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PC_12-16-87_Meeting_MinutesMINUTES OF THE MEETING C61"k W FREDERICK COUNTY PLANNING COMMISSION Held in the Board of Supervisors' Meeting Room in the Old Frederick County Court House, 9 Court Square, Winchester, Virginia, on December 16, 1987. PRESENT: Planning Commissioners present were: Frank H. Brumback, Chairman; James W. Golladay, Jr., Vice - Chairman; Kenneth Y. Stiles; A. Lynn Myers; Marjorie H. Copenhaver; S. Blaine Wilson; Manuel C. DeHaven; and Carl M. McDonald Also present were: Robert W. Watkins, Secretary; Stephen M. Gyurisin, Advisory; and Bray Cockerill, Advisory ABSENT: George L. Romine CALL TO ORDER Chairman Brumback called the meeting to order at 2:00 p.m. MINUTES Upon motion made by Col. Myers and seconded by Mr. Golladay, the minutes of December 2, 1987 were unanimously approved as presented. BIMONTHLY AND MONTHLY REPORTS The Commission and staff discussed pending and approved applications. COMMITTEE REPORTS Sanitation Authorit Mrs. Copenhaver said that the Planning Commission minutes of October 21, 1987 did not contain her report of the Sanitation Authority meeting held on October 13, 1987. Mrs. Copenhaver said that she was absent from the Planning Commission's October 21st meeting, but had submitted a written report. Upon motion made by Mr. Golladay and seconded by Mr. Wilson, the report of the Sanitation Authority's October 13, 1987 meeting was made a part of the record, as follows: Report of Sanitation Authority meeting held on October 13, 1987 2598 mm The Auditor's report was presented showing a profit for FY 86 -87. Heavy rainfall in September had caused excessive flows, but as grouting and breaks in lines having been completed, the cause seems to point to sump pumps discharging into sewer lines. A dechlorination facility is being added to the Stephens Run plant. Bids on the Buff Lick Road /Route 50 project are about $200,000 higher than anticipated. Work on the interceptor in the Fredericktowne, Lakeside, and Greenbrier area is progressing. Engineers have suggested another route for the interceptor from Wright's Run to the Parkins Mill plant which will basically cut diagonally across, following a creek bed, to meet the Lakeside line at a lower point than originally planned. This will save $100,000 in costs and will provide sewer service for the land east of Fredericktowne, which is already zoned RP. A small portion of the land east of the interceptor could be served by gravity and this is not zoned RP. The location of the line will have to be approved by the Planning Commission and will be presented for approval. Mrs. Copenhaver next reported on the Sanitation Authority's December 8, 1987 meeting as follows: The Authority received verbal approval from the Health Department to upgrade the Lakeside Plant. The flows were down in Stephens run. The Authority adopted a restrictive reserve in which they will set aside $150,000 /year for replacement and repair. Progress continues on acquisition of land for the Parkins Mill plant. A contract has been signed for work on the Route 50 /Airport interceptor with Perry Engineering and Buckley Lages as the lowest bidders. The Authority has increased their rates. SITE PLAN REQUESTS FOR ADMINISTRATIVE APPROVAL Mr. Gyurisin received a site plan from 84 Lumber, located at the intersection of Route 11 North and Interstate 81, and they are proposing a 20' X 150' storage building. Mr. Gyurisin pointed out three major buildings on the property - -a retailing /warehouse structure and two storage buildings. The Commission authorized the staff to proceed with administrative approval. Mr. Gyurisin said that he also received a detailed plan of Dr. Fish's property, located at the intersection of I -81 and Route 672. Mr. Gyurisin pointed out the existing buildings, parking lot, and flea market area. He said that Dr. Fish is proposing a 30' X 40' addition to the east side of an existing building. The Commission authorized the staff to proceed with administrative approval. Mr. Stiles arrived at this point of the meeting. 2599 - 3 - TRANSPORTATION COMMITTEE RECOMMENDATIONS Mr. Golladay said that on November 30, 1987, the Transportation Committee recommended approval of the following items: 1) Industrial Access Request for Winchester Woodworking Corporat An extension of their industrial access road from Glaize & Brothers' truss operation to about the middle of Winchester Woodworking Corporation's tract. 2) Recreation Access Request for Sherando Park: An extension of the road network in Sherando Park from the existing parking lot, past the soccer courts, and to the equestrian center. 3) Request to Vacate Shenandoah Pools Right -of -Way for the Westside Station Development: In 1959, when Merriman's Estates was platted, there was a 50 r fight -of -way to Route 50. Since then, the master development plan for Westside Station was approved and the old plat needs to be vacated before the new one can be put on record. 