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HomeMy WebLinkAbout11/1/2016 - MinutesMr. Wayne Bower Mr. Don Butzer Mr. Rick James Mr. Paul Mahoney Mr. Jim Woltz Staff Present: Mr. Philip Thompson, Secretary Mr. Peter Lubeck, Senior Assistant County Attorney Mr. John Murphy Ms. Megan Cronise Ms. Becky James Mr. Tori Williams Ms. Bailey DuBois Mr. Brian Hughes Ms. Susan McCoy, Recording Secretary Guest: Ms. Jessica Webb, Social Services WORK SESSION Mr. James called the meeting to order at 4:05 pm. Approval of Agenda Mr. Butzer made a motion to approve the agenda, which passed 5-0. Approval of Minutes Mr. Mahoney made a motion to approve the minutes of October 4, 2016, which passed' 5-0. Consent, Agenda Mr. Thompson provided an overview of the TAS Design, Inc. petition, including a brief history of property, existing proffers, concept plan, and zoning designation. Mr. Thompson and the Commissioners discussed the floodplain and location of the proposed development. Mr. Thompson and the Commissioners discussed by -right uses in C-1 zoning. Mr. Thompson stated a community meeting will be held on November 10, 2016, from 6:00 p.m. — 8:00 pm. in the William Byrd Middle School Cafeteria. Mr. Woltz made a motion to approve the consent agenda, which passed 5-0. ROANOKE COUNTY PLANNING COMMISSION MINUTES Citizen Comments There were none. NOVEMBER 1, 2016 Commissioners' and Staff Comments Mr. Thompson and the Commissioners discussed buffering regulations associated with Valley Management Co., Inc.'s petition They reviewed additional information which has been requested from the petitioner but not submitted to staff, including fire and rescue issues, tax status, economic impact, traffic concerns, and stormwater runoff issues. Mr. James adjourned the meeting for site viewing at 4:50 p.m. EVENING SESSION Mr. James called the Public Hearing to order at 7:01 p.m. He gave the invocation and led the pledge of allegiance. 1. The petition of Valley Management Co., Inc. and Friendship Health and Rehab Center South, Inc.: to rezone approximately 2.93 acres from R-1, Low Density Residential , District, C-1, Low Intensity Commercial, District, and C-1 C, Low Intensity Commercial, District with conditions to C-2, High Intensity Commercial, District, remove proffered conditions, and obtain a special use permit for a nursing home and life care facility; and to rezone approximately 10.15 acres to amend a proffered condition and amend special use permit conditions on property zoned C-2CS, High Intensity Commercial, District with conditions and special use permit. The amended conditions deal with conformance to the concept plan and architectural renderings, and screening and buffering requirements. The properties are located at or near 5647, 5665, and 5669 Starkey Road, Cave Spring Magisterial District. Mr. Thompson presented the staff report, including a brief history of the petition, topography, surrounding zoning, future land use designation, and concept plan. He reviewed traffic flow, fire and rescue issues, buffering regulations, and elevation drawings. He stated this development would be appropriate in core area if it does not have tax exempt status. Mr. Richard Sayers, Esquire, provided an overview of the proposed project, noting it will be built in a core area. He stated there is an increasing demand for this type of facility. He reviewed the concept plan, noting the building would be a three story structure with underground garage, including 34 independent living units and 20 memory care units. He stated the building would be 67 feet in height. He discussed the area demographics, noting there is an increasing aging community. He discussed the draft concept masterplan, noting there is no approved masterplan at this time. He stated they plan to keep the facility residential in nature with no access onto Crescent Boulevard. He stated it will be a for-profit entity. He discussed input received from citizens at the community meeting, including stormwater issues. He stated Bobby Wampler, Engineering Concepts, designed the underground stormwater facility currently onsite. Mr. Page 2 of 8 ROANOKE COUNTY PLANNING COMMISSION MINUTES NOVEMBER 1, 2016 Sayers reviewed the stormwater management for the existing facility. He also reviewed preliminary stormwater management for the remainder of the property. Mr. Sayers discussed planned buffering. He discussed elevation views from the property. He discussed traffic issues and findings. He stated the facility is modeled after the Salem Terrace facility. He stated emergency calls to the facility are approximately 4-6 calls per month. He reviewed the economic analysis and benefits of the facility, including new jobs and additional property taxes. He stated the facility is surrounded by various types of