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HomeMy WebLinkAbout1/3/2017 - MinutesCommissioners Present: Mr. Wayne Bower Mr. Don Butzer Mr. Rick James Mr. Paul Mahoney (arrived after citizen comments) Mr. Jim Woltz Staff Present: Mr. Philip Thompson:, Secretary Mr. Peter Lubeck, Senior Assistant County Attorney Ms., Becky James Ms. Tara Pattisall Mr. Brian Hughes Mr, Tod Williams Ms. Susan McCoy, Recording Secretary Guest: Ms. Melinda Rector, General Services WORK SESSION Mr. James called the meeting to order at 5:04 Ip.m. Approval of Agenda Mr. Woltz made a motion to approve the agenda, which passed 4-0. Approval of Minutes Mr. Butzer made a motion to approve the, minutes of December 5, 2016, which passed 4-0. Mr. Bower made a motion to approve the minutes of December 19, 2016, which passed 3-0-1, with Mr. Woltz abstaining. Consent Agenda There were no items for the consent agenda. Election of Officers Mr. Thompson opened the floor for nominations of chairman for the 2017 calendar year., Mr.James nominated Mr. Bower. No other nominations were received and the Commission unanimously voted for Mr. Bower as chairman for 2017. Page 1 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 Mr. Thompson opened the floor for nominations of vice-chairman for the 2017 calendar year. Mr. Woltz nominated Mr. Mahoney. No other nominations were received and the Commission unanimously voted for Mr. Mahoney as vice-chairman for 2017. Citizen Comments Mr. Fred Corbett, 5511 Stearnes Avenue, stated he is on the Roanoke County Parks and Recreation Commission. He stated Valley Management Co., Inc. and Friendship Health and Rehab Center South, Inc. representatives were given two hours to present their information at the public hearing, noting citizens were given only three minutes to present their information. He stated the Commissioner of Revenue had provided tax information regarding the petitioner's tax exempt status. He stated the petitioner can change the entity from for profit to non-profit and become tax exempt. He asked the Commission to research tax information regarding both Valley Management Co., Inc. and Friendship Health and Rehab Center South. He stated they could change their tax status after construction. He requested that citizens be allowed to donate their time to other citizens to speak before the Commission. Commissioners' and Staff Comments Mr. Thompson, Mr. Lubeck, and the Commissioners discussed the Planning Commission Bylaws, including procedures and processes. Mr. Lubeck noted the tax status of a business is determined by the Internal Revenue Service. Mr. Thompson, Mr. Lubeck, and the Commissioners discussed additional information received regarding the Valley Management Co., Inc. and Friendship Health and Rehab Center South, Inc. The Commissioners thanked Mr. James for his service and dedication while serving as chairman of the Planning Commission. Mr. Bower adjourned the meeting for dinner at 5:34 p.m. EVENING SESSION Mr. Bower called the Public Hearing to order at 7:01 p.m. Mr. Woltz gave the invocation and led the pledge of allegiance. The petition of Kimberly J. Bolden (Triple J Farm Events, LLC) to obtain a Special Use Permit in a AG -1, Agricultural/Rural Low Density, District and AG -3, Agricultural/Rural Preserve, District for the operation of a special events facility on approximately 14.954 acres, located at 5198 Blacksburg Road, Catawba Magisterial District. Ms. James provided an overview of the application, concept plan, future land use designation, and surrounding zoning. She also reviewed landscaping, lighting, property access, and suggested conditions. Mr. Butzer inquired if this was first application received requesting a wedding event venue since the Zoning Ordinance amendment was adopted. Ms. James affirmed it was the first petition received requesting this use. Mr. Woltz inquired about adjoining properties. Ms. James stated the adjoining property with a commercial Page 2 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 stable is a by -right use. Mr. James inquired if the barn at the rear of the petitioner's property would be used. Ms. James stated it will not be used for events. Ms. Kim Bolden, provided a brief history of her petition, noting she is trying to be in conformance with the Zoning Ordinance. She stated the events are usually over by 5:30 p.m. She stated alcohol is served with a license which is acquired by the guest, noting they have not had any issues pertaining to this. She stated her mother has lived on the property since 1979 and will not let the property be disrespected. She stated guests arrive and leave at different times so they have not had issues with traffic. She stated the Roanoke County Noise Ordinance prohibits noise after 10:00 p.m. She stated they have had one band which was loud and played approximately an hour and a half. She stated she is requesting 15-20 days for events per year. She stated being allowed to have these events will allow her mother to retire. Mr. Butzer inquired about the business. Ms. Bolden discussed the business, noting there is a large demand for this type of venue. Mr. Butzer discussed the amendment to the ordinance regarding agri- tourism. Mr. Woltz inquired if the petitioner's family is still farming the property. Ms. Bolden stated they have cattle but have downsized the herd since her father died. Mr. Woltz noted agri-tourism allows farms to acquire additional revenue which offsets the cost of farming. Mr. Woltz inquired if the petitioner has complied with business license requirements. Ms. Bolden