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PC_08-05-87_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 August 5, 1987. PRESENT: Planning Commissioners present were: Frank H. Brumback, Chairman; James W. Golladay, Jr., Vice — Chairman; Marjorie H. Copenhaver; Kenneth Y. Stiles; A. Lynn Myers; S. Blaine Wilson; George L. Romine; Manuel C. DeHaven; and Carl M. McDonald. Also present were: Robert W. Watkins, Secretary; Stephen M. Gyurisin, Advisory; A. Bray Cockerill, Advisory; 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 July 15, 1987. Upon motion made by Mr. Golladay and seconded by Col. Myers, the minutes of July 15, 1987 were unanimously approved as presented. BIMONTHLY REPORT The Commission and staff reviewed pending applications. Mr. Gyurisin had three site plan requests for administrative approval. The first request was for a 40' X 50' addition to an existing block warehouse, which was approved by the Planning Commission about one year ago, for Mr. Cutshaw on Route 11 North. The second request was by George Whitacre to relocate parking at the Shawnee Springs site on Route 522 North to install a gasoline pump island with a canopy. The third request was for a 40' X 60' outside storage building for Robert F. Zeigler, off Route 7. The Commission authorized the staff to proceed with administrative review and approval on all three requests. RP REVIEW COMMITTEE RESOLUTION Upon motion made by Mr. Golladay and seconded by Mr. McDonald, BE IT RESOLVED, THAT THE FREDERICK COUNTY PLANNING COMMISSION DOES HEREBY HONOR 2474 - 2 Mr. David Holliday, Builder Mr. Ronnie Ward, Realtor Mr. Scott Marsh, Engineer Mr. Bruce Edens, Surveyor Mr. Floyd Hudson, Citizen of Senseny Road Area Mr. J. Andrew Hershey, Citizen of Fredericktown Area For services provided to the citizens of Frederick County, Virginia and to the Frederick County Planning Commision as Ad-Hoe members of the RP (Residential Performance) District Subcommittee. BE IT FURTHER RESOLVED, This 5th day of August, 1987, that the Frederick County Planning Commission wishes to express their thanks and appreciation to each of the Ad-Hoc members of the RP (Residential Performance) Subcommittee. /s/ Frank H. Brumback Frank H. Brumback, Chairman Frederick County Planning Commission COMMITTEE REPORTS Economic Development Commission Mr. Romine said that it had been a very active month. He reported that a new woodworking business had moved into the area and is advertising for employees. Transportation Committee Mr. Golladay, member of the Transportation Committee, said that the Secondary Road Improvement Plan will be presented to the Commission next month. Comprehensive Plan Subcommittee Mr. Golladay reported that the Comprehensive Plan Subcommittee will meet on August 11, 1987 at 11:30 a.m. Sanitation Commission Mrs. Copenhaver, Commission's liaison to the Sanitation Commission, presented copies of the consent order from the State Water Control Board on 2475 r 3 the recent moratorium. Mrs. Copenhaver reported that the County will forward the building permits to the Sanitation Authority for approval before issuance. SUBDIVISIONS Subdivision request of Carlisle Estates, Section 1, for 19 single - family cluster lots in the Shawnee Magisterial District. Action ^ Approved Mr. Watkins said that this subdivision was tabled from the last meeting in order to investigate the possibility of reserving Lots 1 through 3 because they are in an area that might be needed by the Department of Transportation for improvements to the intersection of Valley Mill Road and Greenwood Road. Mr. Watkins presented a letter from Mr. Longerbeam, the applicant, to the Transportation Department stating that Mr. Longerbeam is willing to reserve Lots 1, 2, 3, and the common area through July 31, 1988 in order to allow the Commonwealth of Virginia to purchase those lots to make necessary road improvements to the intersection. Mr. Watkins stated that the Transportation Department has accepted Mr. Longerbeam's voluntary offer. Mr. Bruce Edens, representing Mr. Longerbeam, was present to answer questions. Mr. Jeffrey Kessler, Assistant Resident Engineer from the Virginia Department of Transportation, stated that Mr. Longerbeam's letter satisfies the Department of Transportation regarding this intersection. 