4) Route 614 Speeding Problems: The residents along a portion of Route 614 have requested that the speed limit be reduced from 55 mph to 45 mph and that speed control be instituted. No action on this item was required by the Planning Commission. FREDERICK COUNTY SANITATION AUTHORITY REQUEST (Continued from 12/2/87) Action - Tabled Mr. Watkins gave a presentation on the number of acres potentially affected by the Wright's Run /Parkins Mill Trunk Sewer. Mr. Stiles felt the critical question for the Planning Commission was whether the Commission could, through the Comprehensive Planning process, deny development in an area that naturally drains to a sewer line. Mr. Stiles felt the Commission needed to designate exactly which areas west of Route 11 would be sewer serviced. He felt the Commission should designate clear limits, put their reasons why in the Comprehensive Plan, and adhere to it. Mr. Watkins said that he had not received a written response to the Commission's request for information on court cases concerning development timing from the Commonwealth Attorney. Mr. Stiles moved to table the Commission's response on the Sanitation Authority's request until the first meeting in January. This motion was seconded by Mr. Golladay and unanimously passed. 2600 - 4 - SITE PLANS Site Plan $052 -87 of Wesleyan Methodist Fellowship Church for a church in the Stonewall Magisterial District. Action - Approved Mr. Watkins said that churches are permitted in the RP District. He said that all planning, zoning, site planning, and parking standards have been met. Mr. Watkins added that the property consists of six acres, minus the 60' right -of -way. Mr. Vic Crimm, Chairman of the Wesleyan Methodist Fellowship Church Building Committee, was present to answer questions. Mr. Lowell Cutshaw, with Dove 6 Associates, said that his company prepared the site plan. Upon motion made by Mr. DeHaven and seconded by Mr. Stiles, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Site Plan #056 -87 of Wesleyan Methodist Fellowship Church for a 94' X 300' church building, a commercial entrance, and parking to be located approximately four miles north of Winchester on the west side of Route 11, in the Stonewall Magisterial District. Site Plan $056 -87 of E. Bruce Noland for foundation and site work only for a one -story steel building to be used as a warehouse in the Stonewall Magisterial District. Action - Approved Mr. E. Bruce Noland said that because his engineer is backlogged, he had this sketch worked up in hopes of acquiring a footing /foundation permit before inclement weather set in. Upon motion made by Mr. Stiles and seconded by Mr. DeHaven, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Site Plan #056 -87 of E. Bruce Noland for foundation and site work only for a one -story 60' X 250' steel building, to be used as an insulation storage warehouse, with access and parking. This property is located at 1655 Tyson Drive in the Stonewall Industrial Park, Stonewall Magisterial District. SUBDIVISIONS Final Subdivision Plat of Apple Ridge, Zoned RP, 40.0 Acres, for 119 single - family cluster lots in the Shawnee Magisterial District. 2601 - 5 - Action - Approved Mr. Bruce Edens, of Greenway Engineering 6 Surveying Company, was the representative for this application. Mr. Golladay inquired why Morning Glory Drive was stubbed at the property line at Lots 31 and 32. Mr. Edens replied that this street was a continuation of a street from Fieldstone Heights as a part of the overall street network planned to serve the whole area. Mr. Stiles asked Mr. Edens how this network would tie in with the proposals for the relocation of Greenwood Road. Mr. Edens replied that this road network was a good deal east of Greenwood Road, however, the overall network would be compatible with Greenwood Road and tie in with it. Mr. Stiles inquired if the 50' right -of -way would be sufficient to handle the amount of traffic envisioned for this area. Mr. Edens felt it would be sufficient. Upon motion made by Mr. Wilson and seconded by Mr. McDonald, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve the final subdivision plat of Apple Ridge for 119 single- family cluster lots with VDOT streets, public sewer and water facilities, and required open space. This property is located on the north side of Route 657 (Senseny Road) approximately 0.75 miles west of Opequon Creek in the Shawnee Magisterial District. Final Subdivision Plat of Westside Station, Section 2, Zoned RP, 16.246 Acres, for 43 single - family traditional lots in the Back Creek District. Action - Approved Mr. Edward Dove, President of Dove 6 Associates, the engineers, said that the final subdivision plats were in conformance with the approved final master development plan. Mr. Dove said that on December 8, 1987, the City Council approved the extension of water mains from the City into the County subject to a resolution of approval by the County. Upon motion made by Mr. Stiles and seconded by Mr. DeHaven, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend that the Board of Supervisors endorse the extension of water service to serve Westside Station. 