PC 09-20-95 Meeting AgendaAGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Old Frederick County Courthouse
Winchester, Virginia
SEPTEMBER 20, 1995
7:00 P.M. CALL TO ORDER TAB
1) Meeting Minutes of August 16, 1995 .......................... A
2) Bimonthly Report ..................................... B
3) Committee Reports ..................................... C
4) Citizen Comments ..................................... D
5) Informal Discussion Regarding Proposed Additions to James Wood High School
and Sherando High School.
(Mr. Wyatt) ......................................... E
6) Site Plan #031-95 of God's Glory Land for a religious retreat with lodging and
recreational facilities. The property is identified with PINS 37-A-45, 37-A-46,
37 -A -46A, and 37 -A -46B in the Back Creek District.
(Mr. Wyatt) ......................................... F
7) Other
.................................................G
MEETING MINUTES
OF THE
FREDERICK COUNTY PLANNING COMMISSION
Held in the Board Room of the Old Frederick County Court House in Winchester, Virginia on
August 16, 1995.
PRESENT: Planning Commissioners Present were- Charles S. DeHaven, Jr.,
Chairman/Stonewall District; John R. Marker, Vice Chairman/Back Creek
District; Robert A. Morris, Shawnee District; Richard C. Shickle, Gainesboro
District; Terry Stone, Gainesboro District; John H. Light, Stonewall District;
Roger L. Thomas, Opequon District; George L. Romine, Citizen at Large; Robert
M. Sager, Board Liaison; and Jay Cook, Legal Counsel.
ABSENT: S. Blaine Wilson, Shawnee District; Richard C. Ours, Opequon District; Marjorie
H. Copenhaver, Back Creek District; Vincent DiBenedetto, Winchester City
Liaison.
Staff Present:Robert W. Watkins, Director and Secretary; Evan A. Wyatt, Planner II, Jean M.
Moore, Planner I; and Kris C. Tierney, Deputy Planning Director.
CALL TO ORDER
Chairman DeHaven called the meeting to order at 7:00 p.m.
Mr. Sager inquired as to why the Wheatlands Wastewater Treatment Facility Site
Plan was still active and if it could be removed from the report. Mr. Watkins explained that the
County does not have an expiration date for pending applications at this time and that the applicant
of this project has requested that it remain active.
2
Chairman DeHaven accepted the Bimonthly Report for the Commission's
information.
Mr. Romine reported that the EDC is continuing its work on locating new industrial
sites with railroad access.
Comprehensive Plans & ProUamc Committee ( PP ) - 8/ 14/95 Mtg
Mr. Tierney reported that the CPPS met on August 14, 1995 and the findings of
that committee meeting would be reported at this evening's worksession.
Winchester City Planning Comm' ci n
Mr. Shickle reported that he was not able to attend the last City Planning
Commission meeting, however, it was his understanding that a final recommendation had been
made on outdoor storage and it would be forwarded to the Winchester City Council.
Planning Commission Adjourns to Work ec ion
There were no other topics or applications that needed to be addressed formally by
the Planning Commission, therefore, Chairman DeHaven adjourned the meeting at 7:10 p.m. and
invited everyone to stay for the worksession. The topics of discussion for the worksession were
the Round Hill Community Plan, the Civil War Battlefield Tour Network, and the WATS
Alternative 5.0.
Respectfully submitted,
Robert W. Watkins, Secretary
Charles S. DeHaven, Jr., Chairman
BIMONTHLY REPORT OF PENDING APPLICATIONS
REZONINGS:
Professional Mobile
Home Brokers (John
Tauber) (REZ)
Stonewall
-.
2.1514 Acres
B2 to B3
Location:
Rt. 7; 300 yds. east of Regency Lakes Dr.
Submitted:
08/16/95
PC Review:
09/06/95 - Approved
BOS Review:
10/11/95
James Carroll
Shawnee
2.81 acres
RP to B2
(REZ)
Submitted:
04/05/95
PC Review:
Location:
Custer Ave./Pembridge Rd.
