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HomeMy WebLinkAboutZMA201800003 Review Comments Zoning Map Amendment 2018-04-06COUNTY OFALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 April 6, 2018 Rush Otis Habitat for Humanity 919 W. Main Street Charlottesville, VA 22903 RE: ZMA2018-003 Southwood Ms. Otis: Fax (434) 972-4176 Staff has reviewed your initial submittal for a zoning map amendment (ZMA) for the Southwood redevelopment. We have a number of questions and comments which we believe should be considered before your ZMA moves forward to the Planning Commission. We would be glad to meet with you to discuss these issues. Our comments are provided below: Amending portion of ZMA200500017 Biscuit Run included on TMP 90A1-1E: 1. This rezoning will not only amend (remove) proffers associated with Biscuit Run but will also amend the code of development and application plan. Not only should this be indicated on the application, a new proffer statement may need to be submitted to reflect the removal of the Biscuit Run proffers. Also, if other proffers are offered (greenway connections to Biscuit Run) they will need to be specified in the new proffer statement. Staff will work to provide direction on the appropriate language that should be used in the proffer statement, but would be similar to Old Trail amendments. 2. According to Section 33.2.b.1(a) and (b), signatures of other property owners are not required but written notice shall be required to other property owners subject to the same proffers within the Biscuit Run planned development. General Application Comments: 1. Affordable Housing: additional commitment needs to be made above the 15% affordable housing stated in the Code of Development. The Policy team will need to work on language and provide additional guidance on affordable housing. 2. Urban Agriculture: more restrictive language needs to be included for the types and amount of animals. The Policy team and Zoning will provide more guidance for the allowance of this use. Application Plan/Code of Development: Planning/Zoning (Megan Nedostup; Rebecca Ragsdale): 1. On the application plan sheet, indicate the amenity area, either by stating conservation/amenity area, or including an additional label. 2. Include a sheet or on one of the sheets a conceptual trail location. Include language that future connections to Biscuit Run will be made upon demand of the County. 3. Sheet A1.00- Total Acreage listed for Block A is 20.9 but first paragraph under Visions, Goals, Values says "roughly 21.5 acres" so this should be clarified so there is no confusion. 4. Sheet A1.00-Under Proposed Impact on Public Facilities and Infrastructure, it says upgrades to Hickory Street to the intersection of the entrance for Phase I are anticipated but these improvements are not specified on the application plan. The street section for Hickory Street should be specified on the application plan. 5. Sheet A1.00-Strategies for Stormwater-Stream restorations and partnerships are described but no specific methods, commitments, or locations for facilities are indicated on the plans. 6. Sheet A1.01 and A1.02-To simplify the plan set and to address ordinance requirements, consolidate these sheets. Typically the tax map parcel number, zoning, and use of adjacent parcels are labeled on the regional context or existing conditions sheets. Sheet A2.00-Application Plan 1. Road 3 is shown to extend to the property line with the existing Southwood Community and where existing homes are shown. Will these homes be impacted or is the proposal not to extend Road 3 all the way to the property line with Phase I? 2. Greenspace must be identified on the application plan, including the amenities/natural area. 3. Based on GIS, the Eastern corner of application plan doesn't appear to show the stream buffer as depicted on GIS along Stream 3. 4. Show the typical section for Hickory Street Sheet A2.02-Table of Uses -These comments include both requirements and FYIs 1. Retail and Service uses reference to the C1 commercial district may need to be clarified as to how we administer this use category in the code of development. 2. Manufacturing/processing/assembly/fabrication and drive through windows are listed as a use but the table does not indicate where it would be permitted. If the uses are prohibited, they should just be removed from the code of development. 3. Group homes must be listed as by -right 4. Add duplexes to the list of permitted residential uses, this can be added with the semi -attached and single family attached listing 5. Tourist lodging is listed by SP but is permitted as an accessory use to single family dwellings in the current ordinance. A zoning text amendment is underway to change the term in the ordinance to "homestay" and to allow up to 2 guest rooms for rental in a townhouse/single family attached/duplex unit type. 6. Boarding house is listed by SP but is by -right in the residential zoning districts 7. Are there some uses that the community may wish to have in Block A that would support residential areas such as daycares? 