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HomeMy WebLinkAbout10/16/2019 - Planning Commission - Agenda -RegularPlanni ng Commission Meeti ng AGENDA Wednesday, October 16, 2019, 7:00 PM Community Room, Salem Civic Center, 1001 Roanoke Boulevard 1.Call to Order 2.Consent Agenda A.Minutes Consider approval of the minutes from the September 11, 2019, work session and regular meeting. 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 properties located at 211 Diamond Road (Tax Map # 272 - 2 - 1) and 135 Diamond Road (Tax Map # 273 - 2 - 1) from AG - Agriculture District / RSF - Residential Single Family District, to RSF Residential Single Family District with proffered conditions. 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 C luster Housing Overlay with proffered conditions on the properties located at 211 Diamond Road (Tax Map # 272 - 2 - 1) and 135 Diamond Road (Tax Map # 273 - 2 - 1). 4.Adjournment Work Session, Wednesday, October 16, 2019, 6:00 p.m., Salem Civic Center, 1001 Roanoke Boulevard UNAPPROVED MINUTES PLANNING COMMISSION WORK SESSION September 11, 2019 A work session of the Planning Commission of the City of Salem, Virginia, was held in the Community Room, Salem Civic Center, 1001 Roanoke Boulevard at 6:00 p.m., on September 11, 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, N. Jackson Beamer, and Neil L. Conner; together with James E. Taliaferro, II, Interim 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 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) In re: Hold public hearing to consider the request of R. Fralin Companies, Inc., contract purchaser, and the Simms Family Limited Partnership and SFE, LLC, property owners, for the issuance of a Special Exception Permit to allow Cluster 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) WHEREAS, staff noted the petitioner/contract purchaser for Items 3A Rezoning, 3B Special Exception Permit to allow Single Family Dwellings, and 4C Special Exception Permit to allow Cluster Housing Overlay, R Fralin Companies, Inc., has requested that the items be withdrawn; and WHEREAS, no further action was taken at this work session regarding the requests of R. Fralin Companies, contract purchaser. 2 In 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 acution and appraisal business on the property located at 29 Wildwood Road (Tax Map # 137 -1-1.2) WHEREAS, staff noted the following: 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. This property is partially located within the FEMA designated floodway and the 100 year flood plain. One concern is: how will parking for large events be handled; 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 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). 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 6:52 p.m. _____________________________ Chair ________________________________ Executive Secretary Planni ng Commi ssi on Meeti ng M INUTES Wednesday, September 11, 2019, 7:00 P M Salem Civic Center, 1001 Roanoke Boulevard, Salem, Virginia 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, N. J ackson Beamer, and Neil L. Conner; with Vicki G. Daulton, Chair, presiding; together with J ames E. Taliaferro, Interim City Manager and Executive Secretary; Charles E. VanAllman, J r., C ommunity Development Director; Mary Ellen Wines, Zoning Administrator; Benjamin W. Tripp, City Planner; and William C . Maxwell, Assistant C ity Attorney. 2.C onsent Agenda A.Minutes Consider approval of the minutes from the August 14, 2019, work session and regular meeting. Approved as presented 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. (Continued from the August 14, 2019, meeting) T he Executive Secretary noted that the petitioner of Items 3A Rezoning, 3B Special Exception Permit to allow Single Family Dwellings, and 4C Special Exception Permit to allow Cluster Housing Overlay, R Fralin C ompanies, Inc., has requested that the items be withdrawn. Neil Conner motioned to recommend to Council of the City of Salem to approve the request of R. Fralin Companies, Inc., petitioner, to withdraw Item 3A Rezoning, Item 3B Special Exception Permit to allow Single Family Dwellings, and Item 4C Special Exception Permit to allow Cluster Housing Overlay. J ackson Beamer seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King 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). (C ontinued 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). T he Executive Secretary reported that notice of said hearing had been published in the August 29, and September 5, 2019, issues of the Salem Times Register and all property owners were notified by letter mailed August 28, 2019. Staff noted the following regarding the request: the subject property consists of a .432-acre parcel located northwest of the intersection of Wildwood Road and West Main Street. T he parcel is occupied by a 4,200 square foot, one story commercial building. T he building contains a 1,000 square foot showroom that fronts on Wildwood Road and includes a 3,200 square foot warehouse in the rear. T his property may be accessed from both Wildwood Road and Horner Lane. T here are currently 8 designated parking spaces contained in the approximately .24 acre paved area. T his property is partially located within the FEMA designated floodway and the 100 year flood plain. One concern is: how will parking for large events be handled. C hair Daulton opened the public hearing and asked if there was anyone to speak regarding this request. J arrod Hines, Owner/President of Farmer Auctions, appeared before the C ommission explaining the Use Not Provided For Permit to allow retail sales and an auction and appraisal business. He noted that primarily most of their business is conducted on-line only. Also, about 95% of their business is conducted away from their offices. T hey travel to the client's home or business to catalog the items, and the online auction is conducted at that location. T he office is basically used for cloud production, invoicing, customer service calls, and office space for appraisal and cataloging staff. So, the footprint in this space will be a lot less hectic and lot more controlled than it was when the Farmers were conducting 25-30 live auctions a month on Midland Road. T he market dictates that the auction industry shift to an online auction model, which is what his family did about 7 years ago prior to purchasing the Farmer Company. Since purchasing Farmer Auctions, he has converted them to mostly online auctions as well. As was stated in his letter, they are a federal firearms agent and occasionally they may have a live firearms auction at this facility. When they have these auctions, it has been their experience that they may have 25 to 30 people who come for the auction. He also noted they may have two or three collectors auctions a year. T hese types of auctions may attract a crowd of 30 to 40 attendees. C hair Daulton noted the property currently has only eight parking spaces. She asked when they have live auctions here, where will people park? Mr. Hines noted that there are eight striped spaces, but there is room for more parking around on the property as there is a grassy area to the left and one in the back. In addition, unofficially their friends at Angelles Diner use their property some so there may be some spillover to the Angelles lot. C ommissioner Conner asked if he said there would be two to three firearms auctions a year, and Mr. Hines said if they are lucky they may have that many. T hey do not solicite firearms, but they find that a couple times a year a hoard comes their way. C ommissioner Conner asked if he felt comfortable that he would be able to contain most of the cars on his lot except for maybe a couple that may park on the Angelle's lot. Mr. Hines noted they do not foresee a problem because he knows what the footprint has been on Midland Road when they have auctions there. Mr. C onner asked if they would anticipate having people park on Horner Lane because it is pretty narrow, and Mr. Hines noted that he does not anticipate people parking on Horner Lane. In addition, he does not anticipate having any more live auctions than they absolutely have to. C ommissioner King asked what would they do about people who attempt to park on Horner Lane. Mr. Hines noted that they have blocked the entrance to Horner Lane as they had some pass through traffic using their property to access Horner Lane. T hey would open this up for a sale, but they would have someone in the parking lot to monitor the traffic so that people would not park on Horner Lane. Mr. Conner asked if he was willing to proffer that there would be no parking on Horner Lane, and