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HomeMy WebLinkAbout8/10/2004 - Minutes ROANOKE COUNTY PLANNING COMMISSION MINUTES AUGUST 10, 2004 Present: Mr. Al Thomason, Chairman Ms. Martha Hooker Mr. Rodney McNeil Mr. Gary Jarrell Mr. Arnold Covey Ms. Janet Scheid Ms. Susan Carter, Recording Secretary Absent: Mr. Steve Azar PUBLIC HEARING: Mr. Thomason called the meeting to order at 7:04 p.m. Mr. Thomason gave the invocation and led the pledge of allegiance. Approval of Agenda Mr. McNeil moved to approve the agenda as amended. Motion passed 4-0. Petition 1. The amended petition of George Golf Design, Inc. to obtain a Special Use Permit to develop and operate a golf course on 362 acres and rezone 115 acres from AG-3, Agricultural to AR, Agricultural Residential, located at 3687 Pitzer Road, Vinton Magisterial District. Ms. Janet Scheid presented the staff report. Ms. Hooker requested more details regarding the maintenance facility. Ms. Scheid stated the maintenance facility will be developed as a separate entity, not by the petitioner. Ms. Hooker requested more information regarding the Audubon Cooperative Sanctuaries designation. Ms. Scheid explained Audubon Cooperative is not directly affiliated with the National Audubon Society. Ms. Hooker asked about traffic impacts. Ms. Scheid stated VDOT’s counts are based on a composite of studies of various courses. She stated these projections may be high depending on the type of course which is developed. Mr. McNeil asked about the level of service on Pitzer Road. Ms. Scheid stated a traffic study would need to be conducted by an independent engineering firm. Mr. McNeil expressed concern regarding Pitzer Road’s ability to handle the increased traffic. Ms. Scheid noted the residual property could currently be developed with 84 houses without water and sewer. She stated with public water and sewer system 135 houses could be constructed. Mr. McNeil inquired 1 about public water and sewer facilities in the area. Ms. Scheid stated although no definitive plans have been made, approximately 10 years ago the County submitted to the National Park Service a map and accompanying list of possible future crossings of the Parkway for public water and sewer. She stated one of the locations was in the Mount Pleasant area. She also stated that any plans to cross federal property with public utility lines would be required to go through the federal permit review process including environmental analysis. Mr. McNeil asked if the water/sewer extension was currently on the CIP. Ms. Scheid stated she was not aware of it being on the CIP. She stated the golf course is able to operate on well and septic. Mr. Thomason asked if there would be only one golf cart crossing. Ms. Scheid deferred the question to the petitioner. She noted the Community Meetings were well attended by citizens. She stated the Mount Pleasant Civic League was unanimously in support of the golf course. She stated one citizen expressed concern regarding the location of the maintenance facility. Mr. Lester George, George Golf Design, spoke regarding the petition. He stated he has designed golf courses throughout the country for 19 years. He stated his business is family owned. He stated he has hired Mr. Eric Allen, Watershed Environmental Consulting, to assist with the project and to analyze the wetlands and streams on the property. He stated he is currently uncertain of what type of golf club will be developed – public or private. He stated they will take a hard look at the maintenance facility location due to a citizen’s recommendation. Mr. McNeil asked when the golf course developer would be brought into the project. Mr. George stated that the first step is getting the SUP approved and he would most likely get a local partner. He stated he hopes to acquire a land disturbance permit by end of 2004. He stated they are considering 4 development firms, 3 of which are local. He explained he will remain strictly the architect of the project. Ms. Hooker inquired about the Audubon Cooperative Sanctuary certification. He explained it takes approximately 3 years to acquire certification and in order to get certified you must pass rigorous environmental requirements. Ms. Hooker asked about the reason the entire project cannot be revealed at one time. Mr. George stated the golf course needs to have residential for financial support. He stated the golf course is his first priority. Mr. McNeil asked if the petitioner’s plan will work with the proffered density. Mr. George affirmed it would work with his plan. Ms. Hooker asked if the 250 acres depicted on the concept plan for