Compass Entertainment Complex

Speaker 1

0:00 Most of you know the properties in the area

1:38 I wanna start from here with this particular slide. This is about something that basically has become the basis for everything that

2:03 And it's because of this book that we understand conservation so much better than we did before. There are some deliberate things that you need to be thinking and then doing to protect areas that are so important to our culture, our history, and certainly the way of life here.

2:26 That book talks about something called the village overlay district. And the village overlay district is basically a planning tool. It's it's something that is used to enhance the designs that come in on top of the existing zoning that is there. There's a change in zoning. It sets a top of that. And then as you can read, and I won't read each one of these for you, but I will highlight them. As a land use regulation, it it adds rules on top of that that that in such a way that they don't need to change, but it also can be the basis for adding additional requirements.

3:11 So you can say, we want this area to look this way, but

3:45 And then also, it ensures as you're very deliberate about this, that you have a harmonious view of the properties that are in the area that are consistent, which means that you can maintain property values, if not increase property values, in an area where there is a village overlay district. You can have deliberate plans to that effect. So it's a tool that's used, and we're seeking to use that tool in a particular way. Carrie, I'm gonna give you some examples of what this means.

4:24 So she's gonna start by showing

Speaker 2

5:48 there's no consistency with that either. You know? And, you know, it's a challenge for home. You know? Things have been built, and, you know, and and that's what we have. So, you know, there's an average setback on Irvington of about 77 feet, though. But it's

7:44 So better make it and, unfortunately, no hassle. So the only about 42% actually comply with the current r one r two zoning that's in place. So, you know, everything,

Speaker 1

8:14 we

Speaker 2

8:52 Looks like it.

Speaker 3

10:06 I like your pearls.

Speaker 2

10:09 So out of what I just showed you, we we decided to pick four colors. You know, the the saw model, you know, background, and we've got eight different colors within Earth, and it kind of

12:36 the open green space. So then we took it, and we put it in the state levels and to make it, you know, fill out the rest of Arlington. So you can see, you know, the the colors that we've included, you know, basically mirrors what you you see within Irvington. The exception is we have a lot of green stuff. So, you know, within existing Irvington, the only green space we truly have is the commons area. And so what we've done is designate quite a bit of green space that'll be available for, you know, various, you know, public use and set that

13:32 So what we're trying to do is is, you know, maintain that that open and green space such that we basically end up with about 40% open and green space within the overall

14:28 it

14:40 will be very

15:10 is successful is is actually through a traffic circle. So this is traffic circle would be at White Fences Drive. And and in order for it to make it happen, we have to actually provide easement to the so that a lot of the circle is gonna be on the property that we own right there on the corner. So and this has actually been,

16:07 street width. We have a designated sidewalk, you know, and the the travel lanes allow also for bikes. And and that's part of defining

17:18 happening with that particular parcel.

17:24 Then I'm gonna talk a little bit about the commercial property. You know, this is not 100% defined, but to help you walk you through it, you know, I wanna start on the right hand side and where you can see that's the dread dread and the logo of that building that's there. That that is our property as well.

18:42 You know, you know, or any kind of craft in their business to be able to, you know, put their wares. We also would include a restroom public restroom area so that,

Speaker 1

20:17 and then there, as you can see, this is a graphic circle that's right there. Couple pictures just to envision, you know, the we talked I talked about entertainment

Speaker 2

20:59 And then the the artist village with the public restroom. And this overall view

Speaker 1

22:50 And there's some other things here, but the overlay overlay district itself is basically going to preserve the town's character. That's what the objective is. And you're gonna do that by centralizing the sense that this is our place. This is a place that has certain features and and it has certain certain standards. We feel that this is a three pronged approach. So these are the three components. B one's currently in place there in the Commercial District area.

24:54 Town has worked very hard and put a strategic comprehensive plan in place, things that they feel represent your best interest. The overlay district is worth proposing here, satisfies six of the seven goals. Six of the seven goals. And that might make you wonder, what about that seventh goal?

25:36 Strategies, and the only district has meet those standards. What are the benefits to Irvington? Let's be very linear about this. First and foremost, it's protecting

27:40 in both Jeffrey and Mike. The guidance along the way. And so when we come to you with this and give give you this presentation in brief, we're trying to give you the highlights

Speaker 3

31:18 Good evening, everyone. Alright. We appreciate all of you coming out. We're gonna do this as best we can. We have a lot of people. We may have a lot of questions. I would like to set a little fairness rules. You may have multiple questions. When you raise your hand, I'm gonna ask you to ask one. That gives everybody else here an opportunity to be heard because somebody may have your second question, and somebody else may have the third question.

31:50 And that gives them an opportunity to have a piece. And when we're done with going through the first questions, we'll come back around, and you can raise your hand again. And we may not have asked your fourth question. So please ask your fourth question. And we'll keep going until, the process ends here. We're gonna try and do it this way. This is how my job is to host these kinds of meetings. And what I find works best is I come up, I hear from you, and then I will enunciate the questions of everybody here.

