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HomeMy WebLinkAboutPCMinutes2025March19 Frederick County Planning Commission Page 4176 Minutes of March 19, 2025 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on March 19, 2025. PRESENT: Tim Stowe, Chairman/Red Bud District; Roger L. Thomas, Vice Chairman/Shawnee District; Elizabeth D. Kozel, Shawnee District; Charles Markert, Red Bud District; Kevin Sneddon, Opequon District; Thomas Bottorf, Opequon District; Justin Kerns, Stonewall District; Charles S. DeHaven III, Stonewall District; Jeff McKay, Back Creek District; Vaughn Whitacre, Gainesboro District; Mollie Brannon, Member at Large; Austin Cano, Acting County Attorney. ABSENT: Betsy Brumback, Back Creek District; Jason Aikens, Gainesboro District. STAFF PRESENT: Wyatt G. Pearson, Director; M. Tyler Klein, Senior Planner; Kayla Peloquin, Planner II; Amy L. Feltner, Planner I; Shannon L. Conner, Administrative Guaranty Coordinator. CALL TO ORDER Chairman Stowe called the March 19, 2025 meeting of the Frederick County Planning Commission to order at 7:00 p.m. PLEDGE OF ALLEGIANCE ADOPTION OF AGENDA Upon a motion made by Commissioner Thomas and seconded by Commissioner Markert, the Planning Commission unanimously adopted the agenda for this evening’s meeting.. MINUTES Upon motion made by Commissioner Markert and seconded by Commissioner Kerns, the Planning Commission unanimously adopted the minutes from the January 15, 2025 and the February 19, 2025 meetings. ------------- 4 Frederick County Planning Commission Page 4177 Minutes of March 19, 2025 COMMITTEES Historic Resources Advisory Board – 2/21/25 Chairman Stowe reported, yearly elections were held. He continued, discussions were held for CUP #01-25 Vaucluse Holdings; the 522 Plaza rezoning; and the Historic Plaque program funds distribution. Board of Supervisors – 03/12/25 Supervisor Liero, Board of Supervisor Liaison, reported the Board tabled REZ #11-24 for Route 7 Self Storage; approved REZ #01-25 for Neff Commercial Properties; and tabled and ordinance amendment for data centers. ------------- CITIZEN COMMENTS Chairman Stowe called for citizen comments on any subject not currently on the Planning Commission’s agenda or any item that is solely a discussion item for the Commission. No one came forward to speak and Chairman Stowe closed the public comments portion of the meeting. ------------- PUBLIC HEARING Conditional Use Permit #01-25 for Vaucluse Holdings, Inc. (Greenway Engineering) Action – Recommend Approval Kayla Peloquin, Planner II, reported this application is submitted for a special event facility, restaurant, and a campground/resort on 44.25+/- acres. The property is located at 231 Vaucluse Spring Lane, Stephens City, and is in the Back Creek Magisterial District identified by Property Identification Number 84-A-53A. She shared a location map of the property. Mrs. Peloquin continued, this is a proposal for a special event facility with up to 40 events per year, maximum of 160 guests at each event, outdoor amplified music, and outdoor event concluded by 11:00 p.m.; 2 restaurants open to the public; campground/resort consisting of 12 new cabins, and to utilize existing structures as guest rooms; 124+/- new parking spaces to accommodate guests and 45+/- employees on rotating shifts; and a spa, art gallery, artist studio, party barn, pavilion, and pool are accessory uses. She noted, these are the Applicant’s proposals not conditions of the CUP. She shared a schematic design provided by the Applicant. Mrs. Peloquin explained, the Comprehensive Plan designates this property to remain rural. The proposed use is generally in conformance with the Comprehensive Plan. She concluded, Staff recommends tabling the application to allow the Applicant additional time to work with VDOT to find a solution to mitigate the proposed impacts. 5 Frederick County Planning Commission Page 4178 Minutes of March 19, 2025 The Planning Commission Members discussed the previously approved CUP #11-23, which allowed for one public restaurant and kitchen expansion in the Manor House, no new structures, and 12-15 special events per year with a maximum of 130 guest per event. VDOT comments on the previous CUP stated there would be “little measurable impact on Vaucluse Road and the entrance to the property would meet all entrance requirements when trees to the west were removed.” There was discussion by the Commission as to why VDOT did not express concern regarding Vaucluse Road during the previous CUP but is not supporting the proposed CUP as impacts would be too significant on Vaucluse Road. Mrs. Peloquin noted that the new proposal includes an increase in daily traffic to the site for the restaurants and additional cabins whereas the previous CUP would mainly have generated traffic sporadically during special events. She noted, VDOT must assume the worst case scenario