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HomeMy WebLinkAbout9/12/2007 - Planning Commission - Minutes - RegularAPPROVED MINUTES PLANNING COMMISSION September 12, 2007 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 September 12, 2007, there being present all the members of said Commission, to wit: Gardner W. Smith, Terrance D. Murphy, Jimmy W. Robertson, Vicki G. Daulton, and Bruce N. Thomasson; with Gardner W. Smith, Chairman, 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; William L. Simpson, Jr., Assistant City Engineer; Charles B. Aldridge, Sr., Acting Building Official and Zoning Administrator; Benjamin W. Tripp, Planner; and William C. Maxwell, Assistant City Attorney; and the following business was transacted: ON MOTION MADE BY COMMISSION MEMBER THOMASSON, AND DULY CARRIED, the minutes of the regular meeting and work session held on August 1 5 , 2007, were approved as written – the roll call vote: all aye. In re: Request of Conmat Properties, LLC, property owner, for the issuance of a Special Exception Permit to allow a concrete batch plant on the properties located in the 1400 block of Lakeside Circle and 400 block of Kesler Mill Road (Tax Map #’s 51-3-10, 51-3-11, & 56-2-1) The Executive Secretary reported that this date and time had been set to hold a public hearing to consider the request of Conmat Properties, LLC, property owner, for the issuance of a Special Exception Permit to allow a concrete batch plant on the properties located in the 1400 block of Lakeside Circle and 400 block of Kesler Mill Road (Tax Map #’s 51-3-10, 51-3-11, & 56-2-1) and WHEREAS, the Executive Secretary further reported that notice of such hearing had been published in the August 30, and September 6, 2007, issues of the Salem Times-Register, and adjoining property owners were notified by letter mailed August 31, 2007; and 2 WHEREAS, staff noted the following: the subject property consists of three parcels located along Branch Drive and Lakeside Circle, directly off Kesler Mill Road; the parcel is approximately 7.767 acres and is currently occupied by a steel manufacturing plant and another associated building; it is bordered on the east by Masons Creek; this request is for a special exception permit to allow the operation of a concrete batch plant on a portion of the property; the applicant has stated that the concrete plant will be located behind the existing steel plant as viewed from Kesler Mill Road; the City of Salem Zoning Ordinance does not include “concrete plant” as a permitted use in any zoning district; however, an asphalt plant is permitted in certain districts, including LM, with the approval of a special exception permit; the Zoning Administrator, Chuck Aldridge, determined that a concrete manufacturing operation is a similar use; this property is located partially in the various flood zones; the portion designated for the concrete plant is located in the 500 year flood zone; and WHEREAS, Eddie Harris of Conmat Properties LLC, 311 Sixth Street, Radford, representing the property owner, appeared before the Commission explaining the Special Exception Permit request; he noted that the purpose of the request is to allow the property to be used for a concrete batch plant; he noted that the property is currently zoned LM Light Manufacturing; he stated that the City’s Zoning Ordinance permits the use of an asphalt plant with the approval of a Special Exception Permit; he further noted that a concrete batch plant is very similar to an asphalt plant in construction and operation; they expect the total construction and equipment investment in this operation to be more than 2.2 million dollars and expect to employ 12-15 employees immediately after completion of the project; further, they hope to increase the number of employees as their business grows; he noted that they purchased the Resco Steel property approximately 18 months ago and as the company believes in doing things right, they have made considerable improvements to the property; the proposed concrete batch plant would be located approximately 320 feet away from an 3 existing tree line, and further, the tree line is approximately 80-100 feet wide and they believe that this will create an excellent sound barrier; in addition, they will certainly follow the City’s guidelines if anything else is required; before they submit a site plan for the project, they must follow all FEMA and City regulations with regard to constructing in the fringe area of the floodplain; they operate their batch plants under very stringent regulatory rules and regulations; he further discussed storm water management regulations and inspections necessary for the proposed batch plant; he further noted that they are under stringent rules and regulations with regards to dust control, and he discussed the methods of dust collection for the facility; he also discussed the hours of operation for the plant; and further, he noted that community service is very important to the company, and he discussed some of the