HomeMy WebLinkAbout10/24/2006 - Regular
Roanoke County
Board of Supervisors
Agenda
October 24, 2006
Good afternoon and welcome to our meeting for October 24, 2006. Regular meetings
are held on the second Tuesday and the fourth Tuesday at 3:00 p.m. Public hearings
are held at 7:00 p.m. on the fourth Tuesday of each month. Deviations from this
schedule will be announced. The meetings are broadcast live on RVTV, Channel 3,
and will be rebroadcast on Thursdays at 7:00 p.m. and on Saturdays at 4:00 p.m. The
meetings are now closed-captioned. Individuals who require assistance or special
arrangements to participate in or attend Board of Supervisors meetings should contact
the Clerk to the Board at (540) 772-2005 at least 48 hours in advance.
A. OPENING CEREMONIES (3:00 p.m.)
1. Roll Call
2. Invocation:
Reverend Keith Beasley
Good Shepherd Lutheran Church
3. Pledge of Allegiance to the United States Flag
B. REQUESTS TO POSTPONE, ADD TO, OR CHANGE THE ORDER OF
AGENDA ITEMS
C. PROCLAMATIONS, RESOLUTIONS, RECOGNITIONS AND AWARDS
D. BRIEFINGS
E. NEW BUSINESS
1. Resolution adopting a Legislative Program for the 2007 Session of the
Virginia General Assembly and petitioning the General Assembly to favorably
consider the topics and issues addressed therein. (Paul M. Mahoney, County
Attorney)
1
2. Resolution granting a waiver to Integrity Windows under Section 13-23 of the
Roanoke County Code to the provision of the County's Noise Ordinance.
Article II. Noise of Chapter 13: Offenses - Miscellaneous to expedite
construction. (Jill Loope, Assistant Director of Economic Development)
F. REQUEST FOR PUBLIC HEARINGS AND FIRST READING OF REZONING
ORDINANCES - CONSENT AGENDA: Approval of these items does not
indicate support for, or judge the merits of, the requested zoning actions but
satisfies procedural requirements and schedules the Public Hearings which will
be held after recommendation by the Planning Commission.
1. First reading of an ordinance to obtain a special use permit to construct
townhouses on 1.264 acres at a maximum density of 9.5 dwelling units per
acre located near the intersection of Route 648 and Route 11, Hollins
Magisterial District, upon the petition of Chris McMurry.
G. FIRST READING OF ORDINANCES
H. SECOND READING OF ORDINANCES
I. APPOINTMENTS
1. Blue Ridge Behavioral Healthcare Board of Directors
2. Building Code Board of Adjustments and Appeals (Fire Code Board of
Appeals)
3. Economic Development Authority
4. Library Board (Appointed by District)
5. Roanoke County Planning Commission (Appointed by District)
6. Roanoke Valley Resource Authority
7. Western Virginia Regional Jail Authority
J. CONSENT AGENDA
ALL MATTERS LISTED UNDER THE CONSENT AGENDA ARE CONSIDERED
BY THE BOARD TO BE ROUTINE AND WILL BE ENACTED BY ONE
RESOLUTION IN THE FORM OR FORMS LISTED BELOW. IF DISCUSSION
IS DESIRED, THAT ITEM WILL BE REMOVED FROM THE CONSENT
AGENDA AND WILL BE CONSIDERED SEPARATELY.
2
1. Approval of minutes - October 10, 2006 (Joint Meeting) and October 10,
2006 (Regular Meeting)
2. Resolution authorizing the application, acceptance and appropriation of a
grant to the Fire and Rescue Department in the amount of $47,949.00 from
the Department of Homeland Security
3. Request to accept and appropriate $4,500.00 to the Fire and Rescue
Department from Carilion Hospital for the Cardiac 12-Lead ECG program
K. REQUESTS FOR WORK SESSIONS
L. REQUESTS FOR PUBLIC HEARINGS
M. CITIZENS' COMMENTS AND COMMUNICATIONS
N. REPORTS
1. General Fund Unappropriated Balance
2. Capital Reserves
3. Reserve for Board Contingency
4. Future Debt Payment Reserve
5. Accounts Paid - September 2006
6. Statement of expenditures and estimated and actual revenues for the month
ended September 30,2006
7. Public Safety Center Building Project Budget Report
8. Public Safety Center Building Project Change Order Report
9. Report of claims activity for the self-insurance program for the period ended
September 30,2006
10. Proclamations signed by the Chairman
O. CLOSED MEETING pursuant to the Code of Virginia Section 2.2-3711 A (1)
discussion of the appointment of specific public officers, namely appointments to
the Economic Development Authority; and Section 2.2-3711 A (5) discussion
concerning a prospective business or industry where no previous announcement
has been made of locating the prospective business or industry in Roanoke
County.
3
P. WORK SESSIONS (Training Room - 4th floor)
EVENING SESSION
Q. CERTIFICATION RESOLUTION
R. NEW BUSINESS
1. Request to adopt a resolution approving the decision of the Roanoke County
Planning Commission that the extension of public water and sewer to Explore
Park is substantially in accord with the Roanoke County Community Plan.
(Philip Thompson, Deputy Director of Planning)
S. PUBLIC HEARINGS AND SECOND READINGS OF ORDINANCES
1. Continued until December 19. 2006. at the reQuest of the petitioner.
Second reading of an ordinance to rezone 24.46 acres from R-1, Low Density
Residential, to R-3, Medium Density Multi-Family Residential, in order to
construct multi-family dwellings at a maximum density of 5.15 dwelling units
per acre located at 4800 Keagy Road, Windsor Hills Magisterial District, upon
the petition of Hidden Valley Villas, LLC.
2. Withdrawn at the reQuest of the petitioner. Second reading of an
ordinance to obtain a special use permit to operate a commercial indoor
sports and recreation facility on 1.53 acres located at 7525 Hitech Road,
Hollins Magisterial District, upon the petition of Laura Quarles.
3. Second reading of an ordinance to rezone 4.494 acres from R-1, Low Density
Residential, to C-2, General Commercial, in order to construct a retail sales
facility located at 3909 Challenger Avenue and 3911 Challenger Avenue,
Vinton Magisterial District, upon the petition of The Rebkee Company. (Philip
Thompson, Deputy Director of Planning)
4. Second reading of an ordinance to rezone 4.1,:!: acres from AR, Agricultural
Residential District, to C-2, General Commercial, and CVOD, Clearbrook
Village Overlay District, and to obtain a special use permit to operate a retail
sales establishment with gross floor area greater than 50,000 square feet,
garden center, and minor automobile repair facility on 41,:!: acres, located in
the 5200 block of Franklin Road, Stable Road, Clearbrook Lane, Singing Hills
Road, and Sunset Drive, Cave Spring Magisterial District, upon the petition of
Holrob Investments, LLC. (Philip Thompson, Deputy Director of Planning)
1. CITIZENS' COMMENTS AND COMMUNICATIONS
4
U. REPORTS AND INQUIRIES OF BOARD MEMBERS
1. Joseph P. McNamara
2. Joseph B. "Butch" Church
3. Michael W. Altizer
4. Richard C. Flora
5. Michael A. Wray
V. ADJOURNMENT TO SUNDAY, NOVEMBER 12 AT 1 :00 P.M. FOR THE
ANNUAL BOARD OF SUPERVISORS RETREAT, THE HOMESTEAD RESORT,
HOT SPRINGS, VIRGINIA.
5
ACTION NO.
ITEM NO. E- J
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA HELD AT THE ROANOKE COUNTY ADMINISTRATION CENTER
MEETING DATE:
October 24, 2006
AGENDA ITEM:
Resolution adopting a Legislative Program for the 2007
Session of the Virginia General Assembly, and petitioning
the General Assembly to favorably consider the topics and
issues addressed herein
SUBMITTED BY:
Paul M. Mahoney
County Attorney
COUNTY ADMINISTRATOR'S COMMENTS:
SUMMARY OF INFORMATION:
The Board has conducted work sessions on developing Roanoke County's Legislative
Program for the 2007 session of the Virginia General Assembly on June 27, 2006 and
October 10, 2006. Based upon the Board's discussions and comments, County staff
has developed a resolution for consideration and adoption by the Board of Supervisors.
STAFF RECOMMENDATION:
It is recommended that the Board favorably consider the adoption of the attached
resolution.
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA, HELD AT THE ROANOKE COUNTY ADMINISTRATION
CENTER ON TUESDAY, OCTOBER 24,2006
RESOLUTION ADOPTING A LEGISLATIVE PROGRAM FOR THE 2007
SESSION OF THE VIRGINIA GENERAL ASSEMBLY, AND
PETITIONING THE GENERAL ASSEMBLY TO FAVORABLY
CONSIDER THE TOPICS AND ISSUES ADDRESSED HEREIN
WHEREAS, the Board of Supervisors of Roanoke County, Virginia, has identified
major legislative issues of state-wide concern to be considered by the 2007 session of
the Virginia General Assembly; and
WHEREAS, the Board adopts this resolution as its Legislative Program for the
2007 session of the Virginia General Assembly.
NOW, THEREFORE, BE IT RESOLVED by the Board of Supervisors of Roanoke
County, Virginia, that the following legislative initiatives are submitted for its legislative
program for the 2007 session of the Virginia General Assembly for its favorable
consideration and adoption.
1. Law enforcement training academy.
a. Remove the moratorium on the creation of new independent
academies or provide a waiver for Roanoke County.
b. Amend S9.1-106 to allow the assessment of certain court fees to
support a training academy.
2. Explore Park: $300,000 for operating expenses, 2nd year of the biennium
3. Request the Governor to include start-up costs for Regional Jail in the
budget for the 2008 Session
4. Revise the Revenue Sharing Program so that:
a. To allow as many localities as possible to participate in the program
a "per locality" annual funding cap should be established. Unless
the General Assembly substantially increases the funding for this
program, no locality should receive more than $1 million;
b. Counties and their towns be allowed to combine their local match
dollars;
c. The General Assembly appropriate the full amount of $50 million for
this program; and
d. Any reductions in funding are allocated proportionally among all
jurisdictions participating in this program.
5. The General Assembly should fully fund its unfunded liabilities in the
Virginia Retirement System and that it restore VRS to an actuarially sound
status.
[I.
That the Clerk to the Board of Supervisors is directed to send an attested copy of
this resolution to Governor Timothy Kaine, Senator John S. Edwards, Senator Brandon
Bell, Delegate H. Morgan Griffith, Delegate Onzlee Ware, Delegate William Fralin;
Stephanie Moon, Acting Roanoke City Clerk; Members of the Roanoke City Council;
Forest Jones, Clerk for Salem City Council; Members of the Salem City Council; Clerk
for the Town of Vinton; Members of the Vinton Town Council and the Roanoke Valley-
Alleghany Regional Commission, and the Virginia Association of Counties.
2
ACTION NO.
ITEM NO.
1=.-<9
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA HELD AT THE ROANOKE COUNTY ADMINISTRATION CENTER
MEETING DATE:
October 24, 2006
AGENDA ITEM:
Resolution granting a waiver to Integrity Windows under
Section 13-23 of the Roanoke County Code to the provisions
of the County's Noise Ordinance. Article II. Noise of Chapter
13: Offenses - Miscellaneous to expedite construction
SUBMITTED BY:
Jill B. Loope
Assistant Director of Economic Development
APPROVED BY:
John M. Chambliss, Jr. dL
Assistant County Administrator / ·
COUNTY ADMINISTRATOR'S COMMENTS:
I?e.(!.d'In""~'/ ~l-/I"~" ~ ,4/e':J"(j~.rF tv. JI t~- ~..,/,.;:;..c/
SUMMARY OF INFORMA liON:
The County recently received the attached letter from the Avis Construction Company, Inc.,
the contractor for the Integrity Windows expansion, requesting a waiver of the noise
ordinance under Section 13-23 "Undue hardship waiver" for a two week period extending
from Monday, November 13, through Friday, November 27,2006.
As the letter explains, the construction entails 5 concrete pours running consecutively over
5 days. The waiver is being requested so that each pour can begin at 3:00 a.m., with a 6-7
hour placement and an additional 6-7 hours finishing time. This will allow for each section
to be poured in a 12-14 hour day. This timeframe is necessary due to the quality of the
floor tolerances and this schedule will assist with eliminating as many floor joints as
possible.
The concrete trucks will enter from Valley Gateway Boulevard and Integrity Drive to the
west side of the building through the ramped doorway. The pours will be entirely inside of
the building, and the backup alarms will be disconnected to eliminate any noise concerns
during the early morning hours. All parties involved understand the potential impact of this
request and are sensitive to the concerns of neighboring homes and businesses. It is
possible that the project can be completed in its entirety within one week, but the additional
week is being requested in case there are any schedule delays.
FISCAL IMPACT:
This request does not have any fiscal impact.
ALTERNATIVES:
None
STAFF RECOMMENDATION:
Staff recommends adoption of the attached resolution granting a waiver to Integrity
Windows under Section 13-23, noise ordinance, ofthe Roanoke County Code. Approval is
recommended due to the fact that the waiver is for a limited timeframe and the concrete
pours are contained to the inside of the building. Staff will continue to work with the
Integrity Windows management and their team of contractors and engineers to limit the
impact on surrounding neighbors to the extent possible. If this request is approved, staff
will notify citizens as we have with all other projects of this nature.
2
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA, HELD AT THE ROANOKE COUNTY ADMINISTRATION
CENTER ON TUESDAY, OCTOBER 24, 2006
RESOLUTION GRANTING A WAIVER UNDER SECTION 13-
23 OF THE ROANOKE COUNTY CODE TO THE
PROVISIONS OF THE COUNTY'S NOISE ORDINANCE,
ARTICLE II. NOISE OF CHAPTER 13: OFFENSES -
MISCELLANEOUS OF THE ROANOKE COUNTY CODE,
INTEGRITY WINDOWS AND DOORS
WHEREAS, Avis Construction Company, Inc., the general contractors for the
construction of a plant expansion for Integrity Windows and Doors on Integrity Drive in
Roanoke County, has requested a waiver ofthe County's noise ordinance as contemplated
under Sec. 13-23. Undue hardship waiver. to permit construction activity related to
pouring concrete for the floors for a plant expansion beginning on November 13, 2006 and
ending November 27,2006; and
WHEREAS, Section 13-23 of the Roanoke County Code establishes certain
standards for the Board of Supervisors to grant waivers from the provision of the Roanoke
County Noise Ordinance, Article 11. Noise of Chapter 13: Offenses - Miscellaneous to avoid
undue hardship upon consideration of certain factors set forth in subsection (b) of Sec. 13-
23 and after making certain alternative findings.
BE IT RESOLVED by the Board of Supervisors of the County of Roanoke, Virginia,
as follows:
1. In making its determination as to whether to grant the requested waiver to the Avis
Construction Company, Inc. from the County's noise ordinance, the Board of
Supervisors has considered the following factors:
1
a. The time of day the noise will occur and the duration of the noise: Beginning
not earlier than 3:00 a.m. on a Monday, November 13, 2006, for not more
than fifteen (15) days and ending not later than 11 :00 p.m. on November 27,
2006. No construction involving the pouring of concrete will occur on
Sunday. If any construction involving the pouring of concrete occurs on
Saturday, then that work shall be done only between the hours of 10:00 a.m.
and 10:00 p.m.;
b. Whether the noise is intermittent or continuous: The noise produced during
the process of the pouring the concrete floors is done in order to assure the
quality of the floor tolerances and this schedule will assist in eliminating as
many floor joints as possible. This pouring requires at 12 to 14 hour day in
order to allow the concrete to be poured at 3:00 a.m. with a 6-7 hour
placement and an additional 6-7 hour finishing time.
c. The extensiveness of the noise: Although, the noise may be extensive, the
placement operation will be completely inside the building roof and exterior
precast walls. The placement will take about six to seven hours with finishing
another six to seven hours. This schedule will allow for the feast amount of
inconvenience possible to complete this project.
d. The technical and economic feasibility of bringing the noise into conformance
with the noise ordinance: To achieve the desired tolerances, there are no
practical ways to pour the concrete floors other than the proposed 12 to 14
hour schedule;
2
e. Other matters related to the impact of the noise on the health, safety and
welfare of the community and the degree of hardship resulting from
enforcement of the ordinance: The concrete delivery trucks will be staged
along Valley Gateway Boulevard and Integrity Drive and not adjacent to the
residential area throughout the duration of the pouring of the floors. The
construction entails five concrete pours running consecutively over 5 days.
This request allows for any schedule delays.
f. The extent to which the noise is necessary and incidental to the commercial
and industrial use generating the sound: The noise to be generated by this
phase of construction of the Integrity facility is normal and expected for this
type of operation.
2. The Board of Supervisors makes the following finding: Compliance with the
provisions of the County's noise ordinance concerning the specific act of noise
disturbance by construction machinery or operations under subsection (1) of Sec.
13-21. Specific acts as noise disturbance. or under the provision of Sec. 13-20.
General prohibition. would produce serious economic hardship for Avis Construction
Company, Inc. without producing any substantial benefit to the public either living in
the area of this construction or generally.
3. That the provisions of Sec.13-21. Specific acts as noise, subsection (1) and Sec.
13-20. General prohibition. of Article II. NOISE of Chapter 13. OFFENSES -
MISCELLANEOUS be WAIVED for a period of Fifteen (15) days from November
13,2006 until November 27,2006.
3
4. This Waiver is granted specifically to Avis Construction Company, Inc. its officers,
employees and agents for construction related activities at the Integrity site located
on Valley Gateway Boulevard and Integrity Drive in Roanoke County, Virginia.
5. That this Waiver may only be extended upon written application and approval by the
Board of Supervisors.
6. That this Resolution shall be in full force and effect from its passage.
4
~VIS
CONSTRUCTION
COMPANY; INC.
VIRGINIA REGISTRATION NO. 16882, A
NORTH CAROLINA NO. 12320
WEST VIRGINIA NO. WV024974
October 13, 2006
Roanoke County Administrator
5204 Bernard Dr. S.W.
Roanoke, Va.
RE: Interior Slab Pours -Integrity Plant Expansion
Integrity Windows, Inc.
4050 Integrity Drive
Roanoke, Va. 24012
Attn: Mr. Elmer Hodge,
Dear Mr. Hodge
Avis Construction Company Inc., the general contractor of the above referenced project, are requesting a waiver to the Roanoke
County noise ordinance under Sec. 12-23 "Undue Hardship Waiver." The waiver is requested for a two week time period
beginning Monday, November 13, 2006 and ending Friday, November 27, 2006 for the placement of 177, 480 sq. ft. of 6"
interior concrete floor slabs. This will require 3,300 Cubic Yards of Steel Fiber Reinforced concrete to complete this process.
The fiber reinforced concrete is used in plants or wide bay building were a motorized laser screed can be used to place the
concrete to a closer tolerance for levelness and flatness as required for machine alignment and fork truck use in high bay
storage. The floor tolerances are best achieved by pouring in as large a section possible and eliminate as many pour to pour
joints as possible.
We are scheduled to begin the placement of these floor slabs on Monday, November 13, 2005 with earliest completion on
Friday, November 17, 2006. We have scheduled these pours to be done in five applications running consecutively for five days.
Without any problems with supplies or equipment, we will not need the additional week requested but are requesting the
additional time to off set any unforeseen occurrences that could delay anyone of the pours.
During this two week or less period, concrete delivery will start at 3:00 AM and enter the building from the west side thru the
ramped door way and would be totally inside the building shell. Backup alarms will be disconnected to lessen any unnecessary
noise that may be under our control. The placement operation will be completely inside the building roof and exterior precast
walls. The placement will take about six to seven hours with finishing another six to seven hours. This schedule will allow for the
least amount of inconvenience possible to complete this project and provide the owner with the best product and workmansh ip
that they expect.
Avis Construction will strive to minimize any annoyance to the neighbors with the utmost care and concern to reducing noise as
well as completing this in a timely manner. If additional questions or information is required, please do not hesitate to call.
Sincerely,
d<9pt J cFaJiJ
Vice President
Avis Construction Company, Inc.
P.O. BOX 11985
ROANOKE, VA 24022
PHONE (540) 982-3558
FAX (540) 982-2643
ACTION NO.
ITEM NO. F~ I
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA HELD AT THE ROANOKE COUNTY ADMINISTRATION CENTER
MEETING DATE:
October 24, 2006
AGENDA ITEM:
Requests for public hearing and first reading for rezoning
ordinances - consent agenda
SUBMITTED BY:
Philip Thompson
Deputy Director of Planning
APPROVED BY:
John M. Chambliss, Jr.
Assistant County Administrator /L
COUNTY ADMINISTRATOR'S COMMENTS:
BACKGROUND:
The first reading on these ordinances is accomplished by adoption of these ordinances in
the manner of consent agenda items. The adoption of these items does not imply approval
of the substantive content of the requested zoning actions; rather, approval satisfies the
procedural requirements of the County Charter and schedules the required public hearing
and second reading of these ordinances. The second reading and public hearing on these
ordinances is scheduled for November 14, 2006.
The titles of these ordinances are as follows:
1. The petition of Chris McMurry to obtain a special use permit to construct townhouses
on 1.264 acres at a maximum density of 9.5 dwelling units per acre located near the
intersection of Route 648 and Route 11, Hollins Magisterial District.
Maps are attached. More detailed information is available in the Clerk's Office.
STAFF RECOMMENDATION:
Staff recommends as follows:
1. That the Board approve and adopt the first reading of these rezoning ordinances for the
purpose of scheduling the second reading and public hearing for November 14, 2006.
1
2. That this section of the agenda be, and hereby is, approved and concurred in as to
each item separately set forth as Item(s) 1, and that the Clerk is authorized and
directed where required by law to set forth upon any of said items the separate vote
tabulation for any such item pursuant to this action.
2
County of Roanoke
Community Development
Planning & Zoning
For Staff Use 001
~ O(QO~:/) (p
Date received:
Received by:
5204 Bernard Drive
POBox 29800
Roanoke, VA 24018-0798
(540) 772-2068 FAX (540) 776-7155
Application fee:
ALL APPLICANTS
Check type of application filed (check all that apply)
o Rezoning GrSpecial Use 0 Variance 0 Waiver 0 Administrative Appeal 0 Comp Plan (J5J.-2Z32) Review
Applicants name/address wfzip
C H-;tJ -.;,. /vl9-_ fLL- U..{;/l..'j
?:o &<ok 2.S;D
D~L <V0i l...L-L VA zt.f 0 i 'l
Owner's name/address w/zip Ft-.o b j3.,j. b.<l-
CcI5c..1Ly~ '1 i[1i..J4~ j /l".....-..;t GQ...,.-~f' ~ l,.L.>
(.,.10 f-.!/,::J.>.?CkL S\,~-r I <:,ItLi^"'\\JA
Property Location.1 (.. Ii'\. . r /1 -i-i. .
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t:;;l.-f8 Th' l.Y"-~ -1. .
o /V ~ JU c,;>.I'l:-if\.... ~ S"z..- d....' t!
Tax Map No.: 07..:7. Off 1. ;; (... ,..... 2D ~ Z)
Phone:
Work:
CeJl #:
Fax No.:
Phone #: L'o-I[
Work:
2.'16') Fax No. #:
~1l...- &i I 7
9H - L-t '3 r-o
'}<l9- "J,?w':)
'''v..3''1 jy
YfC - ]t4 - ?v(,,~
>"1'.::> - J7<;-. '-".. 7 c.
')1..(0 . 3/:> - (,1;7':'>
Magisterial District:
HO/0.vS'
Community Planning area:
Size ofparcel(s): Acres: O. ~0 ':12. fk-
Existing Zoning: g - ~
E~stjng Land Use: rv'i-,?iU,M th./--"'ST--j f-.i.S (0. ",/uJ"r4 L
REZONING, SPECIAL USE PERMIT, WAIVER AND COMP PLAN (/5.2-1232) REVIEW APPLICANTS (RISfWICP)
Proposed Zoning: ,'\Fo C i-. -~""" 'J ~
Proposed Land Use: Yt/<.l-'.-..J H--p'us.L!>
';iL(.... 30--!Z.-J"l-{
Does the parcel meet the minimum lot area, width, and frontage requirements of the requested district?
Yes J No IF NO, A VARIANCE IS REQUIRED FIRST.
Does the parcel meet the minimum criteria for the requested Use TyPe? Yes No
IF NO, A VARIANCE IS REQUIRED FIRST
If rezoning request., are conditions being proffered with this request? Yes No
V AlUANCE, WAIYER AND ADMINTSTRA TIVE APPEAL APPliCANTS (V/W/AA)
VariancefWaiver of Section(s)
of the Roanoke County Zoning Ordinance in order to:
Appeal of Zoning Administrator's decision to
Appeal ofInterpretation ofSection(s): of the Roanoke County Zoning Ordinance
Appeal of Interpretation of Zoning Map to
Is the application complete? Please check if enclosed. APPLICATION WILL NOT BE ACCEPTED IF ANY OF THESE ITEMS
ARE MISSING OR INCOMPLETE.
RISIW/CP ViAA RJSIW/CP V/AA
~ Consultation ~ 8 112"" 11ft concept p
\if Application ./ Metes and bounds d
-J Justification v Water and sewer
I hereby certify that! am either the owner of the property er's let
of the owner.
RlSJW/CP VIM
~ Application fee
Proffers, if applicable
on . v. Adjoining property owners
contract purchaser and am acting with the knowledge and cohsent
Owner's Signature
2
I CONCEPT PLAN CHECKLIST
A concept plan of the proposed project must be submitted with the application. The concept plan shall graphically depict the
land use change, development or variance that is to be considered. Further, the plan shall address any potential land use or
design issues arising from the request In such cases involving rezonings, the applicant may proffer conditions to limit the future
use and development of the property and by so doing, correct any deficiencies that may not be manageable by County permitting
regulations.
The concept plan should not be confused with the site plan or plot plan that is required prior to the issuance of a building pennit.
Site plan and building pennit procedures ensure compliance with State and County development regulations and may require
changes to the initial concept plan. Unless limiting conditions are proffered and accepted in a rewnmg or imposed on a special
use pennit or variance, the concept plan may be altered to the extent permitted by the Wiling district and other regulations.
A concept plan is required with all rezoning., special use permit, waiver, community plan (15.2-2232) review and variance
applications. The plan should be prepared by a professional site planner. The level of detail may vary, depending on the nature
of the request. The County Planning Division staff may exempt some of the items or suggest the addition of extra items, but the
followin,g are considered minimum;
ALL APPLICANTS
v a. Applicant name and name of development
vb.
_/ c.
/d.
-../ e.
~f.
'--v-g.
.,/ h.
vi.
../'.
_ J.
Date, scale and north arrow
Lot size in acres or square feet and dimensions
Location, names of owners and Roanoke County tax map numbers of adjoining properties
Physical features such as ground cover, natural watercourses, floodplain. etc.
The zoning and land use of all adjacent properties
All propertylines"a."ldeasements .
All buildings, existing and proposed, and dimensions, floor area and heights
Location, widths and names of all existing or platted streets or other public ways within or adjacent to the development
Dimensions and locations of all driveways, parking spaces and loading spaces
Additional information requiredfor REZONrNG and SPECIAL USE PERMIT APPLICANTS
1. k.
../ L
/ m.
1 n.
j
.( p.
A q.
Existing utilities (water, sewer, storm drains) and connections at the site
Any driveways, entrances/exits, curb openings and crossovers
Topography map in a suitable scale and contour intervals
Approximate street grades and site distances at intersections
o. Locations of all adjacent fire hydrants
Any proffered conditions at the site and how they are addressed
Ifproject is to be phased, please show phase schedule
I certify that all items required in the checklist above are complete.
~ tvt=j
Signa of applicant
, - 7.."Z-- ll.'&V
Date
6
.JUSTIFICATION FOR REZONING, SPECIAL USE PERMIT WAIVER OR COMP PLAN (15.2-2232) REVIEW
REQUESTS
Applicant c.t+!U. S ,M'i.,'L\.0/ik'J
The Planning Commission wHl study rezoning, special use permit waiver or conununity plan (15.2-2232) review requests to
determine the need and justification for the change in terms of public health, safety, and general welfare. Please answer the
following questions as thorougWy as possible. Use additional space if necessary.
Please explain how the request furthers the purposes of the Roanoke County Ordinance as well as the purpose found at the
beginning of the applicable zoning district classification in the Zoning Ordinance. "
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Please explain how the project conforms to the genern1 guidelines and policies contained in the Roanoke County Community
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08/21/2005 13:11
5408531017
WVWA
PAGE 02/03
l1li WATER" AUTHoRiTY
August 21, 2006
ENGINEERING SERVICES
Robert Saba
Courtesy Investment Group. LLC
630 Roanoke street
Salem, VA 24153
Fax - 540-375-6570
Northeast
County
Residential
Re: Availability No. 06-273
Williamson Road
Tax Map Number(s): 027.08-02-20,00 & 027.08-02-21.00
Dear Mr. Saba:
Public water can be provided by an eight~jnch water main extension from the eight-Inch
water main in Williamson Road. The owner would be responsible for complete
installation of the water main and all associated appurtenances. The Applicant will be
required to record the public water easement and provide proof of recordation prior to
any service construction. The easement must be a minimum of twenty (20) feet in width,
if ~ is .not in .the right-of-way. ~ hydraulicanatysis.lJlust be submitted to the Authority
along with any plans for this subdivision,
The hydrant located at 8213 Reservoir Road has 8 static pressure of 50 psi, a residual of
15 psi and a flow of 821 GPM.
Sanitary sewer service will require an extension of the public sewer to a point adjacent to
all lots .of this subdivision from the sewer main located in Williamson Road,
approximately 150 feet to the northeast of the subject property. It is uncertain if this
extension would serve all portions of the subject property. Since the service elevation of
the proposed building is uncertain, you will be required to ensure that there Is a minimum
of two feet of fall from the building service elevation to the top of the sewer main. A
Sanitary Sewer Data Sheet will need to be submitted as part of the subdivision plans,
This sheet can be found on the DeveloperslEngineers page of the Western Virginia
Water Authority's website.
To proceed with service, please make payment at the Building Permit Office in the
Roanoke County Administration, Center at 5204 Bernard Drive. Make all checks payable
to "Roanoke County". Please take a copy of thrs letter when making payments at this
location.
Our Mission Is Clear
The: Coulter Building
540-853.1588.540-853.' 01" (fax). WIIJW.westernvawaW.~rg
'0Bi21/2006 13:11
5408531017
WVWA
PAGE 03/03
Availability Letter Number 06-273
Page 2 of 2
If you should have any questions or need additional clarification of the above
information, please call me at 853-1588.
Sincerely,
JVMljvm
Connection Cost Summary
Fees Valid Until January 1 2007
Description Water (3/4; Sewer (6"
Connection Fees By Developer By Developer
(Public Service Lines)
Maio Extension Fees By Developer By Developer
Availability Fees $3,600.00 $3,000.00
Meter Fees $250.00 N/A
Tap Fees Contact the Engineering Department when a tap letter is
needed for tying into the public lines
Pave~e:~t ~ep~ir Fees ".. "' ByOeveloper . ", - By Developer
Total Fees $3,850.00 per Town Home $3,000.00 per Town Home
State of Virginia
County of Botetourt to Wit
The foregoing instrument was ackn I d
\ owe ged before me this 2 Ill-' oj
flo 2~:?4- day of
J"i(T{.."p'Q ~ 2006 by
My commission expires:
ners
(2);vt-~ '1
Notary Pu~ ~
q - 2.-0- 2.- ao c.,
Date
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Community Development
Planning & Zoning Division
NOTICE TO ApPLICANTS FOR REZONING, SUBDIVISION WAIVER, PUBLIC STREET
WAIVER, OR SPECIAL USE PERMIT PETITION
PLANNING CO~vfJv.l]SSION ApPLICATION ACCEPTANCE PROCEDURE
The Roanoke County Planning Commission reserves the right to continue a Rezoning, Subdivision Waiver,
Public Street Waiver or Special Use Permit petition ifnew or additional information is presented at the public
hearing. If it is the opinion of the majority of the Planning Commissioners present at the scheduled public
hearing that sufficient time was not available for plarming staff and/or an outside referral agency to adequately
evaluate and provide written comments and suggestions on the new or additional information prior to the
scheduled public hearing then the Plarming Commission may vote to continue the petition. This continuance
shall allow sufficient time for all necessary reviewing parties to evaluate the new or additional information
and provide written comments and suggestions to be included in a written memorandum by planning staff to
the Plarming Commission. The Planning Commission shall consult with platming staff to determine if a
continuance may be warranted.
. POTENTIAL OF NEED FOR TRAFFIC ANALYSES AND/OR TRAFFIC IMPACT STUDY
The Roanoke County Planning Commission reserves the right to continue a Rezoning, Subdivision Waiver,
Public Street Waiver, or Special Use Permit petition if the County Traffic Engineer or staff from the Virginia
Department of Transportation requests further traffic analyses and/or a traffic impact study that would be
beneficial in making a land use decision (Note: a list of potential land uses and situations that would
necessitate further study is provided as part of this application package).
Ibis continuance shall allow sufficient time for all necessary reviewing parties to evaluate the required traffic
analyses and/or traffic impact study and to provide written comments and/or suggestions to the planning staff
and the Planning Commission. If a continuance is warranted, the applicant will be notified of the continuance
and the newly scheduled public hearing date.
Effective date: April 19, 2005
...
~Ag.A
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Name of Petition
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Roanoke County
Department of
Community Development
Applicants Name: Chris McMurry
Existing Zoning: R2
Proposed Zoning: R2
Tax Map Number: 027.08-02-20,21
Magisterial District: Hollins Area: 1.264 (0.892,0.372) Acres
26 September, 2006 Scale: 1"" 100'
-
Future Land' Use
_ eonse",ation
_ RiJ",1 P11lS""'1I
_ Rural Village
VIllage Cenler
DevelopmlHll
Neighbolhood Cooservalioo
_ r"msilion
_ Core
_ Principallnduslnal
Roanoke County
Department of
Community Development
-
Applicants Name: Chris McMurry
Existing Zoning: R2
Proposed Zoning: R2
Tax Map Number: 027.08-02-20,21
Magisterial District: Hollins Area: 1.264 (0.892, 0,372) Acres
26 September, 2006 Scale: ,. = 100'
ACTION NO.
ll-fl
ITEM NO.
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA HELD AT THE ROANOKE COUNTY ADMINISTRATION CENTER
MEETING DATE:
October 24, 2006
AGENDA ITEM:
Appointments to Committees, Commissions and Boards
SUBMITTED BY:
Diane S. Childers, CMC
Clerk to the Board
APPROVED BY:
Elmer C. Hodge
County Administrator
COUNTY ADMINISTRATOR'S COMMENTS:
SUMMARY OF INFORMATION:
1. Blue Ridge Behavioral Healthcare Board of Directors
The three-year terms of Dan O'Donnell and John M. Hudgins, Jr., member at large, will
expire on December 31, 2006. The member at large must be confirmed by Roanoke
County and the Cities of Roanoke and Salem.
Mr. S. James Sikkema, Executive Director of B[ue Ridge Behavioral Healthcare, has
recommended that Mr. O'Donnell be reappointed to serve an additional three-year
term. Mr. O'Donnell has been contacted and indicated that he would be willing to serve
an additional term.
2. Building Code Board of Adjustments and Appeals (Fire Code Board of Appeals)
The four-year term of Richard L. Williams will expire on October 24,2006; the four-year
term of Wilmore 1. Leffell will expire on December 12, 2006.
3. Economic Development Authority
The four-year terms of Craig W. Sharp and Allan Robinson, Jr. expired on September
26, 2006. A closed meeting has been scheduled to discuss these appointments.
4. Library Board (Appointed by District)
The four-year term of Phyllis C. Amos, Cave Spring Magisterial District, will expire on
December 31,2006.
5. Roanoke County Planning Commission (Appointed by District)
The four-year term of Steven Azar, Vinton Magisterial District, will expire on December
31,2006.
6. Roanoke Valley Resource Authority
The four-year term of Diane D. Hyatt will expire on December 31,2006.
7. Western Virginia Regional Jail Authority
The one-year terms of Joseph P. McNamara, elected representative; Richard C. Flora,
alternate elected representative; John M. Chambliss, administrative official; and Diane
D. Hyatt, alternate administrative official, will expire on December 31,2006.
2
SI-3
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA. HELD AT THE ROANOKE COUNTY ADMINISTRATION
CENTER ON TUESDAY, OCTOBER 24,2006
RESOLUTION APPROVING AND CONCURRING IN CERTAIN ITEMS SET
FORTH ON THE BOARD OF SUPERVISORS AGENDA FOR THIS DATE
DESIGNATED AS ITEM J - CONSENT AGENDA
BE IT RESOLVED by the Board of Supervisors of Roanoke County, Virginia, as
follows:
1. That the certain section of the agenda of the Board of Supervisors for October
24, 2006, designated as Item J - Consent Agenda be, and hereby is, approved and
concurred in as to each item separately set forth in said section designated Items 1
through 3, inclusive, as follows:
1. Approval of minutes - October 10, 2006 (Joint Meeting) and October 10, 2006
(Regular Meeting)
2. Resolution authorizing the application, acceptance and appropriation of a grant
to the Fire and Rescue Department in the amount of $47,949.00 from the
Department of Homeland Security
3. Request to accept and appropriate $4,500.00 to the Fire and Rescue
Department from Carilion Hospital for the Cardiac 12-Lead ECG program
2. That the Clerk to the Board is hereby authorized and directed where required by
law to set forth upon any of said items the separate vote tabulation for any such item
pursuant to this resolution.
1
ACTION NO.
,\ - L
ITEM NO.
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA HELD AT THE ROANOKE COUNTY ADMINISTRATION CENTER
MEETING DATE:
October 24, 2006
AGENDA ITEM:
Resolution authorizing the application, acceptance and
appropriation of a grant to the Fire and Rescue Department in
the amount of $47,949.00 from the Department of Homeland
Secu rity
SUBMITTED BY:
Richard E. Burch
Chief of Fire and Rescue
APPROVED BY:
John M. Chambliss, Jr. I!L
Assistant County Administrator
COUNTY ADMINISTRATOR'S COMMENTS:
I? f!-UIYJ '" l!n.~ ~'I',r/yo//,
SUMMARY OF INFORMATION:
Roanoke County has been awarded additional funds in the amount of $47,949.00
administered by Virginia Department of Emergency Management under the 2005 State
Homeland Security Grant Program. These funds are to assist in preparedness and to help
guard against acts of terrorism. The funds will be used to purchase technical rescue
equipment and gas detectors to more effectively respond to man made and natural
disasters. These Homeland Security funds are distributed through the Virginia Department
of Emergency Management to various county departments for specific equipment
designated in the grant guidelines. The expenditure of these funds will be administered
through the Fire and Rescue Department.
FISCAL IMPACT:
These funds do not require a county match in funding.
AL TERNA liVES:
None
STAFF RECOMMENDATION:
Staff recommends adoption of the attached resolution and authorizing that a certified copy
accompany the grant application for the grant award. Staff also recommends the
appropriation of the grant funds in the amount of $47,949.00 to the Fire and Rescue
Department for the administration of the grant.
"
L
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA, HELD AT THE ROANOKE COUNTY ADMINISTRATION
CENTER ON TUESDAY, OCTOBER 24, 2006
RESOLUTION DESIGNATING THE APPLICANTS AGENT, THE
ACCEPTANCE OF THE HOMELAND SECURITY GRANT AND
APPROPRIATION OF GRANT MONIES
BE IT RESOLVED by the Board of Supervisors of Roanoke County, Virginia, that
Elmer Hodge, County Administrator or his designee, is hereby authorized to execute for
and in behalf of the Roanoke County, a public entity established under the laws of the
State of Virginia, this application and to file it in the appropriate State Office for the
purpose of obtaining certain Federal financial assistance under the ODP, National
Domestic Preparedness Office Grant Program (s), administered by the Commonwealth
of Virginia.
