draft - Bedford County

BEDFORD COUNTY PLANNING COMMISSION
County Administration Building Boardroom
122 E. Main Street, Bedford, VA
September 17, 2013
7:00 p.m. – Regular meeting
1. Call to Order and Determination of Quorum
2. Approval of Agenda
3. Approval of Minutes – August 2, 2013 and August 20, 2013
4. Citizen Comment Period
5. Public Hearing
a) Special Use SU140001
Maddox & Son Construction, Inc.
Car Wash
6. Old Business
a) Comprehensive Plan discussion – Revisions to Preliminary drafts
1) Chapter 7 – Utilities
2) Chapter 15 – Bedford City/Town Reversion
7. New Business
a) Discussion – rescheduling of Planning Commission October 15, 2013 meeting date
8. Adjourn
Planning
Commission
Minutes
August 6, 2013
August 20, 2013
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MINUTES
For
Bedford County Planning Commission
August 6, 2013
The Planning Commission held a regular meeting on Tuesday, August 6, 2013 in the
Bedford County Administration Building Boardroom. Commissioners Burdett, Fralick,
Huff, Noell, and Wilkerson were present. Commissioner Craig arrived after the votes on
the agenda and minutes. Commissioner Scott was absent. County staff present was Mr.
Tim Wilson, Director of Community Development, Mrs. Mary Zirkle, Chief of Planning,
Mr. Mark Jordan, Mr. Jordan Mitchell, Planners and Mrs. Patricia Robinson,
Planning/Zoning Technician.
Mr. Wilkerson called the Planning Commission to order and determined there was a
quorum for conducting business. Mr. Wilkerson asked if there were any changes to the
agenda. There being none, Mr. Fralick made a motion to approve the agenda as
presented. Mr. Burdett seconded the motion. The motion carried with a vote of 5-0.
Mr. Wilkerson asked if there were any changes to the minutes of July 2, 2013. Mr.
Fralick requested the word “made” to “may” on page 2 line 83.
Mr. Burdett made a motion to approve the minutes as amended. Mr. Noell
seconded the motion.
Voting yes: Mr. Burdett, Mr. Fralick, Mr. Huff, Mr. Noell, and Mr. Wilkerson
Voting no: None
Motion passed 5-0
Mr. Wilkerson asked if there were any changes to the minutes of July 16, 2013.
Mr. Burdett made a motion to approve the minutes as presented. Mr. Fralick
seconded the motion.
Voting yes: Mr. Burdett, Mr. Fralick, Mr. Huff, Mr. Noell, and Mr. Wilkerson
Voting no: None
Motion passed 5-0
Mr. Wilkerson asked if there were any citizens to speak during the Citizen’s Comment
Period. There being no speakers, the Citizen’s Comment Period was closed.
Mr. Wilkerson continued to Item 4a – Old Business. Item 4a regarded Chapter VI
(Transportation) of the Comprehensive Plan. Mr. Mitchell noted representatives of
Virginia Department of Transportation (VDOT) would speak to the requirements VDOT
would be looking for in the update of the Comprehensive Plan, their role in the review of
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the updated plan and regional transportation issues. He stated the VDOT representatives
present were Mr. Michael Gray, Salem District Planning Manager and Mr. Brian Casella,
Bedford Residency Area Land Use Engineer. Mr. Bob White, Deputy Director of
Region 2000 was also present and spoke to the Regional Long Range Transportation
Plan.
Mr. Gray addressed the regulatory requirements VDOT has in relation to a jurisdiction’s
creation of or update to an existing Comprehensive Plan. Mr. Gray highlighted Chapter
527 - Traffic Impact Analysis Implementation and Chapter 729 – Transportation Plan
and Program Coordination. He noted VDOT has access management guidelines which
are fairly new and encouraged the county to either include these in the update or make
reference to them in the plan. Mr. Gray stated VDOT representatives would work with
the county staff to make sure they are aware of the applicable guidelines during the
Comprehensive Plan update process.
Mr. White provided an overview of the role of Region 2000 regarding transportation. He
noted Region 2000 is responsible for the regional transportation planning within the
Region 2000 area. A primary responsibility of the MPO is updating and maintaining the
Central Virginia Long Range Transportation Plan. He noted the plan was last updated in
October 2010. The current update of the plan began in January of this year. Mr. White
encouraged the Planning Commission to participate in the update of the plan. Mr. White
noted in addition to the working with the MPO, Region 2000 also is responsible for the
Rural Long Range Planning process. The Rural Long Range Planning process is
supported financially by VDOT. Mr. White noted the various transportation plans and
corridor studies are designed to support comprehensive planning efforts. He encouraged
the county to use these documents in the update of the transportation element of the
Comprehensive Plan. Mr. White offered Region 2000 assistance to the county in the
update of the transportation element of the Comprehensive Plan.
Questions/comments from the Commissioners to Mr. White and Mr. Gray covered the
following: (a) has the regional greenway/bikeway plan been presented to the Board of
Supervisors, (b) does the regional greenway plan tie into the Roanoke’s greenways, (c)
how will the waterline from Smith Mountain Lake along Rt. 122 affect the Rt. 122
Transportation Plan and (d) what is the status of the TransDominion Express passenger
rail system.
Mr. Brian Casella, VDOT’s Bedford Residency Area Land Use Engineer noted he works
with the Planning staff in the review of land development plans. Additionally Mr.
Casella stated he works with Bedford County Administration staff and the Board of
Supervisors in the development of the secondary six year plan. Mr. Casella offered
assistance as needed to the county staff as the Comprehensive Plan update process
proceeds. Mr. Gray stated VDOT technically has a 90 day timeframe for their review;
however the review could be accomplished in a shorter timeframe.
Mr. Jordan stated staff with work with VDOT and Region 2000 and prepare a
preliminary draft of the Transportation chapter to present to the Commission for review
in a November meeting.
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Mr. Jordan proceeded with a brief discussion regarding the Comprehensive Plan Citizens
Advisory Committee. The discussion addressed the nomination of names for committee
members and content of the memorandum of instruction to be sent to committee
members. Mr. Jordan noted staff may develop a questionnaire to guide the committee
members as they review the various chapters.
Mr. Jordan moved to item 4a – Review of preliminary draft updates for chapters 3, 4, 5 &
14. Chapter 3 deals with Community Character, Design and Aesthetics, Chapter 4 –
Housing, Chapter 5 - Natural Environment and Chapter 14 – Urban Development Areas
UDAs. Mr. Jordan reviewed the changes made based on the initial review of each of
these chapters with the Commissioners. Discussion continued with Mr. Jordan
addressing comments/questions from the Commissioners and his noting additional
changes requested by them. Mr. Jordan noted the changes would be incorporated in each
chapter prior to the preliminary draft text being forwarded to Citizens Advisory
Committee for review and comment. Mr. Jordan stated the next preliminary draft
chapters for review will be presented to the Commission on September 3, 2013. The
chapters will be Chapter 7 – Utilities and Chapter 15 – Bedford City/Town Reversion.
Mr. Wilkerson moved to item 4c continued discussion of the Zoning Ordinance text
amendment for Commercial Outdoor Entertainment and requested discussion among the
Commissioners. Questions/comments from the Commissioners covered the following:
(a) concern possible expansion of the drag strip could result in the buffer of trees
between adjoining properties being removed, (b) would like to see the existing buffer line
of trees remain (c) need for a design standard(s) regarding trees such as buffer yard D or
equivalent on the sides and rear, (d) setbacks in AP district can be as close as 10’ to
property line, (e) don’t apply too many restrictions that result in a deal buster (f) set
design standards to apply only to the use for a drag strip racing facility where there is an
existing commercial and existing commercial outdoor entertainment, (g) considering the
buffer only be required on sides due to planes coming in from the rear and (h) how does
the noise ordinance affect the current use - is there a conflict.
Regarding a motion, Mr. Wilkerson stated he is hearing the Commission continues to
agree to their two previously discussed use and design modifications to the proposed text
amendment being (1) adding the language they requested that would further limit what
could be applied for to drag strip racing facility use only, and (2) to add a mandatory
“Buffer Yard D” to be located on side and rear yard areas.
Mr. Burdett made a motion to recommend approval of the proposed use
amendment with the following modifications: (1) further limit the Commercial
Outdoor Entertainment use in the AP district to include drag strip racing facility
only and (2) require a Buffer Yard D or equivalent along the side and rear
property lines.
Mr. Fralick seconded the motion.
