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PC_11-16-88_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 November 16, 1988. PRESENT: Planning Commissioners present were: Frank H. Brumback, Chairman; James W. Golladay, Jr., Vice - Chairman; Manuel C. DeHaven; Beverly Sherwood; Marjorie H. Copenhaver; George L. Romine; Kenneth Y. Stiles; and Carl M. McDonald. Also present were: Robert W. Watkins, Secretary; Kris C. Tierney, Advisory; and A. Bray Cockerill, Advisory. ABSENT: S. Blaine Wilson CALL TO ORDER Chairman Brumback called the meeting to order at 7:00 p.m. OF KRIS C. TIERNEY Mr. Watkins introduced Mr. Kris C. Tierney, Frederick County's newly hired Zoning and Subdivision Administrator. Mr. Watkins said that this position was created at the deputy director level. Chairman Brumback welcomed Mr. Tierney to Frederick County. MINUTES Upon motion made by Mr. Golladay and seconded by Mr. Romine, the minutes of November 2, 1988 were unanimously approved as presented. BIMONTHLY AND MONTHLY REPORTS The Commission and staff discussed pending applications. COMMITTEE REPORTS Economic Development Commission Mr. Romine reported continued high levels of activity. 2790 - 2 - Transportation Committee Mr. Golladay presented the Transportation Committee's report from their meeting of November 7, 1988. Mr. Golladay reported that the consultant for the Thoroughfare Plan has been chosen and the contract awarded. Mr. Golladay said that traffic counts have been started and the consultant should be able to meet with the City and County staff within a month or two. Mr. Watkins informed the commissioners that in the future, the Virginia Department of Transportation will only be monitoring traffic counts on selective segments of secondary roads in the county. He said that it would be up to the county to choose which segments they wanted monitored. Mr. DeHaven was concerned about the request to abandon the ford on Route 644 in his district. Mr. DeHaven said that besides Route 7, this is the only way for farmers to move livestock and hay to Clarke County. Comprehensive Plan Subcommittee Mr. Golladay reported that a comprehensive plan public meeting was held on Monday evening, November 14, 1988 at the Indian Hollow School. He said that the last meeting will be November 17, 1988 at the Stonewall Elementary School. Sanitation Authority The Sanitation Authority met on Monday, November 14, 1988. Mrs. Copenhaver reported that as of September, 1988, there were 2,790 lots master planned with water and sewer available; 832 of those had service completed and ready for hookups; 721 were under construction for hookup next year; and 1,237 had design completed but no work started. Regarding the Route 277 extension, it was noted that approvals had been given by the Board of Supervisors and the Planning Commission, however, approvals were still needed by the City of Winchester and Clarke County. State prison officials for Camp 7 requested a six -inch line (providing 600 gpm) to serve the 120 inmates at the facility. SUBDIVISIONS Final Subdivision Plat of Winchester- Frederick County Industrial Development Corporation Land for two industrial lots in the Back Creek 2791 - 3 - District. Action - Approved Mr. Jim Largent, counsel for the Industrial Development Corporation, said that they had originally developed the property into five and ten acre tracts; however, the 40 -acre and the ten -acre parcels are based on a special request. Mr. Largent said that there are approximately 68 acres, south of Route 37, left in the Industrial Development Corporation. Upon motion made by Mrs. Copenhaver and seconded by Mr. McDonald, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve the final subdivision plat of the Winchester- Frederick County Industrial Development Corporation Land for two industrial lots, located south of Route 87 and east of Virginia Route 651, in the Back Creek Magisterial District. Final Subdivision Plat of Pembridge Heights, Phase I, (formerly Grove Heights) for 76 single - family cluster lots. This property is zoned RP and is located on the north side of Route 50, near Route 781, in the Shawnee District. Action - Tabled for 60 Days Mr. Golladay noted for the record that his conflict of interest regarding this project has been removed and, therefore, he would participate in the discussion. Mr. Watkins noted that the subdivision plat conformed with the approved master development plan. He added that a road connection with Route 781 will be provided as a part of the first phase. Mr. Mark Nelis, with Brownell, Inc., was present to answer questions from the Commission. On behalf of Mr. Wilson, who could not be present at this meeting, Mr. Golladay raised concerns about the traffic impacts on Purdue Drive. He said that Mr. Wilson wanted to make sure that the connection on Route 781 was completed before any major construction started. Chairman Brumback called for anyone wishing to speak regarding this subdivision and the following people came forward to speak in opposition: Mr. Griffin L. Davis, Lot 22 in College Park, was concerned because construction equipment had been moved to the site without the completion of the Route 781 entrance. He was also concerned because the size of the lots adjacent to the existing College Park Subdivision were smaller than those proposed at the master plan stage. Mr. Barry Bryant, 1494 Yale Drive in College Park, also reported 2792 - 4 - that heavy construction equipment was moved to the site via Purdue Drive. Mr. Bryant voiced his opposition to the addition of 25 homes at the end of Yale Drive. He said that the last time he came before the Commission, he described the sewer backup problems he was experiencing at his home and he was very concerned about adding 25 more homes to an already outdated sewer system. Mr. Leonard Newcome, resident of College Park, agreed with the concerns raised by Mr. Bryant. He said that he had four drawings of the proposed subdivision and all were