HomeMy WebLinkAbout10/14/25 PC Packet Planning Commission
Agenda
Tuesday, October 14, 2025 6:00 p.m. Council Chambers
1. Call to Order
2. Roll Call
3. Review and Approval of Minutes
a. September 8, 2025 Planning Commission & Town Council Meeting Minutes
4. Public Hearing (NA)
5. New Business/ Discussions
a. Comprehensive Plan Amendment- Austin Painter
b. Car Storage
c. Horner Acre Farms LLC
d. DCT Collision
6. Commissioner Comments
7. Reminder of Next Meeting
a. Monday, November 10, 2025 ; 6:00 p.m.
8. Adjournment
Town of Pulaski Planning Commission & Town Council Joint Meeting
Municipal Building, Council Chambers September 8, 2025 1. Vice-Chairman Schrantz called the meeting to order at 6:00 p.m. and asked for a roll call.
Conner Compton- Aye Brandon Turcotte- Aye A.J. Schrantz- Aye Jeremy Clark- Aye Terry Hale- Aye Chairman Meyer- Absent
2. Mayor Collins called the Town Council meeting to order and asked for a roll call.
Jeremy L. Clark- Aye G. Tyler Clontz- Aye Mayor Collins- Aye Sunshine N. Cope- Aye Steven W. Erickson- Aye Brooks R. Dawson- Aye Joel B. Burchett- Aye
3. Vice-Chairman Schrantz asked for a motion to enter into a joint meeting with Town Council. The motion was made by Mr. Hale and seconded by Mr. Clark.
The motion passed unanimously. 4. Mayor Collins asked for a motion to enter into a joint meeting with the Planning Commission.
The motion was made by Mr. Clark and seconded by Vice-Mayor Dawson. Jeremy L. Clark- Aye G. Tyler Clontz- Aye Mayor Collins- Aye Sunshine N. Cope- Aye Steven W. Erickson- Aye
Brooks R. Dawson- Aye Joel B. Burchett- Aye
5. Vice-Chairman Schrantz asked for a motion to review and approve the minutes from the August 11, 2025 Planning Commission and Town Council meeting minutes.
The motion was made by Mr. Hale and seconded by Mr. Turcotte.
The motion passed unanimously.
6. Mayor Collins asked for a motion to review and approve the minutes from the August 11, 2025 Planning Commission and Town Council meeting minutes.
The motion was made by Councilwoman Cope and seconded by Councilman Clark. Jeremy L. Clark- Aye G. Tyler Clontz- Abstained Mayor Collins- Aye Sunshine N. Cope- Aye Steven W. Erickson- Aye
Brooks R. Dawson- Aye Joel B. Burchett- Aye
7. Public Hearing a. Petition by applicant the Town of Pulaski to rezone 176 wooded acres from
Single Family Residential District (R-1) to Multi-Family Residential District (R-
3) and General Business District (B-2) located at 3012 Lee Highway at tax map #63-1-219, #63-1-220, and #63-42-1. Mayor Collins read the public hearing rules and guidelines for a public hearing.
Mayor Collins read the public hearing advertisement ran in the Patriot on August 22, 2025 and August 29, 2025. Vice-Chairman Schrantz opened the Planning Commission public hearing.
Mayor Collins opened the Town Council public hearing. Ronald Hall of Peppers Ferry Road raised two main concerns:
• Advertisement Clarity- Mr. Hall argued that the public notice was misleading since it listed only one property address, 3012 Lee Highway, which is the smallest parcel of the three. He believed this could cause residents to underestimate the scope of the rezoning, as the full 176 acres
extends beyond that single parcel.
• Traffic and Road Safety- Drawing on his 82 ears in Pulaski and 62 years living on Peppers Ferry Road, he expressed strong opposition to allowing multi-family homes with access roads connecting to Peppers Ferry Road.
