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HomeMy WebLinkAbout3/6/2012 - MinutesCommissioners Present: Ms, Martha Hooker I Mr, Gary Jarreh Mr, Gene Marrano Mr, Jason Peters Mr. David Radford Staff Present: Mr, Philip Thompson, Secretary �Mr, PaUl Mahoney,, County Attorney Mr, John Murphy (work session only) M's, Megan Cronise (work session only) Ms. Tamrni Wood (work session only) Ms, Tara Pattisall MIs. Amanda Micklo ° Ms, Susan Carter, Recording Secretary Work Session: Mr, Radford called the work session to order at 4:00 p.m. royal of Agenda Mr. Jarrell) made a motion to approve the agenda, which passed 5-0. A royal of Minutes Ms. Hooker made a motion to approve the minutes of February 7, 2012, and February 21, 2012, which passed 5-0. Approval of ConserrAcIgnda Ms. Cronise provided a Pop erPoint presentation of the 011d Heritage Corporation petition, including a brief history, area landusle, fcomer and present zoning designations, and the proposed site map. She discussed prospective uses including retail or office use. She discussed access to the property which includes an entrance from Crossbow Circle,. She 'reviewed. landscape buffering, including the purchase of an adjacent home and pWns to cut back the bank to increase visibility and sight distance. S,hie reviewed the slope of the property', noting retaining walls would need to be constructed around the building, She reviewed the proposed proffers including types, of lighting and signage. She stated the bottom corner of the property would be niaintamned with vegetation, She reviewed traffic issues, noting staff is awaiting input frorn V regarding the traffic impact analysis submitted by the petitioner. She stated both staff and a board member have received input froryi citizens regarding this petition,. Page 1 of 9 ROANOKE COUNTY PLANNING COMMISSION MINUTES MARCH 6, 2012 The commissioners discussed various options for traffic flow and increasing sight distance. Ms. Cronise noted options are currently being research and discussed. She stated a Community Meeting will be held on Thursday, March 8, 2012, at 6:30 p.m. Mr. Peters made a motion to approve the consent agenda, which passed 5 -0. Commissioner and Staff Comments Mr. Thompson stated that the balloon test for the broadcast tower will be conducted today between 4:30 p.m. and 5:30 p.m. He stated a site visit to Old Heritage Corporation is tentatively planned for the Commission's March 20 meeting, in conjunction with the tour of electronic signs. With no further comments, Mr. Radford adjourned the work session at 4:21 p.m. for site viewing. EVENING SESSION Mr. Radford called the Public Hearing to order at 7:02 p.m. Mr. Peters gave the invocation and led the pledge of allegiance. 1. The petition of the Western Virginia Water Authority to obtain a Special Use Permit for a major utility service in an R -1, Low Density Residential, District. The major utility service involves the construction of a standpipe water tank approximately 102 feet in height with a 10 -foot antenna on 0.51 acre, located at 4968 Northridge Lane, Catawba Magisterial District. Ms. Micklow presented the staff report, including an overview of the petition. She stated the primary purpose of the petition was to increase fire flows as recommended by the Roanoke County Fire Marshal. She stated a side mounted antenna would be attached to the tank by the Western Virginia Water Authority (WVWA) to assist with measuring water usage and availability. She explained that the proposed tank would hold approximately one -half million gallons of water. She reviewed the colors available, noting the tank would not be lighted. She discussed the type of buffering required for this structure. She stated on February 23, 2012, approximately ten citizens attended a community meeting. She stated she has received approximately twelve phone calls and emails expressing concern regarding the visibility of the tank. She stated the tower would not be above 102 feet and no additional signage will be placed on the tower other than information placed on the tank by the manufacturer. Mr. Sam Darby, Esquire, introduced Mr. Bob Benninger and Mr. Gary Robertson, representatives from the WVWA. Mr. Darby stated that the tank would be constructed on approximately 0.51 acre which is currently owned by the WVWA. He reviewed a handout regarding the existing tank. He stated the current tank does not adequately meet current development needs, including Gander Mountain, Green Ridge Recreation Center, and the upper portion of Sequoia Page 2of9 ROANOKE COUNTY PLANNING COMMISSION MINUTES MARCH 6, 2012 Drive. He discussed the necessity of adequate fire flows, noting the proposed tank would increase fire flow significantly. Ms. Hooker discussed the safety issue regarding inadequate fire flow from current pressure. She inquired about alternate sites for the tank. Mr. Darby stated that the WVWA had researched the stone house on Wood Haven Road but determined it was cost prohibitive. He also stated the stone house location may be an FAA concern due to its close proximately to Roanoke Regional Airport. Mr. Marrano inquired about the development timeline of the area. Mr. Darby discussed this issue, stating more commercial development has occurred in the area in recent years. Mr. Robertson reviewed fire flow elevation requirements, noting only two sites have this elevation in this area, Northside and the stone house area. He provided a brief history of the Valley Pointe Industrial Park, noting that it formerly required 500 psi and