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HomeMy WebLinkAbout9/11/2019 - Planning Commission - Agenda -RegularPlanning Commission Meeting AGENDA Wednesday, September 11, 2019, 7:00 P M Salem Civic Center, 1001 Roanoke Boulevard, Salem, Virginia 24153 1.C all to Order 2.C onsent Agenda A.Minutes C onsider approval of the minutes from the August 14, 2019, work session and regular meeting. 3.Old Business A.Amendment to the Zoning Ordinance Hold public hearing to consider the request of R. Fralin Companies, Inc, contract purchaser, for rezoning the property located at 211 Diamond Road and 135 Diamond Road (Tax Map #s 272 - 2 - 1 and 273 - 2 - 1) from A G - Agriculture District / RSF - Residential Single Family District to RSF Residential Single Family District. (C ontinued from the August 14, 2019, meeting) B.Special Exception P ermit Hold public hearing to consider the request of R. Fralin Companies, Inc., contract purchaser, for the issuance of a Special Exception Permit to allow Single Family Dwellings, Attached with proffered conditions on the property located at 211 Diamond Road (Tax Map # 272 - 2 - 1). (Continued from the August 14, 2019, meeting) 4.New Business A.Special Exception P ermit Hold public hearing to consider the request of R. Fralin Companies, Inc., contract purchaser, and T he Simms Family Limited Partnership and SFE, LLC, property owners for the issuance of a Special Exception Permit to allow C luster Housing Overlay - Single Family Dwellings, Detached with proffered conditions on the properties located at 211 Diamond Road (Tax Map # 272-2-1) and 135 Diamond Road (Tax Map # 237-2-1). B.Use Not P rov ided F or P ermit Hold public hearing to consider the request of Hines Services, LLC , dba Farmer Auctions, lessee, for the issuance of a Use Not Provided For Permit to allow retail sales and an auction and appraisal business on the property located at 29 Wildwood Road (Tax Map # 137-1-1.2). 5.Adjournment Work Session, Wednesday, September 11, 2019, 6:00 p.m., Salem Civic Center, 1001 Roanoke Boulevard UNAPPROVED MINUTES PLANNING COMMISSION WORK SESSION August 14, 2019 A work session of the Planning Commission of the City of Salem, Virginia, was held in Council Chambers Conference Room, City Hall, 114 North Broad Street, at 6:00 p.m., on August 14, 2019, there being present all the members of said Commission, to wit: Vicki G. Daulton, Chair; Denise P. King, Vice Chair; Reid A. Garst II (absent), N. Jackson Beamer, and Neil L. Conner; together with James E. Taliaferro, II, Assistant City Manager and Executive Secretary, ex officio member of said Commission; Charles E. Van Allman, Jr., Director of Community Development; Mary Ellen Wines, Zoning Administrator; Benjamin W. Tripp, City Planner; and William C. Maxwell, Assistant City Attorney; and the following business was transacted: The Executive Secretary reported that this date, place, and time had been set in order for the Commission to hold a work session; and In re: Hold public hearing to consider the request of R. Fralin Companies, Inc, contract purchaser, for rezoning the property located at 211 Diamond Road and 135 Diamond Road (Tax Map #s 272 - 2 - 1 and 273 - 2 - 1) from AG - Agriculture District / RSF - Residential Single Family District to RSF Residential Single Family District WHEREAS, staff noted the following: the subject property is commonly known as “The Simms Farm”, and consists of two parcels land of approximately 65.5 acres, bounded by Franklin Street on the west, Upland Drive on the south, Diamond Road on the east, and a private portion of Homeplace drive to the north. The property was until recently used for the stabling of horses, and is currently occupied by a main, centrally located residence, a secondary residence, and a variety of barns and other agricultural buildings. This request is to rezone the property to allow it to be developed into a new residential neighborhood consisting of 104 single-family detached houses, and 43 single-family attached houses, for a total of 147 new units. The development would include several new public streets, public sidewalks, pedestrian streetlights, street trees, public walking trails, a community pool, and a minimum of 20 acres (approximately one-third of the site) of dedicated open space. The single-family attached houses would be located on a separate, privately maintained street. The applicant is proposing two entrances to the property. The primary entrance would be located at the intersection of Westclub Drive and Upland Drive, and would change the current two way stop intersection to a four way stop (all way stop). A secondary entrance would be located on Diamond Road. The initial concept submitted to the city showed two other connections, one onto Homeplace Drive, and one through the private road back onto Upland Drive. Those two connections have been eliminated; and 2 WHEREAS, it was noted that staff recommends that this item be continued to the September 11th meeting of the Commission to be held at 7 pm at the Salem Civic Center; and WHEREAS, a full and lengthy discussion was held regarding the request of R. Fralin Companies, Inc, contract purchaser, for rezoning the property located at 211 Diamond Road and 135 Diamond Road (Tax Map #s 272 - 2 - 1 and 273 - 2 - 1) from AG - Agriculture District / RSF - Residential Single Family District to RSF Residential Single Family District. In re: Hold public hearing to consider the request of R. Fralin Companies, Inc., contract purchaser, for the issuance of a Special Exception Permit to allow Single Family Dwellings, Attached with proffered conditions on the property located at 211 Diamond Road (Tax Map # 272 - 2 - 1) WHEREAS, staff noted the following: The subject property is a portion of what is commonly known as “The Simms Farm”. It consists of a single parcel of land of approximately 62.5 acres, bounded by Franklin Street on the west, Upland Drive on the south, Diamond Road on the east, and a private portion of Homeplace drive to the north. The property was until recently used for the stabling of horses, and is currently occupied by a main, centrally located residence and a variety of barns and other agricultural buildings. This request is to for the issuance of a Special Exception Permit to allow up to 43 single family attached houses within Single-Family Residential zoning, as indicated on the Master Plan. These units would be located on a new private street, generally parallel to Upland Drive, near the proposed main entrance that is aligned with Westclub Drive. The initial concept that was submitted to the city showed the private road connecting to Upland Drive. This connection has been eliminated and the developers are instead proposing a cul- de-sac; and WHEREAS, it was noted that staff recommends that this item be continued to the September 11th meeting of the Commission to be held at 7 pm at the Salem Civic Center; and WHEREAS, a full and lengthy discussion was held regarding the request of R. Fralin Companies, Inc, contract purchaser, for the issuance of a Special Exception Permit to allow Single Family Dwellings, Attached with proffered conditions on the property located at 211 Diamond Road (Tax Map # 272 - 2 - 1). 3 In re: Hold public hearing to consider the request of Corbin's Confections, LLC, contract purchaser, for rezoning the property located at 1618 Roanoke Boulevard (Tax Map # 222 - 2 - 4) from HBD Highway Business District with proffered conditions to HBD Highway Business District with amended conditions to allow a restaurant and custom manufacturing for a bakery WHEREAS, staff noted the following: the subject property consists of a single parcel of 0.406 acres, located on the south side of Roanoke Boulevard, to the west of the intersection with Easton Road. The property contains a one-story vinyl-sided office/commercial building. Corbin’s Confections opened in 2016 at 18 East Main Street, as a gluten free, peanut free, and tree nut free bakery. Having outgrown their current location, they wish to relocate the manufacturing to 1618 Roanoke Boulevard. The product will be transported to the storefront for sale, and shipped both retail and wholesale, directly to customers. The proposed location on Roanoke Boulevard could potentially house a second retail storefront and/or a restaurant. However, on October 10, 2011, City Council approved to rezone the property from Residential Business District RB to Highway Business District HBD with the following condition: (1) The only HBD Highway Business District uses for the property will be general offices, medical office/clinics, antique shops, business support services, consumer repair services, personal improvement services, personal services, retail sales, and fine arts studio; and this request is to amend the conditions to allow the property to be used for custom manufacturing and restaurant in addition to the currently allowed uses; and WHEREAS, staff and the Commission discussed the rezoning request; and WHEREAS, a full and lengthy discussion was held regarding the request of Corbin's Confections, LLC, contract purchaser, for rezoning the property located at 1618 Roanoke Boulevard (Tax Map # 222 - 2 - 4) from HBD Highway Business District with proffered conditions to HBD Highway Business District with amended conditions to allow a restaurant and custom manufacturing for a bakery. In re: Hold public hearing to consider the request of the City of Salem, property owner, for the issuance of a Use Not Provided for Permit to allow the relocation of the Salem Food Pantry to the property located at 915 Union Street (Tax Map #184-8-4) WHEREAS, staff noted the following: the subject property consists of .402-acre parcel located on the southwest of the intersection of Union Street and Eddy Avenue. The 4 parcel is occupied by a one and a half story brick office building. The property is located entirely within the FEMA designated floodway. This request is for a Use Not Provided For Permit to allow the relocation of the Salem Food Pantry. The Pantry provides food and financial assistance to people in need. The Pantry has been located in donated space on Chapman Street for the last several years. They were notified that they would have to vacate their space due to Novozymes’ expansion. The property at 915 Union Street meets all their criteria for space, accessibility, and location; and WHEREAS, staff and the Commission discussed