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HomeMy WebLinkAbout9/15/2026 - MinutesROANOKE COUNTY PLANNING COMMISSION Commissioners Present: Mr. Troy Henderson, Chairma Mr. Rick James, Vice-Chairm Mr. Wayne Bower Mr. Jim Woltz Mr. Chris Newton Staff Present: p, -T, hompson, Secretary Ms. Rachel Lower, Deputy County Attorney Ms. Rebecca James, Zoning Administrator Ms. Marion Pickering, Recording Secretary Mr. Isaac Henry, Principal Planner Ms. AI-Lessa Dunbar- DevelosimAnt Review Plann,1kr Ms. Sarah Gilmore, Long Range Planner Ms. Skylar Camerlinck, Long Range Planner Call to Order Mr. Henderson called the meeting to order at 6-02 p.m. Invocation Mr. James led the Invocation and Pledge of Allegiancl Approval of Agenda Mr. Woltz made a motion to approve the agenda, which passed 5-0. AEProval of Minutes W111074 W*V- qV0_Jff__!_, 2026, and the joint work session with the Board of Supervisors on August 18, 2026. The motion passed 5-0. Consent Aqenda — October 6, 2026 1. The petition of The Gallery at South Peak, LLC to rezone approximately 10.83 acres from R-4C, High Density Multi -Family Residential with Conditions, to C-2CS, High Intensity Commercial with Conditions and a Special Use Permit to construct a 285-unit multifamily residential development located at 5555 The Peaks Drive, Cave Spring Magisterial District. wil L Ellill 11iFll1i il�pl,�1111'1 111112ig id �k Mr. James asked about the landscape buffer on the proffered concept plan, and M Dunbar clarified that the rezoning came with additional conditions that the proffer concept plan shows. Mr. Bower asked why they could not build by -right previously a Ms, Dunbar and Mr. Thompson explained that previous rezoning had removed t r commercial uses and only allowed multifamily and then was amended to allow severlt other commercial buildings, Ms. Dunbar then reviewed existing and surrounding zoni and future land use designation, which is Core and Transition, noting this petition consistent with each designation and with the Roanoke County Comprehensive Plan. Newton asked why the original proffered plan had not been built earlier and Mr. Thomps stated that it was due to finances. 'I Public Hearings 1. The petition of Kent A. Wheeler and K&K Corporation of Roanoke to rezone approximately 6.544 acres from 1-2, High Intensity Industrial District, to Y. Agricultural/Rural Low Density District, located at 5454 Aerospace Road, Vinton Magisterial District. Mr. Isaac Henry presented. He reviewed an aerial map and the project site, noting the 101, is currently vacant, and the applicant plans to build a manufactured home on the site. Mr. Henry reviewed photographs of the property and a concept plan for the site, noting the Roanoke County Zoning Ordinance definition of a manufactured home. Mr. Henry also reviewed general standards on individual lots outside manufactured home parks and presented zoning background on the parcel dating from 1990 to the present. Mr. Henry reviewed existing zoning and surrounding zoning for the property, as well as its future land use designation, which is Conservation, noting that this petition is consistent with that designation. - crw_ tyel, the County would record the easement. Mr. Henry and Mr. Thompson agreed, and Mr. Thompson stated it would be recorded on the subdivision plat. Mr. Bower asked when P. new industry had last moved into the area and Mr. Wheeler and Ms. Stegall confirmed that the only new industry to have moved in since 2004 was Mr. Wheeler's business. Mr. Bower observed that it did not appear that this area is drawing new industry as Mr. Wheeler's properties are the only two industrial properties present. Mr. Henderson invited the applicant to speak. Mr. ?\'ent Wheeler, resident of 358 Mountain Edge Drive, stated this project is for ll grandson who would like to reside on the property, He stated he's proud that his grands wants to live on the land near the family business. He described their plans for t property and stated that he had received a scam email regarding his applicati purporting to be from Roanoke County the day before his hearing and found it ve upsetting that he had received such a communication. ROANOKE COUNTY PLANNING COMMISSION MINUTES September 1, 2026 Mr. Henderson opened the public hearing. There being no citizens present to commerm Mr. Henderson closed the public hearing and asked for questions from t Commissioners. There being none, Mr. Henderson asked for a motion. I Mr. James remarked that it's wonderful that Mr. Wheeler's grandson would like to reside on the property and enhance the area. He therefore made a motion stating that the proposed rezoning request: 1. Is consistent with the purpose and intent of the County's adoptl comprehensive plan, good zoning practice, and E C Will not result in substantial detriment to the community. He therefore moved to recommend approval of the rezoning request as it has been requested. Mr. Henderson asked for discussion on the motion and there being none, called for a vote. The motion passed unanimously, 5-0. Mr. Henderson and Mr. Thompson advised