HomeMy WebLinkAbout1984 Minutes128
WASHINGTON COUNTY PLANNING COMMISSION
JOINT MEETING WITH AGRICULTURAL TASK
FORCE -JANUARY 23,1984 -7;30 P.M.
A Special Meeting of the Planning Commission held jointly with the Agricul-
tural Task Force took place on Monday,January 23,1984 at 7:30 P.M.in the
second floor conference room of the County Office Building for the purpose
of a presentation by the Planning staff of the Agricultural Land Study that
has recently been completed.In attendance were Planning Commission members,
Planning staff,and Agricultural Task Force Members as follows:
Commission:Chairman William E.Wolford,Jr.;Vice-Chairman Jack B.Byers;
Thomas W.Dwyer;John C.Herbst;and Michael D.Barnhart,who also chaired
the Task Force committee.Staff;Executive Director Jack S.Hawbaker;Senior
Planner Catherine T.Thompson who was also staff consultant for the Agricultural
Study;and Marion Snyder,Secretary.
Task Force Members:Walter Bailey (Home Builders Assoc.);Bruce Barr,(Orchardist);
Lawrence Dell (Extension Agent);Donald Gehr (sitting in as current Home Buil-
ders Association President);James Harp,Jr.(Crop Farmer);Leonard Lowry (Board
of Directors,Agricultural Land Preservation Foundation);Taylor Oliver (past
president,Home Builders Association);H.Lehman Toms (Past President,Farm
Bureau);Douglas Valentine (State Conservationist);and James Witherspoon (non-
voting member).
Mr.Barnhart briefly reviewed the Study,the Merits of the Study,Usefulness of
the Agricultural Land Inventory Map,and additional items that have been mailed
out to the Task Force and Planning Commission members for purposes of discussion.
These materials are,a Narrative to accompany the Inventory Map,the Map Key,
and a Guide that is intended to provide additional detailed information about
the study.Following a brief summary of the goals and objectives of the Task
Force in the development of the Inventory Map,a discussion ensued relative to
the uses of the map as relates to utilization of the map by various groups
such as realtors,homebuilders,farmers and persons seeking large blocks of
agricultural land for agricultural activities,agencies involved in the
location of public utilities,and agencies interested in the location of
industrial and institutional development.
Catherine Thompson pointed out that the map depicts only general areas,is not
site specific,and does not define property boundaries.It was suggested
that the map is intended to be used as a general guide to support and direct
orderly growth in the Rural-Agricultural Area as well as in the Urban Growth
Area in conformance with the policies set forth in the Comprehensive Plan.
The Task Force and Planning Commission members agreed that the map would be a
valuable tool to be used in the planning process to preserve the County's
prime and productive agricultural land without going into specific preserva-
tion policies and would be used as a guide for development by the towns and
by the County as well as many other groups,such as the agricultural industry,
realtors,home builders,and so forth.
Mr.Lowry commended Catherine Thompson on an excellent job in the preparation
of the Narrative,saying that as it is read along with the map it will in£lu-
ence decisions that are to be made.He also said that the State Department
of Agriculture has appointed a committee to produce an agricultural study and
that the County's study will be useful in the preparation of the State-wide
study.
In a review of the Narrative,the last sentence of the second paragraph on
page 6 should be changed to read". . .is the most comprehensive and
thorough agricultural study ever undertaken for the County".Unanimously
agreed.
The percent figure missing in paragraph 3,fourth sentence on page 6 is un-
known and will require statistical information that is yet to be developed.
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The page labeled "Map Key"has a change to add to the third paragraph under
Short Term the sentence "Conversion of this land fr(Jm agricultural uses wi 11
be dependent on economic feasibility and initiative on the part of the private
land owners and developers".Unanimously agreed.
Following discussion of the term "productive capability"as opposed to "pro-
ductive potential"it was agreed that the descriptive term "productive capability"
remain as originally proposed.
Guide to Map:
The Guide to ·the Map was briefly discussed and it was pointed out that the
Guide would be a separate handout to be used as a basis for explanation of
how the terminology and methodology used in preparation of the map was determined.
The reference to 14 members on page A-I of the Guide should be changed to 13 mem-
bers due to the early resignation of one of the Task Force members.
Reproduction of the Map and Narrative:
It was the position of some of the Task Force members that the Narrative should
not be printed on the back of the map because of the concern that it might not
be seen or read by persons looking at the map.Alternatives were suggested and
discussed and it was decided that alternate methods be explored by the Planning
staff and brought back for further consideration.Also,it was suggested that
a qualifying statement might be placed on the face of the map to the effect that
the map is a general guideline and not site specific.The Map Key will also
be printed on the front of the map.
Strategy for Presentation:
Following discussion as pertains to making presentations to various groups and
agencies,Mr.Hawbaker suggested that instead of going out to each one of the
groups individually,a public review meeting be held to be conducted by the
Planning Commission for the purpose of making a presentation of the informa-
tion that has been prepared by the Task Force.Following this public infor-
mational meeting,the study would then be presented to the County Commissioners
with the recommendation that the study be given some official status.
Following further discussion in which all parties unanimously agreed to this
approach,the Commission directed the staff to proceed with the strategy for
holding the pUblic informational meeting.
Summation by the Staff:
Catherine Thompson,in summarlzlng points of agreement by the Task Force and
Planning Commission,said that it is understood that the staff will look into
the different formats proposed for reproduction of the map and narrative,and
that a general informational meeting will be held by the Planning Commission
to be conducted by the staff with the Task Force,of the information that has
been presented at this meeting after which the study will be presented to the
County Commissioners for their consideration.
Direction Concerning Reproduction and Adoption:
Following discussion of what official significance the Agricultural Study would
have in making a recommendation to the County Commissioners for their action in
acceptance and/or adoption of the Inventory Map,it was decided that the Execu-
tive Director of the Planning Commission confer with the County Administrator
as to what the status of the Map should be so that when it is presented to the
Board of County Commissioners,this can be clearly identified.
On a motion by Mr.Dwyer,seconded by Mr.Herbst,the Commission voted to
officially accept the report and to authorize the staff to proceed toward
seeking adoption and/or acceptance of the Agricultural Land Inventory Map and
Narrative.So ordered.
For the record,Mr.Wolford thanked the staff and the Agricultural Committee for
the report saying that the study is definitely needed and will be of great bene-
fit to the Commission and to other agencies and individuals who will be using it.
ADJOURNMENT:
9:15 P.M.
There being no further items for discussion,the meeting adjourned at
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William E.Wolford,gr.,UChairman
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WASHINGTON COUNTY PLANNING COMMISSION
REGULAR MEETING OF JANUARY 9,1984
The regular meeting of the Washington County Planning Commission was held on
Monday,January 9,1984 at 7:00 P.M.in the second floor conference room of
the County Office Building.
The Chairman called the meeting to order at 7:00 P.M.with the following
members and staff in attendance:Chairman William E.Wolford,Jr.;Vice-
Chairman Jack B.Byers;Michael D.Barnhart;Thomas W.Dwyer;Richard E.
Roulette;and Donald E.Zombro.Mr.Herbst was absent.Staff:Jack S.
Hawbaker,Executive Director;Senior Planner Catherine T.Thompson;Associate
Planner Stephen T.Goodrich;Assistant Planner Richard B.Shipe;Parks Planner
William V.Stachoviak;and Marion Snyder,Secretary.
MINUTES:
The minutes of the Special Meeting held on November 30,1983 were approved as
received on a motion by Mr.Dwyer,seconded by Mr.Byers.So ordered.
The Minutes of the Regular Meeting of December 5,1983 were approved as received
on a motion by Mr.Zombro,seconded by Mr.Dwyer.So ordered.
NEW BUSINESS:
Variance Reguest--Gary L.Swartz:
The staff reviewed a request for a variance of Section 405.ll.B of the Subdivision
Ordinance to allow creation of a lot without public road frontage.The report
stated that the parcel in question originally had 2 points of access (19'to the
west and 29.5'to the east).In January of 1981,a lot was subdivide&utilizing
the 29.5'panhandle and a variance granted to allow the remaining lands to be
left with the 19'access.At that time,the applicant was advised that further
subdivision would not be considered since access to remaining lands was inad-
equate.The subdivision that is now being proposed does not affect this
access since a right-of-way is provided over the 29.5'panhandle lot by deed
of conveyance.
On a motion by Mr.Roulette,seconded by Mr.Byers,the Commission voted to grant
the variance as requested.So ordered.
COMMUNICATIONS:
Letter of Extension for Charles Ruch (S-83-94)--6 Months:
On a motion by Mr.Zombro,seconded by Mr.Dwyer,the Commission voted to grant
a six month extension of time for consideration of the Charles Ruch subdivision.
This extension of time was requested because of Health Department requirements
for a test well and will expire on July 26,1984.So ordered.
NEW BUSINESS:
Preliminary Consultation--Merwin S.Hans,et ux (PC-83-l3):
For the information and direction of the Commission,Steve Goodrich reported on
a preliminary consultation held on December 1,1983 for Merwin S.Hans,a pro-
posed 7-lot subdivision situated along the west side of Moser Road and the
north side of Reno Monument Road.The staff expressed some concern in regard
to the proposal to utilize a multiple entrance access to serve lots 3 through
7.Lots 1 and 2 have adequate road frontage to provide access.Also dis-
cussed was the adequacy of sight distance on the two local roads and it was
pointed out by the staff that the proposed driveway entrances should be staked
out in the field and checked prior to a preliminary plat being submitted,as
recommended by the Engineering Department.
By consensus,the Commission agreed that a minimum of 2 access points for five
of the lots would be acceptable,one serving as a common entrance for Lots 3
and 4,and a common entrance also for Lots 5,6,and 7.
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Request for Special Rezoning Hearing:
Mr.Frederick J.Papa appeared before the Commission to follow up the request
that was made at the regular meeting in November for a special rezoning hearing.
He was advised at that meeting to make the request at the time the rezoning
application was submitted.Mr.Papa stated that since that time,he has had
some reservations in making a request for a map amendment for the BG classi-
fication since the question of spot zoning may arise in light of the surrounding
BL classification of properties in the immediate area.It has been suggested
by the Executive Director,without offering anything conclusive on the merits
of the matter,that a text amendment might be applied for and considered at
a special rezoning hearing,and also for a map amendment that could be heard
at the regularly scheduled rezoning hearing.Another suggestion discussed was
the possibility of a study of the entire area,which includes many properties
with the BL zoning classification,in terms of overall land planning.The
text amendment that is proposed would expand the uses in the BL District to
include printing,blue printing,and similar uses,excluding publishing.
After further discussion,the Commission agreed to hold a special rezoning
hearing as a portion of the Commission's regular meeting on February 6,to
consider text amendments that have been received prior to the January 23rd
deadline to the extent that the staff can accommodate in the review and analy-
sis process,and all other rezoning applications to go to the regularly scheduled
hearing on March 12.
OTHER BUSINESS:
1984 Work Program:
The Executive Director reviewed the Planning Department's 1984 Work Program that
has been revised as a result of the Commission's review of the staff's work
priorities at the regular meeting in December.
The Commission was reminded that a joint meeting with the Agricultural Task
Force has been scheduled for January 23,at which time Catherine Thompson will
be making a presentation of the Agricultural Land Inventory Map,Narrative and
Map Key that are to accompany the map.
A joint meeting with the Economic Development Commission to discuss an inven-
tory and compilation of industrial sites in the County as a part of the
Industrial Analysis work element will be scheduled and a date established at
the January 23rd meeting.
The Commission asked that the Executive Director arrange for a presentation
of the 1984 Work Program to the Board of County Commissioners so that they are
aware of the Planning staff's activities,and,on a motion by Mr.Barnhart,
seconded by Mr.Byers,voted to adopt the 1984 Work Program as presented.
So ordered.
1984 Rezoning Schedule:
Copies of the 1984 Rezoning Schedule were distributed for the information and
use of the Commission.
WRA Response Time:
The Executive Director said that as a result of discussion at the last meeting,
he has contacted several Planning Directors of Maryland counties to see if they
were encountering problems with responses from Water Resources Administration
in regard to water appropriation permits and flood plain review in the subdi-
vision approval process.Responses from the agencies contacted indicated their
agreement that WRA response is slow in this respect.
Following discussion as to how the process could be improved,it was suggested
that the matter be brought up at the Maryland Association of Counties meeting
or turned over to the State legislative delegation for their consideration and
action.
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Parks Planning Status Report:
Parks Planner William Stachoviak,reporting on the status of the Woodland Way
Park,reviewed a concept plan comprising of existing facilities on the site
and proposed improvements that are to include horseshoe pits,picnic area,
benches,identification signs,ballfield and landscaping.The possibility of
including a basketball court,pavilion,and trail area was discussed.The
next step will be a presentation of the concept plan to the Parks Board for
their consideration and comment.
It was reported that the three layouts prepared by the consultant for the
Ditto Farms Park will be presented to the County Commissioners on January 10.
Mr.Stachoviak also reported that the Lion's Club will be meeting this week to
decide on the two sites proposed for location of the swimming pool at the
Halfway Park,after which the proposal is scheduled to be taken to the Parks
Board.
Copies of the Parks Planning Program Work Schedule are to be distributed to the
Commission for information.
ADJOURNMENT:
There being no further business,the meeting was adjourned at 8:40 P.M.
ChairmanWilliamE.Wolford
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FEBRUARY 3,1984 -SPECIAL MEETING OF THE
PLANNING COMMISSION AND ECONOMIC DEVELOPMENT COMMISSION
A joint meeting of the Washington County Planning Commission and the Washington
County Economic Development Commission was held on Friday,February 3,1984,at
7:30 A.M.in the second floor conference room of the County Office Building.
Planning Commission Members:Chairman William E.Wolford,Jr.,Vice-Chairman
Jack B.Byers;Michael D.Barnhart;and Thomas W.Dwyer.Staff:Executive
Director Jack S.Hawbaker;Senior Planner Catherine T.Thompson;Associate
Planner Stephen T.Goodrich;and Marion Snyder,Secretary.EDC Members:Donald M.
Bowman,Jr.;Dean G.Boyle;Edward N.Henson;Richard J.Hopkins;Terry L.Randall;
Philip L.Rohrer;Kenneth L.Wade;and William P.Young,Jr.Staff:Executive
Director Leroy R.Burtner.Also in attendance was R.Leigh Sprowls,Airport Man-
ager.
Brief Overview Presented by the Planning Staff:
Mr.Hawbaker opened the discussion by saying that the Plan for the County indicates
studies that should be undertaken to determine what should be accomplished for the
next 15-20 year planning period,recognizing that changes in priorities may take
place during that time.In terms of industrial development,the Plan states that
it should be determined if there is a need for more industrial land to meet the
demands for future economic growth in the next planning period.With this in
mind,several maps illustrating the subject were reviewed that are to be used as
a basis in determining if new sites will be needed.Mr.Hawbaker also mentioned
another category of importance in making this determination,the Highway Inter-
change Districts,zoning districts that were created around the 17 highway inter-
changes in the County.The HI Zoning District permits residential,business,and
light industrial uses,which means that a property owner as a matter of right can
establish those uses in the interchange areas.He indicated that a separate study
would need to be conducted to determine how much of the HI District lands is in
use.Additionally,a special study is being undertaken on the airport area in
an effort to clarify some ambiguities in the Zoning Ordinance as relates to the
AP zoning classification.
Steve Goodrich described two maps depicting the airport itself and an area showing
"clear zones"which are areas specified by Federal regulations to define areas
that are to remain clear of obstructions around the airport.He also said that
a detailed study of public zoned lands was conducted after which the "P"clas-
sification was removed since it contained no guidelines for development of those
parce Is.
Also discussed were the AP zoning classification for which the intent of the
Ordinance was to merely provide height restrictions;the HI zoning classifica-
tion in the airport vicinity relative to the elimination of obstructions;
expansion of the AP zone for airport industrial-related uses;and the relation-
ship of the Urban Growth Area Boundary and Agricultural Study which are both in
close proximity to the AP zone.Steve also said that he has been working in
conjunction with the EDC Director and Airport Manager in conducting the Airport
Study and the review of technical data.It is hoped that the study will result
in items for consideration such as noise,safety,limitation of obstructions,
the need and/or desire for additional industrial and commercial sites,and limi-
tation of residential uses close to the airport.
Discussion:
Some points that were brought out during general discussion were:That a variety
of sites are necessary in order to be competitive with other states;that it is
necessary to concentrate on the airport as a very important asset as well as the
industrial sites that are close to the interstates;that there is merit in pro-
viding for the office park concept in the airport area;that the industrial lands
now available should be improved;that a buffer be placed around the airport
lands to prevent infringement of residential development;that identification and
deSignation of all industrial sites be made over the long-term period as a goal
to eliminate the lengthy rezoning process.
Also discussed was the capacity of the Maugansville sewer system that is designed
only to handle the existing load and would not have any additional capacity to
facilitate future development.It was also pointed out that the County would be
eligible for low interest rates through the Maryland Industrial Land Act (MILA)
for industrial improvements.
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In sumlnary,Mr.Wolford said that it was understood that the airport zoning should
be concentrated upon as an immediate priority for action and the adjacent High-
way Interchange Districts investigated in an effort to provide a variety of
commercial and industrial mix.Other Highway Interchange Districts should be
investigated over the long-range period to determine what uses are existing
and what the best use of the land would be for these districts.
Mr.Hawbaker said that the Airport Study that was being done in conjunction with
Mr.Burtner and Mr.Sprowls should be completed sometime in April and would
be ready to be taken to public hearing sometime in June to ultimately produce
recommendations for specific zoning of the area.He suggested that a detailed
study of the Highway Interchange Districts throughout the County be deferred
for this fiscal year,keeping in mind the need for an annual review meeting
of the Economic Development Commission and the Planning Commission.Also
discussed was the parallel between the Industrial Sites Study,the Urban
Growth Area Study,and the Town Growth Area designations that are to be under-
taken in conjunction with the Towns of Boonsboro and Smithsburg.
By consensus,the two bodies agreed that after recommendations are completed at
the staff level,final recommendations be presented jointly to the Board of
County Commissioners for their consideration and action in conjunction with and
support of the Sanitary Commission and Airport Advisory Board.
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William E.Wolford,Jr.,Chairman
WASHINGTON COUNTY PLANNING COMMISSION
REGULAR MEETING OF FEBRUARY 6,1984
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The regular meeting of the Washington County Planning Commission was held on
Monday,February 6,1984 starting at 7:30 P.M.in the second floor conference
room of the County Office Building.A joint public hearing between the Planning
Commission and the Board of County Commissioners took place between 7:00 and
7:30 P.M.
Present were:Chairman William E.Wolford,Jr;Vice-Chairman Jack B.Byers;
Thomas W.Dwyer;Richard E.Roulette;and Donald E.Zombro.Absent:Michael
D.Barnhart and John C.Herbst.Staff:Executive Director Jack S.Hawbaker;
Senior Planner Catherine T.Thompson;Associate Planner Stephen T.Goodrich;
Assistant Planner Richard B.Shipe;and Marion Snyder,Secretary.
The meeting was called to order at 7:30 P.M.
ADDITION TO AGENDA:
On a motion by Mr.Zombro,seconded by Mr.Roulette,the Commission voted to add
to the evening's agenda a Preliminary subdivision plat for Section E of Sunset
Acres and a Preliminary and Final plat for Maugansville Volunteer Fire Department.
The motion carried with Mr.Byers abstaining.
MINUTES:
On a motion by Mr.Zombro,seconded by Mr.Dwyer,the Commission voted to approve
and accept the minutes of the meeting of January 23,1984 that was held jointly
with the Agricultural Land Study Task Force.So ordered.
On a motion by Mr.Byers,
and accept the minutes of
ary 9,1984 as received.
NEW BUSINESS:
Variances:
seconded by
the regular
So ordered.
Mr.Dwyer,the Commission voted to approve
Planning Commission meeting held on Janu-
Abbodust Enterprises -Garrison Woods:
The staff,reporting on a variance request for Abbodust Enterprises,stated that
a variance was previously granted to allow a new lot to share the panhandle access
that was created for lot 1 of the Garrison Woods Subdivision which proved to be
impractical.The access that is now proposed requires a variance from Section
405.ll.B of the Subdivision Ordinance so that 3 panhandle lots can be created
with 23.3 feet each abutting a County road instead of the required 25 feet for
individual lots.
On a motion by Mr.Roulette,seconded by Mr.Zombro,the Commission voted to grant
the variance as requested.So ordered.
Dr.Franklin Wagner:
The staff reviewed a request for a variance to the requirements of Section 403
of the Subdivision Ordinance so that the existing road front property line coin-
cides with the right-of-way dedication line for this subdivision.This proposal
would leave Route 40 at this point with 25 feet of right-of-way from the center-
line of the road.It was pointed out that the State Highway Administration has
stated no objections to the proposal.