Voting yes: Mr. Burdett, Mr. Craig, Mr. Fralick, Mr. Huff, Mr. Noell and
Mr. Wilkerson
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Voting no: None
Motion passed 6-0
Mr. Wilkerson moved to item 5 New Business – reconsideration of July 2, 2013
Commission initiated zoning text amendment to allow private streets in cluster
development subdivisions and asked staff to address the issue. Mr. Wilson stated at the
last Board of Supervisors meeting Chairman Arrington added to their agenda for
discussion the topic of private streets. Mr. Wilson advised the Board that the Planning
Commission had just initiated a text amendment to allow private streets in cluster
development subdivisions with specific design standards (in short the VDOT standards
minus the surface treatment) in the AP and AR zoning districts. The discussion between
the Board Chairman and other Board members appeared to be that the Board was
contemplating consideration of allowing private streets in a broader context than just in
the cluster developments, possibly including other situations such as planned
development districts. Mr. Wilson told the Board he would advise the Planning
Commission of their thoughts on the issue. The Commission can move forward with
their initiated text amendment, or could withdraw its proposal until such time there could
be discussion with the Board to see if a single proposed text amendment encompassing
the considerations of both the Commission and the Board could be formulated and
advanced. A brief discussion was held regarding to the existing avenue in which a
developer can request approval of private streets in a planned district. Mr. Wilkerson
asked the pleasure of the Commission regarding the text amendment previously initiated
regarding private streets in cluster subdivisions. Mr. Wilson noted if the Commission
chose to postpone the text amendment public hearing he could meet with the County
Administrator and have further discussions with the Board. Mr. Fralick recommended
postponing the text amendment allowing time for both bodies to review the Planned
Districts. The consensus of the Commission was to postpone the text amendment. Mr.
Wilson will convey the Commission’s decision to the County Administrator.
There being no additional business Mr. Fralick made a motion to adjourn. Mr. Burdett
seconded the motion. The motion carried with a vote of 6-0. The meeting adjourned at
9:15 pm.
Respectfully submitted,
_______________________________
Timothy L. Wilson, Secretary
Approved by:
________________________________
Steve Wilkerson, Chairman
Planning Commission Minutes
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MINUTES
For
Bedford County Planning Commission
August 20, 2013
The Planning Commission held a regular meeting on Tuesday, August 20, 2013 in the Bedford
County Administration Building Boardroom. Commissioners Burdett, Craig, Fralick, Huff,
Noell, Scott and Wilkerson were present. County staff present were Mr. Timothy L. Wilson,
Director of Community Development, Mrs. Mary Zirkle, Chief of Planning, Mr. Mark Jordan
and Mr. Jordan Mitchell, Planners, and County Attorney Carl Boggess.
Chairman Wilkerson called the Planning Commission to order and determined there was a
quorum for conducting business. Mr. Wilkerson asked if there were any changes to the agenda.
Mr. Tim Wilson requested to add item 6B under New Business for distribution of a zoning
ordinance text amendment initiated by the Board of Supervisors. No additional changes were
requested. Mr. Fralick made a motion to approve the agenda as presented. Mr. Craig seconded
the motion. The motion carried with a vote of 7-0.
Mr. Wilkerson asked if there were any citizens to speak during the Citizen’s Comment Period.
There being no speakers, the Citizen’s Comment Period was closed.
Mr. Wilkerson continued to Item 4a – Public Hearing. Planner Mark Jordan provided the staff
presentation for rezoning application RZ140001, Maddox & Son Construction, Inc. The request
was to reclassify the zoning designation of two parcels from Office District (C-1) to General
Commercial (C-2). Parcels 117-A-121 and 117-A-123 are located in the Forest area along Route
122 at the intersection with Grant Road. Mr. Jordan provided the staff presentation on the
request and noted there were no voluntary proffers submitted by the applicant for consideration.
Mr. Wilkerson asked if there were any questions from the Planning Commission for staff. There
were none.
Mr. Wilkerson called on the developer or his agent to present the request and answer questions.
Mr. Trent Warner, Warner-White Engineering, agent for the developer, provided information
related to environmental issues on the site, including the concerns expressed by the Virginia
Department of Environmental Quality (DEQ) as part of the Technical Review Committee (TRC)
process. The DEQ concerns were about the stream length that would be affected by the site
development and delineation of forested wetlands. He described the stormwater management on
the site for water quality. He described the buffer at the outdoor storage. Mr. Andy Maddox,
applicant, then described the project as meeting a need in the community for temporary storage,
including residents of The Gables at Jefferson Commons. Mr. Maddox also spoke to the
combination of a car wash with the proposed mini-warehouse use.
Chairman Wilkerson asked if there were questions from the Commissioners when the applicant
concluded. Mr. Fralick asked what the architecture of the storage units would be as they would
be visible from Route 221. Mr. Maddox responded that the units would most likely be brick or
metal siding but would still be modular in construction. The larger building may be reduced in
size with a change to a 2-story design. There may be a Colonial appearance at the office but not
Planning Commission Minutes
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08/20/13
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a massive metal structure. The units will be a 50/50 mix of climate control and unconditioned
spaces.
Mr. Burdett said he would have questions related to the special use permit for the car wash when
the application is presented in the future.
County Attorney Boggess asked about VDOT Access Management requirements regarding what
is VDOT requiring and would the applicant be considering a proffer for that. Mr. Warner
described the process for Access Management at the site that the developer would ask a neighbor
for shared access, and if refused, would then request an Access Management Exception for
entrance spacing from VDOT due to topography. He noted there will not be a related proffer
because the entrance is part of the site plan process through the County.
Mr. Maddox noted the special use permit for the car wash is scheduled for public hearing with
the Planning Commission on September 17, 2013. He will be absent from that meeting and
asked if Commissioners had any questions that he could address at this time. There were no
questions from Commissioners.
Chairman Wilkerson opened the public hearing. There were no speakers. Mr. Wilkerson closed
the public hearing and asked for Planning Commission action.
Mr. Fralick noted he attended the Neighborhood Information Meeting (NIM) that was held for
the request. He referred to the amount of detail and environmental consideration and indicated it
was a good project. He also noted one citizen at the NIM expressed concern for run-off related to
the past widening project of Route 221 and that Mr. Maddox had provided assurance that would
not be a problem now.
Mr. Burdett noted that other adjoining properties would have visibility into the site at Grant
Road and other concerns he had with zoning compliance related to the submitted rezoning
concept plan, but these issues should be handled at the site plan review stage. He was in favor of
the rezoning because of the mixed uses in the area with nearby C-2 zoning and was confident
that Mr. Maddox would work with neighbors.
Mr. Fralick made a motion to recommend approval of RZ140001 to the Board of
Supervisors. Mr. Craig seconded the motion.
Voting yes: Mr. Burdett, Mr. Craig, Mr. Fralick, Mr. Huff, Mr. Noell, Mr. Scott, and Mr.
Wilkerson
Voting no: None
Motion passed 7-0
Mr. Wilkerson moved to item 5. Old Business. There were no items of old business raised for
discussion.
Mr. Wilkerson moved to item 6. New Business. Item 6a was for appointment of a
comprehensive plan citizen advisory committee as proposed by the Commission to review the
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draft chapters of the Comprehensive Plan in order to provide feedback to the Commission. Mr.
Jordan Mitchell distributed a list of committee members recommended by each Commissioner to
be appointed. The presented list of proposed appointments by election district was as follows:
Election District/ PC Representative
Appointees
District 1 (Lewis Huff)
Gary L. Pritt
Mark D. Gwin
District 2 (Jeff Burdett)
Gerald Waters
David Lowry
District 3 (Steve Wilkerson)
Harold Brown
Jeff Graff
District 4 (Fredric R. Fralick)
Robert Bashore
Josiah Tillet
District 5 (Tommy Scott)
Mike Thomas
Colt Johnson
District 6 (Derrick Noell)
Brenda Mosby
Barbara Field
District 7 (Jerry Craig)
Pete Fellers
John Briscoe
Mr. Wilson noted that the actual establishment of the committee and appointment of committee
members could be done under a single action of the Commission.
Mr. Huff made a motion to establish the Citizen Advisory Committee composed of the
citizens on the compiled list. Mr. Burdett seconded the motion.
Voting yes: Mr. Burdett, Mr. Craig, Mr. Fralick, Mr. Huff, Mr. Noell, Mr. Scott, and Mr.
Wilkerson
Voting no: None
Motion passed 7-0
The Commission then reviewed the draft letter in the meeting packet prepared by staff that
would be sent to the Citizen Advisory Committee to outline the Plan review process and
organizational meeting date. Mr. Burdett provided typographical corrections to the letter. Mr.
Mitchell noted the letter should go out to the Committee on August 21, 2013 and that it would be
helpful for the Planning Commission chairman and vice-chair to be present at the initial meeting
of the committee on September 3, 2013 at 6:00pm.
Mr. Wilkerson moved to item 6b. New Business and referred to Mr. Wilson. Mr. Wilson stated
the Board of Supervisors initiated a zoning ordinance text amendment for Article I and turned
the proceedings over to Mr. Boggess. Mr. Boggess noted the public hearing schedule as follows
– September 17, 2013 before the Commission and October 28, 2013 before the Board. He
handed out the initiating resolution passed by the Board and the text of Article I as
recommended for change. He also gave members a copy of the memorandum he prepared for the
Board explaining the changes. The changes generally fit into three categories – 1) to address
changes made in Virginia Code over time 2) to reflect staff procedures 3) to provide easier
processes for applicants. Mr. Boggess then proceeded in order through the proposed changes for
Article I.
