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PC_05-16-01_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 May 16, 2001. PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; Roger L. Thomas, Vice Chairman/ Opequon District; Cordell Watt, Back Creek District; S. Blaine Wilson, Shawnee District; Greg L. Unger, Back Creek District; Richard C. Ours, Opequon District; Charles E. Triplett, Gainesboro District; George J. Kriz, Gainesboro District; Robert A. Morris, Shawnee District; Gene E. Fisher, Citizen at Large; Sidney A. Reyes, Board Liaison; and Jay Cook, Legal Counsel. ABSENT: John H. Light, Stonewall District; and Vincent DiBenedetto, Winchester City Liaison STAFF PRESENT: Evan A. Wyatt, Planning Director; Patrick T. Davenport, Zoning and Subdivision Administrator; Mark R. Cheran, Planner I; and Renee' S. Arlotta, Clerk. CALL TO ORDER • Chairman DeHaven called the meeting to order at 7:00 p.m. MEETING MINUTES - APRIL 4, 2001 Upon motion made by Mr. Kriz and seconded by Mr. Thomas, the minutes of April 4, 2001 were unanimously approved as presented. COMMITTEE REPORTS Comprehensive Plans & Programs Subcommittee (CPPS) - 05/14/01 Mtg. Chairman DeHaven reported that the CPPS is continuing discussion on the rural areas issues. He said that the committee split up into two discussion groups with a portion of the committee working on Purchase of Development Rights (PDR) and the other portion of the committee working on the rural areas issues surrounding subdivisions, policy statements, goals, and objectives. C Frederick County Planning Commission Minutes of May 16, 2001 Page 666 -2- Sanitation Authority - 05115101 Mtg. Commissioner Fisher reported the following information from the Sanitation Authority meeting: the Authority appointed Mr. Darwin (Skip) Braden as the new Gainesboro representative to the Authority; the Sanitation Authority's Director, Mr. Wellington Jones, presented some graphs concerning rainfall over the last several years; Mr. Jones also reported that the South quarry recovered about 20 feet in April; the northern water treatment plant proposal that came in over budget was reduced by cutting construction costs; a resolution was passed supporting the refinancing of the Parkins Mill 1998 bond issue due to lower interest rates; and a public hearing will be held on June 19 to discuss an increase in water rates. Winchester Planning Commission - 05/15/01 Mtg. Commissioner Ours reported that the Winchester Planning Commission (WPC) approved a rezoning for a portion of land for the church that is moving to the Grim Farm property. Commissioner Ours stated that the WPC also discussed a proposed rezoning on Plaza Lane, adjacent to Grand Furniture, for a commercial use abutting a residential use. He said the main issue here was the relocation of a gas transfer station, which apparently creates noise and odor. He said the issue was resolved when it was determined that the transfer station could be placed underground. Mr. Ours added that the final discussion involved the • comparison of White Pines versus Leland Cypress for use in buffers. PUBLIC HEARINGS Conditional Use Permit 403 -01 of Kitty B. Hockman and Kitty Hockman- Nicholas for a Cottage Occupation for a Bed and Breakfast. This property is located at 690 Shady Elm Road (Hedgebrook Farm Log Guest House) and is identified with P.I.N. 74 -A -67 in the Back Creek Magisterial District. Action - Tabled Mr. Mark R. Cheran, Planner I, read the background information and said there were no adverse comments from any of the reviewing agencies. He stated that the proposed bed and breakfast would take place in a two - bedroom house located on the property. Mr. Cheran said that the proposed bed and breakfast is located approximately 800 feet from Shady Elm Road. In addition, he said the property is surrounded by similar uses and property setbacks are greater than required by the Zoning Ordinance. Mr. Cheran next read a list of recommended conditions, should the Commission find the use to be appropriate. Commissioners had questions regarding VDOT's comment for a commercial entrance. Mr. Wyatt pointed out that there are various standards for commercial entrances; in some instances, a similar • Frederick County Planning Commission Minutes of May 16, 2001 Page 667 3- surface to the adjoining road surface is required. He said that in some instances, all that may be required is • an asphalting of a gravel driveway back a number of feet from where it adjoins the road. Commissioner Kriz pointed out that it may also involve site distance at the entrance. Ms. Kitty Hockman- Nicholas came forward and introduced herself, her mother, Kitty. Hockman, and her daughter, Jackie Hott. Ms. Hockman- Nicholas said that her daughter, Jackie Hott, will be presenting information pertaining to the bed and breakfast. Ms. Jackie Hott gave a brief history and description ofHedgebrook Farm, a 110 -acre working, family dairy farm, noting that the farm was established in 1907 by her great - grandparents. Ms. Hott gave a summary of what they are proposing and what they anticipate for their bed and breakfast. Chairman DeHaven called for anyone who wished to speak regarding the proposed conditional use permit and the following person came forward: Mr. Warden Jenkins, a resident at 243 Soldiers Rest Lane, said that as of today, he has not received any notification in the mail about the public hearing for the proposed conditional use permit. Mr. Jenkins said that he knew of the public hearing from the advertisement in the "Winchester Star" newspaper. Mr. Jenkins said that he had no problems with the bed and breakfast, however, his biggest concern was where the entrance to the bed and breakfast was going to be. He said that if the entrance to the bed and breakfast was going to be Soldiers Rest Lane, then an agreement would have to be worked out regarding the maintenance of the road. Chairman DeHaven asked Mr. Jenkins ifhis property