On a motion by Mr.Zombro,seconded by Mr.Roulette,the Commission voted to grant
the request for a variance as proposed.So ordered.
Kenneth D.Powell:
A request for a variance to the requirements of Section 405.ll.B of the Subdivision
Ordinance was reviewed by the staff.The variance would be necessary to allow
2 panhandle lots with a total of approximately 25 feet of road fronting on Clover-
leaf Road.It was pointed out by the staff that this proposal would provide
access to the 2 lots that were previously landlocked by way of an entrance coming
through the front of the property to provide separate driveways with a total of
25 feet of road frontage for both lots.Mr.Powell stated that he had no wish
to further subdivide the 2 parcels in question.The lots are in the RU zoning
classification.
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Kenneth D.Powell,Cont'd:
On a motion by Mr.Roulette,seconded by Mr.Byers,the Commission voted to grant
the request for a variance as proposed.So ordered.
Grace Baptist Church --Permit Application:
The staff reported on a permit application that has been submitted by the Grace
Baptist Church for construction of a new church site situated on a private road
off Jefferson Boulevard.The staff expressed concern about points that have
been raised by the County Engineer pertaining to the proximity of the pro-
posed structure to the marked but unsignaled railroad crossing and the use
of the private road,which serves 11 existing single family residences,by
persons using the church.
The Commission discussed these points of concern and did not think that the private
road or the unsignaled railroad crossing would constitute a problem so long as
the future parishioners were aware of the situation.Also discussed was the
possibility of future upgrading of the road and crossing.It was pointed out
that should the developers of the church property request the County to upgrade
the private road,there is a County pOlicy requiring road improvements to be
accomplished on a 50-50 cost sharing basis with the developer should the County
agree to accept the road into the County system.
On a motion by Mr.Roulette,seconded by Mr.Zombro,the Commission voted to
notify the Department of Permits and Inspections that the Commission has dis-
cussed the status of the private road and the unsignaled railroad crossing and
have no objections to the issuance of a permit and make no specific recommen-
dations other than to note the concerns as expressed by the County Engineer.
So ordered.
Heritage Hills,Inc.-Highland View Estates,Section 2:
The staff reviewed a variance request for Heritage Hills,Inc.,as pertains
to Section 405.5 of the Subdivision Ordinance that requires cul-de-sacs to be
no longer than 600'in length.A preliminary consultation was held on Jan-
uary 26,1984 for Section 2 of Highland View Estates which proposes one cul-
de-sac that starts at Lot 12 and is 900 feet in length and another starting
at Lot 26,that is proposed to be 1,000 feet in length.The staff indicated
that the key concern in granting the variance is emergency vehicle access.
It was pointed out that the Commission has required T-turnarounds in the past
as a solution to satisfy the requirements of the Subdivision Ordinance and
safety regulations of the Fire Marshall's office.
On a motion by Mr.Dwyer,seconded by Mr.Zombro,the Commission voted to grant
the variances as requested with the stipulation that the T-turnarounds are
indicated on the plat that is submitted for review and with the understanding
that the granting of these variances does not imply approval of the revised
concept plan.So ordered.
Subdivisions:
Interstate 70/81 Industrial Park,Lot 1 --Preliminary and Final Approval:
The staff report indicated that approval has been granted by the Sanitary Dis-
trict based upon an increased allocation permitted by the State.A sewer line
extension is required from Md.Route 63.The County Engineer feels that the
location of the access road is not needed at this time but will be determined
after construction of the road and is shown on the necessary site plan sub-
mittal prior to development of the site.The staff also said that if a
railroad siding is not constructed,the consultant should note on the plat,the
use of a 50'rear setback.
On a motion by Mr.Byers,seconded by Mr.Roulette,the Commission voted to
grant Preliminary and Final Approval of the subdivision plat on condition that
a note is placed on the plat in regard to provision of the 50'rear setback
line.So ordered.
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Raymond Divelbiss,4 Lots --Preliminary and Final Approval:
The staff report indicated that the County Engineer has required as a condition
of approval by memo dated January 18,1984,the installation of a drainage
pipe under Ashton Road to handle a drainage problem on Lot 1 of the proposed
4-Lot subdivision,or,that the proposed entrance to Lot 1 be moved to the
north side of the lot,and that a drainage easement be established on the lot
that is subject to innundation.
The Commission voted to grant Preliminary and Final approval of the subdivision
application on a motion by Mr.Zombro,seconded by Mr.Dwyer,provided the con-
ditions as stated by the County Engineer in his memorandum dated January 18,1984
are met.The Commission also granted the staff authority to administratively
approve the final plat of record for Lots 2,3,and 4,without coming back to
the Commission,should the problem with Lot 1 not be resolved.So ordered.
Site Plan --George Bushey:
The staff reviewed a site plan submittal for George M.Bushey that proposes a
hardware store,model home,and bank.The property is situated on the south
side of Md.Route 64,east of Smithsburg.The staff expressed concern relative
to the possible conversion of the access road to a public road to serve the
remainder of the property to the rear of the BL zoned portion,which would
create conflicts with the customer loading areas.All other requested revisions
to the site plan have been made.
Mr.Russell Townsley,Fox and Associates,the consultant for the applicant,stated
that there were no plans in the near future to develop the rear portion of the
property.He said that in the event of development,the customer parking area
would be eliminated unless a variance could be granted to permit direct access
to an off-street parking area,should the road become a public road.
On a motion by Mr.Roulette,seconded by Mr.Dwyer,the Commission voted to
grant approval to the Site Plan as submitted.So ordered.
Sunset Acres,Section E --Preliminary and Final Approval:
For the record,Mr.Byers stepped down as a Commission member but stated that he
would like to participate in the discussion of the Sunset Acres plat as a
private citizen.
The staff report for the 9 Lot subdivision situated on the south side of Jeffer-
son Boulevard indicated that final approval has been given to the subdivision
plat by the Engineering Department,reserving final approval of the roadway
construction plans for Jeffery Drive,a proposed new 600'section in a SO'right-
of-way with a cul-de-sac on the western end,and connecting to existing Jeffrey
Drive.The Health Department is requiring additional trenching on Lot #99.Lot
#97 is an unuseable lot that is considered remaining lands and will become
developable if public sewerage becomes available.
On a motion by Mr.Zombro,seconded by Mr.Dwyer,the Commission voted to grant
Preliminary approval with staff authority to grant final approval administratively
based upon meeting the requirements of the Health Department.So ordered.
Maugansville Volunteer Fire Company Preliminary and Final:
The staff report indicated that the County Engineer has granted approval to the
plat based on the assumption that the facility will be served by means of a
privately owned and maintained entrance and that if the entrance is to become
part of the County system,it would have to be constructed to County standards.
Also,the County Engineer would require additional rights-of-way or permanant
easements to accommodate turning flares,shoulders,and drainage swales at the
Martin Road and Maugansville Road intersections.The Health Department has granted
approval subject to review of construction plans.The Water Department is also
withholding approval ·of construction until a site plan is submitted.
On a motion by Mr.Dwyer,seconded by Mr.Roulette,the Commission voted to grant
approval of the plat file based upon it meeting the conditions of the Health
Department and a notation placed on the plat as pertains to site plan review prior
to construction.So ordered.
138
OTHER BUSINESS,
Preliminary Consultation Potomac Manor --43 Lots:
Mr.Byers stepped down as a Commission member during the discussion concerning
the Preliminary Consultation for Potomac Manor.
The staff reviewed agency comments that were discussed at the Preliminary Con-
sultation that was held for the concept plan of Potomac Manor on January 25,
1984.Items discussed were Engineering requirements as pertains to storm-
water management,street grades,street connections,and other design
requirements.The Health Department would require letters from the City
informing them of the availability of services"and a letter of approval
from the State Health Department for extension of lines.Also discussed were
requirements for street widths,pedestrian walkways,sidewalks and curbing,
zoning requirements,placement of electrical lines and walking distance to
schools.The agencies were in agreement that they would like to see an over-
all concept plan of the entire development to see how the new section would
fit into the overall design.This preliminary report was for informational
purposes and discussion and required no formal action by the Commission.
Neck Road Development:
A memorandum from the County Engineer to the Planning Department,dated Feb-
ruary 6,1984 in reference to approval of additional access points on Neck
Road was discussed.It is the position of the Engineering Department that
the section of Neck Road from Falling Waters Road to Dellinger Road can be
considered adequate for a small increase in traffic and that the section of
Neck Road south of Dellinger Road is considered to be totally inadequate to
handle present and future traffic.In light of this,the Engineering Depart-
ment has stated that no approvals can be given to any additional access points
on the south portion of the Roadway and that access points on the northern
section will be considered on a case by case basis.
Following discussion relative to the ways in which the problem should be
addressed in order to permit further development,the Commission voted to
accept the position of the County Engineer because of the concerns expressed
and to notify all property owners in the Neck Road area that further develop-
ment will be curtailed until a study can be conducted by the Planning staff
in conjunction with the Engineering Department to determine an equitable
solution to the upgrading of Neck Road.Motion by Mr.Dwyer,seconded by
Mr.Byers.So ordered.
The Commission also directed that a notice be prepared for notifying all prop-
erty owners in the affected areas of the Commission's action in this matter.
The Commission asked that the notice be sent to each member for a review of
the content prior to mailing out to the property owners.
COMMUNICATIONS:
Letter of Extension --Tilghmanton Heights --60 Days:
On a motion by Mr.Zombro,seconded by Mr.Dwyer,the Commission voted to grant
a 60 day extension of time for consideration of the Tilghmanton Heights subdi-
vision,the expiration of which will be May 2,1984.So ordered.
Letter to Gerald Talbert:
For the information of the Commission,a letter to Gerald Talbert,Executive
Director of the Maryland Agricultural Land Preservation,in regard to the
application submitted by Suzanne Downey Hayes for an Agricultural Preservation
District,was distributed.
Letter to Harvey L.Sauder:
A letter to Harvey Sauder,Secretary of the Columbia Union Conference Associa-
tion,from the Board of County Commissioners in regard to Mt.Aetna Road
improvements was distributed for information.
139
CORRESPONDENCE,CONT'D:
A letter
Board of
Program
from Mayor Donald R.Frush to Ronald L.Bowers,President of the
County Commissioners,relative to the Transportation Improvement
was distributed for the information of the Commission.
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OTHER BUSINESS:
Proposed PUD Text:
The Executive Director said that the proposed PUD Text could be made ready
for the rezoning cycle for the second quarter of the 1984 public hearing
schedule and asked that a workshop session be established for Commission re-
view of the proposal.
By consensus,the Commission agreed to set April 16,as a date for a workshop
session to review the proposed PUD text.
Agricultural Lands Inventory Map:
The Executive Director said that as a result of the meeting held on January
23rd with the Agricultural Study Task Force,a strategy for procedure has
been developed titled Strategy for Adoption of the Agricultural Lands Inven-
tory Map and Application.The Strategy for Adoption outlines steps to be
taken in regard to holding public hearing,advertising,and notification to
involved agencies and organizations;presentation of the map to the Board of
County Commissioners for adoption;printing of the map with the narrative on
the reverse side;and a guide booklet for the map describing the technical
process in its creation.The Application of its use was outlined as a
valuable aid and guide in forming pOlicies for adoption for future growth
in the rural areas,allocation of funds for capital projects,resource to
the public,and evaluation of application for Agricultural Preservation Dis-
tricts and easement sales.
The Commission agreed by consensus to approve and accept the proposal as pre-
sented by the staff and agreed to set a date for the public review meeting at
the regular Commission meeting in March.
ADJOURNMENT:
There being no further business,the Commission meeting was adjourned at 9:45
P.M.
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William E.Wolford,Jrll,C
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140
WASHINGTON COUNTY PLANNING COMNIISSION
REGULAR MEETING OF MARCH 5,1984
The regular meeting of the Washington County Planning Commission was held on
Monday,March 5,1984 at 7:00 P.M.in the second floor conference room of
the County Office Building.
The meeting was called to order by the Chairman at 7:05 P.M.with the follow-
ing Commission members and staff in attendance:Chairman William E.Wolford,
Jr.;Vice-Chairman Jack B.Byers;Michael D.Barnhart;Thomas W.Dwyer;John
C.Herbst;Richard E.Roulette;and Donald E.Zombro.Staff:Executive Dir-
ector Jack S.Hawbaker;Senior Planner Catherine T.Thompson;Associate
Planner Stephen T.Goodrich;Assistant Planner Richard B.Shipe;Parks Plan-
ner William V.Stachoviak;and Marion Snyder,Secretary.
MINUTES:
The Minutes of the Special Meeting held on February 3,1984 in conjunction with
the Economic Development Commission and Airport Manager,were approved as re-
ceived on a motion by Mr.Dwyer,seconded by Mr.Byers.So ordered.
The Minutes of the Regular Meeting held on February 6,1984 were accepted and
approved as received,on a motion by Mr.Zombro,seconded by Mr.Dwyer.So
ordered.
NEW BUSINESS:
Variances:
M. M.Rochester:
A request for a variance from the requirements of the adopted Highway Plan was
submitted for Mr.M.M.Rochester,Jr.,to create a new point of access with
135 feet between entrances instead of the 300 feet required by the Highway
Plan,for an entrance on the south side of U.S.Route 40 at Wagner's Cross-
roads.The staff pointed out that the eastern portion of the parcel is the
best location for ·the panhandle access because of physical constraints.
The plat that was submitted shows the panhandle access at this location.
On a motion by Mr.Zombro,seconded by Mr.Dwyer,the Commission voted to grant
the request for a variance as proposed based upon a plat submittal to meet
all agency requirements.So ordered.
Subdivisions:
Ammenheuser --Simplified Plat:
The Executive Director said that while the staff has been granted authority
to administratively approve simplified plats,the proposed Lots 1,2,and 3
of the Ammenheuser subdivision had been brought to the Commission because
of the uniqueness of the category which is not included in the specifics of
Section 318 of the Subdivision Ordinance.The purpose for subdivision as
stated on the plat is "for separation of undivided interests"and not for
development in order to settle the Ammenheuser estate.
The staff report pointed out that the parcel consisting of 46 acres and
zoned Conservation,is located in the western part of the County on Seavolt
Road.The parcel is undeveloped and covered in woods.The consultant,Mr.
Golden,is asking for approval of the simplified plat under the conditions
stated.
Mr.Hawbaker pointed out that the Commission may consider purposes not speci-
fied by Section 318 of the Ordinance on an individual basis pursuant to
Section 107.He said that the concern of the staff was that the proposed
subdivision was similar in nature to other simplified plats being conveyed
in another part of the county where the lots could be developed or sold
to another party;however,it was noted that should the parcels be proposed
for development,the plat or plats would have to be submitted in the regular
manner for agency review.
On a motion by Mr.Roulette,seconded by Mr.Herbst,the Commission voted to
grant approval to the Simplified Plat as received.So ordered.
141
Subdivisions,Cont'd:
Frank J.Mathis,Preliminary and Final Approval:
The Planning Commission,at the regular mee.ting of February 6,1984,voted to
support the County Engineer's position that no further development along the
northern portion of Neck Road would be approved until a study could be con-
ducted to determine an equitable solution to upgrading of Neck Road.The
proposed subdivision under consideration is situated on that portion of the
road.The staff report indicated that the single-lot residential subdivision
has received agency approvals.
A letter from the Engineering Department dated February 27,1984,stated that
approval was granted by that Department due to circumstances itemized in the
letter which the County Engineer felt warranted a relaxation of the current
position.(Letter included here by reference to the plat file (S-84-l4).
On a motion by Mr.Roulette,seconded by Mr.Byers,the Commission voted to
grant Preliminary and Final Approval to the plat as submitted.So ordered.
Mr.Daniel M.Sheedy and consultant,William J.Teach,appeared before the
Commission to request an addition to the agenda to consider a portion of the
Londontowne,Section "A"subdivision and site plan in light of time problems
encountered by the developer.Mr.Sheedy said that he had submitted plans
for two additional buildings at Londontowne,and all agency concerns have
been addressed and approvals granted.He asked the Commission to consider the
revisions that have been made ln the replat and asked that preliminary approval
be granted with final approval given administratively at staff level.He
stated that he will not be asking for any variances.
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Londontowne,Section "A"Preliminary Plat and Site Plan:
On a motion by Mr.Herbst,seconded by Mr.Roulette,the Commission voted to
add the replat of a portion of Section "A",Londontowne to the evening's
agenda.So ordered.
The staff said that there has been some concern in regard to landscaping and
open space recreational areas and also what relationship this portion of the
development would have to the remainder of Secti!on "A"since there has been
a change in the concept plan.The Commission said that the judgement of the
staff would be sufficient in making a determination if adequate open space
and landscaping requirements are met and on a motion by Mr.Roulette,seconded
by Mr.Byers,voted to authorize the staff to grant preliminary approval based
upon agency approvals being received to the satisfaction of the staff.
Following this,a concept plat for the entire Section "A"will have to be
submitted prior to any further development.So ordered.
OTHER BUSINESS:
South County Park Status:
For the information of the Commission,a memorandum from Parks Planner William
Stachoviak to the Executive Director was distributed and discussed relative to
a proposal to provide access to the proposed South County Park Site from Nick
Road via a "mountain road"located on an adj acent property.In the opinion of
the staff,the proposal was deemed impractical because of the distance between
Nick Road and the park site and because the deed reference to the right-of-way
could not be proven.No action was taken on the part of the Commission.
Preliminary Consultations--Highland View,James Semler,and Mullendore Manor:
By consensus,the Commission agreed that the staff reports for Preliminary Con-
sultations for the above referenced concept plans that were mailed as agenda
items were sufficiently informative without further staff analysis and discus-
sion.
142
OTI-lER BUSINESS:
RZ-276 :
The Commission discussed rezoning application RZ-276 as relates to a text
amendment to Section 11.lCa)of the Zoning Ordinance as submitted by Fox and
Associates,Inc.After taking into consideration the findings of fact con-
tained in the staff report and recommendation and testimony given at the
special hearing held on February 6,the Planning Commission voted,on a
motion by Mr.Zombro,seconded by Mr.Dwyer,to forward a recommendation
to the Board of County Commissioners that the application be approved with a
limitation of building size not to exceed 15,000 square feet of floor space.
The motion carried with Mr.Barnhart,Mr.Herbst,and Mr.Roulette ab-
staining.Mr.Barnhart and Mr.Herbst were not at the public hearing and
Mr.Roulette will be considering the case in his capacity as a Commissioner.
So ordered.
County Attorney Opinions:
Londontowne,Section "A":
The Executive Director said that Section "A"of the Londontowne development
had received approval prior to the effective date of the Zoning Ordinance in
1973 and that subsequent changes to the Ordinance have established require-
ments for off-street parking that are not shown on the plat.As a result of
concerns of the staff in this regard,an opinion was sought through the
County Commissioners from the County Attorney as to what the position of the
Planning Commission should be in relationship of Section 22.12 of the Ordinance
as it would apply to the Londontowne development.The County Attorney has
responded with a Memorandum of Opinion saying that a developer must have
vested rights in order not to have to conform to the requirements of the Or-
dinance.This would be determined on a case-by-case basis.The question
before the Commission is,as the owner proceeds with development of the re-
mainder of Section "A",will he have to conform to the requirements of the
Ordinance for those buildings not yet constructed.The Executive Director
said that the developer should be informed of the County's position in this
matter.
By consensus,the Commission agreed that the off-street parking and other
current requirements of the Ordinance can be applied to the remaining portion
of Section "A"as it is deve loped and that the owner be informed of the
Commission's position in this matter.
Highland Manor:
The Executive Director said that the same principle of law as discussed above
would apply to HighlandManor Mobile Home Park.Subsequent to approval of the
concept plan,the Ordinance was changed to delete mobile home parks from the
"PR"District of the Zoning Ordinance.The question before the Commission is,
could the Zoning Administrator issue a permit for the mobile home park in the
"PR"District.An opinion was sought from the County Attorney which states
that the concept plan will now be in conflict with the Ordinance at such time
that a site plan application is submitted in view of the events that have taken
place.
By consensus,the Commission agreed that Mr.Roulette should present the issue
to the Board of County Commissioners for clarification of the status of the
Concept Plan for Highland Manor.
Section 5.05 of Article 66B:
A Memorandum of Opinion by the County Attorney was discussed relative to the
interpretation of the requirements of Section 5.05 of Article 66B of the
Annotated Code as relates to the sale of real estate.Representatives of the
Board of Realtors have previously appeared before the Commission in regard to
the intent of the law as applied to negotiation for sale of lots in unapproved
subdivisions.By consensus,the Commission directed that a copy of the County
Attorney's Memorandum of Opinion be sent to the Board of Realtors representa-
tives for their information.
