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PC_04-06-05_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 April 6, 2005 1 PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; Roger L. Thom ai, Vice Chairman/ Opequon District; George J. Kriz, Gainesboro District; John H. Light, Stonewall District; Pat Gochenour, Red Bud District; Marie F. Straub, Red Bud District; Robert A. Morris, Shawnee District; Richard C. Ours, Opequon District; Charles E. Triplett, Gainesboro District; Greg L. Unger, Back Creek District; June M. Wilmot, Shawnee District; H. Paige Manuel, Member -At- Large; Barbara VanOsten, Board of Supervisors' Liaison; and Lawrence R. Ambrogi, Legal Counsel. ABSENT: Cordell Watt, Back Creek District; David Shore, City of Winchester Liaison STAFF PRESENT: Eric R. Lawrence, Planning Director; Michael R Ruddy, Deputy Planning Director, Mark R. Cheran, Zoning & Subdivision Administrator; Susan K. Eddy, Senior Planner; Candice Perkins, Planner; and Renee' S. Arlotta, Clerk. • CALL TO ORDER Chairman DeHaven called the meeting to order at 7:00 p.m. MINUTES Upon motion made by Commissioner Kriz and seconded by Commissioner Triplett, the Planning Commission minutes of March 2, 2005 were unanimously approved as presented. COMMITTEE REPORTS Development Review & Regulations Subcommittee (DRRS) — 3/24/05 Mtg. Commissioner Unger reported that the DRRS discussed a waiver provision for recreational facilities for housing types with lot sizes less than 5,000 square feet. Also discussed was a waiver provision for public streets accessing small -lot subdivisions. He said the DRRS is recommending that 6e roads be built to VDOT standards and the developer could use them as private streets, if desired. Frederick County Planning Commission Page 1487 Minutes of April 6, 2005 -2- u Comprehensive Plans & Programs Subcommittee (CPPS) — 04/11/05 Mtg. Commissioner Light reported that the CPPS has been working on the UDA (Urban Development Area) Study. He said that a meeting is scheduled for Monday evening, April 11, 2005. Chairman DeHaven added that the Ad -Hoc Committee, the Planning Commission, CPPS, and Board is actively meeting Monday and Thursday evenings on the RA (Rural Areas) Study.; PUBLIC HEARING An Amendment to the Frederick County Code, Chapter 165, Zoning, Article VI RP (Residential Performance) District, Section 63, Open Space Requirements. This proposed amendment would enable a reduction in the required open space when enhanced recreation improvements are provided. Action — Recommended Approval Planning Director Eric R. Lawrence reported that the Planning Staff has been working with Greenway Engineering to develop a new ordinance amendment which would address open space requirements in the RP District and also, the recreational amenities that would be provided within the open space. Mr. Lawrence said that although the current ordinance requirements contain considerable allowance for open space, the open space areas being created tend not to be very useful. At the same time, the development community is asking for more flexibility in designing open space so it would be more attractive. Mr. Lawrence said the proposed ordinance amendment would allow opportunities fora developer to seek a waiver, which would allow them to reduce the required open space for their project, in exchange for providing additional recreational amenities. Mr. Lawrence proceeded to give the Planning Commission some examples of how the amendment would work. Commissioner Straub inquired if the recreational units would be in -lieu of the contribution proffered to the Parks & Recreation Department during rezoning. Mr. Lawrence replied no. He said that this would be above and beyond what the ordinance requires for the project prior to seeking the open space waiver and in addition to whatever requirements already existed for the property, such as proffers. Commissioner Ours inquired if there was a definition for recreational amenity. Mr. Lawrence said that the zoning ordinance contains a list of the types of recreational units. Mr. Lawrence added that the benefit of this new process is that the recreational amenity would have to be approved by the Parks & Recreation Department and ultimately, by the Board of Supervisors with a recommendation from the Planning Commission. He further added that this request will take place at the master development plan stage. E Frederick County Planning Commission Page 1488 Minutes of April 6, 2005 -3- Mr. Lawrence further explained that this opportunity provides greater flexibility for the development community, possibly allowing more houses in a project, but the exchange is to provide better amenities for the residents of the community. In no case may a developer exceed the maximum densities that have been established for the particular project, whether that number