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PC_10-18-00_Meeting_Minutesi MEETING MINUTES OF THE • FREDERICK COUNTY PLANNING Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on October 18, 2000. PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; Greg L. Unger, Back Creek District; John H. Light, Stonewall District; Richard C. Ours, Opequon District; George J. Kriz, Gainesboro District; W. Wayne Miller, Gainesboro District; Robert A. Morris, Shawnee District; Roger L. Thomas, Opequon District; Sidney A. Reyes, Board Liaison; and Jay Cook, Legal Counsel. ABSENT: John R. Marker, Vice- Chairman, Back Creek District; S. Blaine Wilson, Shawnee District; and Gene E. Fisher, Citizen at Large STAFF PRESENT: Kris C. Tierney, Planning Director; Amy M. Lohr, Planner 11; Howard R. Long, 111, Planner 1; and Renee' S. Arlotta, Clerk. CALL TO ORDER i Chairman DeHaven called the meeting to order at 7:00 p.m. COMMITTEE REPORTS Economic Development Commission (EDC) - 10 /06/00 Mtg. Mr. Roger Thomas, liaison to the EDC, reported that the EDC is interested in how the Planning Commission is looking at the preservation of agricultural industries and the agricultural/industrial base in Frederick County. He added that the EDC is also seeking information on the concept of development rights. Sanitation Authority (SA) - 10 /17 /00 Mtg. Mr. W. Wayne Miller, liaison to the SA, reported the following information: the SA endorsed an agreement with the Town of Stephens City for additional water from the quarries; a resolution for an 8.2 LJ Frederick County Planning Commission Minutes of October 18, 2000 Page 564 C I -2- million dollar bond was approved which will be used for increasing the capacity of the Diehl Water Treatment Plant; construction is continuing at the new plant at Clearbrook; and a study of the quarries has been completed and has determined that the quarries are capable of outputting 4.9 million gallons per day without interfering with the aquifer. Winchester City Planning Commission (WPC) - 10/17/00 Mtg. Mr. Vincent DiBenedetto, liaison from the Winchester Planning Commission, reported that WPC is working on a text amendment to allow bed and breakfasts in several zoning areas throughout the City. DISCUSSION ITEM STAR FORT MANAGEMENT AND INTERPRETATION PLAN Action - Recommended Approval Ms. Amy M. Lohr, Planner II, stated that in 1999, the National Park Service, through a program known as the American Battlefield Protection Program, granted the Department of Planning and . Development $25,000.00 to develop a management and interpretation plan for Star Fort, a civil war battlefield site located just outside of the City of Winchester. She said that Oculus, a historic preservation consulting firm based in Charlottesville, Virginia, produced the plan in coordination with members of the County staff and Robert Rhodes, Chairman of Fleet's Virginia Battery, Middlesex Artillery, the current owner of the property. She explained that the goal of the plan is to provide guidelines for the immediate and long -term management preservation and interpretation of the site. Members of the Commission asked how the County would utilize this plan. Ms. Lohr explained that the plan would be used as a professional tool by some future management entity that would be selected to be responsible for the restoration and stabilization of the fort. Members of the Commission also inquired about funding for the project. Staff replied that funding continues to be one of the difficulties encountered with this project; however, if funds do become available, there is now a professional document available to guide the management of the site. A member of the Commission recalled a possible commitment by the developer of the Star Fort Subdivision to put funding into the fort project. Mr. Tierney said that as part of the agreement for approval of development for that subdivision, there was supposed to be a dedication of "X" amount of dollars donated per house on an annual basis. He said that the money was to be escrowed towards the restoration and management of the site. Chairman DeHaven called for public comment, however, no one came forward to speak 0 Frederick County Planning Commission Minutes of October 18, 2000 Page 565 i -3- Upon motion made by Mr. Light and seconded by Mr. Kriz, • BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously endorse the Star Fort Management and Interpretation Plan and does hereby recommend approval to the Board of Supervisors for adoption of the plan. PUBLIC MEETING Master Development Plan #06-00 of Shenandoah (a major revision to the previously- approved Wheadands MDP) submitted by G. W. Clifford & Associates, Inc. for the development of a 926 -acre site for an Age- Restricted Residential Community. This property is located on the south side of Route 277, approximately 3Z miles east of Stephens City, and approximately one mile south of the intersection of Routes 277, 340, and 522, and is identified with P.I.N. 87 -A -102 and 87 -A -103 in the Opequon Magisterial District. Action - Recommended Approval Mr. Kris C. Tierney, Planning Director, presented two letters from