8. Replace churches, cemeteries with the term "religious assembly" 9. Public uses should be permitted in both Blocks A and B 10. Home occupation Class B-It is more likely a resident in Block A would seek this use, which is allowed by special use permit in conventional residential zoning districts. If it is allowed by -right in Block B then regulations must be specified. 11. Urban agriculture -The County is still considering this request and is open to allowing chickens and possibly goats similar to the City of Charlottesville's allowances. Additional comment on this use will be provided. 12. Carriage units: Consider clarifying standards for carriage house units consistent with these examples from other approved developments: a. Not more than one (1) carriage unit shall be permitted per detached single-family dwelling. b. b. The gross floor area devoted to a carriage unit shall not exceed thirty five (35) percent of the total gross floor area of the main dwelling. c. Notwithstanding any other requirements of this Code of Development, carriage house setbacks shall be the same as for the principal building with which it shares a lot, except for the rear yard setback, which shall be a minimum of (3) feet. Sheet A2.03- 1. Gross residential density must be provided on plans with Table 11 to address 2. Table 111-Consider whether there are any provision of the current ordinance that should be added to the code such as stepbacks (For each story that begins above 40 feet in height or for each story above the third story, whichever is less, the minimum stepback shall be 15 feet) or if a greater setback should apply to non-residential buildings. 3. Should we clarify side setbacks or add what required building code separation is to the code of development? 4. Note 1 is not needed and should be removed. This is restating what is a requirement of the building code. 5. Note 2 should be clarified. Setbacks from a street are always a front. Setbacks from alleys should be specified. The ordinance requirement for alley setbacks is 3'. 6. Restrictions for parking in Blocks A and B should be clarified as to what the requirements are. For example, change "are permitted" to must be located within the center of the block. Staff can may have examples of relegated parking regulations that may be helpful. (Brookhill 7. Greenspace and Amenities -A table must be added that provides acreage and percentage minimums for the development. 7.3 acres is described but must be in the regulatory table as well. Preserved slopes acreage should also be accounted for in the Greenspace table. 8. The conservation area should be updated to be consistent with the definition for conservation areas in the ordinance (below). Conservation area: An area identified on a plan submitted for approval which contains cultural assets or natural features such as non -tidal wetlands, floodplain, slopes identified in the open space element of the comprehensive plan, or streams and stream buffers, within which only limited disturbance or development is allowed. Uses allowed in conservation areas include, but are not limited to, utilities, greenways, pedestrian paths, streets, and stormwater management facilities, where, in the opinion of the director of engineering, no other location is reasonably available and when these improvements have the least impact possible on the environmental features of the area. 9. Number of affordable units -A table must be provide that establishes minimums and a tracking system (15% designated on each subdivision/site plan and minimum of 60% required at buildout for Block A and Block B?). Also, definitions for "affordable" must be provided along with the types of units that may qualify to meet the affordable requirements. Will work on the affordable housing issue. 10. Construction entrance -The ordinance already allows a construction entrance. If reviewers recommend limitations, or abutting property owners have concerns, the code of development or application plans may want to address more specific requirements for a construction entrance. 11. Amenity Oriented lots- Stormwater management facilities are not amenities and should be removed from areas that units can front on. `Amenity Oriented Units' should be revised to state `Amenity Oriented Lots', as lots require frontage, not units. Also, the width should be 50 feet from face of building to face of building and 30 feet minimum open space width. It would be good to state that the lot frontage will be obtained by the amenity rather than a public or private street. Transportation (Kevin McDermott; Adam Moore (VDOT): 1. The traffic analysis accounted for fewer new residential units than the application was submitted for. Additionally, the total trip generation is much higher than was originally discussed in the traffic analysis scoping meeting. The additional trips will push this analysis over the threshold requiring a review at the state level under the 527 regulations. In the review, staff also noted some queue lengths at intersections that extended beyond the storage capacity and are concerned about the accounting of background traffic growth related to the developments currently under construction within the area surrounding Southwood. For these reasons we cannot make a determination on the traffic impacts without an update to the traffic analysis. Staff recommends a follow-up meeting is held with the appropriate county and VDOT staff to insure that a scope for an updated analysis be held. Please coordinate this meeting with Megan and Kevin McDermott. 