Agenda PLANNING COMMISSION REGULAR DOCKET TUESDAY, December 10, 2019 at 5:30 P.M. CITY COUNCIL CHAMBERS I. Commission Pre-Meeting (Agenda discussion(s)) Beginning: 4:30 p.m. Location: City Hall, 2nd Floor, NDS Conference II. Commission Regular Meeting Beginning: 5:30 p.m. Location: City Hall, 2nd Floor, Council Chambers A. COMMISSIONERS' REPORTS B. UNIVERSITY REPORT C. CHAIR'S REPORT D. DEPARTMENT OF NDS E. MATTERS TO BE PRESENTED BY THE PUBLIC NOT ON THE FORMAL AGENDA F. CONSENT AGENDA (Items removed from the consent agenda will be considered at the end of the regular agenda) 1. Entrance Corridor Review - Recommendation on SUP for Barracks Road III. JOINT MEETING OF COMMISSION/ COUNCIL Beginning: 6:00 p.m. Continuing: until all public hearings are completed Format: (i) Staff Report, (ii) Applicant, (iii) Hearing 1. Charlottesville Capital Improvement Program FY 2021-2025: Consideration of the proposed 5- year Capital Improvement Program totaling $127,952,881 in the areas of Affordable Housing, Education, Economic Development, Public Safety & Justice, Facilities Management, Transportation & Access, Parks & Recreation, Technology Infrastructure, Stormwater Initiatives and General Government Infrastructure. A copy of the proposed CIP is available for review at https://www.charlottesville.org/departments-and-services/departments-a-g/budget-and-performance- management/fy-2021-budget-worksessions Report prepared by Krisy Hammill, Office of Budget and Performance Management. 2. SP19-00009 – 900-1000 1st Street South – Riverbend Development, as the owner’s agent, has submitted an application seeking approval of a Special Use Permit (SUP) request to allow private outdoor parks, playgrounds, and/or basketball courts per City Code Section 34-420, and a reduction of the minimum required setbacks per City Code Section 34-162(a), at 900-1000 1st Street S, also identified on City Real Property Tax Map 26 Parcel 115 (“Subject Property”). The Subject Property has frontage on 1st Street S and Elliott Avenue. The site is zoned R-3 Multifamily Residential. The property is approximately 7.94 acres or 345,866 square feet. The Comprehensive Plan’s Land Use Plan calls for High-Density Residential development at densities greater than 15 dwelling units per acre. Information pertaining to request may be viewed online at http://www.charlottesville.org/departments-and- services/departments-h-z/neighborhood-development-services or obtained from the Department of Neighborhood Development Services, 2nd Floor of City Hall, 610 East Main Street. Persons interested in this rezoning petition may contact Carrie Rainey by email (raineyc@charlottesville.org) of by telephone (434-970-3453). 3. CP19 - 00002 – Fontaine Avenue Streetscape Concept - Pursuant to Virginia Code section 15.2-2232 and City Code sec. 34-28, the Planning Commission will review the proposed Fontaine Avenue Streetscape conceptual design plan, for a planned improvement project located on Fontaine Avenue between Ray C. Hunt Drive and Jefferson Park Avenue, to determine if the general location, character and extent of the proposed improvements are substantially in accord with the City’s adopted Comprehensive Plan or part thereof. The conceptual design of the proposed improvements may be examined at the Department of Neighborhood Development Services, 610 East Market Street, Charlottesville, Virginia, Monday – Friday between the hours of 8:00 a.m. and 5:00 p.m. 4. SP19-00008 –Chick-fil-A Barracks Road Drive Through – Landowner Federal Realty Investment Trust by its contract purchaser Chick-fil-A, Inc. is requesting a Special Use Permit (SUP) pursuant to City Code Sec. 34-796, to authorize a specific land use (drive-through window for a restaurant) for property identified on City Tax Map 1 as a portion of Parcel 1 (“Subject Property”), having an area of approximately 0.801 acre. The Subject Property is zoned “URB” (Urban Corridor Mixed Use District) with Entrance Corridor Overlay and has frontage on Emmet Street North. The Comprehensive Land Use Map for this area calls for Mixed Use development. Information pertaining to request may be viewed online at http://www.charlottesville.org/departments-and-services/departments-h-z/neighborhood-development- services or obtained from the Department of Neighborhood Development Services, 2nd Floor of City Hall, 605 East Main Street. Persons interested in this SUP application may contact NDS Planner Joey Winter by e-mail (winterj@charlottesville.org ) or by telephone (434-970-3991). IV. COMMISSION’S ACTION ITEMS Continuing: until all action items are concluded. 1. Critical Slopes – 900-1000 1st Street South – Phase II 2. Site Plan – Carlton Views – Phase III V. FUTURE MEETING SCHEDULE/ADJOURN Tuesday, December 24, 2019 – 5:00PM Work No meeting Session Tuesday, January 14, 2020 – 4:30 PM Pre- Meeting Tuesday, January 14, 2020 – 5:30 PM Regular Minutes – November 12, 2019 – Pre- Meeting meeting and Regular meeting Minutes – November 26, 2019 - Work Session ZTA and ZMA - DE- SIA Anticipated Items on Future Agendas Zoning Text Amendments –Off-street parking facilities requirements along streets designated as “framework streets” (initiated May 8, 2018), Site Plan Requirements SUP –MACAA (1021 Park Street) EC - Barracks Road – restaurant site Site Plan and Entrance Corridor – 1617 Emmet Street Streetscape – Barracks and Emmet Persons with Disabilities may request reasonable accommodations by contacting ada@charlottesville.org or (434)970-3182 PLEASE NOTE: THIS AGENDA IS SUBJECT TO CHANGE PRIOR TO THE MEETING. PLEASE NOTE: We are including suggested time frames on Agenda items. These times are subject to change at any time during the meeting. LIST OF SITE PLANS AND SUBDIVISIONS APPROVED ADMINISTRATIVELY 11/1/2019 TO 11/30/2019 1. Preliminary Site Plans 2. Final Site Plans a. Locust Grove Ting Cabinet Utility Plan – November 14, 2019 b. Shentel Rugby Road Utility Extension Plan – November 20, 2019 3. Site Plan Amendments a. Dairy Central Phase 2 – November 26, 2019 4. Subdivision CITY OF CHARLOTTESVILLE Department Of Neighborhood Development Services Staff Report to the Entrance Corridor Review Board (ERB) Entrance Corridor (EC) Special Use Permit Request Date of Planning Commission Meeting: December 10, 2019 Property Street Address: 1000 Emmet Street North Zoning: URB Entrance Corridor: Corridor 1, Route 29 North Sub-Area C Tax Parcel: 010001000 Site Acreage: 39.83 acres Date of Hearing: December 10, 2019 Application Number: SP-19-00008 Staff report prepared by: Jeff Werner, Preservation and Design Planner ---------------------------------------------------------------------------------------------------------------- Relevant Code Section: Sec. 34-157(7) When the property that is the subject of the application for a special use permit is within a design control district, city council shall refer the application to the BAR or ERB, as may be applicable, for recommendations as to whether the proposed use will have an adverse impact on the district, and for recommendations as to reasonable conditions which, if imposed, that would mitigate any such impacts. The BAR or ERB, as applicable, shall return a written report of its recommendations to the city council. Background: This proposal involves a new structure that will include a covered, drive-through window. The new structure will replace an existing fast food restaurant that also operated a drive-through window. Entrance Corridor Design Guidelines: Within the City’s Entrance Corridor (EC) Design Guidelines there is nothing specific to drive- through windows; however, the guidelines acknowledge the continued commercial nature of this EC and Sub Area and that this area is both pedestrian and auto-oriented. The requested special use permit (SUP) will allow the continuation of a use currently allowed at the existing structure. The Guidelines Specific to the Zoning within this sub-area acknowledge that the intent is to continue the close-in urban commercial activity that has been the traditional development patterns in these areas. Development in this district is both pedestrian and auto-oriented, but is evolving to more of a pedestrian center development pattern. The regulations provide for both a mixture of uses or single use commercial activities. It encourages parking located behind the structure and development of a scale and character that is respectful to the neighborhoods and University uses adjacent. Discussion: Before City Council takes action to permit the proposed use, they must consider the ERB’s opinion whether there are any adverse impacts to the EC district that could be mitigated 1000 Emmet Street Chik-Fil-A (Final November 26, 2019) 1 with conditions. An SUP is an important zoning tool that allows City Council to impose reasonable conditions to make a use more acceptable in a specific location, and to “protect the welfare, safety and convenience of the public.” The parcel’s zoning allows for a drive-through window via a SUP. In reviewing such a request, the first factor to be considered is if the proposed use will be harmonious with existing patterns of use and development within the neighborhood. Under the circumstances, allowing a new drive-through window where one exists would not introduce something new or different; neither as a use nor as constructed feature. Additionally, within the Barracks Road Shopping Center there is one fast food restaurant with a drive-through window and three banks with multi-lane drive-through windows. Just south of this shopping center is a fast food restaurant with a drive- through window and a bank with multi-lane drive-through windows. Immediately north is a fast food restaurant with a drive-through window. Recommendation: For the reasons stated above, design staff recommends a finding that approval of the requested SUP will not adversely impact Sub-Area C of the 29 North Entrance Corridor. Note: Staff’s recommendation is an evaluation only of the request to allow at this location a restaurant with a drive-through window. This is not a recommendation of approval for any presented design, site elements, materials, etc. Construction details--such as building design, site layout, landscaping, lighting, signage—are subject to ERB review and the approval of a Certificate of Appropriateness. Suggested Motion: I move to find that, as related to the city’s Entrance Corridor Design Guidelines, the proposed Special Use Permit to allow a drive through window at the proposed Chik-Fil-A will not have an adverse impact on the Route 29 North [Emmet Street] Entrance Corridor. Alternate Motion: I move to find that, as related to the city’s Entrance Corridor Design Guidelines, the proposed Special Use Permit to allow a drive through window at the proposed Chik-Fil-A will, for the following reasons, have an adverse impact on the Route 29 North [Emmet Street] Entrance Corridor… 1000 Emmet Street Chik-Fil-A (Final November 26, 2019) 2 FY 2021 CIP Budget Outlook - DRAFT Year to Year Comparisions FY 19 CIP Budget 23,401,942 FY 20 CIP Budget 35,400,151 FY 20 CIP Budget 35,400,151 FY 21 CIP Draft 35,803,678 $ change 11,998,209 $ change 403,527 % change 51.27% % change 1.14% FY 21 CIP Budget at a Glance - DRAFT Revenues FY20 FY21 Notable Changes Cash - Transfer from General Fund 6,968,323 7,367,841 Mall Vendor Fees 125,000 125,000 Year End Appropriation 3,201,082 - FY19 YE still in progress Reprogramming Existing CIP budget 1,872,833 - Miscellaneous 497,500 1,390,000 Bonds 22,735,413 26,920,837 Total Revenue 35,400,151 35,803,678 Expenses Category FY20 FY21 Notable Changes Education 6,500,000 3,400,000 Reconfiguration $$ included in FY20 Facilities 1,520,491 3,495,491 $1.5M included in FY21 for Smith Air Quality Public Safety 3,700,000 4,946,744 Fire and EMS Apparatus $5M Belmont Bridge, $4.9M parking structure, $650k VDOT Transportation and Access 9,828,714 18,421,232 Rev Share Parks and Recreation 1,818,963 680,370 FY20 included $928k for Darden Towe Affordable Housing - CAHF 2,050,000 2,200,000 Friendship Court 5,545,159 394,841 CRHA 3,000,000 1,500,000 Economic Development - 150,000 Stormwater Initiatives 50,000 - Technology Infrastructure 297,500 290,000 Other Governmental Projects 1,089,324 325,000 FY20 included funding for Senior Center - $600k Total Expenses 35,400,151 35,803,678 3URSRVHG&DSLWDO,PSURYHPHQW3URJUDP'5$)7 )< $GRSWHG 3URSRVHG 3URMHFWHG 3URMHFWHG 3URMHFWHG 3URMHFWHG EW>EE/E'KDD/^^/KE Wh>/,Z/E' dK&,Z/E'͗ ĞĐĞŵďĞƌϭϬ͕ϮϬϭϵ WW>/d/KEEhDZ͗^WϭϵͲϬϬϬϬϵ WƌŽũĞĐƚWůĂŶŶĞƌ͗ ĂƌƌŝĞZĂŝŶĞLJ ĂƚĞŽĨ^ƚĂĨĨZĞƉŽƌƚ͗ĞĐĞŵďĞƌϮ͕ϮϬϭϵ ƉƉůŝĐĂŶƚ͗ 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ǀĂůƵĂƚĞƚŚĞĞĨĨĞĐƚƐ ŶĞǁĚĞǀĞůŽƉŵĞŶƚƐŚĂǀĞŽŶƚƌĂŶƐŝƚ͕ƚŚĞĞŶǀŝƌŽŶŵĞŶƚ͕ ĚĞŶƐŝƚLJ͕ŽƉĞŶƐƉĂĐĞĐŽŶĨŝŐƵƌĂƚŝŽŶ͕ĐŽŵŵƵƚĞƌĐŽƐƚƐĂŶĚĂĨĨŽƌĚĂďůĞŚŽƵƐŝŶŐ͘ ϯ͘ϭ͗ ŽŶƚŝŶƵĞƚŽǁŽƌŬƚŽǁĂƌĚƚŚĞŝƚLJ͛ƐŐŽĂůŽĨϭϱйƐƵƉƉŽƌƚĞĚĂĨĨŽƌĚĂďůĞ ŚŽƵƐŝŶŐďLJϮϬϮϱ͘ ϳ͘ϭ͗ dŽƚŚĞŐƌĞĂƚĞƐƚĞdžƚĞŶƚĨĞĂƐŝďůĞ͕ĞŶƐƵƌĞĂĨĨŽƌĚĂďůĞŚŽƵƐŝŶŐŝƐĂĞƐƚŚĞƚŝĐĂůůLJ ƐŝŵŝůĂƌƚŽŵĂƌŬĞƚƌĂƚĞ͘ Ě͘ dƌĂŶƐƉŽƌƚĂƚŝŽŶ Ϯ͘ϲ͗ WƌŽŵŽƚĞƵƌďĂŶĚĞƐŝŐŶƚĞĐŚŶŝƋƵĞƐ͕ƐƵĐŚĂƐƉůĂĐŝŶŐƉĂƌŬŝŶŐďĞŚŝŶĚďƵŝůĚŝŶŐƐ͕ ƌĞĚƵĐŝŶŐƐĞƚďĂĐŬƐĂŶĚŝŶĐƌĞĂƐŝŶŐŶĞƚǁŽƌŬĐŽŶŶĞĐƚŝǀŝƚLJ͕ƚŽĐƌĞĂƚĞĂŵŽƌĞ ƉĞĚĞƐƚƌŝĂŶĨƌŝĞŶĚůLJƐƚƌĞĞƚƐĐĂƉĞĂŶĚƚŽƌĞĚƵĐĞƐƉĞĞĚƐŽŶŚŝŐŚǀŽůƵŵĞƌŽĂĚǁĂLJƐ͘ Ğ͘ ,ŝƐƚŽƌŝĐWƌĞƐĞƌǀĂƚŝŽŶĂŶĚhƌďĂŶĞƐŝŐŶ ϭ͘ϰ͗ ĞǀĞůŽƉƉĞĚĞƐƚƌŝĂŶͲĨƌŝĞŶĚůLJĞŶǀŝƌŽŶŵĞŶƚƐŝŶŚĂƌůŽƚƚĞƐǀŝůůĞƚŚĂƚĐŽŶŶĞĐƚ ŶĞŝŐŚďŽƌŚŽŽĚƐƚŽĐŽŵŵƵŶŝƚLJĨĂĐŝůŝƚŝĞƐ͕ƚŽĐŽŵŵĞƌĐŝĂůĂƌĞĂƐĂŶĚĞŵƉůŽLJŵĞŶƚ ĐĞŶƚĞƌƐ͕ĂŶĚƚŚĂƚĐŽŶŶĞĐƚŶĞŝŐŚďŽƌŚŽŽĚƐƚŽĞĂĐŚŽƚŚĞƌ͕ƚŽƉƌŽŵŽƚĞĂŚĞĂůƚŚŝĞƌ ĐŽŵŵƵŶŝƚLJ͘ ŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶ dŚĞ'ĞŶĞƌĂů>ĂŶĚhƐĞWůĂŶĐĂůůƐĨŽƌƚŚĞƐƵďũĞĐƚƉƌŽƉĞƌƚLJĂŶĚWŚĂƐĞϭĂƌĞĂƚŽďĞ,ŝŐŚ ĞŶƐŝƚLJZĞƐŝĚĞŶƚŝĂůůĂŶĚƵƐĞ͕ĂƌĞĂƐŝŵŵĞĚŝĂƚĞůLJŶŽƌƚŚƚŽďĞDŝdžĞĚhƐĞůĂŶĚƵƐĞ͕ĂŶĚƚŚĞ ƌĞŵĂŝŶŝŶŐƐƵƌƌŽƵŶĚŝŶŐĂƌĞĂƐƚŽďĞ>ŽǁĞŶƐŝƚLJZĞƐŝĚĞŶƚŝĂůůĂŶĚƵƐĞ͘,ŝŐŚĞŶƐŝƚLJ ZĞƐŝĚĞŶƚŝĂůŝƐĚĞƐĐƌŝďĞĚĂƐŵƵůƚŝͲĨĂŵŝůLJƌĞƐŝĚĞŶƚŝĂůƚLJƉĞƐǁŝƚŚĂĚĞŶƐŝƚLJŵŽƌĞƚŚĂŶϭϱ ĚǁĞůůŝŶŐƵŶŝƚƐƉĞƌĂĐƌĞ;hͿ͘ >ŽǁĞŶƐŝƚLJZĞƐŝĚĞŶƚŝĂůŝƐĚĞƐĐƌŝďĞĚĂƐƐŝŶŐůĞŽƌƚǁŽͲĨĂŵŝůLJ ŚŽƵƐŝŶŐƚLJƉĞƐ͕ǁŝƚŚĂĚĞŶƐŝƚLJŽĨŶŽŐƌĞĂƚĞƌƚŚĂŶϭϱĚǁĞůůŝŶŐƵŶŝƚƐƉĞƌĂĐƌĞ;hͿ͘dŚĞ ŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶƐƉĞĐŝĨŝĞƐƚŚĂƚDŝdžĞĚhƐĞĂƌĞĂƐĂƌĞŝŶƚĞŶĚĞĚƚŽďĞnjŽŶĞƐǁŚĞƌĞƚŚĞŝƚLJ ĞŶĐŽƵƌĂŐĞƐĚĞǀĞůŽƉŵĞŶƚŽĨĂŵŽĚĞƌĂƚĞŽƌŚŝŐŚŝŶƚĞŶƐŝƚLJ͕ĂŶĚǁŚĞƌĞĂůĂƌŐĞǀĂƌŝĞƚLJŽĨƵƐĞƐ ǁŝůůďĞƉĞƌŵŝƚƚĞĚ͕ŝŶĐůƵĚŝŶŐŵĂŶLJĐŽŵŵĞƌĐŝĂůƵƐĞƐ͕ƌĞƐŝĚĞŶƚŝĂůƵƐĞƐ͕ĂŶĚƐŽŵĞůŝŵŝƚĞĚ ƌĞƐĞĂƌĐŚĂŶĚŵĂŶƵĨĂĐƚƵƌŝŶŐǁŚĞƌĞĂƉƉƌŽƉƌŝĂƚĞ͘ ^ƚĂĨĨŶĂůLJƐŝƐ͗dŚĞ'ĞŶĞƌĂů>ĂŶĚhƐĞWůĂŶĐĂůůƐĨŽƌƚŚĞƐƵďũĞĐƚƉƌŽƉĞƌƚŝĞƐƚŽďĞ,ŝŐŚĞŶƐŝƚLJ ZĞƐŝĚĞŶƚŝĂůůĂŶĚƵƐĞǁŝƚŚĂhŽǀĞƌϭϱ͘dŚĞƉƌŽƉŽƐĞĚĚĞǀĞůŽƉŵĞŶƚǁŝůůŚĂǀĞĂhŽĨ ϭϰ͘ϮϯĂĐĐŽƌĚŝŶŐƚŽƚŚĞĂƉƉůŝĐĂƚŝŽŶƉůĂŶ;ƚƚĂĐŚŵĞŶƚͿĂŶĚĚŽĞƐŶŽƚƋƵŝƚĞŵĞĞƚƚŚŝƐŐŽĂů͘ WĂŐĞϳŽĨϭϰ ,ŽǁĞǀĞƌ͕ƚŚĞƉƌŽƉŽƐĞĚŽƵƚĚŽŽƌƌĞĐƌĞĂƚŝŽŶĂůĨĂĐŝůŝƚŝĞƐĂŶĚŽǀĞƌĂůůĚĞǀĞůŽƉŵĞŶƚƉƌŽũĞĐƚ ŵĞĞƚƐĞǀĞƌĂůŐŽĂůƐŝŶƚŚĞŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶ͕ǁŚŝĐŚƐƉĞĂŬ ƚŽĂĚĞƐŝƌĞĨŽƌŚŝŐŚͲƋƵĂůŝƚLJ ĂĨĨŽƌĚĂďůĞŚŽƵƐŝŶŐŽƉƚŝŽŶƐ͕ĞŶŚĂŶĐĞĚĐŽŵŵƵŶŝƚLJĨĂĐŝůŝƚŝĞƐ͕ĂŶĚƉĞĚĞƐƚƌŝĂŶͲĂĐĐĞƐƐŝďůĞŐƌĞĞŶ ƐƉĂĐĞƐ͘ ;ϯͿ tŚĞƚŚĞƌƉƌŽƉŽƐĞĚƵƐĞŽƌĚĞǀĞůŽƉŵĞŶƚŽĨĂŶLJďƵŝůĚŝŶŐƐŽƌƐƚƌƵĐƚƵƌĞƐǁŝůůĐŽŵƉůLJǁŝƚŚĂůů ĂƉƉůŝĐĂďůĞďƵŝůĚŝŶŐĐŽĚĞƌĞŐƵůĂƚŝŽŶƐ͘ ĂƐĞĚŽŶƚŚĞŝŶĨŽƌŵĂƚŝŽŶĐŽŶƚĂŝŶĞĚǁŝƚŚŝŶƚŚĞĂƉƉůŝĐĂƚŝŽŶ͕ƚŚĞƉƌŽƉŽƐĞĚĚĞǀĞůŽƉŵĞŶƚ ǁŽƵůĚůŝŬĞůLJĐŽŵƉůLJǁŝƚŚ ĂƉƉůŝĐĂďůĞďƵŝůĚŝŶŐĐŽĚĞƌĞŐƵůĂƚŝŽŶƐ͘ ,ŽǁĞǀĞƌ͕ĨŝŶĂů ĚĞƚĞƌŵŝŶĂƚŝŽŶƐĐĂŶŶŽƚďĞŵĂĚĞƉƌŝŽƌƚŽŚĂǀŝŶŐƚŚĞĚĞƚĂŝůƐƌĞƋƵŝƌĞĚĨŽƌĨŝŶĂůƐŝƚĞƉůĂŶĂŶĚ ďƵŝůĚŝŶŐƉĞƌŵŝƚĂƉƉƌŽǀĂůƐ͘ ;ϰͿ WŽƚĞŶƚŝĂůĂĚǀĞƌƐĞŝŵƉĂĐƚƐ͕ŝŶĐůƵĚŝŶŐ͕ďƵƚŶŽƚŶĞĐĞƐƐĂƌŝůLJůŝŵŝƚĞĚƚŽ͗ ĂͿ dƌĂĨĨŝĐŽƌƉĂƌŬŝŶŐĐŽŶŐĞƐƚŝŽŶ dƌĂĨĨŝĐ dƌĂĨĨŝĐŝŵƉĂĐƚƐĨŽƌƚŚĞƉƌŽƉŽƐĞĚĚĞǀĞůŽƉŵĞŶƚĂƌĞŐĞŶĞƌĂƚĞĚĨƌŽŵƚŚĞƉƌŽƉŽƐĞĚ ŵƵůƚŝĨĂŵŝůLJĚǁĞůůŝŶŐƵŶŝƚƐ͕ĂŶĚŶŽƚƚŚĞƉƌŝǀĂƚĞŽƵƚĚŽŽƌƌĞĐƌĞĂƚŝŽŶĂůĨĂĐŝůŝƚŝĞƐ ĐŽŶƚĞŵƉůĂƚĞĚŝŶƚŚĞ^ƉĞĐŝĂůhƐĞWĞƌŵŝƚĂƉƉůŝĐĂƚŝŽŶ͕ǁŚŝĐŚĂƌĞĨŽƌƚŚĞƵƐĞŽĨŽŶͲƐŝƚĞ ƌĞƐŝĚĞŶƚƐ͘dŚĞŝƚLJdƌĂĨĨŝĐŶŐŝŶĞĞƌǁŝůůƌĞǀŝĞǁƚŚĞdƌĂĨĨŝĐDĞŵŽƌĂŶĚƵŵƉƌŽǀŝĚĞĚďLJƚŚĞ ĂƉƉůŝĐĂŶƚĂƐƉĂƌƚŽĨƚŚĞĨŝŶĂůƐŝƚĞƉůĂŶƉƌŽĐĞƐƐ͘ WĂƌŬŝŶŐ WĂƌŬŝŶŐŝŵƉĂĐƚƐĨŽƌƚŚĞƉƌŽƉŽƐĞĚĚĞǀĞůŽƉŵĞŶƚĂƌĞŐĞŶĞƌĂƚĞĚĨƌŽŵƚŚĞƉƌŽƉŽƐĞĚ 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ƐƉĂƌƚŽĨƚŚŝƐ^hWĂƉƉůŝĐĂƚŝŽŶ͕ƚŚĞĂƉƉůŝĐĂŶƚŝƐƌĞƋƵĞƐƚŝŶŐĂƌĞĚƵĐƚŝŽŶŝŶƚŚĞƌĞƋƵŝƌĞĚ LJĂƌĚƐĞƚďĂĐŬƐƚŽĨŝǀĞ;ϱͿĨĞĞƚ͕ƉĞƌ͘K͘^ĞĐ͘ϯϰͲϭϲϮ;ĂͿ͘dŚĞĂƉƉůŝĐĂƚŝŽŶŶĂƌƌĂƚŝǀĞ ;ƚƚĂĐŚŵĞŶƚͿƐƚĂƚĞƐƚŚŝƐǁŝůůĂůůŽǁĨŽƌďĞƚƚĞƌƵƚŝůŝnjĂƚŝŽŶŽĨƚŚĞďƵŝůĚĂďůĞĂƌĞĂŽĨƚŚĞ ƐŝƚĞ͕ĐƌĞĂƚĞĂŵŽƌĞĐŽŵĨŽƌƚĂďůĞƐƚƌĞĞƚĨƌŽŶƚĂŐĞ͕ĂŶĚĂůůŽǁĨŽƌďĞƚƚĞƌŽƵƚĚŽŽƌĂŵĞŶŝƚLJ ƐƉĂĐĞƐǁŝƚŚŝŶƚŚĞĚĞǀĞůŽƉŵĞŶƚ͘ WĞƌ͘K^ĞĐ͘ϯϰͲϯϱϯ;ĂͿ͕ĂϮϱĨŽŽƚĨƌŽŶƚLJĂƌĚƐĞƚďĂĐŬŝƐĐƵƌƌĞŶƚƌĞƋƵŝƌĞĚĨŽƌůůŝŽƚƚ ǀĞŶƵĞ͕ĂϮϱĨŽŽƚƌĞĂƌLJĂƌĚƐĞƚďĂĐŬŝƐƌĞƋƵŝƌĞĚŽŶƚŚĞƐŽƵƚŚĞƌŶƐŝĚĞŽĨƚŚĞƐƵďũĞĐƚ ƉƌŽƉĞƌƚLJ͕ĂŶĚĂƐŝĚĞLJĂƌĚƐĞƚďĂĐŬŽĨϭϳ͘ϱĨĞĞƚŝƐƌĞƋƵŝƌĞĚŽŶϭ^ƚƌĞĞƚ^ĂŶĚĂůŽŶŐ WŽůůŽĐŬƐƌĂŶĐŚŝĨƚŚĞƉƌŽƉŽƐĞĚĚĞŶƐŝƚLJĂŶĚďƵŝůĚŝŶŐŚĞŝŐŚƚƌĞŵĂŝŶĂƐƐŚŽǁŶ͘ ^ƚƌĞĞƚƐƚŚĂƚtŽƌŬWůĂŶ dŚĞDĂLJϮϬϭϲ^ƚƌĞĞƚƐƚŚĂƚtŽƌŬWůĂŶ;ĂƉƉƌŽǀĞĚ^ĞƉƚĞŵďĞƌϮϬϭϲĂƐĂŶĂŵĞŶĚŵĞŶƚƚŽ ƚŚĞŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶͿůĂďĞůƐůůŝŽƚƚǀĞŶƵĞĂƐĂEĞŝŐŚďŽƌŚŽŽĚƚLJƉŽůŽŐLJ͕ĂŶĚϭƐƚ ^ƚƌĞĞƚ^ĂƐĂ>ŽĐĂů^ƚƌĞĞƚƚLJƉŽůŽŐLJ͘dŚĞĨƵůůƉůĂŶĐĂŶďĞǀŝĞǁĞĚĂƚ͗ ŚƚƚƉ͗ͬͬǁǁǁ͘ĐŚĂƌůŽƚƚĞƐǀŝůůĞ͘ŽƌŐͬĚĞƉĂƌƚŵĞŶƚƐͲĂŶĚͲƐĞƌǀŝĐĞƐͬĚĞƉĂƌƚŵĞŶƚƐͲŚͲ njͬŶĞŝŐŚďŽƌŚŽŽĚͲĚĞǀĞůŽƉŵĞŶƚͲƐĞƌǀŝĐĞƐͬƐƚƌĞĞƚƐͲƚŚĂƚͲǁŽƌŬͬƐƚƌĞĞƚƐͲƚŚĂƚͲǁŽƌŬͲƉůĂŶ 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dŚĞĚĞƐĐƌŝƉƚŝŽŶĨŽƌDƵůƚŝĨĂŵŝůLJZĞƐŝĚĞŶƚŝĂůŝƐƚƌŝĐƚƐƐƚĂƚĞƐƚŚĞƉƵƌƉŽƐĞŽĨƚŚĞŵƵůƚŝĨĂŵŝůLJ ƌĞƐŝĚĞŶƚŝĂůnjŽŶŝŶŐĚŝƐƚƌŝĐƚŝƐƚŽƉƌŽǀŝĚĞĂƌĞĂƐĨŽƌŵĞĚŝƵŵͲƚŽ ŚŝŐŚͲĚĞŶƐŝƚLJƌĞƐŝĚĞŶƚŝĂů ĚĞǀĞůŽƉŵĞŶƚ͘dŚĞďĂƐŝĐƉĞƌŵŝƚƚĞĚƵƐĞŝƐŵĞĚŝƵŵͲĚĞŶƐŝƚLJƌĞƐŝĚĞŶƚŝĂůĚĞǀĞůŽƉŵĞŶƚ͖ ŚŽǁĞǀĞƌ͕ŚŝŐŚĞƌ ĚĞŶƐŝƚLJƌĞƐŝĚĞŶƚŝĂůĚĞǀĞůŽƉŵĞŶƚŵĂLJďĞƉĞƌŵŝƚƚĞĚǁŚĞƌĞŚĂƌŵŽŶŝŽƵƐ ǁŝƚŚƐƵƌƌŽƵŶĚŝŶŐĂƌĞĂƐ͘ĞƌƚĂŝŶĂĚĚŝƚŝŽŶĂůƵƐĞƐŵĂLJďĞƉĞƌŵŝƚƚĞĚ͕ŝŶĐĂƐĞƐǁŚĞƌĞƚŚĞ ĐŚĂƌĂĐƚĞƌ ŽĨƚŚĞĚŝƐƚƌŝĐƚǁŝůůŶŽƚďĞĂůƚĞƌĞĚďLJůĞǀĞůƐŽĨƚƌĂĨĨŝĐ͕ƉĂƌŬŝŶŐ͕ůŝŐŚƚŝŶŐ͕ŶŽŝƐĞ͕Žƌ ŽƚŚĞƌ ŝŵƉĂĐƚƐĂƐƐŽĐŝĂƚĞĚǁŝƚŚƐƵĐŚƵƐĞƐ͘ ;͘K͘^ĞĐ͘ϯϰͲϯϱϬ;ĐͿͿ͘dŚĞZͲϯŝƐƚƌŝĐƚŝƐĨƵƌƚŚĞƌ ĚĞƐĐƌŝďĞĚĂƐ ĐŽŶƐŝƐƚŝŶŐŽĨŵĞĚŝƵŵͲĚĞŶƐŝƚLJƌĞƐŝĚĞŶƚŝĂůĂƌĞĂƐŝŶǁŚŝĐŚŵĞĚŝƵŵͲĚĞŶƐŝƚLJ ƌĞƐŝĚĞŶƚŝĂůĚĞǀĞůŽƉŵĞŶƚƐ͕ŝŶĐůƵĚŝŶŐŵƵůƚŝĨĂŵŝůLJƵƐĞƐ͕ĂƌĞĞŶĐŽƵƌĂŐĞĚ;͘K͘^ĞĐ͘ϯϰͲ ϯϱϬ;ĐͿ;ϭͿͿ͘ WĂŐĞϭϮŽĨϭϰ ^ƚĂĨĨŶĂůLJƐŝƐ͗^ƚĂĨĨďĞůŝĞǀĞƐƚŚĞƉƌŝǀĂƚĞŽƵƚĚŽŽƌƌĞĐƌĞĂƚŝŽŶĨĂĐŝůŝƚŝĞƐĂƌĞĂƉƉƌŽƉƌŝĂƚĞ ĂĚĚŝƚŝŽŶĂůƵƐĞƐǁŚĞƌĞƚŚĞĐŚĂƌĂĐƚĞƌŽĨƚŚĞĚŝƐƚƌŝĐƚǁŝůůŶŽƚďĞĂůƚĞƌĞĚďLJůĞǀĞůƐŽĨƚƌĂĨĨŝĐ͕ ƉĂƌŬŝŶŐ͕ůŝŐŚƚŝŶŐ͕ŶŽŝƐĞ͕ŽƌŽƚŚĞƌŝŵƉĂĐƚƐ͘ ;ϲͿ tŚĞƚŚĞƌƚŚĞƉƌŽƉŽƐĞĚƵƐĞŽƌĚĞǀĞůŽƉŵĞŶƚǁŝůůŵĞĞƚĂƉƉůŝĐĂďůĞŐĞŶĞƌĂůĂŶĚƐƉĞĐŝĨŝĐ 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Ă͘ ͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺ ď͘ ͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺ KZ͕ Ϯ͘ /ŵŽǀĞƚŽƌĞĐŽŵŵĞŶĚĚĞŶŝĂůŽĨƚŚŝƐĂƉƉůŝĐĂƚŝŽŶĨŽƌĂ^ƉĞĐŝĂůhƐĞWĞƌŵŝƚŝŶƚŚĞZͲϯnjŽŶĞ ĂƚϵϬϬͲϭϬϬϬϭƐƚ^ƚƌĞĞƚ^;dĂdžDĂƉϮϲWĂƌĐĞůϭϭϱͿ͘ ƚƚĂĐŚŵĞŶƚƐ ͘ ^ƉĞĐŝĂůhƐĞWĞƌŵŝƚƉƉůŝĐĂƚŝŽŶĚĂƚĞĚKĐƚŽďĞƌϭϰ͕ϮϬϭϵ ͘ ^ƉĞĐŝĂůhƐĞWĞƌŵŝƚEĂƌƌĂƚŝǀĞĚĂƚĞĚKĐƚŽďĞƌϭϱ͕ϮϬϭϵ ͘ ^ƉĞĐŝĂůhƐĞWĞƌŵŝƚƉƉůŝĐĂƚŝŽŶWůĂŶĚĂƚĞĚEŽǀĞŵďĞƌϴ͕ϮϬϭϵ ͘ ŽŵŵƵŶŝƚLJDĞĞƚŝŶŐDĂƚĞƌŝĂůƐĚĂƚĞĚKĐƚŽďĞƌϭϴƚŚƌŽƵŐŚEŽǀĞŵďĞƌϳ͕ϮϬϭϵ WĂŐĞϭϰŽĨϭϰ 4PVUI'JSTU4USFFU 1IBTF "TIMFZ%BWJFT  7JDF1SFTJEFOU 3JWFSCFOE%FWFMPQNFOU SOUTH FIRST STREET, PHASE 2 SPECIAL USE PERMIT APPLICATION NARRATIVE October 15, 2019 Special Use Permit Requests: Private outdoor recreational facilities including: parks, playgrounds, ball fields and ball courts, and picnic shelters. Pursuant to Sec. 34-162, we request a reduction to yard requirements as follows: Minimum setback of 5 feet along all yards/property lines. Comprehensive Plan Land Use Map Designation: Zoning: High Density Residential R-3 Sec. 34-157. - General standards for issuance. In considering an application for a special use permit, the city council shall consider the following factors: (1) Whether the proposed use or development will be harmonious with existing patterns of use and development within the neighborhood; The proposed development of South First Street, Phase 2, fully complies with height and density allowances within the by-right R-3 zoning regulations. On site public housing residents have worked for months with our team to design their own community, including a variety of housing types, outdoor recreational space and a community center at the heart of the development. This Special Use Permit request is for private outdoor recreational facilities including: parks, playgrounds, ball fields and ball courts, and picnic shelters. These spaces are included throughout the site, allowing all residents access to outdoor recreation spaces. Also, many outdoor amenities, including the basketball court, are sited within close proximity to the community center, in the center of the development. This development also contemplates the Charlottesville Redevelopment and Housing Authority Offices remaining onsite as the property management entity. CRHA Offices will either locate along Elliott Avenue or within the Community Center. 1 As shown on the zoning map on page one, the surrounding neighborhood includes primarily R-1S and R-2 zoning. This property will include a variety of housing types, creating a harmonious transition towards Elliott Avenue and IX Art Park, which will likely increase in density in the future (DE Zoning). South First Street, Phase 1 + 2, Conceptual Master Plan (2) Whether the proposed use or development and associated public facilities will substantially conform to the city's comprehensive plan; The Comprehensive Plan Land Use Designation for this property is High Density Residential. This designation contemplates for residential densities that are greater than 15 dwelling units per acre. The proposed development has a residential density of approximately 15 dwelling units per acre, while providing a variety of affordable housing options. The proposed parks, playgrounds and basketball courts provide a benefit to the residents and the City, in that these amenities reduce the burden on City public parks. (3) Whether proposed use or development of any buildings or structures will comply with all applicable building code regulations; All buildings and structures will apply with the applicable building code regulations. (4) Whether the proposed use or development will have any potentially adverse impacts on the surrounding neighborhood, or the community in general; and if so, whether there are any reasonable conditions of approval that would satisfactorily mitigate such impacts. Potential adverse impacts to be considered include, but are not necessarily limited to, the following: a. Traffic or parking congestion; A traffic study for this development was reviewed and approved by the City Traffic Engineer during the South First Street, Phase 1 approvals. Carl Hultgren of Ramey Kemp, the author of the 2 original traffic study, has provided written confirmation that the approved study fully covers the requested improvements and development in Phase 2 of South First Street. No adverse impacts are anticipated. According to the approved traffic study, no improvements are warranted or recommended at this intersection at build out of the proposed redevelopment. b. Noise, lights, dust, odor, fumes, vibration, and