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Home My WebLink About11/14/2018 - Planning Commission - Agenda -RegularPlanning Commission Meeting AGENDA Wednesday, November 14, 2018, 7:00 P M Council Chambers, City Hall. 114 North Broad Street, Salem 1.C all to Order 2.C onsent Agenda A.Consent Agenda C onsider approval of the minutes from the October 10, 2018, work session and regular meeting. 3.New Business A.Amendment to the Zoning Ordinance Hold public hearing to consider the request of Dynamic Medical, LLC, property owner, for rezoning the property located at 1201 & 1203 Texas Street (Tax Map # 149-1-1.1) from RB Residential Building with conditions to HBD Highway Business District without conditions. B.Amendment to the Zoning Ordinance Hold public hearing to consider the request of 540 Properties, LLC, contract purchaser and Mechanical Development Company, Inc., property owner, for rezoning the property located at 229 Apperson Drive (Tax Map # 234-3-1) from LM Light Manufacturing District to HBD Highway Business District. C .Subdivision C onsider the request for preliminary approval of a proposed subdivision plat filed by T he Simms Family Limited Partnership, property owner, to be located in the 200 blk. of Diamond Road (Tax Map # 272-2-1). 4.Adjournment Work Session, Wednesday, November 14, 2018, 6:00 p.m., Council Chambers Conference Room UNAPPROVED MINUTES PLANNING COMMISSION WORK SESSION October 10, 2018 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 6:30 p.m., on October 10, 2018, 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 (absent), 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 James H. Stewart and Kenton N. Bohn, lessees, and Mechanical Services & Installation LLC, property owner, for rezoning the property located at 748 W. Fourth Street (Tax Map # 142-3-1) from LM Light Manufacturing District to HBD Highway Business District WHEREAS, staff noted the following: the subject property consists of a single parcel of approximately 0.3 acres, located on the southeast corner of the intersection of Fourth Street and Spring Street, to the south of the intersection of Fourth and Main Street. The property is currently occupied by a single story office space on the 4th Street side and two connected storage/warehouse spaces, which front on Spring Street. This request is to rezone the property to allow it to be used as a retail store. The proposed business buys used items such as electronics and then resells them, often online. This will be their first location in Salem, in addition to locations in Roanoke City. The new business will have 2-3 employees, and the applicant has indicated they would like to improve the property by adding landscaping; and WHEREAS, staff and the Commission discussed the rezoning request; and WHEREAS, a full and lengthy discussion was held regarding the request of James H. Stewart and Kenton N. Bohn, lessees, and Mechanical Services & Installation LLC, property owner, for rezoning the property located at 748 W. Fourth Street (Tax Map # 142-3-1) from LM Light Manufacturing District to HBD Highway Business District. 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 6:55 p.m. _____________________________ Chair ________________________________ Executive Secretary Planni ng Commi ssi on Meeti ng M INUTES Wednesday, October 10, 2018, 7:00 P M Council Chambers, City Hall. 114 North Broad Street, Salem 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, Assistant C ity Manager and Executive Secretary; C harles E. VanAllman, J r., Director of C ommunity Development Department; Benjamin W. Tripp, C ity Planner; and William C. Maxwell, Assistant C ity Attorney. 