Loading...
PC_10-18-06_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 18, 2006. PRESENT: June M. Wilmot, Chairman/Shawnee District; Roger L. Thomas, Vice Chairman/ Opequon District; Richard C. Ours, Opequon District; George J. Kriz, Gainesboro District; Charles E. Triplett, Gainesboro District; Gregory S. Kerr, Red Bud District; John H. Light, Stonewall District; Gary R Oates, Stonewall District; Robert A. Morris, Shawnee District; David Shore, City of Winchester Liaison; and Lawrence R Ambrogi, Legal Counsel. ABSENT: Christopher M. Mohn, Red Bud District; Greg L. Unger, Back Creek District; Cordell Watt, Back Creek District; H. Paige Manuel, Member -At- Large; STAFF PRESENT: Eric R. Lawrence, Planning Director; Michael T. Ruddy, Deputy Planning Director; Mark R. Cheran, Zoning and Subdivision Administrator; Candice E. Perkins, Planner II; Planner I; and Renee' S. Arlotta, Clerk. 0 CALL TO ORDER & ADOPTION OF AGENDA Chairman Wilmot called the meeting to order at 7:00 p.m. Upon motion made by Commissioner Kriz and seconded by Commissioner Ours, the Planning Commission adopted the agenda for this evening's meeting. COMMITTEE REPORTS Winchester City Planning Commission Mr. David Shore, Planning Commission Liaison for the City of Winchester, reported that the City Planning Commission is working on the update to the City's Comprehensive Policy Plan. Mr. Shore also reported that the Winchester Planning Commission recently recommended to the City Counsel a rezoning that would allow the extension of Jubal Early Drive across a three -acre parcel of City-owned land and will allow that road to be taken into Frederick County through the newly proposed Willow Lawn subdivision. He said it will eventually go out to Route 37 and will be a very important east -west connector for both the City and the County. C� Frederick County Planning Commission rage i a i 7 Minutes of October 18, 2006 -z- • Comprehensive Plans & Programs Subcommittee (CPPS) — 10/09/06 Mtg. Commissioner Light reported that the CPPS discussed two CPPA amendment properties sent by the Board of Supervisors. He said one was Clearview in the Stonewall District and the other was for the Luthem Church on the Route 50 West corridor. He said the CPPS also had UDA update. Economic Development Commission (EDC) — 10/13/06 Mtg. Commissioner Kerr reported that the EDC discussed budget planning for FY 2008 and the possibility of partnering with the Chamber of Commerce on marketing efforts. Also discussed was the Real Cost of Commuting Study and he said the results are soon to be released to the public. CITIZEN COMMENTS Chairman Wilmot called for citizen comments on any item that was not on this evening's agenda. No one came forward to speak. is PUBLIC HEARING Rezoning Application 913 -06 of Senseny Village, submitted by Greenway Engineering, forthe purpose of revising the Generalized Development Plan (GDP) and proffers applicable to the road design. The property is located on the south side of Rossum Lane (Rt. 736) and Twinbrook Circle (Rt. 867). The property is further identified with P.I.N.s 65 -A -49B and 65 -A -55 in the Red Bud Magisterial District. Action — Recommended Approval Planner Candice E. Perkins reported that the Senseny Village rezoning application is a request to revise the Generalized Development Plan (GDP) and proffers that were associated with Rezoning #04 -05, which was approved by the Board of Supervisors in August of 2005. Ms. Perkins stated that the Senseny Village development consists of 285 residential units, which includes 112 single - family units and 173 townhouse units. Ms. Perkins explained that Rossum Lane will be the primary entrance into the Senseny Village development. She said that at the time of the rezoning in 2005, VDOT and the Planning Staff believed that Rossum Lane had an existing right -of -way width of 50 feet; however, the applicant has since advised the staff that Rossum Lane actually has a dedicated right -of -way width of only 37 feet. She further explained that the transportation proffer from Rezoning #04 -05 stated that on -street parking was to be provided; it has since been decided that a sidewalk would be more beneficial. Ms. Perkins said the proposed proffer revision would state: "The applicants hereby proffer to design and construct improvements to Rossum Lane (Rt. 73 6) to meet VDOT minimum geometric and pavement design standards sufficient to allow for two -way travel, curb /gutter, street • lights, storm sewer, and a sidewalk (four feet in width), located on the west side of Rossum Lane within the existing Rossum Lane right -of- way." Ms. Perkins noted that this is the only text revision to the original proffers and all of the other proffers remain the same. Ms. Perkins further noted