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HomeMy WebLinkAboutSP202100014 Review Comments Special Use Permit 2021-08-11County of Albemarle Community Development Department - Planning Division August 11, 2021 Paul Stevens 1195 Redfields Rd Charlottesville, VA 22903 stevens.paul.s@gmail.com RE: SP202100014 Reclaimed Hope Initiative Dear Mr. Stevens: Marlah Gleason mgl easonCa)a I bemarl e.org tel: 434-296-5832 ext. 3097 fax: 434-972-4126 Staff has reviewed your initial submittal for a Special Use Permit for day camp/boarding camp uses in the Rural Area on Mooreland Ln, which intersects Monacan Trail Rd/Rt 29. We have some questions and comments which we believe should be resolved or included as conditions of approval before your proposal goes to public hearing. We would be glad to meet with you to discuss these issues. Our comments are provided below. Comments are organized as follows: A. Comments on the Special Use Permit B. How the proposal relates to the Comprehensive Plan C. Additional comments from reviewers D. Additional information A. Special Use Permit 1. Use. a. Staff has reviewed the proposal and questions whether the adult aspect of the camp meets the definitions of day camp/boarding campuses. Excerpts of the definitions of these terms from Sec. 3.1 is provided below. • Daycamp. "Day camp" means a lot, tract or parcel of land operated as a commercial or noncommercial enterprise in which seasonal facilities are provided for all or any of the following: camping, picnicking, boating, fishing, swimming, outdoor games and sports and activities incidental and relating to the foregoing, but not including miniature golf grounds, golf driving ranges, mechanical amusement devices, or permanent structures far housing of guests. • Boarding camp."Boarding camp" means a day camp except that uses and structures for the lodging of guests shall be permitted in locations appropriate for extensive outdoor recreation. Additional information is needed for staff to confirm that the adult -centric aspects of the program meets the definition for a day camp/boarding camp. Be advised, the adult portion should be operated as a day camp/board camp. 2. Conceptual Plan. a. The proposal is locating new development on Prime and Locally Important soils (see soils map attached), which is inconsistent with the recommendations of the Comprehensive Plan. Remove proposed facilities from Prime and Locally Important soil areas or submit information as to why new proposed facilities should be allowed on agriculturally desirable soils. WWW.ALBEMARLE.ORG 401 McIntire Roadl Charlottesville, VA22902-4596 b. Development of new structures or parking should be setback from the subject property's side and rear boundary lines by 125 feet. This is consistent with setbacks required on properties with similar uses. c. Parking i. The overflow parking area, identified as Program Element "M" on the Camp Carol program map, is located in a highly visible area on the property due to existing grading and landscaping. This location is not consistent with what would be expected in a rural area and would negatively impact the character of the area. As such, the proposed location cannot be supported. Relocate the overflow parking to a location that is less visible and/or screened - by trees or other vegetative plantings - from view by travelers along Monacan Trail Rd/Route 29. ii. Be advised, additional regular -use parking spaces will be needed to support the proposed program. Zoning staff have identified that a minimum of 25 parking spots and a drop-off location at Camp Carol will be needed, as well as a minimum of 8 parking spots at The Farm. Also, the intended caretaker and property owner will each require two (2) additional parking spaces once each takes up residence. Note, while parking will be reviewed and approved through the site planning process, it may be beneficial to consider the area needed to accommodate these parking requirements at this stage. 2. Sound a. Indicate whether a loudspeaker system will be used for the day/boarding camp for announcements, dances, wake-up calls, or other camp activities. Staff recommend that you either state that no outdoor amplified sound will be used, or that outdoor amplified sound only be proposed for a limited range of essential daytime purposes, such as emergency announcements. b. All sound and noise generated from day camp/boarding camp uses must comply with the provisions of Section 4.18 for Rural Areas. These regulations are different and, in most cases, more restrictive than sound regulations associated with both farm wineries and the quiet hours referenced in the Project Narrative. 