the Use Not Provided For Permit request; and WHEREAS, a full and lengthy discussion was held regarding the request of the City of Salem, property owner, for the issuance of a Use Not Provided for Permit to allow the relocation of the Salem Food Pantry to the property located at 915 Union Street (Tax Map #184-8-4). In re: Hold public hearing to consider the request of Marvin Loyd, Jr., property owner, for the issuance of a Special Exception Permit ot allow a 1,286 square foot detached garage on the property located at 208 Northern Trail (Tax Map #184-8-4) WHEREAS, staff noted the following: The subject property consists of a single parcel of approximately 1.2 acres, located in the cul-de-sac of Northern Trail, east of the intersection of Northern Trail and Polar Lane. The property is occupied by a single-family residence. On July 9, 2007, City Council approved the rezoning from AG, Agriculture District to RSF, Residential Single-Family District with conditions. The conditions are as follows: 1. All lots shall meet all zoning requirements including the minimum road frontage requirements; 2. Sight distance requirements shall be met for the proposed intersection; and 3. Building requirements of no vinyl, only brick and stone foundations, architectural shingles, paved driveways, and stone and landscaped entranceway. The applicant is requesting a Special Exception permit to allow a garage over 1,000 sq. ft. WHEREAS, staff and the Commission discussed the Special Exception Permit request; and WHEREAS, a full and lengthy discussion was held regarding the request of Marvin Loyd, Jr., property owner, for the issuance of a Special Exception Permit to allow a 1,286 5 square foot detached garage on the property located at 208 Northern Trail (Tax Map #184- 8-4) THEREUPON, the Commission took no action at this work session. There being no further business to come before the Commission, the work session was adjourned at 6:51 p.m. _____________________________ Chair ________________________________ Executive Secretary Planni ng Commi ssi on Meeti ng M INUTES Wednesday, August 14, 2019, 7:00 P M Council Chambers, 114 N. Broad St., Salem, VA 24153 1.C all to Order A regular meeting of the Planning C ommission of the C ity of Salem, Virginia, was called to order at 7:00 p.m., there being present the following members to wit: Vicki G. Daulton, Chair; Denise P. King, Vice C hair; Reid A. Garst II (absent), N. J ackson Beamer, and Neil L. C onner; with Vicki G. Daulton, C hair, presiding; together with J ames E. Taliaferro, Interim C ity Manager and Executive Secretary; C harles E. VanAllman, J r., C ommunity Development Director; Mary Ellen Wines, Zoning Administrator; Benjamin W. Tripp, C ity Planner; and William C. Maxwell, Assistant C ity Attorney. 2.C onsent Agenda A.Minutes Consider approval of the minutes from the J une 12, 2019, work session and regular meeting. Approved as presented 3.New Business A.Amendment to the Zoning Ordinance Hold public hearing to consider the request of R. Fralin Companies, Inc, contract purchaser, for rezoning the property located at 211 Diamond Road and 135 Diamond Road (Tax Map #s 272 - 2 - 1 and 273 - 2 - 1) from A G - Agriculture District / RSF - Residential Single Family District to RSF Residential Single Family District. T he Executive Secretary reported that notice of said hearing had been published in the August 1 and 8, 2019, issues of the Salem Times Register, and all property owners were notified by letter mailed J uly 25, 2019. T he Executive Secretary noted that staff recommends that this item be continued to the September 11th meeting of the Planning C ommission to be held at 7 p.m. at the Salem Civic C enter. J ackson Beamer motioned to continue the request of R. Fralin C ompanies, Inc, contract purchaser, for rezoning the property located at 211 Diamond Road and 135 Diamond Road (Tax Map #s 272 - 2 - 1 and 273 - 2 - 1) from A G - Agriculture District / RSF - Residential Single Family District to RSF Residential Single Family District to the September 11, 2019, meeting of the Planning C ommission to be held at 7 pm at the Salem Civic C enter. Neil Conner seconded the motion. Ayes: Beamer, Conner, Daulton, King Absent: Garst B.Special Exception P ermit Hold public hearing to consider the request of R. Fralin Companies, Inc., contract purchaser, for the issuance of a Special Exception Permit to allow Single Family Dwellings, Attached with proffered conditions on the property located at 211 Diamond Road (Tax Map # 272 - 2 - 1). T he Executive Secretary reported that notice of said hearing had been published in the August 1 and 8, 2019, issues of the Salem Times Register, and all property owners were notified by letter mailed J uly 25, 2019. T he Executive Secretary noted that staff recommends that this item be continued to the September 11th meeting of the Planning C ommission to be held at 7 p.m. at the Salem Civic C enter. J ackson Beamer motioned to continue the request of R. Fralin C ompanies, Inc., contract purchaser, for the issuance of a Special Exception Permit to allow Single- Family Dwellings, Attached with proffered conditions on the property located at 211 Diamond Road (Tax Map # 272-2-1) to the September 11, 2019, meeting of the Planning Commission to be held at 7 pm at the Salem Civic C enter. Neil Conner seconded the motion. Ayes: Beamer, Conner, Daulton, King Absent: Garst C .Amendment to the Zoning Ordinance Hold public hearing to consider the request of C orbin's C onfections, LLC, contract purchaser, for rezoning the property located at 1618 Roanoke Boulevard (Tax Map # 222 - 2 - 4) from HBD Highway Business District with proffered conditions to HBD Highway Business District with amended conditions to allow a restaurant and custom manufacturing for a bakery. T he Executive Secretary reported that notice of said hearing had been published in the August 1 and 8, 2019, issues of the Salem Times Register, and all property owners were notified by letter mailed J uly 25, 2019. Staff noted the following regarding the request: the subject property consists of a single parcel of 0.406 acres, located on the south side of Roanoke Boulevard, to the west of the intersection with Easton Road. T he property contains a one-story vinyl- sided office/ commercial building. Corbin’s Confections opened in 2016 at 18 East Main Street, as a gluten free, peanut free, and tree nut free bakery. Having outgrown their current location, they wish to relocate the manufacturing to 1618 Roanoke Boulevard. T he product will be transported to the storefront for sale, and shipped both retail and wholesale, directly to customers. T he proposed location on Roanoke Boulevard could potentially house a second retail storefront and/or a restaurant. However, on October 10, 2011, C ity Council approved to rezone the property from RB Residential Business District to HBD Highway Business District with the following condition: 1) T he only HBD Highway Business District uses for the property will be general offices, medical office/clinics, antique shops, business support services, consumer repair services, personal improvement services, personal services, retail sales, and fine arts studio. T his request is to amend the conditions to allow the property to be used for custom manufacturing and restaurant in addition to the currently allowed uses. C hair Daulton opened the public hearing and asked if there was anyone to speak regarding this request. Kathy Hodges with Corbin's Confections, 18 East Main Street, appeared before the C ommission explaining the rezoning request. She noted the property will basically be used as a custom kitchen for their bakery they currently operate on East Main Street. T hey have outgrown the kitchen there, and they need a larger space to do larger cakes and more bread. T he business is growing, and she would like to possibly have a small retail area and eat-in space at this location. C hair Daulton asked her what the business does on East Main Street. Ms. Hodges noted that they operate a bakery on East Main Street, across from Mill Mountain C offee. T hey are a special needs bakery, i.e. gluten free, peanut free, and tree nut free and have been in business for three years now. She noted they are not able to accommodate the larger cakes at the current location, and in addition, they have businesses all around the area and even to Richmond wanting to carry their products. Ms. Hodges further discussed the business. C hair Daulton asked if there was anyone else to speak on this matter. T here was no response, and the public hearing was closed. Neil Conner motioned to recommend to the Council of the City of Salem that the request of C orbin's C onfections, LLC, contract purchaser, for rezoning the property located at 1618 Roanoke Boulevard (Tax Map # 222 - 2 - 4) from HBD Highway Business District with proffered conditions to HBD Highway Business District with amended conditions be approved with the amended condition to allow a restaurant and custom manufacturing for a bakery. Denise King seconded the motion. Ayes: Beamer, Conner, Daulton, King Absent: Garst D.Use Not P rov ided F or P ermit Hold public hearing to consider the request of the C ity of Salem, property owner, for the issuance of a Use Not Provided for Permit to allow the relocation of the Salem Food Pantry to the property located at 915 Union Street (Tax Map #184-8- 4). T he Executive Secretary reported that notice of said hearing had been published in the August 1 and 8, 2019, issues of the Salem Times Register, and all property owners were notified by letter mailed J uly 25, 2019. Staff noted the following regarding the request: the subject property consists of .402-acre parcel located on the southwest corner of the intersection of Union Street and Eddy Avenue. T he parcel is occupied by a one and a half-story brick office building. T he property is located entirely within the FEMA designated floodway. T his request is for a Use Not Provided For Permit to allow the relocation of the Salem Food Pantry, which provides food and financial assistance to people in need. T he Pantry has been located in donated space on Chapman Street for the last several years. T hey were notified that they would have to vacate their space due to Novozymes’ expansion. T he property at 915 Union Street meets all their criteria for space, accessibility, and location. C hair Daulton opened the public hearing