Loading...
PC_07-16-97_Meeting_Minutes0 MEETING 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 July 16, 1997. PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; John R. Marker, Vice- Chairman/Back Creek District; John H. Light, Stonewall District; S. Blaine Wilson, Shawnee District; Robert A. Morris, Shawnee District; Richard C. Ours, Opcquon District; Terry Stone, Gainesboro District; Marjorie H. Copenhaver, Back Creek District; George L. Romine, Citizen at Large; W. Wayne Miller, Gainesboro District; Robert M. Sager, Board Liaison; and Jay Cook, Legal Counsel. ABSENT: Roger L. Thomas, Opequon District; and Vincent DiBenedctto, Winchester City Liaison STAFF PRESENT: Kris C. Tierney, Director; Evan A. Wyatt, Deputy Director; Eric R. Lawrence, Planner 11; Michael T. Ruddy, Planner 11; and Renee' S. Arlotta, Clerk. • CALL TO ORDER Chairman DeHaven called the meeting to order at 7:00 p.m. BIMONTHLY REPORT Chairman DeHaven accepted the Bimonthly Report for the Commission's information. COMMITTEE REPORTS Comprehensive Plans & Proerams Subcommittee (CPPS) - 07/14/97 Mtg. Mrs. Copenhaver reported that the CPPS reviewed the Route 37 West Land Use Study. They also recommended approval of an extension to the Sewer and Water Service Area to include the upper part of the DeGrange property to the exchange on Route 37. 0 Frederick County Planning Commission Minutes of July 16, 1997 Page 72 2- • Sanitation Authority (SA) - 07/15/97 Mtg. Mrs. Copenhaver reported that all the treatment plants are operating smoothly. Winchester City Planninp Commission (WPC) - 07/15197 Mtg. Mr. Richard Ours, liaison to the Winchester City Planning Commission, reported that the WPC heard several items from the Winchester Medical Center involving plans for adding a parking garage and a new medical office building. Mr. Ours said that the WPC approved a 350 -space parking lot that would be constructed at the Shenandoah University's Health Professions Building. He explained that the Winchester Medical Center needs to take this step in order to have a place for their employees to park while they're building the new parking garage. Mr. Ours said that the WPC also approved a site plan for a 125,000 sq. R. addition for the medical office building and a 1,100 -space parking garage that will be constructed on the campus. Mr. Ours said that there was some mention of the interchange, which will figure prominently into their plans. Mr. Ours said that the WPC also established a new zoning district in Winchester, the EIP District (Education, Institution, and Public), which is very similar to an existing zoning, the HE (Higher Education) Zoning. C J PUBLIC MEETING Master Development Plan #004 -97 of Woodbrook Village for the development of 82 single - family zero lot line homes and 81 multiplex homes. This property is located on the south side of Opequon Church Lane at Kernstown and is identified with P.I.N. 63 -A -40 in the Back Creek Magisterial District. Action - Recommended Approval with Stipulation Mr. Ruddy read the review agency comments and background information. Mr. Ruddy said that the staff believed the issues that should be considered by the Planning Commission were: 1) the three issues of importance raised by the HRAB dealing with the provision of a buffer and screen that would last, building materials that would complement the surrounding historic character, and the continual maintenance of the site; 2) issues dealing with buffers and screening, which include information detailing how the full screen requirement will be met along the perimeter of die single - family area; adjustment of the zero -lot line layout so that no part of a residential structure or attached deck will be located in a buffer area; and location and detail of the proposed bulTer adjacent to the cemetery and battlefield properties; 3) regarding transportation, the road layout at the end of Woodbrook Lane appears to be congested due to the confluence of three private streets and numerous driveways; 4) the location and design of die recreational facility must be included as part of the final plan, making • Frederick County Planning Commission Minutes of July 16, 1997 Page 73 -3- sure that the 30 percent open space requirement will be maintained; and 5) regarding infrastructure, the final plan TrftN will need to show curb, gutter, and sidewalks, along both sides of all streets, as well as street lights at the intersection of all streets, and pedestrian access between the two phases of the development. Mr. Charles W. Maddox, Jr. with G. W. Clifford & Associates, design engineers for this project, was representing the application for the owner, Bowman Trucking Company, Inc. and the developer, Valley Development Group. Mr. Maddox presented the plan to the Commission. Mr. Stephen M. Gyurisin, also with G. W. Clifford & Associates, spoke about the screening and buffering between the Opequon Presbyterian Church and the proposed site. Chairman DeHaven called for public comment and the following persons came forward to speak: Dr. Jack Treece, Clerk of Session for the Opequon Presbyterian Church, said that the church had no objections to the residential development, however, they believed it should be in keeping with the historical theme of the surrounding property. Mr. Treece said the church had concerns about traffic congestion. He gave the Commission an estimate of the number of visitors who come each day to see the historical marker on the church property. He was concerned about adding more traffic to the existing traffic congestion. Mr. Treece also spoke about water runoff and said that there has been a water problem on the church property since the construction of Creek-side. Mr. William McDonnell, a resident of Plainfield Drive, had concerns about water runoff and drainage. He was concerned about the proposed location of the stormwater management pond, adjacent to his property line. He said that the residents along Plainfield Drive have septic fields, not city sewage. He said that if the drainage isn't done correctly, they could have a lot of problems. Mr. McDonnell said that the field proposed for development is interlaced with outcroppings of limestone rock and will need blasting to remove. He was concerned about possible damage to foundation walls. He wondered what the residents of the new development would do when they found out there was industrially zoned land across from them. Mr. Langdon Gordon, member of the Opequon Presbyterian Church, said that he and other members of the church could not emphasize enough the importance of a proper berm/screen between the two properties. He said that some type of barrier was needed so that the church property did not become a dog - walking compound or park area for the approximate 80 homes in the proposed development. Mr. David Via, a resident of Loudoun County who has been doing some historical work at the Opequon Presbyterian Church Cemetery for a couple years, reiterated Mr. Gordon's comments about the importance of a berm and barrier between the two properties. Mr. Via felt that the landscaping was very important and should be of the proper depth, fast - growing, and should include evergreens. He also felt that the plants chosen should be of the proper variety that was in keeping with the historical theme of the surrounding area. Mr. Ronald Walter, property owner on Valley Avenue, asked about the possibility of having the Sanitation Authority run sewer lines to his community. Mr. Walter did not agree with the idea of running a "through" road through the retirement community. Ms. Martha Lantz, a resident of Plainfield Drive, asked about the possibility of a buffer between Plainfield Heights and the new development. 41 Frederick County Planning Commission Minutes of July 16, 1997 Page 74 4- •. Planning Commission members believed the proposal was a quality project and an excellent use for this particular parcel and, aside from the barrier buffer concerns with the church, was an attractive development with a lower density than the zoning ordinance permitted. However, the Planning Commission believed the traffic problem at the intersection of Opequon Church Lane (Rt. 706) and Route 11 was the greatest problem of the project. Members of the Commission felt there was a traffic problem on Opequon Church Lane at this intersection, with or without Woodbrook . They felt that if the County and the Kernstown Battlefield Association were successful in acquiring the Grim Farm and a use was made of that property in terms of a tourist attraction, even more traffic would be generated. They believed the traffic issue needed to be addressed in some fashion and the potential historical and economic resources of the Grim Farm and the church should be protected. Mr. Maddox was adamant that a through street was not an acceptable alternative towards alleviating traffic congestion. Mr. Maddox said that VDOT was considering a traffic signal to alleviate the situation. A motion was made by Mr. Miller and seconded by Mr. Light to table the application for 30 days in order to allow time to get an answer from VDOT on the intersection problem. Some members of the Commission felt that VDOT would need to work out a solution to the traffic problem, which would probably take longer than 30 days, and they did not want to holdup the project until this was done. Therefore, the motion was defeated by the following vote: YES (TO TABLE) Miller, Ours, Wilson, Light NO: Stone, Romine, DeHaven, Marker, Copenhaver, Morris (Thomas was absent.) • Mr. Marker next moved for approval of the master development plan with all review agency, Commission and Board comments addressed. The motion was seconded by Mrs. Copenhaver. The motion failed due to a tie vote: YES (TO APPROVE) Stone, Romine, DeHaven, Marker, Copenhaver NO: Miller, Ours, Wilson, Light, Morris (Thomas was absent.) Chairman DeHaven entertained another motion. Mr. Wilson made a motion to approve the master plan with the condition that VDOT verifies that they will install a coordinated lighting traffic control