Autumn Care. Um, it was in a it it was in an area where there was not built up at all. Um this is in the 70s and uh I would anticipate that this uh particular nursing home, proposed nursing home would probably feel the same uh uh way because there is little or no development other than residential development uh in and around that that piece of property. Um I feel like um Suffach does need to have Suffach does not have a nursing facility uh rehab facility or anything like that. And I don't know whether that's been addressed. There was a question about that uh about the nursing home. Maybe somebody from the nursing facility can come up and talk about what is it a re I guess the question I have is is it a rehab facility? Yeah, it's it's both. It's it's permanent resident and uh transient rehabilitation patient.

Okay. You've been working with hospital, local hospitals, I would imagine with that. Okay, that was the question I had. Thank you very much. Okay, commissioners, any additional questions or comments? Go right ahead. I'd like to move. We have a motion on the floor for approval. Uh is there a second to that motion? Second. It's been moved and seconded. Um any any questions? Discussion discussion. The one thing that we cannot say

without any fear contradiction is that we don't need nursing facilities in this city. Um, over the last few years, I have had to actively seek out nursing facilities, uh, rehab facilities, and residential facilities because I've had older aunts and uncles and even my parents. Um, the hardest thing to find in Suffuk is a place to put somebody for rehab. Um, if they're not going to Nashville Point, it's very very rare. They they very much might not go anywhere because because everybody is full. Um, the area is in a a great area. I mean, it's out of the way. Um, the the way they're going to fix the facil, do the facility. The the design of the facility is all in keeping with the area. Um, I I don't know. I don't know what it is you guys want out there because you don't seem to want anything, but we got to put something in your area, in your neighborhood is what you guys need to understand. And I'm done. That's my soap box.

Commissioners, any other discussion? Um I uh I guess comment and then question for clarification. Um comment um we have a nursing home or nursing facility right outside of my neighborhood. Um traffic uh I I don't even honestly think about it. Um again, I know it's probably apples and oranges, but I'm just saying um I don't think about it even though it's one way in and way out. And um and then also home values. um the home values continue to go up in our neighborhood. Um again, I'm just speaking from my own experience. Um so those two points, I don't know how I can really agree with that. The second opponent, I was a little thrown off by some of the things that were brought up. So Kevin, I'm going to ask for your clarification. I'm guessing what I heard from the second opponent was not some that there's some uncertainty about whether or not the ground level can handle the I'm sorry it was just a whole lot the um the ground the the infrastructure for the sewage is that what I was hearing was the main thing. I'm sorry I got

like it wasn't it was before the UDO. I just Yeah. So clarify for me.

A good portion I think what was trying to be articulated um a good portion of the centin Eclipse area eclipse primarily itself predates the UDO. Uh it was adopted in 1999 um and that is when a great deal of our development standards were created for the first time. So when new communities uh come in today, new major subdivisions, curb, gutter, sidewalk, um fact that they have to be connected to our water and sewer system, um all of those things are taken into consideration before the development can be approved. Um but in in this case, there's a lot of older dated infrastructure primar primarily in Eclipse, um narrower roads, things like that, um just because of when it was developed. Okay. Any any further discussion? We have a motion on the floor for approval. Um, will our voting machine work or we do we need to do this by calling the role?

All right, we'll call for the vote.

Mr. Wine, commissioners, please vote. Mr. Chairman, the motion is approved by a vote of 8 to zero. Um, this item's been approved and will go to city council on November the 19th with our recommendation for approval. Moving on. I got to go back find my original sheet here. Hold on one second. Got too many papers here. Um um this is uh under old business. Uh we have a uh item. It's not a public hearing. Go ahead.

Okay. Good. Okay. Um, we've had a request for recess for for five minutes. So, uh, all in favor signify by saying I. Oppose. No. We'll re rejoin in five minutes. Thank you.

Commissioners, if I can get you to take your seats, please.