the matter would go before the Board 11 Supervisors at 2:00 p.m. on September 22, 2026. M *01 P 81'11111* INI Ms. Gilmore presented. She reviewed a location map, the project site, the proposed si plan, an aerial image of the site, and photographs. She presented a brief history of t property noting that the applicant plans to lease the building and modify it to serve th needs, She reviewed the Roanoke County Zoning Ordinance regarding constructi yards as well as applicable regulations. Ms. Gilmore presented existing zoning an] surrounding zoning on the parcel, as well as its future land use designation, which 1, Glenvar Village, noting that this petition complies with that designation. She stated th! staff recommend the following condition in the event the Commission voted to appro, the petition: 1. The site shall be developed in substantial conformance with the concept plan entitled "Comfort Systems USA Zoning Exhibit" dated July 10, 2026, prepared by Westwood Professional Services, Inc., subject to any revisions required during the comprehensive site plan review process. Uffl-MIT41 W-M U*1 M TO-- M. � �.M their current location. Mr. Bower asked where they are located now and Mr. Glover stated they are currently located at 811 Pocahantas Avenue. Mr. Henderson opened the public hearing and there being no czens present "M comment, he closed the public hearing and asked for comments from Commissioner Mr. James commented that he thought it's great that a business in the area is flourishi and this looks like a site that can accommodate that growth. Mr. Bower commented th this is a good company who would do a good job with the property. 11 Mr. Henderson made the motion recommending approval stating he found that the �Proposed special use permit request: 1 . Meets the requirements of Section 30-19-1 of the Roanoke County Code and thJ7 the proposed special use conforms with the standards set forth in article IV, ust and design standards of the Roanoke County Zoning Ordinance; 2Is in conformance with the Roanoke County Comprehensive Plan; and 3. Will have a minimum adverse impact on the surrounding neighborhood and community. Me therefore moved to recommend approval of the petition for a special use permit with the following condition: 1. The site shall be developed in substantial conformance with the concept plan entitled "Comfort Systems USA Zoning Exhibit" dated July 10, 2026, prepared by Westwood Professional Services, Inc., subject to any revisions required during the comprehensive site plan review process. Mr. Henderson asked for discussion on the motion. There being none, he called for a vote. The motion passed unanimously, 5-0. , I .. r -1401,11 — -- -uperv1sors7=.VT11rP.m. 'I I _7 I Urn A-isur , - . tie ef re inT ioara o *n September 22, 2026. 0,. The petition of Plantation Development, LLC to rezone approximately 0.66 acre from R-2, Medium Density Residential District, to C-2, High Intensity Commercial District, located at 7531 Friendship Lane and 7535 Friendship Lane, Hollins Magisterial District. Ms. Dunbar presented. She reviewed a location map, the project site, and communin outreach efforts, noting that no comments or questions had been received, adjoini properties had been notified, and two citizens had attended a community meetin] regarding this petition hosted by the County on August 20, 2026. Ms. Dunbar review an aerial image of the property and photographs of the site, noting that a traffic impa analysis had been conducted and submitted with the application, which determined th no turn lane was necessary. Ms. Dunbar provided zoning background on the propert, 10,Wgum ROANOKE COUNTY PLANNING COMMISSION MINUTES September 1, 2026 and reviewed a concept plan, existing and surrounding zoning, and future land use designation, which is Core, noting that this petition is consistent with that designation. Mr. Woltz asked questions about traffic and Ms. Dunbar deferred to the applicant. Mr. Henderson invited the applicant to speak. Mr. Chris Bums, Engineering Manager at Westwood Professional Services, presented on behalf of the applicant, Garrett Zechman of Plantation Development, LLC. He provided a brief overview of the project, stating this access point was intended to be a secondary access point and would be primarily used by people turning left out of the development, noting that a traffic study that had been performed, and the results confirmed the road can support this development with minimal impact to the signal light, Mr. Woltz asked Mr. Burns about the turn lane and if this would be a secondary access which Mr. Burns confirmed. Mr. Woltz asked Mr. Thompson if a traffic study was necessary under these circumstances and Mr. Thompson stated that the County did not require the traffic study, T development, and this property was included as well. Mr. Thompson stated it made sense to do this because traffic would likely be the only issue to come up regarding this application as the proposed use is a convenience store. Mr. Burns advised that for a convenience store, most of the traffic is already