That, Roanoke County, a public entity established under the laws of the
Commonwealth of Virginia, hereby authorizes its agent to provide to the Commonwealth
and to the Office of Justice Programs (OJP) for all matters pertaining to such Federal
financial assistance any and all information pertaining to these Grants as may be
requested.
FURTHER, the Board of Supervisors of Roanoke County authorizes the
acceptance of said grant monies in the amount of $47,949.00 and authorizes the
appropriation of said monies for the purposes authorized in the grant application.
1
ACTION NO.
ITEM NO.
J=3
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA HELD AT THE ROANOKE COUNTY ADMINISTRATION CENTER
MEETJNG DATE:
October 24, 2006
AGENDA ITEM:
Request to accept and appropriate $4,500.00 to the Fire and
Rescue Department from Ca.rilion Hospital for the Cardiac 12-
Lead ECG program
SUBMITTED BY:
Richard E. Burch, Jr.
Fire and Rescue Chief
APPROVED BY:
John M. Chambliss, Jr., t/L.
Assistant County Administrator /-
COUNTY ADMINISTRATOR'S COMMENTS:
I? e,,;~ "'l #I .:"..-/ ~I'r" r/"-'f,
SUMMARY OF INFORMATION:
Carilion Hospital Accredited Cardiac Center has awarded the Fire and Rescue Department
a one-time amount of $4,500.00 to help start a Cardiac 12-lead monitoring pilot program.
These funds will be utilized by Fire and Rescue Department for a portion of the start-up
cost to initiate this new life saving pre-hospital procedure.
FISCAL IMPACT:
The Fire and Rescue Department has already purchased two (2) 12-Lead Monitors to
initiate this program.
ALTERNATIVES:
The Fire and Rescue Department will fund the entire cost of initiating this pilot program.
STAFF RECOMMENDATION:
Staff recommends the acceptance and appropriation of the funds in the amount of
$4,500.00 into the Fire and Rescue Department's budget line item 487100-6040.
N-I
GENERAL FUND UNAPPROPRIATED BALANCE
COUNTY OF ROANOKE, VIRGINIA
Amount
% of General
Amount
Unaudited Balance at June 30, 2006
$13,281,742
8.08%
Balance at October 24, 2006
13,281,742
8.08%
Note: On December 21, 2004, the Board of Supervisors adopted a policy to maintain the General
Fund Unappropriated Balance for 2006-07 at a range of 8%-9% of General Fund Revenues
2006 - 2007 General Fund Revenue $164,315,790
8% of General Fund Revenues $13,145,263
9% of General Fund Revenues $14,788,421
Submitted By
Rebecca E. Owens
Director of Finance
Approved By
John M. Chambliss, Jr.
Assistant County Administrator
N-<9
COUNTY OF ROANOKE, VIRGINIA
CAPITAL RESERVES
Minor County Capital Reserve
(Projects not in the CIP, architectural/engineering services, and other one-time expenditures.)
Unaudited Balance at June 30, 2006
Amount
$5,834,217,50
Balance at October 24, 2006
$5,834,217.50
$5,000,000 of this reselVe is being used to upgrade Public Safety Radio System
Maior County Capital Reserve
(Projects in the CIP, debt payments to expedite projects identified in CIP, and land purchase opportunities.)
Unaudited Balance at June 30, 2006
$679,628.00
2006-07 Capital Improvements Program-New County Garage
(500,000.00)
Balance at October 24, 2006
$179,628.00
Submitted By Rebecca E. Owens
Director of Finance
Approved By John M. Chambliss, Jr.
Assistant County Administrator
RESERVE FOR BOARD CONTINGENCY
COUNTY OF ROANOKE, VIRGINIA
Unaudited Balance at June 30, 2006
From 2006-2007 Original Budget
July 11, 2006
Appropriation to hire County Gypsy Moth Program, Inc.
to serve as the Gypsy Moth Coordinator
July 11, 2006
Appropriation for Legislative Liaison
Balance at October 24, 2006
Submitted By Rebecca E. Owens
Director of Finance
Approved By John M. Chambliss, Jr.
Assistant County Administrator
N-3
Amount
$ 23,297.00
100,000.00
($10,000.00)
($18,000.00)
$ 95,297.00
FUTURE DEBT PAYMENT RESERVE
COUNTY OF ROANOKE, VIRGINIA
Unaudited Balance at June 30,2006
FY 2006-2007 Original budget appropriation
Less increase in debt service
Add Economic Development Dropoff
FY 2006-2007 Annual Capital Contribution
County
Schools
Balance at October 24,2006
2,000,000
(3,079,903)
811,000
600,000
600,000
Submitted By Rebecca E. Owens
Director of Finance
Approved By John M. Chambliss, Jr.
Assistant County Administrator
N-Y
$ 5,941,772
(268,903)
1,200,000
$ 6,872,869
ACTION NO.
b}-5
ITEM NO.
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA HELD AT THE ROANOKE COUNTY ADMINISTRATION CENTER
MEETING DATE:
October 24, 2006
AGENDA ITEM:
Accounts Paid-September 2006
SUBMITTED BY:
Rebecca E. Owens
Director of Finance
APPROVED BY:
John M. Chambliss, Jr.
Assistant County Administrator
COUNTY ADMINISTRATOR'S COMMENTS:
SUMMARY OF INFORMATION:
Direct Deposit Checks Total
Payments to Vendors $ $ $ 7,478,370.24
Payroll 09/08/06 951,928.14 114,488.11 1,066,416.25
Payroll 09/22/06 915,459.76 112,562.89 1,028,022.65
Manual Checks 3,238.30 3,238.30
Voids
Grand Total $ 9,576,047.44
A detailed listing of the payments is on file with the Clerk to the Board of Supervisors.
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PUBLIC SAFETY CENTER BUILDING PROJECT
BUDGET REPORT
COUNTY OF ROANOKE, VIRGINIA
Northrop~Grumman
Date Description Contract Amount Contingency
12/03/04 Opening Balance $ 26,030,769 $ 780,817
01/27/05 Change Order (001) 21,065 (21,065)
01/27/05 Change Order (002) . 53,835
01/28/05 Progress Payment #1 (1 ,456,157)
02/24/05 Progress Payment #2 (403,222)
03/24/05 Progress Payment #3 (375,678)
05/13/05 Progress Payment #4 (855,272)
06/10/05 Progress Payment #5 (401,210)
06/20/05 Change Order (003) - Establish Guaranteed
Maximum Price (51 ,387) 51,387
06/28/05 Change Order (004) - Foundation change 319,034 (319,034)
07/14/05 Progress Payment #6 (378,417)
07/27/05 Progress Payment #7 (445,669)
08/10105 Progress Payment #8 (759,513)
08/23/05 Change Order (005) - Sewer Line Replacement 124,407 (124,407)
1 0/05/05 Progress Payment #9 (774,442)
10/13/05 Change Order (006) - Convert Citations and
Warrants Databases no cost
1 0/20105 Progress Payment #10 (664,909)
12108/05 Progress Payment #11 (1,196,297)
Northrop-Grumman
Date Description Contract Amount Contingency
12/08/05 Change Order (007) - Minor Changes to Radio
Equipment no cost
12/08/05 Change Order (008) - Additional conduits for
redundant 911 feed no cost
12/08/05 Change Order (009) - Regrading slope from
road cut south side of Cove Road 3,737 (3,737)
12/08/05 Change Order (010) - Coordination of sewer
line with Glen Cove School water line no cost
12/28/05 Progress Payment #12 (1,130,054)
01/03/06 Change Order (011) - Refrigerated storage
for evidence storage 24,621 (24,621)
01/20106 Change Order (012) - Modifications to voice radio
transition plan (cost offset by E911 funds) 84,060
02/02/06 Progress Payment #13 (1,099,134)
03/09/06 Progress Payment #14 (1,164,468)
04/05/06 Progress Payment #15 (1,464,883)
04/18/06 Change Order (013) - Extension of 8" Fire
Service Line to rear property line no cost
04/20/06 Progress Payment #16 (1,671,792)
06/01/06 Progress Payment #17 (1,307,330)
06/15/06 Progress Payment #18 (1,902,683)
06/21/06 Change Order (014) - Modifications to IT
Carpet Squares, DAC ES Cards &
Console Upgrades 4,823 (4,823)
Northrop-Grumman
Date Description Contract Amount Contingency
06/21/06 Change Order (015) - Utility/Permit Allowance
for WVWA new Fire Hydrang Fee no cost
07/20106 Change Order (016) - Additional security features
and office space addition to Police
Evidence Storage area 31,723 (31,723)
07/20106 Change Order (017) - Addition of EIFS material
to roof screens for improved appearance
and additional electrical boxes in Police
Polygraph area 49,085 (49,085)
07/27106 Progress Payment #19 (1,592,012)
09/13/06 Change Order (018) - Increase in size and
structural support for Police records
section, addition of plumbing in Police
forensics section, deletion of transformer
structure and additional WAN links for
communications redundancy 8,090 (8,090)
09/28/06 Progress Payment #20 (1,110,618)
Balance at October 24,2006 $ 6,550,102 $ 245,619
* The funds to be used for change order #002 were taken from departmental E911 funds.
Submitted By,
Dan O'Donnell
Asst. County Administrator
Approved By,
Elmer Hodge
County Administrator
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ACTION NO,
ITEM NO. N- q
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA HELD AT THE ROANOKE COUNTY ADMINISTRATION CENTER
MEETING DATE:
October 24,2006
AGENDA ITEM:
Report of claims activity for the self-insurance program for the
period ended September 30, 2006
SUBMITTED BY:
Robert C. Jernigan
Risk Manager
APPROVED BY:
John M. Chambliss, Jr.
Assistant County Administrator
COUNTY ADMINISTRATOR'S COMMENTS:
SUMMARY OF INFORMATION:
In accordance with the self-insurance program, Ordinance 0-061494-6, Section 2-86.C,
attached is the fiscal year-to-date claims activity report including the first quarter that ended
September 30, 2006. Attachment A - Auto; Attachment 8 - General Liability.
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N-IO
DECLARING THE MONTH OF OCTOBER 2006, AS CRIME
PREVENTION MONTH IN THE COUNTY OF ROANOKE
WHEREAS, the vitality of Roanoke County depends on how safe we keep our homes,
neighborhoods, schools, workplaces, and communities; and
WHEREAS, crime and fear of crime destroy our trust in others and in institutions, threatening
the community's health, prosperity, and quality of life; and
WHEREAS, people of all ages must be made aware of what they can do to prevent
themselves, their families, neighbors, and co-workers from being harmed by
crime, violence, and drugs; and
WHEREAS, the personal injury, financial loss, and community deterioration resulting from
crime are intolerable, and require investment from the whole community; and
WHEREAS, crime prevention initiatives must include self-protection and security, but they
must go beyond these to promote collaborative efforts to make neighborhoods
safer for all ages and to develop positive opportunities for young people; and
WHEREAS, adults must invest time, resources, and policy support in effective prevention and
intervention strategies for youth, and teens must be engaged actively in driving
crime from their communities; and
WHEREAS, effective crime prevention programs excel because of partnerships among law
enforcement, other government agencies, civic groups, schools, faith
communities, businesses, and individuals as they help to nurture communal
responsibility and instill pride.
NOW, THEREFORE, WE, the Board of Supervisors of Roanoke County, Virginia, on behalf of
all of its citizens, do hereby proclaim the month of October 2006, as CRIME
PREVENTION MONTH in the County of Roanoke; and
FURTHER, the Board of Supervisors urges all citizens, government agencies, public and
private institutions, and businesses to invest in the power of prevention and
work together for the common good of all citizens and their safety.
~ S. CU:JwJJ
Diane S. Childers, Clerk
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Michael A. Wray, Chairm~
~E. "6ah. '~d/
Joseph B. "Butch" Church
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Richard C, Flora
N-IO
DECLARING THE MONTH OF NOVEMBER 2006 AS NATIONAL
ADOPTION MONTH IN THE COUNTY OF ROANOKE
WHEREAS, families can prOVide love and security for children and many children
wait for forever families; and
WHEREAS, children who need forever families may be young or young adults of
any heritage, and the children may have special needs; and
WHEREAS, adoption gives children a loving family in which to grow; and
WHEREAS, many families in the Roanoke Valley have chosen adoption as a way to
create or enlarge their families; and
WHEREAS, adoptive families in the Roanoke Valley are recognized and
congratulated for their commitment to children and to children's rights
to loving and secure homes; and
WHEREAS, National Adoption Day, which will be held on November 18, 2006, is
sponsored by a coalition of national partne~ to draw special attention to
foster children waiting for forever families and to celebrate all loving
families who adopt.
NOW THEREFORE, I, Michael A. Wray, Chairman of the Board of Supervisors of
Roanoke County, Virginia, do hereby proclaim and recognize the month
of November 2006 as NATIONAL ADOPTION MONTH in the County of
Roanoke; and
FURTHER, by this proclamation, I celebrate the important role adoption plays in
our society and call upon the citizens of Roanoke Cqpnty to observe
this month with appropriate programs and activities that honor
adoptive families.
~J,~
Diane S. Childers, CJerk
""\l\'~ \ a. 1....),-,,- '0
Michael A. Wray, Chairman
&~ ~
fV --I 0
DECLARING THE MONTH OF NOVEMBER 2006 AS NATIONAL
ADOPTION AWARENESS MONTH IN THE COUNTY OF ROANOKE
WHEREAS, every child deserves the opportunity to grow up in a loving, stable
family; and
WHEREAS, adoption is the goal for special needs children in foster care in the
Commonwealth of Virginia; and
WHEREAS, ABC Adoption Services, Inc., is working with adoptive families to help
promote and support domestic and international adoptions; and
WHEREAS, ABC Adoption Services, Inc., is holding their annual adoptive family
reunion on November 18, 2006, to celebrate National Adoption Day and to encourage
awareness of adoption.
NOW THEREFORE, We, Michael A. Wray, Chairman, and Michael W. Altizer,
Supervisor, on behalf of the Board of Supervisors of Roanoke County, Virginia, do hereby
proclaim and recognize the month of November 2006 as NATIONAL ADOPTION
AWARENESS MONTH in the County of Roanoke; and
FURTHER, we encourage citizens, community agencies, religious organizations,
and businesses to promote awareness of adoption as an option and focus attention on all
1
children who face an uncertain future while awaiting permanent families,
~S{.~
Diane S. Childers, Clerk
\,,\'~a., w
Michael A. Wray ~
Chairman
A ui4 '}{. Ou;-fv
Michael W. Altizer
Vinton Magisterial District
~ Ii eVy
Elmer C. Hodge
County Administrato'r
Q
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA, HELD AT THE ROANOKE COUNTY ADMINISTRATION CENTER
ON TUESDAY, OCTOBER 24,2006
RESOLUTION CERTIFYING THE CLOSED MEETING WAS HELD IN
CONFORMITY WITH THE CODE OF VIRGINIA
WHEREAS, the Board of Supervisors of Roanoke County, Virginia has convened a
closed meeting on this date pursuant to an affirmative recorded vote and in accordance
with the provisions of The Virginia Freedom of Information Act; and
WHEREAS, Section 2.2-3712 of the Code of Virginia requires a certification by the
Board of Supervisors of Roanoke County, Virginia, that such closed meeting was
conducted in conformity with Virginia law.
NOW, THEREFORE, BE IT RESOLVED, that the Board of Supervisors of Roanoke
County, Virginia, hereby certifies that, to the best of each members knowledge:
1. Only public business matters lawfully exempted from open meeting requirements
by Virginia law were discussed in the closed meeting which this certification resolution
applies, and
2. Only such public business matters as were identified in the motion convening the
closed meeting were heard, discussed or considered by the Board of Supervisors of
Roanoke County, Virginia.
ACTION NO.
ITEM NO. A-I
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA HELD AT THE ROANOKE COUNTY ADMINISTRATION CENTER
MEETING DATE:
October 24, 2006
AGENDA ITEM:
Request to adopt a resolution approving the decision of the
Roanoke County Planning Commission that the extension of
public water and sewer to Explore Park is substantially in
accord with the Roanoke County Community Plan
SUBMITTED BY:
Philip Thompson
Deputy Director of Planning
John M. Chambliss, Jr. ~
Assistant County Administrator .1-
APPROVED BY:
COUNTY ADMINISTRATOR'S COMMENTS:
I? e,';.fl"l 8l t:J"I../ a-/I't'"''''''''''f,
SUMMARY OF INFORMATION:
Over the past twenty years, the development of Explore Park has gone through several
revisions; however, the extension of public water and public sewer has always been part of
every plan. The timing and sequencing of the ultimate build-out at Explore Park is
dependent on the construction of water and sanitary sewer systems. Hotels, restaurants
and commercial recreation facilities need adequate water, waste water and fire
suppression systems. The extension of public water and public sewer to Explore Park
requires a review for conformance with the Community Plan per Section 15.2-2232 of the
Code of Virginia.
Virginia Living Histories (VLH) submitted an application for a conformance review with the
Community Plan for the extension of public water and public sewer to Explore Park. The
extension of public utilities would run along Rutrough Road from the City of Roanoke to its
terminus at Back Creek. An alternative route for the extension of public water would be
along the Slue Ridge Parkway and Roanoke River Parkway. On October 3, 2006, the
Planning Commission held a public hearing on this request. The Planning Commission
found that the extension of public water and public sewer to Explore Park was in
conformance with the County's Community Plan.
FISCAL IMPACT:
None
ALTERNATIVES:
1. Adopt the attached resolution accepting the recommendation of the Planning
Commission.
2. Do not adopt the resolution and reject the Planning Commission's recommendation.
STAFF RECOMMENDATION:
Staff recommends Alternative #1.
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA, HELD AT THE ROANOKE COUNTY ADMINISTRATION
CENTER ON TUESDAY, OCTOBER 24,2006
RESOLUTION APPROVING THE DECISION OF THE
ROANOKE COUNTY PLANNING COMMISSION THAT THE
EXTENSION OF PUBLIC WATER AND SEWER TO
EXPLORE PARK IS SUBSTANTIALLY IN ACCORD WITH
THE ROANOKE COUNTY COMMUNITY PLAN
WHEREAS, on August 25, 2006, Virginia Living Histories, Inc. and the Western
Virginia Water Authority filed an application with Roanoke County seeking a review of
proposed water and sanitary sewer line extensions to Explore Park for consistency with
Roanoke County's adopted Community Plan in accordance with Section 15.2-2232 of
the Code of Virginia; and
WHEREAS, the Roanoke County Planning Commission held a public hearing on
this application on October 3, 2006, and it determined that the proposed water and
sanitary sewer line extensions to Explore Park were consistent with the adopted
Comprehensive Plan; and
WHEREAS, this matter was referred to the Board of Supervisors for its review
and approval.
NOW, THEREFORE, BE IT RESOLVED by the Board of Supervisors of Roanoke
County, as follows:
1. That the Board finds that public water and sanitary sewer systems are
planned for and needed for the future development of Explore Park.
2. That the Board finds that the extension of public water and sanitary sewer
lines will follow one of two alternate routes as shown on the attached Water Routing
Map and Sewer Routing Map.
3. That the Board approves the decision of the Roanoke County Planning
Commission that the extension of public water and sanitary sewer lines to Explore is
substantially in accord with the adopted 2000 Roanoke County Community Plan.
2
. '- - - " ,
8WAFFREPORT .
'-1
Petitioner:
Virginia Living Histories, Inc. with consent of the Western Virginia Water
Authority
Request:
Review the proposed water and sewer line extensions to Explore Park per
Section 15.2-2232 of the Code of Virginia for consistency with the adopted
Community Plan
Location:
Rutrough Road, Blue Ridge Parkway and Roanoke River Parkway
Magisterial District:
Vinton
1. PROJECT SUMMARY
Throughout its history, Explore Park has provided excellent visitor services in a unique outdoor
recreation setting. But the park operates under constrained finances, and needs to continue to
grow in order to thrive. The Virginia Recreation Facilities Authority (VRF A), through its lease
agreement with Virginia Living Histories (VLH), seized an opportunity to see the Park thrive.
VRFA and VLH requested that the County amend the EP, Explore Park District, in the Zoning
Ordinance. VLH also submitted an application to rezone the Explore Park property to the
amended EP District with new master plan and new proffered conditions. In December 2005, the
Board of Supervisors amended the EP District in the Zoning Ordinance and rezoned
approximately 774 acres to the amended EP District with a new master plan and new proffered '.
conditions. .
Public water and sanitary sewer systems are planned for and needed for the development of
Explore Park. Extensions of these systems to Explore Park will require review for conformance
with the Community Plan, per section 15.2-2232 of the Code of Virginia. Section 15.2-2232
states that"... no street or connection to an existing street, park or other public area, public
building or public structure, public utility facility or public service corporation facility other than
railroad facility, whether publicly or privately owned, shall be constructed, established or
authorized, unless and until the general location or approximate location, character, and extent
thereof has been submitted to and approved by the commission as being substantially in accord
with the adopted comprehensive plan or part thereof."
The extension of public water and public sewer lines will follow one of two routes (see attached
Water Routing Map and Sewer Routing Map).
Alternative #1
Water: Along Rutrough Road from the City of Roanoke to its terminus at Back Creek
(approximately 24,280 linear feet).
Sewer: Along Rutrough Road from the City of Roanoke to its terminus at Back Creek
(approximately 24,141 linear feet).
Alternative #2
Water: Along Blue Ridge Parkway from Fox Fire Subdivision to Roanoke River Parkway then
along Roanoke River Parkway from the Blue Ridge Parkway to its terminus in Explore Park
(approximately 11,554 linear feet).
1
Sewer: Along Rutrough Road from the City of Roanoke to its terminus at Back Creek
(approximately 24,141 linear feet).
The water and sewer lines would be sized between 8 and 12 inches, A sewer lift station would be
located at the end of Rutrough Road at Back Creek. Additional appurtenances may be required
as engineering work is completed on the detailed designs of these utility systems.
2. EXPLORE PARK - BACKGROUND
Explore Park has been in the development process for over twenty years. This section outlines the
background and history associated with the Explore Park project. From the original master plan to
the latest rezoning, the extension of public water and sewer lines has been a constant requirement
of this project.
1987 Master Plan
The 1987 Explore Park Master Plan was the result of over two years of extensive public process to
identify a site for Explore, identify and mitigate community concerns and develop the plan. The
Master Plan described a development including the Blue Ridge Traveler's Village and Welcome
Center, Ridgeline Resort, University Research Campus, Historic Farm, American Indian Park,
Blue Ridge Town, and American Wilderness Park. This original Explore Park concept was an
ambitious commercial park endeavor, and included lodging, conference centers, restaurants,
museums, visitors' center, park operations facilities, and the extension of public water and sewer
lines.
.. . .
'''1991 - Exolore Park rEP) District
In July 1991, the Roanoke County Board of Supervisors created a new zoning district, the Explore
Park (EP) District, in recognition of the unique nature and diversity of uses proposed for Explore
Park. The purpose of this district, as stated in Section 30-71-1 of the zoning ordinance, was to
ensure "that areas surrounding Explore Park are afforded any protections necessitated by the
Park's development and operation," and "ensure that public facilities and services are planned
and are adequate to ensure the safe and efficient operation of the Park with a minimum of impact
on the surrounding neighborhood and the larger community."
1991 - 456 Review
In July 1991, the Planning Commission reviewed the Explore Park Master Plan of 1987 to
consider the conformity of the Park with the 1985 Comprehensive Plan pursuant to Section 15.1-
456 (now Section 15.2-2232) of the Code of Virginia. While the Commission raised concerns
about the inconsistencies of retail, lodging, conference and similar elements of the Park as
potentially inconsistent with the objectives for areas in the Rural Preserve category, they
determined that the overall Explore Park concept and Master Plan were in substantial
conformity with the Comprehensive Plan.
1993 Rezoning
The Virginia Recreational Facilities Authority (VRF A) is a political subdivision of the
Commonwealth of Virginia, formed to own and operate Explore Park. In June, 1993, on
application by the VRF A, the Roanoke County Board of Supervisors rezoned 767 acres to the EP
zoning district. The rezoning staff report offers a history of the planning process for Explore
Park, as well as a description of the application documents, The Explore Park master plan that
was approved in the 1993 rezoning was scaled back from the original 1987 master plan, and set
2
aside almost 2/3 of the park as natural areas, including a 300-foot perimeter buffer area. The 1993
rezoning indicated that public sewer and water would be extended to the site.
2004 Explore Park Master Plan Amendment
By the late 1990s, many of the feasible development sites outside the designated natural areas had
already been developed or were constrained. Realizing these constraints, and the need for future
space to plan and expand activities in the park, the VRF A voted in March 2004, to repeal their
natural areas resolution. Tn their resolution repealing the natural areas, the VRF A also requested
the Roanoke County Board of Supervisors to amend the Explore Park District zoning ordinance to
reflect the change. In June 2004, the Board of Supervisors amended the Explore Park master plan
to remove the natural areas overlay. That amendment carried over all of the other written and
graphic information from the 1993 rezoning request (which included the extension of public
sewer and water), and added a new proffer designating 75-foot, type E buffer yard and
landscaping where park development adjoins residential and civic land uses.
2005 - Lease of Explore Park Lands
In June 2005, the VRF A executed a fifty-year lease of Explore Park lands to Virginia Living
Histories, Tnc, (VLH). The lease allows VLH a three-year time frame to study the feasibility of
operating a family destination resort at the Explore Park. By June 2008, construction is expected
to commence, unless a mutually agreed upon extension is granted.
2005 - Revised EP District & Rezoninf!
The lease also includes a representation and warranty that "The Premises is currently not zoned to
permit the development of the Premises for the Tenant's intended use". Virginia Living Histories
reviewed the existing EP, Explore Park District and Explore Park Master Plan, and expressed that
a complete feasibility study could not be conducted unless amendments were made to these
regulations. As a result, the VRFA and VLH requested>that the County consider amending the
EP, Explore Park District, regulations in order for VLH to proceed with their feasibility study and
ultimate commencement of construction. Subsequent to the amendment of the code, VLH also
requested to rezone the Explore Park land to the new zoning district with new proffered
conditions.
In December 2005, the Board of Supervisors amended the EP zoning district in County's Zoning
Ordinance and approved VLH rezoning petition from EP, Explore Park District with existing
master plan and proffered conditions, to new EP, Explore Park District with new master plan and
proffered conditions. Throughout the rezoning process, it was clearly stated that the
extension of public water and sanitary sewer systems were planned for Explore Park.
3. EXISTING CONDITIONS
Zoning/Land Use
Adjoining properties to the proposed public water and sewer line extensions along Rutrough
Road are zoned AR (Agricultural/Residential), AG-3 (Agricultural/Rural Preserve), AG-1
(Agricultural/Rural Low Density), EP (Explore Park), and 1-2 (Industrial). The majority of
the AG-3 zoning along this route is controlled by the National Park Service. Most of the
parcels fronting Rutrough Road are smaller in size with some larger parcels. The majority
of the larger parcels are owned by the National Park Service, the Roanoke Valley Resource
Authority, and VRFANLH. The parcels along Rutrough Road currently contain scattered
single family homes, agricultural land uses and forested lands. Residential development
along this route would be limited based on the current agricultural zoning and its associated
3
development regulations dealing with lot size and road frontage requirements (see table
below).
Area Requirements Frontage Requirements
Zoning District No Utility One Utility Two Utilities No Utility One Utility Two Utilities
AG-3 3 acres 3 acres 3 acres 200 feet 200 feet 200 feet
AG-l 1.5 acres 1. 5 acres ].5 acres 150 feet 150 feet 150 feet
AR 1 acre 30,000 sf 20,000 sf 110 feet 11 0 feet 90 feet
The zoning along the Blue Ridge Parkway and the Roanoke River Parkway is AG-3, AG-I
and EP. The ownership of the properties along this route includes the National Park
Service, the Roanoke Valley Resource Authority, and VRFANLH. The parcels along this
route include the Parkway, the closed regional landfill and Explore Park. The development
potential along this route is limited due to the ovmership of the properties.
Utilities/Landfill
An existing public water system maintained by the Western Virginia Water Authority exists
in the Delaney Court area. Water lines are located along Ivyland Road, Huffman Lane, and
a small portion of Rutrough Road. This water system utilizes a public well for its source.
The Western Virginia Water Authority wants to connect this existing system to a public
water line due to future environmental regulations and maintenance concerns.
At Explore Park, an above-ground water tank supplies pressure for a small system of water
lines and fire hydrants. This system serves the developed area at the entrance to the Park.
In the historic area near the Roanoke'River, potable water is supplied by well and fire
suppression water is available' from th~ riyer. Two drip-irrigation systems have been
installed in the Park. All other waste water disposal is through conventional septic drain
fields.
The Roanoke Valley Resource Authority property is located along Rutrough Road and the
Roanoke River Parkway. The extension of public sewer lines to the closed regional landfill
would be beneficial by eliminating the need to haul leachate from the property.
National Park Service
The importance of continued cooperation and collaboration between the National Park
Service (NPS), Roanoke County and Virginia Living Histories cannot be understated. The
central theme of the relationship between NPS, VLH, and Roanoke County is that the Park
Service has, and will continue to have, a role in several key functions of Explore Park. The
Blue Ridge Parkway and Roanoke River Parkway provide visitor access to the Park, and
thus the Park Service has a stake in providing for visitor safety and enjoyment, plus
planning for future roadway needs. For extensions of public water and sanitary sewer to
Explore Park, any utility easement for crossing Parkway lands would require an
Environmental Assessment pursuant to the National Environmental Policy Act. The Park
Service has a financial and programming interest in the Parkway Visitor Center, and will
playa key role in deciding the location and design of any relocated facility. And, the Park
Service will have a role in mitigating impacts to their view areas and visitor experiences.
VLH proffered several issues to address parkway issues associated with its rezoning. Any
future development should mitigate any impacts on Parkway view areas and visitor
experience.
4
4. ROANOKE COUNTY COMMUNITY PLAN
The Roanoke County Community Plan is a general planning document that is subject to
interpretation. It is intended to guide future land use development in the County but is not fixed in
place. Projects will be consistent with certain provisions of the Plan, inconsistent with other
provisions, and some provisions of the Plan will not apply to certain projects. The Conununity
Plan is divided into different components including ThemesNision Statement/Goals/Objectives,
Future Land Use Guide, Community Planning Areas, and Implementation. These components are
discussed below relative to the conformity of the proposed project (extension of public water and
sewer) with its relationship to Explore Park. It is recognized that the extension of public water
and sewer is intricately linked to the development of Explore Park.
Themes/Vision Statements/Goals/Objectives
The proposed project meets the general conununity-wide themes of regionalism, sustainability,
scenic beauty, and quality of life. The proposed project also meets directly and/or indirectly
several of the vision statements - government relations, resource preservation, economic
development and tourism, and recreation and tourism (see attachment). The proposed project
conforms to several goals and/or objectives associated with Neighborhoods, Quality of Life,
Regionalism, Economic Development, and Parks & Recreation,
Future Land Uses & Revisions
The future land use designations along the proposed public water and sewer extensions are Rural
Village, Rural Preserve, and Conservation. Portions of Explore Park on the northeast side of the
Roanoke Rivef.-are designated Transition. The Rural Preserve areas are mostly undeveloped,
outlying,ar~as,":,~ Ihe's'e: rurai regions are generally stable an.d require a high degree of protection to,
preserve agricultural, forest, recreational and remote rural residential areas. Rural Village areas
are generally rural conununity and farming areas located in between intense suburban
development patterns and the Rural Preserve and Conservation areas. Parks and outdoor
recreational facilities are encouraged land use types in the Rural Preserve and Rural Village areas,
Conservation includes areas of environmental sensitivity, unique land characteristics, conservation
easements, and state and federal preserved lands. The Blue Ridge Parkway is designated
Conservation. The Transition designation encourages orderly development of highway frontage
parcels. This designation was applied to the areas near the Vinton Business Center, and Virginia
Mountain Country, and includes adjacent Explore Park land.
',;-~,._,~t. ~,i.' ,j,-,
Extension of public services through areas currently designated as rural would bring substantial
change to those rural areas. As stated in the rezoning staff report for VLH, "future revisions of the
Roanoke County Community Plan will need to take into consideration the effects of development
at Explore Park on the surrounding community,"
Mount Pleasant Community Planninf! Area
While minor changes were made to the Future Land Use Map in the Mount Pleasant Community
Planning Area in 2005, the majority of the background information for this area dates back to
1998. During the development of the 1998 Pian, the citizens of Mount Pleasant recognized the
need for future water and sewer service. In the Citizen Participation Process for the 1998
Community Plan, the top public facility issue for Mount Pleasant was that "water and sewer
service will be needed for future development in this area due to the soils and poor drainage."
Since the adoption of the 2005 Conununity Plan, several major projects have been approved in the
Mount Pleasant area. These include the Lester George rezoning to develop a golf course resort
5
and residential community, the revision of the Explore Park Zoning District, the VLHNRFA
rezoning of Explore Park to the new EP designation with new master plan and new proffered
conditions, and the Loblolly Mill, LLC rezoning to develop a residential community. The
Community Plan allows for amendments to the Plan if significant changes have occurred in the
condition of surrounding lands. Staff would recommend that the Planning Commission include in
its annual work plan the development of an updated plan for the Mount Pleasant Community
Planning Area. This Plan should be developed with considerable public input from the residents
of Mount Pleasant, and should direct appropriate types of growth, phased over the next twenty
years, while preserving the qualities and resources of the area.
5. CONCLUSIONS
Over the past twenty years, the development of Explore Park has gone through several revisions;
however, the extension of public water and sewer has always been part of every plan. The timing
and sequencing of the ultimate build-out at Explore Park is dependent on the construction of water
and sanitary sewer systems. Hotels, restaurants and commercial recreation facilities need adequate
water, waste water and fire suppression systems, The extension of public water and sewer does
conform to several themes, vision statements, goals and objectives ofthe Community Plan.
The extension of public services through areas currently designated as rural would not
significantly increase the development potential of existing properties zoned agriculturally, but it
would put additional pressures to change the zoning in these rural areas. The extension of public
utilities in addition to the approval of several major projects in the Mount Pleasant Community
.. .. Planning Area warrants the development of an updated area plan to balance appropriate growth
'C.'~ with the preservation ofthe qualities and resources that are important to the Mount Pleasant .
. residents.
CASENUMBER:
PRE.P ARED BY:
PC HEARING DATE:
BOS ACTION:
ATTACHMENTS:
21-12/2005
Philip Thompson
10/03/06
10/24/06
Application
Community Plan
Vision Statements
Planning Area Analysis - Mount Pleasant
1997 Community Plan Citizen Participation
Location Map
Water Routing Map
Sewer Routing Map
Aerial Photograph
Zoning Map
Future Land Use Map
6
ounty 0 oanol{c or taff se DIy
. Community Development Dnle rc;giii5- / 00 Received by: f'~
Planning & Zoning
, f
APPIi~/r fee: rC/BZA dale:
5204 Bemard Drive c-J .{\. OCt-. 3 zlX6
POBox 29800 ,
PI;)cnrds issued: BOS dute:
Roanoke, V A 24018-0798 Dcf.24 20)0
(540) 772-2068 FAX (540) 776-7155 Cuse Nu~~-I () l.onn ( 0
Al.L APPLICANTS (
Check type of application filed (check all that apply) ~Comp Plan (15.2-2232) Review
o Rezoning 0 Special Use o Variance o Wlliver o Administrative Appeal
Applicants name/address wlzip Phone: (3 14) 994-9070
Virginia Living Histories, Ine Work:
J J 70 I Bonnan Drive. Suite 315 Cell II:
Sl. L.ouis. MO 63146 Fax No : (314) 994.9912
Owner's name/address wlzip Phone #; (540) 853-5700
Western Virginia Water Authority Work:
60 I S Jefferson Street; Roanoke, V A 24011 Fax No #: _(540) 853-1600
Property L.oca!ion Magisterial District: Vinton
3900 Rutrough Road; Roanoke, V A 240 J 4
Community Planning area: Mount Pleasant
Tax Map No.: See Attached Existing Zoning: EP (Explore Park)
Size ofparcel(s): Acres: _77335 _.c.-.....-_...~,__ _._, ~Existing Land Use: 'Explore Park
REZONING, SPECIAL USE PEM/IT, WAIVER AND COMP PLAN (1S.2-:!:m) REVIEW APPLICANTS (RJSfW/CP)
Proposed Zoning: N/A
Proposed Land Use: Water & Sewer Line Extensions to Explore Park
Does the parcel meet (he minimum lot area, widlh, and liontage requirements of the requested district? till?
Yes U No CI IF NO, A VARIANCE IS REQUIRED FlRST. pllt
Does the parcel meet the minimum criteria for the requesfed Use Type? Yes rJ No 0
IF NO, A V ARJANCE IS REQUlRED FIRST ,vIA
Ifrezoning request, are conditions being proffered with this request? Yes 0 No Li
VARIANCE, W"UVER AND ADMINISTRATIVE APPEAL APPLICANTS (VIWIAA)
Variance/Waiver of Section(s) of the Roanoke County Zoning Ordinance in order to:
Appeal of Z.oning Administrator's decision to
Appeal of Interprelation of Section(s): of the Roanoke County Zoning Ordinance
Appeal of Interpretation or Zoning Map to
c
fR
F S
U 0 I
Pz--ow d r-~
Is the application complete? Please check ifenclosed APPLICATION WILL NOT DE ACCEPTED IF ANY OFTHESE ITEMS
ARE MISSING OR INCOMPLETE
RlS/W/cr VIr\A
rn Consult:lllon
ApplicaLion
Jusrilication
I hereby certify that I am eilher the owner of
of lhe owner
RlS/W/CP VIAA RlS/W/CP VlAA
8 1/2" x II" concept plan ~ Application fee
Metes and bounds description PIoffers, if applicable
cI sewer application Adjoining pIoperlY owners
,'s age t 01 contract purchaser and am acting with lhe knowledge and conscnt
Owner's Signature
2
JUSTIFICATION FOR COMMUNITY PLAN (15.2-2232) REVIEW REQUESTS
Applicants: Virginia Living Histories, Inc./Westem Virginia Water Authority
Please explain how the request furthers the purposes of the Roanoke County Ordinance as
well as the purpose found at the beginning of the applicable zoning district classification in
the Zoning Ordinance.
In December, 2005, Roanoke County updated its EP (Explore Park) zoning district and, upon
the application of Virginia Living Histories, Inc. ("VLH") and with the consent of the
Virginia Recreational Facilities Authority ("VFRA") rezoned the property commonly known
as Explore Park to that new district. The updated EP zoning district and the 2005 rezoning of
the property commonly known as Explore Park was intended to enhance Explore Park's
emergence as a family destination resort. The application filed by VLH noted that public
water and sewer extensions would be required. Thus, this request for the extension of water
and sewer service to serve Explore Park was contemplated when the ordinance revisions and
rezoning occurred and is in furtherance of the purposes of the EP zoning ordinance.
Please explain how the project conforms to the general guidelines and policies contained in
the Roanoke County Community Plan.
As noted in VLH's 2005 rezoning application, and as reinforced by the December, 2005
actions of the Board of Supervisors related to Explore Park, the Park represents a unique
opportunity to provide education, recreation as well as the commercial support services
associated with a family destination resort.
Please describe the impact(s) of the request on the property itself, the adjoining properties,
and the surrounding area, as well as the impacts on public services and facilities, including
water/sewer, roads, schools, parks/recreation and fire and rescue.