He explained the historic and unsafe nature of the road, which has dangerous curves, blind spots, and speeding issues, despite a posted 25 mph limit. In his view, Peppers Ferry could not safely accommodate the additional traffic that rezoning would being. Instead, he recommended keeping R1 zoning for Peppers Ferry frontage and directing access for
new developments to Memorial Drive or Route 11, both four-lane roads better equipped for traffic.
Kevin Hill of Red Fox Lane began apologizing for missing the previous Planning Commission meeting but emphasized this continued interest in the project. Hill’s
concerns focused on two points:
• Townhouses and the Master Plan- Mr. Hill referenced the Master Plan, nothing that it originally envisioned a mix of single- family homes and
townhouses, but without full R3 zoning. He worried that rezoning to R3
could open the door to additional townhouse development beyond what the plan allowed. He asked that the Council deny any future requests for more townhouses, citing concerns that townhouses, unlike single-family homes, may not always be owner-occupied.
• Road Conditions- Echoing Mr. Hall’s concerns, Mr. Hill emphasized the inadequacy of Peppers Ferry Road to handle additional traffic. He urged the Council to strongly advocate with VDOT for tangible improvements such as widening, better shoulders, and clearer sightlines, rather than
relying on assumptions of “slow build” or minimal impact. He noted that the road already feels unsafe and cramped, even the addition of 40 more cars in the near future would worsen the problem significantly.
Mr. Hill concluded his comments by raising a final concern about retention ponds.
He emphasized that such ponds should be designed in a way that does not detract
from the appearance or livability of the neighborhood. He reiterated his support for the R3 designation under the master plan only if it does not allow for additional townhouses beyond what was initially proposed. Mr. Hill warned that if rezoning were to result in more townhouses being built, many residents would
strongly object. He again stressed the importance of improving the roads and
shoulders on Peppers Ferry. Patricia Miller of Peppers Ferry Road voiced deep concerns about both traffic safety and the impact on her property. She described a dangerous curve near her
home, stating that the road cannot safely accommodate normal traffic and that she
has nearly been struck in her own yard. She also objected to the possibility of the area developing into a dense multi-family complex similar to Washington Square, which she viewed negatively. Furthermore, she and her husband were troubled that Lot 38 of their property might be taken for drainage purposes, which they
considered unfair.
Ms. Miller’s husband, Ray Miller also spoke. He echoed her traffic concerns and expressed frustration that a portion of his yard was being considered for drainage infrastructure. He said that earlier discussions had assured him the development
would consist only of “multimedia-built homes”, not townhouses, and he was
disappointed to now see townhouse development under consideration. Ray argued that this would overcrowd the area, increase traffic beyond manageable levels, ad ruin his property by reducing his usable land and bringing structures too close to his lot line. He called for more careful planning before moving forward.
Mavis Jones representing the Family Worship Center church, raised a question
about whether retaining ponds would be located near the property her church
owns adjacent to the proposed rezoning site. She explained that her concern stemmed from past experience; Walgreens had purchased land from the church for a retention pond in a separate development.
Manager Day clarified that retention ponds would indeed be required by law, but
no finalized engineering or traffic studies had been completed yet. At present, only conceptual drawings exist, and no money had been spent on detailed design, environmental review, or DEQ studies. Ms. Jones was reassured she would be kept informed as the project progressed.
Bradley Coon of Pheasant Lane addressed the boards with concerns from the perspective of a newer homeowner. He and his wife bought their home in 2020-2021 specifically for its quiet cul-de-sac location and wooded views, which gave them privacy and a sense of living in the country while being in town. He worried
that the proposed development would significantly alter the character of his
neighborhood. While acknowledging the need for more housing in Pulaski and supporting the idea of sidewalks and single-family homes, Mr. Coon opposed the addition of multi-family homes in the area. He stated that his own property would be especially impacted because the current development plans would place two
rear neighbors and a side neighbor directly adjacent to his lot, changing the open
view from his kitchen window. He asked the Council to reconsider the lot layout in the section near his home and even expressed willingness to purchase the adjoining property to preserve his privacy.