2.C onsent Agenda A.Minutes Consider approval of minutes from the September 12, 2018, 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 J ames H. Stewart and Kenton N. Bohn, lessees, and Mechanical Services & Installation LLC, property owner, for rezoning the property located at 748 W. Fourth Street (Tax Map #142-3-1) from LM Light Manufacturing District to HBD Highway Business District. T he Executive Secretary reported that notice of such hearing had been published in the September 27, and October 4, 2018, issues of the Salem Times Register and adjacent property owners were notified by letter mailed September 25, 2018. Staff noted the following regarding the rezoning request: the subject property consists of a single parcel of approximately 0.3 acres, located on the southeast corner of the intersection of Fourth Street and Spring Street, to the south of the intersection of Fourth and Main Street. T he property is currently occupied by a single story office space on the 4th Street side and two connected storage/warehouse spaces which front on Spring Street. T his request is to rezone the property to allow it to be used as a retail store. T he proposed business buys used items such as ChairChairChair electronics and then resells them, often online. T his will be their first location in Salem, in addition to locations in Roanoke City. T he new business will have 2-3 employees, and the applicant has indicated they would like to improve the property by adding landscaping. C hair Daulton opened the public hearing and asked if there was anyone to speak. J ames Stewart, Lake Bluff, Illinois, lessee, appeared before the C ommission explaining the rezoning request. He noted that he and his business partner are interested in operating a retail business at this location, and after meeting with Mr. Tripp and Mrs. Wines, they were informed that the property was not zoned correctly for retail. So, they are requesting to rezone the property to HBD Highway Business District. C hair Daulton asked him what type of retail business would this be. Mr. Stewart explained the business concept and noted it is basically a resale business that is mostly done on the Internet. With this concept, people can bring their goods to trade or sell. C ommissioner Garst noted if he understood correctly, they have a retail location to get people to bring their goods in and then they typically sell it online. He asked Mr. Stewart is this was correct. Mr. Stewart noted that this is correct to a degree. T here is a little bit of an overlap. In other words, they may have customers who come to buy something, and they have something to trade in. T heir largest retail turnover is in game systems so there are a lot of people bringing games to upgrade and get different games. However, there is a large portion who come to just sell. C ommissioner Conner noted if he heard him correctly this particular location will be geared more towards online sales and try to drive the foot traffic to the store in Roanoke. Mr. Stewart noted not to necessarily drive the foot traffic but any larger items that is not conducive to selling online then they have an outlet to sell them. Vice C hair King noted they have a letter from the property owner. She asked him if he understood that the Commission is being asked to rezone the property and is not a personal permit for the lessees. T his would change the zoning of the property no matter who owns or leases the property. Mr. Stewart noted he understands this. Further, they were given permission by the owner to file for the rezoning. C hair Daulton noted that he mentioned they had changed the location in Roanoke to a pawn shop. She asked if they have intentions for this location to be a pawn shop in the future. Mr. Stewart noted that he did not think so because it is not large enough from a storage perspective. Also, the security aspect would be greater if they went to an advocated pawn shop in this area. At this point in time, it is certainly not on their radar. Vice C hair King asked him if most of the locations they have across the country generally do not change to pawn shops. He noted that most of the stores they have owned have been strictly retail stores. T he one in Roanoke is the only store they have turned into a pawn shop, and it was primarily due to their customers asking them to do this. C hair Daulton asked him what was the advantage of having a location in Salem when they already have a store in Roanoke. He mentioned that it is typically demographics and a density of demographics. Further, they have a lot of customers who drive from this area to the Williamson Road location. Also, he has seen how Salem has progressed over the years he has been coming to this area, and it is attractive from that perspective. C ommissioner Beamer asked him if they would be open five or six days a week. Mr. Stewart noted that it would be six days a week, and they would be