32:23 And then we will answer as best we can. So I'd like to start to make this orderly, I'm gonna walk to the end of the room. And as I go back, we'll take questions. That way you know that as I'm coming to you, you can raise your hand. I don't want people in the back of the room raising their hand for thirty minutes. There? Cool. Let's start. Questions? Yes, sir.

Speaker 4

32:52 Can we get a copy of this?

Speaker 1

32:54 Is there some way you

Speaker 2

32:55 can sign up and get

Speaker 1

32:56 a copy of this presentation?

Speaker 3

32:59 Yep. We can do that. Yeah.

Speaker 5

33:02 Repeat Can the question?

Speaker 3

33:03 Question was you gotta do that, Paul. Question was, is there a place that you can sign up and get this information? We will have some information where you can sign in your information. We can put down your information and sign up to have that when you leave. Well, there's a bar out there. Look for Yep. A table or something with a piece of paper. I'll be standing there. We'll get your information. When you sign, when you put your information down, please make sure you print immediately.

33:37 Mhmm. We have to then send it. We do this all the time. Our inability to deliver is all predicated on how quickly you wrote your email address. Yeah.

Speaker 1

33:49 Sir? Yes, sir. Your last line at the Town Council Planning Commission is all set. What is your end state? The expected end state timeline. Great question. 80%, you know, 50%.

Speaker 3

34:02 Great question. The question is timeline. If the Town Council approves the overlay, how long will this take?

34:15 Any estimates? I have mine, but

35:04 So as I mentioned, this is my job. And I'll give you a little bit more direct answer if that's okay. This doesn't happen fast.

35:17 It takes us after we do approval by a governing body, it can take us anywhere from a year to two years to get plans approved. Then we have to do the infrastructure work. We have to put in a road. We have to put in a sidewalk. This is any project in anywhere in Virginia what we have to do. That takes another year to two years. While we're putting in some of that infrastructure, housing can come up. How fast the housing comes up depends on the market.

35:52 What's the demand? I think there are a lot of people in this room that knows the market a lot better than I do, but it's gonna take a while. You have something that's very rare in my industry, a landowner with patience, a landowner willing to invest in the community. We can have conversations conversations as to whether it's the right vision. Totally fair. But most of the projects we're working on, people are moving pretty quick to get through a project because they have a bank on the backside.

36:33 Here, we have a long term landowner who is trying to vision something in the future.

36:42 Best I can do.

Speaker 4

36:44 Question. Sir? How will we handle sewer and water?

Speaker 3

36:48 Great questions. How will we handle sewer and water? May I take that real quick? Sewer and water. How are we gonna bring sewer and water to the project?

37:01 That's a problem. That's one of the reasons I'm not sitting here telling you I can put shovel in ground tomorrow and build this. As you know, probably, you would kill if we if we want sewer, we have to bring it from Kilmarnicht. If we want sewer, we have to provide it locally within our project using engineered systems. There are different options that we need to use. We don't know. We have to solve that within that period of time before anything is done.

37:39 Those are the those are the those are the items we have to fix or address before we can put that shovel in the ground. But the question is, to me, when it comes, when we can put sewer or water in, what do you want it to look like? I do a lot of traditional subdivisions. I think Terry called it cookie cutter. Mhmm. I don't think that's what you want. And this is an opportunity to put the control in place upfront and say, this is what we want our community to look at look like.

38:23 I call it Irvington 2.0. What do you want it to look like? And then when it comes, it has to fit that requirement. When the sewer and the water come, it has to fit that requirement. Hope I did the best I could.

39:04 So the question was, how many people from the community were a part of the visioning and the the planning. That's why we're here. I'm having this commute this meeting. I'm not sure, Gary or Julie can can correct me if I'm wrong, but, generally, in Virginia, we favor property property as they see fit. So part of the process when we come and ask to do something different with the property is to engage in the public and have a public dialogue dialogue and have a public process.

39:40 I would be out of a job if we could just snap our fingers and build what we want like we used to be able to. I'm not voting for that. But this is the process. This is the vision for the problem. This is this is what we're here

Speaker 4

39:59 to talk about. Has been contacted about this? Do they know what might be coming along down the line? Because, you know, we have a fire divorce system. Hey. We don't have a public. So I was just curious if Aqua has been notified or if you've talked to them.

Speaker 3

40:16 So the question is, has Aqua Virginia been notified about this project? Have we talked to them?

40:25 I am I am familiar with Aqua Virginia. I have projects and clients who contract with, and it's amazing how fast they know to start talking up, to start knocking on the door of landowners about behind their alarm. So I'll let Terry answer. I'm not a part of those conversations, but they are pretty good at knocking on doors. We've met with. Were.

41:00 I'm gonna start going back.

