HomeMy WebLinkAbout09/09/24 PC Agenda PacketPLANNING COMMISSION
AGENDA
Monday, September 10 , 2024
6:00 p.m.
Council Chambers
1.Call to Order – 6:00 p.m. (< 1 min)
2.Roll Call (<1 min)
3.Review and Approval of Minutes (5-10 Mins)a.August 2024 Minutes
4.Public Hearing (NA)
5.New Business (30 Min +)
a.Review of Special Exception for Major Utilities
Services
i.Presentation by Brian Quilan Regarding Special
Exception proposal (15Min)
b.Setting Date for Public Hearing
c.Vote to Appoint Olivia Hale as Secretary
6.Old Business (0)
7.Other Business (NA)
8.Staff Report (10-15 Min)
9.Commissioner Comments (5-10 Mins.)
10.Adjournment (<1Min)
MINUTES
Town of Pulaski Planning Commission
Municipal Building, East Wing Conference Room
August 12, 2024
Present: Kevin Meyer, Rachel Arthur, Van Taylor, AJ Schrantz,
Absent: Terry Hale, Dustin Davis
Guest: Jeremy Clark (appointed to Planning Commission 8/20/24)
Call to Order
Chairman Meyer called the meeting to order at 6:07 PM. The roll was called. A quorum was determined
with four members present.
Review of Minutes
Mr. Meyer called for a review and motion of July’s minutes. Mr. Taylor moved that the minutes be
adopted as written. Ms. Arthur seconded the motion, and it passed unanimously.
New Business—Work Session: Evaluating Town’s Future Land Use Map
Mr. Meyer called for a staff report. Ms. Bork explained that many of the town’s future land use goals
involve a critical analysis of the future land use map and the data that went into creating the
comprehensive plan. She explained that future land use mapping is supposed to be the vision for the
town at some point in the future and is intended to inform and guide policy decisions. Future land use
maps do not necessarily need to match the existing use of property. She cautioned that proposed map
changes need a basis in comprehensive plan goals and policies. She highlighted some of the data
collected as part of the town’s Comprehensive Plan Survey 2 years prior and some community data
statistics from ACS.
She explained that she particularly hoped that the commissioners would review the town’s land use to
address the following policies: “Reassess land use classifications and amend the future land use map to
add additional residential future land use categories to differentiate the different residential densities.”
(Land use 1.1.14, 2022 Comp. Plan) and “Identify different neighborhood types and develop specific land
use policies to address their needs direct future development patterns and enhance the areas.” (Land
Use 1.1.11, 2022 Comp. Plan).
She explained that she had provided each commissioner with unclassified parcel maps of the town and
colored pencils, as well as a copy of the town’s goals across the comprehensive plan and policies and a
copy of the Land Use Element of the Comprehensive Plan. She pulled up the Counties Parcel Map on the
projector. She explained that commissioners would use the provided materials to draft a “personal”
future land use map for the town.
Throughout the exercise, commissioners’ comments and discussion included:
• Which sections of town have and do not have green space, and where new open space might be
feasible without distracting from other priorities?
• Whether extending commercial land use along Route 11 might spur economic growth. The
counterargument is that the town should focus on filling our commercial before expanding it.
• Whether it made sense to have the town’s emergency services in the floodplain Memorial Dr.
and the town’s property. Should that be included in the plan, there might be an opportunity to
move it to a new location.
• The types of housing the town presently has and where and how it might be best to categorize
it.
• How the towns might utilize/reclaim old industrial parcels near the creek, and whether leaving
them as industrial is beneficial to the town, and its seeming contradiction with the protecting
natural asset goals found in the Comp. Plan. Where should it be located in town if we move
industrial uses away from Peak Creek? We need industry for economic stability.
• Brief conversation revolved around promoting service, technology, and R&D-type businesses as
they would be an economic driver but may not present as great an environmental impact along
the creek. This led to a brief discussion about company attraction and retention. Ms. Bork
reminded commissioners that the town had recently hired an economic developer, and that
would be something the economic developer would likely be doing as part of their position.