closed on Sundays. T hey are projecting they would be open from 10 am to 6 pm. C ommissioner Garst asked Mr. Stewart is he could tell him the things that differentiate a pawn shop from his retail model. Mr. Stewart noted collateralized loans essentially. In other words, with a resale shop a customer sells them a watch for $100, and then it is theirs to sell. With a pawn shop, a person gives them the watch, and the owner has the right to come back and buy it back at $115 next month. It stays in their possession until the person comes in to pay off the loan or pay the principal and the interest. C ommissioner Beamer asked if they have any other locations in Virginia besides the one in Roanoke. Mr. Stewart noted the original owner of Cash C onverters had six or seven stores in Virginia Beach and the Hampton Roads area, etc. He sold out to Easy Pawn about four years ago, and they purchased the store in Roanoke from him because Easy Pawn did not want this one as it was so far the other stores. C ommissioner Garst asked staff if the HBD zoning would allow for a pawn store, and Mr. Tripp noted that it would allow for this use. T here was further discussion regarding pawn stores in general and the fact that there is one right down the street from this location. Mr. Stewart noted at this point they are not interested in doing a pawn store. If the business model changes, then they might look at this. C hair Daulton asked if there is enough parking for the business, and Mr. Tripp noted that staff had looked at parking, and there is sufficient parking. Mr. Stewart noted he believes there are eight to ten parking spaces. Vice C hair King asked if they would be using the entire building because she noticed that it connects to the two big storage buildings. Mr. Stewart noted the property owner has storage in the two buildings so at this point they will not be using them. Roger Martin, who owns the adjacent building at 736 West Fourth Street, appeared before the C ommission. He noted that his concern is the parking for the proposed building. He stated there are ten parking spaces, and he questions if this is sufficient parking when they will have a couple of workers plus the people coming in to shop. He has three renters in his building, and he is concerned that the overflow of traffic will come over to his building. T here are times when his building uses every space they have. He does not have a problem with the business. Chair Daulton asked staff if Mr. Martin could put signs on his building that the parking is for his building. Mr. Tripp noted that it is his property, and he could put signs up and also tow anyone who may park there from the proposed business. Mr. Martin noted that he was aware he could put up signs, but reality tells him there will be more people coming than the parking they have. T here was further discussion regarding the parking for the proposed building. Mr. Tripp noted that he and Mrs. Wines met with the applicants, and they looked at the parking as part of the review. He further explained the code requirements for the retail space, and they determined there was adequate parking to meet the code. Mr. Taliaferro noted that the request is to rezone the property from LM Light Manufacturing District to HBD Highway Business District. During the plan review process, there will be a zoning permit. At that point, C ommunity Development will look at the use and the required number of parking spaces, and the applicant will have to provide the number of spaces or they cannot get the permit to occupy the building. Mr. Stewart noted that their intention is to not have a retail floor. He stated will be partitioning off part of the space and using about 1/3 of the space for the public. He estimated it would be about 800 or 900 square feet. T he intention is not to attract people to come and shop as much as people to come and sell their items. Most of those transactions are completed in less than 10 minutes. He doubts they will have the parking lot full with people wanting to sell things, and he would be grateful to have that problem, but they certainly do not expect to have that amount of traffic. At the current store in Roanoke, they do about 45 to 50 purchase transactions per day. At this location, their goal for the first year is to average about 15 a day. Again, they are not attracting retail customers. Further, they will only have two staff members working. He understands Mr. Martin's concern and appreciates that it is a valid concern. 