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PC_02-17-88_Meeting_MinutesMEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board of Supervisors' Meeting Room in the Old Frederick County Court House, 9 Court Square, Winchester, Virginia, on February 17, 1988. PRESENT: Planning Commissioners present were: Frank H. Brumback, Chairman; James W. Golladay, Jr., Vice - Chairman; George L. Romine; Marjorie H. Copenhaver; S. Blaine Wilson; Beverly Sherwood; Carl M. McDonald; and Manuel C. DeHaven. Also present were: Robert W. Watkins, Secretary; Stephen M. Gyurisin, Advisory; and A. Bray Cockerill, Advisory ABSENT: Kenneth Y. Stiles CALL TO ORDER Chairman Brumback called the meeting to order at 7:00 p.m. The first order of business was the approval of the minutes of February 3, 1988. Upon motion made by Mr. DeHaven and seconded by Mr1 Wilson, the minutes of February 3, 1988 were unanimously approved as presented. MONTHLY AND BIMONTHLY REPORTS The Commission and staff reviewed pending and approved applications. ------ --------- - - - - -- I COMMITTEE REPORTS Sanitation Authority Mrs. Copenhaver said that the Sanitation Authority met on February 8, 1988 and she reported the following: Flows were up at all three plants; It is anticipated that within the next month the Lakeside upgrade will be completed; When the Greenbrier interceptor is completed, there will be 95 homes diverted to Lakeside out of the Stephens Run; The Regional Plant is scheduled to go on line in May or June of 1988; The relationships between the Regional Plant, the Sanitation Authority, the City and the County will be discussed at the Planning Commission's work session on Monday, February 22, 1988 at 7:00 p.m. ADMINISTRATIVE 0 2635 - 2 - Mr. Gyurisin said that the developer /applicant of Ft. Braddock Heights is requesting that the open space (.99 acre) be waived for the single family lots located in the county portion of his development. A portion of the property would be joined with the Solenberger tract, to the west of this property. The Commission was generally not in favor of waiving the open space. Mr. Gyurisin presented a plan by Genstar property located south of Middletown, on the west side of Route 11, zoned EM. Mr. Gyurisin said that Genstar is currently moving their limestone quarry operation from Stephens City to Middletown. Mr. Gyurisin asked if the Commission would allow the staff to administratively approve some of the additions that they will be putting on their plant facility. The Commission had no problems with the staff administratively approving those additions. SITE PLANS Site Plan #031 -87 of Middletown Elementary School, 15 Acres, Zoned A -2, located north of Middletown in the Opequon District. Action - Approved Mr. Watkins said that elementary schools are a permitted use in the A -2 District. He said that all planning, zoning, site planning, and parking standards have been met. Mr. Philip Pappas, Architect with Mills, Oliver & Webb, was present to represent this plan. Mr. McDonald expressed concern that there was only one entrance /exit to the school. Mr. Pappas said that this was the only point of access for this property and that they had a 60 foot right -of -way. Upon motion made by Mr. DeHaven and seconded by Mr.lRomine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimousl approve Site Plan #031 -87 of Middletown Elementary School for a 600 pupil elementary school, playground, and parking areas. This property is located north of Middletown, with direct access off Route 11, to the west of Route 11, between Routes 11 and I -81 in the Opequon District. Site Plan #055 -87 of Stephens City Shopping Center, 20.537 Acres, Zoned B -4 located in the Opequon Magisterial District. Action - Approved Mr. Watkins said that all planning, zoning, site planning and parking, and fire code requirements have been met. Mr. Watkins said that the 100 foot setback requirement under the B -4 District was reduced to 50 2636 - 3 - foot through the granting of a variance by the Board of Zoning Appeals. Mr. Wayne Stainback, with Crossroads Development Company, was present to answer questions. Mr. Stainback said that the three foot chain - link fence was designed as a trash barrier and visual screening was to be accomplished by an evergreen hedge. He said that they are proposing 91 five to seven foot white pines, spaced approximately eight to ten feet apart. The Commission discussed the adequacy of the screeing proposed. They felt that the chain -link fence should be high enough to stop pedestrian traffic between the residential and business areas. They also felt that the evergreens should be of a species and density to adequately screen the property. The Commission instructed the applicant to work with the staff on this matter. Upon motion made by Mr. Romine and seconded by Mr. DeHaven, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Site Plan #055 -87 of Stephens City Shopping Center for a shopping center consisting of 95,000 square feet which would include a 43,000 (plus or minus) square foot department store, a 25,000 (plus or minus) square foot food store, and a 7,000 square foot drug store as well as four additional retail store areas. Improvements willjalso include parking, highway and access changes, storm water protection, landscaping, and off - street loading and service improvements. This property is located at the southwest intersection of State Route 277 and State Route 641, a short distance east of Stephens City, in the Opequon Magisterial District. Site Plan #059-87 of Hiatt Run Estates Road Plan, 127.795iAcres, Zoned A -2, to serve large residential lots in the Stonewall Magisterial District. Action - Approved Mrs. Copenhaver said that due to a possible conflict