and asked if there was anyone to speak regarding this request. Mr. Taliaferro noted the City has owned this property for over 25 years. For a long time, the property has been used by the C hild Health Investment Partnership (C HIP) and earlier this year the Partnership had consolidated their operation in Roanoke. T he building has been empty for a few months. T he Salem Food Pantry has been occupying a donated space on C hapman Street, and Novozymes, property owner, notified them they would need to vacate the space due to an expansion. T he C ity talked with the Food Pantry, looked at some options, and decided that the fastest way to get them back in business was to utlilized this property. T he good news is that should the permit be approved the location could really be a long term home for them as it is a really good use for this property. He noted he would be glad to answer any questions. C hair Daulton asked if there was anyone else to speak regarding this request. T here was no response, and the public hearing was closed. Denise King motioned to approve the request of the City of Salem, property owner, for the issuance of a Use Not Provided for Permit to allow the relocation of the Salem Food Pantry on the property located at 915 Union Street (Tax Map #184-8- 4). Neil Conner seconded the motion. Ayes: Beamer, Conner, Daulton, King Absent: Garst E.Special Exception P ermit Hold public hearing to consider the request of Marvin Loyd, J r., property owner, for the issuance of a Special Exception Permit to allow a 1,286 square foot detached garage on the property located at 208 Northern Trail (Tax Map # 10 - 1 - 1.9). T he Executive Secretary reported that notice of said hearing had been published in the August 1 and 8, 2019, issues of the Salem Times Register, and all property owners were notified by letter mailed J uly 25, 2019. Staff noted the following regarding the request: the subject property consists of a single parcel of approximately 1.2 acres, located in the cul-de-sac of Northern Trail, east of the intersection of Northern Trail and Polar Lane. T he property is occupied by a single-family residence. On J uly 9, 2007, City C ouncil approved the rezoning from A G Agricultural District to RSF Residential Single-Family District with conditions. T he conditions are as follows: 1. All lots shall meet all zoning requirements including the minimum road frontage requirements; 2. Sight distance requirements shall be met for the proposed intersection; and 3. Building requirements of no vinyl, only brick and stone foundations, architectural shingles, paved driveways, and stone and landscaped entranceway. T he applicant is requesting a Special Exception permit to allow a garage over 1,000 square feet. In addition, on J uly 25, 2019, the Board of Zoning Appeals granted a variance from Section 106-202.3(B)(2) of the Zoning Ordinance to allow the construction of the detached garage in the side yard. C hair Daulton opened the public hearing and asked if there was anyone to speak regarding this request. Robert Pilkington with Balzer and Associates, Inc, representing the property owner, appeared before the C ommission. He explained the Special Exception Permit request. He noted Mr. Loyd is requesting to build a detached garage greater in size than the 1,000 square footage allowed by the zoning ordinance. T he proposed building will be 1,286 square feet as shown on the drawings submitted with the application. T he reason for the requested size and additional square footage is to accommodate the storage of some larger vehicles. Further, they are aware of the restrictions of the rezoning placed on the property when it was originally developed. T he building will be all brick, contemporary and very compatible with the existing residence. He purchased a portion of an adjacent lot to the west of his property with the intention of constructing the garage on the additional property. He had intended on attaching the garage to the existing house, but there is a 15' public utility easement which runs beside his house which prohibited him from attaching it. Vice C ommissioner King noted in the letter submitted with the request it was mentioned about the purchase of a portion of the adjacent property. She asked if the adjacent property owner understood that he was going to construct this building. Mr. Pilkington noted that the property owner was aware of this, and he submitted a letter regarding his approval when they appeared before the Board of Zoning Appeals. C hair Daulton asked if there were any other buildings on the portion of the lot that Mr. Loyd purchased, and Mr. Pilkington noted there were no other buildings currently on that portion of the lot. C hair Daulton asked if there was anyone else to speak on this matter. T here was no response and the public hearing was closed. Neil Conner motioned to approve the request of Marvin Loyd, J r., property owner, for the issuance of a Special Exception Permit to allow a 1,286 square foot detached garage on the property located at 208 Northern Trail (Tax Map # 10-1- 1.9). Denise King seconded the motion. Ayes: Beamer, Conner, Daulton, King Absent: Garst 4.Adjournment T he meeting was adjourned at 7:19 p.m. CITY OF SALEM ITEM 3A PLANNING COMMISSION STAFF REPORT Prepared by: Meeting Date: City Administrative Staff August 14, 2019 Report prepared: August 5, 2019 RE: Hold public hearing to consider the request of R. Fralin Companies, Inc, contract purchaser, for rezoning the property located at 211 Diamond Road and 135 Diamond Road (Tax Map #s 272 - 2 - 1 and 273 - 2 - 1) from AG - Agriculture District / RSF - Residential Single Family District to RSF Residential Single Family District. SITE CHARACTERISTICS: Zoning: AG Agricultural Future Land Use Plan Designation: Residential Existing Use: Agriculture Proposed Use: Residential Single- Family with conditions BACKGROUND INFORMATION: The subject property is commonly known as “The Simms Farm”, and consists of two parcels land of approximately 66.7 acres, bounded by Franklin Street on the west, Upland Drive on the south, Diamond Road on the east, and a private portion of Ho meplace drive to the north. The property was until recently used for the stabling of horses, and is currently occupied by a main, centrally located residence, a secondary residence, and a variety of barns and other agricultural buildings. This request is to rezone the property to allow it to be developed into a new residential neighborhood consisting of 125 single-family detached houses, and 25 single-family attached houses, for a total of 150 new units. Of the 125 single-family detached houses, 52 of the units would be on slightly smaller lots as proposed in the Cluster Housing Overlay (Item 3D). The development would include several new public streets, public sidewalks, pedestrian streetlights, street trees, public walking trails, and a minimum of 20 acres (approximately one-third of the site) of dedicated open space. The single-family attached houses would be located on a separate, privately maintained street, as required under the City’s townhouse ordinance. The applicant is proposing two entrances to the property. The primary entrance would be located at the intersection of Westclub Drive and Upland Drive, and would change the current two way stop intersection to a four way stop (all way stop). A secondary entrance would be located on Diamond Road. The initial concept that was submitted to the city showed two other connections, one onto Homeplace Drive, and one through the private road back onto Upland Drive. Those two connections have been eliminated. Several potential areas for stormwater management are identified on the plan. These areas are: at the extreme west side of the property near Franklin Street near the townhomes, behind lots 21 and 22 on the southwestern side along Upland Drive, behind lots 123 -125, behind lots 83-81, behind lots 75-77 near Diamond Road, and behind lots 52 and 51. Not all of these areas may be utilized. The actual number of facilities and their design will depend on engineering and regulatory requirements, but if approved, these would be the only l ocations allowed as substantially conforming with the Master Plan. CHANGES TO THE MASTER PLAN SINCE THE AUGUST MEETING: At its August 14th meeting the Planning Commission continued both the request for rezoning and the request for a special exception permit (for the single-family attached units) to the September 11th, 2019 meeting. The reason for this was to accommodate the expected large p ublic interest in these items, an interest which could not be physically accommodated in City Council Chambers, and the meeting was subsequently moved a larger room in the Salem Civic Center. Since the August meeting the developer as made several notable changes to the previous Master Plan: 1. The number of Single-Family Attached units has been reduced from approximately 45 units to 25 units, and the number of Single-Family Detached units has been increased from approximately 105 to 125. The total number of units remains the same at 150. 2. The Single-Family Attached units (the Townhomes) have been relocated from along Upland Drive near the intersection with Westclub Drive to the western edge of the property near Franklin Street. 3. The community pool has been removed from the concept. 