that the revised GDP provides additional Frederick County Planning Commission Page 1880 Minutes of October 18, 2006 -3- • open space between the single - family homes in the Senseny Village development and the existing homes in Glenmont Village. Referring to the applicant's proffer statement under transportation, Commissioner Thomas said the applicant is proffering to provide for a right -of -way dedication for the future Route 37 Eastern Bypass in conformity with the Alternative C alignment. Commissioner Thomas inquired who would actually do the survey and layout because a 1 -200 or 1 -2,000 scale map leaves considerable waffle room; he asked if VDOT would actually go out and place the alignment out for the developer. Planning Director Eric R. Lawrence stated that through the Transportation Committee, the County is working with an engineer to identify and locate the centerline for the entire portion of Route 37 that has not been constructed (Eastern Rt. 37). Mr. Lawrence said in going through that exercise, the County will be able to determine the metes and bounds, based on the centerline; the County will then approach the property owners and ask them to dedicate the areas identified. He said the applicant will then do the surveying. Mr. Evan A. Wyatt with Greenway Engineering was present to represent the Senseny Village Rezoning and Master Development Plan (MDP). Mr. Wyatt said through this process, they have worked quite extensively with the Glenmont Village Homeowners Association (HOA); he said one of the primary goals of the Glenmont Village HOA was to have a no -cut, tree -save area between Glenmont Village and the new Senseny Village development. Mr. Wyatt said that with the re- design of the GDP, they have been able to preserve considerably more area than the 50 -foot strip of hardwoods originally shown on the previous plan. He said they remain committed to making the road connections with Glenridge Drive, Rossum Lane, and the undeveloped Gene Grove property, as well as the internal connecting road system. He talked about the right -of -way issue on Rossum Lane. Mr. Wyatt added that during the design process, VDOT started using the concept of traffic chokers; he said language has been added indicating that chokers will be placed at the three main entrance points previously mentioned. Cairman Wilmot next called for public comments and the following persons came forward to speak: Ms. Valerie Pullman, a resident on Glenridge Drive in the Red Bud District, spoke in favor of the revisions to the applicant's rezoning and GDP. Ms. Pullman said the residents of Glenmont believe the modified plan was much better than the plan submitted a year ago. She said the revisions are more in line with what the residents of Glenmont Village wanted, especially with regard to the tree -save area. She said the buffer area was very important to the residents of Glenmont Village. In addition, Ms. Pullman raised the issues of over - capacity of the elementary schools in this area and bus transportation for the elementary schools in the County. She said last year, she had two of her children attending two different elementary schools; she said this year, there is a brand new elementary school and on the first day, it opened over capacity. She spoke about the amount of time young children have to wait at school for a bus and the amount of time it takes to travel home on a bus. She requested that the Commission consider the school situation when looking at new development. Mr. Richard Crane, a resident on Glenridge Drive in the Red Bud Distirct and Vice President of the Glenmont Village HOA, spoke in support of this rezoning application. Mr. Crane said the applicant and his representatives have met with Glenmont Village's Board of Directors on numerous occasions, they've met with individual representatives from the Board, they have attended their annual property owners' meeting, and they have attended specially - called community meetings for the purpose of considering this rezoning. Mr. Crane had positive comments about their relationship with the applicant on working out the details and concerns of Glenmont Village homeowners. He said the HOA supported the revised MDP and they were pleased with the addition of the sidewalk along Rossum Lane. Mr. Crane said he was asked late this evening to mention that perhaps the Commission could recommend to the Board of Supervisors that "Children at Play" signs be added as an additional measure for calming the traffic. Frederick County Planning Commission Page 1881 Minutes of October 18, 2006 -4- • No one else wished to speak and Chairman Wilmot closed the public comment portion of the meeting. Commissioners were pleased to have the adjoining residents come in and talk