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 of Carlisle Estates, Section 1, for the subdivision of 15.5549 acres, zoned Residential Performance, for 19 single-family cluster lots, open space, road improvements, sewer, water, and utility improvements, and easements. This property is located at the intersection of Route 656 (Valley Mill Road) and Route 659 (Greenwood Road) in the Shawnee Magisterial District. Subdivision request of A.F.G. Partnership for the subdivision of 3.967 acres into two lots in the Back Creek Magisterial District. Action ^ Approved Mr. Richard Hardison, partner in the H.F.G. Partnership, was present to answer questions. 2476 - 4 r 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 subdivision request of H.F.G. Partnership to subdivide 3.967 acres into two lots (Parcel 1 -A1 consisting of 2.720 acres and Parcel 1 -A2 consisting of 1.247 acres). This property is located south of the Route 37 and I ^81 Kernstown interchange, on the east side of Route 11 South at Musket Drive, in the Back Creek Magisterial District. SITE PLANS Site Plan #032 -87 of Nain Salvage, Inc. for an automobile sales area, sales office building, and a ten -bay service building in the Gainesboro District. Action ^ Approved Mr. Watkins noted that this site plan was tabled from the Commission's last meeting due to lack of representation. Mr. Watkins said that the major concern at the last meeting was the area set aside for impounding. Mr. Watkins said that the applicant would not be able to have an automobile junk yard. He said that the vehicles stored in the impound area would have to be associated with the service operation. Mr. Watkins added that vehicles that are waiting to be serviced are not considered junk cars by the ordinance. Mr. Gyurisin said that Mr. Allen Ebert, the surveyor, is revising the site plan to reflect the Department of Transportation's recommendations on the entrance and culvert. Mr. Robert Feathers, the applicant, was present to answer questions. In reply to Col. Myers' questions, Mr. Feathers said that the impound area is for the storage of wrecked vehicles towed in until the insurance company settles on them; there would not be a junk yard at this location; that his 53 foot right-of -way onto Route 522 will not be used as an entrance at this time; there will eventually be about 30 employees; and there will be used car sales at this location. Chairman Brumback called for anyone in the audience who wished to speak in favor or opposition to this site plan, but no one came forward. 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 11032 -87 of Nain Salvage, Inc. for an automobile sales area and sales office building, a 10 -bay service building, an impound yard area, a covered fence storage area, access, parking, screening, and site improvements. This property is located between Route 522 North and Route 679 at Albin; next parcel north of the Frederick County School Bus Maintenance Shop, in the Gainesboro Magisterial District. 2477 5 Site Plan #034 -87 of H.F.G. Partnership for a warehouse in the Back Creek Magisterial District. Action - Approved Mr. Watkins noted that this site plan is for one of the .lots in the H.F.G. Subdivision that was just previously considered. He said there will be a single entrance off Musket Drive. Mr. Richard Hardison, a partner in the H.F.G. Partnership, was present to answer questions. Upon motion made by Mrs. Copenhaver and seconded by Mr. McDonald, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Site Plan #034 -87 of H.F.G. Partnership for a 15,000 square foot warehouse with access and parking. This property is located on Musket Drive, off Route 11, approximately 4,200 feet from the intersection of Routes 11 and 37, in the Back Creek Magisterial District. Site Plan #038 -87 of Quick -Stop Market for the removal of an existing retail sales building to be replaced by a 36' R 56' retail sales building and relocation of gas pumps in the Shawnee Magisterial District. Action - Approved Mr. Watkins said that this is an existing business location in front of Delco Plaza on Route 50. He said that the site already has two existing entrances. He said that the applicant is proposing an expansion and continued use of retail sales. Mr. Stiles asked if the fire hydrant was accessible from this property. Mr. Watkins replied that the fire company feels that it is not as accessible as it should be. Mr. Ronald Bonsick, representing the owners, said that a meeting is scheduled with Greenwood Fire Company next week to discuss fire protection needs and to create satisfactory conditions. Mr. Walt Cunningham, Assistant Chief of Greenwood Fire Company and Public Safety Officer, came forward to clarify the fire company's request. Mr. Cunningham said that this hydrant