PC_10-19-05_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 19, 2005.
PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; Pat Gochenour, Red Bud District; George
J. Kriz, Gainesboro District; Robert A. Morris, Shawnee District; June M. Wilmot, Shawnee District; Cordell
Watt, 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; Gary Dove, Board of Supervisors' Liaison; and
Lawrence R. Ambrogi, Legal Counsel.
ABSENT: Roger L. Thomas, Vice Chairman/ Opequon District; John H. Light, Stonewall District;
Greg L. Unger, Back Creek District; and David Shore, City of Winchester Liaison.
STAFF PRESENT: Eric R Lawrence, Planning Director; Mark R. Cheran, Zoning & Subdivision
Administrator; and Renee' S. Arlotta, Clerk.
is 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 21, 2005 were unanimously approved as presented.
COMMITTEE REPORTS
Historic Resources Advisory Board (HRAB) — 10/18/05 Mtg.
Commissioner Gochenour reported that the HRAB discussed the proposed Willow Run rezoning
presented by Green-way Engineering. She said that historic sites on and near the project were discussed and the
following recommendations were made: screening of historic Homespun through landscaping; environmental
studies should be conducted around the historic Pembrook Cove Farm complex; and the preservation of the
historic homes, numbers 740 and 750, through the rezoning process. Commissioner Gochenour said the HRAB
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• also heard a presentation by the President of the Winchester- Frederick Historic Society, Mr. Robert Boxley. She
said the HRAB discussed how they could become more involved with the Historic Society.
PUBLIC MEETING
Subdivision Request 921 -05 of Macedonia Acres, submitted by BC Consultants, to subdivide 4.20 acres
into eight single - family detached traditional housing lots, containing four existing homes and four
proposed new homes. The property, zoned RP (Residential Performance), is located immediately north of
the intersection of existing Macedonia Church Road (Rt. 756) and Owens Lane/ Maryland Drive. The
property is further identified with PINS 75C -1 -9, 75C- 1 -10A, 75C -1 -11, 75C -1 -12, 75C -1 -13 in the
Shawnee Magisterial District.
Action — Recommended Approval
Zoning and Subdivision Administrator, Mark R. Cheran, reported that this application proposes
the subdivision of 4.20 acres into eight single - family detached traditional housing lots, containing four existing
homes and four proposed new homes; the lot sizes range from 15,000 to 32,000 square feet. He said the
proposed lots will have access via Owens Lane and Macedonia Church Road. Mr. Cheran noted that design
details consistent with the Wakeland Manor, Phase 6, subdivision will be incorporated and include such features
as street lights and sidewalks. He added that the proposed subdivision will be consistent with the surrounding
• neighborhoods and is located within the UDA (Urban Development Area) and the SWSA (Sewer and Water
Service Area). Mr. Cheran stated that this proposed subdivision appears to satisfy agency and ordinance
requirements and has had the MDP (master development plan) requirement waived; he said the proposed lots
comply with the dimensional requirements of the single - family detached traditional urban housing type. Mr.
Cheran concluded his report by noting that a recommendation from the Planning Commission to the Board of
Supervisors is desired to allow the staff to administratively approve this subdivision.
Commissioner Gochenour had questions on how this proposal fit in with the existing Wakeland
Manor and if this was to become a part of Wakeland Manor; she also had concerns about water quantity and
quality in this area. Comrnissioner Gochenour added that she was not in favor of filling up the only vacant space
in this area with four additional houses, in light of all the numerous existing homes here.
Mr. Rex Wakeman, the property owner, came forward to clarify that he was proposing four new
houses, not eight; he said the existing four houses will remain. Mr. Wakeman said this was a part of the
Macedonia Acres subdivision, subdivided in the mid - fifties, and is not a part of the Wakeland Manor subdivision;
he said the homes will be constructed in the style of those in Wakeland Manor.
Conunissioner Wilmot commented favorably on the improvements made to Owens Lane.
Chairman DeHaven called for public comments, however, no one came forward to speak.