Speaker 1

41:04 Can you can you talk a

Speaker 4

41:05 little bit about the market analysis and about the timeline, how it is look, how it's

Speaker 5

41:10 connected with your plans?

Speaker 3

41:16 So I'm gonna answer you as best I can. I don't think you have a landowner who's like my typical client who's looking at the market analysis who has to take it to a bank and say, hey. I can sell. I need to sell within a certain amount of pace in order to get my money back. Again, this is step one for us in a process that's not our typical or what I'm used to in development. You have a landowner who's saying, I have a large piece of property that I wanna do something good with.

41:53 Let me get the control in place. Let's have that stained glass, and then we'll figure out how we're gonna develop the property within those controls. So we're going from that perspective. Sir?

Speaker 5

42:10 Talking about that control, you're talking about Irvington today relies heavily on the COP process. Every single change, every single building has to go through an individual approval step with public hearing everything. The controls you're talking about are this plan, right, allows a lot of lenient to the owner. It's basically a one time approval. Can you talk about ideas of governance? Like, how will the town be able to be involved after it has been approved once?

42:41 Because there is no more cut process. So talk to me about, like, the governance process of individual decisions overall.

Speaker 3

42:49 So the question is in the town, the characterization will tell me whether it's right or not. You can't do anything with your property unless you get a copy. Can't, I guess, build a new building. Right. And you have to go through the public process. And his point is, hey. It sounds like this property doesn't have to go through the cut process as we're doing building by building. Conditional use permit. Yep. That's true. That's what we're putting forward.

43:19 It's a dialogue with you. It's a dialogue with your planning commission. It's a dialogue with your board with your city Town Council. I don't know.

43:30 What I do know is I'm biased. I do this job because I think property owners should be able to do something with their property within a framework without having to go and ask for permission every time they do something. When you do development like this and you establish the controls up front, the world it doesn't end there. You still have this the site plan or subdivision controls that takes another twelve to twenty four months to get through. So there is more review and planning at the below the zoning level.

44:08 That, yes, we are asking to proceed without a conditional use permit for every single home.

44:42 Question is, can you sum the correct assumption that we have to do a development of this size in basis. You do. Market is going to drive how much of that you can develop at a time. And so I'm gonna ask Terry or Julian or John, you've given any thought to what your basis would be. So, again, I don't want you to take this as somebody saying, hey. I haven't thought this through. But it's somebody who's saying, let's put the controls in place first.

45:15 My normal clients would come in and say, here are the basis. Mister Geiger. This is all the steps we're gonna take. Can you get me the approvals that we need to achieve our goals? Here, the goal is, can we get controls in place, put it in place, and then we will develop and work our land up into it.

Speaker 4

45:35 This is phase one. This this process is phase one. Right?

Speaker 3

45:40 Yeah. It's another way to look at it is you when I hear when I hear phasing, one of the things that we will do is we'll put our plans in place, and then we will do 10 homes and then another 10. That's what I'm thinking in terms of

Speaker 4

45:55 what you mean by phasing. Why? I'm aware. It's just it's design and construction,

Speaker 3

46:32 And my niece said, there might be some realtors in the room? Yes. Yes. Yes. So that's our risk.

46:45 Nothing gets if there's no demand, if somebody's not gonna buy something, then you don't build it. We can put the zoning in place. We can ask for this overlay district, and nothing materializes. I'm standing in a vision. I'm not sure people thought that this vision that were you're sending in, I'm standing in, was gonna work. I'll tell you. I'll tell you. My first time coming here. I said, wow. Pretty darn cool. Maybe you like it. Maybe you don't.

47:33 Maybe you're not, like, don't like the vision that we're proposing. That's fine. But we think that with smart planning, instead of just having the market drive whatever the market wants, with smart planning and the smart zoning organs, we can control and make sure the outcome mirrors what Irvington looks like today. Because otherwise, you might see me in five years. Yeah.

Speaker 6

47:59 I'm gonna like what I'm bringing. Sir?

Speaker 4

48:03 If this is fully realized, how do you assess what

Speaker 3

48:12 Good question. So the question is how do we assess what impact these homes would have on local traffic patterns? That is done by VDOT. So we will go through a VDOT review. As you do these as you do this overlay, VDOT would have input. And then as you go through the plans process, VDOT would have input. As you within the town, the town owns the roads. The town will have its consultants look at it as well and make those determinations. As you can see, there was some thought already, some input going in already in terms of traffic control using the roundabout and using roundabout to get people in and out of the intersection in a more efficient and safe manner.

49:08 Sir? And then I'll go to glasses on top and then back to blue.

50:26 So the question is, have you thought about the number of cars that are generated, number of vehicles that are generated by the new homes? Sure. We have.

50:42 Any new home that gets built, whether it's in this project or anywhere, is gonna generate the same type of cars. They're not all gonna show up at once. They'll show up over time. And our roads are designed to handle a certain amount of capacity, and that is monitored by. And so as takes a look at things, they can decide are there improvements that need to be made in order to operate the world efficiently. The gentleman brought up that he was from Fredericksburg on Route 3.