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Neck Road Status:
At the regular meeting on February 6,the Planning Commission acted in support
of the position taken by the County Engineer relative to curtailment of de-
velopment on Neck Road until a study could be undertaken to determine a solu-
tion to upgrade the road.At the direction of the Commission,a notice was
prepared and sent to all property owners along the Neck Road area informing
them of the Commission's action in this matter.A report has been prepared
by Catherine Thompson,outlining an approach to undertaking the study of
existing and future development in the Neck Road area in relation to the
traffic generated by that development and the adequacy of the road to support
it.It is expected that the study will result in recommendations for action
for roadway improvements and/or a policy for future development.The County
Engineer,in responding to the report,has by memo dated March 2,1984,con-
curred with the approach to the problem and based on the findings,has submitted
his recommendations relative to restrictions on development until the road is
improved,and/or current and minimum standards for improvement of both the
northern and southern portions of Neck Road have been accomplished.
At the suggestion of the Executive Director,the Commission agreed to schedule
a trip to the area to view the road in the field.Thursday,March 15,at
10:00 A.M.was agreed upon.Departure will be from the rear of the County
Office Building by County van.
Agr~cultural Land Study:
The Commission agreed by consensus to set April 30,1984 at 7:30 P.M.as the
date for the public review meeting for the Agricultural Land Study to be held
in Court Room #1.Letters of invitation will be sent to the Farm Bureau,
Realtors,and other groups and organizations having an interest.The staff
was authorized to proceed with advertising the public meeting.
Town Growth Areas:
A draft letter prepared by Catherine Thompson which is to be sent to the elected
officials of the Towns of Boonsboro,Clear Spring,Hancock,and Smithsburg was
discussed.The purpose of the letter is to explain the significance of the
Urban Growth Area Study and Map as it relates to implementation of the policies
in the Comprehensive Plan and to request the participation of the towns in a
similar study to be undertaken for the Town Growth Areas.The Commission con-
curred with the content of the letter,and with minor changes,directed that
it be sent to the Mayors of the municipalities.The Commission briefly discussed
the composition of the study groups and agreed that a Planning Commission member
and staff member should work with representatives from each municipality.It
was also agreed that each municipality should choose the number and composition
of their committee representatives.
Power Plant Siting:
For information,Catherine Thompson reported on the status of the Power Plant
Siting Study Committee and briefly outlined the preliminary outlay of the
selected locations.The Committee will be making a report to the County Com-
missioners in April.
FY '85 Budget:
The Executive Director outlined the proposed 1985 operating budget to be
presented to the Board of County Commissioners some time in March and asked for
the Commission's endorsement.
On a motion by Mr.Barnhart,seconded
adopt the FY '85 budget as presented.
staining on the basis that he will be
as a Commissioner.
by Mr.Zombro,the Commission voted to
Motion carried with Mr.Roulette ab-
considering the departmental budgets
144
Potomac Edison Plans:
For information,a letter from Robert R.Winter of the legal department of
Potomac Edison Company dated February 17,1984,was distributed relative to
an application filed with Water Resources Administration to appropriate addi-
tional waters of the Potomac River at the Dam No.4 hydro station.It was
agreed that the proposal as described is not inconsistent with the policies
of the County's Comprehensive Plan.
Annual Report:
In giving a status report of the Planning Commission's Annual Report,Mr.
Hawbaker said that the update of the report is almost complete and will be
presented to the Board of County Commissioners with the Commission's budget
request in March.
Department of State Planning --Rezoning Review:
The Executive Director,in summarizing the regulations that are promulgated
pursuant to the State law and the administrative procedures that were adopted
by the County Commissioners and the Department of State Planning in 1974,said
that the State of Maryland may intervene in a rezoning case where there is
something of substantial State interest.In this regard,rezoning cases have
been sent to Regional Planner,James E.Nelson,Jr.for review.Mr.Hawbaker
said that he did not believe that the type of comments being received are
provided for in either the State law or the regulations for the Administra-
tive Procedures and if it appears that there is something of State impact,the
comment should come from the State level by the Secretary of State Planning,
Constance Lieder,or from one of her deputies.Mr.Hawbaker pointed out that
the response in relation to RZ-265 in October of 1983 was the first response
of this kind since applications for map amendments have been sent to the
regional office for review,beginning in 1974.Following further discussion
of this matter,the Commission decided that a letter should be sent through
the Board of County Commissioners to Constance Lieder,Secretary of State
Planning in Baltimore,expressing the concerns that have been raised and
asking for clarification of the intent of the Administrative Procedures for
State Planning review,particularly as relates to rezoning matters.
Solid Waste Regulations --COMAR 10.17.08:
Mr.Hawbaker said that about three years ago,new regulations were proposed
for preparation of Solid Waste Management Plans to which the Commission
responded that they could not be accepted because they would impose too much
of a burden on the County to provide the requested information.The new pro-
posed regulations have now been advertised for public hearing which is scheduled
in the area for Wednesday evening.Mr.Hawbaker said that he and Catherine
Thompson have reviewed the new regulations and found that the categories that
are required to be listed are such that,depending upon the interpretation by
the State,would impose an unreasonable burden on the County at the staff
level to provide.
While the Commission has not had an opportunity to review the Executive
Director's written comments in regard to the proposed changes to the regula-
tions,it was agreed to concur with the comments as summarized based upon
endorsement by the County Commissioners.
Addition to Agenda Ski Resort:
Parks Planner William Stachoviak reported that he had attended a public
meeting held by TTM,Inc.and had spoken with a representative from Pennoni
Associates in regard to studies of access routes from 1-70 to the White Tail
Ski Resort that is proposed for the Blairs Valley area.Traffic counts are
planned for Blairs Valley Road and St.Pauls Road in order to determine the
best means of access.Concerns have been expressed about the adequacy of
either of the roads to handle additional traffic that would be created
throughout the Clear Spring and Blairs Valley areas.
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By consensus,the Commission agreed that the developer should be contacted
and be advised of the concerns that have been raised,and requesting that he
meet with the Commission to discuss steps that should be taken intially and
long-term plans to address the problem.
ADJOURNMENT:
There being no further business,the meeting was adjourned at 10:05 P.M.
followed by an Executive Session.
tJ~L:.cJa1Af .
William E.Wolford,Jr.,Chairman
146
WASHINGTON COUNTY PLANNING COMMISSION
REGULAR MEETING OF APRIL 2,1984
The regular meeting of the Washington County Planning Commission was held on
Monday,April 2,1984 at 7:00 P.M.in the second floor conference room of the
County Office Building.
The meeting was called to order by the Chairman at 7:00 P.M.with the following
Commission members and staff in attendance:Chairman William E.Wolford,Jr.;
Vice Chairman Jack B.Byers;Michael D.Barnhart;Thomas W.Dwyer;John C.
Herbst;and Donald E.Zombro.Not present:Richard E.Roulette.
Staff:Jack S.Hawbaker;Executive Director;Catherine T.Thompson,Senior
Planner;Stephen T.Goodrich,Associate Planner;Richard B.Shipe,Assistant
Planner;William V.Stachoviak,Parks Planner;and Marion Snyder,Secretary.
MINUTES:
The minutes of the regular Commission meeting of March 5,1984,were approved
and accepted as received,on a motion by Mr.Dwyer,seconded by Mr.Zombro.
So ordered.
Addition to Agenda:
On a motion by Mr.Herbst,seconded by Mr.Dwyer,a variance request for Mrs.
John Shupp was added to the agenda for consideration at the request of the
Executive Director.So ordered.
Mrs.John Shupp,Variance Request:
The Executive Director said that a request for a variance by Mr.Seibert on
behalf of Mrs.John Shupp was brought to his attention after the meeting agenda
had been prepared.The parcel in question is proposed to be subdivided into
three separate lots,each improved by an existing structure.The dwelling at
the western portion of the parcel would not have access onto Route 40 and a
variance to the requirements of Section 405.ll.B of the Subdivision Ordinance
is requested to permit access via an existing driveway.
On a motion by Mr.Herbst,seconded by Mr.Zombro,the Commission voted to
grant the variance as requested.So ordered.
Subdivisions:
Fountainhead Estates,Lots 1-21 and Orchard Grove,Section 4 -Preliminary:
The staff report indicated that the Planning Commission granted a variance on
October 3,1983 to allow less than 160'of lot depth to the lots between a public
road and a railroad for Section 4 of the Orchard Grove subdivision.The County
Engineer requires changes to solve drainage problems on lots 14 and 15 and has
temporarily withheld preliminary approval for those lots until the problems are
satisfactorily resolved.Other requirements of the Engineering Department relate
to design standards (letter dated March 13,1984 contained in the plat file
(S-84-l8).Also,the Sanitary District,Health Department,and Water Department
have granted approvals with minor changes to the plat and contingent upon re-
ceiving approval by the State Health Department.It was also noted that the
file contained a letter signed by several residents of the area which expressed
concerns in regard to public safety at the intersection of Grove Road and Woodburn
Drive to provide emergency vehicle access,drainage problems in the area,and
traffic that would be generated by the additional residences in the subdivision.
The letter also contended that there was a mistake in the original zoning of
the parcel to RU and stated that it should have been zoned RR since public
sewer was not available when the Zoning Ordinance was adopted.
Mr.D.J.Pennesi,1747 Woodburn Drive,acting as spokesman for a group of
residents of the area,spoke to the Commission reiterating the concerns that
were expressed in the letter and also discussed the relationship of the current
concept plan to a previous proposal which did not progress to its conclusion
with a plat of record.The Executive Director explained the agency review and
approval subdivision process in responding to the concerns expressed.The staff
has recommended Preliminary approval contingent upon meeting the requirements of
the Ordinances and making the revisions requested by the reviewing agencies.
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Fountainhead Estates,Lots 1-21 and Orchard Grove,Section 4 -Preliminary:
On a motion by Mr.Herbst,seconded by Mr.Dwyer,the Commission voted to grant
Preliminary Approval to the plat file provided all agency requirements are met.
The motion carried with Mr.Barnhart voting "Nay".
Emory Draper --Simplified Plat:
The Executive Director explained that the Draper Simplified Plat was brought be-
fore the Commission due to the complexity of the circumstances.The plat file
contains a letter from the County Engineer and the County Roads Department Super-
intendent relative to the status of the county-maintained road.The County Com-
missioners have reviewed the proposal by Mr.Draper to convey the road to the
County and have declined to pay for the survey cost since it is already a public
road.
Mr.Draper explained that the road shown on the plat (Nick Road)is what remains
after several conveyances from an original property.Mr.Draper said that he
had bought approximately 90 acres at the end of the road which had been a part
of an original plat of 140 acres.The lane had been a dirt lane until 1973
when is was tarred and chipped and was thought to have been owned by Mr.Norman
Mills from whom Mr.Draper purchased the 90 acre parcel.Mr.Draper said thathe
offered to give the platted section of the road to Mr.Mills and then to the
County,plus some additional land,subject to the County paying for the survey.
Following further discussion of the background information and notion that the
County Engineer has granted approval of the transfer by letter dated March 22,
1984,the Commission voted to grant approval of the Simplified Plat for convey-
.ance of the 0.72 acre parcel.Motion by Mr.Herbst,seconded by Mr.Barnhart.
So ordered.
Michael Massih --Simplified Plat:
Mr.Massih appeared before the Commission to request approval under the Simpli-
fied Plat process for a revision to a previously approved subdivision plat for
development of Lots 1 and 2 of his property on Gilardi Road.He now proposes
to provide a future 50'private right-of-way at the northern boundary of Lot 1
in order to provide access to a parcel now owned by Mr.Emmert located to the
rear of Lot 1,which Mr.Massih hopes to acquire.Mr.Massih said that the
50'right-of-way would then be conveyed by deed along with the Emmert property.
On a motion by Mr.Dwyer,seconded by Mr.Zombro,the Commission voted to approve
the transaction as proposed.So ordered.
Preliminary Consultation:
Fahrney-Keedy Memorial Home:
The Staff reviewed a Preliminary Consultation held for the proposed development of
21 single-family residential units in addition to the existing nursing care facil-
ities of the Fahrney-Keedy Memorial Home.The developer has requested a variance
to the lot area requirements of the Zoning Ordinance to allow a reduction to
10,000 square foot lots rather than the required 20,000 square foot lots for reaSOns
of security.The request,which was made at a Board of Appeals hearing on August
17,1983,was denied because no hardship exists to provide the 20,000 square foot
lot areas.
The County Engineer sees no problem with stormwater management facilities,but
indicated that he would like to see how the additional runoff is to be handled,
especially to the west of the proposed development.In the event of future subdi-
vision,the street and cul-de-sacs to be conveyed to the County would have to meet
County standards at that time.The consultant,Mr.Weikert,indicated that there
is a possibility that the proposed street could connect to Md.Route 66,but
not within a ten-year period.The SHA stated that the existing entrance would
need to be upgraded to accommodate additional traffic in the new section but pre-
ferred that another area be used for access.The Health Department will require a
plan for water and sewer expansion to serve the additional residents and a permit
is required from the State Health Department.The Planning Staff's primary concern
is the conflict with standards of the Zoning Ordinance and suggested that the
standards for the Cluster Subdivision Concept be followed as outlined in Article 22
of the Zoning Ordinance.In this regard,the Executive Director said that a pro-
posed text amendment has been prepared that could be applied where residential
lots in nursing home complexes were not intended to be subdivided,provided the
148
gross density remains the same.This would provide for a new Section 23.l(e)
which could be heard at the special hearing to be held by the Board of County
Commissioners on April 24.The consultant said that the time factor involved in
the rezoning process would not pose a problem in the submittal of a site plan.
Site Plan -Howard Johnson Hotel:
The Staff reviewed a site plan application for the Howard Johnson Hotel located
at Underpass Way north of Halfway Boulevard.It was pointed out that the appli-
cation meets requirements for access,parking,and landscaping and all re-
quirements of the Subdivision and Zoning Ordinances are included on the Site
Plan.Water and sewer are available to the site and are awaiting minor details
to be worked out in regard to the size and routing of the lines.It was re-
quested that approval be granted contingent upon receipt of written approvals
from these outstanding agencies by the Permits Department.
On a motion by Mr.Barnhart,seconded by Mr.Byers,the Commission voted to
approve the Site Plan application conditional upon receiving unconditional
approval from all approving agencies.So ordered.
COMMUNICATIONS:
Letter from Glenn L.Dull:
For the information of the Commission,a letter from the County Engineer to the
Board of County Commissioners was brought to their attention in which Mr.Dull
expressed concerns relative to the unmarked railroad crossing on an unimproved
road which serves the Grace Baptist Church.No action required.
OTHER BUSINESS:
Power Plant Siting':Catherine Thompson brought the Commission up to date on'the
Power Plant Siting Committee's report on the two chosen sites in Washington
County,WP-14 and WP-26.She reported that the Advisory Committee has expressed
concerns relative to WP-26 since the water intake duct would represent a 75 to
80%loss of water,and heavy traffic and noise generated by the plant as it
would impact Md.Route 68.Concern was expressed also in regard to WP-14 since
it does not have a large enough area to contain waste from the plant,would be
visible from 1-70,and most importantly,would have an effect on the Urban
Growth Area Boundary.
By consensus,the Commission agreed that a letter be sent to Mr.James Teitt,
Coordinator for the Power Plant Siting Program in Annapolis,saying that any-
thing that would be situated in close proximity to the Urban Growth Area Boundary
would be unsuitable.Mr.Wolford abstained.
Town Growth Areas:
Catherine Thompson reported that the Mayors of the Towns of Boonsboro,Clear
Spring,Hancock,and Smithsburg have been contacted relative to making a presenta-
tion by the Planning Staff and Commission members,of the Urban Growth Area Study
at their regular meetings in May.Mr.Barnhart and Mr.Herbst will attend the
Smithsburg meeting;Mr.Zombro will go to the Hancock meeting;Mr.Wolford chose
to go to the meeting in Clear Spring;and Mr.Byers agreed to take the Boonsboro
meeting.The objective is for the Staff and a Commission member to present the
study that was done for the Urban Growth Area and to ask if the individual towns
wished to participate in a similar study for their towns.
208 Study:
The Commission discussed the 208 Study as pertains to the analysis of non-point
source pOllution which has been under consideration by the Middle Potomac
Advisory Council.The Minutes of their meeting of March 5 were forwarded to
the Planning Department from the Department of Health and Mental Hygiene through
the County Commissioner's office.Following a brief discussion,it was agreed
that the Executive Director should contact the County Administrator saying that
the Commission felt that the study did not involve the Planning Commission dir-
ectly and would best be handled by Soil Conservation District personnel.It was
also agreed that the Commission would like to remain in contact and to be apprised
of developments of interest to Washington County.
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White Tail Resort:
The Executive Director said that Mr.Wolford has talked to Dr.Bruce Foster,
developer of the White Tail Ski Resort,relative to concerns expressed by the
Commission about the impact of traffic generated to and from the resort through
the Clear Spring and Blairs Valley areas which are the only means of access
from 1-70.Dr.Foster has indicated his willingness to meet with the Commis-
sion to discuss traffic studies that are being done in those areas and has
agreed to a meeting in the Planning Commission office on April 17 at 10:00 A.M.
The Commission requested Mr.Hawbaker to contact Dr.Foster to confirm the
time and date of this informal meeting.
Highland Manor Mobile Home Park:
As a result of questions raised in regard to the status of Highland Manor Mobile
Home Park and the issuance of a Site Plan permit in light of a recent amendment
to the PR District of the Zoning Ordinance,a letter has been received from the
County Commissioner's office saying that the property was approved in accordance
with the provisions of the Zoning Ordinance prior to the exclusionary amendment.
In this regard,the Commissioners feel that an application for a mobile home
park on this particular property only should be accepted on the basis of previous
Site Plan approval.
Department of State Planning Matter:
In regard to the Department of State Planning's field office responding on
rezoning applications,the Executive Director said that the Board of County
Commissioners has written to Secretary of State Planning Constance Lieder .
.In responding,the Secretary said that in addition to becoming involved in
matters of State interest,they would also respond when technical advice could
be offered.Commissioner Bowers responded to Secretary Lieder saying that it
was felt that unsolicited comments in matters which unquestionably are local in
nature could lead to unnecessary problems.
Rezoning Cases from March 12 Hearing:
RZ-273 -Ostrow -"A"to "HI":
Based upon the testimony presented at the public hearing and the staff report
and recommendation,the Commission voted,on a motion by Mr.Barnhart,seconded
by Mr.Byers,to forward a recommendation to the Board of County Commissioners
that the application be denied.So ordered.Mr.Dwyer abstained.
RZ-274 -The Martin Company -"RS"to "BG":
Based upon the testimony presented at the public hearing and the staff report and
recommendation that a mistake was made in the original zoning,the Commission
voted,on a motion by Mr.Zombro,seconded by Mr.Barnhart,to forward a recom-
mendation of approval to the Board of County Commissioners.So ordered.Mr.
Dwyer abstained.
RZ-275 -Roy K.Harbaugh -"RS"to "BG":
Following discussion of the testimony presented in the public hearing and in
light of the many established business uses in the surrounding area of the subject
parcel,the Commission voted,on a motion by Mr.Zombro,seconded by Mr.Herbst,
to forward a recommendation to the County Commissioners that the application for
map amendment be approved on the basis of a mistake in the original zoning.The
motion carried with Mr.Dwyer abstaining.
RZ-276 :
For the record,Mr.Hawbaker said that RZ-276 has been withdrawn.
RZ-277 -R.Martin Palmer,Jr.-"BL"to "HP":
On a motion by Mr.Byers,seconded by Mr.Herbst,the Commission voted to forward
a recommendation to the Board of County Commissioners that the HP overlay classi-
fication be approved for the 2.74 acre parcel only.So ordered.Mr.Dwyer abstained.
150
Neck Road:
On a motion by Mr.Dwyer,seconded by Mr.Zombro,the Commission voted to sustain
the position taken in imposing a temporary moratorium on further development on
Neck Road until a satisfactory agreement is reached pending negotiation between
the Board of County Commissioners and the area property owners to upgrade the
road to acceptable standards as previously set forth by the County Engineer.
This recommendation is to be forwarded to the Board of County Commissioners
for their consideration and action.So ordered.Mr.Barnhart abstained.
Text Amendments:
The Executive Director said that the Board of County Commissioners are holding
a rezoning hearing on April 24,as part of their regular business session to
consider text amendments to the Zoning Ordinance relative to Sections ll.l(a);
4.16;6.l(y);and 6.5.
It was suggested that the Planning Commission should be involved in the rezoning
review and recommendation process,and following discussion in this regard and
concerns raised by the staff,a recommendation was made and agreed upon,that
the Chairman approach the County Commissioners in regard to the procedures for
the public hearing process.The proposed amendment for Section 23.l(e)will be
held for the regularly scheduled rezoning cycle in June.
