Loading...
HomeMy WebLinkAbout11-08-21 Planning Commission Minutesf, f. Ik PULASKI MINUTES Town of Pulaski Planning Commission November 8, 2021 Commissioners Present: Kevin Meyer, Chair; Janet Jonas, Vice -Chair; Terry Hale; Chris Conner; Luke Seigfried; David Hall Commissioners Absent: Tracy Belcher Town Staff: Brady Deal, Planner/Economic Developer/Zoning Administrator 1. Call to Order Chairman Meyer called the Planning Commission to order at 6:00 p.m. 2. Roll Call of Commission A quorum was determined since six of the seven commissioners were present. 3. Review and Approval of Minutes Approval of the minutes for September 13, 2021 was motioned by Mr. Seigfried and seconded by Mr. Conner. The motion passed 5-0 on the following roll call vote: Chairman Meyer — Ms. Jonas — Aye Ms. Belcher —Absent Mr. Conner — Aye Mr. 'Hale — Aye Mr. Hall - Aye Mr. Seigfried - Aye Approval of the minutes for October 19, 2021 was motioned by Mr. Conner and seconded by Ms. Jonas. The motion passed on 5-0 on the following roll call vote: Chairman Meyer — Ms. Jonas — Aye Ms. Belcher —Absent Mr. Conner —Aye Mr. Hale — Aye Mr. Hall - Aye Mr. Seigfried - Aye 4. Public Hearing a. Case 2021-09RZ — a request to rezone property located at 421 N. Washington Avenue from B-2 General Business to R -O Residential Office. Chairman Meyer asked Mr. Deal to provide a staff report for Case 2021-09RZ. Mr. Deal stated that the Town of Pulaski had received a request from Shah Development, LLC to rezone property located at 421 N. Washington Avenue. He stated if the rezoning request is approved, the applicant would consider constructing Townhouses on the property which is an approved use for the R -O (Residential Office) District. Mr. Deal said that most of properties adjacent to this property are zoned R -O (Residential Office). He said that these districts are extremely similar but the R -O has more limited commercial uses and of course, more expansive residential uses. Chairman Meyer asked what the total acreage of the lot is. Mr. Deal stated 1.53 acres. Chairman Meyer asked what the maximum unit density would be permitted. Mr. Deal had to look up the maximum unit density in the zoning ordinance. He stated that the total units per acre would be 9 for a total possibility of 13 units per acre depending on site development regulations. Chairman Meyer opened the hearing for public comment. Mr. Deal stated no request to comment had been received but there were two representatives from Shah LLC present, Mr. Kevin Conner and Mr. David Hagan. Mr. Kevin Conner stated that they are requesting this zoning map amendment so they can have more flexibility development wise, particularly for residential uses. Mr. Hagan stated that the units would likely be 1,500 square feet in size and include a single -car garage. He stated the price would likely be in the 220,000 to 230,000 range. Ms. Jonas asked how the property would be accessed vehicularly. She stated that she would like them to ensure that there is adequate sight distance. Mr. Hagan stated that he has not had any issue at the intersection and that there is substantial sight distance from the property when setbacks are considered. Chairman Meyer asked if there was any further comment on the matter. With no further comment, Mr. Conner made a motion to recommend to Town Council approval of the Rezoning as requested. Ms. Jonas seconded the motion. Page 2 of 71 November 8, 2021 The motion passed 5-0 on the following roll call vote: Chairman Meyer — Mr. Hale —Aye Ms. Jonas — Aye Mr. Hall - Aye Ms. Belcher —Absent Mr. Seigfried - Aye Mr. Conner — Aye b. b. Case 2021-10SE —a request for a Special Exception for Catering, a Daycare Center, a Bakery, and a Museum for property located at 1 Corbin -Harmon Drive Chairman Meyer asked for the staff report for Case 2021-1OSE . Mr. Deal stated that the Calfee Community and Cultural Center has requested a special exception for multiple uses, a museum, daycare center, catering, and a bakery. Mr. Deal stated that this property was rezoned to Residential Office to be eligible for these uses. Chairman Meyer asked if the kitchen space could be leased out to a restaurant. Ms. Jill Williams responded that the plans are going to be a shared use kitchen at the space could be leased out by the hour and/or by the day and would not be intended for a full-scale sit-down restaurant tenant. Ms. Jonas stated that a retai I/resta u rant location would likely not be possible due to the limited on-site parking. Chairman Meyer stated that he just wanted to state that it technically could operate under that use. Ms. Jonas stated that the catering usage is different by definition that a full-scale restaurant. Mr. Seigfried stated that a full-service take-out restaurant could possibly fit this usage and may be operated under this provision. Mr. Deal stated that the use as listed in the zoning ordinance is closely associated to a delicatessen which would indicate that there could be some usage for standing/limited seating food pick up service. Ms. Williams stated that the Virginia Outdoor Foundation has placed a deed restriction on the site which the representative stated would prevent it from becoming a McDonalds or similar fast food restaurant. Page 3 of 71 November 8, 2021 With no further comment, With no further comment, Mr. Conner made a motion to recommend to Town Council approval of the special exception request, Mr. Hall seconded the motion. The motion passed 4-0-2 on the following roll call vote: Chairman Meyer -- Aye Ms. Jonas — Abstain Ms. Belcher —Absent Mr. Conner — Aye 5. Old Business Mr. Hale —Abstain Mr. Hall - Aye Mr. Seigfried - Aye a. Comprehensive Plan Update i. Review Goals, Objectives, and Policies for the Future Land Use Element ii. Continue Discussion of Future Land Use Map Aphi stated that we are now moving towards the element formation of the Comprehensive Plan update process. She stated that before we move into discussing the goals, objectives, and policies for the future land use element, she wanted to review the discussion regarding a medium density land use category. Aphi had collected data regarding the lot size of properties throughout the town. She presented the information to the Planning Commission regarding the lot sizes in town, particularly for the northeastern neighborhoods. She asked the Planning Commission if they would like her to further look into assigning a medium density land use category to an area within town limits. Aphi then mentioned the downtown mixed-use land use category. She suggested that the commercial land use category that currently