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PC_10-21-87_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 October 21, 1987. PRESENT: Planning Commissioners present were: Frank H. Brumback, Chairman; James W. Golladay, Jr., Vice - Chairman; George L. Romine; Kenneth Y. Stiles; A. Lynn Myers; S. Blaine Wilson; Carl M. McDonald; and Manuel C. DeHaven. Also present were: Robert W. Watkins, Secretary; Stephen M. Gyurisin, Advisory; and Bray Cockerill, Advisory ABSENT: Marjorie H. Copenhaver CALL TO ORDER Chairman Brumback called the meeting to order at 2:00 p.m. BIMONTHLY REPORT The staff and Planning Commission reviewed pending applications. Mr. Gyurisin noted for the Commission that he is working on a site plan with D. K. Erectors, a construction and maintenance company, located on Route 50 West at the former Ritter Sawmill location, just east of the Winchester Western railroad tracks. Mr. Gyurisin said that the applicant has located some of its offices and facilities in the existing buildings and in the near future will be submitting a plan for a larger storage and maintenance building on the site. COMMITTEE REPORTS Comprehensive Plan Subcommittee Mr. Golladay said that the Comprehensive Plan Subcommittee is working on a drainage basin concept to be included in the Comprehensive Plan and used as a basis for guiding development in the County. Mr. Golladay said that after some additional work on the concept, they will bring it before the Planning Commission and Board for comments. 2550 :VA SUBDIVISIONS Final Subdivision Plat of Bettie E. Winslow for the subdivision of 20.688 acres into two lots in the Shawnee Magisterial District. Action - Approved Mr. Watkins said that the master development plan is proposed to be waived due to the small number and size of the lots. Mr. Benjamin Butler, attorney representing the Winslows, said that the 10.688 acres will be retained by the Winslows and the 10.000 acres is under contract to sell. Mr. Butler said that at the time of RP rezoning on this property, he had stated to the Commission that the principals involved were George Glaize, Carlin Smith, and Benjamin Butler. There being no one present to speak in opposition, motion was made by Mr. Wilson, seconded by Mr. Romine, and passed unanimously for approval of the subdivision. BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve the final subdivision plat of Bettie E. Winslow, Zoned RP, for the subdivision of 20.688 acres into two lots (Tract A -1 10.000 acres and Tract A -2 10.688 acres) fronting on Route 656 (Greenwood Road) in the Shawnee Magisterial District. (Mr. Stiles was not present for this vote.) MASTER DEVELOPMENT PLANS Final Master Development Plan of Bedford Village for single family traditional dwellings in the Shawnee Magisterial District. Action - Approved Mr. Watkins said that the final master plan was drawn in conformance with the approved preliminary plan. He said that the staff recommends approval of the final master development plan with the open space requirement waived and the buffer reduction approved along Senseny Road. Mr. H. Bruce Edens, of Greenway Engineering 6 Surveying Company, Inc., stated that the lots range from 8,700 - 30,000 square feet. There was no one present to speak in opposition. 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 Bedford Village, Zoned RP, 6 acres, for 16 single family traditional lots with roads, located on the north side of Senseny Road, across from Glenmont Village, in the Shawnee Magisterial District. (Mr. Stiles was not present for this vote.) 2551 0910 Revised Preliminary Master Development Plan #005 -87 of Grove Heights for single family cluster housing in the Shawnee Magisterial District. Action - Tabled Mr. Golladay noted that due to a business conflict of interest with one of the participants of this development, he would abstain from all discussion and voting on this plan. Mr. Watkins said that the revisions on the plan primarily change the road layout and access. Mr. Watkins said that under this proposal, there will be no access to Columbia Circle, Stanford Drive, or Harvard Circle in the College Park Subdivision. He said that access will be via Purdue Drive and Route 781. Mr. H. Bruce Edens, of Greenway Engineering & Surveying Company, Inc., was the representative for this application. Mr. Edens said that they have provided a main thoroughfare through the subdivision exiting onto Route 50. He said that this thoroughfare