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HomeMy WebLinkAboutPC_05-18-94_Meeting_MinutesMEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Old Frederick County Court House in Winchester, Virginia on May 18, 1994. PRESENT: Planning Commissioners present were: James W. Golladay, Jr., Chairman; John R. Marker, Vice Chairman /Back Creek District; Marjorie H. Copenhaver, Back Creek District; Todd D. Shenk, Gainesboro District; Roger L. Thomas, Opequon District; Charles S. DeHaven, Jr., Stonewall District; John H. Light, Stonewall District; Robert A. Morris, Shawnee District; Terry Stone, Gainesboro District; Robert M. Sager, Board Liaison; and Vincent DiBenedetto, Winchester City Liaison. ABSENT: S. Blaine Wilson, Shawnee District and George L. Romine, Citizen at Large Planning Staff present were: Robert W. Watkins, Director /Secretary; W. Wayne Miller, Zoning Administrator; Evan A. Wyatt, Planner II; and Kris C. Tierney, Deputy Planning Director. CALL TO ORDER Chairman Golladay called the meeting to order at 7:00 p.m. MINUTES - APRIL 20 1994 Upon motion made by Mr. Marker and seconded by Mr. Thomas, the minutes of April 20, 1994, were unanimously approved as presented. BIMONTHLY REPORT Chairman Golladay accepted the Bimonthly Report for the Commission's information. 3817 2 COMMITTEE REPORTS Comprehensive Plan Subcommittee - 5/9/94 Mtg. Mrs. Copenhaver reported that the Comprehensive Plan Subcommittee discussed appropriate land uses for the Route 50 and Route 7 areas. Sanitation Authority - 5/18/94 Mte_ Mrs. Copenhaver reported that the Stephens City water tower will be painted sky blue with the wording, "Welcome to Frederick County." She also reported that a bid has been submitted to fence the north quarry City of Winchester Mr. DiBenedetto reported that the City of Winchester has determined that the property for the proposed McDonald's Restaurant on Amherst Street was zoned properly and the project will proceed. Historic Resources Advisory Board (HRAB) - 5/17/94 Mtg_ Mr. Tierney said that the HRAB discussed the proposal for the Star Fort development. He said the consensus of the HRAB was that issues of concern were being addressed. Mr. Tierney said that the historic plaque program was also discussed and hopefully, the HRAB will have an actual plaque at their next meeting. DISCUSSION REGARDING A REQUEST FROM VDOT TO PERMIT TWO PARCELS ALONG THE WEST SIDE OF ROUTE 522 SOUTH TO CONNECT TO CENTRAL SEWER. Action - Approved Mr. Tierney said that VDOT has requested that Frederick County permit two properties, located along the west side of Route 522 just south of Route 644, to connect to central sewer. Mr. Tierney said that both parcels lie outside of the service area and typically, County policy would prohibit the extension of central sewer outside of the Sewer and Water 3818 Service Area. Mr. Tierney said this request comes as a result of planned improvements to Route 522. He said that the widening will take the drainfield of one of the residences and will require the removal of the other dwelling. Suitable replacement drainfield sites do not exist on either parcel. Mr. Tierney said that in an effort to reduce the cost incurred, VDOT is requesting that the County allow the two parcels to hook into the existing sewerline in the area. He said that this will allow for the continued use of the existing dwelling on one tract and for construction of a new dwelling (or relocation of the existing dwelling) on a different portion of the second tract. Mr. Tierney said that if this is not permitted, VDOT will have to purchase both tracts in their entirety. Mr. R. K. Hermanson, Right -of -Way Specialist for VDOT, was present to answer questions from the Commission. Mr. Hermanson said that since the parcels abut the Sewer and Water Service Area, VDOT estimates they would save approximately $200,000 by the connection. The Commissioners were concerned about setting a precedent for other requests for hookups to the sewerline. They felt that under the extenuating circumstances caused by the widening of 522, they could allow the hookups by specifically restricting each hookup to one 'single- family dwelling per parcel. Upon motion made by Mr. Thomas and seconded by Mr. Light, BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend the approval of public sewer hookups to parcels 93A (016) and 93C (051) with the stipulation that the hook -ups are limited to one single- family dwelling on each of the two parcels. Revised Master Development Plan #002 -94 of Lake Front Apartments (formerly Lake Centre) for 36 apartment units within three structures. This property is identified as PIN 75B -A -80C and 75B -A -80D and is located at the southeast corner of the intersection of Macedonia Church Road (Rt. 642) and Chinkapin Drive, in the Shawnee District_ Action - Approved Mr. Charles Maddox, Jr., with G. W. Clifford & Associates, was the representative for this project. Mr. Maddox stated that at a previous meeting, when he received approval of the Lake Front master plan for apartments, he discussed with the Commission the possibility of expanding the number of apartment units (to 36) without expanding the footprints of the buildings and eliminating the approved conditional use permit for a day care center on the corner parcel. He said that at that time, the Commissioners, seemed to be in favor of the substitute plan as long as all the issues were addressed. Mr. Maddox presented that substitute 3819 4 master plan to the Commission. Mr. Morris noted that there was an issue associated with ladder trucks gaining proper access to the apartment complex. Mr. Maddox replied that an all - weather fire lane underlying the grass will be designated on the final master plan and the site plan. Mr. Wyatt said that once the applicant combines the two parcels, the proposed master development plan will contain 36 apartment units on 4.1613 acres. He said that this creates an overall gross density of 8.65 units per acre. This revision increases the density, however, the allowable gross density for this site remains at 10 units per acre. Mr. Wyatt said that the staff believes the applicant should consolidate the two parcels prior to final administrative approval of the master development plan to ensure that the overall gross density requirements are met. Mr. Wyatt added that since the number of multi- family