other factors which adversely affect the natural environment; The existing South First Street development includes parks, playgrounds, ball fields and ball courts. No additional impact is anticipated, and all lighting will comply with the City’s lighting ordinance regulations including full cut-off lighting and no impact to adjacent residential properties. c. Displacement of existing residents or businesses; The site work and construction of the South First Street development is being completed in multiple phases, such that there should be no external displacement of existing residents. The site construction may, in some cases, involve temporary relocation, either on or off-site, but this will only be minimal. The primary purpose of the South First Street development is to create new and modern affordable housing options that are available to public housing residents while increasing the overall supply of affordable housing within the City of Charlottesville. d. Discouragement of economic development activities that may provide desirable employment or enlarge the tax base; Throughout the redevelopment and renovation of CRHA’s public housing properties, CRHA will be developing a strong Section 3 program to ensure public housing residents have access to job and business development opportunities related to the construction and management of these properties. Free training courses for advertised positions will be offered through the City’s Go Program. e. Undue density of population or intensity of use in relation to the community facilities existing or available; The proposed development is consistent with both the R-3 zoning of the property and the Comprehensive Plan Land Use Designation of High Density Residential. Given the 58 units on site now, the population density will double for Phase 2 portion of the South First Street, thus aligning with the Comprehensive Plan’s vision for this area. As a reminder, additional density is not part of this Special Use Permit request. f. Reduction in the availability of affordable housing in the neighborhood; The primary goal of the South First Street development (Phase 1 and 2), is to increase the availability of affordable housing units in Charlottesville. Through this development, affordable housing will be substantially increased while maintaining a community design that is in keeping with the surrounding neighborhood. g. Impact on school population and facilities; 3 By providing family-friendly affordable housing options at South First Street, this development will likely increase the number of school aged children within this school district. Again, density is not the subject of this Special Use Permit request, however CRHA will work closely with the Superintendent of Schools to ensure that they are fully aware of the project and can plan ahead for when these units become available to families. h. Destruction of or encroachment upon conservation or historic districts; No impact. i. Conformity with federal, state and local laws, as demonstrated and certified by the applicant; and, South First Street, Phase 2, will conform with all federal, state and local laws. j. Massing and scale of project. An extensive resident engagement process has been underway since early summer, through which we created the master plan for South First Street. The resident-led master planning process and plan is the guiding document for the site plan exhibit of this Special Use Permit. Residents felt strongly that Phase 2 buildings would primarily be 2-3 stories tall, consisting of townhouses and smaller apartment buildings. The full documentation of the master planning process can be found by following this link: https://www.dropbox.com/sh/08quq5ex1o2blrw/AAABgxEPRJCxtlLTpX_dDUjwa?dl=0 Smaller buildings are consistent with the surrounding neighborhood and allow for ample access to outdoor recreation spaces that are throughout the development. Conceptual Project Massing from South First Street, Phase 2 Master Planning Process 4 (5) Whether the proposed use or development will be in harmony with the purposes of the specific zoning district in which it will be placed; The proposed development is harmonious with the intent of the R-3 zoning district, which contemplates medium density, residential developments with a by-right density of up to 21 dwelling units per acre. (6) Whether the proposed use or development will meet applicable general and specific standards set forth within the zoning ordinance, subdivision regulations, or other city ordinances or regulations; and The proposed development will comply with all applicable regulations. (7) When the property that is the subject of the application for a special use permit is within a design control district, city council shall refer the application to the BAR or ERB, as may be applicable, for recommendations as to whether the proposed use will have an adverse impact on the district, and for recommendations as to reasonable conditions which, if imposed, that would mitigate any such impacts. The BAR or ERB, as applicable, shall return a written report of its recommendations to the city council. The property is not within a design control district. Information and data identifying how many, if any, existing dwelling units on the development site meet the city's definition of an "affordable dwelling unit" and whether any such existing units, or equivalent affordable units, will remain following the development; The existing property consists of 58 affordable dwelling units. All 58 units will be replaced with new affordable housing as a part of this development, and affordable housing options will be greatly expanded at this site. Neighborhood Characteristics, as developed by the residents of South First Street 5 Sec. 34-162. - Exceptions and modifications as conditions of permit. (a) In reviewing an application for a special use permit, the city council may expand, modify, reduce or otherwise grant exceptions to yard regulations, standards for higher density, parking standards, and time limitations, provided: In this Special Use Permit Request, we are requesting a reduction to the yard regulations. Specifically, we ask that all yard requirements be reduced to a minimum 5-foot setback from the property lines. (1) Such modification or exception will be in harmony with the purposes and intent of this division, the zoning district regulations under which such special use permit is being sought; and The requested modification is in keeping with the intent of the Zoning Ordinance and Comprehensive Plan, which contemplate higher densities at this location, while also being respectful and harmonious with the surrounding residential neighborhood. (2) Such modification or exception is necessary or desirable in view of the particular nature, circumstances, location or situation of the proposed use; and Smaller yard setbacks will allow for better utilization of the buildable area of this site to create a significant amount of new affordable housing stock for Charlottesville. Smaller setbacks also create a more comfortable street frontage and allow for better outdoor amenity spaces within the development. By moving buildings closer to the street frontage, we are able to have less impact on critical slopes while providing an ample number of affordable housing units. The resident master planning team has been meeting weekly since the beginning of summer to design their community. 6 October 18, 2019 Dear Neighbor, On behalf of Charlottesville Redevelopment and Housing Authority and the residents of South First Street, please join us for a community meeting to discuss a proposed Special Use Permit at 900 South First Street. This property, which currently includes 58 residential units, a community center and outdoor recreation space, will be redeveloped in multiple phases (as conceptually depicted below). Phase 1 of the property, 62 apartment units and a community center, will be under construction starting the first quarter of 2020. South First Street, Phase 1 + 2, Conceptual Master Plan In Phase 2, the residents of South First Street and CRHA propose a variety of townhouse units, small apartment buildings, a community center and retaining CRHA offices on site. The Special Use Permit under review for Phase 2 is a requirement for private outdoor recreational facilities including: parks, playgrounds, ball fields and ball courts, and picnic shelters. The applicant and planning staff from Neighborhood Development Services will be available at the community meeting to present the project details and answer questions regarding the proposal. COMMUNITY MEETING DETAILS DATE: November 7, 2019 TIME: 6:30pm-8pm LOCATION: South First Street Community Center (1000 South First Street) APPLICANT CONTACT: Ashley Davies, Riverbend Development ashley@riverbenddev.com 434-245-4971  2ZQHU $GGUHVV $GGUHVV &LW\6WDWH$GGUHVV =,3 3URSHUW\$GGUHVV /8':,*'$/( 2$.*529(52$' 3$/0<5$9$  /$1.)25'$9( *5((15(7526$/9$*(,,+2/',1*6//& 52&.<+2//2:5' &+$5/277(69,//(  /$1.)25'$9( &+ 9,//(5(' +286,1*$87+25,7< 32%2; &+$5/277(69,//(  67676 :,//,$063(**<7 6:((7%5,$5'5,9( '$19,//(9$  /$1.)25'$9( )25'-(11,(0$(/,)((67$7( /$1.)25'$9(18( &+$5/277(69,//(  /$1.)25'$9( *5((15(7526$/9$*(,,+2/',1*6//& /267+2//2:3$7+ &+$5/277(69,//(  /$1.)25'$9( 0$77,(-())5(<' 32%2; &+$5/277(69,//(  /$1.)25'$9( :,//,6'2527+</,)((67 -$&48(/,1( +$570$1 60,//52$' &+$5/277(69,//(  +$570$1 60,/ :20$&.*/25,$/,)((67$7((7$/ +$570$1 60,//5' &+$5/277(69,//(  +$570$1 60,/ 3$6&+$//0,&+$(/6  7,0%(55,'*(5' =,21&526652$'6 +$570$1 60,/ /(%($86$08(/: 5,9(5&7 &+$5/277(69,//(  +$570$1 60,/ &$5(<+2:$5'* 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ŽŵŵŝƐƐŝŽŶŵĂLJĂůƐŽŵĂŬĞƌĞĐŽŵŵĞŶĚĂƚŝŽŶƐĂƐƚŽƚŚĞĨŽůůŽǁŝŶŐ͗  ŝ͘ tŚĞƚŚĞƌĂŶLJƐƉĞĐŝĨŝĐĨĞĂƚƵƌĞƐŽƌĂƌĞĂƐǁŝƚŚŝŶƚŚĞƉƌŽƉŽƐĞĚĂƌĞĂŽĨĚŝƐƚƵƌďĂŶĐĞ ƐŚŽƵůĚƌĞŵĂŝŶƵŶĚŝƐƚƵƌďĞĚ;ĨŽƌĞdžĂŵƉůĞ͗ůĂƌŐĞƐƚĂŶĚƐŽĨƚƌĞĞƐ͖ƌŽĐŬŽƵƚĐƌŽƉƉŝŶŐƐ͖ ƐůŽƉĞƐŐƌĞĂƚĞƌƚŚĂŶϲϬй͕ĞƚĐ͘Ϳ͍ ŝŝ͘ tŚĞƚŚĞƌƚŚĞƌĞĂƌĞĂŶLJĐŽŶĚŝƚŝŽŶƐƚŚĂƚĐŽƵůĚďĞŝŵƉŽƐĞĚďLJŝƚLJŽƵŶĐŝůƚŚĂƚǁŽƵůĚ ŵŝƚŝŐĂƚĞĂŶLJƉŽƐƐŝďůĞĂĚǀĞƌƐĞŝŵƉĂĐƚƐŽĨƚŚĞƉƌŽƉŽƐĞĚĚŝƐƚƵƌďĂŶĐĞ͍   ZĞǀŝĞǁĂŶĚŶĂůLJƐŝƐŽĨƚŚĞtĂŝǀĞƌZĞƋƵĞƐƚ  ĂĐŚĂƉƉůŝĐĂŶƚĨŽƌĂĐƌŝƚŝĐĂůƐůŽƉĞƐǁĂŝǀĞƌŝƐƌĞƋƵŝƌĞĚƚŽĂƌƚŝĐƵůĂƚĞĂũƵƐƚŝĨŝĐĂƚŝŽŶĨŽƌƚŚĞǁĂŝǀĞƌ ;ƚƚĂĐŚŵĞŶƚͿ͕ĂŶĚƚŽĂĚĚƌĞƐƐŚŽǁƚŚĞůĂŶĚĚŝƐƚƵƌďĂŶĐĞ͕ĂƐƉƌŽƉŽƐĞĚ͕ǁŝůůƐĂƚŝƐĨLJƚŚĞƉƵƌƉŽƐĞ ĂŶĚŝŶƚĞŶƚŽĨƚŚĞƌŝƚŝĐĂů^ůŽƉĞƐZĞŐƵůĂƚŝŽŶƐ͕ĂƐĨŽƵŶĚǁŝƚŚŝŶŝƚLJŽĚĞ^ĞĐ͘ϯϰͲϭϭϮϬ;ďͿ;ϭͿ͘/Ŷ ŽƌĚĞƌƚŽŐƌĂŶƚĂǁĂŝǀĞƌ͕ŝƚLJŽƵŶĐŝůŝƐƌĞƋƵŝƌĞĚƚŽŵĂŬĞŽŶĞŽĨƚǁŽƐƉĞĐŝĨŝĐĨŝŶĚŝŶŐƐ͕ĞŝƚŚĞƌ͗  ;ϭͿƉƵďůŝĐ΀ĞŶǀŝƌŽŶŵĞŶƚĂů΁ďĞŶĞĨŝƚƐŽĨĂůůŽǁŝŶŐĚŝƐƚƵƌďĂŶĐĞŽĨƚŚĞĐƌŝƚŝĐĂůƐůŽƉĞŽƵƚǁĞŝŐŚƚŚĞ ďĞŶĞĨŝƚƐĂĨĨŽƌĚĞĚďLJƚŚĞĞdžŝƐƚŝŶŐƵŶĚŝƐƚƵƌďĞĚƐůŽƉĞƉĞƌŝƚLJŽĚĞϯϰͲϭϭϮϬ;ďͿ;ϲͿ;Ě͘ŝͿ͕Žƌ  ;ϮͿĚƵĞƚŽƵŶƵƐƵĂůƉŚLJƐŝĐĂůĐŽŶĚŝƚŝŽŶƐŽƌĞdžŝƐƚŝŶŐĚĞǀĞůŽƉŵĞŶƚŽĨĂƐŝƚĞ͕ƚŚĞĐƌŝƚŝĐĂůƐůŽƉĞƐ 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ĐĂƐĞƐ͕ĐƌŝƚŝĐĂůƐůŽƉĞƐĂƌĞĂǀŽŝĚĞĚďLJĐŽŶĐĞŶƚƌĂƚŝŶŐĚĞǀĞůŽƉŵĞŶƚŽŶƉƌĞǀŝŽƵƐůLJ ĚĞǀĞůŽƉĞĚĂƌĞĂƐŽĨƚŚĞƐŝƚĞ͘  ͘ ^ƚŽƌŵǁĂƚĞƌĂŶĚĞƌŽƐŝŽŶͲƌĞůĂƚĞĚŝŵƉĂĐƚƐŽŶĂĚũĂĐĞŶƚƉƌŽƉĞƌƚŝĞƐ͗dŚĞĂƉƉůŝĐĂƚŝŽŶƐƚĂƚĞƐ ƐƚŽƌŵǁĂƚĞƌŝƐŚĂŶĚůĞĚǀŝĂŽŶͲƐŝƚĞĚĞƚĞŶƚŝŽŶĨĂĐŝůŝƚŝĞƐĂŶĚĂƌĞĂƐŶĞĂƌƚŚĞĞdžŝƐƚŝŶŐƐƚƌĞĂŵ ĂƌĞůĞĨƚƵŶĚŝƐƚƵƌďĞĚ͘  ͘ ^ƚŽƌŵǁĂƚĞƌĂŶĚĞƌŽƐŝŽŶͲƌĞůĂƚĞĚŝŵƉĂĐƚƐƚŽĞŶǀŝƌŽŶŵĞŶƚĂůůLJƐĞŶƐŝƚŝǀĞĂƌĞĂƐƐƵĐŚĂƐ ƐƚƌĞĂŵƐĂŶĚǁĞƚůĂŶĚƐ͗dŚĞĂƉƉůŝĐĂƚŝŽŶƐƚĂƚĞƐƚŚĞƌĞĂƌĞŶŽƉƌŽƉŽƐĞĚŝŵƉĂĐƚƐƚŽƐƚƌĞĂŵƐ ĂŶĚǁĞƚůĂŶĚƐ͘  ͘ /ŶĐƌĞĂƐĞĚƐƚŽƌŵǁĂƚĞƌǀĞůŽĐŝƚLJĚƵĞƚŽůŽƐƐŽĨǀĞŐĞƚĂƚŝŽŶ͗dŚĞĂƉƉůŝĐĂƚŝŽŶƐƚĂƚĞƐ ǀĞŐĞƚĂƚŝŽŶŽŶƐůŽƉĞƐĂŶĚĂƌĞĂƐŶĞĂƌƚŚĞƐƚƌĞĂŵĂƌĞƉƌĞƐĞƌǀĞĚ͘    ͘ ĞĐƌĞĂƐĞĚŐƌŽƵŶĚǁĂƚĞƌƌĞĐŚĂƌŐĞĚƵĞƚŽĐŚĂŶŐĞƐŝŶƐŝƚĞŚLJĚƌŽůŽŐLJ͗dŚĞĂƉƉůŝĐĂƚŝŽŶ ƐƚĂƚĞƐŶŽŝŵƉĂĐƚƐƚŽŐƌŽƵŶĚǁĂƚĞƌƌĞĐŚĂƌŐĞĂƌĞĂŶƚŝĐŝƉĂƚĞĚ͘  &͘ >ŽƐƐŽĨŶĂƚƵƌĂůŽƌƚŽƉŽŐƌĂƉŚŝĐĨĞĂƚƵƌĞƐƚŚĂƚĐŽŶƚƌŝďƵƚĞƐƵďƐƚĂŶƚŝĂůůLJƚŽƚŚĞŶĂƚƵƌĂů ďĞĂƵƚLJĂŶĚǀŝƐƵĂůƋƵĂůŝƚLJŽĨƚŚĞĐŽŵŵƵŶŝƚLJ͕ƐƵĐŚĂƐůŽƐƐŽĨƚƌĞĞĐĂŶŽƉLJ͕ĨŽƌĞƐƚĞĚĂƌĞĂƐ ĂŶĚǁŝůĚůŝĨĞŚĂďŝƚĂƚ͗dŚĞĂƉƉůŝĐĂƚŝŽŶƐƚĂƚĞƐĂƌĞĂƉƌŽƉŽƐĞĚĨŽƌƌĞĚĞǀĞůŽƉŵĞŶƚŝƐŶŽƚĂ ŶĂƚƵƌĂůŽƌĨŽƌĞƐƚĞĚĂƌĞĂ͘   ^ƚĂĨĨŶĂůLJƐŝƐ ŶǀŝƌŽŶŵĞŶƚĂů^ƵƐƚĂŝŶĂďŝůŝƚLJĞƉĂƌƚŵĞŶƚŽŵŵĞŶƚƐ  ͘ ƌŽƐŝŽŶĂĨĨĞĐƚŝŶŐƚŚĞƐƚƌƵĐƚƵƌĂůŝŶƚĞŐƌŝƚLJŽĨƚŚŽƐĞĨĞĂƚƵƌĞƐ͗EŽĐŽŵŵĞŶƚ͘  ͘ ^ƚŽƌŵǁĂƚĞƌĂŶĚĞƌŽƐŝŽŶͲƌĞůĂƚĞĚŝŵƉĂĐƚƐŽŶĂĚũĂĐĞŶƚƉƌŽƉĞƌƚŝĞƐ͗EŽĐŽŵŵĞŶƚ͘  ͘ ^ƚŽƌŵǁĂƚĞƌĂŶĚĞƌŽƐŝŽŶͲƌĞůĂƚĞĚŝŵƉĂĐƚƐƚŽĞŶǀŝƌŽŶŵĞŶƚĂůůLJƐĞŶƐŝƚŝǀĞĂƌĞĂƐƐƵĐŚĂƐ ƐƚƌĞĂŵƐĂŶĚǁĞƚůĂŶĚƐ͗dŚĞĂƉƉůŝĐĂŶƚƐƚĂƚĞƐƚŚĂƚ͞dŚĞƌĞĂƌĞŶŽƉƌŽƉŽƐĞĚŝŵƉĂĐƚƐƚŽ ƐƚƌĞĂŵƐĂŶĚǁĞƚůĂŶĚƐ͘͟,ŽǁĞǀĞƌ͕ƚŚĞĂƉƉůŝĐĂŶƚŝƐƉƌŽƉŽƐŝŶŐƚŽƐĂƚŝƐĨLJƚŚĞŝƌ ƐƚŽƌŵǁĂƚĞƌƋƵĂůŝƚLJƌĞƋƵŝƌĞŵĞŶƚƐďLJƉƵƌĐŚĂƐŝŶŐŶƵƚƌŝĞŶƚĐƌĞĚŝƚƐŽĨĨͲƐŝƚĞ͘dŚĞƐĞ ƌĞƋƵŝƌĞŵĞŶƚƐĂƌĞŵĞĂŶƚƚŽĞŶƐƵƌĞƚŚĂƚŶŽŝŶĐƌĞĂƐĞŝŶƉŽůůƵƚĂŶƚƐŽĐĐƵƌƐĂƐƚŚĞƌĞƐƵůƚ ŽĨůĂŶĚƵƐĞĐŽŶǀĞƌƐŝŽŶĨƌŽŵƌĞĚĞǀĞůŽƉŵĞŶƚ͘ƵƚŝĨƚŚĞƌĞƋƵŝƌĞŵĞŶƚƐĂƌĞŵĞƚ͕ĞǀĞŶŝŶ ƉĂƌƚďLJƉƵƌĐŚĂƐŝŶŐĐƌĞĚŝƚƐ͕ƚŚĞŶďLJĚĞĨĂƵůƚƚŚĞƉŽůůƵƚĂŶƚůŽĂĚŝŶŐĨƌŽŵƚŚĞƐŝƚĞŝŶƚŚĞ ƉŽƐƚͲĚĞǀĞůŽƉŵĞŶƚƐƚĂƚĞǁŝůůďĞŚŝŐŚĞƌ͕ĂŶĚƚŚĞƌĞǁŝůůďĞƌĞƐƵůƚŝŶŐƐƚŽƌŵǁĂƚĞƌͲƌĞůĂƚĞĚ ŝŵƉĂĐƚƐƚŽĞŶǀŝƌŽŶŵĞŶƚĂůůLJƐĞŶƐŝƚŝǀĞĂƌĞĂƐƐƵĐŚĂƐWŽůůŽĐŬƐƌĂŶĐŚ͕ǁŚŝĐŚŝƐƐŝƚƵĂƚĞĚ ŝŵŵĞĚŝĂƚĞůLJďĞůŽǁƚŚĞƉƌŽƉŽƐĞĚƉƌŽũĞĐƚ͘dŚĞĂƉƉůŝĐĂŶƚĚŝĚŶŽƚŝŶĐůƵĚĞƚŚĞůŽĐĂƚŝŽŶŽĨ WŽůůŽĐŬƐƌĂŶĐŚŽŶ^ŚĞĞƚϰ͕ƌŝƚŝĐĂů^ůŽƉĞƐ/ŵƉĂĐƚDĂƉ͕ŽĨƚŚĞƌŝƚŝĐĂů^ůŽƉĞƐtĂŝǀĞƌ ZĞƋƵĞƐƚƐƵďŵŝƐƐŝŽŶĚĂƚĞĚϭϭͬϴͬϭϵ͘ƐĂƌĞƐƵůƚ͕ŝƚŝƐĚŝĨĨŝĐƵůƚƚŽĂƐƐĞƐƐƚŚĞĨƵůůŝŵƉĂĐƚŽĨ ƚŚĞƉƌŽƉŽƐĞĚĚŝƐƚƵƌďĂŶĐĞŽĨĐƌŝƚŝĐĂůƐůŽƉĞƐŽŶWŽůůŽĐŬƐƌĂŶĐŚ͘  ͘ /ŶĐƌĞĂƐĞĚƐƚŽƌŵǁĂƚĞƌǀĞůŽĐŝƚLJĚƵĞƚŽůŽƐƐŽĨǀĞŐĞƚĂƚŝŽŶ͗dŚĞĂƉƉůŝĐĂŶƚƐƚĂƚĞƐ ͞sĞŐĞƚĂƚŝŽŶŽŶƐůŽƉĞƐĂŶĚĂƌĞĂƐŶĞĂƌƚŚĞƐƚƌĞĂŵĂƌĞƉƌĞƐĞƌǀĞĚ͕͟ŚŽǁĞǀĞƌ͕ƚŚĞƌĞĂƌĞ ƉƌŽƉŽƐĞĚŝŵƉĂĐƚƐƚŽĐƌŝƚŝĐĂůƐůŽƉĞƐĨŽƌƚŚĞĐƌĞĂƚŝŽŶŽĨƚǁŽŶĞǁƐƚŽƌŵǁĂƚĞƌŽƵƚĨĂůůƐƚŚĂƚ ǁŝůůŝŶĚĞĞĚŚĂǀĞƚŽƌĞŵŽǀĞĞdžŝƐƚŝŶŐǀĞŐĞƚĂƚŝŽŶŽŶĐƌŝƚŝĐĂůƐůŽƉĞƐĂŶĚŶĞĂƌWŽůůŽĐŬƐ ƌĂŶĐŚ͘dŚĞĂƉƉůŝĐĂŶƚĚŝĚŶŽƚŝŶĐůƵĚĞƚŚĞůŽĐĂƚŝŽŶŽĨWŽůůŽĐŬƐƌĂŶĐŚŽŶ^ŚĞĞƚϰ͕ ƌŝƚŝĐĂů^ůŽƉĞƐ/ŵƉĂĐƚDĂƉ͕ŽĨƚŚĞƌŝƚŝĐĂů^ůŽƉĞƐtĂŝǀĞƌZĞƋƵĞƐƚƐƵďŵŝƐƐŝŽŶĚĂƚĞĚ ϭϭͬϴͬϭϵ͘ƐĂƌĞƐƵůƚ͕ŝƚŝƐĚŝĨĨŝĐƵůƚƚŽĂƐƐĞƐƐƚŚĞĨƵůůŝŵƉĂĐƚŽĨƚŚĞƉƌŽƉŽƐĞĚĚŝƐƚƵƌďĂŶĐĞ ŽĨĐƌŝƚŝĐĂůƐůŽƉĞƐŽŶWŽůůŽĐŬƐƌĂŶĐŚ͘  E. ĞĐƌĞĂƐĞĚŐƌŽƵŶĚǁĂƚĞƌƌĞĐŚĂƌŐĞĚƵĞƚŽĐŚĂŶŐĞƐŝŶƐŝƚĞŚLJĚƌŽůŽŐLJ͗dŚĞĂƉƉůŝĐĂŶƚƐƚĂƚĞƐ ƚŚĂƚ͞EŽŝŵƉĂĐƚƐƚŽŐƌŽƵŶĚǁĂƚĞƌĂƌĞĂŶƚŝĐŝƉĂƚĞĚ͘͟,ŽǁĞǀĞƌ͕ƚŚĞĂƉƉůŝĐĂŶƚŝƐƉƌŽƉŽƐŝŶŐ ƚŽŵĞĞƚƚŚĞŝƌƐƚŽƌŵǁĂƚĞƌƋƵĂůŝƚLJƌĞƋƵŝƌĞŵĞŶƚƐďLJƉƵƌĐŚĂƐŝŶŐŽĨĨͲƐŝƚĞŶƵƚƌŝĞŶƚ   ĐƌĞĚŝƚƐ͘dŚŝƐƵŶĚĞƌŵŝŶĞƐƚŚĞƉƵƌƉŽƐĞͬŝŶƚĞŶƚ͞ƚŽƌĞĐŽŐŶŝnjĞƚŚĂƚƚŚĞĚĞǀĞůŽƉŵĞŶƚŽĨ ĐƌŝƚŝĐĂůƐůŽƉĞƐŵĂLJƌĞƐƵůƚŝŶĐŽŶĐĞŶƚƌĂƚĞĚĂŶĚͬŽƌĞdžĐĞƐƐŝǀĞƐƚŽƌŵǁĂƚĞƌƌƵŶŽĨĨ͘͟dŚĞ ĂĚĚŝƚŝŽŶŽĨϭ͘ϴϮĂĐƌĞƐŽĨŝŵƉĞƌǀŝŽƵƐĐŽǀĞƌƚŽƚŚĞƐŝƚĞǁŝůůĚĞĐƌĞĂƐĞƚŚĞĂŵŽƵŶƚŽĨ ŐƌŽƵŶĚǁĂƚĞƌƌĞĐŚĂƌŐĞĂĐĐŽŵƉůŝƐŚĞĚďLJƚŚĞƐŝƚĞĂƐĂǁŚŽůĞ͘  F. >ŽƐƐŽĨŶĂƚƵƌĂůŽƌƚŽƉŽŐƌĂƉŚŝĐĨĞĂƚƵƌĞƐƚŚĂƚĐŽŶƚƌŝďƵƚĞƐƵďƐƚĂŶƚŝĂůůLJƚŽƚŚĞŶĂƚƵƌĂů ďĞĂƵƚLJĂŶĚǀŝƐƵĂůƋƵĂůŝƚLJŽĨƚŚĞĐŽŵŵƵŶŝƚLJ͕ƐƵĐŚĂƐůŽƐƐŽĨƚƌĞĞĐĂŶŽƉLJ͕ĨŽƌĞƐƚĞĚĂƌĞĂƐ ĂŶĚǁŝůĚůŝĨĞŚĂďŝƚĂƚ͗dŚĞĂƉƉůŝĐĂŶƚƐƚĂƚĞƐ͞ƌĞĂƉƌŽƉŽƐĞĚĨŽƌƌĞĚĞǀĞůŽƉŵĞŶƚŝƐŶŽƚĂ ŶĂƚƵƌĂůŽƌĨŽƌĞƐƚĞĚĂƌĞĂ͕͟ŚŽǁĞǀĞƌƚŚĞĂƉƉůŝĐĂŶƚƉƌŽƉŽƐĞƐƚŽĚŝƐƚƵƌďĐƌŝƚŝĐĂůƐůŽƉĞƐƚŚĂƚ ĂƌĞĐƵƌƌĞŶƚůLJĨŽƌĞƐƚĞĚĨŽƌŝŶƐƚĂůůĂƚŝŽŶŽĨƚǁŽŶĞǁƐƚŽƌŵǁĂƚĞƌŽƵƚĨĂůůƐ͘dŚŝƐůŽƐƐŽĨ ĞdžŝƐƚŝŶŐƚƌĞĞĐĂŶŽƉLJǁŝůůĂĨĨĞĐƚƚŚĞŶĂƚƵƌĂůďĞĂƵƚLJŽĨƚŚĞĐŽŵŵƵŶŝƚLJĂŶĚƌĞĚƵĐĞǁŝůĚůŝĨĞ ŚĂďŝƚĂƚ͘  ĚĚŝƚŝŽŶĂůŽŵŵĞŶƚƐ^ƉĞĐŝĨŝĐƚŽƌŝƚŝĐĂů^ůŽƉĞtĂŝǀĞƌdžŚŝďŝƚ ^ŚĞĞƚϮ ϭ͘ WůĞĂƐĞĚĞƉŝĐƚƚŚĞĞdžƚĞŶƚƐŽĨĐƌŝƚŝĐĂůƐůŽƉĞƐƉƌŽƉŽƐĞĚƚŽďĞĚŝƐƚƵƌďĞĚŽŶƚŚŝƐƐŚĞĞƚƐŽ ƚŚĂƚƐƚĂĨĨĐĂŶĚĞƚĞƌŵŝŶĞǁŚŝĐŚĂƌĞĂƐŽĨĐƌŝƚŝĐĂůƐůŽƉĞƐƉƌŽƉŽƐĞĚƚŽďĞĚŝƐƚƵƌďĞĚĂƌĞ ĂůƌĞĂĚLJĚĞǀĞůŽƉĞĚ͘ Ϯ͘ ŶƐƵƌĞĂůůĞdžŝƐƚŝŶŐƵƚŝůŝƚLJůŝŶĞƐƚŚĂƚĂƌĞƚŽďĞĚĞŵŽůŝƐŚĞĚ͕ĞƐƉĞĐŝĂůůLJƚŚŽƐĞŝŶĐƌŝƚŝĐĂůƐůŽƉĞ ĂƌĞĂƐ͕ĂƌĞůĂďĞůĞĚĂŶĚĚĞƉŝĐƚĞĚĂƐƐƵĐŚ͘^ŽŵĞĞdžŝƐƚŝŶŐůŝŶĞƐƚŚĂƚĂƌĞƉƌĞƐƵŵĂďůLJƚŽďĞ ĚĞŵŽůŝƐŚĞĚĂƌĞŶŽƚůĂďĞůĞĚͬĚĞƉŝĐƚĞĚĂĐĐŽƌĚŝŶŐůLJ͘ ϯ͘ ŶƐƵƌĞĂůůĞdžŝƐƚŝŶŐƚƌĞĞƐƚŽďĞƌĞŵŽǀĞĚ͕ĞƐƉĞĐŝĂůůLJƚŚŽƐĞŝŶĐƌŝƚŝĐĂůƐůŽƉĞĂƌĞĂƐ͕ĂƌĞ ůĂďĞůĞĚĂŶĚĚĞƉŝĐƚĞĚĂƐƐƵĐŚ͘^ĞǀĞƌĂůƚƌĞĞƐƚŚĂƚĂƌĞƉƌĞƐƵŵĂďůLJƚŽďĞƌĞŵŽǀĞĚĂƐŶŽƚ ůĂďĞůĞĚͬĚĞƉŝĐƚĞĚĂĐĐŽƌĚŝŶŐůLJ͘ ϰ͘ džŝƐƚŝŶŐĐŚĂŝŶůŝŶŬĨĞŶĐĞƐĂƌĞŶŽƚůĂďĞůĞĚƚŽďĞƌĞŵŽǀĞĚŽƌƚŽďĞƉƌĞƐĞƌǀĞĚ͘WůĞĂƐĞůĂďĞů ĂĐĐŽƌĚŝŶŐůLJ͘ ^ŚĞĞƚϰ ϱ͘ WůĞĂƐĞĚĞƉŝĐƚƚŚĞůŽĐĂƚŝŽŶŽĨWŽůůŽĐŬƐƌĂŶĐŚĂŶĚĂŶLJŽƚŚĞƌƐƚƌĞĂŵƐ͖ƚŚĞůŽĐĂƚŝŽŶŽĨĂŶLJ ĞdžŝƐƚŝŶŐƐůŽƉĞƐŐƌĞĂƚĞƌƚŚĂŶϲϬй͖ĂŶĚƚŚĞůŽĐĂƚŝŽŶŽĨĂŶLJĞdžŝƐƚŝŶŐƌŽĐŬŽƵƚĐƌŽƉƉŝŶŐƐŽŶ ƚŚĞƌŝƚŝĐĂů^ůŽƉĞƐ/ŵƉĂĐƚDĂƉ͘ ϲ͘ /ƚĂƉƉĞĂƌƐƚŚĂƚĞdžŝƐƚŝŶŐĐƌŝƚŝĐĂůƐůŽƉĞƐŝŶƚŚĞǀŝĐŝŶŝƚLJŽĨƚŚĞƉƌŽƉŽƐĞĚƐƚŽƌŵǁĂƚĞƌŽƵƚĨĂůů ŽŶƚŚĞƐŽƵƚŚĞŶĚŽĨƚŚĞƉƌŽƉĞƌƚLJǁŝůůďĞŝŵƉĂĐƚĞĚďĞLJŽŶĚƚŚŽƐĞƚŚĂƚŚĂǀĞďĞĞŶ ŝĚĞŶƚŝĨŝĞĚ͘ŶƐƵƌĞĂůůĐƌŝƚŝĐĂůƐůŽƉĞƐƚŚĂƚǁŝůůďĞŝŵƉĂĐƚĞĚĂƌĞĚĞƉŝĐƚĞĚĂŶĚŝŶĐůƵĚĞĚŝŶ ƚŚĞĂƐƐŽĐŝĂƚĞĚĐĂůĐƵůĂƚŝŽŶƐŽĨƐƋƵĂƌĞĨĞĞƚĂŶĚƉĞƌĐĞŶƚĂŐĞŽĨĐƌŝƚŝĐĂůƐůŽƉĞƐŝŵƉĂĐƚĞĚ͘ ϳ͘ dŚĞƌĞŝƐĂƚŚŝĐŬďůĂĐŬůŝŶĞĚĞƉŝĐƚĞĚŽŶƚŚĞƐŽƵƚŚĞŶĚŽĨƚŚĞƉƌŽƉĞƌƚLJ͕ǁŝƚŚŝŶƚŚĞĂƌĞĂŽĨ ĐƌŝƚŝĐĂůƐůŽƉĞƐƉƌŽƉŽƐĞĚƚŽďĞĚŝƐƚƵƌďĞĚ͕ƚŚĂƚŝƐŶŽƚůĂďĞůĞĚ͘tŚĂƚŝƐƚŚŝƐĨĞĂƚƵƌĞ͍  ŶŐŝŶĞĞƌŝŶŐĞƉĂƌƚŵĞŶƚŽŵŵĞŶƚƐ  'ĞŶĞƌĂů /ŶƐƵĨĨŝĐŝĞŶƚŝŶĨŽƌŵĂƚŝŽŶŝƐƉƌĞƐĞŶƚĞĚƚŽĚĞƚĞƌŵŝŶĞƚŚĞĞdžƚĞŶƚĂŶĚůŽĐĂƚŝŽŶƐŽĨŝŵƉĂĐƚƚŽƚŚĞ ĐƌŝƚŝĐĂůƐůŽƉĞƐŽŶͲƐŝƚĞ͘ŶĂƉƉƌŽǀĞĚƐƚŽƌŵǁĂƚĞƌŵĂŶĂŐĞŵĞŶƚƉůĂŶŚĂƐŶŽƚďĞĞŶĂĐƋƵŝƌĞĚ͘dŽ   ƚŚĂƚĞŶĚ͕ĐŚĂŶŐĞƐƚŽƚŚĞƐŝƚĞĚĞǀĞůŽƉŵĞŶƚŵĂLJƌĞƐƵůƚŝŶƐŝŐŶŝĨŝĐĂŶƚĐŚĂŶŐĞƐƚŽƚŚĞƉƌŽƉŽƐĞĚ ƌŝƚŝĐĂů^ůŽƉĞƐ/ŵƉĂĐƚDĂƉƉƌĞƐĞŶƚĞĚ͘   ĚĚŝƚŝŽŶĂůŽŵŵĞŶƚƐ^ƉĞĐŝĨŝĐƚŽƌŝƚŝĐĂů^ůŽƉĞtĂŝǀĞƌdžŚŝďŝƚ ^ŚĞĞƚϰ dŚĞŝŵƉĂĐƚŽĨĐƌŝƚŝĐĂůƐůŽƉĞƐŽƵƚƐŝĚĞŽĨƉĂƌĐĞůĂƌĞĂĂƌĞŶŽƚƐŚŽǁŶ͖ƵƚŝůŝƚLJŝŵƉĂĐƚŝƐƐŚŽǁŶŽŶĂ ^ƚŽŶĞŚĞŶŐĞǀĞŶƵĞƉƌŽƉĞƌƚLJ͘ WůĂŶŶŝŶŐĞƉĂƌƚŵĞŶƚŽŵŵĞŶƚƐ WĞƌ^ĞĐƚŝŽŶϯϰͲϭϭϮϬ;ďͿ;ϲͿ;ĚͿ;ŝŝͿ͕ƚŚĞƐŚĂƉĞĂŶĚůŽĐĂƚŝŽŶŽĨƚŚĞĐƌŝƚŝĐĂůƐůŽƉĞƐŵĂLJƵŶƌĞĂƐŽŶĂďůLJ ƌĞƐƚƌŝĐƚƚŚĞƵƐĞĂŶĚĚĞǀĞůŽƉŵĞŶƚŽĨƚŚĞƐƵďũĞĐƚƉƌŽƉĞƌƚŝĞƐŝŶĂŵĂŶŶĞƌŝŶĂĐĐŽƌĚĂŶĐĞǁŝƚŚƚŚĞ ŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶ͘ůƚĞƌŶĂƚŝǀĞƐŝƚĞůĂLJŽƵƚƐŵĂLJƌĞĚƵĐĞŝŵƉĂĐƚƐƚŽĐƌŝƚŝĐĂůƐůŽƉĞĂƌĞĂƐ͕ďƵƚ ŵĂLJĂůƐŽŝŵƉĂĐƚŽƚŚĞƌĚĞǀĞůŽƉŵĞŶƚĨĂĐƚŽƌƐƐƵĐŚĂƐĂĐŚŝĞǀĂďůĞƌĞƐŝĚĞŶƚŝĂůƵŶŝƚĐŽƵŶƚƐĚƵĞƚŽ ŝŶĐƌĞĂƐĞĚĐŽŶƐƚƌƵĐƚŝŽŶĐŽƐƚƐ͘  ϮϬϭϯŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶ ^ƚĂĨĨƌĞĐŽŵŵĞŶĚƐƚŚĞWůĂŶŶŝŶŐŽŵŵŝƐƐŝŽŶĐŽŶƐŝĚĞƌƚŚĞĨŽůůŽǁŝŶŐŐŽĂůƐŽĨƚŚĞŽŵƉƌĞŚĞŶƐŝǀĞ WůĂŶǁŚŝůĞŵĂŬŝŶŐĂƌĞĐŽŵŵĞŶĚĂƚŝŽŶ͗ ŚĂƉƚĞƌϭ>ĂŶĚhƐĞ͕'ŽĂůϯ͘ϭZĞƐƉĞĐƚŶĂƚƵƌĂůƌĞƐŽƵƌĐĞƐĂŶĚƐĞŶƐŝƚŝǀĞĞŶǀŝƌŽŶŵĞŶƚĂů ĂƌĞĂƐ͕ŝŶĐůƵĚŝŶŐĚĞƐŝŐŶĂƚĞĚĨůŽŽĚƉůĂŝŶĂƌĞĂƐ͕ƌŝǀĞƌƐĂŶĚƐƚƌĞĂŵƐ͘  ŚĂƉƚĞƌϰŶǀŝƌŽŶŵĞŶƚ͕'ŽĂůϯ͘ϱ/ŵƉƌŽǀĞƐƚƌĞĂŵĂŶĚǀĞŐĞƚĂƚĞĚďƵĨĨĞƌĐŽŶĚŝƚŝŽŶƐƚŽ ŝŶĐƌĞĂƐĞǁŝůĚůŝĨĞĂŶĚĂƋƵĂƚŝĐŚĂďŝƚĂƚ͕ŐƌŽƵŶĚǁĂƚĞƌƌĞĐŚĂƌŐĞĂŶĚƐƚƌĞĂŵďĂƐĞĨůŽǁ͕ ĚĞĐƌĞĂƐĞƐĞĚŝŵĞŶƚĂƚŝŽŶĂŶĚŝŵƉƌŽǀĞĞŶǀŝƌŽŶŵĞŶƚĂůĂĞƐƚŚĞƚŝĐƐ͘  ŚĂƉƚĞƌϱ,ŽƵƐŝŶŐ͕'ŽĂůϯ͘ϭŽŶƚŝŶƵĞƚŽǁŽƌŬƚŽǁĂƌĚƚŚĞŝƚLJ͛ƐŐŽĂůŽĨϭϱйƐƵƉƉŽƌƚĞĚ ĂĨĨŽƌĚĂďůĞŚŽƵƐŝŶŐďLJϮϬϮϱ  ŚĂƉƚĞƌϱ,ŽƵƐŝŶŐ͕'ŽĂůϱ͘ϱ^ƵƉƉŽƌƚƌĞĚĞǀĞůŽƉŵĞŶƚŽĨƉƵďůŝĐĂŶĚͬŽƌŽƚŚĞƌƐƵďƐŝĚŝnjĞĚ ŚŽƵƐŝŶŐƚŽƌĞͲŝŶƚĞŐƌĂƚĞƚŚŽƐĞƉƌŽƉĞƌƚŝĞƐŝŶƚŽĞdžŝƐƚŝŶŐŶĞŝŐŚďŽƌŚŽŽĚƐ͕ĐŽŶƐŝƐƚĞŶƚǁŝƚŚ ŽƚŚĞƌŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶŽďũĞĐƚŝǀĞƐͬƐƚƌĂƚĞŐŝĞƐ͘tŚĞƌĞĂƉƉůŝĐĂďůĞ͕ƐƵƉƉŽƌƚƌĞƐŝĚĞŶƚďŝůů ŽĨƌŝŐŚƚƐĂƐĨŽƌŵĂůůLJĂĚŽƉƚĞĚ͘  'ĞŶĞƌĂů>ĂŶĚhƐĞWůĂŶ dŚĞĂƉƉƌŽǀĞĚ>ĂŶĚhƐĞWůĂŶĐĂůůƐĨŽƌƚŚĞƐŝƚĞƚŽďĞ,ŝŐŚĞŶƐŝƚLJZĞƐŝĚĞŶƚŝĂů͕ǁŚŝĐŚŝƐĚĞĨŝŶĞĚĂƐ ĂĚĞŶƐŝƚLJŽĨŵŽƌĞƚŚĂŶϭϱĚǁĞůůŝŶŐƵŶŝƚƐƉĞƌĂĐƌĞ;hͿďLJƚŚĞϮϬϭϯŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶ͘dŚĞ ĂƉƉůŝĐĂŶƚĐƵƌƌĞŶƚůLJƉƌŽƉŽƐĞƐĂĚĞŶƐŝƚLJŽĨϭϰ͘Ϯϯh͘  ^ƚĂĨĨZĞĐŽŵŵĞŶĚĂƚŝŽŶ ^ƚĂĨĨƌĞĐŽŵŵĞŶĚƐƚŚĞWůĂŶŶŝŶŐŽŵŵŝƐƐŝŽŶĨŽĐƵƐĞƐŽŶǁŚĞƚŚĞƌƚŚĞƉƵďůŝĐďĞŶĞĨŝƚƐŽĨ ĚŝƐƚƵƌďĂŶĐĞŽĨƚŚĞĐƌŝƚŝĐĂůƐůŽƉĞŽƵƚǁĞŝŐŚƚŚĞƉƵďůŝĐďĞŶĞĨŝƚƐŽĨŬĞĞƉŝŶŐƚŚĞĐƌŝƚŝĐĂůƐůŽƉĞƐ ƵŶĚŝƐƚƵƌďĞĚ͕ĂƐǁĞůůĂƐƚŚĞƉŽƚĞŶƚŝĂůŶĞŐĂƚŝǀĞĞƌŽƐŝŽŶĂŶĚƐƚŽƌŵǁĂƚĞƌŝŵƉĂĐƚƐƚŽ   ĞŶǀŝƌŽŶŵĞŶƚĂůůLJƐĞŶƐŝƚŝǀĞĂƌĞĂƐƚŚĂƚŵĂLJďĞĚĞƚƌŝŵĞŶƚĂůƚŽƚŚĞŚĞĂůƚŚ͕ƐĂĨĞƚLJ͕ĂŶĚǁĞůĨĂƌĞŽĨ ƚŚĞƉƵďůŝĐ͘  WŽƚĞŶƚŝĂůŽŶĚŝƚŝŽŶƐ ^ŚŽƵůĚƚŚĞWůĂŶŶŝŶŐŽŵŵŝƐƐŝŽŶƌĞĐŽŵŵĞŶĚĂƉƉƌŽǀĂůŽĨƚŚĞƌŝƚŝĐĂů^ůŽƉĞǁĂŝǀĞƌ͕ƐƚĂĨĨ ƌĞĐŽŵŵĞŶĚƐƚŚĞĐŽŶƐŝĚĞƌĂƚŝŽŶŽĨƚŚĞĨŽůůŽǁŝŶŐĐŽŶĚŝƚŝŽŶƐ͗  ϭ͘ ZĞƋƵŝƌĞĞƌŽƐŝŽŶĂŶĚƐĞĚŝŵĞŶƚĐŽŶƚƌŽůŵĞĂƐƵƌĞƐƚŚĂƚĞdžĐĞĞĚŵŝŶŝŵƵŵƌĞƋƵŝƌĞŵĞŶƚƐŝŶ ŽƌĚĞƌƚŽŵŝƚŝŐĂƚĞƉŽƚĞŶƚŝĂůŝŵƉĂĐƚƐƚŽƵŶĚŝƐƚƵƌďĞĚĐƌŝƚŝĐĂůƐůŽƉĞƐĂƌĞĂƐ͕ƉĞƌ^ĞĐƚŝŽŶϯϰͲ ϭϭϮϬ;ďͿ;ϭͿ;ĂͲĐͿ͕ŝŶĐůƵĚŝŶŐďƵƚŶŽƚůŝŵŝƚĞĚƚŽ͗ Ă͘ ^ŝůƚĨĞŶĐĞǁŝƚŚǁŝƌĞƌĞŝŶĨŽƌĐĞŵĞŶƚĂŶĚƐŝdž;ϲͿĨĞĞƚƐƚĂŬĞƐƉĂĐŝŶŐ͕ĂŶĚ ď͘ KƚŚĞƌŵĞĂƐƵƌĞƐŝŶĞdžĐĞƐƐŽĨŵŝŶŝŵƵŵƌĞƋƵŝƌĞŵĞŶƚƐĚĞƚĞƌŵŝŶĞĚďLJŝƚLJ ŶŐŝŶĞĞƌŝŶŐ^ƚĂĨĨƚŽďĞŶĞĐĞƐƐĂƌLJƚŽƉƌŽƚĞĐƚWŽůůŽĐŬƐƌĂŶĐŚĨƌŽŵƐĞĚŝŵĞŶƚĂƚŝŽŶ͘ Ϯ͘ dŚĞĐƌŝƚŝĐĂůƐůŽƉĞĂƌĞĂŽƵƚƐŝĚĞŽĨĂƉƉƌŽǀĞĚĞŶĐƌŽĂĐŚŵĞŶƚďŽƵŶĚĂƌŝĞƐƐŚĂůůďĞĐůĞĂƌůLJ ŵĂƌŬĞĚŝŶƚŚĞĨŝĞůĚ͕ĂŶĚƚŚĞĂƉƉƌŽǀĞĚƐƚŽƌŵǁĂƚĞƌŵĂŶĂŐĞŵĞŶƚƉůĂŶĂŶĚĐŽŶƐƚƌƵĐƚŝŽŶ ƉůĂŶƐŚĂůůŝŶĐůƵĚĞĂŶŽƚĞƌĞƋƵŝƌŝŶŐƐƵĐŚůŝŵŝƚƐŽĨĚŝƐƚƵƌďĞĚĂƌĞĂƚŽƌĞŵĂŝŶĨŽƌƚŚĞ ĚƵƌĂƚŝŽŶŽĨĐŽŶƐƚƌƵĐƚŝŽŶĂŶĚůĂŶĚĚŝƐƚƵƌďŝŶŐĂĐƚŝǀŝƚŝĞƐ͘ ϯ͘ &ŝŶĂůƐƚĂďŝůŝnjĂƚŝŽŶŽĨƚŚĞĂƌĞĂƐŽĨĐƌŝƚŝĐĂůƐůŽƉĞƐĚŝƐƚƵƌďĞĚƐŚĂůůďĞƉĞƌŵĂŶĞŶƚŵĞĂƐƵƌĞƐ ƚŽŝŶĐůƵĚĞƌĞƉůĂŶƚŝŶŐŽĨŶĂƚŝǀĞƚƌĞĞĂŶĚƐŚƌƵďƐƉĞĐŝĞƐƚŽƌĞƐƚĂďŝůŝnjĞƚŚĞĐƌŝƚŝĐĂůƐůŽƉĞƐ ĂŶĚƉŽƚĞŶƚŝĂůǁŝůĚůŝĨĞŚĂďŝƚĂƚ͘ ϰ͘ ZĞƋƵŝƌĞĐŽŶƐƚƌƵĐƚŝŽŶŵĞƚŚŽĚƐƚŽƉŚĂƐĞĐŽŶƐƚƌƵĐƚŝŽŶŽĨƚŚĞďƵŝůĚŝŶŐƐ;ƚŚĞďƵŝůĚŝŶŐƐ ĂĚũĂĐĞŶƚƚŽϭƐƚ^ƚƌĞĞƚƚŽďĞĐŽŶƐƚƌƵĐƚĞĚĨŝƌƐƚͿŝŶŽƌĚĞƌƚŽĐƌĞĂƚĞĂďĞƚƚĞƌƐƚĂďŝůŝnjĞĚƐŝƚĞ ĂŶĚĐƌĞĂƚĞĂŵŽƌĞĞĨĨŝĐŝĞŶƚĞƌŽƐŝŽŶŵĞĂƐƵƌĞ͘ ϱ͘ WƌŝŽƌƚŽĚŝƐƚƵƌďĂŶĐĞĂƚƚŚĞƐŝƚĞ͕ŝŶƐƚĂůůĂĨŝdžĞĚ͕ŝŵŵŽǀĞĂďůĞďĂƌƌŝĞƌƚŽƉƌŽƚĞĐƚƌŽŽƚnjŽŶĞƐ ŽĨĞdžŝƐƚŝŶŐƚƌĞĞƐŝĚĞŶƚŝĨŝĞĚƚŽďĞƉƌĞƐĞƌǀĞĚĂƚƚŚĞĚƌŝƉůŝŶĞƚŽƌĞŵĂŝŶƚŚƌŽƵŐŚŽƵƚĨƵůů ĐŽŵƉůĞƚŝŽŶŽĨƚŚĞĐŽŶƐƚƌƵĐƚŝŽŶ͘  WůĂŶŶŝŶŐŽŵŵŝƐƐŝŽŶZŽůĞ͗ĚǀŝƐŽƌLJZĞĐŽŵŵĞŶĚĂƚŝŽŶ  dŚĞWůĂŶŶŝŶŐŽŵŵŝƐƐŝŽŶƐŚŽƵůĚĐŽŶƐŝĚĞƌĂůůŽĨƚŚĞŝŶĨŽƌŵĂƚŝŽŶƉƌĞƐĞŶƚĞĚďLJZ,ǁŝƚŚŝŶƚŚĞ ǁĂŝǀĞƌĂƉƉůŝĐĂƚŝŽŶ͕ĂƐǁĞůůĂƐƚŚĞŝŶĨŽƌŵĂƚŝŽŶĂŶĚĂŶĂůLJƐŝƐƉƌŽǀŝĚĞĚďLJ^ƚĂĨĨ͕ĂŶĚƚŚĞŶ ĚĞƚĞƌŵŝŶĞǁŚĞƚŚĞƌŽƌŶŽƚ͗  ͘ tŝƚŚŝŶƚŚĞĐƌŝƚŝĐĂůƐůŽƉĞĂƌĞĂ͕ĚŽƚŚĞƌĞĞdžŝƐƚĂŶLJŽĨƚŚĞĨŽůůŽǁŝŶŐƚŽƉŽŐƌĂƉŚŝĐĨĞĂƚƵƌĞƐ ǁŚŽƐĞĚŝƐƚƵƌďĂŶĐĞŵĂLJĐĂƵƐĞŶĞŐĂƚŝǀĞŝŵƉĂĐƚƐ͍ ;ŝͿ ƌŽƐŝŽŶĂĨĨĞĐƚŝŶŐƚŚĞƐƚƌƵĐƚƵƌĂůŝŶƚĞŐƌŝƚLJŽĨƚŚĞĐƌŝƚŝĐĂůƐůŽƉĞƐ͕ĂĚũĂĐĞŶƚ ƉƌŽƉĞƌƚŝĞƐ͕ŽƌĞŶǀŝƌŽŶŵĞŶƚĂůůLJƐĞŶƐŝƚŝǀĞĂƌĞĂƐ͘ ;ŝŝͿ ^ƚŽƌŵǁĂƚĞƌŝŵƉĂĐƚƐƚŽĂĚũĂĐĞŶƚƉƌŽƉĞƌƚŝĞƐŽƌĞŶǀŝƌŽŶŵĞŶƚĂůůLJƐĞŶƐŝƚŝǀĞĂƌĞĂƐ͘ ;ŝŝŝͿ >ŽƐƐŽĨƚƌĞĞĐĂŶŽƉLJĂŶĚǁŝůĚůŝĨĞŚĂďŝƚĂƚƚŚĂƚĐŽŶƚƌŝďƵƚĞƚŽƚŚĞŶĂƚƵƌĂůďĞĂƵƚLJĂŶĚ ǀŝƐƵĂůƋƵĂůŝƚLJŽĨƚŚĞĐŽŵŵƵŶŝƚLJ͘     ͘ ƌĞƚŚĞƌĞŐƌŽƵŶĚƐĨŽƌĂǁĂŝǀĞƌ͕ƉƵƌƐƵĂŶƚƚŽΑϯϰͲϭϭϮϬ;ďͿ;ϲͿ;ĚͿ͍ ;ŝͿ WƵďůŝĐďĞŶĞĨŝƚƐŽĨĂůůŽǁŝŶŐĚŝƐƚƵƌďĂŶĐĞŽĨƚŚĞĐƌŝƚŝĐĂůƐůŽƉĞƐŽƵƚǁĞŝŐŚƉƵďůŝĐ ďĞŶĞĨŝƚƐŽĨŬĞĞƉŝŶŐƚŚĞĐƌŝƚŝĐĂůƐůŽƉĞƐƵŶĚŝƐƚƵƌďĞĚ͘ ;ŝŝͿ dŚĞ^ŝƚĞŚĂƐŝƐƐƵĞƐƐƵĐŚĂƐƵŶƵƐƵĂůƐŝnjĞ͕ƵŶƵƐƵĂůƚŽƉŽŐƌĂƉŚLJ͕ƵŶƵƐƵĂůƐŚĂƉĞ͕ ƵŶƵƐƵĂůůŽĐĂƚŝŽŶ͕ŽƌŽƚŚĞƌƵŶƵƐƵĂůƉŚLJƐŝĐĂůĐŽŶĚŝƚŝŽŶƐ͕ƚŚĞƌĞĨŽƌĞ͕ƌĞƋƵŝƌŝŶŐƚŚĞ ĐƌŝƚŝĐĂůƐůŽƉĞƐƚŽƌĞŵĂŝŶƵŶĚŝƐƚƵƌďĞĚǁŽƵůĚĞĨĨĞĐƚŝǀĞůLJƉƌŽŚŝďŝƚŽƌƵŶƌĞĂƐŽŶĂďůLJ ƌĞƐƚƌŝĐƚƚŚĞƵƐĞ͕ƌĞƵƐĞ͕ŽƌƌĞĚĞǀĞůŽƉŵĞŶƚŽĨƚŚĞ^ŝƚĞ͕KZǁŽƵůĚƌĞƐƵůƚŝŶ ƐŝŐŶŝĨŝĐĂŶƚĚĞŐƌĂĚĂƚŝŽŶŽĨƚŚĞ^ŝƚĞŽƌĂĚũĂĐĞŶƚƉƌŽƉĞƌƚŝĞƐ͘ ;ŝŝŝͿ tŽƵůĚŐƌĂŶƚŝŶŐƚŚĞƌĞƋƵĞƐƚĞĚǁĂŝǀĞƌďĞĚĞƚƌŝŵĞŶƚĂůƚŽƚŚĞŚĞĂůƚŚ͕ǁĞůĨĂƌĞ͕Žƌ ƐĂĨĞƚLJŽĨƚŚĞƉƵďůŝĐ͍ĞƚƌŝŵĞŶƚĂůƚŽƚŚĞŽƌĚĞƌůLJĚĞǀĞůŽƉŵĞŶƚŽĨƚŚĞ^ŝƚĞŽƌ ĂĚũĂĐĞŶƚƉƌŽƉĞƌƚŝĞƐ͍ŽŶƚƌĂƌLJƚŽƐŽƵŶĚĞŶŐŝŶĞĞƌŝŶŐƉƌĂĐƚŝĐĞƐ͍  ͘ /ĨƚŚĞWůĂŶŶŝŶŐŽŵŵŝƐƐŝŽŶƌĞĐŽŵŵĞŶĚƐƚŚĂƚŽƵŶĐŝůƐŚŽƵůĚĂƉƉƌŽǀĞƚŚĞǁĂŝǀĞƌ ƌĞƋƵĞƐƚ͕ĂƌĞƚŚĞƌĞĂŶLJĐŽŶĚŝƚŝŽŶƐƚŚĂƚĐŽƵůĚŵŝƚŝŐĂƚĞƚŚĞĂĚǀĞƌƐĞŝŵƉĂĐƚƐŽĨĚŝƐƚƵƌďŝŶŐ ƚŚĞƌŝƚŝĐĂů^ůŽƉĞƌĞĂ͍   ^ƵŐŐĞƐƚĞĚDŽƚŝŽŶƐ  ϭ͘ ͞/ŵŽǀĞƚŽƌĞĐŽŵŵĞŶĚĂƉƉƌŽǀĂůŽĨƚŚĞƌĞƋƵĞƐƚĞĚĐƌŝƚŝĐĂůƐůŽƉĞǁĂŝǀĞƌǁŝƚŚŶŽĐŽŶĚŝƚŝŽŶƐ͕ ďĂƐĞĚŽŶĂĨŝŶĚŝŶŐƚŚĂƚ΀ƌĞĨĞƌĞŶĐĞĂƚůĞĂƐƚŽŶĞ΁͗ x dŚĞƉƵďůŝĐďĞŶĞĨŝƚƐŽĨĂůůŽǁŝŶŐƚŚĞĚŝƐƚƵƌďĂŶĐĞŽƵƚǁĞŝŐŚƚŚĞďĞŶĞĨŝƚƐĂĨĨŽƌĚĞĚďLJ ƚŚĞĞdžŝƐƚŝŶŐƵŶĚŝƐƚƵƌďĞĚĐƌŝƚŝĐĂůƐůŽƉĞ͕ƉĞƌ^ĞĐƚŝŽŶϯϰͲϭϭϮϬ;ďͿ;ϲͿ;ĚͿ;ŝͿ x ƵĞƚŽƵŶƵƐƵĂůƉŚLJƐŝĐĂůĐŽŶĚŝƚŝŽŶƐ͕ŽƌƚŚĞĞdžŝƐƚŝŶŐĚĞǀĞůŽƉŵĞŶƚŽĨƚŚĞƉƌŽƉĞƌƚLJ͕ ĐŽŵƉůŝĂŶĐĞ ǁŝƚŚ ƚŚĞ ŝƚLJ͛Ɛ ĐƌŝƚŝĐĂů ƐůŽƉĞƐ ƌĞŐƵůĂƚŝŽŶƐ ǁŽƵůĚ ƉƌŽŚŝďŝƚ Žƌ ƵŶƌĞĂƐŽŶĂďůLJ ƌĞƐƚƌŝĐƚ ƚŚĞ ƵƐĞ Žƌ ĚĞǀĞůŽƉŵĞŶƚ ŽĨ ƚŚĞ ƉƌŽƉĞƌƚLJ͕ ƉĞƌ ^ĞĐƚŝŽŶ ϯϰͲ ϭϭϮϬ;ďͿ;ϲͿ;ĚͿ;ŝŝͿ  Ϯ͘ ͞/ŵŽǀĞƚŽƌĞĐŽŵŵĞŶĚĂƉƉƌŽǀĂůŽĨƚŚĞĐƌŝƚŝĐĂůƐůŽƉĞǁĂŝǀĞƌ͕ƐƵďũĞĐƚƚŽĐŽŶĚŝƚŝŽŶƐ͕ďĂƐĞĚ ŽŶĂĨŝŶĚŝŶŐƚŚĂƚ΀ƌĞĨĞƌĞŶĐĞĂƚůĞĂƐƚŽŶĞ΁͗ x dŚĞƉƵďůŝĐďĞŶĞĨŝƚƐŽĨĂůůŽǁŝŶŐƚŚĞĚŝƐƚƵƌďĂŶĐĞŽƵƚǁĞŝŐŚƚŚĞďĞŶĞĨŝƚƐĂĨĨŽƌĚĞĚďLJ ƚŚĞĞdžŝƐƚŝŶŐƵŶĚŝƐƚƵƌďĞĚĐƌŝƚŝĐĂůƐůŽƉĞ͕ƉĞƌ^ĞĐƚŝŽŶϯϰͲϭϭϮϬ;ďͿ;ϲͿ;ĚͿ;ŝͿ x ƵĞƚŽƵŶƵƐƵĂůƉŚLJƐŝĐĂůĐŽŶĚŝƚŝŽŶƐ͕ŽƌƚŚĞĞdžŝƐƚŝŶŐĚĞǀĞůŽƉŵĞŶƚŽĨƚŚĞƉƌŽƉĞƌƚLJ͕ ĐŽŵƉůŝĂŶĐĞ ǁŝƚŚ ƚŚĞ ŝƚLJ͛Ɛ ĐƌŝƚŝĐĂů ƐůŽƉĞƐ ƌĞŐƵůĂƚŝŽŶƐ ǁŽƵůĚ ƉƌŽŚŝďŝƚ Žƌ ƵŶƌĞĂƐŽŶĂďůLJ ƌĞƐƚƌŝĐƚ ƚŚĞ ƵƐĞ Žƌ ĚĞǀĞůŽƉŵĞŶƚ ŽĨ ƚŚĞ ƉƌŽƉĞƌƚLJ͕ ƉĞƌ ^ĞĐƚŝŽŶ ϯϰͲ ϭϭϮϬ;ďͿ;ϲͿ;ĚͿ;ŝŝͿ  DLJŵŽƚŝŽŶĨŽƌĂƉƉƌŽǀĂůŝŶĐůƵĚĞƐƚŚĞĨŽůůŽǁŝŶŐĐŽŶĚŝƚŝŽŶƐ͗ ͺͺͺͺͺƚŚĞĨŽůůŽǁŝŶŐĨĞĂƚƵƌĞƐŽƌĂƌĞĂƐƐŚŽƵůĚƌĞŵĂŝŶƵŶĚŝƐƚƵƌďĞĚ΀ƐƉĞĐŝĨLJ΁  ͺͺͺͺͺ  ϯ͘ ͞/ŵŽǀĞƚŽƌĞĐŽŵŵĞŶĚĚĞŶŝĂůŽĨƚŚĞƌĞƋƵĞƐƚĞĚĐƌŝƚŝĐĂůƐůŽƉĞǁĂŝǀĞƌ͟   ƚƚĂĐŚŵĞŶƚƐ ͘ ƌŝƚŝĐĂů^ůŽƉĞtĂŝǀĞƌƉƉůŝĐĂƚŝŽŶ͕ƐƵďŵŝƚƚĞĚKĐƚŽďĞƌϭϲ͕ϮϬϭϵ ͘ ƌŝƚŝĐĂů^ůŽƉĞtĂŝǀĞƌ^ƵƉƉůĞŵĞŶƚ͕ƵƉĚĂƚĞƐƵďŵŝƚƚĞĚEŽǀĞŵďĞƌϴ͕ϮϬϭϵ ͘ ƌŝƚŝĐĂů^ůŽƉĞtĂŝǀĞƌdžŚŝďŝƚ͕ƵƉĚĂƚĞƐƵďŵŝƚƚĞĚEŽǀĞŵďĞƌϴ͕ϮϬϭϵ ͘ ƌŝƚŝĐĂů^ůŽƉĞƐKƌĚŝŶĂŶĐĞ    200 GARRETT STREET, SUITE K. - CHARLOTTESVILLE, VA 22902 - 434.293.3719 SCALE JOB NO. SHEET NO. STORMWATER MANAGEMENT NARRATIVE: SUMMARY: THE PROPOSED STORMWATER MANAGEMENT PLAN COMPLIES WITH PART IIB REQUIREMENTS. THE STORMWATER RUNOFF RATES, VOLUMES, AND VELOCITIES RESULTING FROM THIS DEVELOPMENT WILL BE IMPROVED PRIOR TO ENTERING THE CITY's STORM SEWER SYSTEM. PLEASE SEE THE ATTACHED STORMWATER MANAGEMENT CALCULATIONS PACKET FOR DETAILS, AND THIS SET OF PLANS FOR ADDITIONAL INFORMATION AND SUMMARIZING TABLES. STORMWATER QUANTITY: THE POINT OF ANALYSIS FOR THIS PROJECT IS LOCATED ALONG THE DOWNSTREAM EXISTING CREEK, AS NOTED ON THIS PLAN. THE SITE IN THE PRE-DEVELOPMENT AND POST-DEVELOPMENT SCENARIOS DRAIN TO THE POINT OF ANALYSIS. THE SUBJECT PROPERTY IS CURRENTLY HEAVILY IMPERVIOUS AND HAS MULTIPLE EXISTING PIPE OUTFALLS DISCHARGING DIRECTLY TO THE CREEK. THESE OUTFALLS ARE LABELED EXISTING SITE OUTFALL #1, EXISTING SITE OUTFALL #2, EXISTING SITE OUTFALL #3, EXISTING SITE OUTFALL #4 AND EXISTING SITE OUTFALL #5. THE PRE-DEVELOPMENT SCENARIO ALSO RELEASES ONSITE RUNOFF VIA OVERLAND FLOW. THIS IS REPRESENTED BY EXISTING SITE OUTFALL #6 AND EXISTING SITE OUTFALL #7. PRE-DEVELOPMENT SITE OUTFALLS #1, 2 & 6 ARE PART OF ONE CHANNEL AND FLOOD PROTECTION ANALYSIS. PRE-DEVELOPMENT SITE OUTFALLS #3, 4, 5 & 7 ARE PART OF A SECOND SEPARATE CHANNEL AND FLOOD PROTECTION ANALYSIS. IN THE POST-DEVELOPMENT STATE THERE ARE TWO PIPED OUTFALLS THAT DISCHARGE DIRECTLY TO THE CREEK. THESE TWO OUTFALLS ARE LABELED PROPOSED SITE OUTFALL #1 AND PROPOSED SITE OUTFALL #2. THE POST-DEVELOPMENT STATE ALSO RELEASES ONSITE RUNOFF VIA OVERLAND FLOW. THIS IS REPRESENTED BY PROPOSED SITE OUTFALLS #3 AND 4. POST-DEVELOPMENT SITE OUTFALLS #1 & 3 ARE PART OF ONE CHANNEL AND FLOOD PROTECTION ANALYSIS. POST-DEVELOPMENT SITE OUTFALLS #2 & 4 ARE PART OF A SECOND SEPARATE CHANNEL AND FLOOD PROTECTION ANALYSIS. THE TOTAL ONSITE DRAINAGE AREA FOR EXISTING SITE OUTFALLS #1-7 IS EQUAL TO THE TOTAL ONSITE DRAINAGE AREA FOR PROPOSED SITE OUTFALLS #1-4. IN SUMMARY, CHANNEL PROTECTION FOR THE ONSITE AREAS IS MET THROUGH 9VAC25-870-66 SECTION B.3.a AND FLOOD PROTECTION IS MET THROUGH 9VAC25-870-66 SECTION C.2.b. FOR BOTH ANALYSES. COMPLIANCE WITH THESE SECTIONS IS ACHIEVED PRIMARILY THROUGH TWO PROPOSED SWM FACILITIES AND THE REDUCTION OF RUNOFF EXITING THE PROPERTY UNDETAINED. PLEASE NOTE, THE LOCATION OF THE UNDERGROUND DETENTION FACILITIES IS LOCATED AWAY FROM THE CRITICAL SLOPES AREA. PLEASE SEE THE ATTACHED CALCULATIONS PACKET AND THIS PLAN FOR ADDITIONAL DETAILS. STORMWATER QUALITY: WITH THE REDEVELOPMENT OF THE PROPERTY AND INCORPORATING THE DESIGN OF THE UNITS (AS REQUESTED BY THE RESIDENTS), THERE ARE NO AVAILABLE SPACES FOR TRADITIONAL SWM FEATURES. IN ADDITION, ANY ONSITE FACILITY WOULD REQUIRE ADDITIONAL FUNDS FOR MAINTENANCE AND UPKEEP. THESE COSTS WOULD TAKE AWAY FROM THE FUNDS AVAILABLE FOR USE ON RENTS AND DOWN PAYMENTS FOR AFFORDABLE HOUSING IN THE COMMUNITY. BECAUSE OF THIS, THE BEST MANAGEMENT PRACTICES CHOSEN FOR THIS DEVELOPMENT ARE PRESERVING OPEN SPACES AND PURCHASING OF NUTRIENT CREDITS. THE PRESERVED OPEN SPACES WILL BE PROTECTED BY AN EASEMENT WITH A MAINTENANCE AGREEMENT. AFTER THE APPLICATION OF THE PRESERVED OPEN SPACES, A FINAL PHOSPHOROUS REMOVAL RATE OF 4.24 lbs/yr. IS REQUIRED FOR THIS DEVELOPMENT. 200 GARRETT STREET, SUITE K. - CHARLOTTESVILLE, VA 22902 - 434.293.3719 JOB NO. SCALE SHEET NO. 200 GARRETT STREET, SUITE K. - CHARLOTTESVILLE, VA 22902 - 434.293.3719 SCALE JOB NO. SHEET NO. 5/8/2018 Charlottesville, VA Code of Ordinances Sec. 34-1120. - Lot regulations, general. (a) Frontage requirement. Every lot shall have its principal frontage on a street or place (i) that has been accepted by the city for maintenance, or (ii) that a subdivider or developer has been contractually obligated to install as a condition of subdivision or site plan approval and for which an adequate Ònancial guaranty has been furnished to the city. Except for Óag lots, stem lots, and cul-de-sac lots, or other circumstances described within the city's subdivision ordinance, no lot shall be used, in whole or in part, for any residential purpose unless such lot abuts a street right-of-way for at least the minimum distance required by such subdivision ordinance for a residential lot. (b) Critical slopes. (1) Purpose and intent. The provisions of this subsection (hereinafter, "critical slopes provisions") are intended to protect topographical features that have a slope in excess of the grade established and other characteristics in the following ordinance for the following reasons and whose disturbance could cause one (1) or more of the following negative impacts: a. Erosion a×ecting the structural integrity of those features. b. Stormwater and erosion-related impacts on adjacent properties. c. Stormwater and erosion-related impacts to environmentally sensitive areas such as streams and wetlands. d. Increased stormwater velocity due to loss of vegetation. e. Decreased groundwater recharge due to changes in site hydrology. f. Loss of natural or topographic features that contribute substantially to the natural beauty and visual quality of the community such as loss of tree canopy, forested areas and wildlife habitat. These provisions are intended to direct building locations to terrain more suitable to development and to discourage development on critical slopes for the reasons listed above, and to supplement other regulations and policies regarding encroachment of development into stream bu×ers and Óoodplains and protection of public water supplies. (2) DeÒnition of critical slope. A critical slope is any slope whose grade is 25% or greater and: a. A portion of the slope has a horizontal run of greater than twenty (20) feet and its total area is six thousand (6,000) square feet or greater; and b. A portion of the slope is within two hundred (200) feet of any waterway as identiÒed on the most current city topographical maps maintained by the department of neighborhood development services. 1/5 5/8/2018 Charlottesville, VA Code of Ordinances Parcels containing critical slopes are shown on the map entitled "Properties Impacted by Critical Slopes" maintained by the department of neighborhood development services. These critical slopes provisions shall apply to all critical slopes as deÒned herein, notwithstanding any subdivision, lot line adjustment, or other action a×ecting parcel boundaries made subsequent to the date of enactment of this section. (3) Building site required. Every newly created lot shall contain at least one (1) building site. For purposes of this section, the term building site refers to a contiguous area of land in slopes of less than 25%, as determined by reference to the most current city topographical maps maintained by the department of neighborhood development services or a source determined by the city engineer to be of superior accuracy, exclusive of such areas as may be located in the Óood hazard overlay district or under water. (4) Building site area and dimensions. Each building site in a residential development shall have adequate area for all dwelling unit(s) outside of all required yard areas for the applicable zoning district and all parking areas. Within all other developments subject to the requirement of a site plan, each building site shall have adequate area for all buildings and structures, parking and loading areas, storage yards and other improvements, and all earth disturbing activity related to the improvements. (5) Location of structures and improvements. The following shall apply to the location of any building or structure for which a permit is required under the Uniform Statewide Building Code and to any improvement shown on a site plan pursuant to Article VII of this chapter: a. No building, structure or improvement shall be located on any lot or parcel within any area other than a building site. b. No building, structure or improvement, nor any earth disturbing activity to establish such building, structure or improvement shall be located on a critical slope, except as may be permitted by a modiÒcation or waiver. (6) ModiÒcation or waiver. a. Any person who is the owner, owner's agent, or contract purchaser (with the owner's written consent) of property may request a modiÒcation or waiver of the requirements of these critical slopes provisions. Any such request shall be presented in writing and shall address how the proposed modiÒcation or waiver will satisfy the purpose and intent of these provisions. b. The director of neighborhood development services shall post on the city website notice of the date, time and place that a request for a modiÒcation or waiver of the requirements of these critical slopes provisions will be reviewed and cause written 2/5 5/8/2018 Charlottesville, VA Code of Ordinances notice to be sent to the applicant or his agent and the owner or agent for the owner of each property located within Òve hundred (500) feet of the property subject to the waiver. Notice sent by Òrst class mail to the last known address of such owner or agent as shown on the current real estate tax assessment books, postmarked not less than Òve (5) days before the meeting, shall be deemed adequate. A representative of the department of neighborhood development services shall make aÕdavit that such mailing has been made and Òle the aÕdavit with the papers related to the site plan application. c. All modiÒcation or waiver requests shall be submitted to the department of neighborhood development services, to be reviewed by the planning commission. In considering a requested modiÒcation or waiver the planning commission shall consider the recommendation of the director of neighborhood development services or their designee. The director, in formulating his recommendation, shall consult with the city engineer, the city's environmental manager, and other appropriate oÕcials. The director shall provide the planning commission with an evaluation of the proposed modiÒcation or waiver that considers the potential for soil erosion, sedimentation and water pollution in accordance with current provisions of the Commonwealth of Virginia Erosion and Sediment Control Handbook and the Virginia State Water Control Board best management practices, and, where applicable, the provisions of Chapter 10 of the City Code. The director may also consider other negative impacts of disturbance as deÒned in these critical slope provisions. d. The planning commission shall make a recommendation to city council in accordance with the criteria set forth in this section, and city council may thereafter grant a modiÒcation or waiver upon making a Ònding that: (i) The public beneÒts of allowing disturbance of a critical slope outweigh the public beneÒts of the undisturbed slope (public beneÒts include, but are not limited to, stormwater and erosion control that maintains the stability of the property and/or the quality of adjacent or environmentally sensitive areas; groundwater recharge; reduced stormwater velocity; minimization of impervious surfaces; and stabilization of otherwise unstable slopes); or (ii) Due to unusual size, topography, shape, location, or other unusual physical conditions, or existing development of a property, one (1) or more of these critical slopes provisions would e×ectively prohibit or unreasonably restrict the use, reuse or redevelopment of such property or would result in signiÒcant degradation of the site or adjacent properties. 