2. Additional comments regarding the street sections will be forthcoming by VDOT. Fire/Rescue (Shawn Maddox): 1. Proposed street sections 7 and 8 do not have sufficient unobstructed clear travel width. Unless modifications are approved Fire Rescue requires 20' of unobstructed travel width for streets serving buildings less than 30' in height. Any portions of the streets that will serve structures 30' or taller must provide 26' of clear unobstructed travel width to at least one side of the structure. These dimensions can be reduced with the installation of sprinkler systems. 2. Once this phase exceeds 30 one or two family dwellings OR 100 multiple -family dwellings a second approved fire apparatus access road. The submitted plan does not currently show a second entrance/exit in to, or out of, this phase. Engineering (Frank Pohl): 1. This development involves more than 50 lots and exceeds 50 acres, therefore, the base flood elevation and floodway shall be determined with a hydrologic and hydraulic analysis for the development wherever flood hazard overlay Zone A is located on the property [30.3.13.C.1.b]. The results of this analysis may impact the area of land within the FHOD. Development within the Flood Hazard Overlay District (FHOD) shall be subject to Section 30.3 of the Albemarle County Code and a Floodplain Development Permit is required for any development within the FHOD, even if the activity is allowed by -right. 2. The narrative "Strategies for Shared Stormwater" on Sheet A1.00 suggests that stream restorations is allowed as a method to address stormwater management quality requirements. This determination has not been made to my knowledge. Please include a statement that if stream restoration is not allowed, other SWM BMP measures will be implemented to address stormwater quality requirements. The only reason given in the narrative as to why stream restoration would not be used is because of a lack of grants or other funding. 3. If lots will be platted up to the edge of stream buffers, I suggest increasing the required rear setback to be greater than zero (0) to provide rear yards for the residents. If a rear yard is not provided on the lot, it is my experience that homeowners will encroach into the buffers. 4. Refer to Section 8 of the Design Standards manual for guidance on grading. Proposed grading exceeding 3:1 slopes is discouraged. Proffers: 1. A proffer for the greenway trail should be offered. Staff will provide standard language for modification/discussion. Waivers/Modifications/Exception: 1. Section 4.12 Parking Regulations -Parking regulations and modification request -Please move parking regulations for all uses to one location in the code of development. Staff is supportive of the location modification request, provided that safe pedestrian access (sidewalk, path, etc.)is provided to the parking areas. Staff is supportive of using the general calculation for retail/service uses. Data and more justification is needed to support the request to reduce residential and restaurant parking requirements. A parking study must be submitted to consider the reductions: Parking study. The zoning administrator may consider the recommendations of any parking study relevant to the request, whether it is supplied by the applicant or available from any other source, as well as traffic generation figures, including estimates by the Institute of Transportation Engineers, peak parking demands, and other relevant information. 2. Section 4.16 Recreational Requirements -staff is supportive of this request. The ordinance requires amenities to be completed when 50% of units have COs. The code of development must specify a completion deadline for recreational improvements required by Section 4 as well as the primary trail/natural area amenity. Please note, if during site plan stage additional attached units are proposed outside of the estimate that was provided for the waiver, additional tot lots will be required per 4.16. Planning Planning staff's comments are organized as follows: • How the proposal relates to the Comprehensive Plan • The Neighborhood Model analysis • Additional comments from reviewers (See attached) Comprehensive Plan. Comments on how your project conforms to the Comprehensive Plan will be provided to the Planning Commission and Board of