51:15 If you've driven in Fredericksburg, driven along Route 3, I would ask that you consider whether that is what we're proposing.

51:27 Right. Right. We could have gone bigger, more housing, but that would not reflect the stained glass that Irvington is. Most of my clients would not take this approach. We would be coming in here talking about 6,000 square foot lots and just go whoosh. Let's go. House

52:12 And the gentleman is saying that they had two lane rooms and four lane rooms and six lane rooms, and they had 10,000, 20,000, 30,000 people coming. That's not Irvington. That is not what we want. We want to put the controls in place so that, again, if you will allow me, call it Irvington 2.0, mirrors Irvington the the historic Irvington design that did not come out of zoning. It just came out of natural smart development.

53:22 So the question is, will I think you said Hills Something

Speaker 2

53:29 Hills 0.25.

Speaker 3

53:29 Right. Yeah. An experience in Hills 0.25 is that when you come in and buy a house, you have to pick from a certain plan and a certain house look.

Speaker 6

53:37 And I use the same house plan.

Speaker 3

53:39 Over and over and over again. Yes. K. And then the question is, from that experience, are we going to do the same thing?

54:01 K. I got my answer. Julian said, look. At the end of the day, we're gonna have a good conversation with the town about what it's gonna be. K? Now my dear friend up there answered the best he could, but didn't answer your question. I just wanted to So I'm gonna try and answer your question. Yep. Yep. Right. Right. My friends up there my friends up there are not homebuilders.

Speaker 6

54:31 Mhmm. They are not But he has he wants to have a set. That's right. Mhmm. Right.

Speaker 3

54:39 What I do know is that I don't have homebuilders up there. I do have people who are civically minded and are interested in a vision. And we can control when I say we, Julie and Terry, they're create the lots. They create the horizontal construction. And when we do that, there might be people who may live in this quarter. I don't know. There's probably an association, homeowner association, that has an ARB, a control over what you can build. And so I would assume they would do the same thing here.

55:13 I I can't speak to that. I don't think that decision has been made. I I don't want to give you an answer that turns out to be false. And you're asking me, is there one contractor that will build it? I cannot give you that assurance. But I do wanna say they are not homebuilders who are looking to do the same house of the same house of the same house. I think you saw a slide up there that had pictures up there that were not the same. And so the mechanism by which they tell the homebuilder what to do is that association document, that architectural control, ensure in terms of what can be done.

55:55 And so that's the best answer I can give you.

56:09 Any insights on target market? Question is what are our target markets? I don't think we have been. Yeah. Again. You always you always have. Yeah. Over here. Yeah. I it was about where I was gonna go. Is I'm looking at a room that is pretty diverse from young to older. I don't know. I

Speaker 5

56:42 think I'm pushing down the average a lot. So

Speaker 3

56:48 This it's a it's a opportunity for anybody to buy a lot. It it is. It there might be some people here who own a house in Irvington as their second home. And then it could be the same thing here. Could be a business owner who who is one of the business owners that we attract to the commercial area. They may need a home. We may have employees who work for that biz that new business that needs a home. So at the end of the day, we're just looking for more opportunity to create and expand that downtown historic Irvington to provide more economic

58:03 So the question is, what if what if the Town Council doesn't approve this? What happens next? What if approve

Speaker 1

58:20 they

Speaker 3

58:21 it? Does it go into somebody else's hands? Yeah. It could. I think I think you have I think you have a landowner who's interested in seeing this out through the vision of what they have presented to you, but it's zoning. The zoning that's on your property runs to the next landowner. That's just the way it works. It's a property right that transfers with the property. And So I can't I'm I'm always scared of the what if because it's a way of a gotcha question.

58:59 But at the end of the day, I have to answer you honestly. Like, yeah. Like, that's when we sell if we create a lot, the zoning then transfers to the lot owner. If we create the zoning and we sell a business, some some land that goes to the business to a business owner, it goes to business owners. That's that's what that's what zoning is. That that's why we're here having the conversation.

59:30 The

59:35 property is currently zoned. It can be built. Terry showed you the slide. Terry, can you help me? It's R 2 R 1 today.

Speaker 2

59:46 Ours is all R 2.

Speaker 3

59:47 R 2? Two acre lots? Yeah. So we can do two acre lots. Just sit there and just go.

Speaker 6

59:56 I'm gonna I'm gonna pick up on something that I heard that might not be what I liked, so I'm gonna use it.

Speaker 3

1:00:02 I can just put the same house over again and say, now say, now now now I think at the end of the day, if we did it, we would be selling two acre lots, and people would then build their own house on it with with no

1:00:45 Julian and Terry, have you decided the question we're being asked is, have you decided that you will only sell a finished house on a lot, or will you give an opportunity opportunity to buy a lot, and then the homeowner builds the house from there, hires his own contractor? Has that been decided?