will eventually be continued to Senseny Road. Mr. Edens said that they have enlarged the lots adjoining College Park to approximately 12,600 square feet each. Chairman Brumback called for anyone who wanted to speak regarding this proposal and the following persons came forward to speak in opposition: Mr. Bary Bryant, resident at 1494 Yale Drive, College Park and newly elected president of the College Park Association, thanked the Commission for allowing their concerns to be heard and for the changes that had been made so far. Mr. Bryant felt, however, that there were some concerns still unresolved. Issues that College Park residents were still concerned about were 1) the inadequacy of the present sewer system; (Mr. Bryant presented photographs taken during the time of the last rain storm in September of a manhole at the end of Harvard Drive. The photographs showed waste water and toilet paper coming out of the manhole); 2) what access would be used during the construction of the development; Mr. Bryant felt that Purdue Drive would not be able to handle the amount of traffic because of its narrow width and limited sight distance). Mr. Bryant added that a number of College Park residents who were opposed to this proposal were in attendance and he asked them to raise their hands for the Commission (approximately 15 persons). Mr. Leonard Newcome, resident at 1470 Yale Drive, College Park, was also concerned about the present inadequacy of the sewer system. Mr. Newcome said that water floods from the sewer with as much as 1/4" of rain. He was concerned that additional connections to the sewer system would cause severe problems. Ms. Evelyn Bly, resident on Lot 50, College Park, was concerned about maintenance and access control to open space areas. She was also concerned about parking availability in Grove Heights due to the small size 2552 -4- of the lots. She felt emergency vehicles would have a difficult time getting through if all the residents parked on the streets. Mr. Gary Pugh, resident at 1189 Vassar Circle, College Park, was concerned about the increased burden to an already overcrowded school system. Mr. Pugh expressed concern about the disturbance of woodlands and hardwood trees. He also expressed concern about the possibility of annexation by the City of Winchester if the City supplied water to the development. Mr. Jessie Barney, resident on Harvard Drive, College Park, agreed with all the comments made previously by his friends and neighbors. Mr'. Jessie Brittain, resident at 1429 Yale Drive, College Park, said that he purchased his home in April, but has not received any notification on this proposal. Mr. Leonard Newcome came forward again and asked for clarification on the location of the new proposed entrance onto Route 50. Mr. Edens explained where the proposed entrance would be located. During this clarification, Mr. Watkins realized that Mr. Edens had a revised plan that was different from the one the commissioners received in the mail. Mr. Watkins noted that the revised entrance did not come out on Route 781, but Route 50. He said that the staff report would have to be revised and suggested to the commission that the plan be tabled until the Department of Transportation could review the new Route 50 entrance. Upon motion made by Mr. Wilson and seconded by Mr. McDonald, BE IT RESOLVED, That the Frederick County Planning Commission does hereby table the Revised Preliminary Master Development Plan #005 -87 of Grove Heights, Zoned RP, containing 74.359 acres, for single family cluster housing, until the Department of Transportation could review the new revised entrance onto Route 50. This property is located on the north side of Route 50, a short distance from Interstate 81, in the Shawnee Magisterial District. The vote on this action was: YES (TO TABLE): Messrs. McDonald, Myers, Brumback, Wilson, DeHaven, Romine ABSTAIN: Messrs. Golladay, Stiles Preliminary Master Development Plan #014 -87 of A. Brokers Associated for multi - family townhouse residences in the Stonewall Magisterial District. Action - Approved Mr. Watkins said that the proposal appears to be compatible with surrounding uses and all master plan requirements have been met. 2553 -5- Mr. Butch Kerns, of ABA Realty, introduced himself and Mr. Swagler Koonce, his partner. Mr. Kerns said that the structures will be two - bedroom, two -story units with open space across the street. Mr. Craig Harper, spokesman for the