Loading...
PC_02-18-87_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 February 78, 1987. PRESENT: Frank H. Brumback, Chairman; James W. Golladay, Jr., Vice - Chairman; Marjorie H. Copenhaver; A. Lynn Myers; S. Blaine Wilson; George L. Romine; Manuel C. DeHaven; Carl M. McDonald; Robert W. Watkins, Secretary; Stephen M. Gyurisin, Advisory. ABSENT: Kenneth Y. Stiles CALL TO ORDER Chairman Brumback called the meeting to order at 2:00 p.m. MINUTES The first order of business was the consideration of the minutes of February 4, 1987. Upon motion made by Col. Myers and seconded by Mr. Golladay, the minutes of February 4, 1987 were unanimously approved as presented. (Mrs. Copenhaver was not present for this vote.) BIMONTHLY REPORT The staff discussed pending applications with the Commission. Mr. Gyurisin had one request for administrative approval for a site plan at Moore's, located at the intersection of Routes 11 and 81. Mr. Gyurisin noted that the applicant is requesting the addition of an 18' X 26' office area, remodeling of the store front, a 35' X 46' garden display area, and an outside storage shed for lumber and supplies. Mr. Gyurisin added that Moore's has been taken over by a new corporation and will be adding about 12 new employees. The Commission instructed the staff to proceed with administrative approval on this site plan. COMMITTEE REPORTS Sanitation Authority Mrs. Copenhaver, Sanitation Authority Liaison, said that the Sanitation Authority met on February 5 and 16 to discuss the problems at Stephens Run and she gave the following report: People from the Stephens 2362 mm Run area were present to discuss the sewage problems they have been experiencing. Insurance companies paid for sewer damage the first time the sewage backed -up, but would not pay the second time because a back -flow valve had not been installed in the house. The Sanitation Authority's position is that it is the duty of the landowner to protect their own property against sewage backups. The problems stem from the fact that the pumping station is being used to pump more volume than it can handle, resulting in an overflow problem. There are also overflow problems at Lakeside. The State Water Control Board has been advised of the situation and has stated that a moratorium will be recommended for the Stephens Run area. In the meantime, the State has said that the Sanitation Authority needs to abate the infiltration problem at Stephens Run; to increase the plant pumping capacity at Lakeside; and to upgrade treatment capacity at both plants. The ultimate solution to the problems will be the Parkins Mill Plant. Action was taken by the Sanitation Authority on the 16th to hire a company to find the infiltration problems in both systems, particularly Stephens Run, and proceed with the engineering designs for the Parkins Mill Plant, although the plant will not be on line until the spring of 1989. The use of sump pumps which discharge into the sanitary sewer and roof water going into the sanitary sewer are also causing problems. Mrs. Copenhaver proceeded to read some of the Sanitation Authority's review comments on the past year's subdivision and master plan applications presented to the Planning Commission. Mrs. Copenhaver noted that these comments did not come right out and say that capacity was not available. Mrs. Copenhaver presented the Sanitation Authority's Resolution on the Moratorium on the Stephens Run Sewer System, effective February 17, 1987, as follows: RESOLUTION ON MORATORIUM STEPHENS RUN SEWER SYSTEM WHEREAS, the State Water Control Board staff has advised the Authority that they will recommend the State Water Control Board at their March 23 -24, 1987 meeting impose a moratorium on the Stephens Run Sewer System because of high flows and permit violation, and, WHEREAS, The State Water Control Board staff recommends the Authority cease accepting connections until the State Water Control Board has taken action in order to prevent the construction of a structure which will not be permitted to connect to the sewer system. THEREFORE, BE IT RESOLVED, The Frederick hereby suspends the connection of any structure System, other than structures for which buildin issued, and requests the County of Frederick to permits for structures which propose to connect Systems, and County Sanitation Authority to the Stephens Run Sewer g permits have already been cease issuing building to the Stephens Run Sewer BE IT FURTHER RESOLVED, that this action shall be in effect for any 2363 - 3 - building permit issued after February 16, 1987 until such time as the State Water Control Board takes action to allow additional connections be made to the system. John R. Riley, Jr., County Administrator, stated that this is an infiltration problem at Stephens Run, not a connection problem. Mr. Riley said that a serious problem exists in