PC_12-06-89_Meeting_Minutes1
MEETING MINUTES
OF THE
FREDERICK COUNTY PLANNING COMMISSION
Held in the Board Room of the Old Frederick County Court House in
Winchester, Virginia on December 6, 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; Carl M.
McDonald, Gainesboro District; Douglas Rinker, Citizen
at Large; Marjorie H. Copenhaver, Citizen at Large; Roger
L. Thomas, Citizen at Large; and George L. Romine,
Citizen at Large.
Planning Staff present were: Robert W. Watkins,
Secretary; Kris C. Tierney; W. Wayne Miller; Evan Wyatt,
and Ron Lilley
ABSENT: Kenneth Y. Stiles, Board Liaison
CALL TO ORDER
Chairman Golladay called the meeting to order at 7:00
p.m.
MINUTES
The first order of business was the consideration of the
minutes of November 15, 1989. Upon motion made by Mr. Romine and
seconded by Mr. Marker, the minutes of November 15, 1989 were
unanimously approved as presented.
BIMONTHLY REPORT
Chairman Golladay accepted the Bimonthly Report for the
Commission's information.
COMMITTEE REPORTS
Economic Development Commission
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Mr. Romine reported that a unit of the Tandy Corporation
has moved to the area. He'said that the EDC continues to receive
many inquiries about the area.
Historic Resources Board
Mr. Thomas reported that the Historic Resources Board met
on November 21 and that board is continuing to compile a list of
historic resource sites.
Subdivision of Star Fort Estates for 16 patio home lots with zero
lot line option on property zoned RP in the Stonewall District.
(This item was tabled from 11/15/89.)
Action - Approved
Staff noted that this request was tabled at the last
meeting due to concerns about the elevations of three lots and
their susceptibility to flooding. It was noted that the applicant
has met with his engineer to address this matter.
Mr. Lauton Saunders, the applicant, said that Mr. Roger
Thomas met with his project engineer, Mr. Bruce Edens from Greenway
Engineering and Surveying. Mr. Saunders said that they determined
that the elevation of the ditch, as indicated on the plan, was
considerably lower than the lot elevations; therefore, nothing was
changed on the plan.
Mr. Thomas said that the positive aspect on the drainage
for this site is that there is a railroad crossing upstream which
acts as a restriction for runoff. Mr. Thomas said that as long as
the railroad crossing is not improved, this site will not get the
quantity of flow to flood the lots.
Mr. DeHaven noted for the record his concerns about
flooding in this area. He hoped that the precautions the county
has taken would alleviate any possibility of lawsuits in the future
due to flooding.
Upon motion made by Mr. DeHaven and seconded by Mr.
Romine,
BE IT RESOLVED, That the Frederick County Planning Commission does
hereby unanimously approve the Star Fort Subdivision request with
the dedication of right -of -way for the extension of North
Braddock Street. This request is for 16 lots, zoned RP, for patio
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homes and is located north of Winchester, on the southeastern side
of proposed Pennsylvania Avenue Extension, in the Stonewall
District.
PUBLIC MEETING
Master Development Plan #011 -89 of Huntington Meadows for single -
family detached cluster lots, townhouses and apartments on 58.7192
acres, zoned RP, in the Stonewall District. (This item was tabled
from 11/15/89.)
Action - Approved
Mr. Wilson abstained from discussion and vote on this
request, due to a possible conflict of interest.
Staff noted that at the last meeting, the applicant
requested tabling in order to address concerns on the road layout.
Staff recommended that the Gordon Drive Extension be completed as
a part of Phase One of the development. Staff also addressed the
inquiry made at the last public hearing regarding the zoning of the
property in question. Staff determined that the property was at
one time zoned M -2, then rezoned to R -2 and B -2 on June 12, 1974,
and then finally, to RP in 1980.
Mr. Bill Tisinger, attorney, was representing the
applicant. Mr. Tisinger said that in conjunction with an adjoining
property owner, they will build a commercial road into the
development during the first phase. Mr. Tisinger said that after
this plan is approved by the county, they will work with the city
to extend Baker- Knight street.
Mr. Charles Maddox, Jr., engineer with G. W. Clifford &
Associates, said that as far as storm drainage, this development
will have no impact on the City of Winchester. Mr. Maddox said
that adequate walkways for pedestrian traffic will be provided
throughout the site for access to the mercantile areas.