3. Events and other rentals a. Only events directly associated with the use will be permitted. All other events will not be permitted with the approval of this use. A special use permit for special events will be needed to allow non-day/boarding camp related events to occur on the property. b. Please confirm whether the events described under supplemental activities will include: unlimited events for the benefit of the camp for up to 50 attendees, up to 4 events per year for the benefit of the camp for up to 150 attendees, and up to 8 events per year held by outside organizations for up to 75 attendees, or whether any of the event types may overlap. Additionally, please provide examples of types of events and organizations intended to fall under the category of non -camp related events. 4. Other a. In order to provide the Board of Supervisors with guidance on whether or not they should make that determination, staff and the applicant will need to present this proposal to the Agricultural -Forestal Districts Advisory Committee for their recommendation. That meeting will be scheduled once the date of the community meeting has been set. i. This property is located in the Hardware Agricultural -Forestal district, which is a voluntary landowner -driven land -conservation program. Under section 3-202(A)(3)(k) of the County Code, uses permitted by special use permit can be permitted in the districts "provided that the Board of Supervisors determines that the use or structure allowed by the special use permit is consistent with the purposes of this chapter." Those purposes can be found in section 3-100, and related policies supportive of those purposes are in section 3-101. ii. Acknowledging that the subject properties are within a voluntary Agricultural and Forestal District and that the proposed use is not itself directly related to agriculture or forestry, staff suggests that the best approach for achieving consistency with the purposes of the Agricultural and Forestal Districts is to minimize the footprint of the proposed use on important agricultural resources (mainly soils), and to ensure that as much as possible of the property remains available for agricultural or forestry use in the future. WWW.ALBEMARLE.ORG 401 McIntire Roadl Charlottesville, VA22902-4596 b. Please provide trip generation data so traffic impacts associated with this proposed use and program can be better understood. Your trip generation estimates should account for the number of vehicle trips (each arrival and departure is a trip) created by attendees, staff, and any consultants/volunteers, based on your expected schedule of operation. If your schedule is expected to vary by season (e.g., summer vs the rest of the year, or school year vs summer vacation, etc.), it is recommended that you create a table showing attendance and vehicle trips generated for each season. B. Comorehensive Plan Initial comments on how your proposal generally relates to the Comprehensive Plan are provided below. Comments on conformity with the Comprehensive Plan are provided to the Planning Commission and Board of Supervisors as part of the staff report. The Rural Area Chapter (Chapter 7 of the Comprehensive Plan designates the subject properties for this proposal, TMP 88- 23 and TMP 88-23E, for Rural Area land uses. The intent of the Rural Area designation is to allow uses that preserve and protect agricultural, forestal, open space, and natural, historic, and scenic resources; and also to allow residential uses at a density of up to 0.5 acres per dwelling unit. Review of the proposal against specific objectives (obj.) in Comprehensive Plan found the following: • Obi. 2: Protect and Preserve natural resources, which includes retaining continuous and unfragmented land for agriculture and forestry. In this objective, the Comprehensive Plan encourages development that can be reasonably reversible so that the land can easily return to farming, forestry, conservation, or other rural uses. The current conceptual plan proposes new facilities that are spread across existing cleared areas on the subject property, however some of these areas fall within agriculturally important soil areas. The application could be made stronger by moving proposed development and program facilities outside of important soils areas (see agricultural soils map attached) to retain unfragmented land and protect important soils for future agricultural and forestry uses on the property. • Obi 3: Protect the County's historic, archeological, and cultural resources. The narrative and conceptual plan indicate that the historic residential structure, located on TMP 88-23, will be retained and reused for the new use. The reuse of this historic building represents some amount of preservation, however, it is not known how much the historic structure will be altered to support the new use. Depending on the degree of alteration, this objective may or may not be supported. The application could be made stronger by offering more detail on the ways in which the historic resources will be retained and maintained. Will the applicant pursue listing the property in the State and/or National Historic Registrars? Please note that this is not a requirement, but an avenue for strengthening the alignment of the proposal with the Comprehensive Plan. • Obi. 4: Promote rural and historic