projects they have participated in the past; they support their communities and are willing to cooperate with the City of Salem in the completion of the greenway project; and WHEREAS, Commission Member Thomasson noted that he was not able to attend the Commission’s work session held earlier in the day; he asked Mr. Harris if they would be bringing in the raw materials and manufacturing the concrete at this location like Salem Ready Mix, and Mr. Harris noted that this is correct and they are a producer; and WHEREAS, Commission Member Robertson noted that Mr. Harris had attended the Commission’s work session and he asked him to explain the process whereby they recycle the water used to wash the trucks; Mr. Harris noted that the Department of Environmental Quality dictates how they can handle process water; he stated to wash their trucks out in the afternoon they use an environmentally-safe chemical that is put in the mixer along with 30 gallons of water; this material along with the excess concrete can be reused the next day when the truck is reloaded; and he further discussed several other processes for the washed out concrete, etc.; and 4 WHEREAS, Commission Member Thomasson asked if the employees would be just manufacturing or would they include truck drivers, and Mr. Harris noted that they would be both drivers and manufacturing workers; and WHEREAS, Commission Member Robertson asked if the request is approved how quickly would they have the facility in operation; Mr. Harris noted they would get started on a site plan and as soon as City grants an approval for the plan; and WHEREAS, there was further discussion regarding the site plan approval and the length of the construction time for the project; and WHEREAS, Chairman Smith asked if there would be a crusher process at the facility that might generate any noise, and Mr. Harris noted that there would be no crushing at the facility and all the aggregate bins would be enclosed in a building; further, the only thing that would be exposed would be the truck load-out point; in addition, he noted the motors and conveyors, etc., will be inside the building; and WHEREAS, no other person(s) appeared related to said request; WHEREAS, Vice Chairman Murphy noted that he appreciated Mr. Harris being so thorough in his explanation; ON MOTION MADE BY VICE CHAIRMAN MURPHY, AND DULY CARRIED, the Planning Commission of the City of Salem doth recommend to the Council of the City of Salem that the request of Conmat Properties, LLC, property owner, for the issuance of a Special Exception Permit to allow a concrete batch plant on the properties located in the 1400 block of Lakeside Circle and 400 block of Kesler Mill Road (Tax Map #’s 51-3-10, 51-3-11, & 56-2-1) be approved as presented – the roll call vote: all aye. 5 In re: Request for preliminary and final approval of a proposed subdivision plat filed by Al M. Cooper Construction, Inc., property owner, for Section 1 of the Village at North Mill to be located off of North Mill Road and Woodside Drive (Tax Map #’s 35-1 -1 & 3 and 29-1-5 , 10, 11, & 12) The Executive Secretary reported the Commission had received a request for preliminary and final approval of a proposed subdivision plat filed by Al M. Cooper Construction, Inc., property owner, for Section 1 of the Village at North Mill to be located off of North Mill Road and Woodside Drive (Tax Map #’s 35-1-1 & 3 and 29-1-5, 10, 11, & 12); and WHEREAS, staff noted the following: the subject property consists of six parcels located along North Mill Road and Woodside Drive; the property is currently occupied by a single family residence; the total acreage is approximately 27.6 acres; this request is for Section I, which is approximately 16 acres; there are 19 interior lots proposed, 8 lots along North Mill Road (not including a storm water lot), and 7 lots on Woodside Drive for a total of 34 lots; two new roads will be constructed, connecting to a single entrance on North Mill Road; the cul-de-sac on Woodside Drive will be lengthened and enlarged; the developer is also dedicating a portion along North Mill Road for street widening purposes; the developers and the City are aware of significant water pressure issues in this area; after negotiations with city officials, the developer has stated he will install a water tank to provide adequate pressure to the entire subdivision; and this tank can be dismantled at a future time after the city has updated the water system in the north section of Salem; and WHEREAS, Ben Crew and Chris Burns of Balzer & Associates, Roanoke, representing the property owner, appeared before the Commission explaining the request for Section 1 of the Village at North Mill to be located off of North Mill Road and Woodside Drive; Mr. Crew noted that Section 1 has a total of 34 lots with 19 interior lots; he further noted one of the main concerns for this 6 development is the water pressure; included with the Commission’s packet is a letter stating that the developer will install a temporary water tank