While Explore Park is currently served by well and septic systems, it was noted and
recognized during the 2005 rezoning and ordinance changes, that existing methods of
obtaining water and sewer are not adequate for Explore Park's development. Without public
water and sewer, Explore Park cannot become the family destination attraction envisioned by
the VRFA ,VLH, and Roanoke County. To limit impacts on adjoining properties, buffers
were provided between Explore Park and its neighbors, as more fully described in the
proffers associated with the 2005 rezoning.
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ALL APPLICANTS
a. Applicant _ and name of dcvclopml:ll
b. Dale, scale and n011l1 OITOW
Co Lot sin illa= Of square feet and dimcnsicru:
d. LDClJtion, nmncs of own en; ;md Roanoke CnWlty lAX D\llp tlumbt:s of Ddjoining propertic:s
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Vir 'nia Living 'stories, Inc..
app1il;ltlrt
President
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EXPLORE PARK PROPERTY LISTING
Tax Map No. Acreage
071.03-01-15.00-0000 18.78
071.03-01-10,00-0000 24.16
071.03-01-11.00-0000 3,75
080.00-01-35.00-0000 21.96
080.00-01-34.03-0000 0.07
080.00-01-34,02-0000 3.83
080.00-02-36.00-0000 0.30
080,00-02-35.00-0000 5
080.00-02-32.00-0000 8.67
080.00-02-33.00-0000 23
080.00-02-34.00-0000 13.86
071.00-01-03.00-0000 47.7
080.00-05-17.00-0000 13.95
080.00-05-24.00-0000 488.28
080.00-05-34.00-0000 1.75
080.00-05-31.00-0000 2.23
080.00-05-30.00-0000 1
080.00-05-32.00-0000 2.23
080.00-05-26.00-0000 10
080.00-05-27,00-0000 18.12
080.00-05-29.00-0000 22.66
071.00-01-12.00-0000 9
071.00-01-13.00-0000 33.05
CHAPTER 2
VISION STATEMENTS
INTRODUCTION
In 1995 the citizens of Roanoke County initiated a strategic planning process called visioning.
The purpose of this process was to build a vision for the future of Roanoke County that is based
on community consensus and reflects the community's values.
In March 1995 a thirteen-member citizen Steering Committee was formed to administer and
guide the vision process. The Steering Committee formed ten focus groups to discuss and prepare
recommendations on the following topics: Agriculture and Forestry, Economic Development,
Public Education, Teclmology, Resource Preservation, Transportation, Growth Management and
Planning, Government Relations, Recreation and Culture and Housing. These focus groups
involved over 200 citizen volunteers.
The focus groups met throughout the summer of 1995 and in the fall presented their
recommendations to the Steering Committee and Board of Supervisors. There were five key
issues, or principles of action, that emerged from the focus group reports. These issues cut across
the thinking that County citizens brought to the vision pr'ocessahctare as follows:
COMMUNITY-WIDE THEMES
1. Regionalism - The County must take the lead in finding new and innovative ways to look
beyond its political boundaries for solutions to the challenges of the next century.
2. Sustainability - Recognizing that our natural systems are vital to providing both economic
needs and quality oflife for all citizens, sustainable development has been incorporated into
County planning -- meeting the needs of the present generation without compromising the ability
of future generations to meet their own needs.
3. Community Identity - Roanoke County citizens identify very closely with their neighborhoods
and school districts. Efforts must be made to preserve the elements of community identity that
provide gathering places for the exchange of information and support.
4. Scenic Beauty - The mountains that surround the County provide a sense of place and are a
source of beauty, recreational activity and inspiration. Steps must be taken to develop sound
conservation policies for our dwindling farm lands, mountainsides and ridges, rivers and streams,
soil and air. These resources are considered by many to be our region's greatest asset.
5. Quality of Life - The citizens of Roanoke County recognize that there exists a fragile balance
between economic growth and prosperity and the preservation of a way of life that is cherished
by many. Proactive steps must be taken to manage growth in a positive way - to act
conservatively and with deliberation when making decisions that will affect our high quality of
Chapter 2: Vision Statements
life and that of our children's children.
In addition to these five broad community-wide themes each focus group developed a vision
statement that reflects their discussions about the future of Roanoke County.
VISION STATEMENTS
The following vision statements represent the work of the focus groups and are reprinted here
exactly as they were developed by each group.
Government Relations
1. In 2010, Roanoke County is one of a group of regional independent counties and cities,
that choose to practice - as an aggressive and proactive policy - broad based, regional
collaboration and cooperation in: 1) meeting the current day-to-day needs of the citizens
of Roanoke County, and 2) preparing for the challenges and opportunities of the future.
In these cooperative efforts, Roanoke County government leads the way, thereby ensuring
the prosperity and happiness of the citizens of Roanoke County.
Resource Preservation
I. In 2010, Roanoke County has iricorporated principles of sustainability into County
ordinances. These principles will maximize energy efficiency and minimize waste and
pollution. To assist with this effort, the County has adopted and enacted local
interpretations of the recommendations of the "Blueprint for Sustainable Development of
Virginia," while bolstering industry through a variety of incentives to adhere to these
standards.
2. In 2010, Roanoke County continues to support the educational efforts of Explore Park
and includes environmental education in the public school curriculum.
3. In 2010, Roanoke County has enacted ordinances and programs to preserve the integrity
of the surrounding mountains and open space. These include mountainside, ridgeline and
natural resource protection.
4. In 2010, Roanoke County has identified the area's diverse flora and faunal resources by
means of a comprehensive survey and makes use of this information in designating sites
to be protected as preserves, parks, greenways and other natural corridors connecting
critical habitats.
Chapter 2: Vision Statements
5. In 2010, Roanoke County has established tax incentives to encourage landowners to
dedicate their mountain land for scenic and conservation easements. This has been
supplemented by purchases of land by a Natural and Scenic Resources Foundation - a
local land trust.
6. In 2010, Roanoke County has participated in a regional effort to identify and protect
viewsheds along the Blue Ridge Parkway and the Appalachian Trail.
7. In 2010, Roanoke County has established sound growth management policies that
preserve the region's scenic assets and natural resources while allowing residential
development that includes open spaces, parks, cluster development and rural villages.
8. In 20 I 0, Roanoke County continues to recognize the economic and scenic value of its
fann lands and has actively participated in promoting the economic viability of the rural
lifestyle.
9.
In 2010, Roanoke County citizens exhibit a strong public and private sector commitment
to the preservation of Roanoke County's distinctive cultural heritage -- its historic
buildings and landscapes, archaeological sites and folk traditions. Recognizing that the
architectural and archaeological records of this valley lend character and identity to our
area, histQric preservation has become an important tool for economic development.
Thr~:J1~gh effort-sto identify heritage resources, through cultural heritage education in the
public schools and through cooperative efforts with other groups, the County has, over
the last 15 years, set the standard for a sound preservation ethic.
1 ~ t......
10. In 2010, Roanoke County has implemented the "Recommendations for Planning"
produced as a result of the architectural survey of 1991-1992. The County has also
initiated a similar archaeological survey.
II. In 2010, Roanoke County community libraries have established local archives which
house video and audio tape oral histories, copies of family trees, diaries, and pertinent
newspaper articles and books that document each community's unique history.
12. In 20 10, Roanoke County has mountain festival s, jamborees, fiddler conventions, story
telling festivals, and pow-wows that are used to preserve interest in and knowledge of
local folk traditions.
Housim!
I. In 20 10, Roanoke County has developed incentives and a sliding scale of fees to
encourage affordable housing. Housing costs have been addressed by controlling utility
connection fees, erosion control requirements and waste disposal options.
2. In 2010, Roanoke County has a diverse housing stock meeting the demands of current
and future residents. Dwellings are available in a range of prices, styles and designs to
accommodate students, single persons, the elderly and families. Alternatives to single
Chapter 2: Vision Statements
family ownership are being met by an adequate supply of apartments, duplexes, attached
housing, senior services and nursing homes for rent.
3. In 2010, Roanoke County has managed a healthy economic growth while protecting and
maintaining its natural resources. Through careful planning and orderly development, our
natural resources have been protected to ensure the quality of life for future generations.
Open spaces and greenways have been provided through the use of cluster development
and innovative site design concepts.
4. In 2010, Roanoke County has taken a leadership role in valleywide cooperative efforts to
hold the cost of public services to a relatively low level. Services have been extended, in
a planned and orderly manner, to meet housing demands.
Transportation
1.
In 2010, Roanoke County roads are well maintained. New roads are initiated and planned
in cooperation with VDOT and with a high level of citizen participation. Transportation
planning is carried out in conjunction with the County Comprehensive Plan. New roads
are designed to accommodate large vehicles and incorporate new technology wherever
possible. The design and construction of new roads are accomplished in an
environmentally sensitive manner, protecting natural resources and minimizing various
forms of-pollution.
2. ,In 2010, Roanoke County, Roanoke City and Salem City have encouraged the growth of
public transit throughout the Roanoke Valley. An active and successful public relations
campaign has resulted in increased ridership. Public transit is now a vital link in the
Valley's multi-modal transportation network.
3. In 2010, Roanoke County has incorporated the efficient movement of freight into the
overall transportation system design. The new Inland Port has given southwest Virginia's
industries a promising global connection.
4. In 2010, Roanoke County has incorporated the use of bicycle trails, pedestrian walkways
and greenways into the transportation network.
5, In 2010, Roanoke County has embarked on a multi-purpose light rail project. This
project serves as a valuable transportation and recreational facility for residents and
visitors alike,
Chapter 2: Vision Statements
Growth Mana2ement and Plannin2:
1. In 20 10, Roanoke County growth management provides for greenways and open space as
an integra] part of communities and individual lifestyles.
2. In 20 10, Roanoke County has addressed the impacts of strategies to provide for
sustainability within growth management.
3, In 2010, Roanoke County communities have small commercial nodes and business
opportunities that serve local areas. This strategy has encouraged and enabled citizens to
use alternative forms of transportation such as pedestrian corridors, bicycle paths and
public transit.
4. In 20] 0, Roanoke County allows flexibility, within a consistent framework of sustainable
development, to encourage community redevelopment, commercial development, infill
development and industrial revitalization while preserving neighborhood stability and
property values. This planning process is successful due to extensive community and
private sector involvement.
5. In 20 10, Roanoke County transportation planning is an integral part of growth
. management strategies. Following throughwith.a trend begun in ]995, Roanoke County
citizens have continued to be pro-active participants in the transportation planning.
process.
6. In 2010, Roanoke County growth management strategies and sustainability are guided
and measured by a system of benchmarks established with citizen input. This results in a
highly involved citizenry who are knowledgeable in planning principles, who proactively
participate in the planning process, and who believe they can influence the process.
A2:riculture and Forestry
I. In 2010, Roanoke County has taken action to identify and establish distinct rural areas
worthy of preservation that will balance the rights of property owners while protecting
the productive value of nuallands.
2. In 2010, Roanoke County has implemented policies to tax nualland on its specific value
for agriculture and/or forestry production.
3. In 2010, Roanoke County has taken action to reinforce the "right to farm" and there exists
a high level of mutual respect among farmers, non-fann owners and rural visitors of
individual property rights, responsibilities and privacy,
4. In 2010, Roanoke County has established markets for smal1- scale farm and forestry
products that support and sustain a viable rural land-based economy and robust fanners'
Chapter 2: Vision Statements
markets in the Valley.
5, In 2010, Roanoke County continues to value, protect and preserve the scenic vistas, water
resources and other important natural and cultural resources of the rural areas. There
continues to be strong recognition that these resources are critical components of the
quality of life of the region.
6. In 2010, Roanoke County has established and has been operating a level of public
services, particularly fire and rescue, to the rural areas that is appropriate and consistent
with the needs of an aging rural population.
7. In 2010, Roanoke County has established mechanisms so that rural residents are directly
represented, consulted, advised and involved in their local government.
Economic Development and Tourism
1, In 2010, Roanoke County has played a major role in developing the Roanoke Valley into
a center of industrial and commercial technology by adequatel y funding the Industrial
Development Authority, enabling them to acquire property and providing the
infrastructure to encourage economic growth.
$ ~-, '..... ,- ",',
2. . In 2010, Roanoke Coun1'jsnd,thesurrounding areas have become a natural playground
for visitors and residents. The local governments have provided the necessary
infrastructure to permit full usage and enjoyment of our scenic resources - both private
and public - such as a regional greenway system, pedestrian-friendly roads, campgrounds
and recreational vehicle parking areas. Strong incentives have been put into place to
encourage developers to include dedicated lands and connected green ways in all new
development proj ects.
3. In 2010, Roanoke County has taken the lead to preserve our most valuable natural asset,
the scenic environment and natural ridge lines ofthe mountains surrounding the Roanoke
Valley.
Chapter 2: Vision Statements
Recreation and Culture
1. In 2010, Roanoke County - through unique initiatives and as a result of reciprocal
arrangements and partnership efforts with neighboring local governments and private
entities- is nationally known as a preeminent East Coast recreational and cultural center
and is the major recreational and cultural center on the Blue Ridge Parkway. Awareness
of the County's unique and high-quality recreational and cultural programs is reflected in
large audiences, a high level of individual participation and volunteer activity, broad-
based financial support, a healthy citizenry and increased tourism.
Technology and Communications
1. In 2010, Roanoke County provides its citizens opportunities to interface with each other,
the capability to access local and global community services through the latest
communications technologies and encourages - through both public and private means -
the use of the latest technologies to enhance the quality of life in the Roanoke Valley.
2.
In 2010, Roanoke County encourages technological improvements/innovations in
manufacturing, power transmission, communications, commerce and transportation to
reserve and enhance the natural resources of the Roanoke Valley. Roanoke County
facilitates a managed technological environment that balances education, productivity,
social skills, health and the ecosystem.
. .'" ' -
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3. In 2010, Roanoke County affords its citizens opportunities - through technical schools,
extension programs, and a four-year college of higher learning - to obtain the
technological skills required to work and function in a rapidly changing world.
Public Education
1. In 2010, Roanoke County provides access to world-class educational services to all
citizens. The educational focus is to prepare learners for the work place and to develop in
them characteristics of responsible, productive members of society for whom learning is a
lifelong endeavor.
Chapter 7: Planning Area Analysis
MOUNT PLEASANT COMMUNITY PLANNING AREA
Community Values
The numerous historic sites and buildings in the community. These areas provide critical
links to the traditions of the locale and are important resources to the residents of the
community.
· The setting of the Village of Mount Pleasant provides a focal point for the entire
community.
The views of Windy Gap Mountain, Roanoke Mountain and Muarry's Knob are
important scenic vistas for the community.
· The rural lifestyle that exists in the Mount Pleasant area. This is reinforced by the
number of active farms in the community.
· Appreciation for quality development which respects the existing land uses and protects
the natural environment through mitigation measures such as buffering, screening,
preserving natural vegetation, and building design.
Key.Resources
· The course of Back Creek as it winds along the County boundary is an important feature
for the community and needs to be protected.
The mouth of Back Creek where it enters the Roanoke River has a pristine appearance,
It is referred to by the residents as "The Point."
· The old Brook Hill School building is an important asset for the community.
· The Blue Ridge Parkway provides a linear park across the community.
The public buildings and facilities in the Village of Mount Pleasant such as the school,
library, fire/rescue building and the park.
· Small-scale commercial services offered in the Village are valuable to the residents of the
community.
Explore Park provides a large natural preserve for the northern section of the community.
49
Chapter 7: Planning Area Analysis
General Policies
Natural Resources
· Develop plans and strategies to coordinate the Roanoke River Parkway, Explore Park,
Blue Ridge Parkway, and the County's Greenway Plan, such that important vistas and
sites are preserved as well as linking these sites to neighborhoods, schools, libraries, and
shopping areas.
· Prevent development from occurring in environmentally sensitive areas and provide
protection of these areas as part of the design of proposed developments.
· Recognize, respect, and work with private property owners in order to preserve the rural
lifestyle, open spaces and agricultural uses of land.
Land Use
· Ensure that as development occurs in the community there are adequate public facilities
existing or planned prior to approving the development request.
· Evaluate all the impacts of future utility extensions into the community. Public
involvement by the residents of the community should be part of this evaluation.
· Require that all developments use design principles that support and respect the rural
lifestyle that exists in the community.
· Prevent the traditional strip development patterns which have multiple access points,
large parking lots, bright lighting, and many architecturally unrelated buildings on the
site.
· Promote the development of additional commercial businesses and services within the
Village and develop an overlay design district for the Village area to enhance the sense of
community or place.
· Preserve the integrity of existing residential areas and prevent the insertion of
incompatible uses into these neighborhoods.
Public Facilities
· Locate all new public buildings and facilities within the Village to promote the sense of
place and to provide a focal point for the entire community.
50
Chapter 7: Planning Area Analysis
Provide for additional space in the school while maintaining the architectural integrity of
the existing building.
Support and fund the renovation/construction of a new emergency services building in
the Village of Mount Pleasant.
· Explore the possibility of expanding the existing park to include the parcel of land across
the street from the existing facility and the creation of a new park at "The Point."
· Fully develop and maintain the community park.
· Work closely with VDOT to program road improvements for commuters and local traffic
on the existing road network in the community.
· Develop a specific greenways/trails plan for this community as an alternative mode of
transportation for local residents.
Provide a fully functioning library for the community.
· Support the installation of dry hydrants throughout the community for increased fire
protection.
51
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Mount Pleasant Neighborhood Council
Appealing and Non-appealing Sites
Appealing
. Overall the Community is very nice.
. The uViltage of Mt. Pleasant" where the school, store, Lions Club, and the
churches are located is very nice.
. It is great to see that when the addition was made to the school that the
architecture of the building was maintained,
. On top of Mayfield Drive is a view of the village which is great.
. The homes in Periwinkle give the community a nice look.
. The Sterling development looks really nice.
. Out Bandy Road near Crowells Gap, down in a hollow is a historic log cabin
(Route. 677).
. There is a beautiful old tudor style home along Old Virginia Springs Road.
. The drive along Pitzer is really nice - beautiful farms and land. It is critical
that all the open farm land does not become developed.
. Windy Gap Mountain near the Franklin County line is really nice,
. The Blue Ridge Parkway is an asset to the community (especially if we had
access to it like at its intersection with Route 116),
. All the areas along Ferguson Valley Road are nice - a great drive.
. Brookfield looks nice. Those homes give our community a new look and
having only one access point is good. We don't want to see lots stripped off
along the main roads,
Non-appealing
. The old store near Rutrough and Randall Roads. It is boarded up and looks
really bad.
. The house foundation next to Mt. Pleasant school. Also, a lot of erosion
control problems.
. Sunnyvale and Ellington Streets are blocked off. It causes a problem to get
through the community.
. There are properties along Route 116 here in Mt. Pleasant where the people
have not kept up their property - junk piles and maintenance.
. Almost all of the area along Randall Road is junky.
. Mayfield and Route 116 is a traffic hazard, maybe a flashing light would help.
. Along Yellow Mountain Road, past Goodman prior to the trailer park, there is
a'burned out house, Looks bad.
. Along Fergunson Road is a house being built on an extensively filled lot.
There is no E & S measures and Back Creek is full of mud.
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. On Old Virginia Springs Road there is an old abandoned house sitting down
in a hole. It is unsafe - full of rats.
. 4500 Cowman Road there is an abandoned house. It looks rally bad.
. 4400 Goodman Road is another abandoned house.
. Scattered throughout the community are spots where there are many junk
cars, trash, junk piles, and unsightly signs that need to be cleaned up.
Existing zoning laws need to be enforced.
Community ldentifiers and Key Resources
Identifiers
. The Village Center of Mt. Pleasant - The school, store, garages, fire house,
park, and churches.
. The FAA Tower out at Windy Gap.
. Other churches in the Community,
. Old Brook Hill School.
Resources
.. The large farms and tracts of land justto the south and east of the Parkway.
. The Point at the end of Rutrough'Road, Where Back Creek and the river
meet. It would be a nice place for a park.
. Back Creek and the Roanoke River.
. Explore Park.
. Blue Ridge Parkway
. Small scale commercial services in the Village.
. The park area around the school.
. The Old Bandy House.
Key Parcels
. The large farms and tracts of land just to the south and east of the Parkway.
. The Bandy Tract along Yellow Mountain Road. It has water and sewer
already.
. A 90 acres tract north of the parkway and east of the Mt. Pleasant School.
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Mt. Pleasant Neighborhood Issues
The Top 3 Land use issues are:
1. Future development requests need to be
tied into the County's capital plans
to expand the infrastructure which
provides the services to these new
developments(7).
2. Water & sewer are needed but it will
bring development pressures(5).
3. I am afraid that if we have such a
relationship. that the County may
continue to turn down new development
plans, because there are no plans
to bring the infra~tructure up to meet the
existing needs. ...Therefore, you're in a
"catch 22" situation(3).
· A large portion of the "what's left map" is in Mt. Pleasant.
· There is a 90 acre tract zoned for commercial use off Pitzer Road. It just sold
recently. Do you know of any plans for the site?
· We need to also recognize that we are talking about the loss of people's
property rights.
· Va. Beach is buying people's development rights, We need to set up a
similar program instead of downzoning property(1).
. In 1985 the Community was very anti-growth.
. Density needs to be related to the availability of service in that area.
;:\tllil~1~)!{;~~;::f:l__gIIJF~It%1;t~1~~wl_m1I~J1:~~~~S;_%1.@J[:~t!~h~m~~ffii(
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1. Water and sewer service will be needed
for future development in this area due
to the soils and poor drainage; very wet
in some areas(29).
I
-
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,
1
,
The Top 3 Public Facilities issues are:
2. An addition to the school is needed for
class room space(24).
3. We need to replace the existing fire &
rescue department building. The current
building does not have any of the
following(23):
J. Sleeping quarters, currently you
have to sleep on the fire hoses in
the back of the truck.
. II. Showers
III. Kitchen
IV. Training rooms
V. Office facilities
Schools
. We need to establish a link between the capacity of the school and land use
decisions(S}.
. Better communication between the School Board and the Board of
Supervisors is needed(6).
. A 9 acre tract to the south of the school has just been acquired. This space
is supposed to be used for a park. Also, the well that serves the school is
located on this property.
· Many years ago, Roanoke City said NO, to extending water service to the
school.
. We need a school zone crossing with flashing lights on Route 116 as well as
on Ellington Street(8}.
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Parks
. There is no place for our children to skate, or ride bikes. They cannot ride on
the roads due to the traffic and speed traveled by motorists.
It A 9 acre site beside Mt. Pleasant School, would be a good place to make a
nature trail for children.
. The school needs to be connected to Explore by a trail.
. The existing park is overcrowded on the weekends. There are lots of
. non- County children coming to our park.
. We need a park facility like the one on Starkey Road for running, jogging,
and biking(16).
. Mayflower Hills wanted a Park. What is the status of that request?
. The Resource Authority is supposed to fund up to $100,000 for the
construction of a neighborhood park. After the park is developed, it is
supposed to be taken over by the County.
. Parks and recreation programs here are very overcrowded. Continued
growth will lead to limiting participation/service(S).
Transportation
. Route 116 has become a major road leading to Smith Mountain Lake.
. Traffic has increased greatly in our community due to the lake and growth.
Also, there are many commuters from Franklin County coming into Roanoke
via Route 116.
. Route 116 is a dangerous place to runfjog due to the traffic.
. Need an access point from Route 116 onto the Parkway(12).
. The County needs to develop a plan for Route 116, This will prevent the
community from becoming divided by those who live on one side of the road
as opposed to those who live on the other side of the road(3).
. There needs to be a bridge from this part of the County across the Roanoke
River to Vinton. Dick Cranwell promised that this would be done several
years ago, but it has not happened as of yet(1).
. To get to William Byrd you're forced to go with rush hour traffic(3).
. How much input does the County have with VDOT in regards to improving
roads?
. The Yellow Mountain Road improvements will open that area up. Bandy
Road needs the same type of improvements. A good travel surface is
needed most of all(14).
. Rutrough Road, in the curve sections, has an ice build up problem due to the
trees shading the road. This also occurs on Mt. Pleasant Blvd. These
problem spots need to be identified by the Community and then this
information given to VDOT so that they are aware of these locations(1).
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~llif.I_1:t~~:~*:~Wy,i~u;;J~ri~::~illlllqy._tAtiim:IJ~~i!1~1_ii;m1~W]B~j:ll&~
....-...:;:.~~)~WMi;~i[~{11t~WJ.0.f.tl~;~li.~BIm.Ra~j~]@f~'~f,;fli~~~I~l~gt.wilffi~rJ.1lil~jll!
Old Landfill
. What is the future of the old landfill?
. After the settling and gas extraction issues are resolved, the land IS
scheduled to become passive open space to be used for recreation.
State & Federal Lands
. If Explore Park fails, could it become a state park?
. What are the plans for coordinating Explore Park, the Roanoke River
Parkway, Blue Ridge Parkway, and the Valley's Greenway Plan?(3)
. By providing trails to these facilities (Blue Ridge Parkway, Roanoke River
Parkway, Explore, and Greenways) the quality of life in this community will be
improved.
· I see many people riding horses in this community; we need trails for horses
and people.
. There needs to be a restricted entrance to the Parkway near the fire station
for emergency equipment only. The only other access to the Parkway is from
Vinton or SW County.
Fire, Rescue, & Police
. 14 years ago there were about ADO calls per year. Now. we have' about 1000
calls per year.
. It is difficult to get new, young volunteers because of inadequate facilities.
. Water supply for fire suppression is poor in this part of the County. We need
to develop dry hydrants in this part of the County(2).
. This department is the County's Hazmat Unit.
. There are 14 pieces of equipment in a 4-bay building. Sometimes it IS
difficult getting to the equipment.
. We have excellent pOlice service(2).
. We have a very active Neighborhood Watch Program.
Library Services(?)
. We need a fully functioning, independent Iibrary(2).
. The library taxes the resources of the school.
. The hours of operation are a problem too.
. The library needs to offer access to the internet.
~~willl;~~;illl~I!lMI~$.lif:: ....""t";<":':i::":~tll_1I_~jljj:~tt.1j;~~i_~1\'qt~~fl_@lt;
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Water, Sewer & Drainage
. Our major drainage problems are caused by Roanoke City - when the
river floods.
The Top Resource issue is:
1. What are the plans for coordinating
Explore Park, the Roanoke River
Parkway, Blue Ridge Parkway, and the
Valley's Greenway Plan?(1)
Trails & Greenways
. By providing trails to these facilities (Roanoke River, Explore Park, Blue
Ridge Parkway, & Greenways) it will improve the quality of life in this
community.
. The school needs to be connected to Explore by a trail.
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Applicants Name: Virginia Living Histories, Inc
Existing Zoning: EP
Proposed Zoning: EP
Tax Map Number: 071.00-01-03,12,13; 071.03-01-10,11,15;
080. 00-01-34. 02,03; 080.00-01-35; 080.00-02-32,33,34,35,36;
080.00-05-17,24,26,27,29,30,31,32,34
Magisterial Dislrict: Vinton Area' 773.35 Acres 28 August, 2006 Scale: 1" = 1750'
Roanoke County
Department of
Community Development
~-\
PETITIONER: Hidden Valley Villas, LLC
CASE NUMBER: 29-10/2006
Planning Commission Hearing Date: December 5, 2006 (Continued
from October 3, 2006)
Board of Supervisors Hearing Date: December 19,2006 (Continued from October
24, 2006)
A. REQUEST
The petition of Hidden Valley Villas, LLC to rezone 24.46 acres from R-1,
Low Density Residential, to R-3, Medium Density Multi-Family Residential,
in order to construct multi-family dwellings at a maximum density of 5.15
dwelling units per acre, located at 4800 Keagy Road, Windsor Hills
Magisterial District.
B. CITIZEN COMMENTS
C. SUMMARY OF COMMISSION DISCUSSION
D. CONDITIONS
E. COMMISSION ACTION
F. DISSENTING PERSPECTIVE
G.
ATTACHMENTS:
_ Concept Plan _ Vicinity Map
_ Staff Report Other
Philip Thompson, Secretary
Roanoke County Planning Commission
GENTRY LOCKE
RAKES & M(])RE
At1crne~S:'1 Lilw
A l,miled li.bjliry Partnerlhip
lor~"I..,ilQiv.I: Sf
.",o~~] 91~O
Au.1 a:'c.e 6as 400' J
FiIIU.vr'\l:l5':'0,99~' '9400
W"cl.:.f "IIriU'....1 ].(.CUiooI3
October l8, 2006
",,",\'1 a'!i'''It',..aa~ t.llm
Oi.<<I Oii1l: (\40) 983-9312
mi~< J>",c@,cnll)'loctc.com
Via E-mail: tbeardliilroanokecountyva.20v
Mr. Tim Beard
Long Term Planner II
Roanoke County Planning & Zoning Department
Post Office Box 29800
Roanoke, Virginia 240] 8-0798
Dear Tim:
Hidden Vatley Villas, LLC, requests a continuance with respect to the consideration of its
application by the Planning Commission on November 7. We would appreciate being put On the
agenda for the regularly scheduled public hearing of the Planning Commission in December.
Thank you for your consideration.
Sincerely,
GENTRY LOCKE RAKES & MOORE, LLP
~/h
G Michael Pace Jr.
GMP:st
cc: MT James W. Thorpe
Mr. Michael A Littleton
Mr Viclor F. Poti, Sr.
ML Victor F. Potl, Jr.
Mike Morgan, II, PE
1289711120SJ942y J
s;-~
PETITIONER: Laura Quarles
CASE NUMBER: 27-10/2006
Planning Commission Hearing Date: November 7,2006 (Continued from October 3,
2006)
Board of Supervisors Hearing Date: November 14, 2006 (Continued from October 24,
2006)
A. REQU EST
The petition of Laura Quarles to obtain a Special Use Permit to operate a commercial
indoor sports and recreation facility on 1.53 acres, located at 7525 Hitech Road,
Hollins Magisterial District. (Withdrawn at the request of the petitioner)
B. CITIZEN COMMENTS
C. SUMMARY OF COMMISSION DISCUSSION
D. CONDITIONS
E. COMMISSION ACTION
F. DISSENTING PERSPECTIVE
G.
ATTACHMENTS:
_ Concept Plan _ Vicinity Map
_ Staff Report Other
Philip Thompson, Secretary
Roanoke County Planning Commission
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PETITIONER:
CASE NUMBER:
The Rebkee Company
25-10/2006
5:~3
Planning Commission Hearing Date: October 3,2006
Board of Supervisors Hearing Date: October 24, 2006
A. REQUEST
The petition of The Rebkee Company to rezone 4.494 acres from R-1, Low Density
Residential District, to C-2, General Commercial District, at 3909 and 3911 Challenger
Avenue in the Vinton Magisterial District in order to construct retail sales businesses including
a CVS Pharmacy with drive-through window.
B. CITIZEN COMMENTS
One citizen spoke in support of the project, citing increased tax revenue and commercial
growth along Challenger Avenue.
C. SUMMARY OF COMMISSION DISCUSSION
Mr. Joshua Gibson presented the staff report. Representatives of the petitioner addressed
questions from the Commission. Members of the Planning Commission posed questions to
the petitioner and staff concerning traffic, stormwater management, and signs.
Commissioners cited support for connectivity in commercial developments along Challenger
Avenue and for implementing the Core future land use designation.
D. CONDITIONS
None
E. COMMISSION ACTION(S)
Mr. Azar made a motion to favorably recommend approval of the rezoning request to the
Board of Supervisors. Motion passed 5-0.
F. DISSENTING PERSPECTIVE
None
G. ATTACHMENTS:
_ Concept Plan _ Vicinity Map
_ Staff Report Other
Philip Thompson, Secretary
Roanoke County Planning Commission
1
Petitioner:
The Rebkee Company
Request:
Rezone 4.494 acres from R-1, Low Density Residential District, to C-2, General
Commercial District
Location:
3909 Challenger Avenue & 3911 Challenger Avenue
Hollins
Magisterial District:
Proffered Conditions:
None
EXECUTIVE SUMMARY:
The Rebkee Company has submitted an application to rezone two parcels (totaling 4.494 acres) from R-
1, Low Density Residential District, to C-2, General Commercial District, at 3909 and 3911 Challenger
A venue in the Vinton Magisterial District The purpose of the rezoning is to construct retail sales
businesses, including a CVS Pharmacy with a drive-through. The proposed rezoning conforms to the
2005 Community Plan and its designation as a Core land use area. The continuation of the current use
(low-density single-family residential) is discouraged in the Community Plan. Rezoning this property
would allow a more suitable use of the property and would ideally allow the property to be developed in
conjunction with projects already slated for adjacent properties.
1. APPLICABLE REGULATIONS
Current zoning is R-1 Low Density Residential District. (R-I District Regulations attached)
Proposed development would be regulated by Sec. 30-54 (C-2 District Regulations Attached).
Virginia Department of Transportation (VDOT) commercial entrance permit will be required for
the proposed development.
Roanoke County site development review will be required.
2. ANALYSIS OF EXISTING CONDITIONS
Background
The petitioner wishes to have properties at 3909 and 3911 Challenger Avenue in the Vinton
Magisterial District rezoned from R-l to C-2. The purpose of this rezoning request is to allow
retail sales businesses including a CVS pharmacy with drive-through window. The total size of
the two parcels is 4.494 acres, and a single-family home currently exists on each of the properties.
These homes will be removed should the rezoning be approved.
Topography I Vegetation I Natural Features
The area to be rezoned varies in elevation from around 1030 feet above sea leyel to around 1070
feet. The topography is gently increasing in slope away from Challenger A venue. Slopes appear
to vary between 0% and around 15%. The majority of the property is open, with a limited
amount of wooded buffer along property lines to the north, south, and east
1
Surrounding Neighborhood
Properties adjacent to the proposed rezoning along Challenger Avenue are zoned C-2 General
Commercial District. One of these parcels currently contains a bank and another is undergoing
development with plans for a grocery store. Other land to the rear (in relation to Challenger
A venue) is zoned 1-1 Industrial District and is currently undeveloped. Nearby properties across
Challenger Avenue are zoned R-I Low Density Residential District, C-1 Office District, and C-2
General Commercial District (Zoning Map attached).
According to the 2005 Roanoke County Community Plan, the properties adjacent to the proposed
rezoning are designated Core and Principal Industrial (Future Land Use Map attached).
Properties across Challenger A venue from the proposed development are designated Transition.
Core areas are commercial, retail areas where suburban centers of high intensity urban
development are present or expected. The Principal Industrial designation applies to areas where
high technology industries and research and development firms are present or may develop.
Transition areas are corridors where current commercial strip development patterns exist or
where future development pressure is possible.
3. ANALYSIS OF PROPOSED DEVELOPMENT
Site Layout! Architecture
The applicant is proposing a 13,225 square foot building with a rear-situated drive-through
window. According to the conceptual plan, the building is situated near the boundary with
property recently rezoned by Kalm Development Corporation (Tax Map # 050.01-01-05.05-
0000). There appears to be room for an additional business or businesses on the remaining
property included in this petition. A 10' landscape buffer between the development and
Challenger A venue is shown on the conceptual plan submitted with the application. No details of
the conceptual plan have been proffered.
The 2005 Community Plan encourages developers to conserve any natural resource amenities on
site to the maximum practical extent, and staff recommends that signage be made consistent
and/or complimentary with that of adjoining commercial developments.
Access/Traffic Circulation
According to ITE Trip Generation Code 881 (Pharmacy/Drugstore with Drive-Through Window)
and the applicant, this development is expected to generate up to 996 trips per weekday with 50
trips during morning peak hour and 94 during afternoon peak hour.
Weekday Trip Generation (entire day) 996 Trips
AM Peak Hour 50 Trips
PM Peak Hour 94 Trips
Pass-By Trips 176 Trips
The conceptual plan submitted with the rezoning shows access from US-460 (Challenger
Avenue) directly across from West Ruritan Road. The southbound leg of the West Ruritan Road
intersection is proposed as the main entrance for the CVS Pharmacy traffic. On Challenger
Avenue, a right turn deceleration lane will be constructed on the east-bound lanes, and on the
west-bound lanes a left turn will be constructed at the crossover. Traffic in and out of the site
will be regulated by the existing traffic light at Challenger Avenue and West Ruritan Road.
2
VDOT has noted that the traffic volumes associated with this site were not incorporated with the
recent Traffic Impact Analysis for the Gateway Commerce Center. As a result, a traffic impact
study was submitted for this development that tied into the study conducted for the recent
rezoning of the adjacent property (the "Kalm" development; Tax Map # 050.0 I -0 1-05.05-0000).
Connections from the signalized intersection to the Valley Gateway Commerce Center were
incorporated into the new analysis. However, it should be noted that potential future
development on the remaining portion of the parcel was not incorporated into the analysis.
The conceptual plan shows parking on the front and western sides of the building, with access to
the drive-through around the rear. No designs have been proffered.
Fire & RescuefUtilities
Fire and Rescue support will be provided by the Read Mountain Fire Station. Water availability
is not a concern. The impact on the Fire Prevention Division will be 2 additional inspections per
year at the proposed facility. Impacts on public water and sewer will be minimal as utility lines
are adjacent to the property. Stormwater will be managed utilizing the existing stormwater pond
on an adjacent property.
National Park ServicelBlue Ridge Parkway
The Park Service has commented that the rezoning site is just over a mile from the Blue Ridge
Parkway. They contend that opposing this rezoning would not effectively curb or arrest the
current land use pattern on US-460 (Challenger Avenue). They also state that the building will
probably be visible from the Parkway, but that the US-460 corridor and its associated land use
pattern are a "lost cause" from their perspective.
Community Meeting
A community meeting was held at Bonsack Elementary School on Thursday, September 21 S\ at
7:00pm. Approximately 20 people were in attendance including citizens, County staff, and
representatives ofthe petitioner. County staff answered questions about the rezoning process and
local development. The petitioner presented some ofthe details of the proposed plan and also
answered questions from citizens and staff. Some of the concerns voiced by those in attendance
included traffic and storm water management.
4. CONFORMANCE WITH ROANOKE COUNTY COMMUNITY PLAN
The property proposed for rezoning is designated Core in the 2005 Community Plan. These are
commercial, retail areas where suburban centers of high intensity urban development are present
or expected. They are primary growth areas where the continuation of low-density suburban
growth should be discouraged. Larger-scale, highway oriented retail uses are appropriate for
Core areas.
According to the petitioner, this proposal seeks to incorporate linkages with a commercial
development planned for an adjacent property. This would address Core area land use objectives
that encourage common design characteristics and connections, ensuring travel ease and visual
coherence. Staff recommends that opportunities for pedestrian-oriented connections between this
site and adjacent developments be utilized wherever possible.
This rezoning request conforms to the objectives and guidelines of the 2005 Community Plan.
The parcels are designated Core, a future land use designation wherein patterns of low-intensity
residential development are discouraged. The property proposed for rezoning is located along a
3
principal urban arterial street that connects similar commercial districts in the City of Roanoke
and in Botetourt County. The property is appropriate for commercial zoning and commercial
facilities according to the 2005 Community Plan, and a rezoning to C-2 would create a more
uniform development pattern along Challenger Avenue that what currently exists.
5. STAFF CONCLUSIONS
The proposed rezoning has several advantages over the existing zoning. According to the 2005
Community Plan, the property is better suited for general commercial use than its current low-density
residential use. The rezoning would allow commercial uses on the site that could be developed so that
the property's connectivity and coherence is consistent with contiguous properties. Staff recommends
that any development on the property share common characteristics and connectivity wherever possible
with adjacent commercial developments. In order to reduce clutter and preserve viewsheds in the
corridor, signage that is compatible or shared with adjacent developments is also recommended. The
2005 Community Plan encourages developers to conserve any natural site amenities to the maximum
practical extent.
