PC_10-05-05_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 October 5, 2005.
PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; Roger L. Thomas, Vice Chairman/
Opequon District; John H. Light, Stonewall District; Pat Gochenour, Red Bud District; George J. Kriz,
Gainesboro District; Robert A. Morris, Shawnee District; June M. Wilmot, Shawnee District; Greg L. Unger,
Back Creek District; Richard C. Ours, Opequon District; Charles E. Triplett, Gainesboro District; Marie F.
Straub, Red Bud District; H. Paige Manuel, Member -At- Large; Barbara Van Osten, Board of Supervisors'
Liaison; and Lawrence R. Ambrogi, Legal Counsel.
ABSENT: Cordell Watt, Back Creek District; and David Shore, City of Winchester Liaison.
STAFF PRESENT: Eric R. Lawrence, Planning Director; Michael T. Ruddy, Deputy Planning Director; Mark
R. Cheran, Zoning & Subdivision Administrator; Susan K. Eddy, Senior Planner; Candice Perkins, Planner 11; 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 September 7, 2005 were unanimously approved as presented.
Development Review & Reeulations Subcommittee (DRRS) — 09/29/05 Mtg.
Commissioner Thomas reported that the DRRS reviewed SIC codes to accommodate small
health clubs, 5,000 square feet and less, in the B I Zoning Districts. He said the subcommittee also began to
Am review the section of the ordinance dealing with signs.
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0
Comprehensive Plans & Programs Subcommittee (CPPS)
Commissioner Light reported that the CPPS is continuing with their discussions on the UDA
(Urban Development Area) Study and a product will soon be ready to forward to the Board of Supervisors for
their suggestions. Commissioner Light added that another meeting is scheduled for October 10 at 7:30 p.m.
Sanitation Authority — 10/04/05 Mtg.
Commissioner Unger reported that rainfall for the month of August was down 2.1 inches; the
September reading was not yet available, but is expected to be low; and flows for all plants were down. He
reported that the State has approved five million gallons per day for the Parkins Mill plant; this plant is expected
to be completed by 2009. Commissioner Unger said the Authority is also working on an inter - connection of
water systems with Berkeley County in order to share water in case of emergencies.
. PUBLIC HEARING
Rezoning 915 -05 of the Leon Largent Estate, submitted by Triad Engineering, Inc., to rezone 30.01 acres
from RA (Rural Areas) to M1 (Light Industrial) District with proffers. The property is located off of
Airport Road (Rt. 645), approximately 1.2 miles from the intersection of Airport Road and Front Royal
Pike (Rt. 522), directly southeast of the Airport property. The property is further identified with PIN 64-
5-1 in the Shawnee Magisterial District.
Action — Recommended Approval With Proffers
Deputy Planning Director, Michael T. Ruddy, reported that this application proposes to rezone
30.01 acres from RA (Rural Areas) to M1 (Light Industrial) District with proffers for the establishment of an
industrial warehouse. Mr. Ruddy reported that the property is located within the UDA (Urban Development
Area), the SWSA (Sewer and Water Service Area), and it is located within the Rt. 50 East Land Use Plan (LUP).
He said that the Rt. 50 East LUP envisions office and industrial land uses on the property and recognizes the
potential for additional commercial growth in conjunction with the airport; the property is also locatedwithin the
Airport Support Area.
Mr. Ruddy pointed out that the applicant has proffered to preserve a strip of land containing a
portion of Buffalo Lick Run and its associated floodplain as a conservation area, providing a continuation of the
environmental stream corridor previously established with the Airport Business Park.
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Regarding transportation, Mr. Ruddy said that VDOT has recently completed the Airport Road
re- alignment project and has improved the intersection of Airport Road with Victory Lane; he said these
improvements have provided good road infrastructure in front of the project and have improved traffic flow in this
immediate vicinity. He said that presently, access to the Largent property is across land currently owned by the
Airport Authority; however, this property is in the process of being reverted back to VDOT and should be
completed in the upcoming months. He noted that the provision of a commercial entrance will ensure direct
access to the state - maintained road.