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. T here was further discussion regarding the available parking, and it was noted there should be some parking on Spring Street. Mr. VanAllman noted that they base required parking on the use of the building and not the zoning. J ackson Beamer motioned to recommend to the Council of the City of Salem that the request of J ames H. Stewart and Kenton N. Bohn, lessees, and Mechanical Services & Installation LLC , property owner, for rezoning the property located at 748 W. Fourth Street (Tax Map #142-3-1) from LM Light Manufacturing District to HBD Highway Business District be approved. Reid Garst seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King 4.Adjournment T he meeting was adjourned at 7:27 p.m. CITY OF SALEM ITEM 3A PLANNING COMMISSION STAFF REPORT Prepared by: Meeting Date: City Administrative Staff November 14, 2018 Report prepared: November 8, 2018 RE: Hold public hearing to consider the request of Dynamic Medical, LLC, property owner, for rezoning the property located at 1201 & 1203 Texas Street (Tax Map # 149 -1-1.1) from RB Residential Building with conditions to HBD Highway Business District without c onditions. SITE CHARACTERISTICS: Zoning: RB Residential Business, with conditions Future Land Use Plan Designation: Commercial Existing Use: Single Family Residence Proposed Use: Office/Laboratory, without conditions BACKGROUND INFORMATION: The subject property consists of a single parcel of 0.522 acres, located on the north side of Texas Street, to the west of the intersection with Lynchburg Turnpike. The property contains two one- story brick office buildings. On December 12, 1988, City Council approved to rezone the property from Residential District R-1 to Residential-Business R-B with the following conditions: (1) The project will be constructed in substantial conformance with the Conceptual Plan by T. P. Parker & Son dated October 4, 1988 (2) Building "A" will be constructed within one year of the date of approval of the rezoning. Building "B" will be constructed within four years of the date of approval of the rezoning~ and (3) Building "A" will be used for professional real estate appraisal services and related activities. Building "B" will be used as rental space for professional offices, real estate appraisal, and/or other similar occupations. Currently Dynamic Medical, a general office, occupies 1201 Texas Street (Building B) and Chlo e White Agency, Inc., an insurance office, occupies 1203 Texas Street (Building A). Dynamic Medical is a medical office-consulting firm that pairs medical practices with laboratories. The applicant proposes to expand their business and add the processing of samples on site to alleviate the shipment to other laboratories. This request is to rezone the property to allow it to be used as an office/laboratory. The applicant has stated that no patients will be seen on site and less than six vehicles will be parked. Building A will remain an insurance office at this time. ISSUES: None. 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 Glenmore Drive T e x a s S tr e e t Lynchburg Turnpike Sherwood Road Corporate Boulevard C o r p o r a t e B o u l e v a r d Shoteka Hill (Private) Ridgeland, PB 2, PGS 69, 85 (RC) Salem Industrial Park, PB 4, PG 90 (RC) Salem Industrial Park, PB 4, PG 90 (RC) Bru g h R e s u b .,P B 8 ,P G 2 7 C ity of S ale m , P B 1 1, P G 6 5 C ity o f S ale m , P B 7, P G 6 4 City of Salem, PB 13, PGS 49-52 C ity of S ale m , P B 1 3, P G S 4 9-5 2 C ity o f S ale m , P B 1 4, P G S 5 1 ,5 2 Ci ty o f S a le m, P B 1 4, P G S 5 1 ,5 2 C ity of S ale m , P B 1 4, P G S 8 1 6 7 8 9 A-2 A-1 5 2 1 3 A B B 11A 3B 3A 50 60 1 0 0 60 6 0 6 0 50 Taylor Lodge # 23 City of Salem City of Salem Stormwater Management Parcel 10 3 4 5 6 8 9 2 1 3 7 2 2.1 2.2 1.1 1 4 5 1 4.1 4 1.6 7 41.92 828.94 350.69 2 0 9 .4 6 205.06 108.00 117.75 225.75 310.00 295.00 1 2 3 .2 328.80 270.51 105.00 92.97175.73 181.70 204.10 90.00 90.00 42.23 64.91 135.08 200.70 203.80 3 1 .3 0 2 9 . 4 0 308.33 232.50 9 8 .1 1 143.96 22.43 47.57 5 8 . 