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HomeMy WebLinkAbout04-13-26 Planning Commission Packet Planning Commission Agenda Monday, April 13, 2026 6:00 p.m. Council Chambers 1. Call to Order 2. Roll Call 3. Review and Approval of Minutes a. March 9, 2026 Meeting Minutes 4. Public Hearing (NA) 5. Old Business a. ‘House of Worship’ Definition (voting) 6. New Business 7. Staff Report a. Zoning Amendment, Rural Residential set Public Hearing Date (voting) 8. Other Business 9. Commissioner Comments 10. Reminder of Next Meeting a. Monday, May 11, 2026 at 6:00 p.m. 11. Adjournment TOWN OF PULASKI - 42 1ST STREET NW / P.O. BOX 660 – PULASKI, VA 24301 March 11, 2026 Todd Day Town Manager Town of Pulaski Pulaski, Virginia Dear Mr. Day, At the Planning Commission meeting held on March 9, 2026, the Commission discussed the need to establish a definition within the Town’s zoning ordinance for a Temporary Housing Shelter. After discussion, the Commission was in agreement to move forward with creating a new definition for this use. The proposed definition discussed and supported by the Commission is as follows: Temporary Housing Shelter: A facility that provides short-term residential accommodations to individuals or families experiencing homelessness or housing instability, along with supportive services as specified in the special exception approval. Such facilities typically operate continuously; however, occupancy shall be limited to a maximum period of 180 days occurring between October 1 and March 31. This definition is intended to clarify the nature of this use within the zoning ordinance and to ensure that any supportive services associated with the facility are clearly identified and approved through the special exception process. The proposed definition would be added to Chapter 11 – Definitions of the Town of Pulaski Zoning Ordinance. Additionally, the use would be permitted only by special exception within the following zoning districts: R-1, R-2, R-3, RO, B-1, B-2, and B-3. Please let me know if you would like this item scheduled for further review or for the next steps in the ordinance amendment process. Sincerely, Nathan Smythers, CBO Engineering and Building Department Manager Town of Pulaski April 10, 2026 Nathan Smythers Town of Pulaski Zoning Administrator 42 1st Street NW Pulaski, VA 24301 Re: Rural Residential (RR) Zoning Ordinance Text Amendment Request Dear Nathan: Please consider this letter a formal request to petition the Town of Pulaski Town Council for a requested Zoning Ordinance Text Amendment as further discussed below. The requested amendments refer to Code Section 4.1 Rural Residential District (RR) and Section 5.3 Off-Street Parking. The text amendment proposed is to allow a permanent farm market stand structure on parcels zoned Rural Residential within the Town of Pulaski. Town Code currently allows “temporary open air stands not exceeding 200 square feet in area for seasonal sales of products raised on the premises and which shall be removed in the off-season when not in use…” in the RR district but not a permanent stand. With the continued increased intertest in farm to table food and goods across the New River Valley and the Commonwealth as a whole, the ability for local farmers to sell their goods onsite is becoming increasingly desirable. This allows farmers to sell goods throughout the week while not having to rely solely on regional and local farmers markets, thus helping their overall income stream. It would also allow community members to visit active farms in our area to help further the local connection and experience of how our food is grown and raised. As such, we are providing the suggested text changes attached to this letter for your consideration and approval. Revisions to Section 4.1 include the following: - Removing the restriction of a permanent store on the premises. - Adding a section for a “Farm Market” that allows for year round sales in a permanent structure onsite and including: o Restrictions on Product Origin that match the current restrictions on participants in the Town of Pulaski Farmers Market. o Building size limitations. o Setbacks for any building or storage from adjacent property lines. o Parking requirements for number of spaces required and surface materials. Revisions to Section 5.3 include the following: - Adds farm markets to the current exceptions of one and two-family dwellings regarding surface treatment of parking areas. We believe these suggested revisions are beneficial to the Town while respecting adjacent uses and limiting any adverse impacts. We sincerely hope that Town staff, the Planning Commission and Town Council see the benefit to allowing limited onsite sales areas in