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PC_03-05-97_Meeting_Minutes• MEETING MINUTES OF THE COUNTY PLANNING COMMISSION Held in the Board Room of the the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on March 5, 1997. PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; John R. Marker, Vice- Chairman/Back Creek District, Marjorie H. Copenhaver, Back Creek District; Roger L. Thomas, Opequon District; Robert A. Morris, Shawnee District; S. Blaine Wilson, Shawnee District; John H. Light, Stonewall District; George L. Romine, Citizen at Large; W. Wayne Miller, Gainesboro District; Robert M. Sager, Board Liaison; Vincent DiBenedetto, Winchester City Liaison; and Jay Cook, Legal Counsel. ABSENT: Richard C. Ours, Opequon District; and Terry Stone, Gainesboro District. STAFF PRESENT: Kris C. Tierney, Planning Director; Evan A. Wyatt, Deputy Director; Andrew D. Evans, Zoning Administrator; Eric R Lawrence, Planner II; Michael T. Ruddy, Planner I; and Renee' S. Arlotta, Minutes Recorder. • 1 CALL TO ORDER Chairman DeHaven called the meeting to order at 7:00 p.m. INTRODUCTION OF W. WAYNE MILLER. GAINESBORO DISTRICT Chairman DeHaven welcomed the newest member of the Planning Commission, W. Wayne Miller, Gainesboro District representative. BIMONTHLY REPORT Chairman DeHaven accepted the Bimonthly Report for the Commission's information. • Frederick County Planning Commission Minutes of March 5, 1997 Page 23 2- • COMMITTEE REPORTS Development Review & Regulations Subcommittee (DRRS) - 2/27/97 Mtg. Mr. Thomas reported that the DRRS devoted the entire meeting to discussing the proposed new standards for telecommunication towers. A public hearing has been scheduled for March 19, 1997. Transportation Committee - 03/04/97 Mtg. Mr. Thomas reported that the Transportation Committee recommended approval of the 1997 Primary Road improvement Plan. He said that the committee also discussed limiting "through traffic" on Tasker Drive, once it's completed at the Eastgate Industrial Park. He said that a large part of the meeting was spent discussing the rating system for roads included on the Road Improvement Plan. He said that a group of citizens requested that the committee re- examine how those roads are prioritized. Economic Development Commission Mr. Romine mentioned that an article appeared in the newspaper about the new plant that will • be locating in this area. PUBLIC HEARINGS Conditional Use Permit #001 -97 of Derek M. Heishman to operate an auto repair business without body repair. This property is located at 187 Middle Lane in Gore and is identified with PIN 28 -A -71 A and 28- A-71B in the Back Creek Magisterial District. Action - Recommended Approval Members of the Commission asked about the proposed hours of operation. Mr. Derek M. Heishman, the owner /applicant said that 7:00 a.m. until 9:00 p.m., Monday through Saturday, as listed under Condition #5, was satisfactory. There were no public comments. The Commission felt that allowing this use would not have any significant impact on the neighborhood and upon motion made by Mr. Romine and seconded by Mr. Thomas, C 1 Frederick County Planning Commission Minutes of March 5, 1997 Page 24 F' -3- • BE IT RESOLVED, that the Frederick County Planning Commission does hereby unanimously recommend approval of Conditional Use Permit 4001 -97 of Derek M. Heishman to operate an auto repair business without body repair, with the following conditions: All review agency comments shall be complied with at all times. 2. No inoperative vehicles, as defined by the ordinance, shall be allowed on the property at any time. 3. No outside storage of parts or equipment shall be allowed unless it is totally screened from view. 4. No more than five vehicles awaiting repair shall be allowed to be openly displayed. Hours of operation shall be 7:00 a.m. until 9:00 p.m., Monday through Saturday. Conditional Use Permit #002 -97 of Joseph W. Edmiston for a dog kennel (non- boarding). This property is located at 1293 Hollow Road in Gore and is identified with P.I.N. 26 -4 -6 in the Back Creek Magisterial District. Action - Recommended Denial • Mr. Joseph W. Edmiston, the owner /applicant, said that he has approximately 50 adult dogs of various breeds (plus two litters of puppies). Mr. Edmiston asked that the Planning Commission permit him to have the same number of dogs that the Department of Environmental Quality (DEQ) has approved for his location. He explained to the Commission that his future plans are to build an enclosed structure to house the dogs inside overnight. Mr. Edmiston said that he and his wife own both Lot 5 (the kennel location) and Lot 6 (the house location), which totals approximately 12 acres, and the majority of the property is surrounded by woods. The nearest residence is across the road, approximately 1/4 mile from the kennel. Mr. Edmiston said that he will not have any dogs on the property that he does not own, except for occasional stud service. Members of the Commission asked Mr. Edmiston if he was denied a previous request for a conditional use permit for