• Discussion expanding mixed-use zoned areas, particularly along Route 11, Route 99, and the
downtown area, and whether that would help create “town gateways” that would draw folks
from the surrounding area into Pulaski. One commissioner cited the new Food City and asked
how much activity there is.
• A brief discussion about what could be done to protect historic housing within the town while
still encouraging neighborhood development.
Once the exercise had concluded, Ms. Bork explained that she would be using their maps and the
comprehensive plan to draft a collective map that they would discuss in a future meeting.
Mr. Meyer asked if Ms. Bork if she had a staff report to deliver. She said that she had folded it into the
intro of the exercise.
With there being no further business, Mr. Schrantz moved, and Mr. Taylor seconded that the meeting be
adjourned. With no objections, the meeting was adjourned at 7:19 PM.
STAFF REPORT
DEPARTMENT CONTACT:
Summer Bork, Town Planner 42 First Street, N.W./P.O. Box 660, Pulaski, VA 24301
(540)994-8624
CASE NUMBER: 24-RZ-003 APPLICANT/PROPERTY OWNER:
Calvert Energy LLC
PUBLIC HEARING DATE:
TBD
PROPERTY ADDRESS/LOCATION:
(Unaddressed) parcel number 73-1-14 off Monte Vista
Dr. extension
SPECIFIC ACTION:
•Special Exception for a Battery Storage facility under the town’s Utility Services Major use.
SIZE OF PROPERTY:
11.5 Acres
EXISTING ZONING:
I-1, Light Industrial
EXISTING LAND USE:
Open Space
RELATED ORDINANCE:
Utility Services, Major - Services of a regional nature, which generally entail the
construction of new buildings or structures such as generating plants and sources,
electrical switching facilities and stations or substations, water towers and tanks,
community wastewater treatment plants, and similar facilities. Included in this definition
are also electric, gas, and other utility transmission lines of a regional nature that are not
otherwise reviewed and approved by the Virginia State Corporation Commission.
CASE OVERVIEW:
Calver Energy proposes to develop a >20MW battery storage facility. The proposed site is previously
undeveloped. It is located along the railroad tracks on the eastern edge of town. Access to the property is
restricted by a gate controlled by Appalachian Power Company. The property is 11.5 acres. Per the site plan
(see application), a wooded buffer and fence will be part of the development process. This property is adjacent
to a property Appalachian Power Company owns and operates, and the company intends to use the APCO grid
to acquire the energy.
Spenser Rygas (the town's attorney) determined last year that the town’s definition of Utility Services, Major
was sufficiently broad to allow energy storage and production if the town’s public bodies were amenable.
The town’s comprehensive plan does not specify any direct goals for promoting green or alternative energy.
Pulaski County has such goals, and the town can demonstrate its willingness to partner with the county to
achieve these if it chooses.
Green energy can have benefits for communities.
Advance Economic Growth: alternative energy's economic benefits include job creation, local investment
opportunities, and reduced energy costs for residents and businesses. Promoting solar development can unlock
many economic advantages for our community.
Foster Sustainable Development: Encouraging alternative energy enables property owners and developers to
take an active role in sustainability, contributing to the long-term well-being of our community and fostering a
model for future generations.
However, these industries can negatively affect communities if improperly structured and monitored. These
consequences should be duly considered, and appropriate safeguards should be established as part of the
consideration of this application.
CONSIDERATIONS:
Environmental Impact
Solar and other alternative energy production can lower pollutants from traditional fossil fuel electrical
production methods. However, this energy production method often has environmental concerns attached to
it as well.
One significant concern is public safety and property maintenance. Vegetation and stormwater management
plans address a business's ability to care for the property and decrease the community risk of fires caused by
improper vegetation maintenance. Soil and erosion management should also be considered.
Stormwater management is also a concern with these types of facilities. Calvert appears to have addressed this
issue. This is demonstrated by the retention basin proposed in the site plan. However, asking further questions
regarding planting and vegetative management may be beneficial. Staff recommends requesting an applicant's
environmental study, planting, and vegetation management plan. Additional monitoring and periodic reports
might be prudent to ensure that storage units have not caused contamination of groundwater supplies.