on the road and would not increase numbers drastically. Mr. Henderson opened the public hearing and there being no citizens desiring to speak, Mr. Henderson closed the public hearing and asked for questions or comments from Commissioners. There were none. Mr. Henderson called for a motion. proposed zoning request: 1. Is consistent with the purpose and intent oft County's adopted comprehensive plan, 2. Is good zoning practice, and 3. Will not result in substantial detriment tot community. He therefore moved to recommend approval of the rezoning request as it has been requested. Mr. Henderson asked for discussion on the motion, and there being none h,4) called for a vote. The motion carried unanimously, 5-0. Mr. Henderson and Mr. Thompson advised that this matter would go before the Board Supervisors at 6:00 p.m. on September 22, 2026. 4. The petition of RYT, LLC to rezone approximately 19.456 acres from AR, Agricultural/Residential District, and ARS, Agricultural/Residential District with Special Use Permit, to 1-1, Low Intensity Industrial District, and to obtain a special use permit for automobile dealership, and to obtain a special use permit for a construction yard, located at 1924 Loch Haven Drive, 1928 Loch Haven Drive, and 0 Loch Haven Drive, Catawba Magisterial District. ROANOKE COUNTY PLANNING COMMISSION MINUTES September 1, 2026 Ms. Camerlinck presented. She reviewed a location map and the project site, noting thit current use is religious assembly, while the applicant's proposed uses are automobile dealership, repair, offices, and a construction yard. She reviewed community outreach efforts regarding this petition including letters sent to adjoining properties and a community meeting regarding this petition hosted by the County on August 11 th, 2026, that was attended by seven citizens, noting that staff had received one email with concerns regarding traffic and one phone call expressing concerns about the project. Ms. Camerlinck presented an aerial view of the property and a topographic map, noting steep slopes and elevation changes. She reviewed photographs of the property and provided notes on its historical background. Ms. Camerlinck then reviewed zoning background for the parcel, noting Roanoke County Zoning Ordinance permits by -right development of automobile repair services and major and general office use in the property's zoning district, while automobile dealershiDs and construction v2n0s reouire a s-#,.eci,:;,i usp v-,r-mit. 41"M that the proposed rezoning and special use permits are partially consistent with the Transition designation and partially consistent with the Rural Preserve designation. Ms. Camerlinck advised that staff recommend the following conditions should th,��. Commission approve the petition to obtain a special use permit to operate an automobil-.1i ,iealership: 1. The site shall be developed in substantial conformance with the application concept plan dated July 9, 2026, prepared by Parker Design Group, subject to any changes required during the site plan review process. 2. The automobile dealership shall be limited to tow truck/wrecker sales. Additionally, Ms. Camerlinck advised that staff recommend the following conditiont should the Commission approve the petition to obtain a special use permit to operate,?, construction yard: 1, The site shall be developed in substantial conformance with the application concept plan dated July 9, 2026, prepared by Parker Design Group, subject to any changes required during the site plan review process, Ot. The construction yard (possible equipment storage on concept plan) shall be - fenced and fully screened from surrounding views in accordance with Section 30- 92 of the Roanoke County Code and shall be set back at least 100 feet from adjoining property lines (that are not part of this application). Mr. Newton asked what concerns had been expressed by the citizen who recently call County staff. Ms. Camerlinck said the citizen's concerns pertained to the proximity of t construction yard to their property. Mr. Henderson invited the applicant to address thl Cortmissio,s. Mr. Robert Young, resident of 8338 Plantation Road, and proprietor of RYT LLC, reviewed the type of business he planned to conduct on the property including sale, repair, and assembly of tow trucks, noting that anything stored on the property would be completely enclosed or screened from view. Mr. Henderson asked Mr, Young if he planned to promote sales at the front of the property and Mr. Young confirmed that there would be road front display of final products, Mr. Newton asked what sort of trucks would be built on the property, and Mr. Young stated mostly roll backs and wreckers. Mr. James expressed surprise at the scale of Mr. Young's business when he learned about it at the community meeting. Mr. Woltz asked if this operation would be similar to what Mr. Young does on Williamson Road, and Mr. Young stated this would be a partial extension of that business. Mr. Bower referenced the email that expressed concerns about traffic on Barrens Road, observing