That wasn't any politics being discussed, was it? Okay, everyone will take their seats. We will go back into uh back in order. Um old business, this is not a public hearing. We had the public hearing. We closed it last month. Um we did delay it to today's meeting. Um, so it was tabled and this is resoning request RZN 20225-00004 conditional river bin. Mr. Wine. Uh, yes sir. I will uh read over the caption just to uh remind the public which application this is and then uh Gonzalo Bourge the planner will uh provide an overview on the project. Again, uh resoning request RZN 2025004 conditional riverbend 1700 and802 North Main Street submitted by Adam Edbau applicant on behalf of the Commonwealth of Virginia in the economic development authority of the city of Suffach property owners in accordance with sections 31304 and 31305 of the unified development ordinance to reszone and amend the official zoning map of the city of Suffach to change the zoning from B2 general commercial zoning zoning district to RU18, residential urban 18 conditional zoning district to add conditions for a parcel zoned MUD mixeduse development overlay district and to apply conditions to a portion of property zoned B2 general commercial zoning district for property located at 171802 North Main Street. Zoning map 25, parcels 45 A and 45E, and zoning map 26E, parcel F star Gar PT star J. The affected areas further identified as

being located in the SUFFK voting burough zone B2 general commercial zoning district, mixeduse uh development overlay district, and SCOD special corridor Overlay district. The 2045 comprehensive plan designates this area as part of the central growth area, multif family neighborhood and commercial corridor land use type. Uh when you act on this request, you'll be acting on a resolution to present a report and a recommendation to city council relating to resoning request RZN 2025004 conditional. Uh once again, staff planner Gonzalo Bourge will present staff's overview of this item.

Thank you, Kevin. Good afternoon, Mr. Chairman and planning commissioners, I am here again to guide you through this application. I'll be as brief as I can without losing some of the key content. Um, this resoning request before you today is to reszone and amend the official zoning map of the city of Suffach to change the zoning from B2 general commercial zoning district to RU18 residential urban 18 conditional zoning district. It is also to amend the conditions for a parcel zone MUD mixeduse development overlay district and to apply conditions to a portion of the property zone B2 general commercial zoning district for a property located at 1700 and 1802 North Main Street. Zoning map 25, parcels 45 A and 45E, and zoning map 26E, parcel F star G star, PT star J. The subject area is identified as being located in the SUFFK voting borrow zone B2, General Commercial Zoning District, Mixed Use Development Overlay District, and Scott Special Corridor Overlay District Zoning District. The 2045 comprehensive plan designates this area as part of the central growth area, multifamily neighborhood and commercial corridor land use types. The subject properties have the following adjacent uh land uses a north diichi meridian apartments, a grocery store and various commercial uh uses zone mud mixeduse development overlay district as well as wetlands zoned residential low zoning district. To the south there is the Ban for car dealership, restaurants and other commercial uses. Zone B2, general commercial district. At east there is the Nanceman River and single family detached uh uh dwelling units. Zone RLM, residential low medium district. And finally to the west there

are single family detached units, restaurants, offices and commercial business. Zone B2 general commercial district and single family detached dwellings zone RLM residential lowmedium district. The applicant uh is proposing to conditionally reszone 72.2 acres of the subject properties from B2 general commercial zoning district to RU18 residential urban uh 18 conditional zoning district. Some sections at the south and northeast of the subject properties tax map 25 star 45A and 26E star F star G star PT star J are to remain as B2 general commercial district tax map 25 star 45E at the southwest corner of the property will remain zone MUD mixeduse development this parcel as proposed would allow for a 1.38 acre public park and to serve as a secondary access road for the Marino bish society as well as for the proposed RU18 residential neighborhood. The proposed development includes a maximum of 497 residential units. From these 497 units, 168 are age restricted and therefore limited to residents age 55 or older. 329 units are single family attached units, also referred as town homes. These town homes can be broken down into 2004tory back-to-back units, 75 three-story front load units, and 54 three-story front load units. The proposed development envisioned to consist of 497 uh residential units as said before u as well as multiple office buildings and high turnover restaurants use is expected to generate 5,257