current regulations require 5000 psi. He discussed the importance of altitude when considering placement of the tank. Mr. Marrano inquired if the tank could be set back closer to the school. Mr. Robertson deferred to the Roanoke County School Board, noting that the School Board owns that property. Mr. Marrano inquired about fire flow from other suitable locations near the Interstate 81 corridor. Mr. Robertson discussed this issue. Mr. Radford opened the public hearing for public comment. Mr. Jim Stroup, 7922 Sequoia Drive, stated the facts he has received regarding the petition continue to change. He expressed concern regarding the balloon test, noting the balloon did not appear to be a weather balloon as required. He stated the issue with insufficient water pressure should have been addressed when the Green Ridge Recreation Center was constructed. He suggested postponing the petition until all facts are available. Ms. Hooker inquired if Mr. Stroup saw the balloon during the 1:00 -3:00 p.m. balloon test. Mr. Stroup stated he was unable to view the balloon which was flown later in the day due to a previous appointment. Mr. Keith Moore, 7921 Sequoia Drive, President of the Whitney Estates Homeowners' Association, stated the tank would be located in his backyard. He stated that the balloon flew at different heights during the day and at an angle making it difficult to view the proposed height of the water tank. He stated he would like to see a breakdown of the cost between the proposed tower location and the stone house property. He stated many residents have already installed booster pumps to increase water pressure for their homes. He stated the proposed buffering is inadequate since the water tank will be above the treeline. He would like to request a 100 -foot buffer on all sides facing the residential areas. He suggested postponing the petition until more studies have been completed for relocation behind the school and near Interstate 81. He requested that the older water tank be painted the same color as the new tank, which he requested to be pale blue. He also requested that the School Board make a promise to maintain the existing vegetative buffer. Page 3 of 9 ROANOKE COUNTY PLANNING COMMISSION MINUTES MARCH 6, 2012 Ms. Willie McMahon, 7917 Sequoia Drive, yielded her time to Mr. Keith Moore. Mr. Moore did not think many of the neighbors attended the community meeting because they were unaware of the location due to the letter listing Catawba Magisterial District. He suggested building the tower between Green Ridge Recreation Center and Interstate 81. Ms. Hooker inquired about buffering issues. Ms. Micklow stated staff recommends keeping buffering requirements, including currently wooded areas around the tank. Mr. Thomas Kincaid, 7925 Sequoia Drive, Board Member of the Whitney Hill Estates Homeowners' Association, stated the water tank will be visible above the treeline. He stated North Lakes subdivision would also be interested in this petition. He stated he does not think the county's notification regarding this issue was sent out properly. He stated residents were not informed of fire flow issues. He stated additional information is needed regarding the buffering issue. He suggested a 60 -foot tower. He expressed concern regarding buffering and visibility. Ms. Hooker requested information from staff regarding buffering. Ms. Micklow discussed this issue, including buffering requirements and options. With no citizens requesting to speak, Mr. Radford closed the public hearing. Ms. Hooker inquired about increased standards. Mr. Robertson discussed residential, commercial, and industrial ISO requirements. Mr. Radford inquired about water pressure issues. Mr. Robertson discussed this issue, noting Sequoia Drive is on an incline so it would depend on exact calculations regarding placement of the dwelling to provide accurate information for each house. Mr. Jarrell noted although the proposed water tank would be gravity fed, could a pumping station be installed if needed at another site. Mr. Robertson stated the fire marshal does not prefer pumping stations since they require electricity to operate. Mr. Jarrell inquired about the information regarding the physical address. Ms. Micklow stated the address on the Roanoke County GIS is attached to a parcel tax map identification number. She stated all properties are assigned a house number for ease in finding property. Mr. Radford inquired about the notification procedure. Ms. Micklow stated she can provide a full list of recipients of the community meeting letter to the Commission, if needed. Ms. Hooker expressed concern regarding buffering. Mr. Thompson discussed buffering requirements for utility systems. He stated the buffering requirements can be changed during the special use process. He discussed various options regarding this issue. Mr. Peters expressed concern for the residents on Sequoia Drive. He stated buffering is needed to protect the residents. Ms. Hooker noted the height of the water tank would be difficult to buffer. Mr. Jarrell concurred. Mr. Peters noted it is difficult to repair infrastructure issues in a 25 year old development. Mr. Marrano suggested speaking with the School Board regarding the site. He discussed inadequate planning regarding the development of Green Page 4of9 ROANOKE COUNTY PLANNING COMMISSION MINUTES MARCH 6, 2012 Ridge Recreation Center and other industrial developments in the area. He stated the neighborhood is suffering by losing its viewshed. Ms. Hooker discussed land use