as part of the first phase of construction; he noted that the tank will be located in the vicinity of Lots 19 and 20 and will provide permanent pressure for the residences within the proposed development; the tank and water lines will be installed and approved by the City of Salem as in any standard site plan process; Balzer & Associates has been working with the utilities department closely to ensure everything meets the City’s standards; and WHEREAS, Commission Member Robertson noted that it is his understanding that the water tank would be built before the first home is sold so they will have use of this source, and Mr. Crew noted that before the first home is sold the water tank must be installed and the water lines operational; and WHEREAS, Commission Member Daulton asked if the proposed water tank would only serve this development, and Mr. Crew noted that it would back feed the system in this area; he noted that all the water lines in this area will be interconnected so the pressure from the tank will help to back feed other areas; and WHEREAS, Commission Member Thomasson asked Mr. Crew what would be the price range of the homes, and Mr. Crew noted that he did not have this information; and WHEREAS, there was further discussion regarding price range and the current market and Commission Member Robertson noted that more than likely the housing will be relatively consistent throughout the development; and WHEREAS, Vice Chairman Murphy asked if the road construction would also be done in phases like the development or would it be completed at one time; Mr. Crew noted that the roadway would be constructed in phases, and they will have temporary cul-de-sacs in place on the two roadways; and 7 WHEREAS, Commission Member Robertson asked if they would use the existing cul-de-sac on Woodside and if it would be enlarged, Mr. Crew noted that this was correct; and WHEREAS, Vice Chairman Murphy asked if the developer would be responsible for widening North Mill Road in this area, and Mr. Crew noted that as he understood it, the developer is dedicating the property for this use and in the future when the City of Salem decides to widen or improve this section of roadway, they will have this space available; and WHEREAS, Vice Chairman Murphy noted that when this project was originally proposed there was a huge uproar from the neighbors; now that the developer has proposed a less dense single family residential development he believes that this is something the neighbors can live with; however, he is just curious if staff has had any follow up from the neighbors; Ms. Payne noted that staff had received a few calls regarding the proposed development today, and she noted it was explained to the callers that this is a by right design and as long as they follow the code and the plan is approved, then the developer has the right to proceed; and WHEREAS, Chairman Smith noted that essentially the neighbors have lost the walking trails and a few other amenities that were a part of the original cluster design; and WHEREAS, there was further discussion regarding the fact that the property is now zoned RSF Residential Single Family, and the proposed subdivision of the property can proceed; and WHEREAS, Assistant City Manager and Executive Secretary Jay Taliaferro noted that Mr. Crew and Vice Chairman Murphy brought up a good point about the termination of the roads and if it is the will of the Commission to approve the subdivision, then staff recommends that temporary cul-de-sacs, which can be removed later, need to be deeded and platted, until the rest of the property is developed; and 8 WHEREAS, Mr. Crew noted that their intent is to provide temporary cul-de-sacs at the end of the roadways in Phase 1, and Ms. Payne noted that they just needed to indicate those on the plans; and WHEREAS, Mr. Taliaferro noted in the event that those were not platted on the plans, a property owner could come in and remove that portion of the road that was on their property; if it is platted and dedicated, then the City will give up the easement once the construction is completed; and WHEREAS, no other person(s) appeared related to said request; and WHEREAS, Ms. Payne noted that she wanted the Commission to know that the engineers and developer have been willing to work with staff in every way to make this project as successful as possible in giving us what we needed in order to grant approval; ON MOTION MADE BY COMMISSION MEMBER ROBERTSON, AND DULY CARRIED, the request for preliminary and final approval of a proposed subdivision plat filed by Al M. Cooper Construction, Inc., property owner, for Section 1 of the Village at North Mill to be located off of North Mill Road and Woodside Drive (Tax Map #’s 35-1-1 & 3 and 29-1-5, 10, 11, & 12) is hereby approved contingent on the platting of the temporary cul-de-sac easements at the end of the roadways in this section – the roll call vote: all aye. There being no further business to come before the Commission, the same on motion adjourned at 7:25 p.m.