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Mr. Wilkerson asked if the change proposed to the section allowing citizens to request zoning
ordinance changes is a refinement to the recently done change. Mr. Boggess confirmed that and
noted the proposal is to have citizens present requests to the Board two times a year (page I-9).
Mr. Boggess explained the recommendation is to remove the Neighborhood Information
Meeting process carried over from the Land Use Guidance System. He noted the Commission
may want to debate whether the meeting should be a requirement or a voluntary act (page I-10).
Mr. Boggess noted a proposed change to the current 90-day time frame for Planning
Commission recommendation that the Board could reduce this time to 60 days when initiated
(page I-12). Another proposed change is regarding the posting of a sign at the property that is the
subject of a zoning action. The proposed change is intended to reflect the practice of County
staff posting a sign (page I-13). He noted a change related to acceptance of proffers at a public
hearing is to reflect a Code of Virginia change (page I-14).
Mr. Wilkerson noted the Commissioners may want to review the document in order to be
informed in later discussions. Mr. Boggess noted that the public hearing date of September 17
would be the next time the Commission sees the text for discussion.
There being no additional business, Mr. Fralick made a motion to adjourn. The meeting was
adjourned at 7:50 pm.
Respectfully submitted,
_______________________________
Timothy L. Wilson, Secretary
Approved by:
________________________________
Steve Wilkerson, Chairman
Planning Commission Minutes
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08/20/13
SPECIAL USE
SU140001
Maddox & Son
Construction, Inc.
Car Wash
Presenter: Mark Jordan
540-586-7616 ext 1394
540-586-2059 (fax)
[email protected]
Memorandum
TO:
FROM:
Bedford County Planning Commission
~£.-:::s.
Mark E. Jordan, CZO, Planner
DATE:
August 30,2013
SUBJECT:
Special Use Permit Application #SU140001: Maddox and Son Construction,
Inc.
Maddox and Son Construction, Inc. is requesting a special use permit for a four bay car wash at
the intersection of Forest Road (Route 221) and Grant Road. This request is being reviewed in
connection with, and is ultimately dependent upon the approval of a related request to rezone
two parcels (RZ140001) consisting of 2.76 acres from C-1 (Office District) to C-2 (General
Commercial District). A car wash is permitted in the C-2 district by Special Use Permit, thereby
requiring approval of this application request should the rezoning be approved by the Board of
Supervisors.
APPLICANT
The applicant is Andrew Maddox of Maddox and Son Construction, Inc., 1152 Gables Drive,
Forest, VA 24551.
OWNER
The property owners are Richard T. Carter, John A. Carter and John L. Carter, PO Box 1464,
Bedford, VA 24523.
ENGINEER
The agent and engineer for the applicant is Trent Warner, P.E. of Warner White Engineering,
Inc., 1511B Enterprise Drive, Lynchburg VA 24502.
LOCATION
Ofthe two parcels that are the subject of the request, subject parcel 117-A-123 is located along
Forest Road (Route 221) at the intersection with Grant Road and Tax Map 117-A-121 fronts
Grant Road. Tax Map 117-A-123 is 2.19 acres in size, while Tax Map 117-A-121 is 0.57 acres,
for a total of 2.76 acres. If the rezoning request is approved, the property line between the
subject parcels is proposed to be vacated, and combined into one parcel as shown on the concept
plan.
Page 1 of9
Context Map
Snowden
Snowden
Snowden
Snowden
Marble
Marble
Marble Spring
Spring
Spring
Marble
Big
Big
Big Island
Island
Island
Sunset
Sunset
Sunset Field
Field
Field
Coleman
Coleman
Coleman Falls
Falls
Falls
A
A
Abert
bert
bert
Sedalia
Sedalia
Sedalia
Sedalia
Curtis
Bear
Camp
Curtis
Curtis
Bear
Bear Camp
Camp
Curtis
Bear
Camp
Coltons
Coltons
Coltons Mill
Mill
Mill
Bedford
Bedford Reservoir
Reservoir
Boonsboro
Boonsboro
Bedford
Reservoir
Boonsboro
Lynchburg
Lynchburg
Otterville
Otterville
A
A
Antioch
ntioch
ntioch Otterville
Otterville
Coffee
Coffee Lynchburg
Coffee
Peaks
Peaks
Peaks Of
Of
Of Otter
Otter
Otter Recreation
Recreation
Recreation A
A
Area
rea
rea
Walnut
Grove
Walnut
Walnut Grove
Grove
Walnut
Grove
Villamont
Villamont
Villamont
Cool
Cool
Cool Spring
Spring
Spring
Montvale
Montvale
Montvale
Reba
Reba
Reba
Kelso
Kelso
Kelso Mill
Mill
Mill
Kelso
Irving
Irving
Irving
Shady
Grove
Shady
Shady Grove
Grove
Thaxton
Thaxton
Thaxton
Union
Union
Union
Bunker
Bunker
Bunker Hill
Hill
Hill
Stewartsville
Stewartsville
Stewartsville
Stewartsville
Flint
Flint
Flint Hill
Hill
Hill
Joppa
Joppa
Joppa Mill
Mill
Mill
Chamblissburg
Chamblissburg
Chamblissburg
Meads
Meads
Meads Store
Store
Store
Hardy
Hardy
Hardy
Goodview
Goodview
Goodview
Diamond
Diamond
Diamond Hill
Hill
Hill
Suck
Spring
Suck
Suck Spring
Spring
Perrowville
Perrowville
Perrowville
Norwood
Norwood
Norwood
Goode
Goode
Goode
Lowry
Lowry
Lowry
Lowry
Bedford
Bedford
Bedford
Bellevue
Bellevue
Bellevue
Clay
Clay
Clay
Clay
Forest
Forest
Forest
Five
Five
Five Forks
Forks
Forks
Five
Otter
Otter
Otter Hill
Hill
Hill
Body
Camp
Body
Body Camp
Camp
Body
Camp
Gillespie
Gillespie
Gillespie
Davis
Davis
Davis Mill
Mill
Mill
Meador
Meador
Meador
Cifax
Cifax
Cifax
Big
Otter
Mill
Big
Big Otter
Otter Mill
Mill
Centerville
Centerville
Centerville
Waltons
Store
Waltons
Waltons Store
Store
Waltons
Store
Mentow
Mentow
Mentow
Woodford
Woodford
Woodford Corner
Corner
Corner
Stone
Stone Mountain
Mountain
Mountain
Moneta
Moneta
Moneta Stone
Hendricks
Hendricks
Hendricks Store
Store
Store
Hendricks
Huddleston
Huddleston
Huddleston
Radford
Radford
Radford
Dundee
Dundee
Dundee
Graves
Store
Graves
Graves Store
Store
Graves
Store
Kasey
Kasey
Kasey
PERMIT REQUEST
The applicant requests approval of a special use permit for the proposed development of a four
bay car wash. A car wash requires approval of a special use permit in the C-2 (General
Commercial) district.
ANALYSIS
Zoning/Land Use Compatibility
The subject parcels are currently zoned C-1, and are currently vacant/undeveloped. Rezoning
application RZ140001 to reclassify these parcels is pending public hearing and action by the
Board of Supervisors at their October 15, 2013 meeting. The adjoining parcel to the east is also
zoned C-1 and is also vacant/undeveloped. The adjoining parcels to the west along Grant Road
are also zoned C-1 and contain single family dwellings. The parcel to the north across Route 221
is zoned PCD (Planned Commercial Development), and contains an agricultural use. The
Corridor Overlay district standards will apply to parcel 117-A-123, since this property fronts
Route 221.
Page 2 of 9
Zoning Ordinance
The proposed use is classified as a “Car Wash” which is permitted by special use in the C-2
district, subject to the use and design standards of Article IV, Section 30-85-11 of the Zoning
Ordinance. The use definition from Article II (Definitions) reads:
CAR WASH - Washing and cleaning of vehicles. Typical uses include automatic
conveyor machines and self-service car washes.
The Article IV standard requires compliance with Sec. 30-91-10 (Stacking Spaces and DriveThrough Facilities), which requires four stacking spaces per bay/stall for self-service
establishments, and five stacking spaces per bay/stall for an automated establishment, with a
minimum size of 10 feet by 20 feet for each stacking space. This standard also requires a
minimum width of 10 feet per lane for approach lanes, and requires each lane to be striped,
marked, or otherwise delineated. Section 30-91-10 is attached.
If approved, the uses proposed on the site as shown on the concept plan would require site plan
approval to ensure compliance with the Zoning Ordinance for the C-2 district and Corridor
Overlay standards. As noted below, this concept plan has been reviewed by the TRC and
includes the additional use of a mini-warehouse facility.
Comprehensive Plan
The Bedford County 2025 Comprehensive Plan contains several goals and objectives that are
relevant to this special use permit request. They include:
Economic Development:
A healthy, diversified economy that is environmentally sensitive and results in business
opportunities and quality jobs.