Mr. Hines noted that he would be willing to proffer this. T hey do not want people parking on the road. C ommissioner King asked about the property to the left of his building. She noted that it appears to belong to the property next door. Mr. Hines noted that there is about a 20' wide strip running the length of the building that he mowed a few weeks ago so he hopes it belongs to this property. It appeared to him that it is part of this property because it had not been mowed. C ommissioner King noted in his letter submitted with the application that he indicated there could be 50-60 bidders in attendance at the live auctions. She has a real concern with the parking that would be needed for this many bidders along with the staff needed to hold the auction. Mr. Hines noted that this is a valid concern, and he does not have an appropriate answer. His experience with the collector's auctions is that it varies from auction to auction. If we consider what happens at a live auction at a residence, people that can park on the property will park there, and the others have to figure out where to park. He noted that he cannot limit the crowd to a certain size. C ommissioner Conner asked if he would be willing to limit the number of live auctions on an annual basis. Mr. Hines noted that he is willing to limit the number, and he believes that they will limit themselves. T hey make every effort to not bring the items there to sell. C ommissioner King noted that the parking is a real concern, and people are going to park where they can. If we have a situation where we need to get a fire truck down Horner Lane, then this could be a bad situation. Mr. Hines noted that they will commit to having a parking lot attendant at least, at the beginning of the sale, when the majority of the people are arriving to make sure this does not happen. C ommissioner King asked staff if it was possible to request a parking plan from Mr. Hines because she is not convinced that there is sufficient parking on the property. Mr. Maxwell noted that this could be a condition of the issuance of the Use Not Provided For Permit or staff can require a plan to be submitted for the use. C ommissioner Conner asked how does the Commission make the approval of the permit conditional, and Mr. Maxwell noted that this would be part of the motion for approval. 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. C hair Daulton asked if staff would follow up with Mr. Hines to make sure the conditions are met, and Mrs. Wines noted that staff will follow up by following the number of auctions on his website and also keeping an eye on it when they occur. Neil Conner motioned to recommend to the Council of the City of Salem that 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) be approved with the following conditions: (1) no more than six annual live auctions and (2) no on-street parking. J ackson Beamer seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King 5.Adjournment T he meeting was adjourned at 7:22 p.m. CITY OF SALEM ITEM 3A PLANNING COMMISSION STAFF REPORT Prepared by: Meeting Date: City Administrative Staff October 16, 2019 Report prepared: October 2, 2019 RE: Hold public hearing to consider the request of R. Fralin Companies, Inc., contract purchaser, for rezoning the properties located at 211 Diamond Road (Tax Map # 272 - 2 - 1) and 135 Diamond Road (Tax Map # 273 - 2 - 1) from AG - Agriculture District / RSF - Residential Single Family District, to RSF Residential Single Family District with proffered conditions. SITE CHARACTERISTICS: Zoning: AG Agricultural / RSF 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 139 single-family detached houses. Of the 139 single-family detached houses, 43 of the units would be on slightly smaller lots as proposed in the Cluster Housing Overlay (Item 3B). The development would include several new public streets, public sidewalks, pedestrian streetlights, street trees, public walking trails, and a minimum of 18 acres (approximately one-quarter of the site) of dedicated open space. 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 st op). 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 locations allowed as substantially conforming with the Master Plan. CHANGES TO THE MASTER PLAN SINCE THE AUGUST 14th 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. Subsequent to the September 11 th meeting, all three items were withdrawn. Two requests have been resubmitted: a request to rezone the property from Agricultural to Residential Single Family, and a request for a Special Exception Permit to allow the Cluster Housing Overlay. The following is a summary of the changes that have been made to the Master Plan since the design was originally presented in August: 1. The total number of units has been reduced from 150 to 139. 2. Both the August and September versions of the Master Plan included Single Family Attached housing. This has now been eliminated and all units will be detached. 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 137-139), and one additional lot has been added fronting on Diamond Road (Lot 90) 5. The developer is proposing to reduce the size of 43 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 18 acres of the site (1/4 of the total area) as open space, which cannot be developed. For more details, please see Item 3B. PROFFERED CONDITIONS: The application is voluntarily proffering the following conditions: 1. The property shall be developed in substantial conformance with “Simms Family Farm Masterplan”, Dated September 17, 2019, and last revised September 26, 2019 Prepared by Balzer and Associates, Inc. 2. All new homes constructed within the development shall have the following architectural treatments: a. Roof Materials shall be Architectural Grade Shingles, Designer Shingles and/or Metal. b. All front elevations shall have a combination of masonry finish and siding. c. All above grade foundations 3. Hours of construction associated with the development of the property, and the construction of homes on the property, shall be limited to: Between 7:00 A.M. and 5:00 P.M. Monday through Friday, and Between 8 A.M. and 3 P.M. on Saturdays. No construction associated with the development of the property, or the construction of homes on the property, shall take place on Sundays. (Staff Note: The intent of this proffer relates only to the initial construction of the subdivision and will not regulate individual homeowner “home -improvement” projects, e.g. building a new deck years after the house has been constructed.) 4. All homes constructed on the Cluster Lots shall be a Maximum of 1.5 (one and a half) stories high. 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. The report also determined that the increased per-vehicle delay at the intersection of West Club Drive and Upland Drive amounted to less than one half second per vehicle due to the expected additional traffic at buildout. 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 presen ted 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 hearin gs, 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 wou ld 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 ea st 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 recent 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 currently operating near capacity. GW Carver and South Salem, however, were designed with facility capacity that could be push ed 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 fo r 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: This request is related to the request for a Special Exception Permit for a Cluster Housi ng Overlay, in order to allow 43 houses to be constructed on slightly smaller lots. This request is contingent on this rezoning request being granted. 