discussed this issue, noting she wants to be compliant with the County regulations. Mr. Butzer stated he is concerned about farmers have enough funds to keep their farms. Mr. Mahoney stated the residence could become a bed and breakfast. Ms. Bolden discussed this issue, noting her family and children live in the house. Mr. Bower opened the public hearing for public comment. Ms. Millee Jorge, 5126 Blacksburg Road, inquired if Triple J Farm Events is affiliated with a corporation in Tennessee. She discussed concerns regarding traffic, noise, and people entering her driveway when looking for the petitioner's venue. Ms. Deborah Caldwell -Bono, 5180 Blacksburg Road, stated she and her husband live next door to the petitioner and are the most affected by the events. She stated Ms. Bolden is talented but the noise is extremely disturbing. She provided copies of pictures of events. She stated the noise includes cheering, clapping, amplifiers, hand-held microphones. She stated they also have an outdoor port -a -john for events. She stated cars turn around in their driveway and hayfield. She stated it will increase traffic on Blacksburg Road. She stated she put up a sign regarding the events proposal and it was vandalized. She provided a map with highlighted properties which object to the use. Ms. Bono stated she and her husband own a stable which is an agricultural use in an agricultural area Page 3 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 and helps preserve the area. She stated she has lost a tenant due to the noise. She stated she has had two weddings at her barn with no complaints. Ms. Bono read a letter from Mr. James C. Hensley, 5216 Blacksburg Road, objecting to the proposed use because of noise and other disruptions to peace in their valley. He stated he was advised by the petitioner they would not have alcoholic beverages at their events. Ms. Louise Garman, 8430 Gravel Hill Road, stated she is a long time resident of the area. She stated the venue is an enhancement for the valley. She stated the Catawba Valley has survived with neighbor helping neighbor. She stated if there is a problem she hopes neighbors are able to work it out. She discussed the volume of Virginia Tech traffic on game days. Mr. Bower asked the petitioner if they are affiliated with Triple J Events in Tennessee. Ms. Bolden stated they are not affiliated. She stated the farm was named after her father. Ms. Beverly Russell, 3860 Shawnee Trail, stated she is concerned about increased traffic, alcohol consumption, wildlife in the area, and preservation of the peacefulness of the valley. She stated she would like the areas to remain the same as it is currently. Ms. Donna Montgomery, 6090 Newport Road, stated her son's rehearsal dinner was held at the petitioner's venue, noting they had no alcohol at the event. She stated it was like a family reunion with guests playing soccer in the yard. She stated that several guests came from other states contributing to agri-tourism. She stated the petitioner was a gracious hostess, noting other people should have the opportunity to experience the Catawba area and the petitioner's gifts and talents. Ms. Konye Weddle, 1429 Carrollton Avenue, stated she had her wedding and rehearsal dinner at the petitioner's venue, noting the area needs more venues like the petitioner's farm. She stated that during her event which had no music or alcohol, the neighbor brought out his backhoe along the fence, attempting to disrupt the event. She stated the guests at the October 15th event were off the property between 8:30-9:00 p.m. She stated Catawba should be thankful for this service. She requested the Commission vote in favor of the petition. Mr. Marty Bolden, 5198 Blacksburg Road, stated he is the husband of the petitioner. He stated they have cows and 4 -wheel riding has to be limited not to upset the cows. He asked the Commission to grant the request. Mr. Richard "Butch" Kelly, 8564 Gravel Hill Road, stated he had received a call from Ms. Bono regarding impact to the Appalachian Trail. He stated that he has Page 4 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES .JANUARY 3, 2017 spoken with president of the AT Group and could not find issue with the petitioner's events. He stated there is some disruption with Virginia Tech traffic. Mr. Richard Cox, 6150 Newport Road, stated he has attended two events at the petitioner's venue, noting she has a high level of service and brings in tax dollars to Roanoke County. He stated he wants to see businesses do well in Catawba, noting he looks forward to future events. Ms. Lisa Harnack, 5141 Catawba Valley Drive, stated the petitioner and her family are a wonderful neighbors, noting they maintain their property and keep revenue coming into the valley. She stated she had not heard any complaints regarding lighting and event traffic. She discussed increased traffic in the area on Virginia Tech games. She stated the proposed use would be good for the area. Ms. Shirley Cox, 6150 Newport Road, stated the use should be allowed, noting the Homeplace Restaurant brought business to the area, noting Catawba needs more small businesses. She stated she has attended two events at the venue, noting people enjoyed themselves with soft music in the background and playing ball in yard. She stated regarding McAfee`s Knob and Dragons Tooth trails there are no houses which are impacted by hikers. She stated the Appalachian Trail crosses Blacksburg Road 1.9 miles from Triple J Farm. She stated they have offered to move the brush from alongside