PC_05-19-93_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 19, 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. Routine, Citizen at Large; and Beverly Sherwood, Board Liaison.
ABSENT• Ronald W. Carper, Gainesboro District
Planning Staff present were: Evan A. Wyatt, Planner II; W. Wayne Miller,
Zoning Administrator; and Kris C. Tierney, Deputy Planning Director
CALL TO ORDER
Chairman Golladay called the meeting to order at 7:00 p.m.
MINUTES - APRIL 7 1993
Mrs. Copenhaver noted a correction to Page 2 of the minutes, under Sanitation
Authority Report. Mrs. Copenhaver said that the mobile home park should be "Pioneer Trailer
Park," not "Forest Lakes" mobile home park.
Upon motion made by Mr. Marker and seconded by Mr. Wilson, the minutes of
April 7, 1993 were unanimously approved as amended.
BIMONTHLY REPORT
Chairman Golladay accepted the Bimonthly Report for the Commission's
information.
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COMMITTEE REPORTS
Comprehensive Plans & Programs Subcommittee (CPPS) - 5/10/93 MIg
Mrs. Copenhaver reported that the CPPS continued with their corridor studies.
Mr. Hood from the Winchester Western Railroad was present to discuss rail services. She said
that the CPPS is also planning for the upcoming public meetings on corridors.
Stephens City/Frederick County Joint Planning Committee - 5/17/93 Mtg
Mrs. Copenhaver reported that the SC /FC Joint Planning Committee used many
of the same ideas and information used by the CPPS, but concentrated on the Stephens City
North Corridor along Route 11 and from the railroad out to Route 11. They also began planning
for the public meetings to be possibly held in July. Mrs. Copenhaver said that they are also
continuing their discussions on adjusting some of the boundary lines between Stephens City and
the County.
Sanitation Authority - 5/19/93 Mtg
Mrs. Copenhaver said that the Sanitation Authority has elected Ned Clelland as
its new Chairman, Chris Molden as Vice Chairman, and Bill Edmundson as Secretary/Treasurer.
The following requests have been received for water:
Westview Subdivision (13 people) -
Bufflick Heights (33 people) -
Miller Heights (22 people) -
Boundary Lane (under 10 people) -
- -need water & sewer
Rt. 636 (from 277 to Pioneer MHP) -
(12 -13 people)
$32,400 ($2,500 per connection)
58,000 ($1,760 per connection)
72,000 ($3,000 per connection)
45,500 (water)
46,750 (sewer)
72,000 ($6,000 per connection)
Development Review & R Subcommittee (DRRS) - 5/13/93 Mtg,
Mr. Thomas said that the DRRS informally discussed adding landscaping
requirements to the environmental features section of the ordinance (which involves woods,
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drainageways, floodplains, sink holes, etc.). Mr. Thomas said that the committee discussed
requiring a drawing to be included with the master plan that would provide a detailed inventory
of environmental features and disturbance to environmental features.
Economic Development Commission
Mr. Romine reported that attention is being focused lately on local industry and
the importance of new industry to our area.
Historic Resources Advisory Board
Mr. Shenk reported that HRAB recommended their selection for the contest winner
for the Historic Site Plaque Design. The HRAB also discussed utilization of the 40- minute
historic site video and slide presentation.
MASTER DEVELOPMENT PLANS
Master Development Plan /003 -93 for Hillsdale Estates for 247 townhouses. This
property is located south of Route 659, on the west side of Route 716, 1/2 mile east of
the City of Winchester, and is identified as Parcel ID #54 -2 -2 in the Shawnee District_
Action - Approved
Mr. Chuck Maddox with G. W. Clifford & Associates, came forward to present
the master development plan for Hillsdale Estates. Mr. Maddox said that since the land adjacent
to this property has recently been under review, it was felt that in order to do regional planning,
it was important to bring this proposal before the Commission at this time.
Chairman Golladay said that in the past, the Commission has been concerned with
tying subdivisions together in order to minimize traffic congestion on primary roads. Chairman
Golladay asked if the proposed street off Route 716, going east into Brookland Heights, was
going to be constructed with this development.