4. The number of new Single-Family Detached units along Upland Drive has been increased from seven to ten (Lots 123 -125), and one additional lot has been added fronting on Diamond Road (Lot 77) 5. The developer is proposing to reduce the size of 52 of the Single-Family Detached lots by using the Cluster Housing Overlay, as requested in Item 3D. These smaller lots are shown as shaded on the Master Plan. The COL zoning was “created to encourage and allow flexibility in site design and lot arrangements for new single family residential development…” and to allow “…a reduction in minimum lot size and frontage requirements from those required in the underlying single family residential zoning district.” (City of Salem Zoning Ordinance Sec. 106-222.1) While the COL allows lot sizes to be reduced from what is allowed by-right that reduction “must be compensated for by the provision of an equal or greater amount of open space within the cluster housing development.” The developer is proposing to accomplish this by dedicating 20 acres of the site (1/3 of the total area) as open space, which cannot be developed. For more details, please see Item 4A. INDEPENDENT ANALYSIS OF TRAFFIC DATA SUBMITTED BY THE APPLICANT: The City hired Mattern & Craig, an independent, licensed professional engineer to review the traffic data that was submitted with the request for accuracy and to obtain a third party opinion. In summary, Mattern & Craig found that the supplied traffic study was reasonable, and used generally accepted assumptions and standards for trip generation, and that the surrounding roadways would not experience a decline from their current state, a Level of Service A (the highest), due to the additional traffic. Mattern & Craig’s analysis can be found in the supporting documents of this staff report. COMMENTS RECEIVED FROM CITY DEPARTMENTS: The proposed development was submitted to all city departments for comment and review. Below is the response of each department: COMMUNITY DEVELOPMENT If approved, the project will have to comply with all applicable local and state stormwater regulations and requirements, including over-detention. Additionally, since the Master Plan is a proffered condition, the actual construction would have to tightly adhere to what is presented on the plan to be deemed in substantial conformance. Any substantial changes to the Master Plan would require the approval of the Planning Commission and City Council, a process similar to the current one and which would require multiple public hearings, published notification in a local newspaper, and the written notification of adjacent property owners. An independent analysis of the submitted traffic data was performed by Mattern & Craig, Professional Engineers. For more details, please see the Traffic Section above. ELECTRIC Electrical loading - The proposed development would not adversely affect the power in that area. We have adequate feeds available for the new load. We will require extensive easements on the property for our lines and equipment. Traffic – Traffic is not necessarily an Electric Dept. issue, but there has been some talk about adding a traffic signal at the Orchard & Apperson intersection. We believe this to be feasible, but would require some road marking and the signal would most likely need to be coordinated with the Apperson & 419 intersection. An estimated cost for adding a signal would be approximately $250,000. POLICE In response to the Salem Planning Commission regarding rezoning the former Simms Farm Property to allow construction of 140 -150 single-family homes, the Salem Police Department understand the positive economic impact of this project. The department would, however, observe a slight increase for calls for service during the construction phase from existing neighborhoods concerning traffic issues, construction equipment, and potential property damage. The department anticipates an overall increase in calls for service after the development involving the limited ingress and egress points leading to the new proposed community. There will be a significant increase in traffic volume on the surrounding roadways. The most significant areas impacted will be Franklin Street because of the narrow roadway with sharp curves just north of Upland Drive and the east side of Upland Drive leading to Homestead Drive. Both ingress/egress points will impact the traffic volume on Apperson Drive and Colorado Street thus potentially creating the need to add a traffic signal or roundabout at the intersection of Apperson Drive and Orchard Drive. The department foresees traffic- related issues with both ingress/egress points to the proposed development during r ecent flood events that have impacted the surrounding roadways leading to the new development. SCHOOLS Thanks for the opportunity to provide input on this matter. Ultimately, please know that the School Board and School Administration trust City Council and City Administration with making good decisions that benefit all Salem residents. From the perspective of the Salem City School Division, new development is likely to increase enrollment. Increased enrollment generally results in increased per pupil revenue from the state and locality for annual instructional costs. These enrollment increases generally happen over time, which permits staffing and program delivery to adapt and adjust. Outside of annual instructional programming, the other consideration is capacity of school facilities. The proposed development is in what is currently the East Salem Elementary Attendance Zone. Both East Salem and West Salem elementary schools have a facility capacity of approximately 450 students and are curren tly operating near capacity. GW Carver and South Salem, however, were designed with facility capacity that could be pushed to approximately 600 students. (Both ALMS and SHS have facility space in the event more teachers were hired due to an increase in enrollment.) For this reason, any large development in Salem that could significantly increase enrollment would require planning and preparation on the part of the School Board. Any development with the potential to increase enrollment at East or West Salem would likely require thoughtful consideration of elementary attendance zone boundaries to consider shifting attendance boundary lines to direct enrollment increases toward schools with greater capacity. In public education, changing attendance zones is generally unpopular but there are ways to phase the changes in, such as permitting siblings in affected neighborhoods to continue attending the neighborhood's traditional school while new students are transported the newly assigned school. In large or rural districts, the redundant transportation required would be a more significant challenge than it would be here in Salem, where our geographic area is condensed. There would be a modest increase in transportation costs during implementation, but likely worth mitigating the impact on families (not suddenly switching schools for affected students). STREET DEPARTMENT State road funding will pay for any future road maintenance needs; we have the staff to cover those items. We will be able to provide snow removal as well. When it comes to trash, we feel we can service those new residents with current staffing levels, some of the current collection routes or day of collection may need to be adjusted . There will be a slight increase in fuel and maintenance. We will provide a garbage tote to each new resident; I’m only counting one tote for each of the 150 homes. Current cost of new totes is about $70 each including shipping, which is going to cost $10,800.00. Garbage totes are lasting approximately ten years. I’m estimating the homes might dispose of 150lbs of garbage per week, which equals 11.25 tons a week . We currently pay $53.50 a ton, equals $600.00 a week or $5,600.00 a week or $31,200.00 a year for disposal. We would also provide curbside bulk collection. Being they will be new homes, that is a difficult one to estimate; I would estimate $3,000.00 in tipping fees for bulk. In round numbers, the impact to garbage collection will be approximately $45K annually. WATER DEPARTMENT There is adequate water to serve up to 150 homes without a problem. Based on what we can tell, the sewer system should also be able to handle 150 homes. However, there may be a need for the developer to help with a small amount of upgrade of the sewer (up to 100 feet is estimated). This needs to be investigated further. We don’t have adequate surveying data to make a final determination. The subdivision will be required to connect to what we call the Franklin Pressure Zone in order to have adequate water pressures. Therefore, the subdivision must connect to the waterline on Upland Drive and will not be allowed to connect to the waterline on Diamond Rd or Earl Drive. Also, pressures for residents in the area will not be a concern. The system should be able to provide adequate fire flows and pressures to the area. The developer will be required to install 8- inch waterlines throughout the subdivision and loop waterlines where feasible to enhance fire protection and water quality. ISSUES: The applicant is proffering substantial conformance with the presented Master Plan. This is similar to what was done with the nearby Heritage Downs subdivision. This request is related to the request for a Special Exception Permit to allow Single Family Attached homes in the RSF zoning, and to a second Special Exception Permit for a Cluster Housing Overlay, in order to allow 52 of the detached houses to be on slightly smaller lots. Both of these requests require a separate public hearing, and would be contingent on this rezoning request being granted. AG - Agriculture District BCD - Business Commerce District CBD - Community Business District CUD - College/University District DBD - Downtown Business District HBD - Highway Business District HBD/HM - Highway Business/Heavy Manufacturing District HBD/LM - Highway Business/Light Manufacturing District HM - Heavy Manufacturing District LM - Light Manufacturing District LM/HM - Light Manufacturing/Heavy Manufacturing District MHP - Manufactured Home Park District PUD - Planned Unit District RB - Residential Business District RMF - Residential Multi-Family District RMF/RB - Residential Multi-Family/Residential Business District RSF - Residential Single Family District RSF/HBD - Residential Single/Highway Business District RSF/LM - Residential Single Family/Light Manufacturing RSF/RB - Residential Single Family/Residential Business District RSF/RMF - Residential Single Family/Residential Multi-Family District RSF/TBD - Residential Single Family/Transitional Business District TBD - Transitional Business District EXISTING ZONING FUTURE LAND USE Titleist Drive Sawyer Drive Saw y e r D r i v e Sim m s C i r c l e Upla n d D r i v e T i t l e i s t D r i v e Upland Drive Homeplace Dr i v e Earl Drive Diam o n d R o a d Fr a n k l i n S t r e e t Diamo n d R o a d F o r e s t C i r c l e F ore st Drive Upland Drive Wes t c l u b D r i v e N i b l i c k C i r c l e F o r e s t D r i v e S i m m s C i r c l e Fr a n k l i n S t r e e t Fr a n k l i n S t r e e t Tyler Way P o ff L a n e (P vt) Lucado, Gran t , P B 1 1 , P G 4 0 Arthur, Grant, P B 1 1 , P G 3 5 Duncan & Mullins, PB 10, PG 4 7 Ch a r l e s R . S i m p s o n , I n c . S u b d . , P B 6 , P G 8 2 Duncan,PB9,PG20 RichardsonResub.,DB302,PG289 H o l l a nd R e s ub .,PB 6,P G 99 H i d d e n V a l l e y F o r e s t (R e v i s e d )P B 2 ,P G S 7 9,80 Homeplace Section 1, PB 3, PG 230 (RC) Homeplace Se c t i o n 1 , P B 3 , P G 2 3 0 ( R C ) Ho m e p l a c e S e c t i o n 1 , P B 3 , P G 2 3 0 ( R C ) W e s t C l u b F o r e s t , S e c . 