Speaker 1

1:01:05 It's not been decided.

Speaker 3

1:01:07 Not not been decided. It's an option. I can't again, just the forthright. You could you could they could all be sold that way, or we could sell all the lots to a home builder. But at the end of the day, what what you would have is anybody would have to create the homes within the constraints of the Overlay District, the zoning that's in place.

1:01:32 Saw some questions back here. Yes, sir.

1:02:12 So the the question the statement was that this may not be the ideal vision that everybody could get behind. Sounded like the place we're standing today may have had the same characterization. But the other question was, you know, what is the Renaissance group, and will they own the land long term?

Speaker 1

1:02:34 Own long term to the lease versus private ownership?

Speaker 3

1:02:38 Have you considered well, before let me let me try a stab at that because I I wanna make sure we refine the question the correct way. So anything that we create as a lot will then get sold. So all residential homes will get sold sold to a home buyer such that Renaissance no longer owns it. Oh, open space. Terry talked about open space, 30 to 40%. That goes into the homeowner association for the of which the block owners are members. I think I heard those quarter heads up homeowners association.

1:03:22 So so so they will then own that land. So then at that point, we're down to the commercial. Bear? That's my first time here. Do you

1:03:57 the company that's doing the visioning here, and then a different LLC owns the a different company owns the commercial land that we're talking about. And so in commercial world, that land generally stays within one ownership unless you decide, hey. Maybe you wanna get into a business and you wanna operate it there. And then you want to own the building that you're gonna build for your business and the land underneath, you as the business owner could own it.

1:04:39 Otherwise, it does become a you as the business owner are a tenant, and a landowner owns it. Long term? Yeah. Let's not let's be let's have a good conversation. Yeah. We trade and sell commercial property all the And so over time, that area could be sold to somebody else, but the zoning doesn't change. The controls are still there. They just move with the next person. Sir?

Speaker 4

1:05:25 Is coming in one way, moving out. I think that's something that needs to be addressed.

Speaker 3

1:05:30 Julian, Terry, John, question is, is it only one entrance, or can we get out to three via another direction?

Speaker 2

1:05:41 So 200, we got we got three and then one here.

Speaker 4

1:05:46 That's funny. There's one entrance going against the traffic.

Speaker 3

1:05:50 There more entrances that are being planned other than where the traffic circle is?

Speaker 2

1:05:54 Yeah. There's already another entrance at Irvington Farm Road, which is

Speaker 3

1:05:58 more Irvington Farm Road. Yeah. Alright.

1:06:05 I'm gonna work our way back up to the

Speaker 6

1:06:59 Alright.

Speaker 3

1:07:03 So the question is, you know, what is the what is the construction impact? Noise? How many vehicles will be out there?

1:08:03 So the gentleman also asked, you know, my expertise. You know, take that line. Can I give you one other thought to build on what John said? When I see these types of communities get built, I've gotta do two things upfront. I gotta put in my stormwater controls. Most of Irvington was constructed before stormwater loss. In 2012, we put in some very strict storm water loss that in 2024 fully kicked in. I'm sorry. 2022 fully kicked in, and anything you're developing after 2022 must fully comply with the storm water laws mandated by state of Virginia in compliance with the Chesapeake Bay Act.

1:08:50 So I gotta have some trucks out there to make sure I'm meeting my storm water loss. And then I have to have trucks out there for the road. Once I've taken care of that, my experience is they're not gonna develop all the property at once, but they will do it in phases. And then you'll have your trucks out there to do smaller sections. They'll then leave. We'll then sell. So those big trucks you were asking about will then leave. We will have smaller trucks come in to the trades.

1:09:21 The trades will then build the houses. They can operate in medium sized maintenance pickup trucks. And then once we're ready to do the next phase, those bigger trucks will come back, do the work, and then leave. That's the best answer I can give you.

Speaker 1

1:09:36 You're not earning flaggers? I'll retire. I'll leave you letters. Yeah.

Speaker 3

1:09:43 You we don't have specific rules that we have to follow when we have construction entrances. Something I get a lot is, hey. Like, you got trucks entering a road. Do you clean the mud off? Yes. We have to have wash stations and have construction entrance. You rip them off. You wash them down. And be not that's something that's required by a. Yes, sir.

Speaker 7

1:10:06 Has there been time to think about what might be required for traditional above ground utilities like electricity and Internet? Would that be would those be placed ahead of time as part of the infrastructure underground, or would they be above ground, or is it just yet to be decided?

Speaker 3

1:10:27 Question is, are utilities? So electric, cable, Internet, are they placed above ground or below ground? Did I get that right?

1:11:18 I'll come back. I promise I will walk backwards. I just I yes, sir.