this area with a high water table, impermeable shale, and the ability of people to hook sump pumps to the sanitary system. He said that all the capacity at Stephens Run is being used, basically, to treat rainwater. Mr. Riley said that Mr. Jones and the Sanitation Authority are attacking this problem as vigorously as possible. He noted that they are making every effort to start an infiltration abatement program and a public education program concerning sump pumps. Mr. Riley added that the State Water Control Board allowed the County to keep the 132 building permits that were under construction out of the moratorium. Mr. Charles E. Maddox, Engineer working with the Sanitation Authority, stated that a stormwater sewer system to lower the groundwater table may have been a good idea for this area. Mr. David Holliday, contractor at Lakeside, suggested that the Building Permit Department mandate that sump pumps be installed prior to Certificate of Occupancy and that the sump pump be run to a ditch. Mr. Watkins felt the staff and Planning Commission were obligated to tell the Sanitation Authority what capacity is needed in the future for the Parkins Mill Plant. Chairman Brumback announced that there will be a worksession the following Tuesday with Mr. Sluder, of the Health Department, and Mr. Jones, of the Sanitation Authority, to discuss these matters. SUBDIVISIONS Subdivision Request of D 6 S Enterprise Lots to subdivide three lots in the Stonewall District Action - Approved Mr. Watkins stated that three lots exist and the applicant wishes to make four lots. Mr. Watkins said that it is the staff's opinion that access via a pipe-stem connection with Route 832 would be better than connection with Foreman Drive and Purcell Avenue, both of which have inadequate right -of -way and pavement width. Mr. DeHaven asked for the width of the pipe-stem. Mr. Watkins replied that the pipe -stem is 20' (10' on Lot 1 and 10' on Lot 2) and this is an actual part of Lots 1 and 2, not easements. Mr. Alfred DeHaven, partner in D 6 S Enterprises, felt the 20' would 2364 - 4 - be sufficient to accomodate the two dwellings. Chairman Brumback felt that access could be a problem if one of the propety owners decided to block off his 10' of the pipe -stem. Mr. DeHaven felt that the pipe-stem should curve out on either side at Route 832 to make access easier. Upon motion made by Mr. DeHaven and seconded by Mr. Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby approve the Subdivision Request of D 6 S Lots to Subdivide three lots for single - family traditional dwellings. This property is located on Route 832, Sunnyside, in the Stonewall Magisterial District. The vote on this subdivision was as follows: YES: Mrs. Copenhaver and Messrs. McDonald, Myers, Golladay, DeHaven, Wilson, and Romine NO: Mr. Brumback Subdivision Request for Road Extension by Stonewall Industrial Park in the Stonewall Magisterial District. Action - Approved Mr. Watkins noted that this plat records the right-of -way for an extension of McGhee Road for a distance of 1,664 feet, ending in a permanent cul-de-sac. He said that preliminary plans were submitted for this street prior to the adoption of the master plan requirements, so a master plan is not required for this street or land using this street for access. Mr. Thomas Gilpin, with Lenoir City Company of Virginia, was the representative for this road extension. 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 Road Extension by Stonewall Industrial Park for the extension of McGhee Road, located in the Stonewall Industrial Park, Stonewall Magisterial District. Subdivision Request by Lenoir City Company of Virginia to subdivide two industrial lots in the Stonewall Magisterial District. Action - Approved 2365 - 5 - Mr. Watkins said that the proposed plat contains two lots with approximately 4.8333 acres each. He noted that preliminary plans were submitted for McGhee Road prior to the adoption of master plan requirements, therefore, a master plan is not required to subdivide these or other lots on McGhee Road. Mr. Thomas Gilpin, of Lenoir City Company of Virginia, was the representative for this subdivision. 