daily vehicular trips with 415 of those trips occurring during the uh morning peak hour and 535 occurring in the evening peak hour. With this being said, it is important to highlight that the site currently consists of 89 acres that are zone B2, general commercial. As a matter of right, the B2 uh district allows for a large variety of high turnover retail such as restaurants, service, and office uses that generically generate high rate of acreal traffic. Based on the development acreage and its location along North Main Street commercial corridor, the site could reasonably be developed as retail shopping center consisting of 376,000 square ft. A use of this nature would potentially generate f,861 daily vehicular trips or 10,64 more trips than what is currently being proposed. The applicant has profered five conditions in support of these requests. The first profer limits the development to 497 residential units to be constructed within the RU8 zone portion of the property. The profer also states that 168 units will be age restricted and limited to residents 55 or older and the 329 that are left will be single family attached town homes. The second profer commits the applicant to develop the property in substantial in substantial conformance with the architectural elev elevations that were provided with the application. The third profer requires the applicant to make road improvements as outlined in a traffic impact assessment. The fourth profer binds the applicant to convey the existing historic office building and the surrounding uh area of 2.3 acres of property to the city within 30 days of subdivision plat approval. This will be done in lie of school

profers uh or school cash contributions. Uh we commonly call it school profers in the office. The fifth profer pledges the applicant and the e economic development authority to complete a maintenance agreement for the common open space for the 6.6 acres of the B2 zone property adjacent to North Main Street with you. Uh the elevations I will just skip through those since we have looked at these before. And here the recommendation in some staff finds this proposal resoning request uh 2025004 conditional meets the intent and provisions of the 2045 comprehensive plan as well as the unified development ordinance. The proposed resoning from B2 general commercial district to RU18 residential urban 18 conditional zoning district aligns with the goals and objectives of the 2045 comprehensive plan which encourages increased density balance between residential and non-residential uses and mixed use districts constituting a variety of land uses for the subject property and its vicinity. The applicant is also pledging to directly mitigate for expected traffic impacts as well as mitigate for school impacts by conveying the historic office building. Therefore, staff recommends approval of the reszoning request RZN 2025004. This concludes my brief presentation. I will stand by for any questions that you might have. Thank you.

Thank you very much. Uh commissioners, at this time we'll call for questions or comments. I'm going to preempt you since you shut me down by calling for the vote before I got a chance to say anything at last last meeting. I'm going to just preempt you guys and not give you the chance to shut me up. Um, with that, um, on on Riverbin, there's a lots of moving parts on this one. We received a whole bunch of comments and to the citizens, we we do read the comments and uh, and take that as as a part of everything. We did table this last month primarily because we did not know what the school board's position on the remodeling of the existing buildings for a new school board office. Kevin, would you mind summarize the position that we have heard I think from the school board on?

Of course. Uh so uh earlier this month the uh school board asked the city uh to include this the city manager uh myself, our deputy city manager um Gary Jones as well to go before them and um provide some additional information as it relates to this request uh its impact on the school system uh particularly the schools directly impacted and the amount of students that could potentially be generated using our um UDO generation rate um as it relates to the overall proposal of 497 units. Um that evening the school board considered three separate resolutions um on the item. Um one that would have supported the request and ultimately what the uh developer has profered in lie of um cash contributions toward the school system. Uh the second um one that we just couldn't be entertained because uh it was illegal uh and contained several conditions um of their support um for the same building that would have um essentially um placed profers uh or placed uh restrictions on the developer um as it relates to um certain aspects of the development uh particularly phasing uh in in this commonwealth of Virginia, we uh profers are voluntary as it relates to development. Um and we as as the city or they as school board um are not in a position to negotiate those with uh the developer directly. You cannot um ask the developer to profer anything. Um the last resolution that was ultimately passed was a um resolution to not support uh the request as presented.

Uh Kevin, I think you also uh said there was also something that uh they had placed in the uh for the upcoming uh Yep.

U as it relates to the CIP. So um departmental CIP capital improvement plan um requests were uh due at the end of September. Um so at their la second meeting in September the school board submitted their priorities for the upcoming year. Uh the top three priorities included um Elephants Fork Elementary, a replacement school uh for Elephants Fork Elementary. The second was an expansion at Nansman River High School and the third uh was the school board administration building in question.