Submitted:
10/07/94
PC Review:
Tabled by PC: 11/02/94
Tabled at Applicant's request: 12/07/94, 03/01/95, 04/05/95,
04/19/95
Next Review Date: 11/01/95
BOS Review:
not yet scheduled
Wayne Ridgeway
(REZ)
Gainesboro 2.047 acres
RA to B3
Location:
Rt. 522
Submitted:
04/05/95
PC Review:
Tabled at Applicant's request: 05/03/95, 08/02/95
Next Review Date: 10/04/95
BOS Review:
not yet scheduled
MASTER DEVELOPMENT PLANS:
J.I.C. Ltd. industrial Lots
(MDP)
Shawnee
M1 Lot for metals works &
fabrication (8.411 tl. acreage)
Location:
Arbor Ct. (Rt. 1000) Extension; off Victory Ln. (728)
Submitted:
08/11/95
PC Review:
09/06/95 - Approved
BOS Review:
10/11/95
Fieldstone Hghts (MI)P)
Stonewall
169 SF Det. Trad. Lots (RP)
Location:
South of Valley Mill Rd. (Rt. 659)
Submitted:
04/25/95
PC Review:
05/18/94 Tabled
07/06/94 Approved
BOS Review:
08/10/94 Approved
Pending Admin. Approval:
Awaiting. completion of review agency requirements
Battlefield Partnership
(MDP)
Back Creek 16.3 Acres of B2 Property
Location:
South of Winchester, between Rts. 11S and I-81
Submitted:
02/21/92
PC Review:
03/18/92 Approved
BOS Review:
04/08/92 Approved
Pending Admin. Approval:
Awaiting completion of review agency requirements
James R. Wilkins, III
(MDP)
Shawnee 76 Apartments & 86 T.H. (RP)
Location:
South side of Rt. 659
Submitted:
11/02/92
PC Review:
12/16/92 Tabled
02/17/93 Approved
BOS Review: -
03/10/93 Tabled
04/14/93 Approved
Pending Admin. Approval:
Awaiting completion of review agency requirements
SUBDIVISIONS:
Star Fort, Sect. I (SUB)
Stonewall 21 SF lots on 7.5713 total acres
(RP)
Location:
Lauck Drive; east side of Rt. 832
Submitted:
08/28/95
PC Review:
10/04/95
BOS Review:
Review not required --Has an approved MDP
Maxwell T. Mandel, DVM
(SUB)
pequon 2 Lots from 0.803 Acres (131)
F
Location:
Southeast corner of Rt. 277 and Highlander Rd.
Submitted:
07/28/95
PC Review:
9/06/95 - Approved
BOS Review:
L09/13/95
J.I.C., Ltd. Industrial Lots
Residue of Lot 9-A (SUB)
Shawnee 2 Lots - 8.411 total Acres (M1)
Location:
Arbor Ct. (Rt. 1000), off of Victory Lane (Rt. 728)
Submitted:
08/11/95
PC Review:
1 09/06/95 - Approved (pending MDP approval)
BOS Review:
Review Not Required - If MDP is approved
---]rRT&T Partnership (SUB)
Back Creek --TLot - 29.6 Acres (132)
Location:
Valley Pike (Rt. 11 So.)
Submitted:
05/17/95
PC Review:
06/07/95 Approved
BOS Review:
Review not required --has an approved MDP
Pending Admin. Approval:
Awaiting submission of signed plat & deed of
dedication
FiBrianvood Estates (SUB)
Stonewall 20 Sr Det. Trad. Lots (RP)
Location:
Greenwood Rd.
Submitted:
01/03/94
PC Review:
Review date pending at applicant's request.
BOS Review:
Review not required --has an approved MDP
Abrams Point, Phase I
(SUB)
Shawnee 230 SF Cluster & Urban Lots
(RP)
Location:
South side of Rt. 659
Submitted:
05/02/90
PC Review:
06/06/90 Approved
BOS Review:
06/13/90 Approved
Pending Admin. Approval:
Awaiting deed of dedication, letter of credit, and
signed plat
Harry Stimpson (SUB)
Opequon Two B2 Lots
Location:
Town Run Lane
Submitted:
09/23/94
PC Review:
10/19/94 Approved
BOS Review:
10/26/94 Approved
Pending Admin. Approval:
Awaiting signed plat.