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 Subdivision Request by Lenoir City Company of Virginia to subdivide two industrial lots, consisting of 4.8333 acres each, with drainage easements, in the Stonewall Industrial Park, Stonewall Magisterial District. Subdivision Request by Lakeview Townhouses, Section 4, for 62 two - bedroom townhouse units in the Shawnee Magisterial District. Action - Approved Mr. Watkins said that the proposed subdivision is in conformance with the approved master development plan and approved site plan. Mr. Golladay said that the Sanitation Authority's comments', "utility easements are approved," does not specifically state that sewer capacity is available to serve the 62 townhouses. Mrs. Copenhaver noted that the Sanitation Authority comments on the site plan for 62 townhouses at Lakeview (December 3, 1986) were: "Corrections have been noted on the plans and a copy returned to the engineer; total lots in the Lakeside System is 564." There was some discussion by the Planning Commission on whether or not sewer and water capacity was available for these townhouses. Mr. Charles Maddox, Engineer with G. W. Clifford S Associates, stated that the preliminary plan of this project was approved by the Planning Commission in December of 1986. Mr. Maddox noted that this project includes a complete storm /sewer system throughout the development, includes curb and gutter, includes a large amount of green space, and in many cases, the sides and rear of lots are located on green space. Upon motion made by Mr. Wilson and seconded by Mr. Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve the Subdivision Request by Lakeview Townhouses, Section 4, for 62 two - bedroom townhouse units with parking, open space, recreation facilities, and utility improvements, with the understanding that the Sanitation Authority has approved these lots for water and sewer 2366 - 6 - connections. This property is located north of Route 642, in the Lakeside Subdivision, in the Shawnee Magisterial District. Subdivision Request of Tudor Square, Section 2, for 54 two- bedroom townhouse units in the Gainesboro Magisterial District. Action - Approved Mr. Watkins stated that all townhouse lot areas, parking, yard areas, setbacks and building spacing are in compliance with the RP (Residential Performance) use regulations. Mr. Watkins also noted that all the requirements of the Fire Code and requirements of the Highway Department have been met. Mr. Charles Maddox, Engineer with G. W. Clifford & Associates, said that no apartments will be retained for lease purposes. Mr. Maddox added that this subdivision has a reduced density from the original approved plan, from 108 to 96. Mrs. Copenhaver requested that the Transportation Committee ask the Highway Department to paint double yellow lines on cross -ovens to delineate lanes. Mrs. Copenhaver said that the Route 522 North crossovers have no yellow lines to delineate lanes. Upon motion made by Col. Myers and seconded by Mr. Golladay, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve the Subdivision Request by Tudor Square, Section 2, for 54 two-bedroom townhouses with parking, open space, recreation, and utility improvements. This property is located on the west side of Frederick Mall Drive (Sunnyside) in the Gainesboro Magisterial District. SITE PLANS Revised Site Plan #026 -84 of John Solenberger for an 8,000 square foot retail, rental structure in the Stonewall Magisterial District. Action - Approved Mr. Watkins noted that the applicants are constructing additional parking areas to accomodate the building. He said that they are also installing an additional fire hydrant. Mr. John T. Solenberger, President of John S. Solenberger & Company, stated that the proposed building will be 50' X 160 Mr. Solenberger said the north half of the building will be used as a retail operation, but they have no use planned at this time for the southern half of the building. Mr. DeHaven asked if the road would be state - maintained. Mr. 2367 - 7 - Solenberger said that it was not his intention to have the road state - maintained, as this is not a high - volume traffic business. Upon motion made by Mr. DeHaven and seconded by Mr. Romine, BE IT RESOLVED, THAT the Frederick County Planning Commission does hereby unanimously approve Revised Site Plan 11026 -84 of John Solenberger for an 8,000 square foot retail, rental structure with required parking and site improvements. This property is located on Route 7, east of Winchester, adjacent to the existing Solenberger property, in the Stonewall Magisterial District. Site Plan 11007 -87 of Dennis Derflinger for a six -bay car wash in the Gainesboro Magisterial District. Action - Approved Mr. Watkins noted that there is substantial paved area on the site and curbing is proposed around most of the site. Col. Myers asked where the wash water from the car wash would go. Mr. Watkins stated that there are definite requirements in the Building Code requiring special types of drains connecting to the sanitary system. Mr. Manuel Sempeles, resident of the Red Bud area in Stonewall District, was concerned about the possibility of effluents and run -off from the car wash polluting Red Bud Run, which eventually runs into the Opequon stream. Mr. Sempeles said that Red Bud Run is a trout stream and he was concerned about salt from cars, soaps, detergents, etc. polluting the stream. Mr. Dennis Derflinger, applicant, said that all the wash water will drain towards pits and into the oversized traps he is providing. Mr. Derflinger