Okay. Thank you. Um, one of my big concerns was obviously is and and was supported by the citizen comments was for traffic on North Main Street. At present, the property is zoned B2 and um, you know, sometimes when you dig into these, you find all kinds of things out. Um, but by right, the developer could possibly put up to 800 units. uh not the 500 that's being uh proposed to us, but uh by right, it's my understanding they could put uh up to 800 units on the site um without gifting the office building to the city. Um they wouldn't have to provide senior housing under this zoning as well. Uh they don't have to provide a marina and restaurant under that current zoning. So, if developed as a total commercial site, we're looking at probably substantially higher um traffic than with the proposal we're viewing. So, uh with that being said, Kevin, um can we put up the I think it was the reasonzoning exhibit. Um can we we get uh it's the one keep going. Yeah, right there in in this particular one. Um took a look at it. If you look at the pink areas, um if you look at the one up at the top right, that's the area that they've designated for uh a marina, restaurant, whatever. But there, you know, either way they go, uh, if they, if they develop this property under the existing zoning, there's no guarantee that any of that area that is being looked at for um, a marina. That's one of the things that the citizens ask for in their their letters, and some public access to some

property on the river. Um, they don't have to do that. Um, in fact, they don't have to do it on e either way. If we approve this, there's no guarantee, I believe that's correct, on them having to put the u marina or restaurant on that top parcel. Is that correct? That's correct. Okay. Um, obviously that's something that our citizens want, but and I I thought it ought to be at least pointed out to everybody that um uh there's no guarantee um um that um some of these things going to take place. We're going to vote on it today and and either vote for the approval as they presented it um or denial or we'll tie on it and send it with with no recommendation to council who we have a few here today that are observing our actions. So, I just wanted to add some additional information from from what we heard so that we'll know exactly where we are on this. So, um, at this point, I'd say any additional comments or questions by any of the commissioners,

Mr. Chairman, Mr. Chairman, the, uh, I just wanted to make a comment. I was the one I was the bad guy. I was the one that made the, uh, motion last month to table this. And the reason that it was done was because there was a question about the old uh VOTE administration building being transferred to uh to the U developer or uh to the develop excuse me to the city so that it could be developed into the schoolboard offices. Uh but we were waiting to hear from the results of the schoolboard meeting which has taken place which we just discussed. Um, since that has been done, we know what the position of the school board is regarding that and it doesn't really have anything to do with the uh reszoning uh of the of the property. So, um I guess my recommendation or my my motion would be to approve um as presented uh this uh what is it? RZN 20250000004

with conditions with conditions and there are a number of conditions. So we have a motion. Are there any any other discussion on this? We need a second. Right. Uh is there anyone interested in I will support it just to get the discussion in. I'll support. Do we have a second? We need a we need a second. Support a second. I'm second. You making a second. Okay. We have a motion and a second. Now, now would anybody like to make any comments or or ask any questions? I I do. I have a clarific I need a clarification first. Do we we don't need to remove the motion from the We don't remove it. We don't need to remove it from the table. Is it automatically from the table as of when we came in the door today?

So although it was phrased as table, it was really a motion to postpone because it had a specific date. So it is back on the table now. Okay. Okay. So the motion is in the way. Okay. Then I do have one comment. Yes, ma'am. Because I'm such a simple person. Really? I am a simple person. Are you gonna break it into song?

I'm just gonna break it down. I'm gonna break it down like a fraction. The school board um whose responsibility it is, you know, the growth and direction of school the school of the school um students um had three priorities. One of those was uh Elephant Fork Elementary School. The second was the expansion of Nasman River High School. And the third was the admin building. Simple person, me, the simple person. With the $22 million that we're going to get, it would appear to me that that would be the the money that we need take care items one, two, and three on their list. That's my first piece of simplicity in my in my mind. My second piece of simplicity is I do not understand and nor will I ever understand why we wait on the school board to come to talk to us in a public meeting. We had a public hearing. We keep having public hearings. These are public people. They are citizens and a and and a part of a public entity. So I hope that we will never again request request a comment from the school board who still hasn't given us comment.

They still have haven't given us comment. So I hope that we will never do that again if they cared to talk about the situation. They should have come to our air to our spot to our forum where they could have the discussion. We should not be begging people for input on a public in a public on for a public comment about a a public piece. It just doesn't I'm simple. That's simple to me. Is is that all [Laughter] anyone else have?

