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PC_12-03-86_Meeting_MinutesMINUTES OF THE MEETING 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 December 3, 1986. PRESENT: Frank H. Brumback, Chairman; James W. Golladay, Jr., Vice — Chairman; Marjorie H. Copenhaver; Kenneth Y. Stiles; George L. Romine; Manuel C. DeHaven; Carl M. McDonald; S. Blaine Wilson; Robert W. Watkins, Secretary; Stephen M. Gyurisin, Advisory. ABSENT: Col. A. Lynn Myers CALL TO ORDER Chairman Brumback called the meeting to order at 7:00 p.m. MINUTES The first order of business was the consideration of the minutes of November 5, 1986. Upon motion made by Mr. Romine and seconded by Mr. Golladay, the minutes of November 5, 1986 were unanimously approved as presented. The next order of business was the consideration of the minutes of November 19, 1986. Upon motion made by Mr. Golladay and seconded by Mr. Wilson, the minutes of November 19, 1986 were unanimously approved as presented. BIMONTHLY REPORT Mr. Gyurisin had three requests for administrative review and approval. The first request was by AT &T for a 24' X 36' unmanned transmission building for improving long distance communication. The commissioners felt this item needed to be reviewed by the Planning Commission. The second request was a change to the Tudor Square Master Development Plan, Section 2. Mr. Gyurisin said that the old plan called for 104 apartments and the proposed new plan is for 96 townhouse units. Chairman Brumback instructed the staff to proceed with administrative approval on this request. The third request was for a two —story addition (52 additional units) to the Holiday Inn, east of Winchester. Chairman Brumback requested that the staff bring this site plan to the Planning Commission for review. 2323 - 2 - COMMITTEE REPORTS Economic Development Commission Mr. Romine, Economic Development Coordinator, reported that the EDC offices will be moving to their new location at Rouss City Hall at the end of the month. Comprehensive Plan Subcommittee Mr. Golladay, Chairman of the Comprehensive Plan Subcommittee, stated that this committee will be having regularly scheduled meetings on the first Tuesday of each month at 11:30 a.m. Mr. Golladay said that they are currently in the process of working on the Population and Housing Section of the plan. Residential Performance Review Subcommittee Mr. Gyurisin said that the Subcommittee has identified ten issues and problems and will be looking for solutions to those problems. SUBDIVISIONS Subdivision of Kinross Farm for the division of two lots, 4.08527 acres and 2.89874 acres in the Stonewall Magisterial District. Action - Approved Mr. James Ross, Realtor with E. E. Bayliss, was present to represent the owners of the Kinross parcel. Mr. Ross said that Mr. Kimerly Henry proposes to buy the eastern portion of the property, consisting of 2.89874 acres. He said that the owner agreed to sell the property subject to the Planning Commission's approval of the subdivision. Mr. Kimerly Henry stated that he owned Winchester Carpet and Rug Company. Mr. Henry wished to move his business across the street and construct a building on the new property. Upon motion made by Mr. DeHaven and seconded by Mr. McDonald, BE IT RESOLVED, That the Frederick County Planning Commission does hereby approve Subdivision Request of Kinross Farm for the division of two lots consisting of 4.08527 acres and 2.89874 acres. The properties are located on the north side of Route 7, east of Winchester, in the Stonewall Magisterial District. 2324 - 3 - Subdivision of Garber Trust Land to divide 3.620 acres from the existing 32.49 acre tract, located in the Shawnee Magisterial District. Action - Approved Mr. Donald Garber was present as the representative for the Garber Trust Property. Mr. Garber said that the Lowe's store has outgrown their facility and they need more property for expansion. Upon motion made by Mr. Wilson and seconded by Mr. Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby approve the subdivision of Garber Trust Land to divide 3.620 acres from the existing 32.49 acre tract. This property is located on the east side of Route 522 South, south of the Route 50 intersection, in the Shawnee Magisterial District. Subdivision Request of the Dove Lot for the division of one lot on existing Blossom Drive (Route 815) consisting of 15,512 square feet and located in the Stonewall Magisterial District. Action - Approved Mr. Watkins stated that the RP requirements indicate that the master plan can be waived in cases of smaller developments and the staff recommends it be waived in this case. He said that this will be one large lot with no proposed development. He added that there is 18.69 feet of frontage on Blossom Drive, meeting subdivision frontage requirements. Mr. Gyurisin stated that this was previously a 56 foot unimproved right -of -way. He said that three lots were surveyed in the total 56 foot right- of-way and put on the plat to accomodate rear lots. Mr. Robert Jewell said that he wanted to purchase this property to