Preston Place (SUB)
Shawnee
72 Garden Apartments (RP)
Location:
North side of Airport Rd. (Rt. 645)
Submitted:
10/31/94
PC Review:
11/16/94 Approved
BOS Review:
Not required --Has an approved MDP
Pending Admin. Approval:
I Awaiting signed plats.
SITE PLANS:
Training His Tots
Christian PreSchool (SP)
Back Creek Shelter Renovation on 2.25
Acres (RA)
Location:
4118 Valley Pike; Church of Christ at Mt. View
Submitted:
09/01/95
ll_Approved:
Pending
James Wood High School
Addition (SP)
Gainesboro
School Addition on 0.43 Acres
(RA)
Location:
Apple Pie Ridge Road (Rt. 739)
Submitted:
08/31/95
Approved:
Pending
Southern States
Cooperative, Inc. (SP)
Back Creek Fuel Storage/Retail Store on
0.60 acres (B2 & M1)
Location:
5784 Valley Road
Submitted:
08/30/95
Approved: il
Pending
Payne Well Drilling(SP)
Stonewall Storage Bldg. on 1.0 acres (M1)
Location:
Martinsburg Pike
Submitted:
08/24/95
Approved:
09/01/95
Amoco Convenience Center
(SP)
Gainesboro
Convenience Center on 4.0 acres
(B2)
Location:
Southeast corner of Rts. 522/694
Submitted:
08/17/95
Approved: IL
Pending
Redbud Run Elementary
School (SP)
Stonewall
Public School on 26.65 acres
(RA)
Location:
Rt. 7, approx. 1 mi. east of I-81
Submitted:
08/01/95
Approved: IL
Pending
Wheatlands Wastewater
Facility (SP)
Opequon
Treatment Facility on 5 Acres
(115)
Location:
So.West of Double Tollgate; adj. & west of Rt. 522
Submitted:
09/12/89
Note:
I Being held at applicant's request.
Flex Tech (SP)
Stonewall
MI Use on 11 Ac. (M1)
Location:
East side of Ft. Collier Rd.
Submitted:
10/25/90
11 Note: g
Being held at applicant's request.
God's Glory Land, Inc.
(SP)
Back Creek
Church Retreat on 26.45 acres
(RA)
Location:
N.W. side of Rt. 704, approx. 3 1/4 mi. so. of Rt. 50
Submitted:
08/08/95
Approved: 11
Pending
Regency Lakes Estates,
Sect. D (SP)
Stonewall
HCMF Development Corp.
Stonewall Addition on 1.6 Acres (RP)
(Van Gilder's Nursing
Submitted:
Home) (SP)
Approved:
Location:
1011 Pennsylvania Avenue
Submitted:
05/30/95
Approved: 11
Pending
Regency Lakes Estates,
Sect. D (SP)
Stonewall
Manufactured SF Homes on
30.1 Acres (MH1)
Location:
Regency Lakes Drive
Submitted:
06/07/95
Approved:
1 Pending
Dawsons Investments Inc.,
Lot 5 (SP)
Back Creek
Warehouse on 1.91 Acres (M1)
Location:
N.W. Corner of Industrial Dr. & Development Lane
Submitted:
06/27/95
Approved: 11
Pending
Winchester Electric (SP)
Stonewall
Warehouse on 2.05 Acres (M1)
Location:
120 Fort Collier Rd.
Submitted:
07/10/95
Approved:
08/30/95
Redland United Methodist
Church (SP)
Cainesboro
Church on 5.0 Acres (RA)
Location:
Intersection of No. Frederick Pk. (Rt. 522) & Cross
Junction Rd. (Rt. 693)
Submitted:
06/08/95
Approved:
09/06/95
Macedonia United (SP)
Methodist Church Addition
Shawnee Church on 5+ Acres (RA)
Location:
1941 Macedonia Church Rd., White Post
Submitted:
07/31/95
Approved:
I Pending
CONDITIONAL USE PERMITS:
Vito & Carrie Angelone
(CUP)
Back Creek
F3O-Run Dog Kennel w/ Storage
(RA)
Location:
376 Gough Road (Rt. 618)
Submitted:
08/15/95
PC Review:
09/06/95 - Approved w/ Conditions
BOS Review:
10/11/95
Charles W. Goff (CUP)
Gainesboro Gun & Small Engine Repair
(RA)
Location:
10998 North Frederick Pk., Cross Junction
Submitted:
08/08/95
PC Review:09/06/95
- Approved w/ Conditions
BOS Review:
10/ 11/95
VARIANCES:
James & Nannette Kirby Stonewall .5' west side yard for existing
(VAR) dwelling (RP)
Location: 121 O'Brien's Circle
Submitted: 08/22/95
BZA Review: 09/19/95
Winchester Countertop
Stonewall
4' side yard variance for
addition of compressor room
Location:
183 Imboden Drive
Submitted:
08/23/95
BZA Review:
09/19/95
Timothy & Deana Dayhuff
Stonewall
10.4' side yard variance (RA)
Location:
117 Panarama Drive, Winchester
Submitted:
08/04/95
BZA Review:
09/19/95
IE. PLANNING AN DEVELOPMENT - A IVIT% REPORT #88 (Aug, -15-31)
1. Transportation
Bids for construction of the Route 642 realignment project were received by
VDOT. The successful bidder is expected to begin work this fall.
Bob Watkins and Evan Wyatt attended a VDOT meeting in Culpeper to review
information for the completion of the ISTEA Enhancement Agreement for the Grim Farm.
Evan Wyatt and Ed Strawsnyder inspected various roads in the Gainesboro District
with VDOT representatives to assess potential improvements.
Evan Wyatt prepared the 1996-1997 Frederick County Secondary Road
Improvement Plan. Public hearings will be held for this update at the Transportation Committee,
Planning Commission, and Board of Supervisors levels.
2. Battlefield Preservation
Bob Watkins met with Darcy Spencer from the Northern Virginia Daily to discuss
battlefield preservation.
Bob Watkins met with Bob Carter of VDHR, Chuck Johnston of Clarke County,
and Tom Christoffel to discuss battlefield preservation issues.
3. Historic Issues
Bob Watkins attended the meeting of the Heritage Tourism Subcommittee of the
Lord Fairfax Planning District Commission.
4. GIS/Mannins
Eric Lawrence researched the benefits associated with providing the Internet to the
Department. This information was presented to the department staff, who agreed with its
productivity benefits.
Page 2
BOS Activity Report #88
August 15 - 31
S. Plan Reviews. Al2pmvals. and Site Insnec inns
Evan Wyatt reviewed a site plan for God's Glory Land located along Back Creek
Road, as well as revisions to the Winchester Electric site plan located in the Fort Collier
Industrial Park and the Moxon Timbers site plan located in the IDC Industrial Park.
A site plan was approved for the new Winchester Electric facility located in the
Stonewall Industrial Park.
Evan Wyatt conducted site inspections for the F & M Bank Branch located at
Country Park Plaza; the Carlyle and Anderson facility located along Berryville Pike; the
Rosedale Baptist Church located along Northwestern Pike; the Carroll Construction facility
located along Ebert Road; the Lenoir City warehouse located in the Stonewall Industrial Park;
the Preston Place II Apartment complex located along Airport Road; and the Shenandoah Valley
Christian Academy located along Valley Pike.
Eric Lawrence reviewed the site plan for Payne Well Drilling in the Stonewall
District. Following an on-site meeting with Mr. Payne, the site plan was approved.
Wayne Miller visited several properties of persons applying for conditional use
permits and subdivisions and then prepared the staff summaries for the Planning Commission's
agenda. Mr. Miller also reviewed and signed nine building permit applications.
6. Meetings
Bob Watkins and Jean Moore met with John Shelley to discuss business expansion.
Bob Watkins and Wayne Miller attended a meeting on August 25 with Mr. Jim
Wilson, Board Chairman Richard Dick, and County Administrator John Riley, concerning land
development options along Aylor Road in the Stephens City area.
Kris Tierney had a number of conversations with a group regarding an application
for rezoning. The applicant wishes to establish a major business at an Interstate 81 interchange
in Frederick County. An application is assembled and should go before the Planning
Commission in October.
Kris Tierney met with Henry Buettner, with Rainbow Group Inc., to discuss the
Page 3
BOS Activity Report #88
August 15 - 31
preparation of a master development plan for roughly 50 acres of Industrial Transition (B-3)
land. We anticipate the submission of an application for the October Planning Commission
meeting.