was established through a proffer or whether it was established through the County's gross density requirements of the zoning ordinance. Mr. Evan A. Wyatt with Greenway Engineering was also available to answer questions from the Commission. Chairman DeHaven called for public comments, however, no one came forward to speak. Commissioner Thomas commented that his only concern with this amendment was the potential increase in management and operational costs for the homeowners associations that will be responsible for these amenities in the open spaces. He said there could be a problem, if the facilities are not maintained; however, the amendment does provide the development community with a more flexible environment. Upon motion made by Commissioner Thomas and seconded by Commissioner Kriz, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of the adoption of an amendment to the Frederick County Code, Chapter 165, Zoning, Article VI, RP (Residential Performance) District, Section 63, Open Space Requirements, to enable a reduction in the required open space when enhanced recreation improvements are provided. I (Note: Commissioner Watt was absent from the meeting.) Conditional Use Permit 902 -05 of Horizon Holdings, LLC for a landscape business to be located at 3636 Front Royal Pike (Rt. 522). This property is identified with P.I.N. 87 -A -88 in the Shawnee Magisterial District. Action — Recommended Approval with Conditions Planner Patrick Sowers reported that this proposed conditional use permit (CUP) is for a landscape contracting business that will take place on a two -acre parcel of land located in the RA (Rural Areas) Zoning District. He said the proposed use shall have no more than six employees at any one time and all work will be done off site. Mr. Sowers handed out an updated sketch which showed a six -foot opaque fence around the entire property except for the existing structure and the front yard; the updated sketch showed that the parking had been moved behind the opaque - fenced area. He added that the applicant plans to construct four storage bays for stone, mulch, topsoil, and sand at the southern portion of the property; parking will be provided for employees and equipment and will not contain more than four business vehicles and two trailers. Mr. Sowers added that the applicant has stated there will be no retail sales of nursery stock on the site. Mr. Sowers continued, stating that there were no negative comments from any of the reviewing agencies. He said that based on the staff's evaluation, the limited scale of the proposed use should have no impact on surrounding properties. Mr. Sowers next read a list of recommended conditions, should the Commission find the use to be appropriate. i Frederick County Planning Commission ; Page 1489 Minutes of April 6, 2005 MIN • Commissioner Thomas remarked that the applicant does not own the property, but is in the process of buying the property. He said that if the County grants the CUP, it would be granted to someone who does not own the property, but may purchase it. Mr. Sowers replied that he understood the sale is pending the CUP approval. Planning Director Eric R. Lawrence added that the property owner has signed the affidavit granting the applicant the right to go through the CUP process. He said that if the Board grants the CUP, it will go with the property, which the property owner has authorized. Mr. R. Jerry Fletcher, the applicant, said that his intentions are for this to be a minimum facility to support his existing operations in Frederick County. Mr. Fletcher said that he does not do retail work or any work for homeowners whatsoever; he does not want to open this site to the public, He !added that he will primarily store stone, silt fence, and stakes, however, no chemicals will be stored on the site. Commissioner Gochenour inquired about the use for the house. Mr. Fletcher said the house will be used as an office and no one will live there on a permanent basis. Chairman DeHaven asked Mr. Fletcher if he was comfortable with all the conditions mentioned by the staff and Mr. Fletcher replied that he was. Commissioner Wilmot inquired if Mr. Fletcher was planning to use this site only temporarily until his primary operation gets underway. Mr. Fletcher replied that he was uncertain at this time; he said he would like to use this facility as long as possible. Chairman DeHaven next called for public comments and the following persons came forward to speak: ® Mr. John Goode, a resident of the Stonewall District, said that he was one of the owners of the property and the owners did grant Mr. Fletcher the right to proceed. Mr. Goode commented that one of the provisions of the rural areas suggests that the County should be more open to allowing businesses within the rural areas. He thought this was an opportunity