Montgomery County

Planning Commission Minutes

8 July 1998

AT A REGULAR MEETING OF THE MONTGOMERY COUNTY PLANNING COMMISSION HELD ON JULY 8, 1998 IN COURTROOM B, THIRD FLOOR, COUNTY COURTHOUSE, CHRISTIANSBURG, VIRGINIA:

Mr. Wells, Chair called the meeting to order and Ms. Brennan, Secretary, established the presence of a quorum.

Mr. Wells welcomed Jim Martin back as a member on the Planning Commission. Mr. Martin was previously a member on the commission for approximately 16 years.

Mr. Wells opened the public hearing on the Appalachian Power Company rezoning request.

Mr. Davis showed a video of the area.

Mr. Wells asked for comments from the applicant.

Mr. Ted Aaron, District Manager, Appalachian American Electric Power gave a presentation on their rezoning request. He stated that they own approximately 20 acres of land, zoned R-2 (Residential) just outside the Town of Blacksburg. They wish to build a power substation on a portion of this property but it is not a permitted use in the R-2 District. The need for the substation is partly due to residential development in Blacksburg and the surrounding area. He said they have applied to rezone 6.57 acres of this property to A-1 (Agriculture) which would allows them to build the substation. He said they plan to leave the rest of the property in the R-2 (Residential) District. They propose to convey 1.31 acres to the Town of Blacksburg for an addition to NellieÕs Cave Park which is adjacent to the property. The remaining 12.42 acres they plan to convey to a developer for residential development.

He stated that the substation will draw power from the existing overhead transmission line that crosses nearby. The exit circuits will be placed underground. Mr. Neumann inquired about the residential property being sold to a developer. Mr. Green inquired about the proper lighting of the substation. Mr. Aaron stated that they will comply with airport regulations. Ms. Brennan asked inquired about water and sewer and increase in traffic. Mr. Aaron stated that no water and sewer will be needed for the substation and there will be no traffic impacts since no personnel will visit the site after construction is complete, except for monthly inspections. Mr. Aaron stated that there is currently no street access to the AEP property. Access would be provided by a new street which would extend from the end of Crestwood Drive.

Mr. Wells asked for comments from the public.

Mr. Raymond Groves, 830 Crestwood Dr. spoke. He stated that he was also speaking for Robert Underhill who was out of town and could not attend tonightÕs public hearing. He stated that there should be a southern entrance to the property to tie in with future development. He stated that the best buffer would be open land. He said he would like the Planning Commission to table this request and consider other alternatives for the rezoning request.

Mr. Douglas Patterson, 702 Crestwood Dr. spoke. He asked if it would be possible for residents to see maps of the proposed area? He stated that the residential development of the remainder of this property would create more traffic for Crestwood Dr.

Mr. Eric Salle, 841 Crestwood Dr., spoke in opposition to the request. He stated that the American Electric Powers (AEP) previously ask for a Special Use Permit but was declined because a substation is not a "by right" use for residential. He said the rezoning request to rezone 20 acres of land, zoned R-2 (Residential) to A-1 (Agricultural) would set a bad precedent and would be spot zoning.

Mr. Dennis Jaasma, 1907 Shelor Lane, spoke. He stated that all surrounding land is zoned R-2 (Residential) and a substation should not be in a residential area. He said there will always be a humming noise at the substation. He said if this request is granted, AEP should leave the balance of the property undeveloped.

Ms. Cynthia Schoolfield, VMH, Inc., spoke. She said she had met with landowners and they feel this is an undesirable location and spot zoning for a substation. She said AEP is requesting an industrial area to be located in the midst of a residential area. She stated that more green space should be provided for Montgomery County Parks and Recreation as well as Blacksburg Parks and Recreation. More green space would add to walking and hiking trail.

Ms. Tricia Downie, 612 Cedar Hill Dr., stated that she was shocked that AEP would put a substation in her back yard. She said the area is highly residential and she does not think a substation belongs there. She said it will devalue her property and does not think their rezoning request should be approved.

Ms. Tammy Quesenberry, 610 Cedar Hill Dr., spoke. She said they chose the purchasing of their property because of the wildlife and wooded area. The noise from the substation will be in their back yard. She stated that AEP should consider another area for rezoning.

Ms. Treva Kinsey, 608 Cedar Hill Dr., spoke. She stated that she was displeased with spot zoning on this request. She would like to see a redesign of this substation.

Mr. Alan Downie, 612 Cedar Hill Dr., spoke. He stated as a homeowner, this substation would be visible from his back yard. He said it would have a negative effect on property values, erosion control and would be a loss to their community.

Mr. Rick Whitney stated that he was in favor of the rezoning. He stated that there would be no additional traffic since AEP would only have one vehicle per month on the property. He said AEP plans buffering for the property and their plans have been well thought out.

Mr. Ted Aaron reviewed the comments made by the citizens. He distributed a map for citizens to review. He said AEP feels they have a good plan and would like the Planning Commission to consider this request. They would like to have the substation in operation by December. Discussion followed concerning buffering and noise.

There being no further comments from the public, Mr. Wells closed the public hearing on the Appalachian Power Company rezoning request.

Mr. Wells opened the public address session.

There being no comments, Mr. Wells closed the public address session.

agenda was approved as amended. A memo received from Marty McMahon, County Attorney, concerning a 2232 review of the proposed power substation was added under OLD BUSINESS.

Discussion began on the memorandum received from Marty McMahon. He stated that the Planning Commission needs to conduct a 2232 review of the proposed power substation prior to considering the rezoning request. Section 15.2-2232 of the Code of Virginia, 1950, as amended, requires that public service corporation facilities, other than railroad facilities, must be submitted to and approved by the Commission as being substantially in accord with the adopted comprehensive plan prior to the facility being constructed, established or authorized. It was felt that power is needed to serve the area.

Mr. Neumann stated that he cannot support the rezoning request allowing 1.31 acres to be given to the Town of Blacksburg for an addition to NellieÕs Cave Park. He said AEP needs to use landscape as buffer and keep the 20 acres as green space. Ms. Brennan said that citizens are right to think that this rezoning request should not be allowed in a residential area. Mr. Wells said has concerns over the residents of the area and he thinks the 20 acres should be used for open space. Mr. Draper said if the developer is willing to build houses approximately 300 feet from the substation, this would add to the buffering. He said other locations suggested for the substation would be visible to a large area. Mr. Alcorn said he hoped AEP would proffer minimal noise levels.

A motion was made by Joe Draper and seconded by Richard Daub to recommend approval of the request subject to the proffers recommended by staff.

Mr. Scott presented a map of the 177 Corridor Planning Area showing the water and sewer service boundaries. Discussion followed. Mr. Alcorn asked members if they wish to just consider development of the Comp Plan for Turman Lumber Company or consider changing a larger area. Discussion followed.

Ed Davis showed a video of the Cedar Orchard Phase 11-B area. Mr. Powers presented the final subdivision plat with draft conditions. He stated that the main issue in developing this subdivision would be whether or not to allow private streets. Carolyn Fullerton presented the map showing the proposed area. Discussion followed.

A motion by Ed Green to approve the Final Plat failed for lack of a second.

A motion by Harry Neumann to deny the Final Plat failed for lack of a second.

More discussion followed. Ms. Fullerton explained the layout of the roads. Rick Whitney stated that the best area had been selected for development of the subdivision. He said he supported approval of the Final Plat.

A motion by Ed Green to forward the Cedar Orchard Phase 11-B Final Plat to the Board of Supervisors without a recommendation failed for lack of a second.

There being no further business, the meeting was adjourned at 9:55 PM.

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