9 3 43.0016.8 0 1 1 8 .7 5 28.70 56.43 80.00 133.50 1 0 1 .9 5 20.00 153.50 5 9 .8 1 102.63 1 1 7 . 1 7 7 1.1 4 1 2 7.6 4 1 5 3 . 3 7 1 4 5 .7 0 2 7 7 . 7 7 2 4 5 . 6 5 2 6 3.2 7 360.42 2 0 0.0 9 3 5 9.3 7 193.99 254.56 202.15 170.77 159.33 187.57 68.82 77.73 5 6 . 6 9 1 1 9 . 2 6 1 1 9 . 7 8 4 7 . 9 0 173.37 77.43 106.13 2 2 1 .1 2 1 8 5 . 4 9 29.88 3 0 3 .2 3 1 0 7 .6 8 63.53 269.55 16.81 27.34 792.00 806.00 1 2 11 2 1 0 0 8 (F o otb all S ta diu m ) 1312 1 2 0 0 1145 1135 1129 1123 425 1221 1309 444 1203 1155 1226 1218 1209 1 2 0 3 1 2 0 1 1208 1130 1 0 1 1 0 4 112 113 1 1 8 1 107 6.056 Ac. 0.644 Ac. 3.41 Ac. 3.75 Ac. 7.21 Ac. 1.12 Ac. 0.318 Ac. 0.208 Ac. 0.364 Ac. 0.522 Ac. 0.854 Ac. 3.602 Ac. 1.590 Ac. 2.187 Ac. 1.813 Ac. 0 125 25062.5 Feet±1 inch = 125 feet NOVEMBER 2018 PLANNING COMMISSION 1201 & 1203 TEXAS STREET CITY OF SALEM Community Development DepartmentP.O. Box 869Salem, Virginia 24153-0869Phone: (540) 375-3032 Tax Parcel 149-1-1.1 Buildings Parcels City Limits Commercial Downtown Economic Development Area Industrial Institutional Mixed Use Public Parks and Recreational Residential Transitional Tax Parcel 149-1-1.1 Buildings Parcels City Limits " " • L 2. 3. NOTES: LOCATION OF UNDERGROUND UTILITI!lS IS BASED ON ~IELD SURVEYS, ORIGINAL CONSTRUCTION PLANS AND AVAILABLE RECORDS. THE CONTRACTOR SHALL VERIFY LOCATION OF ALL UTILITIBS PRIOR TO BEGINNING CONS·ERUCTION. THE SUBJECT PROPERTY IS NOT WITHIN THE LIMITS OF THE 100 YEAR c'LOOO BOUNDARY AS SHOWN ON THE FEMA FLOOD BOUNDARY MAP AND HAS NOT BEEN VERIFIED BY ACTUAL FIELD ELEVATIONS. THIS PLAT IS SUBJECT TO INFORMATION WHICH MAY BE DISCLOSED BY A TITLE REPORT BY A LICENSBD ATTORNEY. PROPE.RTYOF ROAl'-JOKE.. COLLE.GE. TRUSTE.£5 TAX ~0 148 ·01 ·01 2.01-JE.D R • "2. I / I I I I I I I -- BUlLOl!sJG,' E," PROFOSE.D I· sr0RY OFFICE. BUILD\~ 1,~00 ~Q..FT. 8 ~ ,.., i ....,, PROPERTYOF LEO VA.l--JCE. 8c. DOROT\--\Y 00~N STE.\vART ,--""X 1--12. 14"1 • o I -0 I "Z.01--.lE.D R-1 0.52..2. Ac.. ~, 7~8 .~"2. ':::,IQ_. FT. C\' 10' C\' ',' ("NP.) /' ('NP.) ~ GRA"=>S. 1~~0 ) PA\IEO -----PAR.Kit-JC.. ----- AREA l·ST=-t CFFlC.E. l!,U\\..DIJ..X. 1,aoos.c:;i.FT. 4&' 0 r EXl~T. e:o<:,e:. Cir' PAVEMENT~--...... ~ \ ---- TEXAS ------ \ I \ STREET \\ ---. \\ ' I ' \ \\ \ ---- \ \ I I I \ ----- \ I \ \ ', ,, \:,, I ,, '" ( ' ~ I I T"f PE.' e; BUFFE.RYAR.D SMAlL E.\li:..R<=-R'E..EJ..l ~E.E..c;. ("NR) LN v( (c' ~ VlClt---.lll"Y MAP € ~ "- I ' It: . r--- PROP'E.R:lY 0~ ROBERT MlDRE.'w & BOYE.TTE PA I R\C.IA F. BRUG~ ,~ 1--J~ 14-C\-Ol·Oc... -Z.01'1~O R-1 .SMALL E.VER<!>~ SHRUE!6 (T"YP.) 10' ~· o' I'! ~mr• • -~ -~JI GRAPHIC 10' 20' I SCALE J 1"= 10· CONCEPTUAL PLAN FOR BILLIE A. GOLDING SCALE: 1 "= 1 O' SITUATE TEXAS STREET SALEM, VIRGINIA DATE: OCT. 4, 1988 REVISIONS t-:0-:-A=,T E::-,,--------------.---::B-:cY--1 DESIGNED BY D:W. B · ----,>------,--------+----! DRAWN BY 0:W.B. t---1-----------+--I CHECKED BY __ _ WO., 88•182.4- t---t--------------t----l NB ____ _ t---il-----------+--1 TAX ; 14"1-0\ -01 'f. P. PARKER & SON engineers & st1rveyors, ltd. TELEPHONE (703) 387-1153 PO BOX 39, SALEM, VIRGINIA 24153 gL------,,---:-:----;--,-:----:---:--,-------------------------------------__:------------------------------------------------------------~----------------------------------------------~ =:!)• amerlcan blueprint of columbla j i CITY OF SALEM ITEM 3B PLANNING COMMISSION STAFF REPORT Prepared by: Meeting Date: City Administrative Staff November 14, 2018 Report prepared: November 8, 2018 RE: Hold public hearing to consider the request of 540 Properties, LLC, contract purchaser and Mechanical Development Company, Inc., property owner, for rezoning the property located at 229 Apperson Drive (Tax Map # 234-3-1) from LM Light Manufacturing District to HBD Highway Business District. SITE CHARACTERISTICS: Zoning: LM Light Manufacturing Future Land Use Plan Designation: Inudstiral Existing Use: Vacant Proposed Use: Car Wash BACKGROUND INFORMATION: The subject property consists of a single parcel of approximately 0.5 acres, located near the intersection of Apperson Drive and South Colorado Street. It is triangularly shaped, and bounded by Apperson Drive on the southwest, by Riverland Drive to the no rth, and by Brook Avenue on the east. The property is currently vacant. This request is to rezone the property to