landscapes that enhance visitors' experience and give historic sites as authentic a setting as Possible. This objective, respective of the proposal, suggests that the historic structures located on the property should be afforded a certain focal prominence on the site. To maintain this prominence, the application could be strengthened by limiting the overall footprint and spread of new program facilities to be clustered behind the historic structure or screened from view by trees and othervegetated features. Staff find the proposed use to be consistent with the intent of the Rural Areas in the following ways: • Additional development proposed by the applicant does not support new homebuilding, which the Comprehensive Plan explicitly discourages in the Rural Area, but rather a program with outdoor activities that are better located in the Rural Area, reservingthe Development Area for more dense, urban development. • The proposal is complimentary of other uses in the Rural Area, including nearby agricultural and forestal uses and conservation efforts. Overall, in balancing the protection of important agricultural soils, preserving unfragmented land for future agricultural/forestal uses, and configuring future development to highlight the noted historic structures on TMP 88-23, staff recommends tightening the proposed buildings and facilities in areas behind the historic structure and avoiding important WWW.ALBEMARLE.ORG 401 McIntire Roadl Charlottesville, VA22902-4596 soil areas. In addition, please be aware that, depending on the extent of the clearing and scale of proposed development, the application mayor may not reflect a size, scale, and configuration that compliments the character of the area. Size and scale are not currently a concern noted by staff but should be kept in mind during any revisions to the narrative or conceptual plan associated with this proposal. C. Additional Comments from Reviewers Planning Comments The following advisory comments related to planning matters are provided by Mariah Gleason, mgleason(o)albemarle.org: 1. The Analysis Map page of the application plan shows the area of "existing development and clearing" encompassing both vegetated areas and property owned by the Virginia Department of Transportation (VDOT). Adjust the identifying box to encompass only the areas that will be cleared or developed, excluding the VDOT property. Be advised, no activity will be allowed in off -site areas owned by VDOT, unless certain improvements, such as changes to the site entrance, are required by VDOT. 2. A site plan will be required for the development of this use on the property. 3. Additional comments or questions may be provided after the Community Meeting is held. These additional comments or questions will be based upon the discussion and any concerns or issues that are raised by nearby residents/property owners and Planning Commission or Board of Supervisors members at the meeting. 4. Please keep in mind, approval of the special use permit in no way implies approval of any waiver or modification to any standards, this includes any waivers for the disturbance of critical slope areas that may be needed to allow changes to the access road to "The Farm". 5. Should the special use permit be approved, the new use cannot commence without the appropriate building permits and zoning clearances. Zoning Comments from the Zoning reviewer, Lea Brumfield, Ibrumfield(@albemarle.org, are attached. These comments have been reviewed by the lead Planner and resulting required changes and comments provided above. Feel free to contact the lead Planner if you have any questions. Engineering The County Engineer, Frank Pohl, foohlOalbemarle.org, has no objections to this proposal but offers the following information: 1. A Tier 3 groundwater assessment will likely be required prior to approval of the initial site plan. Building Inspections The Building Inspections reviewer, Betty Slough, bslough0albemarle.org, has no objections to this proposal but offers the following information: 1. Depending on the proposed new use of the existing buildings, accessibility will need to be provided that complies with the current codes. Fire/Rescue The Fire/Rescue reviewer, Howard Lagomarsino, hlagomarsino(@albemarle.org has no objections to this proposal but offers the following information to help in planning future steps of this project. Planning staff has reviewed these comments and recommends the applicant's review of comments 4, 5, 6, and 9, in particular. While these aspects are evaluated during the site planning process, meeting these requirements may impact the overall conceptual plan layout. 