to accomplish that; he said the property is on four -lane highway and there is a flea market down the street. Mr. Montie W. Gibson, Jr., a resident at 155 Castle Bridge Court, said that his property surrounds this parcel on three sides. Mr. Gibson believed the applicant conducted grading on his property to install the septic system; he noted that the leach fields go within five feet of his property line. jHe also commented about damage to trees and pipes he had installed. He said the entire rear area of the Horizon Holdings property drains into his pond; he commented that this is where he keeps registered horses and thoroughbred cattle. Mr. Gibson mentioned that if deliveries are made to the landscaping business by tractor trailer off of Rt. 522, there is no place to unload or turn around and he believed a site plan should be required. Ms. Rita Wilson, one of the co- owners of the property, came forward and stated that a new septic field was not installed, they simply modified the existing system. Commissioner Gochenour expressed her concern about the grading that was possibly done on Mr. Gibson's property, the removal of trees, and the possible impact of drainage on Mr. Gibson's pond. Upon motion made by Commissioner Morris and seconded by Commissioher Thomas, C J Frederick County Planning Commission Minutes of April 6, 2005 1490 -5- • BE IT RESOLVED, That by a majority vote, the Frederick County Planning Commission does hereby recommend approval of Conditional Use Permit #02 -05 of Horizon Holdings, LLC for a landscape business to be located at 3636 Front Royal Pike (Rt. 522), with the following conditions: All review agency comments and requirements shall be complied with at all times. 2. No members of the general public will be allowed on site. 3. No more than six employees, four business vehicles, and two trailers shall be allowed on site as part of this conditional use permit. 4. Screening consisting of a six -foot opaque fence shall screen all materials and vehicles from adjacent properties. 5. No sale of nursery stock will be allowed on site. 6. Piles of dead grass clippings, brush, and/or tree trimmings shall be stored within a'four -sided opaque fenced area or disposed off site. 7. Any expansion or change of use, including any increase in the number of employees or equipment, will require a new conditional use permit and an engineered site plan. 8. Only one sign shall be permitted on site; the sign shall not exceed four square feet in area, per Section 165- 30(H)2 of the Frederick County Zoning Ordinance. i The majority vote was as follows: YES (TO APPROVE) Wilmot, Manuel, Triplett, Kriz, Ours, Thomas, DeHaven, Light, Morris, Unger, Straub NO: Gochenour (Note: Commissioner Watt was absent from the meeting.) Rezoning Application #03 -05 of North Stephenson, Inc., submitted by Greenway Engineering, to rezone 79.13 acres from RA (Rural Areas) District and RP (Residential Performance) District to Ml (Light Industrial) District with proffers. The properties included in this rezoning front on the east side of Martinsburg Pike (Rt. 11N), just north of the I -81, Exit 317 north bound off -ramp, and immediately northeast of Redbud Road (Rt. 661). The properties are identified with P.I.N.s 43 -A -150, 43 -A -151, 43 -A- 151A, 43 -A -152, 43C -3 -2, 43C -3 -3, 43C -3 -4, 43C -3 -4A, 43C -3 -5, and 43C -3 -7A. Action — Recommended Approval with Proffers 0 Frederick County Planning Commission Page 1491 Minutes of April 6, 2005 Deputy Planning Director Michael T. Ruddy presented a detailed overview of the North Stephenson, Inc. rezoning application involving site history, conformance with the Comprehensive Policy Plan, site suitability and environment, potential impacts, and the applicant's proffer statement. Some of the highlights of Mr. Ruddy's presentation included that the parcels comprising the rezoning application are located within the County's Urban Development Area (UDA), the Sewer and Water Service Area (SW SA), and are encompassed by the Northeast Frederick Land Use Plan. He said the Northeast Frederick Land Use Plan envisions a mix of commercial and industrial uses; however, the North Stephenson, Inc. project proposes a rezoning of entirely industrial land use which would enhance the ability to provide for a greater area of industrial opportunity in conjunction with rail access. Mr. Ruddy noted that the Northeast Frederick Land Use Plan encourages a sensitive approach to the existing land use along Martinsburg Pike (Rt. 11); he said the proposed application does provide a prohibition on commercial entrances along the western property line adjoining Redbud Road, but does not offer one along Rt. 11. He added that accommodations for the realignment of Redbud Road, due to -81 improvements, have been made by the applicant in accordance with the Eastern Road Plan. Mr. Ruddy