the fence. Mr. Harold Wingate, 10077 Catawba Road, stated he has owned the Homeplace Restaurant for approximately 35 years. He stated they have had weddings rehearsal dinners at the restaurant, noting he is delighted to refer prospective clients to Triple J Events. He stated that he has no objection to the petition. Mr. Sherrill Smith, 3201 Golf Colony Drive, stated he owns Catawba Mercantile. He stated the venue will be an improvement for the valley. He stated he is in favor of the petition. Mr. Thomas Wells, 166 Huntington Boulevard, stated he is a photographer and has photographed events and has been a guest at the venue. He stated the events are wonderfully done and the property is beautiful. He stated the petitioner is nice and very attentive to the bride and guests. He stated that the guests were happy and orderly. He stated the location has beautiful views, noting the venue has a lot to offer. Ms. LeAnn Shelor Croy, 8560 Gravel Hill Road, stated she is a lifelong resident of the Catawba Valley, noting she has known the petitioner and her family all of her life. She stated they are a respectful family. She stated changed happens in the valley, including bicycles and increased traffic. She noted beer can be purchased at the convenience store by others in the area. She stated the Page 5 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 equestrian center has outside lighting. She stated she hopes the Commission will support the request. Mr. Ben Bono, 5180 Blacksburg Road, stated a storm took out about 19 trees and he had nowhere else to put them other than along fenceline. He stated they moved them because they were cutting hay the next day. He stated he did not realize they were still having a wedding. He stated he did not cut hay the next day out of respect for the bride. Mr. Gabriele Hooten, 3822 Bandy Road, stated she owns and trains horses. She said the use is disruptive to horses, including closing of car doors and loud music. She stated the activity will have a negative impact and people will leave the Bono's stable. She stated horses are dangerous when spooked and the renters will leave the barn with these complications. Ms. Bono stated the use does not belong in rural preserve and does not belong in the area. She discussed that someone fired off 18 rounds from the Triple J Farm near the horses and admitted it to police. She stated it is wrong to put her equestrian center out of business. Mr. Jarel Bolden, 6090 Newport Road, he did not admit to anything to the police. He stated no one in the area moves brush around after dark. He stated there is a noise ordinance in the County. With no citizens requesting to speak, Mr. Bower closed the public hearing. Mr. Mahoney discussed important issues of concern regarding the petition, including harmony within the neighborhood, compliance with the Comprehensive Plan, and the special event use which was authorized by the Board of Supervisors and added to the Zoning Ordinance. Mr. Woltz stated his district, Windsor Hills Magisterial District, represents the second largest rural area in the County. He discussed trying to preserve the rural farms and give them revenue. He stated traffic pales in comparison to the Virginia Tech traffic. He stated the Homeplace Restaurant is a great venue. He stated Blacksburg Road is a State maintained road. He stated the property is well kept and will demand more respect and better behavior. Mr. James stated the amendment was added to the Zoning Ordinance for the necessity of this use. He stated the Comprehensive Plan speaks to similar issues. He stated other rural areas have similar venues which work in harmony. Mr. Butzer stated Ms. Bolden, Ms. Johnson, and Mrs. Bono and Mr. Bono are upstanding citizens and their properties are impeccable. He discussed the importance of living in harmony and working things out regarding noise. He stated the vandalized sign was a shame. He discussed the way noise carries in the valley and hopes they can mitigate issues. Mr. Woltz noted it is difficult to have event without some amplification for guest speakers. Mr. Bower noted it is difficult to place restrictions on noise. Mr. Thompson discussed procedural issues regarding adding restriction which would hold the Page 6 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 petitioner at a new standard for noise. Mr. Lubeck discussed possible conditions regarding noise restriction. He stated if no special conditions are applied regarding noise, the regular County Ordinance regarding noise would apply. Mr. Mahoney discussed enforcement of restrictions. Mr. Thompson and the Commissioners discussed the options for suggested conditions. Mr. Butzer made a motion to recommend approval of the petition with the following conditions 1. The site shall be developed in general conformance with the concept plan dated October 21, 2016, subject to those changes which may be required by Roanoke County during the plan review process. 2. Signage shall be limited to one freestanding sign measuring thirty square feet in size and ten feet in total height. Digital and LED sign faces are prohibited. 3. Portable sanitation services shall be fully screened from public view. 4. Parking shall be prohibited on Blacksburg Road. 5. All exterior lighting fixtures shall be designed, located and arranged so as not to direct glare on adjoining streets or a residential use type. The intensity at adjoining streets or a residential use type shall not exceed 0.5 foot candles. 