zoning and uses. He stated the facility has enhanced property values in the area. He discussed topography and flood zone. He stated equipment placed on the roof will be screened. Mr. Butzer inquired about the Salem Terrace facility. Mr. Russ Barksdale, CEO, Valley Management Co. and Friendship Foundation, provided a description of the facility, noting some of the units have kitchen facilities. He stated his company manages that facility. Mr. Butzer inquired about fire risks and the alarm system. Mr. Robert McGee discussed the alarm system. He discussed the layout of the facility, noting the memory care unit would not have cooking appliances. Mr. Sayers discussed the location of an additional parking area. Mr. Bower inquired about stormwater runoff. Mr. Sayers and Mr. McGee reviewed the stormwater management issues, including discharge points and detention pond. Mr. Bower inquired about legal representation and ownership of the property and facility. Mr. Sayers stated Valley Management, Inc. owns the property. Mr. Barksdale discussed that one facility is non-profit and the other is for-profit, with two separate board of directors. Mr. Bower inquired about the sale of property and change of tax status. Mr. Barksdale stated that the proposed facility will all be under the for-profit entity. He stated non-profit does not mean the organization does not pay taxes. Mr. Bower inquired about proposed lighting. Mr. McGee stated they will try to keep lighting to a minimum and use buffering to reduce glare. Mr. Sayers stated they will work with planning staff regarding buffering requirements. Mr. Bower inquired if the plan will change from presentation. Mr. McGee stated the concept plan is very close to what they want from the facility. Mr. Woltz noted he understands changes may be needed to the concept plan due to topography and regulations. He inquired if the jobs would be local jobs. Mr. Sayers affirmed they would fill jobs locally, including the subcontractors. Mr. Woltz inquired about the timeline. Mr. McGee discussed the timeline for construction. Mr. Woltz inquired about construction traffic. Mr. McGee discussed time constraints of the previous construction and issues due to scheduling. Mr. Mahoney inquired about securing assurances regarding the tax status for the proposed facility. Mr. Sayers stated they would entertain ideas on ways to address this issue. Mr. Barksdale stated that not all non -profits are treated the same. Mr. Mahoney inquired about the petitioner participating in the funding of Page 3 of 8 ROANOKE COUNTY PLANNING COMMISSION MINUTES NOVEMBER 1, 2016 traffic improvements. Mr. Sayers discussed this issue, stating there is no masterplan. He noted the tenant mix in the facility will not be adding a tremendous traffic burden. Mr. Mahoney noted that the Hershberger Road location has several ways to enter and exit the facility. He stated he wants to insure the roads can serve the businesses and residents in the area. Mr. James inquired about floodplain development challenges. Mr. McGee stated they do not plan to build in the floodplain area. Mr. Sayers stated it would be cost prohibitive to build in the floodplain area. Mr. James inquired about buffering. Mr. McGee stated they are not far enough into the development stage to discuss this issue. Mr. Sayers stated they will be amenable with staff regarding buffering requirements. Mr. James inquired about the building elevation and viewshed. Mr. McGee stated they will not go above 67 feet, noting they are exploring placing heating and cooling units in the underground garage. Mr. James stated it would be helpful to have a masterplan. Mr. McGee stated the masterplan is currently very conceptual. Mr. James stated it would also be beneficial to have north and west elevation views. Mr. Brian Blevins, P.E., VDOT, stated he reviewed the traffic study, noting no warrants were met for a turn lane. He stated the facility operates during off peak hours. He stated there are few crashes reported for this area. He stated it would have been preferable to see the entire development. Mr. James inquired about impacts if there is further development. Mr. Blevins stated it may not meet qualifications if more development occurs, noting the development being proposed today is a low trip generator. He discussed the traffic impact analysis. Mr. James requested a break at 8:30 p.m. The public hearing reconvened at 8:41 p.m. Mr. James opened the public hearing for public comment. Mr. Gene Marrano, 5562 Crescent Heights, stated the petitioner previously assured citizens they would be a good neighbor, noting they made no indication they would expand the facility. He stated the request should not be approved since it is a transition area, noting that there are more appropriate uses for this