Speaker 4

1:11:23 As a person on retired on a fixed

Speaker 3

1:12:39 So the question is, what are the impacts on existing emergency services? So, yeah, a house somebody who lives in a house may need emergency services, fire, ambulance, police. Yes. They will be more services needed because there are more homes there. Flip side, you're adding more taxpayers. So the taxpayers are then paying in and providing the, I will say, offsetting cost for those additional services, same way that the current residents provide revenue for those services.

1:13:24 And then then you you there are people who are much smarter in the town's budget than I am who could give you a much more specific answer.

1:14:05 Alright. So John just answered a little bit better than I did. So we people get more fire hydrants because Irvington was developed before we had a fire code. And so the fire code in Virginia requires a certain amount of fire hydrants, one every 500 feet,

1:14:33 insurance rate can go down as well. Yes, sir. And then go back.

1:15:05 So the comment is if we have an HOA as a part of Irvington two point o, if I call that, it will have two different governance. And because there's two different governance, it could be separate from or different from historic Irvington. We could develop without an HOA, But I just wanna let you know the way we view things is when I put it in h when we put an HOA into place, it create creates more control over how the land is used, and it's private governance.

1:15:44 And so we think that's a better outcome for Irvington Two Point O than what is currently in place. You can disagree, and that's fine. But you don't do it. If you're we still have to comply with the laws of Irvington. The Town Council still has governance. It's just we create a little organization underneath. And if you're a homeowner within that Irvington 2.0 and you wanna do something different, put in a fence, put in a screened in porch, you have to come and ask the ARB for permission.

1:16:19 There will be homeowner association dues. There will be a budget. Those those homeowners will levy a pay a levy into the HOA. And instead of Irvington maintaining the common area, the HOA will maintain. So it's it's it's just a little bit different way of thinking about it with more control exercise on the lot owners than currently within Irvington.

1:16:54 Yes. Yes.

1:16:59 We are creating a a subdivision, a separate community.

1:17:07 Best I can do for you, sir, is we can design it in that way. And what we've really tried to do is come up with lot sizes and a variety of lot sizes that match the historical development pattern so that as you come in and you see the development pattern, it looks familiar. But but when you get into the private governance, that'll be a different thing.

Speaker 2

1:17:32 K. And destroy it. I

Speaker 3

1:17:37 may not make be able to make you happy with my answers, but we that is not something we wanna do. I have one lady in the back who would like to ask a question. I'll come back up to you. Yes, ma'am.

1:18:48 Yep. So the question is, if we're gonna add a 150 new homes, where is the next grocery store? Next vet? Where's the next business to support them?

Speaker 6

1:19:00 A lot of vet, aren't they? Yep.

Speaker 3

1:19:04 So it's an putting more on this on Kilmarnock, Irvington kind of infrastructure in place. Correct? Yep. Yeah. I'm I'm not gonna getting it right. That's what happens.

1:19:37 So we have this conversation a lot. We would love to have businesses that build first and trust that the people and the consumers will come later. K? Unfortunately, that's just not how it works. We generally will build up residential, and then the next vet comes in because there's more demand than supply. And so the next vet comes. I am not going to pretend that I can bring you another grocery store with a 157 homes. You may want to know this. You may not tune me out.

1:20:23 But when you have these businesses come in, they look for income within the circle. It's a one mile radius, three mile radius, five mile radius. And they look to see how much income is there to support their business. They do have to pay the bank back for the building they just built. They do have to pay the landlord. And so when we start again, people don't like it when I share this, but when we start adding more concentrated growth within a particular area, it then makes it easier for businesses to say, I want to place a I wanna invest here too because I know I'm gonna get paid back.

1:21:04 And that's just that's why we come to you very often with residential first and then the commercial follows.

1:21:41 So you're saying if the zoning is placed on here, what would prevent a mobile home park from showing up? Okay. The zoning would because we would only be allowing single family detached homes. I apologize. I have not studied this portion of the Irvington zoning ordinance, but I'm going to make an assumption. There are people here in the room who are gonna tell me whether I'm right or wrong, but that mobile home is a different use category. And we are not allowing that use category.

1:22:34 Part of the feedback is we need to put in no mobile home, like, no problem. Have that make it have that honest conversation. And I'm the first to tell me, no mobile home. Yeah. It's a yeah. That's a good point. Sometimes people are concerned, hey.

1:22:56 I drive I was out in for the holiday weekend. And coming back, there's a business in in the state called Clayton Homes. They they do manufactured homes. They're not mobile homes. They're not on a trailer, but it's premanufactured. And people even don't want that. They're like, nope. Can't drop that. I can't stop that other than by the HOA saying you can't do a pre prefect. So that's to the gentleman's question about a secondary level of control that's below zoning.

1:23:25 We would do that through the HOA. We we

Speaker 6

1:25:43 because we love Irvington so much, and you've done so much good to the area. Like, you love what you do. This, though, is a little bit scary. And just the question, if this doesn't go through, if there is public resistance, if the Town Council doesn't approve it,

Speaker 3

1:26:48 basis. Yep. I think I think that's a a good I appreciate the comments and then the question. So I'm gonna go reverse.