allow it to be used for a car wash. The applicant has proposed a single story, brick or block building for the site. There will be no direct access from Apperson Drive, and access will be handled from Riverland Drive and will exit onto Brook Avenue where it can circulate back to the light. A vacuum and parking area is proposed at the front of the property. ISSUES: This property is partially located within the 100-year and 500-year floodplains. PLANNERS • ARCHITECTS • ENGINEERS • SURVEYORS ROANOKE • RICHMOND • NEW RIVER VALLEY • STAUNTON • HARRISONBURG • LYNCHBURG 1208 Corporate Circle • Roanoke, Virginia 24018 • (540) 772-9580 • FAX (540) 772-8050 TWIN OAKS CAR WASH 229 Apperson Drive Salem, VA 24153 Mr. Jay Taliaferro Assistant City Manager City of Salem 114 North Broad Street Salem, VA 24153 RE: Rezoning Request Narrative for Parcel 234-3-1 Proposed Use: Car Wash On behalf of 540 Properties, LLC (Current Contract Purchaser of the Subject Property), and Mechanical Development Company, Inc. (Property Owner), we are requesting to rezone property at 229 Apperson Drive (+/- 0.501 acres), further identified as City of Salem tax parcel 234-3-1. The property is currently zoned Light Manufacturing (LM) and we are requesting a rezoning to High Business District (HBD) to facilitate a car wash use on the currently vacant property. The proposed development will consist of a one-story car wash building including two (2) fully enclosed bays for vehicle washing. The two wash bays will be fully automatic equipment “Touch-less” and/or “Soft Touch” systems. Other improvements to the property include vacuum spaces for patrons utilizing the car wash. Access will be provided to the pay stations/wash bays from Riverland Drive and a bypass lane will be provided. Vehicles will exit the property onto Brook Avenue. A conceptual site plan has been included outlining the proposed improvements for your reference. Please see Exhibit-A for additional details. The proposed one-story building will be approximately +/- 2,000 s.f. and will be designed with traditional building materials to compliment the surrounding commercial corridor. An example of a similar building has been provided and included in the submittal package as Exhibit B. The proposed use conforms to the general guidelines and policies contained within the City of Salem Comprehensive Plan, which encourages the redevelopment of commercial areas with special emphasis on certain corridors including Apperson Drive. The plan will allow for appropriate commercial development that will not only provide real estate tax revenue, but will also provide needed services to community residents and commuters. PLANNERS • ARCHITECTS • ENGINEERS • SURVEYORS ROANOKE • RICHMOND • NEW RIVER VALLEY • STAUNTON • HARRISONBURG • LYNCHBURG 1208 Corporate Circle • Roanoke, Virginia 24018 • (540) 772-9580 • FAX (540) 772-8050 The current land use as identified on the Official Existing Generalized Land Use Map of the City of Salem is commercial which is consistent and appropriate for a corner parcel bound on all three sides by public right of way along the main corridor of Apperson Drive. The future land use as shown on the Official Future Generalized Land Use Map of the City of Salem identifies this site as Industrial. This designation was practical due to the adjacent land use by the selling party, but more appropriate as a commercial use due to the frontage the site has on Apperson Drive and it’s small parcel size. As the Mechanical Development Company is the selling party and they have determined that their industrial use will not expand or utilize this parcel, it is appropriate to remain as a commercial use. The subject site presents many challenges for a variety of typical commercial uses, due to the size of the parcel, unique shape, and with public right of way on all sides of the property. The proposed car wash use presents a great opportunity for an active and positive use to serve the surrounding community and traveling public along this commercial corridor. The proposed car wash use provides a smaller building footprint and minimal parking demand which is accommodated by the small parcel size of 0.501 acres. Sincerely, BALZER AND ASSOCIATES, INC. Benjamin T. Crew, L.A. Associate A P P E R S O N D R I V E RIVERLAND DRIVE B