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HomeMy WebLinkAbout3/1/2011 - MinutesP nN�j eau O I " ✓l."n 1 L o z PLANNING COMMISSION 181 PUBLIC HEARING MINUTES MARCH 1, 2011 Commissioners Present: Ms. Martha Hooker Mr. Rodney McNeil Mr. Jason Peters Mr. David Radford, Vice - Chairman Commissioners Absent: Mr. Gary Jarrell Staff Present: Mr. Philip Thompson, Secretary Mr. Joe Obenshain, Senior Assistant County Attorney Mr. John Murphy Ms. Megan Cronise Ms. Tammi Wood Ms. Nicole Pendleton Ms. Tara Pattisall Ms. Lindsay Blankenship, Greenway Planner Ms. Susan Carter, Recording Secretary Call to Order: Mr. Radford called the Public Hearing to order at 7:01 p.m. He gave the invocation and led the pledge of allegiance. Approval of Agenda Mr. Peters made a motion to approve the agenda, which passed 4 -0. Approval of Minutes Mr. McNeil made a motion to approve the minutes of February 1, 2011, and February 15, 2011, which passed 4 -0. Consent Agenda Mr. Patriarca provided a brief overview of the petition for Kenneth J. and Linda J. Lapiejko, including the site plan. Mr. McNeil inquired about the addition of two adjacent parcels. Mr. Patriarca stated it is the desire of the petitioner to be allowed to have horses on each individual parcel. Ms. Pattisall provided a brief overview of the Glenn L. Reed petition including site plan, land use designation, and zoning. Mr. Radford recommended not approving the petition for the consent agenda. The commissioners unanimously agreed to remove this item from the consent agenda until more information has been submitted by petitioner. Page 1 of 9 ROANOKE COUNTY PLANNING COMMISSION MINUTES March 1, 2011 Ms. Pendleton provided a PowerPoint presentation regarding the petition for Douglas R. and Mary E. McCallum, including height restrictions, setbacks, zoning, and future land use designation. She discussed the topography of both the site and adjacent properties. She explained that the request is for both of the petitioners' properties. She discussed the treeline and property lines. Mr. McNeil inquired about the proposed location of tower. Ms. Pendleton and Mr. Obenshain discussed this issue. Mr. McNeil inquired about procedural issues regarding the request. Mr. Obenshain and Ms. Pendleton discussed regulations regarding the special use permit. Mr. Thompson stated the petitioners would consider combining parcels if necessary for approval. Ms. Hooker made a motion to approve the consent agenda for April 5, 2011, which passed 4 -0. Public Hearinq 1. The petition of Ray Craighead to obtain a Special Use Permit in a C -2, General Commercial, District for the purpose of operating a drive -in or fast food restaurant on 0.62 acre, located at 4309 Starkey Road, Cave Spring Magisterial District. Ms. Wood presented the staff report which included a brief history of the property and current uses of surrounding properties. She stated since existing entrances would be used, a traffic impact analysis was not be required by VDOT. She stated the proposed use is in compliance with the Comprehensive Plan. Ms. Hooker inquired about dumpster location and signage. Ms. Wood stated dumpster use was not proffered by petitioner. Mr. Ray Craighead stated solid waste will be collected by county services. He described requested signage, noting it will be in compliance with regulations. Mr. McNeil noted the facility has previously had a drive -thru. Mr. Radford opened the public hearing for public comment. With no citizens requesting to speak, Mr. Radford closed the public hearing. Mr. McNeil made a motion to recommend approval of the special use permit request with the following condition: 1. The site shall be developed in substantial conformity with the concept plan entitled "Site Layout 4309 Starkey Road" dated January 16, 2011, and prepared by Ray Craighead and Associates. Mr. Thompson called the roll and the motion passed (4 -0) with the following vote: AYES: Hooker, McNeil, Peters, Radford NAYES: None ABSTAIN: None 2. Proposed amendments to the Roanoke County Zoning Ordinance. The proposed amendments to Articles II (Definitions), III (District Regulations), and IV (Use and Page 2 of 9 ROANOKE COUNTY PLANNING COMMISSION MINUTES March 1, 2011 Design Standards) would incorporate regulations into the county's zoning ordinance dealing with large wind energy systems and utility wind energy systems. Mr. Thompson provided a history of the development of the proposed amendments. He provided a brief overview including definitions, zoning districts in which systems are allowed, and purpose and intent of amendments. Ms. Hooker inquired about procedure if an application is received prior to adoption of amendments. Mr. Thompson stated the petitioners could currently apply under major utility services within the ordinance. Mr. Radford opened the public hearing for public comment. Ms. Jacqueline Shuck, Roanoke Regional Airport Commission, discussed the importance of an FAA report including findings whether or not systems would be in compliance with regulations. She discussed the importance of coordinating with the FAA regarding