overlays that district be updated to reflect the difference in desired commercial use in comparison to the larger retail areas like Memorial Drive, Bob White Blvd., and Route 99. She stated this category would be different than normal retail and indicate that the Town wants more walkability in the downtown and have less intense commercial uses. Aphi then reviewed the current goals and objectives in the Comprehensive Plan for the Future Land Use element. Mr. Deal asked if the Planning Commission would first be interested in providing feedback on the previous land use topics including the medium density residential category and the downtown commercial category. Chairman Meyer asked Aphi if she could provide further elaboration on the parameters of medium density. Page 4 of 71 November 8, 2021 Aphi stated that it would be predominantly higher -density residential including duplexes and single-family homes with smaller lot sizes. She ten asked if there were any apartments in this area. Ms. Jonas stated that almost all of the apartment units in town are located in the area being discussed. Chairman Meyer stated that this area is really a high-density area housing wise. Aphi stated that she would be hesitant to identify it as high density due to the assumed unit counts that a high-density identification would permit. Chairman Meyer stated that he is concerned this medium or high-density category would put off the impression that the Town is desiring to change this district from having predominantly single-family units to multi -family units because that is not the case. Aphi stated that her biggest concern is that there is only one residential land use category in the map and that this infers that all residential land uses are desired throughout the town. She stated, that the map should identify the different areas that the Town wants lower density vs. higher density residential development so the map is clearer. Ms. Jonas asked if Aphi could gather data on the number of units per acre rather than the size of lots. Aphi stated that she could look that up for their review. Ms. Jonas and Chairman Meyer agreed that the data of the lot size doesn't show them the density and that it would be easier to understand if the data was presented by unit count. Chairman Meyer asked what the Meadowview Apartments were zoned. Mr. Deal stated that they were zoned R-2 which actually does not permit multi -family which means that the property is considered non -conforming. Chairman Meyer stated that we are adding another layer of complexity by adding a category of density to the Future Land Use map. He stated that he feels the zoning districts satisfy this need since they limit various housing options. Chairman Meyer asked if we could rezone the Meadow property to be R-3. Mr. Deal stated that they Planning Commission could initiate a Zoning Map amendment for that parcel and other parcels that have zoning issues. He also stated that he planned to review other parcels that are not zoned properly which he would like the Planning Commission to review. Page 5 of 71 November 8, 2021 Chairman Meyer asked if the other commissioners would like to review all of the "rniszoned° areas in the town. Ms. Jonas asked if a work session could be held to discuss these issues since there is often limited time at the monthly meetings. Aphi mentioned that this would be great to complete during the evaluation of the Land Use element in the Comprehensive Plan. A discussion ensued over the identification of a particular density housing classification and where exactly this should occur. The Planning Commission began discussing the south side of town as the best location for a possible classification that is different from the standard residential classification already present on the Future Land Use map. Ms. Jonas asked if the Planning Commission should reconsider the zoning of the Pulaski Furniture Complex during this process. She stated that this is a central property in the town and is currently identified as commercial in the Future Land Use map. Mr. Deal stated that he feels this would be a bold move by the Planning Commission but that a direction needs to be determined for this property since it is 18 acres right in the heart of downtown. Aphi stated that there are mechanisms to combat the issue of having a commercial area abutting an industrial area which the Planning Commission could consider. She also stated that Planning Commission has to be careful downzoning the property. Chairman Meyer stated that there are historic properties, such as the Maple Lodge that may be redeveloped if it wasn't immediately across the street from an industrial site that looks vacant/abandoned. Aphi then transitioned into the goals/objectives of the 2016 land use element. She read through each goal/objective and asked for comments from the Planning Commission. As Aphi highlighted the existing goals/objectives, Ms. Jonas mentioned that one issue with accomplishing these goals/objectives is the infrastructure issues throughout the town. Chairman Meyer asked if it was possible for the town to work on an infrastructure master plan that would identify the condition and age of water and sewer lines throughout the town. Mr. Deal stated that Aphi and himself have met with Bill Pedigo, Town Engineer, and discussed the possibility of doing such a plan. He also added that the funds received from the American Rescue Plan Act will be used to address myriad water/sewer related issues. Page 6 of 71 November 8, 2021 After Aphi finished reviewing the 2016 goalslobjectives outlined in the Comprehensive Plan, Mr. Seigfried provided some suggestions on the changing of wording in the various goals/objectives for better understandability. Upon completion of this discussion, Mr. Deal provided insight on several properties along Bob White Blvd. that are zoned B-2 General Business but have Residential Land Use, particularly single-family homes. Mr. Deal stated that these properties are considered non -conforming and therefore the owners can not expand the use at all. He stated that this would include sheds, decks, etc. Ms. Jonas asked if the Planning Commission could discuss the various areas that are improperly zoned at the December meeting and requested that the Planning Commission have time to visit these properties before an official amendment process was initiated. 6. Adjournment With there being no further business to discuss, Chairman Meyer adjourned the meeting at 7:34 p.m. 6%. -�j� Kevin Weyer, Chair ATT T: WAdm-inistrator Brady Deal, Zon Page 7 of 71 November 8, 2021