8.1
Business retention, business expansion, and growth in new businesses.
Land Use:
An orderly, efficient, and compatible growth and land use pattern that is sensitive to
the natural environment
9.4
Commercial and industrial development compatible with existing and planned
residential development
The Future Land Use map identifies the subject parcel and surrounding area as Mixed Use. The
Comprehensive Plan Land Use designation is excerpted below:
Mixed Use
Areas with a mixture of residential, commercial, light industrial and civic uses
located along major transportation corridors. Intention of these areas is to provide
Page 3 of 9
convenient services for neighborhoods and prevent strip development and multiple
access points along major and secondary transportation corridors.
Project Impacts
This project appeared before the Technical Review Committee on July 25, 2013. The following
information reflects county agency comments from that meeting.
Environmental
The parcels are heavily wooded with mature trees and undergrowth. A majority of the
vegetation will be removed for the development. The impervious area from the development will
generate additional runoff which will be regulated by erosion and sediment control laws. A
culvert for 299 feet of stream disturbance is proposed, basically realigning and channeling the
creek at Grant Road. This will require further review from the Army Corp. of Engineers and the
Virginia Department of Environmental Quality. The Virginia DEQ provided comment for the
Technical Review Committee as follows: "Based on the concept site plan and proposed stream
impact, U.S. Army Corps of Engineers and/or DEQ permits will be required. There may also be
forested wetland impacts associated with the project that are not accounted for on the concept
site plan. The applicant should prepare a stream and wetland delineation of the site to ensure all
streams and wetlands are identified on the site, and so that impacts associated are fully addressed
by the JPA submitted for the project".
Transportation
The project will have a commercial entrance from Forest Road (Route 221). VDOT has
requested that the proposed commercial entrance be shared with the adjoining properties, per the
required VDOT Access Management Regulations. If shared access is achieved, VDOT will
require a copy of the recorded agreement to share use of the entrance. In the event the entrance
is not able to be shared, an exception request for review will be required by VDOT. (See
enclosed VDOT comments dated July 25, 2013).
According to VDOT’s 2011 traffic data, the AADT (average annual daily traffic) on Forest Road
from Perrowville Road (Route 663) to Enterprise Drive (Route 1415) is 21,000 vehicles. The
threshold for requiring a traffic impact analysis for a rezoning request for a non-residential use is
250 vehicles per hour or 2,500 vehicles per day. Staff estimates that 300 storage units and a four
bay car wash would generate a total of 38 vehicles per peak hour, and a total of 507 vehicles per
day for both uses, per the ITE Trip Generation Manual, 8th Edition. Therefore, a Traffic Impact
Study is not required by either VDOT standards or Bedford County TIS standards.
Utilities
Both public water and sewer as provided by the Bedford Regional Water Authority are available
along Forest Road (Route 221) and will serve the site. (See enclosed Bedford Regional Water
Authority comments dated July 26, 2013).
Public Facilities
The proposed use will not affect fire/rescue services, parks, schools or libraries.
Page 4 of 9
Aesthetic/Visual
The property is visible from Route 221 and adjoining properties across Route 221 and along
Grant Road. As noted previously, the applicant has proposed two uses. The mini-warehouse
use has specific setbacks beyond those required for the C-2 and Corridor Overlay Districts. Per
Section 30-92-6 (A) of the zoning ordinance, a 6' wide planting strip is required along the front
of the property facing Route 221 for the parking area landscaping. Within the planting strip, one
large deciduous, large evergreen, or small deciduous tree shall be planted every twenty five
linear feet along the public street right-of-way, and one evergreen shrub is required every five
linear feet.
CONDITIONS
In accordance with Section 30-19-3 (B) of the Zoning Ordinance, the Planning Commission may
recommend to the board of supervisors any conditions necessary to ensure the proposal meets the
specific and general standards for the proposed use. Staff has not proposed any additional
conditions for consideration beyond those required by the zoning ordinance.
ATTACHMENTS
1. Location/Zoning Map
2. Future Land Use Map
3. Aerial Photograph
4. Application & Concept Plan
5. Article III, Section 30-54 (C-2, General Commercial District)
6. Article IV, Section 30-85-11 (Car Wash)
7. Article V, Section 30-91-10 (Stacking Spaces and Drive-Through Facilities)
8. Section 30-79, Permitted Use Table
9. VDOT comments dated July 25, 2013
10. Bedford Regional Water Authority comments dated July 25, 2013
Page 5 of 9
Location Map
RUN
Reynard Run
REYNARD
Forest Road (Route 221)
FOREST
S
E
GABL
E
DRI V
Gables Drive
T
AN
GR
E
D
Grant Road
ROAD
Page 6 of 9
Zoning Map
PCD/CO
FO RES
T RD
22 1
FO RES
T RD
22 1
C-2/CO
C-2/CO
C-1/CO
D
TR
AN
GR
C-1
C-1
S
BLE
A
G
D
Page 7 of 9
Future Land Use Map
Future Land Use
Agricul t ural/Resource Stewardship
_
Commercial
_
Commercial/ Li gh t Indust rial
_
Industrial
Mi xed Use
Residen t ial
- _
D
"
Rural Residen t ial
Subject Parcels
~ ________ _
~~~-;;c====~~~~;:~~~~~=--=-=-=-=================:~
-------------------- --------------
-------------
------- -----_________:O:~~'RO:;;;=_=======-----_______--~
\\
Page 8 of 9
Aerial Photograph
(2010 Copyright Pictometry)
Grant Road
Forest Road
Page 9 of 9
Bedford County
Department of Community Development
Division of Planning
122 E. Main Street, Suite G-03
Bedford, VA 24523
(540) 586-7616. Fax (540) 586-2059
www.bedfordcountyva.gov/planning
For staff lise only
Date nc.il'ed:
Fee Paid: $
t/~3
.1~, -'
Appl/ca/loll No. :
S1)•./ ~O(jJ '
Received by:
PC Dale:
(~ •
"!
BOS Dale:
TION:
Section 30-19: Special uses are established in recognition that in addition to uses pennitted by right,
certain uses may, depending upon their scale, design, location, and conditions imposed by the Board of
Supervisors be compatible with existing and future uses in a district. A special use pennit application may
be initiated by:
1) Resolution of the Board of Supervisors;
2) Motion of the Planning Commission;
3) Petition of the owner, contract purchaser with the owner's written consent, or the owner's
agent of the property for which a special use pennit is requested.
APPLICATION PROCEDURE:
•
•
•
Consultation with Planning Staff: You are required to meet with a planner to discuss
feasibility of request prior to submission.
Planning Commission: The Planning Commission will hold a public hearing and review the
application in order to make a recommendation to the Board of Supervisors.
Board of Supervisors: The Board of Supervisors will hold a public hearing and review the
application in order to make a decision on the request. In granting the special use pennit, the
Board of Supervisors may attach any conditions necessary to insure that the proposal meets
the specific and general standards for the proposed use.
Please make sure the following items are included BEFORE submitting:
iii Application
Fee: $300.00 (checks made payable to Bedford County). Applicant is also
responsible for the costs of all public notifications including mailings and legal
advertisements.
iii Concept Plan: A concept plan (one 24 x 36 copy and twenty-four 11 x 17 copies) prepared by
a professional engineer, architect or surveyor must be submitted with application. An
electronic version submitted via email is also desired (.pdffonnat). The plan shall include at a
minimum what is required of a site development plan in Article V of the Zoning Ordinance
and address any potential land use or design issues arising from the request. It is the
responsibility of the applicant to demonstrate that the proposed use will be in hannony with
the zoning district and surrounding area. If the proposed development is to be constructed in
phases, all phases shall be shown at the time of the original application.
Page 2 of3
Bedford County
S )ccial Usc Pcnnit AI)I)lication
Please print in blue or black ink or typewrite. If not applicable, write N/A.
APPLICANT INFORMATION
Note: If applicant is not the property owner, an owner's authority letter must be submitted with application.
Applicant Name: Maddox
& Son Construction. Inc: Andy Maddox
Address: 1152 Gables Drive. Forest. Virginia 24551
Phone: 434-385-6513
Fax:
Email: [email protected]
Property Owner Name: Richard. John A and John L Carter (TM 117-A-123); Carter & Carter (TM 117-A-121)
Address: PO Box 1464; Bedford. VA 24523
Fax:
Phone:
Email: _ _ _ _ _ _ _ _ _ __ _
Authorized Agent/Contact Person: Warner White Engineering Partners: Trent
J. Warner. PE
Address: 118 Cornerstone; Lynchburg, VA 24502
Phone: 434-534-3201
Fax:
Email: [email protected]
Engineer: Warner White Engineering Partners: Trent J. Warner, PE
Address: 118 Cornerstone; Lynchburg. VA 24502
Phone: 434-534-3201
Fax:
Email: [email protected]
PROJECT INFORMATION
Location/Address of Property (directions from Bedford County Administration Building): Both parcels are located
adjacent to the Intersection of Rte 221 (Forest Road) and Grant Road
TaxMapNumber(s): 117-A-123 and 117-A-121
Magisterial District: Jefferson
SizeofParcel(s):
Election District: _4_ __________
In acres. 2 .19 Ac (123); 0.57 Ac (121) In sq. ft. if relevant 95.396.4(123); 24.829.2 (121)
Amount of area to be utilized 75% of the combined lots
Does the parcel meet the minimum requirements contained in the Article IV use and design standards for the use?