different as far as road scheme, lot sizes, and lot layout. Mr. Newcome was opposed to the small size of the lots proposed adjacent to the existing College Park Subdivision. Mr. Newcome said that adjoining property owners were promised at the onset of this development that they would be protected by lot sizes with no less than 12,500 square feet. Mr. Gary Pugh, 1189 Vassar Circle in College Park, concurred with all the previous statements made. Mr. Pugh also felt that the final subdivision plat did not agree with the approved master development plan. Mr. Wayne Nicholson, 1176 Princeton Drive in College Park, also agreed with concerns previously stated. Mr. Nicholson felt that the most recent road layout would cause the majority of traffic to use Purdue Drive and not Route 781. Mr. Hugh Price agreed with all the statements previously made and also noted that Route 781 was blocked with a backhoe. Rev. Tangeman, Yale Drive in College Park, agreed with all statements previously made. Mr. Jesse Bonney, 1174 Harvard Drive in College Park, agreed with all the statements previously made. Mr. Watkins verified that the street layout on the subdivision plat conformed with the approved revised final master development plan. Mr. Watkins agreed that the situation was confusing because many versions of the plan had been submitted. He said that the latest master plan was not done by the original designer. Mr. Watkins recalled the fact that the latest designer, Brownell Inc., came before the Commission and requested a revision to the master plan to change the long, straight streets to curvilinear streets. Mr. Watkins said that this revision to the master plan was approved. Mr. Watkins also noted that it was insured that the new developer did not add more lots on the subdivision plan or on the revised preliminary master plan than what was approved on the original version. Mr. Stiles stated that a stipulation of the approval of the master plan at the Planning Commission and Board of Supervisors' meetings was that the lots would be reasonably consistent in size with the adjoining College Park lots. Mr. Bruce Brownell, President of Brownell Inc., said that they were very conscious of the fact that one of the strongest concerns of the 2793 - 5 - neighbors was the Route 781 access. Mr. Brownell said that they had every intention to build that road, however, he was under the impression that the critical time for construction was after substantial construction traffic had begun. Mr. Brownell said that excavation equipment was moved to the site, however, the substantial amount of traffic that will be generated as the project proceeds was yet to come. Regarding the backhoe parked on Route 781, Mr. Brownell said that it belonged to Buckley - Lagges and they were installing an off -site sewer line for the city. Mr. Brownell said that they did not own the parcel where the off -site roadway was to be located, however, they did have a contract to purchase the property when they go to record. Mr. Brownell felt it was argumentative whether or not they had the right to use the property at this time. Mr. Brownell said that he was not aware of the neighbors' concerns about lot sizes adjoining College Park. The Planning Commission's main consideration at this point was the compatibility of lot sizes adjoining the College Park Subdivision. It was noted that the Commission had approved the revision to the road layout and it was felt that the revision would not put more traffic on Purdue Drive than the original plan. The third concern of the Planning Commission was the question of using Purdue Drive for construction equipment. Because the Commission felt these items needed to be addressed by the applicant, Mr. Stiles moved to table the subdivision for 60 days. This motion was seconded by Mr. DeHaven. BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously agree to table the final subdivision plat of Pembridge Heights for 60 days in order to allow time for the applicant to address the concerns of the Planning Commission and the residents of College Park. Preliminary Master Development Plan #015 -88 of Oakdale Crossing for 68 single - family detached traditional housing lots on 38.88 acres, zoned RP, in the Shawnee District. Action - Approved Mr. Charles Maddox, Engineer with G. W. Clifford & Associates, was present to represent Bowman Trucking Company, the developers of Oakdale Crossing. Mr. Maddox presented the plan to the Commission. He noted that the development would have curb and gutter, a storm service system, wide frontage, large lots, and approximately two units per acre. Mr. Maddox noted that a proposal for this area was previously brought before the Commission as the Echols tract. He said that one of the objections to that plan involved a sewer pump station located on Fairway View Estates. Mr. Maddox said that they have eliminated that problem by installing a gravity sewer line. He said that an extension of Winchester City mains is proposed with an alternative of pumping to the Frederick 2794 - 6 - County Sanitation Authority facilities. Regarding transportation, Mr. Maddox said that they have studied the transportation issues affecting this area, especially the narrowness of Senseny Road into the City of Winchester. Mr. Maddox said that the developers felt a connection to Route 50 was absolutely necessary for the development of the site. It was noted that road access was proposed through the parcel to the south, however, that parcel was landlocked. Mr. Maddox said that negotiations are being made with adjacent owners to attempt to secure an access to Route 50. Mr. Ken Kissner, an adjoining property owner, said that he is presently experiencing a great deal of stormwater problems on his property and he was concerned that the flooding would be worse with additional development. Mr. Kissner was very concerned about the engineering of stormwater runoff for this development. Mr. Frank Taylor, adjoining property owner, came