CASE NUMBER:
PREPARED BY:
HEARING DATES:
25-10/2006
Joshua Gibson
PC: 10/3/06
BOS: 10/24/06
ATTACHMENTS:
Zoning Map
Future Land Use Map
Rezoning Application
R-1 District Regulations
C-2 District Regulations
4
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County of Roanoke
Community Development
Planning & Zoning
For Staff Use Onl
.
Dale received:
Receiv~ by:
5204 Bernard Drive
POBox 29800
Roanoke, V A 24018-0798
(540) 772-2068 FAX (540) 776-7155
flacard> b;.UM:
.-.. ..-
Case Nllmber 0< ~ -
ALL APPLICANTS
Ch~ck type ofapplication filed (check all that apply)
srRe7.0ning DSpecial Use 0 Variance o Waiver o Administrative Appeal 0 Comp Plan (lS.1.223Z) Review
Applicants name/address whip
The Rebkee Company
Attention: Kevin T. McFadden
1020 Old Eon Air Road Richmond, VA 23235
Phone:
Work:
Cell #:
Fax No.:
(804) 560-0500
Owner's name/address whip
James & Patricia Swortzel
3909 Challenger Avenue
Roanoke VA 24012
Property Location
3909 & 3911 Challenger Avenue
Roanoke, VA 24012
Phone II:
Thomas Davis ~kx
2343 Sour\o1Ood St,Fax No. II;
R
(804) 560-0778
(540) 977-6113 (S~ort~els
(540) 977-4702 (Davis)
Community Planning area; Bonsack
Tax Map' No.:
050.01-01-04.00 and 050.01-01...03.00 Existing Zoning: R-l
o a
Size of parcel (s): Acres: ':\ 148 & 1.346 (4.494 Existing Land Vse: Residential
REzONING; SPECIALUSEPERMlT, WA1VERANDCGMPPLAN(15.1-2232) REVIEW APPLICANTS (RJSAV/CP)
, ~, -.'. . <,.' -; .-, '.' , ..; ., .' ..'. ,", ",' ',' " . ,.
Proposed Zoning: C-2 General Commercial
Proposed Land Use: Retail Sal~s - CVS Phi!.t"1llacy with drive-thru
Does the parcel mee[ the minimum iot area, width, and frontage requirements of the requested distric1?
Yes 3 No 0 IF NO, A V ARIANa IS REQUIRED FIRST.
Does the parcel meet the minimum criteria for the requested Use Type? Y cs ~ No 0
IF NO, A VARIANCE IS REQUIRED FIRST
If rezoning request, are conditions being proffered with this request? Yes 0 No 0
flA RL4 NCE, WAIVER AND ADMINIST1J!jTlVE APPEAL APfLICA.lfTS(VIWIAA)
. . " -. . ..
V llriance/W aiver of Secti ones)
of tlJe Roanoke County Zoning Ordinance in order 10:
Appeal ofZ:oning Administrator's decision to
Appeal ofInterpretation of Section(s): of the Roanoke County Zoning Ordinance
Appeal QfImerpretalion of Zoning Map to
Is the application complete? Please check if enclosed. APPLICA TlON WILL NOT BE ACCEPTED IF ANY OF THESE: ITEMS
ARE MISSING OR INCOMPLETE.
RlS/W/CP VIM RIS/W/CP VIM RlSfW/CP VIM
~ Consultation ~ 8 112" x jj"conee:ptplan ~ App]i~lItiDnfee
Application X Metes Md bounds description Proffers, if applicable
X Justification X Waler and sewer applicatiDn 11: Adjoining p-operty owners
I h=reby certify iliatl am eiL1c:rthe owner oflhe proper!yor!he ovyner's agent or contract pU1clJaser 3lld am acting \\'iili the knowledge and consent
oflhe owner.
~
THE REEKEE COMPANY
/;' ~/7
By: r~'''I.. I / $t.,--
~evin T. McFadden
2
JUSTIFICATION FOR REZONING, sPEciAL USE PERMIT WAivER OR COMP PLAN (15.2-2.232) REVIEW
REQUESTS
Applicant THE REBKEE COMPANY
The Planning Commission will study rezoning, special use pennit waiver or community plan (15.2-2232) review requests to
detennine the need and justification for the change in tenns of public health, safety, and general welfare. Please answer the
following questions as thoroughly as possible. Use additional space if necessary.
Please explain how the request furthers the purposes of the Roanoke County Ordinance as well as the purpose found at the
beginning of the applicable zoning district classification in the Zoning Ordinance.
PLEASE SEE ATTACHMENT A
Please explain how the project conforms to the general guidelines and policies contained in the Roanoke County Community
Plan: ' .'
PLEASE SEE ATTACHMENT A
Please describe the impact(s) of the request on the property itself, the adjoining properties, and the surrounding area, as well as
the impacts on public services and facilities, including water/sewer, roads, schools, parks/recreation and fire and rescue.
PLEASE SEE ATTACHMENT A
3
I JUSTIFICA TION FOR V ARI~NCE REQUEST
Applicant THE REBKEE COMPANY
The of Zoning Appeals is required by Section 15.2-2309 of the Code of Virginia to consider the following factors before a variance
can be granted. Please read the factors listed below carefully and in your own words, describe how the request meets each factor. If
additional space is needed, use additional sheets ofpaper.
1. The variance shall not be contrary to the public interest and shall be in harmony with the intended spirit and purpose of the
Zoning Ordinance.
N/A
2. The strict application of the zoning ordinance would produce undue hardship; a hardship that approaches confiscation (as
distinguished from a special privilege or convenience) and would prohibit or unreasonably restrict the use of the property.
N/A
3. The hardship is not shared by other properties in the same zoning district or vicinity. Such hardships should be addressed by
the Board of Supervisors as amendments to the Zoning Ordinance.
N/A
4. The variance will not be of a substantial detriment to the adjacent properties or the character of the district.
N/A
4
. . ..... ". ..... ,-."...' . ,"".. ........, ....... ..- .,
JUSTIFICATION FOR ADMINISTRATIVE APPEAL REQUEST
Applicant
THE REBKEE COMPANY
Please respond to the following as thoroughly as possible. If additional space is needed, use additi onal sheets of paper.
J. Reasons for appeal:
N/A
2. Evidence supporting claim:
N/A
5
J CONCEPT PLAN CHECKLIST
1
A concept plan of the proposed project must be submitted with the application. The concept plan shall graphically depict the
land use change, development or variance that is to be considered. Further, the plan shall address any potential land use or
design issues arising from the request. In such cases involving re,zonings, the applicant may proffer conditions to lim!t the future
use Wld development of the property and by so doing, correct any deficiencies that may not be manageable by County permitting
regulations.
The concept plan should not be confused with the site plan or plot plan that is required priorto the issuance ofa building permit.
Site plan and huilding pennit procedures ensure compliance with State and County development regulations and may require
changes to the initial concept plan. Unless limiting conditions are proffered and accepted in a rezoning or imposed on a special
use pelll1it or variance, the concept plen may be altend to the extent permitted by the zoning district and other r(':gulations.
A concept plan is required with aU rezoning, special use permit, waiver, community plan (152-2232) review and variance
applications. The plan should be prepared by a professional site planner. The level of detail may vary, depending On the na.ture
of the request. The County Planning Division staffmay exempt some of the items or suggest the addition of extra items, but the
following are considered minimum:
ALL,APPLlCANTS
L a. Applicant name and name of development
~. Dale, scale and north arrow
%/c', Lot size tn acres or square feet and dimensions
Location, names of OWners and Roanoke County tax map numbers ohdjoining properties
c. Physical features such as ground cover, natural watercourses, floodplain, etc.
2f.
~g.
/h.
~~,
u:::.. J.
The zoning and land use of all adjacent properties
All property lines and easements
All buildings, existing and proposed, and dimensions, floor area and heights
Location, widths and names of all ex:ist.ing or platted streets or other public ways within or adjacent to the development
Dimensions and locations of a.\! driveways, parking spaces and loading spaces
Additional information required for REZONING and SPECIAL USE PERMIT rt P P LfCANTS
~k.
V'1.
~m.
J.L n.
Ex:isling utilities (water, sewer, storm drains) and connections at the site
Any driveways, entrances/exits, curb openings and crossOVers
Topography map in a suitable scale and COntour intervals
Approximate street grades and site distances at intersections
o. Locations of all adjlScentlire hydrants
p. Any proffered conditions at the site and how they are addressed
q. !fproject is to be phased, please show phase schedule
{jJ
Kevin T. McFadden
6
QIountlJ of ~o(tnolte
DEPARTMENT OF COMMUNITY DEVELOPMENT
BUILDING PERMITS
DEVELOPMENT REVIEW
ENGINEERING
INSPECTIONS
MAPPING/GIS
STORMWATER MANAGEMENT
TRANSPORTATION
DIRECTOR, ARNOLD COVEY
DEPUTY DJRECTOR OF DEVELOPMENT SERVICES, TAREK MONEIR
DEPUTY DIRECTOR OF PlANNING, PHILIP THOMPSON
COUNTY ENGINEER, GEORGE W. SIMPSON, tlI, RE.
BUILDING COMMISSIONER, JOEL S. BAKER, CBO
August 30, 2006
Mr. Mike Pace, Esq.
Gentry Locke Rakes & Moore
P.O. Box 40013
Roanoke, VA 24022
RE: Rebkee Company
Hidden Valley Villas
Dear Sir:
As part of our application, we now require applicants to sign the enclosed document ~
"Notice to Applicants for Rezoning, Subdivision Waiver, Public Street Waiver, or Special
Use Permit Petition." This procedure was approved by the Planning Commission on April
19,2005.
You should find enclosed a copy of this document for each applicant. Please forward the
signed documents back to our office as soon as possible. Thank you in advance for your
attention to this matter.
Sincerely,
c5~~
Susan Carter
Program Support Specialist
P.O. BOX 28800 . ROANOKE, VIRGINIA 24018 . PHONE (540) 772-2080 . FAX (540) 772.2108
@ Recycled Paper
ATTACHMENT A
TO REZONING APPLICATION FOR
THEREBKEECOMPANY
Please explain !tow the request furthers the purposes of the Roanoke County
Ordinance as well as the purpose found at the beginning of the applicable zoning
district classification in the Zoning Ordinance.
According to Section 30.54.1 of the Code of Roanoke County, the purpose of the C-2
General Corrunercial District is to:
"Provide locations for a variety of commercial and service. related
activities within the urban service area serving a conununity of several
neighborhoods or large areas of the County. This district is intended for
general application throughout the County. General Conunercial Districts
are most appropriately found along major arterial thoroughfares which
serve large segments of the County's population."
"The C-2 District permits a wide variety ofretail and service related uses.
Land uses permitted in this district are generally consistent with the
recommendations set forth in the Transition and Core land use categories
of the comprehensive development plan. Site development regulations are
designed to ensure compatibility with adjoining land uses."
These parcels front on U.S. Route 460, which is a major east-west arterial
thoroughfare connecting downtown Roanoke to the developing eastern corridor of
Roanoke County and the Bonsack area. The adjacent property has already been
approved for a retail development for Kalm Development Company, Inc., and the
proposed use by The Rebkee Company is consistent and puts the property to its
highest and best use. The property immediately adjoining the properties and the
Kalm Development Company, Inc., project have been developed as a
business/industrial park and is currently zoned C-2. The property across
Challenger Avenue is zoned C-l. The rezoning requested by The Rebkee
Company would allow for a complete and uniform development of the Valley
Gateway Business Park and permit full beneficial use of the frontage that exists
along this section ofD.S. Route 460. In addition, the rezoning of the properties
would permit a wider variety of possible land uses, which would be integrated in
the proposed Valley Gateway Plaza.
The current zoning of the subject parcels as R-l Low Density Residential District
is no longer consistent with the general plan of development in the area, nor is it
the highest and best use of the land. A rezoning ofthe parcels to C-2 General
Commercial District would make these parcels consistent with the parcels
comprising the Kahn Development Company, Inc., project, now zoned C-2
General Commercial District.
l4920/2/2032564v I
Please explain how the project conforms to the general guidelines and policies
contained in the Roanoke County Community Plan.
Community Values: The proposed project would be entirely consistent with the
specified desire that U.S. 460 have a unified development plan in conjunction
with Roanoke City, Roanoke County and Botetourt County. The proposed
development, together with the approved project for Kahn Development
Company, Inc., would provide for a planned or campus-like setting providing
nodes of development along this portion of u.s. Route 460, rather than allow
development as a typical strip commerciaVindustrial development as may
otherwise be the case. The proposed use by The Rebkee Company would not
impact the views of the mountains and ridgelines, would not impact or detract
from existing historic buildings or structures, and would prevent typical strip
commercial/industrial development along this important gateway along the U.S.
Route 460 corridor.
Key Resources; The proposed project would not impact the key resources defined
in the Bonsack community planning area. This would include Glade Creek and
the tributary to Glade Creek which runs along Carson Road.
General Policies.
Natural Resources: The proposed project would be sensitive to the preservation,
protection and enhancement of the view sheds from the Bonsack community by
providing a higher standard of design that will minimize the visual impact of the
development and promote innovative methods of site planning. The proposed
project would also establish critical linkages to shopping on the adjacent Kalm
Development Company, Inc., project, providing nodes of development along this
portion of U.S. Route 460.
Land Use: The project promotes the use of planned commercial developments
and/or nodes of commercial development along the U.S. Route 460 corridor,
including appropriate landscaping and buildings with a unified architectural
design. This will allow an appropriate balance between residential, commercial,
industrial and agricultural land in the area to assist Bonsack in becoming a
sustainable community.
Public Facilities: The proposed project would not impact Bonsack Elementary
School or the facilities at Bonsack Park. It would be integrated into the Valley
Gateway Plaza and, with the additional access to the property, would improve the
safety of U.S. Route 460.
14920/2/2032564v]
Please describe the impact(s) of the request on the property itself, the adjoining
properties, and the surrounding area, as well as tlte impacts on public services
and facilities, including water/sewer, roads, schools, parks/recreation and fire
and rescue.
Existing Property: The subject parcels include two residences that would be
removed to allow for a retail development that includes the CVS Pharmacy and
another retail use. The parcels are contiguous to the approved retail development
of Kahn Development Company, Inc., and therefore would be entirely consistent
with that project.
Adjoining Properties: The adjacent properties include the tract of land known as
Valley Gateway Business Park, which is currently zoned C-2 General
Commercial District and contains approximately 26 acres. Other nearby or
adjacent properties are zoned C-I or R-I. Given the general pattern of
development in the area and the fact that the subject parcels are in the Core area
ofthe County Community Plan, a rezoning of the subject parcels to C-2 General
Commercial District will have no adverse impact on any of these adjoining
properties.
Public Services and Facilities. Including Water/Sewer. Roads. Schools.
Parks/Recreation and Fire and Rescue: The rezoning and subsequent commercial
development of the subject parcels would have little or no impact on any of these
County services, since the subject parcels are contiguous to the adjoining
commercial and industrial zoned properties. Public water and sewer are located
immediately adjacent to the parcels, and the proposed project will not have any
adverse impact on public schools in the area or adversely affect any area of an
existing or proposed park or greenway.
I 4920/2/2032564v 1
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CONSENT
Tax Parcel 50.01-1-3 (3- 148 acres)
Tax Parcel 50.01-1-4 (1,346 acres)
\\/HEREAS, James L Swortzel, Patricia D. Swortzel and Thomas F. Davis, the owners of the
property parcels listed above, that are the subject of the application of The Rebkee Company for rezoning
from R-l Low Density Residential District to C-2 General Commercial District, hereby consent to this
rezoning application and agree to be oolllld by any conditions that are proffered in this petition.
)l~4 / ~~/
Jam~.sL Swortzel
Ii
~C/.o: _,e;(kU~
Patricia D. Swortzel U
~-~
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ThomaS-F. Davis
~ /23/o~
Date I ·
J / ;!- ::, / tJc.
Date I I
. ~-. :
Date
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!
14920/2/2032618vl
LEGAL DESCRIPTION - 3.148 ACRES
(TAX PARCEL 50.01-1-3)
BEGINNING AT A POINT ON THE EAST LINE OF U.S. ROUTE 460, SAID POINT
BEING 829.87' SOUTH OF THE SOUTH LINE OF VALLEY GATEWAY
BOULEVARD (R T. 757); THENCE LEAVING THE EAST LINE OF U.S. ROUTE 460
N 89031' E, 412.81' TO A POINT; THENCE S 1052' E, 390.15' TO A POINT;
THENCE S 79042'48" W, 135.67' TO A POINT; THENCE N 38017'08" W, 249.47' TO
A POINT; THENCE N 76057'55" W, 252.43' TO A POINT ON THE EAST LINE OF
U.S. ROUTE 460; THENCE ALONG THE EAST LINE OF U.S. ROUTE 460
N 34033'29" E, 191.79' TO THE POINT OF BEGINNING. CONTAINING 3.148
ACRES OF LAND.
LEGAL DESCRIPTION - 1.346 ACRES
(TAX PARCEL 50.01-1-4)
BEGINNING AT A POINT ON THE EAST LINE OF U.S. ROUTE 460, SAID POINT
BEING 618.37' SOUTH OF THE SOUTH LINE OF V ALLEY GATEWAY
BOULEV ARD (RT. 757); THENCE LEAVING THE EAST LINE OF U.S. ROUTE 460
N 79008'30" E, 268.07' TO A POINT; THENCE S 1052' E, 203.06' TO A POINT;
THENCE S 89031' E, 412.81' TO A POINT ON TIffi EAST LINE OF U.S. ROUTE
460; THENCE ALONG THE EAST LINE OF U.S. ROUTE 460 N 42031' E, 211.50' TO
THE POINT OF BEGINNING. CONTAINING 1.346 ACRES OF LAND.
County of Roanoke
DEVELOPMENT APPLlCA liON
(Please Type or Print)
DATE: Au~st: 23, 2006 PROJECT NUMBER:
o SITE PLAN
o SUBDIVISION PLAN
APPLICANT: The Rebkee COIDDany
ADDRESS: 1020 Old Bon Air Road
PHONE: (804') 560-0500 FAX.: (804) 560-0778
Richmond. VA 23235 E-MAil ADDRESS:
James & Patricia Swortzel (540) 977-6113
OWNER: Thomas Davis PHONE: (540) 977-4702 FAX.:
~j2j Challenger Avenue Roanoke VA 1~212
ADDRESS: Sourwoo1'i Street, Roanoke. fJA 7401 . E-M>\ll ADDRESS:
ENGINEEI Kimlev -Horn and Associates . PHONE: 804-673-3882 FAX.: 804-673-3980
ADDRESS: _ 1500 Forest Road, Suite 115. Richmond, VA 23229 E-MAIL ADDRESS:
CONTRACTOR:_ N/ A at this time
PHONE: FAX:
E-MAIL ADDRESS:
SOURCE OF REVIEW NOTIFICATION (CIRCLE)
MAIL - FAX - INTERNET
SITE IN FORMA TlON
PROPERTY ADDRESS:
DEVELOPMENT NAME:
PROPOSED USE Retail
DEVELOPED AREA:
TPJ< MAP #: 050. 01-01-04
ZONING:
3909 and 3911 Challeneer ~venue. Raonoke. VA
74012
GRADED AREA:
& 050.01-01-- 03 MAGISTERJAL DISTRICT:
TOTAL UNITS: TOTAl LOTS:
Vinton
REQUESTED SERVICE: (CIRCLE)
WATER FACWIES: ~OUN~CnY - TOWN OF VINTON - ?RIVA TE - WELL)
SEWER FACILITIES: OUN CITY - TOWN OF VINTON - PRIVATE - WELL)
Yes
FLOW REQUIRED:
GPM
IS BUILDING TO BE SPRINKLERED?
It is understood that submission of inaccurate or incomplete information may delay final approval of the comprehensive
development plans.
I do hereby certify that I fully understand the provisions of the Erosion and Sediment Control Ordinance and program, and
the above-referenced project as approved. I further grant the right-of-entry tD this project, as described above, to the
designated personnel for the purpose of inspecting and monitoring for com ;ra1lce with the aforesaid Ordinance.
#~
SIGNATURE OF APPLICANT
Western Virginia Water Authority
Water/Sewer Availability Application
Date: August 23. 2006
Applicant: The Rebkee Company
Mailing Address: 1020 Old Bon Air Road
Richmond, VA 23235
Phone: (804) 560-0500
Cell:
Fax: (804) 560-0778
Property Address: 3909 & 3911 Challenger Avenue. Roanoke, VA 24012
City or County: County
Tax Map Number(s):
050.01-01-04 & 050.01-01-03
Development (Subdivision) Name:
Bonsack
SinIDe Residentia~.DUPlexr Multi-Residential, Subdivision, or
ceommer.c;ial,f~c.i lity. .
i .. " \ .~..
\Vater Meter Size Requested:
Sewer lateral Size Requested:
COMPLETE THE FOLLOWING FOR
NON-RESIDENTIAL AND MULTI-RESIDENTIAL SERVICES
Domestic Flow Required? ~~ GPM
U (Attach completed "Sizing Water Service lines and Meters" Form AND "Non-Residential Sanitary Sewer
Checklist", blank forms available on website under "Engineers" section)
Is Building to be Sprinkled? YES / NO
Minimum Fire Flow Required?
GPM
Return to: Jamie Morris, Engineering Coordinator, Phone: 540-853-1588
Via Mail- 601 South Jefferson Street, Suite 300 Roanoke, VA 24011
Fax: 540-853-1017
E~mail: Jamje.morris(ii!westernvawater.or~
Website: westernvawater.org
Rev. 1/06/06
)
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Applicants Name: The Rebkee Company
Existing Zoning: R1
Proposed Zoning: C2
Tax Map Number: 050.01-01-03.00-0000, 04
Magisterial District: Vinton Area: 4.494 Acres
Roanoke County
Department of
Community Development
28 August, 2006 Scale: 1" '" 1 00'
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AERIAL OVERLAY _.....,.
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Traffic Impact Study
CVS Bonsack
Roanoke County, Virginia
September 2006
Prepared for:
The Rebkee Company
10 Kimley- Horn and Associates, Inc. 2006
TABLE OF CONTENTS
Introduction.....,..... .......__,... ...........,.............., ,. ......__.. ........ ...,........ ................. ............................. 1
Existing Conditions .................. ............................ ........ ........'............................ ..... ...... .... ........... 3
Existing Traffic Counts. ....................................... .................,. .......'.,.......... ". ... ..... ...... ............... 3
Background ........ ........ ........... ................. .... .... ............... ......... ................. .................... ,... ........... 6
Approved and Unbuilt Developments......................................................................................... 6 '
Proposed Development ............ ................ ............... ........ .............. .......... ...... ......_..... .......... ...... 6
Site Access .,. ,_.... .... ........... ................................... ........ ........ ........... ....... ...... ....... ....... ......... ...... 6
Trip Generation ............. ............................... ........................... ......... ........... ... .............. ......... ...... 7
Trip Distribution and Assignment. ........... ... .................... ..................... ............................... ........ 8
Future Traffic Volumes. ...................... ......... .....'................................................................ ......... 13
Level of Service Analysis ..... .............. ......... ............................................ ...... ............................. 15
Conclusions and RecoII11l1endations.......... ........ ....................................._............... ..................... 18
APPENDIX
Figure I:
Figure 2:
Figure 3:
Figure 4:
Figure 5:
Figure 6:
Figure 7:
Figure 8:
Figure 9:
Table 1:
Table 2:
Table 3:
LIST OF FIGURES
Study Area Map ............. ................ ,.......................... ........ ...................,...... .............
Existing Lane Designations .............. .....,...., '............ '....... ................... ....................
2006 Existing Traffic Volumes.................. ........... ................................ .......,..........,
2008 Background Traffic Volumes .........................................................................
Approved and Unbuilt Traffic V olumes .......................................................,..........
Trip Distribution Percentages.. ............. ..... ..:..... ........... ............ ........ ......................,
Site Generated Peak Hour Volumes .........................................................................
2008 Total Future Buildout Conditions ...................................................................
Future Lane Designations .......................... ........................."..................... ..... .........
LIST OF TABLES
Trip Generation.... .... ........ ................ ..... .............'............ ........ ............. ..... ... ............
Existing Intersection Level of Service Summary ..............................,.....................
Future Intersection Level of Service Summary .......................................................
11
2
4
5
5
5
8
9
11
14
7
13
13
Introduction
Kimley-Horn and Associates was retained to perform a traffic impact analysis for the
proposed 13,225 square foot CVS Pharmacy development located along the south side of
Route 460 in Roanoke County, Virginia. (see Figure 1). The proposed development site is
located in the northwest comer ofthe Valley Gateway Commerce Center development, which
for the pUIl'oses of this study is considered an approved and unbuilt development. It is
anticipated that the CVS Pharmacy development will be completed in 2008.
This report identifies the traffic impacts associated with the proposed development on the
adjacent roadway network within the study area. The purpose of this study is to present an
evaluation of the projected levels of service under buildout conditions at the proposed
entrances along Route 460.
. Route 460 and West Ruritan Road (Roanoke County)
. Route 460 and Valley Gateway Blvd. (Roanoke County)
Specific items covered in this analysis include level of service evaluations for the typical
weekday AM and PM peak hour traffic volumes Wlder existing year 2006, and projected
2008 buildout conditions. Also, this report provides trip generation, trip distribution,
highway capacity analyses, as well as recommendations for transportation improvements
required to meet anticipated traffic demands.
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KHA Project # 016238003
CVS Bonsack
Roanoke County, Virginia
NOT TO
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Figure
1
Page 2
Existing Conditions
The proposed CVS Pharmacy development site is mostly undeveloped today, with a few
existing residential houses along Route 460. The site is bounded to the north by Route 460,
to the west by West Ruritan Road and to the east by Valley Gateway Blvd, A large
development, Valley Gateway Commerce Center, is located to the south. The existing lane
configurations at the intersections are summarized on Figure 2.
Route 460
In the project vicinity, Route 460 (Challenger Avenue) IS a four-lane roadway with an
east/west alignment.
West Ruritan Road
West Ruritan Road currently intersects Route 460 at a signalized intersection. West Ruritan
Road has a northbound leg, with the southbound leg as the proposed entrance for the CVS
Pharmacy traffic. West Ruritan Road is a two-lane local street.
Valley Gateway Blvd.
Valley Gateway Blvd. intersects Route 460 with a "T" intersection to the east ofthe West
Ruritan Road intersection. Valley Gateway Blvd. is a two-lane local street with a shared dual
left turn lane.
Existing Traffic Counts
Weekday AM and PM peak hour turning movement counts (TMC) were performed on May
31,2006 and July 6, 2006 for the following two intersections:
. Route 460 and Valley Gateway Blvd. (unsignaJized)
. Route 460 and West Ruritan Road (signalized)
The existing traffic COWlt data was obtained from the Valley Gateway Commerce Center
Traffic Impact Study. Weekday peak hour counts are summarized on Figure 3.
The turning movement counts are included in the Appendix.
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Existing Lane Designations
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CVS Bonsack
KHA Project # 016238003 Roanoke County, Virginia Page 4
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Volumes
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KHA Project # 016238003
Existing Peak Hour Traffic
Volumes
CVS Bonsack
Roanoke County, Virginia
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Background
Projected 2008 traffic volumes were estimated by increasing the existing 2006 area roadway
network traffic volumes by 2.5% per year for two years. The 2.5% growth rate is based on
the growth rate used in the Valley Gateway Commerce Center Traffic Impact Study. Figure
4 illustrates the 2008 background traffic volumes.
Approved and UnbuiIt Developments
This analysis includes the anticipated impacts of an approved and unbuilt development (by
others) consisting of the Kahn Development, the Shell Building and Integrity Windows. The
approved and unbuilt developments are located in close proximity to the proposed CVS
Phannacy and its adjacent parcels, between W. Runtan Road and Valley Gateway Blvd. For
the purposes of this analysis, it is assumed that the approved and unbuilt development will be
completed and occupied prior to full buildout of the Valley Gateway Commerce Center and
CVS Pharmacy. Figure 5 summarizes the approved and unbuilt traffic volumes. The
anticipated traffic generated by the approved but unbuilt development is accounted for in the
projected build out traffic volumes.
Proposed Development
The proposed 13,225 square foot CVS Phann8cy development is located along the south side
of Route 460 in Roanoke County, Virginia. The proposed development site is located in the
northwest corner of the Valley Gateway Commerce Center development.
Site Access
Access from Route 460 to the proposed CVS Pharmacy development will be provided by a
proposed full-movement driveway at the northwest end of the site at the existing intersection
of Route 460 and W. Ruritan Road. It is assumed that all of the traffic generated by the
phannacy will USe this driveway.
6
Trip Generation
The trip generation for the approved and un-built developments mentioned above in the
project vicinity, as well as for the proposed CVS Phatmacy was detennined using the traffic
generation equations published in the Institute of Transportation Engineer's (ITE) Trip
Generation (7u, Edition, 2003). Trip generation for the approved <md unbuilt development
was taken from the Valley Gateway Commerce Center Traffic Impact Study. The trip
generation is summarized in Table 1.
TABLE 1
cvs Bonsaok
TRIP GEIlERAT10H
AM Peak Hour PM Peak Hour
Dally <>1 A~aoenl St....t of Adjaoent Street
Lalld U.. Inloll.11Y Trl.. Total In OUI To"'l In our
ITraffic RCDm1 Trio Genera"on
Phatm301fDNgSlore 13,025 1,000 SF 1.172 5~ 35 2' 111 56 5S
Subtotal 13.225 1,ooa SF 1,112 S& 35 24 III 5G 5S
Pa...~y (1 S%) 17& 9 5 4 17 5 8
TOTAL 9n 50 :10 20 94 '" 47
AdJ."M parcel DEvelopmonl
Grocery Slore 1,900 Z2S 130 95 125 355 WJ
RelaN '.5 2,125 50 50 0 140 60 BQ
2..firiJh Tur_... ReSI.'Iul3n13 1,580 0 0 0 140 SO 60
Fasl Food Reslaura,.. wlll1 OttYe-TMJ 1.885 200 100 100 131> 55 55
kaling Faolfoty 2,025 145 75 70 165 SO B5
TOTAL 15,515 .3a 365 205 1,300 650 &50
Approved and UnbulJr Oewlopmonls
Kahn Dewlapm.nI 16,&40 610 350 260 1.450 715 735
Shen Building 1,72<1 2SO 220 30 245 40 205
In1eo;lrlty Window. 600 20 10 10 35 10 25
10TAL .. . '11;150 S88 580 SOD 1,730 1.5 9.5
VaI'eyG.leway Cornmere. Cetlw Fun /lUI/dOli'
Kahn OeYelo,>menl 16,840 510 350 260 1.450 715 T35
Acljac:enl Part.1s 1~,515 S30 365 265 1,300 650 650
Shell 6u,<lini 1,720 250 220 30 245 40 205
Inlegrity Wind.,... 50\) 2ll 10 \0 3S 10 Z5
TOTAL 34,675 1,510 945 566 3,030 1,"'15 1,615
/'It>/,: Trlp gcn01'OU"" bastd "n ITE's Trip Genernll<>n, 7(1, EdlUon:
Pf>.~ Jnn sfota wtthDtd h fTTp ..... XII 1.000 SF
A'" PuI< Hotr of Ad)lll:en' StreeI T = 9liO')(. 66.5& (5'" ".41% out)
p,", P~'k Hou- (If AdJ~8nt Sl,fMt R... = 8.42 ~no "quo"',) (50'1, in. 50% out)
Weekdey ~rtr l.1lo{T}. ~.99 Lh'{X}.... ".5~ ~ n, M)'i4 t)U()
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Trip Distribution and Assignment
The site trips for the proposed CVS Pharmacy and the full buildout of Valley Gateway
Commerce Center (Table 1) were assigned to the adjacent roadway network. Directional
distributions and trip assignments were based on the distribution created in the Valley
Gateway Commerce Center Traffic Impact Study. The directional distribution percentages
are summarized on Figure 6.
7
The directional distribution varies slightly between the AM and PM peak hour periods. It
was assumed that for the AM peak hour, 49% of traffic entering and exiting the proposed
CVS Pharmacy development would be assigned to/from the west on Route 460, 49% being
assigned tolfrom the east on Route 460, with the remaining 2% being assigned to/from the
north on W. Ruritan Road. For the PM peak hour, 59% of traffic for the proposed CVS
Pharmacy development was assigned to enter from the west on Route 460, while 59% was
assumed to exit to the east on Route 460. Of the remaining 41 %, 39% of the entering traffic
was assumed to be from the east on Route 460,39% of the traffic assumed to be exiting to the
west on Route 460, with the remaining 2% of the traffic assumed to be entering and exiting
to/from the north on W. Ruritan Road. The traffic assigned to the local roadway network is
summarized on Figure 7.
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Projected 2008 traffic volumes were estimated by adding the CVS Phannacy site generated
traffic to the approved and unbuilt traffic volumes and adjacent parcel traffic volumes from
the Valley Gateway Commerce Center Traffic Impact Study. Figure 8 illustrates the
projected 2008 total future peak hour traffic volumes,
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Page 14
Level of Service Analysis
Level of service analyses were performed usmg Synchro 6.0 for both signalized and
unsignalized intersections. Synchro uses methodologies contained in the 2000 Highway
Capacity Manual (HeM) to determine the operating characteristics of signalized and
Wlsignalized intersections. According to the HCM, capacity is defmed as the maximum
number of vehicles that can pass over a particular road segment or through a particular
intersection within a fixed time duration. The capacity is described by Level-of-Service
(LOS) to indicate the operating characteristics of a road segment or intersection. LOS is
defmed as a qualitative measure that describes operational conditions and motorist
perceptions within a traffic stream. The Highway Capacity Manual defines six levels of
service, LOS A through LOS F, with A being the best and F the worst. Typically, VDOT and
other approval agencies deem LOS D Or better to be acceptable.
Weekday AM and PM peak hour level of service (LOS) analyses were performed for the
study area intersections under 2006 existing conditions and projected 2008 Build conditions.
The traffic level of service analysis results at the study area intersections are included in the
Appendix and are summarized in Table 2 and Table 3. Future lane designations used in the
analysis are summarized on Figure 9.
15
TABLE 2
CVS Bonsack
EXISTING INTERSECTION LEVEL OF SERVICE SUMMARY
AM AND PM PEAK HOUR
Intersection Intersection
Intersection LOS (delay) LOS (delay)
Al\1 PM
Unsignalized
Route 460 & Valley Gateway Blvd. D (29.2) F (393.3)
Signalized
Route 460 & W. Ruritan Road B (18.1) B (11.0)
/;\CY.i bonsackl(lrip gen.xJs}tnbles
Note: IntersecJion LOS and Deloy is reported for the slop.controlled approach.
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FUTURE INTERSECTION LEVEL OF SERVICE SUMMARY
AM AND PM PEAK HOUR
Intersection Intersection
Intersection LOS (delay) LOS (delay)
AM PM
Signalized
Route 460 & Valley Gateway Blvd. C (33.0) E (75.7)
Route 460 & W. Ruritan Road B (19.8) E (72.3)
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KHA Project # 016238003 Roanoke County, Virginia Page 17
Conclusions and Recommendations
Based on ex.isting 2006 and projected 2008 buildout analyses, no additional improvements
are necessary at the intersection of Route 460 and W. Ruritan Road beyond the mitigations
stated in the Valley Gateway Commerce Center Traffic Impact Analysis.
18
ARTICLE III
R-l District
SEC. 30 - 41
R-1 LOW DENSITY RESIDENTIAL DISTRICT
Sec. 30-41-1
Purpose
(A) The R-l, Low Density Residential district is established
for areas of the County within the urban service area with
existing low-middle density residential development, with
an average density of from one to three units per acre, and
land which appears appropriate for such development. These
areas are generally consistent with the Neighborhood
Conservation land use category as recommended in the
Community Plan. In addition, where surrounding development
and the level of public services warrant, these areas
coincide with the Development category recommended in the
Plan. This district is intended to provide the highest
degree of protection from potentially incompatible uses and
residential development of a significantly different
density, size, or scale, in order to maintain the health,
safety, appearance and overall quality of life of existing
and future neighborhoods.
In addition to single-family residences, only uses of a
community nature which are generally deemed compatible are
permitted in this district. This would include parks and
playgrounds, schools and other similar neighborhood
activities.
Sec. 30-41-2
Permitted Uses
(A) The following uses are permitted by right subject to all
other applicable requirements contained in this Ordinance.
An asterisk (*) indicates additional, modified or more
stringent standards are listed in Article IV, Use and
Design Standards, for those specific uses.
1. Residential Uses
Home Occupation, Type I *
Manufactured Home * (Amend. Ord 62795-10)
Manufactured Home, Emergency *
Residential Human Care Facility
Single Family Dwelling, Detached (For Zero Lot Line
Option - * ]
Single Family Dwelling, Attached *
ARTICLE III
R-l District
Single Family Dwelling, Attached and Detached,
(Cluster Subdivision Option -*)
2. Civic Uses
Community Recreation *
Park and Ride Facility *
Public Parks and Recreational Areas *
Utility Services, Minor
3. Miscellaneous Uses
Amateur Radio Tower * (Amended Ord. 82493-8)
(B) The following uses are allowed only by Special Use Permit
pursuant to Section 30-19. An asterisk (*l indicates
additional, modified or more stringent standards are listed
in Article IV, Use and Design Standards, for those specific
uses.
1. Agricultural and Forestry Uses
Stable, Private *
2. Residential Uses
Accessory Apartment *
Alternative Discharging Sewage Systems * (Amended Ord.
42793-20)
Home Beauty/Barber Salon *
Kennel, Private *
3. civic Uses
Cemetery *
Day Care Center * (Amended Ord. 62293-12)
Crisis Center
Educational Facilities, Primary/Secondary *
Family Day Care Home *
Religious Assembly *
Utility Services, Major *
3.5. Commercial Uses
Bed and Breakfast * (Amended Ord. 62293-12)
4. Miscellaneous Uses
Outdoor Gatherings *
ARTICLE III
R-l District
Sec. 30-41-3
Site Development Regulations
General Standards. For additional, modified, or more
stringent standards for specific uses, see Article IV - Use
and Design Standards.
(A) Minimum lot requirements
1. All lots served by private well and sewage disposal
systems:
a. Area: 0.75 acre (32,670 square feet)
b. Frontage: 90 feet on a publicly owned and
maintained street.
2. Lots served by either public sewer or water:
ct. Area: 20,000 square feet
b. Frontage: 75 feet on a publicly owned and
maintained street.
3. All lots served by both public sewer and water:
a. Area: 7,200 square feet.
b. Frontage: 60 feet on a publicly owned and
maintained street.
(B) Minimum setback reauirements
1. Front yard:
a.
Principal structures:
30 feet.
b. Accessory structures: behind the front
building line. (Amended Ord. 62293-12)
2. Side yard:
a. Principal structures: 10 feet
ARTICLE III
R-l District
b.
Accessory structures: 10 feet behind front
building line or 3 feet behind rear building
line.
3. Rear yard:
a. Principal structures: 25 feet
b. Accessory structures: 3 feet
4. Where a lot fronts on more than one street, front yard
setbacks shall apply to all streets.
5. The expansion of a legally established nonconforming
structure into the required side or rear yard shall be
permi t t ed provided the expans ion does not encroach
into the required yard any greater than the existing
encroachment. (Amended Ord. 42694-12)
(C) Maximum heiqht of structures
1. Height limitations:
a. Principal structures: 45 feet
b.
Accessory structures: 15
provided they comply
requirements for principal
feet, or
wi th the
structures.
25 feet
setback
(D) Maximum coverage
1.
Building coverage: 30 percent of the
for all buildings and 7 percent
buildings.
total lot area
for accessory
2. Lot coverage: 50 percent of the total lot area.
ARTICLE III
C-2 District
SEC. 30-54
C-2 GENERAL COMMERCIAL DISTRICT
Sec. 30-54-1
Purpose
(A) The purpose of this district is to provide locations for a
variety of commercial and service related activities within
the urban service area serving a community of several
neighborhoods or large areas of the county. This district
is intended for general application throughout the county.