noting the current lot was appropriate for the current water tank in the 1970's. She noted newer residents were aware of the WVWA property when the homes were purchased. She stated the fire marshal has advised that improvement is needed in this area due to the change in standards. Mr. Peters stated the County cannot depend on the same infrastructure as development progresses. He expressed concern regarding safety issues in the area. Ms. Hooker stated she appreciated the petitioner researching other options but understands those locations are cost prohibitive. She reiterated her concern regarding buffering. Mr. Radford discussed using the stone house area, noting the Green Ridge Recreation Center water pressure is currently inadequate. He also noted the stone house area may create safety issues for air transportation. Ms. Hooker noted it is not a perfect fit but it is necessary. Mr. Peters stated it is important to provide health, safety, and well -being for the citizens with the changing land use. Ms. Hooker made a motion to recommend approval of the special use permit with the following conditions: 1. The site shall be developed in substantial conformity with the concept plan entitled "Western Virginia Water Authority Loch Haven Tank Site" dated December 23, 2011. 2. The proposed water tank shall not exceed a height of 102 feet. 3. Screening and buffering requirements for this site shall include the existing vegetation, modified to construct the proposed water tank, and the existing fencing. 4. There shall be no signage on the water tank except for the manufacturer's or installer's identification and appropriate warning signs and placards. Mr. Thompson called the roll and the motion passed (4 -1) with the following vote: AYES: Hooker, Jarrell, Peters, Radford NAYES: Marrano ABSTAIN: None Mr. Radford recessed the hearing at 8:03 p.m. He reconvened and called the meeting back to order at 8:10 p.m. 2. The petition of the Western Virginia Water Authority to obtain a Special Use Permit for a broadcasting tower approximately 120 feet in height in an AG -3, Agricultural /Rural Preserve, District on 0.121 acre, located at 2857 Summit Ridge Road, Hollins Magisterial District. Ms. Pattisall presented the staff report, reviewing the site map and zoning ordinance regulations. She stated all other Page 5 of 9 ROANOKE COUNTY PLANNING COMMISSION MINUTES MARCH 6, 2012 antennas were able to be collocated with the exception of the proposed tower. She provided a brief history of the property. She stated she has received and distributed correspondence from two citizens in opposition to the petition. Mr. Sam Darby, Esquire, discussed the radius meter system which would allow Western Virginia Water Authority (WVWA) to read meters promptly and identify leaks in the system. He stated the reading devices would be wireless. He noted that the WVWA have been able to collocate on 12 towers with the exception of this particular zone. He stated the Read Mountain tower would allow for contractual savings from Honeywell, as well as reduce emissions from vehicles which would be taken off of the road. He stated WVWA would be able to read the same number of meters in two hours that it currently takes two months to read. He reviewed the Summit Ridge Concept Plan, noting the proposed tower would be constructed on property currently owned by WVWA. He noted the surrounding property is the Read Mountain Preserve. Mr. Jarrell inquired about the color of tower, noting the importance of the tower blending in with the area. Mr. Darby stated that most of these towers are made of natural weathering steel with a matte finish. He reiterated the tower would be 120' in height with an additional 10' antenna. Mr. Jarrell inquired about the diameter of the tower. Mr. Robertson stated the diameter could be 9 inches or 6Y2 inches at the top of the tower. Mr. Darby stated the petitioner would be willing to reduce the diameter. Mr. Marrano inquired about other possible locations if this location was unavailable. Mr. Darby stated the petitioner would have to reassess and reposition locations throughout the entire valley. Mr. Marrano inquired about other towers located near the area. Mr. Robertson discussed reasons and issues which deemed other towers inadequate. Mr. Marrano inquired if the petitioner had consulted with staff prior to filing the petition. Ms. Pattisall stated the petitioner met with the Zoning Administrator in September, 2011, which is required as part of the application process for a broadcast tower. Mr. Radford opened the public hearing for public comment. Mr. Roger Holnback, 3338 Hickory Hill Road, stated he is retired from the Western Virginia Land Trust (WVLT) but is speaking tonight as a private citizen. He stated the WVWA and the Read Mountain Alliance have had a great partnership for 10 years. He stated he supports the preservation of Read Mountain. He stated the reduction of emissions is good but requested the petitioner look at other tower locations. He stated Read Mountain should be preserved, noting a tower will stand out and be visible from the Blue Ridge Parkway. Mr. Ron Crawford, 608 Ray Street, stated that the Read Mountain Alliance was established more than twelve years ago. He requested that the area be preserved as a pristine mountaintop. He stated the Roanoke County Board of Supervisors assisted the alliance in having a previous tower removed from the Read Mountain area. He stated the tower is being located in the wrong place. He suggested researching other sites and possibly