The work session of the Stafford County Planning Commission of Wednesday, March 7, 2007, was called to order at 5:30 p.m. by Chairman William Cook in the Board of Supervisors Chambers of the County Administrative Center.

Members Present: Cook, Kirby, Pitzel, Mitchell, Carlone, Rhodes and Di Peppe.

Members Absent: None

Staff Present: Harvey, Judy, Stepowany, Baker, Zuraf, Hornung and Gregori

Declarations of Disqualification

None

NEW BUSINESS:

Mr. Cook stated the Planning Commission would discuss Stafford Town Station and the Traditional Neighborhood Development Ordinance (TND) before the Fairfield Inn & Suites reclassification and Conditional Use Permit (CUP).

1. Stafford Town Station

Robert Gollahon, Stafford Town Station developer, stated a new application was filed for Stafford Town Station and he would like to present the parallels to the Planning Commission. He stated area 1 would be retail, area 2 would be office and commercial space, area 3 would be the aquatic center or a piece of land for the County and area 4 would be live/work with five acres of open space. He stated the homes would be accessed by alleyways in the back and there was a possibility of having the Fredericksburg Transit System (FRED) stop in the community and slug lanes at the commuter areas. He stated there would be 30,000 feet of trails not including the sidewalks, eight civic uses and a large office building as the anchor of the community. He stated he would proffer a minimum of 100 to 200 workforce housing units.

Debrarae Karnes, Leming and Healy, stated the carriage houses would consist of one and two bedroom living spaces above a garage.

Mrs. Kirby asked if there would be a door from the garage to the living area.

Ms. Karnes stated yes. She stated Stafford County needs workforce housing.

Mrs. Kirby stated when a home was built for Habitat for Humanity; the home could not be sold for fifteen years. She stated as the tax rates rise, the citizens can no longer afford to live in the County.

Mr. Gollahon stated first time home buyers would be able to build equity in the home and hopefully move to a larger home.

Clark Leming, Leming and Healy, stated the five year provision for living in the home does not mean the home would not be affordable after five years.

Mrs. Kirby asked if the home owner would move to a larger home within Stafford Town Station after the five year provision expired.

Mr. Gollahon stated that was his intention.

Mr. Leming stated the highlighted sections of the proffers addressed the fundamental differences in the revised application. He stated the commuter facilities would include overflow parking for the Virginia Railway Express and the applicant was giving the County an option in the direction of the aquatic center or athletic complex and there would be a proffer offset for the construction of the aquatic center and the athletic center.

Mrs. Kirby stated the citizens of Stafford County gave their opinion on the aquatic center during the last election.

Mr. Leming stated five lots would be dedicated to B. O. O. T. S.

Craig Van Dusen, engineer, stated they would like to determine what commercial uses would look like. He stated a large lot would have a front loading garage, medium and small lots would have rear loading garages, and a there would be a two car garage behind commercial uses. He stated sprinkler systems were proffered and the apartments would have elevators.

Mr. Cook thanked Mr. Gollahon for his presentation.

ORDINANCE COMMITTEE

ITEM 1 – Flood Hazard Overlay District

Mr. Stepowany stated he would like to discuss the Flood Hazard Overlay District Ordinance. He stated
the Board of Supervisors recommended the Ordinance and would like a Conditional Use Permit (CUP)
for public facilities and utilities in the Flood Hazard Overlay District. He stated the Board would like a recommendation within thirty days.

Mrs. Carlone asked why the Board requested this Ordinance.

Mr. Harvey stated there was considerable debate at the Board meeting on March 6, 2007 and there were a number of items which have to go through the Board of Zoning Appeals (BZA).

Mrs. Kirby stated instead of going to the BZA, the application would have two public hearings.

Mr. Harvey stated yes, one public hearing with the Planning Commission and another with the Board.

Mr. Cook stated he understands Mrs. Carlone’s and Mrs. Kirby’s concerns but the Board asked for a recommendation.

Mrs. Kirby stated she was concerned about having so little information on the Ordinance.

Mr. Cook stated the Planning Commission would discuss the Flood Hazard Overlay District Ordinance at the March 21, 2007 Work Session.

Mrs. Carlone asked if the Board process was legal.

Mr. Di Peppe stated the Planning Commission was unhappy with the administrative decision process, so it was sent to the BZA. He stated the Board does not want the BZA to handle the Ordinance.

Mr. Stepowany stated the special exception would be deleted and a CUP would be required.