Ash Hollow Estates Homeowners Association, said that they had attended two previous Commission meetings to voice their opposition to plans submitted by A. Brokers Associated; however, in review of the current plans, they are pleased with the design of the latest proposal. Upon motion made by Mr. DeHaven and seconded by Mr. Wilson, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Preliminary Master Development Plan #014 -87 of A. Brokers Associated, Zoned RP, 1.198 acres, for multi - family (townhouse) residences to be located on valley Mill Road, VA. Route 659, in the Stonewall Magisterial District. Revised Preliminary Master Development Plan #008 -87 of Westside Station for single - family detached cluster lots in the Back Creek Magisterial District. Action - Approved Mr. Edward Dove, President of Dove 6 Associates, the engineers/ surveyors for the Westside Station project, said that 43 of the lots will be located in the County and five lots will be located in the City. Mr. Dove said that one concern of the Commission on the previous plan was that Wayland Drive was shown as a "through" street. Mr. Dove said that they have revised the plan to terminate Wayland Drive into two cul -de -sacs. He said that the Department of Transportation has no objection to this proposal, however, the City did express some concern. Mr. Dove said that the City was concerned that there would be confusion for the residents on this street about snow removal and trash pick -up because some of the lots on the street were located in the city and some in the county. Mr. Dove said that they have eliminated all pipestem lots. He said that they have kept several lots adjoining Merrimans Estates and Wayland Drive as rural type lots for conformity between the two neighborhoods. Mr. Stiles felt the revised plan addressed the concerns of the residents in the area. Mr. Watkins presented a letter from Mr. Thomas V. Monahan, who had three main areas of concern: 1) provisions for properly maintaining open space; 2) problems with thru traffic in relation to Wayland Drive; 3) responsibility for development of school bus routes. He also presented a letter from the Round Hill Community Fire Company. Motion was made by Col. Myers, seconded by Mr. Stiles, and approved unanimously to make the two letters a part of the official record, as follows: 2554 HALL, MONAHAN, ENGLE, MAHAN & MITCHE WILBUR C_ HALL (1692-1972) ATTORNEYS AT LAW THOMAS V. MONAHAN LEESSURG, VIRGINIA WINCHESTER, VIRGINIA SAMUEL D . ENGLE R. o ... 3so R. o.....1. O. LELAND MAHAN 3 EAST MARKET STREET s EAST 00ECAWEN STREET ROBERT T. MITCHELL. JR. TEIE1..NE>o3 -111 .o.l TEiEwKORE -s sz azoo .JOHN F. LANHAM KARL 1. KNOCHE NATE L. ADAMS III October 5, 1987 Mr. Robert W. Watkins Director Departments of Planning and Building County of Frederick Winchester, Virginia 22601 Re: Application of Westside Station Dear Mr. Watkins: C : " T 191.7 ' wLLSS wcb �io. �5HESTER, VIRGINIA .hi.�P. O. Box EP4`6 I was present at the presentation of the Preliminary Master Development Plan for the 48 single - family detached cluster lots tentatively referred to as Westside Station. The matter was carried over from September 16, 1987, to the next meeting of the Frederick County Planning Commission for further study. Among the concerns expressed by the Planning Staff were the pipestem designs contained within the preliminary plat. This is of course a matter of major concern and deserves the full consideration of the Planning Staff and the Planning Commission. However, I would suggest to you other matters of concern which I believe should properly be considered at this time. While a master plan at the preliminary stage is not as detailed in terms of its internal lot lines, setbacks, and other matters as will be the final development plan, nevertheless before preliminary approval is given, I think that the following questions certainly should be resolved: 1. It seems to me that, without knowing the details necessary to a final plan, the Planning Commission not only is entitled to but owes an obligation to future purchasers of lots to find out how the developer intends to maintain and HI A MEMBER OF COMMONWEALTH LAW GROUP, LTD. 2555 -7- HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Mr. Robert W. Watkins October 5, 1987 Page 2 keep in satisfactory condition that property which will be devoted to open space. There have been numbers of develop- ments in Frederick County and elsewhere in which adequate provision was not made and the developer walked away from the problem, leaving the individual owners to wrestle the matter out between themselves. 