continued, describing the key road improvements needs that directly related to this rezoning application, specifically, the improvements to Martinsburg Pike (Rt. 11) to a four -lane facility and the construction of a new major collector road from Rt. 11, at its intersection with the Rutherford's Farm Industrial Park, through the Stephenson's Village project to Old Charles Town Road He said that coordination of the commitments between the Stephenson Village project and the North Stephenson, hie. rezoning shouldbe clarified to a greater extent than is presently offered because of the integral relationship between the two developments. Mr. Ruddy explained that the County would like to ensure that the major collector road section is consistent throughout the length of the project and that the responsibilities of the various parties are clear and coordinated. He pointed out that the applicant's proffer indicates they will construct portions of the major collector road, based • on future TIAs for individual industrial users, rather than a commitment to provide construction through the limits of their property as identified in the Northeast Frederick Land Use Plan. Regarding some of the possible impacts, Mr. Ruddy noted that a maximum of 800,000 square feet of total floor areas has been proffered and evaluated; however, the applicant has not proffered a commitment to limit the permitted uses on the property. He said that potential traffic impacts may vary depending on the specific uses on the site; in fact, the TIA for this project demonstrates that the signalized intersection of Rt. 11 and the new major collector road will function at a level of service (LOS) D, assuming I e full build out of 800,000 square feet of industrial land use. Mr. Ruddy concluded his review by noting that particular attention should be paid to ensuring the Commission is comfortable with the applicant's approach to the future relocation of the Redbud collector road; to ensuring that the commitments as to the design, right -of -way dedication, and construction of the new major collector road are fully addressed and clarified in the application; and to the opportunity that is presented to address corridor appearance elements along Martinsburg Pike. Commissioner Gochenour commented about the property being located in the vicinity of the Third Winchester Core Battlefield Area and she was concerned about the impacts of this development on the preserved Civil War battlefield land. Commissioner Gochenour also raised concerns about the development of this property because of its karst features. She had further concerns about water availability. Mr. Evan A. Wyatt with Greenway Engineering, the design engineers repre enting the applicant for this project, came forward to address questions from the Commission. • Frederick County Planning Commission Page 1492 Minutes of April 6, 2005 ® It was Commissioner Thomas' opinion that this was a good project and he believed the County needed more M 1 property; however, he thought that transportation was one of the primary issues that needed to be further addressed with this project. He proceeded to ask the applicant for a more detailed explanation of some of the transportation - related proffers and the trip generation study by PHR &A. Commissioner Straub inquired about the two residential properties along Rt. 1 I that were not included in the rezoning; she asked if screening and buffering would be provided for those properties. Mr. Wyatt said that over the years, the Omps family has purchased the adjoining residential lots as they have become available and will continue in that pursuit. He said that the properties that develop around these two RP parcels , Mll have to meet the buffer and screening requirements of the ordinance Mr. Lloyd Ingram and Mr. Jerry Copp of VDOT were available to answer questions from the Commission. Commissioner Thomas asked how VDOT planned to negotiate between multiple developers on this project and which sections of the spine road each parry would build. Mr. Ingram replied that the spine collection road that will tie into Rt. 11 will be generated by a first -user and the size of demand will determine how much of the roadway will be built. Commissioner Thomas also asked when Redbud Road will be closed and relocated. Mr. Ingram said it will not be closed until it is determined what is going to happen with 1 -81 He said that if the off -ramp is shifted over, it will definitely close at that time, or if there is an opportunity prior to that, such as a safety concern, it would be relocated earlier. In response to questions from the Commission about how VDOT was going to coordinate the three developers to ensure construction, VDOT's resident engineer, Mr. Jerry Copp, pointed out that this was not a VDOT project, but it was a Frederick County