about how this had been a positive experience for them. No other issues or concerns were raised. Upon motion made by Commissioner Kerr and seconded by Commissioner Kriz, BE IT RESOLVED, THAT the Frederick County Planning Commission does hereby unanimously recommend approval of Rezoning Application 413 -06 of Senseny Village, submitted by Greenway Engineering, for the purpose of revising the Generalized Development Plan (GDP) and proffers applicable to the road design. (Note: Commissioners Unger, Manuel, Watt, and Mohn were absent from the meeting.) PUBLIC MEETING Master Development Plan 412 -06 of Senseny Village, submitted by Greenway Engineering, to accommodate 285 residential units on the south side of Rossum Lane (Route 736) and Twinbrook Circle (Route 867). The property is further identified by P.I.N.s 65 -A -49B and 65 -A -55 in the Red Bud District. • Action – Recommended Approval Planner Candice E. Perkins reported that the master development plan (MDP) of Senseny Village includes the revised proffer and Generalized Development Plan (GDP) just previously considered by the Commission. Ms. Perkins said the revised GDP layout is reflected with this MDP; the revision provides a new road layout, a revised townhouse layout, and additional open space between this development and Glenmont Village. She added that the applicant has also proposed to construct the Rossum Lane improvements within the existing right -of -way; these improvements will include curb and gutter, two driving lanes, and a sidewalk along the western side of Rossum Lane, as indicated in Rezoning # 13 -06. She pointed out that awaiver of Section 144 - 24C(2)b of the Subdivision Ordinance will be required to allow townhouse units to be located more than 500 feet from a state - maintained road, but not more than 800 feet. Ms. Perkins noted that some of the additional proffers associated with the development include a monetary provision of $5,000 per single family unit and $3,000 per townhouse unit for improvements to Senseny Road, right turn lanes on Senseny Road at the Rossum Lane and Twinbrook Drive intersections; and monetary contributions of $10,000 per single family unit and $8,000 per townhouse unit to mitigate impacts to County facilities. Ms. Perkins concluded her report by noting that two actions will be required for this MDP —one for the waiver and one for the MDP itself. Mr. Evan A. Wyatt with Greenway Engineering, representing the Senseny Village Rezoning and Master Development Plan (MDP), first referred to his proffer commitment for the consideration of traffic chokers; he said VDOT must allow them the use of traffic chokers through the ultimate design approval plan. Mr. Wyatt stated they could pictorially show the areas for traffic chokers and include a narrative stating any and all will be constructed, provided VDOT grants approval. He next pointed out the lot -limit areas and offered to include an additional narrative committing to the open space, tree -save portions, and the delineation of those areas prior to land - disturbance activity. Mr. Wyatt pointed out the lots which exceed the 500 foot requirement from a • state - maintained street, in which a waiver was required; he also noted the circular connection of the road system. Frederick County Planning Commission Page 1882 Minutes of October 18, 2006 -5- • Chairman Wilmot next called for citizen comments and the following person came forward to speak: Ms. Valerie Pullman, a resident on Glenridge Drive in the Red Bud District, spoke in favor of all the County agencies working together to provide input on projects. Upon motion made by Commissioner Kerr and seconded by Commissioner Kriz, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of the waiver of Section 144- 24C(2)b of the Subdivision Ordinance to allow townhouse units to be located more than 500 feet from a state - maintained road, but not more than 800 feet. Upon motion made by Commissioner Kerr and seconded by Commissioner Triplett, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Master Development Plan # 12 -06 of Senseny Village, submitted by Greenway Engineering, for 285 residential units on the south side of Rossum Lane (Route 736) and Twinbrook Circle (Route 867), with the inclusion of a narrative and pictorial indicating the areas for traffic chokers as directed by VDOT and a narrative committing to the open space/ tree -save areas, and the delineation of those areas on the site prior to land - disturbance activity. (Note: Commissioners Unger, Manuel, Watt, and Mohn were absent from the meeting.) • Subdivision and Waiver Request #13 -06 of Winstone, LLC, submitted by Greenway Engineering, forthe creation of a new 4.40 -acre commercial property with a waiver of Chapter 144, Article