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 final subdivision plat of Westside Station, Section 2, for 43 single - family traditional lots with VDOT streets, public sewer and water facilities, and required open space. This property is located 2602 south of Route 50 West, east of Route 37, and north of Wayland Drive in the Back Creek Magisterial District. FINAL MASTER DEVELOPMENT PLANS Final Master Development Plan of Asbury Terrace, Zoned RP, 29.256 Acres, for single - family traditional housing in the Shawnee Magisterial District. Action - Tabled Mr. Watkins said that the staff's concern regarding the preliminary plan was the small size of the common area between Lots 6 and 7. Mr. Watkins said that the applicant has now doubled the size of the common area, making it a much more useful area. He said that their other concern was the requirement that no more than 50% of the open space be in steep slopes. He said that most of the open space area consisted of a drainage swale running through the middle of the site. Mr. Watkins said that the applicant is proposing to "fill -in" areas at several different locations in order to make those areas more useful. Mr. Bruce Edens, of Greenway Engineering & Surveying, was present to answer questions. Mr. Stiles' main concern was that there be sufficient right -of -way on the plan for the relocation of Greenwood Road so that eventually, four lanes could be put in. Mr. Stiles said that approval of plans in this area was given with the understanding that the Greenwood Road situation could be worked out with the property owners. Other Commissioners were in agreement, as the relocation and upgrade of Greenwood Road was essential to solve the traffic problems in this area. Upon motion made by Mr. Stiles and seconded by Mr. Wilson, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously agree to table Final Master Development Plan #015 -87 of Asbury Terrace until the Transportation Committee could meet with the applicant and the Department of Transportation to discuss specifically what is being planned for the relocation of Greenwood Road. PUBLIC MEETINGS PRELIMINARY MASTER DEVELOPMENT PLANS Preliminary Master Development Plan #007 -87 of Fort Braddock Heights, Zoned RP, 8.86 acres, for single- family detached cluster lots in the Gainesboro Magisterial District. Action - Approval 2603 - 7 - Mr. Edward Dove, applicant and President of Dove & Associates, said that initially, he had proposed homesite development at the high area of the property; however, after receiving some objection from the Planning Commission on the long driveways to serve this area, the plan was redesigned and the open space was moved up to the high area. Mr. Dove noted that a homeowners association would have to be formed to maintain the open space. Mr. Donald W. Luttrell, property owner on Margaret Drive (north of the proposed subdivision) said that approximately 16 -18 surrounding property owners and himself were opposed to the cluster housing and felt it was not in their best interest. Mr. Luttrell expressed the following concerns: 1) due to the large amount of underlying limestone rock, they felt that wells and cisterns would be damaged during construction blasting; 2) water supplies could be affected if National Fruits' water /waste line was ruptured; 3) increased traffic on Fox Drive; 4) they did not want the area saturated with low cost housing. Mr. Luttrell presented a petition with 18 signatures. Upon motion by Col. Myers and second by Mr. Stiles, the Commission unanimously agreed to make the petition a part of the official record, as follows: October 20, 1987 We the undersigned being land owners or renters of the land adjoining or in the immediate area of the proposed Fort Braddock Heights Subdivision, would like to request that the Planning Commission reject the application of Fort Braddock Heights preliminary master development plan for single family detached cluster lots, zoned RP, lcoated on the west side of Fox Drive, on the north City- County border, in the Gainesboro Magisterial District. We further request this land not be approved for condominium housing. /s /Donald W. Luttrell - 1652 Margaret Drive /s /Marlene R. Luttrell - 1652 Margaret Drive /s /Mary Ellen Swartz - 1627 Margaret Drive /s /William A. Swartz - 1627 Margaret Drive /s /Dorothy Barr - 1621 Margaret Drive /s /James H. Barr - 1621 Margaret Drive /s /Gilbert Flight - 1607 Margaret Drive /s /C. Michael Childers - 819 Fox Drive /s /Greg L. Pitta - 1604 Pondview Drive /s /Edward V. Lockwood - 1612 Pondview Drive /s /Mildred C. Luttrell - 1613 Margaret Drive /s /Helen V. Luttrell - 1651 Margaret Drive /s /Charles C. Rust - 631 Fox Drive /s /Helen Chamblin Rust - 631 Fox Drive /s /Kenton D. Albin - 1512 Pondview Drive /s /Joe E. Snapp - 1600 Pondview Drive /s /Ellen & Jim Porterfield - 1608 Pondview Drive /s /Franklin Garris - -- ►,1 Mr. James H. Barr, adjoining property owner, said that he was not opposed to development of this area, but would rather see single - family traditional homes. Mr. Barr also commented on the large amount of limestone in the area. Mr. Clevenger said that adjoining lots were 75' X 150' Mr. Charles C. Rust, residing on Fox Drive, was concerned about increased traffic on Fox Drive. Mr. Rust was opposed to small lots and small homes because he felt it would decrease the value of his home. Mr. Harold Mummert, the seller of the property in question, said that if blasting is properly done, no damage will occur to adjoining properties. Col. Myers said that Joe Snapp could not attend the meeting, but wanted to be on record as being opposed to this application. Although the proposal was in conformance with the