Supervisors as part of the staff report that will be prepared for a work session or public hearing. These parcels are within the Southern and Western Neighborhood Master Plan and are designated as Urban Density Residential (residential (6.01-34 units/acre); supporting uses such as religious institutions, schools, commercial, office and service uses) with a Center designated along Old Lynchburg Road. The number of units proposed is within the recommended density in the Comp Plan, also there is a mixture of uses in Block B that could provide for a Neighborhood Center to be located within the development. Neighborhood Model General comments on how well the proposed development meets the principles of the Neighborhood Model are provided here. More detailed comments may be provided at a later date if changes are made and/or after more detailed plans are provided. Pedestrian Orientation While sidewalks are provided in all street sections, some of the sections allow for sidewalks up against the curb without a planting strip in between the curb and sidewalk. The planting strips provided in some of the sections are not wide enough for a tree to be planted. The material of the sidewalk should be indicated on the sections, and this should be stated as concrete. Where there is no planting strip, the sidewalk should be a minimum of 8 feet wide. If the sidewalks are intended to serve as multi -use paths, the minimum width should be 10 feet. A wider section should be provided for Block B. Since this block is meant to serve as a mixed use block and provide for the Neighborhood Center, wider sidewalk should be considered here. Will lighting be provided? If so, please note that full cut-off fixtures are required per Section 4.17 of the Zoning Ordinance. Mixture of Uses • A mix of uses is proposed in Block A and Block B • Block A non-residential uses are scaled so that they are neighborhood oriented, where Block B allows more flexibility for uses that could draw outside residents. . Screening for the off -site parking should be considered if located near residences. . The uses proposed were developed and vetted by the residents and the more intense non-residential uses were decided to be located in Block B. Neighborhood • The Southern and Western Neighborhoods Master Plan indicates that a Center Centers should be provided here. This center was discussed as being neighborhood focused and not necessarily serving the outside community. • The mixture of uses proposed for Block B, allow a center to be achieved . A feature should be considered to idenitify Block B as a center. Some examples: special landscaping, corner plaza, public art. Mixture of • 15% affordable housing is proffered. Housing Types • A mix of housing types is permitted within all blocks, but nothing in the code requires a mix of housing types within the development. and Affordability Interconnected Streets and Transportation Networks Multi -modal Transportation Opportunities Parks, Recreational Amenities, and Open Space Buildings and Space of Human Scale Relegated Parking Connections to existing trails on adjacent properties should be made where possible. A future connection to Biscuit Run park should also be provided. Cul-de-sacs are not mentioned in the code. A statement regarding interconnected streets should be provided in the code. Example language: "Cul-de-sacs shall not be utilized unless it is not feasible to connect streets due to existing environmentally sensitive areas, stormwater management facilities, steep terrain, grade separations, and/or street design requirements that prohibit a grid form or connections as determined by the Director of Planning in consultation with VDOT, Fire/Rescue, and County Engineer when appropriate" . Most of the streets are local/neighborhood streets where bike riders can ride within the lane, however the section for Hickory Street should consider having designated bike lanes. . An existing bus stop is located within Southwood. Additional opportunities should be explored for another bus stop to be located within Phase 1. . Open space is being provided along the stream buffers where a trail will be located. • Additional recreational areas will be provided within Block A and Block B in accordance with 4.16 of the Zoning ordinance with the exception of one tot lot being replaced by the trail system in Block A. . Additional open space and recreational areas exist in the existing portion of Southwood that will remain for Phase 1. Consider maximum building setbacks so buildings are located adjacent to the street with relegated parking and pedestrian -oriented entrances (see new setbacks Section 4.19-4.20 and Downtown Crozet District 20B.3 for guidance). Provide rules for relegation of parking (see relegated parking comments below). • Parking should be relegated to the back or side of buildings. See comments above regarding relegation of parking and clarifying the permissions/requirements. Parking areas located adjacent to the street