meets requirements by being located along the parking lot of the Delco Plaza, however, the fire company has had some bad experiences with parking on that lot. He said that hydrant placement is important and it needs to be located where they can be guaranteed access by .fire apparatus in the case of an emergency. He said that no one can control parking and if the hydrant is placed where it is proposed, it may be blocked by parked buses, trucks, or automobiles. Upon motion made by Mr. Wilson and seconded by Mr. Romine, 2478 - 6 - BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Site Plan #038 ^87 of Quick -Stop Market for the removal of an existing retail sales building and the construction of a 36' X 56' retail sales building, relocation of gasoline pumps, and required parking. This property is located on the south side of Route 50 East, in front of Delco Plaza, in the Shawnee Magisterial District. PUBLIC HEARINGS Rezoning Request #013 -87 of George W. Glaize to rezone 37.205 acres from A -2 (Agricultural General) to RP (Residential Performance) for residential dwellings in the Shawnee Magisterial District. Action ^ Approved Mr. Watkins said that the applicant has noted that water service is available to the site from the mobile home park located directly to the north of this site. He said that when water was extended to the mobile home park, it was installed in such a way that made it available to this site. Mr. Benjamin Butler, attorney, was the representative for Mr. Glaize, the sole owner of this property. Mr. Stiles noted that the Transportation Committee has had the upgrade of the intersection of Routes 659 and 656 on the Six -Year Road Improvement Plan for some time. He said that the Highway Department has stated that, as a part of that upgrade, they will immediately move to upgrade the existing one lane bridge at the front of Dr. McHale's house. Mr. Wilson felt that Route 659 was not designed to handle the amount of traffic this development would generate. Mr. Gyurisin said that the Transportation Committee has discussed Route 659 and realize that it is deficient for the volume of traffic it is handling. He said that they have placed that road on the Six -Year Secondary Road Improvement Plan. Mr. Wayne Nicholson, resident of the area, was concerned about who would be providing water and sewer service to the proposed development. Due to Mr. Wilson's concern about traffic on Route 659, he moved to deny the rezoning request. This motion died, however, due to lack of a second to the motion. Upon motion made by Mr. Romine and seconded by Mr. Stiles, BE IT RESOLVED, That the Frederick County Planning Commission does hereby approve Rezoning #013 ^87 of George W. Glaize to rezone 37.205 acres from A ^2 (Agricultural General) to RP (Residential Performance) for residential dwellings. This property is located on Route 659, east of Winchester, in 2479 .. 7 .. the Shawnee Magisterial District. The vote on this rezoning was: YES: Mrs. Copenhaver and Messrs. McDonald, Stiles, Myers, Brumback, Golladay, DeHaven, Romine NO: Mr. Wilson --------------------- Rezoning Request #017 -87 of Eastern Frederick Development Company to rezone 131.368 acres from A -2 (Agricultural General) to RP (Residential Performance) for residential dwellings in the Shawnee District. Action - Approved Mr. Benjamin Butler, attorney, was the representative for the Eastern Frederick Development Company. Mr. Butler said that the Eastern Frederick Development Company was composed of Virgil T. Brown, George Glaize, Jr., and Benjamin Butler. In regards to the traffic on Route 659, Mr. Butler felt there was no evidence that accidents occurring on Route 659 were greater than on any other secondary road in the County. He added that this land was very poor for farmland. Mr. Stiles said that Greenwood Road is on the Six-Year Secondary Road Improvement Plan to be upgraded to its intersection with Route 656, however, the problem is that there is no way to upgrade Greenwood Road at its intersection with Route 7. Mr. Stiles said that this property joins with property owned by the Wilkins Development Corporation, which fronts on Route 7. He suggested that perhaps the parties involved could relocate Greenwood Road through these two properties and have a new entrance on Route 7, which would be east of the existing entrance. Mr. DeHaven was concerned about the traffic situation due to the large number of houses that could be developed in this area. Mr. Wilson said that this development, and the one previously approved