That's the best commissioner I do. Um thank you Commissioner Hicks for for those remarks. Um I just want to say to the to the school board uh Thank you for um thank you for your your vote. Thank you for your remarks. And I not for us, but I think for the citizens, they they heard your your concerns. So, uh, do not think that I I did not take that lightly of of your of your vote and your and your voice, but I do have to agree with uh, Commissioner Hicks. I hope we never ever have to go through that again. All right, that's it. Thank you.

If if we ever have another one that looks like this one, I'm I'm I'm going to just step down. Uh, too many moving parts. All right. Any other commissioners have comments? I have a comment. I'll keep it short because my son has a soccer game. Um, priorities. First things first.

Um Um, you know, I was pretty clear when I met with a developer. I have issues on density, the the traffic on um not to be a broken record on traffic, but um Main Street um I travel. I try not to speak on things that I don't experience, but I up and down Main Street constantly because it's back and forth to work, back and forth to my kids school. Um, it's a ton of houses. I mean, it's a ton. It's a It's a lot. And I get it. It's a big parcel, but it comes out to a place that's already got a lot going on. That being said, um what the chairman has said, if it's a way to prevent 800 by right, you I mean it's going to be developed and it needs to be something. I would have it's not about me, but would love a park, another park. I know we have a lot of parks, but I would love to see something less dense, but if it is going to keep from allowing by right more than well, not quite double. Um, it it seems to make sense.

Commissioners, any other comments? Looking down to the left to to the right. Okay, we have a motion and a second on the floor. Um, please vote. Mr. Mr. Chairman, the motion is approved by a vote of 7 to one.

Okay. As you can see, the motion uh is passed and it will go to city council uh on 111925 with our recommendation for approval. Okay. Um thanks for everybody's input on that. Um we now will be moving on to uh new new business. um staff report uh significant land use items and Kevin if you would would you uh start off since there have been some questions in dealing what uh with what qualifies as a significant land item. Um I think I tried to explain it at at the council meeting to someone that was there the other night but not on council but one of the visitors and u would you just identify exactly what constitutes a significant land use item?

Of course. So we adopted a policy about two years ago now. It's a it's a citywide policy as it relates to land use items. Um it was with some feedback that we received from city council as it uh relates to the amount of time that they get to spend with some of the land use items. Um so we adopted this policy. It's not codified. Um but it is a policy that allows us to kind of pump the brakes on some of the larger reasonzoning requests and conditional use permit applications that we receive. um based on the magnitude of those requests. Um we call it our hundreds rule. Uh and the way we uh define that is for developments, residential developments that exceed 100 uh units or more um would qualify as a sign significant land use item. For um developments in general uh that are on 100 acres or more of property, uh we would consider that a significant land use item. Um and lastly for um commercial projects that consist of greater than 100,000 square feet or more uh would classify as a significant land use item.

Very good. Thank you. Now moving on. Significant u land use items.

Yes sir. We have uh two of those to present uh for you this month and u we're going to mix it up and uh let the staff planners who are handling these items uh provide you with an overview as it relates to these cases. Uh but the first is resoning request RZN 2024017 conditional. This is Prudin Lake Prince. Uh the request is to reszone and amend the official zoning map of the city of Suffach in order to change the zoning from re rural estate zoning district to RM residential medium density conditional zoning district and B2 general commercial uh conditional zoning district for properties located at 3840 Prudin Boulevard and Lake Prince Drive zoning map 24 parcels 5 and six. Once again, uh, staff planner Brittney Collier will provide you with an overview on this significant land use item.

