HomeMy WebLinkAbout11/16/2022 - Planning Commission - Minutes - RegularPl anning Commission Meeting
MI N U TES
Wednesday, November 16, 2022, 7:00 P M
Work Session 6:00P M Council Chambers Conference Room, City Hall, 114
North Broad Street:
W O RK S E SS I O N
1.C all to Order
A work session of the Planning Commission of the City of Salem, Virginia, was held
in C ouncil C hambers Conference Room, C ity Hall, 114 North Broad Street, Salem,
Virginia, at 6:00 p.m. on November 16, 2022; there being the members of said
C ommission, to wit: Vicki G. Daulton, Chair; Denise P. King, Vice C hair; Reid A.
Garst, II; J ackson Beamer, and Neil L. Conner; together with Charles E. Van
Allman, Director of C ommunity Development; Mary Ellen Wines, Planning &
Zoning Administrator; Maxwell Dillon, Planner; and C hristopher Dadak on behalf of
J im H. Guynn, J r., City Attorney; and the following business was transacted: Chair
Daulton called the meeting to order at 5:58 p.m. and reported that this date, place
and time had been set for the Commission to hold a work session.
2.New Business
A.Discussion of items on the Nov ember agenda
1. 2016-2020 West Main Street
2. 1630 West Main Street
3. 610 9th Street
A discussion was held regarding the items on the November 16, 2022, agenda.
3.Adjournment
C hair Daulton inquired if there were any other items for discussion and hearing
none, adjourned the work session at 6:49 p.m.
RE GU L AR SE SSI ON
1.C all to Order
A regular meeting of the Planning Commission of the City of Salem, Virginia, was
held after due and proper notice in the Council Chambers, City Hall, 114 North
Broad Street, Salem, Virginia, at 7:00 p.m., on November 16, 2022. Notice of such
hearing was published in the November 3 and 10, 2022, issues of the "Salem Times
Register," a newspaper published and having general circulation in the City of
Salem. All adjacent property owners were notified via the U. S. Postal Service.
The Commission, constituting a legal quorum, presided together with Christopher
Dadak on behalf of Jim H. Guynn, Jr., City Attorney; James E. Taliaferro, II, City
Manager and Executive Secretary, ex officio member of said Commission, to wit;
Charles E. Van Allman, Jr., Director of Community Development; Mary Ellen
Wines, Planning & Zoning Administrator; and Maxwell Dillon, Planner, and the
following business was transacted:
2.Pledge of Allegiance
3.Consent Agenda
A.Minutes
Consider acceptance of the minutes from the August 10, 2022, work session and
regular meeting and September 8, 2022, special meeting.
Neil Conner motioned Motion. Jackson Beamer seconded the motion.
Ayes: Beamer, Conner, Daulton, Garst, King
4.Old Business
A.Special Exception Permit
Hold public hearing to consider the request of Ornelas Main Street, LLC,
property owner, for the issuance of a Special Exception Permit to allow
automobile repair services, major on the property located at 2016-2020 West
Main Street, (Tax Map # 138-2-3). (petitioner requested to withdraw)
Neil Conner motioned to accept withdrawal of petitioners request for a Special
Exception Permit to allow automobile repair services, major on the property
located at 2016-2020 West Main Street (Tax Map #138-2-3). Denise King
seconded the motion.
Ayes: Beamer, Conner, Daulton, Garst, King
5.New Business
A.Special Exception Permit
Hold public hearing to consider the request of Jefferson Bennett Development
Group, LLC, contract purchaser, and Layman Candy Co, Inc, property owner,
for the issuance of a Special Exception Permit to allow for personal storage on the
property located at 1630 West Main Street, (Tax Map # 139-4-6) and 1700 blk
West Main Street (Tax Map # 139-4-7).
Staff noted the following:
The subject properties consist of a 2.64-acre parcel located at 1630 West Main
Street and a 0.628-acre parcel located adjacent at the 1700 blk of West Main. The
larger of the two parcels sits in the HBD (Highway Business District), while the
smaller property is currently designated LM (Light Manufacturing). Both
properties are located within the FEMA designated Zone AE Floodplain, rendering
any future development to be either flood proofed or raised one foot above base
flood elevation. Additionally, if renovations to the existing structure exceed 50% of
its fair market value, then the existing building will either have to be flood proofed
or built one foot above base flood elevation. The applicants are aware of these
requirements.
The subject properties have been previously utilized by Layman Candy Co Inc. as
a warehouse and distribution center. The properties possess a small amount of
frontage on West Main Street (approximately 50 linear feet), with the structures on
the subject parcels largely shielded by the Rise (1634 West Main Street) and Zips
Car Wash (1706 West Main Street) buildings. If approved, the applicants intend to
construct a climate-controlled addition (to be secured and utilized for
loading/unloading items), connected to the principal structure which will house 518
personal storage units accessible from the interior.