permanent structures for our local farming community. Thank you and please feel free to contact me if you have any questions. Sincerely, WESTWOOD PROFESSIONAL SERVICES Steven M. Semones Senior Director Cc: Todd Day, Town Manager ARTICLE 4. DISTRICT REGULATIONS Section 4.1 Rural Residential District (RR) Sec. 4.1.1 Purpose The purpose of this district is to provide for more spacious single-family residential areas and for areas that are semi-rural where agricultural uses are appropriate, although more intensive agricultural uses are permitted only by special exception. The district may also include hillside areas and forests where development will be slow and sparse. In order to maintain the character of the district, certain structures and uses may be permitted by special exception subject to all restrictions and requirements necessary to insure compatibility with residential surroundings. Since this district may cover areas where urban services are not presently available, it may be anticipated that portions of this district will be changed to other districts as development progresses and utilities become available. Sec. 4.1.2 Permitted Uses, Special Exceptions, Accessory Uses and Prohibited Uses. SEC. 4.1.2-1 PERMITTED USES. 1. Residential Uses. a. Single family dwellings, including a family and up to two (2) unrelated individuals per unit. i. One principal dwelling per lot of record. b. Family day care homes {serving less than six (6) children or adults}. 2. Agriculture Uses. a. General agriculture, farming and forestry, including tilling the soil, raising of crops, truck gardens, field crops, orchards or nurseries for growing or propagation and harvesting of plants, turf, trees and shrubs and in general uses commonly classified as general agriculture, including temporary open air stands not exceeding 200 square feet in area for seasonal sales of products raised on the premises and which shall be removed in the o5-season when not in use, but not including the raising of large animals, such as pigs, cows, horses, sheep, or goats, on a farm of less than ten (10) acres, and not including the raising for sale of birds, bees, fish, rabbits, or other small animals on a lot of less than two (2) acres and provided no retail or wholesale business o5ice or store is permanently maintained on the premises, and not including those more intensive agricultural and confinement uses which are herein defined as special agriculture and which requires a special exception, and not including commercial slaughtering or processing of animals or poultry. b. Keeping of horses and ponies, or sheep for personal enjoyment and not as a business under the following conditions: i. Required minimum acreage is as follows: 1. Horses and ponies—one (1) horse or pony per one (1) acres. 2. Sheep or Goats—three (3) sheep or goats per acre; one (1) acre for two (2) additional sheep. 3. Keeping of horses and ponies, or sheep, but not both permitted. ii. Any structure used to shelter grazing animals permitted under this ordinance shall be a minimum of one hundred (100) feet from the side and rear lot lines and the primary residence on the property. No structure shall be placed past the front setback line or in the required front yard of a residence. iii. All acreage used for the care and confinement for grazing animals permitted under this ordinance shall be fenced with lawful fencing as defined in Code of Virginia, 1950 as amended, §55-299 and in conformity with rulings on fencing issued by the Virginia Board of Agriculture and Consumer Services. c. Farm Market. A permanent establishment for the year-round retail sale of agricultural goods and merchandise, or a Farm Market, shall be permitted as an accessory use to a primary agricultural operation in the RR Zone subject to the following standards: i. Product Origin: A majority of the agricultural goods sold must be produced by the operator on the site or on nearby property owned or leased by the operator. All goods sold shall be produced within a 75 mile radius of the property. ii. Building Size Limitations: The maximum footprint of a permanent Farm Market building shall not exceed 2,500 square feet. iii. Setbacks: The Farm Market building and any associated storage shall maintain a minimum setback of thirty (30) feet from any property line adjacent to a residentially zoned property. 1. In all other instances, the building must comply with the standard setback requirements of the RR zone. iv. Parking and Loading: O5-street parking shall be provided at the same ratio required for "Retail Sales" establishments as set forth in the O5-Street parking regulations in chapter 5-3-3 of this ordinance. 