Viewshed
Another common consideration for large-scale energy storage is vegetative buffers and adequate setbacks.
These are usually to protect neighboring property owners from unsightly neighbors. This property's location is
not in proximity to major thoroughfares nor directly adjacent to residential or commercial properties, so it is
the staff’s opinion that it presents minimal visual nuisance, but to ensure this remains the case even in the face
potential future development requiring a vegetative buffer would be recommended.
Economic Impact
This project may offer certain economic benefits for the town and its citizens in the short term, including
potential employment opportunities, lowering electric utility costs, and diversifying the electric grid. An
economic impact analysis would enable the town to anticipate better the impacts of such an operation on tax
revenue, jobs, property values, and any cost that the town may incur for such a facility.
The long-term impacts on a town’s economy can be costly if the discontinuation of such properties is not
correctly managed and specified on the front end. To protect the town’s economy, it is critical to obtain a
Decommissioning Plan. This document outlines the business's responsibilities when they no longer use the
property for energy production and storage.
The plan should include the following:
1. The Anticipated life expectancy of the project.
2. The estimated decommissioning cost is in current dollars of total amounts.
3. The methodology for determining such an estimate.
4. The method of ensuring that funds will be available for decommissioning and restoration.
5. The detailed method for keeping the decommissioning cost current will be reviewed every two years
and updated as needed.
6. The detailed manner in which the project will be decommissioned and the site restored to its original
state/condition.
7. Time frame for decommissioning abandoned or discontinued facilities and procedural requirements for
notifying the town.
8. A professional engineer shall seal the decommissioning plan, cost estimates, and all updates to those
plans and estimates.
A periodic review/update to this plan should be required to ensure that cost estimates are consistent with
current US dollar valuations. The review period is recommended every 2-5 years. Without such a plan or
regular update, the town may assume part or all costs for decommissioning the installation, which could
significantly burden the town.
Another recommendation is to draw up bonding documents and stipulations if the facility changes ownership.
This document will protect the town, allow them to remove the facility, and enable them to charge the
business for the cost of land restoration if the company fails to adhere to its decommissioning plan.
Recommendation for Additional Information/Conditions
Additional Information
• Staff recommends that the applicant obtain a desktop environmental review and possibly environmental
impact study for the project from a third party at the applicant’s expense before CO issuance.
• Staff recommends acquiring broad economic impact data for this type of business, so that public bodies
can make informed decisions and weigh trade-offs.
• Staff recommends that Calvert submit a draft of a decommissioning plan, which includes the eight
criteria mentioned above. Public bodies should review and consider this as part of their decision-making
process.
DISCLOSURE:
The applications shall be evaluated on compatibility with the Comprehensive Plan and official Town
policies, including the purposes and development requirements of the Zoning Ordinance. The
Planning Commission is to recommend to the Town Council upon review of the submitted application
materials. If found that rezoning is consistent with the intent of this Ordinance and the
Comprehensive Plan, they are in the public interest and will comply with all other provisions of law
and ordinances of the Town of Pulaski. The Planning Commission may recommend any conditions
necessary to ensure that the proposal meets the criteria established by the Zoning Ordinance.
Recommended Conditions
Staff believes that, at minimum, Calvert Energy should be required to submit a Planting/Forestry plan,
Decommissioning Plan with Bonding, and Vegetative Maintenance Plan, which should be included as
conditions of this special exception if approved.
Project Area Zoning Map
Project Area Site Map
Property Information
Request for
Special Exception
Both the applicant/agent and property owner must sign the application. Applicants are to complete the required Planning Commission process
before beginning any construction, remodeling, demolition or other significant activities permitted under the Town’s Zoning Regulations.
I/We affirm and certify that I/we understand and will comply with the provisions and regulations of the Town of Pulaski Zoning Ordinance. I/we further certify that the statements in this application and any plans or papers submitted are true to the best of my/our knowledge and belief.