1208 Corporate Circle Roanoke, VA 24018 540.772.9580 www.balzer.cc Roanoke Richmond New River Valley Staunton Harrisonburg Lynchburg En v i s i o n i n g T o m o r r o w , D e s i g n i n g T o d a y September 26, 2019 Mr. Jay Taliaferro City Manager and Executive Secretary of the City of Salem Planning Commission City of Salem Community Development 21 South Bruffey Street Salem, VA 24153 RE: Simms Family Farm – Amended Application #3 Balzer and Associates, Inc. Job # 04190035.00 Rezoning and Special Exception Request Dear Mr. Taliaferro, On behalf of R. Fralin Companies, Inc. (Contract Purchaser/Developer) we are providing an amended application required to request a Rezoning for tax parcels 272-2-1 and 273-2-1, from AG- Agriculture and RSF-Residential Single Family, to RSF-Residential Single Family, with conditions, along with a Special Exception Permit for a Custer Housing Overlay on Tax Parcel 272- 2-1, to allow for up to 139 new single family detached residential homes. Project Narrative Existing Conditions The two existing parcels total approximately 66.7 acres located along the north side of Upland Drive. Approximately 2.98 acres is currently zoned RSF and the balance is zoned AG. The topography consists of several ridges with relatively steeper side slopes. The existing vegetation is a mixture of open field and wooded areas. The property has frontage on four roads, Homeplace Drive, Diamond Road, Upland Drive, and Franklin Street. This property is designated for residential use on the City of Salem Future Land Use Plan and is surrounded by existing Residential Development of varying densities. Community Vision The vision for this property is to develop a residential neighborhood with a variety of housing choices that is a continuation of, and complementary to, the existing surrounding neighborhoods. In doing so, significant open space is being preserved, and the most sensitive environmental areas and steep slopes are protected. By providing multiple access points, traffic will be dispersed throughout the existing network of streets which will limit the impact to any one neighborhood. While developing the Master Plan for this project it has been noted that this entire community lacks any pedestrian amenities such as sidewalks or trails. It is the intent of the project to provide not only sidewalks along each of the new streets, but also walking trails throughout the open space which will all be accessible by the surrounding community. Density This property will be developed as a single family detached residential subdivision of up to 139 homes. A minimum of 18 acres of the property will be dedicated as open space. The proposed unit counts, coupled with the open space areas, equates to an overall density of just 2.08 units per acre which is comparable to the densities found in the surrounding neighborhoods. Page 2 of 3 Residential Development Guidelines The development of all Single Family Detached Homesites will be in conformance with the RSF and COL development regulations found in the current City of Salem zoning ordinance. Open space A minimum of 18 acres of the property will be dedicated as open space and all the open space will be placed in open space easements, with the exception of areas needed for stormwater management or utility infrastructure. The open space will be minimally developed with walking trails and passive recreation areas suitable for hiking and exploring. The walking trails will be paved with a minimum width of 5 feet. All walking trails, sidewalks and open space will be available for use by the proposed community as well as the surrounding neighborhoods. Stormwater facilities and utility infrastructure will be permitted within the open space. Roads The proposed public roads will have a minimum right of way width of 50 feet. All roads will be paved and will include curb and gutter on both sides of the streets. Sidewalks will be provided along at least one side of all roads. All roads will be designed and constructed in accordance with City of Salem Standards. Street trees will be provided along all public roads. Residential Scale Street Lighting will be provided along all public roads. Up to 50 feet of Right of Way, and a 25 foot construction and slope easement, will be dedicated to the City of Salem along the entire frontage of Franklin Street. This dedication of property will provide the City with ample property to accommodate any future road widening and/or maintenance of Franklin Street in a section that currently has very limited Right of Way width. Access Vehicular access points will be made on Diamond Road and Upland Drive. Traffic counts were conducted along Diamond Road and Upland Drive and it has been determined that turn lanes are not warranted at any of the proposed access points. It is proposed that the existing intersection at Upland and West Club be converted to a four way stop with the development of this property. All sight distance requirements will be met with the final development plans. Amenities Significant open space, sidewalks, trails, street trees, and residential scale lighting area all planned with this development and are shown on the attached Development Plan. Utilities This project will be served by public water and sewer. Both water and sewer are available on the property and will be extended to serve the proposed homesites. All utilities including power, phone and data will be installed underground. Buffers The Single Family Cluster Residential lots will be screened and buffered from Upland Drive with a Type “C” Buffer yard as defined in the City of Salem Zoning Ordinance, and as indicated on the Master Plan. A Type “B” Buffer will also be provided along the northern property line as indicated on the Master Plan. Page 3 of 3 Cluster Housing Overlay As part of this project, the developer is requesting approval of a Cluster Housing Overlay which will provide the opportunity for a reduced lot size and the ability to provide a variety of housing choices. While the Cluster Housing Overlay allows for a minimum lot size of 4,500 sf and a minimum frontage of 40 feet, the developer will proffer a minimum lot width of 55 feet and a minimum lot size of 6,000 sf. The development plan shows there will be a maximum of 43 Cluster Housing Overlay Lots. The Cluster Housing Overlay requires a minimum of 15% open space, or one square foot for each square foot reduction in lot size below 9,000 square feet, whichever is greater. Because the Cluster Overlay will apply to all of tax parcel 272-2-1, 15% of the entire +/- 64 acres (approximately 10 acres) is required as open space. The proffered development plan shows that a minimum of 17 acres of open space will be provided on parcel 272-2-1 which is equal to approximately 26% of the total site area. Comprehensive Development Plan This project is in conformance with many of the Goals and Objectives defined in the City of Salem’s Comprehensive Plan. This project is sensitive to the existing surrounding neighborhoods by providing a development pattern and density that maintains, and enhances, the current development pattern found in the area. The variety of housing acknowledges and addresses the need for various housing types in the City of Salem. The preservation of open space, development of pedestrian amenities, street trees, and buffering will all enhance the neighborhood and directly address the goals of improving the beauty and appearance of the City of Salem and Preserving and Enhancing Open Space on Private properties. Summary The proposed development regulations and conceptual layout are fully outlined on the “Simms Family Farm - Master Plan” attached to this application. It is the petitioner’s intent that the “Simms Family Farm - Master Plan” be the official document that will guide the development of this property and has elected to proffer the Development Plan. This project provides an excellent opportunity to the City of Salem to gain new housing options that will be located in a development which is not only complementary to the surrounding neighborhoods, but also provides much desired pedestrian amenities to the area. Sincerely Balzer and Associates, Inc. Sean M. Horne Executive Vice President cc: B&A File 5 2 1 3 4 6 8 7 9 35 34 38 3941 57 404342 61 59 58 60 65 68 66 62 63 67 73 71 6970 76 72 7975 74 80 77 64 83 85 81 82 84 86 8887 91 89 94 95 96 97 93 100 90 9299 101103104 106 78 98105 UPLAND DRIVE U P L A N D D R I V E HOMEPL A C E D R I V E DI A M O N D R O A D FR A N K L I N STR E E T 10 11121314151617 1819 20 21 22 23 24 25 26 27 28 29 30 31 3233 130131 119 36 37 107 102 108 109 110 111 112 113 114 116 117 118 120 121 122 123 124 125 126127128129132133134135 136 137 138 TYPE "B" EVERGREEN LANDSCAPE BUFFER POTENTIAL TRAIL LOCATION GAZEBO/PICNIC AREA OPEN SPACE UP TO 50' RIGHT OF WAY DEDICATION 25' SLOPE AND CONSTRUCTION EASEMENT POTENTIAL TRAIL LOCATION CLUSTER LOTS (TYP.) CLUSTER LOTS (TYP.) SINGLE FAMILY LOTS (TYP.) SINGLE FAMILY LOTS (TYP.) SINGLE FAMILY LOTS (TYP.) POTENTIAL TRAIL LOCATIOIN OPEN SPACE TYPE "C" EVERGREEN LANDSCAPE BUFFER OPEN SPACE POTENTIAL SWM AREA (TYP.) POTENTIAL SWM AREA (TYP.) POTENTIAL SWM AREA (TYP.) 4445 46 47 48 49 50 51 52 53 54 55 56 115 SINGLE FAMILY LOTS (TYP.) 139 SKM JSF CMB 9/17/2019 1" = 100' SI M M S F A M I L Y F A R M MA S T E R P L A N CI T Y O F S A L E M , V I R G I N I A T H I S C O N C E P T U A L M A S T E R P L A N I S F O R R E Z O N I N G A N D P L A N N I N G P U R P O S E S O N L Y A N D I S N O T F O R C O N S T R U C T I O N EX-A 04190035.00 9/26/2019 PROJECT NO. REVISIONS SCALE DATE CHECKED BY DESIGNED BY