eliminating some cost to the Page 6of9 ROANOKE COUNTY PLANNING COMMISSION MINUTES MARCH 6, 2012 public by choosing another site which would be good for the valley. He stated the area is a wonderful natural area. He noted the surrounding area is under a conservation easement. Dr. William Gordge, 3130 Evergreen Lane, stated the WVWA has done a good job and has been a friend of the greenways. He stated in 2008 volunteers logged trails which will be a gem for future generations. He stated regarding the community meeting attendance, the citizens did not seem to realize the value of Read Mountain. He stated citizens and volunteers cleared the trails on the mountain. He discussed the difficulty placing a value on these areas. Mr. George Kegley, 301 Tinker Creek Lane, stated he lives in the old house which was the Read family home place. He stated citizens appreciate the benefit of technology but he is requesting the WVWA relocate the tower, noting he is apprehensive others will follow the construction of the tower. He stated Read Mountain is a treasure. Ms. Linda VanLuik, 2771 Summit Ridge Road, stated she has lived near the top of Read Mountain for approximately 17 years prior to it becoming a preserve. She discussed the beauty of the area and stated the tower will be visible from many parts of the area. She stated she is concerned that additional towers will be constructed. She questioned the reason cell service is available in the area but the WVWA antennas are unable to function. Mr. William Hickman, 675 Ray Street, yielded her time to Mr. Crawford. Mr. Ron Crawford, referred to the pictures he distributed to the Commission and staff, noting the tower will be visible up to one mile away. He stated the tower will be 8 times taller than the current water tank. He stated the tower will interrupt views from some of the overlooks on the mountain. He stated the tower is not in conformance with the conservation designation. He also stated the road going to the proposed tower is a right -of -way not a public roadway. With no other citizens requesting to speak, Mr. Radford closed the public hearing. Mr. Jarrell inquired if any other locations on private property are available. Ms. Pattisall discussed this issue. She stated the cell towers are not the correct frequency for this type of transmission. Mr. Peters stated the preserve would prevent others from using the area. Mr. Jarrell noted the property is surrounded by the preserve. Mr. Thompson stated that since the property located north and south of the preserve is privately owned, other towers could potentially be constructed in those areas. Mr. Marrano_ inquired about collocation on private land. Ms. Pattisall discussed this issue. Mr. Robertson stated that the WVWA tried to collocate on other towers but were unable to do so. He stated if they are denied the proposed tower, they will continue to manually read meters in portions of Bonsack. Ms. Hooker stated the petitioner has performed due diligence to find another location or collocate. She stated they have to consider the landuse on its own merits. Page 7of9 ROANOKE COUNTY PLANNING COMMISSION MINUTES MARCH 6, 2012 Mr. Jarrell made a motion to recommend approval of the special use permit with the following conditions: 1. The proposed development shall be in substantial conformance with the concept plan entitled "Western Virginia Water Authority Summit Ridge Site" dated December 23, 2011. 2. The proposed tower shall not exceed a total height of 120'. 3. No lighting shall be allowed on the broadcast tower unless required by the Federal Aviation Administration. 4. The width of the broadcast tower at the top (120 feet) shall not exceed 6.5 inches in diameter. Mr. Thompson called the roll and the motion passed (5 -0) with the following vote: AYES: Hooker, Jarrell, Marrano, Peters, Radford NAYES: None ABSTAIN: None Final Orders 1. Proposed amendments to the Roanoke County Zoning Ordinance. The proposed amendments to Section 30 -73 ECO Emergency Communications Overlay District would: add paging sites and their 100 -foot buffer as well as a buffer for line of sight systems as emergency communication zones; revise the Roanoke County Emergency Communications Zoning Map to reflect the County's current emergency communications systems; and revise the department responsible for reviewing building permits in an emergency communication zone and revise the department designation in the appeal section was approved by the Board of Supervisors at a Public Hearing on February 28, 2012. Citizen Comments With no citizens requesting to speak, Mr. Radford closed the citizen comment period. Commissioners' and Staff Comments Mr. Thompson provided a status update regarding the Robert W. Blank and Anna R. Ferro petition. Mr. Radford commended the Commission for the discussion and information exchange between the Commissioners and the petitioner during the public hearing. Mr. Marrano stated he is very interested in protecting the ridgetops and viewsheds in the area. Ms. Hooker reiterated the importance of protecting of our ridgetops. Mr. Peters noted it is important to remember the purpose of our task as a Commission. With no further business or comments, Mr. Radford adjourned the meeting at 9:03 p.m. Page 8 of 9 ROANOKE COUNTY PLANNING COMMISSION MINUTES Respectfully Submitted: C. Susan McCoy Recording Secretary, Roanoke County Planning Commission Philip Tpbmpson Secretary, Roanoke County Planning Commission Tor �Ord Dav' Radford Chairman, Roanoke County Planning Commission MARCH 6, 2012 Page 9 of 9