6. Using or operating a loudspeaker or other sound amplification devices in a fixed or movable position exterior to any building, or mounted upon any motor vehicle or mounted in the interior of a building with the intent of providing service to an exterior area for the purposed of commercial advertising, giving instruction, information, directions, talks, addresses, lectures, or providing entertainment to any persons or assemblage or persons is prohibited between the hours of 9:30 p.m. and 12:00 p.m. the following day. Mr. Thompson called the roll and the motion passed (5-0) with the following vote: AYES: Bower, Butzer, James, Mahoney, Woltz NAYES: None ABSTAIN: None Mr. Bower requested a break at 8:57 p.m. The public hearing reconvened at 9:09 P.M. 2. The petition of Henry L. Bennett, IV to rezone approximately 0.67 acre from AR, Agricultural/Residential, District to AV, Agricultural/Village Center, District, located at 10102 Bent Mountain Road, Windsor Hills Magisterial District. Mr. Hughes presented the staff report, including the five proffered conditions submitted by the petitioner. He stated a community meeting was held with one citizen in attendance. Mr. Henry "Chip" Bennett, IV, stated his grandparents ran a store from the site, noting it is a dream and goal to create a legacy from the building. He stated his Page 7 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 wife is a stylist. He stated they are cleaning up the site. Mr. Woltz inquired about other uses on the site. Mr. Bennett stated the concept plan is a preliminary floor plan, noting they do not need all of the floor space. He stated his grandfather has six months to live and he would like him to see the completed project. Mr. Woltz inquired about the septic and well system. Mr. Bennett discussed this issue, noting the interior of the building is structurally sound. Mr. Bower opened the public hearing for public comment. With no citizens requesting to speak, Mr. Bower closed the public hearing. Mr. Woltz made a motion to recommend approval of the rezoning with the following proffered conditions: 1. The property will be utilized only as a financial institution, general office, medical office, agricultural services, antique shop, consumer repair service, personal improvement service, personal services, fine arts studio, veterinary hospital/clinic use, or retail sales use after obtaining a special use permit. 2. Hours of operation shall be limited from 8:00 a.m. to 9:00 p.m., Sunday through Saturday. 3. Any exterior lighting shall be shielded as to direct light downward. 4. The building exterior shall be developed in general conformity to the submitted design rendering. 5. Freestanding signage shall not exceed six feet in height and/or thirty square feet in size. Mr. Thompson called the roll and the motion passed (5-0) with the following vote: AYES: Bower, Butzer, James, Mahoney, Woltz NAYES: None ABSTAIN: None 3. The petition of Property Catalyst Group to obtain a Special Use Permit in a 1-1, Low Intensity Industrial, District for the construction of a mini -warehouse facility on approximately 3.97 acres, located at the intersection of Plantation Road and Hitech Road, Hollins Magisterial District. Mr. Philip Thompson presented the staff report, including an overview of the application, concept plan, signage, and landscaping. He reviewed property access, future land use, and suggested conditions. Mr. Woltz inquired about screening. Mr. Philip Thompson discussed screening and buffering of the property, including the outdoor storage area for recreational vehicles. Mr. Bower inquired about landscaping along Hitech Road right-of-way. Mr. Philip Thompson discussed requirements for the planting strip and replacing small trees with large trees. Mr. Bower inquired about a nearby multi -use trail. Mr. Philip Thompson discussed this issue. Mr. James inquired about landscaping along Plantation Road. Mr. Philip Thompson discussed landscaping requirements. Mr. James inquired about where a large trees can be planted due to the location of a storm drain, sanitary sewer line, and multi -use Page 8 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 trail. Mr. Philip Thompson stated the petitioner would have to move the building back. He stated the County has invested significant funds in the area of the proposed building. Mr. Mahoney discussed the Plantation Road Project, noting the proposed use may not fulfill the County's hope for uses in the area. Mr. Philip Thompson noted the area is a gateway to the County. He discussed pedestrian activity in the area. He stated the traffic volume is low enough for fewer entrances for this project. Mr. Mahoney inquired about future land use designation. Mr. Philip Thompson stated the future land use is consistent with the Comprehensive Pian, noting it is a quality project. Mr. Bower inquired if a condition could be added requiring the building be moved further back on the lot. Mr. Philip Thompson discussed this issue. Mr. Joseph Thompson, Property Catalyst Group, discussed buffering and landscaping within Western Virginia Water Authority (WVWA) easement on the property. He noted he has added landscaping canopy. He stated he does not want to move the building back on the lot. He stated he will have a 10 foot planting strip as allowed by the WVWA and other utilities. Mr. Ben Crew, Balzer and Associates, stated they can pave over the WVWA easement but will have issues planting within the easement. He stated the 10 foot planting strip condition would be a challenge in some areas. Mr. Woltz inquired if the planting area could be moved back. Mr. Crew discussed