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PC_08-16-89_Meeting_MinutesMEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Old Frederick County Courthouse, Winchester, Virginia on August 16, 1989. PRESENT Planning Commissioners present were: James W. Golladay, Jr., Chairman; Beverly Sherwood, Vice Chairman; John Marker, Back Creek District; Manuel C. DeHaven, Stonewall District; S. Blaine Wilson, Shawnee District; George L. Romine, Citizen at Large; Roger L. Thomas, Citizen at Large; Marjorie H. Copenhaver, Citizen at Large; Douglas Rinker, Citizen at Large; and Kenneth Y. Stiles, Board Liaison. Planning Staff Present were: Robert W. Watkins, Secretary; Kris C. Tierney and W. Wayne Miller. ABSENT: Carl M. McDonald, Gainesboro District. CALL TO ORDER Chairman Golladay called the meeting to order at 7:00 p.m. BIMONTHLY REPORT The Commission reviewed pending applications. COMMITTEE REPORTS Rural Issues Committee Mr. Wilson reported on the August 14 Rural Issues Committee. Comprehensive Plan Subcommittee Mr. Watkins said that the subcommittee discussed the road plan east of Stephens City and they also discussed the urban development area. Sanitation Authority Mrs. Copenhaver reported on the following items at the Sanitation Authority's August 14, meeting: 1) August 25, 1989 is the guaranteed date for the Parkins Mill plant to be in service. The first diversion will be Wright's Run and then, Lakeside; 2) Development of the water supply at the quarry in Stephens City was discussed and costs of alternative solutions were presented. The Authority voted to pursue quarry exploration with a two mgd plant; 3) Also discussed was the water tank at the Stonewall Industrial Park. Property owners in the development do not have adequate water supply for fire protection and are requesting that water lines be installed. 2943 Page 2 Transportati Committee Mr. Tierney reported that the following items were discussed at the Com- mittee's August 7 meeting: 1) proposed additions to the Six -Year Road Improve- ment Plan; 2) improvements to Routes 642 and 647 and the transportation network plan; 3) posting of Old Bufflick Road for no truck traffic; 4) speed limit studies for Routes 655 and 656; 4) a request for hardsurfacing of Route 636 between Routes 709 and 735; S) a request for hardsurfacing of Route 699 at Timber Ridge School; 7) endorsement of condemnation of land for secondary access to Ft. Collier Industrial Park. Mr. Rinker moved that the Commission endorse items three and seven and send to the Board with a recommendation of approval. This motion was seconded by Mrs. Copenhaver and unanimously approved. DISCUSSION OF THE PRELIMINARY 37/642/277 ROAD PLAN The Commission and staff discussed ideas proposed by the Transportation Committee on a qeneral layout of major roads that are needed to serve portions of the urban development area between Parkins Mill and Route 277. The Board of Supervisors has provided approval of the general concept. SUBDIVISIONS Resubdivision for Lakeside Estates, Section C, Lot 10, into three lots, zoned RP, in the Shawnee District. Action - Approved Mr. Allen Ebert, surveyor, was present to represent Mr. and Mrs. Vincent. Mr. Ebert said that this land was originally four lots of Section C. He said that they were merged together into one tract in 1984 by a previous owner. The present owners want to restore two of the original four lots, leaving the other two of the original four lots as the lot for their primary residence. Upon motion made by Mr..Wilson and seconded by Mr. Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unani- mously approve the redivision of Lot 10 (two acres) into three lots: Lot 10A (45,174 sq. ft.); Lot 12A (26,959 sq. ft.); and Lot 13A (17,839 sq. ft.). This property is located at the intersection of Hickory Hill Drive (Rt. 1033), Lake- side Drive (Rt. 1037) and Oak Ridge Drive (Rt. 1031) in Lakeside Estates, Sec- tion C, in the Shawnee District. Subdivision for the Airport Business Center involving 80+ acres, zoned RP and B -2 in the Shawnee District. Action - Approved The staff noted that portions of the existing parcel are zoned RP, 8 -2 and M -1 and the applicant has requested division of the 80+ acre parcel into four tracts, along the existing onin boundaries. Page 3 Mr. Charles Maddox, engineer with G. W. Clifford & Associates, was pre - sent to represent the Adams', the owners of the property. Mr. Stiles said that he would not be in favor of developing the RP land before any of the industrial land is developed. Upon motion made by Mr. Wilson and seconded by Mr. Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unani- mously approve the subdivision of Airport Business Center for division of the 80 -F acre tract into four tracts, along the existing zoning boundaries; RP (tracts 1 w 2) totaling just over 40 acres; B -2 (parcel 3) consisting of 9 1/2 acres; and M -1 consisting of 29 1/2 acres. This property is located on the east side of US Rt. 522 North, on the north and south side of relocated State Route 645 (Bufflick Road) in the Shawnee District. REVISED LAYOUT - GEORGETOWN COURT MASTER DEVELOPMENT PLAN Mr. Charles Maddox, project engineer, informally discussed a revised layout for the proposed Georgetown Court master development plan. Mr. Stiles felt that the major need in that area was the north /south movement of traffic and the diversion of traffic away from Route 277. He felt that this proposal achieved that as well as possible. Chairman Golladay said that his major concern on the previous submittal were the townhouses to the east of the road. He said that since that road has been eliminated, resulting in a self - contained project, his concerns have been alleviated. He also noted that at some point along Route 277, the