from a trip generation perspective without the application narrative clearly limiting the uses to certain hours or days of the week. Planning Commission Members asked for clarification as to why this use was defined as a campground; Mrs. Peloquin stated that no tent camping or RV parking is proposed, but the addition of cabins falls under the campground definition and would require adherence to the additional regulations for campgrounds in §165- 204.03. The Applicant, Jan Van Haute, explained that his partners have been working to maintain the grounds and would like to add a second, more approachable restaurant in the Chumley House that would seat up to 30 people. He continued, the Manor House would be the fine dining restaurant that could seat 64 people maximum. Mr. Van Haute described other aspirations for the property including vegetable gardens and meadows with native wildflowers. He stated both restaurants would not be open 7 days a week, which would reduce the number of trips and that the 160 guest maximum does not mean most events will have that many guests. He stated he does not foresee the property generating 320-400 trips per day as indicated in VDOT’s comments. Some Planning Commission Members expressed support for the expanded business idea as it would be a benefit to the community. They shared their concerns with the VDOT comments and that VDOT may not have fully understood the application proposal and did not believe their comments regarding impact to the roadways are justified. The Planning Commission tabled the application until the next meeting on April 2, 2025 and left the public hearing open. Upon a motion made by Commissioner McKay and seconded by Commissioner Thomas BE IT RESOLVED the Frederick County Planning Commission recommends tabling Conditional Use Permit #01-25 for Vaucluse Holdings, Inc. (Greenway Engineering) to the April 2, 2025 meeting with the public hearing being left open. (Note: Commissioner Brumback and Commissioner Aikens were absent from the meeting) Conditional Use Permit #02-25 for Russell Valley Farm, LLC (Pamela & Glen Russell) Action – Recommend Approval Amy L. Feltner, Planner I, reported this is a request submitted for a special event facility on 66.071+/- acres. The property is located on Apple Pie Ridge Road, south of Panarama Drive, Winchester, and is identified by Property Identification Number 32-A-52A in the Gainesboro Magisterial District. She shared a location map of the property. Mrs. Feltner continued, the Applicant proposes utilizing an existing 36’x108’ structure as a shelter for the event center on the parcel. The proposed structure will be equipped with heating and cooling. An existing paved driveway serves the facility off 6 Frederick County Planning Commission Page 4179 Minutes of March 19, 2025 Apple Pie Ridge Road. The special event facility will operate year-round, seven days a week, from 9 a.m. until 10 p.m. with a maximum capacity of 150 guests. An area for convenience inside the building will be provided for the use of caterers or for use by the guests for the service of food. Mrs. Feltner noted commercial equipment is prohibited inside the convenience area as per the Virginia Department of Health and the proposed drain field shall not be used by the patrons and the restroom provided should be for private use only as approved. She continued, on occasion the event facility will have DJ music. Mrs. Feltner concluded by sharing the following conditions as suggested by Staff: 1. All review agency comments and requirements shall be complied with at all times. 2. Hours of operations are 9:00 a.m. to 10:00 p.m. daily. 3. A site plan shall be approved by Frederick County prior to the establishment of the uses. The site plan shall meet the requirements of the Frederick County Zoning Ordinance including the additional regulations for special event facilities in §165-204.30, entrance design (VDOT), and emergency access road (Fire) in §165-204.03. 4. Portable restroom facilities shall be provided for guests during events and removed thereafter. 5. No commercial equipment is permitted for food preparation. 6. The restroom is for private use and is not for use by patrons. 7. Special events may not exceed 150 guests. 8. Amplified outdoor music must be concluded by 10:00 p.m. 9. Any expansion or change of use shall require a new CUP. The Planning Commission discussed concerns about the potential access from the adjacent Panarama Drive, the entrance to the Glen Russell Subdivision. Mrs. Feltner stated access to the facility is provided by independent single access directly off Apple Pie Ridge Road and will not be accessed by Panarama Drive. The Planning Commission discussed measures for the impacts of noise, light, and total number of events. Amplified music was discussed, and the Applicant explained the possibility of outdoor weddings and similar events in warmer temperatures but certainly not for the event venue as a whole such as a concert. The Planning Commission inquired if the Applicant had considered prohibiting the service of alcohol. Considering most wedding events do have alcohol, such a restriction would deter individuals from renting the facility. The groups renting the facility would be responsible for the license and provisions of alcohol. A Planning Commission Members voiced that this was the responsibility of the attendees to be responsible and such. Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to come forward at this time. There were ten citizens that spoke against this application citing their concerns with: traffic and speeding on Apple Pie Ridge Road, noise levels from music, alcohol use, and the overall integrity of the area being diminished. One citizen spoke in favor of this application, stating this preserves a large piece of land that could otherwise be developed, and the application has met all the criteria. No one else came forward to speak and Chairman Stowe closed the public comment portion of the hearing. Pam Russell, the Applicant/Owner came forward and addressed questions and concerns. She stated the entrance to the facility will be moved per VDOT requirements. They will not be applying for a liquor license, and the renters may bring their own. In regards to noise, she cannot guarantee this; they already have large family functions and noise has never been an issue. She noted, she and her family are trying to keep this a farm rather than a subdivision. The Planning Commission requested the annual events not to exceed 100 and the music be limited to inside the facility. Upon a motion made by Commissioner Whitacre and seconded by Commissioner DeHaven with changes to the conditions; all amplified music indoors and limit of 100 events per year 7 Frederick County Planning Commission Page 4180 Minutes of March 19, 2025 BE IT RESOLVED the Frederick County Planning Commission recommends approval of Conditional Use Permit #02-25 for Russell Valley Farm, LLC (Pamela & Glen Russell). Yes: McKay, Bottorf, Markert, Thomas, Kozel, Kerns, DeHaven, Whitacre, Stowe No: Brannon, Sneddon (Note: Commissioner Brumback and Commissioner Aikens were absent from the meeting) Comprehensive Plan Amendment (CPPA #01-24 for Appleland Properties) Action – Recommend Approval M. Tyler Klein, Senior Planner, reported this proposal includes revisions to the area plan text to speak to the development of residential (age-restricted) in the Bartonsville South sub-area, connectivity to residential development within the limits of the Town of Stephens City, and extensive buffering and screening along Opequon Creek and historic areas to the north (Bartonsville). Revisions to the transportation network include modifications to planned future major collector roadway across the subject properties including removing connections to the north and east that connected the Town of Stephens City to Springdale Road and the plan text changes. Mr. Klein shared the history of this application to include a joint work session on August 14, 2024; The CPPC reviewed and amended on November 18, 2024; The Planning Commission held a public hearing on January 15, 2025 and recommended approval; The Board of Supervisors held a public hearing on February 12, 2025 and the request was denied and directed the item be sent back to the Planning Commission for further review. Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to come forward at this time. Two members of the public spoke in support of the proposed CPPA noting the compatibility with the Town of Stephens City and the historic rural estates to the north. One member of the community spoke to request denial of this application. No one else came forward to speak and Chairman Stowe closed the public comment portion of the hearing. Upon a motion made by Commissioner McKay and seconded by Commissioner Thomas BE IT RESOLVED the Frederick County Planning Commission unanimously recommends approval of Comprehensive Plan Amendment (CPPA #01-24 for Appleland Properties). (Note: Commissioner Brumback and Commissioner Aikens were absent from the meeting) ------------- OTHER Mr. Logan Thomas, representing Carmuese gave a brief presentation on the progress they have made on site and the upcoming improvements being made. Chairman Stowe thanked him for this, noting the importance of keeping everyone in the community informed. 8 Frederick County Planning Commission Page 4181 Minutes of March 19, 2025 ADJOURNMENT No further business remained to be discussed, and a motion was made by Commissioner Thomass to adjourn the meeting. This motion was seconded by Commissioner Kozel and unanimously passed. The meeting was adjourned at 9:15 p.m. Respectfully submitted, ____________________________ Tim Stowe, Chairman ___________________________ Wyatt G. Pearson, Secretary 9