stated that the Building Code provides for the control of all the wash water. In answer to Chairman Brumback's question, Mr. Derflinger said that the entire lot will be covered with asphalt and concrete. Mr. Gyurisin stated that there are two areas of drainage regarding this site. One, the drainage from washing cars, will go into the sanitary sewer system and treated at the sewage treatment plant. He said that this will include all of the area of the six -bay car wash. The second area of drainage is storm water coming from the roof and other parts of the site. He said that a portion of this water would go into the drainage swale along Westminster - Canterbury Drive and the other portion would drain into the swale that goes to Route 522. Mr. Gyurisin said that the majority of water during a storm would be held, utilizing the curbing, and discharged through erosion control (stone rip -rap) along Route 522. He said that the area in front of Winchester TV Cable on 522 is utilized to slow down or retain stormwater. Mr. Watkins added that the site plan shows a sewer line hook -up at 2368 the structure. Upon motion made by Col. Myers and seconded by Mr. McDonald, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Site Plan #007 -87 of Dennis Derflinger for a six -bay car wash and site improvements. This property is located on the east side of Westminster - Canterbury Drive in the Gainesboro Magisterial District. Site Plan #006 -87 by Adams Office Development for an office development in the Shawnee District. Action - Approved Mr. Watkins noted that Sanitation Authority comments state that sewer and water facilities to serve this area are under design and are proposed to be available in 1988. Mr. Watkins stated that the proposal is to renovate the existing house structure to provide an office facility. He said that the structure would have to meet the requirements of the M-1 District for an office use. He added that the applicant is also proposing a new parking lot for that facility. Mr. Herbert Sluder, with the Frederick County Health Department, stated that sewer and water is needed in that area. Mr. Garth Adams, son of Douglas and Fern Adams, was the representative for this site plan. Mr. Adams said that this structure will be used for airport-related office use. Col. Myers asked if a master plan was going to be submitted for the airport office development. Mr. Watkins said that the master plan may be waived if no new streets are involved. Mr. Wilson noted that this parcel is not a part of the master tract of land originally purchased by Mr. Adams for the airport office development. 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 #006 -87 of Adams Office Development, located on the south side of Bufflick Road (Route 645) in the Shawnee Magisterial District. Site Plan #009 -87 of Project Hope for a 12,500 square foot warehouse (125' X 100') with parking and loading areas in the Shawnee Magisterial District. Action - Approved Mr. Watkins said that this site is located just east of the Adams 2369 Office Development just previously approved by the Commission. He said that a pump and haul operation is to be installed per Health Department requirements until water and sewer facilities are available in 1988. Mr. Watkins said that a master plan is waived because the development involves no new streets. He added that although the plan shows a screened area from the residential properties, the staff would need to work with the developer to insure that a total screen is installed. Chairman Brumback and other commissioners felt that the screening for this site needed to be detailed on the plan. Mr. DeHaven and other commissioners felt this site should be a part of a master plan showing where roads would be located and how drainage would be handled. Mr. Garth Adams, son of the owners of the property, Mr. and Mrs. Adams, stated that it is their intention to present the Commission with a master plan for development of the entire tract of land and they are working with Mr. Charles Maddox, engineer, and Mr. Rosser Payne, planner, on that plan. Mr. Adams said that the piece with the existing house was already divided out of the larger tract. In regard to the other parcel, Mr. Adams said that they had no intentions of marketing the property because they are not yet at that stage, but Project Hope came to them stating that they needed to relocate. Mr. Adams felt this parcel was unique because it was a small piece of land which could be utilized without affecting the overall master plan for the remainder of the project. Mr. Adams said that they have no intention of developing along Bufflick Road in a piecmeal manner. Mr. Paul Grunmeier, representing Project Hope, stated that they pushed the owner of the property into settling this matter quickly. Mr. Grunmeier said that Project Hope is an