2-7-07

2-7-07

STAFFORD COUNTY PLANNING COMMISSION MINUTES
February 7, 2007

The regular meeting of the Stafford County Planning Commission of Wednesday, February 7, 2007, was called to order at 7:30 p.m. by Chairman William Cook in the Board of Supervisors Chambers of the Stafford County Administration Center.

MEMBERS PRESENT: Cook, Kirby, Pitzel, Mitchell, Carlone, Di Peppe, and Rhodes

MEMBERS ABSENT: None

STAFF PRESENT: Harvey, Judy, Baker, Stepowany, Kaminsky, Hornung, and Gregori

DECLARATIONS OF DISQUALIFICATIONS:

None

PUBLIC PRESENTATIONS:

None

Mr. Di Peppe stated he would like to recognize a Boy Scout who was attending the meeting to earn a Merit Badge.

PUBLIC HEARINGS:

1. Comprehensive Plan Compliance Review - Potomac Creek Overlook - A request for review to determine compliance with the Comprehensive Plan in accordance with Section 15.2-2232 of the Code of Virginia (1950) as amended, for the extension of public sewer service outside of the County’s designated Urban Service Area, to Assessor’s Parcel 38-126 within the Aquia Election District.

2. CUP2600902; Conditional Use Permit - Pohanka Honda - A request for a Conditional Use Permit to allow motor vehicle sales, rentals and auto repair in a B-2, Urban Commercial Zoning District on Assessor's Parcel 45-38A consisting of 9.87 acres, located on the east side of Stanstead Road approximately 1,400 feet north of Warrenton Road within the Falmouth Election District. (Time Limit: May 8, 2007)

Mrs. Baker presented the staff report. She stated the dealership would provide vehicle sales, rentals, and repairs. She stated currently the site was open space and wooded with some sloping and no perennial streams. She stated the dealership would be part of Carter’s Crossing. She stated there would be a single entrance off of Stanstead Road and a sixty foot buffer off of I-95. She stated the site would see 1,533 vehicles per day and 2,000 vehicles once the second dealership was opened and the applicant was proposing significant road improvements. She stated Economic Development provided Fiscal and Economic Impacts. She stated staff recommends approval.

Mrs. Carlone asked if the buffer along I-95 could be filled in with evergreens. She stated she was concerned about the signage.

Mrs. Baker stated they would have to meet sign standards.

Mr. Pitzel asked if Pohanka had a Conditional Use Permit (CUP) for Old Forge Drive.

Mrs. Baker stated it was withdrawn.

Frank Pohanka, applicant, stated that the residents of Stafford County were going outside of the County to purchase vehicles. He stated the business would be expanding to 40 service technicians, and his employees make an average of $57,000 per employee, per year. He stated he was a sponsor of the AYES program in the Stafford County Schools and they had donated three new vehicles to schools in the area. He stated they had 18 employees from DECCA and AYES. He stated the site was providing a lot of green space and the building was situated for solar benefits.

Mrs. Carlone stated she would like an evergreen tree line along I-95.

Mr. Pohanka stated they would like to be visible from I-95.

Mrs. Carlone stated she applauded the environmentally friendly building design. She stated the roof top cars would not be visible.

Mr. Pitzel stated the trees could be high enough to block the roof top cars.

Mrs. Kirby stated she would like to commend their persistence. She stated she was concerned the building looked stark. She stated she would like to see some brick on the building.

Mr. Pohanka stated there were design constraints from the manufacturer.

Mrs. Kirby stated, in her opinion, the building was not attractive.

Mr. Rhodes asked if there would be a sidewalk.

Mr. Pohanka stated both sides of the road would have sidewalks.

Mr. Di Peppe asked what kind of concrete would be on the ground.

Mr. Pohanka stated it was a porous, ready mixed concrete.

Mr. Pitzel asked if a shuttle would be provided.

Mr. Pohanka stated the shuttle would take people wherever they needed to go.

Mrs. Kirby stated she would like the building to be more fitting with Virginia landscape.

