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PC_05-05-93_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 5, 1993. PRESENT: Planning Commissioners present were: James W. Golladay, Jr., Chairman; John R. Marker, Vice Chairman /Back Creek District; Marjorie H. Copenhaver, Back Creek District; S. Blaine Wilson, Shawnee District; Todd D. Shenk, Gainesboro District; Roger L. Thomas, Opequon District; Manuel C. DeHaven, Stonewall District; Robert Morris, Shawnee District; John H. Light, Stonewall District; George L. Romine, Citizen at Large; Beverly Sherwood, Board Liaison; and James Barnett, Winchester City Liaison. ABSENT: Ronald W. Carper, Gainesboro District Planning Staff present were: Robert W. Watkins, Director /Secretary; Evan A. Wyatt, Planner 11; and W. Wayne Miller, Zoning Administrator CALL TO ORDER Chairman Golladay called the meeting to order at 7 :00 p.m. INTRODUCTION OF ROBERT MORRIS NEWLY APPOINTED PLANNING COMMISSIONER FOR THE SHAWNEE DISTRICT Chairman Golladay introduced Mr. Robert (Bob) Morris, the newly appointed Planning Commissioner for the Shawnee District. MINUTES - MARCH 17, 1993 Upon motion made by Mr. Marker and seconded by Mr. Thomas, the minutes of March 17, 1993 were unanimously approved as presented. 3645 2 BIMONTHLY REPORT information. Chairman Golladay accepted the Bimonthly Report for the Commission's MASTER DEVELOPMENT PLANS Master Development Plan #002 -93 for Franklin Mobile Home Park by R. W. Franklin, Inc. for 47 mobile homes and one single family house. This property is located east of the Route 7 and I -81 Interchange in the Stonewall Magisterial District. Action - Approved Mr. Scot Marsh, Project Manager with G. W. Clifford & Associates, came forward to represent the master development plan for Franklin Mobile Home Park. Mr. Marsh said that this is the site of the old "Eckard Mobile Home Park" and is currently zoned MH1 (Mobile Home Community). He said that the existing nine units at this site are on septic systems and wells. Mr. Marsh said that Mr. R. W. Franklin recently purchased the property and he will own and maintain the park and lease the mobile home pads. Mr. Marsh said that the existing gravel entrance will be improved with a 30' commercial entrance, and the road will consist of a 22' wide prime and double seal surface, with a 2' curb and gutter on one side, and a four foot sidewalk. (1' will remain on each side.) Mr. Marsh explained that in addition to the 50' perimeter setback for the site, a 100' buffer and full screening will be provided adjacent to the residential property (landscape plus a six foot berm). He said that the Frederick County Sanitation Authority has no objections to tapping into the existing sewer line for service. A loop water system is also planned to be provided. Mr. Marsh next discussed the open space areas, the woodlands, and the water detention area. He showed slides of the site and pointed out various aspects of the site to the Commission. Mr. Marsh added that Mr. Franklin will be enforcing the Virginia Manufactured Home Lot Rental Handbook which contains guidelines for tenants and landlords. He said that Mr. Franklin will be on location to manage the property. Chairman Golladay called for persons wishing to speak regarding this master plan and the following people came forward to speak in opposition: 3646 V Mrs. Barbara Bolton, an adjoining property owner from Shenandoah Hills, was concerned that the proximity of the rental mobile homes would devalue her property. Mrs. Bolton complained of numerous disturbances at the existing mobile home park that required calls to the Sheriffs Department. She described instances where residences of the park trespassed on her property and have thrown beer cans onto her property. She was also concerned that the existing water problems in Shenandoah Hills would be compounded with the addition of more mobile homes. Mrs. Bolton also asked for further clarification on the screening /buffering. Mr. Charles R. Sell, property owner in Shenandoah Hills, had the same concerns as Mrs. Bolton. Mr. Sell was also concerned about the heavy traffic on Route 7. He said that its difficult to get across the street at that intersection, especially at rush hour. Mr. Sell also felt that as much of the existing woodlands should be saved as possible. Mr. Robert H. Frey, property owner in Shenandoah Hills, asked for clarification on the location of the common area. Mr. Frey was also concerned about the traffic. Mr. David Bolton had questions about the designated woodland areas. He said that the drawing submitted by the applicant was inaccurate as far as showing where the woodlands were located. He also had concerns about the traffic. Mrs. Fay Sell, property owner in the Shenandoah Hills Subdivision, wanted to know who would enforce all of the details concerning the woodlands, drainage, the entrance, etc. Ms. Sheena McBride, resident of Shenandoah Hills, said that two years ago she had a major automobile accident at this intersection on Route 7. Ms. McBride was concerned about adding more traffic to this intersection. Mr. Carroll Bridgeforth, property owner in Shenandoah Hills, said that his major concern was that the mobile home park would devalue the homes along Blossom Drive. (Mr. Bridgeforth lives on the east side of Blossom Drive) Mr. Victor H. Hart, property owner in the Shenandoah Hills subdivision, said that he had spoken to several real estate agents and they indicated that the location of the mobile home park would make the homes in Shenandoah Hills harder to sell. Mr. Hart asked what would happen to the existing wells and septic systems once the park is connected to water and sewer. Mr. Rodney Franklin, the owner /applicant, came forward to speak. Mr. Franklin said that the previous owner, Mrs. Eckard, was placed in a nursing home and a management company operated the mobile home park. Mr. Franklin said that the management was very poor and he understood why problems occurred in the past. Mr. Franklin said that the will be on location to manage the site and enforce the rules. Mr. Franklin said that several of the tenants have already moved out because they could not meet his regulations. 