of interest, she would abstain from voting and discussion. Mr. Watkins said that since all the lots are over five acres, the applicant is not required to get Planning Commission approval for the lots; however, they are dedicating the road and therefore, need approval on that portion of this plan. Mr. Charles Maddox, Engineer with G. W. Clifford & Associates, was the representative for this plan. Mr. Maddox said that the developer's name was Jimmy Carroll. Mr. Maddox said that they have exceeded the requirements for roads in an agricultural zone by putting the roads into the State System. Upon motion made by Mr. DeHaven and seconded by Mr. Wilson, BE IT RESOLVED, That the Frederick County Planning Commission does hereby 2637 `` I 1� - 4 - approve Site Plan'#059 -87 of Hiatt Run Estates Road Plan for a Virginia Department of Transportation road right -of -way, with improvements and easements as required to serve large residential lots. This property is located on the north side of Route 672, between Routes 661 (Welltown Pike) and 739 (Apple Pie Ridge Road) in the Stonewall District.1 The vote on this plan was: YES (TO APPROVE): McDonald, Sherwood, Brumback, DeHaven, Wilson, Romine ABSTAIN: Copenhaver FINAL MASTER DEVELOPMENT PLANS Final Master Development Plan #015 -87 of Asbury Terrace, Zoned RP, 29.256 Acres, for single family traditional housing in the Shawnee District. Action - Approved Mr. Watkins said that at the time of preliminary master plan review, the staff suggested changes concerning open space requirements. As suggested, the plan enlarges the open space area between Lots 6 and 7 providing a more useable area. He said that over 50% of the open space will still be in steep slopes, although the non -steep portion of the open space has been enlarged. Mr. Watkins said that the final plan proposes to fill and grade 1.2 acres of open space. Mr. Watkins said that with regard to the Commission's concerns about the relationship of the relocation of Greenwood Road to this development, the Transportation Committee determined that neither of the options for traffic in this area would effect this development. He said that the Transportation Committee had no objections and felt the street pattern appeared satisfactory with current traffic planning. Mr. H. Bruce Edens, Engineer with Greenway Engineering & Surveying Company, was the representative for this plan. Upon motion made by Mr. Wilson and seconded by Mr.; Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Final Master Development Plan #015 -8i of Asbury Terrace for single family traditional housing, open space, VDOT roads and public utilities. This property is located on the north side of Route 659 (Valley Mill Road), 0.10 miles east of the intersection of Routes 656 and 659 in the Shawnee Magisterial District. Mr. Golladay arrived at this point of the meeting. 2638 - 5 - Final Master Development Plan #018 -87 of Stonewall Industrial Park, Zoned M -1, 137.04 Acres, for industrial uses in the Stonewall District. Action - Approved Mr. Watkins said that the plan met all preliminary master plan requirements and also appeared to meet all M -1 zoning requirements. He said that 26 proposed development sites are shown, generally along the extended McGhee Road and are from two to ten acres in size. Mr. Ronald Mislowsky, Engineer with G. W. Clifford & Associates, was present to represent the applicant. Upon motion made by Mr. DeHaven and seconded by Mr.! Wilson, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Final Master Development Plan #018-87 'of Stonewall Industrial Park for industrial uses, roads, and utilities.) This property is located in the Stonewall Industrial Park, northwest of ,Tyson Drive and northeast of McGhee Road in the Stonewall District. PUBLIC MEETINGS Preliminary Master Development Plan #024 -87 of Star Fort Estates, Zoned RP, 2.88 Acres, for patio homes in the Stonewall District. Action - Approved Mr. Watkins said that this project is to be served lby the Frederick County Sanitation Authority. He said that the staff is concerned with drainage through the site and with the applicant's plan for storm water management. Mr. Lawton Saunders, a partner with Harris and Saunders, was present to represent this application. Chairman Brumback called for anyone wishing to speak. The following persons came forward to speak in opposition to this proposal: Mr. Chris Spanos, resident on Locust Street, was concerned about increased traffic at the Braddock Street entrance. He said that tractor/ trailers are parked along that street and it is difficultIfor emergency vehicles to get through now. Mr. Spanos was also concerned about increased traffic at the Pennsylvania Avenue entrance, due to the nursing home located there. He added that the proposed project area acts as a drainage way when it rains. Mr. Jerry Newlin, tenant at 136 Locust Street for five years, said that the drainage ditch is a part of Red Bud Run. Mr. Newlin said that before he dug a swale in Red Bud Run and put in an eight foot high berm along the drainage ditch, approximately 1/4 acre of his yard laid in two to 2639 - 6 - two and one half feet of runoff water from Pennsylvania Avenue, Locust Street, and from the City of Winchester, by way of Braddock Street. Mr. Newlin said that during the 1985 flood, the water came to within two feet of the eight foot high berm. He said that there is approximately three feet of water in the drainage ditch now, due to rains within the last couple of days. Mr. Bruce Davies, resident at 1005 N. Braddock Street, said that during the wet weather season, his yard has a minimum of one half foot of water in it. Mr. Davies felt that the runoff from this proposed development would increase the runoff problem