should be screened from streets. Provide a setback for front loaded garages from the porch or front of the house (3-5 feet). Redevelopment I . This first phase of redevelopment for Southwood is located on property that is currently not developed, therefore, for Phase I, this principle does not apply. Respecting Terrain and Careful Grading and Re -grading of Terrain Clear +. Boundaries with the Rural Area Avoid disturbances to preserved steep slopes where possible. Information should be provided that retaining walls in the community should meet the design standards required for the disturbance of managed slopes in section 30.7.5 of the Zoning Ordinance. While the properties are not adjacent to the rural areas, consider providing or maintaining a buffer along Old Lynchburg Road. Action after Receipt of Comments After you have read this letter, please take one of the actions identified in the attachment "Action After Receipt of Comment Letter." Resubmittal If you choose to resubmit, please use the attached form. There is no fee for the first resubmittal. The resubmittal date schedule is provided for your convenience. Notification and Advertisement Fees Recently, the Board of Supervisors amended the zoning ordinance to require that applicants pay for the notification costs for public hearings. Prior to scheduling a public hearing with the Planning Commission, it appears that these fees have already been paid: $ 215.00 Cost for newspaper advertisement $ 476.00 Cost for notification of adjoining owners (minimum $200 + actual postage/$1 per owner after 50 adjoining owners) $ 691.00 Total amount due prior to Planning Commission public hearing Prior to the Board of Supervisor's public hearing, payment of the newspaper advertisement for the Board hearing needed. $ 476.00 Additional amount due prior to Board of Supervisors public hearing $ 1167.00 Total amount for all notifications Fees may be paid in advance. Payment for both the Planning Commission and Board of Supervisors public hearings may be paid at the same time. Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a new date. Feel free to contact me if you wish to meet or need additional information. My phone number is (434) 296-5832, x. 3004, and my email address is: mnedostup@albemarle.org. Sincerely, Megan Nedostup, AICP Principal Planner Planning Services Attachment A — Comments from VDOT, forthcoming Attachment B — Comments from ACSA, dated March 30, 2018 Attachment C — Comments from RWSA, dated March 22, 2018 Megan Nedostup From: Richard Nelson <rnelson@serviceauthority.org> Sent: Friday, March 30, 2018 3:04 PM To: Megan Nedostup Cc: Alex Morrison Subject: ZMA201800003 Southwood Phase 1 Attachments: Southwood_WaterandSewer_Capacity_03292018.pdf Megan, I recommend approval for ZMA201800003 Southwood Phase 1. Below are comments that will need to be addressed before final site plan approval for each phase. • Water and Sewer Construction Plan Review will be required at the final site plan stage. • RWSA Capacity Certification may be required. • Southwood existing public water/sewer connection abandonment and relocation tracking will be required with each site plan. • A memorandum of understanding for tracking existing water/sewer capacity to be used in the redevelopment will be required. Attached is a draft memo regarding Southwood. Thanks, Richard Nelson Civil Engineer Albemarle County Service Authority 168 Spotnap Road Charlottesville, Virginia 22911 (434) 977-4511 1 Megan Nedostup From: Victoria Fort <vfort@rivanna.org> Sent: Thursday, March 22, 2018 4:39 PM To: Megan Nedostup Cc: Richard Nelson Subject: ZMA2018000036 - Southwood Phase I Megan, RWSA has reviewed application ZMA201800003 — Southwood Phase I. Below is a completed copy of the form that was provided to us by Elaine Echols for SP & ZMA Applications. To be filled out by RWSA for ZMA's and SP's 1. Capacity issues for sewer that may affect this proposal None Known 2. Requires Rivanna Water and Sewer Authority Capacity Certification X* Yes No 3. Water flow or pressure issues that may affect this proposal None Known 4. "Red Flags" regarding service provision (Use attachments if necessary) None Known *Since the development will be comprised of approximately 400 units and as such produce approximately 108,000 gallons of wastewater per day, a sewer flow capacity certification will be required for each phase prior to final site plan approval. Please let me know if you have any questions. Thank you, Victoria Victoria Fort, P.E. Rivanna Water and Sewer Authority 695 Moores Creek Lane Charlottesville, VA 22902 (P): (434) 977-2970 ext. 205 (F): (434) 295-1146 1 ' e1 i�►�il ►i��73d� ►] ail►�i[IP►ItV"O V/4019Ai L111 ACTION AFTER RECEIPT OF COMMENT LETTER Within 30 days of the date of this letter, please do one of the following: (1) Resubmit in response to review comments (2) Request indefinite deferral (3) Request that your Planning Commission public hearing date be set (4) Withdraw your application (1) Resubmittal