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HomeMy WebLinkAbout4/1/2025 - Minutes 0AN0 ,* _ ROANOKE COUNTY ionGI PLANNING COMMISSION 1838 MEETING MINUTES April '1; 2025 Commissioners Present: Mr. Wayne Bower, Chairman Mr. Jim Woltz Mr. Rick James Mr. Troy Henderson Commissioners Absent: Mr. Kelly McMurray,:Vice-Chairman:: . Staff Present: Mr. Philip Thompson,:Secretary Ms. Rachel Lower, De ut :Count Attorney..p Y Y Y: , . Ms. Skylar Camerlinck, Planner I Mr. Nathan Grim, Transportation Planner Ms. Alyssa Dunbar, Planner II. . . Ms. Sarah Gilmore, Planner II :.: Ms. Rebecca James, Zoning Administrator Ms. Cecelia Thomas;.Recording Secretary EVENING SESSION . . . ' Call to Order Mr. Bower called the meeting to:order at Z:02.P.M. Invocation Mr. James led the invocation and pledge of allegiance. : . . . Approval of Agenda Mr. James made a motion to:approve the agenda. The motion passed 4-0. Approval of Minutes .: Mr. Woltz made a motion to_approve the minutes from March:4,:2025, and March-18; 2025. The motion passed:4-0 : Consent Agenda Mr. Thompson noted that there:are new applications to go before the Planning : : : : Commission in May:. . Public Hearings :: 1.The petition of Payal Shah to obtain a special use permit to operate.a short-term rental on approximately:0.54 acre of land zoned R-1, Low Density Residential District,: located at 5855 Winnbrook Drive, Windsor:Hills Magisterial:District. (POSTPONED.BY APPLICANT) r � ROANOKE COUNTY PLANNING COMMISSION MINUTES APRIL 1,2025 2. The petition of Cavern, LLC to rezone approximately 1.286 acres from R-1, Low Density Residential District, to C-2, High Intensity Commercial District, to construct a hotel located at 5709, 5755, and 5761 Fallbrooke Drive, Catawba Magisterial District. Mr. Grim presented an overview of the petition, the current use, proposed use, and future land use designation. Chris Burns, with Balzer& Associates and representative of the applicant Deep Patel, reiterated the request. He explained that the applicant developed, owns, and operates the adjacent Exxon and Which Wich locations. He noted that Mr. Patel plans to own and operate the proposed hotel. He noted that this proposal is sensitive to the Dixie Caverns property adjacent to the proposed hotel. The proposed hotel would be developed about 250 feet from the existing creek that runs through the Dixie Caverns property. He noted that the proposed hotel would be developed about 350 feet from the nearest campsite on the Dixie Caverns property.-He noted that there is a lot of dense vegetation that separates the properties. He addressed Stormwater concerns. He noted that the project would be designed to meet all state and local stormwater requirements. He noted that the drainage area for that creek is 2,000 acres, and the parcel in question is about 2 acres. He noted that they will include Stormwater management, but this parcel is only contributing a small amount to that drainage. Mr. Bower requested clarification on how many parcels are being used for the proposed project. Mr. Burns noted that three are part of the rezoning project and a fourth that is already zoned appropriately and owned by the applicant, so 4 parcels total. Mr. Woltz questioned the stormwater design for the proposed hotel. Mr. Burns noted it will depend on the final layout, but they have surface retention ponds on the concept plan. He noted another option would be underground pipes. Mr. Woltz questioned if the adjoining Exxon property had underwater pipes. Mr. Burns noted that they do have underground pipes and that they drain to a ditch due to the regulations for stormwater being different when that was built. Mr. Woltz questioned the comments from staff about the creek adjoining the property. Mr. Burns noted that there are definitely erosion issues at the bottom of the creek. The creek drains 2,000 acres and there is nothing they can do to fix that. Mr. Burns looked at the rock-lined ditch that they would be discharging to, and they would be willing to fix the minor existing issues of that ditch. Mr. Woltz questioned if discharge is added to the ditch will it need to be enlarged. Mr. Burns noted that he will overdesign for what they plan to do. Mr. Henderson requested clarification that they are not discharging straight to the creek and that that if they go with pipes that they will have adequate channels for stormwater, which was confirmed by Mr. Burns. Mr. Henderson also asked if the developer has done any other hotels in the Roanoke area, it was noted that he has not. Mr. Bower verified that the existing stormwater on the adjacent