Thank you. As stated, this is a brief summary regarding a request to reszone properties located along Lake Brent Drive and Prudin Boulevard. The properties are located within the central growth area and are designated as commercial corridor and traditional neighborhood land use type. Uh, there was a mixup in the summary included in the agenda package supplied to the commission prior to this meeting. U, you all have been provided with the revised version. Uh but for clarification, the applicant is requesting the area that is to be reszoned for residential. That is being requested to be reszoned to RM, residential medium rather than RLM, residential residential low medium density zoning district. So as I'm going over the information, just keep that in mind. Um staff will ensure that the corrected information is provided in advance of November's planning commission meeting. Uh, the subject parcels are currently zoned RE, residential estate. To the north are single family detached homes, fields, and forested lands zoned RE. To the east are single family dwellings zoned RE. The King's Green subdivision consisting of single family detached homes zoned RL, residential lowdensity zoning district, and commercial retail businesses zoned B2, general commercial zoning district. To the south are single family detached homes, fields, and forested land zoned RE residential estate and RLM residential low medium density zoning district. And to the west are single family detached homes, fields, and forested land zoned RE residential estate and RLM residential low medium density zoning district. The subject parcels are approximately 79 acres in size. The applicant proposes that 65.7 acres of the site is to be reszoned to RM conditional residential medium density zoning district to allow for a maximum of 147 single family detached dwelling units for a gross density of roughly 2.8 dwelling units per acre. Additionally, 13.5 acres

located along the corner of Lake Prince Drive and Prudent Boulevard is to be reszoned to B2 conditional general commercial zoning district. As previously stated, the portion to be reszoned to RM conditional will contain no more than 147 single family dwelling units as proposed and offered by the applicant. The area is designated as traditional neighborhood land use type for the 2045 comprehensive plan. The comprehensive plan suggest a target density of 4 to 10 dwelling units per acre. Therefore, the proposed density of 2.8 dwelling units per acre would fall short of the recommended density outlined for this land use type. The RM zoning district allows for a maximum of 4.4 dwelling units per acre. Therefore, the anticipated density aligns with the proposed zoning district. Additionally, the RM zoning district is listed as an applicable zoning district within the 2045 comprehensive plan. Additionally, the area to be reszoned to B2 conditional is designated as commercial corridor and traditional land use type for the 2045 comprehensive plan. The applicant has not profered specific uses to be established as a part of this application. However, as a part of this request, the applicant has profered out some of the more intensive uses that could be established by right or with a conditional use permit within the B2 zoning district. The proposed development will feed into Kings Fork High School, Kings Fork Middle School, and Elephants Fork Elementary. At the time of the application, there is sufficient cap capacity at the middle school level and deficiency at the high school and elementary school levels. The application as proposed is anticipated to generate 20 high school students, 15 middle school students, and 27 elementary school students. After considering any student generation from a byite development under the cons current current zoning district, the applicant would need to demonstrate mitigation for impacts for the generation of 17 high school students and 23 elementary school students. The

applicant has voluntarily profered three three profers in support of this application which are shown in detail on this application. I'm sorry, four profers. Profer one speaks to the limits to the limit of the development to no more than 147 single family units. Profer two speaks to the mitigation for school impacts. The developer has voluntarily profered that $1,000 per per home constructed on the site shall be paid to Suffach public schools prior to the issuance of a certificate of occupancy. Section 31-601 of the Unified Development Ordinance outlines the requirement to address adequate public facilities for any application that is presented for consideration. As proposed and written, proper statement number two fails to address adequate public facilities as it relates to the advancement for capacity for schools. In total, the applicant is proposing 147,000 total cash contribution, which falls significantly short of the approximately 1,700,000 required to adequately advance capacity for the public schools impacted by the proposed development. Section 31-601 outlines the generation rates and calculations to determine what the total mitigation would be and staff has provided those calculations to the applicant as a part of the review of this request. Profer 3 speaks to road improvements as outlined in the submitted traffic impact analysis. Staff has reviewed the traffic impact analysis for compliance with the UDO with the unified development ordinance. The submitted traffic impact analysis has not been approved by staff and cannot be approved by staff in its current form as it fails to address certain road improvements required by the unified development ordinance. Lastly, profer 4 outlines the uses that will be prohibited within the B2 commercial area. This concludes my summary and it'll be before you next month.

All right. Uh the second Kevin, before you before you move, can I just ask you for a clarification on one of the profers that said that they were they were going to pay it to the to the Suffuk public schools. Is that correct? Is that how it should read or it should read to the city of Suffach? I would think that has uh since been updated. That was one of our initial I just noticed that. I was thinking I I didn't think it went directly. Good. Thank you. Sorry I interrupted.