3647 M The Commission next discussed site concerns with the applicant's engineers. Those concerns included the prevention of drainage into Shenandoah Hills, provision for adequate screening /buffering to adjacent single family homes, the size of the entrance road in relation to the density proposed, and the provision of a walkway for school children to reach the bus stop. Regarding drainage, Mr. Thomas pointed out that two to three lots on either side of the existing rental house will drain into Shenandoah Hills- -then the drainage pattern reverses and the runoff moves around both sides and down across the mobile home site. Charles Maddox, with G. W. Clifford & Associates, said that the proposed berm will redirect the drainage. He said that there is a small amount of drainage in; this area that moves both south and east. That will be redirected into the swale in front of the berm and carried off site. He said that as a result, the increased drainage from this site will be eliminated and in fact, improve the existing situation. Mrs. Sherwood said that she had problems with the size of the roadway and felt it wasn't adequate to serve the density of this project. It was noted that the entranceway had been approved by VDOT. The Commissioners felt that the applicant had adequately addressed the concerns raised by the neighbors and commissioners. They felt that Mr. Franklin's plans for the mobile home park would greatly improve conditions at the site. Upon motion made by Mr. DeHaven and seconded by Mr. Light, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Master Development Plan #002 -93 of Franklin Mobile Home Park by Mr. R. W. Franklin with the following conditions: 1. Any drainage flowing east must be redirected north and south. 2. In addition to the required buffer, the existing woodlands and natural vegetation on the east side will be maintained in the buffer area. 3. The applicant will address all concerns and comments of the staff, the review agencies, the Planning Commission, and the Board of Supervisors. Conditional Use Permit #005 -93 of Paul C_ Stacy for a cottage occupation for a small engine and lawn mower repair operation. This property is located on Route 664 (1717 Jordan Springs Road) and is identified with Parcel I.D. #56 -A -6A in the Stonewall District. 5 Action - Approved Mr. Miller said that the applicant is proposing a business to repair small engines and lawn mowers in an accessory building located adjacent to his home. Access to this property is along a private driveway that is shared with one other residence. Mr. Miller said that allowing this use at a moderate level would have little or no impact on the neighborhood. Mr. Paul C. Stacy, the applicant, said that all repair work would be done by himself, inside an accessory building. Mr. Stacy said that he would have no problems complying with the conditions suggested by the staff. Chairman Golladay was concerned about noise disturbance and he asked Mr. Stacy if he would be running engines with detached mufflers. Mr. Stacy replied that he would not be removing the mufflers. Mr. Morris asked Mr. Stacy how he planned to dispose of old lawn mowers or replaced engines. Mr. Stacy replied that he would take those to the landfill and he assured the Commission that he would not be storing parts outside. Mr. Dennis Segebartt, adjoining property owner, said that he and Mr. Stacy share the same driveway. Mr. Segebartt supported Mr. Stacy's proposal and said that he had no problems with it. Upon motion made by Mr. Light and seconded by Mr. Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Conditional Use Permit #005 -93 of Paul C. Stacy for a Cottage Occupation for small engine and lawn mower repair with the following conditions: 1. Any signage be limited to that allowed for a cottage occupation. 2. Any expansion of existing buildings to accommodate this use will require a new conditional use permit. 3. If use intensity develops to the point that use of the shared private drive is impacted, a new conditional use permit will be required and upgrading of the driveway should be considered. 4. All repair work and storage of parts will be confined inside the structure being used. 5. All review agency comments will be complied with. 3649 7 An ordinance to amend Chapter 165, Zoning Ordinance, Article X, Business & Industrial District, to allow truck or fleet maintenance facilities in master planned industrial parks zoned M1 (Light Industrial) District and Article IV, Supplementary Use Regulations, to create performance standards for fleet or maintenance facilities in master planned industrial parks zoned M1 (Light Industrial) District. Action - Approved Mr. Evan Wyatt said that on April 7, 1993, the Planning Commission discussed a proposal to allow fleet or truck maintenance facilities as a principal use in the M1 Zoning District. He said that the Planning Commission felt that the use was appropriate in master planned industrial parks, but not all property zoned M1 (Light Industrial) District. The Planning Commission also felt that provision should be made to allow for one gasoline storage tank, as well as one diesel storage tank. He said that the Planning Commission instructed the staff to have the DR &RS revise the proposed performance standards to reflect this discussion. Mr. Wyatt presented the amendments as proposed by the DR &RS. The Commission was in favor of the amendments