R O O K A V E N U E PROPOSED CAR WASH 1 1 2 2 3 3 4 4 www.balzer.cc RESIDENTIAL LAND DEVELOPMENT ENGINEERING SITE DEVELOPMENT ENGINEERING LAND USE PLANNING & ZONING LANDSCAPE ARCHITECTURE LAND SURVEYING ARCHITECTURE STRUCTURAL ENGINEERING TRANSPORTATION ENGINEERING ENVIRONMENTAL & SOIL SCIENCE WETLAND DELINEATIONS & STREAM EVALUATIONS Roanoke New River Valley Richmond Staunton Harrisonburg Balzer and Associates, Inc. 1208 Corporate Circle Roanoke, VA 24018 540-772-9580 FAX 540-772-8050 PR E L I M I N A R Y NO T F O R C O N S T R U C T I O N TW I N O A K S C A R W A S H 22 9 A P P E R S O N D R I V E CO N C E P T U A L S I T E P L A N CI T Y O F S A L E M , V I R G I N I A EX-A CURVE TABLE CURVE # C1 C2 LENGTH 47.15' 253.15' RADIUS 688.82' 676.25' TANGENT 23.58' 128.07' DELTA 3°55'18" 21°26'54" CHORD DIRECTION S 43°31'39" E S 29°38'01" E CHORD LENGTH 47.14' 251.67' EXHIBIT B ARCHITECTURAL EXHIBIT B&A PROJECT#04180091.00 METES AND BOUNDS DESCRIPTION 229 APPERSON DRIVE CITY OF SALEM, VIRGINIA TAX MAP #234-3-1 PROPERTY OF MECHANICAL DEVELOPMENT CORPORATION BEGINNING AT A POINT ON THE EASTERLY RIGHT OF WAY OF APPERSON DRIVE AND THE SOUTHERLY RIGHT OF WAY OF RIVERLAND DRIVE, SAID POINT BEING THE NORTHWEST CORNER OF THE PROPERTY THENCE WITH THE SOUTHERLY RIGHT OF WAY OF RIVERLAND DRIVE N74°57’00”E 217.20’ TO A POINT ON THE WESTERLY RIGHT OF WAY OF BROOK AVENUE. THENCE LEAVING THE SOUTHERLY RIGHT OF WAY OF RIVERLAND DRIVE AND RUNNING WITH THE WESTERLY RIGHT OF WAY OF BROOK AVENUE S15°03’00”W 203.52’ TO A POINT ON THE EASTERLY RIGHT OF WAY OF APPERSON DRIVE. THENCE LEAVING THE WESTERLY RIGHT OF WAY OF BROOK AVENUE AND RUNNING WITH THE EASTERLY RIGHT OF WAY OF APPERSON DRIVE THE FOLLOWING TWO (2) COURSES AND DISTANCES WITH A CURVE TO THE RIGHT HAVING A RADIUS OF 688.82’ HAVING A CHORD BEARING OF N43°31’39”W A CHORD LENGTH OF 47.14’ AN ARC DISTANCE OF 47.15’ TO A POINT OF COMPOUND CURVATURE THENCE WITH A CURVE TO THE RIGHT HAVING A RADIUS OF 676.25’ A CHORD BEARING OF N29°38’01”W A CHORD LENGTH OF 251.67’ AN ARC DISTANCE OF 253.15’ TO THE POINT OF BEGINNING AND CONTAINING 0.586 ACRES SITUATED IN THE CITY OF SALEM, VIRGINIA. BEING THE SAME PROPERTY AS SHOWN ON PLAT BY PARKER DESIGN GROUP DATED MARCH 26, 2013 AND ENTITLED “TOPOGRAPHIC SURVEY FOR MECHANICAL DEVELOPMENT COMPANY, INC.” 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 West Riverside Drive Front Avenue King Street South Colorado Street Brook Avenue Brook Avenue R i v e r l a n d D r i v e East Riverside Drive B r o o k A v e n u e A pperson Drive BrookAvenueAccess G ordon & M athe w s, P B 11, P G 31 Riverland Court, Sec. 4 PB2, PG 123 (RC) E ast, P B 9, P G 62 City of Salem, PB 9, PG 36 Riverland Court, Sec 1, PB 2, PG 123 (RC) Riverland Court, Sec 1, PB 2, PG 123 (RC) Riverland Court, Sec 4, PB 2, PG 123 (RC) Riverland Court, Sec 2, PB 2, PG 123 (RC) Ri ve r l a n d C o u r t , S e c 3 , P B 3 , P G 2 2 6 (RC ) S. D. C o., S ection 11, P B 1, P G 36 1/2 (R C) R i v e r l e e , P B 2 , P G 1 1 8 (R C ) Riverland Court, Sec 4, PB 2, PG 123 (RC) R i v e r l a n d C o u r t , S e c 3 , P B 2 , P G 1 2 3 ( R C ) Eldridge&JKL,PB11,PGS43,44 Bethel Baptist Church, PB 14, PG 50 B ethel B aptist C hurch, P B 14, P G 50 123 11 12 13 24 23 25 DC EBA F G K H 26 27 14 15 16 17 18 19 13 12 11 10 9 8 7 20A 21A 22 23 56 4 20 19 5 4 3 2 1 28 27 26 25 24 23 18 17 1615 14 13 12 18 17 16 15 14 13 12 11 10 9 8 6 5-A 5-B 7 6 5 4 3 2 1 1 2 4 4 5 6 7 8 9 10 4 3 2 1 24 23 4 5 6 7 8 9 10 11 12 13 14 22 21 20 15 16 17A 18A 30 29 1 16A 14A 19A 28 3 3A 2A 1A 4 5 50 40 8 0 40 40 40 8 0 80 80 60 60 80 50 40 4 0 City of Salem Bethel Baptist Church Sec. 13 Vacated Kimball Avenue Ext. DB 175, Pg. 299 09/05/91 City of Salem Virginia Division of Forestry Commonwealth of VA1 2 3 5 6 7 1.1 1 1 12 1 2 2 3 4 3 5 13141516 19 1 1 1 1 2 2 2 2 3 1.3 2.1 4 4 4 5 4.1 5 5 6 6 9 10 1 3 3 12 12.1 5.1 1.4 4 8 7 11 5 2 1 18 17 76 1 50.00 7 5.0 0 194.00 198.10 40.00 150.00 65.00 100.70 65.00 65.00 50.00 75.00 50.00 50.00 150.00 259.30 25.00 34.66 130.16113.00 130.00 130.00 130.00 68.00 50.00 75.00 75.00 50.00 50.00 50.00 130.00 181.50 163.50 72.00 91.50 130.00 50.00 80.00 136.40 150.00 80.00 93.29 150.00 80.00 75.00 150.00 80.00 8 0 .0 0 153.0 0 54.50 134.40 130.00 130.00 2 6.8 0 1 3 0 . 0 0 1 3 0 . 0 0 1 3 0 . 