Mr. Ruddy added that a positive fiscal impact for the project has been indicated; he finiher added
that the applicant has proffered a monetary contribution to provide some financial resource to the fire and rescue
company serving this project.
Mr. Denny Dunlap with Triad Engineering was representing this application and came forward
to answer questions from the Commission members.
Commissioner Gochenour inquired if the property owner might consider expanding the
conservation easements to contain all of the steep slopes on the property that drain down into Buffalo Lick Run.
Mr. Dunlap replied that a large portion of the property is not developable because of the steep slopes and those
steep slope areas will not be disturbed. Commissioner Gochenour said that she would like to see a wetlands
delineation study performed on the property prior to the approval of a rezoning, particularly because a portion of
the property crosses Buffalo Lick Run.
Commissioner Thomas inquired about the applicant's calculations for the monetary contribution
to fire and rescue; he considered the amount to be low for a one -time payment. Mr. Dunlap said the proffered
• amount is $.015 per building square foot. He said that assuming 200,000 square feet of building area, the total
amount of money proffered would be $3,000.00. He added that the calculations were based on previous
applications submitted for approval and their effort to maintain consistency.
Commissioner Gochenour was concerned about how the two existing storm water management
ponds might be impacted by the construction of an entrance and road between them.
Mr. Jerry Copp, VDOT's Resident Engineer, stated that VDOT will ensure all work will be
done appropriately and the integrity of the ponds will be maintained before VDOT will issue a permit.
Chairman DeHaven called for public comments and the following person came forward to speak:
Mr. David Worthington, a landowner on Middle Road in Marshal Acres, stated that the Russell
150 rezoning application, approved by the Board of Supervisors on September 28, 2005, had proffered both a
very wide area around Buffalo Lick Run and low - impact storm -water drainage methods. Mr. Worthington said he
would like to see those items included in this application as well, so that environmental protection would be
consistent along this entire length of Buffalo Lick Run.
Commissioner Thomas suggested two items for the applicant to consider before the rezoning was
heard by the Board of Supervisors. The first was to use low- intensity management concepts to protect the
environmental features along Buffalo Lick Run; and secondly, that the applicant take another look at their
calculations on the proffered amount for fire and rescue.
•
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• Upon motion made by Commissioner Morris and seconded by Commissioner Kriz,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend approval of
Rezoning Application # 15 -05 of the Leon Largent Estate, submitted by Triad Engineering, Inc., to rezone 30.01
acres from RA (Rural Areas) to Ml (Light Industrial) District with proffers.
The majority vote was as follows:
YES (TO REC. APPROVAL) Wilmot, Manuel, Triplett, Kriz, Ours, Thomas, DeHaven, Light, Morris, Unger,
Straub
NO: Gochenour
(Note: Commissioner Watt was absent from the meeting.)
PUBLIC MEETING
Rezoning Application #12 -05 of the Village at Artrip to rezone 169.924 acres from RA (Rural Areas)
District to R4 (Residential Planned Community) District, for the proposed mixed -use development of 905
residential units and retail, restaurant, and office uses. The property is located one mile west of I -81,
• three quarters mile north of Tasker Road (Rt. 649), 150 feet north of Fair Lawn Court (Rt. 1176), and
west of Canter Estates, Section V. The property is also identified with P.I.N. 75 -A -99A in the Shawnee
Magisterial District. (The public hearing was held on August 3, 2005)
Action — Tabled for 60 Days
Deputy Planning Director, Michael T. Ruddy, reported that the applicant provided the County
with a revised rezoning application package and the revised materials contained an updated executive summary, a
revised proffer statement, and a revised master development plan. Mr. Ruddy said that the two most significant
changes provided by the applicant were to: limit development to Phase II until the Warrior Drive road connection
could be completed north of the project through the Crosspointe development to I -81; and to increase the
commercial component from 10,000 square feet to 20,000 square feet for the first two phases of development.
