PC 08-02-17 Meeting MinutesMEETING 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 August 2, 2017
PRESENT: June M. Wilmot, Chairman/Member at Large; Roger L. Thomas, Vice
Chairman/Opequon District; Gary R. Oates, Stonewall District; William H. Cline, Stonewall District;
Greg L. Unger, Back Creek District; J. Rhodes Marston, Back Creek District; Lawrence R. Ambrogi,
Shawnee District; Kevin Kenney, Gainesboro District; Christopher M. Mohn, Red Bud District; Charles
F. Dunlap, Red Bud District; Erin L. Swisshelm, Assistant County Attorney.
ABSENT: Robert S. Molden, Opequon District; H. Paige Manuel, Shawnee District; Charles E. Triplett,
Gainesboro District.
STAFF PRESENT: Michael T. Ruddy, Director; Candice E. Perkins, Assistant Director; M. Tyler
Klein, Planner; Shannon L. Conner, Administrative Assistant.
CALL TO ORDER
Chairman Wilmot called the August 2, 2017 meeting of the Frederick County Planning
Commission to order at 7:00 p.m. Chairman Wilmot commenced the meeting by inviting everyone to
join in a moment of silence.
ADOPTION OF AGENDA
Upon motion made by Commissioner Oates and seconded by Commissioner Cline, the
Planning Commission unanimously adopted the agenda for this evening's meeting.
10MQUy-My
Upon motion made by Commissioner Oates and seconded by Commissioner Marston, the
Planning Commission unanimously adopted the minutes from the May 3, 2017 meeting.
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COMMITTEE REPORTS
Comprehensive Plans and Programs Committee (CPPC) — Mtn 07/10/17
Commissioner Mohn reported the committee discussed and recommend the application
for CPPA #01-17 for Sandy's MHC, LLCNA Investment Properties, LLC be considered for further
study with the caveat that it apply to a larger area for potential inclusion in the SWSA.
Frederick Water — Mtg. 07/18/17
Commissioner Unger reported the Frederick County Sanitation Authority has been
rebranded as Frederick Water. He continued the Frederick Water Board authorized the execution of the
$20M Opequon Water Supply Plan Design -Build contract. He explained the two key milestones:
December 21, 2018 the first phase of the new water treatment plant will be operational and be sufficient
to replace the current water production at the to be closed Anderson Water Treatment Plant on the
Carmeuse property; by December 31, 2019, the full plant will be in operation, resulting in no longer
needing to process water on the Carmeuse property as well as purchasing water from the City of
Winchester. Commissioner Unger reported Frederick Water will construct athletic fields on the
Stephenson Road property for the benefit of the community. He explained the new athletic fields is in
support of the community's need for additional fields especially since the lease for the Clearbrook
ballfields has expired and Carmeuse has notified the County to vacate the site. Commissioner Unger
presented the Operations Report for June 2017:
Total Customer Base: Water — 15,250
Sanitary — 14,756
Rainfall: Current Monty —1.56"
Previous Month — 8.02"
Water Production:
J.H. Diehl — 2.322 MGD
J.T. Anderson — 2.102 MGD
Winchester — 2.037 MGD
Daily Avg. — 6.46 MGD
Development Review and ReEulations Committee — Mta. 07/27/17
Commissioner Unger reported the committee discussed Residential Separation Buffer in
the RP Zoning District and the potential opportunities to amend the text to provide additional flexibility
for development. He noted the Committee is going to continue to review this item.
Board of Supervisors Report — Mtg. 07/12/17
Board of Supervisors' Liaison, Supervisor Blaine Dunn reported the Board approved
REZ #03-17 for Rutherford Crossing; approved Medical Offices in the RP and RA Districts as a
Condition Use; approved abandonment of unneeded right-of-way and request adoption of remaining
right-of-way into the State Highway System for Security Drive; approved slaughterhouses as a
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Conditional Use in the RA District; and a TDR within the Village of Middletown was withdrawn by the
applicant.
CITIZEN COMMENTS
Chairman Wilmot 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 Wilmot closed the citizen comments portion of the meeting.
