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PC_11-18-87_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 November 18, 1987. PRESENT: Planning Commissioners present were: Frank H. Brumback, Chairman; James W. Golladay, Jr., Vice - Chairman; Manuel C. DeHaven; A. Lynn Myers; Marjorie H. Copenhaver; and S. Blaine Wilson. Also present were: Robert W. Watkins, Secretary; Stephen M. Gyurisin, Advisory; and A. Bray Cockerill, Advisory ABSENT: George L. Romine; Carl M. McDonald; 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 November 4, 1987. Upon motion made by Col. Myers and seconded by Mr. Golladay, the minutes of November 4, 1987 were unanimously approved. BIMONTHLY REPORT The Commission and staff discussed pending applications. Site Plan Requests for Administrative Approval Mr. Gyurisin presented an overall plan for the Timber Ridge School, a nonconforming use in the Agricultural Zone. Mr. Gyurisin noted that over the last two years, Timber Ridge has been upgrading their facilities. He said that an overall plan has been presented to the Commission, showing the location of existing buildings and ones they intend to add. Mr. Gyurisin said that the staff feels that the overall plan is acceptable. He then presented a detailed plan of the Health Services Building, which was being added in conformance with the overall plan. He said that this building will be located off Route 699 and noted the existing driveways and parking lot. The Commission authorized the staff to proceed with administrative approval. SITE PLANS Site,Plan #054 -87 of A Brokers Associated, Zoned RP, 1.198 Acres, in the 2575 - 2 - Stonewall Magisterial District. Action - Approved Mr. Watkins said that this proposal was included in an approved master development plan. Mr. Butch Kerns, with A Brokers Associated, said that the sewer lateral will probably be located slightly to the east to enable them to go out the back of the units for sewer. Upon motion made by Mr. DeHaven and seconded by Mr. Wilson, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Site Plan #054 -87 of A Brokers Associated, Zoned RP, 1.198 Acres, for multi - family (townhouse) residences, located on Valley Mill Road, VA Route 659, in the Stonewall Magisterial District. Site Plan #053 -87 of Lakemont Village, Zoned RP, 9.8672 Acres, in the Shawnee Magisterial District. Action - Approved Mr. Watkins noted that the proposed lots are drawn in conformance with the approved master development plan and subdivision plat. Mr. Charles Maddox, with G. W. Clifford & Associates, the engineers, said that they have satisfied all technical requirements. Upon motion made by Mr. Wilson and seconded by Col..Myers, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Site Plan #053 -87 of Lakemont Village, Zoned RP, 9.8672 Acres, for 11 townhouse lots and 28 duplex lots with parking, access, roads, utilities, and open space. This property is located off Hackberry Drive in the Lakeside Subdivision, Shawnee Magisterial District. CONTINUATION OF THE DISCUSSION REGARDING MINING AS A CONDITIONAL USE Mr. Watkins said that the Board of Supervisors has requested that the Planning Commission consider the possibility of allowing certain kinds of limited mining as a conditional use and requiring a conditional use permit in the Agricultural Zoning Districts, as opposed to rezoning to EM (Extractive Manufacturing). Mr. Watkins presented some of the options that could be considered concerning developing a category of mining that would be allowed with a conditional use permit. Mr. Joseph Hite, with the Division of Mineral Mining, said that all mining operations, regardless of their size, are required to be permitted 2576 - 3 - and licensed. He said that applications, operation reclamation plans, mapping, bonding, and licensing for health and safety are all required. Mr. Hite said that most counties are requiring special use permits over rezonings so that they can restrict hours of operation, number of employees, etc. After considerable discussion with Mr. Hite and the staff, the Commission felt that state agencies would be available to correct any type of health, safety or pollution violations that could be encountered with a mining operation. They also felt that the conditional use permit would give the county some control over the operation as compared to rezoning. Mr. Golladay moved to instruct the staff to advertise an ordinance amendment to allow mining with a conditional use permit in the agricultural districts. This motion was seconded by Mr. DeHaven and unanimously approved. SUBDIVISIONS Final Subdivision Plat of A Brokers Associated, Zoned RP, 1.198 Acres, in the Stonewall Magisterial District. Action - Approved Mr. Watkins said that this subdivision plan was drawn in conformance with the approved master development plan. Mr. Butch Kerns with A Brokers Associated was present to answer questions. Upon