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HomeMy WebLinkAbout2/6/2007 - MinutesROANOKE COUNTY PLANNING COMMISSION MINUTES FEBRUARY 6, 2007 Commissioners Present: Mr. Gary Jarrell Mr. Rodney McNeil Ms. Martha Hooker Mr. Al Thomason Mr. Steve Azar {arrived after the worksession} Staff Present: Mr. Philip Thompson Mr. Tarek Moneir Mr. Joe Obenshain, Senior Assistant County Attorney Mr. David Holladay Mr. Josh Gibson Mr. Tim Beard Ms. Megan Cronise Mr. John Murphy Ms. Teresa Becher Ms. Susan Carter, Recording Secretary WORK SESSION: Session opened at 4:00 p.m. by Mr. Jarrell. Approval of Agenda Mr. McNeil moved to approve the agenda. Motion passed 4 -0. Approval of Minutes Ms. Hooker moved to approve the January 2, 2007, PCPH minutes and January 16, 2007, PCWS minutes. Motion passed 4 -0. Comments Mr. Moneir discussed plans for the Planning Commission Retreat which is to be held on February 16, 2007, at the Explore Park. Site Viewing The meeting was adjourned for site viewing at 4:30 p.m. PUBLIC HEARING: Mr. Jarrell called the meeting to order at 7:00 p.m. Mr. Azar gave the invocation and led the pledge of allegiance. The petition of Loblolly Mill, LLC to rezone approximately 10.3 acres from AG -3, Agricultural Rural Preserve District, to PRD, Planned Residential District, and to amend the existing Loblolly Mill, LLC Master Plan on 94.229 acres. The development will have a maximum density of 0.33 houses per acre, and will be located at 3672, 3804, and 3796 Sterling Road, Vinton Magisterial District. Mr. Josh Gibson, Roanoke County Planning Department, presented the staff report. Mr. Azar inquired about additional buffering. Mr. Gibson deferred the question to Mr. Sean Horne, Balzer & Associates, who spoke for the petitioner. He discussed reforesting portions of the property. Ms. Hooker inquired about requirements for retaining walls. Mr. Gibson explained staff has requested all plans for retaining walls be signed and stamped by a licensed Professional Engineer. Ms. Hooker inquired about buffering and setbacks. Mr. Gibson discussed the buffering will be 50 feet. Ms. Hooker inquired about 14 foot. shared driveways. Mr. Gibson stated 14 feet. is standard. He stated Fire & Rescue is agreeable with this standard width. Mr. Thomason inquired about the passage of tanker trucks on the driveways. Mr. Gibson stated Fire & Rescue representatives have stated they will be able to traverse these roads. Mr. Thomason inquired about current school bus routes. Mr. Gibson stated currently school buses travel along Sterling Road. Mr. McNeil expressed concern regarding the width of the roads. Mr. Gibson stated the county has less control of private roads. He stated School Administration has stated they will not allow buses to traverse on slopes in excess of 14 %. Mr. Jarrell inquired about hydrants. Mr. Gibson discussed plans for a dry hydrant to be installed in the area. Mr. Jarrell inquired about turn - around areas. Mr. Gibson stated Fire & Rescue suggested increasing the size of the turn- around to 45 ft. Mr. Horne provided a brief history of the petition, along with a description of the property. He discussed road grades and the entrance location. He discussed the site plan. He stated they are trying to preserve existing trees. He stated they are reforesting other parts of the property to protect the viewsheds. He stated it will not be a gated community. He discussed the density of the proposed PRD. He stated drainfields will not be located in designated open spaces. He stated the dry hydrants will be placed in accordance with the Fire Marshal's regulations. He stated the driveways would be 14 feet of pavement and 2 foot shoulders totaling 18 feet. He discussed retaining walls and trash pick -up. He also discussed signage. Mr. Azar inquired about the width of roads. Mr. Horne stated the roads will be built according to VDOT standards. He stated VDOT has approved the proposed entrance. He stated each parcel will be cleared in accordance with architectural plans in order to limit impact to the area. He stated trails, roads, and amenities are currently being developed. Mr. 2 Azar inquired about dry hydrants. Mr. Horne stated this information will be incorporated into the engineering documents. Mr. McNeil asked if roads would be incorporated into VDOT system. Mr. Horne stated there are no plans to incorporate the roads into the VDOT system. Ms. Hooker expressed concern regarding school bus access to the development. Mr. Gibson explained that the school administration has stated they will allow school buses only on roadways of 14% grade or less. Mr. Horne explained most grades are less than 14 %. He stated the school bus pick -up could be at the entrance to the development. Ms. Hooker inquired about lot 31. Mr. Horne discussed planting plans. Ms. Hooker expressed concern regarding vehicles passing on narrow driveways. Mr. Jarrell stated he was pleased with road changes. Mr. Paul Beers, 4414 Bandy Road, spoke against