this kennel. Mr. Edmiston replied that his previous request was denied. Commission members asked if he continued to operate the kennel and why. Mr. Edmiston replied that he did continue to operate and he felt there was a big misunderstanding at the board meeting. Mr. Edmiston explained that he was denied the kennel on Round Hill Road; he and his wife accepted that and moved their home to Gore, to where they felt was a suitable place. He said that they moved primarily just to keep their dogs. Commission members asked Mr. Edmiston what his purpose was and Mr. Edmiston replied that they raise dogs to sell and they have hopes of eventually opening a pet store in Frederick County. Members of the Commission asked Mr. Edmiston what the misunderstanding was at the Board meeting. Mr. Edmiston explained that there was a complaint from a previous neighbor at the previous property (Round Hill) and it was introduced with the new application at the Hollow Road location. Mr. Edmiston felt it played a very big factor in the decision that was made. • Frederick County Planning Commission Minutes of March 5, 1997 Page 25 4- • Members of the Commission asked Mr. Edmiston if he had obtained a County business license and if he had sold any dogs. Mr. Edmiston replied that he did not have a business license because a conditional use permit is a prerequisite for that. Mr. Edmiston said that he had sold several dogs. Commission members pointed out that all dogs must be within a fenced enclosure and must be placed inside a building after 8:00 p.m. Mr. Edmiston said that they currently have chain -link kennel runs and very large houses in which the dogs are placed at night. He added that they plan to construct a building in the future if everything is approved. Commission members asked the staff if a complaint had been filed regarding the kennel. Mr. Ruddy said that he received two complaints concerning this operation at the 1293 Hollow Road location, involving noise. When asked what the difference was between his application of a year ago and this one, Mr. Edmiston replied that it was the same. Commission members asked the staff' how many dogs Mr. Edmiston would be permitted to have without being required to have a conditional use permit. Mr. Tierney said that the County's ordinance does not address numbers of dogs. Chairman DeHaven called for public comments and the following persons came forward: Mrs. Betsy Lewis said that she lives through the woods and it's very, very noisy. Mrs. Lewis said that she is at home all day and she hears the dogs barking all day long. She said that this is an illegal kennel • and yet, he is advertising in the Valley Trader and the Winchester Star. Mrs. Lewis was concerned that the operation might be a puppy mill. Mr. Charles E. Stuart said that he was representing the owners of Lake Isaac Estates and Westview and he presented a petition signed by some of the property owners. Mr. Stuart said that the covenants state that tyre is to be no commercial activity in these two developments. Mr. Stuart, who is the sales contractor for Lake Isaac Estates and Westview, said that he lost a sale last week which disturbed him tremendously. He said that the prospective buyers heard the dogs barking and said they could not put up with the noise. Mr. Stuart next read the subdivision's covenants to the Commission. Chairman DeHaven explained that under Frederick County zoning laws, the operation would be permitted if a conditional use permit is granted; however, if the other property owners feel that the operation is a violation of their covenants, they would need to move ahead to enforce those as a civil matter. Mr. Robert Rush, resident at 368 Whitam Drive in Lake Isaac Estates, said that most people who own property here are just beginning to build, which is why the Commission or staff has not received many complaint calls about the operation. Mr. Rush said that he probably lives the furthest away, about % mile, and he can hear the dogs barking at night and during the day. Mr. Rush felt a kennel would affect property values and deter future builders. Mr. Robert Jewell, resident at 794 Parrishville Road, said that he is about '/2 mile away and noise is his main concern. Mr. Jewell said that the dogs bark all day long. He was also concerned about the affect on property values. L Frederick County Planning Commission Minutes of March 5, 1997 Page 26 -5- • Commission members stated that the nature of a conditional use permit is that it is required when a use is not permitted by right and requires the Commission to make a value judgement about how the use will affect the neighborhood. Members of the Commission were concerned that many of the neighbors in the community had expressed their disapproval of the kennel due to noise and the possible affect on their property values. There was also concern among some members of the Commission that Mr. Edmiston continued to operate his kennel after the Board of Supervisors denied his request for a conditional use permit at this location in November of 1995. On this basis, the Commission