adjoining property owners, one from Ms. Loretta D. Bailey, and the second from Mr. Michael A. Bowers, Director and Professor at Blandy Experimental Farm, the State Arboretum of Virginia. Mr. Tierney proceeded to read the background information and reviewing agencies' comments for this application. He pointed out that VDOT has raised a • number of issues dealing with signalization at major intersections on both the project and off -site, the need for turn lanes, and VDOT has also raised questions and concerns about the cross -over locations and entrances. He reported that the fire marshal has questioned the proposed location for a future fire and rescue facility, and preferred the facility to be located on the Route 277 corridor, in order to access not only this site, but other parts of the County as well. Mr. Tierney said that the Virginia Department of Game and Inland Fisheries ( VDGIF) points out that they are working on a "memorandum of understanding" with the applicant concerning the management of the lake and surrounding properties which they own. He added that Clarke County has commented that mutual aid agreements for emergency services will need to be modified as a result of this project. W Tierney continued, stating that planned entrances at Route 277, Route 522 and 340, and Route 636 are scheduled to be put in place as phasing of the project builds out. He noted that the main entrance would be the existing VDGIF entrance to the fishing facility and would be constructed as part of Phase I. Mr. Tierney said that the applicant has stated that before the 750'" building permit is issued, Route 636 will be resurfaced. Mr. Tiemey added that the applicant has offered up to one acre of property for a future library site, although the library's director has stated that the likelihood of the library board being ready within a five - year period to build at this location is slim. Mr. Tierney said that both the timing and the details concerning this offer, in addition to the fire & rescue facility site, are vague and would be difficult to enforce. In conclusion, Mr. Tierney said that the applicant has requested a number of waivers which Frederick County Planning Commission Minutes of October 18, 2000 Page 566 -4- are provided for in the R5 Zone; in particular, those requests are: a request to disturb 3/10 acre of the existing ® 5 %= acres of wetlands, a request to disturb roughly 1 %z acres of the 23 acres of existing flood plain, a request to disturb 60 %ofwoodlands as opposed to the customary 25% limit, a request to waiver the internal residential separation buffers, and a request to waive the road efficiency buffer. Mr. Thomas asked for interpretation of VDOT's concern over the commercial entrance being located at the entrance off Route 340. Mr. Tierney explained that VDOT has expressed a preference that the commercial area be accessed through the main entrance, rather than a separate entrance further to the south. He said VDOT's concern is probably for the number of entrances and their proximity to each other. Mr. Thomas also inquired about what point in development the disturbance of wetlands would be addressed. He said that new regulations allow for "zero disturbance" of wetlands and if requirements were not met, the County could be liable. Mr. Thomas believed the developer should be responsible for acquiring all the necessary permits to meet the Clean Water Act requirements for the disturbance of wetlands. Mr. Charles W. Maddox, Jr. with G. W. Clifford & Associates, Inc., the design and engineering firm for the project, was present along with Mr. John Callow, project transportation engineer, and representatives for Dogwood Development, Mr. Mark Helmer and Mr. Ray Smith. Mr. Maddox proceeded to give an overview of the Shenandoah Master Development Plan to the Commission. He pointed out the various phases of development and noted that when they access Route 636, most likely in conjunction with Phase II, they will pave the road. He anticipated this to occur well before the 750' building permit is issued. Responding to Commissioners' concerns regarding the wetlands disturbance, Mr. Maddox produced a Wetlands Study, dated October 12, 2000, that was completed for the site and contained detailed • identification and location of the various wetlands areas, among other information. Mr. Maddox said that a wetlands disturbance permit will need to be applied for immediately following master plan approval. He added that Shenandoah is an environmental project and they are working towards becoming certified by the National Wildlife Society and the Audubon Society. A member of the Commission asked if the proposed water tank would be large enough to aid with water pressure in the Route 522/Route 277 corridor. Mr. Maddox replied that the tank would be large enough to handle the entire corridor. He said that along with the water tank, a 12 -inch water main and a wastewater treatment plant will be installed on the site. Mr. Maddox informed the Commission that the developer is very interested in having a fire and rescue facility, a library, and a post office at the village center