3/5 5/8/2018 Charlottesville, VA Code of Ordinances No modiÒcation or waiver granted shall be detrimental to the public health, safety or welfare, detrimental to the orderly development of the area or adjacent properties, or contrary to sound engineering practices. e. In granting a modiÒcation or waiver, city council may allow the disturbance of a portion of the slope, but may determine that there are some features or areas that cannot be disturbed. These include, but are not limited to: (i) Large stands of trees; (ii) Rock outcroppings; (iii) Slopes greater than 60%. City council shall consider the potential negative impacts of the disturbance and regrading of critical slopes, and of resulting new slopes and/or retaining walls. City council may impose conditions as it deems necessary to protect the public health, safety or welfare and to insure that development will be consistent with the purpose and intent of these critical slopes provisions. Conditions shall clearly specify the negative impacts that they will mitigate. Conditions may include, but are not limited to: (i) Compliance with the "Low Impact Development Standards" found in the City Standards and Design Manual. (ii) A limitation on retaining wall height, length, or use; (iii) Replacement of trees removed at up to three-to-one ratio; (iv) Habitat redevelopment; (v) An increase in storm water detention of up to 10% greater than that required by city development standards; (vi) Detailed site engineering plans to achieve increased slope stability, ground water recharge, and/or decrease in stormwater surface Óow velocity; (vii) Limitation of the period of construction disturbance to a speciÒc number of consecutive days; (viii) Requirement that reseeding occur in less days than otherwise required by City Code. (7) Exemptions. A lot, structure or improvement may be exempt from the requirements of these critical slopes provisions, as follows: a. Any structure which was lawfully in existence prior to the e×ective date of these critical slopes provisions, and which is nonconforming solely on the basis of the requirements of these provisions, may be expanded, enlarged, extended, modiÒed and/or reconstructed as though such structure were a conforming structure. For the purposes of this section, the term "lawfully in existence" shall also apply to any 4/5 5/8/2018 Charlottesville, VA Code of Ordinances structure for which a site plan was approved or a building permit was issued prior to the e×ective date of these provisions, provided such plan or permit has not expired. b. Any lot or parcel of record which was lawfully a lot of record on the e×ective date of this chapter shall be exempt from the requirements of these critical slopes provisions for the establishment of the Òrst single-family dwelling unit on such lot or parcel; however, subparagraph (5)(b) above, shall apply to such lot or parcel if it contains adequate land area in slopes of less than 25% for the location of such structure. c. Driveways, public utility lines and appurtenances, stormwater management facilities and any other public facilities necessary to allow the use of the parcel shall not be required to be located within a building site and shall not be subject to the building site area and dimension requirements set forth above within these critical slopes provisions, provided that the applicant demonstrates that no reasonable alternative location or alignment exists. The city engineer shall require that protective and restorative measures be installed and maintained as deemed necessary to insure that the development will be consistent with the purpose and intent of these critical slopes provisions. (9-15-03(3); 11-21-05; 1-17-06(7); 1-17-12; 7-16-12) 5/5 CITY OF CHARLOTTESVILLE DEPARTMENT OF NEIGHBORHOOD DEVELOPMENT SERVICES STAFF REPORT APPLICATION FOR APPROVAL OF A FINAL SITE PLAN PLANNING COMMISSION REGULAR MEETING DATE OF MEETING: December 10, 2019 Project Planner: Matt Alfele, AICP Date of Staff Report: December 1, 2019 Development: Carlton Views Apartment III (Tax Map ID 560043000) Applicant: Tom Papa, Carlton Views III, LLC Applicant’s Representative(s): Scott Collins, P.E., Collins Engineering Current Property Owner: Carlton Views III, LLC Applicable City Code Provisions: 34-800 – 34-827 (Site Plans) Zoning District: PUD (Planned Unit Development) Reason for Planning Commission Review: Site plans associated with a property with a designation of PUD are subject to review by the Planning Commission per Section 34-820(d)(1). Vicinity Map Page 1 of 7 Standard of Review Approval of a site plan is a ministerial function, as to which the Planning Commission has little or no discretion. When an applicant has submitted a site plan that complies with the requirements of the City’s Site Plan Ordinance, then approval of the plan must be granted. In the event the Planning Commission determines there are grounds upon which to deny approval of a site plan, the motion must clearly identify the deficiencies in the plan, that are the basis for the denial, by reference to specific City Code sections and requirements. Further, upon disapproval of a site plan, the Planning Commission must identify the modifications or corrections that would permit approval of the plan. Summary Scott Collins, P.E. of Collins Engineering, acting as agent for Carlton Views III, LLC is requesting the approval of a final site plan to construct the last phase of the Carlton Views PUD. This phase will include forty-eight (48) one and two bedroom apartments, parking, a recreation area, and a dog park. City Council approved the rezoning of the parcel from M-I Industrial to PUD on December 17, 2018 with proffered conditions. During review of the site plan, staff has found the applicant to be in compliance with the approved proffers and development plan with the possible exception of proffer 3(f): The Landowners shall retain the existing tree canopy on the east side of the Subject property, adjacent to Franklin Street, within an area designated as open space for the PUD. The final site plan for the PUD development shall depict how this requirement will be satisfied. In order to accommodate a recreational space onsite, the developer is removing three trees from the northeast edge of the property. Staff believes the removal of any existing canopy from the east side of the property would be in violation of proffer 3(f). The applicant has provided a letter (Attachment B) indicating how proffer 3(f) is being satisfied and the removal and replacement of existing trees is not a violation. Per section 34-820(d)(1), Planning Commission is the reviewing body for site plans connected to PUDs. Planning Commission needs to decide if the site plan (Attachment A), as presented, conforms to the signed proffer statement. If Planning Commission finds the removal and replacement of trees on the eastern side of the property is in conformance with the signed proffer statement, staff recommends approval of the site plan (conditioned on all comments within the Comment Letter dated October 31, 2019 be addressed, Attachment D). Site Plan Compliance Site plans are reviewed for compliance with City codes and standards. An overview of site plan requirements and the location of those items on the site plan are outlined below. Page 2 of 7 Site Plan Requirements A. Compliance with applicable zoning district regulation PUD Planned Unit Development (per Sections 34-490 - 34-517) The property is zoned Planned Unit Development (PUD). The project complies with all requirements of the development plan and signed proffer statement, with the possible exception of proffer statement 3(f). B. Compliance with the City’s Erosion and Sediment Control ordinance, Chapter 10 The applicant’s erosion and sediment control plan can be found on pages 10 through 13 of the site plan. Once comments in the letter dated October 31, 2019 are addressed, the plan will be in compliance. C. Compliance with General Standard for site plans (Sections 34-800 - 34-827) 1. General site plan information, including but not limited to project, property, zoning, site, and traffic information: Found on Sheets 1 and 1B. 2. Existing condition and adjacent property information: Found on Sheet 2. 3. Phasing plan: Found on Sheet 1. This is the final phase (phase IV) of the Carlton Views PUD. 4. Topography and grading: Found on Sheet 5. 5. Existing landscape and trees: Found on Sheet 2. 6. The name and location of all water features: NA. 7. One hundred-year flood plain limits: NA. 8. Existing and proposed streets and associated traffic information: Found on Sheets 1 through 3. 9. Location and size of existing water and sewer infrastructure: Found on Sheet 4. 10. Proposed layout for water and sanitary sewer facilities and storm drain facilities: Found of Sheets 4, 6, and 7. 11. Location of other existing and proposed utilities and utility easements: Found on Sheet 4. 12. Location of existing and proposed ingress to and egress from the property, showing the distance to the centerline of the nearest existing street intersection: Found on Sheet 3. 13. Location and dimensions of all existing and proposed improvements: Found on Sheets 3 through 9. Page 3 of 7 14. All areas intended to be dedicated or reserved for public use: Found on Sheet 3 (Sidewalks). 15. Landscape plan: Found on Sheet 8. 