properties is not slowly released and is immediately discharged into the creek, but a slow-release retention pond is what they are planning to use for the proposed hotel, which Mr. Burns confirmed. Mr. Woltz asked if the stormwater system for Exxon was built the way that it was designed, which Mr. Burns confirmed that it was. Mr. James clarified stormwater standards and noted that stormwater will be addressed through the site plan review process. Mr. Bower opened the public hearing. Page 2 of 7 r ROANOKE COUNTY PLANNING COMMISSION MINUTES APRIL 1,2025 George Vogel, 204 McClanahan Street SW, spoke on behalf of Constance Browning who owns and runs Dixie Caverns. Her and her family have owned and run the caverns since 1953. He noted that Ms. Browning and family do not oppose the hotel as a business per say. He noted that a hotel near Dixie Caverns makes sense. It makes sense that more people staying at the hotel could mean more people visiting the caverns. They are not totally against the property being zoned for a hotel, however, their biggest concern around the property is stormwater. Normally, stormwater is dealt with at the site plan level. However, this applicant developed the Exxon and the Which Wich. He noted that below Fallbrooke Drive the survey cites a new 35 foot drainage ditch. He noted that it seems that based off of comments Roanoke County does have issues with the existing water coming down the drainage ditch with the existing gas station and restaurant. He noted that almost 3 acres of asphalt covered land creates a concern of how stormwater will be handled. He noted that they have an applicant that has not properly installed and maintained under his prior application and is concerning to the owners of Dixie Caverns how that will affect future development. He noted concerns about stormwater not being included on the concept plan. He requested that the application be tabled until questions about stormwater can be answered. He noted that they are proposing using a drainage ditch that was not built under current standards rather than maintaining that drainage ditch and ensuring it is up to current stormwater standards. He also presented an example showing drainage from 1-81. It was noted that the highway department would be responsible for drainage for 1-81. Mary Socky, 6572 Woodbrook Drive, noted that she has been a Roanoke County resident for almost 33 years and a Roanoke Valley resident her entire life. She noted that she has been visiting Dixie Caverns for over sixty years. She continued that she has been a volunteer there for a number of years and joked that she was one of the dark shadows in the haunted cave. Even today she goes back to help clean and maintain the cave to ensure that it sparkles for their visitors. She noted that she is concerned about the proposed development and requests that the Planning Commission vote no to the rezoning. She explained that Dixie Caverns land is like a sponge, and that sponge absorbs every bit of rainwater. She noted that if you pave over something it's going to run off. The rainwater will not absorb into the ground, it will run off even faster. Dixie Caverns has been a sponge for fifty years, it has absorbed runoff and rainwater from the east, south, and the north. The campground is not paved so it slowly absorbs the water and slowly releases it. But the sponge is at its end of absorption. Not only are all of the developments that have been approved around Dixie Caverns having its impact, but 1-81 is going to be putting in additional lanes. She noted that with the removal of the grass strip in the middle of 1-81 stormwater runoff from 1-81 is projected to increase 150% over what it currently is. The campground is going to be flooded on a more regular basis. That might only be a little bit of water from the interstate or from the hotel but if you are in the campground you are not going to be happy trying to get your big fifth wheeler out of there. If you own the property you are not going to be happy about having to put down sandbags again when the water rises out of that culvert and encroaches on your business. If they cannot open the gift shop then they cannot open the caverns and the children ages 6 and up cannot come and experience Dixie Caverns. She recommends that they not allow the rezoning. If the Planning Commission does, she asks that they make sure that Dixie Caverns will not Page 3 of 7 1 ROANOKE COUNTY PLANNING COMMISSION MINUTES APRIL 1,2025 have water dumped on them. Make certain that their viewshed is protected and that lights are not shined down on them. Encourage