ADJOURNMENT:
There being no further business,the meeting was adjourned at 9:35 P.M.
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William E.Wolford,Jr.,Chairman
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151
WASHINGTON COUNTY PLANNING COMMISSION
PUD SPECIAL WORKSHOP MEETING OF APRIL 16,1984
A special workshop meeting was held on Monday,April 16,1984 in the second
floor conference room of the County Office Building.The meeting was called
to order at 7:10 P.M.with the following members and staff in attendance:
Chairman William E.Wolford,Jr.;Vice Chairman Jack B.Byers;John C.Herbst;
and Donald E.Zombro.Staff:Executive Director Jack S.Hawbaker;Senior
Planner Catherine T.Thompson;and Marion Snyder,Secretary.Absent were:
Thomas W.Dwyer;Michael D.Barnhart;and Richard E.Roulette.
The purpose of the meeting was to review the proposed PUD text for Article 16
that is intended to replace the PR Section of the Zoning Ordinance.The
Executive Director explained that the PUD does more than just replace that
section of the Ordinance;it provides the floating zone which means that the
PUD classification can be placed over the residential classifications when it
is found by the Planning Commission and the County Commissioners,after public
hearing,that a concept for a Planned Unit Development can receive the PUD
floating zone overlayed on the Residential classification that already exists
on the Zoning Maps.If through this review process,the development does not
come to fruition,for whatever reason,the land would then revert to its
original zoning classification without public hearing.It was explained that
the PUD is meant to be a concept,something with a lot of latitude whereby a
developer may come in with a concept for developing a residential land use,
and with a minimum of conventional restrictions,negotiate with the Planning
Commission to allow for adjustments for the particular community in which it
is proposed to be located.
Specific changes to the proposed text were directed by the Commission,and
those changes are to be brought to the Commission at the regular meeting on
May 7.Following final action by the Commission on the proposed wording for
the Zoning Ordinance,the text will be advertised for public hearing in the
second quarter of the zoning cycle.
A copy of the memo from the Executive Director to the Commission dated April
17,citing each of the PUD sections acted on is attached and becomes a part
of these minutes.
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William E.Wolford,Jr.,Chairman
WASHINGTON COUNTY
PLANNING COMMISSION
COUNTY OFFICE BUILDING
33 WEST WASHINGTON STREET
HAGERSTOWN,MARYLAND 21740
Telephone:(3D1)791-3065
CCIUl't House
SERVING V;fA.SHlNGTON COUNTY SINCE 1873
April 18,1984
MEMO TO
FROM
SUBJECT
Washington County Planning Commission
Jack S.Hawbaker,Executive Director
PUD Review Action of Special Meet'
April 16
As a result of the review taken by the Commission at the special PUD workshop
the staff was instructed to amend the following Sections to the PUD text:
1.Section 16.1.2,should read "commercial uses permitted in
the BL District."
2.Section 16.2 for Special Exception Uses is to be expanded
to explain the rationale for this section.
3.Section 16.4(A)The Ownership provlslon is to be amended
to require single ownership by the time of final development
plan review.
4.Section 16.4(B)The word "highway"is to be substituted with
"roadway".
5.Section 16.4(C)The public utilities requirement is to be
investigated by the staff.
6.Section 16.5 should be amended to incorporate mention of the
flexibility inherent in the PUD process.
7.Section 16.5 should be amended to include the qualifications
of the professionals preparing the various plans.The pro-
visions for landscape architects are to be investigated by the
staff .
PUD Review Action of Special
Meeting on April 16
-2-April 18,1984
8.Section l6.5(A),No.5 is to be amended to place "within 6
months"after the words Site Plan in second line.
9.Section l6.6(A),No.l(f)is to be amended to include maximum
building height.
10.Section l6.6(A),No.lei)add a sentence for the number of
copies of the Concept Plan to be submitted.
11.Section l6.6(B),No.l(c)change "estimated heights"to "maxi-
mum heights".
12.Section l6.6(B),No.2 delete the first sentence.
13.Section 16.6(C),No.2(d)i.Change "private drives"to
"Private roadways".
14.Section l6.7(A)Change from "arrange for the dwelling units
per acre"to "the maximum gross density".
15.Section l6.7(C)Delete "utility easements"and replace with
"stormwater retention ponds."
16.Section 16.7 (F)1.Deletethe word "major"from first sentence
and add "commercial facilities",change "adj acent"in second
sentence to "contiguous"and delete"or commercial facility".
17.Section l6.7(F)2.Replace"a la'x la'asphalt or concrete"
with the words "an impervious".
18.Section l6.7(H)2.Delete the provision for the first 100 units
and include provision for the residential areas to be built
prior to commercial uses.
19.Section 16.7(1)Change to read "existing and planned streets ...
The draft text will be amended and mailed out with the agenda for the next regu-
lar meeting on May 7.At that time we will also send along the proposed method
for handling the five separate areas in the County that are currently zoned "PR"
and will need to be changed in order to be consistent with the deletion of the
"PR"Section in the Zoning Ordinance once the PUD Section is approved.At that
time we will also include a brief analysis of the rationale for the proposed new
zoning designations.
"
153
WASHINGTON COUNTY PLANNING COMMISSION
REGULAR MEETING OF MAY 7,1984
The regular meeting of the Washington County Planning Commission was
held on Monday,May 7,1984 at 7:00 P.M.in the second floor conference
room of the County Office Building with the following members and staff
in attendance:Chairman William E.Wolford,Jr.;Vice-Chairman Jack B.
Byers;Michael D.Barnhart;John C.Herbst (arriving at 7:30);Marianne
Jenneke;Richard E.Roulette;and Donald E.Zombro.StafD Senior Planner
Catherine T.Thompson;Associate Planner Stephen T.Goodrich;Assistant
Planner Richard B.Shipe;and Marion Snyder,Secretary.
The meeting was called to order at 7:00 P.M.
MINUTES:
The staff reviewed the preliminary plat for The Woods,a proposed sub-
division of 103 single family residential lots situated on 71 acres
northwest of Boonsboro.The application,currently under review in the
Planning office has had a Preliminary Consultation held in August of 1981.
Of primary concern is the position of the Sanitary Commission relative to
the policies of the Water and Sewerage Plan as it pertains to community
water and sewerage systems.The site is located in an area designated
as W-7 in the plan and it was pointed out that a change to W-3 must be
requested at the local level and a public hearing held prior to approval
of construction plans by the State Health Department.The Sanitary Com-
mission had said that they did not wish to become involved with the
system,and it was stipulated by the State Health.Department that the
developer enter into an agreement to establish escrow accounts and the
posting of a bond to allow the Sanitary District to take over the system
once the development is completed.The prime concern of the Sanitary
District is that there would not be enough users in the area to support
a sub-district.The Town of Boonsboro has indicated that their line
does have the capacity to serve the development.William Teach,con-
sultant,said that the present distribution system consisting of 4 wells
presently serves the Keedysville Bank,Reese's store and pharmacy and
residences in the area and has adequate capacity to serve the development
and residences along Route 40,although there is a problem with water
quality.
NEW BUSINESS:
The Woods,Section A,(S-84-23)--Preliminary Plat--Discussion:
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The minutes
accepted as
So ordered.
approved as
So ordered.
of the regular meeting of April 2,1984 were approved and
received on a motion by Mr.Barnhart,seconded by Mr.Byers.
The minutes of the special meeting of April 16,1984 were
received on a motion by Mr.Zombro,seconded by Mr.Roulette.
*
Mr.Palmer Dawson and Mr.Paul Waggoner,representing the Sanitary
Commission,said that they would like to have an opportunity to take
the matter before the Sanitary Commission at their next meeting and
felt that the discussion would result in positive action.They said
that they did not foresee a problem with the planning staff proceeding
with the review of the Preliminary Plat.It was also pointed out that
the Sanitary District would review the distribution system to include
the entire residential development plus the commercial development along
Route 40 to meet the standards of the Sanitary District should they
agree to undertake management of the system in the future.
Also,Catherine Thompson pointed out that the site of the development
is in prime agricultural land located in the Rural/Agricultural Area
and the Planning Commission would need to consider the application as
it would relate to the policies of the Comprehensive Plan and the Town
Growth Area for the Town of Boonsboro.The Commission indicated that
they will discuss the relationship to the plan after the application
for an amendment to the Water and Sewer Plan is submitted.
*Amended June 4,1984
154
Variance Requests:
Boyd L.Michael,Jr.
A variance request was presented in which Mr.Michael asked to be
relieved from the 500'distance requirements of the Highway Plan so
that a new access to the north of the parcel with about 250'of separa-
tion can be created.The proposed Lot 2 is situated on the west side
of Route 66,south of Route 40.Lot 1 is improved by an existing
dwelling.
On a motion by Mr.Roulette,seconded by Mr.Byers,the Commission
voted to grant the variance as proposed.So ordered.
Gary L.Swartz:
The staff report related that the variance request to Section 405.11B
of the Subdivision Ordinance is for a proposed new lot to the south
of the existing buildings and would be served by a right-of-way now
existing.The original tract of land had 2 accesses,one to the west
(19 ft.)and one to the east (29.5 ft.).In 1981 a lot was subdivided
utilizing the 29.5 ft.panhandle access and a variance was granted to
allow remaining lands the use of the 19 ft.panhandle.The newly
proposed subdivision would not affect this access.It was suggested
that the variance request be changed to allow a divided access utiliz-
ing the 29.5 ft.to serve the proposed lot as well as the lands re-
maining.The adjoining land owner has granted permission to allow the
shared access.
On a motion by Mr.Roulette,seconded by Mr.Zombro,the Commission
voted to grant the variance as proposed to utilize the divided access.
Motion carried with Mr.Herbst abstaining.
James Wilson:
A request for a variance from the requirements of Section 405.11B of
the Subdivision Ordinance was heard in which it was proposed to create
a new lot without pUblic road frontage.The proposed lot contains
an existing storage-type building which is intended to be conveyed
to a new owner who will be establishing a business pending Board of
Appeals action for a Special Exception use.The lot would have
access via a 20'private lane and/or a 10 ft.common right-of-way.
On a motion by Mr.Zombro,seconded by Mr.Byers,the Commission voted
to grant the request as proposed.So ordered.
COMMUNICATIONS:
Letter from Delegate Peter G.Callas:
For information,a letter was distributed to the Commission from
Delegate Peter G.Callas relative to House Bill 1368 that has been
passed by the General Assembly.
OTHER BUSINESS:
Preliminary Consultation--Grand View Country Inn:
The staff reported that a preliminary consultation was held on April 5
with involved reviewing agencies to discuss a concept plan submitted
for Grand View Country Inn,a proposed 2 1/2 story motel and restau-
rant situated on 25.7 acres located south of Md.Rt.180 west of the
Harpers Ferry Road intersection.The 25-acre parcel was recently
rezoned from the C classification to BG and that several sections of
the Zoning Ordinance would have to be addressed in the site plan
review process as pertains to off-street parking and loading,signs,
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Preliminary Consultation--Grand View Country Inn (Cont'd.):
and landscaping.Landscaping and buffering requirements were discussed
by the Commission particularly what would be required to provide ade-
quate screening of vehicular and security lighting to protect nearby
residences.
Also,concerns were expressed relative to amendment to the Water and
Sewerage Plan for multi-use sewerage systems which would require a
change from S-7 to S-3 in order to satisfy State Health Department
requirements and then to S-l in the next biennial update of the Water
and Sewerage Plan for the existing system.The Commission discussed
the timing involved with a proposed amendment to the Water and Sewerage
Plan as relates to the review process by the County and State Health
Departments.The local Health Department cannot act until the State
Health Department has granted approval of the facility and has been
properly classified in the Water and Sewerage Plan.The staff pointed
out that there were some problems encountered with the review process
at the State level since some plans were reviewed while others were
not.It was suggested that the Commission might want to contact the
State Health Department in this regard.
Concern was also expressed relative to the impact of the sewerage
facility on the C &0 Canal National Historical Park property at the
point of discharge into a tributary of the Potomac River through a
series of 8"mains and lagoons.Mr.Barnhart said that he would check
to see if officials of the Park Service have been made aware of the
plans for this development.Mr.Barnhart then moved that the Commission
review the construction plans for the development prior to asking for
an amendment to the Water and Sewerage Plan.The motion died for lack
of a second.
A motion was then made by Mr.Herbst,seconded by Mr.Zombro,that a
recommendation be made to the County Commissioners that the Water and
Sewerage Plan be amended to show the S-3 classification for this
development instead of S-7.So ordered.Mr.Roulette abstained pend-
ing the hearing by the County Commissioners.
ZONING CASES FOR JUNE 11 PUBLIC HEARING:
1.PUD Text Plus Changes to PR District:
The Commission reviewed the revised wording for the proposed PUD text
that is intended to replace the PR Section,Article 16,of the Zoning
Ordinance and agreed,by consensus,that under 16.4C.Utilities:that
the original wording "all PUD's shall be served with public water and
sewer"should be retained.The preliminary staff analysis for rezoning
of PR lands on Tax Maps 58, 50,37,and 36 was discussed at length.
The Commission felt that rezoning of the smaller parcels that had inad-
vertently been included in the PR District would not pose a problem
but expressed concern,particularly as relates to those larger parcels
in the PR classification on Tax Maps 50 and 37.By consensus,the
Commission agreed to hold the PUD Text and rezoning of the PR lands
for further review and to conduct a pre-hearing consultation with the
landowners in the PR classifications prior to advertising for public
hearing.
2.Airport Zone:
Following review of the proposed text for the AP zone,the Commission
agreed by consensus,to hold the text for further input from the EDC
Director and Airport Manager relative to paragraphs (g)through (il
.\on page 3 prior to proceeding with advertising for pUblic hearing.
3.RZ-282:
By consensus,the Commission agreed to proceed with advertising RZ-282
for pUblic hearing on June 11.
156
ZONING DECISIONS FROM APRIL 24 PUBLIC HEARING:
RZ-280--Section 4.16:
Following review of the Staff Recommendation to the Planning Commission
for additional wording to Section 4.16 of the zoning Ordinance,the
Commission voted,on a motion by Mr..Herbst,seconded by Mr.Byers,to
forward a recommendation to the Board of County Commissioners that the
text amendment as proposed be denied and further recommended that other
alternatives be explored that'would accomplish the purpose intended.
So ordered.
RZ-279--Section ll.l(a):
On a motion by Mr.Byers,seconded by Mr.Herbst,the Commission
voted to forward a recommendation for approval of RZ-279 to the Board
of County Commissioners with the further recommendation that the
floor space of the building be limited to a maximum of 15,000 square
feet.So ordered.
RZ-281--Sections 6.1(y)and 6.5:
Following review of the Staff Recommendation for additions to Sec-
tions 6.1(y)and 6.5 of the Zoning Ordinance,the Commission voted
to recommend approval of the application as a principal use as
opposed to the Special Exception category recommended by the staff
because there are other similar uses included in the Agricultural
zoning District.So ordered.
Whitetail Ski Resort:
Catherine Thompson reported that as a result of the meeting held with
representatives of the Planning Commission on April 17 with Dr.
Foster regarding information in planning the Whitetail Resort,addi-
tional information has been provided by Dr.Foster via a letter to the
Commission Chairman dated May 3,1984 pertaining to preliminary
market studies,traffic volume,and access routes.The Commission
has particularly expressed concern in regard to traffic routing
through Washington County from Interstate 70 via the Blairs Valley
Road and Clear Spring area.According to Dr.Foster's letter,final
reports are not yet available but will be forwarded at the earlist
possible date and a meeting will be held with the County Engineering
Department at that time in regard to road maintenance.
Maryland Citizen Planners Association:
By consensus,the Commission agreed that they would like to continue
group membership at $150.00 per annum including all members of the
Planning Commission,Board of Appeals Members (pending their desire
to participate)and Associate Membership.
June 4 Meeting Date:
It was suggested that the date of the June 4 regular meeting might
be in conflict with graduation ceremonies held on that date.The
Commission agreed that the meeting should be held on the regularly
scheduled first Monday,June 4,since the Commission members found
no conflict with that date.
ADJOURNMENT:
There being no further business on the agenda,the meeting was
adjourned at 10:30 P.M.followed by a brief Executive Session.
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157
WASHINGTON COUNTY PLANNING COMMISSION
REGULAR MEETING OF JUNE 4,1984
The Regular Meeting of the Washington County Planning Commission was held on
Monday,June 4,1984 starting at 7:00 P.M.in the second floor conference
room of the County Office Building.
ROLL CALL:
The following members and staff were in attendance:Chairman William E.Wolford,
Jr.;Vice-Chairman Jack B.Byers;Michael D.Barnhart;John C.Herbst (arriving
at 7:25);Marianne Jenneke;Richard E.Roulette;and Donald E.Zombro.Staff:
Executive Director Jack S.Hawbaker;Senior Planner Catherine T.Thompson;Asso-
ciate Planner Stephen T.Goodrich;Marion L.Snyder,Secretary and Zoning Admin-
istrator Paul Prodonovich.
CALL TO ORDER:
The meeting was called to order by the Chairman at 7:05 P.M.
MINUTES:
The minutes of the regular meeting of May 7,1984 were approved,on a motion by
Mr.Zombro,seconded by Mr.Byers,on the basis of clarification of the Town of
Boonsboro's position as pertains to extension of their water line to serve "The
Woods"subdivision(page 153,line 17,under "The Woods"Section A--Preliminary
Plat Discussion).The sentence should read,"The Town of Boonsboro has indicated
that they do not wish to serve the development at this time".The minutes were
accepted as amended.
ADDITION TO AGENDA:
By consensus,the Commission agreed to add a request from the County Commissioners
to the evening's agenda.
NEW BUSINESS:
Requests for Variances:
Walter R.Ehrhardt:
A request for a variance from Section 405.2A of the Subdivision Ordinance was out-
lined by the staff in which it is proposed to cluster the access points for 4 new
lots without the required 100'of separation between access points.The site is
situated on the east side of Harpers Ferry Road,a Minor Collector highway,with
the actual entrance and access road to be constructed on the panhandle of proposed
Lot 4,fronting on Harpers Ferry Road at the westernmost portion of the 97-acre
tract.Two lots are proposed to be conveyed to family members.The County En-
gineer has been asked to check the location as pertains to sight distance.No
other means of access is possible due to topographic conditions.Mr.Ehrhardt,
who was present,said that the remaining lands contain a farm and that no further
subdivision is planned.
On a motion by Mr.Zombro,seconded by Mr.Byers,the Commission voted to grant
the variance as proposed.So ordered.
Joseph E.Clipp:
The staff reviewed a request for a variance for Joseph E.Clipp relative to the
restrictions of Section 405.ll.B of the Subdivision Ordinance to create a new lot
having frontage and access on a private right-of-way.The total acreage of the
original parcel is 77.58 acres,situated on the east side of Trego Road near
Rohrersville.The staff pointed out that this proposed subdivision could fall
under the exception which permits conveyances to immediate family members on a
private right-of-way,except that the parties involved do not conform to the
definition of "immediate family member"as specified in Section 202.19 of the Ordi-
nance.Mr.Clipp proposes to convey the parcel to his grandson.
On a motion by Mr.Roulette,seconded by Mr.Zombro,the Commission voted to grant
the request for a variance to Section 405.ll.B of the Ordinance to permit creation
of the lots utilizing the private right-of-way.So ordered.
Mr.Herbst suggested that the Subdivision Ordinance be looked at as pertains to
redefinition of Section 202.19 relative to an immediate family member.
158
Preliminary Consultations:
The staff reported on a Preliminary Consultation that was held on May 10,1984
for "Greenside"a proposed 40-unit,single bedroom apartment complex located
southwest of the intersection of 1-81 and Maugans Avenue on the east side of
proposed Weber Lane.The County Engineer has expressed concern relative to the
impact of increased traffic created by this development on the Martin Road/Mau-
gans Avenue intersection,based on the estimated 200-250 cars per day from the
proposal.The County Engineer further stated that commercial traffic would not
be permitted on Weber Lane if it were built to residential standards and recom-
mended that the developer and the adjacent property owners meet to determine
future development needs of the area.The staff report also pointed out that
due to the similarity of names of streets,Weber Lane should be renamed to
alleviate problems which would be encountered by emergency vehicles in locating
the development.Other considerations enumerated in the report were the pro-
vision of additional buffering between the northern boundary and the proposed
building as provided for in Section 19.5(c)of the Zoning Ordinance,and whether
play areas (tot lots)should be provided at this time.The developer has said
that since the development is planned as an adult community,play areas prob-
ably would not be necessary.
The Commission agreed that the developer should contact the adjacent property
owners in regard to costs of providing utilities as well as road improvements.
The Commission also indicated that they felt that adequate open space is being
provided to allow for development of recreational facilities and that no addi-
tional buffering should be required other than as specified by Section 19.5(c)
of the Ordinance.