1. Surface Material: Parking spaces and access aisles may be constructed of a permeable material, such as gravel with an average size of three- fourths (3/4) inch, subject to the approval of the Zoning Administrator. 2. Paving: If the operator elects to use asphalt, concrete, or other impermeable paving, the parking area must meet all standard technical requirements of the municipal parking and drainage ordinance." 3. Civic and Miscellaneous Uses. a. Houses of Worship. General standard: i. No recreational facility shall be located closer than fifty (50) feet from any residential lot. b. Utility Service, Minor. c. Towers less than 50 feet in accordance with Sec. 5.2 of these regulations. ARTICLE 5. DEVELOPMENT REGULATIONS Section 5.3 Off-Street Parking Sec. 5.3.2 Site Development Requirements 2. All such parking areas, except those serving one and two-family dwellings and farm markets as described in 4.1.2-1(2)(c), shall be constructed with an all weather surface. In industrial zoning districts vehicle parking or storing areas with less than 25 spaces maybe surfaced with gravel. These gravel parking areas must be screened from public view with an opaque screen. ARTICLE 4. DISTRICT REGULATIONS Section 4.1 Rural Residential District (RR) Sec. 4.1.1 Purpose The purpose of this district is to provide for more spacious single-family residential areas and for areas that are semi-rural where agricultural uses are appropriate, although more intensive agricultural uses are permitted only by special exception. The district may also include hillside areas and forests where development will be slow and sparse. In order to maintain the character of the district, certain structures and uses may be permitted by special exception subject to all restrictions and requirements necessary to insure compatibility with residential surroundings. Since this district may cover areas where urban services are not presently available, it may be anticipated that portions of this district will be changed to other districts as development progresses and utilities become available. Sec. 4.1.2 Permitted Uses, Special Exceptions, Accessory Uses and Prohibited Uses. SEC. 4.1.2-1 PERMITTED USES. 1. Residential Uses. a. Single family dwellings, including a family and up to two (2) unrelated individuals per unit. i. One principal dwelling per lot of record. b. Family day care homes {serving less than six (6) children or adults}. 2. Agriculture Uses. a. General agriculture, farming and forestry, including tilling the soil, raising of crops, truck gardens, field crops, orchards or nurseries for growing or propagation and harvesting of plants, turf, trees and shrubs and in general uses commonly classified as general agriculture, including temporary open air stands not exceeding 200 square feet in area for seasonal sales of products raised on the premises and which shall be removed in the o5-season when not in use, but not including the raising of large animals, such as pigs, cows, horses, sheep, or goats, on a farm of less than ten (10) acres, and not including the raising for sale of birds, bees, fish, rabbits, or other small animals on a lot of less than two (2) acres and provided no retail or wholesale business o5ice or store is permanently maintained on the premises, and not including those more intensive agricultural and confinement uses which are herein defined as special agriculture and which requires a special exception, and not including commercial slaughtering or processing of animals or poultry. b. Keeping of horses and ponies, or sheep for personal enjoyment and not as a business under the following conditions: i. Required minimum acreage is as follows: 1. Horses and ponies—one (1) horse or pony per one (1) acres. 2. Sheep or Goats—three (3) sheep or goats per acre; one (1) acre for two (2) additional sheep. 3. Keeping of horses and ponies, or sheep, but not both permitted. ii. Any structure used to shelter grazing animals permitted under this ordinance shall be a minimum of one hundred (100) feet from the side and rear lot lines and the primary residence on the property. No structure shall be placed past the front setback line or in the required front yard of a residence. iii. All acreage used for the care and confinement for grazing animals permitted under this ordinance shall be fenced with lawful fencing as defined in Code of Virginia, 1950 as amended, §55-299 and in conformity with rulings on fencing issued by the Virginia Board of Agriculture and Consumer Services. c. Farm Market. A permanent establishment for the year-round retail sale of agricultural goods and merchandise, or a Farm Market, shall be permitted as an accessory use to a primary agricultural operation in the RR Zone subject to the following standards: i. Product Origin: A majority of the agricultural goods sold must be produced by the operator on the site or on nearby property owned or leased by the operator. All goods sold shall be produced within a 75 mile radius of the property. ii. Building Size Limitations: The maximum footprint of a permanent Farm Market building shall not exceed 2,500 square feet. iii. Setbacks: The Farm Market building and any associated storage shall maintain a minimum setback of thirty (30) feet from any property line adjacent to a residentially zoned property. 