( X) Yes
(
) No -- If NO, you must first seek a variance from the Board of Zoning Appeals (Sec. 30-14(C».
Current Zoning: _C_-_1___~,......._______ Current Land Use: _V_a_c_a_
n_
tL
_o_t_s_______
Proposed Use from Permitted Use Table (Section 30-79-2): Mini-warehouse; Car Wash (Requires the Special Use)
Bedford County Department of Community Development
122 East Main Street, Suite G.o3. Bedford, VA 24523. Phone (540) 586-7616. Fax (540) 586·2059
111113
Page 3 of3
JUSTIFICATION FOR SPECIAL USE PERMIT
The Planning Commission will study the special use request to detennine the need and justification for the change in
tenns of public health, safety and general welfare. Please answer the following questions as thoroughly as possible. Attach
additional paper if necessary.
Please explain how the request furtbers tbe purposes of the Zoning Ordinance (Section 30-3) as well as the purpose
found at the beginning ofthe applicable zoning district classification in the Zoning Ordinance.
This project will help facilitate the creation of convenient, attractive, and a harmonious community. as well
as encourage development activities that provide desirable employment and enlarge the tax base.
Please explain how the project conforms to the general guidelines and policies contained In the Bedford County
Comprehensive Plan.
Economic Development: A healthy, diversified economy that Is environmentally sensitive and results In business opportunities and quality Jobs.
Land Use: An orderly. efficient, and compatible growth and land use pattern that is sensitive to the natural environment.
Public Services: Public facilities and programs that provide human services needs of the residents of the County.
Urban Development Areas: Concentrate housing, commerce and public facilities In a mixed-use pattern within designated urban development araas (UDA).
Please describe the impact(s) of the request on the property itself, the adjoining properties, and the surrounding
area as well as the Impacts on public services and facilities, including water/sewer, roads, schools, parks/recreation
and fire/rescue.
The site will lend Itself to serving the nearby residents of Forest for storage facilities and car washing capabilities.
The existing stream will be permitted for piping purposes. The amount of woods cleared will only be enough for construction.
The site will utilize water and sewer services by the Bedford Regional Water AuthOrity. There should not be any direct Impacts to
schools, parks/recrealion or flrefrescue. The entrance shown on the plans Is as far from Grant Road as possible.
CERTIFICATION
I hereby certify that this application is complete and accurate to the best of my knowledge, and I authorize County
representatives entry onto the property for purposes of I'eviewi this request.
Owner/Agent Signature:/'fC-_---jIOc.L--,,u;.~,,£_..(IIE:~....k..--------- Date: August 2, 2013
Print Name: Trent
J. Warner
Bedford County Department of Community Development
122 East Main Street, Suite G-03. Bedford, VA 24523. Phone (540) 586-7616. Fax (540) 586-2059
111113
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FOREST CAR WASH &
STORAGE BUilDINGS
aEDFOIIOCOI.JNTV. VIIOGINIA
i
SEC. 30-54
C-2 GENERAL COMMERCIAL DISTRICT
Sec. 30-54-1
Purpose
The purpose of the C-2 district is to provide locations for a variety of commercial and
service related activities within the urban service area serving a community of several
neighborhoods or large areas of the county. This district is intended for general
application throughout the county. General Commercial Districts are most appropriately
found along major arterial thoroughfares which serve large segments of the county's
population.
The C-2 district permits a wide variety of retail and service related uses. Site
development regulations are designed to ensure compatibility with adjoining land uses.
Sec. 30-54-2
Permitted Uses
Permitted uses shall be as listed in Section 30-79.
Sec. 30-54-3
Site Development Regulations
General Standards. For additional, modified, or more stringent standards for specific
uses, see Article IV - Use and Design Standards.
(A)
Minimum lot requirements
1.
2.
(B)
Lots served by private well and sewage disposal system;
a.
Area: 1 acre (43,560 square feet).
b.
Frontage: 100 feet on a publicly owned and maintained street.
Lots served by either public sewer or water, or both:
a.
Area: 15,000 square feet.
b.
Frontage: 75 feet on a publicly owned and maintained street.
Minimum setback requirements
1.
Front yard:
a.
Principal structures: 30 feet, or 20 feet when all parking is located
behind the front building line.
b.
Accessory structures: behind front building line.
2.
Side yard: None.
3.
Rear yard:
a.
Principal structures: 15 feet.
b.
Accessory structures: 3 feet.
4.
(c)
Maximum height of structures
1.
(D)
Where a lot fronts on more than one street, front yard setbacks shall apply to all
streets.
Height limitations:
a.
Principal structures: 45 feet. Principal structures may exceed the
principal structure height limitation provided a special use permit is
approved in accordance with Section 30-19.
b.
Accessory structures: actual height of principal structure.
Maximum coverage
1.
Building coverage: 50 percent of the total lot area.
2.
Lot coverage: 90 percent of the total lot area.
Sec. 30-85-11
(A)
Car Wash
General standards:
1.
Car wash facilities shall comply with Article Vs stacking spaces and drive-through
facilities requirements.
Sec.30-91-10
(A)
(B)
Stacking Spaces and Drive-Through Facilities
Stacking spaces shall be provided for any use having a drive-through facility or areas
having drop-off and pick-up areas. The following general standards shall apply to all
stacking spaces and drive-through facilities:
1.
Stacking spaces and lanes for drive-through stations shall not impede on and
off site traffic movement, shall not cross or pass through off street parking
areas, and shall not create a potentially unsafe condition where crossed by
pedestrian access to a public entrance of a building.
2.
Drive through lanes shall be separated from off-street parking areas.
Individual lanes shall be striped, marked, or otherwise distinctly delineated.
3.
Approach lanes for drive-through facilities shall have the following minimum
widths:
=12 feet
a.
One lane
b.
Two or more lanes
= 10 feet per lane
4.
All drive-through facilities shall be provided with a bypass lane with a
minimum width of 10 feet.
5.
Alleys or driveways in residentially zoned areas adjacent to drive-through
facilities shall not be used for circulation of customer traffic.
6.
Each stacking space shall be a minimum of 10 feet by 20 feet.
Stacking spaces shall be provided as follows.
1.
Financial institutions with drive-through windows: 8 stacking spaces for the
first drive-through window and 2 stacking spaces for each additional window.
2.
Car wash: 4 stacking spaces per bay/stall for self-service establishments, and
5 stacking spaces per bay/stall for an automated establishment.
3.
Drive-In or Fast Food Restaurant: 6 stacking spaces per drive-through
window measured from the order board or station.
4.
All other uses: 3 stacking spaces for each window.