Mr. Cook opened the Public Hearing. With no one coming forward the Public Hearing was closed.

Mr. Di Peppe made a motion for approval. Mrs. Carlone seconded. The motion passed 7-0.

UNFINISHED BUSINESS:

3. Amendment to Subdivision Ordinance - Amendment to Section 22-153, Lots for Water and
Sewer Mains, of the Subdivision Ordinance, pursuant to O06-62. The proposed amendment would require all water and sewer easements, in their entirety, serving water and/or sewer mains between lots in a residential subdivision to be located on lots conveyed to and maintained by a homeowners association. The width of the easement shall be in accordance with Chapter 25 and Chapter 26.2 of the Stafford County Code. (Deferred at Staff’s Request)

Mr. Cook stated Item 3 was deferred.

4. CUP2600130; Conditional Use Permit – Suh Gas Station - A request for a conditional use permit to allow vehicle fuel sales in a B-2 Zoning District on Assessor's Parcels 29-90A and 96 consisting of 3.2 acres, located on the north side of Courthouse Road at the intersection with Wyche Road within the Aquia Election District. (Time Limit: December 19, 2006)(Deferred to the February 21, 2007 Work Session)

Mr. Cook stated Item 4 was deferred to the February 21, 2007 Work Session.

5. RC2501249; Reclassification – Onville Estates - A proposed reclassification from A-2,
Rural Residential Zoning District to R-1, Suburban Residential Zoning District on Assessor's Parcel 20-49J consisting of 59.13 acres, located on the west side of Onville Road approximately 300 feet north of Ebenezer Church Road within the Griffis-Widewater Election District. The Comprehensive Plan recommends the property for Rural Residential use. The Rural Residential designation would allow residential development at a maximum density of one dwelling unit per three acres. This request would allow single family detached or duplex dwellings at a maximum density of three dwelling units per acre. See Section 28-35 of the Zoning Ordinance for a full listing of permitted uses in the R-1 zoning district. (Time Limit: January 31, 2007)(Deferred to February 21, 2007 Work Session)

Mr. Cook stated Item 5 was deferred to the February 21, 2007 Work Session.

6. CUP2501638; Conditional Use Permit; Sydney Hastings Commons 7-11 - A request for a
Conditional Use Permit to allow a convenience store with vehicle fuel sales in the Highway
Corridor Overlay Zoning District on Assessor's Parcel 45-92C consisting of 2.42 acres,
located on the northwest corner of Warrenton Road and Melchers Drive within the Falmouth
Election District. (Time Limit: February 13, 2007)(Deferred to February 21, 2007 Regular Meeting)

Mr. Cook stated Item 6 was deferred to the February 21, 2007 Regular Meeting.

7. RC2600559; Reclassification - Fairfield Inn & Suites - A proposed reclassification from
R-1, Suburban Residential to B-2, Urban Commercial Zoning District to allow the construction of a hotel on Assessor's Parcels 30-2C and 30-2D consisting of 1.48 acres, located on the south side of Derrick Lane approximately 400 feet east of Jefferson Davis Highway within the Aquia Election District. The Comprehensive Plan recommends the property for Urban Residential use, which would allow development of a variety of residential uses up to fifteen (15) dwelling units per acre. This request would allow development of commercial retail and office uses. See Section 28-35 of the Zoning Ordinance for a full listing of permitted uses in the B-2 Zoning District. (Time Limit: March 7, 2007) (Deferred to February 7, 2007 Work Session)

Mr. Cook stated Item 7 was discussed at the Work Session and was deferred to the March 7, 2007 Work Session.

8. CUP2600560; Conditional Use Permit - Fairfield Inn & Suites - A request for a Conditional Use Permit to allow the construction of two hotels within the Highway Corridor Overlay Zoning District on Assessor's Parcel 30-2C, 30-2D, and 30-5 consisting of 5.34 acres, located on the east side of Jefferson Davis Highway, just south of Derrick Lane within the Aquia Election District. (Time Limit: March 7, 2007) (Deferred to February 7, 2007 Work Session)

Mr. Cook stated Item 8 was discussed at the Work Session and was deferred to the March 7, 2007 Work Session.