recommended denial of the conditional use permit. Upon motion made by Mr. Romine and seconded by Mr. Marker, BE IT RESOLVED, that the Frederick County Planning Commission does hereby recommend denial of Conditional Use Permit #002 -97 of Joseph W. Edmiston for a dog kennel (non- boarding) at 1293 Hollow Road in Gore by the following vote: YES (To Deny) DeHaven, Marker, Copenhaver, Light, Romine, Thomas, Moms, Miller ABSTAIN Wilson Upon motion made by Mr. Miller and seconded by Mr. Thomas, the Commission voted unanimously to make the petition from the residents of Lake Isaac Estates and Westview a part of the official record. • Conditional Use Permit #003 -97 of Marietta and Kim Walls to operate a veterinary hospital, trading as Apple Valley Animal Hospital, with boarding to keep animals overnight that do not need medical attention. This property is located 1207 Cedar Creek Grade and is identified with P.I.N. 63 -A -2K in the Back Creek Magisterial District. Action - Recommended Approval The background information noted that the Walls received an approved conditional use permit for a veterinary clinic and hospital in May of 199 1, however, that permit did not allow the boarding of animals that did not require hospitalization. The Walls now desire to board animals not requiring hospitalization and this use is permitted with an approved conditional use permit in the RA District. Dr. Marietta Walls, the veterinarian in charge at the Apple Valley Animal Hospital, said that in order to give their clients the best possible service, they would like to keep animals overnight that do not need direct medical attention. Dr. Walls said that occasionally, they have animals that are on medications and if kept in another boarding facility, they may not get their medications on time or properly. She said that they do not plan to add anything new to the facility; this is mainly a convenience for her clients. Members of the Commission had questions on the numbers of dogs that would be kept overnight and if the dogs would be inside or outside. Dr. Walls explained that normally, they would probably have about five animals; however, during holidays, it could get up to 20 -25 animals. She said that there would also be cats. Frederick County Planning Commission Minutes of March 5, 1997 Page 27 She said that the dogs would not be outside except for convenience purposes and they would be taken out one at a time. She said that the outside area is enclosed by fence. Chairman DeHaven called for public comments and the following persons came forward: Mr. Kenneth F. Marshall said that he owns land in this neighborhood and also has farmed in this area for marry years. Mr. Marshall spoke highly of the Walls, however, he was concerned that this was the wrong location for this type of operation. He wondered about the detrimental affects that a dog problem might have on this area. Mr. Benjamin Butler, attorney representing Mr. Joseph Allen, said that Mr. Allen owns an interest in the adjacent tract of land containing approximately 17 acres. Mr. Butler said that Mr. Allen's concern is that this is an expansion of a business enterprise in a residential area. He felt that the proposed use fell within the definition of a "dog kennel" and it was possible that the use could expand to be as large as the veterinarian business. He said that since the ordinance does not address numbers of dogs, there is no control over the number of dogs or the number of nights a dog could be boarded.. Mr. Butler said that his client is opposed to the conditional use permit for these reasons. Mr. Miller asked Mr. Butler if Mr. Allen was opposed to the veterinarian business continuing as it is now. Mr. Butler replied that Mr. Allen had no objection to the veterinarian business, however, he does not want the dog kennel. Mr. Miller asked Mr. Butler if Mr. Allen understood that there would be no visible change in what is going on. Mr. Butler said that Mr. Allen's concern is that this is an expansion of the existing business. • Mr. Russell Eversole came forward and stated that he owned six very large commercial kennels in Maryland, Virginia, and West Virginia. Mr. Eversole said that this use is a kennel; at Christmas, there were 27 dogs kept in this facility and it was full. He stated that a kennel is a 2 ' / 1 - 3 million dollar commercial venture; it is not a couple of kennels put in the basement where you operate a business. Mr. Eversole said that he believed the Walls are good veterinarians, however, he had a problem with the way they conduct their boarding business. He said that the dogs do not have access to open air and this is just not overnight; Christmas holiday is a week to ten days and the dogs are kept in a basement of a home during this time. Mr. Eversole stated that if the County allowed this to continue, a serious precedent would be set that anyone could place 10 -12 dog cages in the basement of their residential home and operate a kennel. Mr. Robert Roper, representing the Blue Ridge Grace Brethren Church, an adjoining property owner, stated that the