So um the second significant land use item uh that we are going to provide you with an overview of today is resoning request RZN 2025001 conditional lakeside reserve. This is to reszone and amend the official zoning map of the city of SuffK in order to change the zoning from RE rural estate zoning district to RU residential urban zoning district for property located at 601 Murphy's Mill Road zoning map 25 partial 71. Uh once again um staff planner Gonzalo Bourge will provide you with a brief overview of this project.

Thank you again Kevin. Good afternoon again uh uh Mr. Chairman and planning commissioners. I'm here to introduce RZN2501 uh lakeside reserve as a significant land use item and to summarize the main points of this application. The proposed reszoning request is to reszone the official zoning map of the city of Suffach from RE residential estate zoning district to RU residential urban zoning district conditional on a property located at 601 Murphy's Mill Road zoning map 25 parcel 71. The city's 2045 comprehensive plan designates this area as part of the central growth area and the subject property is located within the traditional neighborhood land use type. The subject property has the following land use uh land uses and zoning to the north single family detached units zone RR rural residential zoning district and multifamily units known as Hallstead Reserve zone RU12 residential urban 12 to the south single family detached units zone RE residential estate zoning district and Lake me property of the city of Portsmouth zone C conservation zoning district to the east vacant land zone RE residential estate zoning district and finally to the west single family attached units zoned re residential estate zoning district the resoning exhibit uh here in the screen outlines the area to be reszoned from R E pardon that's the resoning exhibit uh outines the area to be resone from re residential estate zoning district to RU residential urban zoning district conditional the applicant proposes to conditionally to reszone 30.4 acres of the subject property from RE residential estate zoning district to RU residential urban conditional zoning

district. The property is located along Morphism Mill Road on the northern shores of Lake me and currently sits vacant. The applicant is proposing to develop 134 residential condo units. 46 will be front loaded uh town homes. 78 uh will be single family rear loaded detached units and 10 will be single family front-loaded detached units. This would yield a density of 4.8 units per acre which is within the maximum permitted of 10.9 units per acre in the residential urban zoning district. The proposed conceptual plan includes the preservation of uh CBPA regulated wetlands and other vegetation throughout the property provides screening from public right of way and uh screening uh to ages and properties. Uh the proposed development also features a trail system, green spaces and a storm water management system. The applicant is pledging the following. Develop no more than 134 single family attached or single family detached dwelling units in substantial conformance with this conceptual plan. Make cash contribute contributions to the city of Suffukk uh to advance capacity at the elementary and high school levels. For the elementary school level, the total contribution is $825,712. And for the high school level, the total contribution is $950,433. Develop uh the applicant also pledged to develop in conference with the elevations provide in this application. I'll show those in the next slide. And also pledges to make road improvements as outlined in the recommendations section in the approved traffic impact analysis submitted with this application. Here here you have the elevations that

are being profered that in this first slide you see the single family detached front loaded units. On these slides you can see the single family detached rear loaded units and to the left you have the single family detached elevations and to the right as looks more or less obvious those are the town homes that are being profered. In summary, the applicant proposes to conditionally reszone 30.4 acres of the subject property from RE residential estate zoning district to RU residential urban conditional zoning district. The proposed profers allow for a maximum of 134 family attached and single family detached dwelling units yielding a net density of 4.8 units per acre. This concludes my presentation. I will stand by if you have any questions and thank you. Thank you very much. Um I I I can ask Kevin this. Didn't you mention earlier that this is like condos versus single family? I I guess single family, but maybe a a little additional on that.

Yeah. So that this would not uh be a a major subdivision as identified by the unified development ordinance because they do not plan on subdividing the property. Uh the form of ownership will be um instead of fe simple a condo form of ownership um meaning that the infrastructure um that is constructed on site um it's going to be private streets uh things of that nature. Uh so they're not subjected to the major subdivision requirements as outlined in the UDO. Thanks for that. Okay. Um moving on. Anyone have any questions on that at this time? If if not, moving on. Um last month we put on the agenda uh amending the bylaws to um add that to our agenda the uh um not I'm not going to say the national anthem the uh pledge of allegiance to the flag. So uh we would need I I believe you've got some information on that was in the packets right? Yes sir. the the amended um was included in the packet showing the um the bylaws and I'd suggest each and every one of you read those because that's what governs what we do here if I if I follow the instructions correctly. So we we need a motion uh in order to uh approve the bylaw changes.