V, Section 24C— Lot Access. The property is located within Stonewall Plaza, off North Frederick Pike (Route 522), and is identified with Property Identification Number 42- A -198H in the Stonewall Magisterial District. Action — Recommended Approval Zoning and Subdivision Administrator, Mark R. Cheran, reported that this request is for the subdivision of a 21 -acre parcel to create a 4.40 -acre parcel and a 17 -acre residue parcel, both zoned B2 (Business General) District. Mr. Cheran said that access to the new parcel will be via a private commercial 50 -foot ingress /egress access from North Frederick Pike (Rt. 522). He explained that a waiver from the requirements of Chapter 144, Section 24 (C), of the Subdivision Ordinance will be needed as this four -acre parcel will be served by a private street access via the public street of North Frederick Pike. He added that the property is subject to the conditions of approved MDP # 10 -05; there is also an approved subdivision on the 17 -acre parcel. Mr. Evan A. Wyatt, with Greenway Engineering and representing Windstone, LLC, said this is being brought to the Commission as a subdivision waiver to avoid the creation of a pipestem lot adjoining a state - maintained road. Mr. Wyatt noted this is the new commercial site in Sunnyside and Riverdale Court is the entrance which comes off North Frederick Pike; he pointed out the ring road around the property. He added that there is a reciprocal access easement agreement that is executed between all parties and provides the right to move back and forth between properties, similar to other office parks or commercial centers where there are private road systems. • Frederick County Planning Commission Page 1883 Minutes of October 18, 2006 • Chairman Wilmot called for public comments and the following person came forward to speak. Mr. Doug Kramer, a resident of the Stonewall District, stated that he lived on Lot 1 in the Darville Subdivision; his lot adjoined the 17 -acre residue parcel, along Clark -ville Drive. Mr. Kramer had problems with the lighting coming from the 17 -acre commercial property. He said the site is over lighted and he has an enormous amount of light in his back yard. He stated that when the facility was constructed, the ground level was raised about five feet, but the fence was placed below, at ground level. He said the driveway and parking is up high and the adjoining residential homes on the south end are much lower. Mr. Kramer asked for consideration of a fence at the upper level or directing the lights in the opposite direction. There was no one else wishing to speak and Chairman Wilmot closed the public comment portion of the meeting. Mr. Wyatt said that he would convey Mr. Kramer's concern to Mr. Bruce Griffin, the developer, and he would try to get the two parties together. No further issues or concerns were raised by the Commission. Upon motion made by Commissioner Light and seconded by Commissioner Kriz, BE IT RESOLVED, THAT the Frederick County Planning Commission does hereby unanimously recommend approval of Subdivision and Waiver Request # 13 -06 of Winstone, LLC, submitted by Greenway Engineering, for the creation of a new 4.40 -acre commercial property with a waiver of Chapter 144, Article V, Section 24C — Lot Access. (Note: Commissioners Unger, Manuel, Watt, and Mohn were absent from the meeting.) Subdivision 414 -06 and Waiver Request of C. Robert Solenberger, et al, submitted by Greenway Engineering, for the creation of a new 1.25 acre commercial property with a waiver of Chapter 144, Subdivision Ordinance, Article V, Section 31C(1)(B) —Rural Subdivisions. The property, zoned MI and RA, fronts the western boundary of Martinsburg Pike (Route 11 N) about 0.65 miles north of the intersection with Interstate 81 (Exit 317). The property is further identified with P.I.N. 43 -A -111 in the Stonewall Magisterial District. Action — Tabled for 30 Days Commissioner Light announced that he would abstain from all discussion and voting on this request, due to a possible conflict of interest. Zoning and Subdivision Administrator, Mark R. Cheran, reported that the property is zoned Ml (Light Industrial) and RA (Rural Areas) and the land use is vacant and residential. Mr. Cheran said the applicant is seeking the ability to create two parcels from an 18.345 -acre tract; one parcel would consist of 1.25 acres zoned RA and the second parcel 17.0954 acres, zoned M 1, with an access across the RA -zoned property. He explained that this small access area would enable a secondary site access to Route 11; the primary site access would be through the Ruthersford Industrial Park road network, as proffered with the Ruthersford Industrial Park rezoning application. • Mr. Cheran stated that the