DRAWN BY www.balzer.cc Roanoke / Richmond New River Valley / Staunton Harrisonburg / Lynchburg P L A N N E R S / A R C H I T E C T S E N G I N E E R S / S U R V E Y O R S 1208 Corporate Circle Roanoke, VA 24018 540.772.9580 1 WILLIAMSBURG •Approximate Finished SF: 2,131 •Approximate Unfinished Basement SF: 1,434 •4 Bedrooms, 2.5 Baths ASHTON •Approximate Finished SF: 2,191 •Approximate Unfinished Basement SF: 1,060 •4 Bedrooms, 2.5 Baths Simms Farm –Architectural Styles 2 DOVERCROFT •Approximate Finished SF: 2,879 •Approximate Unfinished Basement SF: 1,238 •4 Bedrooms, 2.5 Baths JAMESTOWN •Approximate Finished SF: 2,007 •Approximate Unfinished Basement SF: 1,245 •4 Bedrooms, 2.5 Baths Simms Farm –Architectural Styles 3 WASHINGTON •Approximate Finished SF: 2,475 •Approximate Unfinished Basement SF: 1,372 •4 Bedrooms, 2.5 Baths BRENTWOOD •Approximate Finished SF: 2,575 •Approximate Unfinished Basement SF: 1,648 •3 Bedrooms, 2.5 Baths Simms Farm –Architectural Styles 2 Simms Farm –Patio Home Architectural Styles *source: RVAR MLS MARGATE •Approximate Finished SF: 1,626 •3 Bedrooms, 2 Baths MADISON •Approximate Finished SF: 1,690 •Approximate Unfinished Bonus Room SF: 224 •3 Bedrooms, 2 Baths (0.5 Bath with Bonus Room) 4 Simms Farm –Design Features 5 Simms Farm –Design Features 6 Simms Farm –Design Features 7 Simms Farm –Design Features 8 Simms Farm –Design Features 9 Simms Farm –Design Features 10 Simms Farm –Design Features SIMMS FAMILY FARM PROFFERED CONDITION FOR REZONING FOR TAX PARCELS # 272-2-1 AND 273-2-1 DATE: September 26, 2019 The owners hereby voluntarily proffer and agree that if the subject Parcels are Rezoned to RSF- Residential Single Family with Conditions as requested in the Simms Family Farm Rezoning Request dated September 26, 2019 then: 1) The property shall be developed in substantial conformance with “Simms Family Farm Masterplan”, Dated September 17, 2019, and last revised September 26, 2019 Prepared by Balzer and Associates, Inc. 2) All new homes constructed within the development shall have the following architectural treatments: a. Roof Materials shall be Architectural Grade Shingles, Designer Shingles and/or Metal. b. All front elevations shall have a combination of masonry finish and siding. c. All above grade foundations shall be faced with brick, stone, synthetic stone or equivalent materials. 3) Hours of construction associated with the development of the property, and the construction of homes on the property, shall be limited to: Between 7:00 A.M. and 5:00 P.M. Monday through Friday, and Between 8 A.M. and 3 P.M. on Saturdays. No construction associated with the development of the property, or the construction of homes on the property, shall take place on Sundays. 4) All homes constructed on the Cluster Lots shall be a Maximum of 1.5 (one and a half) stories high. TURN LANE ANALYSIS FOR Simms Farm Upland Drive & Diamond Road City of Salem, Virginia B&A PROJECT #04190035.00 DATE: July 2, 2019 REVISED: August 5, 2019 REVISED: September 26, 2019 PLANNERS ARCHITECTS ENGINEERS SURVEYORS 1208 Corporate Circle Roanoke, Virginia 24018 Phone (540) 772-9580 1 Introduction: This traffic study is being provided to analyze the projected traffic from a proposed residential development located along Upland Drive and Diamond Road in the City of Salem. The property consists of Parcel ID’s 272-2-1 and 273-2-1 and totals approximately 65 acres. The proposed development consists of a maximum of 139 single-family lots. Current development on the property includes two residential houses with accessory buildings. There is driveway access from Upland Drive and Diamond Road. The proposed site will have a full access entrance on Upland Drive across from West Club Drive and a full access entrance on Diamond Road. Please see the attached concept plan for additional information. Existing Daily and Peak Hour Traffic: Existing traffic volumes for these roadways was not readily available. Manual traffic counts were obtained along Upland Drive and Diamond Road in the vicinity of the new entrances. These counts were performed on June 11, 2019 from 7 am to 9 am and 4 pm to 6 pm to capture the AM and PM peak hours. The traffic count data is provided at the end of this report as Attachment 1. For the intersection of Upland Drive and West Club Drive, it was determined that the AM peak hour occurred from 7:15 am – 8:15 am and the PM peak hour occurred from 4:45 pm – 5:45 pm. For the intersection of Diamond Road and the existing driveway, it was determined that the AM peak hour occurred from 7:00 am – 8:00 am and the PM peak hour occurred from 4:15 pm – 5:15 pm. It is assumed that the proposed project will be completed by the year 2024. Beyond the proposed development, it is not anticipated that these traffic volumes would increase significantly as a result of background traffic growth, mainly due to the fact that these residential areas are mostly built out. In order to provide a conservative analysis, a 1% growth factor per year has been applied to bring the background traffic to the buildout year. 2 Background Peak Hour Traffic Data Background Peak Hour Traffic Data 25 vph (51 vph) 42 vph (149 vph) Upland Dr. SITE KEY 00 vph = AM PH (00 vph) = PM PH Proposed Entrance 8 vph (9 vph) 8 vph (5 vph) Diamond Rd. SITE KEY 00 vph = AM PH (00 vph) = PM PH Proposed Entrance West Club Dr. 40 vph (34 vph) 26 vph (124 vph) 3 Proposed Site Generated Traffic: The trip generation calculations were based on the proposed land use shown on the concept plan created by Balzer and Associates, Inc. (please see Attachment 2). The policies and procedures found in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, were employed to determine the potential site generated traffic volumes for the proposed development. Traffic volumes for the average weekday and weekday peak hours of the adjacent street traffic are provided and illustrated in the Table and Figure below, respectively. Proposed Trip Generation: Trip Generation Land Use AM PEAK HR PM PEAK HOUR DAILY Proposed Development ITE Code Independent Variable Enter Exit Total Enter Exit Total Total Single-Family Detached Housing 210 139 D.U. 26 77 103 88 51 139 1,312 4 Turn-Lane Requirements: For the purposes of this analysis, the following assumptions were made regarding entering and exiting traffic at each entrance: - 35% of traffic will utilize the entrance on Diamond Road o 80% to/from south o 20% to/from north - 65% of traffic will utilize the entrance on Upland Drive across from West Club Drive o 60% to/from east o 40% to/from west The analyses to determine turn lane warrants on Upland Drive and Diamond Road to serve the proposed development were completed by following the procedures and methodologies found in the VDOT Road Design Manual, Volume I, Appendix F. Right-Turn Lane into Site from Upland Drive AM Peak Hour Analysis: - 10 Vehicles per Hour Turning Right into site from Upland Drive - Approach Volume = 42 VPH + 10 VPH = 52 VPH Upland Drive - Right Turn Lane Requirement, as per VDOT Road Design Manual, Appendix F: No Turn Lane or Taper Warranted (please see Attachment 3). PM Peak Hour Analysis: - 34 Vehicles per Hour Turning Right into site from Upland Drive - Approach Volume = 149 VPH + 34 VPH = 183 VPH Upland Drive - Right Turn Lane Requirement, as per VDOT Road Design Manual, Appendix F: No Turn Lane or Taper Warranted (please see Attachment 3). Left-Turn Lane into Site from Upland Drive AM Peak Hour Analysis: - 7 (21.8%) Vehicles per Hour Turning Left into site from Upland Drive - Advancing Volume = 25 VPH + 7 VPH = 32 VPH Upland Drive - Opposing Volume = 52 VPH Upland Drive -- Left Turn Lane Requirement, as per VDOT Road Design Manual, Appendix F: No Turn Lane or Taper Warranted (please see Attachment 3). 5 PM Peak Hour Analysis: - 23 (31.1%) Vehicles per Hour Turning Left into site from Upland Drive - Advancing Volume = 51 VPH + 23 VPH = 74 VPH Upland Drive - Opposing Volume = 183 VPH Upland Drive -- Left Turn Lane Requirement, as per VDOT Road Design Manual, Appendix F: No Turn Lane or Taper Warranted (please see Attachment 3). Right-Turn Lane into Site from Diamond Road AM Peak Hour Analysis: - 2 Vehicles per Hour Turning Right into site from Diamond Road - Approach Volume = 8 VPH + 2 VPH = 10 VPH Diamond Road -- Right Turn lane Requirement, as per VDOT Road Design Manual, Appendix F: No Turn Lane or Taper Warranted (please see Attachment 3). PM Peak Hour Analysis: - 25 Vehicles per Hour Turning Right into site from Diamond Road - Approach Volume = 8 VPH + 25 VPH = 33 VPH Diamond Road -- Right Turn lane Requirement, as per VDOT Road Design Manual, Appendix F: No Turn Lane or Taper Warranted (please see Attachment 3). Left-Turn Lane into Site from Diamond Road AM Peak Hour Analysis: - 7 (58%) Vehicles per Hour Turning Left into site from Upland Drive - Advancing Volume = 5 VPH + 7 VPH = 12 VPH Upland Drive - Opposing Volume = 10 VPH Upland Drive -- Left Turn Lane Requirement, as per VDOT Road Design Manual, Appendix F: No Turn Lane or Taper Warranted (please see Attachment 3). PM Peak Hour Analysis: - 6 (40%) Vehicles per Hour Turning Left into site from Upland Drive - Advancing Volume = 9 VPH + 6 VPH = 15 VPH Upland Drive - Opposing Volume = 33 VPH Upland Drive -- Left Turn Lane Requirement, as per VDOT Road Design Manual, Appendix F: No Turn Lane or Taper Warranted (please see Attachment 3). 