1. To accommodate emergency/fire vehicle access, all weather, emergency vehicle access roads)/route(s) are required 2. Fire apparatus access roads shall extend to within 150 feet (45 720 mm) of all portions of the exterior walls of the first story of the buildings as measured by an approved route around the exterior of the buildings or facility 3. An emergency/fire vehicle access road/route needs to provide a suitable surface to sustain the weight of emergency apparatus weighing up to 85,0001bs. WWW.ALBEMARLE.ORG 401 McIntire Roadl Charlottesville, VA22902-4596 4. An emergency/fire vehicle access road/route needs to provide an unobstructed travel way width of 20 ft. if buildings/structures are under 30 feet tall and 26 ft. if buildings/structures are over 30 feet tall 5. Emergency/fire vehicle access roads need to be clear of overhead obstructions at 13 ft 6 in. and below 6. To accommodate fire apparatus, turn radii serving fire apparatus access must be a minimum of 25 ft. 7. To ensure that parking does not obstruct the emergency apparatus travel way as described above, any parking must be designed to and/or no parking signs are required to maintain the required unobstructed travel way widths 8. Any dead-end longer than 150ft requires an approved turnaround for emergency apparatus 9. Road grade cannot exceed 10 % 10. Provide a note on the plans of the required ISO fire calculation for the buildings 11. Provide a note identifying location of closest water source suitable for emergency/fire apparatus operations 12. A Knox Box may be required. If it is, a note on the plan is required the location of this can be coordinated with the Fire Marshal's Office 13. Fire suppression, fire alerting systems and other building design features, such as exits, interior finishes, building access etc., are the purview of the building official and required as directed by that office 14. If fire suppression systems or standpipes are installed the FDC must face the road, on address side and there needs to be hydrant within 100ft. of the FDC, arranged so that when hydrant and FDC are in use for emergency operations, hose does not obstruct travel way Albemarle County Architectural Review Board (ARB) The ARB reviewer, Margaret Maliszewski, mmal iszewski0albemarle.org, has the following comments: 1. Revise the "existing development and clearing" areas shown on the Analysis Map to be fully contained within the cleared area. 2. It is recommended that all new structures in the Camp Carol program area be located behind (north of) the historic house so that the historic house is the prominent structure on site. 3. The Virginia Department of Historic Resources survey for this property indicates that a smokehouse and icehouse once stood on the property and that a cemetery may be present. Please indicate if these resources exist and, if they do, indicate their locations on the concept plan, together with any other extant historic resources. 4. The applicant is commended for seeking to retain and maintain all historic resources on the property. It is recommended that the property and its historic resources be documented in drawings and photographs prior to any further development of the property, with copies of the documentation provided to the County. The applicant is encouraged to pursue listing of the property in the National Register of Historic Places. 5. Note that any development that requires a site plan or building permit will require review and approval by the Architectural Review Board.lt is recommended that all new structures in the Camp Carol program area be located behind (north of) the historic house so that the historic house is the prominent structure on site. Albemarle County Parks & Recreation The Parks & Recreation reviewer, Tim Padalino, tpadalino0albemarle.org, has no objections to this proposal. Natural Resources The Natural Resources Manager, Kimberly Biasiolli, kbiasiolliPalbemarle.org, has no objections to this proposal. Virginia Department of Health (VDH) Comments from the VDH reviewer, Josh Kirtley, ioshua.kirtley(&vdh.virginia.gov, are provided below: The issue at this time is that the Health Department hasn't reviewed any capacity reports or soil studies, so I cannot comment as to the feasibility of the proposal. They do mention in their narrative that any new construction will have a new septic system and private well, so that means that they are planning to install that infrastructure as part of adding to the existing buildings. I think that it would be good for the appl icant to submit a capacity assessment for the existing sewage disposal systems in order to get a handle on their capacity prior to the SUP being approved and opening to the public. Also, I WWW.ALBEMARLE.ORG 401 McIntire Roadl Charlottesville, VA22902-4596 am going to say that the water supply will be regulated by the Office of Drinking Water (ODW), so it maybe good for the applicant to reach out regarding the permitting process prior to opening. Albemarle County Service Authority (ACSA) Comments from the ACSA reviewer, Richard Nelson, rnelson(aserviceauthoritv.org, has no comments or objections to this proposal. SP202100014 Reclaimed Hope Initiative -Camp Hope is outside the ACSA Jurisdictional Area. Virginia Department of Transportation (VDOT) Please see the attached letter from Adam Moore, adam.mooreOvdot.virginia.gov, regarding comments on this proposal. Be aware that this additional information will need to be submitted during the site plan review to determine whether the existing site entrance is sufficient or if upgrades are necessary. Additional Information SP Conditions Staff has not fully drafted conditions to date for this special use permit, due to the potential changes and additional information requested. Once conditions are drafted, staff will send them to you. Summary of potential proposed conditions: 1. No additional land clearing activities are permitted, other than that needed (as determined by the site planning process)to provide necessary access. 