Subdivisions:
H,L.Dyer,3 Lots --Preliminary and Final:
The staff reviewed a subdivision plat submittal for H.L.Dyer,a 32.70 acre
parcel situated on Exline Road in Election District 5.The proposal is to
subdivide 3 lots for residential development.All agency approvals have been
granted.The staff requested that Preliminary Approval be granted with Final
Approval given administratively pending review of a minor revision to the plat.
On a motion by Mr.Herbst,seconded by Mr.Roulette,the Commission voted to
grant Preliminary Approval and authorized the staff to grant Final Approval once
all Ordinance requirements have been satisfied.So ordered.
OTHER BUSINESS:
Robinwood Court:
Zoning Administrator Paul Prodonovich said that he has been asked by the devel-
oper of Youngstoun for an opinion relative to the placement of mini-warehouses
or storage buildings that are proposed for the commercial section of Youngstoun
known as Robinwood Court.Mr.Prodonovich said that his interpretation of the
Ordinance wasthat the warehousing use would not be permitted but that upon further
review of the concept,felt that the provision of storage space for residents of
the apartment complex would be a compatible use.Mr.Prodonovich said that he
did not get a commitment,however,on the size of the proposed structures nor
what the use would be should they not be used for the convenience of the resi-
dents,leaving the use open to any business in the immediate neighborhood or
to any aspect of the already approved Phase I concept plan.He further stated
that other inquiries have been received relative to the mini-warehousing concept
and asked the Commission for an opinion in regard to an interpretation of the
Ordinance as pertains to accessory uses in the PR District.
The Commission felt that it was necessary to know from the developer what the
proposed use of the facility would be,and after the site plan is submitted
it will need to be determined if the warehousing facility is an accessory use.
The Commission recommended that the Zoning Administrator advise the developer
to submit the plan on the basis of what the Commission agrees to be the inter-
pretation of an accessory use for the residential as well as the commercial use.
It was further pointed out that the Ordinance needs to define the mini-warehouse
facility and provide for size limitations before making a blanket provision for
them to be permitted in any of the Business Districts.It was also pointed out
that the concept plan may need to be revised since the Commission stipulated at
the January 3,1983 meeting that the developer could not exceed 12,000 sq.ft.
of commercial space until more of the residential portion is constructed.
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Site Plan:
The Bull Pen SP-84-6:
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Steve Goodrich,Associate Planner,referenced a memorandum dated May 15,1984,
to Paul Prodonovich,in reference to minor items in addition to the requirements
of the Zoning Ordinance that are to be placed on the site plan relative to
maintenance responsibilities,parking spaces,location of water and sewerage
services,landscaping,lighting of parking area,access restrictions,screening
of dumpsters,and State Highway requirements.The staff asked that approval be
granted to the application with concurrence by the Commission for the additional
items.The Zoning Administrator said that he saw no problem with the issuance
of occupancy permits once the site plan has been finalized.
The Executive Director pointed out that,aside from the specifics of the site
plan,it is important to keep in mind that the entire development needs to be
reviewed along with "The Woods"subdivision as a unit relative to the water
supply for the area.
On a motion by Mr.Byers,seconded by Mr.Zombro,the Commission voted to approve
the site plan with the conditions added as stated in the staff memorandum of
May 15.So ordered.
Whitetail Ski Resort:
The Commission discussed the correspondence from Dr.Foster,developer of White
Tail,and the details of additional traffic generation on Blair's Valley Road as
well as the economic development aspects of the proposed ski resort.The Com-
mission agreed that no further action could be taken by the Commission at this
time and that the Board of County Commissioners should contact Dr.Foster for
a presentation of his plans for developing the resort.Mr.Roulette agreed to
refer the matter to the Board.
Rezoning Matters:
Mr.Roulette said that the County Commissioners have asked the Zoning Administrator
to attend the Planning Commission meetings especially with regard to discussion
of Zoning Ordinance text amendments,and asked if there were items on the Com-
mission agenda in that area in which Mr.Prodonovich could participate to the
mutual benefit of the Commissioners and the Zoning Administrator.The added
agenda item for discussion of Conservation zoned lands was requested to be con-
sidered at this time.
Conservation Zoned Lands and Permitted Uses:
The Planning Commission has been asked to look into the Conservation District
to see if some additional commercial uses might be included.It was pointed out
that currently no commercial uses are permitted.Mr.Roulette said that there
have been requests from individuals who live within the C Districts where rural
development has taken place since the adoption of the Ordinance for similar uses
such as have been permitted in the AgriCUltural Districts as beauty shops in
residences,and so forth.The Commissioners,rather than taking a piecemeal
approach to such requests as they are received requested that the Commission
compile a list of principal permitted uses suitable for the Conservation Dis-
trict that would in no way threaten the District,but would allow some commercial
establishments.The time frame would be to fit it into the next rezoning schedule
or at a special hearing as scheduled by the County Commissioners.
Mr.Prodonovich pointed out that the southern part of the County from Boonsboro
to Sandy Hook is all zoned Conservation and can only be granted a business use
by Special Exception by the Board of Appeals which has no basis for granting
the request under the provisions of the Ordinance if the proposed use is not sim-
ilar to other principal permitted uses.Mr.Prodonovich also said that in the
Conservation District,the lot area would require special attention.The Commis-
sion agreed that the staff should review the Conservation District and make some
recommendations for permitted uses for consideration by the Commission.
160
COMMUNICATIONS:
Extension Request for "The Woods"--60 Days:
On a motion by Mr.Roulette,seconded by Mr.Herbst,the Commission voted to
grant the request for a 60-day extension of time for consideration of "The
Woods"subdivision.Expiration of this additional time will be September 2,
1984 by which time the plat will have to be considered.So ordered.
Letter to Harry Hansen:
A letter was sent to Mr.Harry J.Hansen of the Maryland Geologic Survey from
the County Administrator on May 22,informing him that the County will not
participate in the Ground Water Quality Study at this time.
Letter from John T.Burtner:
For information,a letter was distributed from John T.Burtner,President of the
Washington County Farm Bureau in which he concurred with the proposed adoption
of the Agricultural Lands Inventory Map.
UNFINISHED BUSINESS:
Ai rport Zoning:
The Executive Director said that the text and map amendments for the AP District
which had been deferred at the regular meeting of May 7 for additional input,
have been brought back with figures confirmed for paragraphs (g)through (i)on
page 3.Following further discussion,the Commission agreed to proceed with
advertising for public hearing for the third zoning cycle,the proposed text
and map amendments wi·th an addition to the text to provide for aircraft manu-
facturing as a Principal Permitted Use and spe<!:ifying "existing runways"in
paragraph (g)of page 3.It was recognized that following additional input
from testimony received at the public hearing,the County Commissioners may
want to make some additional revisions.
PUD and PR Zoned Lands:
At the last regular meeting on May 7,1984,the Commission deferred final action
on accepting the proposed PUD article for the Zoning Ordinance and the accom-
panying proposed rezoning of existing PR lands.The Commission directed the
staff to advertise the PUD rezoning for the third quarter hearing cycle and to
assign a PUD overlay for those larger parcels of land in the vicinity of Junior
College.In order to grant the property owner adequate time to act within
the use-it-or-lose-it provision,the Commission agreed that a two year period
should be allowed for submittal of a development plan for those lands receiving
the PUD overlay with the initial rezoning.
Grandview Country Inn --Water and Sewerage Plan:
At the regular meeting of May 7,1984,the Commission voted to recommend an S-3
classification for the Grandview Country Inn.The State Health Department has
since said that conditions may be placed on the S-3 classification relative to
completion of construction of the system.
On a motion by Mr.Roulette,seconded by Mr.Byers,the Commission voted to
clarify the position of the Planning Commission as pertains to the S-3 classi-
fication stating that the S-3 classification is granted only for the currently
proposed use which is the Grand View Country Inn development.So ordered.
The Woods:
The Executive Director pointed out that although The Woods Subdivision has
been granted a 60 day extension of time for consideration of the Preliminary
Plat,it has been brought back for discussion in regard to the policies of
the Comprehensive Plan relative to the Town Growth Areas and the Agricultural
Area.Since the Commission has not had an opportunity to develop the Town
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The Woods (Cont'd.):
Growth Areas,it was regarded as appropriate to find out what the position
might be of the Town of Boonsboro relative to accommodating additional growth
on its corporate boundaries,and also to consider whether this development
would constitute a rural village.The Executive Director reminded the Com-
mission of the Plan pOlicies that guide growth toward the Urban and Town Growth
Areas as opposed to the Rural Agricultural Area and of the need to review and
approve The Woods consistent to these policies.
Catherine Thompson said that because of the town election held recently,the
meeting date with the Town of Boonsboro has been postponed.She also said
that the current position of the Sanitary Commission is that they do not wish
to become involved with developments of this type,although there may be a
possibility of an escrow agreement being worked out at some future date.
The Commission agreed that the Town of Boonsboro should be contacted immediately
to arrange for a specific time for a discussion with the elected officials on
these issues and ask for their recommendations so that the developer can be
informed of the Commission's position.
Agricultural Lands Inventory:
By consensus,the Commission agreed to proceed with making an appointment with
the County Commissioners to present the Agricultural Lands Inventory Map.
NEW BUSINESS:
Potomac Manor,Section "D"--Preliminary Approval:
Mr.Byers withdrew as a Commission member during the discussion of the subdi-
vision application for Potomac Manor.
The staff report pointed out that the preliminary plat is a proposed 43 lot
residential subdivision situated on 18 acres in Election District 18.The
proposed Section D will have access via a new connection to existing East
Magnolia Avenue.An eventual future Connection will be made to Northern Avenue.
Minor changes required by agency review for final approval relative to drainage
and roadway design have already been made.
On a motion by Mr.Roulette,seconded by Mr.Zombro,the Commission voted to
grant Preliminary Approval to the plat application.So ordered.
The staff pointed out some concerns relative to the concept of the roadway
design for future sections of Potomac Manor,particularly as relates to the
extension of roadways which terminate in cul-de-sacs intended to serve future
development,and exceed the 600'length specified in the Ordinance.The Commis-
sion discussed the definition in the Ordinance of a cul-de-sac,the 600'length
restriction,and options for either redesign of the street,a variance for the
length of the cul-de-sac,or a determination that the street is not a cul-de-sac.
To this end,the Commission asked the staff to study Section 405.5 of the Subdi-
vision Ordinance and make some recommendations as pertains to the length of and
definition of a cul-de-sac.
Preliminary Consultation:
Hopewell-Cushwa Development Company,Lots 1,2 and 3:
A summary of a Preliminary Consultation held for Hopewell-Cushwa Development
Company,Lots 1,2 and 3 that was held on May 17,was distributed with agenda
items for the information of the Commission.The Commission agreed that the
information as received was sufficient without further analysis by the staff.
OTHER BUSINESS:
Town Growth Areas:
Catherine Thompson said that because of being short-staffed due to the vacant
Planners position,additional review of subdivision plats and other studies
have had to be undertaken by Steve Goodrich and herself.It was requested that
the Commission agree to reschedule the Town Growth Area meetings with the Clear
Spring and Hancock elected officials until July.The meeting with Smithsburg
has already been held.By consensus,the Commission agreed with this recommen-
dation.
162
Neck Road Moratorium:
For information,a copy of the Ordinance that was adopted by the Board of County
Commissioners that places a moratorium on subdivision activity in the Neck Road
area was distributed.
Election of Officers:
On a motion by Mr.Zombro,seconded by Mrs.Jenneke,the Commission voted to
postpone the election of officers with the intent of revising and updating the
By-Laws and that Mr.Wolford continue to serve as Chairman in the interim.So
ordered.
*Rezoning Hearing Procedures--Discussion:
Mr.Roulette said that some ground rules need to be established in order to
streamline the public hearing process and suggested that the staff report be
omitted and submitted as an Exhibit to be considered by the public hearing body.
The staff expressed some concerns as pertains to the right of the public body
to hear the fact finding report and recommendation of the staff as relates to
the law that regulates the public hearing process.The Commission discussed
whether the findings of fact should be developed prior to or after the public
hearing.The Commission will meet in the County Commissioners chambers at
6:45 this date to set procedures to be followed for this evening's public
hearing.The Commission agreed that the County Attorney should be 'asked
whether the staff report has to be presented to the public body and the hearing
body or submitted as an exhibit.The Commission agreed that the County Attorney
should be asked to provide an opinion on this question.
Tourism Department--Signs:
Mr.Roulette said that the Tourism Department is looking into an effort to
provide for signs to direct tourists coming off the Interstates to various
attractions in the County and asked the Commission to see what provisions are
in the ordinance for this type of sign,and secondly,the development of some
type of system or policy that would dictate some similarity in signs so that a
signing policy can be set.Mr.Hawbaker said that the category of directional
signs is not included in the Ordinance.After discussion of all aspects of the
request,the Commission determined that a consultant should be hired to develop
a system.
ADJOURNMENT:
The meeting was adjourned at 11:30 P.M.followed by a brief executive session.
/7·i'l·~'.'\l AVVfU:..1.{S.(';~.t:r.0/ft '/"'41 ~f .
Wi lliam E.Wolford,Jr.f/Ch
*Amended July 2,1984
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WASHINGTON COUNTY PLANNING CO~lISSION
REGULAR MEETING OF JULY 2,1984
The regular meeting of the Washington County Planning Commission was held
on Monday,July 2,1984 at 7:00 P.M.in the second floor conference room
of the County Office Building with the following members and staff in atten-
dance:
Chairman William E.Wolford,Jr.;Vice Chairman Jack B.Byers;Michael D.
Barnhart;John C.Herbst (arriving at 7:25);Marianne Jenneke;Richard E.
Roulette;Donald E.Zombro.Staff:Executive Director Jack S.Hawbaker;
Senior Planner Catherine T.Thompson;Associate Planner Stephen T.Goodrich;
Assistant Planner Timothy Lung;and Marion Snyder,Secretary.Also in
attendance were Al Feldstein,Department of State Planning;and Richard
McGrory,Attorney,representing Packaging Services,Inc.
CALL TO ORDER:
The meeting was called to order by the Chairman at 7:00 P.M.
MINUTES:
A correction to the minutes of the regular meeting of June 4,1984 was neces-
sary under Rezoning Hearing Procedures on Page 162,line 8.The sentence
should read,"The Commission will meet with the County Commissioners in their
chambers on June 11,1984 at 6:45 P.M.to set procedures to be followed in
conducting the public hearing to be held starting at 7 :00 P.M.the same date".
On a motion by Mr.Byers,seconded by Mr.Roulette,the Minutes of the June
4 meeting were approved as so amended.So ordered.
NEW BUSINESS:
Packaging Services,Inc.:
The Executive Director said that Packaging Services,Inc.,
purchase land currently owned by the Sanitary District for
application is expected to be received in the near future.
that the staff be authorized to process the plat and grant
tratively based upon all agency approvals being received.
is intending to
which a subdivision
It was requested
approval adminis-
On a motion by Mr.Roulette,seconded by Mr.Zombro,the Commission voted to
authorize the Executive Director to administratively grant approval to the
plat once all necessary agency approvals have been received.So ordered.
COMMUNICATIONS:
Request for Extension --Highland View Manor:
On a motion by Mr.Barnhart,seconded by Mr.Zombro,the Commission voted to
grant a 60-day extension of time for consideration of Highland View Manor as
requested by the consultant,Julian L.Oliver,Jr.,Associated Engineering
Sciences,Inc.Expiration of this additional time will be September 23,1984.
So ordered.
UNFINISHED BUSINESS:
"The.Woods":
At the regular meeting on June 4,1984,the Commission directed the staff to
proceed with arranging a meeting with the Town of Boonsboro elected officials
to discuss their position in regard to development that is taking place in
that area and the possibility of establishing a Town Growth Area.Tentative
dates were suggested and the Commission agreed to a meeting with the Mayor
and Council on July 24.Notification of the time and place of the meeting
will be sent to the Commission once this has been confirmed with the Town
officials.
The staff also pointed out that the Sanitary Commission has drafted a policy
agreement that is intended to be added to the Water and Sewerage Plan to
guarantee construction and maintenance costs for public water systems.
164
By-Law Amendment:
On a motion by Mr.Zombro,seconded by Mr.Byers,the Commission unanimously
voted to amend Article IV,Section 2 of the Commission By-Laws to delete
the words"...for no more than two (2)additional years".So ordered.
Election of Officers:
On a motion by Mr.Zombro,seconded by Mr.Roulette,the Commission unani-
mously voted to continue the terms of office of the current Chairman and
Vice-Chairman,Mr.Wolford and Mr.Byers respectively,for a period of one
year.So ordered.
NEW BUSINESS:
Hagerstown Lumber Company --Preliminary Consultation:
For the information of the Commission,the staff reviewed the summary of a
Preliminary Consultation held on June 13,1984 for the proposed 3D-lot
subdivision of the Hagerstown Lumber Company,located along the south side
of Longmeadow Road.The staff said that minor changes have already been
made to the plat in response to concerns expressed by the County Engineer
relative to additional traffic that would be generated into the Fountainhead
area via Hickory Hill,the excessive length of the cul-de-sac,and drainage
complications.A change in the access connection has been made to Cherry
Tree Drive,the placement of a cul-de-sac at Lots 28 and 23,and designa-
tion of open areas on Lots 1,2,29,and 30 to aid in stormwater detention.
The staff has requested that one copy of a preliminary plat be submitted
prior to formal submission and that the Final Plat be submitted after
Preliminary Approval has been granted.No action required.
OTHER BUSINESS:
Power Plant Siting:
A brief summary of the status of the Power Plant Siting Committee's findings
was reviewed by Catherine Thompson.Three sites were mentioned that have
been under consideration,FP-12,Point of Rocks in Frederick County;WP-26
at Williamsport;and WP-14,which was proposed to be dropped in the future
due to the presence of wetlands in the site area and other reasons for which
a report will be forthcoming.Mrs.Thompson reported that the Committee will
be looking at the two sites,one in Frederick County and the other in Wash-
ington County,and pointed out that there is also a problem with the Frederick
County site due to a power plant that is already established there and is
planned for expansion.A problem has surfaced also.with site WP-26 in that
during the construction period,a traffic problem will be created in and
around the Williamsport area.Commissioner Bowers has suggested that the con-
sultant contact the Washington County Traffic Advisory Committee in this
regard.Another concern of the staff is the close proximity of the intake
ducts of the City of Hagerstown's plant located less than 100 yards from the
proposed intakes of the power plant site.Mrs.Thompson said that she under-
stood that Mr.Breichner,the City Administrator,was aware of the situation.
Since referrals have been made as pertains to the areas of concern expressed
by the staff,the Commission accepted the report with no further action.
Town Growth Areas:
The staff reported that a presentation has been made to the Town of Smiths-
burg relative to the Urban Growth Area Study and it was felt that the Planning
staff should continue to work with Smithsburg in establishing a Town Growth
Area.Mayor Boswell has said that the letter he received from the staff
in this regard will be discussed at the Town's meeting on July 3,after
which he will contact the Planning office.The status of the meeting with
Boonsboro has previously been discussed here.
Conservation Zoned Lands:
In giving a status report on the study of commercial uses in the Conservation
District,the Executive Director said that there is no new information at
this time.It is expected that a report will be ready for the next meeting
in August.
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Rezoning Cases from June 11 Public Hearing:
Mr.Roulette indicated that he would abstain from voting on the rezoning
cases which immediately follow because of having to give them his consider-
ation as a County Commissioner.
RZ-282 -Text Amendment:
On a motion by Mr.Barnhart,seconded by Mr.Zombro,the Commission voted to
forward a recommendation to the Board of County Commissioners that the amend-
ment to Section 23.l(e)of the Zoning Ordinance be approved as proposed.The
motion carried with no dissenting votes.Mr.Roulette abstained.
RZ-283 -Map Amendment:
On a motion by Mr.Zombro,seconded by Mr.Byers,the Commission voted to
forward a recommendation of approval to the Board of County Commissioners for
a change in zoning classification from RR to BL as requested by the applicant
based on a mistake in the original zoning.The motion carried with no dis-
senting votes.Mr.Roulette abstained.
RZ-284 -Map Amendment:
On a motion by Mr.Zombro,seconded by Mr.Herbst,the Commission voted to
forward a recommendation to the Board of County Commissioners that the appli-
cation for a map amendment be approved for a change in the zoning classification
from C to BG based upon the conclusions found in the staff report.There
were no dissenting votes.Mr.Roulette abstained.
RZ-285 -Map Amendment:
The Commission voted,on a motion by Mr.Byers,seconded by Mr.Zombro,to
recommend to the Board of County Commissioners that the application for a
change in zoning classification from C to BG be approved based upon a mistake
having been made in the original zoning.There were no dissenting votes.Mr.