Mr. Timothy Michaels, adjoining property owner, was
concerned about the traffic situation on Baker- Knight Street and
Baker Lane. Mr. Michaels was also concerned about overcrowding of
the schools.
Mr. Donald Mort, adjoining property owner, was concerned
about water runoff from the development onto his property. He felt
that any road improvements should be made at the expense of the
developer. He also had concerns about overburdening the sheriff's
department, overcrowding of schools and increased traffic problems.
Mr. William Locke, adjoining property owner, said that
his property is within the drainage area for the proposed
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development.
Mr. Tim Youmans, Planning Director for the City of
Winchester, presented a draft resolution outlining the concerns of
the city regarding this development.
Upon motion made by Mr. Rinker and seconded by Mrs.
Sherwood, the resolution was made a part of the minutes by
unanimous vote. (resolution attached to end of minutes)
It was noted by the Commission that the 90 degree elbow
in Baker - Knight Street may not be conducive to traffic flow and may
have to be addressed at the site plan stage.
Romine,
Upon motion made by Mr. DeHaven and seconded by Mr.
BE IT RESOLVED, That the Frederick County Planning Commission does
hereby approve Master Development Plan #011 -89 of Huntington
Meadows for single - family detached cluster homes, townhouses and
apartments on 58.7192 acres, zoned RP, with the condition that a
sidewalk /walkway, system be provided within the site and to and from
the site. This property is located adjacent and west of I -81,
north of Interchange 81 (Rt. 7) and east of Baker Lane in the
Stonewall District.
The vote was unanimous with Mr. Wilson abstaining.
PUBLIC HEARINGS
Rezoning Application #022 -89 of Harry F. Stimpson, Jr. and Harry
F. Stimpson, III to rezone 15.035 acres from B -1 (Neighborhood
Business to B -2 (Business General) in the Opequon District.
Action - Approved
It was the opinion of the staff that a parcel of this
size in the vicinity of an interstate interchange was better suited
to B -2 than B -1 zoning. The staff read a letter from the Town of
Stephens City regarding this application. It was noted that a 600
foot buffer area between this development and the Stephens City
Wastewater Treatment Facility should be maintained.
Upon motion made by Mr. McDonald and seconded by Mr.
Romine, the letter was made a part of the official record. (letter
at end of minutes)
Mr. Harry Stimpson, III said that no use for the property
was planned at this time.
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It was noted that no proffers were offered with this
rezoning application. Some commissioners had concerns about
speculation of the use of the property in light of the proffering
system.
There was no public comment on the rezoning request.
Romine,
Upon motion made by Mr. Thomas and seconded by Mr.
BE IT RESOLVED, That the Frederick County Planning Commission does
hereby unanimously approve Rezoning Application #022 -89 of Harry
F. Stimpson, Jr, and Harry F. Stimpson, III to rezone 15.035 acres
from B -1 (Neighborhood Business) to B -2 (Business General). This
property is located on the east side of State Route 1012, south of
the intersection of State Routes 1012 and 277, east of Stephens
City, in the Opequon District.
Rezoning Application #023 -89 of Oakcrest Builders, inc. to rezone
23.2282 acres from RA (Rural Areas) to B -2 (Business General) for
corporate headquarters for Oakcrest Builders, Inc.
Action - Approved
Due to a conflict of interest, Chairman Golladay said
that he would not take part in discussions or voting on this
application and he turned the chair over to the vice chairman.
It was the opinion of the staff that, with the
limitations proffered, the proposed rezoning met the intention of
the Comprehensive Plan for scattered business locations with
limited impacts; however, it was felt that the area was beyond the
existing business corridor and should not be used for intensive
business development.
Mr. Scott Marsh, engineer with G. W. Clifford &
Associates, reviewed the engineering and impact items with the
commission.
Commissioners expressed concern about the B -2 zoning line
on the drawing running through the existing residential house and
property. Mr. Michael Bryan, the attorney representing the
applicant, said that they were willing to amend their proffers to
state that the house will not be used for anything other than
residential use. They were also willing to proffer that the
exterior of the structure will be brick and that the exterior would
substantially conform to the architectural rendering shown on the
plan.