6 Summary: Based on the data provided, the assumptions made, and the potential site generated traffic, the results of the analysis are: • The proposed development does not warrant any tapers or turn lanes on Upland Drive or Diamond Road. • Due to the addition of the fourth leg to the intersection at Upland Drive and West Club Drive, it is our recommendation that this intersection be converted to a 4- way stop control. F-63 WARRANT FOR LEFT-TURN STORAGE LANES ON TWO-LANE HIGHWAY FIGURE 3-9 FIGURE 3-10 Diamond Road - Left Turn Lane Warrant at Site Access AM/PM 10/33 12/15 F-79 Appropriate Radius required at all Intersections and Entrances (Commercial or Private). LEGEND PHV - Peak Hour Volume (also Design Hourly Volume equivalent) Adjustment for Right Turns For posted speeds at or under 45 mph, PHV right turns > 40, and PHV total < 300. Adjusted right turns = PHV Right Turns - 20 If PHV is not known use formula: PHV = ADT x K x D K = the percent of AADT occurring in the peak hour D = the percent of traffic in the peak direction of flow Note: An average of 11% for K x D will suffice. When right turn facilities are warranted, see Figure 3-1 for design criteria.* FIGURE 3-26 WARRANTS FOR RIGHT TURN TREATMENT (2-LANE HIGHWAY) *Rev. 1/15 NO TURN LANES OR TAPERS REQUIRED Diamond Road - Right Turn Lane Warrant at Site Access 25 33 PM F-63 WARRANT FOR LEFT-TURN STORAGE LANES ON TWO-LANE HIGHWAY FIGURE 3-9 FIGURE 3-10 Upland Road - Left Turn Lane Warrant at Site Access PM Peak Hr PM183 74 F-63 WARRANT FOR LEFT-TURN STORAGE LANES ON TWO-LANE HIGHWAY FIGURE 3-7 FIGURE 3-8 Upland Drive - Left Turn Lane Warrant at Site Entrance AM Peak Hr F-79 Appropriate Radius required at all Intersections and Entrances (Commercial or Private). LEGEND PHV - Peak Hour Volume (also Design Hourly Volume equivalent) Adjustment for Right Turns For posted speeds at or under 45 mph, PHV right turns > 40, and PHV total < 300. Adjusted right turns = PHV Right Turns - 20 If PHV is not known use formula: PHV = ADT x K x D K = the percent of AADT occurring in the peak hour D = the percent of traffic in the peak direction of flow Note: An average of 11% for K x D will suffice. When right turn facilities are warranted, see Figure 3-1 for design criteria.* FIGURE 3-26 WARRANTS FOR RIGHT TURN TREATMENT (2-LANE HIGHWAY) *Rev. 1/15 NO TURN LANES OR TAPERS REQUIRED Upland Drive - Right Turn Lane Warrant Across from West Club Start Time Right Thru Left Right Thru Left Right Thru Left Right Thru Left Total Hour Total 7:00 AM 0200000200004 7:15 AM 0400020000006 7:30 AM 0100010000002 7:45 AM 010000120000416 8:00 AM 020000010000315 8:15 AM 010000000000110 8:30 AM 030000000000311 8:45 AM 0100000000001 8 4:00 PM 0300000100004 4:15 PM 0200010100004 4:30 PM 0000001400005 4:45 PM 020000020000417 5:00 PM 040000010000518 5:15 PM 040000000000418 5:30 PM 000000010000114 5:45 PM 000000010000111 Diamond Rd. SB Ex. Driveway WB Diamond Rd. NB Ex. Driveway EB Start Time Right Thru Left Right Thru Left Right Thru Left Right Thru Left Total Hour Total 7:00 AM 000041200514035 7:15 AM 0000922301015050 7:30 AM 0000652401314053 7:45 AM 000055120742035173 8:00 AM 0000441901043044182 8:15 AM 000036120723033165 8:30 AM 000035140333031143 8:45 AM 00002390225023131 4:00 PM 0000817150125048 4:15 PM 0000518180372053 4:30 PM 0010823110671057 4:45 PM 00001219707128065223 5:00 PM 000082570952056231 5:15 PM 00001322120654062240 5:30 PM 000013301601267084267 5:45 PM 00001019170865065267 Ex. Driveway SB Upland Dr. WB West Club Dr. NB Upland Dr. EB ATTACHMENT 1 AG - Agriculture District BCD - Business Commerce District CBD - C ommuni ty Business District CUD - C ollege/U niversity District DBD - D owntow n Business District HBD - H ighway Business District HBD/HM - Highw ay Business/Heavy Manufacturing District HBD/LM - Highw ay Business/Li ght Manufacturing District HM - Heavy Manufactur ing Distr ict LM - Light Manufacturing District LM/HM - Light M anufacturing/Heavy Manufacturing District MHP - M anufactured Home Par k 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 T i t l e i s t D r i v e Sawyer Drive Sawyer DriveSimms Circle Upland Drive T i t l e i s t D r i v e Upland Drive H o m e p l a c e D r i v e Ea r l D r i v e Diamond Road Franklin Street Diamond Road F o r e s t C i r c l e F o r e s t Dri ve U p l a n d D ri ve Westclub Drive 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 Franklin Street Franklin Street Tyler Way P o ff L a n e (Pvt) Lucado, Grant, PB 11, PG 40 A r t h u r, G r a n t, P B 1 1 , P G 3 5 Duncan & Mullins, PB 10, PG 47 Charles R. Sim pson, Inc. Subd., PB 6, P G 82 Duncan,PB 9,PG 20 RichardsonResub.,DB302,PG289 H o ll a n d R e s u b .,P B 6 ,P G 9 9 H i d d e n V a ll e y F o r e s t (R e v i s e d )P B 2 ,P G S 7 9 ,8 0 H om ep lac e S ec t io n 1, P B 3, PG 23 0 (RC) H o m e p la c e S e c t i o n 1 , P B 3 , P G 2 3 0 (R C ) Homeplace Section 1, PB 3, PG 230 (RC) 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 ill s ,P B 4 ,P G 3 8 Forest Hil l s ,P B 4 ,P G 3 8 H i d d e n V a l l ey F ore st (R e vi s e d ) P B 2 , P G S 7 9, 8 0 West Club Forest, Sec. 5, PB 3, PG 71 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 D i a m o n d C r e s t E s t a t e s , P B 3 , P G S 9 0 , 9 1 Diamond Crest Estates, PB 3, PG S 90, 91 D i a m o n d C r e st E s tate s, P B 3,P G S 90,91 D i a m o n d C r e s t E s t a t e s , P B 3 , P G S 9 0 , 9 1 Mullins, PB 10, PG 44 SalemEnterprises,PB7,PG85 WestClubForest,Sec.1,PB1,PG8 S lu s h e r S u b d., P B 3, P B 1 1 0 A W e s t C lu b F o r e s t, S e c . 5 , P B 3 , P G 7 1 Hodges/Conley Resub, P B 9, P G 31 S i m p son,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 K illi n g e r II, P B 1 4 , P G 8 2 Heritage Dow ns, PB 15, PGS 16,17 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 5 0 5 0 30 5 0 50 50 50 30 40 5 0 5 0 50 50 50 50 50 50 50 50 50 5 0 40 50 5 0 50 50 Blk "2" Blk "1" Blk "3" Blk. 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.4 2 9 5 .6 4 103.53 14.0 5 0 .0 0 4 7.2 3 360.15 221.30 160.00 110.00 50.00 40.00 2 3 0.7 9 1 5 0.0 0 150.00 259.29 200.00 431.14 1 9 0.0 0 3 4 0.6 8 1 9 0.7 9 281.14 143.00 1 6 2 . 4 7 251. 46 151.33144.0124.00 294.74 68.00 100.00 100.00 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 65.00 6 2 .1 1 1 3 8 .5 0 52.85 1 0 6 .1 8 1 4 4 .2 8 1 6 2 . 4 6 6 5 .2 2 1 7 1 .0 0 9 0 .0 0 1 8 0 .0 3 5 6 .1 9 2 6 8 . 8 5 343.41 85.71 103.84 186.16 162.27 10 5.00 1 9 8. 0 8 115.00 105.00 23 0. 41 2 0 1 . 9 7 1 6 1.1 5 70.0 3 8 6 .3 1 5 7 .8 4 1 4 4 .3 4 98.53 80.46 105.86 117.95 133.46 101.98 100.50 15 0.34 7 5 .0 0 4 0 .5 4 27.2 4 68.0 0 55.1 0 100.00 1 0 0 .0 0 1 4 4 . 2 7 1 5 3 . 6 0 129.98 120.00 60.00 100.00 100.00 111.02 7 8.54 89.28 38.66 10 6.24 20 2.22 83.93 212.97 46.00 136.00 100.58 90.00 149.08 145.35 149. 20 160. 00 136.58 163.53 76.34 1 0 0.05 86.94 90.92 209.92 12 4. 96 13 3. 71 14 5. 60 12 3.1 9 10 0.4 3 8 5 .3 26 9 .11 1 0 0 .0 0 1 0 0 .0 0 6 6 .4 5 3 3 9 .4 2 2 3 0 .0 0 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 1 8 5 .0 0 1 3 0 .0 0 7 5 .6 8 1 1 2 .2 6140.0 0 1 9 0 .0 0 1 4 6 .9 6 1 2 3 .0 3 480.00 4 3 8. 4 1 2 7 4 .6 9 2 6 2.9 0 80.11 112.31 210.17 112.31 112.31 112.31 116.75 8 2 .8 3 60.66 1 01.70 1 6.0 9 1 02 .8 7 1 00 .9 0 21 9. 49 46.8 7 55.98 123.41 106.04 170.08 23 5.82 80.0080.0074.98 128.71 1 6 8. 3 3 2 1 0. 0 0 222.69 245.21 2 1 0 . 0 0 8 7.6 0 1 1 0.0 0 101.53 113.55 30.79 6 9 .9 2 119.0628.98 2 7 5. 0 0 2 9 0 . 5 0 7 7 .2 3 2 7 5. 0 0 3 2 4. 9 0 5 6 5.4 0 3 8 2.1 1 24 5. 46 110 .0 0 18 5.00 96 .0 7 94.13 149.13 1 2 0 . 2 2 1 1 9 . 6 29 7 .7 5 10 3.33 12 0.00 1 3 6. 0 8 1 3 6. 0 8 1 7 4 .2 0 22 3.339 4 .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 60.00 100.0035.3 1 2 0.0 0 12 7.45 150.88 1 4 .5 0 8 5 .5 0 104.10 144.10 54.6870.00 116.00 15 0.11 161.59 189.77 241.62 96.60105.00 105.00 118.95 94.83 77 .9 0 9 1 .8 4 42.22 2 5 .0 0 1 3 5.0 0 1 4 0.0 0 171.57 8 9 .8 1 1 3 5 .7 0 6 4 .7 2 120.00 43.16 7 2 .0 0 1 0 5.0 0 1 1 3 .0 6 71.88 125.00 188.73 1 0 9 .7 3 1 0 8 .9 3 1 0 5 .0 0 2 1 0 . 