as presented by the DR &RS and upon motion made by Mr. Thomas and seconded by Mr. Light, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of the amendments to Article X and IV as follows: (Mr. Morris abstained from voting.) ARTICLE X - BUSINESS AND INDUSTRIAL ZONING DISTRICTS M -1 Light Industrial District Allowed Uses Truck or freight maintenance facilities (No SIC Code) ARTICLE IV - SUPPLEMENTARY USE REGULATIONS Truck or Freight Maintenance Facilities Where allowed, truck or freight maintenance facilities shall meet the following requirements: A. In the M1 (Light Industrial) District, truck or freight maintenance facilities shall only be permitted in industrial parks. B. Truck or freight maintenance facilities may have fuel service provided that it is limited to one gasoline storage tank of 10,000 gallons or less and one diesel storage tank of 10,000 gallons or less. 3650 7 C. All repair and maintenance operations shall occur within a completely enclosed structure. D. Outdoor storage of parts associated with repair and maintenance shall not be permitted. E. Retail sales shall not be permitted. F. The Planning Commission may require additional buffers and screening other than those defined in Section 165 -37 of this Chapter. CORRIDOR H RESOLUTION Mr. Wyatt said that the Commonwealth Transportation Board will go on record May 20, 1993 stating their recommendations on Corridor H and whether to proceed with either: A) a "no- build" option; B) to build and cross the Virginia State Line at Route 50 West; or C) to build and cross the Virginia State Line at Route 55. Mr. Wyatt said that a worksession was held between the Board of Supervisors, the Planning Commission, the Transportation Board, and VDOT; however, some questions still remained unanswered. He said that the state has still not adequately addressed where the funding for this project would come from and what effect it will have on the Commonwealth Transportation Board's Six Year Plan for the Stanton District. The Commissioners felt that they needed to consider the impact of the Corridor H project on the County as well as the implications to the County's funding. They felt that if they agreed to a "no- build" option, ten years or so from now, the county may be faced with a four -lane road stopping at the end of the state line. They were concerned that Virginia would then have to fund 100% of extending the road instead of the 80/20 Federal /State match offered now, because ISTEA or other funding may be exhausted. Concern was also expressed that all of the comments made so tar have been directed at the Route 55 connection. They felt that if the road did come in at Route 50 West, major traffic problems could occur and road improvements would have to be made. Those specific road improvements have not yet been addressed and no money is available to take care of them. Finally, one of the major issues of concern by the Commission was whether or not the Corridor H project would affect the Stanton District's funding for Frederick County's Primary or Secondary Road Improvement Program. The Commission- felt they should go on record stating that they were opposed to Corridor H if the funding designated for Frederick County's projects would be diverted. 3651 Upon motion made by Mr. Thomas and seconded by Mr. Marker, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve the following resolution: RESOLUTION APPALACHIAN CORRIDOR H At a regular meeting of the Frederick County Planning Commission, held on the 5th day of May, 1993, in the Board Room of the Frederick County Court House on the L.oudoun Street Mall in Winchester, Virginia, it was duly moved and seconded that the following resolution be adopted: WHEREAS, A proposal has been adopted by the state of West Virginia to construct Appalachian Corridor H through Frederick County; and, WHEREAS, It is uncertain what impacts this proposal will have on traffic, existing land use, and environmental features in Frederick County; and, WHEREAS, It is uncertain how this proposal will impact the funding and priority of existing and future road improvements within Frederick County, NOW, THEREFORE, BE IT RESOLVED, That the Frederick County Planning Commission opposes Appalachian Corridor H if constructing the highway in Virginia means funds earmarked for county roads will have to be diverted for the project. BE IT FURTHER RESOLVED, That if the Commonwealth Transportation Board endorses a build option, necessary, impacted, or affected improvements to Route 37 or other primary and secondary roads in Frederick County and Winchester must be included in the project. A COPY TESTE Z�Z ' Robert W. Watkins, Secretary Frederick County Planning Director 3652 W BATTLEFIELD VISION PROJECT AND GRANT Mr. Watkins said that the Frederick County Planning Department is proposing to apply for a grant from the American Battlefield Protection Partnership Funding Program to support the development of a plan for the preservation and use of civil war sites in Winchester and Frederick County. Mr. Watkins said that the primary task of the project will be to develop information that can be presented to the public. Public events will be held to develop a public consensus on the plan. A variety of tools, incentives, and approaches will need to be identified to implement the plan. He said that grant funding will allow the staff to obtain specialized consultant support for portions of this project. Upon motion made by Mr. Thomas and seconded by Mr. Light, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously endorse the grant application for the Battlefield Vision Project. ADJOURNMENT No further business remained to be discussed and the meeting adjourned at 9:15 p. M. Respectfully submitted, Robert W. Watkins, Secreffry Ja s W. Golladay, Jr., Char an 3653