property. He stated property values would be affected. He stated the proposed development is a breach of faith, noting it is the wrong location for a development of this magnitude. Mr. Gray Smith, 5539 Stearnes Avenue, stated neighbors have sold homes, noting some neighbors felt pressured to sell. He stated the development looks like condos at the beach. He stated the development is a breach of faith to the Crescent Heights area. Mr. Roi Mitchell, 5680 Starkey Road, stated he previously understood the facility would be a rehab and not a nursing home. He discussed stormwater and Page 4 of 8 ROANOKE COUNTY PLANNING COMMISSION MINUTES NOVEMBER 1, 2016 floodplain issues, noting he is concerned more stormwater will be dumped into Back Creek. He inquired about tax exemption status for this facility. Mr. Sayers stated the rehab center is not a nursing home. He stated he will have the project engineer respond to the stormwater inquiry. Mr. Fred Corbett, 5511 Stearnes Avenue, stated he is concerned about removing the conditions regarding noise. He stated he does not trust the petitioner, noting they say one thing and do another. He stated the petitioner does not pay taxes that they say they do. He stated the proposed location is not the right place for this development. He asked the Commission to vote against the petition. Mr. James reviewed the proffers which are being removed from the property. Ms. Linda Kolnok, 5644 Rockbridge Court, stated a four story building is too much for the area, noting it does not go with anything in the area. She stated traffic backs up beyond the Woods Crossing development on Starkey Road while waiting to enter Buck Mountain Road. She stated more tanker trucks are coming through the area. She stated the 34 units will have vehicles, increasing traffic in the area. She stated she is concerned about the nearby daycares, churches, and libraries. Ms. Michele Meinhart, 5681 Starkey Road, discussed the importance of being careful with development of the area assets. She stated she had thought the visual impact of the development was going to be similar visual impact. She stated the area does not want to look like Hershberger Road. She discussed the increased traffic with staff, patients, and family members visiting the facility. She stated she does not believe the traffic impact analysis is valid. She stated the citizens are diligent in protecting their community. She discussed stormwater runoff and flooding of her property. She requested that the Commission disapprove the request, noting it is not a good fit for the community. Ms. Terry Morrison, 5670 Starkey Road, stated she owns property leased by a salon. She discussed traffic issues and stormwater runoff, noting these issues affect the businesses and residents. She stated two schools are located nearby, noting school buses would be affected by increased traffic. She stated she has had flooding in her property since the construction of the rehab which she never had in the past. Mr. Woltz inquired about the location of property. Ms. Morrison discussed this issue, noting she owns two parcels near the church. Mr. Lew McClung, 1486 Hollybrook Road, stated he is concerned about the proposed alarm system. He stated nearby wetlands are under Federal protection. He requested the Commission get better details in writing from the petitioner in order to do what is best for the county in that area. Page 5of8 ROANOKE COUNTY PLANNING COMMISSION MINUTES NOVEMBER 1, 2016 Mr. Sayers stated no kitchens will be constructed in the memory care units of the facility. Mr. Erich Mauer, 5468 Stearnes Avenue, stated houses near the road would be gone if the road is widened. He stated previous plans did not have four story building plans. He inquired why the petitioner was buying property if there is not a future plan for additional development. He discussed the increased traffic with construction. He stated they cannot have a round -about in that location because rigs and gas trucks travel through this area. He stated he is concerned about flooding issues. He stated the development is not a good fit for the area. Ms. Ginger Murphy Phillips, Goodview, VA, stated she grew up in the area. She stated it is not the place for this type of development. She stated jobs will be minimum salaried. She discussed the importance of maintaining the nearby residential neighborhood. Mr. James stated he is not closing the public hearing at this time. Mr. Sayers requested that Mr. Wampler address questions about the existing stormdrain and ponds. Mr. Wampler reviewed the project and stormwater management on the current site. Mr. Butzer inquired about citizen reports of flooding since the current facility was constructed. Mr. Wampler stated the existing project has met design conditions and has been closed