2. All sound and noise generated from day camp/boarding camp uses must comply with the provisions of Section 4.18 for Rural Areas. 3. Development of new structures and parking areas must be setback from the subject property's side and rear boundary lines by 125 feet. 4. No weddings, family reunions, or homestay rentals (aka Airbnb) are permitted on the property. 5. With the exception of staff, owners, and their respective families, overnight utilization of the program's facilities is limited to children attending the day camp/boarding camp program and accompanying adult(s). No transient stays are permissible. 6. Events associated with the day camp/boarding camp uses are limited to four (4) events per year with no more than 150 attendees each. 7. Maximum occupancy during non -camp months (September -May) cannot exceed six (6) households or 40 people (including children, adults, and staff), whichever is less. 8. Maximum occupancy during camp months(June -August) cannot exceed 65 people (including children, adults, and staff). Action after Receipt of Comments This application has been tentatively scheduled for Planning Commission public hearing for October 5, 2021, which is within 90 days after submittal. However, staff recommends that you resubmit your application, which would require deferral. Staff will work with you to choose a Planning Commission date for public hearing. Resubmittal If you choose to resubmit, please use the attached form. There is no fee for the first resubm ittal. The resubmittal date schedule and other related resources are provided for your convenience online at: https://www.a Ibema rle.org[government/cam mu n ity-development/apply-for/planni ng-and-site-development-applications Notification and Advertisement Fees Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a new date. WWW.ALBEMARLE.ORG 401 McIntire Roadl Charlottesville, VA22902-4596 Community Meeting Prior to requesting a public hearingwith the Planning Commission and Board, a community meeting must be held in accordance with Zoning Ordinance Section 18-33.37. Staff will continue to work with you to schedule that meeting. Feel free to contact me if you wish to meet or need additional information. My email address is mgleason@albemarle.org albemarle.org. Sincerely, k&4-* Mariah Gleason Senior Planner II - Urban Designer, Community Development Department enc: Att.1: Agricultural Soils Map Att. 2: VDOT Comment Letter Att. 3: Action After Receipt of Comments Att.4: Resubmittal Schedule Att. 5: Resubmittal Form WWW.ALBEMARLE.ORG 401 McIntire Roadl Charlottesville, VA22902-4596 "/ 0 250 500 1,000 /� Feet COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION Stephen C. Brich, P.E. 1401 East Broad Street Commissioner Richmond, Virginia 23219 August 05, 2021 Mariah Gleason County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Re: SP-2021-00014- Reclaimed Hope Initiative — Special Use Permit Dear Ms. Gleason: (804) 7862701 Fax: (804) 7862940 The Department of Transportation, Charlottesville Residency Transportation and Land Use Section, has reviewed the above referenced plan as submitted by Paul Stevens, dated June 21, 2021, and offer the following comment. 1. Please provide trip generation data for the existing entrance, this will determine if it will need to be improved to a low volume commercial entrance, or a full commercial entrance. If further information is desired, please contact Willis C. Bedsaul at 434-422-9866. A VDOT Land Use Permit will be required prior to any work within the right of way. The owner/developer must contact the Charlottesville Residency land Use Section at (434) 422-9399 for information pertaining to this process. Sincerely, Adam J. Moore, P.E. Area Land Use Engineer Charlottesville Residency VirginiaDOT.org WE KEEP VIRGINIA MOVING DEPARTMENT OF COMMUNITY DEVELOPMENT ACTION AFTER RECEIPT OF COMMENT LETTER FIRST SET OF COMMENTS Your project has been scheduled for a public hearing by the Planning Commission for October 5, 2021, which is 90 days from the date your application was accepted for review. State Code requires a 90-day review by the Planning Commission unless the applicant requests deferral. As you will read in this comment letter, staff recommends changes to your project to help you achieve approval. Without these changes, staff cannot recommend approval to the Planning