motion made by Mr. DeHaven and seconded by Mr. Wilson, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve the final subdivision plat of A Brokers Associated, Zoned RP, 1.198 Acres, for a single townhouse structure containing eight two - bedroom dwellings. This property is located on Valley Mill Road, VA. Route 659, in the Stonewall Magisterial District. Final Subdivision Plat of the Village at Lakeside, Section 7, Zoned RP, 12.77 Acres, in the Shawnee Magisterial District. Action - Approved Mr. Watkins noted that the plats were drawn in accord with the approved master development plan. Mr. Charles Maddox, with G. W. Clifford & Associates, the engineers, said that all technical requirements have been addressed. Mr. Maddox said that this represents the last section of the single- family portion of the Village at Lakeside. He explained that Lakewood, the larger lots in the 2577 - 4 - woods, still remains to be developed. Mr. Maddox added that there were three more sections of townhouses and apartments that would need approval by the Commission. Upon motion made by Mr. Wilson and seconded by Col. Myers, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve the final subdivision plat of The Village at Lakeside, Section 7, for 30 single- family traditional lots with open space and public sewer, water and streets. This property is located in Lakeside Subdivision, on Route 642, in the Shawnee Magisterial District. MASTER DEVELOPMENT PLANS Preliminary Master Development Plan of New Dominion, Zoned RP, 3.879 Acres, in the Gainesboro Magisterial District. Action - Approved Mr. Walter Pugh, the representative for this plan, said that the proposal is for 32 garden apartments consisting of two buildings (16 apartments in each building). He said that there will be a parking garage underneath and a social room on the first floor of each building. Mr. Pugh said that the average square footage per unit will be 1,200 square feet and he hopes to attract retirees and young professionals as buyers and tenants. Chairman Brumback asked for the height of the buildings and Mr. Pugh replied that they would be about 35 feet high. Mr. Watkins said that there will be a full 200 foot buffer and a vegetative screen along the northeastern property line. He noted that the plan met all the requirements of the RP District. Mr. Richard Zechiel, Administrator for Westminster - Canterbury of Winchester, said that they had no opposition to the project. Upon motion made by Col. Myers and seconded by Mrs. Copenhaver, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Preliminary Master Development Plan #013 -87 of New Dominion, Zoned RP, 3.879 Acres, for 32 one and two - bedroom garden apartments, access, parking, recreation, and open space. This property is located along the east side of Westminster - Canterbury Drive, south of Route 522 North, in the Gainesboro Magisterial District. ON A REOUEST BY THE FREDERICK COUNTY WITH THE 1411A 2578 - 5 - Action - Tabled Mr. Watkins said that the Frederick County Sanitation Authority has asked the Commission to review the revised location of the Wrights Run/ Parkins Mill trunk sewer in terms of its conformance with the Comprehensive Plan. He said that the proposed trunk line is located on the eastern edge of the urban development area as shown in the Comprehensive Plan. Mr. Charles Maddox, the Sanitation Authority's Engineer, explained the revised location to the Commission. It was noted that the Authority must transfer wastewater from the Fredericktowne area to the Parkins Mill Plant. The previous proposal was to pump the wastewater to the Greenbriar Subdivision and have it flow through the existing Lakeside trunk. This would require replacement of the existing sewer along Lakeside Drive and increasing the size of the trunk sewer to Greenbriar. The Sanitation Authority has noted the following several benefits of the revised location: 1. Eliminates replacement of sewer along Lakeside Drive and any disruption to the residents in that subdivision that construction would cause. 2. Provides sewer to additional land currently zoned RP. One tract east of Fredericktowne has already submitted a preliminary master plan. 3. Provides wastewater service to Sherando Park. 4. Cost estimates show a $90,000 savings. 