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HomeMy WebLinkAbout9/13/2023 - Planning Commission - Agenda -RegularPlanning Commission Meeting AGENDA Wednesday, September 13, 2023, 7:00 PM Work Session 6:00PM Regular Session 7:00PM Council Chambers Conference Room, City Hall, 114 North Broad Street: WORK SESSION 1.Call to Order 2.New Business A.Discussion of items on the September agenda 1.640 Joan Circle (Tax Map # 243-2-16) B.Introduction of items on the October agenda 1.1862 Murrell Avenue (Tax Map # 128-1-4)2.1000 blk Ohio Avenue (Tax Map # 197-1-15) 3.Adjournment REGULAR SESSION 1.Call to Order A.Pledge of Allegiance 2.Consent Agenda A.Minutes Consider acceptance of the minutes from the August 16, 2023, work session and regular meeting. 3.New Business A.Special Exception Permit Hold public hearing to consider the request of David A. Thompson, property owner, for the issuance of a Special Exception Permit to allow a 1,500 square foot detached garage on the property located at 640 Joan Circle, (Tax Map # 243 -2 - 16). 4. Adjournment City Council meeting, September 25, 2023, 6:30 p.m. Council Chambers, City Hall, 114 North Broad Street 1 Planning Commission Meeting MINUTES Wednesday, August 16, 2023, 7:00 PM Work Session 6:00PM Council Chambers Conference Room, City Hall, 114 North Broad Street: WORK SESSION 1.Call to Order 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, Salem, Virginia, at 6:00 p.m. on August 16, 2023; there being the members of said Commission, to wit: Vicki G. Daulton, Chair; Denise P. King, Vice Chair; Reid Garst, Neil L. Conner, and Jackson Beamer; together with H. Robert Light, Assistant City Manager; Mary Ellen Wines, Planning & Zoning Administrator; Maxwell Dillon, Planner; Charles E. Van Allman, Jr., Director of Community Development; and Jim H. Guynn, Jr., City Attorney; and the following business was transacted: Chair Daulton called the meeting to order at 6:06 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 August agenda 1. 128 Bellevue Avenue 2. 105 St. John Road 3. 2005 East Main Street 4. 1139, 1133, and 1127 Highland Road A discussion was held regarding items on the August agenda. B.Introduction of items on the September agenda 1. 640 Joan Circle Items for the September agenda were introduced, and a discussion was held. 3.Adjournment Chair Daulton inquired if there were any other items for discussion and hearing none, adjourned the work session at 6:55 p.m. 2 REGULAR SESSION 1.Call 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 August 16, 2023. Notice of such hearing was published in the August 4 & 11, 2023, 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 Jim H. Guynn, Jr., City Attorney; H. Robert Light, Assistant City Manager and Executive Secretary, ex officio member of said Commission, to wit; Mary Ellen Wines, Planning & Zoning Administrator; Charles E. Van Allman, Jr., Director of Community Development, and Maxwell Dillon, Planner, and the following business was transacted: A.Pledge of Allegiance 2.Consent Agenda A.Minutes Consider acceptance of the minutes from the July 12, 2023, work session and regular meeting. Reid Garst motioned Motion. Jackson Beamer seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King 3.New Business A.Special Exception Permit Hold public hearing to consider the request of Jesse Spence, property owner, for the issuance of a Special Exception Permit to allow a two family dwelling on the property located at 128 Bellevue Avenue (Tax Map # 78-1-1). Staff noted the following: The subject property (128 Bellevue Avenue, Tax Map # 78-1-1) consists of a 0.242 acre-tract which sits within the RSF Residential Single-Family zoning district. The applicant is seeking a Special Exception Permit to allow a two family dwelling on the property. While originally constructed in 1935, an addition in the late 1980s timeframe created a space equipped with a separate bedroom, kitchen, and bathroom. According to the applicant, minor interior renovations (the removal of one doorway) are 3 required to remove access between the proposed residential units. The subject property already possesses two separate curb cuts for driveway access. If approved, the applicant will comply with the necessary building code adjustments and acquire separate utility services for each of the units. There is a residential unit across the street, 1901 Woodlawn Avenue, which already serves as a two family dwelling. The Future Land Use Map (FLUM) identifies this area as residential, still consistent with the proposed utilization of the property should the Special Exception Permit be granted. Jesse Spence, 1411 Craigs Wood Road, New Castle, Virginia, property owner, appeared before the Commission and stated that he purchased the property in June and would like to separate the two living unite with separate utilities and separate addresses. Member Garst asked about a second driveway. Mr. Spence stated that a previous owner used it for the parking of a boat, but it will be utilized as a second driveway. A discussion was held regarding an interior door that connects the units, which Mr. Spence will do what is required to separate the units; and if the property will be rental property, which Mr. Spence stated that he plans to rent it either medium term (3-6 months) or long-term. Vice Chair King