Ben Crew, Balzer and Associates, 1208 Corporate Circle, Roanoke, VA 24018,
appeared before the Commission on behalf of the contract purchaser and property
owner. He noted that Colin Edwards from Jefferson Bennett Development Group
was also present. He stated that the site is the location for Layman Candy before it
moves to its new location. Jefferson Bennett Development Group wants to
purchase the property and turn it into climate-controlled self-storage. It's a unique
property along West Main Street. A flag lot that has small frontage on West Main
Street and then opens up at the back of the parcel. There will be some aesthetic
clean-up as well as a small addition to the front of the building to allow customers
to drive into this area of the building and unload during inclement weather, or
access units that are directly adjacent and then drive out. He stated that there will
be building improvements as well as site improvements to the parcel, and discussed
the improvements.
Vice C hair King questioned the projected development timeframe.
Mr. Crew stated that Layman Candy is still currently operating in the building until
the facility on Apperson Drive is completed.
Colin Edwards, Atlanta, GA, with Jefferson Bennett Development Group appeared
before the Commission and stated that Jefferson Bennett Development Group is
under contract to develop the project and look to close in the first quarter of 2023.
Layman has a period of time where it will rent the project back until the new facility
is finished. He stated that it will take several months to complete the project and
hope to be open by third or fourth quarter 2023.
A discussion was held regarding the addition for the drive-thru portion of the
building, demolition of a portion, parking, public entry, outdoor storage, landscaping,
etc.
It was noted that staff did not receive any calls or letters regarding the item.
No other person(s) appeared before the Commission. Chair Daulton closed the
public hearing at 7:11p.m.
Neil Conner motioned approve the request of Jefferson Bennett Development
Group, LLC, contract purchaser, and Layman Candy Co., Inc., property owner, for
the issuance of a Special Exception Permit to allow for personal storage on the
property located at 1630 West Main Street (Tax Map #139-4-6) and 1700 blk.
West Main Street (Tax Map #139-4-7). Reid Garst seconded the motion.
Ayes: Beamer, Conner, Daulton, Garst, King
B. Special Exception Permit
Hold public hearing to consider the request of DBMB, LLC, property owner, to
replace the zoning and use permit, with conditions, issued May 1987, to store
scrap metal on the properties located at 1108 Florida St. (T/M# 198-3-2), 1112
Florida St. (T/M# 198-3-3), 1100 blk. Florida St. (T/M# 198-3-6), 1100 blk.
Florida St. (T/M# 198-3-7), and 1100 blk. Indiana St. (T/M# 198-3-11) with a
special exception permit to allow scrap and salvage services. This updated
special exception permit would include the addition of the properties located at
600 9th Street (T/M# 198-3-1), 1116 Florida St. (T/M# 198-3-4), 1120 Florida
St. (T/M# 198-3-5), 1103 Indiana St. (T/M# 198-3-8), 1100 blk Indiana St.
(T/M# 198-3-9), and 1115 Indiana St. (T/M# 198-3-10).
Staff noted the following:
T he subject properties consist of eleven parcels which are bounded by Florida
Street to the west, 9th Street to the north, Indiana Street to the east, and the railroad
tracks to the south. T hese parcels currently fall under the HM (heavy
manufacturing) district designation, although the existing Future Land Use Map
designates them for commercial use.
The subject properties have been utilized for decades by Salem Iron and Metal
(formerly known as Hedge Metal) for metal collection and storage. In 1987, a
zoning and use permit was granted allowing for the storage of scrap metal on some,
but not all, of the identified parcels. Correspondingly, the parcels that have been
previously approved for scrap metal storage are the following: 1108 Florida St. (T/
M# 198-3-2), 1112 Florida St. (T/M# 198-3-3), 1100 blk. Florida St. (T/M#
198-3-6), 1100 blk. Florida St. (T/M# 198-3-7), and 1100 blk. Indiana St. (T/M#
198-3-11). The properties that were not been included in that permit (reasons not
provided) are the following: 600 9th St. (T/M# 198-3-1), 1116 Florida St. (T/M#
198-3-4), 1120 Florida St. (T/M# 198-3-5), 1103 Indiana St. (T/M# 198-3-8),
1100 blk Indiana St.(T/M# 198-3-9), and 1115 Indiana St.(T/M# 198-3-10).
T he purpose of this special exception permit application is two-fold. First, the
applicant is seeking to replace the existing zoning and use permit applicable to five
parcels: 1108 Florida St. (T/M# 198-3-2), 1112 Florida St. (T/M# 198-3-3), 1100
blk. Florida St. (T/M# 198-3-6), 1100 blk. Florida St. (T/M# 198-3-7), and 1100
blk. Indiana St. (T/M# 198-3-11). T his change would shift the property usage from
metal storage to scrap and salvage services which is defined according to Section
106-602.11 as: “Places of business primarily engaged in the storage, sale,
dismantling or other processing of uses or waste materials which are not intended for
reuse in their original forms. Typical uses include paper and metal salvage yards,
automotive wrecking yards, junk yards, used tire storage yards, or retail and/or
wholesale sales of used automobile parts and supplies.” T he second portion of the
applicant’s request is to add the aforementioned remaining six parcels (currently
zoned as Heavy Manufacturing) to this special exception permit, rendering the
entirety of the eleven parcels to possess an allowance for scrap and salvage
services. In summation, the approval of this special exception permit would allow
for scrap and salvage services to be conducted on each of the aforementioned
eleven properties.