applicant is requesting a waiver of Chapter 144, Section 31, of the Subdivision Ordinance to create a 1.25 -acre parcel in the RA (Rural Areas) Zoning District. He explained that Frederick County Planning Commission Page 1884 Minutes of October 18, 2006 -7- • the minimum lot size in the RA Zoning District is five acres, with the exceptions of family division lots and rural preservation lots, which may be a minimum of two acres. Mr. Cheran said that the staffs concern with this waiver is that it would result in two entrances onto Route 11, which does not meet minimum entrance spacing requirements. He said the staff believes these parcels should establish a shared entrance/access agreement so that in the event the 1.25 -acre site successfully secures a more intensive commercial or industrial use in the future, it would not establish another commercial entrance on Route 11. In addition, Mr. Cheran said the staff would also suggest that inter - parcel access easements should be established with properties north and south of the subject sites to minimize future entrance conflicts onto Route 11. Mr. Evan A. Wyatt with Greenway Engineering, the design/engineering firm representing the C. Robert Solenberger waiver request, stated that this request has come forward because of the FEMA office building site; he said FEMA's desire was to purchase the property, minus the house. He said a subdivision plat was prepared and it was determined a waiver would be needed because the residue where the existing house is located would be less than five acres. Mr. Wyatt said that FEMA has established a secondary access road that will come off of Route 11 back to their office building; he pointed out that FEMA is allowing the existing residential driveway to connect into their access drive, thus eliminating the existing residential driveway. He said FEMA has also provided a ten -foot right -of -way dedication strip along Martinsburg Pike. Mr. Wyatt presented a revised plat showing the ten -foot right -of -way dedication strip, to be used for future road widening, and includes frontage along the portion that FEMA is retaining for their road, as well as along the residential lot; he noted that the parcel acreage has been adjusted accordingly. He pointed out the narrative at the top which commits to the residential driveway serving the new parcel to be connected to the access drive on Parcel 111. No commitment was made by the applicant for access easements to the north. Commission members asked if the driveway to FEMA would be dedicated to the State and Mr. • Wyatt replied that FEMA did not want a State street and preferred a private road system. Commission members were seeking to limit the number of entrances onto Route 11 for safety reasons; they were interested in having the availability of inter - parcel connectors for the lots on either side of the proposed new Parcel I I IA. They also wanted to see direct access prohibited to Route 1 I by the new Parcel 1 I IA. A Commission member asked where the residential driveway would connect along FEMA's access road; he also asked about the appropriateness of a semi -secure administration building sharing an access road with a neighbor. Mr. Wyatt pointed out an area close to the dwelling which would provide the connection and he also pointed out where the guard area would be further northwest along the access road, with the actual gating taking place on the M 1 -zoned portion of the property. Commissioners noted that the residential driveway would be going across the storm water management easement; it was also noted that the septic easement for the residential property was on the adjoining property. Commissioners commented that not only was this lot too small, it will have an inter - parcel connection on a busily - traveled road, and the septic easement was off site. Chairman Wilmot asked where the primary access would be. Mr. Wyatt replied that the primary access is intended to come through the main entrance at Rutherford Farm Industrial Park, which is a signalized intersection with turning lanes. Planning Director Eric R. Lawrence came forward to clarify the access to the parking lot; he said the approved site plan does not show gate houses, so the staff will need to understand where the gates would be located. In addition, Mr. Lawrence stated that if this waiver is approved creating a 1.25 -acre parcel, it has every right to be requested to be rezoned to commercial; he said once the parcel stands on its own right, it has the rights to get access to Route 11. He said if the applicant is unwilling to establish the inter - parcel connection, a notation that there be no direct access to Route 11 would be appropriate. He said it will force the owner, at some point in • the future when they want to rezone the property, to find other access. Mr. Lawrence said the entrance spacing on Route 11 is a 200 -foot requirement, and the frontage on this new parcel is only 94 feet, which is why the staff suggested inter - parcel connections. Frederick County Planning Commission Page 1885 Minutes of October 18, 2006 • Chairman Wilmot next called for public comments and the following person came forward to speak: Mr. Scott E. Merryman, the adjoining property owner to the east at 1995 Martinsburg Pike, stated that the parcels along Martinsburg Pike are very narrow and long. Mr. Merryman said that any road frontage that goes up through there will be very close to his property line. He was concerned about having commercial traffic going in and out of the site, across that lot. He said his septic is only 15 feet off of the property line and his house is only about 40 feet off the property line. Commission members were concerned that the proposed design would result in an undesirable situation for the neighbors, particularly Mr. Merryman. A Commission member suggested that FEMA place the access road down through the center of the parcel, with buffering on both sides, so it would not be so objectionable to the neighbors. Some members of the Commission said they could not support the waiver as presented. A motion was made by Commissioner Oates to table the request for 30 days with the following items brought back when resubmitted: 1) a schematic of the proposed entrance; 2) the location of the guard gates and FEMA entrance gates; 3) buffering along the access road for the neighbors on both sides; 4) the consideration of inter -parcel connectors on both sides of the property; and 5) the provision of traffic counts. This motion was seconded by Commissioner Kriz. BE IT RESOLVED, THAT by a unanimous vote, the Frederick County Planning Commission does hereby table Subdivision 914 -06 and Waiver Request of C. Robert Solenberger, et al, submitted by Greenway Engineering, for • the creation of a new 1.25 -acre commercial property with a waiver of Chapter 144, Subdivision Ordinance, Article V, Section 31C(1)(B), Rural Subdivisions, for 30 days. The Commission has requested the following information to be included in the next submittal: 1) a schematic of the proposed entrance; 2) the location of the guard gates and FEMA entrance gates; 3) buffering along the access road for the neighbors on both sides; 4) the consideration of inter - parcel connectors on both sides of the property; and 5) the provision of traffic counts. (Commissioner Light abstained from voting. Commissioners Mohn, Unger, Watt, and Manuel were absent from the meeting.) UPDATE ON THE URBAN DEVELOPMENT AREA (UDA) STUDY POLICY Deputy Planning Director, Michael T. Ruddy, reported that the UDA Working Group and the Comprehensive Plans & Programs Subcommittee (CPPS) have been working for quite some time on the Urban Areas Land Use Proposal which presents an approach to land use planning in the urban development areas of the County. Mr. Ruddy said the concepts within the proposal would enable the implementation of a pro- active and creative land use plan which will meet the needs of a growing community, will assure a sustainable community, and will maintain a high quality of life for the residents of Frederick County; he stated that the land use proposal for the urban areas is based upon creating community in the urban areas. Mr. Ruddy proceeded to give the Commission an overview of the Land Use Proposal for the Urban Areas of Frederick County, which included a review of the Development Principles in the Urban Areas, Neighborhood Villages and Urban Centers, Community Facilities in the Urban Areas, Transportation in the Frederick County Planning Commission Page 1886 Minutes of October 18, 2006 Urban Areas, and Green Infrastructure in the Urban Areas. Mr. Ruddy said that all comments received by the Planning Commission will be incorporated in the proposal sent forward to the Board of Supervisors. Commission members inquired if the land use proposal encouraged green -type development, such as pervious parking in urban and village centers. They also inquired how the proposed design concepts would be implemented; if the next step would be to look at ordinances and design standards; and, they asked how the County would encourage builders to begin using the concepts. Commission members asked if there was a plan for the future to go from the concepts being an option to becoming a requirement. Mr. Ruddy replied that this proposal sets the County in that direction. He said a part of the implementation envisioned, especially working with the design community, is for something to be in place fairly quickly that would enable these