ordinance, concern was expressed by various Commissioners on the possible damage to existing homes by construction blasting, traffic on Fox Drive, useability and maintenance of the open space, and the small size of the proposed lots as compared to the surrounding existing lots. Upon motion made by Col. Myers and second by Mr. McDonald, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Preliminary Master Development Plan #007 -87 of Fort Braddock Heights for single- family detached cluster lots, open space, VDOT roads, and sewer and water. This property is located on the west side of Fox Drive, on the north City /County border, in the Gainesboro District. The vote on this master plan was: YES (TO APPROVE): Mrs. Copenhaver and Messrs. McDonald, Stiles, Myers, Wilson NO: Messrs. Golladay, Brumback, DeHaven Preliminary Master Development Plan #016 -87 of Fieldstone Heights, Zoned RP, 102.112 Acres, for 215 single - family traditional housing lots in the Shawnee Magisterial District. Action - Approval Mr. Bruce Edens, of Greenway Engineering 5 Surveying, said that he represented the applicant, Eastern Frederick Development Company. Mr. Edens explained the road network to the Commission. Mr. Edens noted that 2605 - 9 - the typical lot size was 12,150 square feet and he also stated that there was twice the required amount of open space. Mr. Wilson commented that since nothing could be done at this time regarding the bridge work in this area, he would move for approval. This motion was seconded by Mr. McDonald. BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve Preliminary Master Development Plan #016 -87 of Fieldstone Heights for 215 single - family traditional housing lots. This property is located on the south side of Route 659 (Valley Mill Road), 0.50 mile east of the intersection of Routes 656 and 659, in the Shawnee Magisterial District. DISCUSSION OF PROFESSIONAL SERVICES Mr. Watkins stated that the 88 -89 budget process had begun and the staff was trying to determine types of specialized assistance that may be needed. Some of the areas considered by the staff were mapping services, stormwater management planning, and road planning. The Commissioners felt that having an engineering firm on retainer to help review plans would be beneficial to the staff. DISCUSSION OF SEWAGE TREATMENT PLANT AT WHEATLANDS Mr. Watkins said that G. W. Clifford 6 Associates, representing Fred Glaize and James Bowman; had applied for a discharge permit from the Virginia State Water Control Board for a private sewage treatment plant at Wheatlands. Mr. Watkins said that the plant will be a 250,000 gallons per day facility on Crooked Run. He said that the applicant has asked the County to review the application in terms of its acceptability under the Comprehensive Plan and Zoning Ordinance. The Commissioners said that this was a private system on private land. They felt that even though the Comprehensive Plan did not suggest development at this location, the land was zoned R -5 (Residential Recreational Community District) and that private sewer systems were permitted under R -5 regulations. No action was taken or needed by the Planning Commission, as this land was approved for R -5 development. ADJOURNMENT Since there was no other business to discuss, the meeting adjourned at 4:50 p.m. Respectfully submitted, i rank H. Brumb ck, Chairman Robert W. Watkins, Secretary 2606 MINUTES OF THE JOINT PUBLIC HEARING of the FREDERICK COUNTY PLANNING COMMISSION with the FREDERICK COUNTY BOARD OF SUPERVISORS Held in the Board of Supervisors' Meeting Room in the Old Frederick County Court House, 9 Court Square, Winchester, Virginia, on December 16, 1987. PRESENT: Planning Commissioners present were Frank H. Brumback, Chairman; James W. Golladay, Jr., Vice - Chairman; George L. Romine; A. Lynn Myers; Marjorie H. Copenhaver; Manuel C. DeHaven; S. Blaine Wilson; Carl M. McDonald Also present were: Robert W. Watkins, Secretary; and Stephen M. Gyurisin, Advisory; CALL TO ORDER A joint public hearing was convened by the Board of Supervisors at 7:15 p.m. to consider proposed amendments to the Zoning Ordinance for the RP (Residential Performance) District. After Mr. Watkins presented the amendments, the Board requested public comments. Mr. Ron Ward, representing the Top of Virginia Builders, stated that he endorsed the amendments. He said that he did have concerns about the way in which bonus requirements and requirements for underground utilities were written. The Board next adjourned their meeting to allow the Planning Commission to convene to discuss the amendments. The Planning Commission convened and discussed the amendments. Mr. George Romine moved to approve the RP amendments as presented and this motion was seconded by Mr. James Golladay. After some discussion, Mr. Romine amended his motion to recommend approval of the RP amendments with the deletion of language concerning the 15,000 square foot lots in the single - family traditional rural housing type and with the addition of the proposed clarifying language. The amended motion was seconded by Mr. Golladay and approved unanimously. The Planning Commission then adjourned their portion of the public hearing. Respectfully submitted, Robert W. Watkins, Secretary 4'rank Ham, Chairman 2607