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PC_01-03-07_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 January 3, 2007. PRESENT: June M. Wilmot, Chairman/Shawnee District; Roger L. Thomas, Vice Chairman/ Opequon District; Charles E. Triplett, Gainesboro District; George J. Kriz, Gainesboro District; Gregory S. Kerr, Red Bud District; Christopher M. Mohn, Red Bud District; Gary R. Oates, Stonewall District; John H. Light, Stonewall District; Robert A. Morris, Shawnee District; Richard C. Ours, Opequon District; Cordell Watt, Back Creek District; Greg L. Unger, Back Creek District; Philip E. Lemieux, Board of Supervisors Liaison; Barbara Van Osten, Board of Supervisors Liaison; Lawrence R. Ambrogi, Legal Counsel. ABSENT: H. Paige Manuel, Member -At- Large; City of Winchester Liaison STAFF PRESENT: Eric R. Lawrence, Planning Director; Mark R. Cheran, Zoning & Subdivision Administrator; Susan K. Eddy, Senior Planner; and Renee' S. Arlotta, Clerk. • 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 Triplett, the Planning Commission adopted the agenda for this evening's meeting. ELECTION OF OFFICERS MEETING SCHEDULE, COMMITTEE APPOINTMENTS. AND ADOPTION OF BYLAWS FOR 2007 The Secretary to the Planning Commission, Mr. Eric R. Lawrence, presided over the election of the Chair and Vice Chair for 2007. Election of June S. Wilmot. Chairman for 2007 Secretary Lawrence declared nominations open for Chairman for the 2007 calendar year. The nomination of Ms. June M. Wilmot for Chairman was made by Commissioner Light and seconded by Commissioner Kriz. A motion was made by Commissioner Thomas, seconded by Commissioner Kriz, and unanimously passed to close nominations for Chairman. • Frederick County Planning Commission Page 1946 Minutes of January 3, 2007 -2- BE IT RESOLVED, That by a unanimous vote, the Frederick County Planning Commission does hereby elect Ms. June M. Wilmot as Chairman of the Planning Commission for the Year of 2007. Election of Roger L. Thomas, Vice Chairman for 2007 Secretary Lawrence declared nominations open for Vice Chairman for the 2007 calendar year. The nomination of Mr. Roger L. Thomas was made by Commissioner Ours and seconded by Commissioner Kriz. Motion was made by Commissioner Light, seconded by Commissioner Oates, and unanimously passed to close the nominations for Vice Chairman. BE IT RESOLVED, That by a unanimous vote, the Frederick County Planning Commission does hereby elect Mr. Roger L. Thomas as Vice Chairman of the Planning Commission for the Year of 2007. Election of Eric R. Lawrence, Secretary for 2007 • Chairman Wilmot declared nominations open for Secretary of the Planning Commission. The nomination of Mr. Eric R. Lawrence was made by Commissioner Morris and seconded by Commissioner Triplett. Motion was made by Commissioner Kriz, seconded by Commissioner Light, and unanimously passed to close the nominations for Secretary. BE IT RESOLVED, That by a unanimous vote, the Frederick County Planning Commission does hereby elect Mr. Eric R. Lawrence as Secretary of the Planning Commission for the Year of 2007. MEETING SCHEDULE FOR 2007 Planning Commission Upon motion made by Commissioner Oates and seconded by Commissioner Light, BE IT RESOLVED, That the Frederick County Planning Commission voted unanimously to have their regular monthly meetings on the first and third Wednesdays of each month at 7:00 p.m. to be held in the Board of Supervisors' meeting room in the Frederick County Administration Building. Frederick County Planning Commission Page 1947 Minutes of January 3, 2007 -3- Chairman Wilmot pointed out that two of the regularly scheduled Planning Commission • meetings fall on County holidays, July 4, 2007, and November 21, 2007. Upon motion made by Commissioner Light and seconded by Commissioner Thomas, the Planning Commission voted unanimously to cancel those two regularly scheduled meetings of the Planning Commission. Comprehensive Plans and Programs Subcommittee (CPPS) Upon motion made by Commissioner Light and seconded by Commissioner Kriz, BE IT RESOLVED, That the Frederick County Planning Commission voted unanimously to have regularly scheduled meetings of the Comprehensive Plans & Programs Subcommittee (CPPS) on the second Monday of each month at 7:30 p.m. in the first floor conference room of the Frederick County Administration Building. Development Review and Regulations Subcommittee (DRRS) Upon motion made by Commissioner Oates and seconded by Commissioner Thomas, BE IT RESOLVED, That the Frederick County Planning Commission voted unanimously to have the regularly scheduled meetings of the Development Review & Regulations Subcommittee on the fourth Thursday of each month at 7:30 p.m. in the first floor conference room of the Frederick County Administration Building. • COMMITTEE ASSIGNMENTS FOR 2007 Chairman Wilmot requested that Commissioners who are now serving on either the CPPS (Comprehensive Plans & Programs Subcommittee) or the DRRS (Development Review & Regulations Subcommittee) continue in their current positions. In addition, Chairman Wilmot renewed appointments to the following committees: Commissioner Kriz and Commissioner Oates to the Transportation Committee; Commissioner Kerr to the EDC (Economic Development Commission); Commissioner Unger to the Sanitation Authority; Commissioner Oates to the HRAB (Historic Resources Advisory Board); Commissioner Light to the Conservation Easement Authority (CEA); and Commissioner Manuel and Commissioner Thomas to the Development Impact Model Oversight Committee (DIMOC). PLANNING COMMISSION BY -LAWS & RULES AND RESPONSIBILITIES FOR 2007 Upon motion made by Commissioner Ours and seconded by Commissioner Thomas, the Planning Commission unanimously adopted their By -Laws and the Rules and Responsibilities for the Year 2007. • Frederick County Planning Commission Page 1948 Minutes of January 3, 2007 • MINUTES Upon motion made by