Mr. Cook made a motion to send Item 1 to public hearing on April 4, 2007. Mr. Pitzel seconded. The motion passed 6-0. (Mr. Rhodes was absent)

ITEM 2 – Traditional Neighborhood Development (TND)

Mr. Stepowany stated there were numerous inquiries from developers and the consensus was to create one set standard for all developments. He stated a new Zoning District would be created and a developer would have to rezone the property to a Planned Traditional Neighborhood Development in order to build. He stated the development would be controlled through proffers and Neighborhood Design Standards.

Mrs. Carlone stated 120 feet in height was not TND.

Mr. Stepowany stated the height requirement would be regulated by the intensity of a particular zone.

Mr. Rhodes arrived at 6:40 p.m.

Mrs. Kirby stated if the County did not allow people to build out, then they would build up. She stated 110 feet was New York City, not Stafford County.

Mrs. Carlone stated the Gieco building was 65 feet tall.

Mr. Stepowany stated the developer would have to design a marketable community appealing to the citizens of Stafford County.

Mr. Cook thanked Mr. Stepowany for his presentation and stated the Planning Commission would move on to Old Business.

OLD BUSINESS:

2. RC2600559; Reclassification - Fairfield Inn & Suites - A proposed reclassification from R-1, Suburban Residential to B-2, Urban Commercial Zoning District to allow the construction of a hotel on Assessor's Parcels 30-2C and 30-2D consisting of 1.48 acres, located on the south side of Derrick Lane approximately 400 feet east of Jefferson Davis Highway within the Aquia election District. The Comprehensive Plan recommends the property for Urban Residential use,

which would allow development of a variety of residential uses up to fifteen (15) dwelling units
per acre. This request would allow development of commercial retail and office uses. See
Section

28-35 of the Zoning Ordinance for a full listing of permitted uses in the B-2 Zoning District. (Time Limit: March 7, 2007) (Deferred to March 7, 2007 Work Session)

3. CUP2600560; Conditional Use Permit - Fairfield Inn & Suites - A request for a Conditional Use
Permit to allow the construction of two hotels within the Highway Corridor Overlay Zoning
District on Assessor's Parcel 30-2C, 30-2D, and 30-5 consisting of 5.34 acres, located on the east
side of Jefferson Davis Highway, just south of Derrick Lane within the Aquia Election District.
(Time Limit: March 7, 2007) (Deferred to March 7, 2007 Work Session)

Clark Leming, Leming and Healy, stated the pitch of the roof could not be lowered. He stated Holly Bushes and Dogwood Trees would be used as the landscape buffer.

Mr. Di Peppe stated the pictures Mr. Leming was showing of the landscape buffer were not of the same perspective.

Mrs. Carlone stated Spirea was deciduous and she would like to see evergreens planted.

Debrarae Karnes, Leming and Healy, stated the applicant was willing to do any combination of landscaping which would please the Planning Commission. She stated the appropriate use for the site was commercial.

Mr. Leming stated the applicant had proffered to extend the fence along the used car lot.

Mrs. Kirby asked if the historic site, Grape Hill, had been researched.

Mrs. Karnes stated nothing was uncovered to suggest a historic site. She stated there was no feedback from staff regarding an archeological study.

Mr. Leming stated the applicant was willing to do anything the County asks. He stated if Mrs. Kirby wanted a Phase I then the applicant would be amendable.

Mr. Harvey stated the deadline for action was tonight unless the applicant provided a letter of extension.

Mr. Di Peppe stated the residents of Derrick Lane were present at every meeting where Fairfield Inn & Suites was discussed.

Mr. Mitchell stated commercial facilities would be needed to help assist the Base Realignment and Closure (BRAC). He stated the applicant had worked with the Planning Commission and motioned to move to the full commission with a recommendation for approval of the reclassification. Mr. Pitzel seconded. He stated Route 1 was a transportation corridor and the applicant had proposed a tremendous amount of screening. He stated, in his opinion, the property should not stay residential.

Mrs. Carlone stated she felt bad for the residents of Derrick Lane.

The motion passed 5-2. (Mr. Di Peppe and Mrs. Kirby were opposed)

Mr. Mitchell made a motion for approval of the CUP with the revised dates on the General Development Plan (GDP) and the twelve foot trees. Mr. Pitzel seconded. The motion passed 5-2.
(Mr. Di Peppe and Mrs. Kirby were opposed)

ADJOURNMENT

With no further business to discuss the meeting was adjourned at 7:00 p.m.