1 , P B 1 , P G 8 F o r e s t H il l s ,P B 4 ,PG 38 Forest Hi l l s,P B 4 ,P G 3 8 Hidden Valley Forest (Revise d ) P B 2 , P G S 7 9 , 8 0 West C l u b F o r e s t , S e c . 5 , P B 3 , P G 7 1 W e s t C l u b F o r e s t , S e c . 2 , P B 1 , P G 1 9 Diamond Crest E s t a t e s , P B 3 , P G S 9 0 , 9 1 Diamo n d C r e s t E s t a t e s , P B 3 , P G S 9 0 , 9 1 D i a m o n d C r e s t E s tate s, P B 3,P G S 90,91 Diamond Crest E s t a t e s , P B 3 , P G S 9 0 , 9 1 Mu l l i n s , P B 1 0 , P G 4 4 SalemEnterprises,PB7,PG8 5 WestClubForest,Sec.1,PB1,PG8 S l u s h e r S u b d . , P B 3 , P B 1 1 0 A W e s t C l u b F o r e s t , S e c . 5 , P B 3 , P G 7 1 Ho d g e s / C o n l e y R e s u b , P B 9 , P G 3 1 S i m pson,PB1 0 ,P G 45 HomeplaceSalem,Sec.2,PB7,PG93 Denison&Richardson,PB11,PG68 Butler&Triplett,PB8,PG67 TrammellSubdivision,D.B.127,PG99 R ic h a r d s o n ,P B 14 PG 46 Killinger II, PB 1 4 , P G 8 2 He r i t a g e D o w n s , P B 1 5 , P G S 1 6 , 1 7 8 12 13-A 13 1 8 9 1 19 20 21 2322 D 3 4 5 1 2 3 4 5 6 7 8 9 10 11 12 14 15 16 17 18 11 10 9 6 4B 4A 1 2 5 3 4 7 6 B-2.2 B-2.1 21 22 23 24 20 1 2 3 4 5 19 18 17 25 26 28 27 29 30 31 32 6 7 E-2 E-4 E-1 E-5 E-5A E-6 E-7 13 14 19 20 21 23 D1 D2 D3 C B A 76 5 8 9 10 11 12 13 17 16 14 15 18A B C DR2A 9 8 7 6 5 7 8 9 10 11 4 3 2 12 13 14 45 3 33 34 35 36 37 2 1 15 14 13 12 11 8 1 2 3 4 5 6 7 9 10 3 4 6 5 5 6 4 3 21 10 9 8 7 1 3 4 5 6 7 B A 11A 2 3 4 5 6 16 2 10 8 49 48 47 53 52 51 50 57 56 55 54 64 63 62 65 46 44 43 45 42 61 60 59 1 C-1 11 10 9 4B-1 14A 14B 58 77 76 75 74 72 71 70 69 68 73 67 66 A 23A D1D1-A 14-B1 14-A1 6 4 E-3A E-3 1212A 3 1 13 A 9 8 11 63A 20 2 3 10 2 2 E-5A1 E-2A E-2B 50 50 50 50 50 50 30 50 50 50 50 30 40 50 5 0 50 50 50 50 50 50 50 50 50 50 40 50 5 0 50 50 Blk "2" Blk "1" Blk "3" Blk. 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0 39 4 . 9 7 30.0 0 99.6 8 1 1 6 . 2 4 8 8 . 1 0 12 150.18 84 .2 6 90.00 139.09 196.25 1 8 0 . 6 7 110.00 26 6 . 5 3 38.58 8 4 . 1 1 1 2 0.63 112.96 100.00 2 0 3 . 5 6 129.36 1 2 3 . 0 0 90 . 0 0 9 1.3 8 83.00 111.8 4 128.5 7 38.0 0 327.44 20 0 . 0 0 10 8 . 0 0 14 3.1 8 100. 0 0 112.00 107.81 205.96 1 0 2.3 0 1 1 6.6 2 78.53 39 . 2 7 1 7 2 .6 3 108.8 0 129.40 86.40 100.00 17 4 . 0 0 27.42 78.7 9 140.90 34. 7 3 12 5 . 0 0 33. 7 3 118.00 89.3 5 94.5 3 18 6 . 8 8 59. 8 2 52.01 76.10 65.68 13 4 . 9 4 8 1 1 . 2 5 163.78 101.60 5 3 . 6 5 28.23 156. 8 1 23 1 . 0 8 161.20 10 6 . 5 0 117.75 66.1 2 7 0 .49 1 1 9 . 9 5 76.20 69.6 4 58.6 2 90.00 114.9 8 90.00 149.02 203.78 95.98 50.00 194.58 244.58 200.08 1 5 0. 0 0 105.52 98.30 165.6 6 63.88 143.9 6 90.00 32.09 29.67 90.00 90.00 90.00 90.00 90.00 375.10 100.00 43.13 148.40 119.67112.0484 . 1 0 49. 5 2 71. 6 3 20 0 . 7 0 79. 5 5 8 0 . 9 4 55.56 16 0 . 0 0 57.24 30.00 1 0 9.7 0 88.09 89.19 100.00 85.64 85 .7 0 17.57 60.40 71.84 125.00 55 . 1 7 280. 1 3 65. 0 0 70.5 0 45 7 . 8 2 218 . 3 3 111 . 0 0 67.0 0 40.00 94.1 5 15 0 . 0 8 13 0 . 3 5 15 1 . 0 3 70.6 9 95.84 114.38 100.0092.00 58.33 47.14 332.92 62 .1 2 94.07 69. 0 1 65 . 6 8 66.97 401.54 1 1 9 . 5 9 183.29 81.60 1 4 0 . 2 7 4 5 . 7 2 5 2 5 1 2 3 2 2 1 2 4 3 1 1 1 3 41 201 2336 2401 2405 2409 2358 24 1 0 2427 221 Homeplace D r i v e 231 311 301 1728 1 720 1704 404 401 412 420 421 43 1 305 311 411 5 0 3 5 0 0 5 2 6 138 140 136 132 2811 2 8 1 6 2 8 2 2 2 8 3 0 125 115 114 111 104 107 2729 2 8 3 4 41 3 1 19 5 6 7 16 3 16 4 166 165 169 171 167 168 174172 173 175 177 179 58 60 10 18 281 2 282 5 283 9 113 2 8 2 3 330 117 115 283 1 281 6 100 104 2 8 4 0 176 211-15 5 7 2 70 68 2 701 2810 2 8 2 8 2 8 3 1 2 8 1 6 2 8 2 2 57 51 4 7 65 77 71 2 707 40 108 112 116 120 2 8 2 1 102 2 8 0 7 26 0 0 - 2 6 4 0 26 1 0 2722 2815 28 1 9 2801 2 8 1 7 2 8 0 0 3 2 2 4 170 18 3 1 8 5 179 1 81 1 7 7 1 5 9 157 136 152 148 144 280 3 281 1 280 4 283 6 4 8 58 66 2 8 2 7 2 8 3 1 90 9498 1 2 8 66 74 281 7 282 4 411 429 1 3 9 13 7 141 140 59 57 64 63 76 118 110 104 178 161 24 7 3 25 2 1 23 7 1 319 1712 1 7 4 3 235 2 4 1 211 43 9 44 5 322 312 300 135-155-211 Diamond Road 62 61 1 2 4 336 2430 2431 24 1 7 2 4 2 0 2421 24 4 3 236 244 404 318 300 290 274 2 6 0 200 170 150 132 126 128 122 118 2 4 3 240 4 2 0 41 9 1 727 1721 1733 1 7 3 7 142 405 280 0 27 0 0 2708 2714 27212713 2730 1 3 1 126 1 3 4 28 0 0 2808 2420 2429 135 1.010 Ac. 0.713 Ac. 1.15 Ac. 1.05 Ac. 8.005 Ac. 8.0 Ac. 2.015 Ac. 6.792 Ac. 6.012 Ac. 1.284 Ac.1.156 Ac. 0.700 Ac. 1.062 Ac. 3.00 Ac. 1.035 Ac. 0.779 Ac. 0.72 Ac. 2.02 Ac. 1.12 Ac. 1.108 Ac. 0.629 Ac. 1.044 Ac. 0.852 Ac. 0.903 Ac. 0.983 Ac. 1.339 Ac. 1.022 Ac. 0.245 Ac.0.238 Ac. 0.238 Ac.0.231 Ac. 1.010 Ac. 2.155 Ac. 0.640 Ac. 1.315 Ac. 0.232 Ac. 0.338 Ac. 0.793 Ac. 0.446 Ac. 1.819 Ac. 0.332Ac. 0.420 Ac. 0.314 Ac. 0.626Ac. 0.628 Ac. 62.432 Ac. 0.348 Ac. 1.87 Ac. 0.616 Ac. 0.232 Ac. 0.389 Ac. 0.322 Ac. 0.280 Ac. 0.262 Ac. 0.299 Ac. 0.341 Ac. 0.354 Ac. 0.445 Ac. 0.232 Ac. 0.524 Ac.0.538 Ac. 0.355 Ac. 0 300 600150 Feet±1 inch = 300 feet SEPTEMBER PLANNING COMMISSION ITEM 3A 135 DIAMOND RD. AND 211 DIAMOND RD. CITY OF SALEM Community Development DepartmentP.O. Box 869Salem, Virginia 24153-0869Phone: (540) 375-3032 Tax Pacels 272-2-1 & 273-2-1 Buildings Parcels City Limits Commercial Downtown Economic Development Area Industrial Institutional Mixed Use Public Parks and Recreational Residential Transitional Tax Pacels 272-2-1 & 273-2-1 Buildings Parcels City Limits CITY OF SALEM ITEM 3B PLANNING COMMISSION STAFF REPORT Prepared by: Meeting Date: City Administrative Staff August 14, 2019 Report prepared: August 5, 2019 RE: Hold public hearing to consider the request of R. Fralin Companies, Inc., contract purchaser, for the issuance of a Special E xception Permit to allow Single-Family Dwellings, Attached with proffered conditions on the property located at 211 Diamond Road (Tax Map # 272 - 2 - 1). SITE CHARACTERISTICS: Zoning: AG Agricultural Future Land Use Plan Designation: Residential Existing Use: Agriculture Proposed Use: Residential Single Family BACKGROUND INFORMATION: The subject property is a portion of what is commonly known as “The Simms Farm”. It consists of a single parcel of land of approximately 62.5 acres, bounded by Franklin Street on the west, Upland Drive on the south, Diamond Road on the east, and a private portion of Homeplace drive to the north. The property was until recently used for the stabling of horses, and is currently occupied by a main, centrally located residence and a variety of barns and other agricultural buildings. This request is to for the issuance of a Special Exception Permit to allow up to 25 single family attached houses within Single-Family Residential zoning, as indicated on the Master Plan. These units would be located on a new private street, on the western edge of the property near Franklin Street. The initial concept that was submitted to the city proposed 45 units located near Upland Drive, but the applicant is now proposing 25 units on the western side. The original concept also included a private road that connected to Upland Drive. This connection has been eliminated and the developers are instead proposing a cul-de-sac. ISSUES: The applicant is proffering substantial conformance with the presented Master Plan. This is similar to what was done with the nearby Heritage Downs subdivision. Should this request be denied, this portion of the Master plan will be considered void and any future development there will need to return to Planning Commission and City Council through this public process. This request is related to the request to rezone the entire property from Agricultural to Single- Family Residential. This request cannot be considered unless the rezoning has been approved. AG - Agriculture District BCD - Business Commerce District CBD - Community Business District CUD - College/University District DBD - Downtown Business District HBD - Highway Business District HBD/HM - Highway Business/Heavy Manufacturing District HBD/LM - Highway Business/Light Manufacturing District HM - Heavy Manufacturing District LM - Light Manufacturing District LM/HM - Light Manufacturing/Heavy Manufacturing District MHP - Manufactured Home Park District PUD - Planned Unit District RB - Residential Business District RMF - Residential Multi-Family District RMF/RB - Residential Multi-Family/Residential Business District RSF - Residential Single Family District RSF/HBD - Residential Single/Highway Business District RSF/LM - Residential Single Family/Light Manufacturing RSF/RB - Residential Single Family/Residential Business District RSF/RMF - Residential Single Family/Residential Multi-Family District RSF/TBD - Residential Single Family/Transitional Business District TBD - Transitional Business District EXISTING ZONING FUTURE LAND USE Titleist Drive Sawyer Drive Saw y e r D r i v e Sim m s C i r c l e Upla n d D r i v e T i t l e i s t D r i v e Upland Drive Homeplace Dr i v e Earl Drive Diam o n d R o a d Fr a n k l i n S t r e e t Diamo n d R o a d F o r e s t C i r c l e F ore st Drive Upland Drive Wes t c l u b D r i v e N i b l i c k C i r c l e F o r e s t D r i v e S i m m s C i r c l e Fr a n k l i n S t r e e t Fr a n k l i n S t r e e t Tyler Way P o ff L a n e (P vt) Lucado, Gran t , P B 1 1 , P G 4 0 Arthur, Grant, P B 1 1 , P G 3 5 Duncan & Mullins, PB 10, PG 4 7 Ch a r l e s R . S i m p s o n , I n c . S u b d . , P B 6 , P G 8 2 Duncan,PB9,PG20 RichardsonResub.,DB302,PG289 H o l l a nd R e s ub .,PB 6,P G 99 H i d d e n V a l l e y F o r e s t (R e v i s e d )P B 2 ,P G S 7 9,80 Homeplace Section 1, PB 3, PG 230 (RC) Homeplace Se c t i o n 1 , P B 3 , P G 2 3 0 ( R C ) Ho m e p l a c e S e c t i o n 1 , P B 3 , P G 2 3 0 ( R C ) W e s t C l u b F o r e s t , S e c . 1 , P B 1 , P G 8 F o r e s t H il l s ,P B 4 ,PG 38 Forest Hi l l s,P B 4 ,P G 3 8 Hidden Valley Forest (Revise d ) P B 2 , P G S 7 9 , 8 0 West C l u b F o r e s t , S e c . 5 , P B 3 , P G 7 1 W e s t C l u b F o r e s t , S e c . 2 , P B 1 , P G 1 9 Diamond Crest E s t a t e s , P B 3 , P G S 9 0 , 9 1 Diamo n d C r e s t E s t a t e s , P B 3 , P G S 9 0 , 9 1 D i a m o n d C r e s t E s tate s, P B 3,P G S 90,91 Diamond Crest E s t a t e s , P B 3 , P G S 9 0 , 9 1 Mu l l i n s , P B 1 0 , P G 4 4 SalemEnterprises,PB7,PG8 5 WestClubForest,Sec.1,PB1,PG8 S l u s h e r S u b d . , P B 3 , P B 1 1 0 A W e s t C l u b F o r e s t , S e c . 