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HomeMy WebLinkAbout12/14/2011 - Planning Commission - Minutes - RegularAPPROVED MINUTES PLANNING COMMISSION December 14, 2011 A regular meeting of the Planning Commission of the City of Salem, Virginia, was held in Council Chambers, City Hall, 114 North Broad Street, at 7:00 p.m., on December 14, 2011, there being present the following members of said Commission, to wit: Terrance D. Murphy, Vicki G. Daulton, Bruce N. Thomasson, and Samuel R. Carter, III, (Jimmy W. Robertson – absent); with Terrance D. Murphy, Chair, presiding; together with James E. Taliaferro, II, Assistant City Manager and Executive Secretary, ex officio member of said Commission; Melinda J. Payne, Director of Planning and Development; Todd W. Sutphin, Building Official; Benjamin W. Tripp, Planner; Judy L. Hough, Planner; Mary Ellen Wines, Executive Secretary to the City Manager; and William C. Maxwell, Assistant City Attorney; and the following business was transacted: ON MOTION MADE BY COMMISSION MEMBER THOMASSON, SECONDED BY COMMISSION MEMBER CARTER, AND DULY CARRIED, the minutes of the regular meeting and work session held on October 12, 2011, were approved as written – the roll call vote: all present - aye. In re: Consider amending Chapter 106, Article II District Regulations of THE CODE OF THE CITY OF SALEM, VIRGINIA by adding Section 106-232 Industrial Park Overlay District. The Industrial Park Overlay District shall include those parcels having frontage on Salem Industrial Drive south of the Norfolk and Southern Railway right of way The Executive Secretary reported that this date and time had been set to hold a public hearing to consider amending Chapter 106, Article II District Regulations of THE CODE OF THE CITY OF SALEM, VIRGINIA, by adding Section 106-232 Industrial Park Overlay District; the Industrial Park Overlay District shall include those parcels having frontage on Salem Industrial Drive south of the Norfolk and Southern Railway right of way; and WHEREAS, the Executive Secretary further reported that notice of such hearing had been published in the December 2 and 9, 2011, issues of The Roanoke Times, and adjoining property owners were notified by letter mailed December 5, 2011; and 2 WHEREAS, staff noted the following: this request is to amend Chapter 106, Article II, pertaining to district regulations in industrial districts in the City; it is the intent of the Industrial Park Overlay District to recognize that industrial land is a scarce and valuable resource within the city; and the standards contained in this district allow for land to be used with maximum intensity, while also recognizing the need to buffer surrounding areas and street frontage; the following is proposed: Article II District Regulations Sec. 106-232. Industrial Park Overlay District. Sec. 106-232.1. Statement of intent. (A) It is the intent of the Industrial Park Overlay District to recognize that industrial land is a scarce and valuable resource within the City of Salem. The standards contained in this district allow for land to be used with maximum intensity, while also recognizing the need to buffer surrounding areas and street frontage. Sec. 106-232.3. Establishment of Industrial Park Overlay Districts. (A) Industrial Park Overlay Districts shall include all parcels with frontage on one or more of the following streets: 1. The portion of Salem Industrial Drive south of the railroad right-of-way. Sec. 106-232.5. Site development regulations. (A) Notwithstanding the requirements of Article IV, herein, the development regulations within the Industrial Park Overlay District shall be as specified in the underlying zoning districts, with the following exceptions: 1. The Front Yard Setback shall be a minimum of 8 feet from the street right-of-way. For parcels adjacent to the Roanoke River, the Rear Yard Setback shall be a minimum of 8 feet from normal high water elevation. 2. For parcels adjacent to the Roanoke River, an 8 foot landscape buffer yard from normal high water elevation shall be established and reserved for natural vegetation. 3. When parcels abut a different zoning classification, a 15 foot buffer yard with two rows of large evergreen trees shall be planted within the buffer. 4. No perimeter landscaping as required under Section 106-402.7 between parking areas and adjacent properties is required for parking lots with fewer than 100 parking spaces. 3 5. Planting islands at the ends of parking rows are not required for parking lots with fewer than 100 parking spaces. 6. Regardless of the number of parking spaces, rows of more than 20 parking spaces shall be broken up with an island containing at least one tree. 7. Front yard setbacks shall be professionally designed and landscaped with a combination of evergreen shrubs and deciduous trees. The required number of shrubs shall be a minimum of one shrub per 25 linear feet of frontage. The required number of deciduous trees shall be a minimum of one tree per 100 linear feet of frontage. These plantings may be grouped with the approval of the administrator. 8. Each parcel shall have a minimum of one canopy tree, as defined in Section 106-230.9 per 100 parking spaces. For parcels containing fewer than 100 parking spaces, a minimum of one such tree shall be provided. These trees shall be located within large planting areas so as to shade parking areas or buildings. 9. Stormwater areas may be landscaped with bog plants, or as rain gardens, in conjunction with City stormwater regulations. Stormwater areas may include appropriately adapted trees or plants, which may count towards the overall landscaping requirements. 