in Response to Review Comments If you plan to resubmit within 30 days, make sure that the resubmittal is on or before a resubmittal date as published in the project review schedule. The full resubmittal schedule may be found at www.albemarle.org in the "forms" section at the Community Development page. Be sure to include the resubmittal form on the last Dane of vour comment letter with vour submittal. The application fee which you paid covers staff review of the initial submittal and one resubmittal. Each subsequent resubmittal requires an additional fee. (See attached Fee Schedule.) (2) Request Indefinite Deferral If you plan to resubmit after 30 days from the date of the comment letter, you need to request an indefinite deferral. Please provide a written request and state your justification for requesting the deferral. (Indefinite deferral means that you intend to resubmit/request a public hearing be set with the Planning Commission after the 30 day period.) (3) Request Planning Commission Public Hearing Date be Set At this time, you may schedule a public hearing with the Planning Commission. However, we do not advise that you go directly to public hearing if staff has identified issues in need of resolution that can be addressed with a resubmittal. After outstanding issues have been resolved and/or when you are ready to request a public hearing, staff will set your public hearing date for the Planning Commission in accordance with the Planning Commission's published schedule and as mutually agreed by you and the County. The staff report and recommendation will be based on the latest information provided by you with your initial submittal or resubmittal. Please remember that all resubmittals must be made on or before a resubmittal date. Revised 6-1 J-17 mcy By no later than twenty-one (21) days before the Planning Commission's public hearing, a newspaper advertisement fee and an adjoining owner notification fee must be paid. (See attached Fee Schedule.) Your comment letter will contain the actual fees you need to pay. Payment for an additional newspaper advertisement is also required twenty-two (22) days prior to the Board of Supervisors public hearing. Please be advised that, once a public hearing has been advertised, only one deferral prior to the Planning Commission's public hearing will be allowed during the life of the application. The only exception to this rule will be extraordinary circumstances, such as a major change in the project proposal by the applicant or more issues identified by staff that have not previously been brought to the applicant's attention. As always, an applicant may request deferral at the Planning Commission meeting. (4) Withdraw Your Application If at any time you wish to withdraw your application, please provide your request in writing. Failure to Respond If we have not received a response from you within 30 days, we will contact you again. At that time, you will be given 10 days to do one of the following: a) request withdrawal of your application, b) request deferral of your application to a specific Planning Commission date as mutually agreed to with staff, or c) request indefinite deferral and state your justification for requesting the deferral. If none of these choices is made within 10 days, staff will schedule your application for a public hearing based on the information provided with your original submittal or the latest submittal staff received on a resubmittal date. 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 6-15-17 mcy 2018 Submittal and Review Schedule Special Use Permits and Zoning Map Amendments Resubmittal Schedule Resubmittal Dates Comments to applicant for decision on whether to proceed to Public Hearing Payment Due for Public Hearing Legal Ad Planning Commission Public Hearing No sooner than* COB Auditorium Monday Wednesday Friday Tuesday Dec 18 2017 Jan 17 2018 Jan 26 Feb 20 Wed Jan 03 Jan 31 Feb 09 Mar 06 Jan 15 Feb 14 Feb 23 Mar 20 Jan 29 Feb 28 Mar 16 Apr 10 Feb 05 Mar 07 Mar 16 Apr 10 Tue Feb 20 Mar 21 Mar 30 Apr 24 Mar 05 Apr 04 Apr 06 May 01 Mar 19 Apr 18 A r 27 May 22 Apr 02 May 02 Ma 18 Jun 12 Apr 16 May 16 Jun 01 Jun 26 Apr 30 May 30 Jun 01 Jun 26 May 07 Jun 06 Jun 15 Jul 10 May 21 Jun 20 Jun 29 Jul 24 Jun 04 Thu Jul 05 Jul 13 Aug 07 Jun 18 Jul 18 Jul 27 Aug 21 Ju102 Aug01 Aug10 Sep 04 Ju116 Aug15 Tug 31 Sep 25 Jul 30 Aug 29 Aug 31 Sep 25 Aug 06 Sep 05 Sep 14 Oct 09 Aug 20 Sep 19 Sep 28 Oct 23 Tue Sep 04 Oct 04 Oct 05 Oct 30 Sep 17 Oct 17 Oct 19 Nov 13 Oct 01 Oct 31 Nov 09 Dec 04 Oct 15 Nov 14 Nov 20 Dec 18 Oct 29 Nov 28 Dec 21 Jan 15 2019 Nov 05 Dec 05 Dec 21 Jan 15 2019 Nov 19 Dec 19 Dec 21 Jan 15 2019 Dec 03 Jan 02 2019 Jan 04 2019 Jan 29 2019 Dec 17 Jan 16 2019 Jan 25 2019 Feb 19 2019 Jan 07 2019 Feb 06 2019 Feb 08 2019 Mar 05 2019 Bold italics = submittal/meeting day is different due to a holiday. Dates ,vith shaded background are not 2018. 2019 dates are tentative. ia *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 agenda date.