Roulette abstained.
RZ-286 -Map Amendment:
The Executive Director submitted for the record,a letter from Dr.Gerald R.
Blanchette and an attached petition from residents of the Pangborn area,in
protest of the proposed rezoning of the County portion of the Pangborn Company
from RM to 1G.Mr.Byers withdrew from discussion of or participation in
this case.
Stating that it was felt that the property owners who are opposed to the
rezoning should take other recourse to alleviate the complaints expressed,
the Commission voted,on a motion by Mr.Herbst,seconded by Mr.Zombro,to
forward a recommendation to the County Commissioners that the request for a
change in the rezoning classification from RM to 1G be approved based on a
mistake in the original zoning.Mr.Roulette abstained.The motion carried
with no dissenting votes.
RZ-287 -Map Amendment:
A letter from Mr.Richard E.Shank,submitted following the public hearing,
was read into the record in which Mr.Shank proposed that the subject property
be rezoned with the condition that there be no bowling alleys,skating rinks,
or truck terminals permitted.
A motion was made by Mr.Barnhart to recommend to the County Commissioners
that the application from BL to BG be denied based upon the findings and con-
clusions in the staff analysis.The motion was seconded by Mr.Byers.Mrs.
Jenneke voted in support of the motion.Mr.Herbst and Mr.Zombro voted "No".
Mr.Roulette abstained.Motion carried.
RZ-288 -Text Amendment:
On a motion by Mr.Byers,seconded by Mr.Zombro,the Commission voted to
forward a recommendation for approval to the County Commissioners for the
proposed amendment to Section 28.01 of the Zoning Ordinance.The motion
carried with Mr.Roulette abstaining.
166
Informational Item:
For the information of the Commission,the Executive Director said that a
letter has been sent to the Van Mater Realty Company in regard to an ad-
vertisement offering lots for sale for which there is no record of subdi-
vision.
ADJOURNMENT:
There being no further business,the meeting was adjourned at 8:20 P.M.
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WASHINGTON COUNTY PLANNING COMMISSION
REGULAR MEETING OF AUGUST 6,1984
The regular meeting of the Washington County Planning Commission was held on
Monday,August 6,1984 at 7:00 P.M.in the second floor conference room of
the County Office Building.
Present were the following Commission members and staff:
William E.Wolford,Jr.,Chairman;John C.Herbst;Richard E.Roulette;and
Donald E.Zombro (arriving at 8:00 P.M.).Staff:Executive Director Jack S.
Hawbaker;Senior Planner Catherine T.Thompson;Associate Planner Stephen T.
Goodrich;Assistant Planner Timothy Lung;Parks Planner William V.Stachoviak;
Marion Snyder,Secretary,Paul Prodonovich,Zoning Administrator.Also in
attendance was Al Feldstein,Department of State Planning.
Absent:Jack B.Byers;Michael D.Barnhart;Marianne Jenneke.
Procedure in Absence of a Qu~rum:
The Chairman opened the meeting by explaining the procedure the Commission would
follow in the absence of a quorum of members present in that the staff would
proceed with presentation of their reports of requests for variances,subdivision
applications,and other matters for which representatives were in attendance.
Upon arrival of a fourth Commission member,action would be taken by the Commis-
sion and the applicant notified of that decision at a later time.
CALL TO ORDER:
The Commission meeting was officially called to order by the Chairman at 7:05 P.M.
NEW BUSINESS:
Requests for Variances:
Robert E.Cody,Jr:
The staff reviewed a request for a variance to Section 405.2.A of the Subdivision
Ordinance to establish a new point of access with less than the minimum 300'
distance requirement for a Major Collector highway (Williamsport/Clear Spring Road).
It is proposed to create a new driveway 197 feet from an existing driveway on
another property to the east of the lot in question.The applicant,Mrs.Cody,
said that no further development of the remaining 55-acre parcel is intended.
The Chairman said that the applicant would be notified of the Commission's action
at a later time.
Final Dispos~tion:On a motion by Mr.Roulette,seconded by Mr.Zombro,the
Commission voted to approve the request for a variance as proposed.So ordered.
Boyd Michae1..:
The staff reviewed a request for a variance to Section 405.2.A of the Subdivision
Ordinance to allow creation of a new access with less than the required 500 feet
of separation for a Minor Arterial Highway (Md.Rt.66).The staff pointed out
that the request was originally heard and granted at the meeting of May 7,1984
to permit 250 feet between the existing farm lane and the proposed driveway for
Lots 1 and 2.At that time,the owner was not aware of the distance specified
at the meeting and is now requesting that the misunderstanding be clarified to
establish the entrance at the common property line of Lots 1 and 2,approximately
160-175 feet south of the existing farm entrance.The Chairman said that the
applicant will be notified of the Commission's decision.
Final Disposition:On a motion by Mr.Herbst,seconded by Mr.Zombro,the Com-
mission voted to grant the request for a variance as proposed.So ordered.
168
Web£teir Barnhart:
The staff reviewed a request to waive the requirements of Section 405.II.B(I)
of the Subdivision Ordinance which states that every lot shall have direct aCCess
to a publicly owned and maintained road.The applicant proposes to create
Lot #2 with access from the Slabtown-Pecktonville Road (Local)by private
right-of-way across Lot #1 due to steep topography and poor sight distance on
the frontage of Lot #2.
Final Disposition:
On a motion by Mr.Zombro,seconded by Mr.Roulette,the Commission voted to
grant the variance as requested.So ordered.
Subdivisions:
Hopewell-Cushwa Farms,Lots 1-3 --Preliminary and Fina~:
The staff report pointed out that a preliminary consultation was held on May 17
for the concept plan for the Hopewell Cushwa Farms Company,Lots 1-3,situated
in the northeast quadrant of the intersection of Hopewell Road and 1-70 in the
HI District.All reviewing agencies have granted unconditional approval with
the exception of the Health Department which has granted approval of the subdi-
vision plat with the understanding that it is not to be considered approval of
the site plan since the sewage disposal area may not be adequate for some
industrial uses.Also,Lot #1 is pending action by the Board of Appeals for a
special exception for heavy industrial equipment.
The consultant for the developer,Mr.Gerald Cump,appeared before the Commission
to request that the staff be authorized to administratively approve the site
plan for Lot #2 upon receipt of all agency approvals.
Final Disposition:
Commission voted to
plat.So ordered.
On a motion by Mr.Roulette,seconded by Mr.Herbst,the
grant Preliminary and Final Approval to the subdivision
The Commission voted,on a motion by Mr.Zombro,seconded by Mr.Herbst,to
authorize the staff to grant administrative approval to the site plan for
Lot #2 upon receipt of all approvals of reviewing agencies.So ordered.
Tammany Manor,Section V --Preliminary and Final:
The staff reviewed the subdivision file for Tammany Manor,Section V,saying that
all agency approvals have been received for the single-family,four-lot
subdivision,consisting of Lots #2, #3,#4,and remaining lands at the end of
existing Reynolds Road.Lot #1 shown on the plat was approved in May.The staff
noted that the developer should be advised that use and occupancy permits will
not be issued until the road is completed and accepted into the County system.
(Reynolds Road).The developer said that he is aware of this requirement but
did not want to complete the street until the sewer line is in place.
Final Disposition:On a motion by Mr.Herbst,seconded by Mr.Roulette,the
Commission voted to grant Preliminary and Final Approval to the subdivision
plat file.So ordered.
Nova Design Associates,Inc.--Site Plan:
The staff reported that the Site Plan for Nova Design Associates,Inc.,involved
a 4.62 acre parcel situated at the intersection of U.S.Route 11 and Maugans
Avenue,the proposed use of which is a woodworking and upholstery shop.No
external changes to the existing structure are proposed.The site is to be
served by an interim sewage disposal system,until completion of the sewerage
system for Subdistrict #15,construction of which is underway.The staff
reviewed past history of the site,saying that two previous proposals for
conveyance of the property to construct a drive-in bank and a restaurant had
been abandoned due to negative traffic conditions,restriction of access by
State and County agencies,and stormwater management problems due to the added
impervious areas.
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Nova Design Industries,Inc.--Site Plan,cont'd:
The revised site plan currently under review has received conditional approval
from most of the reviewing agencies and is sUbject to conditions of the State
Highway Administration (by letter from Charles Lee,Chief,Bureau of Access
Permits,to Jack Hawbaker,dated July 25,1984,and as outlined in a memo
from Steve Goodrich to Paul Prodonovich dated July 17,1984,(contained in
the plat file,SP-84-l0)relative to Articles 4.12,12,and 22 of the Zoning
Ordinance and Sections 306 and 307 of the Subdivision Ordinance.)Mr.Hawbaker
pointed out that revisions have been made to satisfy the SHA and are under
review by that agency.The staff also brought to the attention of the Commis-
sion that the property owners,the Martin Company,has indicated an intention to
subdivide the portion of the site at the southwest quadrant of the Pennsylvania
Avenue/Maugans Avenue intersection.In light of past difficulties with the
proposed subdivision and the original site plan,it was stated that all parties
involved should be aware that approval of the current site plan in no way
obligates the Planning Commission to approve the subdivision unless it conforms
to all applicable standards and regulations.Mr.Martin,who was in attendance,
stated that there are no immediate plans for subdivision or conveyance of any
portion of the Martin Company property that is now under lease agreement to
Nova Design and to the Sanitary District.
Final Disposition:On a motion by Mr.Roulette,seconded by Mr.Herbst,the
Commission voted to approve the site plan as submitted with all conditions
satisfied.So ordered.
MINUTES:
The Minutes of the regular Commission meeting of July 2,1984 were approved and
accepted as presented on a motion by Mr.Zombro,seconded by Mr.Herbst.So
ordered.
OTHER BUSINESS:
Robinwood Court Concept Plan:
Catherine Thompson brought to the attention of the Commission for information and
discussion,several items that have been changed on the existing Preliminary Plat/
Site Plan for Robinwood Court and total concept plan for the entire Youngstoun
Development that was previously approved by the Commissionin February 1977 and
amended in January of 1980.The following is a summary of the items that were
addressed and discussed:
1.Bus Waiting Area -The approved bus waiting area was located to the
northeast of the access road serving Robinwood Court/College Plaza.The newly
approved site is located on the southwest side of the access road.This location
is within the County right-of-way and should be constructed during Phase I of
Section I,Robinwood Court.
2.Sidewalk Connections -(a)The sidewalk shown in Section 1 on the
southwest property line and Section 2 of Robinwood Court will be built during the
construction of the apartments in Section 2 of Robinwood Court.(b)The approved
sidewalk connection from the commercial area to Youngstoun,Phase I and II,may
be abandoned.In place of that connection a tar and chip walkway will be put
inside the service roadway bed and will connect the commercial area with Phase I
and II of Youngstoun.This walkway should be a minimum of three feet wide and
will be maintained year-round by the owner of the shopping center property.It
was the general consensus of the Planning Commission that the final plat for
Robinwood Court,Section I,should be revised with a statement that maintenance
will be the responsibility of Mr.Sheedy,his heirs or assigns,or that a letter
should be sent to the Planning Commission stating the same.This temporary walkway
will be used until the service road is stabilized and permanent sidewalks are
constructed which are scheduled during Phase VI construction.(c)The abandonment
of the walkway serving the approved bus waiting area was discussed and it was
decided that the sections of this walkway adjacent to the bus waiting area and
located in the center island of the parking lot were unnecessary due to the relo-
cation of the waiting area.The five-foot sidewalk designated adjacent to the
drive-thru bank should be built during Phase I construction of the shopping center
sO that there is a pedestrian access to the ten-foot sidewalk in front of the
commercial areas.
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3.The approved service road will be hard surfaced in Phase VI and will be used
for vehicular access for service vehicles and residential traffic to the com-
mercial area.Until that time,the service road will be graded,compacted,and
used for service vehicle traffic and pedestrian traffic only.The general con-
sensus at the meeting concerning maintenance of this road was that it would be
unnecessary during inclement winter weather;however,the sidewalk should be
maintained year-round as.stated above.
4.Landscaping -(al Screening along the southwest property line was thought
to be unnecessary at the present time due to existing pine trees along the
property line.Since the trees are on the adjacent landowner's property,
the Planning Commission would like a statement added to the final plat or a
letter sent to the Planning office stating that if the trees do not provide
adequate screening for any reason,they will be replaced by Mr.Sheedy,his
heirs or assigns.(b)In addition,screening may be abandoned at the dumpster
pad and,instead,planted on the common property line between Robinwood,Section
I and Section II.
5.Mr.Prodonovich expressed concern about the existing handicapped parking
spaces.Handicapped spaces should be adjacent to ramps and curb cuts.Mr.
Sheedy said that there may have been an oversight and that this would be taken
care of.
6.The Planning Staff reported that some features of the site plan were not
shown as built.The Planning Commission asked that existing improvements on
the site be shown accurately on the site plan.Some of those items that had
differences between the approved site plan and actual development in the field
are listed as:(a)The distance from the centerline of Robinwood Drive to the
building is shown on the site plan as being 230 feet;the distance measured in
the field was 209 feet.(bl The center island in the parking lot is shown on
the site plan as being 12 feet,when in actuality it is 5 feet.(c)The site
plan shows that the drive-in window contains two lanes,only one lane is con-
structed on the site.
7.The concept of the mini-warehouses was discussed and approved.Mr.Sheedy
stated the dimensions of the warehouses would be approximately 110 feet by
28 feet and that the building would be the height of one story with an 8 foot
ceiling height.He stated that the mini-warehouses were primarily to serve the
residences at Youngstoun and not designed to serve the general public.The
Planning Commission reserves further comment on the specific design of the ware-
houses until the site plan is officially submitted.
8.The Planning Commission will be visiting the site and addressing revisions
that need to be made to the total concept plan during the upcoming monthly
meeting.Items recommended by the staff to be reviewed are:(a)Revision to
the concept plan to reflect development that has occurred on the Stonecroft
property.(b)Revision to the concept plan to show the change in the line of
division between Phase II and Phase III.(c)Addition of permanent walkways
shown as 2D on the drawing.Phasing of this development should be addressed.
(d)Placement of a bus waiting area in Phase I which will assure the maximum
safety for school-age riders.
On a motion by Mr.Roulette,seconded by Mr.Herbst,the Commission voted to
approve the Concept Plan for Section I of Robinwood Court as revised,recognizing
that changes still have to be made to the total concept plan as outlined above.
The Commission requested that the Preliminary Plat/Site Plan be revised to show
the changes discussed above for further review and approval by the Commission.
So ordered.
Addition to Agenda:
The Commission voted,on a motion by Mr.Herbst,seconded by Mr.Zombro,to
add two additional items of business to the agenda for consideration (1)Hag-
erstown Table Corporation,Parcel "A"(Commercial)and (2)Greenside Apartment
Complex.So ordered.
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Hagerstown Table Corporation,Parcel "A",Preliminary and Final:
The staff reported on the subdivision application for Hagerstown Table Cor-
poration,Parcel "A",consisting of 1/4 acre located near the intersection
of Halfway Boulevard and York Road.The parcel is proposed as an addition to
the Western Sizzlin'Steak House Restaurant for construction of a building for
storage purposes that will require no water or sewerage extensions to serve
the facility.In this regard,the Sanitary District has requested a note on
the final plat to the effect that the structure is to be used for storage
purposes only.The staff said that a note should also be placed to state that
Site Plan approval is required.
The Commission voted,on a motion by Mr.Zombro,seconded by Mr.Herbst,to
grant Preliminary and Final Approval to the subdivision application with the
addition of the above referenced notes.So ordered.
Greenside Apartment Complex --Preliminary and Final Approval and Site Plan:
The staff reviewed the Greenside Apartment Complex application,a 40-unit
apartment complex located southwest of the intersection of 1-81 and Maugans
Avenue,for which a preliminary consultation was held on May 10 and presented
to the Planning Commission on June 4.
Malcolm Davis,consultant,Fellows,Read and Assoc.,said that adjacent property
owners have been contacted relative to future development of the area as pertains
to the use of proposed Weber Lane,and found that there were no immediate plans
for commercial development that would place an additional traffic burden on
Weber Lane.The staff reported that tentative verbal approvals have been
granted by most of the reviewing agencies and requested that the staff be
authorized to grant final approval upon satisfactory completion of all out-
standing requirements.
On a motion by Mr.Zombro,seconded by Mr.Roulette,the Commission voted to
authorize the staff to grant approval administratively to the final plat at
such time that all requirements have been met.So ordered.
OTHER BUSINESS:
RZ-287:
The Commission voted,on a motion by Mr.Zombro,seconded by Mr.Herbst,to
forward a recommendation to the Board of County Commissioners that rezoning
case RZ-287 be approved as amended based on a mistake having been made in the
original zoning.The motion carried with Mr.Roulette abstaining.
Commercial Uses--Conservation District:
Following discussion of the staff report and analysis of a method for pro-
viding for commercial uses in the Conservation Zoning District,the Commission
agreed by consensus to add to the Principal Permitted Uses section of the
Conservation District those uses as identified and listed in the last sentence
of the staff report on page 3 (dairy products stores;grocery stores;produce
stands;service stations;beauty parlors and barber shops).
Town Growth Areas:
Senior Planner Catherine Thompson gave a brief update of the status of the Town
Growth Area Study Committee for the Town of Smithsburg.The committee is
expected to begin meeting the third week in September.A memorandum will be
sent out when a meeting date is confirmed by the Town.The following persons
have been appointed to serve on the Smithsburg Study Committee:Harold L.Boyer,
Chairman,Planning Commission;Edwin C.Schroyer,Planning Commission member;
and Charles H.Slick,Jr.,Councilman.Catherine Thompson will serve as the
County staff person.Mr.Roulette,Mr.Barnhart,and Mr.Herbst indicated a
desire to represent the Planning Commission on this committee.
For the information of the Commission,a letter from Fred Papa,Zoning Adminis-
trator for the Town of Boonsboro,was distributed which outlined comments by the
Town officials relative to assessment of long-range planning objectives as per-
tains to the residential and commercial areas to the north of Boonsboro along
Route 40.
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Zoning Matters:
Paul Prodonovich,Zoning Administrator,briefed the Commission on problems
pertaining to quarrying operations by the Maietta Corporation located on
Kemps Mill Road.The firm has quarried approximately 22 acres,removing shale
from the site for which State approval was granted in 1977.A grading permit
to abstract soil from that particular site was obtained in 1980 from the County.
As a result of a complaint and consequent follow-up,it was found that the firm
had no zoning certification and had quarried up to the property line,leaving
an 18'fall coming off of one person's property line.The firm was cited
and the Zoning Administrator's decision appealed to the Board of Zoning
Appeals,whose position it was to uphold the position taken by the Zoning
Administrator.A letter was recently sent from the Permits Department
telling the firm to cease and desist from further mining operations.Also,
a letter was sent to the State requesting assistance since the State re-
quires compliance with local ordinances.Another similar situation was des-
cribed relative to a quarrying operation in the Hancock area.The Commission
discussed measures that might need to be taken to enforce the injunction pro-
cedure based upon certain criteria.It was suggested that the best way to
handle these types of cases would be for the Zoning Administrator to proceed
with documentation of the case and turn it over to the State's Attorney.No
action was taken.
Parks Status:
South County Park:Parks Planner William Stachoviak reported that the P.O.S.
funding application has been submitted to the Board of Public Works and a
public hearing has been scheduled for September 11.
Golf Course:It was reported that proposed plans have been submitted by the
City of Hagerstown for the Ditto Farms Golf Course for review.It was also
reported that the proposed subdivision for the park was discussed with Ray Johnson
of P.O.S.and that concerns have been expressed that if the course is not con-
structed within a certain time period,the parcel would revert to the County
Commissioners.In light of this Mr.Johnson .suggested that a reversion clause
be included on the plat.It was pointed out that this matter would be a
part of the overall agreement between the City and County.
Wilson Bridge:Bill also presented the proposed concept plan for the picnic
area at the Wilson Bridge Park site.The plan will be taken to the Park Board's
regular meeting next month for their review.
ADJOURNMENT:
There being no further business,the meeting was adjourned at 10:15 P.M.
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William E.Wolford,Jr.,
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WASHINGTON COUNTY PLANNING COMMISSION
SPECIAL MEETING -AUGUST 30,1984
The Washington County Planning Commission met in special session on August 30,
1984 at 2:30 P.M.in the Planning Department's conference room on the third
floor of the County Office Building.The purpose of the meeting was to discuss
issues that have been raised as pertains to Robinwood Court and the Youngstoun
vicinity relating to the school bus waiting area,the entrance road,the
provision of a pedestrian walkway,and additional access lanes to accommodate
vehicular backup at the drive-in bank.Present and participating in this dis-
cussion were:Planning Commission:Chairman William E.Wolford,Jr.;Vice
Chairman Jack B.Byers;Michael D.Barnhart;Marianne Jenneke;Richard E.Rou-
lette;and Donald E.Zombro.Staff:Executive Director Jack S.Hawbaker and
Marion Snyder,recording secretary.Department of Transportation,Board of
Education:Alfred Poole and Donald Tedrick.Zoning Administrator Paul Pro-
donovich;and County Engineer Glenn L.Dull (arriving at 3:00 P.M.l Representing
the developer was William J.Teach,consultant.