because it would complete the neighborhood aspect of the development. He said that the developer is also interested in working with the Parks and Recreation Department on a trail system that would lead off -site, perhaps into the Sherando Park and points west. to speak: Chairman DeHaven next called for public comments and the following persons came forward Mr. David E. Dovell, property owner on Hudson Hollow Road (Rt. 636), said that his primary concern is the traffic impacts on Route 636. He said there are six 90- degree bends in this road and he was very concerned about safety. Mr. Dovell was also concerned about the number of parking spaces allotted per unit. Frederick County Planning Commission Minutes of October 18, 2000 Page 567 -5- Ms. Mary Lou Koons, from the Gainesboro District, spoke in favor of the Shenandoah plan • and believed it could benefit senior citizens, as well as Frederick County. She said that Frederick County does not have a gated retirement community with amenities to offer its senior citizens and she believed it was needed. She pointed out that schools will not have to be built for this type of development and, therefore, the cost of services to Frederick County would not be as great as a typical development. Mr. Donnie Gladden, resident on Hudson Hollow Road, was concerned about the possible traffic impacts and safety, he was concerned about who would pay for the construction of roads, traffic lights, and cross - overs. He asked what guarantees were in place to insure this development would remain a retirement community into the future as promised. Mr. Gladden believed the wetlands issues should be completely resolved before the development proceeds. Mr. John Campbell, resident on Hudson Hollow Road, was concerned about the density of development, the traffic impact to Route 636, and the environmental impacts. Mr. Campbell said that Route 636 was dangerous because of its narrowness and numerous sharp bends. Mr. Bob Pownall, Board member oftheNorthem Shenandoah Valley Audubon Society, spoke in favor of the developer's desire to involve the Audubon Society and the National Wildlife Federation in the proposed development. Mr. Pownall said that the developer has been working with the Audubon Society and, in July, a bird count was conducted and over 100 species of birds were identified in this area. Mr. Pownall expressed concern, however, that with each meeting he attends, another waiver is requested or another issue arises. He was concerned about the percentage of tree removal requested, the density of development, and the utilization of sewage pumps. Mr. Pownall suggested that future property owners be alerted to the fact that working fauns are located nearby. ® Ms. Carolyn Chanel, representing her parents, Mr. and Mrs. Bobby W. Gibson, residents on Route 63 6, said that her parents were in favor of residential development, however, they were concerned about access to Rome u- J. Ms. Chanel said that her parents were concerned about the poor condition of the road and safety. Mr. Maddox returned to the podium to address some of the concerns raised by the citizens who spoke. In particular, Mr. Maddox addressed the concerns about Route 636 and a commitment to stipulate that Route 636 will have a bituminous concrete surface in lieu of the prime and double seal! He also agreed that an alternate access for emergency vehicles was needed and he would do everything possible to aid in that situation. Members of the Planning Commission discussed the offer of sites for a fire and rescue facility and library. They agreed that the fire and rescue facility location would need to involve not only Frederick County, but Clarke and Warren Counties as well and would possibly involve a mutual aid agreement. They believed that these issues and the review agency comments could be worked out and, overall, the proposed master development met all the requirements of the ordinance. Upon motion made by Mr. Miller and seconded by Mr. Thomas, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Master Development Plan #06 -00 of Shenandoah for the development of a 926 -acre site for an • Frederick County Planning Commission Minutes of October 18, 2000 Page 568 Age - Restricted Residential Community with the approval of the three requested waivers, the environmental features waiver, the waiver of internal residential separation buffers, and a waiver of the road efficiency buffer requirement, and with the stipulation that all review agency comments are satisfactorily addressed. Upon motion made by Mr. Thomas and seconded by Mr. Light, the Planning Commission unanimously accepted the two letters submitted regarding the Shenandoah plan, one from Michael A. Bowers, Director and Professor at Blandy Experimental Farm, and one from Ms. Loretta D. Bailey, an adjoining property owner, as a part of the official record. ADJOURNMENT unanimous vote. No further business remained to be discussed and the meeting adjoumed at 9:00 p.m. by Respectfully submitted, `s C. � ` el.,j., � M Charles S. DeHaven, Jr., Chairman I* Frederick County Planning Commission Minutes of October 18, 2000 Page 569