by the Commission, could generate up to 4,500 trips per day and he felt that Greenwood Road could not handle this amount of traffic. Because of the the condition of this road and the amount of traffic that could be generated, Mr. Wilson moved for denial. This motion was then seconded by Mr. DeHaven. This motion was lost due to the following majority vote: YES (TO DENY): Messrs. Wilson, DeHaven, Brumback, Myers NO: Messrs. Romine, Golladay, Stiles, McDonald, and Mrs. Copenhaver Mr. Stiles next moved for approval of the rezoning and that motion was seconded by Mr. McDonald, BE IT RESOLVED, That the Frederick County Planning Commission does hereby approve Rezoning #017 -87 of Eastern Frederick Development Company to rezone - 8 - 131.368 acres from A -2 (Agricultural General) to RP (Residential Performance) for residential dwellings. This property is located on Route 659, about 1 1/4 miles east of Winchester, in the Shawnee District. The vote on this approval was as follows: YES (TO APPROVE): Messrs. Romine, Golladay, Stiles, McDonald and Mrs. Copenhaver NO: Messrs. Myers, Brumback, Wilson, DeHaven Rezoning #018 -87 of Bettie E. and Willis J. Winslow to rezone 50.53 acres from A -2 (Agricultural General) to RP (Residential Performance) for residential dwellings in the Shawnee Magisterial District. Action - Approved Mr. Benjamin Butler, attorney representing the Winslows, stated that the principals, Carlin Smith, George Glaize, and Benjamin Butler, have an option contract to purchase this property from Mr. and Mrs. Winslow. Mr. Walt Cunningham, citizen of the Senseny Road area, was concerned about where all the children from this development would go to school. Mr. Cunningham said that Senseny Road School is already at capacity. Mr. Wilson said that due to the location of this particular piece of land, it was closer to the intersection of Senseny Road, Greenwood Road, and Parkins Mill Road, he felt there would not be as much congestion at this location. Mr. Wilson then moved for approval and this motion was seconded by Mr. Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Rezoning #018 -87 of Bettie E. and Willis J. Winslow to rezone 50.53 acres from A -2 (Agricultural General) to RP (Residential Performance) for residential dwellings. This property is located on the east side of Route 656 (Greenwood Road) in the Shawnee District. Rezoning #016 -87 of Lakeside Development Company to rezone 1.2354 acres from RP (Residential Performance) to B -1 (Business Limited) for a convenience store and cleaners in the Shawnee Magisterial District. Action - Denied Mr. Eugene Grove, President of Lakeside Development Company, was the representative for this application. In reply to Mr. Golladay's question, Mr. Grove said that only one building was planned for the present time. Mr. Golladay commented that Mr. Grove was splitting the zoning on this one parcel containing 3.2 acres. 2481 . g Mr. Grove confirmed that and said he is requesting rezoning on only 1.2354 acres. Chairman Brumback called for anyone wishing to speak on this rezoning and the following persons came forward to speak in opposition: Mr. Harrington Smith, resident at 770 Mulberry Circle, Lakeside Estates, and Vice President of Lakeside /Wakeland Manor Homeowners Association, spoke on behalf of the Homeowners Association and about 20 people in the audience. Mr. Smith was opposed to the rezoning for the following reasons: 1) When Chinkapin Drive is opened from Route 642 back to Lakeview, it will create traffic congestion on the one side of the proposed store; 2) The 16 acres on the other side of the store has been dedicated for a school and the children will be attracted to the store; 3) The .lights and noise created from a 24 -hour store will be offensive; 4) The store would add to the problem they already have with the water. Mr. Robert Gargiulo, President of Lakeview Townhouse Association, speaking on behalf of the Association, was opposed to the rezoning for the following reasons: 1) the existing quiet, residential neighborhood would be disrupted; 2) The property in question is a dedicated recreational area for the residents of the subdivision; 3) There is a high volume of traffic on Route 642 and the road has many sharp turns and hills; 4) A school bus stop is adjacent to the proposed store and the children would be attracted to the store; 4) The store would create excess litter, unsightly conditions, offensive odors and noise 24 hours a day; 5) Property values would be diminished because residential lots would