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HomeMy WebLinkAbout02-08-21 Planning Commission MinutesPULASKI MINUTES Town of Pulaski Planning Commission February 8, 2021 Commissioners Present: Kevin Meyer, Chair; Janet Jonas, Vice Chair; Tracy Belcher; Chris Conner Commissioners Absent: Terry Hale Town Staff: Brady Deal, Planner/Economic Developer/Zoning Administrator 1. Call to Order Chairman Meyer called the meeting to order at 6:04 p.m. 2. Roll Call of Commission 3. 'Review and Approval of Minutes January 11, 2021 minutes approved January 19, 2021 minutes approved Janet Jonas motioned to approve the minutes as written, Chris Conner seconded the motion. The motion passed unanimously through a voice vote. 4. Public Hearing a. Case 2021-02ZA (Request for a Zoning Amendment by Pulaski Development LLC, Agent: 'Kevin Conner) Mr. Deal provided the staff report to the Planning Commission regarding Case 2021- 02ZA. He stated that applicant requested to add Section 4.11.2-2.1 Light Industrial Uses, a. Cottage Industry, c. Custom Manufacturing, d. Greenhouse or Nursery, e. Industry Type 1, h. Packaging, k. Warehouses to Section 4.8.2-2 Special Exceptions of the B-1 Limited. Business District. Mr. Deal stated that the applicant believes this would help in attracting long-term viable tenants to the property. Also, the applicant believes these uses would not negatively affect the character of the district nor be incompatible with surrounding uses. The B-1 Limited Business District is the smallest geographically of all business districts. Mr. Deal stated the applicant would still need to access the special exception use authorization if the zoning amendment was recommended by the Planning Commission and adopted by Town Council. Ms. Jonas asked Mr. Deal what the future land -use map indicated for that property. Mr. Deal responded that he did not have the map in front of him but would check on that and get back to her. Chairman Meyer stated that the warehousing use concerned him and that he did not want it to become a trucking hub. He also asked if this applied to both parcels. Mr. Deal stated that the zoning amendment would apply to both properties. Chairman Meyer asked Mr. Deal what types of uses would be included in the warehouses section. He stated that he was worried about big trucks coming in and tractor and trailers causing problems with people in the neighborhood. Mr. Deal read the warehousing definition to the audience. He also stated that the Planning Commission could modify the meaning of the definition to specifically state what the Planning Commission would like to see used on the property. Chairman Meyer asked if any other member had a question for Mr. Deal. He then opened the floor for Kevin Conner. Mr. Conner stated that he would to thank Mr. Deal for the work he put in on this process and that most municipalities just throw it all on you. He stated to the Commission that this was just to change the language of the ordinance. If this was approved it would still be necessary for them to request a special exception and the Commission could restrict the use by conditions at that time. Mr. Conner stated that the retail market is really tough at this moment and that the they would like to expand the uses of this property to fill the spaces. He explained that the hemp farm they have in Christiansburg needed storage space and that type of use could be possible for the property in Pulaski. He reiterated that they are just looking for all opportunities to maximize the use of the property. Mr. Hagan spoke to the trucking concern and mentioned that he would need to keep all of his tenants happy and that he would never foresee a trucking terminal or a fed -ex facility. He said that he hopes it would be a small manufacturing plant where another 50-60 jobs could locate and the use would not affect the exterior at all. Chairman Meyer asked if other members have any questions. After, he asked if there was anyone from the public who wanted to speak. Page 2 of 6 1 February 8, 2021 With no further comment, Chairman Meyer asked if there was a motion. Mr. Conner (Chris) motioned to approve to recommend the request to the Town Council as submitted. Ms. Jonas seconded the motion. The motion passed 3-0 on the following roll call vote: Chairman Meyer — Ms. Jonas — Aye Mr. Conner—Aye Mr. Hale — Absent Ms. Belcher —Aye b. Case 2021-03SE (Request for a Special Exception by Aggregate Capital LLC, Agent: Luke Allison) Mr. Deal provided the staff report for Case 