Mr. Maddox felt the road would be built at some point in the future. He said that
discussions have taken place between the property owners to construct the road connection, but
nothing has been resolved at this point. Mr. Maddox said that there is an existing 50' right -of-
way connecting the two parcels, but it cannot be dedicated until that property develops.
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The Commissioners felt that a connection from this development through to
Brookland Heights would be in the County's best interest; however, they felt that they could not
require the applicant to construct the road at this point in time because the right -of -way was
owned by a number of individuals, not all of which were participating in this project.
After further discussion with the applicant, the Commission's main concern was
whether the project could be handled from a traffic standpoint, especially on Rt. 659 and its
intersection with Rt. 7. It was pointed out that if VDOT had no objections to the overall plan,
it would be difficult for the Planning Commission to deny approval based on traffic concerns.
One option discussed was to move Route 659 up on the road improvement plan.
Other concerns were that the density and open space of the project fell just under
the maximum permitted by the ordinance and the many townhouse units that were situated along
the western and southern edges of Phase III, in areas designated as steep slopes. County
Engineer, Ed Strawsnyder, stated in his comments that if the lots on steep slopes could not be
relocated, detailed site plans would be required to delineate the finished grades and design floor
elevations.
Regarding density, Chairman Golladay suggested that the Commission reexamine
the density requirements in the RP section of the ordinance. He said that if the Commission felt
that 250 townhouses at a density of 7.7 units /acre, which is right under the limit, was too high,
then the ordinance needed to be changed.
Another area of concern was the off -set entrances to Phases I and II. Because the
entrance to the eastern units was considered by the applicant to be a "driveway" and not a state -
maintained road, the Commission could not require that the entrances line up.
The Commissioners asked about the vicinity of structures in relation to the Abrams
Creek 100 -year flood area. Mr. Maddox assured the Commission that they were well above the
100 -year flood plain.
The staff felt that it might be helpful to have a shared stormwater management
facility between this parcel and the Wilkins property just to the north.
No one else was present to speak in favor or in opposition to this master plan.
Upon motion made by Mr. Wilson and seconded by Mr. Thomas,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously
approve Master Development Plan #003 -93 of Hillsdale Estates for 247 townhouses with the
condition that all staff, review agency, and Planning Commission comments be adequately
addressed and, in addition, the applicant shall submit slope stability analyses for all lots that
contain steep slope areas.
(Mr. Carper was absent)
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DISCUSSION REGARDING PROPOSED AMENDMENTS TO THE FREDERICK
COUNTY CODE ARTICLE XX DEFINITIONS
Mr. Wyatt said that the Planning Commission reviewed proposed amendments to
Chapter 144, Subdivision Ordinance, and Chapter 165, Zoning Ordinance during their regular
meeting of April 7, 1993. He said that the Planning Commission recommended approval of all
but two of the proposed amendments: the definitions for mobile homes and inoperable vehicles.
Mr. Wyatt said that the DRRS reviewed those two definitions again and have
recommended that the proposed definition for mobile home remain as proposed by the staff,
because it closely parallels the state code, and that the definition for inoperable vehicle be revised
to include certain language found in the Code of Virginia He said that the staff also deleted a
portion of the last sentence which stated, "...when connected to the required utilities and includes
the plumbing, heating, air conditioning, and electrical system." Staff requested that the
Commission allow these definitions to be advertised for the next available public hearing.
Mr. Jay Cook, Assistant Commonwealth Attorney, was present and felt he may
have problems in court on the mobile home definition with the deletion mentioned concerning
hooking up utilities. The Commission recommended that the mobile home definition include the
wording "...when connected to the required utilities" and then delete the remainder of the
sentence.
The Commission, staff, and Assistant Commonwealth Attorney generally agreed
with the amended definitions and Chairman Golladay instructed the staff to proceed with
advertising for public hearing.