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• Commissioner Morris believed this proposal will clean-up this particular area and create a much
better overall project; he said there is no real incentive to keep the older long, deep lots trimmed and mowed
Upon motion made by Commissioner Morris and seconded by Commissioner Ours,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
approval of Subdivision Request #21 -05 of Macedonia Acres, submitted by BC Consultants, to subdivide 4.20
acres into eight single - family detached traditional housing lots, containing four existing homes and four proposed
new homes.
(Note: Commissioners Thomas, Light, and Unger were absent from the meeting.)
Site Plan 956 -05 of Crooked Run Wastewater Reclamation Facility to be located in the Shenandoah
Development (Lake Frederick), a 2,130 -unit, age- restricted community off of Front Royal Pike (Rt. 522
South) on Crappie Lane. This capital improvement project is being presented to the Planning
Commission for informational purposes and no action is required.
No Action Required
• Zoning and Subdivision Administrator, Mark R. Cheran, stated that projects involving public
facilities are customarily brought before the Planning Commission for information prior to site plan approval.
Mr. Cheran said that a site plan has been submitted to the Planning Department for the Crooked Run Wastewater
Reclamation Facility to be located in the Shenandoah development (Lake Frederick). He explained that
Shenandoah is a 2,130 -unit, age - restricted community off of Front Royal Pike (Rt. 522 South) on Crappie Lane.
He added that the site for the Shenandoah development is currently being prepped for construction and land
disturbance and construction of the road to the site is underway.
Mr. Ronald Mislowski with Patton, Harris, Rust & Associates, the project engineers, was
available to answer questions from the Commission regarding the new facility. Mr. Mislowski stated that all of
the permits have been issued for the plant.
The Board of Supervisors' Liaison, Mr. Gary Dove, inquired about the capacity of the facility
and if the plant's discharge would count against the County's nutrient load quota in streams. Mr. Mislowski
replied that the permit was issued for 250,000 gallons per day (GPD) which will serve all of Shenandoah, in
addition to the j ail property, the mobile home park just north of Shenandoah, and some potential commercial areas
in Clarke County. Mr. Mislowski said that approximately five years ago, a VPDES permit was initially issued by
the Department of Environmental Quality (DEQ) and several years ago, that permit was re- authorized. Mr.
Mislowski stated that this plant has been designed to meet those discharge limits and has been approved by the
DEQ. Mr. Mislowski added that the Frederick County Sanitation Authority will own and operate the plant once
there are a designated number of homes being served by the plant.
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• Commissioner Morris asked if the dwellings connected to the system would require any
specialized equipment and how much of the plant's operation was new technology. Mr. Mislowski replied that
the basic technology, oxidation ditches, is proven technology and has been used for a long time; he said there was
some new technology due to the nutrient removal required by the VPDES permit.
Commissioner Gochenour said it was her understanding that Crooked Run was at least one mile
dry from the damn and this was the proposed location for this facility. Commissioner Gochenour believed it
should be established that this plant will meet the new standards for tributary discharge. Mr. Mislowski
confirmed that the new plant meets the required limits of the discharge permit as mandated by the State; he added
that DEQ has approved the design of this plant and the plant meets the requirements of the discharge permit.
Commissioner Gochenour commented that it was also her understanding that the Shenandoah development will
require about one million gallons of water per day. Commissioner Gochenour said she had requested from the
Sanitation Authority, through the Planning Department, an annual report comparing the quantity of available
water from all sources for last year, versus this year, along with a source -water protection map.
Commissioner Straub asked if the lake water would be used in the plant operation. Mr.
Mislowski replied that the lake is not a part of the plant operation; he said the lake is strictly for recreation.
Mr. Cheran added that the Crooked Run Wastewater Reclamation Facility is being constructed to
serve the 2,130 units in the Shenandoah development; he said that any growth outside of this R5 development
would require a Comprehensive Policy Plan amendment. Mr. Cheran added that even though the plant might be
over capacity, anyone else wanting to use the plant would have to go through the Comprehensive Policy Plan
Amendment process and ultimately, obtain approval by the Board of Supervisors.
• No action was required by the Planning Commission.
ADJOURNMENT
There being no further business to discuss, the meeting adjourned at 7:30 p.m.
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Respectfully submitted,