Kris Tierney met with a representative for Mr. Jim Wilson to discuss the
preparation of a rezoning application for two parcels along Aylor Road. Mr. Wilson wishes to
rezone from Neighborhood Business (B-1) to Business General (B-2). An application is being
developed.
Evan Wyatt participated in a Technical Review Committee (TRC) meeting on
August 24, 1995. The TRC considered a proposed site plan for the removal and installation of
new retail fuel tanks at the Southern States facility located along Valley Pike; the proposal for
the creation of a new administration building at the Timber Ridge School for the Leary
Educational Center; and a proposal for the construction of six apartment buildings adjacent to
the Dowell J. Howard Vocational Center.
Evan Wyatt met with a representative of a group to discuss site plan requirements
associated with the development of a major business at an Interstate 81 interchange in Frederick
County.
Evan Wyatt met with Dr. Bruce Welch to discuss site plan requirements associated
with a new veterinary clinic located along Aylor Road.
Evan Wyatt met with Fred Ash of the Shockey Company and other designers to
discuss a proposal to develop Flex Tech office and warehouse space in the Westview Business
Center.
Evan Wyatt met with Greg Elliott, with the Winchester Church of God, to discuss
recreational improvements for the day care operation.
Evan Wyatt met with Jess Moffett of the City of Winchester to discuss the site
plan requirements associated with the construction of a new water storage tank on the
Solenberger property just west of Route 37 and north of Northwestern Pike.
Wayne Miller met with Potomac Edison Company representative, Rosalie
Cornwell, on September 1 concerning site plan issues involved in the building of a new power
distribution station adjacent to the existing one just north of Middletown.
Page 4
BOS Activity Report #88
August 15 - 31
also approved four plats for RA land division.
7. Zoning Violations
Wayne Miller investigated two zoning violations on August 18 for an inoperative
vehicle in an RP Zoning District and an illegal and unpermitted sign in the B2 Zoning District.
Subsequent zoning violation letters were prepared and mailed.
8. Professional Development
Karen Clark, Beth Hall, Renee' Arlotta, Evan Wyatt, Jean Moore, Wayne Miller,
and Kris Tierney attended a DOS Computer Training Seminar given by Bob Watkins on August
22.
9. Other
Eric Lawrence began the annual update to the Rezoning Impact Model. This
update is necessary to ensure that all variables involved in the rezoning impact modeling process
are accurate.
Wayne Miller completed the contract with the Wayside Inn for the Planning
Commission's Annual Retreat to be held on February 3, 1996.
COUNTY of FREDERICK
Department of Planning and Development
703/665-5651
FAX 703/678-0682
MEMORANDUM
TO: Frederick County Planning Commission
FROM: Evan A. Wyatt, Planner II
RE: Informal Discussion Regarding Proposed Additions to James Wood High
School and Sherando High School
DATE: September 6, 1995
Representatives of the Frederick County School Board have requested an opportunity to present
preliminary development plans for the. proposed expansion of James Wood High School and
Sherando High School. The proposed improvements will allow each high school to increase its
.,,capacity from 1,250 students to 1,500 students. James Wood High School will be increased by
<an additional 18,000 square feet to provide for additional classroom and cafeteria space, while
TSherando High School will be increased by 15,000 square feet for additional classroom space
only.
Representatives of the Frederick County School Board will provide visual displays during the
meeting that depict these improvements, as well as handouts for your records. This discussion
is for your information and does not require a recommendation or other action. However, staff
will report all comments or concerns of the Planning Commission to the Board of Supervisors
when they discuss this item.
107 North Kent Street P.O. Box 601
Winchester, VA 22601 Winchester, VA 22604
P/C Review Date: 09/20/95
SITE PLAN ##031-95
GOD'S GLORY LAND
LOCATION: This property is located on the northwest side of Back Creek Road (Route 704), 3.3
miles southwest of Gore.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBER: 37-A-45, 37-A-46, 37 -A -46A, and 37 -A -46B
PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Area); Land Use -Vacant
ADJOINING PROPERTY ZONING & _PRESENT USE:
North:
Zoned RA (Rural Areas)
Land Use
- Agricultural and Vacant
South:
Zoned RA (Rural Areas)
Land Use
- Agricultural and Vacant
East:
Zoned RA (Rural Areas)
Land Use
- Agricultural and Vacant
West:
Zoned RA (Rural Areas)
Land Use -
Residential (Finger Lake Estates)
PROPOSED USE: Religious retreat with lodging and recreational facilities
REVIEW EVALUATIONS:
Virginia Department of Transportation:
The Department of Transportation has approved the engineered site plan and will allow
construction of all entrances contingent upon a land use permit being applied for and issued.
