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PC_05-07-97_Meeting_MinutesMEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on May 7, 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; S. Blaine Wilson, Shawnee District; John H. Light, Stonewall District; Richard C. Ours, Opequon District; George L. Romine, Citizen at Large; Terry Stone, Gainesboro District; W. Wayne Miller, Gainesboro District; Robert M. Sager, Board Liaison; and Jay Cook, Legal Counsel. ABSENT: Robert A. Morris, Shawnee District; and Vincent DiBenedetto, Winchester City Liaison STAFF PRESENT: Kris C. Tierney, Planning Director; Evan A. Wyatt, Deputy Director; Eric R. Lawrence, Planner II; Michael T. Ruddy, Planner I; Renee' S. Arlotta, Minutes Recorder. • CALL TO ORDER Chairman DeHaven called the meeting to order at 7:00 p.m. MINUTES - MARCH 19, 1997 Upon motion made by Mr. Marker and seconded by Mr. Romine, the Commission unanimously approved the March 19, 1997 minutes as presented. BIMONTHLY REPORT Chairman DeHaven accepted the Bimonthly Report for the Commission's information. • Frederick County Planning Commission Minutes of May 7, 1997 Page 49 -2- • COMMITTEE REPORTS Development Review & Reeulations Subcommittee (DRRS) - 04/23/97 Mtg. Mr. Wyatt reported that the DRRS continued their work on corridor design standards and those will be discussed later in tonight's meeting. Work is also beginning with the Industrial Parks Association Committee on flex tech requirements. Economic Development Commission Park. Mr. Ron-tine said that a new company from Switzerland has located in the Stonewall Industrial PUBLIC HEARING Rezoning Application #001 -97 of Omps Funeral Home, Inc. to rezone 1.396 acres from RA (Rural Areas) District to B2 (Business General) District to establish a funeral home operation within the Shenandoah Memorial Park This property is located on the west side of Route 522 South, approximately 1,500' north • of the intersection of Route 644 and Route 522 South, and is identified with P.I.N. 64 -3 -A in the Shawnee Magisterial District. Action - Recommended Approval Mr. Wyatt stated that the property is located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). Mr. Wyatt said that there is the potential for increased traffic, however, the applicant has provided a proffer statement which limits the development of this site to a funeral home operation and all other 82 uses have been proffered out. He said that a monetary contribution has been offered to offset the fire and rescue service impact; and, in addition, the applicant has proffered to limit access on Front Royal Pike by providing only one point of access through a single commercial entrance. Mr. Wyatt said that the staff feels the applicant has demonstrated the ability to significantly reduce the impacts to this site through these proffers and recommends approval. Mr. Stephen M. Gyurisin with G. W. Clifford & Associates was representing the owners, Sunset Memorial, Inc. and Omps Funeral Home, Inc. Mr. Gyurisin said that they have limited the size of the building to a 15,000 sq. ft. area; although they will more than likely have a much smaller facility, probably in the 8,000- 10,000 sq. ft. range. He added that the site has public sewer and water available. Mr. Larry Omps, President of Omps Funeral Home, Inc., said that this will be a smaller facility than what is on Amherst Street, but it would be similar in design. He explained that the proposed building would serve as a visitation and service facility, not a preparation facility. Mr. Omps stated that fewer services would be held here and professional work would be done at the Amherst Street facility. Mr. Omps did not anticipate • Frederick County Planning Commission Minutes of May 7, 1997 Page 50 3- • ' this facility generating a lot of traffic. Members of the Commission asked Mr. Omps if sufficient parking was available. Mr. Omps said that they probably will not construct a building as large as 15,000 sq. ft. because of the cost, so there should be more than adequate parking. Mr. Omps said that they have a close relationship with the owners of Shenandoah Memorial Park and those roadways could be used for overflow; however, they do not anticipate parking being a problem. Chairman DeHaven called for public comment and the following persons came forward to speak: Mrs. Elwood H. Fox, adjoining property owner, had concerns about the traffic. Mrs. Fox thought this area was to remain residential and was disturbed about the possibility of a business locating here. Mrs. Ann Cross, resident of the neighborhood, asked for the exact location of the proposed building. Mrs. Cross asked for clarification on what may happen to this area with regard to zoning and development. Mr. Miller noted that in the comments from the Greenwood Fire and Rescue Company, they state that "...proffers have been offered by the applicant payable to the Greenwood Fire and Rescue Company." Mr. Miller pointed out that proffers are paid to the County, not individual fire and rescue companies, because of auditing purposes. Commission members agreed with staff that the applicant had demonstrated the ability to significantly minimize impacts to the site through the proffers. Based on this, and the fact that the site was • located within the UDA and the SWSA with adequate infrastructure, the Commission was agreeable to the rezoning of the property. Upon motion made by Mr. Light and seconded by Mr. Marker, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Rezoning Application #001 -97 of Omps Funeral Home, Inc. to rezone 1.396 acres from RA (Rural Areas) District to B2 (Business General) District to establish a funeral home operation. DISCUSSION ITEMS Discussion Regarding the Interpretation of the Eastern Road Plan Action - Amendment to Eastern Road Plan Endorsed by Majority Vote Mr. Lawrence stated that the Eastern Road Plan is an element in the County's Comprehensive Policy Plan that establishes a future arterial and collector road network showing approximate location of