systems. Mr. Robert Lynch, 2618 Colonial Avenue, stated his residence is one mile from transmitter site for 911 emergency communications on Bent Mountain. He expressed concern regarding interruption of aviation radar, television signals, and false radar patterns. He stated the small amount of power generated would be sent across the country. He stated the systems will affect entire area. He discussed tax incentive benefit. He stated WFXR is opposed to the ordinance due to potential issues with emergency alerts. Ms. Sue Karr, 8011 Poor Mountain Road, discussed concerns regarding land use and liability of loss, noting concern regarding fire and water contamination. She expressed concern regarding issues of homes remaining unsold near these systems. She stated wind energy companies should offer buyouts. She expressed concern regarding house values diminishing near these systems. Mr. Peter Airey, 846 Austin Avenue, stated more research is needed prior to adopting amendments. He requested commission investigate data prior to ruling on petition. Ms. Hooker stated this public hearing is for the proposed amendments to the zoning ordinance as it would apply throughout the county since no petition has been received for their review. Mr. Gordon Ewald, 243 Saddleback Trail, stated he is a pilot. He discussed protecting the approach slopes for the safety of air traffic. He stated the approach to the valley is already afflicted by terrain. He stated Delegate Morgan Griffith has sent a letter to Roanoke Regional Airport Commission stating the valley would be adversely impacted by a wind farm. He expressed concern regarding interference with radar. He stated `clutter' occurs above the wind turbines. Mr. Jim Woltz, 10564 Sugar Camp Road, discussed the importance of property rights. He stated he is also a pilot. He expressed concern regarding the need to increase the descent minimum altitude for aircraft. He discussed the importance of aviation to the entire region. Page 3 of 9 ROANOKE COUNTY PLANNING COMMISSION MINUTES March 1, 2011 Ms. Tammy Belinsky, 9544 Pine Forrest Road, stated the system would be harmful. She discussed duties of the commission. She stated information received is inadequate to support the amendment. She stated public concerns regarding the ordinance have not been addressed. Mr. Steven Hanes, 10250 Mill Creek Road, expressed concern regarding viewshed protection not being properly addressed. He expressed concern regarding affects Blue Ridge Parkway and tourism and outdoor activities. He expressed concern regarding decreasing property values. He discussed the importance of appearance to the area for years to come. Mr. Elliott Wheeler, 831 Hanover Drive, expressed concern regarding impacts to the entire area. He discussed use and design standards, asking if the project is financial feasible without government subsidies. Mr. Bob Johnson, 9964 Patterson Road, stated he was drawn to the area because of the mountains. He discussed the importance of reducing the carbon footprints on environment. He stated solar panels could be used. He expressed concern regarding destroying things we value. Mr. Mark Howard, 232 Reynolds Drive, discussed the importance of making a business friendly decision. He stated AEP has wind power in Texas, he stated it would be great in Virginia. Mr. Mark Hanson, 184 Vista Lane, discussed importance of solar and wind energy. He stated blades are now fiberglass. He stated he is a teacher at Dabney Lancaster College. He stated harm to birds was with lattice towers in early `80's. He stated monopoles provide no risk. He stated statistically property values were not found to have decreased. He discussed the importance of clean green energy. Mr. Bill Modica, 1546 Creek Lane, chairman of Sierra Club stated he supports the amendments. He stated it would be good for the environment and economy. He stated supporting documents will assist with good project. He stated systems do not create noise effect compared to refrigerator. He stated no significant impact on property values. He discussed access roads to desirable sites. Mr. Bob Egbert, 3571 Bradshaw Road, spoke in support of the ordinance. He discussed renewable energy. He discussed fossil fuel running out in future and price will increase. He discussed battery technology which AEP is currently using in West Virginia. He discussed the importance of generating our own power. Ms. Kathleen Baudreau, 11568 Bottom Creek Road, discussed substantial health concerns, including sleeplessness and hypertension. She expressed concern regarding affect on aviation. She stated more scientific research is needed. She discussed low frequency sounds causing wind turbine syndrome. Mr. Jerusalem Walleer, 1069 Timberline Road, expressed concern regarding neurological problems caused prenatally. She stated decibel levels affect children learning and sleeping. She stated no evidence is available because Page 4 of 9 ROANOKE COUNTY PLANNING COMMISSION MINUTES March 1, 2011 research has not been done yet. She stated permanent brain damage has been reported in chicks and rats. Mr. Bill Hume, 8828 