project. Mr. Copp said that VDOT has been working with Frederick County to hopefully get the network in place that Frederick County wants, but to also get the right road • network for the future traffic that vtirill be coming. Mr. Copp said that it was not up to VDOT to ensure that these roads are built; it was up to Frederick County to ensure that the roads are built. Commissioner Light asked if there was a Generalized Transportation Plan produced by VDOT that covers everything in place that could be attached to this proffer so that all parties, the Rutherfords Farm, Stephensons Village, and North Stephenson, Inc., know what needs to happen. Mr. Copp replied no; he said that it was up to Frederick County to tie the three different proffered projects together. Chairman DeHaven next called for public comments and the following person came forward to speak: Mr. Donald Shockey, managing partner for Stephenson Associates, explained that they own the land east of the railroad tracks and are neighbors to the Omps. Mr. Shockey said that they are in support of the requested rezoning and hope the Commission will view it favorably. Mr. Wyatt returned to the podium and stated that everything shown on the display, with the exception of the dual turn lanes on Rt. I 1 and the continuous right turn lane contained in the proffer, has already received an approved public improvement plan, where VDOT, the Sanitation Authority, and the County Engineering Department have reviewed and given their approval signatures. Mr. Wyatt assured the Commission there was considerable control and that a physical road site plan has been approved. He added that there will also be a plan for the north -south connection through the Omps property. • Frederick County Planning Commission i Page 1493 Minutes of April 6, 2005 s:Z • Commissioner Light believed the right -of -way for the spine road needed to be wider than 50' in order to provide expansion for future growth on Red Bud, beyond the railroad tracks heading east. He also believed future growth capacity should be provided at the Rt. I I/Redbud Road intersection, for traffic moving towards the Rt. 37 interchange. In addition, Commissioner Light said he would prefer to see a plan attached to the rezoning package and proffer statement detailing the transportation plan that has been conceptually agreed upon. Commissioner Thomas remarked that he understood the developer's need for flexibility; however, the rezoning package did not have sufficient detail to address the transportation issues to his satisfaction. He agreed with Commissioner Light that a generalized site plan or a land use plan showing the combined road plans for the three projects could possibly facilitate completion of the conceptual road network. He was concerned about how the County and VDOT were going to facilitate this, negotiating with three different developers, on who will build what and what will be the trigger points for construction. He also believed the developer should build relocated Redbud Road. Despite these transportation issues, the majority of members agreed this was a good project at the appropriate location and the proposed use was needed in the County. They also recognized that the transportation improvements will be dictated by the uses that come online. It was noted thattall three developers have assured the County through their proffers that if their use triggers the transportation need, they will address that need. I Upon motion made by Commission Light and seconded by Commissioner iKriz, BE IT RESOLVED, That by a majority vote, the Frederick County Planning Commission does hereby ® recommend approval of Rezoning Application 403 -05 of North Stephenson, Inc., submitted by Greenway Engineering, to rezone 79.13 acres from RA (Rural Areas) District and RP (Residential Performance) District to M1 (Light Industrial) District with proffers. The majority vote was: YES (REC. APPROVAL W/ PROFFERS) Straub, Unger, Morris, Light, DeHaven, Thomas, Ours, Kriz, Triplett, Manuel, Wilmot NO: Gochenour (Note: Commissioner Watt was absent from the meeting.) PUBLIC MEETING Master Development Plan 406 -05 of Meadows Edge (previously the Racey Tract), submitted by Christopher Consultants, Ltd., for 228 single- family detached dwelling units. The property is located east of I -81, 0.5 miles south of Fairfax Pike (Rt. 277), east of Town Run Lane (Rt. 1012), adjacent to the existing Woodside Estates and Ridgefield Subdivisions. The property is identified with P.I.N. 85-A -140 in the Opequon Magisterial District. 