Mr. Steven Cote' came forward to speak on behalf of the
applicants. Mr. Cote' felt this was the type of building that
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Frederick County needed to attract additional businesses to the
county in order to expand its tax base. Mr. Cote' felt this was
an excellent site and that it was well within the future expansion
of the Route 37 corridor.
Mrs. Anna Orndorff, adjoining property owner, was opposed
to the development of this property. She said that she could not
subdivide her property for sale because it would not perc.
Mr. Frank Passarelli, resident at Deerfield Estates, was
opposed to rezoning because he felt the business zoning would
devalue the established residential properties in the area. He was
also concerned about water runoff.
Mr. Fred Hudson, adjoining property owner, was opposed
to development of the property because he felt it would eliminate
the wildlife in the area. He was also concerned about increased
traffic, water run- off,.future building expansion, and the effect
of possible future rezonings on property values.
Mr. Robert Humphrey, a resident of Deerfield Estates, was
concerned about water run -off from the proposed development.
Mr. Charles Maddox said that they were willing to proffer
that no additional drainage will run off the proposed site onto
adjacent properties, other than the Route 50 corridor. Mr. Maddox
said that the drainage goes into a culvert system under Route 50
and then goes to the north.
Mr. Roland Bush said that he developed Deerfield Estates
in 1977. Mr. Bush was opposed to the rezoning for reasons
previously stated.
Romine,
Upon motion made by Mr. Wilson and seconded by Mr.
BE IT RESOLVED, That the Frederick County Planning Commission does
hereby approve Rezoning Application #023 -89 of Oakcrest Builders,
Inc. to rezone 23.2282 acres from RA (Rural Areas) to B -2 (Business
General). This property is located at the intersection of State
Route 644 and U.S. Route 50, on the west side of U.S. Route 50 and
the south side of State Route 644. The following additional
proffers were offered by the applicant:
1. The architectural facade will substantially conform to the
drawing submitted by the applicant.
2. No additional drainage will run off the proposed site onto
adjacent properties other than the Route 50 corridor.
3. The existing structure on the property will not be used for
anything other than residential use.
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The vote was unanimous with Mr. Golladay abstaining.
--------------- - - - - --
PARKINS MILL TREATMENT PLANT EXPANSION
The staff presented a request from the Sanitation
Authority to expand the Parkins Mill Plant from 0.5 million gallons
per day capacity to 1.5 million gallons per day. The Planning
Commission would need to review the proposal for conformance with
the Comprehensive Plan and for accordance with the agreement
between the County and the Authority.
Mr. Wellington Jones, Engineer/ Director of the Sanitation
Authority, was present to answer questions.
The commissioners questioned if the expansion of the
plant would create more capacity than was needed to serve the urban
development area and it was concluded that was not the case.
Upon motion made by Mrs. Copenhaver and seconded by Mr.
DeHaven, the Planning Commission recommended that the Board of
Supervisors approve the expansion of the Parkins Mill Plant as
requested by the Sanitation Authority.
The vote was:
YES (RECOMMEND APPROVAL) : Marker, Copenhaver, McDonald, Sherwood,
Golladay, DeHaven, Wilson, Romine, Thomas
NO: Rinker
PRE - APPLICATION DISCUSSION - DOVE & ASSOCIATES
Mr. Thomas Davis, of Dove & Associates, was present to
discuss plans for townhouse development on property owned by Mr.
Longerbeam on Greenwood Drive. Mr. Davis wanted to know the
County's position on the roadway on Mr. Longerbeam's property.
The Commission felt that it was important that the road
be continued to Greenwood Road as another access through Mr.
Longerbeam's property, Brookland Heights and over to Senseny Road
because of the traffic problems on Senseny Road. The Commissioners
felt that the road should be shown on the master plan and built.
PRE - APPLICATION DISCUSSION - PATTON, HARRIS, RUST & ASSOCIATES
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Mr. Richard Tremblay, representing Silver Communities of
Fredericksburg, Virginia and Mr. W. Francis Carson, Engineer with
Patton, Harris, Rust & Associates, were present to discuss their
concept plan for a townhouse project at the airport business park.
Some commissioners felt that industrial development
should take place prior to the residential development on this
property, in order to subsidize the tax base.
Chairman Golladay said that the Chairman of the Airport
Authority, Mr. Paul Anderson, was concerned about this project in
proximity to the airport. Chairman Golladay requested that Mr.