Willet Lane, expressed concern regarding air traffic difficulty. H stated it will affect future growth of valley. Mr. Dan Crawford, 2311 Kipling Street, stated he is on executive committee of the Sierra Club. He expressed concern regarding noise. Mr. Rudy Vietmeier, 460 Bluebell Lane, discussed energy conservation efficiency. He discussed the importance of renewable energy. He stated he is a member of the Cool Cities Coalition. He stated ordinance will be an example for other localities. Mr. Chip Tarbutton, 1819 Electric Road, stated he is a member of the Roanoke Tea Party. He stated he is opposed to changing the ordinance. He stated there are economic and budgetary reasons to reject the ordinance. He expressed concern regarding turbine fires. He stated this type of energy generation is inefficient. He stated the government bears the cost of systems. Mr. Michael Scott, 8469 Poor Mountain Road, stated the ordinance is not specific enough. He expressed concern regarding decibel levels and how they are measured. He stated a definition of severe wind event is needed. He expressed concern regarding shadow flicker impact and mitigation. Ms. Roberta Carpenter Johnson, 9964 Patterson Drive, stated she is a member of the Cool Cities Coalition. She discussed the importance of energy to sustain. She stated ordinance is not in compliance with Comprehensive Plan, future land use, 2010 Vision Statement, and Zoning Ordinance. She stated turbines should be banned. She expressed concern regarding disposal for all excavated fill. She expressed concern regarding streams and animals. She discussed importance of acquiring a third party opinion. Mr. Bruno Duron, Mr. Hunter Smith, and Mr. George Ahl, presented a representative display of an existing home and tower height in relation to turbine height and size. They discussed air currents and noise travelling on currents. Ms. Diana Christopulos, 907 Greenbrier Circle, stated the Cool Cities Coalition promotes conservation. She stated wind power is clean and free. She stated it is less polluting and supports renewable energy. She suggested 60 db in residential areas. Ms. Karen Scott, 8443 Poor Mountain Road, stated turbines are antiquated. She stated company is using Roanoke as a dumping ground. She expressed concern regarding low frequency sound and disturbance of sleep and health. She suggested having setbacks far enough so quality of life is not disturbed. Dr. Joseph Tamez, 5740 Equestrian Drive, stated wind systems would have less impact on air quality. Mr. Darryl Branstetter, 6568 Sylvan Brook Road, expressed concern regarding proposed decibel levels. He stated Mr. Elswick requested examples at previous Page 5 of 9 ROANOKE COUNTY PLANNING COMMISSION MINUTES March 1, 2011 meeting. He stated levels are 10 db in bedroom, 60 db on a busy street, and 120 db would be a loud horn. Mr. James Scott, 8443 Poor Mountain Road, expressed concern regarding injury to adjacent property owners and health problems. He discussed need for general liberty for all. He stated that 60 db does not cover low frequency noise. He expressed concern regarding enforcement of regulations as proposed. Ms. Monica Rokicki, 1211 4 th Street, expressed concern about use of fossil fuels, noting renewable energy is needed. She discussed climate changes and particulate pollution. Mr. James Gray, 6408 Orchard View Lane, discussed importance of protecting citizens. He discussed conducting community meetings and compensating citizens for decreasing property values. Ms. Loretta Gray, 6408 Orchard View Lane, expressed concern regarding information received not being reviewed. She suggested evaluating all information before making decision. Dr. Kathy Davieds, D.V.M, 1560 Bottom Creek Lane, expressed concern auditory stimuli will have negative effect on animals. She stated frightened animals are more likely to bite increasing rabies exposure. Mr. Mark McClain, 907 Greenbrier Court, stated he is a member of Cool Cities Coalition. He stated he is an advocate for emission reduction, conservation, efficiency, and renewable energy. He stated wind is the most economical energy since it is never depleted. Ms. Virginia Weisz, 11558 Bottom Creek Road, expressed concern regarding health effects. She stated the turbines would be 12 stories higher than Wachovia Tower. She stated oscillating low frequency noise causes nausea and dizziness. She stated systems should not be placed near residences, hospital, and schools and kept at least two miles away and maximum 30 decibels. Ms. Kenley Smith, 10275 Bent Mountain Road, discussed the need to protect mountains from industrial development. Mr. Bob Crawford, 6620 Shingleridge Road, stated he is a member of the Sierra Club. He suggested allowing waivers for increased decibels if a system is in uninhabitable area. Mr. Michael Mills, 8755 Poor Mountain Road, expressed concern regarding noise, blade throw, and tower collapse. He recommended increasing proposed setbacks. He stated goal should be protecting the citizens. Mr. Brian Lang, 6752 Quail Place, stated he enjoys views and ridgelines in the area, and likes