2. Without going into the final plan details, it seems to me that the Planning Commission is also entitled to an analysis of how traffic will be handled not only within the subdivision but more importantly as it enters Route 50 West or enters and travels over Merriman's Lane. A heavily traveled subdivision exit which bottlenecked into a two lane country road certainly would not be justified and would throw an additional burden for road construction on the state and the county to the west on Merriman's Lane and the city to the east. An exit onto Route 50 in the face of eastbound traffic requires safety precautions. 3. It is my understanding that the School Board is charged with the responsibility for development of school bus routes. Without knowing the final details of the plan, it still would appear that the plan must adequately provide for either school bus access to the development or access of the children to school buses. The environmental impact, and a number of other factors are spelled out as the concern of the Planning Commission. I submit that the various aspects of development encompass not only the development itself but with respect to these concerns as spelled out in the ordinance, extend to the manner in which the subdivision will fit into the community as a whole. The developer owes a full explanation at this stage in regard to these factors. I am not at all certain that answers do not exist. I simply feel that they should be made available at this stage. Very truly yours -,.,� Thomas V. Monahan _-�,\ TVM /ke CC: Benjamin M. Butler, Esquire 2556 ROUND HILL COMMUNITY FIRS COMP Route 4 h Winchester, Virginia 22601 _� _ t 1i 1 '' 7 Mr. Watkins, In reviewing the plans of Westside Station we have found the Fire Hydrant placement to be satisfactory. Our major concerns are that the main drive connect the existing Wayland Drive for two purposes. It would greatly assist us with access from Rt. 50 to the existing subdiv- ision and the proposed fire hydrants will be much more accessable than those on Merrimans Lane. If the new devolpment is not to connect the existing Wayland Drive we recommend that the new drive have a different name to eliminate conflict in an emerg- ancy response. Respectfully, Timothy L. Welsh Fire Chief Round Hill Community Vol. Fire Co. Inc. 2557 Mr. Thomas V. Monahan was present to discuss his concerns with the Commission. Mr. Stiles moved to approve the revised preliminary plan of Westside Station and noted that any change to the alignment of the roads or the lot between the cul -de -sacs would have to come back before the Commission for approval. This motion was seconded by Mr. Golladay and unanimously approved. BE PC RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Revised Preliminary Master Development Plan #008 -87 of Westside Station, Zoned RP, 18.19 acres, for single - family detached cluster lots south of Route 50 West, east of Route 37, and north of Wayland Drive, in the Back Creek Magisterial District. Any change to the alignment of the roads or the lot between the cul -de -sacs would have to come back before the Commission for approval. (Mr. Stiles left the meeting at this point.) DISCUSSION OF THE REVISED MASTER DEVELOPMENT PLAN OF GREENBRIER SOUTH Mr. Watkins said that the staff has received a request for a relatively minor revision to the master development plan for Greenbrier South. Mr. Watkins said that the revised plan shows a change in the street layout and access to the site. He said that overall, the number of lots accessing Route 647 through Finch Court is reduced, from 18 to six. Mr. Watkins said that Falcon Court is now being proposed to access the remaining 11 or 12 lots through the existing Greenbrier Village Subdivision currently under development, via Nightingale Avenue. Mr. H. Bruce Edens, of Greenway Engineering S Surveying Company, Inc., explained that the revisions were made because of some problems they ran into with gas lines. The Commission was concerned about Lot 18 accessing onto Route 647. Mr. Edens felt that the Department of Transportation would not permit an access there. He felt that a notation on the final plat would take care of the situation. Mr. Golladay suggested removing Lot 18 and replacing it with open space. Mr. Edens said that he would address the matter prior to the final subdivision plat. Upon motion made by Mr. Golladay and seconded by Mr. McDonald, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve the revisions to the Greenbrier South Master Development Plan #013 -86, Zoned RP, 5.544 acres for single family traditional development. This property is located north of Stephens City, on the north side of Route 647, in the Opequon Magisterial District. 