General Commercial Districts are most appropriately found
along major arterial thoroughfares which serve large
segments of the county's population.
The C-2 district permits a wide variety of retail and
service related uses. Land uses permitted in this district
are generally consistent with the recommendations set forth
in the Transition and Core land use categories of the
Community Plan. Site development regulations are designed
to ensure compatibility with adjoining land uses.
Sec. 30-54-2
Permitted Uses
(A) The following uses are permitted by right subject to all
other applicable requirements contained in this Ordinance.
An asterisk (*) indicates additional, modified or more
stringent standards are listed in Article IV, Use and
Design Standards, for those specific uses.
1. Residential Uses
Accessory Apartment *
Horne Beauty/Barber Salon *
Horne Occupation, Type I *
Multi-Family Dwelling *
Two Family Dwelling *
2. Civic Uses
Administrative Services
Clubs
Cultural Services
Day Care Center *
Educational Facilities, College/University
Educational Facilities, Primary/Secondary *
Family Day Care Home *
ARTICLE III
Guidance Services
Park and Ride Facility *
Post Office
Public Assembly
Public Parks and Recreational Areas *
Safety Services *
Utility Services, Minor
(Amended Ord. 022796-14)
3. Office Uses
Financial Institutions *
General Office
Medical Office
Laboratories
4. Commercial Uses
Agricultural Services *
Antique Shops
Automobile '"Dealership I New *
Automobile Repair Services, Minor *
Automobile Rental/Leasing
Automobile parts/supply, Retail *
Bed and Breakfast *
Boarding House
Business Support Services
Business or Trade Schools
Commercial Indoor Entertainment
Commercial Indoor Sports and Recreation
Commercial Outdoor Entertainment
Commercial Outdoor Sports and Recreation
Communications Services
Construction Sales and Services *
Consumer Repair Services
Funeral Services
Garden Center *
Gasoline Station *
Hospital
Hotel/Motel/Motor Lodge
Kennel, Commercial *
Pawn Shop
Personal Improvement Services
Personal Services
Restaurant, General
C-2 District
ARTICLE III
C-2 District
Restaurant, Family
Retail Sales
Studio, Fine Arts
Veterinary Hospital/Clinic
5. Industrial Uses
Recycling Centers and Stations *
6. Miscellaneous Uses
Amateur Radio Tower * (Amended Ord. 82493-8)
Parking Facility *
(B) The following uses are allowed only by special Use Permit
pursuant to Section 30-19. An asterisk (*) indicates
additional, modified or more stringent standards are listed
in Article IV, Use and Design Standards, for those specific
uses.
~1. Civic Uses
Adult Care Residences
Halfway House
Life Care Facility
Nursing Home
Religious Assembly
Utility Services, Major *
2. Commercial Uses
Automobile Dealership, Used *
Automobile Repair Services, Major *
Car Wash *
Commercial Indoor Amusement
Convenience Store *
Dance Hall
Equipment Sales and Rental *
Manufactured Home Sales *
Mini-warehouse *
Recreational Vehicle Sales and Service *
Restaurant, Drive-in and Fast Food *
Surplus Sales
Truck Stop *
3. Industrial Uses
Custom Manufacturing *
ARTICLE III
C-2 District
Landfill, Rubble *
Transportation Terminal
4. Miscellaneous Uses
Broadcasting Tower *
Outdoor Gatherings *
(Amended Ord. 042297-14)
Sec. 30-54-3
Site Development Regulations
General Standards. For addi tional, modified, or more
stringent standards for specific uses, see Article IV - Use
and Design Standards.
(Al Minimum lot requirements
1. Lots served by private well and sewage disposal
system;
a. Area: 1 acre (43,560 square feet)
b. Frontage: 100 feet on a publicly owned and
maintained street.
2. Lots served by either public sewer or water, or both:
a. Area: 15,000 square feet.
b. Frontage: 75 feet on a publicly owned and
maintained street.
(B) Minimum setback requirements
1. Front yard:
a. Principal structures: 30 feet, or 20 feet
when all parking is located behind the front
building line.
b. Accessory structUres: behind front building
line. (Amended Ord. 62293-12)
2. Side yard: None.
ARTICLE III
C-2 District
3. Rear yard:
a. Principal structures: 15 feet
b. Accessory structures: 3 feet
4. Where a lot fronts on more than one street, front yard
setbacks shall apply to all streets.
(C) Maximum heiqht of structures
1. Height limitations:
a. Principal structures: When adjoining property
zoned R-1 or R-2, 45 feetr including rooftop
mechanical equipment. The maximum height may be
increased, provided each required side and rear
yard adjoining the R-1 or R-2 district is
increased two feet for each foot in height over
45 feet. In all locations the height is
unlimited unless otherwise restricted by this
ordinance.
b. Accessory structures: actual height of principal
structure.
(D) Maximum coveraqe
1. Building coverage: 50 percent of the total lot area.
2. Lot coverage: 90 percent of the total lot area.
SEC. 30-55 (RESERVED)
SEC. 30-56
INT INTERCHANGE DISTRICT (RESERVED)
SEC. 3 0 - 57
PCD PLANNED COMMERCIAL DEVELOPMENT DISTRICT
Sec. 30-57-1 Purpose
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA, HELD AT THE ROANOKE COUNTY ADMINISTRATION
CENTER, TUESDAY, OCTOBER 24, 2006
ORDINANCE TO REZONE 4.494 ACRES FROM R-1, LOW DENSITY
RESIDENTIAL DISTRICT, TO C-2, GENERAL COMMERCIAL DISTRICT,
FOR CONSTRUCTION OF RETAIL SALES BUSINESSES LOCATED AT
3909 AND 3911 CHALLENGER AVENUE (TAX MAP NO. 50.01-1-3 AND
50.01-1-4), VINTON MAGISTERIAL DISTRICT UPON THE APPLICATION
OFTHEREBKEECOMPANY
WHEREAS, the first reading of this ordinance was held on September 26,2006, and
the second reading and public hearing were held October 24, 2006; and,
WHEREAS, the Roanoke County Planning Commission held a public hearing on
this matter on October 3, 2006; and
WHEREAS, legal notice and advertisement has been provided as required by law.
BE IT ORDAINED by the Board of Supervisors of Roanoke County, Virginia, as
follows:
1. That the zoning classification of a certain tract of real estate containing 4.494
acres, as described herein, and located at 3909 and 3911 Challenger Avenue (Tax Map
Number 50.01-1-3 and 50.01-1-4) in the Vinton Magisterial District, is hereby changed from
the zoning cfassification of R-1, Low Density Residential District, to the zoning classification
of C-2, General Commercial District.
2. That this action is taken upon the application of The Rebkee Company.
3. That said real estate is more fully described as follows:
Tax Parcel- 50.01-1-3
Beginning at a point on the east line of U. S. Route 460, said point being 829.87'
south of the south line of Valley Gateway Boulevard (Rt. 757); thence leaving the
east line of U. S. Route 460 N 890 E 412.81' to a point; thence S 10 52' E 390.15'
to a point; thence S 790 42' W 135.67' to a point; thence N 380 17' 08" W 249.47'
to a point; thence N 760 57' 55" W 252.43' to a point on the east line of U. S. Route
460; thence along the east line of U. S. Route 460 N 340 33' 29" E 191.79' to the
Point of Beginning, containing 3.148 acres.
Tax Parcel - 50-01-1-4
Beginning at a point on the east line of U. S. Route 460, said point being 618.37'
south of the south line of Valley Gateway Boulevard (Rt. 757); thence leaving the
east line of U. S. Route 460 N 790 08' 30" E 268.07' to a point; thence S 10 52' E
203.06' to a point; thence S 89031' E 412.81' to a point on the east line of U. S.
Route 460; thence along the east line of U. S. Route 460 N 420 31' E 211.50' to the
Point of Beginning, containing 1.346 acres.
4. That this ordinance shall be in full force and effect thirty (30) days after its
final passage. All ordinances or parts of ordinances in conflict with the provisions of this
ordinance be, and the same hereby are, repealed. The Zoning Administrator is directed to
amend the zoning district map to reflect the change in zoning classification authorized by
this ordinance.
2
ACTION NO.
ITEM NO.
j-~
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA HELD AT THE ROANOKE COUNTY ADMINISTRATION CENTER
MEETING DATE:
October 24, 2006
AGENDA ITEM:
Second reading of an ordinance to rezone 4.12:. acres from AR,
Agricultural Residential District, to C-2, General Commercial,
and CVOD, Clearbrook Village Overlay District, and to obtain a
special use permit to operate a retail sales establishment with
gross floor area greater than 50,000 square feet, garden
center, and minor automobile repair facility on 412:. acres,
located in the 5200 block of Franklin Road, Stable Road,
Clearbrook Lane, Singing Hills Road, and Sunset Drive, Cave
Spring Magisterial District, upon the petition of Holrob
Investments, LLC.
SUBMITTED BY:
Philip Thompson
Deputy Director of Planning
APPROVED BY:
John M. Chambliss, Jr.
Assistant County Administrator
COUNTY ADMINISTRATOR'S COMMENTS:
SUMMARY OF INFORMATION:
At its October 3, 2006, public hearing, the Roanoke County Planning Commission
recommended approval of the rezoning and special use permit request for Holrob
Investments, LLC. With the special use permit recommendation, they forwarded 4
conditions related to the site design, architecture, and landscaping plans that were
submitted for their review. In addition, the Planning Commission directed staff and the
petitioners to resolve the issue of proposed access from Stable Road to the site. They also
directed staff to evaluate 11 conditions proposed by a citizens' group and incorporate the
conditions into the special use permit, if feasible.
This report provides an update on what has transpired since the October 3,2006, Planning
Commission public hearing and will cover the issues raised and the proposed resolution of
those issues and, if applicable, specific conditions suggested for the special use permit.
Traffic 1 Access
Stable Road Entrance. The proposed realignment of Stable Road and entrances to the
site from Stable Road have generated much interest A group of citizens who live on
Stable Road and Singing Hills Road have voiced concerns about possible car and truck
traffic using Stable Road northbound to exit the site toward northbound Franklin Road.
One citizen hired a traffic consultant to review the proposed entrance plans and suggest
alternative designs that would separate the commercial traffic from the local Stable Road
traffic. The petitioner's civil and traffic engineers exchanged information with the citizen's
traffic consultant, and each party offered several different designs for discussion. After
considering the proposed designs and wishes of the citizens, County staff, and the
petitioner's client; the petitioner's latest proposed plan shows a realignment of Stable Road
to connect with the existing signal light at Buck Mountain Road. Traffic exiting Franklin
Road would travel Stable Road and then enter the site through a full-access entrance
driveway. Stable Road would turn left at the proposed entrance and continue until
reconnected with the existing roadway. A second "right in/left out" driveway from Stable
Road is proposed near the rear of the proposed shopping center. This entrance would
allow delivery traffic to enter the site and travel behind the proposed building. Traffic
exiting the site at this driveway would be forced to turn left on to Stable Road toward the
traffic signal, rather than right, past residences on Stable Road. "Local Traffic Only" signs
are proposed to discourage traffic from exiting the site and turning right on to northbound
Stable Road.
Traffic Impact Analysis. The petitioner's traffic engineer conducted a traffic impact analysis
of the proposed development. The County hired Hayes, Seay, Mattern & Matern (HSMM),
a local engineering firm, to review the report. In a letter dated October 16, 2006, HSMM
commented on the report. The report recommended that geometric and operational
improvements to public streets should be designed not only for the planned 2008 opening
of the center but also for six years beyond buildout. The report also recommended two
left-turn lanes from southbound Franklin Road into Stable Road rather than one turn lane.
In addition, the report stated that it should be made clear that the developer is responsible
for constructing road improvements associated with the development. Staff is suggesting
this statement of responsibility for road improvements as a condition of the special use
permit.
Entrance from Clearbrook Lane. There has been discussion about the entrance to the site
from the intersection of Clearbrook Village Lane and Clearbrook Lane including where the
public right-of-way would end and the private entrance would begin, as well as the required
improvements to Clearbrook Village Lane. The Virginia Department of Transportation
(VDOT) will determine how the developer terminates Clearbrook Lane and what
improvements will be required to both streets. As is the case with Stable Road, "Local
Traffic Only" signs are proposed to discourage traffic exiting the site from traveling on
Clearbrook Lane. In addition, staff is suggesting a condition that the construction entrance
will be at the same location as the proposed entrance from Clearbrook Lane shown on the
petitioner's site plan.
2
Site Design
Stormwater Management. There has been discussion of whether the stormwater
management facilities could be constructed underground. The petitioner has proposed
above-ground facilities due to the cost of underground facilities. A condition requiring
underground detention is not recommended. The Clearbrook Village Overlay District
(CVOD) requires that all above ground stormwater management areas be landscaped in
order to create a 75% screening of the facility. There have also been discussions of a
possible off-site, regional stormwater management facility being constructed downstream
from the site. If this happens, one or more of the proposed stormwater management
facilities would not be necessary on the site, and an additional out parcel could be created
near the intersection of Franklin Road and Clearbrook Village Lane.
Retaining Wall. Questions arose from staff and the Planning Commission about the details
of a proposed retaining wall around the southeastern and southwestern sides of the
parking lot Details of the proposed wall submitted by the petitioner include a maximum
height of 12 feet and material and color to match the "Quick Brick" and color "Heritage" as
shown on the building elevations. Staff suggests a modified condition addressing these
specific details of the retaining wall.
Landscaping. Questions arose from citizens, staff, and the Planning Commission about
the details of the proposed extra buffer plantings for views from the Blue Ridge Parkway.
The petitioner's landscape architect has prepared plans that show specific detail for not
only the required landscaping along the Singing Hills Road right-of-way but additional
planting to screen the site from the Blue Ridge Parkway. The preliminary grading plan
shows the cut slopes starting at least 40 feet from the northern property line along Singing
Hills Road. This leaves the existing vegetation and trees as well as the existing topography
and soils. The landscape plan shows a design that also includes existing trees. And, by
keeping the existing topography, the screening effect of the landscaping will be enhanced
by plantings on some high points of the land as well as in the existing topsoil. The
suggested condition regarding landscaping references the overall landscape plan shown to
the Planning Commission, plus the "Singing Hills Landscape Buffer" dated October 13,
2006.
Architecture
Building Plans. The Planning Commission had asked if the background color for the main
building sign could be changed from blue to green. The petitioners have responded and
amended their building drawings to show a green background for the sign. In addition,
staff asked the architects to show the peak heights on the decorative facade gables. The
proposed roof is a mansard type, with a deck line sloping from approximately 25 feet to 19
feet. Decorative mansard walls and gables surround the building with a range of heights.
The mansard walls are shown varying in height by approximately 26 feet to 35 feet from
grade to the top of the mansard wall. Decorative gables that project above the mansard
walls are shown on three sides of the building. These range in peak height from
approximately 40 and 41 feet on the left side and rear respectively to approximately 47 and
3
48 feet on the front facade. With the exception of the sign color and peak heights of the
decorative gables, the architectural plans remain as presented to the Planning
Commission. The recommended condition of conformance with the architectural plans
references a new plan date of October 13, 2006.
Building perspective views. Citizens, staff, and the Planning Commission had asked for
some perspective views of the proposed development from various view points around the
site. The petitioner has provided a "sight line" drawing with two cross-section views from
Singing Hills Road and Clearbrook Baptist Church. These views include the proposed
landscaping and site grading. The petitioner has also provided two additional perspective
plans. One is an architects rendering of the views from the intersection of Stable Road and
Singing Hills Road and the intersection of Franklin Road and Clearbrook Village Lane. The
Stable Road view shows required landscaping in the foreground and portions of the roof
facade treatments in the background. The Franklin Road view shows the proposed
retaining wall with landscaping at its base plus the parking lot landscaping and the building
front facade. The second perspective plan shows two photographs with views of the
proposed building simulated in the photographs. Photograph 1 shows a view angle from
Franklin Road southbound. Photograph 2 shows a view angle from near the Buck
Mountain Road signal light.
Rooftop mechanical equipment screening. County staff has requested information
regarding how rooftop mechanical equipment will be screened from view. The petitioner
responded that the mansard walls project above the roof deck line anywhere from 5 feet to
9 feet, and they expect these walls to achieve a screening effect. However, they have
indicated that they are prepared to add additional screening panels around the equipment
if the mansard walls do not completely address the issue. Staff recommends that all
rooftop mechanical equipment shall be screened as condition of the special use permit.
Signs. As mentioned above, the petitioner has changed the background color of the main
wall sign from "Nobility Blue" to "Evergreen", All signs on the site are subject to CVOD
zoning regulations. Signs shown on building elevations are for illustrative purposes only.
Staff has not given any preliminary approval of proposed signs, and approval ofthe special
use permit would not grant approval of the sign plan.
County staff has inquired about any freestanding signs. The petitioner has responded that
they understand that the CVOD zoning district requires monument style for any
freestanding signs, and they intend to construct the signs with architectural materials and
colors to match the building. Staff recommends that any monument signs on the site shall
match the building materials and colors as a condition.
Operational
Noise. Citizens and Planning Commissioners inquired about potential noise from late night
deliveries, idling trucks, dumpster emptying, hours of operation for the minor automobile
repair, and outside speakers. The petitioner responded that their operations require trucks
to not idle after docking, the dumpster/compactor will be loaded or unloaded during the
4
day, and that the minor automobile repair will be enclosed within the building. Chapter 13,
Article II, of the Roanoke County Code addresses noise disturbances and prohibits such
disturbances between the hours of 10:00 p.m. and 7:00 a.m. This prohibition applies to
commercial and industrial activities. The definition of noise disturbance includes loading
and unloading of trucks within 100 yards of a residence, motor vehicle repair that is plainly
audible across property lines, and sound from loudspeakers. Staff does not recommend
condition(s) applying to operational noise.
Parking of recreational vehicles. Citizens and Planning Commissioners inquired about the
overnight parking of recreational vehicles and trucks in the parking lot. This is a matter that
is handled by the shopping center management, as well as County Police, when
necessary. As a special use permit condition, it would be difficult to enforce with zoning
staff and is not recommended as a condition.
Recommended Special Use Permit Conditions
1. The 41~ acre site shall be developed in substantial conformance with the site plan
prepared by Wolverton & Associates dated October 13, 2006.
2. All buildings on the 41~ acre site shall be constructed in substantial conformance with
the architectural plans, including specific exterior materials and colors, prepared by
Perkowitz & Ruth dated October 13, 2006.
3. All roof top mechanical equipment shall be screened from view from the Blue Ridge
Parkway and U.S. Route 220.
4. All retaining walls shall have a maximum height of 12 feet and shall match the exterior
material "Quick Brick" and color "Heritage" as shown on the architectural plans
prepared by Perkowitz & Ruth dated October 13, 2006. Retaining walls within any
required buffer yard shall not exceed 4 feet.
5. All freestanding signs shall be monument-style signs and shall be constructed with
materials and colors that match the buildings per the architectural plans prepared by
Perkowitz & Ruth dated October 13, 2006.
6. The 41~ acre site shall be developed in substantial conformance with the landscaping
plan prepared by Hill Studio dated September 26, 2006, and include the specific
details shown on the "Singing Hills Road Landscape Buffer" plan prepared by Hill
Studio dated October 13, 2006.
7. The construction entrance shall be located at the Clearbrook Lane entrance as shown
on the site plan prepared by Wolverton & Associates dated October 13, 2006.
8. The applicant/developer shall be responsible for constructing reasonable and
necessary off-site improvements to the public road system, the need for which is
substantially generated and reasonably required by the development.
5
STAFF RECOMMENDATION:
It is recommended that ifthe Board gives favorable consideration to this rezoning and SUP
application, that the proposed conditions be added to the approval of the SUP.
6
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CLEARBROOK DEVELOPMENT
SINGING HILLS RD LANDSCAPE BUFFER
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REVISED 10-13-06
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----
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PETITIONER:
CASE NUMBER:
Holrob Investments, LLC
28-10/2006
Planning Commission Hearing Date: October 3, 2006
Board of Supervisors Hearing Date: October 24, 2006
A. REQUEST
The petition of Holrob Investments, LLC to rezone 4.1:!: acres from AR, Agricultural Residential
District, to C-2, General Commercial, and CVOD, Clearbrook Village Overlay District, and to
obtain a special use permit to operate a retail sales establishment with gross floor area greater
than 50,000 square feet, garden center, and minor automobile repair facility on 41:!: acres,
located in the 5200 block of Franklin Road, Stable Road, Clearbrook Lane, Singing Hills Road,
and Sunset Drive, Cave Spring Magisterial District.
B. CITIZEN COMMENTS
The petition generated significant interest at the public hearing, as the Board meeting room
was almost filled to capacity. Nine citizens spoke at the hearing. Several citizens
expressed concerns about traffic impacts and vehicle access to the site. The proposed
entrance from Stable Road, and the need to separate shopping center traffic from local
traffic were also mentioned. One citizen asked for more information regarding site
perspective drawings from multiple angles in order to help the Commission and Board of
Supervisors visualize the built site and the landscaping. One citizen voiced concerns about
the project's conformance with the Clearbrook Design Guidelines. One citizen presented a
list of 11 conditions that their neighborhood was suggesting that the Commission impose on
the special use permit. Several citizens spoke in favor of the petition.
C. SUMMARY OF COMMISSION DISCUSSION
Mr. Jarrell inquired about Fire and Rescue service. Mr. Azar asked for a clarification of
purpose of the Clearbrook Design Guidelines. Ms. Hooker asked for additional information
about landscaping, and commented that the buffer yard landscaping would be ineffective if
planted on cut slopes behind the buildings. Mr. Jarrell and Mr. Azar asked about the
proposed retaining wall elevations and height, as well as overall site grading. Mr. McNeil
expressed concerns about visibility of the stormwater detention ponds, and whether the
facilities could be underground. Mr. McNeil also commented about the blue color panel on
the proposed buHding front elevation, and said he preferred an earth tone. Mr. McNeil
inquired about dumpster screening, hours of operation, and overnight parking on the site.
The petitioner's representatives answered the Commissioner's questions and reviewed the
specific concerns and the proposed site development plans. The petitioner's
representatives indicated that they were in agreement with the special use permit conditions
proposed by the neighborhood. Ms. Hooker asked staff if the conditions were enforceable.
Staff responded they needed time to review, but it appeared some conditions may not be
enforceable. Ms. Hooker suggested proceeding with the petition as presented.
D. CONDITIONS
1. The 41 +/- acre site shall be developed in substantial conformance with the site plan
prepared by Wolverton & Associates, dated 9/25/06.
2. All buildings on the 41 +/- acre site shall be constructed in substantial conformance with the
architectural plans, including specific exterior materials and colors, prepared by Perkowitz &
Ruth, dated 9/25/06.
4
3. The 41 +/- acre site shall be developed in substantial conformance with the landscaping
plan, including specific details for screening of Blue Ridge Parkway views, prepared by Hill
Studio, dated 9/26/06.
4. All retaining walls shall match the exterior materials and colors per the architectural plans
prepared by Perkowitz & Ruth, dated 9/25/06.
E. COMMISSION ACTION
Mr. McNeil recommended approval of the requested rezoning with no conditions. Motion
carried 5-0. Mr. McNeil recommended approval of the requested special use permits with
the 4 conditions suggested by staff, and With the understanding that staff would continue to
work with the petitioners to resolve the Stable Road access issue, and staff would also
evaluate the 11 conditions proposed by the citizens, and incorporate them into the special
use permit conditions if feasible. The motion carried 4-1 .
F. DISSENTING PERSPECTIVE
In his dissenting vote for approval of the special use permits, Mr. Jarrell cited the need for
more answers, uncertainty on some issues including the proposed retaining wall, potential
impacts to Clearbrook Elementary School. He also hoped that the issues could be worked
out before the Board of Supervisors meeting.
G.
ATTACHMENTS:
_ Concept Plan
_ Staff Report
_ Vicinity Map
Other
Philip Thompson, Secretary
Roanoke County Planning Commission
5
Petitioner:
Holrob Investments, LLC
Request:
Rezone 4.1 +/- acres from AR, Agricultural Residential District, to C-2, General
Commercial, and CVOD, Clearbrook Village Overlay District, and to obtain a
special use permit to operate a retail sales establishment with gross floor area
greater than 50,000 square feet, garden center, and minor automobile repair
facility on 41 +/- acres.
Location:
5200 block of Franklin Road, Stable Road, Clearbrook Lane, Singing Hills Road
and Sunset Drive
Magisterial District:
Cave Spring
1. The 41 +/ - acre site shall be developed in substantial conformance with
the site plan prepared by Wolverton & Associates, dated 9/25/06.
2. All buildings on the 41 +/- acre site shall be constructed in substantial
conformance with the architectural plans, including specific exterior
materials and colors, prepared by Perkowitz & Ruth, dated 9/25/06.
3. The 41 +/ - acre site shall be developed in substantial conformance with
the landscaping plan, including specific details for screening of Blue
Ridge Parkway views, prepared by Hill Studio, dated 9/26/06.
4. All retaining walls shall match the exterior materials and colors per the
architectural plans prepared by Perkowitz & Ruth, dated 9/25/06.
Suggested Special Use
Permit Conditions:
EXECUTIVE SUMMARY:
The proposed development encompasses 17 properties totaling 41 +/- acres. Three of the tracts totaling
4.1 +/- acres would be rezoned from AR to C-2 and CVOD. A special use permit for a retail
development exceeding 50,000 square feet is being requested for the entire site. Special use permits are
being requested for garden center and minor automobile repair; two other uses within the main Anchor I
building. Since the rezoning applies to only 10% of the site, no proffers have been submitted by the
petitioner because the proffers would not apply to the remaining 90% ofthe site. Rather, the petitioner
expects to abide by special use permit conditions imposed by the Board of Supervisors for the entire site.
The site plan shows a 203,819 square foot retail anchor store and two 16,000 square foot buildings
identified as Shops A and Shops B located to the east of the main anchor building. Parking for these
three buildings is shown in a large parking lot to the front (south) of the buildings. Three "out lots" are
shown at or near the intersection of Clearbrook Lane and Clearbrook Village Lane. Storm water
management ponds are shown at three different locations along Stable Road and Franklin Road. Per the
site plan, the larger ofthe three storm water management areas could become a fourth "out lot" if a
regional stormwater management facility can be constructed off the site.
The site would be accessed via Clearbrook Village Lane and Stable Road. Each of these streets have
existing or proposed signalized access to Franklin Road. Clearbrook Village Lane aligns with the traffic
signal at Indian Grave Road, and was constructed in order to serve potential commercial development at
the site. Clearbrook Village Lane is currently only two lanes, and the developer would construct
additional travel lanes as required by VDOT. Stable Road is proposed to be reconstructed to align with
Buck Mountain Road at the existing traffic signal. Alternative designs for the Stable Road
reconstruction have been proposed by the developer and would require VDOT approval.
In December 2000, the Roanoke County Board of Supervisors amended the zoning ordinance to include
the regulations for the Clearbrook Village Overlay District (CVOD) and subsequently rezoned 133 acres
to C-2, General Commercial and CVOD. Also, in December 2000, the Board of Supervisors amended
the Roanoke County Community Plan to include the Design Guidelines for the Clearbrook Village
Commercial Overlay District. This petition is the first request for special use permit or rezoning since
the December 2000 zoning and Community Plan amendments. Since the petition requires legislative
review, the PlaIUling Commission and Board of Supervisors have an opportunity to review many details
of the proposed development, and to impose conditions on the development to help implement goals and
objectives of the Roanoke County Community Plan.
Holrob Investments, LLC has acquired options on 41 +/- acres in the Clearbrook area. The development
company understands the additional zoning regulations in the CVOD and also understands the
Community Plan Design Guidelines under which this petition is being reviewed. They presented their
plans to the Clearbrook community and received valuable public input. Adjustments to the development
plans have been made in response to community and staff input. Information about projected traffic
generation and distribution of the traffic volumes has been submitted and is included in this report. A
complete traffic impact analysis detailing necessary improvements to Franklin Road and surrounding
affected streets is underway at the time of this report.
The developer has submitted site, architectural and landscape plans with their rezoning and special use
permit request. The drawings address typical zoning standards in the CVOD as well as other site layout
and architectural treatments suggested in the Design Guidelines for the Clearbrook Village Commercial
Overlay District. If the Planning Commission recommends approval of the special use permit, staff
suggests several conditions referencing the site plans.
1. APPLICABLE REGULATIONS
Clearbrook Village Overlay District (CVOD) contains zoning regulations that supplement the
underlying C~2 General Commercial zoning district. The CVOD permits a wide variety of uses
by right and by special use permit. It also requires specific development standards for
landscaping, signage, building height, lot coverage, lighting, parking and utilities.
In the CVOD, a special use permit is required for retail use that exceeds 50,000 square feet of
gross floor area, garden center and minor automobile repair.
Roanoke County approval is required for site development and building plans.
Virginia Department of Transportation (VDOT) approval is required for the proposed commercial
entrance.
2. ANAL YSIS OF EXISTING CONDITIONS
Background - Public water services were extended into parts of the Clearbrook community in the
mid 1980s. In the mid to late 1990s, public water and sanitary sewer services were extended to
serve Clearbrook Elementary School and surrounding businesses. An addition to Clearbrook
Elementary School was built in the late 1990s as well. Recognizing the potential for future
growth in the area, the Planning Commission and Board of Supervisors designated a large area of
2
Clearbrook as "Core" commercial future land use in the 1998 update of the Roanoke County
Community Plan.
In the spring of 2000, county staff began to work with the residents of Clearbrook to prepare
detailed planning and zoning standards for the community. With the guidance and assistance of a
committee of Clearbrook residents and business owners, county staff prepared a policy document
of design guidelines to be included in the Community Plan, plus an overlay zoning district to
supplement the underlying zoning district. The staff report to the Planning Commission and
Board of Supervisors cited several factors affecting future growth in Clearbrook: recent public
investments in water and sanitary sewer services and the resulting increase in commercial
development potential; recent changes in ownership of large vacant or under-developed tracts in
Clearbrook; and efforts by an out-of-state real estate company to aggregate 30+ acres for a large
commercial user. In December, 2000 the Board of Supervisors amended the Community Plan to
include the Design Guidelines for the Clearbrook Village Commercial Overlay District. The
Board of Supervisors also amended the zoning ordinance to include the text of the Clearbrook
Village Overlay District (CVOD). At the same time, the Board of Supervisors rezoned
approximately 133 acres to the C-2, General Commercial District, and the Clearbrook Village
Overlay District.
In 2001, the County and VDOT began designing a new traffic control signal at the intersection of
Franklin Road and Indian Grave Road. Initially this stoplight was designed for a 3-way
intersection. During the design phase of the project, the intersection was redesigned to a 4-way
intersection, with the addition of a new street to serve potential commercial development.
Clearbrook Village Lane was constructed to connect the new traffic signal to Clearbrook Lane.
During the design phase of the new signalized intersection, a traffic impact analysis was
conducted to assess existing traffic conditions and the traffic impact of proposed development in
the Clearbrook Area. The study considered the impacts of a large retail store of 150,000 to
200,000 square feet as well as a proposed Virginia Department of Motor Vehicles facility; both
developments to be accessed from Clearbrook Village Lane. The study also took into
consideration the potential development of a large church on Indian Grave Road.
In 2005, county staff met with representatives of the Clearbrook Civic League to review and
evaluate the CVOD zoning regulations and the Community Plan Design Guidelines for the
Clearbrook Village Commercial Overlay District. Several alternatives were discussed ranging
from adding new regulations to the CVOD, to completely removing the CVOD. No consensus
was achieved to make amendments to the CVOD.
TopographyNegetation - Topography of the site is gently rolling with slopes less than 15%.
Drainage is generally to the southeast toward an unnamed tributary of Back Creek. This creek
flows parallel to U.S. 220, Franklin Road and has floodplain areas that would affect the design of
the site along the Franklin Road frontage.
Much of the site is open grassy meadows with some groves of trees. Residential yards,
landscaping and trees surround the homes that are subject to purchase in the project.
Surrounding Neighborhood - Properties to the south and west are zoned C-2, General
Commercial and CVOD, Clearbrook Village Overlay District. Land uses to the south include a
vacant tract and a medical office. Land uses across Franklin Road include medical offices, the
Clearbrook Fire & Rescue Station, Clearbrook Elementary School, and a retail establishment.
Several new automobile sales businesses are located across Stable Road to the west and
3
northwest. Properties to the north and east are zoned AR, Agricultural Residential and contain
single family homes and a church. These homes and the church are located on Stable Road,
Singing Hills Road, Sunset Road and Clearbrook Lane. The Blue Ridge Parkway right-of-way
adjoins to the rear (north) of the Singing Hil1s Road neighbors. At its closest point, the Parkway
road is approximately 900 feet from the northern boundary of the site. The surrounding
neighbors as well as visitors traveling the Blue Ridge Parkway have views of the site. Landscape
screening and buffer yards will be important in order to mitigate impacts to these views.
3. ANAL YSIS OF PROPOSED DEVELOPMENT
Site Layout/Architecture - The proposed development encompasses 17 properties totaling 41 +/-
acres. Three of the tracts totaling 4.1 +/- acres would be rezoned from AR to C-2 and CVOD. A
special use permit for a retail development exceeding 50,000 square feet is being requested for
the entire site. Special use permits are being requested for garden center and minor automobile
repair; two other uses within the main Anchor 1 building. Since the rezoning applies to only 10%
ofthe site, no proffers have been submitted by the petitioner because the proffers would not apply
to the remaining 90% of the site. Rather, the petitioner expects to abide by special use permit
conditions imposed by the Board of Supervisors for the entire site.
The site plan shows a 203,819 square foot retail anchor store and two 16,000 square foot
buildings identified as Shops A and Shops B located to the east of the main anchor building.
Parking for these three buildings is shown in a large parking lot to the front (south) of the
buildings. Three "out lots" are shown at or near the intersection of Clearbrook Lane and
Clearbrook Village Lane~ Stormwater management ponds are shown at three different locations
along Stable Road and Franklin Road. Per the site plan, the larger of the three stormwater
management areas could become a fourth "out lot" if a regional stormwater management facility
can be constructed off the site.
The site plan shows a finished floor elevation of 1177 feet for the large anchor store. This
elevation is approximately 13 to 44 feet below the elevations on Stable Road and approximately
37 feet above the elevation at the intersection of Franklin Road and Clearbrook Village Lane.
The finished floor would be approximately 77 feet below the elevation of the Blue Ridge
Parkway road at the parkway entrance intersection. The site plans indicate the topography of the
site would be lowered behind the Anchor 1 and Shops A & B buildings, and raised at the south
side of the parking lot. Without preliminary grading plans, it is unclear where the cut slopes
begin in relation to the property lines to the rear of the three buildings. A landscape berm is
required where the site adjoins all public rights-of-way, and would be required along the Singing
Hills Road frontage. Landscape screening and buffer yards are required where the site adj oins
AR zoning. Staff recommends that the petitioner indicate where the cut slopes would begin so
that adequate space for required landscaping may be allowed. In addition, the petitioner should
indicate whether or not existing vegetation might be preserved in the buffer yard area behind
Clearbrook Baptist Church. A retaining wall is indicated along much of the south side of the
parking area. The height of the wall will vary with topographic changes, but no details have been
provided for the retaining wall. The highest point of the retaining wall would be near the
intersection of Franklin Road and Clearbrook Village Lane. The construction materials and
height of the wall, as well as base elevation of the wall in relation to the adj acent roadways,
would affect the visual appearance of the wall. Staff suggests the petitioner provide details of the
retaining wall such as top and bottom heights of the wall, material composition and color that is
compatible with the architecture of the buildings.
4
The landscaping plans submitted with the special use permit application show required screening
and buffer yards where the site adjoins the AR zoning district. Required landscaping is also
shown where buildings and parking areas adjoin street right-of-ways. Additional screening and
buffer yard is shown along the northern side of the site as "Extra Buffer Plantings For Views
From The Blue Ridge Parkway". Specific details for the extra buffer plantings are recommended
as a condition of the special use permit. Blue Ridge Parkway staff have commented that they
have been working, and will continue working with Holrob Investments, LLC. to make their
concerns known. With the right combination of grading, building architectural treatment, and
landscaping, the Park Service staff believe the overall effects on the parkway viewshed can be
mitigated. They also stated additional concerns about potential light glare from the site.
Architectural elevations ofthe Anchor I building have been submitted with the special use permit
petition. The elevations show variations in the facades and rooflines in order to break up the
visual effect of the large walls and the main roof. Decorative mansard walls with varied heights,
false gables, pitched roof extensions and dormer windows combine to give an effect of smaller
store fronts. While the main roof of the structure will be flat, the varied roof shapes and heights
shown on the architectural elevations help to give the appearance of multiple roof planes.
Exterior materials and colors are specified on the drawings. A combination of brick, split-faced
block, and dryvit exterior finishes are shown on the front and sides of the building. The rear
elevation shows split-faced block and dryvit finish. Conformance with these architectural
elevations, including the specific materials and colors, should be made a condition of the special
use permit.
In addition to tne retail development exceeding 50,000 square feet, the requested special use
permit is, for a garden center and minor automobile repair. Both of these uses would be part of
the main anchor building. According to the architects, the garden center would be approximately
20,700 square feet, and located on the southern comer of the building; facing both the front and ,
side of the building. It would be an open air facility with about 75% of the space under roof or
shade cloth. Approximately 5,600 square feet of display area would be in the open. Customers
would be able to drive through the facility to load their purchases. The garden center and the
drive through area would be enclosed by a decorative black wrought iron fence. Staff has asked
the architects to provide details of the fence for the Planning Commission and Board of
Supervisors to review. The minor automobile repair would be approximately 7,600 square feet,
and would be a tire and lube center. It would be located on the western comer of the building
facing Franklin/Stable Road, and would be completely enclosed within the building. The
architectural elevations show five service bays with overhead doors on the side of the building.
Two of the bays would extend through the building toward the loading areas, in order to drive
longer vehicles through the facility.
Architectural elevations are not shown for Shops A & B, or any of the out lots. However, all of
these sites are included in the special use permit petition. Staff recommends that any conditions
regarding architecture design, materials and colors should be also applied to all other future
structures on the site.
Access/Traffic Circulation - The site would be accessed via Clearbrook Village Lane and Stable
Road. Each of these streets have existing or proposed signalized access to Franklin Road.
Clearbrook Village Lane aligns with the traffic signal at Indian Grave Road, and was constructed
in order to serve potential commercial development at the site. Clearbrook Village Lane is
currently only two lanes, and the developer would construct additional travel lanes as required by
VDOT. Stable Road is proposed to be reconstructed to align with Buck Mountain Road at the
5
existing traffic signal. Alternative designs for the Stable Road reconstruction have been proposed
by the developer and would require VDOT approval. At a community meeting for the project,
several neighbors of the project voiced concerns about traffic on local streets, and asked if there
were any ways to separate the project's traffic from the northern parts of Stable Road and the
southern parts of Clearbrook Lane. The developer offered to consider those alternatives. The
revised site plan shows "local traffic only" and "no thru traffic" signs to be installed at the
intersections of local roads and the shopping center entrances. Any signs installed in a public
right-of-way would require VDOT approval.
Regarding the Stable Road access, the petitioner has revised the site plan to show a more direct
access from Franklin Road to the site. Stable Road would be realigned to meet the access road,
and "local traffic only" signs would be placed at the intersection of the Stable Road and the
entrance road. In addition, no direct access is proposed from the rear of the shopping center to
Stable Road. As mentioned above, the realignment of Stable Road as well as new commercial
entrances are subject to VDOT approval.