that it appears as if any traffic connected to Mr. Young's business would be coming from the opposite end of Barrens Road from the citizen who sent the email, and Mr. Young agreed, Mr. Woltz mentioned the test drives referenced in the email and Mr. Young stated they only do test drives for tow trucks on the Interstate. Mr. Newton asked about turnaround time and Mr. Young stated he believed this should speed up his processing time a little bit. Mg RITZ 11111 1 1 IT 11gr i I III liiiij��11!111rllrlliiij 1. Is partially consistent with the Roanoke County Comprehensive Plan's future land use designation and partially inconsistent with the Roanoke County Comprehensive Plan's future land use designation, 2. Is good zoning practice, and 3, Will not result in substantial detriment to the community. He therefore moved to recommend approval of the rezoning request as it has been requested. pi ��Igiijiii 1. Meets the requirements of Section 30-19-1 of the Roanoke County Code and that the proposed special use conforms with the standards set forth in article IV, use and design standards of the Roanoke County Zoning Ordinance, not in conformance with the Roanoke County Comprehensive Plan's future land use designation, zsr ,, ROANOKE COUNTY PLANNING COMMISSION MINUTES September 1. 202M 3. Will have a minimum adverse impact on the surrounding neighborhood and community. He therefore also moved to recommend approval of the petition to obtain a special u permit to operate an auto dealership, with the following conditions: I 1. The site shall be developed in substantial conformance with the application concept plan dated July 9, 2026, prepared by Parker Design Group, subject to any changes required during the site plan review process, 2. The automobile dealership shall be limited to tow truck/wrecker sales. 1311111 11111111 0 I . Meets the requirements of Section 30-19-1 of the Roanoke County Code and that the proposed special use conforms with the standards set forth in article IV, use and design standards of the Roanoke County Zoning Ordinance, not in conformance with the Roanoke County Comprehensive Plan's future land use designation, and 3. Will have a minimum adverse impact on the surrounding neighborhood and community. He therefore also moved to recommend approval of the petition to obtain a special use permit to operate a construction yard, with the following conditions: 1 . The site shall be developed in substantial conformance with the application concept plan dated July 9, 2026, prepared by Parker Design Group, subject to any changes required during the site plan review process. 2. The construction yard (possible equipment storage on concept plan) shall be fenced and fully screened from surrounding views in accordance with Section 30- 92 of the Roanoke County Code and shall be set back at least 100 feet from adjog property lines (that are not part of this application). Mr. Henderson asked for discussion on the motion. Mr. James stated he appreciated Mr. Young's attendance at the community meeting and the opportunity to tour Mr. Young's existing Carver Road facility noting that the existing facility is bursting at the seams and this is a great opportunity to take an under-utilized property and put it to productive use, especially as Mr. Young serves many businesses in the area. Mr. Henderson called for a vote and the motion passed unanimously, 5-0. Mr. Henderson advised that the matter would go before the Board of Supervisors at 6:00 p.m. on September 22, 2026. r#JTUT-TWX"*77A7—= There were none. Comments of Planninci Commissioners and Planning Sta �Ar. Thompson noted the next meeting of the Commission would be a work session SeLettember 15- 2026- where thep wriculb,*!Aiwy I - i the Glenvar Center Plan. He then addressed Mr. Wheeler's comment regarding the sca email, stating that in the past, other applicants had received scam emails based information posted on the County website so in recent years staff began redacti personal information from applications posted to the website and this had drastical reduced the number of scam emails, applicants received for some time. Mr. Wheeler posted application had been redacted per policy, and staff were surprised to hear that - had received such a communication. However, as the scam email had been sent to M Wheelers personal email address, which had not been included in the applicati anywhere, the scammers have evidently found a new way to collect contact informatio Mr. Thompson stated that staff will continue to advise applicants that they should n receive any payment requests after their application and legal ad fees are paid. Final Orders Mr. Thompson advised that the petitions for Network Towers LLC, and 2222 Franklin Road had both been approved by the Board at its meeting on August 18, 2026. � idournment Mr. Woltz motioned to adjourn the meeting. The motion passed 5-0. Marion Pickering Recor4jag-S.ecretary, Roanoke CountiPlanning Commission Philip Th son ta , Roan ke Co, P Secrete oKVty: lanning Commission Troy Hends o 0 Chairman, daroke County Planning Commission