units has increased from 28 to 36, the equivalence of two recreational areas will need to be provided (the zoning ordinance requires one recreational area for 30 multi- family units). He said that the staff also believes that a walkway should be provided along the entire western side of the parking lot that will provide access to adjoining school property, if it is developed as such. There was no public comment. The Planning Commission felt all the outstanding issues had been addressed. Upon motion made by Mr. Shenk and seconded by Mr. Light, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Revised Master Development Plan #002 -94 of Lake Front Apartments (formerly Lake Centre), for 36 apartment units within three structures, with the condition that the applicant adequately address all previous review agency comments, all new staff comments, and all comments and concerns of the Planning Commission and Board of Supervisors. Revised Master Development Plan #003 -94 of Fieldstone Heights for 177 single- family detached traditional homes. This property is located south and adjacent to Route 659 (Valley Mill Road) in the Stonewall District. Action - Tabled for 30 Days Mr. Charles Maddox, Jr., of G. W. Clifford & Associates, was the representative for this master plan. Mr. Maddox said that the original master plan was approved in February of 1988 for a 215 lot subdivision. He said that they would like to modify that plan by lowering the density to 177 lots with a similar road system. Mr. Maddox next presented the plan to the 3820 5 Commission, describing the roads, creek crossing, drainage, etc. The Commissioners felt that a significant portion of the steep sloped areas in the southeastern portions of the site would not be suitable for building lots. It was also noted that VDOT and the County's engineer had questioned the location of the eastern portion of Monterey Drive and the entire location of Sanford Court, due to topography. Mr. Harvey E. Strawsnyder, Jr., County Engineer, said that in order to provide functional building lots and protect future homeowners, his department will require individual site plans for all lots bordering major drainage easements or located in steep terrain. He said that the applicant will also be required to provide slope stability analysis, settlement analysis, drainage studies on individual lots, and grading plans. Mr. Maddox stated that only a small part of the site that is being developed, approximately 12 -15 lots, had steep contours. Mr. Maddox felt that some of the lots could be taken care of by shifting the road. He felt that site capability would allow him to make adjustments to the design so that the final master plan addressed the steep slope problems. The Commissioners felt that the best approach was to give the applicant time to make revisions to the master plan and have it brought back to the Planning Commission for review. Upon motion made by Mr. Light and seconded by Mr. Thomas, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously agree to table Revised Master Development Plan #003 -94 of Fieldstone Heights for 30 days. Mr. Wyatt next requested that the Commission grant the Zoning Administrator the authority to allow the crossing and disturbance of floodplain and wetland areas as required by the Code. A motion was made by Mr. Light, seconded by Mr. DeHaven and unanimously passed. Discussion Regarding a Request to Allow Public Libraries in the RP (Residential Performance) District. Mr. Wyatt said the Handley Library has submitted a request to Frederick County to allow public libraries in the RP (Residential Performance) District. Mr. Wyatt said that specifically, this request is to allow public libraries to be placed in areas identified as common open space within residential developments. He said that this would allow the public library to receive land from a developer for the establishment of a new facility and, in turn, allow the developer to maintain the overall density for the residential project. 3821 5 Mr. Wyatt said that representatives of the Handley Library discussed this issue with the DRRS (Development Review & Regulations Subcommittee) at their April meeting. Mr. Morris, a member of the DRRS, said that the Subcommittee members felt that a request of this type should only be entertained at the master development plan stage. Mr. Morris said that potential homeowners would know at the time they purchased property that a library or school was planned there. He stated that the DRRS also wanted to be specific about allowing only schools and libraries so that developers wouldn't give the open space land to any charitable organization in order to obtain tax benefits. The Commissioners felt the library/school location would need to be an important factor when designing the development. They felt the library needed to be located along a reasonably adequate primary road, so that it didn't appear to "belong" to a particular development, and at the same time, prevent additional vehicle trips from traveling through the neighborhood to utilize the facility. The Commission also felt it was important that sufficient landscaping be provided. Chairman Golladay instructed the staff to advertise the amendment for the next available public hearing. Discussion Regarding a Request to Allow Electrical and Plumbing Supply s in the B2 (Business General) District, Mr. Wyatt said that H. K. Benham, III submitted a request to Frederick County to allow electrical supply businesses, limited to 8,000 square feet, in the B2 (Business General) District. Mr. Wyatt said the request is to allow a business of limited size that can sell to both the general public and contractors. Mr. Wyatt said this request was discussed by the DRRS and they agreed the use was compatible with other uses in B2, provided certain performance standards were established. The DRRS also felt that a square footage limitation was needed to ensure that the plumbing or electrical use did not overshadow other retail uses. The Commission agreed with the recommendations given by the DRRS and Chairman Golladay instructed the staff to advertise the amendment for the next available public hearing. 3822 ADJOURNMENT There being no further business to discuss, the meeting adjourned at 9:00 p.m. Respectfully submitted, Robert W. Watkins, Secretary L M M, , .�, , �/ �0 3823