Mr. Cook also joined others invoicing concerns about traffic safety. He described
blind spots near his home, especially at the top of the hill, and mentioned near-miss accidents when trying to turn. He suggested that the town consider speed bumps in Twin Oaks or Peppers Ferry Road to slow down traffic and reduce risks.
Vice-Chairman Schrantz closed the Planning Commission public hearing.
Mayor Collins closed the Town Council public hearing. The Mayor asked for a motion to recess the Town Council meeting.
The motion was made by Councilwoman Cope and seconded by Vice-Mayor Dawson. Jeremy L. Clark- Aye G. Tyler Clontz- Aye Mayor Collins- Aye
Sunshine N. Cope- Aye Steven W. Erickson- Aye
Brooks R. Dawson- Aye Joel B. Burchett- Aye
The Town Council recessed its meeting to allow the Planning Commission to deliberate and made a rezoning recommendation. It was clarified that the Planning
Commission only makes recommendations; the Town Council has the final
authority to approve or deny rezoning requests. As the Planning Commission began its internal discussion, they noted that Kevin Hill, who had spoken earlier, had also sent an email because he could not attend a
prior meeting. Commission members acknowledged the importance of residents’
concerns, particularly regarding traffic safety and infrastructure readiness. The discussion turned to the need for a comprehensive traffic study. Members pointed out that the current conditions of Peppers Ferry Road are poor, with
dangerous intersections, limited visibility, and speeding problems. They stressed
that any development plan must include professional engineering studies and potential redesign of intersections before construction proceeds. There was consensus that these studies would be necessary to determine whether rezoning could be responsibly approved.
The Planning Commission’s discussion returned to the recurring issue of traffic safety along Peppers Ferry Road. Members noted that the road’s narrowness and unusual layout, with some stretches making safe passage difficult. They agreed that traffic concerns must be strongly emphasized during site preparation and
development. Vice-Chairman Schrantz pointed out that speeding remains a
constant problem, observable even from his home, and suggested that increased enforcement could provided some interim relief. Although speed enforcement had been attempted in the past, the Commission felt it should be reconsidered and applied more consistently.
The Commission then discussed the engineering and regulatory review process that would be required before construction could begin. It was clarified that no engineering work had yet been performed by either SHAH Development or the town. Any new road construction would need to meet VDOT standards, and
VDOT would perform its own traffic studies. Members agreed that the current
conceptual drawing might change significantly once VDOT reviews are complete. It was noted that while the current plan shows 300 dwelling units, this number could ultimately be reduced to 250 or fewer based on traffic, environmental and
design constraints. The Department of Environmental Quality (DEQ) will oversee
drainage and erosion controls, while the Health Department will review water pressure concerns. A technical explanation was offered; homes located directly near the water thank often have lower water pressure compared to homes farther downslope. The Commission stressed that all these engineering reviews must
occur before construction is approved.
The discussion shifted to stormwater. Officials emphasized that no hydraulic engineering studies have yet been performed, and while the concept plan shows preliminary pond locations, these may change. Manager Day also addressed
reports that some residents had been approached aggressively about stormwater or drainage issues. He stated clearly that no representative of Pulaski or SHAH
Development has been in the field conducting stormwater work, and that anyone
claiming otherwise was misrepresenting themselves. Residents were encouraged to report such incidents so the town could involve the police if necessary. Manager Day clarified that about six properties owned structures currently located
on town property will need to be addressed at a future public hearing. Some
residents had already raised concerns that they were being told to move personal items, such as fences, or fields, due to town ownership. Vice-Chairman Schrantz confirmed that these matters would be handled formally at an upcoming Town Council meeting.
Manager Day also reiterated that rumors minimizing the project’s scale, such as claims that only “20 houses” would be built, were inaccurate. The true scale of development will depend on VDOT and engineering reviews, but the scope will be far larger than some residents have been led to believe.