PUBLIC HEARING
Ordinance Amendment to the Frederick County Code — Chapter 165 Zoning ARTICLE I
GENERAL PROVISIONS; AMENDMENTS; AND CONDITIONAL USE PERMITS, Part 101 —
General Provisions §165-101.02. Definitions and word usage; ARTICLE II SUPPLEMENTARY
USE REGULATION; PARKING; BUFFERS; AND REGULATIONS FOR SPECIFIC USES Part
204 — Additional Regulations for Specific Uses §165-204.17. Slaughterhouses and rendering plants;
ARTICLE IV AGRICULTURAL AND RESIDENTIAL DISTRICTS Part 401 — RA Rural Areas
District §165-401.03 Conditional Uses. Revisions to the Frederick County Zoning Ordinance to
include slaughterhouses as a conditional use in the RA (Rural Areas) Zoning District.
Action — Recommend Approval
M. Tyler Klein, Planner, reported this is a proposed amendment to Chapter 165 — Zoning
Ordinance to allow slaughterhouses in the RA (Rural Areas) Zoning District. Mr. Klein continued
currently, the manufacturing of "meat products" is only allowed in the M2 (Industrial General) Zoning
District by right. Mr. Klein noted Staff has drafted a revision to the Zoning Ordinance to include
slaughterhouses as a conditional use in the RA Zoning District, additional supplemental use regulations,
and a new definition for slaughterhouses as defined:
Slaughterhouses — Establishments primarily engaged in the slaughtering or
processing of meats for human consumption or other related products The word "slaughterhouse" as
used in this definition, shall not be construed to prohibit persons who are actually farmers from killing
their own cattle, sheep, swine, goats, and fowl for their own family use
Mr. Klein reported additional supplemental use regulations for slaughterhouses include:
o All buildings, animal unloading/staging areas, and animal pens shall be a
minimum of 100 feet from all property lines.
o Total building(s) square footage should not exceed 20,000 square feet (SF).
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o All operations must be under roof and screened from view from adjoining
properties and public streets.
o Additional buffering and screening may be required as specified by the
Zoning Administrator.
Mr. Klein concluded the DRRC discussed this proposed amendment at their April 27,
2017 meeting and agreed with the proposed change, the Planning Commission discussed this at their June
7, 2017 meeting, and the Board of Supervisors held a discussion on this at their July 12, 2017 meeting.
Commissioner Thomas inquired how the non -useable waste items will be disposed of.
Mr. Brook Middleton of Gentle Harvest came forward and presented a brief history of the business. He
explained the site was purchased last year and is currently being used for their own animals to be
slaughtered (Gentle Harvest) and would like to offer the public these same services.
Mr. Christopher Damewood, Farm Operation Manger for Ayrshire Farm and Property
Manager for Gentle Harvest reported currently all the hides and offal is brought back to their property in
Upperville VA where they have an extensive compost operation on the property. He noted depending on
the increase in growth of their slaughterhouse operation, Valley Protein would be used for disposal.
Commissioner Unger inquired once at the Upperville VA farm what happens to the
disposal of the items. Mr. Damewood explained after the compost process it is put back on the fields at
the farm: this consists of a 5 acre compost pad; it is put into ecstatic piles (combo of nitrogen, oxygen,
manure, straw, and hay); after approximately a yearlong period it is spread back onto hay fields and
pastures at the farm. Mr. Damewood concluded it is an important process for their farm which is
approximately 800 acres.
Chairman Wilmot called for anyone who wished to speak regarding this Public Hearing
to come forward at this time. No one came forward to speak and Chairman Wilmot closed the public
comment portion of the hearing.
Upon motion made by Commissioner Oates, and seconded by Commissioner Cline
BE IT RESOLVED, the Frederick County Planning Commission does hereby unanimously recommend
approval of Ordinance Amendment to the Frederick County Code — Chapter 165 Zoning ARTICLE
I GENERAL PROVISIONS; AMENDMENTS; AND CONDITIONAL USE PERMITS, Part 101—
General Provisions §165-101.02. Definitions and word usage; ARTICLE II SUPPLEMENTARY
USE REGULATION; PARKING; BUFFERS; AND REGULATIONS FOR SPECIFIC USES, Part
204 — Additional Regulations for Specific Uses §165-204.17. Slaughterhouses and rendering plants;
ARTICLE IV AGRICULTURAL AND RESIDENTIAL DISTRICTS Part 401 — RA Rural Areas
District §165-401.03.Conditional Uses. Revisions to the Frederick County Zoning Ordinance to include
slaughterhouses as a conditional use in the RA (Rural Areas) Zoning District.