the applicant to work with Dixie Caverns. Instead of okaying the application, she would recommend that the County work with VDOT and everyone else to prepare that area for stormwater development so that all of these things can come together. Mr. Bower noted that the Planning Commission is a land use body and explained what the body is allowed to consider as part of the approval/denial process and what is in their purview. Mr. Tarek Moneir, Director of Development Services, explained the process for stormwater reviews and for development review in Roanoke County. Mr. Vogel noted that there is water being discharged into a County easement. Where does Roanoke County's purview stop-at the beginning of the easement or the end of the easement. If the easement is not proffered to be part of the project how can the County then require certain items be taken in regard to that ditch in order to improve it and the additional runoff from the proposed hotel. It was noted by the Planning Commission that stormwater concerns will be addressed during the development review process. With no one else signed up to speak, Mr. Bower closed the public hearing. The Planning Commission discussed the merits of the application, and Mr. Henderson made a motion to approve the request with the following proffered condition: 1. The property shall be limited to the following uses: Hotel/Motel/Motor Lodge. The motion passed 5-0. 3. The petition of Sergei Larin to rezone approximately 0.7155 acre of land from AR, Agricultural/Residential District, to AV, Agricultural/Village Center District, and to obtain. a special use permit to operate retail sales located in the 3600 block on Bradshaw Road, Catawba Magisterial District. Ms. Dunbar presented an overview of the petition, the current use, proposed use, and future land use designation. Ms. Larina spoke regarding the application for the special use permit. She noted that she has been in business for 12 years, 6 of which were in Missouri. They were asked to move and represent a brand of a long arm machine here in Virginia. She noted that they live in Masons Cove. She noted that they want to offer classes in the community, and do charity projects for hospitals and hospices. She noted that they see this village center as a great opportunity to bring a business to the community. Mr. Bower opened the public hearing. Dale Dewease, 4664 Bradshaw Road, noted that he has lived there his whole life. He noted that he does not believe that site should be built on or is meant for a business. He Page 4 of 7 ROANOKE COUNTY PLANNING COMMISSION MINUTES APRIL 1,2025 is in total opposition of it. He noted that he was told his whole life that you need an acre to build anything in Roanoke County. He noted that there was an old church there that he grew up in. He noted that the well was condemned. That there is no septic there. He explained that the church across the road had to be set way back because the land would not perc. The wall on the east side of the property is falling over, and it will let all of the water go down to Mr. Alexander's property. Who is going to come from Roanoke and Salem to buy a few yards of cloth—nobody-they are just dreaming. He questioned what happens if this business closes. What kind of riff raff will you get if this business closes. He thanked the Planning Commission for their time and for voting no. Mr. Woltz asked if Mr. Larin had done a percolation test, which he noted that he had. Diane Carter, 3663 Bradshaw Road, noted that she has two concerns. If this business fails what else will go in this location. She noted that we do not know what could go there if this business fails. She noted that she did not move to this area to be in a village. She noted that she moved there because it is rural and for farm use. She reiterated that they did not want to be right on top of a village. She noted that she is against it for that reason. She asked how they are going to get water, and if they will drain Masons Creek for their water. She asked the Planning Commission if that is good land use. She does not think so. She asked the Planning Commission to vote no. Mr. Bower closed the public hearing. Mr. Bower asked the applicant if they had looked into building a well. Mr. Larin noted that they can drill a well, or they could have a storage tank and have water delivered regularly for the business. Ms. Larina noted that there are a few wonderful things that she can say about her business. She is an internationally recognized educator. She travels around the country and teaches people how to use the big large arm machines that they sell. She noted that they have been growing and that's why they wanted to buy land so that they can expand. It's not driving to buy a few yards of cotton, it is driving to buy a $45,000- $55,000 machine and take courses. She noted that the business is about serving and teaching the community and educating and preserving the traditional art—not just buying some fabric. Mr. Henderson made a motion to approve the rezoning request and special use permit request, which passed 4-0. 