Commission. If you need more time to make these changes, and if you prefer to move forward to the Planning Commission with a recommendation for approval, you must request deferral. If you choose not to request deferral, staff will take your project to the Commission as originally submitted, but without a recommendation of approval. Instructions for requesting a deferral are outlined below. Within one week please do one of the following: (1) Request deferral, as required by Section 33.11, if you will resubmit, but would like to receive comments on the revised submittal, and understand the Planning Commission date will be later than October 5, 2021 (2) Proceed to Planning Commission public hearing on October 5, 2021 (3) Withdraw your application (1) Deferral requested To request deferral, you must submit a request in writing to defer action by the Planning Commission and Board of Supervisors. The request may be made by email. Please note that your request for deferral may not be accepted and the County may retain the initial scheduled hearing date. If your request for deferral is accepted the application will be deemed withdrawn if the application is not reactivated within six months of the request for deferral or within 32 months from the time the application was determined or deemed complete. (2) Proceed to Planning Commission Public Hearing on October 5, 2021 At this time, you may request that your application proceed to public hearing with the Planning Commission on October 5, 2021. With this option no additional documents will be accepted, and staff will take your project to the Commission as originally submitted, but without a recommendation of approval. Revised 9-17-19 MCN (3) Withdraw Your Application If at any time you wish to withdraw your application, please provide your request in writing. Failure to Respond An application shall be deemed to be voluntarily withdrawn if the applicant requests deferral pursuant to subsection 33.11 and fails to provide within 90 days before the end of the deferral period all of the information required to allow the Board to act on the application, or fails to request a deferral as provided in subsection 33.11(D). Fee Payment Fees paid in cash or by check must be paid at the Community Development Intake Counter. Make checks payable to the County of Albemarle. Do not send checks directly to the Review Coordinator. Fees may also be paid by credit card using the secure online payment system, accessed at http://www.albemarle.org/department.asp?department=cdd&relpage=21685. Revised 9-17-19 MCN Resubmittal of information for Special Use Permit PROJECT NUMBER THAT HAS BEEN ASSIGNED: SP202100014 Reclaimed Hope Initiative Owner/Applicant Must Read and Sign I hereby certify that the information provided with this resubmittal is what has been requested from staff Signature of Owner, Contract Purchaser Date Print Name Daytime phone number of Signatory FEES to be paid after application For original Special Use Permit fee of $2,366 ❑ First resubmission (TO BE PAm WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) Free ❑ Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) $1,183 ❑ Technology surcharge + 4% For original Special Use Permit fee of $1,183 ® First resubmission (TO BE PAm WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) Free ❑ Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) $592 ❑ Technology surcharge + 4% FOR OFFICE USE ONLY Fee Amount $ Date Paid By who? Receipt # Ck# By: 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126 Revised 7/l/2021 Page 1 of 1 2021 Submittal and Review Schedule Special Use Permits and Zoning Map Amendments Resubmittal Schedule Resubmittal Dates (1st and 3rd Monday of the month) Comments given to the Applicant Applicant requests PC Public Hearing AND Payment Due for Legal Ad (no additional resubmittals) Planning Commission Public Hearing No sooner than* Monday Wednesdav Friday Tuesday Jan 04 Feb 03 Feb 05 Mar 02 Tues Jan 19 Feb 17 Feb 26 Mar 23 Feb 01 Mar 03 Mar 12 Apr 06 Feb 15 Mar 17 Mar 26 Apr 20 Mar 01 Mar 31 A r 09 May 04 Mar 15 Apr 14 Apr 23 Ma 18 Apr 05 May 05 May 07 Jun 01 Apr 19 May 19 May 21 Jun 15 May 03 Jun 02 Jun 11 Jul 06 Ma 17 Jun 16 Jun 25 Jul 20 Jun 07 Jul 07 Jul 09 Aug03 Jun 21 Jul 21 Jul 30 Aug24 Tues Jul 6 Aug04 Aug13 Sep 07 Ju119 Aug18 Aug27 Sep 21 Aug02 Sep 01 Sep 10 Oct 05 Aug16 Sep 15 Se 24 Oct 19 Tues Sep 7 Oct 06 Oct 08 Nov 02 Sep 20 Oct 20 Oct 22 Nov 16 Oct 04 Nov 03 Nov 12 Dec 07 Oct 18 Nov 17 Nov 19 Dec 14 Nov 01 Dec 01 Dec 17 Jan 11 2022 Nov 15 Dec 15 Tues Dec 22 Jan 18 2022 Dec 06 Jan 05 2022 Jan 07 2022 Feb 01 2022 Dec 13 Jan 12 2022 Jan 21 2022 Feb 15 2022 Bold italics = submittal/meeting, day is different due to a holiday. Dates with shaded background are not 2021. 2022 dates are tentative. `Public hearing dates have been set by the Planning Commission, however, if due to unforeseen circumstances the Planning Commission is unable to meet on this date, your project will be moved to the closest available aaenda date.