prevent anyone from building a home right next to his because there was only ten feet from his house to this lot. Mr. Jewell wanted to deed the lot separately in case he decided to give the lot to one of his children in the future. He said he had no plans to build on it at this time. The commissioners were concerned that the proposed lot had only 18 feet of frontage. Their other concern was the three separate right -of -ways serving the existing house on the Curran property, the Bridgeforth land, and the proposed lot by Mr. Jewell. Mr. Stiles said that this subdivision has obvious problems, but technically meets the requirements of the ordinance. Mr. Stiles asked that the record show that the Planning Commission's decision on this subdivision should not be construed as general approval of this type of situation of acquiring frontage on a state right -of -way. Upon motion made by Mr. Stiles 2325 - 4 - and seconded by Mr. DeHaven, BE IT RESOLVED, That the Frederick County Planning Commission does hereby approve the subdivision request of the Dove Lot for the division of one lot (consisting of 15,512 square feet) at the end of Blossom Drive (Route 815), Shenandoah Hills Subdivision, Route 7 East, in the Stonewall Magisterial District. Mr. Stiles asked the staff to work with the applicant before the Board of Supervisors meeting to discuss one joint 56 foot recorded right -of -way, rather than three separate ones. SITE PLANS Site Plan 11036 -86 of Lakeview Townhouses, Phase 1, for 62 two - bedroom townhouse units with an entrance on Hackberry Drive in the Shawnee Magisterial District. Action - Approved Mr. Watkins said that this site plan follows the approved master plan and also contains recreational facility areas. Mr. Charles E. Maddox, Jr., P.E., with Gilbert W. Clifford and Associates, was the representative for this site plan. Mr. Maddox said that using the same density designated in the master plan, they have provided for open space that touches just about every lot in the development. He also explained that all lots have frontage only on interior parking bays and do not front directly on main roads. He said that back yards will be landscaped and visual birms will also be used. Mr. Maddox also explained the storm water management plan. Mr. Maddox added that this project has total curb and gutter and enclosed storm sewer. Upon motion made by Mr. Wilson and seconded by Mr. Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Site Plan 11036 -86 of Lakeview Townhouses, Phase 1, for 62 two- bedroom townhouse units with parking, open space, recreation facilities, and utility improvements. This property is located north of Route 642, Lakeside Subdivision, in the Shawnee Magisterial District. Site Plan 11035 -86 of Rodney Cowley for a 40' X 60' convenience store with gas pump island, parking, and site improvements in the Gainesboro Magisterial District. Action - Approved Mr. Watkins said that the staff would recommend that 1) the location of the building be moved four feet from the rear property line and 2) the 2326 - 5 - entrance be redesigned as per VDH &T's requirements and resubmitted for commercial entrance approval. Mr. Rodney Cowley stated that both requirements mentioned by the staff will be met. Mr. Stiles said that the gas pump island is only 48 feet from the State's right -of -way. Mr. Stiles asked if the County or the Highway Department had design standards for gas pump islands. Mr. Gyurisin said that the Highway Department required gas pump islands to be 12 feet from their right -of -way, but had no requirements as far as the distance of the canopy to their right -of -way, as long as it did not extend into the right -of -way. Mr. Stiles recommended that there be some type of barrier, such as metal or concrete posts, at the ends of the island so if a car came through, it would hit something other than the gas pump. Upon motion made by Mr. McDonald and seconded by Mr. Stiles, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Site Plan #035 -86 of Rodney Cowley for a 40' X 60' convenience store with gas pump island, parking, and site improvements. This property is located on the northeastern side of Route 522 North at Albin in the Gainesboro Magisterial District. PUBLIC HEARINGS Rezoning Application $022 -86 of James Bowman and Fred Glaize to rezone 17.72 acres from A -2 (Agricultural General) to RP (Residential Performance) in the Shawnee Magisterial District. Action - Approved Mr. Watkins stated that the Planning Commission recently considered this property for rezoning, but tabled the request and then the applicant withdrew the application. Mr. Watkins said that there are two existing 56 foot right -of -ways going into the property. Mr. Watkins said that on the previous rezoning application, the Highway Department stated that there was inadequate width for curb radius and that they could not, in the 56 foot right -of -ways, provide an entrance according to state standards. He said that the current applicants have begun design work on the entrance, have presented the design to