0 Frederick County Planning Commission Fage 14V4 Minutes of April 6, 2005 ME Action — Recommended Approval Planner Candice E. Perkins reported that this master development plan (MDP) application is to develop 228 single - family detached cluster dwelling units on a 105.6 -acre tract of land, zoned RP (Residential Performance). Ms. Perkins stated that the MDP appears to be consistent with the requirements of the zoning ordinance and with the proffers submitted at the time of rezoning. She next proceeded to review the proffers with the Commission. Mr. Bryan Condi, manager with Centex Homes, the applicant, presented the MDP to the Commission and answered questions. y Commissioner Thomas inquired about the connections to adjoining subdivisions. He questioned the road width designated on the plan for traffic calming; he thought the standard VDOT minimum was 12 feet, which would allow for a 24 -foot road width, not the 20' indicated on the plan. Mr. Condi replied that they will use VDOT's minimum standards and will adjust the width on their plan, if needed. Commissioner Thomas next asked Mr. Condi about phasing and when the connections to adjoining developments were going to take place. Mr. Condi said that the connections to Woodside I and Woodside I1 can not take place until the intersection improvements of Double Church Road and Fairfax Pike are completed, which they anticipate to beat the end of Phase II. He added that the pool is required to be built by the 150`" building permit, which is also at the end of Phase 11. Commission members noted that as soon as the connections are made, there will be cut - through ® construction traffic. Mr. Condi referred to one of the proffers which specifies that no construction vehicles are permitted to use adjoining subdivisions' entrances as access to the Meadows Edge site. Mri Condi said that he has already expressed to the residents of the adjoining subdivisions that if this occurs, they need to report the incident to either himself or the County. Chairman DeHaven asked Mr. Condi if he had resolved the Scothom's and the Young's access issues. Mr. Condi replied that they have met with the Scothoms and the Youngs on several occasions. He said the access issues have not yet been completely resolved, but they are pursuing a satisfactory'resolution that will accommodate both parties. Mr. Condi believed that the alternative access they have offered to provide via Stickley will be a better solution for these two residences than the Ridgefield Avenue exit. He explained that there is no signalized intersection via Ridgefield Avenue; however, Stickley will be coming up to signalized intersection, which will allow for better movement and easier departure. Commissioner Morris recalled that the County had envisioned a future east -west road corridor through this area and he asked if any provisions had been made for this corr idor. Mr. Condi replied that through their proffers, a right -of -way provision through the southern portion of the property has been made, should the County request it. He pointed out the entrance that was being designed for a collector road, if the corridor was required. Chairman DeHaven called for public comments and the following persons came forward to speak: 0 Frederick County Planning Commission Minutes of April 6, 2005 Page 1495 -10- • Mrs. Jane Young came forward to speak on behalf of her husband, herself, and Gary and Linda Scothom regarding the access issue. Mrs. Young stated that a private, farm -use road was needed; she did not think the residents of the new subdivision would want to deal with manure trucks and hay wagons going through their streets. She said that in addition to the private access road, they also asked for a state - maintained egress /ingress off of the cul -de -sac to their property. Mrs. Young expressed her concern because when they initially made the request, the developers said they would not be able to provide both accesses, it would have to be one or the other. Mrs. Young said they believe that both accesses are necessary. In addition, on the proposed farm -use road, there is one section where the elevation is about 10 or 10.5% and they have questioned the steepness of the grade, especially in the winter. Ms. Stephanie Salt, a resident of Woodside Estates 11, had concerns about the drainage issues. Ms. Salt said the developer had made a good -faith effort to come in and conduct some drainage work forher; she said the work did not help the situation, but she did appreciate the effort. She reported having water flowing across her property each time it rains. Ms. Salt wanted to know if the new development's storm drains were going to be independent of the storm drains within Woodside Estates. She said the existing storm drain overflows the collection pond in Woodside Estates and there has been considerable flooding on the other side of Trunk Drive. In addition, Ms. Salt was also concerned about the elevations of the proposed Woodside lots coming down the slope towards her property. Mr. Condi stated that he was aware of Mrs. Salt's drainage problems and planned toredirect the