in this area. Mrs. See, resident at 1008 Pennsylvania Avenue for 27 1/2 years, said that the creek borders her property and although they have had water only once in their basement, the runoff has washed away their driveway. Mrs. See said that after it rains, the water laying in Mr� Newlin's yard resembles a swimming pool. Mrs. See said that when they had their property surveyed for sale, the surveyors said that her property was two and one half feet in the flood plain. Mrs. Doris Sheulen, property owner of 134 Locust Street, said that they receive a great deal of water in their back yards. Mrs. Sheulen was concerned about the type of housing proposed and how it would affect property values. I Mrs. Madonna Sponaugle, resident at 1005 Pennsylvania Avenue, said that Red Bud Run comes into her back lot and there is a culvert there. She said that during the 1960s flooding, the water came through there so hard that it washed railroad ties into her backyard and it moved rocks that were five to six feet high and three to four feet wide. Mrs. Sponaugle said that she also had two feet of water in her basement. She added that their yard floods with every rain. Mr. Dennis Hinkle, resident on Locust Street for the past 20 years, said that what his neighbors have stated is true. Mr. Hinkle said that the whole area needs sidewalks, culverts, and proper drainage Mr. David Coffman, resident at 1004 Pennsylvania Avenue, said that this area is a clean, safe neighborhood and he wanted it to stay that way. The Commissioners felt that the plan submitted was not nearly detailed enough, as it did not show topography or drainageways. There was also concern that the property was located in a natural storm water retention area or perhaps, a flood plain. Also, the applicant did not have a stormwater runoff plan at the present time. Upon motion made by Mr. DeHaven and seconded by Mr. McDonald, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously deny Preliminary Master Development Plan #024 -87 of Star Fort Estates for 23 single - family zero lot line patio lots. This property is located at the north extension of North Braddock Street, beginning at the county line, in the Stonewall Magisterial District. 2640 - 7 - DISCUSSION OF B -1 (BUSINESS LIMITED) ZONIN INTENT /SITE PLAN OF ROBERT H. Mr. Wilson said that he would abstain from discussion on this item due to a possible conflict of interest. Mr. Gyurisin said that Mr. Robert H. Claytor has submitted a site plan for business uses in a B -1 Zoning District, located on the north side of Senseny Road. Mr. Gyurisin said that the site plan shows a 4,000 square foot structure, while the B -1 zoning regulations suggest a 3,000 square foot limitation as a part of the Statement of Intent. Mr. Gyurisin said that the staff would like the Planning Commission's opinion to help determine if the 4,000 square foot structure is acceptable as intended in the B -1 zone. The Commissioners discussed the intentions of the Planning Commission when the B -1 section of the ordinance was first written. They felt that the B -1 section was long over due for updating. Mr. Robert H. Claytor said that they have several alternatives for this site. Mr. Claytor said that the ordinance allows him to build two separate buildings with very little separation between them, however, he felt it would not be as attractive as a single building. He said that they intended to build one shell building segmented into two or three small businesses. Mr. Kimerly Henry, adjacent property owner, said that his property was the same zoning and the same depth (150') as Mr. Clay s, but it was about 650' wide. Mr. Henry said that he was going to have a proposal for his property for a building larger than 3,000 square feet, if possible. The Commissioners were concerned that this proposal would resemble a strip shopping center and they were also concerned about precedent setting. They asked the staff to continue working with the applicant and bring the plan back before the Commission. DISCUSSION OF ZONING AMENDMENTS: RP DISTRICT The staff presented proposed amendments to the section of the Zoning Ordinance concerning Amendments. Mr. Watkins said that the primary purpose of these amendments is to codifv the requirement that rezoning requests denied shall not be resubmitted for one year. He said that the Virginia Code allows this but states that the requirement be in the county ordinance. Mr. Watkins said that the staff is also proposing final changes to the RP Section, which will include a new housing type and a requirement for major road entrances in early phases of development. 2641 - 8 - TRANSPORTATION COMMITTEE RECOMMENDATIONS Mr. Golladay said that the Transportation Committee met on February 2, 1988. He said that members of VDOT were present to discuss Route 50 East proposed improvements, which include widening pavement width, removing the median and constructing turn lanes, and installing a traffic light at the intersection of Purdue Drive and Route 50 at Hardees. Mr. Golladay said that the Transporation Committee also recommended approval to the Board of Supervisors for Mr. and Mrs. Tizio's request for the vacation of a portion of a right -of -way in the Melvin Lewis Subdivision. Mr. Golladay added that Bruce Edens provided an overall road layout for Asbury Terrace and the surrounding areas. Mr. Watkins said that the Transportation Committee has also been discussing primary roads in order to set priorities for the Primary Preallocation Hearings in Staunton, Virginia on April 8, 1988 at 2:00 p.m. i ADJOURNMENT Since there was no further business to discuss, the meeting adjourned at 9:30 p.m. Respectfully submitted, ank H. Brumback, Chairman Robert W. Watkins, Secretary 2642 k