Article ill
Permi/led Use Table
USES
Civic Uses (L"onlinurd)
AI'
AR
AV
R-I
R-2
R-3
R-4
PRD
RMH
C-I
C-2
NC
PCD
R*
R'
R'
R'
R'
I-I
1-2
PID
Ep
Educational Facilities,
College/University
R'
R'
Educational Facilities,
Primaoy/Secondary
Family Day Care Home
S'
S'
R'
S'
S'
S'
S'
R'
R'
R'
R'
R'
R'
R'
R'
R'
R'
R'
R
R'
R'
R'
R'
R'
R'
R
R'
R
R'
R
R'
R
R'
R'
R'
R
S
S
S
S
S
S
S
S
Guidance Selvices
S
Halfway House
Home For Adults
S
Life Care Facility
Nursing Home
S
Park and Ride Facility
R'
R
Post Office
S
S
R'
R
R'
R
R'
R
R'
R
S
S
S
S
S
S
R'
R
R'
R
R'
R
R'
R
R'
R
S
R
S
R
S
S
Public Assembly
Public Maintenance and Selvice Facility
S
R
R
R
R
R
R
R
Public Parks and Recreational Areas
Religious Assemblv
R'
R'
R'
R'
R'
R'
R'
R'
R'
R'
R'
R'
R'
R'
R'
R'
Safety Services. P,ivate
S*
S'
R'
S'
S'
S'
R'
R'
R'
R'
R'
R'
S'
R'
R'
SafeI)' Services, Public
Utility Services. Major
Utility Sendcest Minor
S'
R
S'
R
S'
R
S'
R
S'
R
S'
R
S'
R
S'
R
Office Uses
AP
AR
AV
R-I
R-2
R-3
R-4
pRD
Clinic
S'
S'
R'
R'
R'
RMH
S
S
R'
R
S
R'
R
S
S
S
S
R'
R
R'
R
R'
R
R
S
R
R'
R
R
R
R
R
R
R
R'
R'
R'
R'
R'
R'
R'
R'
R'
R'
R'
R'
S'
S'
S'
R'
R'
R'
R'
S'
R'
R'
S'
R'
R'
R'
R'
R'
R'
R'
R'
R'
S'
R
S'
R
S'
R
S'
R
R'
R
R'
R
S'
R
R
C-I
C-2
NC
PCD
I-I
1-2
PID
EP
R'
R*
R'
R'
R'
R'
R*
Financial Institutions
R*
R'
R'
R'
R'
R'
R'
R'
General Office
R'
S
R'
S
R'
S
R'
R
R'
S
R'
S
R'
R
R'
R
R'
R
R'
R'
R*
R'
R'
R'
R'
R'
R'
C-I
C-2
NC
PCD
I-I
1-2
plD
S'
R'
R'
R'
Laboratories
S'
Medical Office
S'
S'
R'
Commercial Uses
AI'
AR
AV
R-I
R-2
R-3
R-4
PRD
RMH
Adult Entertainment
R'
AJlIicuitUl al Services
Antique Shops
R'
Auction House
R
R'
R'
S'
R'
S'
R'
R
R'
R'
R
R
Automobile Dealership. New
Automobile Dealership, Used
R'
R
R'
R'
S'
S'
R'
R*
R*
R'
R'
R'
S
S'
Automobile Graveyard
Automobile paotslSupply, Retail
S'
Automobile Repair Services, Major
Automobile Repair Services, Minor
S'
S
Automobile Rental/Leasing
Bed and BreakFast
R'
R'
R'
S'
R'
S'
S'
S'
R'
R'
S'
R'
R
R'
R'
R'
R
R'
R
S'
S'
S
S'
R
S'
R
S'
S
Boarding House
R'
S
Business or Trade Schools
R
Business SUpp011 Services
R
S'
S'
Commercial Indoor Amusement
S'
S
S'
S
R
S
Commercial Indoor Entertainment
S
S
R
R
S
S
S
R
S
S
S
S
Campgrounds
EP
S'
S'
S*
Carwash
S'
R'
R'
S'
R'
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R'
S*
S*
S'
S'
R'
S
S'
S
S
S
S'
S
R
S
R
R
R
R
R
S
S
S
S
S
R
S
S
S
S
R
S*
S'
S
R'
S
S'
S
R
Commercial Indoor Sp0l1s and
Recreation
Commercial Outdoor Entertainment
R
Commercial Outdoor Spol1s and
Recleation
Communications Services
Conference Center
Construction Sales and Services
S'
S'
S
S
S
S
S
S
R
S
R
R
R
R
R
R
R
R'
R'
R'
S'
R
R'
R
S'
R
R*
R*
R
R
R
R'
R
R'
R
S'
S
R'
S
R'
S
R'
R'
R*
R"
Dance Hall
R'
S
Equipment Sales and Rental
S'
R*
R"
S'
Consumer Re£?ir Senrices
Convenience StOl e
S'
/lI-2
S
S'
R*
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
PO BOX 3071
SALEM , VA 24153-0560
GREGORY A. WHIRLEY
COMMISSIONER
July 25, 2013
Tim Wilson
Director of Community Development
122 E. Main St, Suite G-03
Bedford, V A 24523
Subject: TRC Comments - 072513B - Maddox Carwash and Mini-warehouse - Rezoning
Rte. 221- Forest Road - TM#'s 117-A-121 & 123
Bedford County
Dear Mr. Wilson,
The Bedford Residency has completed a review of the concept plan received on July 18, 2013 , for the
above referenced project and has following comments:
I.
Please review the entrance location for compliance with Access Management spacing
requirements. Centerline distances to adjacent entrances will need to be denoted on the plans.
2.
Access Management Regulations require new commercial entrances be shared with adjoining
properties. Prior to issuing plan approval or an entrance permit, we request you submit a copy of
the recorded agreement to share use of the entrance. In the event the entrance is not able to be
shared, an exception request for review by this office is required.
3.
Please include the measured sight distance, right of way width, and posted speed limit of Rte.22I
on the plans.
4.
Please provide the anticipated trip generation numbers per ITE based on the proposed land uses.
If you have any questions, please call Will Yeager or me at 540-586-7941.
Sincerely,
Brian Casella, PE, LS
Area Land Use Engineer
Bedford Residency
WGYllbc
CY:
Trent Warner, PE / Jamey White, PE - Warner-White Engineering
LD - Correspondence File
WE KEEP VIRGINIA MOVING
Bedford Regional Water Authority
1723 Falling Creek Road
Bedford, VA 24523
Phone: (540) 586-7679 ext. 5
Fax: (540) 586-5805
Email: [email protected]
Bedford
Regional
Water Authority
CONCEPT PLAN REVIEW (TRC)
July 26, 2013
Project Name: Forest Carwash & Storage
Project Type: Concept Plan
Location:
Forest (TM117-A-121 & 123)
PSA Job #:
Design Firm:
Plan Date:
Number of Proposed Lots
Water Available
Sewer Available
Plat Required
Design Plans Required
Water Capacity Concerns
Sewer Capacity Concerns
Gravity or FM
Attachements:
GIS Map
Existing Water/Sewer Utilities Information
Existing Easement Information
PSA Plat Checklist Policy
PSA Site Plan Review Checklist Policy
PSA Water Review Checklist Policy
PSA Sewer Review Checklist Policy
PSA Location of Utilities Policy
PSA Surveyed As-Built Requirements Policy
PSA Wastewater Lift Station Requirements Policy
PSA Rate Schedule
PSA Developer Checklist
Other:
2013-051
Warner White
7/3/13
1
Yes
Yes
TBD
TBD
No
No
Gravity
Yes
Yes
No
No
Yes
N/A
No
Yes
No
No
No
No
Meeting Notes:
•
Planning explained that the Concept Plan submitted for Re-Zoning purposes. Once rezoned to
C-2 a Special Use Permit will be required for the carwash. A neighborhood informational meeting
is scheduled for August 7,2013.
•
I mentioned possible water/sewer options such as a water only account for the carwash (if you do
not wish to discharge the carwash water to the public sewer) and a water/sewer account for the
office. Please contact our Customer Service Department to discuss if interested.
•
I explained that I needed to do some additional research to adequately complete BRWA Concept
Plan review comments and that such review comments would be issued via e-mail subsequent to
the TRC meetin .
Comments by sfoster
2013-051 CONCEPT PLAN REVIEW - 2013-07-26 .docx Page 1 of 3
Bedford Regional Water Authority
Bedford Regional Water Authority
1723 Falling Creek Road
Bedford, VA 24523
Phone: (540) 586-7679 ext. 5
Fax: (540) 586-5805
Email: [email protected]
Bedford
Regional
Water Authority
1. Our new web address is www.brwa .com. All of our policies and checklists may be found
on our new website.
2.
Please provide a Vicinity Map on future Concept Plan submittals.
3. Please contact BRWA Compliance Inspector Thomas Cherro for sewer pretreatment/FOG requirements. Contact information [email protected] or (540) 5867679 Extension 123. Requirements must be addressed on the Site Plan. I will be
copying Mr. Cherro with these review comments.
4. FFMV must be located outside of RIW and PUE in BRWA dedicated FFMV easement.
5. Easement will be necessary to the proposed FFMV. Easement Agreement must be
recorded prior to and reflected on any necessary Plats associated with the project.
6. If a FFMV is needed, it will require a Developer Project with BRWA. Sewer
cleanouts/connections may be included in the Developer Project or may be installed by
BRWA. Please make it clear on the Site Plan which option is proposed. Further
discussion may be necessary with BRWA to make that final determination pending final
site layout.
7. Please clarify what EPUE means.
8. BRWA Policy 6.00 states "". No more than one (1) sewer connection will be permitted/or
each water connection unless other arrangements are agreed upon in writing by the
Authority." Please revise to use a single public sewer connection point on the Site
Plan. If there are extenuating circumstances requiring multiple sewer connections
for one water connection please describe the circumstances in a written request for
BRWA consideration .
9. Proposed gate and fence location would restrict access to the existing public sewer
infrastructure. BRWA must have 24/7 access to public water and sewer
infrastructure for O&M purposes.
10. BRWA has concerns with the proposed paving over the existing sanitary sewer.
Concerns include, but are not limited to:
a.
b.
c.
d.
e.
MH's in pavement & in parking spaces
Existing material type is SDR-35
Proposed CO/connection in pavement
Sewerline under parking spaces
Commercial entrance over uncased SDR-35
11. The side setback is listed as O-ft on the Concept Plan in the location of the existing
sewer. BRWA Policy 4.10 addresses utilities in pavement in certain situations. You may
refer to the Policy (attached), however keep in mind that the provisions in the Policy are
Comments by sfoster
2013-051 CONCEPT PLAN REVIEW - 2013-07-26.docx Page 2 of 3
Bedford Regional Water Authority
Bedford Regional Water Authority
1723 Falling Creek Road
Bedford, VA 24523
Phone: (540) 586-7679 ext. 5
Fax: (540) 586-5805
Email: [email protected]
Bedford
Regional
Water Authority
Planned districts and public roadways and are offered to provide you with an
understanding of our goals with respect to utility location and pavement. In recent years,
where sewer has been proposed in private paved areas, the sewerline was new
construction and various provisions were made in the design stage with respect to
materials, specific location, construction etc. These provisions were made on a case-bycase, site specific basis. As a general rule, BRWA's preferred location of public water
and sewer infrastructure is outside of pavement.