the petition. He stated he lives approximately 800 ft. from the development entrance. He stated the majority of residents are opposed to the proposed development. He stated the development will create congestion in the area and is not inline with rural preservation. He stated the revised plans are not in the style of a rural village. He stated previous concerns regarding safety issues have not been addressed by the petitioner. Ms. Michelle Buonocore, 4414 Bandy Road, spoke against the petition. She stated last year hundreds of citizens signed a petition against the development. She stated the additional 10 acres with 5 additional houses will be clearly visible. She stated it is not going to be a mountain village. She stated there is no public water available since it is a rural area. She expressed concern regarding the amount of time needed to fill the tanker trucks from the dry hydrants. Mr. David Dollberg, 4421 Bandy Road, stated the development can be seen clearly from the top of the road. He stated the community does not want the development. He stated a petition with more than 300 names was previously submitted to the county. He expressed concern the development is a ridgetop development. He expressed concern regarding placement of billboards and real estate signage if the area is developed. He asked that the ideals of all be considered. Mr. Horne stated they have taken the approved plan and made it better including the roads, buffering, and signage. He stated they are willing to address concerns to improve the mountain village concept. He stated the woodline along Sterling Road will remain. He stated they will be revegetating the area. He stated 50% of the property will be preserved as open space. He discussed the dry hydrant. He stated this dry hydrant could be used for the surrounding community. Mr. Azar inquired about the current PRD plans for this property. Mr. Gibson discussed the current PRD plans and by -right development. He stated by -right two homes can share the same driveway. Mr. Jarrell inquired about the length of time to fill a tanker truck. Mr. Gibson discussed this issue. Mr. McNeil inquired about a homeowners association for the development. Mr. Gibson stated the homeowners association would take care of the roads and trash pick -up, if needed. He stated the association would also take care of trails and activities in the open space. Mr. Azar stated the development is in conformance with the Comprehensive Plan. He stated the development is clustered to increase open space. He noted by -right would allow 3 more homes on the additional 10 acres and the PRD would allow 5 homes. He stated the PRD provides a better road system and a dry hydrant for the community. Mr. McNeil concurred with Mr. Azar. Mr. Azar then made the motion to recommend approval of the rezoning request: AYES: Azar, McNeil, Hooker, Jarrell, Thomason NAYS: None ABSENT: None Motion passed 5 -0. 2. The petition of Oppidan Investment Company, to remove proffered conditions on 35 acres of property, located south of Interstate 81 and west of Plantation Road, Hollins Magisterial District. (Withdrawn by Petitioner) 3. The petition of Oppidan Investment Company to obtain a Special Use Permit to operate a recreational vehicle sales and service facility on 38.65 acres, located at 8010 Plantation Road and south of Interstate 81, Hollins Magisterial District. Mr. David Holladay, Roanoke County Planning Department, presented the staff report. Mr. Jarrell inquired about the reason for moving the setback 20 feet from 1 -81 boundary line. Mr. Holladay explained the recommendation was due to possible expansion of this portion of the interstate per VDOT. Mr. Azar inquired about the use "repair" per the Zoning Ordinance. Mr. Holladay explained the allowable uses regarding repair per the ordinance. He stated RV sales and service would require an SUP. Mr. Jarrell inquired about acreage included on petition. Mr. Holladay explained it would allow the petitioner flexibility to adjust the property line if needed. Mr. Jarrell inquired about by -right uses. Mr. Holladay discussed by -right uses. Mr. McNeil asked about the location of repair area. Mr. Holladay stated on a specific portion will be used as repair area. Mr. Compton Biddle, Esquire, spoke representing the petitioner. He stated the petitioner does not have plans for a repair shop for RVs. He stated the shop will be used to add accessories to RVs. He explained the site plan. He stated the current C-2 zoning would permit the sale of automobiles. He stated an SUP is required for the trailers on which the boats are placed. Mr. Biddle noted the parcel is within the Core area. Mr. Kevin Barnes, Lumsden Associates, explained the site plan, including the traffic flow and building position. Mr. Jarrell inquired about the hours of operation for the service area. Mr. Biddle discussed hours, noting it the Ci service area is more for accessories and not service. Mr. Larry Barrett stated they