UPCOMING: - Thursday, October 27th - BOARD OF SUPERVISORS' ZONING WORK SESSION 6:00pm followed by Public Hearing on Lovingston Revitalization application for funding at 7:30pm - at the Courthouse - Wednesday, November 2nd - RURAL NELSON MEETING - 7:30pm at the office at 622 Front Street in Lovingston. Speakers Peter Agelasto & Chris Gensic will talk about plans for the Rockfish Valley Loop Trail, Spruce Creek Park and the Rockfish Valley Farm. ------------------------------------------------------------------------- PLANNING COMMISSION MEETING Wednesday, October 26, 2005 Present: Ms. Phil Proulx, Ms. Linda Russell, Ms. Emily Hunt, Mr. Mike Harman, Mr. Tommy Bruguiere (Staff: Mr. Fred Boger) AGRICULTURAL/FORESTAL DISTRICT ADVISORY COMMITTEE REPORT - Mr. Andy Wright reported the Committee's report on the proposed addition of 394.98 acres to the existing Dutch Creek Ag/Forestal District and the creation of a new 564.04-acre Davis Creek Ag/Forestal District. The Committee unanimously voted to recommend approval of the addition and the new District by the Planning Commission and Board of Supervisors. FINAL SUBDIVISION/JOCKEY'S RIDGE - Mr. John C. Holland, Jr. has submitted a final plat to divide 34.50 acres located on Diggs Mountain Road (Rt. 668) into 16 lots ranging in size from 2.0 acres to 2.97 acres with each lot served by individual well and septic. With no public comment, Commissioners voted 5-0 to adopt a resolution recommending approval. FINAL SUBDIVISION/SPY ROCK SUBDIVISION - Ms. Kathleen Monaghan submitted a final plat to divide 17.428 acres into two lots, 8.714 acres each on property located at the end of Fish Hatchery Lane in Montebello. With no public comment, Commissioners voted 5-0 to adopt a resolution recommending approval contingent upon receipt of soils work approval. FINAL SUBDIVISION/MARLO GAYLE ALLEN - Mr. Massie Saunders, representing the applicant, has submitted a final plat to divide 5.973 acres into two lots of 2.1 acres and 3.9 acres on property located on Rockfish Valley Highway (Rt. 151). Following no public comment, Ms. Russell asked for clarification on the exception to the road standards granted by the Board of Supervisors on August 9th. Noting that the recommendation from the Planning Commission was that the exception allow no further division of either property, she clarified that what the Board actually granted was no further division of either property without the approval of the Board of Supervisors. Mr. Boger said that that was the Board's motion and vote. Commissioners voted 5-0 to adopt an amended resolution recommending approval, noting the correct language in the Supervisors' exception and contingent on receipt of a revised final plat showing the date of the granting of that exception. REZONING/JUDY BARNES - Ms. Judy Barnes and Mr. Larry Whitaker have requested a rezoning from Limited Manufacturing (M-1) to Business (B-1) on one acre of the front section of the 9.40-acre property formerly known as "Lovingston Manufacturing Company" located on Rt. 29 to create a future out parcel for possible use as a restaurant. Ms. Russell asked whether, under the proposed zoning ordinance, the entire property would be designated Town Center. Mr. Boger said that it would and that a restaurant would be an allowed use under that designation. Ms. Proulx asked why the rezoning request is only for the front north corner and not for the entire front of the property. Mr. Whitaker said that he wanted to maintain the needed 100' of road frontage for the back parcel. During Public Comment, Mr. Allen Cook who lives across the road, said that he is not against a restaurant or the use of the existing building but is opposed to the plan as presented for safety reasons. He noted the 60 mph speed limit in the area and presented photos showing the lack of sight distance to the existing driveway on the property. He said that adding a restaurant will only increase the amount of traffic in and out of the property. He also noted the safety issues with the crossover at that location and concerns with the increased risks with large delivery trucks for the restaurant. He suggested that the speed limit in that area be lowered to 35 or 45 mph, that the applicant install acceleration and deceleration lanes and that the restaurant be located at least 200' back from the road to eliminate loitering concerns and some of the safety issues. Mr. Cook suggested that, given the amount of space in the existing building, a restaurant could be developed there instead of adding new construction to the site. Mr. Boger noted that under the agreement with VDOT to open a business in the existing building, VDOT has said that any additional business uses on the property will require the addition of a deceleration lane and probably the relocation of the driveway further north. Ms. Russell said that the Comprehensive Plan and proposed zoning ordinance both envision increased business along that section of Rt. 29 and that it would make sense for VDOT to accommodate that when developing their own plans. Mr. Harman asked whether one