12. Please provide source information for the existing easements shown. I was able to find
two recorded Sewer Easement Agreements (Instruments No 080008992 and
080008993) but neither lists the BCPSA as a grantee. In addition easement locations
shown on the Exhibit of the referenced Instruments do not match the As-Built sewerline
alignment. Existing sewerline easement will need to be clarified or granted prior to
BRWA taking on additional customers or approving a Site Plan based on the Concept
Plan.
13. Please call in a Miss Utility Ticket to have utilities marked in the field and survey them for
correct and accurate existing utility location information for the Site Plan.
Comments by sfoster
2013-051 CONCEPT PLAN REVIEW - 2013-07-26 .docx
Page 3 of 3
Bedford Regional Water Authority
Comprehensive Plan
2025 Update
Revisions to preliminary
drafts
Chapter 7 – Utilities
Chapter 15 – Bedford City/ Town
Reversion
Presenter: Jordan Mitchell
540-586-7616 ext 1393
540-586-2059 (fax)
[email protected]
MEMORANDUM
TO:
Bedford County Planning Commission
FROM:
Jordan Mitchell, CZO, Planner
DATE:
September 6, 2013
SUBJECT:
Comprehensive Plan 2025 Update – Preliminary Draft of Chapters 7 (Utilities) and 15
(Bedford City/Town Reversion)
Staff has attached preliminary drafts of Chapters 7 - Utilities from the Comprehensive Plan and a new
Chapter 15 – Bedford City/Town Reversion for your review and approval. The revisions to each chapter
include changes recommended by the Planning Commission at their September 3, 2013 meeting.
Should the Planning Commission have further revisions or recommendations on the preliminary draft
of each chapter, staff will make the changes administratively.
The Board of Supervisors is expected to initiate text amendments to the Comprehensive Plan for the
attached Chapters at their September 23, 2013 meeting with a tenative joint public hearing date of
November 13, 2013. If you have any questions or concerns regarding the attachments, please contact
me at (540) 586-7616 ext. 1393.
Attachments:
1) Preliminary Draft – Chapter 7 Utilities
2) Preliminary Draft – Chapter 15 Bedford City/Town Reversion
Chapter Seven
Utilities
Goal and Intent
Quality public utility systems and services that support the County’s planned land use
The goal in the provision of public utilities is to provide properties within the County’s
service area with adequate and reliable utility infrastructure and services that meet demand in
a customer service oriented manner. These services are achieved through safe,
environmentally sensitive, and cost efficient methods by partnering with state and local
governments, utility franchises, and other public and private entities.
Background and Findings
Public utilities available within the County include water, sewerage, solid waste (addressed
in a separate chapter), electrical, natural gas, and telecommunications services (telephone,
cable television, and internet access). Public utilities that provide water and/or sewer service
may be owned by political subdivisions such as the Bedford Regional Water Authority
(BRWA), or privately owned by corporations or individuals. Once water and sewer facilities
reach a specific size standard as established in the federal environmental regulations overseen
by the US Environmental Protection Agency (USEPA), they are designated as “publicly
regulated”. The County of Bedford owns and operates the solid waste landfill and localized
collection centers. As part of the Reversion agreement between the Town of Bedford and
Bedford County, the County will be taking over waste disposal for the town in the future
with the Town of Bedford continuing their waste pickup service. Contract solid waste haulers
provide private collection services to some individuals and corporations. Electrical, natural
gas, and telecommunications services are provided by a diverse set of entities, i.e.
corporations, cooperatives, local political subdivisions, and privately owned systems.
The value of rights-of-way as a public asset has increased. As more utility and
communications providers have become interested in serving County residents, the County
has an obligation to charge fair compensation for the use of this asset. The County also has
the duty to manage its rights-of-way and easement assets wisely for the public good.
Water Facilities
Bedford County contains a large number of housing units that obtain water from wells.
Recent droughts have led to increased demand for public water in Bedford County. Due to
population growth and development over the past fifteen years, a reliable water supply in
terms of quantity and quality remains an important point of concern from a health,
environmental and economic development of the County.
Through the development of a system of publicly and privately owned water supply systems,
the County has taken measures to increase the availability of public water where the demand
is greatest. The development of a water treatment plant at Smith Mountain Lake has enabled
1
the County to provide better quality and more dependable service in a section of the County
with a history of poor quality and limited quantity of groundwater. The plant, which can be
expanded, is becoming a major source of water for County residents in addition to providing
wholesale water services to Franklin County with the potential to provide services to other
municipalities through regionalization efforts.
Privately owned water systems (whether by corporations or individuals) vary greatly in the
number of customers served, ranging from a few connections in a trailer park to several
hundred homes in large subdivision systems. Whether they will be under the jurisdiction of
regulatory agencies such as the Virginia Department of Health and or the State Corporation
Commission will depend upon how many connections they have or how many customers
they serve. Health Department records show approximately 37 privately owned water
systems serving 15 or more customers on a year-round basis in Bedford County. These
systems all rely upon wells as the source of water.
Sewer Facilities
Sewage disposal, similar to water supply, can be handled publicly or privately. Bedford
County, like many other rural, developing localities, relies on private onsite sewage disposal
systems as the main source of sewage disposal. Given current subdivision regulations that
permit more dense development when public sewer systems are available, it is anticipated
that more residences and businesses will be connected to public systems in the future.
The areas of the County that are currently served by BRWA operated public wastewater
collection and treatment systems are those bordering Lynchburg in the Forest/Boonsboro
area, portions of the County near New London, Montvale, the Town of Bedford and the
Smith Mountain lake area near the intersection of Route 655 and 122 (Moneta Wastewater
Treatment Plant,
shown
here).
Other residents
are served by
scattered public
systems owned
by corporations
and
private
individuals.
Publicly-Owned Sewage Systems
The BRWA currently provides wastewater collection and conveyance services to the Forest
area for treatment at the Lynchburg Regional Wastewater Treatment Plant (WWTP).
Montvale’s WWTP serves the area near the intersection of Routes 460 and 741, with the
ability to expand its capacity, primarily targeting a growing commercial and industrial
development sector of the Montvale community. Other areas within the County, such as New
London, Huddleston and Stewartsville have limited wastewater collection and treatment
systems that primarily serve local schools and are not equipped to support future wastewater
generation. A wastewater study was completed in 2003 documenting investments necessary
to bring sewer capacity to growth areas around the County. This study is a guide for
2
assessing what the cost of providing public wastewater to current and future development
that is most desired in Bedford County as well as an indicator of where the strongest growth
pressures are for development. Additional sewer feasibility studies were completed for the
Huddleston area in 2007 and the Stewartsville area in 2012. Based on the Stewartsville study,
soils in the Stewartsville area are poor draining. However, the provision of public sewer
system for this area is not cost feasible.
Privately-Owned Wastewater Discharge Systems
Privately owned wastewater discharge systems are defined as any facility which requires a
National Pollution Discharge Elimination System (NPDES) permit for point discharge. The
Department of Environmental Quality records indicate there are three large NPDES private
wastewater treatment works worth noting that serve small residential and commercial areas:
1) Oakridge Mobile Home Village (Now Ramsey Mobile Home Park) – Aerobic
Digestion Plant (1500 gallons per day design flow)
2) Eagle Eyrie Retreat Camp and Conference Center – Sequential Batch Reactor
System (Approximately 40,000 gallons per day)
3) Georgia Pacific Corporation – Anaerobic/Aerobic Lagoon System (12-15 million
gallons per day)
There are many other private wastewater discharge systems that serve small subdivisions and
neighborhoods. Currently, four (4) individual private Bedford County residences utilize a
Virginia Pollutant Discharge Elimination System (VPDES).
Private Individually-Owned Onsite Sewage Disposal Systems
Due to the rural nature of Bedford County, the vast majority of County residents are served
by individual onsite sewage disposal systems consisting of a septic tank and soil absorption
field. These systems consist of a septic tank that serves as a settling chamber and as an
anaerobic bioreactor that promotes partial digestion of retained organic matter. The septic
tank effluent, which contains significant concentrations of pathogens and nutrients is then
discharged to a soil absorption field for further treatment though biological processes,
absorption, filtration and infiltration into the underlying soil. The Virginia Department of
Health permits the construction and maintains records of onsite sewage disposal systems.