issues regarding moving the larger trees near the utility easement. Mr. Woltz noted the petitioner's other property is a very attractive building. Mr. Philip Thompson discussed old and new standards. Mr. Joe Thompson stated he is agreeable to plantings which are allowable. He stated his proposed project is a good way to start improvement of this area. He stated he appreciates the hard work the County has done in the area. Mr. Bower opened the public hearing for public comment. Mr. Steve Jamison, stated he is an adjacent property owner. He stated although the proposed use is an asset to the area, he does not want the proposed use to affect the future zoning of his property to C-2. With no other citizens requesting to speak, Mr. Bower closed the public hearing. Mr. Bower noted it is expensive to move the building back on the lot. Mr. James stated others will emulate this project, noting the importance of plantings. Mr. Philip Thompson inquired about impact on parking spaces behind the building if the building is moved back. Mr. Crew discussed the site plan, noting the proposed site is a unique situation since all of the utilities are not in the same location. Mr. Mahoney suggested adding more buffering in front. Mr. Joseph Thompson stated it will affect the turning radius. He discussed the loading area for short term use, noting it would Page 9 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 affect this area. Mr. Woltz discussed landscaping allowed by WVWA. Mr. Philip Thompson discussed the County's position since it has made a large investment in this area. Mr. Joseph Thompson discussed concern regarding losing parking spaces and loading dock. Ms. Pattisall discussed regulations in the Zoning Ordinance. Mr. Crew discussed the tree and overhead AEP easement. Mr. Woltz suggested the petitioner reconfigure the planting area. Mr. Joseph Thompson stated he can move trees around on ends. Mr. Philip Thompson stated that increasing the landscaping island in front to cover 50% of the building would adequately screen the building from the multi -use trail. The petitioner will amend the concept plan to show this at the Board of Supervisors meeting. Mr. Crew stated they will add combination plantings to provide height and evergreen screening and additional plantings if allowed. Mr. Bower made a motion to recommend approval of the special use permit with the following conditions: 1. The site shall be developed in general conformance with the concept plan titled "Plantation Storage Master Plan prepared by Balzer and Associates, Inc." dated November 23, 2016, revised December 8, 2016, December 12, 2016, and January 4, 2017, subject to special use permit conditions and those changes which may be required by Roanoke County during the site plan review process. 2. The building shall be developed in general conformance to the architectural renderings titled "Plantation Storage prepared by Jones & Jones Associates Architects PC" dated December 8, 2016. The proposed conceptual left side elevation shall generally match the right side elevation. 3. Freestanding light poles, including fixture, shall not be more than 25 feet above grade. All exterior lights shall be down -lit or shielded so as not to direct glare onto adjoining streets or residential properties. 4. A vehicular entrance shall be prohibited on the property along Plantation Road. 5. Freestanding signage shall be limited to one (1) monument sign in substantial conformance with the sign detail prepared by Jones & Jones Associates Architects PC dated December 8, 2016. Digital and LED sign faces are prohibited. The monument sign shall only be lit from the ground and not cause glare onto adjacent roads or properties. No neon signage shall be allowed on the property. 6. A 10400t planting strip shall be installed on the property along the Hitech Road right-of-way. The planting strip shall meet the requirements of Sec. 30- 92-6(B)2 of the Code of Roanoke County. The outdoor storage areas shall be screened by a 10 -foot landscaped area consisting of large evergreen trees in accordance with Sec. 30-92 of Roanoke County. 7. The dumpster enclosure will be constructed with masonry materials that match those used on the building fagade. Mr. Thompson called the roll and the motion passed (5-0) with the following vote: Page 10 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 AYES: Bower, Butzer, James, Mahoney, Woltz NAYES: None ABSTAIN: None Mr. Bower requested a break at 10:24 p.m. The public hearing reconvened at 10:36 p.m. 4. 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, explaining the extension from the November 1, 2016 hearing. Mr. Thompson stated that major issues from the previous hearing included Fire & Rescue, flooding and stormwater management, and traffic. Mr. Thompson stated that staff: and the applicant had met with Fire Chief Steve Simon and Fire Marshall Brian Simmons. The applicant is incorporating six Fire & Rescue issues into the building design to reduce calls to the building. Mr. Thompson also referred to a proposed condition requiring sprinkling for the four cottages shown on the master plan as a way to satisfy Chief Simon's comments. Mr. Thompson also stated that staff had met with County engineering staff to fully understand any flooding and stormwater management issues from the existing Friendship facility as well as the proposed development and future construction. He referred to a map to explain the runoff/drainage areas. The existing facility has two drainage points, one across Starkey Road and one into the