PLANNING COMMISSION

Wednesday, May 28, 2003

Present: Mr. Brush, Ms. Proulx, Mr. Bruguiere, Ms. Russell, Mr. Hoffman, Ms. Hunt, Dr. Walker

Absent: Mr. Giles

PERMIT/GOODLOE & ROBERTS ROOFING – The applicants are requesting a permit to operate their roofing business on property approximately one mile from Rt. 151 on Old Stoney Creek Road. The property is 10.09 acres currently zoned Agricultural (A-1) with primary uses along the road being residential, agricultural and forested. Mr. Boger noted that the area is designated Rural and Farming in the 2002 Comp Plan, which notes that large scale residential and commercial development should be discouraged. Mr. Boger presented the option of amending the zoning ordinance to allow the use by special permit in an A-1 district.

The applicants, Mr. David Roberts and Mr. Burt Goodloe, indicated that they have been using that property for outside storage for the business for at least 10 years. They noted their plans to build an approximately 30’x50’ building on the site for storage. The applicants said that they employ 3-4 people at a time with 80% of their work done in Nelson County. They stated that currently their office is in Waynesboro but that they would consider moving the office to Nelson if it were allowed under the Permit. In addition, the applicants presented signatures of the adjoining landowners supporting the proposal.

Ms. Proulx said that she did not have a problem with using this particular site as proposed, but that she would have a real problem with amending the zoning ordinance to allow a roofing business or light sheet metal fabrication facility anywhere in A-1. Mr. Bruguiere said that he did not see a problem with a 1,500 sq ft building and that if it were a true fabrication business it might need to be in an industrial area. He said that we need to keep small businesses in the county and that the proposed use could improve the site with indoor storage instead of outdoor storage.

With no Public Comment, Commissioners agreed by consensus not to amend the zoning ordinance. They then voted 7-0 to recommend approval of a Conditional Use Permit to allow an office with accessory storage with the stipulation that there be no outside storage on the site.

DISCUSSION OF FUTURE DEVELOPMENT/BLUE RIDGE BUILDERS SUPPLY – Mr. Boger presented information on a preliminary plan for a 10-acre site on Rt. 151 near Rt. 6 West. The property is across from the yarn factory and Advancing Native Missions and is zoned Industrial (M-2). Mr. Larry Oder with Blue Ridge Builders said that the company’s current location on Rt. 250 is leased for another 3-5 years but that the owner’s are considering moving their business to the county is stages. The first phase would be the construction of two warehouse buildings on the site on Rt. 151 with the second phase being the construction of a retail building. He said that at present, the business employs 40-45 people and typically operates 10-11 delivery trucks per day. The current hours of operation are 7am-6pm Monday-Friday and 8-1 on Saturday. Mr. Oder said that there would be only minimal lighting for security, as they do not operate at night and that there would be screening for the front of the business. Mr. Boger noted that VDOT has already looked at the site and approved the entrance. Ms. Proulx indicated that with residential lots behind the site, she would be concerned with the screening on the back of the property to minimize the visual impact. She said that she would also want to see a signage and lighting plan as part of the site plan. Mr. Boger said that he and the applicant had discussed ways to make the retail building better fit a scenic route. Ms. Proulx asked about parking for the retail building and suggested that the parking be made as unobtrusive from Rt. 151 as possible.

Having commented on their concerns and the items to be included in the site plan, Commissioners expressed no other problems with the proposed plan.

ZONING ORDINANCE WORK SESSION – Although discussion of the Rural Residential Village District was scheduled, Commissioners agreed to hear Mr. Hughes Swain’s comments on the District instead.

Mr. Swain, President of the Nelson County Farm Bureau, said that the Farm Bureau wants to see rural farming succeed. He said that some in the county think that Nelson is losing its rural character but he guaranteed that that is not happening. He said that there are no trends to show that it will happen. He then said that there are places in Nelson that are losing their rural character and that that is where smart zoning and guidance should come in. He said that we are losing the rural character in those areas with the looks of the things coming in – the aesthetics.

Mr. Swain said that economics is the key to farm survival and that if a farm is not producing, it will be sold. He said that if it sold to another farmer, that is a good outcome. If, however, the farmer has no retirement and needs the sale to live out the rest of his life, no developer would buy the land with the proposed zoning encumbrances. He said that the proposed rural clustered subdivision is confusing and suggested that we “tighten up” our existing subdivision regulations so that they are not confusing. He asked that the Commissioners seriously consider the Farm Bureau’s points and supported continuing the Land Use program and Ag/Forestal Districts.

Mr. John Purvis, also with the Farm Bureau Board, said that the Farm Bureau does not want any restrictions on lot size. He noted that restrictions would hurt farmers if they decide to sell the land and would cut down on profits.

Meeting adjourned. The next Zoning Work Session is Wednesday, June 11 at 7:00pm at the Courthouse.