HRAB 10-20-09 Meeting MinutesFrederick County Historic Resources Advisory Board (HRAB)
October 2092009
Board of Supervisors Executive Session Room of the County
Administrative building
107 North Kent Street Winchester, VA
Members Present: Rhoda Kriz (Chairman), Elizabeth Fravel, Lauren Krempa, Stacey Yost, Mary
Turner, Robert Hess, Clint Jones, Gary Oates
Members Absent: Claus Bader
Staff Present: Mike Ruddy, Maral Kalbain
Applicants Present: Evan Wyatt, John Good
Agenda Items: June and September 2009 HRAB meeting minutes, Rezoning application for the
Graystone Corporation Office & Industrial Park
Call to order at 6:30 PM.
Item One: The June and September 2009 HRAB meeting minutes were approved with one
revision to the September attendance record.
Item Two: Planner Ruddy introduced the first item which was a proposed rezoning for the
Graystone Corporation Office & Industrial Park. Mr. Ruddy discussed the revisions to the
application since the agenda was distributed and that the updated proposal seeks to rezone three
parcels of land that total 271.39 acres from RA (Rural Areas) District to the M1 (Light
Industrial) District for office and manufacturing land uses. The site is located near the Interstate
81 Exit 317 interchange and Martinsburg Pike (Route 11), and is bound by Redbud Road (Route
661), Milburn Road (Route 662), McCann's Road (Route 838) and the CSX Railroad, in the
Stonewall Magisterial District.
The applicant's representative Mr. Evan Wyatt with Greenway Engineering provided an
overview of the proposal and some of the historical elements of the area. Mr. Wyatt provided a
new exhibit to the HRAB that showed the revised buffer layout.
The HRAB discussed the topography of the site and that the middle of the property is higher than
the other portions and that structures will be more visible to the surrounding area and that the
applicant should tailor the project to protect the viewshed of the surrounding historical resources.
The location of the core battlefield (2°d Winchester) on the property was discussed as well as the
changes to the Northeast Land Use Plan (NELUP) over the years and how that plan respects the
historic areas in that area. The group felt that the application should be respective of the
developmentally sensitive areas shown on the NELUP. The intensive nature of the M1 Zoning
was also discussed; the group felt that this zoning is too intensive for the historic nature of the
area. The group felt that the applicant should evaluate if any of the more intensive uses
permitted in the M1 District could be proffered out in an effort to minimize the potential impact
on the surrounding historical land uses and stated that the more intensive industrial uses should
not be located on the portion of the property which is north of future Route 37, as this area
contains a far greater area of core battlefield. The HRAB stated that the applicant should work
with the Shenandoah Valley Battlefields Foundation who is an adjacent property owner. The
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group was also concerned with the proposed height and intensity increase, lighting, parking
orientation and architectural treatments of the structures, increased setbacks was also suggested
as was a restriction on those height exceptions currently permitted by Ordinance in the M1
District.
The HRAB discussed the visibility and viewshed of the site again and stated that the proffers
currently don't address that issue which is very significant. They stated that an archeological
study should be done on the entire site including where the historic structure was located as well
as the battlefield area. It was recognized that this location was so central to much of the historic
activity occurring in this area. Also discussed is that this is a critical site and it has a lot of
potential to provide a greater understanding of Fort Helm and the McCann Property which are
both significant sites. This area also has the potential to be a rural historic district. Mr. Good
(applicant) emphasized that they were unwilling to work with the Department of Historic
Resources (DHR). Mr. Wyatt (applicant) stated that original Route 37 plan is different that what
they show on their property. Therefore, previous archeological surveys associated with Route 37
may not have covered this area.
The HRAB stated that additional buffers and screening should be provided on the property being
developed adjacent to all historical properties and the historic corridors, buffering on the adjacent
historic properties is encouraged but only with their cooperation. All buffers provided should be
enhanced and not only what is currently required by ordinance, utilization of existing vegetation
or re -vegetation, potentially with native species was also encouraged, the use of standard berms
and screening as typically provided for commercial projects was discouraged.
Action: After reviewing this information and the applicant's materials and proposals, the
Historic Resource Advisory Board (HRAB) recommended that the Graystone Corporation
Rezoning Application addresses the following:
o A Phase I Archeological Survey should be done on the property in an effort to
identify any archeological resources present on the property. If warranted, further
survey work should be completed. It was recognized that this property is uniquely
located with regards to a variety of significant historical resources, warranting
particular effort to ensure any resources are appropriately addressed.
o The proposed intensification of the project in terms of the request to increase the
FAR to 2.0, to increase the height of Office Buildings to 90 feet, and to increase
the height of parking structures to 70 feet is undesirable as this would increase the
potential impact on the adjacent historic resources. In addition, current height
exceptions that are allowed in the M1 district which exceed the height standard
for the district should be avoided. The Applicant should evaluate if further
restrictions to the standards of the M1 District may be warranted.
o The Applicant should evaluate if any of the more intensive uses permitted in the
M1 District could be proffered out in an effort to minimize the potential impact on
the surrounding historical land uses. The more intensive industrial uses should not
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be located on the portion of the property which is north of future Route 37, as this
area contains a far greater area of core battlefield.
o Parking lots and other similar site development features should be located to the
interior of the development in an effort to minimize the potential impact on the
surrounding historical land uses.
o Buffers and screening should be placed on the property being developed adjacent
to all historical properties to mitigate the potential impact on the adjacent
historical properties and rural historical corridors. Additional buffering on
adjacent historical properties is encouraged with the cooperation of those property
owners. When buffers are proposed, or required by Ordinance, the buffers should
be enhanced and should utilize existing vegetation and promote natural re -
vegetation as opposed to utilizing the standard berming and screening required by
Ordinance.
Other: After the conclusion of the Graystone rezoning discussion, Maral Kalbian discussed the
newly formed preservation group called the Northern Shenandoah Valley Organization.
Meeting was adjourned at 8:00pm.
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