asked if there had been any inquiries from the public. The Zoning Administrator stated that there had been no inquiries. No other person(s) appeared related to the request. Neil Conner motioned approve the request of Jesse Spence, property owner, for the issuance of a Special Exception Permit to allow a two family dwelling on the property located at 128 Bellevue Avenue (Tax Map # 78-1-1). Denise King seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King B.Amendment to the Zoning Ordinance Hold public hearing to consider the request of Helm Building Enterprises Ltd., property owner, for rezoning the property located at 105 St. John Road (Tax Map # 155-3-2) from HBD Highway Business District to HM Heavy Manufacturing. Staff noted the following; 4 The subject property (105 St. John Road) consists of a 0.816 acre tract of land which currently sits within the HBD Highway Business District designation. To provide a bit of history, the large parcel known as 416 Electric Road was formerly zoned HM Heavy Manufacturing, and at that time it encompassed the parcels now recognized as 71 St. John Road and 105 St. John Road. A 2007 subdivision resulted in the formation of 71 St. John (retaining its HM Heavy Manufacturing designation), and a subsequent rezoning adjusted 416 Electric Road (which included the yet to be formed 105 St. John Road) from HM Heavy Manufacturing to HBD Highway Business District. Since then, 105 St. John Road has been subdivided and created, and this request seeks to return it to the HM Heavy Manufacturing classification. This parcel is currently vacant; however, it is within the St. John Place Commerce Center which is primarily comprised of properties zoned HM Manufacturing. The applicant plans to mimic the development of flexible commercial lease space which is currently being constructed at 71 St. John Road. Although most of the site is in the floodplain, the building pad will be elevated above the 100-year floodplain to meet the necessary requirements. As depicted on the concept plan, the proposed development will be accessed via St. John Road. The Future Land Use Map (FLUM) identifies this area as industrial which is consistent with the proposed utilization of the property. Barney Horrell, 3553 Carvins Cove Road, Salem, of Brushy Mountain Engineering, appeared before the Commission representing the property owner, and stated that the subject parcel is currently being graded to construct a lease space identical to the building currently under construction at 71 St. John Road. He stated that the lot is currently zoned HBD, but all other lots around it are zoned HM except for the soccer fields behind the lot and the undeveloped property headed toward Lynchburg Turnpike. He also noted that he is currently working with another client and will hopefully be back before the Commission soon with a rezoning request for another parcel near the former GE property. Vice Chair King asked about access to the soccer fields. Mr. Horrell noted that the access in question, the old driveway that went to the soccer field, is only used by the maintenance personnel for the soccer field--mowers and if there is an emergency on the fields, an ambulance can access the fields. There used to be a chained gate across it with a lock, but was pulled out when construction started. The official entrance to the soccer fields has been moved for access for the soccer fields. Chair Daulton asked if this was Teddy Dyer's business, and Mr. Horrell stated that it is one of his lease spaces. No other person(s) appeared related to the request. Denise King motioned approval of the request of Helm Building Enterprises Ltd., property owner, for rezoning the property located at 105 St. John Road (Tax Map # 155-3-2) from HBD Highway Business District to HM Heavy Manufacturing. Jackson Beamer seconded the motion. 5 Ayes: Beamer, Conner, Daulton, Garst, King C. Amendment to the Zoning Ordinance Hold public hearing to consider the request of Doyle Properties, LLC, property owner, for rezoning the property located at 2005 East Main Street (Tax Map # 78-2-2.11) from RSF Residential Single Family to HBD Highway Business District. Staff noted the following: The subject property (2005 East Main Street) consists of a 0.557-acre tract of land which is situated within the RSF Residential Single Family zoning district. The property is currently vacant, and the property owner is currently in the process of removing excess vegetation which interferes with utilities. According to the City of Salem’s zoning ordinance, an accessory structure cannot be placed on a parcel which possesses the RSF designation without the existence of a principal structure (house). As a result, the applicant is requesting to rezone the property from RSF Residential Single Family to HBD Highway Business District in order to develop the site and place an approximately 3,400 square foot, pre- engineered structure initially designed to accommodate the storage of classic cars. With that in mind, the site will be developed in a fashion that will ultimately facilitate a transition to other commercial uses permitted by the HBD zoning district. If approved, site details including but not limited to required parking and landscape buffering would be finalized during the site plan review process. The Future Land Use Map (FLUM) identifies this area as commercial. While storage of the owner’s personal property alone may not be commercial, the size and type of the proposed building is of a commercial nature. Because the site design/layout and building structure are conducive to commercial uses, it will be an easy transition of the property in the future. Chris Burns of Balzer and Associates, 1208 Corporate Circle, Roanoke, appeared before the Commission on behalf of the property owner, who is also present at the meeting. He stated that purpose of the rezoning will be to allow for the construction of a metal building to be used initially for personal storage of classic vehicles. The rezoning is necessary because the ordinance does not allow for an accessory structure to be on a parcel without a residential structure. The rezoning would allow for the building to transition to a commercial use in the future, which is appropriate for the location. He stated that the building will be "dressed up" and that the required vegetation buffer will be installed as required by the zoning ordinance. Chair Daulton asked how many vehicles will be stored in the building. Cecil Doyle, 204 South Jefferson Street, Roanoke, appeared before the Commission and stated that he has had an average of 20 vehicles. The vehicles have been stored in Floyd, Virginia, but the gravel road is not good for the classic cars. He decided to sell the cars, which he has done, and build something closer and more conducive for classic cars. 6 Vice Chair King asked about the nature of the building structure. Mr. Doyle stated that the building in the packet is representative of the building, but the building will be a high-quality pre-engineered building. He stated that it is not a cheap metal building. Chair Daulton asked if any work will be done on the vehicles. Mr. Doyle stated that only minor work will be done on the vehicles inside the building, nothing will be done outside. The property will be well landscaped, well buffered, etc. He stated that he has already started dressing up the lot. Member Garst noted that Mr. Doyle plans to access the property from Point Pleasant and asked if that will require an address change. The Zoning Administrator noted that it will not require an address change. Vice Chair King asked about exterior lighting. Mr. Doyle stated that there will be minimal security lighting. Member Beamer noted that the lighting will be addressed in the site plan process. No other person(s) appeared related to the request. Reid Garst motioned the request of Doyle Properties, LLC, property owner, for rezoning the property located at 2005 East Main Street (Tax Map # 78-2-2.11) from RSF Residential Single Family to HBD Highway Business District. Jackson Beamer seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King D. Amendment to the Zoning Ordinance Hold public hearing to consider the request of Neal Wall, property owner, for rezoning the properties located at 1139, 1133, and 1127 Highland Road (Tax Map # 230-2-7, 230-2-6, and 230-2-5) from RSF Residential Single Family to HBD Highway Business District. Staff noted the following: The subject properties and portions thereof (1139, 1133, and 1127 Highland Road) included in this request together total approximately 1.162 acres of land which is situated within the RSF Residential Single Family zoning district. Each of the subject parcels are home to a single family residence, two of which will remain (1133 and 1127 Highland Road) if this rezoning request and subsequent development are approved. The applicant is requesting a rezoning of the subject area from RSF Residential Single Family to HBD Highway Business District in order to create a lot suitable for 7 a quick service restaurant. As depicted on the concept plan, the quick service restaurant of approximately 3,600 square feet would be served by a double drive- thru, with access points on both Midland Road and Electric Road (right-in, right-out only). If this request is approved, the appropriate landscaping and parking requirements, along with the required buffer yard between the commercial use and remaining residential units, will be fulfilled through the site plan review process. The Future Land Use Map (FLUM) identifies this area as residential which is not consistent with the proposed utilization of the property; however, the properties’ unique location along Electric Road (with an adjacent signalized intersection), a corridor with a mix of residential, commercial, and industrial uses, renders it compatible with anticipated future commercial development. Ben Crew of Balzer and Associates, 1208 Corporate Circle, Roanoke, appeared before the Commission on behalf of the property owner. He stated that Mr. Wall has been acquiring various properties on this corner for the last 10-15 years to create a commercial outparcel while preserving the residential homes. He noted that one main tax parcel is being rezoned and two portions that are involved with the request. There are two houses that will remain in the back and one on the parcel that is on the corner of Midland and Electric that will be removed as part of the project. He noted that Exhibit A in the packet outlines potential development on the site. There is not a user signed up to use the space but want to take the right steps so that as