needed road connections. He said that the plan shows future road locations in general terms, allowing for some deviation in location based on detailed design work conducted at the development stage. Mr. Lawrence said that Mr. Bill J. Tisinger, representing Jasbo, Inc., has requested consideration • Frederick County Planning Commission Minutes of May 7, 1997 Page 51 -4- • of a major collector as it crosses Jasbo property, which is a 135 -acre tract of undeveloped land north of old Route 642 (Macedonia Church Road) and west of Route 522 in the Stephens City area. He said that the collector traverses the property in a north -south direction, connecting old Route 642 and Route 522 and is essentially a northern extension of White Oak Road (Rt. 636). Mr. Lawrence said that Mr. Tisinger is proposing to continue to use the intersection of old Route 642 and White Oak Road as the southern terminus of the identified major collector, however, he proposes to adjust the northern terminus to align with the old Route 642 and Route 522 intersection. Mr. Lawrence said that the Comprehensive Plans and Programs Subcommittee (CPPS) discussed the potential impacts and benefits associated with the alignment and agreed the proposal was acceptable. He said that anticipated impacts included the close proximity of a major collector to the Macedonia Church and Cemetery, and the necessity to cul -de -sac old Route 642; while benefits included enabling the continuation of the collector east of Route 522 and diverting the major collector from being constructed adjacent to Armel Elementary School. Mr. Bill J. Tisinger, representing Jasbo, Inc., said that they are about to master plan a subdivision of their 135 acres for approximately 270 -280 residential units. He said that the Eastern Road Plan currently shows an extension of Route 636 traversing across houses and dead - ending into Armel School. Mr. Tisinger said that their proposed alternate point of connection to Route 522 is a level intersection with good site distances, a cross -over going both ways, and no houses are involved. He said that Wakeland Manor is adjacent to them and he estimated there was another 200 -300 units in that development. Mr. Tisinger stated that this road extension will facilitate traffic movement for Wakeland Manor and other land south on Tasker Road that will be master planned, probably this summer. Mr. Sager asked Mr. Tisinger if there would be signalization of Route 522 at the realigned • Macedonia Church Road. Mr. Tisinger said that he didn't know at this point in time. He felt that studies would have to be conducted concerning the amount of traffic to be generated and during what time periods. He said that traffic studies will also have to made at the Tasker Road intersection. Mr. Miller asked Mr. Tisinger if Jasbo would acquire all of the right -of -way out to Route 522 to construct the road. Mr. Tisinger said that they will obtain the right -of -way and they will construct the road on their land. As to the road construction off Jasbo property, Mr. Tisinger said that discussions will have to occur and highway funds may be available. Mr. Wilson stated that there was a tremendous amount of effort and expense used to straighten Route 642. He said he would like to see the intersection a little closer to Winchester, so traffic coming to Winchester won't have to go south and come back. He also felt that the Armel School intersection had good sight vision, good elevation, and existing traffic signals. In response to Mr. Wilson's comments, Mr. Tisinger said when the subdivisions in this area are built out, there will be an increased amount of traffic and this intersection will be used to a large extent. He said that if all of the traffic is moved up in front of the school, it will make for a dangerous situation at a school crossing. He added that Route 636 will never be able to be extended across the road. Mr. Light pointed out that a similar situation existed at Sherando High School with Warrior Drive and he felt Warrior Drive had more traffic. Mr. Tisinger felt this was a different situation because the school itself was back off of a substantial driveway. Mr. Wyatt added that it was a little bit of a different • Frederick County Planning Commission Minutes of May 7, 1997 Page 52 -5- situation because south Warrior Drive has the potential to continue further south and the Sherando High School • entrances are off of South Warrior. Mr. Wyatt said that with the Armel School situation, you would have a major collector road intersection with an "entrance" into Armel Elementary and there is no planned continuation of a road system through the Armel School property to property to the east. Mr. Tierney also added that the original intent was to get Route 636 extended north and connected to Route 522. Mr. Tierney said that the staff's opinion is that allowing the road to continue east makes sense for long -range planning. Mr. Tierney said that allowing all that traffic to come out in front of the school is probably not the most desirable situation. Members of the Commission discussed truck traffic and the direction trucks might take. They had concenrs about the existing bottleneck between Route 642 and Tasker Drive and felt this area of road needed to be widened. Commission members also expressed some concern about the curves of the proposal. Another concern expressed was whether old Macedonia Church Road should intersect the proposed extension, a suggestion was made for a cul -de -sac on the east side and to terminate the road at the end of the last property to prevent cars from dodging across the road in order to short-cut around the comer towards old Macedonia Church Road. Robert Childress, from VDOT's Edinburg Residency, stated that VDOT representatives met with the developers and the design engineer and reviewed a conceptual plan for the realignment. Mr. Childress said that VDOT does not have any overall objections to the proposed new alignment and they believed it was a workable option. He