5 , P B 3 , P G 7 1 Ho d g e s / C o n l e y R e s u b , P B 9 , P G 3 1 S i m pson,PB1 0 ,P G 45 HomeplaceSalem,Sec.2,PB7,PG93 Denison&Richardson,PB11,PG68 Butler&Triplett,PB8,PG67 TrammellSubdivision,D.B.127,PG99 R ic h a r d s o n ,P B 14 PG 46 Killinger II, PB 1 4 , P G 8 2 He r i t a g e D o w n s , P B 1 5 , P G S 1 6 , 1 7 8 12 13-A 13 1 8 9 1 19 20 21 2322 D 3 4 5 1 2 3 4 5 6 7 8 9 10 11 12 14 15 16 17 18 11 10 9 6 4B 4A 1 2 5 3 4 7 6 B-2.2 B-2.1 21 22 23 24 20 1 2 3 4 5 19 18 17 25 26 28 27 29 30 31 32 6 7 E-2 E-4 E-1 E-5 E-5A E-6 E-7 13 14 19 20 21 23 D1 D2 D3 C B A 76 5 8 9 10 11 12 13 17 16 14 15 18A B C DR2A 9 8 7 6 5 7 8 9 10 11 4 3 2 12 13 14 45 3 33 34 35 36 37 2 1 15 14 13 12 11 8 1 2 3 4 5 6 7 9 10 3 4 6 5 5 6 4 3 21 10 9 8 7 1 3 4 5 6 7 B A 11A 2 3 4 5 6 16 2 10 8 49 48 47 53 52 51 50 57 56 55 54 64 63 62 65 46 44 43 45 42 61 60 59 1 C-1 11 10 9 4B-1 14A 14B 58 77 76 75 74 72 71 70 69 68 73 67 66 A 23A D1D1-A 14-B1 14-A1 6 4 E-3A E-3 1212A 3 1 13 A 9 8 11 63A 20 2 3 10 2 2 E-5A1 E-2A E-2B 50 50 50 50 50 50 30 50 50 50 50 30 40 50 5 0 50 50 50 50 50 50 50 50 50 50 40 50 5 0 50 50 Blk "2" Blk "1" Blk "3" Blk. "3" Blk. "1" Blk. "5" Blk. "5" Blk. "7" Blk. "3"Blk. "2" Blk. "1" 20' I / E E s m n t . 30' Access Eas e m e n t 30 ' Access Easement SalemCity of Blk. "1" 2 3 9 10 1.1 1 1 2 3 12 13 14 15 16 21 1 3.1 1 2.1 2.2 2.3 2.4 2.5 2.6 2.7 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 1 2 1 2 1 2 3 4 5 6 2 1 1 2 3 4 5 6 7 18 17 16 15 14 13 12 11 10 8 1 2 6 3 2 1 5 4 3 1 1.1 1.1 2 2 3 3 3.1 4 4 6 2 1 4 1 2 3 4 4.1 4.2 4.3 5 6 7 7.1 7.2 7.3 8 9 10 11 1213 141516171819 2021 1 1 1 2 2 3 3 3 4 4 4 5 5 5 6 6 6 7 7 7 8 8 8 9 9 10 10 11 11 12 12 12 13 13 13 14 14 14 15 15 15 16 16 16 17 17 17 18 18 19 24 25 26 27 28 29 30 31 1 1 2 14 26 2 1.1 1.2 1.3 2 9 28 27 7 6 8 1.1 29 30 31 1.2 1.3 1.4 1.5 1.6 1 2 1 2.4 8 5 7 2 5 4 3 2.3 2.2 2.1 9 9 39 . 2 7 43 . 5 1 39.2 7 37.24 25.00 39.27 39. 2 7 5 4 . 4 5 39.27 44.3 0 % % 203.08 50 . 0 5 82.40 13 2 . 4 5 110 . 5 3 177.1 5 1 8 9 . 1 1 80 . 0 0 10 0 . 0 0 10 6 . 0 7 106.11 142.61 110.00 53.17 131 . 6 8 186 . 3 8 200.0 100.0 134.69 103.00 60.62 88.49 188.50 38 . 5 8 140.57 249.13 66. 2 1 84. 2 6 12 4 . 8 8 59 . 0 0 3 2 1 . 7 7 166.34 84.46 1 5 0 . 9 0 144.80 310.00 2 6 0. 8 9 41.5053.50 21 2 . 2 7 9.7 21 5 . 0 0 24 8 . 0 0 337.75 180.00 430.00 476.42 95.64 103.5 3 14.0 50.00 47.23 360. 1 5 221.3 0 160.0 0 110.0 0 50.00 40. 0 0 230.79 150.00 150 . 0 0 259.29 20 0 . 0 0 431 . 1 4 190.00 340.68 190.79 281 . 1 4 14 3 . 0 0 1 6 2 . 4 7 25 1 . 4 6 151.33144.0124.00 294.74 68. 0 0 10 0 . 0 0 10 0 . 0 0 9 0 . 5 3 1 0 6 . 2 3 1 5 1 . 4 0 165.24 176.87 3 2 8 . 3 9 3 4 7 . 7 3 65. 0 0 62.11 13 8.50 52.85 1 0 6 .1 8 1 4 4.2 8 1 6 2 . 4 6 65.22 171.00 90.00 180.03 56.19 2 6 8 . 8 5 34 3 . 4 1 85.71 10 3 . 8 4 18 6 . 1 6 162. 2 7 10 5 . 0 0 1 9 8 . 0 8 115.0 0 105.0 0 23 0 . 4 1 2 0 1 . 9 7 1 6 1 . 1 5 70.03 8 6 .3 1 57.84 144.34 98.53 80.46 10 5 . 8 6 117 . 9 5 133 . 4 6 101. 9 8 100.5 0 150.34 75.00 40.54 27.24 68.00 55.10 100.0 0 100.00 1 4 4 . 2 7 1 5 3 . 6 0 12 9 . 9 8 12 0 . 0 0 60.00 100.0 0 10 0 . 0 0 111.02 78.54 89. 2 8 38.66 106.24 202.22 83.9 3 212. 9 7 46.00 136.00 100.58 90.00 14 9 . 0 8 145 . 3 5 14 9 . 2 0 16 0 . 0 0 136.58 163.53 76.34 100.05 86.94 90.92 209.92 12 4 . 9 6 13 3 . 7 1 14 5 . 6 0 123.19 100.43 85.326 9 . 1 1 100.00 100.00 66.45 339.42 230.00 1 0 0 . 0 0 206.23 83.19 1 2 5 . 6 1 1 3 4 . 9 4 1 3 0 . 0 0 1 3 0 . 0 0 185.00 130.00 7 5 . 6 8 112.26140.00 190.00 146.96 123.03 48 0 . 0 0 4 3 8 . 4 1 274.69 262.90 80.1 1 112 . 3 1 210.17 112 . 3 1 112 . 3 1 112 . 3 1 116 . 7 5 8 2 .83 60.66 1 01.70 1 6.0 9 1 02 .8 7 100.90 21 9 . 4 9 46 . 8 7 55.98 123.41 106.04 170.08 23 5 . 8 2 80.0080.0074.98 128.71 1 6 8 . 3 3 2 1 0 . 0 0 22 2 . 6 9 24 5 . 2 1 2 1 0 . 0 0 8 7.6 0 1 1 0.0 0 101.53 113.55 30.79 69.9 2 119.0628 . 9 8 2 7 5 . 0 0 2 9 0 . 5 0 7 7 . 2 3 2 7 5 . 0 0 3 2 4 . 9 0 565.40 382.11 24 5 . 4 6 110.00 185.00 96.07 94. 1 3 149 . 1 3 1 2 0 . 2 2 1 1 9 . 6 2 9 7 . 7 5 103.33 120.00 1 3 6 . 0 8 1 3 6 . 0 8 174.20 223.33 94 . 7 7 53.5 4 5 3.77 2 3 6 . 4 5 3 5 8 . 9 4 8 2 . 7 3 3 7 . 5 0 60.00 100.0035.31 20.00 12 7 . 4 5 150. 8 8 14.50 85.50 104.10 144.10 54.6870 . 0 0 11 6 . 0 0 150.11 16 1 . 5 9 18 9 . 7 7 24 1 . 6 2 96.60105.00 105.00 118.95 94.83 77.90 9 1 . 8 4 42.22 25.00 135.00 140.00 171.57 89.81 135.70 64.72 120.00 43.16 72.00 105.00 113.06 71.88 125.00 188.73 1 09 .7 3 1 0 8 .9 3 105.00 2 1 0 . 5 2 17 9 . 4 0 1 5 6 . 5 7 2 1 1 . 9 8 166.39 81 . 6 0 3 7 . 0 0 2 7 5 . 0 0 3 0 7 . 1 2 3 0 3 . 4 1 28 6 . 1 2 299 . 9 0 105.00 105.00 87.89 203.05 138 . 2 4 171 . 1 8 204 . 1 2 86. 9 3 100.60 99.70 300.00 99.70 120 . 0 0 105 . 0 0 100.00 120 . 0 0 120 . 0 0 120 . 0 0 120 . 0 0 105 . 0 0 300.00 300.00 300.00 90. 0 0 90. 0 0 90. 0 0 90. 0 0 58. 1 1 191.12 204.00 188.67 173.33 158.00 108. 2 8 121. 4 8 193. 1 4 91.3 0 91.2 4 152. 9 0 250. 0 0 162. 0 0 192.1 8 88.2 0 234.85 249.00 151. 0 0 91.3 0 51.0 0 177 . 9 7 300 . 0 0 222. 3 2 130.00 130.00 1 35 .0 0 124.52 86.00 146.96 112.57 124.65 117.5 2 100. 0 0 100. 0 0 200. 0 0 134. 3 7 85.35110.34 165. 2 1 176. 4 7 180. 5 1 184. 5 4 1 0 1 . 6 0 9 5 . 0 0 105. 0 0 95.2 1 1 3 9 . 2 3 13 . 1 8 106. 4 3 100. 0 8 100. 0 8 135.00 135.00 135.00 126.00 144.00 162.00 178.91 196.0 0 189.7 3 183. 5 1 191. 7 7 1 0 0 . 0 0 1 0 0 . 0 0 9 8 . 5 3 66.3 4 76. 9 8 104.5 1 78.54 9 5 . 0 0 9 5 . 0 0 5 2 . 4 4 108.56 102.00 72 . 4 1 9 5 . 0 0 102.00 56.29 9 5 . 0 0 5 5 . 5 3 1 5 0 . 5 3 12 8 . 0 0 15 3 . 0 0 1 0 1 . 6 1 2 2 8 . 3 6 1 9 5 . 0 6 107.21 108.23 43.19 151.42 165.00 130.00 40.48 145.6 6 94.91 32.41 114.89 96.97 24.62 88.88 61.25 90.00 90.00 90.00 90.00 65.62 36.38 30.86 203.77 216.38 39.26 1 5 5 . 0 5 19 8 . 6 1 11 0 . 5 9 10 4 . 8 8 75 . 5 3 10 0 . 0 0 12 0 . 7 9 11 5 . 0 0 11 5 . 0 0 11 5 . 0 0 304.62 14 9 . 2 3 2 8 3 . 9 1 11 8 . 1 6 30 . 8 6 140.34 72.4 1 88.02 74.72 106.3 9 5 0 . 0 0 1 3 0 . 4 5 1 6 3 . 0 0 150. 1 7 108.11 143.7 0 190 . 0 0 94.3 5 132. 3 5 138.0 0 100 . 0 0 132.56 16 0 . 0 0 75.00 100.00 80.00 95.00 10 7 . 0 0 14 3 . 5 5 15 4 . 0 0 165 . 0 0 105.6495.57100.60 86.81 135.00 100.00 175.0 0 173.23 153.23 7 3.54 16 6 . 2 4 19 3 . 2 3 20 0 . 3 6 112 . 8 3 2 1 4.73 130.33 1 5 0 . 0 0 152 . 4 9 131.33 127.67 107.00 50.00 52.81 157.00 20.33 90.6 9 95.0 0 93.00 88.00 90.00 89.70 10 0 . 0 0 130.0 0 140.3 2 147. 8 7 152. 5 8 127. 6 5 100. 5 3 8 8 . 0 0 164.27 138.2 0 85.00 6 0 . 0 0 7 9 . 2 0 1 2 8 . 3 3 146.42 125.00 136.65 9 5 . 0 0 8 5.0 0 12 5 . 0 0 10 3 . 4 1 1 0 . 3 7 126.03 128.69 92.02 13 2 . 5 4 1 0 0 . 4 8 1 0 0 . 0 0 149.43 160.60 100 . 0 0 117.53 159.76 187. 1 8 142.00 136.20 163.72 140.00 140.00 160.91 1 0 8 .2 5 1 0 0 . 0 0 1 0 0 . 0 0 2 7 . 7 1 60 . 0 0 1 0 0 . 0 0 1 5 7 . 3 1 53.15 53.15 1 1 4 . 6 1 90. 0 0 75. 0 0 90.00 90.00 1 1 7 . 2 6 142.53 10 2 . 2 8 45 . 1 4 1 0 0 . 0 0 126.87 1 3 7.3 7 74.27 10 3 . 6 8 120.73 190 . 0 0 1 5 1 . 2 7 4 6 . 5 1 1 0 4 . 7 6 171.45 186. 5 3100.03 93.27 110.34 104.47 135.00 3 5 .3 1 11 6 . 2 5 1 0 9 . 3 5 8 4 . 0 0 73. 8 0 55 . 0 0 123.0 0 2 0 2 . 0 0 79.55 13 3 . 9 0 89. 1 3 92 . 0 0 164.20 145.15 72 . 9 4 29.93 30.0 2 145.08 2 6 . 3 9 7 7 . 5 0 10.24 24.01 28.32 19.63 302.25 533.52 708. 2 0 4 1 8 . 3 9 9 8 . 3 9 209.71 230.00 1 2 3 . 1 7 1 7 3 . 1 7 3 1 1 . 5 9 1 3 8 . 4 2 2 3 4 . 5 0 299.88 539.99 294.59 3 0 . 0 0 39 4 . 9 7 30.0 0 99.6 8 1 1 6 . 2 4 8 8 . 1 0 12 150.18 84 .2 6 90.00 139.09 196.25 1 8 0 . 6 7 110.00 26 6 . 5 3 38.58 8 4 . 1 1 1 2 0.63 112.96 100.00 2 0 3 . 5 6 129.36 1 2 3 . 0 0 90 . 0 0 9 1.3 8 83.00 111.8 4 128.5 7 38.0 0 327.44 20 0 . 0 0 10 8 . 0 0 14 3.1 8 100. 0 0 112.00 107.81 205.96 1 0 2.3 0 1 1 6.6 2 78.53 39 . 2 7 1 7 2 .6 3 108.8 0 129.40 86.40 100.00 17 4 . 0 0 27.42 78.7 9 140.90 34. 7 3 12 5 . 0 0 33. 7 3 118.00 89.3 5 94.5 3 18 6 . 8 8 59. 8 2 52.01 76.10 65.68 13 4 . 9 4 8 1 1 . 2 5 163.78 101.60 5 3 . 6 5 28.23 156. 8 1 23 1 . 0 8 161.20 10 6 . 5 0 117.75 66.1 2 7 0 .49 1 1 9 . 9 5 76.20 69.6 4 58.6 2 90.00 114.9 8 90.00 149.02 203.78 95.98 50.00 194.58 244.58 200.08 1 5 0. 0 0 105.52 98.30 165.6 6 63.88 143.9 6 90.00 32.09 29.67 90.00 90.00 90.00 90.00 90.00 375.10 100.00 43.13 148.40 119.67112.0484 . 1 0 49. 5 2 71. 6 3 20 0 . 7 0 79. 5 5 8 0 . 9 4 55.56 16 0 . 0 0 57.24 30.00 1 0 9.7 0 88.09 89.19 100.00 85.64 85 .7 0 17.57 60.40 71.84 125.00 55 . 1 7 280. 1 3 65. 0 0 70.5 0 45 7 . 8 2 218 . 3 3 111 . 0 0 67.0 0 40.00 94.1 5 15 0 . 0 8 13 0 . 3 5 15 1 . 0 3 70.6 9 95.84 114.38 100.0092.00 58.33 47.14 332.92 62 .1 2 94.07 69. 0 1 65 . 6 8 66.97 401.54 1 1 9 . 5 9 183.29 81.60 1 4 0 . 2 7 4 5 . 7 2 5 2 5 1 2 3 2 2 1 2 4 3 1 1 1 3 41 201 2336 2401 2405 2409 2358 24 1 0 2427 221 Homeplace D r i v e 231 311 301 1728 1 720 1704 404 401 412 420 421 43 1 305 311 411 5 0 3 5 0 0 5 2 6 138 140 136 132 2811 2 8 1 6 2 8 2 2 2 8 3 0 125 115 114 111 104 107 2729 2 8 3 4 41 3 1 19 5 6 7 16 3 16 4 166 165 169 171 167 168 174172 173 175 177 179 58 60 10 18 281 2 282 5 283 9 113 2 8 2 3 330 117 115 283 1 281 6 100 104 2 8 4 0 176 211-15 5 7 2 70 68 2 701 2810 2 8 2 8 2 8 3 1 2 8 1 6 2 8 2 2 57 51 4 7 65 77 71 2 707 40 108 112 116 120 2 8 2 1 102 2 8 0 7 26 0 0 - 2 6 4 0 26 1 0 2722 2815 28 1 9 2801 2 8 1 7 2 8 0 0 3 2 2 4 170 18 3 1 8 5 179 1 81 1 7 7 1 5 9 157 136 152 148 144 280 3 281 1 280 4 283 6 4 8 58 66 2 8 2 7 2 8 3 1 90 9498 1 2 8 66 74 281 7 282 4 411 429 1 3 9 13 7 141 140 59 57 64 63 76 118 110 104 178 161 24 7 3 25 2 1 23 7 1 319 1712 1 7 4 3 235 2 4 1 211 43 9 44 5 322 312 300 135-155-211 Diamond Road 62 61 1 2 4 336 2430 2431 24 1 7 2 4 2 0 2421 24 4 3 236 244 404 318 300 290 274 2 6 0 200 170 150 132 126 128 122 118 2 4 3 240 4 2 0 41 9 1 727 1721 1733 1 7 3 7 142 405 280 0 27 0 0 2708 2714 27212713 2730 1 3 1 126 1 3 4 28 0 0 2808 2420 2429 135 1.010 Ac. 0.713 Ac. 1.15 Ac. 1.05 Ac. 8.005 Ac. 8.0 Ac. 2.015 Ac. 6.792 Ac. 6.012 Ac. 1.284 Ac.1.156 Ac. 0.700 Ac. 1.062 Ac. 3.00 Ac. 1.035 Ac. 0.779 Ac. 0.72 Ac. 2.02 Ac. 1.12 Ac. 1.108 Ac. 0.629 Ac. 1.044 Ac. 0.852 Ac. 0.903 Ac. 0.983 Ac. 1.339 Ac. 1.022 Ac. 0.245 Ac.0.238 Ac. 0.238 Ac.0.231 Ac. 1.010 Ac. 2.155 Ac. 0.640 Ac. 1.315 Ac. 0.232 Ac. 0.338 Ac. 0.793 Ac. 0.446 Ac. 1.819 Ac. 0.332Ac. 0.420 Ac. 0.314 Ac. 0.626Ac. 0.628 Ac. 62.432 Ac. 0.348 Ac. 1.87 Ac. 0.616 Ac. 0.232 Ac. 0.389 Ac. 0.322 Ac. 0.280 Ac. 0.262 Ac. 0.299 Ac. 0.341 Ac. 0.354 Ac. 0.445 Ac. 0.232 Ac. 0.524 Ac.0.538 Ac. 0.355 Ac. 0 300 