A traffic impact analysis is currently being performed by Ramey Kemp & Associates
from Winston-Salem, NC. The results of the study are necessary to provide VDOT with
information about turn lanes, tapers, and traffic signal modifications. The complete traffic impact
analysis has not been submitted to staff at the time of this report. However, trip generation and
distribution calculations have been provided by the traffic engineers. Trip generation estimates
are listed below:
Land Use (ITE Code) Density Daily AM Peak PM Peak
Traffic Enter Exit Enter Exit
Supercenter (813) 203,819 sf 11,130 191 184 394 410
Retail (820)* 44,400 sf 1,907 28 18 80 87
Sit-Down Rest. (932) 7,000 sf 890 42 39 47 30
Sit-Down Rest. (932) 7,000 sf 890 42 39 47 30
Fast-Food w/Drive-Thru
(934) 3,500 sf 1,736 95 91 63 58
Sub- Total 16,553 398 371 631 615
Pass-By Trips (15%) 2,483 58 58 93 93
Primary Trips 14,070 340 313 538 522
* Calculated using Rates
Please note that the calculations provided above include a fast food restaurant for illustrative
purposes. A stand-alone fast food restaurant with drive through facilities is not proposed as part
ofthe current petition and would require an additional special use permit review by the Planning
Commission and Board of Supervisors.
The traffic engineers estimated primary trip distribution in order to project how the traffic would
enter and exit the development; and the percentage of that traffic on particular streets. The traffic
turning movements are estimated for entering and exiting traffic in both the morning and evening
peak hours. The traffic engineers also estimate that 54% of the traffic would travel Franklin Road
north to go to and from the development; 30% would travel Franklin Road south; 15% would
travel Buck Mountain Road; and I % would travel Indian Grave Road.
6
2004 VDOT daily traffic volume estimates for Franklin Road are as follows:
From
Franklin Co Line
To
Blue Ridge Parkway
Annual Average Daily Traffic
28,000
Blue Ridge Pkwy
Roanoke City Limits
29,000
Roanoke City Limits Rt 419
41,000
Out lots 1 - 3 would have frontage on Clearbrook Village Lane and Clearbrook Lane.
Clearbrook Village Lane is designed as a divided roadway with no median cuts. New
commercial entrances from Clearbrook Village Lane to the out lots would likely be right in and
right out only. New commercial entrances from Clearbrook Lane and Stable Lane would serve
the main anchor development. Per the site plan, an internal driveway would provide a main
travel way between the two entrances as well as serve the parking lot aisles. Loading docks are
shown at the rear of the Anchor 1 building. Drive-through services are shown for the pharmacy,
garden center and minor automobile repair. The site plan lists parking ratios between 4.65 and
6.56 parking spaces per 1,000 square feet of building space. This exceeds the County standards
of 4.4 spaces per 1,000 square feet. Per the CVOD, any parking areas exceeding the
requirements of the zoning ordinance must use porous pavement material to assist with
storm water infiltration.
Staff has requested that the petitioner address pedestrian circulation on the site plan. The revised
site plan shows crosswalk connections between the Anchor 1 and Shops A & B. However, the
pedestrian circulation throughout the remainder of the' siJe'pee'ds to be addressed.
Fire & RescuelUtilities - Fire and Rescue service would be provided by the Clearbrook Fire
Station. Fire and Rescue staff have commented that they are in favor of widening Stable Road,
and the new Stable Road access that is shown on the site plan. The also commented that the size
and scope of the Anchor 1 building will require extensive involvement of the Fire Prevention
Division once sprinkler and fire alarm system installation begins.
Public water and sanitary sewer is available to the site. Eight inch public water and sanitary
sewer lines exist along the east side of Stable Road. The sanitary sewer line crosses Franklin
Road toward a pump station near Indian Grave Road. The water line continues along Clearbrook
Lane.
Community Meeting - A community meeting was held at Clearbrook Elementary School on
Wednesday September 13. Approximately 110 citizens attended the meeting. The first hour of
the meeting was an open house format. Citizens had a chance to view site, architectural and
landscaping plans, and discuss the project with the developers. County staff answered questions
and made a presentation about the upcoming legislative process. The petitioner's attorney
presented the development plans and introduced representatives from the development company.
Many of the comments at the community meeting centered around traffic. In addition to
comments about the configurations of the turn lanes and traffic signals on Franklin Road, several
citizens commented about the need to somehow isolate the development from local traffic on
Stable Road and Clearbrook Lane. The proposed reconstruction and realignment of Stable Road
was also a topic of discussion. The developer responded that they would evaluate the
possibilities of isolating or closing Stable Road and Clearbrook Lane. Since the community
7
meeting, the developers have proposed an alternative design for the realignment of Stable Road.
Traffic concerns with relation to Clearbrook Elementary School were also raised. Citizens also
commented about screening and buffering, landscaping visibility of the project, noise, lights,
water and sewer utilities, and stormwater management.
4. CONFORMANCE WITH ROANOKE COUNTY COMMUNITY PLAN
Most of the site is zoned C-2 and CVOD and is designated Core in the Community Plan Future
Land Use Guide. Core areas are where high intensity urban development is encouraged. Core
areas may be appropriate for larger-scale highway-oriented retail uses and regionally-based
shopping facilities. Planned shopping centers and clustered retail uses are encouraged in the core
areas. The three parcels requested to be rezoned from AR to C-2 and CVOD are designated
Transition. Transition areas encourage the orderly development of highway frontage parcels.
Transition areas generally serve as a buffer between highways and nearby or adjacent lower
intensity development. The proposed development conforms with the policies and guidelines of
the Community Plan Future Land Use Guide.
The Core and Transition designations parallel the "Primary" and "Secondary" areas in the Design
Guidelines for the Clearbrook Village Commercial Overlay District. The Primary area described
in the Design Guidelines was the area rezoned to C-2 and CVOD in December 2000. The
Secondary area surrounds the Primary area and is intended to designate land that may be suitable
for commercial development. If rezoning or special use permits are requested on the Secondary
area properties, the request would be evaluated based upon their Community Plan designation
and their conformance with the-Design Guidelines.
The Design Guidelines for -the Clearbrook Village Commercial Overlay District were adopted as
an amendment to the Roanoke Count Community Plan in December 2000. The Design
Guidelines are a policy document that offers ideas and presents desired standards for site layout,
architectural treatments, landscaping, lighting and signage. The Design Guidelines are a tool for
the Planning Commission and Board of Supervisors during review of rezoning and special use
permit petitions. Some ofthe guidelines related to landscaping, signage, building height, lot
coverage, lighting, parking and utilities were incorporated into the zoning regulations of the
CVOD, and thus apply to all development within the C-2! CVOD zoning district. Other
guidelines, such as those for site layout and architectural treatment, are especially useful for
legislative review of large retail developments. The petitioner has used both the CVOD zoning
regulations and the Design Guidelines to produce conceptual site, architectural and landscaping
drawings. These drawings were presented to the community. Since the community meeting, the
petitioners have made adjustments to the plans based on citizen and staff input. The architectural
renderings have been modified to include more variation in the rear elevation roofline, and to
show required building foundation landscape planting along the front fayade. The site plans have
been modified to show a more direct access from Franklin Road to the site. Stable Road would
be realigned to meet the access road, and "local traffic only" signs would be placed at the
intersection of the Stable Road and the entrance road. In addition, no direct access is proposed
from the rear of the shopping center to Stable Road. Signs restricting through traffic on
Clearbrook Lane are also proposed. The revised site and landscape plans need to show additional
details for a network of pedestrian walks, and details for the additional landscape plantings to
screen Blue Ridge Parkway views. With the addition ofthe requested modifications to the site
and landscape plans, the proposed development will be generally consistent with the goals,
objectives and guidelines ofthe Design Guidelines for the Clearbrook Village Commercial
Overlay District.
8
5. STAFF CONCLUSIONS
In December 2000, the Roanoke County Board of Supervisors amended the zoning ordinance to
include the regulations for the Clearbrook Village Overlay District (CVOD) and subsequently
rezoned 133 acres to C-2, General Commercial and CVOD. Also, in December 2000, the Board
of Supervisors amended the Roanoke County Community Plan to include the Design Guidelines
for the Clearbrook Village Commercial Overlay District. This petition is the first request for
special use permit or rezoning since the zoning and Community Plan amendments. Since the
petition requires legislative review, the Planning Commission and Board of Supervisors have an
opportunity to review many details of the proposed development, and to impose conditions on the
development to help implement goals and objectives of the Roanoke County Community Plan.
Holrob Investments, LLC has acquired options on 41 +/- acres in the Clearbrook area. The
development company understands the additional zoning regulations in the CVOD and also
understands the Community Plan Design Guidelines under which this petition is being reviewed.
They presented their plans to the Clearbrook community and received valuable public input.
Adjustments to the development plans have been made in response to community and staff input.
Information about projected traffic generation and distribution of the traffic volumes has been
submitted and is included in this report. A complete traffic impact analysis detailing necessary
improvements to Franklin Road and surrounding affected streets is underway at the time of this
report.
The developer has submitted site, architectural and landscape plans with their rezoning and
speciatusepermit request. The drawings address typical zoning standards in the CVOD as well
as other site layout and architectural treatments suggested in the Design Guidelines for the
Clearbrook Village Commercial Overlay District. If the Planning Commission recommends
. approval of the special use permit, staff suggests the following conditions referencing the site
plans:
1. The 41 +/- acre site shall be developed in substantial conformance with the site plan prepared by
Wolverton & Associates, dated 9/25/06.
2. All buildings on the 41 +/- acre site shall be constructed in substantial conformance with the
architectural plans, including specific exterior materials and colors, prepared by Perkowitz &
Ruth, dated 9/25/06.
3. The 41 +/- acre site shall be developed in substantial conformance with the landscaping plan,
including specific details for screening of Blue Ridge Parkway views, prepared by Hill Studio,
dated 9/26/06.
4. All retaining walls shall match the exterior materials and colors per the architectural plans
prepared by Perkowitz & Ruth, dated 9/25/06.
CASE NUMBER:
PREPARED BY:
HEARING
DATES:
A ttaclunents:
28-10/2006
David Holladay
PC: 10/3/06
BOS: 10/24/06
Zoning Map
Future Land Use Map
Application Materials
AR Zoning District Regulations
C-2 Zoning District Regulations
CVOD Zoning District Regulations
9
Rezoning requested
on 3 parcels
t Zon;na
I
_AG3
_EP
.AGl
AA
.AV
Cl
.C2
.'bCVOD
11
Special use permit
requested on entire
site.
~
t:ii:l12
.PCD
PRO
_PTD
Rl
R2
r- R3
R4
Roanoke County
Deparlment of
Community Development
Applicants Name: Ho/rob Investments, LLC
Existing Zoning: AR, C2/CVOD
Proposed Zoning: C2ICVOD, Special Use Permit
_ Tax Map Number: 88.03-01.01. 01,88.03-01-01.02,88,03-01-01.03,88.03-01-02,
88.03-01-03,88.03-01-04.01,88.03-01-06, 88.03-01-09, 88.04-01-26, 88,04-01-34,
88.04-01-35,88.04-01-36,88.04-01-38, 88.04-01-39, 88.04-01-39.01, 88,04-01-40,
88,04-01-41
Magisterial District: Cave Spring Area: 41+1- Acres
28 August, 2006 Scale:1 inch equals 300 reel
Future Land Use
_ CcInserv.a'lion
~ Rural PrEssr....
_ Rural Vrllage
Village Cenle.
De.....lopmllfll
N<>ighbOfhcod C""S8Nelion
_ Transition
_ Core
_ Principallnoosllial
-
Applicants Name: Holrob tnveslments, LLC
Existing Zoning: AR, C2/CVOD
Proposed Zoning: C2/CVOD, Special Use Permit
Tax Map Number: 88,03-01-01,01,88.03-01-01.02, 88.03-01-01.03, 88,03-01-02,
88.03-01-03,88.03-01-04.01,88.03-01-06, 88.03-01-09,88,04-01-26,88.04-01-34,
88.04-01-35, 88.04-01-36, 88.04-01-38, 88.04-01-39, 88.04-01-39.01, 88.04-01-40,
88.04-01-41
Magis/erial District: Cave Spring Area: 41 +/- Acres
28 August, 2006 Scale:1 inch equals 300 feet
Roanoke County
Deparlment of
Community Development
~- olDa \-)3,
County of Roanolce
For Staff Use Only
. Community Development Dale ~cd\'~d: RCC~
Planning & Zoning 9- '}-5-o~ l.
Api'lii:.1li~cc: .r( ~
p~ dale:
5204 Bernard Drive iH') .00 10-3-0'='
POBox 29&00 Plaemls isru.a: aDS dole:
Roanoke, V A 24018-0798 jQ-2l./-0b
(540) 772-2068 FAX (540) 776-7155 C..e Number cl~"; \ () I d ('Ii \)
ALL APPLICANTS I
Check type of application filed (check 1111 that IIpply)
:&:I Rezoning ~ Spednl Use o Variance o Waiver o A dministrntive Appeal o Comp Pllln (152-2232) Re\'lew
Applicants name/address whip Phone:
fb1rd,) :Ir1I1astna1tst LIC Worle 855::,'342-43726
63)) Ea1.rn Cti lie Cell II:
Krnxville, 'IN 37919 FAX No: PfiS-SSR-f49::.'
Owner's name/address whip Pbone II:
Work:
SEE SCHEDULE A FnxNo II:
Property Location Magisterial Dislrict Cave Sp:irg
SEE SCHEDULE A CDmmunity Planning orea: Cle..arbrook
Tax Map No : SEE S ClIED ULE A Existing Zoning: SEE SCHEDUlE A
Size or parcel(s): Acres: SEE SCHEDULE A Existing Land Use: SEE SCHEDULE A
REZONING, SPECIAL USE PERMIT, WAIVER AND COMP PIAN (lS-Z-Z2JZ) REVIEW gPllCANTS (RlSfW/CP)
Proposed Zocing: C2C\.m I
Proposed LWld Use: C1:rnreI:cial Ehw~ Center ~e parcel meet the minimum lot !lrea, width, and fronlage requiremenls of the requested dislrict7
No IF NO,A VARIANCE IS REQUIRED F~
Does the parcel meet the minimum criteria for the requesfed Use Type Yes No
IF' NO, A VARIANCE IS REQUIRED FffiST ~
If rezoning request, aTe conditions being proffered with this request? Yes
VARIANCE, WAIVER AND ADMINISTRATIVE APPEAL APPLICANTS (V/H'l'AA)
Vnrinncerwniver of Section(s) of the ROlll1oke County Zoning Ordinance in order to:
Appeal of Zoning Administrator's decision to
Appeal of Interpretation of Section(s): of the Roanoke County Zoning Ordinance
Appeal of InterpreUltion of Zoning Map tD
Is the oppJicntion complete? Please check if enclosed APPLICA nON WILL NOT BE ACCEPTED IF ANY OF THESE ITEMS
ARE MlSSlNG OR INCOMPLETE
RJSrw/CP VIM
rn COllsullntion
Applicntioll
lustifiClltion
I hereby certify that I nm eitherlhe o Wiler of th
of the O"'Tler
R/SlWfCP VIM R/SlWICP VIM
8 112" K II" concept plan ~ Applicntion ree
~. Metes lIlld bounds description ~ .:- Proffers, if npplienbl"
Water nnd sewer nppIlCll.tion Adjoining property oWnc~
opc:rtyor r's gcntorconlrae~pllrcbnscrnndn.m acting with the knowlcdgeund COllsent
2
JUSTJli1CATION FOR REZONlNG, SPECIAL USE PERMIT WAIVER OR COMP PLAN (15.Z.2l3!) REVIDW
REQUESTS
Applicant Ho lro b Inves tmen t s, TJ .C
The Planning Commission will study rezoning, specWl use permit wuiver or community plm (15 2.2232) review requests 10
delermIDe the need and justification for the chnnge in terms of public health, safety, and genernl welfare Please answer the
foDowing questions as thoroughly l'lS possible, Use additional space if necessary
Please explain how the request furthers the purposes of the Roanoke County Ordinance as welllls the purpose foood Ilt the
beginning of the applicable zocing district classification in the z.oning Ordinance
SEE ATIAmED.
Please explain how the project confoffilS to the generul guidelines and policies contained in the ROllnoke County Communily
Plnn -
SEE ATIAmED.
Plcage describe the impnct(s) oftbe request on the property itself, the ndjoiniDg properties, and the surrounding urea, as well as
the impacts on public services and facilities, including water/sewer, roads, schools, parks/recreation and fIre Elnd rescue
SEE ATIAmED.
3
JUSTIFICATION FOR REZONING AND SPECIAL USE PERMIT REQUESTS
Applicant:
Holrob Investments. LLC
Please explain how tlte request furthers the purposes of the Roanoke County Ordinance as
well as the purpose found at the beginning of the applicable zoning district classification in
the Zoning Ordinance.
Of the 17 tax map parcels which are the subject of this application, all but three are already
zoned C2CVOD. Those three parcels for which rezoning to C2CVOD is sought (parcels 088.04-
01-34, 088.04-01.35 and 088-04-01-26) adjoin the other parcels and complete the assemblage
required for this development. The Clearbrook Overlay District encourages commercial
development which is consistent with the community standards and design regulations
enumerated in the CVOD ordinances. This proposed shopping center, anchored by a national
retail store, will emphasize landscaping, building design, site design, lighting and signage control
consistent with the Clearbrook Village Overlay District regulations.
Please explain how the project conforms to the general guidelines and policies contained in
the Roanoke County Community Plan.
The County's Community Plan designates the future land use of the parcels which comprise this
development as either "core" or "transition". "Core" properties are specifically identified as
appropriate for high intensityur,ban development, including larger-scale highway-oriented retail
. . , .
uses and regionally-based shopping facilities. "Transition" properties, which buffer less intense
residential or other development, include planned and clustered retail uses. Property already
zoned C2CVOD is designated as a "Primary Area" for development in the Clearbrook Village
Design Guidelines. The three parcels for which rezoning to C2CVOD is sought are located in
the "Secondary Area". According to the Design Guidelines: "The Secondary Area designation is
used primarily as a safety valve to ensure that if and when those properties are rezoned they are
evaluated under the same guidelines as the adjoining properties within the Primary Area". By
including all these properties within one shopping center development and one rezoning/special
use application, comprehensive and consistent development pursuant to the Clearbrook Village
Overlay District regulations can be achieved.
Please describe the impact(s) of the request on the property itself, the adjoining properties, and
the surrounding area, as well as the impacts on public services and facilities, including
water/sewer, roads, schools, parks/recreation arId fire and rescue.
The proposed development will be a "value-added" neighbor, providing significantly more
revenue to the County than any resultant costs of public services. Not being a residential
development, Roanoke County schools will not be adversely impacted. Rather, the national
retailer which will be the anchor for the shopping center has established programs by which it
"partners" with local schools and other area non-profit organizations to enhance the quality of
life for its community. Impacts on traffic will be identified and analyzed by the developer,
VDOT and Roanoke County through a traffic impact study and any required improvements to
public rights of way will be made. Public water and sewer utilities will be extended to serve the
development. Although the concept plan shows on-site storm water management, the developer
is aware that Roanoke County is interested in creating a regional storm water management
system. If that regional system is available at the time final construction plans for the shopping
center are approved by Roanoke County, the developer would be interested in participating.
I CONCEPT PLAN CHECrQ.,IST
~
A concept plan ofllie proposed project must be robmit1ed with tlJe application 'ne concept plan shall grlIphical.ly depict the
land use cha.."1ge, development or variance that is to be considered Further, tIle plan shall address 8JlY potentinllond use or
design issues arising from the request.]n such cases invOlving rezonings, the applicunt may proffer conditions to limit the future
use a.nd development oflhe property and by so doing, correct any deficiencies that may not be mlll1ageable by County pennilting
regulations
The concept plan should not be confused with the site plllIl or plot plan that is required prior to the issoance of a building permit
Site pll1/1 and building permit procedures ensure compliance with Slnte and County development regulations Bnd may require
changes to the initial com:ept plBll Unless limiting conditions ore proffered end accepled in a rezoning or imposed on a special
llse permit or variance, the concept plan may be altered to the extent permitted by the zoning district and oUler regulations
A concept plan is required with all rezoning, special use pemlit, waiver, community plnn (152-2232) review nnd Vru1WICC
appliClllions The plan should be prepared by aprofessioDnl site plOllOer TIle level of detail UllIy vary, depending on the nature
of the request The County Plaoning Division staff may exempt some of the items or suggest !he addition of extra items, but !be
following Il....e considered minimum:
ALI.,.APPl.JCANTS -
..L a Applicant name and name of development
/ b Date, scale and north arrow
/ c l.ot siz:e in acres or square feet and dimensions
../ d. Location, names of owners IlDd Roanoke County lax map numbers of adjoining properties
../ e Pbysicn.\ features such as ground cover, natural waterco'l.lI1:es, floodplain, etc
./ [ The zoning nnd l!lOd use of all adjacent properties
./ g.7 Ail property lines and easements
./' h Ail buildings, elCisting and proposed, ane dimensions, floor llreannd heights
../ La ClItion, widths ~nd Mmes o[all elristing or platted streets or other public ways within or adjacent to the development
/ Dimensions and locations ofal! driveways, parlans spaces nnd loading spaces
Additional infor'malion rr!quired [or REZONING and SPECIAL USE PERMrT APPLICANTS
./' k
-
/
./ m
./' t].
./ 0
-
./ p
/ q
Exisling uLilities (wBter, sewer, storm drains) and connections at file site
Any driveways, entrnnm:s/exits, curb openings md crossovers
Topography map in a suitable scale Bnd contour intervals
Approximate slreet grades and site distances at intersections
Locations of all adjacent rue hydrants
Any proffered conditions at the site and how they Me mJdressed
If project is to be phased, please show phnse schedule
08/25/06
Dale
Holrob nvestments,
By: Robyn J. Askew
6
Community Development
Planning & Zoning Division
NOTICE TO APPLICANTS FOR REZONING, SUBDIVISION WAIVER,
PUBLIC STREET WAIVER, OR SPECIAL USE PERMIT PETITION
PLANNING COMMISSION APPLICATION ACCEPTANCE PROCEDURE
The Roanoke County Planning Conunission reserves the right to continue a Rezoning,
Subdivision Waiver, Public Street Waiver or Special Use Pennit petition if new or additional
infonnation is presented at the public hearing If it is the opinion of the majority of the
Planning Commissioners present at the scheduled public hearing that sufficient time was not
available for planning staff and/or an outside referral agency to adequately evaluate and
provide written comments and suggestions on the new or additional information prior to the
scheduled public hearing then the Planning Commission may vote to continue the petition
This continuance shall allow sufficient time for all necessary reviewing parties to evaluate
the new or additional information and provide written comments and suggestions to be
included in a written memorandum by planning staff to th~ Planning Commission The
Planning Commission shall consult with planning staff to determine if a continuance may be
warranted
POTENTIAL OF NEED FOR DtAFFrc ANALYSES 1\1m/oR TRAFFIc IMPACT STUDY
The Roanoke County Planning Commission reserves the right to continue a Rezoning,
Subdivision Waiver, Public Street Waiver, or Special Use Permit petition if the County
Transportation Engineering Manager or staff from the Virginia Department of Transportation
requests further traffic analyses and/or a traffic impact study that would be beneficial in
malcing a land use decision (Note: a list of potential land uses and situations that would
necessitate fUrther study is provided as part 0/ this application package)
This continuance shall allow sufficient time for all necessary reviewing parties to evaluate
the required traffic analyses and/or traffic impact study and to provide written comments
and/or suggestions to the planning staff and the Planning Commission If a continuance is
warranted, the applicant will be notified of the continuance and the newly scheduled public
hearing date.
Effective Dnte: April 19, 2D05
lie
VJ ~ -- /J1ft-r7 ~
By: jRobyn J. Askew
Ollie!
GLENN
FELDMANN
... ~ ,......,.__._. ...e __~
DARBY
. _ ~__.__. L'. '.' ,,_ .
GOODLA1TE
210 1st Street S.W
Suite 200
Post Office Box 2887
Roanoke. Virginia 24001
540,2248000
Fax 5402248050
gfdg@gfdg.com
MARYELLEN F. GOODLATTE
Direct Dial (540) 224-80] 8
E-mail mgoodlatte@gfdg.com
August 25, 2006
HAND DELIVERED
:Mr. David Holladay, Senior Planner
Roanoke County PI arming & Zoning
5204 Bernard Drive
Roanoke, Virginia 24018-0798
Re: Holrob Investments, LLC:
Application for Rezoning and Special Use Permit
(A) Parcels for which rezoning is sought:
088.04-01-26.00
088.04-01-34.00
088.04-0r':35.00
(B) Parcels for which special use permit is sought:
088.03-01-09.00 088.03-01-06.00
088.03-01-04.01 088.03-01-03.00
088.03-01-02.00 088.03-01-01.01
088.04-01-38.00 088.04-01-39.00
088.04-01-41.00 088.04-01-40.00
088.04-01-36.00 088.04-01-39.01
088.04-01-34.00 088.03-01-01.02
088.03-01-01.03 088.04-01-35.00
088.04-01.26.00
Dear David:
Enclosed please find our application to rezone the properties identified above
and to obtain a special use permit for all of the properties identified above.
As you can see from Schedule A to the application, all of the parcels except
for tax map nos. 088.04-01-34.00,088.04-01-35.00, and 088.04-01-26.00 are
already zoned C2CVOD. Those three parcels, currently zoned AR, are
requested to be rezoned to C2CVOD.
GLENN
FELDMANN
DARBY
GOODLATIE
Mr. David Holladay
August 25,2006
Page 2
The three parcels for which rezoning is sought total 4.05 acres. All of the
properties, including these three parcels, for which a special use pennit is
being sought, comprise 39.65 acres.
Plarmed for the site is a retail shopping center anchored by a national retail
store. Small shops and out-parcel development would complement the
anchor store. Because all of the properties are or will be subject to the
Clearbrook Village Overlay District regulations, we are requesting a special
use permit to allow the following uses on the property:
1. Retail use exceeding 50,000 sq. ft. of gross floor area
(~ 30-85-24.5(A) and 30-58-4(B));
2. Garden center use (~ 30-58-4(B)); and
3. Automobile repair services minor (~ 30-58-4(B)).
The anchor store will include the customary retail uses and services found in
a superstore. In addition to a garden center and tire and lube express, these
include a grocery, pharmacy (with a drive-thru), and fast food restaurant.
Pursuant to ~ 30-85-24(A)(2), we have been advised that a fast food
restaurant located within the anchor store will not require a special use pennit
if it does not include drive-in or curb service.
In addition to our application, please find the following supporting materials:
1. Original and one copy of the concept plan;
2. Metes and bounds descriptions;
3. List of adjoining property owners; and
4. Property owners' consents approving the rezoning and
special use pennit application.
Our check in the amount of $1,145.00 for the filing fee is also enclosed.
GLENN
FELDMANN
DARBY
GOODLAITE
Mr. David Holladay
August 25, 2006
Page 3
Thank you for your assistance and cooperation.
Very truly yours,
/)it--vYvl,{.,,_ez--o
()
Maryellen F. Goodlatte
MFG:lnh:5090017
Enclosures
c: Holrob Investments, LLC (w/enc.)
EVANGEL FOURSQUARE CHURCH TRUSTEES
Tax Map # 088.03-01-09.00
3l>Gli'rnING a: a poi.ne d;:!sicmaLea as "loA" 0:1 chi'!
h~'["eina!ter deecribec:l survey, c.he pol:1t and plat;:e
of begir~in91 thenc~ ~itb Secondary Ro~te 9J~, also
k.'tmm as Singi:og Hills Road, N. 74" 40' E" 559.40
feet t.o a point designated as "2" on the
he~ei~af~er described surveYi t.henc~ conti~uing
....ith Secondary R.oute 933, also K.nO'iolIl as Sinsing
Hills Road, N. 590 07' B., H6.5-4 teet to a po1.nt
design.atea aa '3" on en!! hereil'..a.fter described
survey; thence leaving Secondary ~oute 933 and wLth
the line of property no'W or for.narly o~ed by James
C. ~nd Kargaret C. Shelcon ~ cODtinu~ng wlch the
1 i n~ ot p=operty noW or formerly owned by
Cle~':"bro:;lk B~PC~!lt Cnu~ch, S. 4" ;6' ~'f ~45.12
teet (0-.. a point d~5ignate.j as "411 on t.he
hereina[:er described 6u~ey: thence N. B~v 22' ~.,
27.00 feel: to point. "5" as desisnated on ~he
hel'fin.afcer described liIurvey; thence S. 430 51' 0\)"
E.. 160.~2 feet to a point designated as <6< en ~he
hll~ein4t:ter desC'::,,:tbed ~'\J~eYj chene.. ...it.h the line
_ ,of p.ope-rty now or !orrn.erly o;med by F. H. Shel.l,
J." a.;;d Shirley W. Shell, S. 27. 1J' E" ::'-13.07
!eet to a point designated as "7" O~ the
hen:inatter descdbed survey; (hence leaYins- c.t\e
Shell property line ~nd ~ith the line of ~"~pe,ty
no..;. ';-rforn.erly c~e-d---;y ~'!'~ FDutZ:-S. 64' J2'
!of., 302.53 {&et CO a point designat.ed a:r -8. on the
bereina:ner described survey; t.nence S, 20. 46' E"
140.00 teet to Zl point designated &s .S" on the
hereinAeter desC.l~ ~urvey; thence ~ith the
property lines o( D. N, Hinnix, Doris C. Soard and
Mod-rJ-Xraft. Homell, !J:lc., S. 6P H' W" 791.79 fe<::t
to a. point d:el1:.gnate:d as 'HJ\" on t.lle her~in<f!u,:r
dlllsc::ibc-d plat: thence with ViI"9inia SecClnda-~
Ro-t.:ce 789, also "'~'1cr.-n aa Old Rocky Mount Road, N,
21. -0' 07' \o?, 47.07 tee!: to a poine oesignar.ed as
":'5". o~ the. hereinatte:r ct.esc:ribed p.lac; :::bence
Contl..l1\.Jl.ng ";o-l:hRoute 789. N.:n. 43' 07" W., 74.13
test. to .1 point de~ignate-" as "'Hi" on - (he
h~rei.no!l!ter _deacribe-d. :S1.ll:V~1 thence COliC 1nulag
Ir'~th ROI.H..e ,89, 1L 1'5'. 31' W" "-95,00 feet to il.
point: . ~e..ign4.ted ~Il ~1.7' on th., nllZ''!:il1otter-
d.escri.o~q plat.r chC!:lc1! lec!lving che Line of RouLe
78~, N, 73.26' S., <{O.DO fo-.et, IDO::~ or l'~3s to a
p-oiJ<'; designl!.t!!ld as "lOCftJ, th!!:nce ",it.n ..he Miller
p=cparty line, tl. 19. 4)' SOl :17E;,)6 teet to the
f>'Clint and pla.ce ot BBGrNH!}lG/ conca:!.ning 1 e . 3 ~
aCI'UI, more or leEs, as being snown On that survey
prep~;$d by C. B. L~cy, Jr" L,S" dated October ],
1991, thhd .Survey made tor Alvi..1.- L. Hillel" and
Mod-U~)(ran RDme!;, Inc,. / ::ecordea in tile- Circuit:
CO:Jrt Clerk'a Office of tJ\8 C_rcui.t' CO\j'L:' of
Ro~nor.~ Coun~y, Virginia, i.n Pla~ BoOok 13 pas""
1 B a j . , "
...
MOD-U-KRAF HOMES, INC.
Tax Map # 088.03-01-06.00
All that certain parcel of land located in Roanoke County, Virginia, and being 2.359 acres
lying on the east side of U.S. Rt. 220 and on the north side of Rt. 674 (Clearbrook Lane) as
shown on plat of survey made for Alvin L. Miller and Mod-U-Kraft Homes, Inc. (sic) made
by C. E. Lacy, Jr., dated October 3, 1991, and recorded in Plat Book 13, page 188, in the
office of the Circuit Court Clerk for Roanoke County, Virginia.
ROBBY DEE TATUM
Tax Map # 088.03-01-04.01
BEG!}(NING ..aJlOlm 00 \he~}' -d~ ~r\~ ~
Ro\J~ 614, }I.62. ~ E.. 121.6& n. from the ~ of ~
~ Jide orV'~ Secood.zry.~ 674 v.id)tt~ ~ A<<
or U. S, R.ou'.e 220: ~ ~ thcror'iherly d~ o( v~
~ twJtc 674, N, ZS. W 39" W.21!.~lt to J, ~ then:e
N. 62. 41' E.105. ~ it to I ~.; ~ B. W' .(6' E.. 220.0 !t t::3
I. pcim 00 the- north:::rly Pd: o{V~.Secoodzy ~ 671,; th::oc::
~tb ~ ~ S. 62' 47' W. ils:n l\. \0 the pUoce of~E.G1NNING,
ea:mi..ung 0.957 a...oe,. l.OO trore Mly ~ on ~"q ~ !or
~ D, ~ Qy T. P. Pirl:er &. Soo; E:l~'~ S~
d.C.ed ~ 2.5, 19&:2. o! ~ Ln the dcl'~ 01'5.::; of the Circu1t
Court (or th:: County ofR.n....-,ot::. YL':'gici.a, in Dcoi Booi: I J 87, ~o
1297.
GWYNN H. BOARD and EILEEN P. BOARD
Tax Map # 088.03-01-03.00
~Jua pcln.t OO~~y ~dY'~ ~. ~No. 674,
. wbi:h ~ point u.North 62de~ 47 ~ Sut $26.56. ~ from tho
~cl~~ctY~.~Rw~No.674 ~'i!htho
~ tI.cb eX O. S. RoW::;. NO. 22a,' tnd ccmc:-b ti:Q O:ml.d 1 ~ tnd
E:mi1yN'~~~m ~~y~aVupm..~
~ Nc. 614, Soom 6la,~ .(7 Ininute1 W=:;t 229.0.ff.'Ct to C1 ~ thence
1lIiih & now &e dJ:oog:b lbc Sudn. ~. Wado ~ Ncrth 20 d:;~ ~_
miont= ~ ~ \0 If.D 1:0::;. ~ North ~ ~ 32 tnimne: But 2Z:!..31
Eoet t!) en ~ tben:::e whb ~ lbO r:J Ooatldl M1n.clx. Dt. U. S. Sc.1th 2D.~
46 ~ But ~1.3: re::t ~ th: ~ at B.e:fmUng oootr.icl.nz 2..0 ac:rc:: LIld
~ptt t.-d u 'fu.c: "'B04 CQ a ~ d.ucl O:::tt:ba 13, uno, ?,..~ e:d by T. P.
Pad:::r, S. C. E... mt,.~ Uld te::::O:'d::d Mtb cb::d in D::od aool:: 914, pt;:o t 07.
DONALD 1. MINNIX and EMILY N. MINNIX
Tax -Map # 088.03-01-02.00
~GlRNmu at &. p<:liot QQ t:he H'M of 'h;ac(:.
No. 1 ~Dd.Z of tb.e J. E. Ku'tiD ~sti!te (lI1I
IIho<.."tl. Ot1 .. 1H1z.-\7<<T of II ?Q=~ioOQf t'n.. J. t.
l'..st'ti~ tJ t&~ 'P%"frP1:rwcd br C. 1. Kilcoll::l I.od
Son? S.C,t.) d&ted Sept~~r IfJ 195JJ
I'.tuched to aM re.ccrd!d vi-:.h .. oce'<l to tbe.
Clll-rK r I Offit:t of thllct.eu:h Cou=t of J!;o.po\(.
Coun~Yt Vi~ini~ i~ n~~:d t6~k 559 ~t ~ag6
559). add b..'siotd.ng: poio: hdn5 heated
.00 t.he M~tbc:r;:l, .10. a! Vi:rg:inh S r.He
Secondu)' Rout. 674,5. 2.0. G61 t. 10 teet:
f:rDa r.t\ oLd l.ro~, corner tt> the Fleyd Grey
~r.lbOr:. ~ ~ prop4:'-,. of ncord in Dud
1lo;~ 7i7'~-p:&i;'- 2ioi"~~~;Cl~"'\iith-~h& 'porth
ntd. of S:&t. s.ccedlt1 ~~ bi4, S. 62.
..74 W. US. Q.4 feet :0 a p.ci nt; chene. Io'i ch &
tIe't( UN U>':01J!b. thl bndn w.i &h .....dlll Fr~t':7
('tu~t; 1. on the afonnid tulcol.f11 I;urvay,
!.~=lr ~tt ~. ~r=1n and Lillian L.
Hl.r:ill prcporty), 1(, 2.0. U' .... ~81.'8 !ut
to &~ irotli t~'D~. I. 64- 32' t, 115.69 fac: to
III n 1roo; tl-..oca S. %0. 4.6 I ~. 'J 77 ,8 !eH ::'0
tN t>boe af J,U;nniI.1tl. iltnd eoOUillil'g 1.
t.C::'C.
VINE & BRANCH, INC.
Tax Map # 088.03-01-01.01
BEGINNING at a point along the easterly side of U. S. Route 220, Franklin Road, said point
being the westerly most corner of Tract 1, containing 1.00 acre, as shown on a Boundary
Survey for J. M. Resk, dated January 6, 1998, made by T. P. Parker & Son, Engineers and
Surveyors, a copy of which is recorded in the Clerk's Office of the Circuit Court for the
County of Roanoke, Virginia, in Plat Book 20 at Page 144 (the "Plat"); thence leaving the
easterly side of U. S. Route 220 and with the north side of said Tract 1, N. 41 deg. 10' E.
255.00 feet to a point on the westerly side of Tract 3, containing 5.01 acres, being Tax Parcel
No. 88.03-01-01.2, as shown on the Plat; thence along the westerly line of said Tract 3, in a
northerly direction to a point along the southerly side of Virginia Secondary Route 674,
Clearbrook Lane; thence with the southerly line of said Clearbrook Lane, in a westerly
direction to a point, (4), on the easterly side ofU. S. Route 220, Franklin Road; thence along
the easterly side of U. S. Route 220, Franklin Road in a westerly direction to the point of
BEGINNING; and being Tract 2, containing 2.86 acres, as shown on said Plat.
FLOYD GRAY HARMON and JOYCE ANN CRAFT HARMON
Tax Map # 088.04-01-38.00
Beginning at an old iron on the line of Tracts No.1 and 2 of the 1. E. Martin Estate, as shown
and designated on a survey of a portion of the 1. E. Martin Estate prepared by C. B. Malcolm
& Son, S.C.E. dated September 16, 1953, attached to and recorded with a deed in the Clerk's
Office of the Circuit Court of Roanoke County, Virginia, in Deed Book 559, page 550, said
beginning point being located N. 20 deg. 46 min. W. 25 feet from the center of State
Secondary Route 674; thence with the line between Tracts No.1 and 2, N. 20 deg. 46 min.
W. 301.92 feet to an iron; thence with a new line through the Frederick and Erma Martin
Booth property (Tract 2) N. 62 deg. 47 min. E. 85 feet to an iron; thence with stilI another
new division line through the Frederick and Erma Martin Booth property (Tract 2) S. 20 deg.
26 min. E. 301.92 feet to an iron located on the north side of said roadway, S. 62 deg. 47
min. W. 85 feet to the place of beginning, and containing 0.58 acre, and being as shown on a
survey prepared by T. P. Parker, S.c.E., dated March 25,1963, recorded in Deed Book 717,
page 297, in the office of the Circuit Court Clerk for Roanoke County, Virginia.