We have a motion on the floor to amend the bylaws as presented. Is there a second? Second. It's been moved and seconded. Is there any questions or comments? If not, I'll call for the vote. Commissioners, please vote.

Mr. Chairman, the motion is approved by a vote of 7 to zero. Okay. And we have we have one uh commissioner that had to leave early. Um, with that we're moving on to the status report. City council meeting September 17th, 2025.

Yes, sir. There was one item that went before the city council at their September 17th, 2025 meeting. It was conditional use permit uh request CUP 2025006. Uh, this was for 4236 River Cliff Crescent. That was a conditional use permit to establish an accessory dwelling unit, a detached on property uh located there at River Cliff Crescent East um zoning map 19G to parcel 34. Ultimately, this was approved with the staff recommended conditions and that was the only item. Thank you very much. Uh moving on along. Uh any preliminary plat?

No sir. No. Okay. Um the ordinance committee did meet today uh prior to our meeting and um is there any sort of motion that may be needed to add an item to our agenda for the November meeting next month on the agenda for next month. Okay, there's a motion on the floor. Is there a second? Second. Uh any questions, comments? If not, let's take a vote. All in favor? Can we do this by voice? All in favor signify by saying I.

Opposed? No. Motion carries. Um, we we've moved down to the commissioner's comments. So, I'm going I'm going to preempt you once again. I I just don't think y'all will give me a chance to talk. So, that I'm I'm taking it. You were handed out prior to the meeting. Um Kina was nice enough provide uh not only a copy in your packet but also a hard copy of the city of Suffach residential pipeline development. Particularly for those of you that are new to this that haven't seen this. It's a ton of information on here. I I know I think I asked for it at my first meeting when I came on the commission 10 years ago uh because I was stepping into something and not knowing what had already been approved. So, how many units were on the books that were available? This is a great report and I'd suggest you you look at it. It'll give you kind of a update on past history of where where we've done and what we've done in the past. So, uh Kina and Kevin, thank you for that. Uh with that, I will say nothing more other than adjourn later. Anyone like to have any kind? Go ahead.

There's one item um uh we always want to make sure we introduce new staff members to you all. Um, so with that being said, I wanted to take a moment uh very excited to uh introduce to you all Caitlyn Abett. Uh she's our new land use planning manager. That's a new position for our department. Um and you will see a lot of her and her team um moving forward as uh she'll primarily be working with these applications that come before you all.

We welcome you. I I should say that uh I I I probably am uh remiss in not u noticing that our vice mayor visited with us today and he's sitting there in the audience. I'm not going to ask you to say anything because we we want to go home and and and commissioner recctor who who always sits in and then reports on the job we've done to his fellow city council members. And Shelley Barlow was here earlier but she slipped out because she knew I was going to say something about her. So, so we thank you guys for coming and we appreciate the job you you guys do. Y'all make the hard decisions. I say we just send you some recommendations with that. Any other commissioner have anything they'd like to say? Now's your time. just other um and disheartening. There are absolutely no spaces for domestic violence in the state. I thought that was um I was so shocked. There's not one bed. Um so my message to folks is be kind. Thank you, Vice Chairman. Any other comments?

Yes, chairman. Um, I just want to say a couple things. Um, I mean, this this is a tough job up here. It is. And I just want to I just want to say thank you to the citizens who submit their comments to us. It's a lot to read and I appreciate the feedback. It's it's a delicate balancing act especially with these largecale developments and the by rights that we don't see up here that's going on around the city. You know, I welcome the growth, but I also believe in keeping lock step with the CIP and being in tune with the needs of the city. We won't always agree, but we can continue to put forth the effort to for responsible growth.

And with that, I say good night. Thank you very much. Looking over to my right, anyone have any comments? Miss Goodman. Nothing there. Johnny, come on. Don't let me down. All right, it looks like we finished all of our items on the agenda. Thank you so much for attending. Thanks to all the citizens that came today and attended as well. And we stand a journ.