Other changes included the elimination of the immediate connection of Warrior Drive to W akeland Manor, until
the end of Phase 1; this will relieve the burden placed on the adjacent residential neighborhoods, which is the crux
of the transportation improvement and the TIA. Mr. Ruddy stated that, based upon the revised proffer
statements, the staff has concluded that while the R4 rezoning application proposed creativity of the R4
community district, the applicant had not demonstrated that the resulting impacts to the County's transportation
network and the community facilities infrastructure had been addressed. He said that based on this conclusion,
and the failure to ensure the timely completion of Warrior Drive, which is a major element of the County's road
network, the application did not appear to justify the requested modifications sought with the rezoning
application.
•
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• Mr. Ruddy continued, stating that since this most recent report was sent to the Planning
Commission, the applicant provided another revised proffer statement. He said the applicant has forwarded the
revised proffer statement to members of the Planning Commission. Mr. Ruddy said that the revised proffer
statement appears to be an improvement over what was submitted for the September 9, 2005 staff report;
however, the Commission should carefully consider the timing of the receipt of the revised proffers and the
content of the revisions.
Commissioner Kriz inquired if the County Attorney had time to review the most recent revisions
to the proffer statement. Mr. Ruddy replied that Mr. Mitchell, the County Attorney, was relatively comfortable
with the initial form of the proffer statement; however, much of the content and the implications associated with it
is the responsibility of the staff to review.
Mr. John Foote of Walsh, Colucci, Lubeley, Emrich & Terpak, PC, was the attorney representing
the applicant in this rezoning. Mr. Foote reviewed the latest changes in the application, the proffer statement, and
the preliminary master development plan with the Commission. He stated that the bridge into Wakeland Manor
would be constructed at the onset of development. He presented a letter from the director of the Sanitation
Authority, Mr. Wellington H. Jones, indicating the Authority's commitment to dedicate five acres of the Lakeside
Detention Facility site, to be added to the Tower Companies' dedicated 11 acres, for a new elementary school and
the Sanitation Authority's consent for the Tower Companies to access their property at the end of Lakeside Drive
for construction purposes. Mr. Foote stated that they eliminated the reversionary clause associated with the
dedication of their property for a school site. In addition, he said they have specified on the plan all sidewalks, the
urban and rural road sections, and the bicycle trails across the bridge.
A Commission member asked for clarification on the areas proposed for a school site and
• whether the school had commented on the proposed sites. Mr. Foote provided clarification on the two proposed
sites. Each site included the 11 -acre dedicated portion of the Tower property, with the option of an additional five
acres granted from the adjacent Sanitation Authority property, or the alternative five -acre area on the Tower site,
located below the traffic circle. He said the school site can be laid out on either of those configurations: either all
16 acres on the Tower property or 1 I acres of Tower property and the Authority's property. Mr. Foote said the
school board representatives had not seen the layouts, but agreed this area was a good location for a school site.
Mr. Jim Brown from Dewberry & Davis stepped forward to present his two layout options for
school facilities. He said that although the topography is steep on the eastern side of the Tower Company's five -
acre portion, there is sufficient room at the top, where there is a level plateau, to position a school with required
parking, a playground, and circulation. Mr. Brown said the same school template is used for the alternative
layout, which crosses over their property line onto the Sanitation Authority's property.
Commission members continued to have concerns about the traffic impacts and specifically, the
potential traffic that could be generated without the benefit of the completion of Warrior Drive,
Mr. John Callow, traffic consultant with Patton, Harris, Rust & Associates, said that this project
builds a major portion of a required Comprehensive Policy Plan road that neither VDOT nor the County has the
financial ability to construct. Mr. Callow said that this project, along with the many other pending projects along
the proposed Warrior Drive corridor, will complete the transportation network needed.
A member of the Commission wanted to see the phasing of the various housing types designated
on the plan and which parts of the center core area are to be constructed with each phase. Mr. Foote agreed to
make those designations on the plan.