9. SUB2501051; Lake View Estates, Preliminary Subdivision Plan – A preliminary subdivision plan for 22 single family residential lots, zoned A-1, Agricultural consisting of 87.53 acres, located on the west side of Rocky Run Road approximately 2,700 feet south of Warrenton Road on Assessor’s Parcels 44-12 and 44-13, within the Hartwood Election District. (Time Limit: February 27, 2007) (Deferred to February 7, 2007 Work Session)

Mrs. Carlone made a motion for approval. Mrs. Kirby seconded. The motion passed 7-0.

NEW BUSINESS:

10. SUB2600625; Williams Subdivision, Preliminary Subdivision Plan - A preliminary
subdivision plan for 13 single family residential lots, zoned A-2, Rural Residential, consisting of 14.55 acres located on the north side of Enon Road approximately 1,500 feet west of Wyatt Lane on Assessor's Parcels 45-125 and 45-125B within the Hartwood Election District. (Time Limit: February 28, 2007)(Deferred to February 21, 2007 Regular Meeting at the applicants request)

Mr. Cook stated Item 10 was deferred to the February 21, 2007 Regular Meeting.

11. SUB2501278; Kings Crossing, Preliminary Subdivision Plan – A preliminary subdivision plan for 15 single family residential lots, zoned A-1, Agricultural consisting of 66.21 acres, located on the southwestern corner of Shelton Shop Road and Courthouse Road on Assessor’s Parcel 28-2B, within the Rock Hill Election District. (Time Limit: May 2, 2007)

Ms. Kaminsky presented the staff report. She stated the applicant was proposing 15 single family residential lots, served by public water and sewer. She stated there would be access off of Courthouse Road. She stated the applicant was seeking a waiver of Section 22-187, Street Alignment of the Subdivision Ordinance. She stated there was a Critical Resource Protection Area (CRPA) violation on the site with 4,000 feet of CRPA was graded and clear cut. She stated staff recommends approval.

Mrs. Carlone asked if Virginia Department of Transportation had made site distance recommendations.

Mr. Pitzel asked where the proposed connection to the existing subdivision was made.

Mrs. Kirby asked why 6,000 square feet of CRPA had been destroyed.

Mike Bagby, Bagby, Caldwell, and Associates, stated he knew nothing about the disturbance.

Mr. Harvey stated plans were not approved for grading.

Mr. Judy stated the owner of the property was facing civil or criminal charges.

Mr. Di Peppe asked if the site plan was correct since the grading and clear cutting had been done.

Mrs. Carlone asked if there were any destruction of streams.

Mr. Judy stated the matter at hand was the site plan as presented.

Mrs. Kirby made a motion to put in committee for the last meeting in April. Mr. Di Peppe seconded. The motion passed 7-0.

MINUTES

January 17, 2007 Work Session

Mr. Mitchell made a motion for approval. Mr. Rhodes seconded. The motion passed 7-0.

January 17, 2007 Regular Meeting

Mr. Rhodes made a motion for approval. Mr. Mitchell seconded the motion. The motion passed 7-0.

PLANNING DIRECTOR’S REPORT

Mr. Harvey stated the Planning Department had compiled the annual report. He stated the Board of Supervisors passed HOME, Inc. proffer amendment, Amendment to Addressing Ordinance for Skyhawk Lane, and the CUP for the medical clinic. He stated staff would be making a presentation to the public on Thursday, February 8, 2007 regarding the Purchase of Development Rights.

COUNTY ATTORNEY’S REPORT

No report

SECRETARY/TREASURER REPORT

No report

STANDING COMMITTEE REPORTS

Mr. Pitzel stated on January 22, 2007 the Steering Committee merged the maps and on January 29, 2007 they discussed Utilities and the Land Use map. He stated on February 12, 2007 at the Rowser Building they would be discussing town centers and on February 15, 2007 they would be working on mapping.