number of townhouses needed to be reduced and single - family picked up. REZONING REQUESTS Rezoning Request #010 -89 of Wilkins Development Corporation to rezone 2.388 acres from RP (Residential Performance) to B -1 (Neighborhood Business) in the Shawnee District. (This item was sent back to the Planning Commission by the Board of Supervisors.) Action - Approved It was noted by the staff that the Board of Supervisors tabled the rezoning request of Wilkins Development Corporation and requested that the Planning Commission study the request further. In particular, the Board was interested in more information and guarantees concerning ingress and egress. Mr. Stiles said that the Board did not want an entrance to the residen- tial property, located behind this proposal, through this tract. One of the primary reasons of avoiding access to the residential property through here was the virtual impossibility of building a suitable road down the ridge. The other problem was that traffic going back to Winchester would turn right on Route 7 and use the left turn ramp, creating a "mining bowl" effect. Mr. James R. Wilkins, the owner and developer, said that they had several thousand feet of unobstructed site distance in both directions. Mr. Wilkins 2945 Page 4 guaranteed that deaccelleration lanes would be provided. He added that the land was not suitable for residential development. The commissioners felt that these items of concern would more properly be addressed at the site plan stage. Upon motion made by Mr. Wilson and seconded by Mr. Romine, the Planning Commission voted unanimously to send this rezoning bath: to the Board with their original recommendation for approval. BE IT RESOLVED, That the Frederick County Planning Commission does hereby unani- mously approve Rezoning Application #010 -89 of Wilkins Development Corporation to rezone 2.388 acres from RP (Residential Performance) to B -1 (Neighborhood Business) for commercial uses. This property is located on the south side of Route 7, approximately 1,•'4 mile east of the intersection of Route 656 South, in the Shawnee District. Upon motion made by Mr. Wilson and seconded by Mrs. Sherwood, the Planning Commission voted unanimously for the staff to bring the site plan for this project to the Commission for formal review, due to the Commission's con- cern on turning lanes. Rezoning Request #012 -89 of the Top of Virginia Development Corporation (Caleb Heights) to rezone 211.04 acres from RA (Rural Areas) to RP (Residential Perfor- mance) for a single and multi - family development in the Stonewall District. (This item was tabled at the last Planning Commission meeting.) Action - Denied Mr. Watkins read a recommendation from the Historic Resources Board on this rezoning. That Board's recommendation was for denial. Chairman Golladay presented a letter from Mr. Brian O'Hanka. Upon motion made by Mrs. Copenhaver and seconded by Mrs. Sherwood, the letter was made a part of the official record by unanimous vote. (letter at end of minutes) Mr-. Charles Maddox, the engineer for this project, felt that the major items of concern on this project were the Route 661 corridor, stormwater drainage into Redbud Run, and the historical nature of the site. Chairman Golladay called for anyone wishinq to speak regarding this request and the following persons came forward to speak in opposition: Mr. Manuel Sempeles was concerned about the preservation of 50 -60 acres of wetlands surrounding the Hackwood property that sustained aquatic life. He said that runoff from development of any kind would destroy the Redbud corridor. Mr. Sempeles was also concerned about the preservation of the historical sites on the property, such as Hack:wood and the Third Battle of Winchester site. Mr. Sempeles felt this rezoning would set a precedent for development throuqhout this area of Frederick County, Mrs. Eloise Strader, President of the Winchester - Frederick County Historical Society, said that this site is not only part of the Third Battle, but is a pristine historical area and well - worthy of preservation. 2946 Page 5 Mr. Allen Tischler described the battle that took place on this land. Mr. Tischler wanted to preserve this and other historical sites in Frederick County for tourism. Ms. Jan Kirby, resident adjoining the Hackwood Estates, agreed that this was a pristine area of Frederick County and she wanted to preserve the land as it was. She felt this area of the county was not set up for additional schools, roads, sewer, etc. Mr. Alvin Glek.owsky, resident adjoining the Hackwood property, was interested in preservation of the civil war sites in this area. Mr. Roger DeLauter was also interested in preserving the civil war heri- tage of Frederick County. Mr. DeLauter said that people come from all over the United States and the world to see this area and it was up to our generation to preserve it. Mr. Joel Kalap said that his family moved here from Vermont about 10 months ago. He said that the area's wealth of history attracted them to the area. Mr. Kalap felt this should be preserved for future generations. Mrs. Stephanie Siepel, resident of the Redbud area for the past 17 years, was interested in the protection of Redbud Run and the battlefields. Mr. Wayne Siepel was also interested in protection of Redbud Run and the civil war battlefields for future generations. Mr. Maddox, the project engineer, said that the owner and himself were very concerned about the historical significance of the project and that they plan to memorialize the historical areas the property. Mr. Maddox added that this area was designated in the comprehensive plan for development. Mr. Stiles asked the applicant to submit a master plan detailing how they intend to address the historical