this corridor is developing there is opportunities for development along this signalized corner along Electric Road. He noted that two vehicular access points for the development--one on Midland that is back from the signal, and a second that is a right in, right out on Electric Road because a median is shown. While there is not an exact square footage of the building to be placed, it is expected for it to be a 3,600-sf. single-story building due to the lot size. He further stated that there is a lot of momentum happening in the area with Valley Dale, G. E., and some of the St. John work being done. There has been previous work done on the site as the site needed to be filled up to the road level for it to be a viable commercial site. He further noted that having property along Electric Road being zoned RSF is not a viable use. Chair Daulton asked if the properties on Parcel B and C will be rented or sold. Neal Wall, property owner, 4016 Lake Drive, SW, Roanoke, appeared before the Commission and stated that the properties are currently being rented. One of the tenants has been there 30 years. It was again noted that a tenant has not been selected for the site. A discussion was held regarding storm-water management for the site. It was confirmed that the residential structure on Property A will be razed for access to the new business. It was noted that this is not a blanket rezoning request, and the residential character of the other residences in the project will be maintained--the house and the first half of the lot are going to stay on Highland and the back half of the lot will be absorbed into the overall development parcel that fronts on Electric. It was noted that no calls were received regarding the request. Chair Daulton asked if any other person(s) wanted to speak on the matter. 8 Dorothy Burgess, 1121 Highland Road, appeared before the Commission and stated that she owns the adjacent parcel. She stated she is concerned that the development of the property will devalue her property. Member Conner asked what she expected the future development to be. Ms. Burgess noted that anything other than a fast-food restaurant would be preferable. Member Garst asked Mr. Crew what kind of buffer will be present between the commercial and residential development. Mr. Crew noted that it will be 8-foot wide with trees and shrubs between the commercial and residential properties. A discussion was held regarding the containment of debris, etc., and outdoor lighting. It was noted that the requirements of the City will be met during the site plan review process. Member Beamer asked about the height of a sign, and the Zoning Administrator noted that the height of a free-standing sign is limited to 25 feet tall. It was noted that both a fast-food restaurant and office space are permitted uses in HBD. No other person(s) appeared before the Commission regarding the request. Reid Garst motioned approval of the request of Neal Wall, property owner, for rezoning the properties located at 1139, 1133, and 1127 Highland Road (Tax Map # 230-2-7, and a portion of 230-2-6, and 230-2-5) from RSF Residential Single Family to HBD Highway Business District. Neil Conner seconded the motion. Ayes: Beamer, Conner, Daulton, Garst, King 4. Adjournment On motion by Member Conner, seconded by Member Garst, the meeting was adjourned at 7:34 pm. City Council meeting, August 28, 2023, 6:30 p.m. Council Chambers, City Hall, 114 North Broad Street 9 AT A REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SALEM, VIRGINIA held in the Council Chambers of City Hall, 114 North Broad Street Salem, VA 24153 AGENDA ITEM: Special Exception Permit Hold public hearing to consider the request of David Thompson, property owner, for the issuance of a Special Exception Permit to allow for the construction of an accessory structure greater than 1,000 square feet (Tax Map # 243-2-16). SUBMITTED BY: Max Dillon, Planner SUMMARY OF INFORMATION: SITE CHARACTERISTICS: Zoning: RSF Residential Single Family Land Use Plan Designation: Residential Existing Use: Residential Proposed Use: Residential The subject property (640 Joan Circle, Tax Map # 243-2-16) consists of a 1.05 acre tract of land that sits within the RSF Residential Single Family zoning district. The applicant has submitted building plans to construct an accessory structure on his property; however, because the proposed plans indicate a square footage of greater than 1,000 (1,500 square feet), a Special Exception Permit is required. If approved, the building plans indicate that the structure will be constructed on a concrete pad with a combination of masonry, vinyl siding, and asphalt shingles. The structure will be required to adhere to the site development regulations prescribed in Section 106-202.3. (B) 2. Accessory Structures of the City of Salem Zoning Ordinance. The Future Land Use Map (FLUM) identifies this area as residential, still consistent with the proposed utilization of the property should the Special Exception Permit be granted. REQUIREMENTS: The proposal meets the requirements of Section 106-202.3. Site development regulations for RSF. OPTIONS: 1. Recommend approval of the request. 2. Recommend approval of the request with conditions. 3. Recommend denial of the request. 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25