1. In all other instances, the building must comply with the standard setback requirements of the RR zone. iv. Parking and Loading: O5-street parking shall be provided at the same ratio required for "Retail Sales" establishments as set forth in the O5-Street parking regulations in chapter 5-3-3 of this ordinance. 1. Surface Material: Parking spaces and access aisles may be constructed of a permeable material, such as gravel with an average size of three- fourths (3/4) inch, subject to the approval of the Zoning Administrator. 2. Paving: If the operator elects to use asphalt, concrete, or other impermeable paving, the parking area must meet all standard technical requirements of the municipal parking and drainage ordinance." 3. Civic and Miscellaneous Uses. a. Houses of Worship. General standard: i. No recreational facility shall be located closer than fifty (50) feet from any residential lot. b. Utility Service, Minor. c. Towers less than 50 feet in accordance with Sec. 5.2 of these regulations. ARTICLE 5. DEVELOPMENT REGULATIONS Section 5.3 Off-Street Parking Sec. 5.3.2 Site Development Requirements 2. All such parking areas, except those serving one and two-family dwellings and farm markets as described in 4.1.2-1(2)(c), shall be constructed with an all weather surface. In industrial zoning districts vehicle parking or storing areas with less than 25 spaces maybe surfaced with gravel. These gravel parking areas must be screened from public view with an opaque screen. N S E W W E S T W O O D Westwood Professional Services, Inc. westwoodSs.coP 80 COLLEGE STREET, STE H CHRISTIANSBURG, VA 24073 T: 540.381.4290 R 0 0 7 7 8 1 3 . 0 0 Z 1 2321 PLEASANT HILL ROAD PULASKI, VA 24301 TOWN OF PULASKI, VIRGINIA EXISTING ZONING AND VICINITY MAP HORNER ACRE FARMS N T S 4 / 1 0 / 2 0 2 6 S M S S M S Last Saved by: JhairrPlot Date/Time: 4/10/2026 3:11 PMDrawing: N:\0077813.00\05 Service Groups\Planning\01_CAD\Rezoning Base © 2 0 2 6 M i c r o s o f t C o r p o r a t i o n © 2 0 2 6 M a x a r © C N E S ( 2 0 2 6 ) D i s t r i b u t i o n A i r b u s D S N S E W W E S T W O O D Westwood Professional Services, Inc. westwoodSs.coP 80 COLLEGE STREET, STE H CHRISTIANSBURG, VA 24073 T: 540.381.4290 R 0 0 7 7 8 1 3 . 0 0 Z 2 2321 PLEASANT HILL ROAD PULASKI, VA 24301 TOWN OF PULASKI, VIRGINIA REZONING PLAN HORNER ACRE FARMS 1 " = 1 5 0 ' 4 / 1 0 / 2 0 2 6 S M S S M S S M S Last Saved by: JhairrPlot Date/Time: 4/10/2026 3:14 PMDrawing: N:\0077813.00\05 Service Groups\Planning\01_CAD\Rezoning Base Staff Report Zoning Ordinance Amendment Application Fee Background: Upon review of previous application forms and internal procedures, staff has identified that the fee currently referenced on the Zoning Ordinance Amendment application is not formally adopted within the Town’s Rate and Fee Schedule. While the application has historically included a fee, it has not been officially established through the adopted fee schedule, creating an inconsistency between policy and practice. Current Situation: The application currently reflects a fee of $650.00. This amount has been used administratively to account for the costs associated with processing a Zoning Ordinance Amendment, including required public hearings before both the Planning Commission and Town Council. Comparative Analysis: In evaluating an appropriate fee, staff reviewed neighboring localities for consistency and reasonableness: • Pulaski County: $250.00 • Town of Wytheville: $800.00 • Town of Christiansburg: $500.00 Based on this comparison, the current $650.00 fee falls within the range of similar jurisdictions and reflects a balanced approach between cost recovery and applicant burden. Staff Recommendation: Staff recommends that the Planning Commission consider formally establishing a fee of $650.00 for Zoning Ordinance Amendment applications and forwarding a recommendation to Town Council for adoption into the official Rate and Fee Schedule. This action will ensure transparency, consistency, and proper alignment between adopted policies and application materials. Requested Action: Staff requests that the Planning Commission review the proposed fee and provide a recommendation to Town Council regarding its adoption.