Walls have been good neighbors; however, they do have some concerns about the numbers of dogs that would be permitted. Mr. Roper said that if they could be assured that the Walls would take only one dog outside at a time, they would not have an objection. Members of the Commission brought up the fact that when this request initially came before the Commission, one of the conditions was that there was to be no boarding of dogs because of the concern that a kennel could be established. Commissioners did not have a problem with the boarding facility as long as the animal hospital continued to operate and both uses were tied together. They did not want a situation to occur where the animal hospital closed and only the boarding facility remained. It was decided that a third condition be added to ensure that the boarding facility remained as an accessory use to the veterinary hospital. Members of the Commission noted that the Walls' animal hospital has been very successful and is a first class operation, however, they still had concerns about the numbers of dogs and possible expansion of the facility. Commission • Frederick County Planning Commission Minutes of March 5, 1997 Page 28 -7- • members said that they would not support any future expansion of the physical facility. Upon motion made by Mr. Marker and seconded by Mr. Romine, BE IT RESOLVED, that the Frederick County Planning Commission does hereby unanimously recommend approval of Conditional Use Permit 4003 -97 of Marietta & Kim Walls to operate a veterinary hospital, trading as Apple Valley Animal Hospital, with boarding to keep animals overnight that do not need medical attention with the following conditions: 1. All animals boarded at this location will be housed indoors. 2. Any expansion of these facilities will require a new conditional use permit. 3. The boarding of animals shall be an accessory use to the primary use, which is the veterinary hospital. Conditional Use Permit #004 -97 of Sidney A. Reyes for a Cottage Occupation to operate a photography portrait studio. This property is located at 350 Redland Road in Cross Junction and is identified with P.I.N. 18 -2 -2 in the Gainesboro Magisterial District. Action - Recommended Approval • Background information noted that the proposed use is permitted as a cottage occupation with an approved conditional use permit; the applicant has advised that the activity will be conducted in a room attached to his residence, and, the customers will be handled on an appointment basis. Mr. Sidney A. Reyes, the owner and applicant, was available to answer questions. Commission members noted that the Health Department has stated that there should be no disposal of chemicals on the property or in the sewage disposal system. They asked Mr. Reyes how he planned to dispose of the chemicals. Mr. Reyes said that the photographs will be sent to laboratories for processing and no processing of film will be done at the property. There were no public comments. The Commission felt that allowing the use would not appear to have a negative impact on the neighborhood. Upon motion made by Mr. Miller and seconded by Mr. Light, BE IT RESOLVED, that the Frederick County Planning Commission does hereby unanimously recommend approval of Conditional Use Permit #004 -97 of Sidney A. Reyes for a Cottage Occupation to operate a photography portrait studio at 350 Redland Road in Cross Junction with the following conditions: I. Any sign placed on the property must not exceed the allowable cottage occupation sign of four square feet in area. • Frederick County Planning Commission Minutes of March 5, 1997 Page 29 -g- • 2. All review agency comments must be complied with at all times. 3. Any expansion of facilities to accommodate this use will require a new conditional use permit. Conditional Use Permit #005 -97 of Powell's Plumbing to erect an oft premise business sign. This property is located at 120 Waterloo Court and is identified with P.I.N. 65 -A -125 in the Shawnee Magisterial District. Action - Recommended Approval The background information noted that off - premise business signs are allowed with an approved conditional use permit in this zoning district; the sign will be restricted to a maximum of 100 square feet in size and 35 feet in height; and if approved, the sign must be at least ten feet from any property line or road right -of- way and 50 feet from any other business sign. Mr. John D. Powell, the applicant, was present to answer questions from the Commission. Members of the Commission asked if the sign would be lighted and Mr. Powell replied that it would not. There were no public comments. E There were no other areas of concern raised by the Commission. Upon motion made by Mr. Romine and seconded by Mr. Light, BE IT RESOLVED, that the Frederick County Planning Commission does hereby unanimously recommend approval of Conditional Use Permit 4005 -97 of Powell's Plumbing to erect an off - premise business sign at 120 Waterloo Court with the following conditions: 1. If the business being advertised ceases, the sign must be removed. 