the golf course was fairly accurate. Mr. George stated the course would be within 10 acres of the concept plan. 2 Ms. Janet Corcoran, 3852 Pitzer Road, expressed concern regarding the placement of the maintenance building. She stated the proposed site is located in a dangerous curve. She stated she is otherwise in favor of the golf course. Ms. Ona Early, 3387 Mount Pleasant Boulevard, stated she is vice- president of the Mount Pleasant Civic League and that the civic league unanimously supported the golf course. Ms. Shelby Cundiff, 316 Chestnut Mountain Drive, stated she is in favor of the golf course but expressed concerns about future residential development on the property. She requested the petition not be accepted as a ‘piecemeal’ project since the impact of the completed project on this area is unknown. She stated the largest impact on this area would be the future housing development. She encouraged the commission to protect the community. Ms. Elizabeth Abe, 6909 Mary B Place, expressed several concerns regarding environmental impacts of the project. She expressed concern regarding the depletion of the water table. She stated the following items should be studied: waterways, soil type, and topography. She stated since the project will create increased traffic, a traffic impact study needs to be made of the area. She expressed concern regarding the infrastructure needed for increased density. She suggested considering fees and proffers from developers. She asked the commission to look at the complete project and not just the golf course. She expressed concern regarding safety issues in the area since there are no hydrants in the area. Mr. George stated he has no connection with the residential developers. He stated Roanoke County staff advised him future development plans would need a separate rezoning. He explained his concept plan and discussed sight distance issues. Mr. Eric Allen, Watershed Environmental, spoke regarding environmental issues. He stated there will be some impact to intermittent stream channels. He stated they will go through the permit process with DEQ and the Corps of Engineers. He stated the golf course will be irrigated by on-site wells and that the hydrologic study indicates there will be enough water to support the golf course. He discussed the common water contaminants present in the area. He stated they will operate in accordance with EPA regulations. 3 Mr. Thomason asked for clarification of the current petition. Ms. Scheid explained the proposed rezoning and SUP. She explained the golf course, maintenance building, storage building, and parking areas will all be required to go through Site Plan Review prior to construction. She explained if in the future greater density of the property is desired, the property would need to be rezoned at that time. Mr. McNeil suggested proffering a limit on density allowed. Ms. Scheid explained the current density allowed. Ms. Hooker stated the golf course is a great option for the area. She stated if a future rezoning is required for increased density, they will need more answers and solutions regarding infrastructure issues. Mr. McNeil then made the motion to recommend approval of the rezoning with the following conditions: 1. Residential density on tax maps #79.04-2-10, #79.04-2-10.1, #79.04-2-10.2, #79.04-2-11 and #79.04-2-12 will be no greater than 1 house per 3 acres (as currently allowed under AG-3 zoning) unless a subsequent rezoning to Planned Residential Development, per the Roanoke County Zoning Ordinance, is approved. AYES: Thomason, Hooker, McNeil, Jarrell NAYS: None ABSENT: Azar Mr. McNeil then made the motion to recommend approval of the SUP with the following conditions: 1. The chemicals used on the golf course shall minimize the effect on ground water pollution. 2. The club house shall be constructed primarily of the following exterior materials: stone, brick and wood. AYES: Thomason, Hooker, McNeil, Jarrell NAYS: None ABSENT: Azar Citzen Comments Ms. Janet Turner, 3250 Randall Drive, stated she is in favor of the golf course. 4 Mr. Ron Chuman, 4328 Horseshoe Drive, stated he is hoping the golf course will be a public course. Mr. George stated they will be developing a business plan to determine the type of course in the near future. Comments Ms. Scheid reminded the PC of the PCWS, Tuesday, August 17, 2004 at th 4:00 p.m. in the 4 Floor Training Room at which Mr. Mike Chandler will facilitate Comp Plan Revision discussion. There being no additional business, the meeting was adjourned at 8:19 p.m. Respectfully Submitted, Approved: Secretary, Roanoke County Planning Commission 5