face the back of the convenience store; 5) Several convenience stores are already in the area and the residents do not feel that another one is needed; 6) The residents do not want to establish something that would create a potential for vandalism and theft; 6) He felt this could be considered spot zoning. Mr. Todd Smith, resident of Wakeland Manor, was opposed for the following reasons: 1) This may create a precedent for future business development in the area; 2) The people in the area want to maintain the residential character of the neighborhood; 3) Route 642 is narrow and winding with blind entrances. Mr. Herbert Shackleford, the original developer of Lakeside Estates, said that the recreation area was donated by deed of dedication for the people of Lakeside and Lakeside Townhouses and he felt the records were misplaced at the Clerk's Office. Mr. Shackleford said that the Planning Commission and Board of Supervisors should carefully consider what goes into this area. Mr. Shackleford added that there was already enough traffic on Route 642 and they did not need more. Mr. Edward Strawsnider, President of Lakeside /Wakeland Manor Homeowners Association, speaking on behalf of the homeowners association, felt that this particular parcel of property was originally included in a plan for the entire ongoing development. Mr. Strawsnider felt that it was removed as a result of a Board of Supervisors meeting as a concession to the homeowners that it did impact the value of their property and consequently, the entire property was put into Residential Performance 2482 10 - Zoning. He said that the property that was allocated for commercial development was deleted. Mr. Strawsnider questioned why this issue was again being brought up and that the people of the area had not changed their minds on this issue. Mr. Keith Watts, resident at 135 Hackberry Drive, Lakeview Townhouses, was opposed to the rezoning for the following reasons: 1) he is currently experiencing difficulty getting in and out of Lakeview, due to the curves and traffic on Route 642; 2) possible decrease in property values; 3) the land is presently used by his family for recreation; 4) the proposal would create litter and noise 24 hours a day and the view of the store would be unsightly from his home; 5) the store would draw outside people to the area and create a potential for vandalism and crime; 6) concern for his children's safety due to the increased traffic on Route 642. Mr. Paul Blaker, resident of 133 Hackberry Drive, stated that according to his inquiries, the development proposed was much bigger than a small mom and pop store. Mr. Blaker said that at the Lakeside /Lakeview Homeowners Association meeting regarding this request, the residents and owners voted unanimously against a zoning change. Mr. Blaker was also concerned that the view from the townhouses would be ruined by commercial development. Mr. Ronald Paul, resident of Wakeland Manor, a member of the Wakeland Manor /Lakeside Homeowners Association, and Block Captain for Wakeland Manor, stated that he contacted ten families on his block and the response from all ten was that they were opposed to the rezoning. Mrs. Carolyn Dove, resident of Wakeland Manor, was opposed to the rezoning. Mr. Lawrence Dawson, owner of 4427 Chinkapin Drive and 4435 Chinkapin Drive, was opposed because the commercial development would face the front of his properties. He added that his tenants use this area for recreation. There being no one else in the audience wishing to speak, Chairman Brumback concluded the public comment portion of the meeting. Mr. Romine felt this operation would not be compatible with the school, which was planned for this area in the near future. Mr. Stiles said that at time of approval of the additional sections of Lakeside, one of the major issues discussed was the question of the open space and whether or not it was dedicated, who owned it, how much there was, and what it was for. He said that at that point, it could not be conclusively demonstrated that it in fact had been dedicated to the homeowners. Secondly, Mr. Stiles said that the intent section of the B -1 zone states plainly that B -1 zoning is intended to be located in residential neighborhoods and this is the only location that has been approved for B -1 zoning. He said that these are limited commercial uses intended for the use of the residents in the immediate area and not 2483 - 11 - intended to attract general highway traffic. Mr. Stiles questioned whether a B -1 establishment