2021-03SE. Mr. Deal stated that the Commission has prior knowledge of this project because of the Joint Hearing that was held a couple weeks prior. He stated that the Town of Pulaski has received a request for the property located at 37 West Main Street (Tax Parcel(s) 072-051-21-37), for a Special Exception per Section 4.10.2-2(1)c of the Zoning Ordinance to construct second floor apartments and first -floor apartments on the south side of the building with entrances facing peak creek. Mr. Deal stated the applicant wants to construct seven apartments on the second floor and three apartments on the first floor on the south side of the building adjacent to Peak Creek with entrance and exit to the residences from the creek walk. In total, the project would feature 10 apartments totaling approximately 8,250 square feet of apartment space. The second -floor apartments would be accessible from the front of the building but the ground floor apartments would only be accessible from the Peak Creek side of the building. Mr. Deal stated that while working with VHDA and DHCD to secure grant funding for the housing being constructed on the second floor, the organizations recommended that this project utilize more of the building space for housing. Simultaneously, Luke and his team were being informed by multiple community members of the high interest many seniors had in living downtown. However, many are unable because of the safety issues surrounding daily use of stairs to access the residences. Chairman Meyer asked if there were plans for emergency egress for the second floor apartments. Mr. Allison stated that the apartments have stairs to the front of the building. Ms. Jonas stated that the project would be reviewed by the Fire Marshall to ensure compliance with fire code. Mr. Allison stated that DHR is also very strict in their approval of rehabilitation projects. Mr. Allison and Mr. Stromme then provided a presentation regarding their project at 37 West Main Street. Mr. Stromme provided the building overview with details regarding size, age, and location. Mr. Allison stated that their plan was to renovate the entire building, with 10 apartments, a new front facade, and a second floor access to the front. Mr. Stromme showed pictures of the rear of the building and the door accesses that would be opened up to access the creekwalk and the rooftop for a potential rooftop Page 3 of 61 February 8, 2021 patio. Mr. Allison further discussed the ability of a rooftop garden/patio space for all tenants. Mr. Allison reviewed the floor plans for the first floor and second floor. He also discussed the flood risk management assessment they received from the Friends of Peak Creek that was completed by the Virginia Silver Jackets and US Army Corps of Engineers. Mr. Allison added that they could potentially use the Commercial Space for a Taphouse. He spoke to the need of a place downtown for people to have a beer, watch football games, and for local artists/artisans to display and sell their art/products. Mr. Stromme outlined the $3 million funding for the project and the various streams. Mr. Austin also discussed the impact to the property values and the increase in property taxes from these improvements and additional residents. He stated that the Town would receive approximately $3,500 more in revenue annually than they are currently. Ms. Jonas asked if these buildings will be in the fagade program. Mr. Allison responded yes. Ms. Jonas also asked if the flood study could be put on the website. Chairman Meyer asked if Ms. Belcher or Mr. Conner had any questions. Neither had any questions. Chairman Meyer opened and closed the public hearing without comment. Chairman Meyer asked if there was a motion. Ms. Jonas motioned to approve to recommend the request to the Town Council as submitted. Mr. Conner seconded the motion. After the motion was seconded, Ms. Jonas asked if Mr. Deal could think of any specific conditions that would need to be applied to the Special Exception. Mr. Deal asked the applicants how they would manage the relationship between the commercial and residential tenants. The applicant stated that there would be a separate entrance/exit for the residential tenants vs commercial tenants. Chairman Meyer then asked if an elevator would be required. Mr. Deal stated that an elevator requirement would not be under zoning purview but would be something the Building Official and/or Fire Marshall would review. Chairman Meyer asked how big the space is behind the building