forward to support the statements made by Mr. Kissner. Mr. Taylor also requested engineering solutions to handle surface water for the new development. Mr. Steven Cody came forward to say that he supported the preliminary master plan and thought it was a quality development. Mr. Maddox felt that the drainage concerns of the neighbors could be adequately handled. Upon motion made by Mr. Romine and seconded by Mr. DeHaven, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Preliminary Master Development Plan #015 -88 of Oakdale Crossing for single - family detached traditional housing on 38.88 acres, zoned RP. This property is located on Senseny Road, approximately 3,500 feet east of Interstate 81, in the Shawnee Magisterial District. COMPREHENSIVE PLAN REQUESTS Mr. Watkins presented two requests for parcels of land to be included in the urban development area in the Comprehensive Plan. The first request, by Justes -and Rosa Russell, was for 280 acres located just east of Route 522 South, adjacent to the Airport Business Center (M -1) land and RP land along Route 522 South, and located in the Buffalo Lick Run drainage area. Mr. Watkins said that it was the staff's opinion that the land around the Route 522 South corridor between the airport and Parkins Mill would eventually need to be considered for inclusion in the urban development area. The second request, by Ryland S. Carper, was for 213 acres located on Route 723, just north of Route 50 East, and partially located in the Buffalo Lick Run drainage area. 2795 - 7 - The Commission felt that in order to include both parcels, several additional parcels of property surrounding these two particular sites would also have to be included in the urban development area. It was noted that portions of these two particular parcels were located in drainage areas and, therefore, portions of property upstream would also need to be included. It was decided to direct these requests to the Comprehensive Plan Subcommittee for study. DISCUSSION OF THE ROUTE 7 /STEPHENSON CORRIDER PLANNED UNIT DEVELOPMENT BY Mr. Charles Maddox, of G. W. Clifford & Associates, presented a third request for inclusion in the Comprehensive Plan. Mr. Maddox noted that this property consists of 1400 acres located adjacent to and, in certain cases, inside the urban development area. He said that the project location is generally to the south of Stephenson, to the east of Route 11, and in an area between the Route 7 corridor and Route 11 corridor. He said that the project is for a planned unit development to take place within a ten year period. It was noted that along with single - family and multi- family housing, the project may include a shopping mall, a golf course, schools, restaurants, and light industry. Mr. Maddox introduced the owners: Mr. James Marlow and Mr. Allen Nicholls; and the developers: Rocco Tricarico, Chief Architect with Driggs Associates; Richard Barnas, Chief Engineer with Driggs Associates; Don Heine, Urban Planner with Kellerco Associates; and Chris Izzo, Transportation Planner with Kellerco Associates. Mr. Don Heine focused on reasons why the developers felt this property was suitable for development using population, income, employment, traffic flow, and business establishments. Mr. Chris Izzo, the Senior Transportation Planner with the Kellerco consultant firm in Loudoun County, addressed the general transportation issues that would be associated with the site. Mr. Maddox said that the owners of the project are willing to provide schools, central sewer and water, transportation corridors, roads and streets, both within the site and off -site, in order to make this a first class development area. Mr. Stiles felt that this project was beyond the scope of the current thinking on the Comprehensive Plan, however, it was not at odds with the long -term planning for this area. He also noted that a small portion of the property was currently indicated as an urban development area. Mr. Stiles felt that the Commission should proceed with the current Comprehensive Plan and not make any particular adjustments before the public meetings or adoption process. He said that since the county reviews the Comprehensive Plan on an annual basis, the commissioners could look at the specifics during the comprehensive plan update next year. Mr. Stiles felt that, in general terms, the project proposed was reasonably acceptable 2796 for the long term for Frederick County. The Commission referred this item to the Comprehensive Plan Subcommittee for further study. DISCUSSION OF THE COMPREHENSIVE PLAN /ROUND HILL AREA Mr. Watkins said that the staff has discussed the sewer line in the Route 50 West /Abrams Creek area with the City. He said that the intention was to allow the County to extend the main along Abrams Creek into the County to serve approximately 1,000 acres in the County. He said that it was generally agreed that sufficient additional capacity was provided to serve 1,000 acres. A discussion followed on which areas in the Abrams Creek Drainage area should be served by the additional capacity. Mr. DeHaven said that since the people of Roundhill were having sewer problems, he felt the Roundhill area should be served first. Mr. DeHaven said that he thought the intention of increasing the size of the line in the first place was to take care of the problems at Roundhill. Mr. Cather, a Frederick County resident, felt that if the sewer line was run to the Roundhill area, most of the residents would hook up to the line. Mr. Cather felt it was time for something to be done about the sewer problems in the Roundhill area. The Planning Commission discussed this matter and came to the conclusion that not enough information was available to include Roundhill in the sewer service area. F.V1X Gr(2I -"" Since there was no further business to discuss, the meeting adjourned at 10:30 p.m. Respectfully submitted, o Ya - tt�e� , 4e-a-4 drank H. Brumback, hairman Robert W. Watkins, Secretary 2797