should go into a neighborhood if the neighbors did not want it. Finally, Mr. Stiles added that while everyone is concerned about what they can see from their property, this does not give people the right to say what can and cannot be done on adjacent property because others may not like to look at it. Mr. Wilson concurred with Mr. Stiles on what neighbors view from their backyards, however, he added that these people purchased property with the understanding that they had a residential area with a park. Mr. Wilson also felt that the store and school were not compatible. Col. Myers felt this public hearing was a positive example of what the homeowners associations were intended to do. Col. Myers thanked the members of the homeowners associations for being present. Chairman Brumback concurred that people should be allowed to do as they wish on their property, but he felt it was the Commission's responsibility to protect people who cannot protect themselves. Mr. David McGuigan, resident of Lakeside Estates, asked for clarification on the owners of the parcel proposed for rezoning. Mr. Wilson again stated that the residents of the area purchased the property with the intentions of it being a residential development. He was concerned about the precedent that could be set for business development in that immediate area. Mr. Wilson also felt that a shopping center would not be compatible with the proposed school. Based on these factors, Mr. Wilson moved for denial and this motion was seconded by Mr. Romine. BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously deny Rezoning #016 -87 of Lakeside Development Company to rezone 1.2354 acres from RP (Residential Performance) to B -1 (Business Limited) for the construction of a 3,000 square foot building for a convenience store and cleaners. This property is located on the corner of Chinkapin Drive and Route 642, west of Lakeside Estates, in the Shawnee Magisterial District. PUBLIC MEETINGS Preliminary Master Development Plan #005 -87 of Grove Heights for 210 single - family cluster lots in the Shawnee Magisterial District. Action - Tabled Mr. Golladay and Mr. Romine stated that they would not participate in any discussion or vote on this master plan, due to a possible conflict of interest. Mr. Watkins said that this development would be located behind the existing College Park Subdivision. Mr. Watkins noted that this development 2484 - 12 - would result in a possible gross density of 2.7 units per acre. He said that access will be via existing stub roads. He added that there was substantial discussion on this development regarding sewer and the final conclusion was that it could be sewered by the Sanitation Authority when the line is run from the Abrams Creek area to the airport. Mr. Bruce Edens, representing the present owner, Mr. Eugene Groves, was present to answer questions. Mr. DeHaven inquired if there would be underground utilities similar to the surrounding area and also if the development would have sidewalks, curb, and gutter. Mr. Edens was not certain and assumed this would not be the case. Mr. McDonald asked how wide the stub streets were and Mr. Edens replied that they were from 56 ^60 feet. Chairman Brumback called for anyone wishing to speak regarding this development and the following people came forward to speak in opposition: Mr. Douglas Newcome, representing his father who is a resident of College Park Subdivision, was opposed and made the following points: 1) The existing College Park road system, which was designed for a low density area, should not be used to access the new Grove Heights. Adequate access exists through Purdue Drive, would go directly into Grove Heights, and would be more suitable than filtering traffic through College Park; 2) The proposed density for this development was too high and he suggested decreasing the density where the two developments join; 3) Potential water problems exist and an adequate drainage or storm sewer plan is needed before the plan is approved. Mr. Gary Pugh, resident of 1189 Vassar Circle, concurred with all of Mr. Newcome's comments and added the following points: 1) Senseny Road School was at capacity and could not handle any more children; 2) The Frederick County Sheriff's department was presently overloaded and police protection for the area would be inadequate; 3) Concern whether the type of homes would be compatible with the existing homes in the College Park Subdivision; 4) Concern that the College Park streets could not handle all the construction