Commissioner Kriz and seconded by Commissioner Triplett, the minutes of the November 15, 2006 Planning Commission meeting were unanimously approved as presented. COMMITTEE REPORTS There were no committee reports due to the previous month's holidays. Chairman Wilmot called for citizen comments on any item that was not on this evening's agenda. No one came forward to speak. COMMISSION DISCUSSION To consider a request to revise the Round Hill Community Land Use Plan, including expansion of the Sewer and Water Service Area (SWSA) for commercial development on the north side of Northwestern Pike (Route 50). The Round Hill area includes land generally located north and south of Northwestern Pike (Route 50), west of Route 37, and east of Crinoline Lane in the Gainesboro and Back Creek Magisterial Districts. No Action Required Commissioner Mom stated that he would abstain from all discussion due to a potential conflict of interest. Senior Planner, Susan K. Eddy, reported that this proposal is for discussion of the potential expansion of the Sewer and Water Service Area (SWSA) by approximately 481 acres and to modify the Round Hill Community Land Use Plan for commercial development. Ms. Eddy said the properties are located north and adjacent to Northwestern Pike (Route 50) and east and adjacent to Poorhouse Road (Route 654). Ms. Eddy pointed out that the expansion of the SWSA will allow the future extension of water and sewer lines for non - residential uses and for existing residences; however, it does not allow access to water and sewer for new residences; new residences would require extension of the Urban Development Area (UDA). Ms. Eddy stated that the original request, submitted on June 1, 2006, was for UDA expansion for a National Lutheran Home and for residences; it covered 370 acres and included five parcels owned by Silverlake, LLC. She stated that when the application was studied in detail by the Comprehensive Plans and • Programs Subcommittee (CPPS), they recommended including some of the adjoining parcels. The submittal was then revised by the applicant to seek only the SWSA expansion. The applicant is still ultimately seeking to Frederick County Planning Commission Page 1949 Minutes of January 3, 2007 -5- • develop part of the site for a National Lutheran Home; however, this Comprehensive Policy Plan amendment alone does not ensure that the National Lutheran Home could be built in this location. Ms. Eddy said that one of the unique features of this SWSA request is that the applicant is seeking commercial land use for a medical - related campus. This is due to its proximity east of Route 37 and the MS-zoned property; it would result in a continuation of the medical theme going west. She said it was the staff s opinion that the link to the medical center is the foundation for this proposal because clearly, there are plenty of other areas within the County's UDA and SWSA that would suffice for general office or general retail uses. Ms. Eddy next described the future transportation plan called for with this study, which establishes a road system capable of future expansion. She described the design standards, which were a continuation of those adopted in May with the Round Hill Plan, including heightened design standards for the actual campus. She said the Frederick County Sanitation Authority (FCSA) does not currently serve this area. The wastewater will be treated at the Parkins Mill Plant and the FCSA has stated that adequate wastewater capacity should be available by 2010. Ms. Eddy continued, stating that when the CPPS considered this application at their meetings in October and December of 2006, considerable discussion took place on transportation, land use, sewer and water, and concern was raised regarding future residential west of Route 37. She said the staff had prepared a draft plan for the December CPPS meeting and the CPPS had quite a number of changes to that plan, which included a clearer vision for the medical campus, less strip development on Route 50, and the addition of a new minor collector road between Round Hill Road and Ward Avenue. She commented that it would be quite challenging to redevelop the area south of Route 50 because of the large number of small residential lots. She said there would be a need for lot consolidations, etc., but this could make it much easier for people to redevelop their properties. • Ms. Eddy said the CPPS endorsed the draft plan with the changes they had requested; she said those changes are reflected in the plan submitted to the Planning Commission this evening. She said the staff was seeking comments from the Planning Commission on two basic points: 1) should the SWSA be expanded in this area and should the additional parcels also be included; and 2) if this is a good location to expand the SWSA, is this draft plan a good guide for future development in this area. Commissioner Kriz asked if the SWSA expansion could affect membership in the Conservation Easement Program. Ms. Eddy replied that inclusion in the SWSA would not preclude properties from using a Conservation Easement Program. Commissioner Light raised a question concerning a statement on Page 2 of the December 2006 Draft Plan, which referred to a "...commercial corridor and a campus area, both planned to accommodate business uses." He suggested that the language specifically reflect the intention to develop the entire area, including the commercial, in a campus -style setting. Ms. Eddy replied that the development north would be part of the campus area; however, it would be difficult to foresee the area south, with its existing small lots, redeveloping into a campus -style environment. She stated that all of the adopted design standards for Route 50 would be applied to the entire land use area; however, additional heightened standards would also be applied to the north campus area to cover building