5 2 17 9. 40 1 5 6 . 5 7 2 1 1.9 8 166.39 81.60 3 7 .0 0 2 7 5. 0 0 3 0 7 . 1 2 3 0 3 . 4 1 286.12 299.90 105.00 105.00 87.89 203.05 138.24 171.18 204.12 86.93 100.60 99.70 300.00 99.70 120.00 105.00 100.00 120.00 120.00 120.00 120.00 105.00 300.00 300.00 300.00 90.00 90.00 90.00 90.00 58.11 191.12 204.00 188.67 173.33 158.00 108.28 121.48 193.14 91.30 91.24 152.90 250.00 162.00 192.18 88.20 23 4.85 24 9 .0 0 151.00 91.30 51.00 177.97 300.00 222.32 1 3 0 .0 0 13 0 .00 1 3 5 .0 0 124.52 86.00 146.96 112 .57 124.65 117.52 100.00 100.00 200.00 134.37 85.35110.34 165.21 176.47 180.51 184.54 1 0 1. 6 0 9 5 .0 0 105.00 95.21 1 3 9. 2 3 13.1 8 106.43 100.08 100.08 1 3 5 .0 0 1 3 5 .0 0 1 3 5 .0 0 1 2 6 .0 0 1 4 4 .0 0 1 6 2 .0 0 1 7 8 .9 1 196.00 189.73 183.51 191.77 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 72.41 9 5 .0 0 102.00 56.29 9 5 .0 0 5 5 .5 3 1 5 0 . 5 3 128.00 153.00 1 0 1. 6 1 2 2 8. 3 6 1 9 5 . 0 6 107.21 10 8.23 4 3 .1 9 15 1.42 16 5.00 13 0.00 40.4 8 145.66 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 30.8 6203.77 216.38 39.26 1 5 5 . 0 5 19 8. 61 110.59 104.88 75.53 100.00 120.79 115.00 115.00 115.00 30 4.62 149.23 2 8 3.91 118.16 30.86 140.34 72.4 1 8 8 .0 2 74.72 106.39 5 0.0 0 1 3 0. 4 5 1 6 3. 0 0 150.17 1 0 8 .1 1 143.70 190.00 94.35 132.35 138.00 100.00 132.56 160.00 75.00 100.00 80.00 95.00 107.00143.55154.00165.00 105.6495.57100.6086.81 135.00 100.00 175.00 173.23 153.23 7 3.54 16 6. 24 19 3. 23 200.36 112.83 2 1 4.73 1 3 0 .3 3 1 5 0 . 0 0 152.49 131.33 127.67 10 7.00 5 0 .0 0 52.81 15 7.00 20.33 90.69 95.00 93.00 88.00 90.00 89.70 100.00 130.00 140.32 147.87 152.58 127.65 100.53 8 8 . 0 0 164.27 138.20 85.00 6 0 .0 0 7 9 .2 0 1 2 8 . 3 3 1 4 6 .4 2 125.00 1 3 6 .6 5 9 5 . 0 0 8 5 .0 0 12 5. 00 10 3. 41 1 0 .3 7 1 2 6 .0 3 1 2 8 .6 9 92.02 13 2 . 5 4 1 0 0 . 4 8 1 0 0 . 0 0 14 9.43 160.60 100.00 117.53 159.76 187.18 14 2.00 1 3 6 .2 0 163.72 1 4 0 .0 0 1 4 0.0 0 1 6 0 .9 1 1 0 8 .2 5 1 0 0 . 0 0 1 0 0 . 0 0 2 7 .7 1 6 0 .0 0 1 0 0 . 0 0 1 5 7 . 3 1 53.15 53.15 1 1 4 . 6 1 90.00 75.00 90.00 90.00 1 1 7 . 2 6 142.53 102. 28 45.14 1 0 0 . 0 0 126.87 1 3 7.3 7 74.27 103.68 120.73 190.00 1 5 1. 2 7 4 6 .5 1 1 0 4. 7 6 171.45 186.53100.03 93.27 110.34 104.47 1 3 5.0 0 3 5.3 1 1 1 6 .2 51 0 9 . 3 5 8 4 .0 0 73.80 55.00 123.00 2 0 2. 0 0 79.55 13 3. 90 89.13 92.00 164.20 145.15 72.94 29.93 30.02 145.08 2 6 .3 9 7 7 .5 0 10.24 2 4 .0 1 28.32 1 9 .6 3 3 0 2 .2 5 5 3 3.5 2 708.20 4 1 8.3 9 9 8.3 9 2 0 9.7 1 2 3 0.0 0 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 5 3 9 .9 9 294.59 3 0 .0 0 39 4. 97 30.00 99.68 1 1 6 . 2 4 8 8 .1 0 12 150.18 8 4 .2 6 9 0 .0 0 1 3 9.0 9 1 9 6.2 5 1 8 0. 6 7 1 1 0 .0 0 266.53 38.58 84 . 11 1 2 0 .63 112.96 1 0 0 .0 0 2 0 3 . 5 6 129.36 1 2 3 . 0 0 90 . 0 0 9 1.3 8 83.00 111. 8 4 128.57 38.00 327.44 200.00 108.00 14 3.1 8 100.00 112.00 107.81 205.96 1 0 2.3 0 1 1 6 .6 2 78.53 39.27 1 7 2 .6 3 108.80 129.40 8 6 .4 0 100.00 174.00 27.42 78.79 140.90 34.73 125.00 33.73 1 1 8 .0 0 89.35 94.53 186.88 59.82 52.01 76.10 65.68 134.94 8 1 1 . 2 5 16 3 .78 101.60 5 3 . 6 5 28 .2 3 156.81 231.08 16 1.20 106.50 117.75 66.1 2 7 0 .4 9 1 1 9 .9 5 76.20 69.64 58.62 90.00 114.98 90.00 149.02 203.78 95.9 8 50.0 0 19 4.58 24 4.58 200.08 1 5 0. 0 0 105.52 98.30 165.66 63.88 143.96 90.00 32.09 29.67 90.00 90.00 90.00 90.00 90.00 375.10 100.00 43.13 148.40 119.67112.0484.10 49.52 71.63 200.70 79.55 8 0 .9 4 55.56 160.00 57.24 30.00 1 0 9.7 0 88.09 8 9.19 100.00 85.64 85 .7 0 1 7 .5 7 60.40 71.84 125.00 5 5 .1 7 280.13 65.00 70.50 457.82 218.33 111.00 67.00 4 0 .0 0 94.15 150.08 130.35 15 1. 03 70.6 9 95.84 114.38 1 0 0 .0 092.00 5 8 .3 3 47.14 332.92 62.1 2 94.07 69. 0 1 65. 6 8 66.97 401.54 1 1 9 . 5 9 1 8 3.2 9 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 2 0 1 2336 2401 2405 2409 2358 2410 2427 2 2 1 H o m e p l a c e D r i v e 2 3 1 3 1 1 3 0 1 172 8 1 720 1704 404 401 412 420 421 431 305 311 411 5 0 3 5 0 0 5 2 6 1 3 8 140 136 132 2 8 1 1 2 8 1 6 2 8 2 2 2 8 3 0 125 115 114 111 104 107 2 7 2 9 2 8 3 4 41 3 1 19 5 6 7 1 6 3 1 6 4 16 6 16 5 169 171 167 168 1 7 4172 17 3 17 5 1 7 7 1 7 9 5 8 60 10 18 2812 2825 2839 113 2 8 2 3 3 3 0 117 115 2831 2816 100 104 2 8 4 0 1 7 6 211-155 7 2 7 0 6 8 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 7 07 40 108 112 116 120 2 8 2 1 102 28 0 7 2600-2640 2610 2 7 2 2 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 2803 2811 2804 2836 4 8 58 66 2 8 2 7 2 8 3 1 90 9498 1 2 8 6 6 74 2817 2824 411 429 1 3 9 1 3 7 141 140 59 5 7 6 4 63 76 118 110 104 1 7 8 1 6 1 247 3 2521 2371 319 1712 1 7 4 3 235 2 4 1 2 1 1 439 445 3 2 2 3 1 2 3 0 0 135-155-211 Diamond Road 62 61 1 2 4 3 3 6 24 30 2431 2417 2 4 2 0 2421 2443 236 244 404 318 300 290 274 2 6 0 200 170 150 132 126 128 122 118 2 4 3 240 4 2 0 419 1 72 7 172 1 1733 1 7 3 7 142 405 2800 270 0 2708 2714 2 7 2 12713 2 7 3 0 1 3 1 126 1 3 4 28 0 0 280 8 2 4 2 0 2429 135 1 1 1 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. 0.332 Ac. 0.420 Ac. 0.314 Ac. 0.626 Ac. 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 fe et OCTOBER PLANNING COMMISSION ITEM 3A135 D IAMOND R D. AND 211 D IAM OND R D CITY OF SALEM Community Development DepartmentP.O. Box 869Salem, Virginia 24153-0869Phone: (540) 375-3032 Tax Parcel 272-2-1 & 273-2-1 Buildings Parcels City Limits Comme rcia l Dow ntown Econo mic De velopme nt A rea In dus trial In stitutio na l Mixed Use Public Pa rks and R ecre atio na l Reside ntia l Tran sitio nal Ta x Parcel 272 -2-1 & 273 -2-1 Bu ildings Pa rce ls City Limits SIMMS FAMILY FARM REZONING AUGUST 23, 2019 PROPERTY DESCRIPTION OF T.M. #272-2-1 AND #273-2-1 BEGINNING AT A POINT ALONG THE NORTHERLY RIGHT OF WAY OF UPLAND DRIVE AT THE SOUTHWEST CORNER OF T.M. #273-2-2; THENCE LEAVING T.M. #273-2-2 AND WITH UPLAND DRIVE THE FOLLOWING COURSES AND DISTANCES: S 64°48'34" W A DISTANCE OF 247.08', THENCE WITH A CURVE TURNING TO THE RIGHT WITH AN ARC LENGTH OF 162.46', A RADIUS OF 312.80', A CHORD BEARING OF S 79°41'19" W, A CHORD LENGTH OF 160.64', THENCE N 85°25'55" W A DISTANCE OF 664.10', THENCE N 55°10'49" W A DISTANCE OF 122.43', THENCE N 55°26'11" W A DISTANCE OF 200.11'; THENCE N 55°26'09" W A DISTANCE OF 89.31'; THENCE N 56°26'33" W A DISTANCE OF 363.46'; THENCE WITH A CURVE TURNING TO THE RIGHT WITH AN ARC LENGTH OF 138.95', A RADIUS OF 220.79', A CHORD BEARING OF N 38°24'49" W, A CHORD LENGTH OF 136.67', THENCE N 20°23'05" W A DISTANCE OF 225.69'; THENCE N 27°15'32" W A DISTANCE OF 86.05'; THENCE WITH A CURVE TURNING TO THE LEFT WITH AN ARC LENGTH OF 134.19', A RADIUS OF 145.95', A CHORD BEARING OF N 53°35'52" W, A CHORD LENGTH OF 129.51', THENCE N 79°56'11" W A DISTANCE OF 120.95', THENCE N 83°10'43" W A DISTANCE OF 306.43', THENCE N 78°55'49" W A DISTANCE OF 171.45' TO A POINT ON THE EASTERLY RIGHT OF WAY OF FRANKLIN STREET; THENCE LEAVING UPLAND DRIVE AND WITH FRANKLIN STREET THE FOLLOWING COURSES AND DISTANCES: N 02°58'16" E A DISTANCE OF 13.61', THENCE WITH A CURVE TURNING TO THE RIGHT WITH AN ARC LENGTH OF 123.44', A RADIUS OF 379.00', A CHORD BEARING OF N 12°18'04" E, A CHORD LENGTH OF 122.89', THENCE N 21°37'53" E A DISTANCE OF 64.83', THENCE WITH A CURVE TURNING TO THE LEFT WITH AN ARC LENGTH OF 142.04', A RADIUS OF 331.53', A CHORD BEARING OF N 09°21'29" E, A CHORD LENGTH OF 140.95', THENCE N 02°54'56" W A DISTANCE OF 161.27', THENCE WITH A CURVE TURNING TO THE RIGHT WITH AN ARC LENGTH OF 105.85', A RADIUS OF 220.03', A CHORD BEARING OF N 10°51'59" E, A CHORD LENGTH OF 104.83', THENCE N 33°17'20" E A DISTANCE OF 53.76', THENCE N 29°31'06" E A DISTANCE OF 72.98', THENCE N 40°59'06" E A DISTANCE OF 118.09', THENCE WITH A CURVE TURNING TO THE LEFT WITH AN ARC LENGTH OF 68.38', A RADIUS OF 83.63', A CHORD BEARING OF N 17°33'49" E, A CHORD LENGTH OF 66.49' TO A POINT AT THE SOUTHWEST CORNER OF T.M. #263-2-3; THENCE LEAVING FRANKLIN STREET N 73°42'42" E A DISTANCE OF 18.52'; THENCE LEAVING T.M. #263-2-3 AND WITH T.M. #263-2-4 S 47°47'18" E A DISTANCE OF 708.20'; THENCE N 75°19'13" E A DISTANCE OF 1076.97' TO THE WEST TERMINOUS OF HOMEPLACE DRIVE; THENCE WITH THE WEST TERMINUOS OF HOMEPLACE DRIVE S 14°40'47" E A DISTANCE OF 50.00'; THENCE LEAVING HOMEPLACE DRIVE S 75°19'13" W A DISTANCE OF 55.00'; THENCE S 14°40'47" E A DISTANCE OF 130.00'; THENCE N 75°19'13" E A DISTANCE OF 25.00'; THENCE S 14°40'47" E A DISTANCE OF 130.00'; THENCE S 42°07'47" E A DISTANCE OF 149.08'; THENCE S 88°10'47" E A DISTANCE OF 373.14' TO THE WESTERLY RIGHT OF WAY OF DIAMOND ROAD; THENCE WITH DIAMOND ROAD WITH A CURVE TURNING TO THE LEFT WITH AN ARC LENGTH OF 101.56', A RADIUS OF 295.63', A CHORD BEARING OF S 18°43'15" W, A CHORD LENGTH OF 101.06'; THENCE WITH A CURVE TURNING TO THE LEFT WITH AN ARC LENGTH OF 164.52', A