Inspections Department:
The Building Official has approved the engineered site plan contingent upon the applicant
meeting all structural requirements of the BOCA National Building Code/1993 and all site
development requirements of Title III of the Americans with Disabilities Act.
Page 2
God's Glory Land SP #031-95
REVIEW EVALUATIONS (Continued):
Public Works:
The County Engineer issued a Land Disturbance Permit in October 1994 to allow for rough
grading of this site. Final approval of the engineered site plan is pending review of the
drainage analysis and its relationship to the design of the on-site stormwater detention
facility.
Fire Marshal:
The Fire Marshal has approved the engineered site plan. The applicant has provided two
means of ingress/egress, a road system capable of supporting emergency equipment, and a
dry hydrant located adjacent to a pond that will provide a water supply for fire fighting
purposes.
Health Department:
The Health Department has advised the applicant that a permit will need to be applied for
and issued prior to the establishment of camp sites at this site for recreational vehicles. The
Health Department will also monitor food service and general sanitation through their TES
Program for tourist establishments.
Department of Environmental Quality_
The Department of Environmental Quality (DEQ) has approved and issued Virginia
Pollution Discharge Elimination System (VPDES) Permit No. VA0088871 to the applicant
for sewage discharge. The issuance of this permit requires the applicant to provide
information to DEQ periodically for monitoring purposes.
Planning Department.:
1) Project History
Conditional Use Permit #001-94 for God's Glory Land was approved by the Frederick County
Board of Supervisors on May 26, 1994. Nine conditions were placed on this permit, of which,
three warrant discussion with the Planning Commission. Condition #1 requires the applicant to
receive approval of the engineered site plan through a formal review process; Condition #2 requires
the applicant to receive approval of the phasing plan; and Condition #4 restricts the use of the
wastewater treatment plant to one specific parcel of land.
Page 3
God's Glory Land SP #031-95
REVIEW EVALUATIONS (Continued),•
2) Facility Design:
The overall design of the religious retreat meets the intent of the Conditional Use Permit, as well
as the requirements of the review agencies. The applicant has met with the review agencies to
ensure that the engineered site plan is in conformance with the various regulations. At this time,
the only review agency that has not formally approved the engineered site plan is the County
Engineer. The County Engineer is working with the project engineer to ensure that the proposed
stormwater management facility is properly designed and constructed.
3) Floodplain Disturbance:
Section 165-3113(1) of the Frederick County Zoning Ordinance states that; "The Zoning
Administrator, with the approval of the Planning Commission, may allow disturbance of small areas
in the floodplain for purposes of recreation, conservation, utilities or stornnwater management. The
Administrator may allow the construction of recreational facilities or roads in the floodplain."
The engineered site plan calls for the disturbance of 0.35 acres (or 15,250 square feet) of area
defined as floodplain for the purposes of constructing the stormwater management facility and the
fire service road to access the dry hydrant. Staff recommends that the Planning Commission
provide the Zoning Administrator with the authority to allow this disturbance to ensure that these
improvements are located in the appropriate areas.
4) Wastewater Treatment Facility
The applicant has received a VPDES Permit for the use of this facility as required by DEQ.
However, condition #4 limits the use of this facility to one parcel. The proposed site plan indicates
that there are four parcels which comprise the land area for this facility. A plat of consolidation
has been prepared and signed -off by the Subdivision Administrator. The applicant will proceed
with recordation once all reviews have been satisfied and the Planning Commission has
recommended approval of this plan.
STAFF RECOMMENDATION FOR 9/20/95 PLANNING COMMISSION MEETING:
Approval, provided that all comments and concerns of the Planning Commission are adequately
addressed, that the applicant legally record the plat of consolidation, and that all review agency
requirements are addressed on the site plan.