10. Structures that encroach into the front setback at the time of the adoption of this ordinance are exempt from the provisions of Section 106-402.23 (4). However all other requirements of Section 106-402.23 are in full force and effect, as well as the requirements in Section 106-526. Sec. 106-232.7. Administration. (A) The owner shall be responsible for the perpetual maintenance and protection of all landscaped areas required by this ordinance. (B) Replacement of trees is permitted and shall be in accordance with the applicable provisions of this ordinance. Dead, unhealthy, or misshapen trees shall be replaced immediately by the owner. (C) Maintenance includes actions necessary to keep trees neat and orderly in appearance and free of litter and debris. Pruning of trees shall be done in a manner that preserves the character of the tree and is not detrimental to the health of the tree. (D) The administrator shall have the authority to enforce the requirements of this ordinance; and 4 WHEREAS, Benjamin Tripp, Planner, appeared before the Commission explaining the proposed ordinance amendment; he noted the purpose of the ordinance is to allow businesses in this area to use the land as efficiently as possible; this will permit them to locate required landscaping more in the front and rear and less on the sides; also, landscaping may be incorporated in the storm water ponds and further, a front setback is being proposed where there currently is not one; and WHEREAS, Chair Murphy asked Commission Member Thomasson if he had any questions related to the ordinance amendment since he was not in attendance at the work session; Commission Member Thomasson noted that he had spoken with Mr. Tripp before the meeting, and he understood the proposed ordinance amendment; he asked if the owners at Qualichem were more engaged with the proposed change than they were with the initial one, and Mr. Tripp noted that it was his understanding that they were; and Ms. Payne noted that the owners are most appreciative of the proposed change; and WHEREAS, no other person(s) appeared related to said request; ON MOTION MADE BY COMMISSION MEMBER THOMASSON, SECONDED BY COMMISSION MEMBER CARTER, AND DULY CARRIED, the Planning Commission of the City of Salem doth recommend to the Council of the City of Salem that Chapter 106, Article II District Regulations of THE CODE OF THE CITY OF SALEM, VIRGINIA, be amended by adding Section 106- 332 Industrial Park Overlay District; the proposed amendment is as follows: Article II District Regulations Sec. 106-232. Industrial Park Overlay District. Sec. 106-232.1. Statement of intent. (A) It is the intent of the Industrial Park Overlay District to recognize that industrial land is a scarce and valuable resource within the City of Salem. The standards contained in this district allow for land to be used with maximum intensity, while also recognizing the need to buffer surrounding areas and street frontage. Sec. 106-232.3. Establishment of Industrial Park Overlay Districts. 5 (A) Industrial Park Overlay Districts shall include all parcels with frontage on one or more of the following streets: 1. The portion of Salem Industrial Drive south of the railroad right-of-way. Sec. 106-232.5. Site development regulations. (A) Notwithstanding the requirements of Article IV, herein, the development regulations within the Industrial Park Overlay District shall be as specified in the underlying zoning districts, with the following exceptions: 1. The Front Yard Setback shall be a minimum of 8 feet from the street right-of-way. For parcels adjacent to the Roanoke River, the Rear Yard Setback shall be a minimum of 8 feet from normal high water elevation. 2. For parcels adjacent to the Roanoke River, an 8 foot landscape buffer yard from normal high water elevation shall be established and reserved for natural vegetation. 3. When parcels abut a different zoning classification, a 15 foot buffer yard with two rows of large evergreen trees shall be planted within the buffer. 4. No perimeter landscaping as required under Section 106-402.7 between parking areas and adjacent properties is required for parking lots with fewer than 100 parking spaces. 5. Planting islands at the ends of parking rows are not required for parking lots with fewer than 100 parking spaces. 6. Regardless of the number of parking spaces, rows of more than 20 parking spaces shall be broken up with an island containing at least one tree. 7. Front yard setbacks shall be professionally designed and landscaped with a combination of evergreen shrubs and deciduous trees. The required number of shrubs shall be a minimum of one shrub per 25 linear feet of frontage. The required number of deciduous trees shall be a minimum of one tree per 100 linear feet of frontage. These plantings may be grouped with the approval of the administrator. 8. Each parcel shall have a minimum of one canopy tree, as defined in Section 106-230.9 per 100 parking spaces. For parcels containing fewer than 100 parking spaces, a minimum of one such tree shall be provided. These trees shall be located within large planting areas so as to shade parking areas or buildings. 9. Stormwater areas may be landscaped with bog plants, or as rain gardens, in conjunction with City stormwater regulations. Stormwater areas may include appropriately adapted trees or plants, which may count towards the overall landscaping requirements. 6 10. Structures that encroach into the front setback at the time of the adoption of this ordinance are exempt from the provisions of Section 106-402.23 (4). However all other requirements of Section 106-402.23 are in full force and effect, as well as the requirements in Section 106-526. Sec. 106-232.7. Administration. (A) The owner shall be responsible for the perpetual maintenance and protection of all landscaped areas required by this ordinance. (B) Replacement of trees is permitted and shall be in accordance with the applicable provisions of this ordinance. Dead, unhealthy, or misshapen trees shall be replaced immediately by the owner. (C) Maintenance includes actions necessary to keep trees neat and orderly in appearance and free of litter and debris. Pruning of trees shall be done in a manner that preserves the character of the tree and is not detrimental to the health of the tree. (D) The administrator shall have the authority to enforce the requirements of this ordinance; -- the roll call vote: all present - aye. There being no further business to come before the Commission, the same on motion adjourned at 7:06 p.m.