significance of the property, how they intend to address the wetlands, and how they intend to address the traffic. The commissioners felt that the timinq was not right for rezoning agri- cultural land in this area of Frederick County. Aside from the historical significance, the natural resources, and the preservation of the wetlands, they felt that the roads were not adequate, there were no plans for extension of water and sewer, and there were no plans for schools. They felt that if this rezoning was approved, it would set a precedent for rezoning of this whole area. Upon motion made by Mr. Rinker and seconded by Mr. Thomas, BE IT RESOLVED, That the Frederick County Planning Commission does hereby deny Rezoning Request #012- -89 of the Top of Virginia Development Corporation (Caleb Heights) to rezone 211.04 acres from RA (Rural Areas) to RP (Residential Perfor- mance) for single- family and multi - family residences. This property is located two miles northeast of Winchester, just north of VA Route 7, south and adjacent to VA Route 661 and east and adjacent to U.S. I -81, in the Stonewall District. The vote was as follows: YES (TO DENY): Marker, Copenhaver, Golladay, DeHaven, Wilson, Rinker, Thomas NO: Sherwood, Romine 2947 Page 6 Rezoning Request #013-89 of Capital Properties, Inc. to rezone 2 22.23 acres from RA (Rural Areas) to 8 -2 (Business General) for a shopping center,in the Opequon District. (This item was tabled at the last Planning Commission meeting.) Action - Tabled Mr. Charles Maddox, the engineer for this project, said that they are currently detailing a list of proffers indicating significant improvements to Route 277 which will provide necessary information, as requested by the staff, to evaluate the traffic impacts. Mr. Maddox; requested that the Commission table this request for two more weeks. The commissioners felt that other items that needed to be addressed were the out lots and elimination of the strip -mall effect. Upon motion by Mr. Thomas and seconded by Mrs. Copenhaver, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unani- mously approve the tabling of Rezoning Application #013 -89 of Capitol Properties until the next meeting. This property is located south and adjacent to State Rt. 277, outside of Stephens City, and 1,750'+ east of State Rt. 641, approxima- tely 1.5 miles east of Stephens City, in the Opequon District. Rezoning Request #014 -89 of Mrs. Bruce E. Downing to rezone 1.791 acres from RA (Rural Areas) to B -1 (Neighborhood Business), in the Stonewall District. (This item was sent back to the Planning Commission by the Board of Supervisors.) Action - Tabled Staff noted that this request was tabled by the Board of Supervisors and requested that the Planning Commission study the request further; in particular, the Board was interested in more information and guarantees concerning general site layout and ingress and egress. Mr. Bruce Downing, representing the applicant, asked that the Planning Commission table this request in order to give him an opportunity to make a sketch, based on the setbacks required, to give the Commission and Board an idea of where development would take place on the property so that entrances can be considered. Mr. Charles Orndoff, Board Representative from Stonewall District, said that due to the required setback and buffer, and some confusion as to where the exact property boundary was, the Board did not see how the applicant could put in another entrance. There were also reports of accidents occurring at the entrance to Shenandoah Hills, which was adjacent to this. Upon motion made by Mr. DeHaven and seconded by Mr. Rinker, BE IT RESOLVED, That the Frederick County Planning Commission does hereby una- nimously approve tabling of this rezoning until the next meeting at the appli- cant's request. This property is located at the corner of the east side of Blossom Drive (Route 185) and the south side of Route 7 East, in the Stonewall District. NO Page 7 INFORMAL DISCUSSION - P ROPOSED REZONING ON I -81 AND ROUTE 669 Mr. DeHaven said that he would abstain from discussion of this item, due to a possible conflict of interest. Mr. Henry C. Buettner, Jr., with the Rainbow Group, informally discussed with the Commission the possibility of rezoning 48 acres on I -81 and Route 669, at the Whitehall Exit, in the Stonewall District, for a business park. Items that the Commission felt would need to be addressed were sewage disposal, water supply - particularly for fire protection, and stormwater management. UPDATE ON THE WAKELAND MANOR MASTER DEVELOPMENT PLAN Staff reported that the Board approved the Wakeland Manor MOP with the condition that it be revised to show a major north- -south collector in confor- rance with the proposed area road plan. Their condition stated that the appli- cant should wort: with the staff and Planning Commission to revise the plan. It also stated that no subdivision plans should be approved beyond Phase I until such a revised plan is approved by the Board. DISCUSSION ON THE ANDERSON! CUP #001 -86 - ADDITION TO KENNE Staff reported that Mr. Mark Anderson has applied for a building permit for an addition to the existinq Aberdeen Kennels. The proposed addition is approximately 7,500 square feet and consists of an obedience training area, a dog play area, a puppy play area, and a second -story office /lounge /storage area which would include a full bathroom and kitchen. The Commission felt the proposed addition was substantial enough to require advertising an amendment to the original conditional use permit. AD JOURNMENT No further business remained to be discussed and the meeting adjourned at 10:1' P.M. Respectfully submitted, W Ja es W. Golladay, Jr. hairman Robert W. Watkins, Secretary 2949