4. The petition of Roanoke Valley Holdings, LLC to rezone approximately 11.688 acres from C-2S, High Intensity Commercial District with special use permit, to R-3, Medium Density Multi-Family Residential District, located at 5627 and 5633 Williamson Road and along the 5300 and 5400 block of Florist Road, Hollins Magisterial District. Ms. Dunbar presented an overview of the petition, the current use, proposed use, and future land use designation. Page 5of7 ROANOKE COUNTY PLANNING COMMISSION MINUTES APRIL 1,2025 Mr. Robert Fralin, briefly introduced his team that has been assisting with this application. Wynne Phillips presented an overview of the proposed application. Andrew Folsom, discussed stormwater for the project. Mr. Bower opened the public hearing. Larry Sarver, 5501 Florist Road, noted his concern with the proposed development is stormwater. He noted that there are already stormwater issues on Florist Road. He noted that when it rains mud comes across the street just north of Verndale Drive. On the alleyway that is proposed for 18 units. He noted that is a lot of homes to put in a 20 foot alleyway. How will a trash truck or fire truck turn around down there. He noted that there is no place to turn around in the alleyway. He noted that he did not like the idea of there being only one exit to get out of there in the case of an emergency. He noted that with traffic there is an average of 300 cars that may go in and out of there in 24 hours. He believes that there are too many homes in that little area compared to the developments around the proposed development. He reiterated his biggest concerns were stormwater and that one exit. It was noted that most of these concerns will be addressed during the site plan review process. Mr. Bower opined that he believes that now is the best time to build a sidewalk as part of this project. With no one else wishing to speak, Mr. Bower closed the public hearing. Mr. Woltz made a motion to approve the rezoning request with the following (6) six proffers: 1. The maximum number of residential dwelling units to be built will not exceed 69 total units. 2. Residential dwelling unit types may include single-family detached, single-family attached, two-family dwellings, or townhouses. 3. All front elevations of the residential dwelling units shall have a combination of masonry finish and siding and all above ground foundations shall be faced with either siding or masonry. 4. The proposed development will be served by one new public entrance onto Florist Road. 5. No new private residential driveways will be constructed onto Florist Road. 6.The Owner will grant Roanoke County a sidewalk easement, 10 feet in width, along Florist Road, for the purpose of a future public sidewalk. The motion passed 3-1, with Mr. Bower dissenting. Page6of7 ROANOKE COUNTY PLANNING COMMISSION MINUTES APRIL 1,2025 Discussion of Zoning Ordinance Amendments Mr. Thompson presented potential zoning ordinance amendments. Upcoming Planning Commission Meetings Mr. Thompson recommended that the Planning Commission cancel its April 15th work session and cancel its May 6th public hearing. Mr. Woltz made a motion to cancel those meetings, which passed 4-0. Final Orders (LovABLE Services) Mr. Thompson informed the Planning Commission of the final orders of LovABLE Services, which the Planning Commission sent to the Board of Supervisors with a favorable recommendation was approved by the Board of Supervisors on April 22, 2025. Citizen's Comments There were none. Comments of Planning Commissioner's and Planning Staff Mr. Thompson informed the Planning Commission of the West Roanoke River Greenway meeting at Fort Lewis Elementary School from 5-7 pm on April 2nd. Mr. Thompson also informed the Planning Commission of the upcoming Glenvar Center Plan meetings that they received flyers for. Adjournment The meeting adjourned at 10:08 p.m. Respectfully Submitted: C elia Thomas Recordin. Secretary, Roanoke County Planning Commission Philip ompson Secr-"ary, Roanoke County Planning Commission Wayne Bower Chairman, Roanoke County Planning Commission Page 7 of 7