16. Where deemed appropriate by the director due to intensity of development: a. Estimated traffic generation figures for the site based upon current ITE rates: Found on Sheet 1. D. Additional information to be shown on the site plan as deemed necessary by the director or Commission in order to provide sufficient information for the director or Commission to adequately review the site plan. On December 17, 2018 City Council approved the rezoning of the subject property to PUD with a development plan and signed proffer statement. The development plan can be found as Attachment C. Below are the approved proffered conditions: 1. Specific Development—The Subject Property shall be developed in accordance with the PUD Development Plan. (Attachment C) 2. Provision of Accessible, Affordable Dwelling Units--Where the PUD Development Plan indicates residential uses, the portion(s) of the Subject Property that will contain residential dwelling units shall incorporate handicapped-accessible dwelling units and affordable dwelling units, as set forth following below. a. Affordable dwelling units (ADUs), as defined within the City’s Zoning Ordinance, will be provided within the PUD, as follows: i. at all times: at least thirty percent (30%) of the affordable dwelling units required by the City’s Zoning Ordinance (“Required ADUs”) within the PUD shall be occupied by, or reserved for occupancy by, households having income of not more than 60% AMI; and ii. at all times: at least fifteen percent (15%) of the Required ADUs within the PUD shall be occupied by, or reserved for occupancy by, households having income of not more than 40% AMI. b. Handicapped-accessible units will be provided among the Required ADUs, meeting Uniform Federal Accessibility Standards (“UFAS”) standards for accessibility, or Virginia Housing Development Authority (“VHDA”) standards for universal design; specifically: at least fifteen percent (15%) of the Required ADUs within the PUD shall meet UFAS guidelines for accessibility, and at least thirty percent (30%) of the Required ADUs within the PUD shall meet VHDA guidelines for universal design. Page 4 of 7 c. The Landowners shall record within the land records of the Circuit Court for the City of Charlottesville one or more instruments containing covenants or restrictions assuring that the Subject Property will provide the Required ADUs referenced in Paragraph 2(a), above, for a period of not less than twenty (20) years from the date the first Required ADU is occupied by a household of persons meeting the applicable AMI requirements. The Landowners shall notify the City’s zoning administrator promptly of the date on which the first Required ADU is occupied by a household of persons meeting the applicable AMI requirements. d. Administration of the Required ADUs shall be conducted in a manner such that books and records will be kept to document the following: i. section 8 voucher holders will have first priority for occupancy of any available Required ADU within the PUD; ii. each owner of a residential dwelling unit within the PUD shall maintain records documenting the household income of the occupants of the dwelling unit, and (as to units offered for rental at market rates) of the owner’s efforts to obtain funding or financing to facilitate the occupancy of the dwelling unit as an ADU in accordance with the AMI levels referenced in paragraph 2(a), above; and iii. once per year the Landowners shall provide a written report to the zoning administrator, accompanied by evidence that the requirements of paragraphs 2(a)(ii)(1) and (2) have been satisfied. e. Notwithstanding the foregoing: if, on or before December 31, 2019, both of the following conditions (i) and (ii) have been satisfied, then one hundred percent (100%) of the residential dwelling units within the PUD will be affordable dwelling units (“Required ADUs”) subject to the provisions of 2(b) – (d) preceding above: i. federal tax credits have been approved and syndicated, AND ii. permanent financing has been obtained for construction of the project as a one-hundred-percent affordable housing project. iii. Further: if conditions (e)(i) and (e)(ii) are both satisfied on or before December 31, 2019, then thirty percent (30%) of the Required ADUs provided in accordance with this paragraph (e) shall be occupied by, or reserved for occupancy by, households having income of not more than 60% AMI, and fifteen percent (15%) of the Required ADUs shall be occupied by, or reserved for occupancy by, households having income of not more than 30% AMI. This information cannot be determined at site plan review. Page 5 of 7 3. Development design and features—in addition to any requirements of the City’s zoning ordinance, subdivision ordinance, water protection ordinance, or other applicable laws or ordinances, the use and development of the Subject Property shall comply with all of the following: a. No building or structure within the PUD shall exceed a height of 65 feet Building elevations demonstrating compliance with this requirement shall be included within the final site plan for the PUD development. Found on Sheet 1, satisfied, but will be checked again during building permit review. b. Each building façade that fronts on Carlton Avenue shall be designed to include a door or other entrance feature. Building elevations depicting how this requirement will be satisfied shall be included within the final site plan for the PUD development. Found on Sheet 3 and will be checked again during building permit review. c. Within the PUD, the number of on-site parking spaces shall not exceed the minimum required by the City’s zoning ordinance; however, if additional parking spaces are required as a condition of receiving grant funding, or other financing, to support the provision of the Required ADUs, then upon presentation of documentation of such requirement to the City’s zoning administrator, a landowner may include the additional number of on-site parking spaces necessary for receipt of such funding/ financing. Found on Sheet 3, satisfied. d. All outdoor light fixtures shall be equipped with full-cutoff luminaires, and with devices for redirecting light (e.g., shields, visors, hoods, etc.) to eliminate light glare and block direct light spillover onto neighboring properties. Each light fixture shall be recessed to conceal the light source from all viewing positions except those positions permitted to receive illumination. Directional task lighting (e.g., floodlights, spotlights, sign lights, etc.) shall illuminate only the intended task, and no light from any fixture(s) used in such task lighting shall shine directly onto neighboring properties or roadways, nor shall any task lighting have the effect of causing an excessive amount of light to be released skyward. Found on Sheet 9, satisfied. e. Upon written request from a public official of the City of Charlottesville, a landowner shall provide a location within the Subject Property at which Charlottesville Area Transit can, without charge, establish a bus stop/ shelter. The City shall bear the cost of providing, installing and maintaining the bus stop/ shelter. Not requested to date. f. The Landowners shall retain the existing tree canopy on the east side of the Subject property, adjacent to Franklin Street, within an area designated as open space for the PUD. The final site plan for the PUD development shall depict how Page 6 of 7 this requirement will be satisfied. This is the question before Planning Commission. 4. Site design shall provide pedestrian linkages connecting on-site buildings, buildings on-site open space, and neighborhoods adjacent to the PUD. These pedestrian linkages shall be depicted within the final site plan proposed for the PUD development. Found on Sheet 3, satisfied. E. Compliance with Additional Standards for Specific Uses (Sections 34-930 - 34-938) A Dumpster is being proposed per Section 34-932. Found on Sheet C3. Public Comments Received One member of the public has stopped by to review the plan and had concerns with doors on the dumpster. Carlton Views I has a dumpster with doors, but they are always open. A Site Plan Conference was held with the public on September 18, 2019. Recommendation If Planning Commission finds the applicant has satisfied proffer 3(f), staff recommends approval of the final site plan conditional on all comments within the October 31, 2019 Comment Letter being addressed. If Planning Commission finds that applicant has not satisfied proffer 3(f), staff recommends denial of the final site plan. Attachments A. Final Site Plan dated October 9, 2019 B. Letter to Planning Commission from the applicant dated November 11, 2019 C. Approved Development Plan D. Staff Comment Letter Dated October 31, 2019 Page 7 of 7 *(1(5$/127(6 D CA RL TO NR N AV E \ LTO   ¡ ¡ ¡ ¡ ¡ CAR ¡ ¡ ¡ ¡ ¡ ¡ ¡ ¡ ¡ ¡  \ ( ¡ ¡ ¡ ¡¡ ST ( ST IN ES KL ST RIV AN AU FR SS NA ARY LATERAL PROFILE 370.00 TW X 364.00 BW 377.00 EP X 377.50 TC *$55(77675((768,7(.&+$5/277(69,//(9$ JOB NO. SIGNATURE PANEL SCALE SHEET NO. STORMWATER MANAGEMENT NARRATIVE: SUMMARY: THE PROPOSED STORMWATER MANAGEMENT PLAN COMPLIES WITH PART IIB REQUIREMENTS. THE STORMWATER RUNOFF RATES, VOLUMES, AND VELOCITIES RESULTING FROM THIS DEVELOPMENT WILL BE IMPROVED PRIOR TO ENTERING THE CITY's STORM SEWER SYSTEM. FOR DETAILS, PLEASE SEE THE ATTACHED STORMWATER MANAGEMENT CALCULATIONS PACKET FOR THIS PLAN, THIS PLAN's , THE ORIGINALLY APPROVED ' SHEET 3, THE APPROVED ' AND THE ' ' ASSOCIATED WITH THE APPROVED AMENDMENT. SUMMARIZING TABLES ARE ALSO PROVIDED ON THIS SHEET SHOWING COMPLIANCE WITH MINIMUM CITY & STATE REQUIREMENTS. ALSO, PRIOR TO THE CONSTRUCTION OF THE EXISTING CARLTON VIEWS APARTMENTS (PARCEL C/ PHASE II) THE EXISTING GROUND COVER ON PARCELS C & D WAS HEAVILY IMPERVIOUS. THIS ESTABLISHES THE PRE-DEVELOPMENT CONDITIONS FOR BOTH PARCELS C & D. IN ACCORDANCE WITH THE APPROVED CARLTON VIEWS APARTMENTS SITE PLAN AMENDMENT DATED 4/8/15, UNDER SHEET 17's STORMWATER MANAGEMENT NARRATIVE's SECTION ENTITLED 'STORMWATER DETENTION', " " IN ACCORDANCE WITH THIS, THE PRE-DEVELOPMENT PLAN & CALCULATIONS REFLECT THE PRE-CONSTRUCTION CONDITIONS ON PARCEL D, WHILE THE POST-DEVELOPMENT PLAN & CALCULATIONS REFLECT THE FULL BUILD OUT OF PARCELS C & D (PHASES II & IV RESPECTFULLY). STORMWATER QUANTITY: AS STATED ABOVE, THE PRE-CONSTRUCTION GROUNDCOVER & CONDITIONS ARE APPLICABLE TO PARCEL D's CALCULATIONS. HOWEVER, IN ACCORDANCE WITH CITY ENGINEERING DIRECTION THE CURRENT CONDITIONS SHOULD BE REFLECTED ON THIS PLAN SHEET FOR THE GRAPHICAL REPRESENTATION OF THE PRE-DEVELOPMENT STATE. AS A RESULT, THE CALCULATIONS AND PLAN VIEWS ARE REPRESENTATIVE OF THESE STIPULATIONS. THE POINT OF ANALYSIS IS LOCATED IN THE DOWNSTREAM INTERCONNECTED EXISTING STORM SEWER SYSTEM LOCATED IN CARLTON AVENUE. THIS POINT OF ANALYSIS IS DOWNSLOPE FROM THE DEVELOPMENT. THIS STORM SEWER SYSTEM CONTAINS AN OUTFALL PIPE THAT DRAINS THE SITE AND ACTS AS THE SITE OUTFALL. THIS SITE OUTFALL EXISTS IN THE PRE-CONSTRUCTION AND FINAL BUILD OUT CONDITIONS AND IS LABELED SITE OUTFALL #1. PLEASE NOTE, THE ENERGY BALANCE COMPUTATION IS LIMITED TO THE ONSITE PRE- AND POST-DEVELOPMENT AREAS WITHIN THE HATCHED DA SO 1 SUBAREA (§DRAINAGE AREA SITE OUTFALL #1). IN SUMMARY, CHANNEL PROTECTION FOR THE ONSITE AREAS IS MET THROUGH 9VAC25-870-66 SECTION B.3.a AND FLOOD PROTECTION IS MET THROUGH 9VAC25-870-66 SECTION C.2.b. COMPLIANCE WITH THESE SECTIONS IS ACHIEVED THROUGH THE OVERALL REDUCTION IN POST-DEVELOPMENT (FINAL BUILDOUT) IMPERVIOUS AREA. PLEASE SEE THE ATTACHED CALCULATIONS *$55(77675((768,7(.