•
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• Commission members had questions about access to the project and expressed concern about
single - access subdivisions. Concern was raised for the existing residents in Canter Estates who will be exposed
to continuing traffic through their neighborhood, during what could be a long construction period, by the project's
new residential traffic and tradesmen working on the site. Chairman DeHaven had questions about the rear -
loading areas and some front - loading areas where the applicant was requesting a reduction in setbacks to 15 feet.
He was concerned about parked vehicles blocking portions of the alley in the rear or blocking sidewalks in the
front. Mr. Brown replied that it was not their intent to provide visitor parking in the alley; he said that all visitor
parking will be accommodated in the neo- traditional fashion in the front, with parallel parking on both sides of the
street. Chairman DeHaven made the observation that in instances like this one, where everything is tight, a
resident could not back his vehicle out of the garage to wash it, without blocking 50% of the pavement section of
the alley. Mr. Brown replied that the alleys will be painted with stripes and designated as fire lanes; therefore, no-
parking is permitted.
Commissioner Light commented that he has been a long -time proponent of development tracking
along the Route 522 South and Route 50 East corridor. He posed the question of how many units, in projects
currently underway and undeveloped, but rezoned and capable of moving forward, were capable of impacting the
Route 522 South corridor. The staff estimated there may be about 5,000 units, including those with commercial
implications. Commissioner Light recognized the benefits of the Artrip project contributing to the completion of
Warrior Drive; however, he questioned the ability of one road to serve 5 -6,000 future units. He said that the
significant road improvements designated in the South Frederick Land Use Plan are probably not 20% of what
will be needed in the future to accommodate all the traffic from projects currently active.
Chairman DeHaven suggested that the staff request additional continents from the Sanitation
Authority, the school system, and possibly Public Works, when the final submittals are received from the
• applicant.
Commissioner Kriz said that in view of the lateness with which the Planning Commission
received this latest revision from the applicant, he believed there had not been enough time to study the
information provided. Commissioner Kriz moved that the rezoning be tabled for another 60 days and this motion
was seconded by Commissioner Straub.
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously agree to table
Rezoning Application # 12 -05 of the Village at Artrip to rezone 169.924 acres from RA (Rural Areas) District to
R4 (Residential Planned Community) District, for the proposed mixed -use development of 905 residential units
and retail, restaurant, and office uses for 60 days.
(Note: Commissioner Watt was absent from the meeting.)
Request by Robert and Sylvia Johnson to consider an entrance spacing waiver permitted in Article IV,
Section 165- 29B(1), of the Frederick County Code to allow a commercial entrance less than 150 feet from
an existing residential driveway and a state road. The subject property is located at 3595 Valley Pike and
is identified with P.I.N. 63 -A -83 in the Shawnee Magisterial District.
Action — Denied
•
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• Planner Candice E. Perkins reported that staff has received a waiver request from Robert and
Sylvia Johnson to allow for the reduction in the minimum entrance spacing for business entrances on major
collector roads. Ms. Perkins said that the property, zoned B3 (Industrial Transition), is located at 3595 Valley
Pike and contains a single - family dwelling. She said the entrance spacing requirement for this site is 150 feet and
the approval of this waiver would allow the placement of a new commercial entrance approximately 30 to 40 feet
off of the adjacent residential driveway and about 90 to 100 feet off of Commonwealth Court. She said the
applicant would need a waiver of approximately 100 to 120 feet off of the adjacent residential driveway and a
waiver of approximately 50 to 60 feet off of Commonwealth Court to enable the placement of the entrance at this
location. Ms. Perkins added that the staff believes the waiver should only be granted if the parking lot and
entrance are reversed which would allow the commercial entrance to straddle the two property lines of the
Johnson and Broy properties, so a shared entrance could be utilized.