said that there are several potential issues that would need to be worked out at the design stage and those issues have been provided to Mr. Mark Smith, the design engineer, as well as the Planning Staff. Regarding the issue of terminating the old Macedonia Church Road with a cul -de -sac, Mr. Childress felt it was appropriate. Mr. Childress said that without looking at the detailed plans and a traffic impact • analysis of the project, however, he wouldn't know at this time which end would be the best one to cul -de -sac, whether eastern, western, or the center. Regarding the issue of curves, he said they are broad and wide to meet minimum safe design standards and to facilitate traffic movement. Mr. Childress stated that he did not foresee a lot of truck traffic coming through here to get to Tasker or the Route 277 corridor. Mr. Mark Smith with Greenway Engineering, the project designers, came forward to speak about the curvature of the road. He said that the graphic is a little deceiving at the scale shown, however, the preliminary engineering meets VDOT's standards. Mr. Smith said that the existing curves are about 120' -150' radius curves, while their proposed alignment has a minimum curve radius of 535', which is substantially larger. Members of the Commission felt that the extension proposed by Mr. Tisinger was a workable alternative. The majority of members felt the connection in front of the Armel Elementary School was not the best situation as far as traffic was concerned and that the connection further south would allow the continuation of the collector east of Route 522. Upon motion made by Mr. Thomas and seconded by Mr. Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend approval of the interpretation of the Eastern Road Plan consistent with the macro -plan submitted by Jasbo, Inc. The vote was as follows: • Frederick County Planning Commission Minutes of May 7, 1997 Page 53 -6- ® YES: Light, Copenhaver, Marker, Routine, Thomas, Ours, Stone, Miller, DeHaven NO: Wilson Discussion Regarding the Proposed Corridor Design Standards No Action Required Mr. Wyatt presented proposed development design standards for boulevard entrance design for arterial road systems, for entrance spacing requirements for arterial and collector road systems, and for building components and underground utilities. Mr. Wyatt reviewed the proposed standards with the Commission in order to receive their input. Chairman DeHaven raised a concern about the proposed length and width of the raised landscaped island for boulevard entrances and the proposal to reduce this improvement for turn lanes. Chairman DeHaven felt those distances needed to be a whole lot longer and wider. He suggested 50'X 250' -300,' to allow room for expansion. Mr. Thomas raised the subject of lighting and felt it would be difficult to come up with a foot candle spillage intensity. Mr. Thomas asked if it might be better to state the intent, rather than a foot candle level. • It was pointed out by other Planning Commission members that enforcement maybe the issue. It was noted that using foot candles would be definable and measurable, but a statement of intent would be open to interpretation. The Commission felt the staff had done an excellent job on the design standards presented. Mr. Wyatt said that the DRRS is also interested in working with the design community on the current buffer and screening requirements. He said that the issue for the design community is not necessarily screening, but with the distance the buffer requires, particularly for commercial and industrial properties. Mr. Wyatt said that the DRRS and staff understands the concerns of the design community and is interested in working with them to reduce the distances; however, the DRRS wants to ensure there is an adequate buffer provided, particularly where properties adjoin RP Zoning. Mr. Wyatt asked the Commission what they would like to see to create the adequate screen, if the distances were reduced. Commission members felt that the distances between commercial/ industrial and RP were fine as written and that both the distance and the buffer were needed when RP property was involved. They felt that the distinction was residential property and in a situation involving a division between residential and commercial, the distance was as important as the screen. Commission members felt that if the situation involved commercial and industrial, they would be more inclined to reduce the buffer distance. Commission members inquired about a previously approved amendment allowing for a buffer reduction. Mr. Wyatt said that this new proposal goes beyond that amendment, which was for a "common, shared buffer easement," and allows two property owners to use one buffer instead of two, thereby saving land and landscaping and grading costs. Mr. Wyatt said that the problem encountered is when one property owner is Frederick County Planning Commission Minutes of May 7, 1 997 Page 54 7- • developing and the adjacent property owner has no desire to participate because of uncertainty about plans for the property. Commission members felt there may be some type of an alternative that could be offered. Mr. Wyatt said that this item will go back to the DRRS for further study. No action was needed by the Planning Commission at this time. 1996 Annual Report No Action Required Mr. Ruddy presented the 1996 Annual Report for Frederick County. He said that the report is compiled to aid the Commission, the Board, and Frederick County citizens in their evaluation of the previous year's activities and to aid in the comprehensive planning process for future years. Mr. Ruddy reviewed the report with the Commission. The Commission felt that an outstanding job was done with the report. • ADJOURNMENT unanimous vote. No further business remained to be discussed and the meeting adjourned at 8:30 p.m. by Rcspcctf 11 u�mitted, Kris C. Tierney, ecretary _ Charles S. DeHaven, Chairman (Jr.) w Frederick County Planning Commission Minutes of May 7, 1997 Page 55