materials, plazas, signs, lighting, street furniture, extra landscaping, etc. Under the "Design Principles" in Figure 13A, Commissioner Oates suggested that the word "require" instead of "encourage" be used for the placement of buildings close to Route 50. Ms. Eddy recommended simply stating, "Placement of buildings close to Route 50 with landscaped parking lots in the rear..." A concern was raised about acres of visually unappealing parking area at the rear of properties, if all the • buildings are placed close to Route 50. Staff commented it was not the intent to have all the structures in the campus area along Route 50; local roads throughout the area should accommodate some of the buildings and parking areas. Another suggestion was to increase the commercial entrance spacing, since the intent was to limit Frederick County Planning Commission Page 1950 Minutes of January 3, 2007 the number of entrances on Route 50 and encourage the use of traffic signals. Commissioner Morris suggested stronger emphasis in the language for serving the needs of the existing residents in the area, along with the commercial development, so that as water and sewer service moves out along Route 50, the County does not forget the residents, nor the Round Hill Community Center and the original intent of the land use plan. Ms. Eddy suggested the inclusion of language indicating pipe sizing, so that it will be obvious to a developer that they are expected to provide the additional capacity. Commission members suggested the inclusion of specific language stating this SWSA expansion was not an opportunity for traditional single - family housing or townhouse development to occur in this area. Ms. Eddy noted that existing language in the draft text indicates the commercial areas are not meant for residential; this was clearly a SWSA expansion, not a UDA expansion. It was pointed out that the proposed language only mentions commercial and the intent is the possibility of having some institutional on the north side; a decision was made to include the wording, "campus -style area with commercial and institutional uses." Commissioners also recommended the addition of language encouraging inter - parcel connectors and utility easements. Chairman Wilmot next called for public comments and the following persons came forward to speak: Mr. Gary Triggs, a resident on Poorhouse Road, expressed his concern about the possibility of a high- density housing development occurring in this area. Mr. Triggs also wanted to be assured that the utility lines installed would be available for the adjoining properties. Chairman Wilmot responded that these extensions will be public service lines owned and operated by the Frederick County Sanitation Authority and if any adjoining property is within the Sewer and Water Service Area (SWSA), they would be allowed to hook into the line. • Mr. Richard Shade, representing the Emmanuel Baptist Church, said the Emmanuel Baptist Church has a major concern with water and sewer and would like to take advantage of the utility lines. Mr. Shade wanted to know which direction the utility lines would run. Commissioners pointed out that the mechanics of where the line will actually run is unknown today. Commissioners pointed out that the Emmanuel Baptist Church was within the proposed SWSA and would be eligible to tie into those future utility lines. Mr. Jeff Doll, owner of property on Route 50 West, asked if tying into the future utility line would be a requirement. Mr. Doll was in favor of the land use plan as presented; he was also in favor of allowing continuing care retirement facilities as a permitted use in this area. In addition, Mr. Doll asked for clarification on the process for approval of the proposed land use plan and the process for approval of allowing a continuing care retirement facility. Mr. Phil Haines, a resident on Poorhouse Road, was interested in the small lots along the Route 50 corridor. Mr. Haines said that he has rental properties along Route 50 in partnership with Mr. Doll. Mr. Haines asked how the driveways to the homes along the south side of Route 50 would be affected with this plan. Commissioner Oates explained that the existing homes and driveways would not be affected. Commissioner Oates said that if those properties seek a rezoning at some future time for a commercial use, for example, the Commission would be looking for the driveways to be consolidated in order to eliminate the number of access points. Mr. John Grove, owner of Cathers Market in Round Hill, asked if the easement would be expanded on one side of the road or the other. Mr. Grove also inquired if it was possible for the public to get copies of the proposed plan. is Frederick County Planning Commission Page 1951 Minutes of January 3, 2007 -7- There being no other citizen wishing to speak, Chairman Wilmot closed the public comment • portion of the meeting. The Planning Commission generally supported the proposed revision to the Round Hill Community Land Use Plan which promoted utilizing a campus -style setting for medical - related commercial development north of Route 50 and expansion of the SWSA in that area, with the comments and suggestions made by Commission members during their discussion. Ms. Eddy said she would forward the Commission and citizen comments to the Board of Supervisors for discussion at their meeting of January 24, 2007. OTHER Work Proeram Priorities Planning Director, Eric R. Lawrence, provided the Planning Commission with a list of the long - range project and current planning projects adopted out of the Commission's 2006 Retreat. Chairman Wilmot asked the Commission members to review the list for completion. ADJOURNMENT • There being no further business to discuss, the meeting adjourned at 8:05 p.m. by a unanimous vote. Respectfully submitted, W UvV v� Wilmot, Chairman Secretary • Frederick County Planning Commission Page 1952 Minutes of January 3, 2007