RADIUS OF 131.74', A CHORD BEARING OF S 25°58'29" E, A CHORD LENGTH OF 154.04'; THENCE S 63°53'47" E A DISTANCE OF 260.39'; THENCE S 44°54'47" E A DISTANCE OF 48.47'; THENCE S 44°54'26" E A DISTANCE OF 66.27'; THENCE S 69°30'36" E A DISTANCE OF 368.94' TO A POINT; THENCE LEAVING DIAMOND ROAD S 66°23'31" W A DISTANCE OF 562.05'; THENCE S 23°31'26" E A DISTANCE OF 139.00'; THENCE S 64°48'34" W A DISTANCE OF 100.00'; THENCE S 23°31'26" E A DISTANCE OF 210.00' TO THE POINT AND PLACE OF BEGINNING CONTAINING 66.6879 ACRES AND BEING COMPRISED OF CITY OF SALEM TAX PARCELS 272-2-1 AND 273-2-1. SAID PROPERTY BEING LOCATED IN THE CITY OF SALEM, VIRGINIA. CITY OF SALEM ITEM 3B PLANNING COMMISSION STAFF REPORT Prepared by: Meeting Date: City Administrative Staff October 16, 2019 Report prepared: October 2, 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 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 43 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 6,0 00 square feet, a minimum 55 foot width for these lots, as well as the following minimum setbacks: 20 feet in the front yard, 15 feet in the rear yard, and 7 ½ feet in the side yard. It should be noted that a side yard setback of 7 ½ feet is the same minimum setback as for a standard minimum sized non -cluster Residential Single Family lot. The Cluster Overlay requires open space as compensation of the reduced lot sizes , and the Master Plan meets this requirement. ISSUES: 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. 5 2 1 3 4 6 8 7 9 35 34 38 3941 57 404342 61 59 58 60 65 68 66 62 63 67 73 71 6970 76 72 7975 74 80 77 64 83 85 81 82 84 86 8887 91 89 94 95 96 97 93 100 90 9299 101103104 106 78 98105 UPLAND DRIVE U P L A N D D R I V E HOMEPL A C E D R I V E DI A M O N D R O A D FR A N K L I N STR E E T 10 11121314151617 1819 20 21 22 23 24 25 26 27 28 29 30 31 3233 130131 119 36 37 107 102 108 109 110 111 112 113 114 116 117 118 120 121 122 123 124 125 126127128129132133134135 136 137 138 TYPE "B" EVERGREEN LANDSCAPE BUFFER POTENTIAL TRAIL LOCATION GAZEBO/PICNIC AREA OPEN SPACE UP TO 50' RIGHT OF WAY DEDICATION 25' SLOPE AND CONSTRUCTION EASEMENT POTENTIAL TRAIL LOCATION CLUSTER LOTS (TYP.) CLUSTER LOTS (TYP.) SINGLE FAMILY LOTS (TYP.) SINGLE FAMILY LOTS (TYP.) SINGLE FAMILY LOTS (TYP.) POTENTIAL TRAIL LOCATIOIN OPEN SPACE TYPE "C" EVERGREEN LANDSCAPE BUFFER OPEN SPACE POTENTIAL SWM AREA (TYP.) POTENTIAL SWM AREA (TYP.) POTENTIAL SWM AREA (TYP.) 4445 46 47 48 49 50 51 52 53 54 55 56 115 SINGLE FAMILY LOTS (TYP.) 139 SKM JSF CMB 9/17/2019 1" = 100' SI M M S F A M I L Y F A R M MA S T E R P L A N CI T Y O F S A L E M , V I R G I N I A T H I S C O N C E P T U A L M A S T E R P L A N I S F O R R E Z O N I N G A N D P L A N N I N G P U R P O S E S O N L Y A N D I S N O T F O R C O N S T R U C T I O N EX-A 04190035.00 9/26/2019 PROJECT NO. REVISIONS SCALE DATE CHECKED BY DESIGNED BY DRAWN BY www.balzer.cc Roanoke / Richmond New River Valley / Staunton Harrisonburg / Lynchburg P L A N N E R S / A R C H I T E C T S E N G I N E E R S / S U R V E Y O R S 1208 Corporate Circle Roanoke, VA 24018 540.772.9580 AG - Agriculture District BCD - Business Commerce District CBD - C ommuni ty Business District CUD - C ollege/U niversity District DBD - D owntow n Business District HBD - H ighway Business District HBD/HM - Highw ay Business/Heavy Manufacturing District HBD/LM - Highw ay Business/Li ght Manufacturing District HM - Heavy Manufactur ing Distr ict LM - Light Manufacturing District LM/HM - Light M anufacturing/Heavy Manufacturing District MHP - M anufactured Home Par k 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 T i t l e i s t D r i v e Sawyer Drive Sawyer DriveSimms Circle Upland Drive T i t l e i s t D r i v e Upland Drive H o m e p l a c e D r i v e Ea r l D r i v e Diamond Road Franklin Street Diamond Road F o r e s t C i r c l e F o r e s t Dri ve U p l a n d D ri ve Westclub Drive 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 Franklin Street Franklin Street Tyler Way P o ff L a n e (Pvt) Lucado, Grant, PB 11, PG 40 A r t h u r, G r a n t, P B 1 1 , P G 3 5 Duncan & Mullins, PB 10, PG 47 Charles R. Sim pson, Inc. Subd., PB 6, P G 82 Duncan,PB 9,PG 20 RichardsonResub.,DB302,PG289 H o ll a n d R e s u b .,P B 6 ,P G 9 9 H i d d e n V a ll e y F o r e s t (R e v i s e d )P B 2 ,P G S 7 9 ,8 0 H om ep lac e S ec t io n 1, P B 3, PG 23 0 (RC) H o m e p la c e S e c t i o n 1 , P B 3 , P G 2 3 0 (R C ) Homeplace Section 1, PB 3, PG 230 (RC) 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 ill s ,P B 4 ,P G 3 8 Forest Hil l s ,P B 4 ,P G 3 8 H i d d e n V a l l ey F ore st (R e vi s e d ) P B 2 , P G S 7 9, 8 0 West Club Forest, Sec. 5, PB 3, PG 71 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 D i a m o n d C r e s t E s t a t e s , P B 3 , P G S 9 0 , 9 1 Diamond Crest Estates, PB 3, PG S 90, 91 D i a m o n d C r e st E s tate s, P B 3,P G S 90,91 D i a m o n d C r e s t E s t a t e s , P B 3 , P G S 9 0 , 9 1 Mullins, PB 10, PG 44 SalemEnterprises,PB7,PG85 WestClubForest,Sec.1,PB1,PG8 S lu s h e r S u b d., P B 3, P B 1 1 0 A W e s t C lu b F o r e s t, S e c . 5 , P B 3 , P G 7 1 Hodges/Conley Resub, P B 9, P G 31 S i m p son,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 K illi n g e r II, P B 1 4 , P G 8 2 Heritage Dow ns, PB 15, PGS 16,17 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 5 0 5 0 30 5 0 50 50 50 30 40 5 0 5 0 50 50 50 50 50 50 50 50 50 5 0 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 Esmnt. 3 0 ' A c c e s s E a s e m e n t 3 0 ' A c c e s s E a s e m e n t 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 39.27 43.51 39.27 37.24 25.0 0 39.27 39.27 5 4 .4 5 3 9 .2 7 44.30 % % 203.08 50 .05 82.40 132.45 110.53 177.15 1 8 9 . 1 1 80.00 100.00 106.07 106.11 142.61 110.00 53.17 131.68 186.38 200.0 100.0 13 4.69 103.00 60.62 8 8 .4 9 18 8.50 38.58 140.57 249.13 66.21 84.26 124.88 59.00 3 2 1 . 7 7 166.34 84.46 1 5 0 . 9 0 1 4 4.8 0 3 1 0.0 0 2 6 0. 8 9 41 .5053.50 212.27 9.7 215.00 248.00 3 3 7.7 5 1 8 0.0 0 4 3 0 .0 0 4 7 6 .4 2 9 5 .6 4 103.53 14.0 5 0 .0 0 4 7.2 3 360.15 221.30 160.00 110.00 50.00 40.00 2 3 0.7 9 1 5 0.0 0 150.00 259.29 200.00 431.14 1 9 0.0 0 3 4 0.6 8 1 9 0.7 9 281.14 143.00 1 6 2 . 4 7 251. 46 151.33144.0124.00 294.74 68.00 100.00 100.00 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 65.00 6 2 .1 1 1 3 8 .5 0 52.85 1 0 6 .1 8 1 4 4 .2 8 1 6 2 . 4 6 6 5 .2 2 1 7 1 .0 0 9 0 .0 0 1 8 0 .0 3 5 6 .1 9 2 6 8 . 8 5 343.41 85.71 103.84 186.16 162.27 10 5.00 1 9 8. 0 8 115.00 105.00 23 0. 41 2 0 1 . 9 7 1 6 1.1 5 70.0 3 8 6 .3 1 5 7 .8 4 1 4 4 .3 4 98.53 80.46 105.86 117.95 133.46 101.98 100.50 15 0.34 7 5 .0 0 4 0 .5 4 27.2 4 68.0 0 55.1 0 100.00 1 0 0 .0 0 1 4 4 . 2 7 1 5 3 . 6 0 129.98 120.00 60.00 100.00 100.00 111.02 7 8.54 89.28 38.66 10 6.24 20 2.22 83.93 212.97 46.00 136.00 100.58 90.00 149.08 145.35 149. 20 160. 00 136.58 163.53 76.34 1 0 0.05 86.94 90.92 209.92 12 4. 96 13 3. 71 14 5. 60 12 3.1 9 10 0.4 3 8 5 .3 26 9 .11 1 0 0 .0 0 1 0 0 .0 0 6 6 .4 5 3 3 9 .4 2 2 3 0 .0 0 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 1 8 5 .0 0 1 3 0 .0 0 7 5 .6 8 1 1 2 .2 6140.0 0 1 9 0 .0 0 1 4 6 .9 6 1 2 3 .0 3 480.00 4 3 8. 4 1 2 7 4 .6 9 2 6 2.9 0 80.11 112.31 210.17 112.31 112.31 112.31 116.75 8 2 .8 3 60.66 1 01.70 1 6.0 9 1 02 .8 7 1 00 .9 0 21 9. 49 46.8 7 55.98 123.41 106.04 170.08 23 5.82 80.0080.0074.98 128.71 1 6 8. 3 3 2 1 0. 0 0 222.69 245.21 2 1 0 . 0 0 8 7.6 0 1 1 0.0 0 101.53 113.55 30.79 6 9 .9 2 119.0628.98 2 7 5. 0 0 2 9 0 . 5 0 7 7 .2 3 2 7 5. 0 0 3 2 4. 9 0 5 6 5.4 0 3 8 2.1 1 24 5. 46 110 .0 0 18 5.00 96 .0 7 94.13 149.13 1 2 0 . 2 2 1 1 9 . 6 29 7 .7 5 10 3.33 12 0.00 1 3 6. 0 8 1 3 6. 0 8 1 7 4 .2 0 22 3.339 4 .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 60.00 100.0035.3 1 2 0.0 0 12 7.45 150.88 1 4 .5 0 8 5 .5 0 104.10 144.10 54.6870.00 116.00 15 0.11 161.59 189.77 241.62 96.60105.00 105.00 118.95 94.83 77 .9 0 9 1 .8 4 42.22 2 5 .0 0 1 3 5.0 0 1 4 0.0 0 171.57 8 9 .8 1 1 3 5 .7 0 6 4 .7 2 120.00 43.16 7 2 .0 0 1 0 5.0 0 1 1 3 .0 6 71.88 125.00 188.73 1 0 9 .7 3 1 0 8 .9 3 1 0 5 .0 0 2 1 0 . 5 2 17 9. 40 1 5 6 . 5 7 2 1 1.9 8 166.39 81.60 3 7 .0 0 2 7 5. 0 0 3 0 7 . 1 2 3 0 3 . 4 1 286.12 299.90 105.00 105.00 87.89 203.05 138.24 171.18 204.12 86.93 100.60 99.70 300.00 99.70 120.00 105.00 100.00 120.00 120.00 120.00 120.00 105.00 300.00 300.00 300.00 90.00 90.00 90.00 90.00 58.11 191.12 204.00 188.67 173.33 158.00 108.28 121.48 193.14 91.30 91.24 152.90 250.00 162.00 192.18 88.20 23 4.85 24 9 .0 0 151.00 91.30 51.00 177.97 300.00 222.32 1 3 0 .0 0 13 0 .00 1 3 5 .0 0 124.52 86.00 146.96 112 .57 124.65 117.52 100.00 100.00 200.00 134.37 85.35110.34 165.21 176.47 180.51 184.54 1 0 1. 