Commissioner Unger asked if the adjacent property owner had been informed of the waiver and
the possibility of the shared entrance. Ms. Perkins said that the both the staff and applicant have talked with the
adjacent property owner. She noted that the adjacent properties are also zoned commercial.
Commission members did not favorably view the possibility of having three entrances within the
spacing of 150 to 160 feet. They pointed out that the lane in front of the properties was designed as an
acceleration lane for Commonwealth Drive. Commissioners stated that there is an existing residential entrance
within 50 to 70 feet of Commonwealth Drive and creating an additional commercial entrance within another 50 to
70 feet, which would be bumped out into the acceleration lane, is unreasonable and would create a safety hazard.
Commission members did not want to encumber the use of the property, but believed other details would have to
be worked out before they would consider a waiver request. Commissioners said that if an agreement was worked
• out between the two property owners to create one shared entrance, they would be more inclined to vote favorably.
Another suggestion was to possibly work out an access across the development strip retained to parallel with the
entrance to CarQuest; and hopefully, vehicles could proceed further north where spacing was more practical.
Mr. Robert Johnson, the property owner requesting the waiver, introduced himself and Mr.
William E. Broy, the adjoining property owner. Mr. Johnson said that he was fine with the staff's suggestion of
reversing the entrance and parking area in order to provide access to the Broy's property. Mr. Johnson said there
would be a problem creating an entrance in the rear off of Commonwealth Drive, however, due to water and sewer
lines and drainfield areas.
Mrs. Sylvia T. Johnson, wife of Mr. Robert Johnson, said that they want to establish a small
office that would operate "by- appointment only;" she said it would not be a commercial use with a lot of traffic
going in and out.
Chairman DeHaven called for public comments, but no one came forward to speak.
Commissioner Morris moved for denial of the requested waiver. This motion was seconded by
Commissioner Unger.
BE IT RESOLVED, That by a majority vote, the Frederick Comity Planning Commission does hereby deny the
request by Robert and Sylvia Johnson for an entrance spacing waiver to allow a commercial entrance less than
150 feet from an existing residential driveway and a state road.
•
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• The majority vote was as follows:
YES (TO DENY THE WAIVER) Wilmot, Manuel, Triplett, Kriz, Ours, Thomas, DeHaven, Light, Morris,
Unger, Gochenour
NO: Straub
(Note: Commissioner Watt was absent from the meeting.)
DISCUSSION
Consideration of a request by Greenway Engineering to include approximately 59.09 acres of land into
the Urban Development Area (UDA) and to modify the Route 50 East Corridor Land Use Plan. The
Route 50 East Corridor Land Use Plan is a component of the Comprehensive Policy Plan. The property is
located north and adjacent to Millwood Pike (Rt. 50), approximately 1,000 feet west of the intersection of
Carpers Valley Road (Rt. 723), across from the Westview Business Center. The property is also identified
with P.I.N. 65 -A -116 in the Shawnee Magisterial District.
Action — Recommended Denial of the Request
Senior Planner, Susan K. Eddy, reported that the subject property is within the SWSA (Sewer
• and Water Service Area) and it is within the limits of the Route 50 East Corridor Land Use Plan. Ms. Eddy stated
that the applicant is requesting that the UDA (Urban Development Area) boundary be expanded to include this
parcel. In addition, the applicant is requesting that the Route 50 East Corridor Land Use Plan be modified to
change the land use designation from business to mixed use. She said these two actions would collectively allow
the site to develop some residential use, subject, of course, to a rezoning. Ms. Eddy said that while the applicant
has called this a mixed -use development, if considered in its most simplest form, it is a request to reduce the
amount of planned and zoned commercial development to provide for residential development.