2558 -10- Preliminary Master Development Plan of the Airport Corporate Center for industrial uses in the Shawnee Magisterial District. Action - Approved Mr. David Anhold, with the Cox Company in Charlottesville, designers of the plan for the Airport Corporate Center, gave a presentation of the plan concerning the road system, utilities and stormwater. Mr. Anhold said that their intent for this master plan was to show how industrial and businesses uses could be accomodated on the site while preserving the natural beauty of the site. Mr. Watkins said that the plan met all master plan and M -1 District requirements. Mr. Golladay was concerned that enough right -of -way be reserved for the eventual dual laning of Route 728 because this was the only way to get to Route 50 from the southern end of the City. Mr. Golladay did not want anything to jeopardise this road going through. Mr. Golladay asked if the airport would be given the opportunity to comment on site plans that were submitted for the Airport Corporate Center and Mr. Watkins replied that they would. Upon motion made by Mr. Wilson and seconded by Mr. Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Preliminary Master Development Plan #012 -87 of the Airport Corporate Center, Zoned M -1, containing 107.20 acres, for M -1 and B -2 uses. This property is located at the south corner of the Route 728 and the Route 50 East intersection, 1 1/2 miles east of Winchester, in the Shawnee Magisterial District. FROM THE BOARD OF SUPERVISORS CONCERNING MINING Mr. Watkins stated that the Board of Supervisors tabled the Raymond Brill rezoning request on October 14, 1987 and asked that the Planning Commission consider the possibility of allowing certain types of mining as a conditional use in the A -2 (Agricultural General) or A -1 (Agricultural Limited) Zoning Districts. The Commission discussed the pros and cons of using a conditional use permit for certain types of mining operations. Regarding control of mining operations, the Commissioners felt that the Bureau of Mines had very strict regulations regarding runoff, dust control, revegetation, etc. that would protect the neighbors. Some Commissioners recalled when the.EM District was first adopted and said that it was written specifically for mining operations in the County. They said that professional help was used to write the EM District to be certain that all bases were covered. After 2559 -11- considerable discussion, the Planning Commission asked the staff to further research alternative solutions to the problem for discussion by the Commission. INFORMAL DISCUSSION REGARDING THE ALTON C. ECHOLS, JR. PROPERTY, ZONED RP eNn rnNSTSTTNG OF 39 ACRES. ON SENSENY ROAD Mr. Watkins stated that representatives from Patton, Harris, Rust & Associates, were present to informally discuss the Alton C. Echols, Jr. property on Senseny Road. Mr. Watkins said that Mr. Finnegan was in the process of preparing a preliminary master development plan for the site and wanted to discuss potential development of the site. Mr. Charles Blackley, Jr., Vice President of Patton, Harris, Rust & Associates, introduced himself and Mr. T. Basil Finnegan, Design Engineer from the same company. Mr. Blackley gave a presentation of the plan for the commissioners. Mr. Alton C. Echols, Jr. was also present to talk about his plan and answer questions from the Commission. The Commission's main concern regarding this proposal was that several hundred acres behind the Echols' property may be landlocked. Mr. Watkins pointed out that there were basically only two access points, one on Route 780, through an existing development, and one onto Route 50. Other than this concern, the Commission felt the design and concept was very good. After considerable discussion, the applicant stated that he would come back before the Commission with a formal preliminary plan. ADJOURNMENT There being no further business to discuss, the meeting adjourned at 5:25 p.m. Respectfully submitted, Frank H. Brumback, Chairman d49 41-4�z Robert W. Watkins, Secretary 2560