Speaker 1

1:27:03 Sure.

Speaker 3

1:27:06 The Town Council says no. Conservation Eastman, sure can be done. The benefit goes to Julie and Terry in former tax credits. Your current current tax basis goes down because it's not worth anything anymore. You could try and do half of it in conservation, the other half being non conservation conservation of houses, like you said. Probably not gonna happen because the amount of development that would be required to put into place for just those few homes might not be more expensive than the lower number of homes.

1:27:48 Just being honest.

1:28:15 And they choose They've taken a risk to come here and say going to the dentist. We wanna do something different. And you agree with it, or you can't, or you don't have to. And if the answer is no, they'll do something else. Like, something will happen with the problem. Sewer. The comment was you're disappointed we haven't thought through it. I apologize if my answer made you think we hadn't thought through it. We have options, and I was trying to express that there are options.

1:28:49 And I want you to know nothing can happen on the we get the zoning in place. Nothing can can happen until we have a solution there. And so that would be something that we work through. Traffic calling. Around about one of the best ways to slow people down. I don't know if you guys are familiar. The Virginia Department of Transportation now loves them. So what's one way we will help with the new intersection control through Beyond? The roundabout provides that opportunity to slow vehicles down.

1:29:29 Yes. There will be more cars than today. 100%. The last thing I let's see. We talked about open space.

1:29:42 The picture up here, like, we do have yards. And so I I do think this is a fair representation of what you're gonna see. Most of what you're seeing here is that uniqueness. I'm using very long time sizes throughout the community in order to increase and decrease yards where between homes. And so you're actually seeing more of that green space than you would in a traditional subdivision. Subdivision. Lastly, the common area. Just know, yes, that the the language does allow us to do green space.

1:30:21 We want to do a lot of green space of grass, native veg native vegetation. But then we also can provide some amenities, like the clubhouse, the pool, and the garden in addition to that. It it doesn't all have to be improved.

Speaker 1

1:30:45 I would suggest that you take a little time and look at the Irvington Town comprehensive plan. They are actually trying to do things that make the town more livable and attractive, which means they'll bring more tourists. So although it may seem like there were too many tourists around last week, more tourists will come. The Lancaster County has developed their twenty thirty five plan. I was one of certain people who was a part of creating that twenty thirty five plan for Lancaster County.

1:31:28 Lancaster County understands that we have a maturing population. You'd be absolutely amazed at how many of our residents are well over 60. That's compounded by the fact that we don't keep most of our young people here after they graduate from high school. So for that reason, the county itself is in unison and they approved when was that, Jimmy, they approved that plan? Probably four years ago. Okay. They approved the plan to attract more young people who are first time home buyers.

1:32:10 They want to have more activities that increase tourism. And so all of this is going on around you, but the 2035 plan for the county is on the line, and you can look at it. It means that the county will continue to grow. And whether or not Terry and I do

1:33:51 here's those quarters. I really like those quarters or not. There's a time when it became a bit dormant. They have plenty of lots available, and it sat there. And it sat there. And then, fortunately, the right person came along and started the the right process so that it started to grow again. And the property values of those people in that in Hillsborough were protected

Speaker 3

1:36:38 So the question is, minimum one acres in the town today, are we proposing something different? Yes.

1:36:47 And is it still the town's position, or what's the town's current position? So, yeah, the any new build, the zoning ordinance, I think Terry, can we go to the slide where we have the current zoning?

Speaker 2

1:37:04 Yeah. The this slide shows you how many lots that are not even built on that are as small as an eighth of an acre. So, you know, if if it's already been subdivided, you can build on it. Yeah. As long as you meet the setback requirements that are also in place. Right.

Speaker 3

1:37:25 Just real quick, So what so a little nuance there. Again, I'm a I am I am I am trained as a lawyer. And so the if you own a property property that's less than one acre, subdivided valley, the government can't come in and say you can't build on it because you're not at one acre. That's called a taking. K? So regulatory taking. That's not allowed. So somebody can build on those valid lots. K? Now if they're saying we're not gonna allow you to create new lots smaller than one acre, 100%.

1:38:11 No problem. That's that's totally allowed. And what we're coming in and saying, hey. Would you mind reconsidering it? Would you mind considering this overlay district? Terry, can you go to slide where you had the average lot size?

1:38:31 So the average lot size, I think Terry mentioned, was about three quarters of an acre. So we are asking for an overlay that would allow us to go down a little bit on the average. So that is three quarters on the average. Yes. We have some

Speaker 8

1:38:47 that are smaller.