vehicles. Mr. Barry Bryant, resident at 1494 Yale Drive, stated that access to Route 50 from College Park was very poor due to the heavy traffic in this area. He was concerned that the proposed development would add to the drainage problem he was already experiencing. Mr. Bryant said that his property is low and during a heavy rain, all the water runs onto his property. Mr. Bryant was also concerned about fire protection. Mr. Jessie Brittain, resident at 1429 Yale Drive, had the same concerns as the previous property owners. Mr. Brittain was particularly concerned, however, about the traffic because the entrance to the proposed subdivision would be directly opposite his driveway. Mr. Jessie Byne, resident at 1174 Harvard Drive, was concerned 2485 - 13 - that the sewer for the new development would be an extension of the sewer from the College Park Subdivision. Mr. Byne felt the system was already overburdened because he had observed raw sewage coming from the manhole at the end of Harvard Drive. Mr. Hugh Price, resident at 1134 Harvard Drive, was concerned about tractor trailers turning and parking near his property. Mr. Price was also concerned that the sewer system would be overburdened by more development. Mr. Walt Cunningham, Assistant Chief of the Greenwood Fire Company, felt the existing traffic situation on Route 50 East was terrible and adding more traffic before improvements were made would make it impossible for passenger automobiles and especially, emergency vehicles. Mr. Cunningham was concerned about delays in responding to fire and ambulance calls. Mr. M. C. Fleet, resident at the corner of Purdue and Princeton, commented that all of the traffic coming in and out of the subdivision went passed his property. Mr. Fleet concurred with Mr. Price on the problems with tractor trailers. Mr. Fleet was also concerned about where the children from the new development would play. He felt there would be an increase in vandalism. Mr. Fleet was also concerned about potential decreases in property values. Regarding the comments on the sewer system, Mr. Watkins said that the City had stated that they are not approving main extensions. Mr. Watkins said that the Sanitation Authority has stated that if the City would not approve extensions, that the Authority would provide the service; however, it is the staff's understanding that the applicant intends to use the City service if it is available. Mr. Stiles added that City policy does not allow the extension of City mains to serve additional areas of the County. He said that the City is considering changing that policy, however, approval to extend the main would be required by the Frederick County Board of Supervisors. Mr. Stiles said that if there are indications that the sewer is already overloaded, it would be difficult to obtain approval by the Board. Mr. Helmut Neumann, resident of 1508 Yale Drive, asked for clarification on the number of houses projected per acre. Rev. Karl Tangeman, resident on Yale Drive, was concerned about the beauty of the area being ruined. He was also concerned about safety at the College Park entrance onto Route 50 and felt that improvements there were long overdue. Rev. Tangeman felt emergency vehicles would have a difficult time getting into the development and he was also concerned about the sewer situation. Mrs. Evelyn Bly, resident at 1177 Vassar Circle, was concerned about the potential decrease in property values, the existing sewer problem, and the existing traffic problem on Route 50. Mr. Wayne Nicholson, resident at the intersection of Princeton and 9 - 14 - Purdue, was concerned about the destruction of existing woodlands; the existing traffic problem at Purdue and Route 50 and the potential for increased traffic problems; annexation by the City if the development used City main extensions; and the potential decrease of property values. Mrs. Paula Bryant, resident on 1494 Yale Drive, was concerned about flooding once Harvard Drive is extended. Mrs. Bryant said that during rains, they had a severe water runoff problem from the adjoining properties. Mr. Albert Nicholson, a former resident of College Park Subdivision, said that his son now lives in College Park. Mr. Nicholson was very concerned about the existing traffic problems on Route 50. Mr. Griffin Davis, resident at 1568 Yale Drive, agreed with all the comments already made, however, he was particularly concerned about water runoff, traffic, safety of the children, and fire protection. There being no one else wishing to speak, Chairman