Ms. Eddy continued, stating that the CPPS (Comprehensive Plans & Programs Subcommittee)
considered this request at their meeting on August 8. She said the CPPS had serious concerns with this request,
primarily the loss of commercial land along a business corridor plamred and zoned for commercial and industrial
uses. She said that concerns were also raised about the effect of residences on the established adjacent industrial -
zoned property to the west. Ms. Eddy said the future Route 37 was discussed and the members of the CPPS
expressed a desire to see commercial uses at this future interchange. She said the members also took into account
the concerns raised by the Frederick County Public Schools. In conclusion, Ms. Eddy said that members of the
CPPS were satisfied with the current business designation in the Comprehensive Policy Plan and unanimously
recommended to the Planning Commission that this CPPA (Comprehensive Plans and Programs Amendment)
request be denied.
Mr. Evan A. Wyatt with Greenway Engineering came forward to represent the property owners,
Arcadia Development Company. Mr. Wyatt presented the request to change the Route 50 Land Use Plan to a
mixed —use development in this area.
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ME
• Commissioner Straub said she preferred to see this type of request postponed until after the RA
(Rural Areas) Study and the UDA (Urban Development Area) Study had been completed. She said that
considering the number of homes possible and the lack of schools, she couldn't foresee adding more into the mix
at this time.
Other Commissioners were opposed to the mixed -use aspect of this request. They were not in
favor of reducing the existing planned and zoned commercial areas and replacing it with residential uses. A
reduction in the anticipated tax base was given as one reason for their opposition.
There were no public comments.
Upon motion made by Commissioner Morris and seconded by Commissioner Unger,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
denial of the request by Greenway Engineering to include approximately 59.09 acres of land into the Urban
Development Area (UDA) and to modify the Route 50 East Corridor Land Use Plan. The Planning Commission
did not believe it was appropriate to change the UDA at this time.
Consideration of a request by Greenway Engineering to include approximately 79.41 acres of land, known
as the Bowman- Shoemaker Properties, into the Urban Development Area (UDA) and the Sewer and
Water Service Area (SWSA). The properties are located south and adjacent to Fairfax Pike (Rt. 277),
. approximately 720 feet east of Double Church Road (Rt. 641). The properties are also identified with
P.I.N.s 86 -A -78, 86 -A -79, 86 -A -80, and 86 -A -81 in the Opequon Magisterial District.
Action — Recommended Denial
Senior Planner, Susan K. Eddy, stated that this request by Greenway Engineering for the
Bowman - Shoemaker Properties is to expand the UDA (Urban Development Area) and the SWSA (Sewer and
Water Service Area) by approximately 79.41 acres in order to accommodate a mixed use of commercial and
residential. Ms. Eddy noted that the subject properties are not covered by any small area land use plans of the
Comprehensive Policy Plan; however, the Eastern Frederick County Long -Range Land Use Plan designates the
northern portion of the 132 -zoned properties for business use. She pointed out that the Double Church
Agricultural and Forestal District borders the Bowman- Shoemaker properties to the south.
Ms. Eddy said that the CPPS (Comprehensive Plans & Programs Subcommittee) had
reservations about this UDA/SWSA expansion request. She said one primary concern was the piecemeal
planning of an area in advance of the UDA Study and they were also concerned about maintaining theintegrity of
the adjacent Agricultural and Forestal District. Ms. Eddy said that CPPS members were hesitant to add more
residential development to the area when the Fairfax Pike (Route 277) improvements had not yet been
programmed. In addition, they had concerns about promoting Warrior Drive south, particularly as it related to
individual properties, when this road was not yet included in the Eastern Road Plan. Furthermore, there was little
support among CPPS members for promoting a large amount of residential land uses here. In conclusion, Ms.
Eddy said that the CPPS's recommendation was for denial of the CPPA (Comprehensive Policy Plan
Amendment) request.