2. Review agency comments must be complied with. Conditional Use Permit #006 -97 of David and Debbie Bragg to operate an antique shop. This property is located at 511 Redbud Road and is identified with P.I.N. 43-A -155 in the Stonewall Magisterial District. Action - Recommended Approval is The background information indicated that antique shops are a permitted use in the RA Zoning District with an approved conditional use permit; the structure that is proposed to accommodate the use is an old Frederick County Planning Commission Minutes of March 5,1997 Page 30 • house in poor repair; and, a site plan is required prior to any construction activity to accommodate the use. Mr. and Mrs. Bragg, the owners/applicants, were present to answer questions from the Commission. Commissions spoke with the Braggs about the site plan that would be required. They noted that any public use facility requires an engineered site plan which addresses parking, access, and other issues. Members of the Commission asked the Braggs if the two inoperable vehicles on the property had been removed. Mr. Bragg said the vehicles were still there, but he would have them removed. Commission members next spoke with the Braggs about the structure to be used for the antique shop. The Braggs stated that there is a septic system for the mobile home, but not the older home. They said that the Health Department does not require them to have restroom facilities. The Braggs stated that the house does not require much renovation, just some upgrading and electrical work. Mrs. Bragg stated that the Building Inspector looked at the inside of the house and the only two things that he said would be required were emergency lighting and handicapped access. She said that they can not use the upstairs. There were no public comments. Commission members felt that the issues of concern could adequately be addressed. Upon motion made by Mr. Romine and seconded by Mr. Miller, • BE IT RESOLVED, that the Frederick County Planning Commission does hereby unanimously recommend approval of Conditional Use Permit 4006 -97 of David and Debbie Bragg to operate an antique shop at 511 Redbud Road with the following conditions: 1. All review agency comments shall be complied with at all times. 2. A site plan must be approved by the County prior to any construction activity to accommodate the use. 3. Any business sign for the use shall be limited to a maximum of 50 square feet. Master Development Plan x!1001 -97 of Dominion Knolls to develop 20.278 acres of RP (Residential Performance) District land for the purpose of building 76 single - family detached zero lot line homes. This property is located at the southwest corner of Fort Collier Road (Rt. 1322) and Baker Lane (Rt. 1200) and is designated by P.I.N. s 54J -3 -1 through 54J -3 -181 in the Stonewall Magisterial District. Action - Recommended Approval Mr. Wyatt stated that this property was originally approved several years ago for 180 townhouse units through a Master Development Plan (MDP). Subsequent to the MDP approval, a site plan was approved and at that point in time, the owner directed the project engineer to send the lots to record as plats. Mr. Wyatt is Frederick County Planning Commission Minutes of March 5, 1997 Page 31 -10- • explained that this is a platted site, however, it is still vacant. He said that the owner has also asked the project engineer to revise the MDP and the intent is to change the housing type from the approved 180 townhouse units to 76 single - family detached zero -lot line homes. Mr. Wyatt explained that a buffer is required along the entire properly line, between this subdivision and the Briarcliff subdivision, located within the City of Winchester; this development is required to have curb and gutter, as well as sidewalks on both sides of all streets; lighting will be required at all street intersections; and the County Engineer has drainage concerns in the area along the western property line, between the Hampton Chase and Briarcliff subdivisions. Mr. Wyatt next discussed some of the issues raised by the staff. He said that regarding the residential separation buffer, the distance shown is adequate; however, it needs to be clearly understood that the landscaping needs to be for the adjacent subdivision. In other words, the landscaping would need to come first and then the proposed fencing or if there is an earth berm, the landscaping would have to be either between the single family homes and the berm or within the berm itself. Mr. Wyatt said that the other concern raised by the staff was the buildable lot area. He pointed out that the way the buffer and utility easements are shown, the remaining building depth area is approximately 55 feet. He said that if you consider the required 25 foot front setback and a standard 26 foot standard building width, only four feet remained for the construction of decks. Mr. Wyatt raised this concern because it may create a situation where property owners or builders will have to apply for variances. Mr. Stephen M. Gyurisin and Mr. Charles