Brumback closed the public comment portion of the discussion. Mr. Stiles then made the following comments: 1) Access using Purdue Drive should be considered; 2) The preservation of woodlands needed to be addressed because of their ability to create a natural sound barrier; 3) Phasing of development needed to be addressed; 4) The Planning Commission is currently dealing with recommendations for improvements to Route 50; 5) Sewer service needs to be addressed; 6) While College Park has 1/2 acre lots with sewer service, it would probably not be feasible for most lots in the future to be developed in that matter because of the cost of running water and sewer; 7) Within the framework of the ordinance, the Commission could require somewhat larger lots, particularly on areas immediately adjacent to the existing College Park Subdivision. Mr. Wilson said that the Commission had no control over the type or value of homes the developer constructed or the time frame of development. Mr. Wilson was also concerned about the sewer and the traffic situation. Another member of the audience, Mr. Arley Oates of Princeton Drive, came forward to add his concerns about the traffic problems. The Commission discussed tabling this master plan until they had an opportunity to actually walk over the site and study some of the problems that exist in the area. Upon motion made by Mr. Wilson and seconded by Mr. Stiles, BE IT RESOLVED, That the Frederick County Planning Commission does hereby table for 14 days the Preliminary Master Development Plan of Grove Heights for the development of 76.779 acres for 210 single - family cluster lots, open space, streets, and required utilities. This property is located north of Route 50 East, near I ^81, and north and east of the existing College Park Subdivision, in the Shawnee Magisterial District. This vote on this application was as follows: YES: Mrs. Copenhaver and Messrs. McDonald, Stiles, Myers, Brumback, DeHaven, Wilson 2487 - 15 - ABSTAIN: Messrs. Golladay, Romine Mr. DeHaven and Mr. Stiles left the meeting at this point. Final Master Development Plan of Apple Ridge Subdivision for the development of 40.00 acres for 119 single-family cluster lots in the Shawnee Magisterial District. Action - Approved Mr. Bruce Edens and Ms. Jean A. Calloway, Project Coordinator, were present to answer questions. Chairman Brumback inquired why the developer wanted a reduction in buffer on the west side from 100 feet' to 70 feet'. Mr. Edens replied that the result was a better building site on that particular lot. Mr. Edens added that this lot would have to be partially screened. 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 Final Master Development Plan of Apple Ridge Subdivision for the development of 40.00 acres for 119 single-family cluster lots with streets and open space. This property is located on the north side of Route 657 (Senseny Road), appoximately 0.75 miles west of Opequon Creek, in the Shawnee Magisterial District. TRANSPORTATION COMMITTEE REPORT AND RECOMMENDATIONS Mr. Gyurisin presented the report and recommendations of the Transportation Committee. Mr. Gyurisin said that the committee is working on the recommendations for the Six-Year Road Improvement Plan and those will be submitted to the Commission in September. He added that the Committee also made recommendations on the improvements to Route 50 East. Mr. Gyurisin said that the committee also acted on a citizen's request to vacate a portion of an unconstructed right-of-way, which will come to the Planning Commission at the later date. Mr. Watkins presented a letter addressed to Mr. A. R. Cline, District Environmental Manager from the Department of Transportation in Staunton, Virginia, regarding improvements to Route 50. Upon motion made by Mr. Golladay and seconded by Mr. Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously endorse the project to improve a portion of Route 50, just east rIm - 16 - of the Winchester City Limits, and approves of the letter drafted by the staff and addressed to Mr. A. R. Cline of the Department of Transportation, as presented. RESOLUTION FROM B -3 (INDUSTRIAL OF ZONING Mr. Gyurisin presented for the Commission's information a resolution from the Board of Zoning Appeals regarding their desire for the Planning Commission to review the uses allowed in the B -3 (Industrial Transition) Zoning District. AD.TOITRNMFNT There being no further business to discuss, the meeting adjourned at 11 :15 p.m. Respectfully submitted, Robert W. Watkins, Secretary PzJ13