600150 Feet±1 inch = 300 feet SEPTEMBER PLANNING COMMISSION ITEM 3B 211 DIAMOND RD. CITY OF SALEM Community Development DepartmentP.O. Box 869Salem, Virginia 24153-0869Phone: (540) 375-3032 Tax Parcel 272-2-1 Buildings Parcels City Limits Commercial Downtown Economic Development Area Industrial Institutional Mixed Use Public Parks and Recreational Residential Transitional Tax Parcel 272-2-1 Buildings Parcels City Limits CITY OF SALEM ITEM 4A PLANNING COMMISSION STAFF REPORT Prepared by: Meeting Date: City Administrative Staff September 11, 2019 Report prepared: September 5, 2019 RE: Hold public hearing to consider the request of R. Fralin Companies, Inc., contract purchaser, for the issuance of a Special Exception Permit to allow Cluster Housing Overlay - Single Family Dwellings, Detached with proffered conditions on the property located at 211 Diamond Road (Tax Map # 272 - 2 - 1). SITE CHARACTERISTICS: Zoning: AG Agricultural Future Land Use Plan Designation: Residential Existing Use: Agriculture Proposed Use: Residential Single Family detached – cluster development BACKGROUND INFORMATION: The subject property is a portion of what is commonly known as “The Simms Farm”. It consists of a single parcel of land of approximately 62.5 acres, bounded by Franklin Street on the west, Upland Drive on the south, Diamond Road on the east, and a private portion of Homeplace drive to the north. The property was until recently used for the stabling of horses, and is currently occupied by a main, centrally located residence and a variety of barns and other agricultural buildings. This request is for the issuance of a Special Exception Permit to allow a Cluster Housing Overlay. As part of the overall proposed development, this would allow up to 52 cluster lots. These lots will contain single-family detached homes on reduced sized lots as described in the master plan. The applicant has voluntarily proffered that a minimum size of 6,000 square feet, and a minimum 55 foot width for these lots. The Cluster Overlay requires open space as compensation of the reduced lot sizes. ISSUES: The applicant is proffering substantial conformance with the presented Master Plan. This is similar to what was done with the nearby Heritage Downs subdivision. Should this request be denied, this portion of the Master plan will be considered void and any future development there will need to return to Planning Commission and City Council through this public process. This request is related to the request to rezone the entire property from Agricultural to Single- Family Residential. This request cannot be considered unless the rezoning has been approved. AG - Agriculture District BCD - Business Commerce District CBD - Community Business District CUD - College/University District DBD - Downtown Business District HBD - Highway Business District HBD/HM - Highway Business/Heavy Manufacturing District HBD/LM - Highway Business/Light Manufacturing District HM - Heavy Manufacturing District LM - Light Manufacturing District LM/HM - Light Manufacturing/Heavy Manufacturing District MHP - Manufactured Home Park District PUD - Planned Unit District RB - Residential Business District RMF - Residential Multi-Family District RMF/RB - Residential Multi-Family/Residential Business District RSF - Residential Single Family District RSF/HBD - Residential Single/Highway Business District RSF/LM - Residential Single Family/Light Manufacturing RSF/RB - Residential Single Family/Residential Business District RSF/RMF - Residential Single Family/Residential Multi-Family District RSF/TBD - Residential Single Family/Transitional Business District TBD - Transitional Business District EXISTING ZONING FUTURE LAND USE Titleist Drive Sawyer Drive Saw y e r D r i v e Sim m s C i r c l e Upla n d D r i v e T i t l e i s t D r i v e Upland Drive Homeplace Dr i v e Earl Drive Diam o n d R o a d Fr a n k l i n S t r e e t Diamo n d R o a d F o r e s t C i r c l e F ore st Drive Upland Drive Wes t c l u b D r i v e N i b l i c k C i r c l e F o r e s t D r i v e S i m m s C i r c l e Fr a n k l i n S t r e e t Fr a n k l i n S t r e e t Tyler Way P o ff L a n e (P vt) Lucado, Gran t , P B 1 1 , P G 4 0 Arthur, Grant, P B 1 1 , P G 3 5 Duncan & Mullins, PB 10, PG 4 7 Ch a r l e s R . S i m p s o n , I n c . S u b d . , P B 6 , P G 8 2 Duncan,PB9,PG20 RichardsonResub.,DB302,PG289 H o l l a nd R e s ub .,PB 6,P G 99 H i d d e n V a l l e y F o r e s t (R e v i s e d )P B 2 ,P G S 7 9,80 Homeplace Section 1, PB 3, PG 230 (RC) Homeplace Se c t i o n 1 , P B 3 , P G 2 3 0 ( R C ) Ho m e p l a c e S e c t i o n 1 , P B 3 , P G 2 3 0 ( R C ) W e s t C l u b F o r e s t , S e c . 1 , P B 1 , P G 8 F o r e s t H il l s ,P B 4 ,PG 38 Forest Hi l l s,P B 4 ,P G 3 8 Hidden Valley Forest (Revise d ) P B 2 , P G S 7 9 , 8 0 West C l u b F o r e s t , S e c . 5 , P B 3 , P G 7 1 W e s t C l u b F o r e s t , S e c . 2 , P B 1 , P G 1 9 Diamond Crest E s t a t e s , P B 3 , P G S 9 0 , 9 1 Diamo n d C r e s t E s t a t e s , P B 3 , P G S 9 0 , 9 1 D i a m o n d C r e s t E s tate s, P B 3,P G S 90,91 Diamond Crest E s t a t e s , P B 3 , P G S 9 0 , 9 1 Mu l l i n s , P B 1 0 , P G 4 4 SalemEnterprises,PB7,PG8 5 WestClubForest,Sec.1,PB1,PG8 S l u s h e r S u b d . , P B 3 , P B 1 1 0 A W e s t C l u b F o r e s t , S e c . 5 , P B 3 , P G 7 1 Ho d g e s / C o n l e y R e s u b , P B 9 , P G 3 1 S i m pson,PB1 0 ,P G 45 HomeplaceSalem,Sec.2,PB7,PG93 Denison&Richardson,PB11,PG68 Butler&Triplett,PB8,PG67 TrammellSubdivision,D.B.127,PG99 R ic h a r d s o n ,P B 14 PG 46 Killinger II, PB 1 4 , P G 8 2 He r i t a g e D o w n s , P B 1 5 , P G S 1 6 , 1 7 8 12 13-A 13 1 8 9 1 19 20 21 2322 D 3 4 5 1 2 3 4 5 6 7 8 9 10 11 12 14 15 16 17 18 11 10 9 6 4B 4A 1 2 5 3 4 7 6 B-2.2 B-2.1 21 22 23 24 20 1 2 3 4 5 19 18 17 25 26 28 27 29 30 31 32 6 7 E-2 E-4 E-1 E-5 E-5A E-6 E-7 13 14 19 20 21 23 D1 D2 D3 C B A 76 5 8 9 10 11 12 13 17 16 14 15 18A B C DR2A 9 8 7 6 5 7 8 9 10 11 4 3 2 12 13 14 45 3 33 34 35 36 37 2 1 15 14 13 12 11 8 1 2 3 4 5 6 7 9 10 3 4 6 5 5 6 4 3 21 10 9 8 7 1 3 4 5 6 7 B A 11A 2 3 4 5 6 16 2 10 8 49 48 47 53 52 51 50 57 56 55 54 64 63 62 65 46 44 43 45 42 61 60 59 1 C-1 11 10 9 4B-1 14A 14B 58 77 76 75 74 72 71 70 69 68 73 67 66 A 23A D1D1-A 14-B1 14-A1 6 4 E-3A E-3 1212A 3 1 13 A 9 8 11 63A 20 2 3 10 2 2 E-5A1 E-2A E-2B 50 50 50 50 50 50 30 50 50 50 50 30 40 50 5 0 50 50 50 50 50 50 50 50 50 50 40 50 5 0 50 50 Blk "2" Blk "1" Blk "3" Blk. "3" Blk. "1" Blk. "5" Blk. "5" Blk. "7" Blk. "3"Blk. "2" Blk. "1" 20' I / E E s m n t . 30' Access Eas e m e n t 30 ' Access Easement SalemCity of Blk. "1" 2 3 9 10 1.1 1 1 2 3 12 13 14 15 16 21 1 3.1 1 2.1 2.2 2.3 2.4 2.5 2.6 2.7 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 1 2 1 2 1 2 3 4 5 6 2 1 1 2 3 4 5 6 7 18 17 16 15 14 13 12 11 10 8 1 2 6 3 2 1 5 4 3 1 1.1 1.1 2 2 3 3 3.1 4 4 6 2 1 4 1 2 3 4 4.1 4.2 4.3 5 6 7 7.1 7.2 7.3 8 9 10 11 1213 141516171819 2021 1 1 1 2 2 3 3 3 4 4 4 5 5 5 6 6 6 7 7 7 8 8 8 9 9 10 10 11 11 12 12 12 13 13 13 14 14 14 15 15 15 16 16 16 17 17 17 18 18 19 24 25 26 27 28 29 30 31 1 1 2 14 26 2 1.1 1.2 1.3 2 9 28 27 7 6 8 1.1 29 30 31 1.2 1.3 1.4 1.5 1.6 1 2 1 2.4 8 5 7 2 5 4 3 2.3 2.2 2.1 9 9 39 . 2 7 43 . 5 1 39.2 7 37.24 25.00 39.27 39. 2 7 5 4 . 4 5 39.27 44.3 0 % % 203.08 50 . 0 5 82.40 13 2 . 4 5 110 . 5 3 177.1 5 1 8 9 . 1 1 80 . 0 0 10 0 . 0 0 10 6 . 0 7 106.11 142.61 110.00 53.17 131 . 6 8 186 . 3 8 200.0 100.0 134.69 103.00 60.62 88.49 188.50 38 . 5 8 140.57 249.13 66. 2 1 84. 2 6 12 4 . 8 8 59 . 0 0 3 2 1 . 7 7 166.34 84.46 1 5 0 . 9 0 144.80 310.00 2 6 0. 8 9 41.5053.50 21 2 . 2 7 9.7 21 5 . 0 0 24 8 . 0 0 337.75 180.00 430.00 476.42 95.64 103.5 3 14.0 50.00 47.23 360. 1 5 221.3 0 160.0 0 110.0 0 50.00 40. 0 0 230.79 150.00 150 . 0 0 259.29 20 0 . 0 0 431 . 1 4 190.00 340.68 190.79 281 . 1 4 14 3 . 0 0 1 6 2 . 4 7 25 1 . 4 6 151.33144.0124.00 294.74 68. 0 0 10 0 . 0 0 10 0 . 0 0 9 0 . 5 3 1 0 6 . 2 3 1 5 1 . 4 0 165.24 176.87 3 2 8 . 3 9 3 4 7 . 7 3 65. 0 0 62.11 13 8.50 52.85 1 0 6 .1 8 1 4 4.2 8 1 6 2 . 4 6 65.22 171.00 90.00 180.03 56.19 2 6 8 . 8 5 34 3 . 4 1 85.71 10 3 . 8 4 18 6 . 1 6 162. 2 7 10 5 . 0 0 1 9 8 . 0 8 115.0 0 105.0 0 23 0 . 4 1 2 0 1 . 9 7 1 6 1 . 1 5 70.03 8 6 .3 1 57.84 144.34 98.53 80.46 10 5 . 8 6 117 . 9 5 133 . 4 6 101. 9 8 100.5 0 150.34 75.00 40.54 27.24 68.00 55.10 100.0 0 100.00 1 4 4 . 2 7 1 5 3 . 6 0 12 9 . 9 8 12 0 . 0 0 60.00 100.0 0 10 0 . 0 0 111.02 78.54 89. 2 8 38.66 106.24 202.22 83.9 3 212. 9 7 46.00 136.00 100.58 90.00 14 9 . 0 8 145 . 3 5 14 9 . 2 0 16 0 . 0 0 136.58 163.53 76.34 100.05 86.94 90.92 209.92 12 4 . 9 6 13 3 . 7 1 14 5 . 6 0 123.19 100.43 85.326 9 . 1 1 100.00 100.00 66.45 339.42 230.00 1 0 0 . 0 0 206.23 83.19 1 2 5 . 6 1 1 3 4 . 9 4 1 3 0 . 0 0 1 3 0 . 0 0 185.00 130.00 7 5 . 6 8 112.26140.00 190.00 146.96 123.03 48 0 . 0 0 4 3 8 . 4 1 274.69 262.90 80.1 1 112 . 3 1 210.17 112 . 3 1 112 . 3 1 112 . 3 1 116 . 7 5 8 2 .83 60.66 1 01.70 1 6.0 9 1 02 .8 7 100.90 21 9 . 4 9 46 . 8 7 55.98 123.41 106.04 170.08 23 5 . 8 2 80.0080.0074.98 128.71 1 6 8 . 3 3 2 1 0 . 0 0 22 2 . 6 9 24 5 . 2 1 2 1 0 . 0 0 8 7.6 0 1 1 0.0 0 101.53 113.55 30.79 69.9 2 119.0628 . 9 8 2 7 5 . 0 0 2 9 0 . 5 0 7 7 . 2 3 2 7 5 . 0 0 3 2 4 . 9 0 565.40 382.11 24 5 . 4 6 110.00 185.00 96.07 94. 1 3 149 . 1 3 1 2 0 . 2 2 1 1 9 . 6 2 9 7 . 7 5 103.33 120.00 1 3 6 . 0 8 1 3 6 . 0 8 174.20 223.33 94 . 7 7 53.5 4 5 3.77 2 3 6 . 4 5 3 5 8 . 9 4 8 2 . 7 3 3 7 . 5 0 60.00 100.0035.31 20.00 12 7 . 4 5 150. 8 8 14.50 85.50 104.10 144.10 54.6870 . 0 0 11 6 . 0 0 150.11 16 1 . 5 9 18 9 . 7 7 24 1 . 6 2 96.60105.00 105.00 118.95 94.83 77.90 9 1 . 8 4 42.22 25.00 135.00 140.00 171.57 89.81 135.70 64.72 120.00 43.16 72.00 105.00 113.06 71.88 125.00 188.73 1 09 .7 3 1 0 8 .9 3 105.00 2 1 0 . 5 2 17 9 . 4 0 1 5 6 . 5 7 2 1 1 . 9 8 166.39 81 . 6 0 3 7 . 0 0 2 7 5 . 0 0 3 0 7 . 1 2 3 0 3 . 4 1 28 6 . 1 2 299 . 9 0 105.00 105.00 87.89 203.05 138 . 2 4 171 . 1 8 204 . 1 2 86. 9 3 100.60 99.70 300.00 99.70 120 . 0 0 105 . 0 0 100.00 120 . 0 0 120 . 0 0 120 . 0 0 120 . 0 0 105 . 0 0 300.00 300.00 300.00 90. 0 0 90. 0 0 90. 0 0 90. 0 0 58. 1 1 191.12 204.00 188.67 173.33 158.00 108. 2 8 121. 4 8 193. 1 4 91.3 0 91.2 4 152. 9 0 250. 0 0 162. 0 0 192.1 8 88.2 0 234.85 249.00 151. 0 0 91.3 0 51.0 0 177 . 9 7 300 . 0 0 222. 3 2 130.00 130.00 1 35 .0 0 124.52 86.00 146.96 112.57 124.65 117.5 2 100. 0 0 100. 0 0 200. 0 0 134. 3 7 85.35110.34 165. 2 1 176. 4 7 180. 5 1 184. 