Supervisors reject R-3 zoning on Catawba Road in Daleville

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The Board of Supervisors bucked a split Planning Commission recommendation and voted 5-0 to deny a request to rezone 14.97 acres on Catawba Road from Residential R-1 to Residential R-3 that would have allowed a higher density of homes on the property in Daleville.

Chip Lawrence, a principal in JayceeJ Ventures LLC, told the supervisors he did not have a concept plan for the property, and believed the R-3 zoning would allow for the development of the kind of affordable housing the supervisors feel is needed with the influx of jobs coming at Eldor Corp., Ballast Point and other county industry and businesses.

He did proffer the Monday before the meeting that he would limit any multi-family units to two buildings with no more than eight units each, for a maximum of 16 of those type units.

A number of neighbors spoke against the rezoning for the same reasons they had concerns when several also addressed the Planning Commission earlier in the month –  increased traffic on Catawba Road, congestion and multi-family housing in an otherwise single-family home neighborhood.

This parcel fronts on Catawba Road 0.69 mile west of the Catawba Road intersection with Roanoke Road (US 220). It lies between Catawba Road and the Norfolk Southern rail spur that goes to Roanoke Cement Co. and borders residential lots on Mimosa Street and Camelia Drive. There’s also a 50-foot access to Mimosa Street.

In reviewing the proposal, Planner Drew Pearson told the supervisors that under optimal conditions, the present R-1 zoning would allow up to 28 single-family lots on the property.

Under the county zoning ordinance, R-3 could allow up to 32 single-family detached homes; 52 (total units) duplexes; 52 zero-lot line dwellings, 68 single-family attached homes and 108 multi-family units (apartments).

The supervisors were uncomfortable approving any rezoning without concept plan, something Planning and Zoning Administrator Nicole Pendleton told The Herald the board had not done before in a residential rezoning.

That lack of a concept plan also concerned the supervisors because it might set a precedent. They couldn’t determine if it would be a good fit it they didn’t know what the development would look like, Pendleton said.

The supervisors asked Lawrence if he wanted to withdraw the rezoning application or have the board table it. He asked the board to vote on the proposal as it is.

Under the county zoning ordinance, the property cannot be considered for another rezoning request for one year.

The supervisors followed the planners’ recommended and approved a special exceptions permit (SEP) that will allow Botetourt Properties LLC to have a medical care facility in a Business (B-2) Use District on a 1.57-acre vacant lot on Roanoke Road next to Bellacino’s Restaurant.

The SEP comes with the condition that no rehabilitation facility be allowed.

The medical center would be part of Shops at Cedar Ridge, and could house a proposed dialysis center operated by DaVita, a national company that operates 2,278 outpatient dialysis centers nationwide.

The property would also include retail space as already allowed.

The supervisors also approved change of proffers and removed a condition for property William C. Mann owns at 8420 Cloverdale Road just north of Cavalier Automotive at Ottaway Road.

The changes drop proffer that allowed only office use and will open up the possibility for other types of businesses.

— Ed McCoy