culvert in front of 5665 Starkey Road. The drainage point that crosses Starkey Road eventually drains into an undersized pipe located beneath a parking located at 5656 Starkey Road. This is a private drainage situation with no easement for the County to have the ability to replace the pipe. This is independent of the Friendship development. Mr. Thompson explained that second drainage point had a clogged roadside ditch which was causing water to flow back into 5665 Starkey Road. This issue was remedied at the time of Valley Management's purchase of this property. However, the pipe is still filled with debris at the next adjacent property, 5681 Page 11 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 Starkey Rd, and is causing the water to flow up out of the culvert and into the yard in that area. This second outfall also had an issue at the time of installation that did not retain the water to release at a specified rate over time. This has since been corrected and County Engineering staff is satisfied that all runoff is being properly discharged at an appropriate rate. However other downstream issues are still contributing to flooding, such as the railroad track, quarry, and other sites. He referred the Commission to supplemental information in their packet. Mr. Thompson also stated that sight lines renderings and renderings of all four sides of the buildings are also part of the revised packet. Mr. Thompson stated that staff met with VDOT concerning traffic issues in the area and Friendship's offer to donate right of way and a monetary amount toward improvements. He explains that the County Comprehensive plan indicates that Starkey Road should become a four lane road at some point and that the cross section for that would be 80' wide. County staff also met with the applicant to discuss their dedication of a 40' right of way -half of the required right of way for a four -lane road with room for some future improvements. Mr. Thompson also discussed potential intersection improvements at Starkey and Buck Mountain Road, such as increasing stacking. He referred the Commission to drawings included in the packet. Mr. Thompson referenced the Planning Commission site visit and an area of vegetation that was originally indicated as being protected. Friendship verified that some grading needs to happen in that area, and some floodplain disturbance will occur, which is allowed. Mr. Thompson referred to a proposed condition regarding any vegetation removed from this area needs to be replaced with native species appropriate to the floodplain. Mr. Thompson referenced the December Planning Commission work session where four Commissioners visited Salem Terrace, a similar memory care facility which is currently operated by Friendship Health. Mr. Mahoney asked if a condition will be proposed regarding the dedication of right of way of funds towards the intersection improvements. Mr. Thompson stated that they should probably be a proffer rather than a Special Use Permit Condition. Mr. Mahoney agrees. Mr. Woltz asked if the applicant can proffer everything needed to make that intersection enhancement. Mr. Thompson stated that two options are shown in the revised packet. One option is to do improvements on properties that only the applicant owns, the second shows the improvements including property across the street which the applicant does not own. Mr. Woltz asks if a proffer will require the applicant to dedicate the property. Mr. Robert McGee (Valley Page 12 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 Management) states that the first option is the easiest for them since they own all the property. Mr. Thompson said that the applicant could dedicate the right of way for either option as a proffer. Mr. James asked about the maximum height. Mr. Thompson says the tallest point is approximately 67', however the County measures maximum height as an average. Mr. Richard Sayers, Esquire, clarified the two options regarding the right of way dedication and intersection improvements. Valley Management can offer immediately to dedicate right of way on the property they currently own and up to $80,000 for improvements. He referenced the traffic summary which VDOT concurred with, that stated no turn lane, signal, or roundabout is warranted for this development. Mr. James asked for a clarification on the easement and Mr. Sayers stated that it would not be an easement but a dedicated right of way. Mr. James asked about how the dedication could happen with future development. Mr. Sayers stated that the second option is what Valley Management could do in the future and would be a future dedication under a future rezoning/development which would trigger more intense traffic requirements since they are right at the cusp with this current development. There was some discussion among Mr. Sayers, Mr. Woltz, and Mr. James regarding this second phase and how to require it in the future. Mr. Sayers addressed the flood zone maps and stated that all the remaining properties on that corner are in the floodwaylfloodplain but Friendship is still interested in a multimillion dollar development of that area. Mr. Sayers addressed the proffer regarding that as long as Valley Management or any affiliate owns the property it will be a for-profit entity. He also reiterated that the Future land use of this property is split between Core and Transition and that Core is appropriate for this use. Mr. Sayers spoke about the floor plan of the building and the decision to do a 3 - story building with underground parking due to