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• Mr. Evan A. Wyatt, with Greenway Engineering, came forward as the representative for the
Bowman - Shoemaker properties in this request. Mr. Wyatt said that during the initial work session on this
request, the Board of Supervisors recognized the transportation benefits of this project. He noted that the MPO
(Metropolitan Planning Organization) Vision Plan calls for Warrior Drive to be realigned and extended south to a
new Interstate 81 Exit 307 Interchange and this is shown on their land use plan, along the eastern end of the
subject properties. Mr. Wyatt also talked about the School Board's positive continents about using a reserved
portion of their site for school use. He explained that their proposal was solely for the purpose of comprehensive
planning for future land use for an area that will ultimately develop over time. Mr. Wyatt believed that a mixed -
use environment, utilizing residential, commercial, and public benefit, on an existing planned corridor and in
proximity to an existing school and park facilities, was a positive concept for a comprehensive planning effort.
speak:
Chairman DeHaven called for public comments and the following persons came forward to
Mr. Kenneth Wymer, a property owner to the south, was opposed to the promotion of Warrior
Drive to the south and said he would not change the use of his property or grant access in his lifetime. Mr.
Wymer told the Commission that he uses his property for grazing cattle and other farm operations. He said the
land south of his property belongs to Mr. Robert Shiley and Mr. Shiley is also opposed to granting access to his
property. In addition, Mr. Wymer said the proposed road going over to Double Church Road is shown going
through church property. Mr. Wymer next described to the Commission many of the problems he is having with
people trespassing onto his property and abusing his property. He said people drive four- wheelers and trucks
over his property, they discard litter, the bottles and cans hamper his hay - making, and people hunt out of season
Mr. Wymer said this application would only increase his problems and he was opposed to it.
• Ms. Lorretta Wymer, wife of Mr. Kenneth Wymer, said that Sherando High School has access to
an additional road through the park which they use when needed. Ms. Wymer requested that the Commission
deny this request. She said that this development should occur further along into the future, but not at this time.
Commissioner Straub said she had the same concerns with this request as she did for the
previous UDA expansion request by Arcadia Development Company. In particular, she was opposed to
additional residential use and while there was a lack of schools to accommodate students. She understood the
transportation concerns and eventually, she believed these improvements would occur. However, she did not
think this request should be promoted until the County has caught up with its infrastructure needs.
Commissioner Ours agreed with all of the concerns raised by the CPPS. Commissioner Ours
said that this area has been discussed in the past and it has always come dowm to transportation issues, especially
Fairfax Pike (Rt. 277). He said that since there are no improvements in sight, he could not support this request.
Commissioner Gochenour agreed with the issues raised by the CPPS, especially with the
possible impacts to the Agricultural and Forestal District. She also believed the UDA Study needed to be
completed before any additional land is added to the UDA.
Chairman DeHaven believed the applicant's concept had some merit; however, he believed it
was way too soon in the process to be considered at this time. He said the potential for residential use adjacent to
an agricultural and forestal district would be a mistake.
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• Upon motion made by Commissioner Light and seconded by Commissioner Ours,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend denial of the
request by Greenway Engineering to include approximately 79.41 acres of land, known as the Bowman -
Shoemaker Properties, into the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA).
The Planning Commission did not believe it was appropriate to change the SWSA or the UDA at this time.
OTHER
CITIZENS PLANNING & EDUCATION ASSOCIATION OF VIRGINIA - ANNUAL PLANNING &
ZONING CONFERENCE
Commissioner Morris announced that the Citizens Planning and Education Association (CPEA)
will be having its Annual Planning and Zoning Conference this weekend. He said that during the conference,
awards are presented to organizations throughout the state that exemplify citizen planning efforts. Commissioner
Morris was pleased to announce that the local CCC (Community Consensus Coalition) is going to be the recipient
of one of the annual awards.
• STUDY FOR DEVELOPMENT TRACKING
Commissioner Light believed the Route 522 South Corridor would be an interesting study for
development tracking and for determining the total impacts of traffic to be generated over the next 20 -30 years,
along with the potential use of Route 37 and future road alignments. Commissioner Light suggested to staff that
this may be an interesting discussion item for the Planning Commission's next annual retreat.
ADJOURNMENT
There being no further business to discuss, the meeting adjourned at 9:30 p.m.
Respectfully submitted,
S. DeHaven, Jr., Chairman
Eri'q. Lawrence, Secretary
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