Vice-Chairman Schrantz assured residents that both the town and VDOT will thoroughly review road conditions before approving construction. He acknowledged that geological challenges may complicate development, including the presence of shale, limestone, large rocks, and sinkholes in the area. These
conditions could delay construction and may force the developer to alter the site
layout, reducing the total number of housing units. Stormwater management will also be complicated by these geological factors. Vice-Chairman Schrantz reflected on earlier conversations with Chairman Meyer,
who supported the rezoning proposal because it aligns more closely with the
town’s Planned Unit Development (PUD) strategy than the current zoning. While the details of the site plan may shift, the Commission agreed that the rezoning to R3 and B2 fits the broader goals of Pulaski’s growth and is a necessary step toward shaping future construction.
The motion was made by Mr. Turcotte and seconded by Mr. Compton to recommend rezoning 3012 Lee Highway from Single-Family Residential District (R-1) to Multi-Family Residential District (R-3) and General Business District (B-2).
Conner Compton- Aye Brandon Turcotte- Aye
A.J. Schrantz- Aye Jeremy Clark- Aye Terry Hale- Aye Chairman Meyer- Absent b. Town Council reconvened its joint session.
Manager Day informed the Town Council of the Planning Commission’s recommendation.
i. Ordinance 2025-03 Rezoning 3012 Lee Highway from Single Family Residential District (R-1) to Multi-Family Residential District (R-3) and
General Business District (B-2)
The motion was made by Councilman Clark and seconded by Councilwoman Cope.
Jeremy L. Clark- Aye G. Tyler Clontz- Abstained
Sunshine N. Cope- Aye Steven W. Erickson- Aye Brooks R. Dawson- Aye Joel B. Burchett- Aye Mayor Collins- Aye
8. Staff Report (NA)
9. Commissioner Comments No comments were made.
10. Town Council comments Vice-Mayor Dawson emphasize the Council and Planning Commission heard all the comments regarding the traffic concerns on Peppers Ferry and everything that can be
done will be done, and anything that the town can do to improve that road can and should
be done. Councilman Burchett and Manager Day clarified that while rezoning allows for multi-family residential development, the town has an explicit agreement with SHAH
Development prohibiting the construction of apartment buildings. Townhouses are
permitted, but no large multi-unit apartment complexes will be built on the site. This clarification was made to address lingering community concerns. Manager Day clarified remaining questions about what types of housing would be
permitted. He explained that from the conception of the project, every version of the
drawings had included multi-family dwellings in the form of townhouses, not apartment buildings. Large apartment complexes were “off the table” entirely. He stressed that while townhouses are permitted in the designated section of the site, any
attempt to build them elsewhere would require further council approval and formal
change to the zoning map. This restriction applies to not only SHAH Development, but also to any future developer should ownership of the project change. Such conditions are embedded in the proffer agreement, meaning only the council has the authority to modify them.
11. Reminder of Next Meeting a. Planning Commission Meeting- Tuesday, October 14, 2025 at 6:00 p.m.
b. Town Council Meeting- September 16, 2025; Closed Session at 6:00 p.m.; Open
Session 7:00 p.m.
12. Vice-Chairman Schrantz asked for a motion to adjourn the Planning Commission meeting at 6:48 p.m.
The motion was made by Mr. Hale and seconded by Mr. Compton.
The motion passed unanimously. 13. With no further business, the Mayor adjourned the meeting at 6: 48 p.m.
Town of Pulaski Planning Commission
___________________________________ A.J. Schrantz Vice-Chairman
Town of Pulaski Town Council
____________________________________
W. Shannon Collins Mayor Attest
____________________________
Olivia C. Hale Clerk of Council
ARCHITECTURAL SITE PLAN
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Pulaski County
Sheriff's Department
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SHAH DEVELOPMENT, LLC
COPYRIGHT
180 TEEL STREET
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(540) 260-9939
mneeble@shelor.com
SHAH DEVELOPMENT, LLC
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