5 4 1 0 1 . 6 0 9 5 . 0 0 105. 0 0 95.2 1 1 3 9 . 2 3 13 . 1 8 106. 4 3 100. 0 8 100. 0 8 135.00 135.00 135.00 126.00 144.00 162.00 178.91 196.0 0 189.7 3 183. 5 1 191. 7 7 1 0 0 . 0 0 1 0 0 . 0 0 9 8 . 5 3 66.3 4 76. 9 8 104.5 1 78.54 9 5 . 0 0 9 5 . 0 0 5 2 . 4 4 108.56 102.00 72 . 4 1 9 5 . 0 0 102.00 56.29 9 5 . 0 0 5 5 . 5 3 1 5 0 . 5 3 12 8 . 0 0 15 3 . 0 0 1 0 1 . 6 1 2 2 8 . 3 6 1 9 5 . 0 6 107.21 108.23 43.19 151.42 165.00 130.00 40.48 145.6 6 94.91 32.41 114.89 96.97 24.62 88.88 61.25 90.00 90.00 90.00 90.00 65.62 36.38 30.86 203.77 216.38 39.26 1 5 5 . 0 5 19 8 . 6 1 11 0 . 5 9 10 4 . 8 8 75 . 5 3 10 0 . 0 0 12 0 . 7 9 11 5 . 0 0 11 5 . 0 0 11 5 . 0 0 304.62 14 9 . 2 3 2 8 3 . 9 1 11 8 . 1 6 30 . 8 6 140.34 72.4 1 88.02 74.72 106.3 9 5 0 . 0 0 1 3 0 . 4 5 1 6 3 . 0 0 150. 1 7 108.11 143.7 0 190 . 0 0 94.3 5 132. 3 5 138.0 0 100 . 0 0 132.56 16 0 . 0 0 75.00 100.00 80.00 95.00 10 7 . 0 0 14 3 . 5 5 15 4 . 0 0 165 . 0 0 105.6495.57100.60 86.81 135.00 100.00 175.0 0 173.23 153.23 7 3.54 16 6 . 2 4 19 3 . 2 3 20 0 . 3 6 112 . 8 3 2 1 4.73 130.33 1 5 0 . 0 0 152 . 4 9 131.33 127.67 107.00 50.00 52.81 157.00 20.33 90.6 9 95.0 0 93.00 88.00 90.00 89.70 10 0 . 0 0 130.0 0 140.3 2 147. 8 7 152. 5 8 127. 6 5 100. 5 3 8 8 . 0 0 164.27 138.2 0 85.00 6 0 . 0 0 7 9 . 2 0 1 2 8 . 3 3 146.42 125.00 136.65 9 5 . 0 0 8 5.0 0 12 5 . 0 0 10 3 . 4 1 1 0 . 3 7 126.03 128.69 92.02 13 2 . 5 4 1 0 0 . 4 8 1 0 0 . 0 0 149.43 160.60 100 . 0 0 117.53 159.76 187. 1 8 142.00 136.20 163.72 140.00 140.00 160.91 1 0 8 .2 5 1 0 0 . 0 0 1 0 0 . 0 0 2 7 . 7 1 60 . 0 0 1 0 0 . 0 0 1 5 7 . 3 1 53.15 53.15 1 1 4 . 6 1 90. 0 0 75. 0 0 90.00 90.00 1 1 7 . 2 6 142.53 10 2 . 2 8 45 . 1 4 1 0 0 . 0 0 126.87 1 3 7.3 7 74.27 10 3 . 6 8 120.73 190 . 0 0 1 5 1 . 2 7 4 6 . 5 1 1 0 4 . 7 6 171.45 186. 5 3100.03 93.27 110.34 104.47 135.00 3 5 .3 1 11 6 . 2 5 1 0 9 . 3 5 8 4 . 0 0 73. 8 0 55 . 0 0 123.0 0 2 0 2 . 0 0 79.55 13 3 . 9 0 89. 1 3 92 . 0 0 164.20 145.15 72 . 9 4 29.93 30.0 2 145.08 2 6 . 3 9 7 7 . 5 0 10.24 24.01 28.32 19.63 302.25 533.52 708. 2 0 4 1 8 . 3 9 9 8 . 3 9 209.71 230.00 1 2 3 . 1 7 1 7 3 . 1 7 3 1 1 . 5 9 1 3 8 . 4 2 2 3 4 . 5 0 299.88 539.99 294.59 3 0 . 0 0 39 4 . 9 7 30.0 0 99.6 8 1 1 6 . 2 4 8 8 . 1 0 12 150.18 84 .2 6 90.00 139.09 196.25 1 8 0 . 6 7 110.00 26 6 . 5 3 38.58 8 4 . 1 1 1 2 0.63 112.96 100.00 2 0 3 . 5 6 129.36 1 2 3 . 0 0 90 . 0 0 9 1.3 8 83.00 111.8 4 128.5 7 38.0 0 327.44 20 0 . 0 0 10 8 . 0 0 14 3.1 8 100. 0 0 112.00 107.81 205.96 1 0 2.3 0 1 1 6.6 2 78.53 39 . 2 7 1 7 2 .6 3 108.8 0 129.40 86.40 100.00 17 4 . 0 0 27.42 78.7 9 140.90 34. 7 3 12 5 . 0 0 33. 7 3 118.00 89.3 5 94.5 3 18 6 . 8 8 59. 8 2 52.01 76.10 65.68 13 4 . 9 4 8 1 1 . 2 5 163.78 101.60 5 3 . 6 5 28.23 156. 8 1 23 1 . 0 8 161.20 10 6 . 5 0 117.75 66.1 2 7 0 .49 1 1 9 . 9 5 76.20 69.6 4 58.6 2 90.00 114.9 8 90.00 149.02 203.78 95.98 50.00 194.58 244.58 200.08 1 5 0. 0 0 105.52 98.30 165.6 6 63.88 143.9 6 90.00 32.09 29.67 90.00 90.00 90.00 90.00 90.00 375.10 100.00 43.13 148.40 119.67112.0484 . 1 0 49. 5 2 71. 6 3 20 0 . 7 0 79. 5 5 8 0 . 9 4 55.56 16 0 . 0 0 57.24 30.00 1 0 9.7 0 88.09 89.19 100.00 85.64 85 .7 0 17.57 60.40 71.84 125.00 55 . 1 7 280. 1 3 65. 0 0 70.5 0 45 7 . 8 2 218 . 3 3 111 . 0 0 67.0 0 40.00 94.1 5 15 0 . 0 8 13 0 . 3 5 15 1 . 0 3 70.6 9 95.84 114.38 100.0092.00 58.33 47.14 332.92 62 .1 2 94.07 69. 0 1 65 . 6 8 66.97 401.54 1 1 9 . 5 9 183.29 81.60 1 4 0 . 2 7 4 5 . 7 2 5 2 5 1 2 3 2 2 1 2 4 3 1 1 1 3 41 201 2336 2401 2405 2409 2358 24 1 0 2427 221 Homeplace D r i v e 231 311 301 1728 1 720 1704 404 401 412 420 421 43 1 305 311 411 5 0 3 5 0 0 5 2 6 138 140 136 132 2811 2 8 1 6 2 8 2 2 2 8 3 0 125 115 114 111 104 107 2729 2 8 3 4 41 3 1 19 5 6 7 16 3 16 4 166 165 169 171 167 168 174172 173 175 177 179 58 60 10 18 281 2 282 5 283 9 113 2 8 2 3 330 117 115 283 1 281 6 100 104 2 8 4 0 176 211-15 5 7 2 70 68 2 701 2810 2 8 2 8 2 8 3 1 2 8 1 6 2 8 2 2 57 51 4 7 65 77 71 2 707 40 108 112 116 120 2 8 2 1 102 2 8 0 7 26 0 0 - 2 6 4 0 26 1 0 2722 2815 28 1 9 2801 2 8 1 7 2 8 0 0 3 2 2 4 170 18 3 1 8 5 179 1 81 1 7 7 1 5 9 157 136 152 148 144 280 3 281 1 280 4 283 6 4 8 58 66 2 8 2 7 2 8 3 1 90 9498 1 2 8 66 74 281 7 282 4 411 429 1 3 9 13 7 141 140 59 57 64 63 76 118 110 104 178 161 24 7 3 25 2 1 23 7 1 319 1712 1 7 4 3 235 2 4 1 211 43 9 44 5 322 312 300 135-155-211 Diamond Road 62 61 1 2 4 336 2430 2431 24 1 7 2 4 2 0 2421 24 4 3 236 244 404 318 300 290 274 2 6 0 200 170 150 132 126 128 122 118 2 4 3 240 4 2 0 41 9 1 727 1721 1733 1 7 3 7 142 405 280 0 27 0 0 2708 2714 27212713 2730 1 3 1 126 1 3 4 28 0 0 2808 2420 2429 135 1.010 Ac. 0.713 Ac. 1.15 Ac. 1.05 Ac. 8.005 Ac. 8.0 Ac. 2.015 Ac. 6.792 Ac. 6.012 Ac. 1.284 Ac.1.156 Ac. 0.700 Ac. 1.062 Ac. 3.00 Ac. 1.035 Ac. 0.779 Ac. 0.72 Ac. 2.02 Ac. 1.12 Ac. 1.108 Ac. 0.629 Ac. 1.044 Ac. 0.852 Ac. 0.903 Ac. 0.983 Ac. 1.339 Ac. 1.022 Ac. 0.245 Ac.0.238 Ac. 0.238 Ac.0.231 Ac. 1.010 Ac. 2.155 Ac. 0.640 Ac. 1.315 Ac. 0.232 Ac. 0.338 Ac. 0.793 Ac. 0.446 Ac. 1.819 Ac. 0.332Ac. 0.420 Ac. 0.314 Ac. 0.626Ac. 0.628 Ac. 62.432 Ac. 0.348 Ac. 1.87 Ac. 0.616 Ac. 0.232 Ac. 0.389 Ac. 0.322 Ac. 0.280 Ac. 0.262 Ac. 0.299 Ac. 0.341 Ac. 0.354 Ac. 0.445 Ac. 0.232 Ac. 0.524 Ac.0.538 Ac. 0.355 Ac. 0 300 600150 Feet±1 inch = 300 feet SEPTEMBER PLANNING COMMISSION ITEM 4A 211 DIAMOND RD. CITY OF SALEM Community Development DepartmentP.O. Box 869Salem, Virginia 24153-0869Phone: (540) 375-3032 Tax Parcel 272-2-1 Buildings Parcels City Limits Commercial Downtown Economic Development Area Industrial Institutional Mixed Use Public Parks and Recreational Residential Transitional Tax Parcel 272-2-1 Buildings Parcels City Limits CITY OF SALEM ITEM #4B PLANNING COMMISSION STAFF REPORT Prepared by: Meeting Date: City Administrative Staff September 11, 2019 Report prepared: September 4, 2019 RE: Hold public hearing to consider the request of Hines Services, LLC, dba Farmer Auctions, lessee, for the issuance of a Use Not Provided For Permit to allow retail sales and an auction and appraisal business on the property located at 29 Wildwood Road (Tax Map # 137-1-1.2). SITE CHARACTERISTICS: Zoning: HBD Highway Business District Land Use Plan Designation: Commercial Existing Use: Vacant – former cabinet/countertop sales Proposed Use: Auction and appraisal business BACKGROUND INFORMATION: The subject property consists of a .432-acre parcel located northwest of the intersection of Wildwood Road and West Main Street. The parcel is occupied by a 4,200 square foot, one story commercial building. The building contains a 1,000 square foot showroom that fronts on Wildwood Road and includes a 3,200 square foot warehouse in the rear. This property may be accessed from both Wildwood Road and Horner Lane. There are currently 8 designated parking spaces contained in the approximately .24 acre paved area. ISSUES: This property is partially located within the FEMA designated floodway and the 100 year flood plain. How will parking for large events be handled? ALTERNATIVES: 1) Recommend approval of the Use Not Provided For Permit request to City Council as submitted. 2) Recommend approval of the request to City Council with conditions not yet received. 3) Recommend denial of the request. AG - Agriculture District BCD - Business Commerce District CBD - Community Business District CUD - College/University District DBD - Downtown Business District HBD - Highway Business District HBD/HM - Highway Business/Heavy Manufacturing District HBD/LM - Highway Business/Light Manufacturing District HM - Heavy Manufacturing District LM - Light Manufacturing District LM/HM - Light Manufacturing/Heavy Manufacturing District MHP - Manufactured Home Park District PUD - Planned Unit District RB - Residential Business District RMF - Residential Multi-Family District RMF/RB - Residential Multi-Family/Residential Business District RSF - Residential Single Family District RSF/HBD - Residential Single/Highway Business District RSF/LM - Residential Single Family/Light Manufacturing RSF/RB - Residential Single Family/Residential Business District RSF/RMF - Residential Single Family/Residential Multi-Family District RSF/TBD - Residential Single Family/Transitional Business District TBD - Transitional Business District EXISTING ZONING FUTURE LAND USE W e st M ain S tr e e t W i l d w o o d R o a d R o u t e 1 1 2 H o r n e r L a n e N o r f o r d , P B 1 1 , P G 3 8 J a y a m , I n c . , P B 7 , P G 1 7 R o m a l a n d , P B 1 , P G 4 7 L i t t l e S u b d i v i s i o n , P B 1 , P G 5 6 IU Roanoke, Inc., PB 8 , P G S 5 6 , 6 1 R o m a l a n d , P B 1 , P G 4 7 Tinnell Tract, P B 5 , P G 7 5 4D1 4D2 D B A C 4 4A 3 2 1 B 3 D1 B1 C1 4B 4C 4D 30 Varies 8 0 R / W V a r i e s 110 R/W 30 2 0 ' R / W E s m t . 9.3 9.4 1 1.1 1.2 1.4 5.1 8 2 2 3 6 7 3.1 3 2 13 1.1 5 5 1.3 1 2 . 4 26.4 7 239.67 2 4 3 . 7 3 2 2 5 . 0 0 230.24 3 0 1 . 2 9 217.61 207.19 183.33 2 1 0 . 0 0 1 0 0 . 0 0 253.27 201.85 176.23 1 8 7 . 3 3 2 2 0 . 6 2 1 0 5 . 4 5 1 5 8 . 2 3 1 5 0 . 0 0 28. 1 8 1 9 7 .0 5 1 6 0 . 3 6 1 1 0 . 1 6 5 0 . 0 0 9 2 . 0 0 8.0 177.49 175.40 115.39 1 2 2 . 5 0 1 4 9 . 1 6 5 0 . 0 0 2 4 . 1 3 179.00 173.53 6 0 . 2 6 6 0 . 0 0 2 0 5 . 2 5 1 8 4 . 5 5 6 4 .9 8 60.17 73. 9 4 1 5 3 . 4 2 45 . 1 6 29 . 5 9 147.14 140.13 123.17 91.7 3 1 5 0 . 0 0 82.0 8 138.21 7 5 . 0 0 125.00 171.55 46.55 7 5 . 0 0 7 5 . 0 0 154 . 9 2 1 4 1 . 1 7 406.16 125.00 1 0 2 . 8 0 77.1943.20 100.00 2.73 130.67 1 1 7 . 7 0 1 3 5 . 2 7 4 9 . 7 8 175.00 294.69 1 5 9 . 5 8 2 7 0 . 1 5 8 8 . 2 0 1 3 6 . 0 6 4 9 . 5 6 9 3 . 0 0 162.01 119.70 2 8 3 .7 0 137.66 87.65 5 2 . 1 6 2 5 7 . 0 6 38 . 7 9 20.00 274.50 3 0 1 . 2 9 43. 9 5 34.48 146.07 1 4 5 . 1 8 78.49 1 1 5 . 8 8 1 8 7 . 1 6 113.66 9 0 . 4 0 2 7 4 . 9 5 5 4 . 7 0 4 1 2 5 1 2039 2069 2 1 0 1 1 2 5 1 1 1 1 0 3 1 5 1 1 0 0 2123 1 0 1 2 9 2038 1 4 1 2 1 3 3 2 7 1 3 0 1 3 1 5 0 - 2 8 - 2 0 2 1 0 2 9 1 1 7 0.215 Ac. 1.63 Ac. 0.440 Ac. 0.995 Ac. 0.432 Ac. 0.538 Ac. 0.990 Ac. 1.133 Ac. 1.205 Ac. 1.496 Ac. 3.82 Ac. 0.75 Ac. 0.946 Ac. 0.452 Ac. 2.0 Ac. 0.514 Ac. 1.159 Ac. 1.093 Ac. 0 100 20050 Feet±1 inch = 100 feet 29 Wildwood Road TAX PARCEL 137-1-1.2 CITY OF SALEM Community Development DepartmentP.O. Box 869Salem, Virginia 24153-0869Phone: (540) 375-3032 Tax Parcel 137-1-1.2 Buildings Parcels City Limits Commercial Downtown Economic Development Area Industrial Institutional Mixed Use Public Parks and Recreational Residential Transitional Tax Parcel 137-1-1.2 Buildings Parcels City Limits SEPTEMBER PLANNING COMMISSION ITEM 4B