The Planning Commission and agency representatives met at the development site on
Friday,August 24,in an effort to reach an agreement with the developer in regard
to issues that have been raised,specifically to arrange for pick-up and delivery
of school age bus riders in response to concerns expressed by the Board of Educa-
tion due to the unsafe location of the bus waiting area along Robinwood Drive.
All parties concerned were in agreement that an immediate short term solution
must be found,keeping in mind that the developer should work out a long-term
alternative to present to the Planning Commission.
Mr.Dull maintained his original position that a thru road would not be acceptable
because of the danger of speeding.Following discussion of available options,
it was agreed that the temporary turn-around at the end of the service road/
County maintained road in Phase II of Youngstoun,west of the tennis courts,was
wide enough to accommodate the school bus turning radius and would be suitable
for pick-up and delivery of school age riders.
Also discussed were the sidewalks which would be serving Section II of Robinwood
Court,maintenance agreements,and screening along the pedestrian walkway in
Section I of Robinwood Court.Due to the topography along the west side of the
access road,it was suggested that if a sidewalk were to be put in to serve the
County Commuter pad,it would have to be laid inside the existing curb on the
west side of the access road.Mr.Dull pointed out that 3 ten-foot lanes would
be needed to prevent vehicular back-up at the drive-in bank and also that the
access road from Robinwood Drive back to the bank should be looked into.
It was the consensus of all in attendance that the developer should work out the
detail design for Robinwood Court and the Youngstoun vicinity to satisfy the con-
cerns expressed and that the developer be contacted by his consultant to see
what commitments could be made to resolve these outstanding issues.
The meeting was adjourned at 3:35 P.M.
William E.Wolford,Jr.,
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WASHINGTON COUNTY PLANNING COMMISSION
REGULAR MEETING OF SEPTEMBER 10,1984
The regular meeting of the Washington County Planning Commission was held on
Monday,September 10,1984 at 7:00 P.M.in the second floor conference room of
the County Office Building with the following members and staff in attendance:
Chairman William E.Wolford,Jr.;Vice Chairman Jack B.Byers;Marianne Jenneke;
Richard E.Roulette;Donald E.Zombro;and John C.Herbst (arriving at 7:25).
Staff:Executive Director Jack S.Hawbaker;Senior Planner Catherine T.TI10mpson;
Associate Planner Stephen T.Goodrich;Associate Planner William V.Stachoviak;
Assistant Planner Timothy A.Lung;Karen R.Luther,Secretary;and Paul Prodono-
vich,Deputy Director--Department of Building Permits &Inspections.Also in
attendance were Attorney William McClure Schildt representing Wayne E.Weber;
Attorney Gregory C.Bannon representing Hub Labels,Inc.;and Ralph H.France,II
representing Mrs.Linda L.Canfield.
CALL TO ORDER:
The meeting was called to order by the Chairman at 7:00 P.M.
MINUTES:
The Minutes of the regular meeting of August 6,1984 were approved and accepted
as received on a motion by Mr.Zombro,seconded by Mr.Byers.So ordered.
NEW BUSINESS:
Reguest for Variance:
Linda L.Canfield:
A request for a variance from Section 405.llB of the Subdivision Ordinance was
requested to permit creation of a new Lot #1 consisting of approximately 3.5
acres to have access to a public road over a 25'panhandle which serves proposed
Lot #2.The original Lot #1 consisting of 7.04 acres was approved for subdivision
from the original lands of Linda L.Canfield on June 19,1984 with a 25'panhandle
to Red Hill Road and frontage on a portion of Toyer Road.This variance was
requested because the current means of access to both proposed Lots #1 and #2
is that portion of Toyer Road which is not owned or maintained by the County and
whose ownership is in question.Mr.France,representing Mrs.Canfield,stated
that there will be reciprocal rights-of-way for these two new lots.
On a motion by Mr.Zombro,seconded by Mr.Byers,the Commission voted to grant
the variance as requested.So ordered.
Subdi vision:
Charles E.Ruch,Lots 3,4,5,and 6 --Preliminary and Final:
The staff reviewed a subdivision plat for Charles E.Ruch,Lots 3,4,5,and 6,
located along the north side of Md.Rte.63,consisting of approximately 43 acres.
It was noted that the tract is considered agriculturally significant but favor-
able responses had been received from all reviewing agencies.However,since in
the response from the State Highway Administration a concern was expressed regard-
ing the number of entrances onto Md.Rte.63,the staff recommended that the sub-
division be approved with the condition that Lots 4 and 5 share a common access
to Md.Rte.63.
On a motion by Mr.Roulette,seconded by Mr.Zombro,the Commission voted to
grant the subdivision plat preliminary and final approval with the condition
that the access for Lots 4 and 5 be a common access on Md.Rte.63.So ordered.
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Si te Plans:
Hagerstown Kitchens (Richard A.Young):
The staff reviewed a site plan for a proposed warehouse for Hagerstown Kitchens
located along the east side of U.S.Rt.11 north of Maugans Avenue on a 1.5 acre
tract zoned BG,the former site of the International truck garage.The plans
call for the construction of a 60'x 100'metal building on an existing concrete
slab with an existing concrete block building to the southeast remaining.Notes
on the site plan include that the proposed use of the property and bUildings is
limited to warehouse operations only and that there will be no customer service
facilities or permanent on-site employees;also,the existing water,sewer and
electric services are to be reused or reconnected as required.The site is served
by public water and will be served by public sewer upon completion of the sewage
system for Sanitary Subdistrict #15;interim use of an on-site sewage system will
serve the site until completion.The staff recommended that it be given authority
to approve the site plan upon the State Highway Administration's approval of the
placement of anote on the site plan stating that there will be approximately 5
vehicle trips per week to the new bUilding.All other reviewing agencies have
approved the plan and the Health Department will be submitting their letter of
approval upon receipt of letters from the Hagerstown Water Department and Washing-
ton County Sanitary District verifying service tothe site.
The Commission voted on a motion by Mr.Byers,and seconded by Mr.Roulette,to
approve the site plan conditional upon State Highway Administration approval of
the addition of the note concerning the volume of the traffic to the new building
with the staff having the authority to grant final approval administratively upon
receipt of the State Highway Administration's approval.So ordered.
Gregory DeLauter:
The Executive Director explained to the Commission that this site plan for a
convenience store was received for staff review on August 21,1984 and verbal
responses only have been received which include non-favorable comments from the
Health Department and State Highway Administration.Bob Miller of Fox &Associates,
consultant for Gregory DeLauter,stated that the site plan must be redesigned due to
comments from the State Highway Administration.
The Con~ission decided to defer this item for review until such time as written
responses have been received.
U-Haul,Inc.:
The Executive Director asked that the Commission keep in mind other development in
this area while reviewing the site plan for two proposed mini-warehouses or storage
buildings and a small expansion to an existing building for U-Haul,Inc.The site
for consideration is an 8.03 acre parcel located in the southeast quadrant of the
intersection of Martin Road and Maugans Avenue in the HI District.U-Haul,Inc.
presently has two access points onto Martin Road and an existing driveway will be
extended to the rear of the existing building to serve the additional buildings.
The site is served by public water and will be served by public sewer upon comple-
tion of the sewage system for Sanitary Subdistrict #15;interim use of an on-site
sewage system will serve the site until completion.The site is to be developed in
two phases as noted on the plan.All reviewing agency responses have been received
and are favorable.The staff recommended that site plan approval be granted but
reminded the Commission that even though the property is well screened and land-
scaped,the Commission has the authority,if desired,to impose special setbacks
since the site is located in an HI District.
On a motion by Mr.Byers,and seconded by Mr.Zombro,the Commission voted to
grant approval of the site plan.Motion carried with Mr.Herbst abstafuning.
Hub Labels,Inc.--Preliminary Consultation:
A presentation was made of a preliminary consultation held August 24,1984 for the
proposed printing facility of Hub Labels,Inc.to be located on the western corner
.of the intersection of Martin Road and Melissa Lane (a proposed County road).The
site is zoned Highway Interchange and contains approximately 4 acres.The facility
is an expansion of the existing business located on Pennsylvania Avenue and will
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Hub Labels,Inc.--Preliminary Consultation,Cont'd.:
employ about 20 to 25 permanent and part time employees.The staff noted that
the site is accessible via Martin Road.To add to its overall consideration of
development and the traffic impact on the Martin Road/Maugans Avenue intersection,
the Commission was informed of the possibility of even further development in the
vicinity.In reminding the Commission of the soon-to-be-approved preliminary and
final plat/site plan for Greenside immediately to the east of this site,the staff
pointed out the existence of a 30'discrepancy in the positioning on the Hub Labels
plan of the proposed Melissa Lane and its placement as shown on the proposed Green-
side subdivision plan.
A letter from Mr.Schuster dated September 6,1984 requesting that he be provided
the opportunity to express his concerns regarding the proposed Hub Labels develop-
ment was distributed to the Commission.Considerable discussion on this discrep-
ancy ensued with comments from Gregory C.Bannon,attorney for Hub Labels,Inc.;
Abbud Dahbura,owner/developer--Hub Labels,Inc.;Bob Miller--Fox &Associates,
Inc.,consultant for Hub Labels,Inc.;William M.Schildt,attorney for Wayne E.
Weber;John J.Schuster,owner/developer of Greenside;and Malcolm Davis,consultant
for John Schuster--Fellows,Read &Associates,Inc.
The staff stated that the County Engineer had suggested shifting the road right-of-
way on the Greenside plan about 30'to the west toward Hub Labels'site after
reviewing the original Greenside plan for entrance geometry and sight distance.
TI,e main concern by the parties involved in the discrepancy was which developer had
the option on the 30'strip of land.It was the Commission's position that it
could not address or make a determination in this conflict.The Commission reminded
those present that the Greenside subdivision plat application is Mr.Weber's appli-
cation,as is the proposed Hub Labels,Inc.subdivision application.
Mr.Schuster finalized his comments by requesting that the Commission consider
the buffers and landscaping upon site plan review for Hub Labels,Inc.so as to
minimize the effect of the industrial facility on his future residential develop-
ment.This report was for information purposes and discussion and required no
formal action by the Commission.
UNFINISHED BUSINESS:
Robinwood Court:
In discussion of the Robinwood Court development,the Commission also entertained
concerns of adjacent property owners,Gary L.and Diane Borne,and Cheryl Kendig
of Hopkins Real Estate.
The Commission stated that its proposed solution derived at the special meeting
held August 30,1984 for a permanent school bus waiting area was to construct a
central waiting area at the center of the development for students.
The Bornes were also concerned about further development of the deceleration lane
along the front of their property.The Planning staff informed the Commission
that in checking with the County Engineer the County has a 30'right-of-way from
centerline on Robinwood Drive.Widening of the lane is not anticipated;therefore,
no additional land acquisition would be required from the Bornes.For safety
reasons,the Commission recommended that the Bornes contact the County Engineer
regarding erection of a sign designating their driveway entrance along the decel-
eration lane.
Owner/developer Daniel Sheedy stated that the proposal to construct a 4'wide
sidewalk inside the existing curb of the private roadway to the southwest of the
Robinwood development as discussed at the Commission's special meeting had not
been presented to him but it would be acceptable if decreasing the entrance by
that same width would be acceptable;it was noted that the County Engineer was
agreeable to this solution if required.
Mr.Sheedy did inform the Commission that he has graded a turnaround approximately
90'in diameter and covered it with dirty crusher run which is to compacted;it
is located between the tennis courts in Phase II and the proposed Phase VI.Mr.
Sheedy also acknowledged that he had not contacted the Board of Education Transpor-
tation Department as requested by the Commission regarding the addition of the
turnaround improvement.
*Even though Mr.Sheedy saw no problem with snow removal maintenance from the
turnaround on his part,Mr.Roulette believed the County could be responsible
for snow removal maintenance from the turnaround.
*Amended October 1,1984
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Robinwood Court,Cont'd.:
Inquiring as to the buffer of trees along the south side of the Robinwood Court
property,the Bornes were informed by the Commission that since a sidewalk is now
not required along this section,the screening would be addressed upon site plan
submittal of Robinwood Court,Section II.
As decided at the last regular Planning Commission,the staff informed Mr.Sheedy
that a concept plan showing the requested revisions contained in the memo dated
August 17,1984 from Catherine Thompson and a revised preliminary plat/site plan
still need to be submitted.The preliminary plat/site plan is required before
issuance of any further Use and Occupancy Permits to businesses wishing to locate
in the shopping center.The final plat may need to be changed in as-built dimen-
sions are different than those on the site plan.
Aside from the Robinwood Court discussion,Mr.Sheedy questioned the adequacy
of his approved site plan for Youngstoun Sections 1 and 2 relative to the rezoning
to PUD notice which he received.He was informed after much discussion that to
avoid any potential problems upon the time of future development,he should testify
at the rezoning public hearing to be held on September 17,1984.
NEW BUSINESS:
Mountain View Estates,Section 2--Preliminary Consultation:
The staff presented the plan of the preliminary consultation for Mountain View
Estates,a resubdivision of Section 2.The original plat consisted of 5 large
lots which are to become 22 lots for single-family dwellings.The tract is
.located along the north side of Toms Road and the east side of Alternate U.S.
Rte.40 and contains 43.41 acres.The staff reported that there are no major
problems with the plan but the County Engineer did request drainage swales at
various designated locations.This report was for information purposes and
discussion and required no formal action by the Commission.
COMMUNICATIONS:
Letter of Extension --Highland Manor Mobile Home Park Site Plan--90 Days:
On a motion by Mr.Roulette,seconded by Mr.Herbst,the Commission voted to
grant a 90 day extension of time for consideration of Highland Manor Mobile
Home Park as requested by the consultant,Julian L.Oliver,Associated Engineering
Sciences,Inc.Expiration of this additional extension will be December 23,1984.
OTHER BUSINESS:
Legislation--1985 General Assembly:
It was the consensus of the Commission that it has no recommendations or suggestions
to the Board of County Commissioners to be presented upon the Commissioners'meeting
with the Delegation to the General Assembly to discuss the County government's
legislative package for the 1985 session.
South County Park Public Hearing:
For information of the Commission,the Executive Director stated that he and Parks
Planner William V.Stachoviak will be attending the public hearing to be held by
the Board of County Commissioners regarding the South County Park on Tuesday,
September 11,1984,at 7:00 P.M.
MEETING:
A rezoning hearing is scheduled for Monday,September 17,1984,at 7:00 P.M.to
be held in Court Room #1.
ADJOURNMENT:
The meeting was adjourned at 9:05 P.M.
William E.Wolford,Jr.,C
178
WASHINGTON COUNTY PLANNING COMMISSION
REGULAR MEETING OF OCTOBER 1,1984
The Washington County Planning Commission held its regular monthly meeting on
October 1,1984 at 7:00 P.M.in the second floor conference room of the County
Office Building.
ROLL CALL:
Planning Commission members present were:Chairman William E.Wolford,Jr.,
Vice-Chairman Jack B.Byers;Michael D.Barnhart;John C.Herbst;Marianne
Jenneke;Richard E.Roulette;and Donald E.Zombro.Staff:Executive Dir-
ector Jack S.Hawbaker;Senior Planner Catherine T.Thompson;Associate
Planner Stephen T.Goodrich;Associate Planner William V.Stachoviak;Timothy
Lung,Assistant Planner;Paul Prodonovich,Deputy Director,Permits Department;
and Marion Snyder,Secretary.
CALL TO ORDER:
The Chairman called the meeting to order at 7:00 P.M.
MINUTES:
The Minutes of the Special Meeting held on August 30,1984 were approved as
received on a motion by Mr.Byers,seconded by Mr.Barnhart.
Mr.Roulette requested an amendment to his statement in regard to snow removal
maintenance found on Page 176 under Robinwood Court,last paragraph to read,
"Mr.Roulette said that he believed that the County may be receptive to the
idea of assisting with snow removal maintenance from the turn-around".The
Mlnutes were then approved and accepted as amended on a motion by Mr.Herbst,
seconded by Mr.Zombro.So ordered.
NEW BUSINESS:
Request for Variance:
Reed W.Johnson:
The staff reviewed a variance request for Reed W.Johnson to waive the require-
ments of Section 405.ll.B of the Subdivision Ordinance to allow creation of a
new lot having frontage and access on a private lane located south of U.S.40,
West,near its intersection with Spickler Road.It was pointed out that the
conveyance of the 3.93 acre parcel was to Mr.Reed's grandson which does not
conform to the definition of an immediate family member under Section 202.19
of the Ordinance.
On a motion by Mr.Zombro,seconded by Mr.Herbst,the Commission voted to grant
the variance as requested by the applicant.So ordered.
It was noted that the Subdivision Ordinance may need to be amended to include
grandchildren and grandparents in the definition of immediate family members
under Section 202.19 of the Subdivision Ordinance.
OTHER BUSINESS:
Youngstoun/Robinwood Court:
The Executive Director said that the Youngstoun/Robinwood Court Concept Plan
and Site Plan have been placed on the meeting agenda for discussion and clari-
fication of some items of concern that need to be addressed since previous
discussions as enumerated in a letter from the Chairman to Mr.Sheedy dated
September 24.
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Youngstoun/Robinwood Court,Cont'd:
The Chai.rman said that when the Commission addressed the school bus waiting
area at the special meeting on August 30,the intent was unclear as to the
solution of the school bus problem for the entire development relative to
the location of the turn-around and its permanent maintenance arrangement.
The proposed location under the development plan indicates an area which
partially utilizes a private road and also provides for a pedestrian walkway
between the existing development and the commercial development.Also re-
quired is clarification of the entrance to the commercial area as to whether
or not it was the Commission's intent to release Mr.Sheedy from building a
sidewalk from the commercial development to the bus waiting area that was
originally intended as the school bus pick up area.The third item relates
to concerns of neighbors who live in close proximity to the entrance to
Robinwood Court relative to the placement of a caution sign.This item was
referred to the Roads Department who suggested striping of the deceleration
lane.The Commission determined that this item was not a function of the
Planning Commission and referred the matter,by consensus,to the County
Engineer.'
Mr.Sheedy said that it was his understanding that the permanent turn-around
for the school bus waiting area was to be centrally located in Phase III of
the Youngstoun development and is slated for a cul-de-sac at the end of the
private road west of the tennis courts.Mr.Sheedy agreed to provide main-
tenance of the privately owned portion of the road and also agreed to maintain
the newly installed temporary bus turn-around located in Phase II and proposed
Phase VI,and to provide for additional grading in the turn-around area and
snow removal maintenance.Mr.Sheedy also agreed to maintain the 3'minimum
tar and chip temporary walkway from the commercial area to Phase I and II of
Youngstoun,including snow removal.
In regard to the pedestrian walkway to the County Commuter bus pad along the
commercial center access road,Mr.Sheedy suggested that a more practical sol-
ution may be to extend a sidewalk to Robinwood Drive to the north of the
previously designated location for purposes of safety and convenience of riders.
By consensus,the Commission agreed to the change in the location of the County
Commuter bus waiting area to replace the requirement for a sidewalk location
along the commercial area entrance.This walkway is to extend from the cross-
walk lines shown in the commercial section and graded to accommodate a location
along Robinwood Drive.
Mr.Sheedy also agreed to provide screening along the common property line to
the south should the existing trees on neighboring property be removed or prove
to be inadequate.
Mr.Sheedy said that in the interest of saving time,he would like to submit
building plans for the warehouses as discussed and outlined in the regular
meeting of August 6.The Commission at that time reserved the right for
further review of the warehouses until a revised concept plan for the entire
development has been submitted.Mr.Sheedy asked that authority to approve the
warehouse Site Plan be delegated to the staff once these revisions are made.
Recognizing that the itmes of concern have previously been addressed by,!the
Commission and discussed with Mr.Sheedy,the Commission voted,on a motion by
Mr.Byers,seconded by Mr.Barnhart,to delegate authority to the staff to
administratively approve the Site Plan for the mini-warehouses once revisions
have been made by the consultant to show the as-built changes to the Robinwood
Court Site Plan and the total Concept Plan for Robinwood Court and the Youngstoun/
Stonecroft development as well as the other items listed in the staff memorandum
of August 17.So ordered.
Preliminary Consultation:
Boonsboro American Legion:
For the information of the Commission,a summary of a preliminary consultation
held on September 27 for the Boonsboro American Legion was reviewed by the staff.