5. Provides a better return on investment for the Authority. Mr. Watkins noted that the current Comprehensive Plan shows an urban development area east of Stephens City. He said that in general, the eastern edge of the current urban development area is in this vicinity (slightly to the west of Route 636). Mr. Watkins added that the Comprehensive Plan Subcommittee is attempting to find physical characteristics or boundaries to define the edge of sewer service areas and the ridgetop along Route 636 could be used as that boundary. Chairman Brumback requested that Mr. Maddox bring in a larger map with overlays showing the drainage areas, surrounding RP land, and how much land to the east could be served by this line. Mr. Golladay felt there was more to running a sewer line than the line itself. He said that along with the line, the Commission needs to consider schools, landfill, roads and housing. Mr. Golladay felt that these things should be examined before the Commission approves the line. Upon motion made by Mr. Golladay and seconded by Mr. DeHaven, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously agree to table for 30 days the request by the Frederick County Sanitation Authority to determine if the revised Wrights Run /Parkins Mill sewer trunk location is in conformance with the Frederick County 2579 - 6 - Comprehensive Plan. INFORMAL DISCUSSION OF ZONING ORDINANCE AMENDMENT FROM MR. LARRY T. OMPS Action - Approved for Advertisement Mr. Gyurisin said that Mr. Larry T. Omps, President of Shenandoah Memorial Park for Frederick County, Inc., approached the staff to discuss the possibility of constructing a funeral home and cemetery office complex on the grounds of the Shenandoah Memorial Park (Zoned A -2) located on Route 522 South. Mr. Gyurisin said that the A -2 Zoning District regulations do not list funeral homes as a permitted use, however, cemetery office complexes could be permitted as an accessory cemetery use. He explained that Mr. Omps could place a cemetery office complex at the Shenandoah Memorial Park, but could not place a funeral home. Mr. Gyurisin said that the staff recommends listing funeral homes as a permitted use in the A -2 Zone, as an accessory use to existing cemeteries. He noted that this solution eliminates the need for rezoning a portion of an existing cemetery to B -2 and eliminates the need to create a special conditional use category which may be used only in this one case. Charles McCandlish, attorney for the Shenandoah Memorial Park, said that his client needs a new office building as present facilities are no longer adequate. Mr. McCandlish said that they would like to have a chapel within the building to conduct funeral services. After some discussion, the Commission was in favor of the amendment to the Zoning Ordinance; however, they felt that funeral homes and cemetery office complexes should be permitted in both the A -1 and A -2 Zoning Districts, Upon motion made by Mr. DeHaven and seconded by Col. Myers, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve for advertisment an amendment to the Frederick County Code to allow funeral homes and cemetery office complexes in cemeteries in the A -1 and A -2 Zoning Districts. INFORMAL DISCUSSION OF THE REVISED PRELIMINARY MASTER DEVELOPMENT PLAN FOR FORT BRADDOCK HEIGHTS, FOX DRIVE Mr. Ed Dove, President of Dove and Associates, the engineers for the project, said that he was personally the contract owner of the property. Mr. Dove presented revisions to the preliminary master development plan for Fort Braddock Heights, located on the west side of Fox Drive, for single family units. Mr. Dove said that this proposal was previsously tabled because of the pipe -stem lots and street layout. He said that the revisions elminate the pipe -stem lots and use individual roadways to each of the three lots in the northeast corner of the development. Mr. Dove 2580 - 7 - then continued with a brief presentation of the proposal. Mr. Edward Lockwood, resident on Pondview Drive, said that one of the reasons that he recently purchased his home on Pondview Drive was the spectacular view. Mr. Lockwood said that he was not particularly opposed to development of the area, as long as it was for single - family dwellings. He said that he heard the lots would have approximately 75' frontage and based on some of the problems he and his neighbors have experienced with their homes, he felt the frontage should be greater, thus reducing the number of lots. He felt that some of the problems were: the amount of rock in the area and possible damage to his home during blasting; possible problems with the steep grade of the lots; low water pressure due to the high elevation. Mr. Charles Rust, resident at 631 Fox Drive, said that his home does not have a basement due to the rock encountered by the builders during construction. Mr. Rust was also concerned about the traffic on Fox Drive and safety for school buses. The Commissioners felt that the plan presented was not the best approach for this development and recommended to Mr. Dove that some work be done on the proposal before formal presentation. WORK SESSION SCHEDULED The Commission arranged to have a worksession to discuss amendments to the RP District on December 1, 1987 at 7:00 p.m, in the Conference Room of the Old Frederick County Courthouse. ADJOURNMENT There being no further business to discuss, the meeting adjourned at 4:45 p.m. Respectfully submitted, Frank H. Brumb ck, Chairman '49 6t T Robert W. Watkins, Secretary 2581