Tremblay meet with Mr. Anderson and possibly, Mr. Kenneth Wiegand,
the Airport Manager.
INFORMAL DISCUSSION - MR. EDWIN E. WHITE
Mr. Edwin White was present to discuss his plans to
develop five -acre lots with single - family homes on Route 644. Mr.
White requested that when the Planning Commission establishes a new
eastern boundary of the urban development area, that it be extended
up Route 644 to include the west end of his property. Mr. White
wanted to hookup with sewer and water at the Parkins Mill Plant.
Chairman Golladay referred this item to the Comprehensive
Plan Subcommittee for consideration.
INTRODUCTION OF RONALD LILLEY. PLANNER I, ZONING INSPECTOR
Mr. Watkins introduced Ronald Lilley, the newly hired
Planner I /Zoning Inspector for the Frederick County Planning
Department.
No further business remained to be discussed and the
meeting adjourned at 10:10 p.m. by unanimous vote.
Respectfully submitted,
Robert W. Watkins, Secretary
James W. Golladay, Jr., Chairman
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To: Frederick County Planning Commission
Fran: Winchester City Pl annin g Department
Subject: MASPER DEVELOPMENT PLAN #011 -89 HUNTINGION MEADOWS
Date: December 5, 1989
The City of Winchester respectfully requests that the attached draft
resolution be included as part of the public meeting on the above referenced
matter. The draft resolution was approved at the December 4th joint meeting
of the Public Safety and Streets co mmittees and will be addressed by full
City Council on December 12, 1989.
City staff cacments were prepared in August of 1989 and identify many areas
of concern which have not yet been addressed to the best of'our knowledge.
Please note that the City is not, at this time, opposed to the development
of Huntington Meadows provided that the conditions outlined in the draft
resolution are met.
Also attached is a letter from Chief Miller, City Fire Department dated
December 4, 1989 outlining four suggestions which the Public Safety and
Streets carenittees reviewed. The last three suggestions were endorsed as
addenda to the resolution.
We understand that Hampton Chase is not up for consideration at the December
6, 1989 Planning Cammission meeting but we have included it in the
resolution since it will also have impacts on the northeast section of the
City.
Thank you for your consideration of the attached resolution
Attachments
cc: Kenneth Stiles, Coutmty Board of Supervisors, Chairman
John Riley, County Administrator
Winchester City Council
Winchester Planning Commission
Ed Daley, City Manager
Mark Flynn, City Attorney
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DATE: December 5, 1989
I,? o LYE] i1ii� M��-31
Draft
WHEREAS, development plans for Huntington Meadows and Hampton Chase have
been submitted to Frederick County Pl annin g Ccmnission with camients from
staff of the City of Winchester; and
WHEREAS, Huntington Meadows is proposed to contain 250 townhouses, 32
apartments, and 50 single- family detached hones with access to Baker - Knight
Street - the City and Hampton Chase is proposed to contain 80 townhouses
and 31:single- family detached zero lot homes with access to any combination
of Butler Avenue, Van Fossen Street, and Apple Street; and
WHEREAS,pursuant to Section 17 of the Winchester City Charter, any property
laid out with streets within three miles of the City shall be submitted to
City Manager and approved by City Council; and
WHEREAS, the City of Winchester is concerned about certain traffic,
drainage, fire and police protection, and project phasing issues for the two
developments, specifically:
Hampton Chase-
1. Lack of street connections to County Streets
2. Traffic impacting medium density residential areas of the City
3. Affect or. safety for school children crossing Van Fossen Street
4. Dependence upon City streets and services for emergency protection
5. Affect of construction activity on City streets and residents
—6. Management of stormwater drainage
Huntington Meadows -
1. Traffic impact on Baker- Knight Street and Berryville Avenue
2. Timing of Gordon Drive connecting to Fort Collier Road to the west
3. Dependence upon City emergency services such as fire protection
4. Looping of water lines to provide adequate fire hydrant pressure
5. Affect of construction vehicles on City streets
6. Provision for stonriwater drainage from City properties
NOW THEREFORE, BE IT RESOLVED by the Public Safety and Streets committees of
City Council that the committees hereby do not oppose the development of the
Huntington Meadows Development and the Hampton Chase Development upon
condition that the following measures being undertaken by the developers of
these two projects to maximize public safety and convenience:
Hampton Chase-
1. Preparation of a traffic impact study for City staff approval to
evaluate the optimal street connection alternative which minimi
impacts an existing City neighborhoods and public services.