turbines. He stated they produce clean renewable energy. Ms. Roberta Bondurant, 11577 Bottom Creek Road, discussed protection of Poor Mountain Ridge Trail along ridgeline is a bird habitat. She discussed migration of Page 6 of 9 ROANOKE COUNTY PLANNING COMMISSION MINUTES March 1, 2011 birds and raptors. She discussed environmental importance of birds and other wildlife. Mr. Ed Kinzer, 10023 Fortune Ridge, discussed forestland protection and Poor Mountain being a conservancy and sanctuary for plants and animals. Mr. Carl Bagby, 9962 Greenhouse Road, expressed concern regarding health issues such as headaches, high blood pressure, and nausea due to continually changing atmospheric pressure. He expressed concern for the environment. Mr. Bill Gregory, 3312 Pamlico Drive, expressed concern regarding noise issues. He stated low frequency noise can be felt, causing motion sickness. He stated appropriate noise meters should be used. Mr. Bryan DuGrenier, 8733 Plantation Road, discussed systems bringing new jobs to the area. He stated all forms of energy receive government funds. Mr. Eldon Karr, 8011 Poor Mountain Road, stated he has been a member of Board of Zoning Appeals for 22 years and was on steering committee for Comprehensive Plan. He expressed concern regarding health and safety issues. He stated ordinance does not address protection of viewsheds. He discussed analysis performed by Blue Ridge Parkway. Mr. Gary Johnson, Blue Ridge Parkway, 199 Hemphill Knob Road, Asheville, NC, stated many of visitors on parkway are coming for views in area. He discussed visual impacts of turbines, expressing concern whether or not people will continue to come to these areas. He stated scenery is important part of economy. He expressed concern regarding wording of amendments. Mr. Jeff Maiden, played recording of the sound of a turbine from a distance of 1500 feet away. Mr. Rob Lawson, 2602 Mallard Drive, discussed schools, affordability, and the beauty of the area. He stated the Sierra Club opposes large structures in special scenic value areas. Mr. Adam Cohen, 7139 Starlight Lane, expressed concern regarding low frequency sound. He compared health effects compared to coal plants. He stated citizens care about the viewshed. He discussed the importance of sustainability. He discussed mercury issues regarding use of coal. Mr. David Trible, 10468 Fortune Ridge Road, stated he is pro -wind. He expressed concern regarding low frequency noise and wildlife damage. He stated property values will decrease. He stated industrial wind is not answer. Ms. Elizabeth Woodstock, 7139 Starlight Lane, stated people are speaking from fear. She compared wind energy and coal removal effects. Mr. Steven Edwards, 4121 Givens Road, expressed concern regarding shadow flicker hazards on offices, schools, and residences. He discussed large scale shadows and the importance of mapping and modeling to calculate shadows. Page 7 of 9 ROANOKE COUNTY PLANNING COMMISSION MINUTES March 1, 2011 Ms. Susan Edwards, 4121 Givens Road, suggested taking a protective approach in rural areas. She expressed concern regarding noise, suggesting measuring background noise levels during all four seasons. With no other citizens requesting to speak, Mr. Radford closed the public hearing. Mr. McNeil inquired about turbines along parkway. Mr. Johnson requested the commission not make a ruling at this time. He referenced other localities which have worked with the parkway on this issue. He stated more research is being conducted in other areas. Ms. Hooker stated information and suggestions received have been informative and need to be considered. She stated she also appreciates the need for other sources of energy. Mr. Radford stated research is ongoing regarding renewable energy with many dynamics to consider. Mr. McNeil suggested continuing the ordinance amendments until April. Mr. Peters agreed it should be postponed to the next meeting. Mr. McNeil made a motion to postpone any action until the next planning commission meeting on March 15, 2011. Mr. Thompson called the roll and the motion passed (4 -0) with the following vote: AYES: Hooker, McNeil, Peters, Radford NAYES: None ABSTAIN: None Final Orders 1. Proposed amendments to the Roanoke County Zoning Ordinance. The proposed amendments to Articles II (Definitions), III (District Regulations), and IV (Use and Design Standards) would incorporate small wind energy system regulations into the county's zoning ordinance was approved by the Board of Supervisors at a Public Hearing on February 22, 2011. Citizen Comments There were none. With no citizens requesting to speak, Mr. Radford closed the citizen comment period. Commissioners' and Staff Comments There were none. With no further business or comments, Mr. Radford adjourned the meeting at 10:40 p.m. Respectfully Submitted: ...� cc,`D� Susan Carter Recording Secretary, Roanoke County Planning Commission Page 8 of 9 ROANOKE COUNTY PLANNING COMMISSION MINUTES Philip Tho pson Secreta , Roanoke Count Planning Commission 4 avid Rdford Vice - Chairman, Roanoke County Planning Commission March 1, 2011 Page 9 of 9