&+$5/277(69,//(9$ PACKET FOR ADDITIONAL DETAILS. STORMWATER QUALITY: THE FINAL BUILDOUT OF THIS SITE WILL MODIFY A HEAVILY IMPERVIOUS PRE-CONSTRUCTION SITE. THIS PROJECT WAS ORIGINALLY APPROVED WITH TWO BUILDINGS AND ITS ASSOCIATED INFRASTRUCTURE. THE DEVELOPMENT WAS LATER AMENDED AND APPROVED FOR THE CONSTRUCTION OF 1 BUILDING AND ITS ASSOCIATED INFRASTRUCTURE. THE SECOND BUILDING's CONSTRUCTION WAS ALWAYS ENVISIONED, THOUGH ITS SPECIFIC USE FOR PLANNING's PURPOSES WAS NOT KNOWN AT THE TIME OF ITS APPROVAL. EVIDENCE OF THE ENVISIONED SECOND HALF OF THE DEVELOPMENT ON PARCEL D IS IN THE AMENDMENT's APPROVED SHEET 17's STORMWATER MANAGEMENT NARRATIVE DESCRIBED ABOVE. ADDITIONALLY, IN THE AMENDMENT's ACCOMPANYING APPROVED CALCULATIONS PACKET IT STATES ' THIS TOO PROVIDES EVIDENCE THAT THE DEVELOPMENT OF PARCEL D WAS ALWAYS ENVISIONED AND WAS JOB NO. ACCOUNTED FOR. TO CONFIRM THE PROPOSED PLAN's DEVELOPMENT OF PARCEL D DOES NOT EXCEED THIS 1.61 lbs/yr. CREDIT, A CURRENT VERSION OF THE VRRM SPREADSHEET HAS BEEN SUBMITTED FOR PARCEL D CORRESPONDING TO THIS PROPOSED PLAN's LIMIT OF DISTURBANCE. AS ANTICIPATED, THE OVERALL REDUCTION OF IMPERVIOUS AREA REMAINS SUFFICIENT FOR WATER QUALITY COMPLIANCE. PLEASE SEE THE ATTACHED STORMWATER MANAGEMENT CALCULATIONS PACKET FOR ADDITIONAL DETAILS. SCALE SHEET NO. Attachment B November 11, 2019 Planning Commission City of Charlottesville 610 East Market Street Charlottesville, VA 22902 RE: Carlton Views III – Tree Canopy Proffer Commissioners, Please accept this letter as an explanation of how the above referenced project proposes to meet the accepted proffer 3(f) related to “retaining the existing tree canopy on the east side of the Subject property, adjacent to Franklin Street”. In order to accommodate the necessary site amenities for the project, including an active recreation area and dog park, three (3) of the existing trees within the wooded area adjacent to Franklin Street will be removed. The existing canopy from these (3) trees is calculated (based on the field survey of the canopy and dripline) to be approximately 860 square feet. To mitigate the loss in tree canopy, additional trees will be planted in the area adjacent to Franklin Street. The addition of these trees will add approximately 1,496 square feet in tree canopy, replacing the existing canopy on the east side of the property with over 1 ½ times as much new tree canopy. The following is a list of the proposed trees to be removed and planted: Existing impacted Tree Buffer Area: 18” Oak – approximately 385 SF existing tree canopy Medium shade tree – approximately 290 SF existing tree canopy Medium shade tree – approximately 185 SF existing tree canopy Total impacted tree canopy: 860 Proposed mitigation for Tree Buffer Area: (1) London Planetree = 368 sf tree canopy (2) Willow oaks = 740 sf tree canopy (1) Dogwood = 124 sf tree canopy (6) Nellie Stevens = 264 sf tree canopy Total proposed new tree canopy: 1,496 sf The proposed trees will not only increase the overall tree canopy but will also serve to mitigate street and neighboring property exposure to the parking area and proposed parking lights. The project anticipates a total tree canopy of 9,055 sf, which is twice the required tree canopy for the overall development. Sincerely, Scott Collins Attachment C Attachment D C I TY O F CHA R LO T TESV I LLE “A World Class City” Neighborhood Development Services 610 East Market Street Charlottesville, VA 22902 Telephone 434-970-3182 Fax 434-970-3359 www.charlottesville.org October 31, 2019 Collins Engineering Attn: Scott Collins, P.E. 200 Garrett Street Suite K Charlottesville, VA 22902 RE: Carlton Views Phase IV (Carlton Views Apartments III) (1339 Carlton Avenue TMP: 560043000) FINAL SITE PLAN Scott, The above referenced final site plan was submitted to the office for an initial round of review on August 27, 2019 and a second round of review on October 10, 2019. Staff has reviewed proposed development and found the following deficiencies. Per Section 34-820(2) the proposed development is denied. You have a ninety day “grace period” to address these deficiencies and resubmit the plan without fees for review. This grace period will expire on December 15, 2019. Revisions not submitted by this date will be considered a new submittal and new fees will be assessed. If you are unable to re-submit by this date, you can request an extension on the project per Section 34- 823(e) of the City Code. 1. Comments from Hugh Blake, Engineer, may be sent under separate cover 2. Comments from Matt Alfele, City Planner, are attached. 3. Comments from Amanda Poncy, Bicycle and Pedestrian Coordinator, are attached. 4. Comments from Roy Nester, Utilities, are attached. Please revise the plan and resubmit 4 hard copies and a digital file for additional review. If you have questions, please contact me at 434-970-3636 or alfelem@charlottesville.org Sincerely yours, Page 1 of 4 Attachment D Matt Alfele C: Collins Engineering, Attn: Scott Collins, P.E., scott@collins-engineering.com Carlton Views III, LLC 7 E 2nd Street Richmond, VA 23224 Missy Creasy Hugh Blake Amanda Poncy Roy Nester Page 2 of 4 Attachment D City Staff have made a good faith effort to identify all deficiencies within August 27, 2019 and October 10, 2019 submissions; however, in the event that there remains any other deficiency which, if left uncorrected, would violate local, state or federal law, regulations, or mandatory engineering and safety requirements, such other deficiency shall not be considered, treated or deemed as having been approved. These comments are based on the current submission; future submissions may generate additional comments. The following items need to be addressed in the revised site plan: Be advised that major changes to the site plan may result in new comments not reflected in this review Engineering City Engineer – Hugh Blake (May be sent under separate cover) Planning City Planner – Matt Alfele 1. Proffer 3(f) states: The Landowners shall retain the existing tree canopy on the east side of the Subject property, adjacent to Franklin Street, within an area designated as open space for the PUD. The final site plan for the PUD development shall depict how this requirement will be satisfied. The supplemental letter (dated October 9, 2019 and titled Carlton Views III -Parcel D Letter of Modification), and corresponding site plan indicates trees will be removed from this area. Only City Council can modify a proffer condition through Section 34-66(d). The developer has three options as it relates to this proffer: a. Update the site plan to show all existing trees to remain and indicate on the site plan how the trees will be protected during construction; b. Petition City Council through Section 34-66(d) to modify proffer 3(f); c. Per Section 34-820(d)(1) the Planning Commission is the reviewing authority for PUDs. The applicant can make a case that the development, as proposed, complies with proffer 3(f). December 10, 2019 would be the earliest Planning Commission agenda to address this question. Traffic Bicycle and Pedestrian Coordinator – Amanda Poncy 2. I agree with the amount shown on Sheet 1, but please include the specific calculation (1 space/2 units). 3. REPEAT COMMENT: (P) Sheet 2: Please include existing street widths, right of way widths and pavement widths per Sec. 34-827 d(8). I realize these are included on Page 3 of 4 Attachment D Sheet 3, but they should also be shown on the Existing Conditions exhibit. They should also be shown for Franklin Street. 4. REPEAT COMMENT: (P) Sheet 2: Please include dimensions of existing and proposed walkways and locations of curb ramps at Franklin and Carlton per Sec. 34- 827 d(13). I realize these are included on Sheet 3 and 6, but they should also be shown on the Existing Conditions exhibit. 5. Sheet 3: As drawn, it appears that there is curbing across the dumpster pad. There should be ramp here, but no truncated dome. Please revise. 6. Sheet 3: The note about transitioning to from a CG-2 to flush curb does not clarify things. There is still curb shown between the bike racks and the turnaround area. Please remove unless there is reason to keep it. Utilities Utility Engineer – Roy Nester General: 7. Please show where electrical / telephone / cable / fiber-optic service is provided to the proposed building. Please clearly differentiate between above ground and below ground lines. If these proposed lines are below ground and in City ROW, please provide a profile for these lines. Power lines in ROW will need to be in a concrete encased duct-bank. Water: 8. Thank you for the water demand calculations. Based on a peak demand of 95 GPM, a 2-inch water meter will be required for this project. Please revise the notes to reflect this. 9. Repeat Comment: On sheet 7, the W6.1 and W6.2 details have been superseded. Please use current versions as applicable. 10. Please add a note below the updated W6.2 detail that the current City standard 2- inch meter setter is a McDonald 720B712WFFF 775. 11. On sheet 4, please move the 2-inch water meter further into ROW. We want the box at least 5-feet from the concrete stairs so if we ever have to excavate the box, we have room to work and are less likely to damage / undermine the steps. SANITARY SEWER 12. The sanitary sewer flow calculations submitted are not acceptable. In these calculations, the methodology and assumptions have changed from the previous 3 phases. Please refer to your previous calculations and update them as needed for this development. We have provided you via email the previous calculations that were acceptable for Phase 3. Page 4 of 4 Attachment D Memorandum Neighborhood Development Services Office of the City Engineer City Hall Annex, 610 East Market St., Charlottesville To: Matt Alfele From: Hugh K. Blake, PE Date: 31 October 2019 Subject: 1335 Carlton Avenue Phase III (Carlton Views III Parcel D) – Engineering Review Comments Hello Matt: Below are my engineering review comments for this project. GENERAL 1. REPEAT COMMENT: Provide the appropriate fees for final engineering review: SWM plan review. 2. REPEAT COMMENT: The LOD linetype could not be located. Provide the linetype for this. 3. REPEAT COMMENT: Provide a retaining wall report for proposed walls that meet the threshold as shown in the Standards and Design Manual. 4. REPEAT COMMENT: “Delay work as long as possible…” is not a design note that can be enforced by an inspector. Provide additional construction instructions for the erosion and sediment control notes: As one example, explain how the building and footers will be constructed in close proximity to the sediment trap. Is this feasible? SHEET 2 1. REPEAT COMMENT: Clarify the location of the ROW along Carlton Avenue. Provide the approved plat. There has been a question concerning the extent of the ROW. SHEET 14 1. Provide the stormwater management analysis in the pre-developed condition for Parcel C. This was granted from the previous approved plan (confirmed, recently, over the telephone, as I understand this). 2. The watershed summary table shows On-site pre-developed and post-developed areas that are different (0.90 and 0.96 acres). These areas need to be equal. Revise analysis. Attachment D 3. Revise stormwater text to reflect the areas for Parcel D, only. SWM 1) REPEAT COMMENT: (Emphasis added.) Provide a VRRM spreadsheet (Redevelopment) for the entirety of parcel D (and LOD beyond the parcel where relevant). Furthermore, regarding quality, identify all site outfalls (from parcel D), Limits of Analysis, and provide either the energy balance for each or otherwise compliant channel protection analysis. Provide details of the Flood Protection analysis as well. -In association with the above, provide all relevant Tc paths (with flow regime data), drainage areas, curve numbers, etc. for existing and proposed conditions. TR-55 Worksheet 2 and 4 shows DA SO-1 (Pre-Dev) and DA SO-1 (Post-Dev.) with different areas. These areas need to be equal. Revise analysis. Future reviews may generate additional comments. Sincerely, Hugh K. Blake, PE