out. He stated he has not been contracted to study the east side of the road. Mr. Sayers stated Ms. Meinhart's property is in the floodzone. Mr. Thompson stated her property was an existing facility. Mr. Wampler stated Ms. Meinhart's property fell under the older regulations. Mr. Thompson stated if the petition is approved all property of this development would go through stormwater analysis. Mr. Wampler stated he does not agree. Mr. Sayers stated Lumsden Associates did the preliminary report regarding quality and quantity of stormwater runoff. Mr. James inquired about flash floods. Mr. Wampler stated the stormwater management system was designed per regulations. Mr. Sayers stated Valley Management, Inc. is the property owner, noting it is a taxable entity. He stated the property owners want to keep the height of the buildings. He discussed traffic issues, noting reports indicate no turn lane is warranted. Mr. James stated the statistics are right on the line to warrant a turn lane. Mr. Sayer stated staffing will not be entering traffic at peak hours due to their working shifts. He stated the petitioner will take every precaution to insure the residents are protected. He stated that regarding the masterplan, the area could use improvements and upgrading. He stated the area has a wide variety of uses and zoning. He stated the petitioner will make it a first class facility. He discussed the economic benefits of the development, noting reports are based Page 6 of 8 ROANOKE COUNTY PLANNING COMMISSION MINUTES NOVEMBER 1, 2016 upon data from Federal agencies. He also discussed the views on the north side of the facility. Mr. Butzer stated the facility is needed and the economic contribution is signicant, noting he has concerns about the project. He inquired if the facility could be made smaller to correspond to the height of the rehab. Mr. Sayers stated that the parking garage is underground. Mr. McGee stated the project's performa dictated how many units were needed for their purposes. Mr. James inquired about Ms. Meinhart's property. Mr. Thompson stated the property is in the floodway and floodplain. Mr. Sayers provided a drawing by Lumsden Associates regarding the floodplain. Mr. James inquired about allowable by -right uses in C-1 zoning. Mr. Thompson reviewed these uses. Mr. Mahoney stated he is concerned about stormwater runoff and increased flooding reported by the citizens. He discussed the surrounding landuse which is residential to limited businesses. He stated the density of the development is inconsistent with this area. He stated the proposed development is inconsistent with the Comprehensive Plan. He stated he is concerned about increased traffic. He encouraged the applicant to help make necessary improvements to the roadway. He stated he is concerned about Fire and Rescue access to the facility. He suggested having it in writing that the proposed development would pay real estate taxes. He stated the intensity of this development could lead to the destruction of the Crescent Heights subdivision. Mr. Mahoney made a motion to continue the public hearing until the December 5, 2016 Planning Commission Public Hearing. Mr. Woltz noted they need to insure the petitioner is going pay real estate taxes on the property. Mr. James discussed the merits of the project, noting more detailed information is needed. Mr. Sayers requested the petition be continued for 60 days to give them sufficient time to acquire information requested. Mr. Tarek Moneir, Deputy Director Building Services, discussed stormwater management issues and regulations. He stated the petitioner has not provided the County with a stormwater management design for review regarding the proposed development. Mr. Mahoney made an amended motion to continue the public hearing until the January 3, 2017 Planning Commission Public Hearing. Page 7 of 8 ROANOKE COUNTY PLANNING COMMISSION MINUTES NOVEMBER 1, 2016 Mr. Thompson called the roll and the motion passed (5-0) with the following vote: AYES: Bower, Butzer, James, Mahoney, Waltz NAYES: None ABSTAIN: None Citizen Comments There were none. Commissioners' and Staff Comments Mr. Thompson stated the Rt. 419 Town Center Study will be holding workshops on November 14-16, 2016. Mr. Thompson and the Commissioners discussed cancelling the next work session for members to have the opportunity to attend the workshops. Mr. James made a motion to cancel the November 14, 2016 Planning Commission Work Session, which passed 5-0. With no further business or comments, Mr. James adjourned the meeting at 10:19 p.m. Respectfully Submitted: Susan McCoy Recording Secretary, Roanoke County Planning Commission Philip ThVhpson / Secr tory, Roanoke County Planning Commission Rick mes Chairman, Roanoke County Planning Commission Page 8of8