the terrain. He then addressed the unique character of the neighborhood including industrial uses, apartments, a quarry, and other uses. Mr. Sayers referenced Salem Terrace and briefly explains again how the facility will function with spouses able to live in the same facility while their loved ones receive memory care. Mr. Sayers indicated a supplement to the packet which includes the economic benefits to the County. Mr. Bower asked if a representative from VDOT is available. Ashley Smith, VDOT Area Land Use engineer, stated that VDOT has seen these concepts, but Page 13 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 that they will have to be permitted and approved through VDOT but privately constructed. Mr. James asked what benefit the proposed options have to the existing intersection. Ms. Smith said the turn lane analysis is separate from what would be required for any intersection improvement. Ms. Smith said either option would improve flow in the area, but without the project being designed she cannot make an opinion. She speculated that any future development may not need a turn lane since it may include an additional entrance at that time. Mr. Thompson stated that a 50' dedication from the road centerline is above what County staff had previously discussed with VDOT. Mr. Fred Corbett, 5511 Stearnes Avenue, stated that no one in the community is for this project. He stated that Roanoke County does not need the project. He stated it is a good idea but the wrong location. Mr. Corbett complained that citizen comment is only 3 minutes but petitioners can speak for unlimited time. He invited the Commissioners to speak with the Commissioner of Revenue regarding the amount of taxes friendship pays on their Hershberger location. He stated concerns regarding the view and the building height of 67'. He expressed concerns about property values. He stated that Valley Management is misleading the Commissioners and the public about their future plans and that it's a drain on taxpayers and the community. Mr. James stated that, for the future, written comments are also accepted. Ms. Monica Guilliams, 5426 Stearnes Avenue, stated that she agreed with Mr. Corbett. She stated that the businesses at the end of Starkey Road are in houses, not large corporations. She asked that the Commission deny the petition. Ms. Michelle Meinhart, 5681 Starkey Road, stated that Salem Terrace was not developed by Friendship, but that they only manage it. She discussed traffic concerns in the area and about how any road expansion may affect her property. She stated that she has an approved plan for a two-story medical building on her own property so development is possible in the floodplain. She addressed the County Comprehensive Plan. Ms. Meinhart states that she is opposed to the petition. Ms. Hazel Thompson, 5766 Crescent Boulevard, stated that she is in a flood zone and that sometimes the field beside her house is like a lake and that's before any additional development. She discussed concerns about future flooding. With no other citizens requesting to speak, Mr. Bower closed the public hearing. Mr. Mahoney asked if a rezoning would be required in the future for the additional properties owned currently by Valley Management. Mr. Thompson stated that a rezoning from R-1 to C-2 would be required to accommodate a "life care facility" Page 14 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 use. Mr. Mahoney stated that this future rezoning could be the trigger for the future right of way dedication. Mr. Thompson agreed. Mr. James commented on the Core future land use and that this proposal is in conformance with the County Comprehensive Plan. He also referenced the Salem Terrace site visit and the need for those services. Mr. Mahoney agreed with Mr. James regarding the petition's consistency with the Comprehensive Plan. He also states that the applicant has attempted to address the many issues raised at the November hearing including flooding, stormwater, road and traffic issues, but he was still concerned about emergency services. He stated that he met with Chief Simon who said that Valley Management has attempted to address all of his safety concerns. He also stated that the applicant has attempted to address the taxation issue and that the applicant has also provided a master plan with a good idea of their future plans. However, he said that he still felt that it's a great project but in the wrong place even though the Comprehensive Plan indicates this area is Core and the previous rehab facility was approved. He expressed concerns about the expansion of the development and potential impact on the Crescent Heights neighborhood and thinks it's too intense for the area. Mr. Woltz commended the applicant for addressing the comments from the November hearing. He stated that he sees this as an island of development and though he understands the concerns of the neighborhood, any future expansion requires additional rezoning action and would come back through the public hearing process. He stated he is in favor of the petition. Mr. James stated that the applicant has attempted to address the issues from the previous hearing. He also stated that he spent time driving through the area and was surprised at the diversity of development in the area. He said that he is concerned with the need in the community for these services. Mr. Butzer agreed that a good faith effort was made by the petitioner to address the previous concerns and is in support of the petition. Mr. Mahoney stated that the proffer regarding