system for the intersection and that all review agency comments, Commission, and Board comments are addressed. This motion was seconded by Mr. Stone. The question was raised that if VDOT did not have a positive response, should the plan be sent to the Board with a recommendation of denial or comeback to the Commission for reconsideration. Commission members felt the application should come back to the Commission for reconsideration, if the response from VDOT was not favorable. Mr. Maddox said that he would voluntarily ask for tabling if the response was not favorable. A member of the Commission felt there needed to be emergency access to the single- family section of the development and Mr. Maddox replied that the final master plan would show that. • Frederick County Planning Commission Minutes of July 16, 1997 Page 75 5- • The motion was approved unanimously. (Mr. Thomas was absent.) BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Master Development Plan #004 -97 of Woodbrook Village for the development of 82 single - family zero lot line and 81 multiplex homes with the condition that VDOT verifies that they will install a coordinated lighting traffic control system for the intersection and that all review agency comments, Planning Commission comments, and Board of Supervisors comments are addressed. DISCUSSION ITEMS Discussion Regarding Proposed Corridor Design Standards Mr. Wyatt led the presentation for the proposed corridor design standards. Mr. Wyatt said that this information was presented to the Chamber of Commerce on June 25, 1997 and attendants at that meeting included representatives from the Chamber, local developers, utility company representatives, structural and sign designers, and officials from the City of Winchester and the Town of Stephens City. He said that the overall attitude of this group was positive, although there were some minor concerns regarding underground utilities, signs, and sidewalks. Mr. Wyatt said that the concerns expressed at the Chamber meeting were forwarded to the ® Development Review and Regulations Subcommittee (DRRS) during their June meeting. He said that the DRRS recommended that staff revise the draft amendments and resubmit for final review during their July meeting. Mr. Wyatt said that the staff is presenting the amendments to the Commission prior to the DRRS's July meeting in order to let the Commission know what the major changes are and to receive input. Mr. Wyatt presented Section 165 -29 Motor Vehicle Access and he also addressed underground utilities. Regarding the underground utilities, he said that the primary concern expressed at the Chamber meeting was with the third sentence, "...Improvements to properties which require the upgrade to transformers or lines shall be designed to provide underground service." He said that the development community feels this may create a financial hardship and the City of Winchester advised that they don't have that requirement on the books for the same reason. Mr. Wyatt said that it was his understanding that when the Berryville project was undertaken, it was done through a public - private partnership effort and the cost was not borne strictly by the development community. The Planning Commission felt the statement should remain because it addressed the utilitiy company portion of the facilities and believed it was the cost of doing business with the utility company. Mr. Ruddy presented Section 165 -27 Off - Street Parking and Parking Lots; and Mr. Lawrence presented 165 -30 Signs. Other than a few minor questions for clarification, the Commission had no problems with these sections and felt the staff had done a good job on the amendments. Since the Board of Supervisors had expressed support for new standards for corridors at the Planning Commission's Retreat, the Commission didn't feel a work session was necessary. Chairman DeHaven instructed the staff to arrange for a public hearing. • Frederick County Planning Commission Minutes of July 16, 1997 Page 76 WE C� Discussion Regarding an Amendment Allowing Adult Retail Uses with a Conditional Use Permit Mr. Lawrence presented the amendment allowing adult retail uses with the changes recommended by members of the Commission at the previous meeting. Those changes included the 2,500 foot distance separation requirement, that display areas will not be visible from the outside, that building- mounted signs do not exceed 25 square feet, and a limitation on the hours of operation. Mr. La%NTence read the definition for adult retail which had also been revised from the last meeting. No other concerns were raised by the Commission and no other changes were recommended. Chairman DeHaven instructed the staff to proceed with arranging a public hearing for the amendment. ADJOURNMENT No further business remained to be discussed and the meeting adjourned at 9:45 p.m. by is unanimous vote. Respectfully submitted, Kris C. Tie6vf, Charles S. DeHaven, Chairman (JR.) Frederick County Planning Commission Minutes of July 16, 1997 Page 77