acre will be enough land for a restaurant plus parking. Mr. Boger said that the applicant will not know the answer to that question until he begins designing the project, but that the applicant has the option of applying for the rezoning of additional land if needed. Ms. Proulx said that, although there is little the Commission can do about VDOT's requirements, she is uncomfortable with the rezoning given the uncertainty about those requirements and the question of whether there will be sufficient room for parking. Ms. Russell pointed out that the proposed use is a good fit for the property and that if VDOT requires the driveway to be moved, the applicant has the right to request an additional rezoning. She noted that the property adjacent to the north, while zoned Business, has a deed restriction that does not allow a business use. She said that while she would prefer that the whole front of the parcel or the whole 9.40 acres be rezoned, she has no real problem with the request. Mr. Bruguiere said that he has no problem with approving the rezoning of one acre with the applicant coming back if more land is needed. He said that the development of the site plan will determine whether the project will fit on one acre. Commissioners voted 4-1 to adopt a resolution recommending approval. Ms. Proulx, voting no, said that the rezoning is too close to spot zoning. SITE PLAN/ROYAL OAKS - Mr. Keith Smith has submitted a plan for Phase I and Phase II for property located on Rt. 814 near the village of Love and the Blue Ridge Parkway. The site plan includes the construction of a social hall/assembly area to the present Phase I approved in 1996 along with construction of 9 one-bedroom cabins and 9 three-bedroom chalets along with a visitor center, craft and general store plus additional parking. Mr. Boger noted that the only staff concern is the 33 year-old sanitary system on the property. He reported that the applicant is working with the Health Department to design a new engineered system and working with TJSWCD to revise the required E&S plan. Mr. Boger noted that no construction can begin until the required permits are approved. Mr. Smith said that the property is 17.5 acres with development planned for about half of that area, leaving ample room for the reserve fields. He said that he is amending his site plan due to his wedding business having taken off and noted that the development will bring visitors to the county. With no public comment, Commissioners voted 5-0 to adopt a resolution approving the site plan continent on final Health Department and E&S approvals. ADDITION TO DUTCH CREEK AG/FORESTAL DISTRICT - With no public comment, Commissioners voted 5-0 to adopt a resolution recommending approval of the addition of 394.98 acres to the existing district. CREATION OF DAVIS CREEK AG/FORESTAL DISTRICT - With no public comment, Commissioners voted 5-0 to adopt a resolution recommending approval of the creation of a new 546.04-acre district along Davis Creek from Grape Lawn Drive to just west of the intersection of Wright Lane with Davis Creek Lane and to include 8 parcels and 6 landowners. PRELIMINARY SITE PLAN/BLUE RIDGE MEDICAL CENTER - Mr. Boger requested authorization to administratively approve the location of temporary office space for the Center on their property on Rt. 29 in Colleen. He noted that the Center plans to install a trailer to house administrative offices to deal with lack of space in the existing building and that there is sufficient parking on site to accommodate the increased space. Ms. Russell asked for a definition of "temporary" and Mr. Boger said that there is not one. Commissioners voted 5-0 to authorize the Planning Director to approve an amendment to the site plan for temporary office space. Meeting adjourned. Copyright 2005 by Rural Nelson, Inc. All rights reserved. Reports may be reprinted or excerpted with attribution. -------------------------------------------------------------------------- OF INTEREST: - Second Tuesday of each month - Business consulting at no charge to entrepreneurs at the Library in Lovingston. Contact Nora Gillespie at 434.295.81998 or email sbdc@cstone.net for an appointment. - Tuesday, November 8th - Election Day - VOTE! - Tuesday, November 8th 12:00Noon-2:00pm "Agribusiness: The Essentials" conducted by the Small Business Development Center in the meeting room at the Library in Lovingston. $20 fee for materials. Contact 434.295.8198 or sbdc@cstone.net to register. - Second public meeting for the Nellysford Community Planning Project - Tuesday, November 22nd at 7:00 pm at Rockfish Elementary School, 200 Chapel Hollow Road, Afton ------------------------------------------------------------------------- This report, sent to over 600 Nelson County citizens, was made possible by the generous donations of Rural Nelson members and supporters. We need your help to continue this service. Please consider donating. Kim T. Cash Field Officer Rural Nelson, Inc. P. O. Box 401 (622 Front Street) Lovingston, VA 22949 434.263.5000 Email: info@ruralnelson.org www.ruralnelson.org