between the creekwalk. Mr. Allison responded that the space was large enough for a garbage truck to traverse. Mr. Deal responded that the issue of safety on the creekwalk and potential deliveries is something the Commission needs to consider moving forward to prepare for downtown development. Ms. Jonas responded that we are not the only locality with a space problem downtown. Chairman Meyer asked where the closest public space for a delivery truck to park. Mr. Deal responded that there is a parking lot behind the County Administration adjacent to Jefferson Avenue. Ms. Jonas stated that as we promote development downtown, we need to consider how to make main street business friendly. Page 4 of 61 February 8, 2021 Chairman Meyer asked if there have been any town discussions regarding loading zone spaces on Main Street. Mr. Deal responded no. Chairman Meyer also mentioned fall prevention such as a railing. Mr. Allison responded that safety on the creekwalk was been brought up during the CBDG Downtown Revitalization Grant Process. Mr. Deal stated that a fence/gate down the creekwalk would be a Capital Improvement Project. Ms. Jonas mentioned that Al's has a black fence where their outdoor seating is. Chairman Meyer asked if the 37 West Main property line extends to the creekwalk wall. Mr. Allison said no. Chairman Meyer then asked about garbage pick-up. Mr. Allison stated that another dumpster would likely be necessary if vehicle access to the creekwalk was blocked. A discussion ensued regarding trash pick-up and potential garbage issues as development comes downtown. Ms. Jonas then stated that the special exception has a time frame. Mr. Deal responded that he believes it is sixth months but would check. Ms. Jonas mentioned that there is an extension process she believes is available. Mr. Deal asked when the applicants foresaw starting construction. Mr. Allison stated the biggest issue is knowing how many apartments the space would hold. With no further discussion, Chairman Meyer asked for a roll call vote. As mentioned previously in the minutes. Ms. Jonas motioned to approve to recommend the request to the Town Council as submitted. Mr. Conner seconded the motion. The motion passed 3-0 on the following roll call vote: Chairman Meyer — Ms. Jonas — Aye Mr. Conner —Aye Mr. Hale —Absent Ms. Belcher —Aye Mr. Allison asked if there were any glaring issues noticed by the Planning Commission that they could address in planning before the Town Council Meeting. Ms. Jonas and Chairman Meyer mentioned the garbage issue from the apartments and potential restaurants. 5. Old Business 6. New Business 7. Staff Report Chairman Meyer asked for the staff report with an update from Council. Mr. Deal stated that Council had submitted a request for the Planning Commission after the Zoning Amendment request at the January 19, 2021 Joint Hearing. Specifically, they requested the Planning Commission limit the area of the Special Exception to a smaller perimeter Page 5 of 61 February 8, 2021 than the entire B-3 District and to limit the ones on main street to the rear of the building. Chairman Meyer asked what the process would be to amend the ordinance for the entire district. Mr. Deal stated that they would need to have another public hearing to amend the ordinance. Mr. Deal stated that a legal notice may suffice but they may need to send letters to affected properties. Chairman Meyer asked what area the Town Council was seeking to limit the special exception to. Mr. Deal stated that the projected area would be from Jefferson to Madison on Main Street. A discussion ensued regarding the B-3 District and spoke of the Jefferson School for example that would be eligible for ground floor dwelling. Ms. Jonas stated that they will need some further time to evaluate the request. Mr. Deal then updated the Planning Commission on the Comprehensive Plan. He overviewed the engagement site that NRVRC is compiling for the Town of Pulaski. Mr. Deal then updated the Planning Commission on the VCU Land Use Training Program. Ms. Belcher stated that they were registered for last year's conference and that we should look into whether that was refunded or credited to this upcoming year. Mr. Conner confirmed this statement. Mr. Deal then requested the Commission think of individuals to fill the two vacancies on the Planning Commission. 8. Adjournment With there being no further business to discuss, Chairman Meyer adjourned the meeting at 7:28 p.m. Page 6 of 61 February 8, 2021 Kevin Weyer, Chair