bordered theHedgebrook Farm property • and Mr. Jenkins replied that it did. Mr. Jenkins said that Soldiers Rest Lane is a right -of -way to his 15 acres, which he maintains. Ms. Jackie Hott stated that the entrance to the bed and breakfast will be on Shady Elm Road (Route 690), not Soldiers Rest Lane. Ms. Hott explained that the farm had no entrances off Soldiers Rest Lane. Commissioner Ours said that he visited the site and the building is a beautifully - restored log home and is very much in keeping with the type of industry Frederick County wants to promote. He said that the area lends itself well to this type of business. However, because Mr. Jenkins said that he had not received notification of the conditional use permit, the Commission voted to table the application until proper notification could be made. Upon motion made by Mr. Wilson and seconded by Mr. Kriz, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously table Conditional Use Permit #03 -01 of Kitty B. Hockman and Kitty Hockman- Nicholas for a Cottage Occupation for a bed and breakfast for 30 days in order to allow time for proper notification of adjoining property owners. • Frederick County Planning Commission Minutes of May 16, 2001 Page 66f -4- • DISCUSSION ITEMS DISCUSSION OF THE MS (MEDICAL SUPPORT) DISTRICT Mr. Evan A. Wyatt, Planning Director, stated that the Development Review and Regulations Subcommittee (DRRS) has been working since March of 2001 on a new zoning district for the County, a medical support district. He explained that the intent of the proposed district is to allow for a variety of support services and related residential land uses which would cluster around a hospital, a clinic, a medical school, or medical offices. Mr. Wyatt said this work was initiated through a request by Valley Health Systems and the directive from the Board of Supervisors and the County Administrator ultimately led to the DRRS commencing work on the project. Mr. Wyatt stated that due to the scope and scale of developing a new zoning district, the DRRS believed it was important to have an ongoing discussion with the Planning Commission to ensure that the subcommittee was proceeding in the appropriate direction. Mr. Wyatt introduced Mr. C. Douglas Rosen, Senior Vice President of Administration for Valley Health Systems, who was available for specific questions from the Planning Commission. Mr. Wyatt and the Planning Commission proceeded to review the draft working copy which included a statement of intent, development densities, floor -to -area ratios, public and private street systems, and performance standards. The essence of the discussion included the following land use issues and design standards that needed further consideration: Land Use Issues • 1. Compare the land uses in the B -1 (Neighborhood Business) District with those in the MS District to determine if there are additional compatible land uses that could be added to the new district. 2. Concern was expressed with the allowance of gasoline filling stations in that a Sheetz -type store may not be conducive to this district. Design Standards 1. A VDOT Urban Design Standard for the street systems should be utilized for state - maintained streets and private streets. 2. Subdivision of land along private streets would not be a concern based on the street standard. A waiver provision could be applied for at the master plan stage with administrative approval of plats. 3. Corridor appearance should be the focus along arterial and major collector roads. 4. An increase in FAR and overall residential gross densities should be allowed in this district. • Frederick County Planning Commission Minutes of May 16, 2001 Page 669 -5- • 5. Greater setbacks should be required between residential land uses, support service uses, and medical uses. 6. Additional height allowances should be given for medical uses, office buildings, and hotels to make up for the greater setback requirements. Performance standards need to be established to include signs, lighting, building design for support services, separation of vehicle travel areas for passenger cars and trucks, loading space aspect, and scale of permitted manufacturing uses. 8. Open space needs to be a design element of the overall master plan. 9. Increased setbacks from adjoining parcels that are agricultural or residential need to be provided. 10. Ambulance air service needs to be located so as not to be obtrusive to adjoining parcels. DISCUSSION ON THE PLANNING COMMISSION BYLAWS Mr. Evan A. Wyatt, Planning Director, reviewed the proposed amendments to the Planning • Commission Bylaws made by the Commission at their April 4, 2001 meeting. The Planning Commission believed that all the amendments were appropriate. Mr. Wyatt said that according to Statement 9 -1, the current bylaws allow for amendments by a majority vote of the entire voting membership after a 30-day prior notice. Chairman DeHaven requested that staff present the amended bylaws to the Commission for vote after the appropriate time period had elapsed. DISCUSSION ON WORKSHOP FOR DEVELOPMENT STRATEGIES FOR SENSITIVE LANDS Mr. Evan A. Wyatt, Planning Director, stated that he has had E -mail discussion with the gentleman who is willing to conduct the "Development Strategies for Sensitive Lands" workshop in our area and several logistics for scheduling the workshop will need to be worked out. Mr. Wyatt and the Commission proceeded to discuss the intent of the workshop and decided on a three -hour evening seminar, which includes a question and answer period, within a facility that would accommodate at least 100 people. • Frederick County Planning Commission Minutes of May 16, 2001 Page 67C ADJOURNMENT unanimous vote. No further business remained to be discussed and the meeting adjourned at 8:30 p.m. by Respectfully submitted, Evan A. Charles S. DeHaven, Jr., Chairman Frederick County Planning Commission Minutes of May 16, 2001 Page 671 I