ROBERT R. YOUNG and ROBIN G. YOUNG
Tax Map # 088.04-01-39.00
,. ~_. -. --- -~ ..-..-------
I3ECltiNlNC al a P'iiM on !hll norlhflr\y s;lctll of ~ Z~
foot 'f/\ctth T"Clldway reserved ;it 'the .i:?uthwetit cor/il.lr
Df the lmvell T. pQuh prupel.ty ~ then<;e wlth the
nOl'thody 'sloe a{ thl': (5 fOlH w\!J1h roadway r~!;!lrv~cl,
$. 62~ Q7' W. 1:.\0." f~t lo ~ rr.>int: tlie.nee le;aYln~
the 25 foot width "'~WftY r.();;urv~\'l i'nri I'!.Hh r.:'i5ler!Y
"rid roO'nnf."rh( 1l',es of th~ floyd 'Hwm:m e: 513 cu:.re.
~rilct. N. ?O~ qfi' w., )D1. ~2 bet t:\;I ;s pc>lr'iti \hel"~e
's .-610-'~ 7;-W.-' as':O-f;;tt;;'~polnt -;;\hZ-~-;terly--
lIne Df tn/'. OOf".ald I. MInnIx property; thence ....lth
the ~'ame. N. 'W" II Ii' 1fI. 205. H fe-et \0 II poJr.tl
th!oilCC N, 6~j) 26' E. 170.97 feet to the northwest
CDmer of the Lo....tl)J T. Fou\i property: th!H1C~
wilh tne we~terly 11r.~ of ~me, S. 2'1'" 131 E.
49'1.96 feet tQ th-e. pla::e- cf BEGINN!NG ClTld
l;ooteinJng 1. 71~re5 ~~ !;!1<r,m 0(') ;;Ur-""~' uy
C. E. La<y. Jr" Land Sl.Iryo:yor, oa\ed ^~'9u::;t
I., 1967, filed or l-ecorc1 in Deed. B::ok
1269r page 1168f in the office of the
Circuit Court Clerk for Roanoke O:lunty
Virginia. f
.'
LOWELL T. FOUTZ and ALICE A. DAVIS FOUTZ
Tax Map # 088.04-01-41.00 and Tax Map # 088.04-01-40.00
Parcel 1:
. BECIWHNG at an irDn on the porth side of a.
25 fooe road~ay reserved, said point being
located N. 27' 13' ).1.2).0 feet and S. 620471
W. 1&.4 feet from an old irDn Bt the soucheast
corner of the Erma Jan-e Martin original 3.74
acre cract (Tract liD. 2 of J, E. ~rtin Estate) ;
rhence wi th the north side of the 2.5 ruor;: roa.d~ay
. S. 62" 47 \ W. UO fee:~ to an :iron, thence wien
a lie.,." lioe through the Frederick and Erma JaTw
Martin BODth property N. 27. 13 I W'. 300 feee
c-o Bll irrJn; t'ne'nce with another ne..... tine-tl. 62.. 47 I
E. 11 0 feet to Il n i ro nit hen c: e.... i t h ~ t i 11 anD c he,
ne..... line S. 27'0 l3! E. JOO feet to th~ pnint of
BE:G1 mnl'W, and containing 0.75 Beres;
'KGETHER WTI'H a non-e..-xclusive easement for ingress
and egress over reserved roadwajl' leading to Rt. 674
conveyed bv ds'€d from Frederid: B:::;oth ana Erma Jane ~1artin
Bc:oth'to U;'dell T. Foutz and ?.lice A:.rm Davis Foutz,
da ted June 21 r 1960, and filed (..)f record in Desd B:ok
644, page, 56, in the office of the Circuit Court Clerk
for Roanoke County I Vir~nia .
Tax Map # 088.04-01-36.00
Par!"""l / -=._
8attrnol~ at Qr1 iron crt the F'."1i>I'!k....-c~ll'dy t'C~rc1 t/,.
tow_" T. end Aile. Ann FDfJtt ProJ>C'rly, (J~\;'of r.f\lr~n!;.1
Duri ~ SOO, pave 413S), i-oitf !f-,:,n oho b-eln~ thll l:Qrocr
to 1M F,..u..Ti~ & Umo ~.tn prope'fty ond 01'1 tf,. fiM of
the Jonn .,100mI' Prt?Crtrl 1~l"ltt with 0 Hn! b.~~h ti'><<
FDVI~ ond .8e<lth p~rtl.J S. 62" .tI'f' W. 110.0' h;l an Jron
br-Irry tMI f'l,ortl...calwlt r;~, of ~h. r wr':- p~ty, 1MI'1Cli
1.9'(1"9 ~ Fw~ptr;l?Crty wtth a TlO" IlI'lfJ th:r;vgh th. 6oo.tn
~tly N. Z7~ r3~ W. f?f ,$ 1 /'Q 01\ frMl Qi'\ ;M lIr>ool f,!-.
.'Jfrl'tf Mlll.r Pl'Opflttr;tM.fl.OI wl1h Q Hi:le b4-Jn.*-n fi,,.M1l111r
~ ~_J!I p~rn..s, N. 6('- za:1 C, l/O,W tut to on Iron;
tfatl;:9 wiff,-; fi;:;;b;~;~' In" tOOthprOiirty ------
CF>d the JcHc, J~ J Jr. ?~C>?C.rly $, 27" ljf E. 196. :l6'f~t
ro t~~lr.,,",r~ qnd wnt.aln:~ 0.500 ~~s. orid ~il1~
Q: s:hown ~ Il"Op by T. p. PoA:er l. >:on, El1~i"-f1 end
S.;lfve~ dal&d Jvly 7, 1971 ~ r.c~orde'd in Deed B:x::>k
956~ page 714, in the office. of the Circuit
Court. Clerk for Roanoke COlmty r Virginia.
ea-tJe I l'>;' z
LO'WELL T. FOUTZ and ALICE A. DAVIS FOUTZ
Tax Map # 088.04-01-39.01
Parcel 3:
1;INDmDm .!l..t ZI-" i..nm = the llo1:th Ilid~ o! s 25 fODt
::oul1."~ r~Slllrved, b.Ring ti:.~ IlD'Qtr.'io/C.sterly ':;0=: tlf
the- t::nc.~con"'n7i!.d ~ l.<lve.U 1. 1'0'ue:; =Q Alic~
Anti D<!.\'is Fout:: by dud of co.rrectiom rlJ:.t~d &y 24.,
lYu.6 (If t'eca:-d 1.1:1 tm CJA-:'J::',1 OHic.: Df the Circuit
eOlXI' t ~f ?oooklJ Cc~.ty J Vir.r!:n>> iJJ De~d Bo'Ok SDa.
p~e 4aS, 't>tI~ ctrt:DlJ." .a.~ t1l' tha 1reo.l:l.'rtcl:. IQ.Q E'm4
H. ~o-oth pr~atty~ tUnca 'O'1.t.h tha line betw~n said
p:~t"tiu, R. 2']- 13' iiI. lt99.ZS bet to " poi.ut 0'11
tbll. lin4 0': t:.h. A1.fnd K:LUe.l; p:-~,c:'trl ti)t:::lce: ....1tll
tha lina of t.he Hilkr prgperrr. S. 64' n' 1l. 21. 51
feet t:o .c point; tnli2JCll vith ~ oail .(ji~ic:1on H.n.e
!hro~h t:..ho add Booth property,S. 27' IJ' B. 499.B8
!e~t to a PDint ~ ,bA nDrtherly i1~ of .~~~ 25 foot
rOJU:l",Il.Y ::a.8Il.-v-e.t!.j thlltlcQ Idth th.. tlDrt:h-e':'lr aide 0:
~d !: o..c...:h.=.:r. !(. (, 2 - U3' E. Z 1 .5 ! e"e t t..O -the p u<:>e C' f
t.El;:nn.r.or::;'. ~. eoutll.~UlU Q.2.46 II.c=.. l:.:1.d l>c.i:l; u
;hO'lor':! ~ 1'I';l..,,-?iIJ' prcp~"d by 'r. P; l'~r " i=, Bzri~.
end BU~'-DT9, d.,[t.ed July 7, 197J. .:.....d re-vi.ed on JIlDu.a=:r V.
1936, ar.d filed of recOl-d in Des>d Boo)~ 1233, poge
fiO, in tile oifi::e of the CircUit Court Clerk for
Roanoke Co..mty I Virginia.
PL~:j2.
'7
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oT 2.
KIMBERLY A. PARENTI
Tax Map # 088.04-01-34.00
Beginning at a point along the northerly line of Tax Parcel No. 88.04-01-33, said point being
Point 9 as sho\V11 on that certain "Subdivision and Partial Survey for F. Harvey Shell, Jr. &
Shirley W. Shell, Richard M. & Becky L. Sackett, and J. Milton & Elizabeth S. Miller,
Showing the Resubdivision of a 1.00 Ac. Parcel, a 1.25 Ac. Parcel and a 3.30 Ac. Parcel and
Creating Lot "A" (1.250 Ac.), Lot "B" (1.000 Ac.), Lot "C" (1.806 Ac.) and Combining the
Remaining 1.494 Ac. With Tax Parcel 88.04-01-33," dated May 28, 1992, made by T. P.
Parker & Son, Engineers-Surveyors-Planners, a copy of which is recorded in the Clerk's
Office of the Circuit Court for the County of Roanoke, Virginia, in Plat Book 14 at page 83
(the "Plat"); thence leaving the southerly line of the said Miller property and along the
easterly line of Tax Parcel No. 88.04-01-41 and a portion of Tax Parcel No. 88.04-01-40, N.
27 deg. 13' W. 324.04 feet to a point, Point 10; thence along the southerly line of Lot "A"
and Lot "B", as sho\V11 on the Plat, N. 62 deg. 47' E. 307.69 feet to- a point, Point 3; thence
along the westerly line of Tax Parcel No. 88.04~01-28, S. 06 deg. 48' E. 84.40 feet to a point,
Point 4; thence along a portion of the southerly line of Tax Parcel No. 88.04-01-28, N. 88
deg. 16' E. 35.86 feet to a point, Point 5; thence along the westerly line_of 1.494 acre tract as
shovm on the Plat, S. 10 deg. 52' 37" 255.07 feet to a point, Point 14; thence S. 40 deg. 14'
18" W. 72.48 feet to a point, Point 8; thence along the northerly line of Tax Parcel No.
88.04-01-33 S. 6~ deg. 47'W. 89.08 feet to a point, Point 9, the PLACE OF BEGINNING,
and being Lot "C," containing 1.806 acres.
JAMES R. JACKSON
Tax Map # 088.03-01-01.02
New Tract 3B (2.791 acres) as shown on a Plat Showing the Subdivision of Tract 3, Plat
for F. Earl Frith, Property of James R. Jackson, et a1., made by Lumsden Associates, P.C,
Engineers-Surveyors-Plmmers, dated April 7, 2003, and recorded in the Roanoke County
Circuit Court Clerk's Office in Plat Book 26, Page 122.
Tax Map # 088.03-01-01.03
New Tract 3A (2.206 acres) as shown on a Plat Showing the Subdivision of Tract 3, Plat
for F. Earl Frith, Property of James R. Jackson, et al., made by Lumsden Associates, P.C,
Engineers-Su..rveyors-Planners, dated April 7, 2003, and recorded in the Roanoke County
Circuit Court Clerk's Office in Plat Book 26, Page 122.
F. HARVEY SHELL, JR. and SHIRLEY W. SHELL
Tax Map # 088.04-01-35.00
Starting at a point along the northerly line of Tax Parcel No. 88.04-01-33, said point being
Point 9 as shown on that certain "Subdivision and Partial Survey for F. Harvey Shell, Jr. &
Shirley W. Shell, Richard M. & Becky L. Sackett, and J. Milton & Elizabeth S. Miller,
Showing the Resubdivision of a 1.00 Ac. Parcel, a 1.25 Ac. Parcel and a 3.30 Ac. Parcel and
Creating Lot "A" (1.250 Ac.), Lot "B" (1.00 Ac.), Lot "C" (1.806 Ac.) and Combining the
Remaining 1.494 Ac. With Tax Parcel 88.04-01-33," dated May 28, 1992, made by T. P.
Parker & Son, Engineers-Surveyors-Planners, a copy of which is recorded in the Clerk's
Office of the Circuit Court for the County of Roanoke, Virginia, in Plat Book 14 at page 83
(the "Plat"); thence leaving the southerly line of the said Miller property and along the
easterly line of Tax Parcel No. 88.04-01-41 to a point, Point 10 as shown on the Plat, being
the ACTUAL PLACE OF BEGINNING; thence along the easterly line of Tax Parcel No.
88.04-01-36 and a portion of Tax Parcel No. 88.03-01-09, N. 27 deg. 13' W. 339.46 feet to a
point, Point 11; thence with the southerly line of Tax Parcel No. 88.04-01-19.2, N. 80 deg.
331 E. 399.20 feet to a point, Point 1; thence along the westerly line of Singing Hills Road to
a point, Point 2; thence along the northerly line of Lot liB" as shown on the Plat, S. 80 deg.
331 W. 223.03 feet to a point, Point 12; thence a new line, S. 27 deg. 131 Eo 271.47 feet to a
point, Point 13; thence S. 62 deg. 47' W. 163.03 feet to a point, Point 10, the ACTUAL
PLACE OF BEGINNING, being Lot "A", containing 1.250 Ac.
RICHARD M. SACKETT and BECKY L. SACKETT
Tax Map # 088.04-01-26.00
Starting at a point along the northerly line of Tax Parcel No. 88.04-01-33, said point being
Point 9 as shown on that certain "Subdivision and Partial Survey for F. Harvey Shell, Jr. &
Shirley W. Shell, Richard M. & Becky L. Sackett, and 1. Milton & Elizabeth S. Miller,
Showing the Resubdivision of a 1.00 Ac. Parcel, a 1.25 Ac. Parcel and a 3.30 Ac. Parcel and
Creating Lot "A" (1.250 Ac.), Lot "B" (1.00 Ac.), Lot "C" (1.806 Ac.) and Combining the
Remaining 1.494 Ac. With Tax Parcel 88.04-01-33," dated May 28, 1992, made by T. P.
Parker & Son, Engineers-Surveyors-Planners, a copy of which is recorded in the Clerk's
Office of the Circuit Court for the County of Roanoke, Virginia, in Plat Book 14 at page 83
(the IIPlatll); thence leaving the southerly line of the said Miller property and along the
easterly line of Tax Parcel No. 88.04-01-41 to a point, Point 10 as shown on the Plat; thence
N. 62 deg. 47' E. 163.03 feet to a point, Point 13 being the ACTUAL PLACE OF
BEGINNING; thence along the easterly line of Lot "All, as shown on the Plat, N. 27 deg. 13'
W. 271.47 feet to a point, Point 12; thence with the southerly line of Lot IIA", as shown on
the Plat, N. 80 deg. 33' E. 223.03 feet to a point, Point 2; thence along the westerly line of
Tax Parcel No. 88.04-01-27 and a portion of Tax ParceL No. 88.04-01-28, S. 08 deg. 48' E.
214.40 feet to a point, Point 3; thence along the northerly line of Lot "C", as shown on the
Plat, S. 62 deg. 47' W. 144.68 feet to a point, Point 13, the ACTUAL PLACE OF
BEGINNING, and Being Lot "B", containing 1.00 acres.
Evangel Foursquare Church Trustees, owner of Roanoke County Tax Map Parcel No.
088.03-01-09.00, which is the property subject to this petition, hereby consents to this
rezoning and special use permit petition filed by Holrob Investments, LLC, and agrees to be
bound by the conditions that are proffered in this petition.
EVANGEL FOURSQUARE CHURCH TRUSTEES
By: C. wJj~
. \
Its: ~ ~ (J ~
Mod-U-Kraf Homes, Inc., owner of Roanoke County Tax Map Parcel No. 088.03-01-06.00,
which is the property subject to this petition, hereby consents to this rezoning and special use
permit petition filed by Holrob Investments, LLC, and agrees to be bound by the conditions
that are proffered in this petition. .
MOD-U-KRAF HOMES, INC.
By: ~ ---P~
v-P /G- f11
.
Its:
Robby Dee Tatum, owner of Roanoke County Tax Map Parcel No. 088.03-01-04.01, which
is the property subject to this petition, hereby consents to this rezoning and special use permit
petition filed by Holrob Investments, LLC.
Gwynn H. Board and Eileen P. Board, owners of Roanoke County Tax Map Parcel No.
088.03-01-03.00, which is the property subject to this petition, hereby consents to this
rezoning and special use pelmit petition filed by Ho1mb Investments, LLC, and agrees to be
bound by the conditions that are proffered in this petition.
~~J/~
~~ ~ ~~
Eileen P. Board -
Donald I. Minnix and Emily N. Minnix, owners of Roanoke County Tax Map Parcel No.
088.03-01-02.00, which is the property subject to this petition, hereby consents to this
rezoning and special use permit petition filed by Holrob Investments, LLC, and agrees to be
bound by the conditions that are proffered in this petition.
M d /)J~
Donald 1. Minnix
I/~rb
Vine & Branch, Inc., owner of Roanoke County Tax Map Parcel No. 088.03-01-01.01, which
is the property subject to this petition, hereby consents to this rezoning and special use permit
petition filed by Holrob Investments, LLC, and agrees to be bound by the conditions that are
proffered in this petition.
VINE & BRANCH, INC.
By: C~ UJ~
Its: -'P~U
Floyd Gray Harmon and Joyce Ann Craft Harmon, owners of Roanoke County Tax Map
Parcel No. 088-04-01-38.00, which is property subject to this petition, hereby consents to
this rezoning and special use permit petition filed by Holrob Investments, LLC.
::~~ ~ U'1
Floyd ray Harmon
Robert R. Young, co-owner with Robin G. Young, of Roanoke County Tax Map Parcel No.
088.04-01-39.00, which is the property subject to this netition, hereby consents to this
rezoning and special use permit petition file If estments, LLC.
~
Lowell T. Foutz and Alice A. Davis Foutz, owners of Roanoke County Tax Map Parcel Nos.
088.04-01-41.00, 088.04-01-40.00, 088.04-01-36.00, and 088.04-01-39.01, which is the
property subject to this petition, hereby consents to this rezoning and special use permit
petition filed by Ho1rob Investments, LLC, and agrees to be bound by the conditions that are
proffered in this petition.
~/;!u~
~w'JfT. Foutz ~
~.
Kimberly A. Parenti, owner of Roanoke County Tax Map Parcel No. 088.04-01-34.00, which
is the property subject to this petition, hereby consents to this rezoning and special use permit
petition filed by Holrob Investments, LLC, and agrees to be bound by the conditions that are
proffered in this petition.
',--"
~
/CQ
'.
James R. Jackson, owner of Roanoke County Tax Map Parcel Nos, 088.03-01-01.02 and
088.03-01-01.03, which is the property subject to this petition, hereby consents to this
rezoning and special use permit petition filed by Holrob Investments, LLC, and agrees to be
bound by the conditions that are proffered in this petition.
F. Harvey Shell, Jr. and Shirley W. Shell, owners of Roanoke County Tax Map Parcel No.
088.04-01-35.00, which is the property subject to this petition, hereby consents to this
rezoning and special use permit petition filed by Holrob Investments, LLC, and agrees to be
bound by tbe conditions that are pro::e,~~~_ thlS?7 / .' ) i .,_
7~~~~'~. ~
F. Harvey Shell, Jr. . , P
~/ ~
~ df-. ref~
Shirley W. Shel
Richard M. Sackett and Becky L. Sackett, owners of Roanoke County Tax Map Parcel No.
088.04-01-26.00, which is the property subject to this petition, hereby consents to this
rezoning and special use permit petition filed by Holrob Investments, LLC, and agrees to be
bound by the conditions that are proffered in this petition.
~~
Richard M. Sackett
A~
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ARTICLE III. DISTRlCT REGULATIONS
Page 1 of 3
SEC. 30-34. AR AGRICUL TURALlRESIDENTIAL DISTRICT.
Sec. 30-34-1. Purpose.
(A) These areas are generally characterized by very low density residential and institutional
uses mixed with smaller parcels that have historically contained agricultural uses, forest land
and open space outside the urban service area. These areas provide an opportunity for rural
living in convenient proximity to urban services and employment. Agricultural uses should be
encouraged to be maintained. Over time, however, these areas are expected to become
increasingly residential in character, with residential development becoming the dominant use
over agricultural and more rural type uses.
The purpose of this district, consistent with the Rural Village land use category in the community
plan, is to maintain these areas essentially in their rural state, consistent with the level of
services anticipated by the county. These areas are generally suitable for low density residential
development and other compatible land uses.
(Ord. No. 62795-10,6-27-95; Ord. No. 042799-11, 9 1f., 4-27-99)
Sec. 30-34-2. Permitted Uses.
(A) The following uses are permitted by right subject to all other applicable requirements
contained in this ordinance. An asterisk (*) indicates additional, modified or more stringent
standards are listed in Article IV, Use and Design Standards, for those specific uses.
1. Agricultural and Forestry Uses
Agriculture *
Forestry Operations ·
Stable, Private ·
Stable, Commercial *
Wayside Stand ·
2. Residential Uses
Accessory Apartment ...
Home Occupation, Type ,.
Manufactured Home ·
Manufactured Home, Emergency ·
Multiple Dog Permit *
Residential Human Care Facility
Single Family Dwelling, Detached
3. Civic Uses
Community Recreation ·
Family Day Care Home ·
Park and Ride Facility ·
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ARTICLE III. DISTRICT REGULATIONS
Page 2 of3
Public Parks and Recreational Areas"
Utility Services, Minor
4. Commercial Uses
Veterinary Hospital/Clinic
5. Miscellaneous Uses
Amateur Radio Tower"
(B) The following uses are allowed only by Special Use Permit pursuant to Section 30-19. An
asterisk (*) indicates additional, modified or more stringent standards are listed in Article IV, Use
and Design Standards, for those specific uses.
1. Residential Uses
Alternative Discharging Sewage Systems *
Home Beauty/Barber Salon"
2. Civic Uses
Camps ...
Cemetery "
Crisis Center
Day Care Center ...
Educational Facilities, Primary/Secondary *
Religious Assembly"
Safety Services ...
Utility Services, Major ...
3. Commercial Uses
Antique Shops ·
Bed and Breakfast ·
Golf Course
Kennel, Commercial ·
4. Industrial Uses
Custom Manufacturing ·
Resource Extraction"
5. Miscellaneous Uses
Broadcasting Tower ...
Outdoor Gatherings ·
(Ord. No. 42793-20, ~ 11,4-27-93; Ord. No. 82493-8, ~ 2,8-24-93; Ord. No. 42694-12, ~ 7, 4-26-94;
Ord. No. 62795-10, 6-27-95; Ord. No. 042799-11, S 2,4-27-99; Ord. No. 072605-7, ~ 1, 7-26-05)
Sec. 30-34-3. Site Development Regulations.
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ARTICLE III. DISTRlCT REGULATIONS
Page 3 of3
General Standards. For additional, modified, or more stringent standards for specific uses, see
Article IV, Use and Design Standards.
(A)Minimum lot requirements
1. Lots served by private well and sewage disposal system:
a. Area: 1 acre (43,560 square feet)
b. Frontage: 110 feet on a publicly owned and maintained street.
2. Lots served by either public sewer or water:
a. Area: 30,000 square feet
b. Frontage: 110 feet on a publicly owned and maintained street.
3. Lots served by both public sewer and water:
a. Area: 25,000 square feet
b. Frontage: 90 feet on a publicly owned and maintained street.
(B) Minimum setback requirements.
1. Front yard:
a. Principal structures: 30 feet.
b. Accessory structures: Behind the front bujlding line.
2. Side yard:
a. Principal structures: 15 feet
b. Accessory structures: 15 feet behind front building line or 10 feet behind rear
building line.
3. Rear yard:
a. Principal structures: 25 feet
b. Accessory structures: 10 feet
4. Where a lot fronts on more than one street, front yard setbacks shall apply to all
streets.
5. Where the principal structure is more than 150 feet from the street, accessory
buildings may be located 150 feet from the street and 20 feet from any side property line.
(C)Maximum height of structures.
1. All structures: 45 feet
(D)Maximum coverage.
1. Building coverage: 15 percent of the total lot area.
2. Lot coverage: 30 percent of the total lot area.
(Ord. No. 62293-12, S 10, 6-22-93)
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ARTICLE III. DISTRICT REGULATIONS
Page 1 of 5
SEC. 30-54. C-2 GENERAL COMMERCIAL DISTRICT.
Sec. 30-54-1. Purpose.
(A) The purpose of this district is to provide locations for a variety of commercial and service
related activities within the urban service area serving a community of several neighborhoods or
large areas of the county. This district is intended for general application throughout the county.
General Commercial Districts are most appropriately found along major arterial thoroughfares
which serve large segments of the county's population.
The C-2 district permits a wide variety of retail and service related uses. Land uses permitted in
this district are generally consistent with the recommendations set forth in the Transition and
Core land use categories of the Comprehensive Development Plan. Site development
regulations are designed to ensure compatibility with adjoining land uses.
Sec. 30-54-2. Permitted Uses.
(A) The following uses are permitted by right subject to all other applicable requirements
contained in this ordinance. An asterisk (*) indicates additional, modified or more stringent
standards are listed in Article [V, Use and Design Standards, for those specific uses.
1. Residential Uses
Accessory Apartment *
Home Beauty/Barber Salon *
Home Occupation, Type I ·
Multi-Family Dwelling ·
Two-Family Dwelling ·
2. Civic Uses
Administrative Services
Clubs
Cultural Services
Day Care Center ·
Educational Facilities, College/University
Educational Facilities, Primary/Secondary *
Family Day Care Home ·
Guidance Services
Park and Ride Facility ·
Post Office
Public Assembly
Public Parks and Recreational Areas ·
Safety Services ·
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ARTICLE III. DISTRICT REGULATIONS
Page 2 of 5
Utility Services, Minor
3. Office Uses
Financial Institutions *
General Office
Medical Office
Laboratories
4. Commercial Uses
Agricultural Services *
Antique Shops
Automobile Dealership, New.
Automobile Repair Services, Minor ·
Automobile Rental/Leasing
Automobile Parts/Supply, Retail *
Bed and Breakfast ·
Boarding House
Business Support Services
Business or Trade Schools
Commercial Indoor Entertainment
Commercial Indoor Sports and Recreation
Commercial Outdoor Entertainment
Commercial Outdoor Sports and Recreation
Communications Services
Construction Sales and Services ·
Consumer Repair Services
Funeral Services
Garden Center ·
Gasoline Station *
Hospital
Hotel/Motel/Motor Lodge
Kennel, Commercial ·
Pawn Shop
Personal Improvement Services
Personal Services
Restaurant, General
Restaurant, Family
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ARTICLE III. DISTRICT REGULA TrONS
Page 3 of 5
Retail Sales
Studio, Fine Arts
Veterinary Hospital/Clinic
5. Industrial Uses
Recycling Centers and Stations *
6. Miscellaneous Uses
Amateur Radio Tower *
Parking Facility *
(8) The following uses are allowed only by Special Use Permit pursuant to Section 30-19. An
asterisk (*) indicates additional, modified or more stringent standards are listed in Article IV, Use
and Design Standards, for those specific uses.
1. Civic Uses
Adult Care Residences
Halfway House
Life Care Facility
Nursing Home
Religious Assembly
Utility Services, Major *
2. Commercial Uses
Automobile Dealership, Used *
Automobile Repair Services, Major *
Car Wash *
Commercial Indoor Amusement
Convenience Store *
Dance Hall
Equipment Sales and Rental *
Manufactured Home Sales *
Mini-warehouse *
Outpatient Mental Health and Substance Abuse Center
Recreational Vehicle Sales and Service *
Restaurant, Drive-in and Fast Food *
Surplus Sales
Truck Stop *
3. Industrial Uses
Custom Manufacturing *
Landfill, Rubble *
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ARTICLE III. DISTRICT REGULATIONS
Page 4 of 5
Transportation Terminal
4. Miscellaneous Uses
Broadcasting Tower *
Outdoor Gatherings *
(Ord. No. 82493-8, S 2,8-24-93; Ord. No. 022796-14, S 1, 2-27-96; 042297-14, S 1,4-22-97; Ord. No.
042799-11, S 2, 4-27-99; Ord. No.1 02803-15, S 2, 10-28-03)
Sec. 30-54-3. Site Development Regulations.
General Standards. For additional, modified, or more stringent standards for specific uses, see
Article IV, Use and Design Standards.
(A)Minimum lot requirements.
1. Lots served by private well and sewage disposal system;
a. Area: 1 acre (43,560 square feet).
b. Frontage: 100 feet on a publicly owned and maintained street.
2. Lots served by either public sewer or water, or both:
a. Area: 15,000 square feet.
b. Frontage: 75 feet on a publicly owned and maintained street.
(B) Minimum setback requirements.
1. Front yard:
a. Principal structures: 30 feet, or 20 feet when all parking is located behind the
front building line.
b. Accessory structures: Behind the front building line,
2. Side yard: None.
3. Rear yard:
a. Principal structures: 15 feet.
b. Accessory structures: 3 feet.
4. Where a lot fronts on more than one street, front yard setbacks shall apply to all
streets.
(C)Maximum height of structures.
1. Heig ht limitations:
a. Principal structures: When adjoining property zoned R-1 or R-2, 45 feet,
including rooftop mechanical equipment. The maximum height may be increased,
provided each required side and rear yard adjoining the R-1 or R-2 district is
increased two feet for each foot in height over 45 feet. In all locations the height
is unlimited unless otherwise restricted by this ordinance.
b. Accessory structures: actual height of principal structure.
(D) Maximum coverage.
1. Building coverage: 50 percent of the total lot area.
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ARTICLE III. DISTRlCT REGULA TrONS
Page 5 of 5
2. Lot coverage: 90 percent of the total lot area.
(Ord. No. 62293-12, S 10,6-22-93)
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AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA, HELD AT THE ROANOKE COUNTY ADMlNISTRATION
CENTER ON TUESDAY DECEMBER 19,2000
ORDINANCE 121900-11 AMENDING AND RE-ENACTING THE
ZONING ORDINANCE FOR ROANOKE COUNTY BY THE ADDITION
OF THE CLEARBROOK VILLAGE OVERLAY DISTRICT
WHEREAS, the Roanoke County Zoning Ordinance was adopted in 1992; and,
WHEREAS, good zoning practice requires that zoning ordinances be periodically
evaluated and amended to ensure consistency with community values and updated
community plan policies; and,
WHEREAS, Roanoke County has worked with the citizens of the Clearbrook community
to clarify and refine 1998 Roanoke County Community Plan growth policies and
objectives for their community, and to develop zoning standards designed to implement
these growth objectives and policies; and, ,
WHEREAS, the Roanoke County Board of Supervisors did adopt, on December 19,
2000 amendments to the Roanoke County Community Plan that reflect these updated
growth policies and objectives; and,
WHEREAS, Clearbrook community meetings were held in July and November of 2000
to solicit community input on proposed zoning standards for the Clearbrook area; and,
WHEREAS, the Roanoke County Planning Commission did hold a public hearing on
December 5lh, 2000 to receive community input on the proposed zoning standards, and
did thereafter recommend to the Board of Supervisors that the proposed zoning
ordinance changes be adopted; and,
WHEREAS, legal notice and advertisement has been provided as required by law, and
that the first reading of this ordinance was held on November 14, 2000, and second
reading and public hearing was held on December 19, 2000.
NOW, BE IT ORDAINED, by the Board of Supervisors of Roanoke County, Virginia
that the zoning ordinance for Roanoke County Virginia be amended and reenacted as
follows:
A.
1. Amend See 30-6 by the addition of the following:
SEC. 30-6 ESTABLISHMENT OF DISTRICTS
1
Commercia! Districts
CVOD Clearbrook Village Overlay District
2. Amend See 30-58 by the addition of the following:
SEC. 30-58 CVOD Clearbrook Village Overlay District
Sec. 30-58-1 Purpose
The purpose of the Clearbrook Village Overlay District is to promote future
development that is consistent with the current character of Clearbrook, and with the
Community Plan future land use map and policies for this area. Future development in
this district should respect the character and historical context of the Blue Ridge
Parkway, Clearbrook School, and other social and cultural resources in Clearbrook
area.
The Clearbrook area has adequate public facilities, good road access, suitable
topography, and land available for development or redevelopment. Recognizing these
factors I the plan, and this district promote the creation of the Village of Clearbrook.
Commercial development consistent with these district standards and the Community
Plan Design Guidelines for the Clearbrook Village Commercial Overlay District is
encouraged, but strip commercial patterns of development are discouraged. Thus,the
district allows a wide variety of commercial uses, but provides a high degree of
emphasis on landscaping, building design, site design, and lighting and signage control.
Sec. 30-58-2 Creation of Overlay
(A) The Clearbrook Village Overlay District is created as an amendment to the
official zoning map of Roanoke County. All regulations and standards
contained herein shall apply to all parcels and land within the designated
overlay district.
(B) The boundaries of the overlay district as shown on the official'zoning map
may only be amended by action of the Roanoke County Board of
Supervisors pursuant to Section 30-14 of this ordinance.
Sec. 30-58-3 Applicability and Administration
(A) The Zoning Administrator shall have the responsibility for determining compliance
with these standards. In making any such determination, the Zoning
Administrator shall consider the purposes of the Clearbrook Village Overlay
District, and shall consider the extent to which the requested use or development
2
substantially complies with the Design Guidelines for the Clearbrook Village
Commercial Overlay District adopted as part of the Roanoke County Community
Plan. If in the opinion of the Zoning Administrator, the use or development does
not substantially comply with these design guidelines, the requested use or
development shall, by decision of the Zoning Administrator, be considered a
special use and shall require a special use permit pursuant to Section 30-1 9 of
this ordinance.
Sec. 30-58-4 Permitted Uses and Use Restrictions
The uses permitted in the Clearbrook Village Overlay District shall be governed by the
underlying zoning district in which the property is located as shown on the official zoning
maps, except as otherwise modified below:
(A) The following uses shall be prohibited within the Clearbrook Village
Overlay District:
1 . Civic Uses
Park and Ride Facility
Public Assembly
2. Commercial Uses
Automobile Rental/Leasing
Automobile Dealership, Used
Automobile Repair Services, Major
Boarding Houses
Commercial Outdoor Entertainment
Commercial Outdoor Sports and Recreation
Kennel, Commercial
Mini-warehouse
Pawn Shop
Recreational Vehicle Sales and Service
3. Industrial Uses
Recycling Centers and Stations
4. Miscellaneous Uses
Parking Facility
Broadcasting Towers
(B) Unless prohibited in 30-58-4(A) a Special Use Permit shall be required for all
3
uses listed as a special use in the underlying zoning district. In addition, the
following uses shall require a Special Use Permit within the Clearbrook Village
Overlay District. An asterisk (*) indicates additional, modified, or more stringent
standards are listed in Article IV, Use and Design Standards, for those specific
uses.
1. Residential Uses
Multi-Family Dwelling*
Two-Family Dwelling*
2. Commercial Uses
Agricultural Services*
Automobile Repair Services Minor*
Commercial Indoor Sports and Recreation
Communication Services
Construction Sales and Services*
Gasoline Station
Garden Center*
Retail Sales*
Veterinary Hospital/Clinic
Sec. 30.58.5 Site Developmen-t Regulations
The site development regulations required in the Clearbrook Village Overlay District
shall be governed by the underlying zoning district in which the property is located as
shown on the official zoning maps, except as othervvise modified below:
(A) Maximum height of structures
1. Height limitations:
a. Principal structures: 35 feet
b. Accessory structures: actual height of principal structure.
(8) Maximum coverage
1. Building coverage: 50 percent of the tota/lot area.
2. Lot coverage: 70 percent of the total lot area.
4
Sec. 30-58-6 Special Regulations in the Clearbrook Village Overlay District
The following special regulations shall apply within the Clearbrook ViI/age
Overlay District
(A) Landscaping Required landscaping within the Clearbrook Village Overlay
District shall comply with the standards contained in Section 30-92-4.1 of
this ordinance.
(B) Signage Signage within the Clearbrook Village Overlay District shall
comply with C-1 Sign District regulations, except as modified by Section
30-93-14 (F) of this ordinance.
(C) Lighting Lighting within the Clearbrook Village Overlay District shall
comply with the provisions of Section 30-94 of this ordinance.
(D) Utilities All new utility lines and services within the Clearbrook Village
Overlay District shall be located underground.
(E) Residential Use Types Residential Use Types within the Clearbrook
Village Overlay District upon the date of the adoption of this ordinance
shall not be deemed to be nonconformities, and may be reconstructed,
altered and/or enlarged consistent with the requirements contained in
Section 30-58-5 of this ordinance. In addition, single family detached
dwellings may be developed in the district on lots of record in existence on
the effective date of this ordinance. Any dwelling constructed shall not be
deemed to be a non-conformity. No new subdivisions for residential
purposes shall be allowed within the Clearbrook Village Overlay District,
except that Family Exemption subdivisions shall be permitted pursuant to
Section 30-100-11 of this ordinance.
(F) Parking All off-street parking, stacking and loading areas within the
Clearbrook Village Overlay District shall comply with the provisions of 30-
91 of this ordinance, including construction standard provisions found in
Section 30-91-6(A)1
3. Amend Sec 30-85 by the addition of the following:
Section 30-85-24.5 Reta il Sales
(A) In the Clearbrook Village Overlay District:
5
1. A special use permit shall be required for any retail use or development
that exceeds fifty-thousand (50,000) square feet of gross floor area. When multiple
buildings are proposed as part of a planned or phased development, square footage
calculations shall be based upon the total size of all buildings planned or proposed.
4. Amend Sec 30-91-6 by the addition of the following:
Sectio n 30-91-6 (A) 1
1. Within the Clearbrook Village Overlay District, any parking areas or parking
spaces provided in excess of the requirements of this ordinance, shall be
constructed with a porous pavement material approved by the administrator.
Gravel shall not be accepted as an approved porous material.
5. Amend Sec 30-92-4 by the addition of the following:
Section 30-92-4.1 Landscaping Provisions in the Clearbrook Village Overlay
District
(A) Applicability
1. The following landscaping provIsions shall apply to all property
within the Clearbrook Village Overlay District
2. These standards shall be deemed to supplement, and be in
addition to, standards found in Section 30-92 of this ordinance.
(B) General Standards/Specifications
1. All landscape plans required for uses within the Clearbrook Village
Overlay District shall be prepared by a registered landscape architect, or
certified nurseryman.
2. All landscaping shall be alive and in good condition at the time of
planting. All landscaping shall be maintained, and replaced, as necessary
to insure continued compliance with these provisions.
3. Where specified, all deciduous trees shall have a minimum caliper
of 2.5 inches at the time of planting. Evergreen trees shall have a
minimum height of 8 feet at time of planting
4. Where specified, all shrubs shall have a minimum height of 24
inches at time of planting.
6
5. Native species shall be use for a minimum of 50% of required
plantings. A listing of acceptable native species IS available in the
Department of Community Development
(C) Site Landscaping
1. Landscaped areas shall be provided for the side and rear walls of
all buildings. The width of these landscaped areas shall be sufficient to
accommodate the required plantings. The following p!antings shall be
required:
a. For buildings walls in excess of 15 feet in height, one tree
shall be planted for every 20 lineal feet of building wall
b. For building walls 15 feet or less in height, one tree shall be
planted for every 30 lineal feet of bul1ding wall.
Flexibility in the location of landscaped areas and the placement of
the required trees shall be allowed for the purpose of implementing
professionally designed landscape plans and for loading, service, or other
similar areas.
2. - . "Landscaping shall be provided along the main entrance far;ade of
all buildings, providing a vegetative area betvveen the building and parking
areas. The size of the required front landscaped area shall not be less
than 20 percent of the square footage of the front far;ade of the building.
The landscaped area shall be professionally designed and planted with a
mixture of trees, shrubs and groundcovers.