In November of 2022, Salem City Council agreed to vacate the alley that was
previously bounded on the north by 9th Street, on the south by Norfolk Southern
Railway, and to the east and west by the subject properties. While that alley
vacation may not be shown on maps at the time of this public hearing given its
recent adoption, the corresponding resolution has an effective date of November 6,
2022.
Barney Horrell with Brushy Mountain Engineering, 3553 Carvins Cove Road,
Salem, appeared before the Commission on behalf of the owners of the property.
He stated that the request is mostly cleaning up an existing operation as far as
zoning is concerned as some of the lots were not included in the Zoning and Use
Permit at that time. He noted that there is a little change in the operation. There is
currently a scale located behind one of the buildings that will be eliminated and a
new scale will be placed on the opposite side of the office building to facilitate
better traffic flow on and around the site. With the change, it will move the tipping
portion of the operation to the southwest portion of the property from the northeast
corner. He noted that the owners have already started adjusting the fencing
accordingly.
Vice C hair King stated that it looks like a "win-win" situation in the sense that the
flow of how the business operates will be better under the proposed plan, and will
take an entrance off of Indiana Street.
Mr. Horrell noted that the existing entrance on Indiana Street was placed there
mostly to provide fire protection access to the existing building on Lot J on the
maps in the packet. The entrance would not be used daily, but more for emergency
access. He also noted that the alley on the northern side of the property will still
have a gate.
Darrell Beckner, 844 Roanoke Boulevard, Salem, property owner, appeared before
the Commission and stated that the entrance on Indiana Street is to be used for
emergency access only.
Vice C hair King inquired about landscaping and fencing for the property,
particularly on the Indiana Street side.
Mr. Beckner stated that there is already a solid fence along Indiana Street, and
wooded fence between the 1115 Indiana Street building and the railroad tracks.
T here are trees there for screening as well.
C hair Daulton questioned landscaping.
Vice C hair King questioned the options the owners would consider.
Mr. Horrell noted the conditions proposed: the business operation shall be
conducted in substantial conformance with the provided traffic pattern; fencing shall
be kept in a like-new condition; landscaping shall be installed where feasible along
Indiana Street and noted that it's limited on where landscaping can be placed along
Indiana Street; access to the business shall be removed from Indiana Street pending
Fire & EMS needs; and activities related to the business shall be confined to the
boundaries of the subject properties.
Mr. Beckner questioned where the Commission would like screening/landscaping
along Indiana Street.
It was noted that the property currently meets the requirements for screening and any
additional would go beyond what is required.
Member Conner stated the fencing should be required to be in "good repair" instead
of "like-new" condition, and the landscaping requirement should be removed.
A discussion was held regarding future development in the area, landscaping, etc.
C harlie Brown, 841 Tremont, Salem, Brown Properties/Brown & Son located at 900
9th Street, Salem, appeared before the Commission in support of the project and
business; and is not in favor of additional landscaping due to site distance.
D wayne Smith, 462 Patricia Drive, Salem, also an adjacent property owner,
appeared before the Commission in support of the project and concurs with Mr.
Brown regarding additional landscaping.
Dustin Seacrist, property owner of 1109, 1123, 1127, and 1129 Florida Street,
appeared before the Commission in support of the project as it will help improve the
overall look of the area.
No other person(s) appeared before the Commission. Chair Daulton closed the
public hearing at 7:33 p.m.
Member Conner moved to approve the request
Neil Conner motioned approve request of DBMB, LLC, property owner, to replace
the zoning and use permit, with conditions, issued May 1987, to store scrap metal
on the properties located at 1108 Florida St. (T/M# 198-3-2), 1112 Florida St. (T/
M# 198-3-3), 1100 blk. Florida St. (T/M# 198-3-6), 1100 blk. Florida St. (T/M#
198-3-7), and 1100 blk. Indiana St. (T/M# 198-3-11) with a special exception
permit to allow scrap and salvage services, with the following conditions: business operations shall be conducted in substantial conformance with the provided traffic pattern; fencing shall be kept in good repair; access to the business shall be removed from Indiana Street pending Fire & EMS needs; and activities related to business operations shall be confined to the boundaries of
the subject properties. This updated special exception permit would include the
addition of the properties located at 600 9th Street (T/M# 198-3-1), 1116 Florida
St. (T/M# 198-3-4), 1120 Florida St. (T/M# 198-3-5), 1103 Indiana St. (T/M#
198-3-8), 1100 blk Indiana St. (T/M# 198-3-9), and 1115 Indiana St.
(T/M# 198-3-10). Jackson Beamer seconded the motion.
Ayes: Beamer, Conner, Daulton, Garst, King
6.Adjournment
Having no other items before the Commission, on motion by Member Beamer,
seconded by Member Conner and duly carried, meeting was adjourned at 7:36 p.m.
City Council meeting, November 28, 2022, 6:30 p.m.
Council Chambers, City Hall, 114 North Broad Street