(Note: Commissioners Molden, Manuel, and Triplett were absent from the meeting)
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INFORMATION/ DISCUSSION
CPPA #01-17, Sandy's MHC, LLC/VA Investment Properties, LLC — Urban Development Area
(UDA) and Sewer and Water Service Area (SWSA) Inclusion Request; Parcels 87-A-95 and 87 -A -
96A.
Candice E. Perkins, Assistant Director reported the Planning Department received one
Comprehensive Policy Plan Amendment (CPPA) request this year which includes two properties located
within the limits of the Southern Frederick Land Use Plan: this was adopted in 2014; and builds on the
Route 277 Triangle Plan from 2008. Ms. Perkins noted the land use was determined during the Triangle
study.
Ms. Perkins continued, this is a request to expand the boundaries of the Urban
Development Area (UDA) and the Sewer and Water Service Area (SWSA) to include two parcels of land
that total 26.52 acres to allow for commercial and high density residential. She noted the properties are
located on the southern side of Fairfax Pike (Route 277) in the Opequon Magisterial District. Ms. Perkins
presented a locations map of the property. She continued parcel 87 -A -96A is currently zoned RA (Rural
Areas) and parcel 87-A-95 is zoned MH1 (Mobile Home Community) and RA. Ms. Perkins explained
the Southern Frederick Land Use Plan designates these parcels as part of a future Lake Frederick
Neighborhood Village with a portion of parcel 87-A-95 as future industrial. Ms. Perkins continued the
Lake Frederick Neighborhood Village serves as a focal point to the 277 Triangle; Centers of Economy
and as a gateway feature for the Shenandoah/Lake Frederick community and on a broader scale, a
gateway feature for Frederick County as citizens and visitors approach the County from the east. She
noted this neighborhood village should promote a strong positive community image and residential land
uses would be permitted only as an accessory component of the neighborhood village commercial land
uses.
Ms. Perkins concluded a comment was received from Frederick Water which does not
support further study of the site without consideration of a much larger study area that could collectively
contribute to infrastructure improvement to convey the study area sewage directly to the Parkins Mill
Waste Water Treatment Plant. She noted the Comprehensive Plans and Programs Committee (CPPC)
discussed this request at their July 2017 meeting which supported further study of the land use for the
larger area as well as a study of the water and sewer improvements that would be necessary to serve the
larger area; this request will be discussed further at a joint work session in September.
Commissioner Unger inquired how Sandy's MHC water is supplied currently. Michael
T. Ruddy, Director explained there is a line that runs to Camp 7 in Clarke County along Route 277 which
Sandy's MHC uses.
Commissioner Oates asked if there have been any comments from VDOT presented. Ms.
Perkins explained there have not been any comments from VDOT at this time and this process would
happen if the Board of Supervisors sends the item forward for further study. Mr. Ruddy noted when the
Comprehensive Plan was updated and changed it was then endorsed by VDOT.
Commissioner Kenney inquired if the property owner will be adding additional mobile
homes to the property. Ms. Perkins stated their intent is commercial accessory residential; future
redevelopment and primarily the front site initially for expanded commercial opportunities then possibly
residential over commercial.
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Commissioner Mohn, Commissioner Thomas, and Commissioner Unger noted the area as
a whole needs to be reviewed and studied to assess the need to include this in the SWSA.
Chairman Wilmot inquired what are the capacity numbers submitted by the Applicant at
this time. Ms. Perkins noted she will forward this information with the joint work session agenda.
OTHER
Chairman Wilmot announced the resignation of Charles F. Dunlap, Red Bud District.
Ms. Wilmot wishes him well in his move. Mr. Dunlap thanked everyone for their assistance over the
years and noted it was an honor to serve the residents of the Red Bud District and Frederick County.
Cancelation of the regular meeting
Chairman Wilmot announced there were no pending items for the Planning
Commission's August 16, 2017 meeting.
A motion was made by Commissioner Thomas to cancel the August 16, 2017 meeting of
the Planning Commission. This motion was seconded by Commissioner Cline and unanimously passed.
ADJOURNMENT
No further business remained to be discussed and a motion was made by Commissioner
Thomas to adjourn the meeting. This motion was seconded by Commissioner Oates and unanimously
passed. The meeting adjourned at 7:30 p.m.
Respectfully submitted,
`line M. Wilmot, Chairman
Michael T. Ruddy, Secretary
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