Speaker 3

1:38:48 You may not want them, but somebody who is in their twenties and wants to move back home could be an employee and live there. This is what the

1:39:30 saying, what can we do to create do do you does Irvington want one acre, one acre, one acre, one acre, one acre, acre, then I would love to do same house, same same house, same house. Or do

1:40:01 for a defined area, not all very, very specific defined area, we can create something that looks better. I'm gonna come forward. I will go blue and gold, and then to you. Aqua marine.

Speaker 6

1:40:21 So just so just to be clear, the village overlay plan is taking

Speaker 1

1:42:08 whether doesn't matter if you like it or not. You see this variance in all of the various houses. We're seeking to honestly approach this and very deliberately create the same duplication duplication on on those. Those and also create open space. This one is green space. The town of Irvington currently has point 6% green space. Our plan alone has 6%, not point six.

1:43:19 Pictures, but to say, what does it do really look like? Where is the house itself? And what does it really mean? And so what we're asking, yes, is different than what's in place. You're correct about that. But we're doing it for a particular reason. And what we want to do is give the Town Council the opportunity to set down the standard on top of that so that when we

Speaker 5

1:44:05 Yeah. I got a question. The commercial subdivide division only limit a floor that it's five acres, but there's no max. So, technically, this plan would allow you to build commercial on the whole land. Is there a specific reason that there's no max of commercial, or is that maybe an oversight?

Speaker 3

1:44:25 Oversight. If you would like us to add one, no problem.

Speaker 2

1:44:28 Can you repeat the

Speaker 3

1:44:29 question? There's the the the proposed overlay says you have to have a minimum five acres of commercial. And, generally and the question was, can you make it a 100% commercial? Technically, yes. You could. And then was, hey. Will you put in a max commercial area? Sure. If you want, if that's what you want, no problem. Generally, knowledge comes out. You know,

Speaker 8

1:45:11 I I personally, you know, both are are thankful that the land is in your hands, but we really like what you've done commercially. I like what I see, eventually, although I haven't seen you do residential. So that's really the only thing in the back of my mind that I'm, you know, concerned about. I wanna see what happens in step two. I think you've done a great job with step one because that's really all it is. It's step one. We're here to understand understand the conceptual plan and the layout, and it's got a long ways to go for sure.

1:45:42 I worked in real estate capital markets before I moved back home where I grew up here. Now I'm a business owner, and we have a home here as well. So I've seen, you know, all kinds of real estate developments that I financed all over the country, from particular an airport that turned into a mini city within Denver to small projects all over. And I don't think maybe some people just rightfully don't understand how lucky you are that this land is actually in their hands, and they're willing to to take on this vision.

1:46:12 Because I can guarantee you that this other other families, other businesses own this property in the past, and Orion or Doctor Horton or, you you name another large, you know, publicly traded homebuilder. They'd love to come in. There's been a quick buck, and that is not what we wanna see personally here. I don't own any in my backyard. I'd rather see the open space, the green space, just the aesthetics, the the tree lawns, the sidewalks. This is what makes a marathon in small towns, the ability to become more beautiful.

1:46:48 And and and the mirror image of of Irvington and the thoughtfulness of taking on the architecture that we already have existing and going ahead and, you know, and laying that out, extending it out to what we have and really becoming, you know, more just reading into the fabric of what is already here. That's it. It really is a once in lifetime opportunity, guys.

Speaker 3

1:47:10 I agree. Yeah.

Speaker 6

1:47:11 I completely agree with you. Yep.

Speaker 3

1:47:14 So the comment was, in case you didn't hear in the back, general support. Gentleman has been in the real estate industry, seeing landowners take a quick buck so that the big homeowner homebuilders come in and develop, and that's not the vision looking for. He's looking more for the rural field that this vision is trying to replicate using Irvington's existing development pattern as the basis. I'm gonna do one more. Yes, ma'am.

1:48:19 So the question is, will the new residents I'm gonna use the word destroy some of the infrastructure that's in place? Sounds like you are one of the wonderful volunteers that we see on the blue signs along the road that say, you're you're doing the cleanup along.

Speaker 6

1:48:36 Not up yet, but it's coming.

1:48:40 But it's coming. More residents I mean, we we pick up a lot of garbage for the last two years. And

Speaker 3

1:48:47 And I'm what we're gonna do. And I thank you. I think we all in this community, thank you for your volunteerism. And we we all should be volunteering in some way to better our community.

1:49:00 I just can't regulate. I don't think the Town Council can regulate human behavior. We have to live our lives in a way to provide a more positive way of living, rule following that others will hopefully follow. But there is a but within our in Irvington two point o, we will have that private governance aspect where if people aren't following the rules, there are liens and assessments that are then put on them in order to make sure that they follow the rules.

1:49:38 So we can we can influence it within, but human behavior exists outside.

Speaker 1

1:49:44 Just a commercial for the Compass team. Compass has been been cleaning the highways for the last, what, six and a half years on two. Wow. So we do know what you're doing. We appreciate it as well.

Speaker 3

1:50:03 Thank you, everyone.