Undeveloped areas between a building and a public or private right-
of-way shall be landscaped with berms, trees, shrubs and groundcover.
Landscaping plans for these areas shall incorporate a minimum of one
large tree, three small trees and seven shrubs for every 30 feet of lot
frontage.
3. All above ground storfTIwater management areas and facilities shall
be landscaped with plant materials that are adaptable to being temporarily
inundated with water. The facility shall be landscaped in order to create a
75% screening of the facility. A minimum of one-third of all provided
plantings shall be evergreen.
4. Landscaping shall be provided around the base of any freestanding
sign proposed. The size of the landscaped area shall not be less than one
and one-half (1.5) times the square footage of the sign.
7
(D) Landscaping of Parking Areas
1. Where a new, expanded, or recontigured parking area is proposed
adjacent to a public or private street right-at-way, a planting strip shall be
established between the parking area and the adjacent right-of-way. The
planting strip shall have a minimum width of fifteen (15) feet. An earthen
berm, with an average height at 2 feet shall be constructed within the
planting strip. Within this strip, one large tree, (small if overhead utility
lines are present) and nineteen shrubs shall be planted for every 30 feet of
frontage. In addition, small trees or groundcovers shall be interspersed
within the planting area. One-third of all plantings shall be evergreen
materials.
No uses shall be permitted within the planting strip except
underground utility crossings, pedestrian/bike trails, stormwater
management facilities which are an integral part of a landscaping plan,
and signs as allowed in the district.
2. All parking areas shall incorporate raised interior landscaped areas
for the purpose of visually enhancing parking areas. These areas shall be
evenly distributed within the parking area and shall be provided ln
accordance with the following standards:
a. One continuous landscaped median, with a minimum width
of 10 feet, shall be installed between every four or less rows of parking, or,
b. One landscaped peninsula or island with a minimum width of
10 feet shall be located between every 10 to 15 parking spaces,
One large tree shall be planted for every 30 feet of continuous
median, and shall be planted within every landscaped peninsula or island
provided. However, at a minimum, one large tree shall be planted within
the parking area for each 10 parking spaces provided, In addition I all
parking lot landscaped areas shall include deciduous or evergreen shrubs.
6. Amend See 30-93 by the addition of the following:
Section 30-93-14 (F)
Overlay District
Signage Provisions within the Clearbrook Village
F) Clearbrook Village Overlay District. Signage within the Clearbrook Village
Overlay district should be planned, designed and installed to complement a
buildings architectural style. All signage within the Clearbrook Village Overlay
8
district shall comply with C-1 Office District regulations with the following
exceptions:
1. Lots within the Clearbrook Village Overlay District shall be allowed a
maximum signage allocation not to exceed one (1) square foot of sign area per
one (1) lineal foot of lot frontage.
2. Signage placed on a building wall shall occupy less than 5% of the fac;ade
area of that wall
3. All freestanding signs shall be of a monument design and shall meet the
following criteria:
a. Monument signs, including their structure, shall not exceed seven
(7) feet in height, or ten (10) feet in width,
b. Signs shall be channel lit, ground lit, or top lit with a shielded light
source so as to not cast light onto the path of traffic or on any adjacent road or property.
4. No establishment shall be allowed more than three (3) signs)
5. A maximum of two directional signs shall be allowed per lot, and no
directional sign shall exceed two square feet in size.
6.
District:
The following signs shall be prohibited in the Clearbrook Village Overlay
a. Off-Premises Signs
b. Temporary Signs
c. Portable Signs
d. Roof Signs
7. AmendSec 30-94 by the addition of the following:
Section 30-94 Exterior Lighting
(A) 2. Within the Clearbrook Village Overlay District, no freestanding light
pole, including fixture, shall be more than 18 feet above grade. All exterior
lights, including security lighting, within the district shall be down-lit or
shielded so as not to direct glare onto adjoining streets or residential
properties. The intensity at adjoining streets or residential properties shall
not exceed 0.5 foot candles.
B.
1. That this ordinance shall become effective on January 1, 2001.
9
On motion of Supervisor Minnix to adopt the ordinance with correction from 0.2 to
0.5 in Section 30-94, and carried by the following recorded vote:
AYES:
NAYS:
Supervisors Johnson, Minnix, Church, Nickens, McNamara
None
A COPY TESTE:
&~~.~
Brenda J. Ho on, CMC
Deputy Clerk to the Board of Supervisors
10
AT A REGULAR MEETING OF THE BOARD OF SUPERVISORS OF ROANOKE
COUNTY, VIRGINIA, HELD AT THE ROANOKE COUNTY ADMINISTRATION
CENTER ON TUESDAY, OCTOBER 24, 2006
ORDINANCE TO REZONE APPROXIMATELY 4.1 ACRES FROM AR,
AGRICULTURAL RESIDENTIAL DISTRICT, TO C-2, GENERAL
COMMERCIAL DISTRICT, AND CVOD, CLEARBROOK VILLAGE
OVERLAY DISTRICT, AND TO OBTAIN A SPECIAL USE PERMIT TO
OPERATE A RETAIL SALES ESTABLISHMENT WITH GROSS FLOOR
AREA GREATER THAN 50,000 SQUARE FEET, GARDEN CENTER, AND
MINOR AUTOMOBILE REPAIR FACILITY ON APPROXIMATELY 41
ACRES LOCATED IN THE 5200 BLOCK OF FRANKLIN ROAD, STABLE
ROAD, CLEARBROOK LANE, SINGING HILLS ROAD, AND SUNSET
DRIVE, CAVE SPRING MAGISTERIAL DISTRICT UPON THE
APPLICATION OF HOLROB INVESTMENTS, LLC
WHEREAS, the first reading of this ordinance was held on September 26,2006, and
the second reading and public hearing were held October 24, 2006; and,
WHEREAS, the Roanoke County Planning Commission held a public hearing on
this matter on October 3, 2006; and
WHEREAS, legal notice and advertisement has been provided as required by law.
BE IT ORDAINED by the Board of Supervisors of Roanoke County, Virginia, as
follows:
1. That the zoning classification of a certain tract of real estate containing
approximately 4.1 acres as described on Exhibit A attached to this ordinance, and located
in the 5200 block of Franklin Road, Stable Road, Clearbrook Lane, Singing Hills Road and
Sunset Drive (Tax Map Numbers 88.04-1-26,88.04-1-34,88.04-1-35) in the Cave Spring
Magisterial District, is hereby changed from the zoning classification of AR, Agricultural
Residential District, and CVOD, Clearbrook Village Overlay District, to the zoning
classification of C-2, General Commercial District.
1
2. That said real estate being rezoned is more fully described as follows:
Tax Map No. 88.04-1-26; Tax Map No. 88.04-4-34; and Tax Map No. 88.04-
1-35 containing approximately 4.1 acres and being further described on the
attached Exhibit A.
3. That the Board finds that the granting of a special use permit to Holrob
Investments, LLC to operate a retail sales establishment with gross floor area greater than
50,000 square feet, garden center, and minor automobile repair facility on approximately
41 acres as described in Exhibit B attached to this ordinance, and located in the 5200
block of Franklin Road, Stable Road, Clearbrook Lane, Singing Hills Road and Sunset
Drive (Tax Map Numbers 88.04-1-35, 88.03-1-9, 88.03-1-4.1,88.03-1-2,88.04-1-38,
88.04-1-41, 88.04-1-36, 88.04-1-34, 88.03-1-1.3, 88.04-1-26, 88.03-1-6, 88.03-1-3,88.03-
1-1.1, 88.04-1-39, 88.04-1-40, 88.04-1-39.1, and 88.03-1-1.2) in the Cave Spring
Magisterial District is substantially in accord with the adopted 2000 Community Plan, as
amended, pursuant to the provisions of Section 15.2-2232 of the 1950 Code of Virginia, as
amended. The Board also finds that this proposal as modified by the following conditions
conforms to the Design Guidelines for the Clearbrook Village Commercial Overlay District,
and that any adverse impacts to the surrounding neighborhood or community shall be
minimized by the following conditions. The special use permit is hereby approved with the
following conditions:
1. The 41 +/- acre site shall be developed in substantial conformance
with the site plan prepared by Wolverton & Associates, dated October
13, 2006.
2. All buildings on the 41 +/- acre site shall be constructed in substantial
conformance with the architectural plans, including specific exterior
materials and colors, prepared by Perkowitz & Ruth, dated October
13, 2006.
2
3. All roof top mechanical equipment shall be screened from view from
the Blue Ridge Parkway and U.S. Rt. 220.
4. All retaining walls shall have a maximum height of 12 feet and shall
match the exterior material "Quick Brick" and color "Heritage" as
shown on the architectural plans prepared by Perkowitz & Ruth, dated
October 13, 2006. Retaining walls within any required buffer yard
shall not exceed 4 feet.
5. All freestanding signs shall be monument style signs, and shall be
constructed with materials and colors that match the buildings, perthe
architectural plans prepared by Perkowitz & Ruth, dated October 13,
2006.
6. The 41 +/- acre site shall be developed in substantial conformance
with the landscaping plan prepared by Hill Studio, dated 9/26/06, and
including the specific details shown on the "Singing Hills Rd
Landscape Buffer" plan prepared by Hill Studio, dated October 13,
2006.
7. Construction entrance shall be located at the Clearbrook Lane
entrance as shown on the site plan prepared by Wolverton &
Associates, dated October 13, 2006.
8. The applicant/developer shall be responsible for constructing
reasonable and necessary off-site improvements to the public road
system the need for which is substantially generated and reasonably
required by the development.
4. That this action is taken upon the application of Holrob Investments, LLC.
5. That this ordinance shall be in full force and effect thirty (30) days after its
final passage. All ordinances or parts of ordinances in conflict with the provisions of this
ordinance be, and the same hereby are, repealed. The Zoning Administrator is directed to
amend the zoning district map to reflect the change in zoning classification authorized by
this ordinance.
3
RICHARD M. SACKETT and BECKY L. SACKETT
Tax Map # 088.04-01-26.00
Starting at a point along the northerly line of Tax Parcel No. 88.04-01-33, said point being
Point 9 as shown on that certain "Subdivision and Partial Survey for F. Harvey Shell, Jr. &
Shirley W. Shell, Richard M. & Becky L. Sackett, and J. Milton & Elizabeth S. Miller,
Showing the Resubdivision of a 1.00 Ac. Parcel, a 1.25 Ac. Parcel and a 3.30 Ac. Parcel and
Creating Lot "A" (1.250 Ac.), Lot "B" (1.00 Ac.), Lot "C" (1.806 Ac.) and Combining the
Remaining 1.494 Ac. With Tax Parcel 88.04-01-33," dated May 28, 1992, made by T. P.
Parker & Son, Engineers-Surveyors-P1armers, a copy of which is recorded in the Clerk's
Office of the Circuit Court for the County of Roanoke, Virginia, in Plat Book 14 at page 83
(the "Plat"); thence leaving the southerly line of the said Miller property and along the
easterly line of Tax Parcel No. 88.04-01-41 to a point, Point 10 as shown on the Plat; thence
N. 62 deg. 47' E. 163.03 feet to a point, Point 13_ being the ACTUAL PLACE OF
BEGINNmG~ thence along the easterly line of Lot "A", as shovm on the Plat, N. 27 deg. 13'
W. 271.47 feet to a point, Point 12; thence with the southerly line of Lot "AU, as shown on
the Plat, N. 80 deg. 33' E. 223.03 feet to a point, Point 2; thence along the westerly line of
Tax Parcel No. 88.04-01-27 and a portion of Tax ParceLNo. 88.04-01-28, S. 08 deg. 48' E.
214.40 feet to a point, Point 3; thence along the northerly line of Lot "C", as shown on the
Plat, S. 62 deg. 47' W. 144.68 feet to a point, Point 13, the ACTUAL PLACE OF
BEGINNING, and Being Lot "B", containing 1.00 acres.
EXHIBIT A
Holrob Investments LLC
,
Parcel to be REZONED and granted an SUP
October 24, 2006
KIMBERL Y A. PARENTI
Tax Map # 088.04-01-34.00
Beginning at a point along the northerly line of Tax Parcel No. 88.04-01-33, said point being
Point 9 as shown on that certain "Subdivision and Partial Survey for F. Harvey Shell, Jr. &
Shirley W. Shell, Richard M. & Becky L. Sackett, and J. Milton & Elizabeth S. Miller,
Showing the Resubdivision of a 1.00 Ac. Parcel, a 1.25 Ac. Parcel and a 3.30 Ac. Parcel and
Creating Lot "A" (1.250 Ac.), Lot "B" (1.000 Ac.), Lot !Ie' (1.806 Ac.) and Combining the
Remaining 1.494 Ac. With Tax Parcel 88.04-01-33," dated May 28, 1992, made by T. P.
Parker & Son, Engineers-Surveyors-P1anners, a copy of which is recorded in the Clerk's
Office of the Circuit Court for the County of Roanoke, Virginia, in Plat Book 14 at page 83
(the "Plat"); thence leaving the southerly line of the said Miller property and along the
easterly line of Tax Parcel No. 88.04-01-41 and a portion of Tax Parcel No. 88.04-01-40, N.
27 deg. 13' W. 324.04 feet to a point, Point 10; thence along the southerly line of Lot "A"
and Lot "B", as shown on the Plat, N. 62 deg. 47' E. 307.69 feet to- a point, Point 3; thence
along the westerly line of Tax Parcel No. 88.04-01-28, S. 06 deg. 48' E. 84.40 feet to a point,
Point 4; thence along a portion of the southerly line of Tax Parcel No. 88.04-01-28, N. 88
deg. 16' E. 35.86 feet to a point, Point 5; thence along the westerly line-of 1.494 acre tract as
shown on the Plat, S. 10 deg. 52' 37" 255.07 feet to a point, Point 14; thence S. 40 deg. 14'
18" W. 72.48 feet to a point, Point 8; thence along the northerly line of Tax Parcel No.
88.04-01-33 S. 6~ deg. 47'W. 89.08 feet to a point, Point 9, the PLACE OF BEGINNING,
and being Lot "C," containing 1.806 acres.
EXHIBIT A
Ho Irob Investments LLC
,
Parcel to be REZONED and granted an SUP
October 24, 2006
F. HARVEY SHELL~ JR. and SHIRLEY W. SHELL
Tax Map # 088.04-01-35.00
Starting at a point along the northerly line of Tax Parcel No. 88.04-01-33, said point being
Point 9 as shown on that certain "Subdivision and Partial Survey for F. Harvey Shell, Jf. &
Shirley W. Shell, Richard M. & Becky L Sackett, and 1. Milton & Elizabeth S. Miller,
Showing the Resubdivision of a 1.00 Ac. Parcel, a 1.25 Ac. Parcel and a 3.30 Ac. Parcel and
Creating Lot "A" (1.250 Ac.), Lot fiB" (1.00 Ac.), Lot "C" (1.806 Ac.) and Combining the
Remaining 1.494 Ac. With Tax Parcel 88.04-01-33," dated May 28, 1992, made by T. P.
Parker & Son, Engineers-Surveyors-Planners, a copy of which is recorded in the Clerk's
Office of the Circuit Court for the County of Roanoke, Virginia, in Plat Book 14 at page 83
(the "Plat"); thence leaving the southerly line of the said Miller property and along the
easterly line of Tax Parcel No. 88.04-01-41 to a point, Point 10 as shown on the Plat, being
the ACTIJAL PLACE OF BEGINNING; thence along the easterly line of Tax Parcel No.
88.04-01-36 and a portion of Tax Parcel No. 88.03-01-09, N. 27 deg. 13' W. 339.46 feet to a
point, Point 11; thence with the southerly line of Tax Parcel No. 88.04-01-19.2, N. 80 deg.
33' E. 399.20 feet to a point, Point 1; thence along the westerly line of Singing Hills Road to
a point, Point 2; thence along the northerly line of Lot "B" as shown on the Plat, S. 80 deg.
33' W. 223.03 feet to a point, Point 12; thence a new line, S. 27 deg. 13' E. 271.47 feet to a
point, Point 13; thence S. 62 deg. 47' W. 163.03 feet to a point, Point 10, the ACTUAL
PLACE OF BEGINNlNG, being Lot "A", containing 1.250 Ac.
EXHIBIT A
Holrob Investments LLC
,
Parcel to be REZONED and granted an SUP
October 24,2006
"
EV ANGEL FOURSQUARE CHURCH TRUSTEES
Tax Map # 088.03-01-09.00
3B'GINNING ac a point d"'siqnated all "1.-1'." Oil che
h!ninafter described B~rvey, the point an~ place
of b~Sir~ingl thence ~i~ Secondary Route 931, also
)t~"'D'rm as Sing-iDS Hilla i<oad, }~. '14. 4, D' E" 5 S g. 40
teet t.o a point det>ignated a.s "2" on t.~e
heTeir.at~er described survey; thence cor.tin~ing
with Saccndary Rout.e 933, also kno';o-n as SinSing
Hills Road, N. 59007' E., H6,S4 feet: to a polut
d.el;r~gnated a.:13 · 3. on the h~r'eiI'~!ter d:~1I"cri~'d
2urveYI thence leaving Secon~ry Route 9)) ~~ w~th
t~e line DE pronert~ nov or for:rr.srly owned by James
C. ~no Hargaret C. Shelton and continuing with the
lin~ of p=aperty now ot formerly owned by
Clea,,:,b:-ooK Bt<pd..!lt Chu:,ch, 5. 4. :16' 101., .145,12
teet (0-_ a point d~5igna:ted as "4" cl"l t.ne
herein~f~er d~scribed survey: thenc~ U. ez~ 22' ~. I
27. CO feet to point. "5" as desis-na'::ec! on t.he
heninatcer c1!!isn"'ibe<i g\H"veYi thence S. 0" 51' O~
b. I 160.2~ teet to a point designated as '6' en ~he
hll:::eina!t.er ces,::"ibed a'..ll:""J~1 thenc1:l ...i"h the line
,at pTope-rt.y' 00\.1 or Con-nerly Domeo by F. H. SI",O'l.l.
J:-., e...:'lo Shirley W. Shell, S. 27g 13' 5.. ~-lJ.D7
teet to a ?oint designated as "7" or. the
herein~tter oescr-ibed SlJI"Ve)'; tl1ence leilvir,g ~r,e
Shell p~operty line ~nd ~ith the line of p"~?e,ty
00,;. c-r f~rly ~..roerl!;Y L-.-- T--: FOU.t1;~S. 64' 12'
~" 302.53 [&et CO a point design~ted a~ .S" on tne
bereinar:t.~r desc:.:ri,.be.j S1,lrvey; thence S. 20" 46' E.,
H O. 00 t~et 'Co a point dedgnHed IlB . 9" 0:1 the
he:::oinA!t~= deBcrib~ !urvey; th~nce ~ith the
property lines oC D. N. Hinnix, Doris C. Boa:"d and
Hod-tl-Y-raft Home..ll, :,nc., S. 64" 32' W.. 791.7S1 ~e-et
to l point d~B:':'~t~ as 'HAl' on ~he her1!'ina:-!'ter
clelSc=ibed pla~: thence ....itb Virgi.nia S~conda=y
Rot:te 7B~ / ~lBo lr..novn as Old. Rocky Mount: Road I H.
2l. 43' 07" ;?, 47.07 teet: to a polne d-esi;p-iated a$
"lS" on tha herein1!ltter described plal; I cherrce
conti.IJuing with Route 789. N. 2104)' 07" W./ 74.:L1
feet to II point de~ign.a:.te-d as -l.P on - the
h~:rein&rter des ::~ibed aurvt:y I then.e-I; ccn~ i nlJicg
w~th Ro<H~ 789, H. l-5'. 3l' W'i "-95,QO feet to il
poir.:. 6esign4ccd a;ll ~1.7' on r;he:l hcei'-eln<:l!1:er
d.cllcri.b~d plat r ~hence leaving the Litle ere Rou~ e
189, N. 'J)" 26' B., ~O. 00 f~!:, 'T!'D!"6 or l'ess, 'Co 11
poir.t do.sign~t~d all H10C"/, thence: Io'.itll t;he Miller
p=O'p(!rty lille, fl. H' 1\)' 'E., 276,J€ teec to the
poi!:t an.d ~la.c! of SBtJIlU{!!1GJ cont.ainins 18.3:
Il:Crl:lfl, mor'J O~ leu, as bei.I1g sbolom on th.at. slJr<ey
pr~?&;+d by C. E. Lacy, Jr., ~,S" dated Oc'Cob~::: J,
199:1.,. tit.hd .Surv~y !!lade for Alvin L. Hille.r and
MOO-V-Kratt RD~!l, !:10,', ::-ecorcied il'l U1e Circuit:
Court Clerk'a D!fic:e of t..l)e C_rtuit: LO\\~~ r;;t
Roanok~ County, Virginia, in Plao:. Book j,J pag'"
lBB I . , ..
EXHIBIT B
Ho/rob Investments, LLC
Parcel to be granted an SUP
'October 24, 2006
ROBBY DEE TATUM
Tax Map # 088.03-01-04.01
BEG!NNINO ~ =.~ on. the l):)C'J1:i)l p~ 'O'f~ ~
RcIJU 674, N.61" ~ E.. IZt.6& It fram tM b:lt~ G.f \he
~ ,.ide ofYlrP-U ~.Rocto 674 with the e:::L-!y cide
erV, s. .Rw\e 12~ Iheneo ~ ~,~ ~ tit v~
~ ~6i4, N. ZS.~' 'J'1'W. ZJ~67 it to J;~ ~
N. 6Z*' 41' ~ 205.191t to a ~ ~ S. '2O..W E.. no.{) It. C1
l. pcim co the!lO'lih:::rly 1id: o(Y'~ Se':~zy ~ 514; th::oce
wTLb ~~S. 6r 47' W. li5.Ba It \:)1hep\a;:o:or~EGWN1N~
wntzl.'Un& 0.951 ~ Iotld more fully.t.liowo \In ;;Ul"i';)' Il'Ud:c !or
G:nk5 D. ~ by T. P. Pub::r & So:::; En~'t::lO S~
dOd ~ 2.5, l~S2, t>f ~ i!! ih:: Ckrt'~ <Y'~er~ C'ircuil
Cowt l'.c:rtkCourny ofRo..-);Ol::, Vl':'ginl1l, in ~Boo1; 1187, pag~
1297.
EXHIBIT 8
Holrob Investments. LLC
Parcel to be granted an SUP
'October 24,2006
DONALD 1. MINNIX and EMILY N. MINNIX
Tax Map # 088.03-01-02.00
.--' _.----,.-~- --- -------......- ~
"'!>:tC'!.:m{!EU &.t ~ p<'i J:l t O~ t:n.e. 1iM 0 t 't::' a.e t I
No, 1 coo.! of the J, E. HdrtiD t.tat~ la,
.n.o-.."tl- on _ J.\.lI"Vfl" of . po:;-:-ioo'Q! t'M J. ~..
:c..s't't:i~ U tate i':'llP~~.-d b1 C. !" ~lcO'l.cl .rd.
Son, S,C.t., dl';;lId 5e'Pt~be.r 116, 1953J
f.tuched to .nd rec~d-ed wi::h .. dud to o;be.
C1..e"r'K'1 Offi-::I of ::h11 Cl.J:'cu1t. Oo\l:'1: of fto""Q\t.
COUll':)' t VU:?;irli.a itl tl'nlo :5:i:,olc 55'9 Jot pt~
5SS", u.id N'I;'1tl'll:!.ng pa-il'l".; bdnS h';J.Hd
. cQ tho t'iOrthcr.ly J 1d. of \'irg.inh Stlltll
SecOnOary' iWu';* 674, S, 10' 461 t. 10 feet
troll! &0 old l.::on, eop')6'l:' t.t> the Flcyd Gr;,,'f
~rz,;lC. !i ~ 1't"0p4>;/;'" c! nc.o~ i~ D~ cd
y.o.~~ 7rj~-~g; - z9oi" ~~'(:'c.'~ith-t:~ 'p~r'th
ri1tl. of Scat- SAcct>dA'q ~~ b7lt, S, 62"
47\ 'W, llS.04 hot :0 l petr,t) thooe. \lith e.
pO'" H'Ooa t:!-,%(:Iugh t;h, BUldra u.1 &h \(u1. F t~t9
('I"tIlC'; 1 0<:3 ch.t dc'tJnid H.Lleo'llfl nr':""1,
f~t,. ~tt '\.I. I-Wlre~ at>d 1.111.1.&.1\ L.
Ha.ruD p~~r;y>, 1(. ZOo ~I ..... ~t).. 38 fl!lllt
to ~~ i~Qn~ t~~~~a I. ~4. 3Z' E, 115,69 !a.t to
en !rOO; tr~~C& s. :0' ~f ~. 377.5 !6&~ ~
ti\s 'Pbco of 2XCDlli~1. and eQPt-Lil\Li\~ 1
l:lC"-':.
EXHIBIT B
Ho/rob Investments. LLC
Parcel to be granted an SUP
'October 24/ 2006
.'
FLOYD GRAY HARMON and JOYCE ANN CRAFT HARMON
Tax Map # 088.04-01-38.00
Beginning at an old iron on the line of Tracts No.1 and 2 of the 1. E. Martin Estate, as shown
and designated on a survey of a portion ofthe J. E. Martin Estate prepared by C. B. Malcolm
& Son, S.C.E. dated September 16, 1953, attached to and recorded with a deed in the Clerk's
Office of the Circuit Court of Roanoke County, Virginia, in Deed Book 559, page 550, said
beginning point being located N. 20 deg. 46 min. W. 25 feet from the center of State
Secondary Route 674; thence with the line between Tracts No.1 and 2, N. 20 deg. 46 min.
W. 301.92 feet to an iron; thence with a new line through the Frederick and Erma Martin
Booth property (Tract 2) N. 62 deg. 47 min. E. 85 feet to an iron; thence with still another
new division line tlrrough the Frederick and Erma Martin Booth property (Tract 2) S. 20 deg.
26 min. E. 301.92 feet to an iron located on the north side of said roadway, S. 62 deg. 47
min. W. 85 feet to the place of beginning, and containing 0.58 acre, and being as shown on a
survey prepared by T. P. Parker, S.C.E., dated March 25, 1963, recorded in Deed Book 717,
page 297) in the office of the Circuit Court Clerk for Roanoke County, Virginia.
EXHIBIT B
Holrob Investments, LLC
Parcel to be granted an SUP
October 24,2006
LOWELL T. FOUTZ and ALICE A. DAVIS FOUTZ
Tax Map # 088.04-01-41.00 and Tax Map # 088.04-01-40.00
Parcel 1:
. ErCll-HUNC a t HI i 1: on on the nOI'th S ide of a
25 fooc roadw~y reselv~d, said point being
. lC\cated N. 27013' \.). 2S,O feet .and 5.620471
W. 15.4 feet from an old irDn Be the scx.lcheasc
cor n c r 0 f :: he E::-ma J a r1.e Ka rei 11 0 rig:l ns 1 3. 7 4
acrt: t:-:;ac.t (Trace He, 2 of J. E. H.utin Estate) j
chence with the north side of the 2.5. {(IOC roadlo7O!Y
. S. 62" 47' YI. 110 feet to an irDn; rhcr\c:e ...ien
,a new li:::;e th-:;ough the FredericK ilnd t.n-..; Jarll'
'Marcin t.ooch property N, 2.7" 131 W. 300 feet
1::'0 s n irr,n; the't1c e wich aJlother ne..... ti n.e-N. &2' L,,7 I
E. 110 fe~t t.o an iron~ the-nee ......ith .3t:111 aT:lDcne-r
ne", H.lle 5, 27"' 13 r E. 300 fet:t tD the pniJ"it of
BE.GII'~H1IlC, Ilnd containing D.7S ac:re.s;
TOGETHER WITH a non-e.'Xclusive eaS2I!lent for ingress
aj,d E:gressover reserved rDadwa}1' leading to Rt. 674
conveyed by deed frDm Frederick ID:Jth and Erma Jan-e:: ~'1artin
Eooth to l.D','leU T. Foutz and ;'~ice Ann Davis Foutz I
dated June 21 r 1960, and filed of record in Deed B::ok
644, page, 56, in the office of the Circuit Court Clerk
for Roanoke County J Vir.tills,
Tax Map # 088.04-01-36.00
Pa.ra~._
Bm-tt1r.n1"it at .or1 r rot! tH tn. I'\~tr."''''nt:rrrly 1;'OlT)I\"r e>f th.
tow.H T. om:! 1.1IcII' Ann Fwtt pn:lfte'rt)', (i~\fol r.fCl"/!n~111
\Xl.d ~ aoa, ~4a5}1 Xlh1 Ir"n 0110 b-eJn~ tnll c:~r~(
,." ,.,.,., frctl.T'1 d: & tJm? &<<>.ft, pi'Qpffl"f end 0<'\ the (1M of
1M John J:::lnm'l' propc.rtr I In.: I'lU 'With 'J On & b-e~~ 11 th.
fC><Jl~ ~ &.ctn p.~,rtlu S. 62" ~r W. i/O.O' l'tl en IfOi'l
be:1~ f1"e rrort'l'l+Clt.,lt c:otT'l1Ir of I't.. r ovi.t p~ty, fh.nct:
J.vvlro; ~ Fw~ ~rt'1' whh a nrK 11~ tn.~ tho ~.~
P'fO?ttiy N. Z7~ r3~ W. 1?f.$9 I t.l tn" JrMl Cl!1 m.. l.l,.. 'Ollhtr
A:Jf"", MtIllf p:ropntrJ tbe.na -;.,.lrb Ci Hrre wtw'U.T'\ ff,lIMH111r
~ ~_~P~!iTfl; N. 64" zat e, IIO,{l5 ~nt to Ofl ~
th.nDl wHh g n... be~l'l th<l ~Ih pr(Y,>erty ----
ond t\-..r Jch., Joonoe;' I )t. pr~.tty Si '27. l)f E. 1% .:;Of~t
to t~ .~Ir:"j ""i ~ ~nt.Qln:~ 0.500 o:;rH 'ljr;O ~1119
01 ~n eo 1I"0j) by T, ?, Porker & ).007 b.,.,ro">Mlt'$ OllO
SvfV'e)'<<1 dC1IM J...;y 7, 1971 QT-d t.et:orOe.d in t'.eed :&:>ok EXHIBIT B
956., page 714 r in the of'fi<:.e. of the Circuit Holrob In est t LLC
Court. Clerk for Roanoke Count',' r Virginia V men 5,
- 'Parcel to be granted an SUP
. October 24, 2006
,.,
..;
.'
LOWELL T. FOUTZ and ALICE A. DAVIS FOUTZ
Tax Map # 088.04-01-39.01
Parcel 3:
2,LGIIDI!:NG ~t. M i.Co:l otJ toe nort:h dd. o! I 25 .bot
~oull...;ry r~..~rv1!!Or b.clnl: t.ho iIl~~9t.erly ~01::'Il.C:: 0 E
Ua trDCt. -ecmvQe..c\ t..Q \..c~ll 'T. 1'01lt;~ ~d iliee.
J..n'tl Da'd.B Tout:: by dud of "arrectiOJ;l rlltt!:{\ .\\.It,. Z4 /
1~&6 Qt record i.n t:" au-t\:J. OfficI:. of t.bc C1.rcllh
COu:" ~ of ::'.Oo.ok,o CoW\,ty, Vir;1:l'iU Ul De.ed Botl'r;: BOa.
'Pql!! 4'35 I ~ C01:MT .e.lbo c:n the i'redar1.d: =-d 1"",,4
M. 50'0th prtlp~rty': tb.enCIl nth thQ line Detvtl1:ttl sdd
F.::~t"tiu, 1:1.. .27" 1.3' 'tI. 4!19<25 bet tc G pcr.Lu:t CO"
t.h.. lln.tl 0: tht A.1.frt.d Ki.1.la~. prcp,e:n;r; the::1l:c v1.tll
th* line of t.b:a Hille:: pril'[>ert,-l S. 64' 28' 'iI. 21.51
feet l:"D . 'Point; toeIl'C! "ilith .. tleW divi.lon Hna
tOro~h t..h~ Baid Coot.h prc?e<t't;', S. 27' 1.3' R. 1,9'),B8
fe.Q;t to a point 0-0 t'cl.a ncttMl'ty lIide of ,;rdf'l. 2.5 root
ro.ul...ll.Y ru lIrve.d I tnllllu Id.th tbll l.1crtb..:rly Ilia!! ~f
lU..id r~h Jl'. &Z' za' E. 2.1.5 teet: t:.O .tha 'P~or. c;f
~~. c:n.d' .:.outC.:L:tinll O.Z4~ t~~.. =.d t>ciA; ~
llb~ ~ t;~-v...; ~~~p~"'ed by.. P; ?=1ur . S=. Bz>1:~"
tnd Bt;:'-."i!';ors I cLa:W July 7, 1971 - ~"1l:i r-ev1.6~ DO J=u.a:rf V.
t9B6, 2nd fil:::d of record in peed &:ok 1233 I page
fjO, in tile office of the Circult Court Cler}', f':JI:
RD~:oke County, Virginia,
EXHIBIT B
Holrob Investments. LLC
Parcel to be granted an SUP
.' October 24, 2006
JAMES R. JACKSON
Tax Map # 088.03-01-01.02
New Tract 3B (2.791 acres) as shown on a Plat Showing the Subdivision of Tract 3, Plat
for F. Earl Frith, Property of James R. Jackson, et al., made by Lumsden Associates, P.c.,
Engineers-Surveyors-Planners, dated April 7, 2003, and recorded in the Roanoke County
Circuit Court Clerk's Office in Plat Book 26, Page 122.
Tax Map # 088.03-01-01.03
New Tract 3A (2.206 acres) as shown on a Plat Showing the Subdivision of Tract 3; Plat
for F. Earl Frith, Property of James R. Jackson, et aI., made by Lumsden Associates, P.c.,
Engineers-Surveyors-Planners, dated April 7, 2003, and recorded in the Roanoke County
Circuit Court- Clerk's Office in Plat Book 26, Page 122.
EXHIBIT B
Holrob Investments, LLC
Parcel to be granted an SUP
October 24, 2006
MOD-U-KRAF HOMES, INC.
Tax Map # 088.03-01-06.00
All that certain parcel ofland located in Roanoke County, Virginia, and being 2.359 acres
lying on the east side of V.S. Rt. 220 and on the north side of Rt. 674 (Clearbrook Lane) as
shown on plat of survey made for Alvin L. Miller and Mod-V-Kraft Homes, Inc. (sic) made
by C. E. Lacy, Jr., dated October 3, 1991, and recorded in Plat Book 13, page 188, in the
office of the Circuit Court Clerk for Roanoke County, Virginia.
EXHIBIT B
Holrob Investments, LLC
Parcel to be granted an SUP
October 24, 2006
G\VYNN H. BOARD and EILEEN P. BOARD
Tax Map # 088.03-01-03.00
~ ata pomt 00 lM.n:::t1h:::iy dd=-dY'qfDU ~vy R.oo:tr5 No, 674,
, wbi:h ~ point uNorth 62 de~ 47 ~ aut S26.S06 ~ from tho
~otthe-imf-~ot'~.~~No.61.!$ wimtW
~ sicb eXU. So R~NO.~' and ccmc:-io ti:Q DaWd 1 ~ 1nd
EailyN, ~~~m tb= ~y~ (:f'Vir;lcll~
F~ No. 57.(., 800m 6lc,~ .(7 tOintCt:S We::. 229.0'f::el to m ~ ~
with a.~ Hoe ~ the Sudn Ldih'wat.o~ Hath 20 &~ 46.
~ ~ = 10 I.D ~'tb:tCo Nocth ~~ $2 minmcs E.ut 22!.31
&:et :0 m ~ ~ wilb t!i:llb r:J Doo:ld 1 MlIm!x. ot. U, S. Sooth 2D de;;rr:d
46 ~ E.u: ~1.3: r'e::::t ~ th: ~ at B.e:io:nini eoo!:1.l.cln: 2.0 acre: m::l
~ptt!oor1 u"!:::Ja: "1)04 on ZI ~ d.ued O;;tob::r 13. 1970, p;~~cd by T. P.
Firler. S. C. E.... ~ w re::mbd wirlJ deed !D Deoj Book 9]4, ~ t U7.
EXHIBIT B
Holrob Investments, LLC
Parcel to be granted an SUP
'October 24, 2006
VINE & BRANCH, INC.
Tax Map # 088.03-01-01.01
BEGINNING at a point along the easterly side ofU. S. Route 220, Franklin Road, said point
being the westerly most corner of Tract 1, containing 1.00 acre, as shown on a Boundary
Survey for 1. M. Resk, dated January 6, 1998, made by T. P. Parker & Son, Engineers and
Surveyors, a copy of which is recorded in the Clerk's Office of the Circuit Court for the
County of Roanoke, Virginia, in Plat Book 20 at Page 144 (the "PlatU); thence leaving the
easterly side of U. S. Route 220 and with the north side of said Tract 1, N. 41 deg. 10' E.
255.00 feet to a point on the westerly side of Tract 3, containing 5.01 acres, being Tax Parcel
No. 88.03-01-01.2, as shown on the Plat; thence along the westerly line of said Tract 3, in a
northerly direction to a point along the southerly side of Virginia Secondary Route 674,
Clearbrook Lane; thence with the southerly line of said Clearbrook Lane, in a westerly
direction to a point, (4), on the easterly side ofU. S. Route 220, Franklin Road; thence along
the easterly side of U. S. Route 220, Franklin Road in a westerly direction to the point of
BEGINNING; and being Tract 2, containing 2.86 acres, as shown on said Plat.
EXHIBIT B
Holrob Investments, LLC
Parcel to be granted an SUP
October 24, 2006
ROBERT R. YOUNG and ROBIN G. YOUNG
Tax Map # 088.04-01-39.00
..- -.--::'"~'---
!3ECltmING at a pn!M on :he n;.rlharly s.lde of ~ 2$
root vddth rcsdway r~e.rY/l'd ;;it 1hll.,~'puthwe'5't corn\:lf
of the lnweU i'. f"Ouh prnp~rty; the'nc~ wIth the
noMhorly 'side of tne IS foot wltl'th roaol'l/'Pi n:~Clr...ed.
;,. ~'Z~ 117' W. , ~o." INt \o!! noint; !i1CTice le:avlnlJ
the ;:5 foor width ~w~y rf:.S:[,rv:~d ~nr! --:lth ~~~.~terIY
i'lnd flQ'r;nf';ly Ilne$ or' th~ fig}'.:! i1~l'T\:ln e~ Sll cu::.re
\['<Iet, N. {o~ ~\i' \'1-. 30\, ~n f~el to :. pc-Inr; lh~r'l~t'
'S,-S2o'U7,-W-,-BS":O feet to-~up;l{\t -;':;-th~-;terly'
line of lhf'. Dcr.aIO' I. I.llnnlx property; ~her,ce wlth
th~ ~.me, N. '.10" qti' 1'/, 105. /2 fe-et to a polnt;
th~cc N. 6~r> 28' E. HO. 97 f~t to the northwest
cl:Imer of r},: Lowell T, Fou n: property ~ tlllirK6
'rIitn tMe .....t:s(erly Ilnr: of ~'m-e, S. Z7<7 !:l' E,
4!:l9.98 fe:?\ \r" th~ pl~l;e d BECiINHfNG Clnd
cDl'li~illJli9 " 71 acre~ iI'5 soo;m on ~[ji 'n!~' !.ly
C. E. Lacy I ) r" Land SLlr..,~yO'r I dol ed ^~19u:;t
1,_ 1987 r bled of record in Dee:3. By:,k
1269, page 1168, in th~ office of the
Circuit Court Clerk for Roano}:e O~unty
Virginia. I
EXHIBIT B
Holrob Investments, LLC
Parcel to be granted an SUP
,October 24,2006