_____________________________________ ____________________________________ ____________________________Signature of Property Owner Printed Name of Property Owner Date
_____________________________________ ____________________________________ ____________________________Signature of Applicant/Agent Printed Name of Applicant/Agent Date
Town of Pulaski 42 1st Street, NW
Pulaski VA 24301
Phone: 540-994-8624
Fax: 540-994-8699
Date of Application: _______
Property Owner(s) Name
Owner's Mailing Address
Property Address/Location
Current Use of Property
Description of Existing Buildings/Structures
SPECIAL EXCEPTION APPLICATION
Property Owner Information
Agent or Applicant Information
Agent or Applicant Name
Mailing Address
City/State/ZIP Code
Telephone Number
Special Exception Requested
(Please use space below and back of form if necessary)
Payment of the application fee by the applicant provides payment for legal notices and associated notifications to adjacent property owners. Required legal notices will be published in local newspapers by the Town of Pulaski. Adjacent property owners will be notified via certified letter
sent by the Town of Pulaski.
City/State/ZIP Code
Telephone Number
Business Name (if applicable)
Deed Book Number Page Number
Tax Parcel Number
Total Area Square FeetAcres
Required Attachments
Two (2) copies of a site plan, which includes the following:
1.Outlined property boundaries and lot dimensions2.Locations and dimensions of existing and proposed structures3.Uses of existing and proposed structures4.Dimensions of front, back, and side yards5.Locations and dimensions of easements (public and private)6.Water courses7.Fences8.Names, locations, and dimensions of streets and street rights-of-way9.Existing and proposed driveways10.Parking areas with locations and dimensions of parking spaces11.Any additional information related to the property or abuttingproperties directly affecting the application, as determined by theZoning Administrator
Owner and Agent Signatures
Current Zoning Classification $650.00 fee
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Property Information
Request for
Special Exception
Both the applicant/agent and property owner must sign the application. Applicants are to complete the required Planning Commission process
before beginning any construction, remodeling, demolition or other significant activities permitted under the Town’s Zoning Regulations.
I/We affirm and certify that I/we understand and will comply with the provisions and regulations of the Town of Pulaski Zoning Ordinance. I/we further certify that the statements in this application and any plans or papers submitted are true to the best of my/our knowledge and belief.
_____________________________________ ____________________________________ ____________________________Signature of Property Owner Printed Name of Property Owner Date
_____________________________________ ____________________________________ ____________________________Signature of Applicant/Agent Printed Name of Applicant/Agent Date
Town of Pulaski 42 1st Street, NW
Pulaski VA 24301
Phone: 540-994-8624
Fax: 540-994-8699
Date of Application: _______
Property Owner(s) Name
Owner's Mailing Address
Property Address/Location
Current Use of Property
Description of Existing Buildings/Structures
SPECIAL EXCEPTION APPLICATION
Property Owner Information
Agent or Applicant Information
Agent or Applicant Name
Mailing Address
City/State/ZIP Code
Telephone Number
Special Exception Requested
(Please use space below and back of form if necessary)
Payment of the application fee by the applicant provides payment for legal notices and associated notifications to adjacent property owners. Required legal notices will be published in local newspapers by the Town of Pulaski. Adjacent property owners will be notified via certified letter
sent by the Town of Pulaski.
City/State/ZIP Code
Telephone Number
Business Name (if applicable)
Deed Book Number Page Number
Tax Parcel Number
Total Area Square FeetAcres
Required Attachments
Two (2) copies of a site plan, which includes the following:
1.Outlined property boundaries and lot dimensions2.Locations and dimensions of existing and proposed structures3.Uses of existing and proposed structures4.Dimensions of front, back, and side yards5.Locations and dimensions of easements (public and private)6.Water courses7.Fences8.Names, locations, and dimensions of streets and street rights-of-way9.Existing and proposed driveways10.Parking areas with locations and dimensions of parking spaces11.Any additional information related to the property or abuttingproperties directly affecting the application, as determined by theZoning Administrator
Owner and Agent Signatures
Current Zoning Classification $650.00 fee