0 0 6 0 .0 0 6 0 .0 0 6 0 .0 0 6 0 .0 0 4 0 1 .4 0 7 5 .0 0 8 0 .0 0 6 5 .0 9 6 5 .6 6 157.92 137.80 129.83 1 2 6 . 2 4 1 2 4 . 8 3 331.45 2 3 2 .2 8 128.74 100.00 200.25 76.5448.31 162.09 75.00 50.00 170.00170.00170.00170.00 50.00 50.00 75.00 51.90 103.80 75.00 50.00 62.50 46.94 75.00 62.50 103.80 51.90 128.26 170.00 170.00 170.00 170.00 156.08 170.00 50.00 50.00 75.00 75.00 50.00 100.00 100.00 113.34 56.66 170.00 116.80 169.24 99.68 253.70 353.38 81.00 55.26 170.00 174.46 6 5 .3 0 1 2 4 .9 1 1 5 2 .5 5 1 3 2 .0 9 45.00 192.95 237.94 28.83 1 0 0 . 0 0 5 0 . 0 0 6 0 . 0 0 2 0 194.50 217.50 2 4 3 .9 0 157.70 52.19 20 47.48 140.89 20.04 169.24 55.00 55.00 75.00 169.24 85.00 169.24 100.0085.00 75.00 300.00 75.00 75.00 169.24 169.24 75.00 120.00 65.19 113.00 159.00 130.00 44.00 150.00 132.50 181.50 454.74 284.00 279.00 325.00 130.00 130.00 130.00 130.00 130.00 50.00 75.00 25.00 5 0.0 0 75.0 0 50.00 35.53 124.93 169.17 5 0.00 50.00 143.40 2 2 9 . 6 0 158.69 360.41 95.20 60.00172.71 34.10 20.04 247.38 52.55 133.62 176.51 2 2 1 6 6 4 3 2 1 5 5 1415 1409 1403 1628 1626 1622 1616 305 303 1 6 2 7 1600 1406 1 4 1 6 210 324-326 322 300 306 310 316 31 7 32 1 32 7 32 9 33 1303 33 2 309 1501-1505-1507-1509 4 11 111 109 102 1516 1511 1 1 6124 6 1601 2 104 106 113 1 6 1 7 1 6 2 1 1 6 1 1 334 328 101 10 3 107 108 1608 1610 1 1515 31 5 22 2 0 0 - 2 0 6 - 2 1 0 - 2 1 2 1600 A - B 229 4.73 Ac.(c) 1.09 Ac. 5.161 Ac. 0.149 Ac. 0.075 Ac. 0.261 Ac. 1.152 Ac. 0.149 Ac. 0.149 Ac. 0.988 Ac. 0.389 Ac. 0.880 Ac. 0 125 25062.5 Feet±1 inch = 125 feet NOVEMBER 2018 PLANNING COMMISSION 229 APPERSON DRIVE CITY OF SALEM Community Development DepartmentP.O. Box 869Salem, Virginia 24153-0869Phone: (540) 375-3032 Tax Parcel 234-3-1 Buildings Parcels City Limits Commercial Downtown Economic Development Area Industrial Institutional Mixed Use Public Parks and Recreational Residential Transitional Tax Parcel 234-3-1 Buildings Parcels City Limits CITY OF SALEM ITEM 3C PLANNING COMMISSION STAFF REPORT Prepared by: Meeting Date: City Administrative Staff November 14, 2018 Report prepared: November 8, 2018 RE: Consider the request for preliminary approval of a proposed subdivision plat filed by The Simms Family Limited Partnership, property owner, of 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 BACKGROUND INFORMATION: The subject property consists of a single parcel of approximately 62.4 acres, one of the largest parcels of land within the city boundaries. It is bounded on the west side by Franklin Street, on the South by Upland Dri ve, on the east by Diamond Road, and on the North by a private section of Homeplace Drive. The property is currently occupied by “The Simms Farm”, a long -time established agricultural use. Elevation varies from a high point of approximately 1,230 feet on the hilltop flats, to a low point of 1,072 on Franklin Street. The flatter portions of the property have been cleared over the years, but there are still large wooded areas, particularly on t he western side and in the ravines, and large mature trees exist throughout. It can best be described as rolling farmland, and is occupied by a house, several stables, and various associated outbuildings and facilities related to its use as a horse farm. It is currently zoned agricultural. This request is to subdivide the property into four lots, of various sizes between approximately 10.5 acres, and 30 acres, as shown on the attached plat. These lots would have frontages on the following public streets: Franklin Street, Upland Drive, Diamond Road, and Homeplace Drive. Under the City of Salem Subdivision ordinance, the subdivision of five lots or less is possible administratively. However, the ultimate authority for subdivision rests with the Planning Commission. Given the size and nature of this property, and the potential for significant future development and the associated demands on infrastructure and transportation, staff has referred the subdivision to Planning Commission under the authority provided in Section 78 -403 of the Subdivision Ordinance. The applicant has not stated any intended use for the property a t this time, only that they intend to market the various parcels for sale. Any future proposed development, other than agricultural uses, would require the property to be rezoned through a public process.