the road improvements is not included in the packet and that he would like to see that as well as a proffer regarding the taxation issue. Mr. Woltz made a motion to recommend approval of the petition including the following: Remove the proffered conditions on property identified as TM# 087.18-01-38.00- 0000: Page 15 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 Rezone three parcels (TM#s 087.18-01-38.00-0000, 087.18-01-39.00-0000, and 087.18-01-54.00-0000) totaling approximately 2.93 acres from R-1, Low Density Residential District, C-1, Low Intensity Commercial District, and CAC, Low Density Commercial District with conditions, to C-2, General Commercial District with the three proffered conditions: 1. The site will be developed in substantial conformity with the Comprehensive Concept Plan dated September 27, 2016, titled "Starkey Road Senior Living", prepared by Freeman White subject to those changes which may be required or permitted by Roanoke County during comprehensive site plan review. 2. Proffered condition dealing with the use being a taxable entity (staff and applicant to work out language). 3. Proffered condition dealing with road improvements (staff and applicant to work out language). Grant a special use permit for a nursing home and life care facility on three parcels (TM#s 087.18-01-38.00-0000, 087.18-01-39.00-0000, and 087.18-01- 54.00-0000) totaling approximately 2.93 acres with the following conditions: 1. The site shall be developed in general conformance to the architectural renderings (exterior elevations and material palette) included in the Comprehensive Concept Plan titled "Starkey Road Senior Living" prepared by Freeman White dated September 27, 2016. 2. Freestanding light poles on site shall be shielded "cut-off' types no more eighteen (18) feet high and arranged so glare is not cast onto adjoining properties. Page 16 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 3. No trash service or deliveries to the site shall take place between 11.00p.m. and 7:00 a.m. 4. A business sign for the site shall be limited to a brick monument style sign not to exceed four (4) feet in height and ten (10) feet in width or a total of forty (40) square feet. 5. The nursing home use shall be limited to the twenty (20) memory care units and the life care facility use shall be limited to thirty-four (34) independent living units. 6. Any land disturbance in the 100 -year floodplain shall be re -vegetated with native species (trees and vegetation) common to floodplain areas. Landscaping provisions shall comply with Sec. 30-92-5.1(6). Amend a proffered condition on a 10.15 -acre parcel (TM# 087.18-01-37.00-0000) zoned C-2CS, High Intensity Commercial, District with conditions and special use permit, as follows: 1. The site will be developed in substantial conformity with the Comprehensive Concept Plan dated Deee1ber 4, 2012 September 27, 2016, titled " "Starkey Road Senior Living", prepared by Freeman White,4Pc subject to those changes which may be required or permitted by Roanoke County during comprehensive site plan review. And amend special use permit conditions on a 10.15 -acre parcel (TM# 087.18- 01-37.00-0000) zoned C-2CS, High Intensity Commercial, District with conditions and special use permit, as follows: 1. The site shall be developed in general conformance to the architectural renderings titled "Friendship Health & Rehabilitation Center South" prepared by Freeman White, Inc. dated September 2012, and in general conformance to the architectural renderings (exterior elevations and material palette included in the Comprehensive Concept Plan titled "Starkey Road Senior Living" prepared by Freeman White dated September 27, 2016. 2. Freestanding light poles on site shall be shielded "cut-off' types no more than eighteen (18) feet high and arranged so glare is not cast onto adjoining properties. Page 17 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES JANUARY 3, 2017 w fFentage aleng Starkey Read. if opfien 2 is utilized, a v-7--i-I Qr Ali -4.111 stockade "r ge ... • i..wtrees (instead.large deciduous trees)•nilw. • . aA Tira,n r! w. a• a rI 'A'n r . a a r a the seythern pFeperty •. adjaGent a i . r a s • prepel4ies 1! ! i I �� ��l• r• i! ! i ! 0! pati te 1HGIudestaggered ,jaiiiaaa • duplex cottagesbe sprinkled. 4. No trash service or deliveries to the site shall take place between 11:00 p.m. and 7:00 a.m. 5. A business sign for the site shall be limited to a brick monument style sign not to exceed four (4) feet in height and ten (10) feet in width or a total of forty (40) square feet. Mr. Thompson called the roll and the motion passed (3-2) with the following vote: AYES: Butzer, James, Woltz NAYES: Bower, Mahoney ABSTAIN: None Citizen Comments There were none. Commissioners' and Staff Comments The Commissioners and staff thanked Mr. Butzer for his service on the Planning Commission. The Commissioners thanked Mr. James for his service as 2016 Planning Commission Chairman. Mr. Thompson stated the Route 419 Town Center Study Community Meeting will be held on January 4, 2017, from 6:30 p.m. — 8:30 p.m. at the Hilton Garden Inn, 4500 South Peak Boulevard. With no further business or comments, Mr. Bower adjourned the meeting at 11:41 p.m. Respectfully Submitted: 1� NR:K)m-� �� Susan McCoy Recording Secretary, Roanoke County Planning Commission Page 18 of 19 ROANOKE COUNTY PLANNING COMMISSION MINUTES 6z" /j tJ Philip Thom on Secretary, Xoanoke County Planning Commission Wayne BovJer Chairman, Roanoke County Planning Commission Page 19 of 19 JANUARY 3, 2017