will be selling boats and All Terrain Vehicles (ATVs) which have trailers. Mr. Jarrell asked if they will have an ATV track. Mr. Barrett stated they will not have an ATV track. Mr. Jarrell inquired about trash pick -up. Mr. Barrett stated they will comply with the local ordinance regarding trash pick -up. Mr. Azar inquired about the ingress and egress. Mr. Holladay and Mr. Barnes explained the entrance location. Ms. Hooker inquired about signage and lighting. Mr. Barrett stated these issues will be determined later in the development process. Mr. Holladay discussed signage regulations in C -2 zoning. Ms. Hooker expressed concern regarding the size of signage. Mr. Holladay reviewed signage restrictions and lighting standards. Ms. Sylvia Pullen Long spoke representing her mother, Ms. Myrtle Pullen, who resides 7937 Enon Drive. She expressed concern regarding stormwater runoff. She expressed concern regarding visibility of the facility from the adjoining neighborhood. She requested the area to be heavily buffered and a berm constructed. She expressed concern regarding possible disturbance of existing wells. Mr. Jarrell inquired about retention ponds. Mr. Holladay explained provisions for stormwater management during construction. He discussed the topography of the area. He stated curb and guttering and other provisions will be added as part of the development. Mr. Jarrell inquired about buffering near residential area. Mr. Holladay stated the landscaping and buffering could be installed earlier in the building process. Mr. Randy Salyers, 7930 Carvin Street, suggested developing the buffer within the entire 50 foot buffer area. He stated his property is at the corner of the entrance to the development. Mr. Azar stated lighting and signage restrictions should be received in writing. Mr. McNeil noted the commission's purpose is to render a recommendation on the SUP petition for the sale and service of RVs. He stated construction issues will be addressed during site plan review. Ms. Hooker stated signage elevations should be provided. Mr. Thompson noted the SUP can impose conditions. Ms. Hooker expressed concern regarding signage if it is not stipulated. Mr. Thomason suggested continuing the petition. Mr. Jarrell asked the petitioner if he was interested in continuing the petition. Mr. Barrett noted per the ordinance they are not allowed to have a billboard. He stated they will follow the ordinance regarding lighting regulations. Mr. Barnes explained the original application has 8Y2 acres which was changed at staff's recommendation to include more of the property. He suggested going back to the original petition. Mr. Barrett stated they will accept existing zoning, if necessary, on the remaining property. Mr. Thompson explained staff's recommendation to include more of the property with the SUP. Mr. Barrett stated the development will involve only approximately 9 acres. Mr. Jarrell and Mr. McNeil inquired about landscaping. Mr. Barrett stated they will install a 50 foot buffer and a 6 foot berm. He noted they are still engineering the site. Mr. Azar inquired about lighting regulations. Mr. Holladay explained. Mr. Azar inquired about the structure. Mr. Holladay explained building restrictions and site plan. Mr. Thompson suggested including the 20 foot setback from 1 -81. Mr. Biddle stated VDOT has not finalized plans. Ms. Becher discussed the 1998 Interstate 81 Corridor Study projections. Mr. Jarrell stated he did not agree with imposing the 20 foot 1 -81 setback. Mr. Jarrell then made the motion to recommend approval of the rezoning request with the following conditions: 1. The site shall be developed in substantial conformance with the Oppidan Retail Center Overall Development Plan, prepared by Lumsden Associates, P.C., dated February 5, 2007. 2. The building elevations shall be in substantial conformance with the Gander Mountain Exterior Elevations, prepared by Oppidan Investment Company, dated February 2007. 3. Type C, Option 1 landscaping shall be installed in the entire 50 foot buffer yard after completion of final grading in the buffer yard, during the first opportune planting season. A six -foot high berm shall be constructed within the buffer yard, with landscape plantings on the berm. AYES: Azar, McNeil, Jarrell, Thomason NAYS: Hooker ABSENT: None Ms. Hooker stated she could not make a favorable recommendation without the inclusion of a condition allowing a 20 foot buffer on the property's 1 -81 border and more detailed information regarding signage. Motion passed 4 -1. Final Orders There were none. Comments Mr. Thompson introduced Ms. Teresa Becher, Transportation Engineering Manager. There being no additional business, the meeting was adjourned at 10:20 p.m. Respectfully Submitted: Susan Carter Recording Secretary, Roanoke County Planning Commission C 6 iv 9 , , z J, (� Philip Thomp n Secretary, P oanoke County Planning Commission Approved: Gary Jarrell Chairman, Roanoke County Planning Commission