drainage during grading work, so that runoff will flow back into their own storm sewer system. There were no other citizens wishing to comment, so Chairman DeHaven closed the public comment portion of the meeting. • Commission members were concerned about reaching a solution to the access issue involving the Youngs and Scothoms. Chairman DeHaven encouraged Mr. Condi to work out this issue licfore the Board of Supervisors' review of the MDP. The Planning Commission believed the MDP met the requirements of the zoning ordinance and was also in accordance with the proffers submitted at rezoning. Members of the Commission were pleased with the detail provided with the plan and believed the applicant had satisfactorily addressed the impacts of the development Upon motion made by Commissioner Ours and seconded by Commissioner Kriz, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Master Development Plan 406 -05 of Meadows Edge (previously the Racey Tract), submitted by Christopher Consultants, Ltd., for 229 single - family detached dwelling units. (Commissioner Watt was absent from the meeting.) • Frederick County Planning Commission Page 1496 Minutes of April 6, 2005 -11- • A proposed amendment to the Comprehensive Policy Plan to alter the Eastern Road Plan. Changes will include existing roads and proposed roads between Berryville Pike (Rt. 7) and Senseny Road (Rt. 657), east of Greenwood Road (Rt. 656). The alterations are within the Redbud Magisterial District. Senior Planner Susan K. Eddy stated that this discussion item is a Comprehensive Policy Plan amendment to modify the Eastern Road Plan. Ms. Eddy said that two specific revisions to the Eastern Road Plan are under consideration: 1) Anew major collector road between Senseny Road (Rt. 657) and Berryville Pike (Rt. 7); and 2) Modifications to the classification and location of several adjacent existing and proposed roads. Ms. Eddy described in detail the additions and modifications proposed. Ms. Eddy stated that the Transportation Committee considered the proposals at their meeting of March 1, 2005 and unanimously recommended approval. Subsequently, the Comprehensive Plans & Programs Subcommittee (CPPS) recommended approval on a majority vote at their meeting of March 14, 2005. Chairman DeHaven expressed concern over the intersections of the new spine road with Rt. 7 and with Senseny Road. Chairman DeHaven did not want to create bottlenecks when Rt. 37 is built and Rt. 37 intersects Rt. 7 and Senseny Road. He gave as an example the existing intersections at Redbud Road, Interstate 81, and Rt. 11 North where too much traffic is brought across to intersect with existing roads that are already near or exceeding capacity. He recognized the benefits of the connection in the near term, but he did not want to create a future bottleneck. Commissioner Straub agreed. She pointed out a similar situation with Senseny Road, which is a ® heavily - traveled, two -lane road that bottlenecks at both ends. Commissioner Straub hoped to see some improvements to Senseny Road as well. I Chairman DeHaven called for public comments and the following persons came forward to speak Mr. Larry Edmunson, a resident on Greenwood Road, said that one of the proposed major collector roads is shown through his property. Chairman DeHaven replied that it is a pail of what has been proposed as the Eastern Road Plan; however, it could not take place without Mr. Edmunson's or a successive owner's participation. Ms. Lisa Riggleman-Gross came forward to speak for her mother, who owns property on Senseny Road, adjacent to the Canyon, LC property. Ms. Riggleman-Gross said that when Rt. 37 comes to fruition, it will divide their property once and the spine road proposed in the Eastern Road Plan will divide her family's property yet a second time. She was concerned about how this will impact her family's property in the future. Ms. Riggleman-Gross also had concerns over the configuration of the intersection of the spine road, Rt. 37, and Senseny Road. E Frederick County Planning Commission Fage 149/ Minutes of April 6, 2005 -12— ® OTHER UPDATE ON THE REVOCATION OF CONDITIONAL USE PERMIT #30 -99 OF WINCHESTER MOTOR SERVICE (THE VAN MAN) Zoning and Subdivision Administrator, Mark R. Cheran reported that as of today, the status of the property has not changed. Mr. Cheran said the Fire Marshal is aware of the situation on the property and the County's recycling coordinator has cited the property owner. Mr. Cheran stated that the CUP will be brought back to the Planning Commission for their recommendation on May 4, 2005. ADJOURNMENT No further business remained to be discussed and the Planning unanimous vote at 10:00 p.m. Respectfully submitted, Cludfes S. DeHaven, Jr., Ch, Secretary • adjourned by a Frederick County Planning Commission Page 1498 Minutes of April 6, 2005