W. Maddox, Jr. with G. W. Clifford & Associates, the project engineers for this development, were representing the owner, Mr. Peter P. Weidlein. • Mr. Gyurisin said that they have no problems providing the required buffers and the easement for the additional trees along the entrance to Ft. Collier. He had no problems with switching the location of the fence so it conforms with the subdivision in the City that needs to be protected. Mr. Gyurisin stated that the buildable lots issue is typically taken care of in the final design phase when they are laying out the lots specifically for the subdivision plat. Both Mr. Gyurisin and Mr. Maddox said that they understood the staff's and the Commission's concern regarding this issue and they would look at that very closely. The Planning Commission was pleased to see the curb and gutter, the reduced density, and many of the members felt the single family dwellings were more appropriate at this location than the townhouses. They stressed to the design engineers their concern about the potential problem with the buildable area of the lots along Old Dominion Drive. They commented that with the zero -lot line construction, there was virtually no room for expansion. Mr. Light said that he did not prefer the zero -lot line type of housing because it created high density areas of small dwellings: Other members felt there was a need for this type of housing in the County and they preferred them to townhouses. Upon motion made by Mr. Thomas and seconded by Mr. Wilson, BE IT RESOLVED, that the Frederick County Planning Commission does hereby recommend approval of Master Development Plan #001 -97 of Dominion Knolls to develop 20.278 acres of RP (Residential Performance) District land for the purpose of building 76 single - family detached zero -lot line homes provided that all review agency • Frederick County Planning Commission Minutes of March 5, 1997 Page 32 • comments are addressed, as well as all comments and concerns of the Planning Commission and the Board of Supervisors, by the following majority vote: YES (To Approve) DeHaven, Marker, Copenhaver, Wilson, Romine, Morris, Thomas, Miller NO: Light 1997 PRIMARY ROAD IMPROVEMENT PLAN Action - Recommended Approval Mr. Wyatt presented the 1997 Primary Road Improvement Plan for Frederick County. He explained that this plan is ultimately adopted by the Board of Supervisors and then it is presented to the Virginia Commonwealth Transportation Board at the Staunton District Preallocation Hearing, which will be held on March 27. Mr. Wyatt said that the purpose of addressing the Virginia Commonwealth Transportation Board is to advise them of Frederick County's needs and to program money to get these improvements accomplished. Mr. Wyatt said the priorities remain the same and he reviewed those priorities with the Commission: 1) Route 37 Eastern By -pass (Alternative C); 2) Route 277 (East of Stephens City); 3) Route 11 (North and South of Winchester); 4) I -81 (East of Winchester); and 5) Commuter Park and Ride Lots. • The Commission was in agreement with the priorities as presented. Upon motion made by Mr. Marker and seconded by Mr. Romine, BE IT RESOLVED, that the Frederick County Planning Commission does hereby unanimously endorse the 1997 Primary Road Improvement Plan as presented and recommends approval to the Board of Supervisors. Proposed 1997 -1998 Work Program for the Department of Planning & Development Mr. Tierney presented the Proposed 1997 -1998 Work Program for the Department of Planning & Development. He explained that the work program was an annual product which establishes goals and tasks for the coming year. Mr. Tierney reviewed portions of the work program with the Commission. Information on Sanitation Authority's Letter to Board Regarding Sewer & Water and the DeGrange Property Mr. Morris asked for further clarification on the letter from Mr. Wellington Jones, the Engineer/ • Frederick County Planning Commission Minutes of March 5, 1997 Page 33 -12- Director of the Sanitation Authority to the Board of Supervisors and the Planning Commission and its effect on the DeGrange property. Mr. Tierney said that discussions at the Board meeting indicate that the applicant intends to work with the Sanitation Authority to acquire both sewer and water from the Authority. Mr. Tierney said that the Board made it very clear that they are concerned and they want the Authority to be an active participant in that project. Mr. Tierney said that his interpretation of the letter was one of a concern for other or future sites that may be similarly situated. He added that the DeGrange project is fairly well on track. W. Wayne Miller Appointed to Development Review & Regulations Subcommittee (DRRS) Subcommittee. Chairman DeHaven appointed Mr. W. Wayne Miller to the Development Review & Regulations ADJOURNMENT • No further business remained to be discussed and the meeting adjourned by unanimous vote at 8:55 p.m. Kris C. Tierney, Sectt nary Q� Charles S. DeHaven, Chairman (Jr.) • Frederick County Planning Commission Minutes of March 5, 1997 Page 34