principles to happen and provide considerable flexibility. He commented that in the past, the County has used the R4 classification to enable flexibility; something similar, but designed around the concepts now being discussed is envisioned as one implementation tool. Mr. Ruddy said the green infrastructure component will be given greater recognition as these neighborhood plans come before the Commission. He said there were a number of steps the County will have to proceed through in order for the concepts to go from options to requirements; however, the initial proposal is certainly a giant leap from where the County is today for enabling a different approach to occur. Mr. Ruddy stated that the working group clearly wants to move forward to enable the implementation to happen. Commissioner Kriz, a member of the study group and the CPPS, said the development community is very much on board with these concepts and are already pulling together some sample ordinances to bring forward. He said they see this as a good opportunity that will benefit the County. Commissioner Kriz stated that public meetings were held and the working group also met with every County agency to receive input • so that everyone was working together. Commissioner Kriz felt this was a package that should be pretty well accepted by everyone who needs to make decisions. Commissioner Kerr believed the developers would look at these concepts favorably over time and he thought today's market would lead them in that direction. He mentioned that in places like northern Virginia, where homes are still selling quite well, they are within neighborhood and urban centers. Commissioners believed the proposal was a good start and were in support of the proposal presented. Mr. Ruddy said this will be going to the Board of Supervisors for discussion on November 8, 2006, and following that, it will move forward to public hearings. DISCUSSION OF A PROPOSED ORDINANCE AMENDMENT TO CHAPTER 165 (ZONING), ARTICLE V, RA (RURAL AREAS) DISTRICT, SECTION 165- 55(A), SETBACK REQUIREMENTS. Zoning and Subdivision Administrator, Mark R. Cheran, reported that this section of the zoning ordinance addresses building setbacks in the RA (Rural Areas) Zoning District; he said the Development Review and Regulations Subcommittee (DRRS) believed the existing setbacks needed clarification and needed to allow for greater setback distances than were currently allowed to avoid conflicts with active agricultural uses. Mr. Cheran noted the changes would apply to family division lots. He said this item was presented to the Planning Commission for discussion on September 20, 2006; the Commission raised issues and made suggestions for consideration by the DRRS. Mr. Cheran said that, subsequently, the DRRS met on September 28, 2006, and • incorporated the suggestions made by the Planning Commission. He said those changes included adjoining land use categories of "Residential at 5 acres or less at a 50 -foot setback; Agricultural/Residential at 5 acres or more at a 100 -foot setback; Orchard at a 200 -foot setback, and Agricultural & Forestal District at a 200 -foot setback. He Frederick County Planning Commission Page 1887 Minutes of October 18, 2006 -10- • said the DRRS also proposed eliminating Section C, Existing Dwellings. Under the Agricultural/Residential category, Commissioner Oates suggested changing the wording to "more than 5 acres," instead of "5 acres or more." On behalf of the surveying community, Commissioner Oates asked for a list of all the properties within the Agricultural and Forestal District, by tax map number, to be provided annually, so the correct setback can be incorporated onto plats. Commissioner Thomas, a member of the DRRS, said a considerable amount of time and discussion was spent on this amendment clarification. He said the subcommittee's goal was to protect the County's agriculture, the orchards, and the Agricultural and Forestal Districts. Commissioner Thomas believed this was the best option and it protects both the agricultural and rural areas and still gives developers the flexibility to develop lots. It was the consensus of the Commission that this item was ready to go forward to the Board of Supervisors for their review and discussion. OTHER Commissioner Oates announced that the County's GIS Department will be having a GIS Day on November 17, 2006. Commissioner Oates said that if any of the Commissioners are looking for a special map, the GIS Department may be able to provide it. L ADJOURNMENT There being no further business to discuss, the meeting adjourned by a unanimous vote at 9:50 p.m. Respectfully submitted, M. Wilmot, Chairman R. Lawrence, Secretary Frederick County Planning Commission Page 1888 Minutes of October 18, 2006