the Highway Department, and the Highway Department has basically said that they can approve it. Mr. Charles E. Maddox, Jr., P.E., with G. W. Clifford and Associates, was the representative for this rezoning request. He said that this was planned for development as early as 1957 and the subdivision plat signed by the resident engineer indicates that the right- of-way access to Greenwood Road was adequate. Mr. Maddox said that it was his suggestion that a detailed design be done in order to demonstrate the feasibility on 2327 this road. He added that the state minimum right— of—way width is 50 feet and this has 56 feet. Mrs. Regina Baldwin, property owner in the area, stated that she was one of the people that organized the meeting with the Planning Commission at the site. Mrs. Baldwin was concerned that previously, the Highway Department said that the one entrance did not meet state requirements and now they are saying that it does meet requirements. Mr. Stiles said that his assumption was that the only way they could resolve the problem was to purchase either of the lots on either side of the entrance. The Commissioners were concerned that the entrance on this application was approved by the Highway Department, although is was unacceptable several months ago. Mr. Stiles asked that a representative of the Highway Department be present at the Board meeting and that a copy of the Highway Department's previous recommendation be included in the Board's agenda. Upon motion made by Mr. Wilson and seconded by Mr. Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby approve Rezoning Application #022 -86 of James Bowman and Fred Glaize to rezone 17.72 acres from A -2 (Agricultural General) to RP (Residential Performance) for single — family residences. This property is located south on Route 656 (Greenwood Road), south of the Route 656 and 657 (Senseny Road) intersection, in the Shawnee Magisterial District. PUBLIC MEETINGS Preliminary Master Development Plan #013 -86 of Greenbriar South Subdivision for single — family traditional development with water, sewer, and road improvements in the Opequon Magisterial District. Action — Approved Mr. Watkins said the applicant is proposing single— family lots served by a small cul —de —sac. They have revised the final plan to incorporate the common area into the lots without increasing the number of lots. Mr. Watkins said that this was the appropriate procedure to waive the open space. He added that a buffer is proposed along Route 647. Mr. Bruce Edens, with Greenway Engineering and Surveying Company, Inc., was the representative for this master plan. Mr. Edens said that the setback will be changed from 25 feet to 35 feet and the buffer will be increased from 50 feet to 70 feet. Upon motion made by Mr. Golladay and seconded by Mr. Stiles, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Preliminary Master Development Plan #013 -86 of 2328 - 7 - Greenbriar South Subdivision for single - family traditional lots with water, sewer, and road improvements. This property is located north of Stephens City, on the north side of Route 647, in the Opequon Magisterial District. DISCUSSION OF M -1 AMENDMENTS Mr. Watkins stated that the staff presented to the Planning Commission at the last work session the proposed amendments to the M -1 Zoning District. Mr. Watkins said the proposals included 1) a requirement for a master plan; 2) requirements for increased buffer areas up to 200 feet, as well as increased flexibility on the requirements for screening; and 3) a request by the County Administrator to allow fish, poultry, and meat processing in the M -1 District. Mr. Stiles said that it was the Board's feeling that 1) final subdivision plats should continue to go to the Board of Supervisors for approval; and 2) there needs to be a requirement in the ordinance that once land is zoned for an industrial park, before any of the natural contours or buffers can be altered, that a master plan needs to be submitted and approved for the entire tract. The Commission discussed this item at some length and how it could be enforced. On another issue, Mr. Romine said there was nothing in the amendments concerning impervious area. Mr. Romine felt this was an important issue because 1) the current requirement was excessive; 2) land continues to get more expensive; and 3) it has a tendancy to conserve agricultural lands. Mr. Romine also felt that the required setback of 200 feet was excessive. The Commission also discussed this item at length. OTHER INFORMAL REQUEST BY MR. GIRRISH PATEL Mr. Gyurisin presented an informal request by Mr. Girrish Patel, who is the owner of the Winchester Budget Motel on Route 522 North, to allow long -term residential use for non - transient persons in a B -2 Zoning District. The Planning Commission was not in favor of any type of residential use in business zoning districts. ADJOURNMENT There being no further business to discuss, the meeting adjourned. Respectfully submitted, i obert W. Watkins, Secretary ie�2M� FF annk H. Brumbac ,� Chairman 2329