INFORMAL DISCUSSION WITH G W CLIFFORD & ASSOCIATES REGARDING
PROPOSED REVISIONS TO THE HAMPTON CHASE MASTER DEVELOPMENT
PLAN
Mr. Tierney said that G. W. Clifford & Associates have requested an informal
discussion concerning a proposed revision to the Hampton Chase MDP. He said that the revision
consists of going from single family, zero lot line and townhouse units to all single family zero
lot line.
Mr. Charles W. Maddox of G. W. Clifford & Associates said that he was
representing Dave Holliday and Hampton Chase. Mr. Maddox said that this developed
previously totalled 114 units (approximately 5 1/2 to 6 units per acre) and they are proposing a
revision to 65 single family units (approximately 3 units per acre). Mr. Maddox said that the
owner has requested this change because of a recent market analysis and what he feels is a better
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option for this area. Mr. Maddox reviewed the revisions to the master plan with the
Commission.
The Commission had no problems with the revisions and gave the applicant the
okay to proceed.
PREAPPLICATION DISCUSSION WITH G W CLIFFORD & ASSOCIATES
REGARDING A PROPOSED REZONING ON THE NORTH SIDE OF SHAWNEE
DRIVE FOR DODSON PEST CONTROL
Mr. Tierney said that G. W. Clifford & Associates have requested time on the
agenda to discuss a proposed rezoning of a two -acre parcel for Dodson Pest Control. He said
that this type of use is allowed in the B2, B3, M1, and M2 Zoning Districts.
Mr. Maddox said that Dodson Pest Control is currently renting space within the
City of Winchester and they would like to move to an approximate two -acre parcel, zoned RP,
in the County located on the north side of Shawnee Drive. Mr. Maddox said that they are asking
for B2 (Business General) Zoning on the property. He said that they will be using approximately
half of the property for their facility. The existing house will be maintained as an office and
another building will be constructed for storage and parking of vehicles.
Chairman Golladay suggested that Mr. Maddox meet with the adjoining property
owners regarding the rezoning. Chairman Golladay said that in the past, rezonings in this area
have been turned down because the residents there are so adamant about not wanting anymore
business or industrial zoning.
No action was taken by the Commission at this time.
INFORMAL DISCUSSION WITH G W CLIFFORD & ASSOCIATES REGARDING
A PROPOSED MASTER DEVELOPMENT PLAN FOR A PORTION OF THE
STONEWALL INDUSTRIAL PARK
Mr. Charles Maddox of G. W. Clifford & Associates, Inc. came forward to
informally present a proposed master development plan for an additional 30 -acre portion of the
Stonewall Industrial Park. Mr. Maddox pointed out the boundary lines for the new section,
which was entirely on the west side of Welltown Pike.
Mrs. Sherwood spoke of drainage complaints several years ago in this area. Mr.
Maddox said that there has been drainage problems existing in this area for some time, even with
the field vacant. Mr. Maddox said that they are proposing a major regional stormwater
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management pond to handle the entire area.
Mr. Maddox said that there is an interested party looking at a parcel of land here
for a major facility.
No action was taken by the Commission at this time.
DISCUSSION REGARDING A PROPOSED COMPREHENSIVE STORMWATER
DETENTION AGREEMENT BETWEEN FREDERICK COUNTY AND VDOT
Mr. Miller presented a proposed comprehensive stormwater detention agreement
between Frederick County and VDOT which was taken directly from the VDOT Quide for
Additions Abandonments and Discontinuances dated February 1, 1993. Mr. Miller said that
the agreement will preclude the county from having to consummate and record an agreement with
VDOT every time a stormwater detention/ retention facility is constructed and dedicated to the
county. He said that this will not preclude the County from having to initiate an agreement with
the parry or parties that will need to maintain the facility, but will streamline the process since
the County is basically the "middleman" for this action.
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 the Comprehensive Stormwater Detention Agreement between Frederick
County and VDOT as presented by the staff.
ADJOURNMENT
No further business remained to be discussed and the meeting adjourned at 9:10
p.m.
Respectfu sub miffed,
sy ®�
Robert W. Watkins, Secretary
1 .
Jalp s W. Golladay, Jr., Cha Kan
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