Though there are concerns about the proper maintenance of septic systems within the
County, these onsite sewage disposal systems are significantly cheaper than public sewer
(generally one-third the cost) and will remain an important piece of infrastructure in the
County. With these factors in mind, building relationships and appropriate support systems
between public and private waste treatment systems is important for community vitality and
public health. The Moneta WWTP has facilities to treat septic tank waste. This can facilitate
maintenance of residential septic systems, deferring the need for expansion wastewater
collection systems. It has significant expansion capability.
The rural nature of the County ensures that individually owned septic systems remain the
most cost efficient means of wastewater management for the majority of residents within the
County. The wastewater study provides cost information for specific areas of the County.
3
This study, does not, however, provide recommendations on how an area should develop and
whether or not service should be provided – these decisions are influenced by many factors
and must be evaluated on the basis of community need and growth desires for the various
areas.
These full spectrum assessments are critical to guide the County in the expansion of its
wastewater management infrastructure and other critical utilities and services in key
locations throughout the service areas where significant residential and economic
development is planned and desired to occur. Because of its importance for any type of
development, the location of water and sewer facilities will serve as a primary determinant
for new growth centers throughout the County and should be carefully considered as
expansion and interconnection decisions are made.
Electricity and Natural Gas
Three companies supply Bedford
County with electric power.
American
Electric
Power
Company (AEP), one of the
largest electric utilities serving
Virginia, supplies power to most
of the County. The Town of
Bedford has its own municipal
power plant on the James River
and, in addition, purchases power
from AEP and services the
community of Big Island and a
portion of the north side of the
County. Southern portions of
Bedford County are supplied
power by the Southside Electric
Cooperative of Crewe that is
furnished electric energy by the
Virginia Electric and Power
Company of Richmond, the
largest power company in the
state.
Rates vary across the
County.
Columbia Gas Services, a locally-owned and managed utility, serves part of the County.
Portions of the western section of the County are served by the Roanoke Gas Company.
Internet Services
Several internet providers are available to citizens of Bedford County. Verizon Telephone,
Adelphia Business Solutions, Jet Broadband, and Cebridge Connections and B2X provide
hardware services to residences and businesses for internet connections. These companies
and many others provide telecommunication services and wireless access to programming,
4
telecommunication services, and the internet. The BRWA has entered into an agreement with
wireless communication service providers to mount antennas on area water tanks to provide
wireless service to targeted communities where hardware access is too costly or
geographically prohibitive including the Smith Mountain Lake, Hales Ford Bridge, and
Forest areas of the County. Use of existing structures for mounting antennas is an important
factor supported in the County’s 2012 Strategic Plan for Commercial Wireless
Telecommunication Facilities. The plan outlines industry stealth techniques to disguise and
conceal wireless communication facilities. Above ground water tanks and electric power
infrastructure are recommended as stealth structures within the plan.
In some areas of the County, private internet service providers have been unable to meet the
community demand and there has been no indication that they will in the future. In order to
facilitate deployment of affordable broadband internet service to these un-served/underserved
areas of the County, the Bedford County Broadband Authority was established in 2009. The
Broadband Authority continues to work to find solutions to provide affordable broadband
internet service to these un-served/underserved areas of the County.
Determining Factors
•
•
•
•
•
•
•
•
•
•
•
Citizens of the County are strongly committed to maintaining agricultural areas and
natural areas within and around the County.
The County supports community center development in appropriate locations that
provide housing and community services to area residents.
Current by-right development opportunities in the residential districts create
significant opportunities for sprawl and adversely impact ability to provide services
efficiently and effectively.
Areas that currently have developed lands and can support further development are
primary targets for growth in housing, commercial, and industrial uses in the County.
The cost of providing services to residents must be factored into the overall costs of
development for residential and commercial areas of the County.
Coordination with the Town of Bedford and surrounding Counties is important to
guiding appropriate development along these political boundaries.
Water shed resources are crucial and protection of land areas that impact the quality of
water in the County must be strongly considered in all development or redevelopment
opportunities.
Smith Mountain Lake is an important natural resource of the County and development
impacts on this resource must be strongly considered for any future development in
this area of the County.
The protection of quality groundwater in the County is a high priority for residents.
Planned development occurring in a planned district must be evaluated on the full cost
impacts of each project along with projected revenues and resident benefits of the
planned development.
The County will continue to adhere to multiple review criteria outlined in Article I of
the Zoning Ordinance related to need and justification, effects on properties and public
services, and consistency in furthering the purposes of the County’s Zoning Ordinance
5
and planning program when evaluating and acting upon proposed amendments to the
Zoning Ordinance.
Objectives and Strategies
7.1
Public water and sewer facilities located in areas of high population density/growth
areas
7A.
7B.
7C.
7D.
7.2
Public water and sewer facilities strategically developed and constructed in a fiscally
sound manner
7A.
7D.
7.3
Water and Sewer Master Plans and Amendments.
Capital Improvements Program.
Adequate availability of drinking water sources
7A.
7E.
7F.
7G.
7H.
7.4
Water and Sewer Master Plans and Amendments. Amend and adopt the
Water and Sewer Master Plan based on the land uses designated on the
County’s Future Land Use Map.
Water and Sewer Hookups. Restrict water and sewer hookups to designated
service and growth areas.
Agricultural/Rural Residential Areas. Severely limit hookups to public
water and sewer lines in agricultural and rural residential areas where
transmission lines exist only to transfer service from the treatment source to
the intended service area(s) to prevent sprawl and undesired subdivision
development.
Capital Improvements Program. Continue to incorporate and fund water
and sewer projects into the County’s Capital Improvements Program.
Water and Sewer Master Plans and Amendments.
Zoning Ordinance Revisions. Revise the Zoning Ordinance to address
utility issues including, but not limited to, protecting drinking reservoirs
(Smith Mountain Lake), and prohibiting structures in the floodplain and in
wetlands.
Septic Pump-out Program. Develop and administer a voluntary pilot septic
pump-out program in cooperation with the BRWA targeting the Smith
Mountain Lake area.
Groundwater Monitoring. Implement and maintain a groundwater
monitoring program.
Wellhead Protection. Continue to support the wellhead protection program
within the County through education and voluntary inspection of private and
public well facilities.
Improved or expanded utility services (electricity, natural gas, propane, cable
television, internet access, fiber optics, etc.) that meet the general needs of County
residents and businesses
6
7I.
Broadband Committee. Continue to support a committee to study
improving high-speed Internet service as a basic utility and economic
development tool throughout the County.
7
Chapter 15
Bedford City/Town Reversion
Background
In 2008 the City of Bedford notified the County of its intent to revert from a city to a town,
as allowed under Virginia Law. The “Voluntary Settlement of Transition to Town Status and
Other Related Issues Between the City of Bedford and the County of Bedford” (Reversion
Agreement) was finalized July 23, 2012 and passed after public hearings were held in both
jurisdictions in August 2012. The effective date of the City’s reversion to a town was July 1,
2013. The agreement requires each locality to amend their Comprehensive Plan to account
for the provisions in the agreement.
Upon reversion, all residents of the new Town also became citizens of the County. The
County will receive tax revenues from all parcels within the Town boundaries. These
revenues will be applied toward the provision of County services. The County areas included
in the reversion will be provided the same services from the County that they received before
reversion, plus additional services that the Town may choose to provide, such as solid waste
collection or Town police protection. The Town may levy a Town tax for urban services they
seek to provide “over and above” those offered by the County.
Growth Management Areas
The agreement calls for certain political boundary adjustments, which will increase the land
area and population of the Town of Bedford. These are split into three phases. Phase I
adjustments were made immediately upon the effective date of reversion with Phases II and
III boundary adjustments contingent upon select criteria including the development of a Joint
Water and Sewer Authority, which became an entity on July 1, 2013 as well. Phase II
adjustments will be fully realized in 2023. Phase III adjustments would be realized after that,
dependent upon the nature and timing of development in six designated target areas.
Boundary adjustments for Phases II and III are outlined in Map 15.1 below as “Growth
Management Areas”. The Phase II Areas are comprised of areas that are already developed in
an urban fashion and additional areas which are likely to develop in the near future and
which may all be incorporated into the Town boundaries no later than ten years after the
effective date of town status. The Phase III Boundary Adjustment Areas are comprised of six
possible urban or suburban development areas that may be incorporated into the Town limits
only if and when development occurs.
Urban and suburban growth is to be directed to the Growth Management Areas, as well as
within the Town, which grew to include the Phase I areas on the date of reversion.
Development in the Growth Areas will be compatible with the density and quality of
development within the Town. Land uses within the reversion areas will be subject to those
shown on the Future Land Use Map for the Town.
1
Population
The estimated number of new Town residents included in the Phase I adjustment area is 320
persons (2010 estimate). When the new residents are added with the 2010 Census figure of
6,222, the Town population on July 1, 2013 was estimated at 6,542 people. The number of
people estimated to be in the Phase II and III boundary areas is predicated on a number of
variables that will be more accurately estimated when either phase occurs.
2
Map 15.1
Growth Management Areas (from Reversion Agreement)
3