6 0 9 5 .0 0 105.00 95.21 1 3 9. 2 3 13.1 8 106.43 100.08 100.08 1 3 5 .0 0 1 3 5 .0 0 1 3 5 .0 0 1 2 6 .0 0 1 4 4 .0 0 1 6 2 .0 0 1 7 8 .9 1 196.00 189.73 183.51 191.77 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 72.41 9 5 .0 0 102.00 56.29 9 5 .0 0 5 5 .5 3 1 5 0 . 5 3 128.00 153.00 1 0 1. 6 1 2 2 8. 3 6 1 9 5 . 0 6 107.21 10 8.23 4 3 .1 9 15 1.42 16 5.00 13 0.00 40.4 8 145.66 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 30.8 6203.77 216.38 39.26 1 5 5 . 0 5 19 8. 61 110.59 104.88 75.53 100.00 120.79 115.00 115.00 115.00 30 4.62 149.23 2 8 3.91 118.16 30.86 140.34 72.4 1 8 8 .0 2 74.72 106.39 5 0.0 0 1 3 0. 4 5 1 6 3. 0 0 150.17 1 0 8 .1 1 143.70 190.00 94.35 132.35 138.00 100.00 132.56 160.00 75.00 100.00 80.00 95.00 107.00143.55154.00165.00 105.6495.57100.6086.81 135.00 100.00 175.00 173.23 153.23 7 3.54 16 6. 24 19 3. 23 200.36 112.83 2 1 4.73 1 3 0 .3 3 1 5 0 . 0 0 152.49 131.33 127.67 10 7.00 5 0 .0 0 52.81 15 7.00 20.33 90.69 95.00 93.00 88.00 90.00 89.70 100.00 130.00 140.32 147.87 152.58 127.65 100.53 8 8 . 0 0 164.27 138.20 85.00 6 0 .0 0 7 9 .2 0 1 2 8 . 3 3 1 4 6 .4 2 125.00 1 3 6 .6 5 9 5 . 0 0 8 5 .0 0 12 5. 00 10 3. 41 1 0 .3 7 1 2 6 .0 3 1 2 8 .6 9 92.02 13 2 . 5 4 1 0 0 . 4 8 1 0 0 . 0 0 14 9.43 160.60 100.00 117.53 159.76 187.18 14 2.00 1 3 6 .2 0 163.72 1 4 0 .0 0 1 4 0.0 0 1 6 0 .9 1 1 0 8 .2 5 1 0 0 . 0 0 1 0 0 . 0 0 2 7 .7 1 6 0 .0 0 1 0 0 . 0 0 1 5 7 . 3 1 53.15 53.15 1 1 4 . 6 1 90.00 75.00 90.00 90.00 1 1 7 . 2 6 142.53 102. 28 45.14 1 0 0 . 0 0 126.87 1 3 7.3 7 74.27 103.68 120.73 190.00 1 5 1. 2 7 4 6 .5 1 1 0 4. 7 6 171.45 186.53100.03 93.27 110.34 104.47 1 3 5.0 0 3 5.3 1 1 1 6 .2 51 0 9 . 3 5 8 4 .0 0 73.80 55.00 123.00 2 0 2. 0 0 79.55 13 3. 90 89.13 92.00 164.20 145.15 72.94 29.93 30.02 145.08 2 6 .3 9 7 7 .5 0 10.24 2 4 .0 1 28.32 1 9 .6 3 3 0 2 .2 5 5 3 3.5 2 708.20 4 1 8.3 9 9 8.3 9 2 0 9.7 1 2 3 0.0 0 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 5 3 9 .9 9 294.59 3 0 .0 0 39 4. 97 30.00 99.68 1 1 6 . 2 4 8 8 .1 0 12 150.18 8 4 .2 6 9 0 .0 0 1 3 9.0 9 1 9 6.2 5 1 8 0. 6 7 1 1 0 .0 0 266.53 38.58 84 . 11 1 2 0 .63 112.96 1 0 0 .0 0 2 0 3 . 5 6 129.36 1 2 3 . 0 0 90 . 0 0 9 1.3 8 83.00 111. 8 4 128.57 38.00 327.44 200.00 108.00 14 3.1 8 100.00 112.00 107.81 205.96 1 0 2.3 0 1 1 6 .6 2 78.53 39.27 1 7 2 .6 3 108.80 129.40 8 6 .4 0 100.00 174.00 27.42 78.79 140.90 34.73 125.00 33.73 1 1 8 .0 0 89.35 94.53 186.88 59.82 52.01 76.10 65.68 134.94 8 1 1 . 2 5 16 3 .78 101.60 5 3 . 6 5 28 .2 3 156.81 231.08 16 1.20 106.50 117.75 66.1 2 7 0 .4 9 1 1 9 .9 5 76.20 69.64 58.62 90.00 114.98 90.00 149.02 203.78 95.9 8 50.0 0 19 4.58 24 4.58 200.08 1 5 0. 0 0 105.52 98.30 165.66 63.88 143.96 90.00 32.09 29.67 90.00 90.00 90.00 90.00 90.00 375.10 100.00 43.13 148.40 119.67112.0484.10 49.52 71.63 200.70 79.55 8 0 .9 4 55.56 160.00 57.24 30.00 1 0 9.7 0 88.09 8 9.19 100.00 85.64 85 .7 0 1 7 .5 7 60.40 71.84 125.00 5 5 .1 7 280.13 65.00 70.50 457.82 218.33 111.00 67.00 4 0 .0 0 94.15 150.08 130.35 15 1. 03 70.6 9 95.84 114.38 1 0 0 .0 092.00 5 8 .3 3 47.14 332.92 62.1 2 94.07 69. 0 1 65. 6 8 66.97 401.54 1 1 9 . 5 9 1 8 3.2 9 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 2 0 1 2336 2401 2405 2409 2358 2410 2427 2 2 1 H o m e p l a c e D r i v e 2 3 1 3 1 1 3 0 1 172 8 1 720 1704 404 401 412 420 421 431 305 311 411 5 0 3 5 0 0 5 2 6 1 3 8 140 136 132 2 8 1 1 2 8 1 6 2 8 2 2 2 8 3 0 125 115 114 111 104 107 2 7 2 9 2 8 3 4 41 3 1 19 5 6 7 1 6 3 1 6 4 16 6 16 5 169 171 167 168 1 7 4172 17 3 17 5 1 7 7 1 7 9 5 8 60 10 18 2812 2825 2839 113 2 8 2 3 3 3 0 117 115 2831 2816 100 104 2 8 4 0 1 7 6 211-155 7 2 7 0 6 8 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 7 07 40 108 112 116 120 2 8 2 1 102 28 0 7 2600-2640 2610 2 7 2 2 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 2803 2811 2804 2836 4 8 58 66 2 8 2 7 2 8 3 1 90 9498 1 2 8 6 6 74 2817 2824 411 429 1 3 9 1 3 7 141 140 59 5 7 6 4 63 76 118 110 104 1 7 8 1 6 1 247 3 2521 2371 319 1712 1 7 4 3 235 2 4 1 2 1 1 439 445 3 2 2 3 1 2 3 0 0 135-155-211 Diamond Road 62 61 1 2 4 3 3 6 24 30 2431 2417 2 4 2 0 2421 2443 236 244 404 318 300 290 274 2 6 0 200 170 150 132 126 128 122 118 2 4 3 240 4 2 0 419 1 72 7 172 1 1733 1 7 3 7 142 405 2800 270 0 2708 2714 2 7 2 12713 2 7 3 0 1 3 1 126 1 3 4 28 0 0 280 8 2 4 2 0 2429 135 1 1 1 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. 0.332 Ac. 0.420 Ac. 0.314 Ac. 0.626 Ac. 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 fe et OCTOBER PLANNING COMMISSION ITEM 3B211 D IAMOND R D CITY OF SALEM Community Development DepartmentP.O. Box 869Salem, Virginia 24153-0869Phone: (540) 375-3032 Tax Parcel 272-2-1 Buildings Parcels City Limits Comme rcia l Dow ntown Econo mic De velopme nt A rea In dus trial In stitutio na l Mixed Use Public Pa rks and R ecre atio na l Reside ntia l Tran sitio nal Ta x Parcel 272 -2-1 Bu ildings Pa rce ls City Limits SIMMS FAMILY FARM CLUSTER HOUSING OVERLAY DESCRIPTION OF T.M. #272-2-1 BEGINNING AT A POINT ALONG THE NORTHERLY RIGHT OF WAY OF UPLAND DRIVE AT THE SOUTHWEST CORNER OF T.M. #273-2-2; THENCE LEAVING T.M. #273-2-2 AND WITH UPLAND DRIVE THE FOLLOWING COURSES AND DISTANCES: S 64°48'34" W A DISTANCE OF 247.08', THENCE WITH A CURVE TURNING TO THE RIGHT WITH AN ARC LENGTH OF 162.46', A RADIUS OF 312.80', A CHORD BEARING OF S 79°41'19" W, A CHORD LENGTH OF 160.64', THENCE N 85°25'55" W A DISTANCE OF 664.10', THENCE N 55°10'49" W A DISTANCE OF 122.43', THENCE N 55°26'11" W A DISTANCE OF 200.11'; THENCE N 55°26'09" W A DISTANCE OF 89.31'; THENCE N 56°26'33" W A DISTANCE OF 363.46'; THENCE WITH A CURVE TURNING TO THE RIGHT WITH AN ARC LENGTH OF 138.95', A RADIUS OF 220.79', A CHORD BEARING OF N 38°24'49" W, A CHORD LENGTH OF 136.67', THENCE N 20°23'05" W A DISTANCE OF 225.69'; THENCE N 27°15'32" W A DISTANCE OF 86.05'; THENCE WITH A CURVE TURNING TO THE LEFT WITH AN ARC LENGTH OF 134.19', A RADIUS OF 145.95', A CHORD BEARING OF N 53°35'52" W, A CHORD LENGTH OF 129.51', THENCE N 79°56'11" W A DISTANCE OF 120.95', THENCE N 83°10'43" W A DISTANCE OF 306.43', THENCE N 78°55'49" W A DISTANCE OF 171.45' TO A POINT ON THE EASTERLY RIGHT OF WAY OF FRANKLIN STREET; THENCE LEAVING UPLAND DRIVE AND WITH FRANKLIN STREET THE FOLLOWING COURSES AND DISTANCES: N 02°58'16" E A DISTANCE OF 13.61', THENCE WITH A CURVE TURNING TO THE RIGHT WITH AN ARC LENGTH OF 123.44', A RADIUS OF 379.00', A CHORD BEARING OF N 12°18'04" E, A CHORD LENGTH OF 122.89', THENCE N 21°37'53" E A DISTANCE OF 64.83', THENCE WITH A CURVE TURNING TO THE LEFT WITH AN ARC LENGTH OF 142.04', A RADIUS OF 331.53', A CHORD BEARING OF N 09°21'29" E, A CHORD LENGTH OF 140.95', THENCE N 02°54'56" W A DISTANCE OF 161.27', THENCE WITH A CURVE TURNING TO THE RIGHT WITH AN ARC LENGTH OF 105.85', A RADIUS OF 220.03', A CHORD BEARING OF N 10°51'59" E, A CHORD LENGTH OF 104.83', THENCE N 33°17'20" E A DISTANCE OF 53.76', THENCE N 29°31'06" E A DISTANCE OF 72.98', THENCE N 40°59'06" E A DISTANCE OF 118.09', THENCE WITH A CURVE TURNING TO THE LEFT WITH AN ARC LENGTH OF 68.38', A RADIUS OF 83.63', A CHORD BEARING OF N 17°33'49" E, A CHORD LENGTH OF 66.49' TO A POINT AT THE SOUTHWEST CORNER OF T.M. #263-2-3; THENCE LEAVING FRANKLIN STREET N 73°42'42" E A DISTANCE OF 18.52'; THENCE LEAVING T.M. #263-2-3 AND WITH T.M. #263-2-4 S 47°47'18" E A DISTANCE OF 708.20'; THENCE N 75°19'13" E A DISTANCE OF 1076.97' TO THE WEST TERMINOUS OF HOMEPLACE DRIVE; THENCE WITH THE WEST TERMINUOS OF HOMEPLACE DRIVE S 14°40'47" E A DISTANCE OF 50.00'; THENCE LEAVING HOMEPLACE DRIVE S 75°19'13" W A DISTANCE OF 55.00'; THENCE S 14°40'47" E A DISTANCE OF 130.00'; THENCE N 75°19'13" E A DISTANCE OF 25.00'; THENCE S 14°40'47" E A DISTANCE OF 130.00'; THENCE S 42°07'47" E A DISTANCE OF 149.08'; THENCE S 88°10'47" E A DISTANCE OF 373.14' TO THE WESTERLY RIGHT OF WAY OF DIAMOND ROAD; THENCE WITH DIAMOND ROAD WITH A CURVE TURNING TO THE LEFT WITH AN ARC LENGTH OF 101.56', A RADIUS OF 295.63', A CHORD BEARING OF S 18°43'15" W, A CHORD LENGTH OF 101.06'; THENCE WITH A CURVE TURNING TO THE LEFT WITH AN ARC LENGTH OF 164.52', A RADIUS OF 131.74', A CHORD BEARING OF S 25°58'29" E, A CHORD LENGTH OF 154.04'; THENCE S 63°53'47" E A DISTANCE OF 260.39'; THENCE S 44°54'47" E A DISTANCE OF 48.47'; THENCE WITH A CURVE TURNING TO THE LEFT WITH AN ARC LENGTH OF 17.83’, A RADIUS OF 14.73’, A CHORD BEARING OF N 79°35'18" W AND A CHORD OF 16.76’; THENCE S 65°44'11" W A DISTANCE OF 258.68’; THENCE S 23°31'26" E A DISTANCE OF 463.90’; THENCE S 64°48'34" W A DISTANCEOF 100.00'; THENCE S 23°31'26" E A DISTANCE OF 210.00' TO THE POINT AND PLACE OF BEGINNING CONTAINING 63.7046 ACRES AND BEING COMPRISED OF CITY OF SALEM TAX PARCEL 272-2-1. SAID PROPERTY BEING LOCATED IN THE CITY OF SALEM, VIRGINIA.