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DRAFT RESOLUTION
December 5, 1989
page 2
2. Connection of development street network to at least one existing
street located in the County.
3. Resolution of emergency service responsibility particularly with
respect to fire protection
4. Prohibition of construction vehicles across City residential streets
5. Preparation of a stormwater management plan for City staff approval
Huntington Meadows-
1. Preparation of a street and intersection improvement plan for
Baker- Knight Street and Berryville Avenue including measures to
relocate power poles and improve the turning radius to accommodate a
right turn lane from Route 7 westbound onto Baker - Knight Street.
2. Commitment to a timely installation and opening of Gordon Drive
connecting the development to streets in the County.
3. Resolution of emergency service responsibility particularly with
- respect to fire protection and looping of the water system to assure
adequate fire hydrant pressure
A. Prohibition of construction vehicles across City residential streets
5. Preparation of a stormwater management plan for City staff approval
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Of IM"Irster
— FIRE DEPARTMENT —
FIRE CHIEF L. A. MILLER
CAPTAIN EDDIE M. LILLIS, SR,
CAPTAIN FRANK E. WRIGHT
1 NORTH CAMERON STREET, WINCHESTER, VIRGINIA 22601
PHONE (703) 662 -2298
T0: Public Safety Committee
Streets Committee
Ed Daley - City Manager
Tim Youmans - Director Planning
FROM: F A. Miller 4/; ' S '
Fire Chief /�+-
RE: Huntington Meadows Subdivision
DATE: December 4, 1989
I have conducted a preliminary plan review of the referenced
project which is located adjacent to the City. Due to this
review I am suggesting the following:
• Street names be reviewed to eliminate duplication with
existing County or City Streets.
• Request a joint review of the proposed water system grid to
assure adequate water supply for fire protection and
domestic utilization as related to each use group.
• Request a joint site plan review with regard to vehicular
ingress, egress, and fire lanes.
o Emergency response for fire and rescue services must be
considered and a definitive regional response protocol
established. This is necessary to insure continuity of
service.
PC: Planning File
301.7
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TOWN OF STEPHENS CITY HAND DELIVERED
P. 0. BOX 250
STEPHENS CITY, VA 22655 -0250
December 4, 1989
Mr. Robert Watkins
Director of Planning
County of Frederick
9 Court Square
Winchester, VA 22601
Dear Mr. Watkins:
This letter will acknowledge that the Town of Stephens
City has received notice of the public hearing scheduled for
(December 6, 1989 concerning rezoning of property adjacent to
the Stephens City wastewater facility.
It is the town's position to view both :B -i or B -2 as
..in appropriate. Zoning uses for the property is in question.
In reviewing the Frederick County Zoning Ordinance, a
$ -3 designation would appear to be more compatible with the
location for the following reasons.
Stephens City wastewater plant is currently operating
under a Consent Special Order from the State Water Control
Board. The town is required to increase the capacity of the
existing facility from .160 mgd. to .250 mgd. Additional
storage capacity of the holding ponds may be required and,
therefore, the area owned by the town east of the existing
ponds may be utilized for wastewater treatment.
Any development within 600 feet of the town's property,
consisting of twelve acres, should be closely considered.
Other observations that you may consider to be out of
the town's purview, but which does effect Stephens City, is
the increasing business district along the Route 277 corridor.
4
Pro
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fell D �
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Mr. Robert Watkins
December 4, 1999
Page Two
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Traffic congestion has increased considerably in town
because _f the commercial grow.h in that area without any
economic benefit to the town.
As you are aware, Route 1012 empties into a very con-
fusing intersection dnd it was .got designed as a frontage
road for a major business district.
The next road east of Route 1012 also intersects Route
277 at an awkward angle and has a cross traffic pattern at
the Red Apple Store. A retail area will only increase the
hazards at this intersection.
The town appreciates his opportunity to make comments
upon the proposed rezoning. It would appear that it is time
for the Town of Stephens City and Frederick County to perhaps
cooperate .,n the future land issues that affect this community.
Sincerely yours,
MKK /jib
�1 .� ko- r K
Michael K. Kehoe
Town Administrator /Engineer
Town of Stephens City
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