organization that teaches around the world and they use primarily air transportation to deliver goods to other countries. He said that they were interested in located in Winchester and close to the airport. Mr. Grunmeier stated that they have to move out of their existing warehouse at Dulles Airport by September 1. Mr. Grunmeier said that they have every intention of screening the adjacent property. Mr. Herbert O'Grady, of Shockey Company, stated that he prepared the site plan for this proposal. Mr. O'Grady said that the screening has not yet been addressed, but they are willing to work with the staff to provide adequate screening. Col. Myers inquired about drainage plans and Mr. O'Grady stated that, presently, all of the drainage from the area of the building goes to Bufflick Road. Mr. O'Grady said that they plan to direct the roof drainage in a southerly direction and drainage from the paved area would go towards Bufflick Road. He said that this would reduce the amount of drainage going to Bufflick Road by half. In answer to Col. Myers question, Mr. O'Grady felt this would fit into the overall drainage master plan for the Adams Development. Mr. Wilson inquired about traffic generation and Mr. Grunmeier 2370 - 10 - replied that they have approximately 30 -35 deliveries ranging from UPS to 40 foot trailers. Mr. Grunmeier said that in the last 12 months, they shipped out about 24 forty-foot trailers. Mr. Grunmeier said they store pharmaceuticals, sophisticated supplies and equipment and this would not be a heavy warehouse operation. The Planning Commission was concerned that the type of screening was not yet determined by the applicant. The Commission was also concerned on how this proposal would fit in with the Adams' Development master 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 Site Plan #009 -87 of Project Hope for a 12,500 square foot warehouse with parking and loading areas, with the stipulation that adequate screening is provided. This property is located on the south side of Bufflick Road, approximately 3,500 feet east of Route 522, in the Shawnee Magisterial District. MASTER DEVELOPMENT PLAN Final Master Development Plan #014 -86 of McGuire Hills for a single- family traditional development in the Stonewall Magisterial District. Action - Approved Mr. Watkins stated that this plan meets the intent and requirements of the RP District. Mr. Charles Maddox, Engineer with G. W. Clifford 6 Associates, was present to represent the owner on this project. Mr. Maddox said that the lot layout cannot yet be determined until adequate septic and wells are established. Some members of the Commission were concerned about maintenance of the open space provided in this development. They felt that the open space should be waived since individual lots were 2 1/2 acres in size. It was suggested that the open space be incorporated into the individual lots, but as the ordinance currently reads, the open space area is required. 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 #014 -86 of McGuire Hills for a single - family traditional development with open space, road improvements to State standards, and individual on -lot sewage disposal. This property is located along the east boundary line of VA. Route 739, at the intersection of Route 739 and 673, in the Stonewall Magisterial District. 2371 11 - CONTINUATION OF A PUBLIC HEARING An ordinance to amend the Frederick County Code, Chapter 21, Zoning, Article XIV, M -1 (Light Industrial) District, Section 14 -4, Height, Area, and Bulk Regulations. After considerable discussion, the Commission felt that certain areas of this amendment needed to be specific, for example, the maximum lot coverage and screening. Mr. Thomas Gilpin, developer, was concerned about the size of buffers required in the proposed amendment. He also questioned the fact that the Commission was considering changing the M-1 buffer between M -1 and residential, when the M -2 requirement still maintained a 75' buffer. Mr. Gilpin was also concerned about the maximum lot coverage. He suggested than an amendment be added to say that post development run -off rates will not exceed predevelopment run -off rates or they may exceed predevelopment run -off rates if a stormwater management plan has been approved by the appropriate governmental body. Mr. Charles Maddox, engineer, suggested that the Planning Commission consider using the State regulations (General Criteria 7; Erosion Control Regulations) for stormwater management. Mr. Maddox proceeded to explain this erosion control plan to the Commission. The Commission decided to continue their discussions on this amendment at their worksession scheduled for February 24, 1987. ADJOURNMENT There being no further business to discuss, the meeting adjourned. Respectfully submitted, F rank H. Brumba Chairman ober[�t t W Watkins, Secretary 2372