The expansion by the Legion,situated on the southwest side of Mr.Route 68,
involves an existing 3-1/4 acre lot with an existing dwelling and is divided by
the municipal boundary of Boonsboro.The County portion of the proposed subdi-
180
Boonsboro American Legion,Cont'd:
vlsion is zoned 'A'and the portion lying with the co~)orate limts of the Town
of Boonsboro is zoned Suburban Residential,which will have to be adjusted to
accommodate zoning requirements.The State Highway Administration requires a
commercial entrance permit for access from Route 68 and will require additional
studies to determine whether a by-pass lane will be needed for turning movements
off Route 68 into the site.The SHA permit also requires installation of
curbing and pavement starting at the western property line and extending 24'
from the centerline of Route 68 along the entire property line.Also discus-
sed was the possibility of an entrance only access south of the site,the
right to require additional curbing along the entire length of the property
along Route 40-A,and other design criteria.Also discussed were parking
requirements,landscaping design,loading areas and other Zoning Ordinance
requirements.
Water and sewer will be made available by the Town of Boonsboro,but the Town
may require the Legion to financially assist in upgrading of the water main.
Extension permits from the State Health Department will be required.
Discussed also were designated stormwater management areas for which the County
Engineer expressed concern relative to runoff.It was recommended by the Plan-
ning staff that the submitted preliminary plat be withdrawn and a development/
site plan submitted which would also be subject to review by the Town of
Boonsboro.No action necessary on the part of the Commission.
Site Plan:
Gregory DeLauter:
The staff reported on the status of the Gregory DeLauter Site Plan application
for a convenience store/gas mart located on the south side of Md.Route 550,
260'east of Gardner Road.The Site Plan,which was deferred at the last
meeting because of outstanding approvals,has now received approvals from all
agencies with the exception of the State Highway Administration.The staff
asked for authority to approve the plan when revisions have been made to
satisfy requirements of the State Highway Administration and the Permits
Department.
On a motion by Mr.Herbst,seconded by Mr.Zombro,the Commission voted to
grant the staff authority to administratively approve the Site Plan pending
approval by the State Highway Administration.So ordered.
COMMUNICATIONS:
The Woods and Tilghmanton Heights --60 Days:
Letters were read from W.J.Teach and Associates,Inc.,in which 60 day
extensions of time for both The Woods and Tilghmanton Heights subdivisions
were requested.On a motion by Mr.Byers,seconded by Mr.Barnhart,the Com-
mission voted to grant the request to extend the time for consideration of
these subdivisions;the expiration date for both being December 2,1984.
So ordered.
OTHER BUSINESS:
Rezoning Cases from September 17 Public Hearing:
The Executive Director introduced additional correspondence in regard to
Paramount Feed and Supply,Inc.which were received following the ten day
period in which the public record was held open.These letters were duly
noted and added to the case file for RZ-296 as a separate exhibit.
RZ-289 and RZ-290 --Text and Map Amendments --PUD Text and PR District:
The Staff Report and Recommendation for RZ-289 and RZ-290,the proposed PUD
text and PR lands that are proposed for reclassification were discussed at
length during which some areas of concern were addressed,particularly as
pertains to the density provided for in the proposed Ordinance for a PUD in
the Agricultural District.
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RZ-289 and RZ-290,Cont'd:
Following this,the Commission voted,on a motion by Mr.Herbst and seconded
by Mr.Byers,to make a recommendation to the Board of County Commissioners
that action on RZ-289 and RZ-290 be deferred until a study committee can be
established,comprised of members to be appointed by the Chairman and the
Executive Director,for the purpose of proposing an amendment to the PUD text.
The motion carried with no dissenting votes.Mr.Barnhart and Mr.Roulette
abstained.
RZ-291 --Text Amendment --AP District:
The Commission reviewed the Staff Analysis and Recommendation for the proposed
new text for the AP District.The staff recommended a slight modification of
the sub-sections under Section 21.2(e).Also considered was a letter from the
Airport Manager dated September 25,which proposed additional elements to
be incorporated into the new text.
On a motion by Mr.Herbst,seconded by Mr.Zombro,the Commission voted to for-
ward a recommendation to the Board of County Commissioners that RZ-291 be
approved as advertised and as modified in the Staff Recommendation dated
September 25,and recommended that the four elements proposed by the Airport
Manager be excluded at this time since there has not been sufficient time
for analysis.The motion carried with Mr.Barnhart and Mr.Roulette abstaining.
There were no dissenting votes.
RZ-292 --Map Amendment--AP District:
On a motion by Mr.Byers,seconded by Mr.Zombro,the Commission voted to for-
ward a recommendation to the Board of County Commissioners that RZ-292 be
approved as advertised.Motion carried with nO dissenting votes.Mr.Barnhart
and Mr.Roulette abstained.
RZ-293 h Map Amendment --"IR"and "IG"to "BG":
The Commission voted,on a motion by Mr.Zombro,seconded by Mr.Byers,to
forward a recommendation to the Board of County Commissioners for approval of
the rezoning application RZ-293,as proposed by the applicants.Motion carried
with no dissenting votes.Mr.Barnhart and Mr.Roulette abstained.
RZ-294 --Map Amendment --"A"to "BG":
On a motion by Mr.Byers,seconded by Mrs.Jenneke,the Commission voted to
recommend to the Board of County Commissioners that the application for a
Map Amendment from "A"to "BG"be denied based upon the findings of fact in
the Staff Report and Analysis and the Staff Recommendation.The motfuon car-
ried with no dissenting votes.Mr.Barnhart and Mr.Roulette abstained.
RZ-295
RZ-296
Withdrawn:
"RS"and "RR"to "IG":
After careful consideration and discussion in regard to the Staff Report and
Analysis,the Staff Analysis and Recommendation,testimony given at the public
hearing and thereafter received,the Commission voted as follows:
A motion was made by Mr.Herbst to recommend to the Board of County Commissioners
that the application for a map amendment be approved as proposed by the appli-
cant,Paramount Feed and Supply,Inc.with the conditions for approval as
were stated by the applicant:
1)That the size of the Butler building that is proposed for the 11.11
acre parcel,#154,on the south side of Longmeadow Road,be limited
to 60xlOOx12 feet;
2)That one acre of land be donated by the applicant to the Paramount
Baptist Church,or in the event that it is not acceptable,prOVide
an adequate buffer zone with appropriate screening;and
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RZ-296,Cont'd:
3)That the 1.50 acre parcel,#197,on the north side of Longmeadow Road
be used only for additional parking related to the business and as
a truck turn-around.
The motion was seconded by Mr.
motion.Mr.Byers voted "No".
the Chairman recorded the vote
motion.
Zombro.Mrs.Jenneke Voted in favor of the
With Mr.Barnhart and Mr.Roulette abstaining,
as three in favor and two opposed to the
RZ-297 --Text Amendment --Sections 5.1 and 5.5:
On a motion by Mr.Byers,seconded by Mr.Herbst,the Commission voted to
recommend that RZ-297,which provides for certain commercial uses in the
Conservation District,be approved as proposed.Motion carried with no
dissenting votes and Mr.Barnhart and Mr.Roulette abstaining.
ADJOURNMENT:
There being no other business before the Commission,the meeting was adjourned
at 10:00 P.M.An Executive Session followed.
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William E.r~o~o4fd;~.~hairman
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WASHINGTON COUNTY PLANNING COMMISSION
REGULAR MEETING OF NOVEMBER 5,1984
The regular meeting of the Washington County Planning Commission was held on
Monday,November 5,1984 at 7:00 P.M.in the second floor conference room of
the Court House Annex.
CALL TO ORDER AND ROLL CALL:
The Chairman called the meeting to order at 7:05 P.M.with the following members
and staff in attendance:Chairman William E.Wolford,Jr.;Vice-Chairman Jack B.
Byers;Michael D.Barnhart;Richard E.Roulette;Donald E.Zombro.Absent:John
C.Herbst and Marianne Jenneke.Staff:Executive Director Jack S.Hawbaker;
Associate Planner Stephen T.Goodrich;Associate Planner William V.Stachoviak;
Assistant Planner Timothy Lung;Deputy Director Paul Prodonovich,Department of
Permits and Inspections;and Marion Snyder,Secretary.
MINUTES:
The minutes of the regular meeting of October 1,1984 were approved and accepted
as presented on a motion by Mr.Zombro,seconded by Mr.Barnhart.So ordered.
NEW BUSINESS:
Variance Requests:
Harold Burger:
The staff presented a request for a variance to the requirements of Section 405.9
of the Subdivision Ordinance to waive the 8'minimum utility easement on the
side and rear lot lines of the remaining property located on the northwest corner
of Robinwood Drive and Meadowlark Avenue.The Executive Director said that a
check with the Health Department revealed that a variance had been granted to
waive that agency's requirements pursuant to the On-Site Sewage Disposal Ordinance.
On a motion by Mr.Zombro,seconded by Mr.Roulette,the Commission voted to
waive the requirements of Section 405.9 as requested.So ordered.The Commission
also recommended that the Health Department be contacted relative to coordination
with the Planning Department in the granting by the Health Department of similar
variances.
John Shank:
A request for a variance to Section 405.ll.B was presented by the staff which
would permit access from Route 40-A,located 1.5 miles south of Funkstown,for
subdivision of three residential lots which the applicant proposes to convey.
It was pointed out that while each of the lots has the required 25'minimum
public road frontage,the Highway Plan restrictions for access to the Minor
Arterial highway cannot be met.The applicant proposes a dual access for lots
'A'and 'B'and that lot 'C'be approved with access over a right-of-way reserved
by deed to an adjacent property owner (Talton).
On a motion by Mr.Byers,seconded by Mr.Zombro,the Commission voted to approve
the variance as proposed,including the dual access provision for Lots 'A'and
'B'.So ordered.
George W.Hetzer:
A request for a variance to Section 405.ll.B of the Subdivision Ordinance was
presented in which the applicant proposes to establish a new point of access with
less than the 500'minimum distance requirement for a Minor Arterial Highway (Route
40).The lot in question is a 1.35 acre parcel for conveyance to an immediate
family member (son).It was noted that a considerable amount of the parcel,
including the proposed driveway,is situated within the 100 Year Floodplain as
delineated by the National Flood Insurance Maps.Mr.Hetzer was advised that
this matter would have to be addressed when the subdivision plat is submitted
for review and approval.
On a motion by Mr.Roulette,seconded by Mr.Byers,the Commission voted to grant
approval of the variance as requested.So ordered.
184
Subdivisions:
Elizabeth H.Werth --Simplified Plat:
Noting that the 5 acre tract that is proposed to be conveyed to the Pentecostal
Assembly of God via the simplified plat process would leave remaining lands
(11 Acres)along Neck Road,the Commission discussed the subdivision as it would
be affected by the Ordinance adopted by the County Commissioners that imposes
a moratorium for new subdivisions on Neck Road.The residual 11 acres could be
conveyed without the owner having to go through the subdivision review and
approval process.
Noting that all agency approvals have been received for the 5 acre parcel under
consideration for conveyance,the Commission voted,on a motion by Mr.Roulette,
seconded by Mr.Barnhart,to grant approval of the simplified plat with the
stipulation that any plans for conveyance of the remaining 11 acre parcel during
the time the moratorium remains in effect would have to be reviewed by the Plan-
ning Commission.So ordered.
J.Maury Werth --Simplified Plat:
The staff review for the proposed conveyances via the simplified plat process
pointed out that all agency approvals have been received.The applicant requested
approval of conveyance of Parcel F-2 (6.79 acres)and Parcel B (referenced as
plat folio 1379)to Section 1 of Spring Dell Farm,(no longer owned by Mr.Werth).
Also proposed for conveyance is Parcel F-l,consisting of 4.85 acres,to Spring
Dell Farm,Section "C",which is still in ownership of Mr.Werth.It was brought
to the attention of the Commission that the southeast property line shown on
'Parcel F-l and Section "c"of Spring Dell Farm is incorrectly drawn on the plat
and that the existing panhandle access from Dellinger Road to Section "c"is not
shown.
By consensus,the Commission granted approval to the application for Simplified
Plat conditioned upon revisions to the signature plat to show the southeast
property line correctly and to show the panhandle from Section "C"of Spring
Dell Farm to Dellinger Road.So ordered.
Mary E.Churchey Estate --Preliminary and Final:
The staff reviewed a subdivision application consisting of 8 lots,Lots 2
through 9,for a total of 7.59 acres,situated on Millers Sawmill Road for which
a Preliminary Consultation was held on April 2,1981.The staff noted two 50'
rights-of-way located between Lots 2 and 3,Lots 6 and 7,and also an existing
12'reserve area for a public alley,located betweeen Lots 6 and 7 within the
50'right-of-way that is shown as an existing lane that serves a private dwelling.
The County Engineer has requested that a grading plan be included with the final
plat for Lots 2 and 3.All agency approvals have been received.
On a motion by Mr.Roulette,seconded by Mr.Byers,the Commission voted to grant
Pre liminary and Final Approval as reques ted.So'ordered.
Turner Development Company --1 Lot --Preliminary and Final:
The staff reviewed a subdivision plat application proposed for a 1 lot commercial
development situated at Longmeadow Drive and Oak Hill Avenue,both of which are
classified as Local highways.All agency approvals have been received without
conditions except for the County Engineer who stipulates that subdivision plat
approval is not to be construed as approval of the Site Plan;he reserveS the
right to change the location of lot access,construction of additional curbing
along the south side of Longmeadow Drive should the access be located along that
roadway,and to establish requirements for stormwater management and surface
runoff (by reference to letter in the plat file dated October 19,1984).
On a motion by Mr.Roulette,seconded by Mr.Byers,the Commission voted to grant
approval of the subdivision application based upon all conditions being met.
So ordered.
Gary Farrow:
By consensus,the Commission voted to remove this item from the agenda since
outstanding approvals have not been received.
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Mrs.John S.Shupp --Preliminary and Final:
The staff reviewed a three lot subdivision application consisting of Parcel 'B',
an existing commercial establishment,and Parcels 'A'and 'c'that contain
existing residences.The staff noted that a variance was granted on April 2,
1984 by the Commission to permit access to Parcel 'A'over lands of Parcel 'B'.
Parcel 'A'has an existing access onto Route 40 and Parcel 'B'has an existing
commercial access onto Route 40.
On a motion by Mr.Zombro,seconded by Mr.Barnhart,the Commission voted to grant
approval to the subdivision as proposed.So ordered.
Hub Labels --Preliminary Plat and Site Plan:
The staff reviewed the Preliminary subdivision plat and Site Plan for Hub Labels,
a proposed printing plant,situated in the HI District on the south side of
Martin Road near Maugansville.The report stated that the only outstanding
agency ccndition for approval was the agreement for cost sharing of the water
line extension between the developer of Hub Labels,Greenside Apartments,and
the Water Department as required by that agency.A revision has been made to
the plat to alter the landscape planting along the north and west sides of the
property.A variance from buffer requirements has been filed with the Board
of Zoning Appeals.A revision has also been made to satisfy requirements of
the Sanitary District relative to incorrect data.TI,e Sanitary District has
also required the developer to complete a Waste Discharge and Connection Permit
Application or provide for a satisfactory agreement for industrial waste dis-
charge.
'On a motion by Mr.Barnhart,seconded by Mr.Zombro,the Commission voted to
grant Preliminary plat approval,Site Plan approval,and authorized the staff
to grant final approval administratively upon satisfactory completion of all
agency requirements.So ordered.
Site Plans:
Marlin Barnhart --Miniwarehouses:
The staff presented the application for Site Plan approval for a miniwarehouse
addition for Mr.Barnhart located in an HI District on the west side of 1-81
at Md.144 overpass.The staff noted that previous conditions for construction
of an entrance off Route 144 has not yet been met by the applicant and that the
State Highway Administration requested that the building permit be withheld until
the applicant complies with that condition.The County Engineer has also
requested additional information for this site relative to the control of storm-
water.
On a motion by Mr.Roulette,seconded by Mr.Byers,the Commission voted to
approve the Site Plan for issuance of a permit at such time that the outstanding
requirements have been met.So ordered.
Hagerstown Produce Company:
The staff reported on an industrial Site Plan situated on the southeast side of
Governor Lane Boulevard at Route 68 in the Williamsport Industrial Park,consisting
of 5.26 acres,zoned PI.The proposed land use is for a warehouse/office building.
There are no outstanding agency requirements.
On a motion by Mr.Byers,seconded by Mr.Roulette,the Commission voted to grant
Site Plan approval.So ordered.
Preliminary Consultation:
W.D.Hoffman:
The Commission reviewed and discussed a Preliminary Consultation that was held on
October 4,1984 for W.D.Hoffman,a proposed restaurant and commercial space
project to be located on a 1.6 acre tract along the south side of Maugans Avenue
east of its intersection with 1-81.Because of numerous concerns expressed by
reviewing agencies and Planning staff (reference to file PC-84-l6)and noting
that the developer has filed a variance request with the Board of Appeals for
reduction of side yard buffer requirements,the Chairman suggested that the site
be viewed in the field prior to establishing specific requirements for a site in
the HI District.
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W.D.Hoffman,cont'd:
By consensus,the Commission deferred action on this item of business until a
field trip is undertaken on November 13 to view this site,Hub Labels,Greenside,
and the rezoning cases for map amendments scheduled to be heard on November 19.
OTHER BUSINESS:
Smithsburg Town Growth Areas:
For information,the minutes of the first meeting of the Town of Smithsburg
Growth Area Study Committee,held on October 11,were distributed.
PUD Committee:
The Executive Director,reporting on the status of the PUD Study Committee,said
that the following persons have been selected per the directive given by the
Planning Commission at the last regular meeting.They are:Dr.George Elliott,
Hagerstown Junior College;Taylor Oliver,John R.Oliver Company;David Kinash,
Hagerstonw Water Department;Richard Thomas,Water Pollution Control;Frank C.
Downey,Washington County Farm Bureau;James Witherspoon;Richard Kautz,Hagers-
town Planning Director;Richard Bowers,Real Estate Appraisal;and Jack Hawbaker,
Chairman.
By consensus,the Commission endorsed the appointment of this committee and
authorized the Executive Director to proceed with preparation for the initial
meeting and notification to all the above participants.So ordered.
"ADJOURNMENT:
There being no further business,the Commission meeting was adjourned at 9:00 P.M.
r7'1ft 0 <>).!JtAlILl-:;".v\.t;;..I;,~dtr "IA .
William E.Wolford,J~.,
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WASHINGTON COUNTY PLANNING CO~~ISSION
REGULAR MEETING OF DECEMBER 3,i984
The regular meeting of the Washington County Planning Commission was held on Monday,
December 3,1984 at 7:00 P.M.in the second floor conference room of the County
Office Building.
CALL TO ORDER AND ROLL CALL:
The Chairman called the meeting to order at 7:00 P.M.with the following members
and staff in attendance:Chairman William E.Wolford,Jr.;Vice Chairman Jack B.
Byers;Michael D.Barnhart (arriving at 7:10);John C.Herbst (arriviving at 7:05);
Marianne Jenneke;Richard E.Roulette;and Donald E.Zombro.Staff:Executive
Director Jack S.Hawbaker;Senior Planner Catherine T.Thompson;Associate Planner
Stephen T.Goodrich;Assistant Planner Timothy A.Lung;Deputy Director Paul Pro-
donovich;and Marion Snyder,Secretary.
MINUTES:
On a motion by Mr.Zombro,seconded by Mr.Byers,the Commission voted to approve
and accept the minutes of the meeting of November 5,1984,as received.So ordered.
NEW BUSINESS:
Variance Reguest Under Section 107:
James H.Reeder:
"The staff presented a variance request from James H.Reeder.The site is located
south of Boonsboro along Amos Reeder Road (Local)approximately 1/2 mile south of
its intersection with Reno Monument Road.A variance to Section 405.ll.B of the
Subdivision Ordinance was requested by Mr.Reeder for a common driveway to serve
a subdivision with dwellings,Lot A,consisting of 1.75 acres and Lot B at 1.44
acres.A note has been placed on the plat that a right-of-way is reserved over
the existing entrance on Parcel A for the purpose of access to Parcel B.The
applicant's engineer has stated that conveyance of Parcel B is to an immediate
family member (daughter)with Mr.Reeder retaining Parcel A.
On a motion by Mr.Byers,seconded by Mr.Zombro,the Commission voted to grant
the variance to the requirements of Section 405.ll.B of the Subdivision Ordinance
as requested.So ordered.
Subdivisions:
Gary Farrow,5 Lots--Preliminary and Final:
The staff reported that the proposed 5 lot subdivision located along Spickler Road,
approximately 1/2 mile north of Broadfording Road,had been discussed by agency
review at a preliminary consultation held on October 10.35 acres of remaining
land are to be retained by Mr.Farrow for agricultural purposes and possible future
subdivision for conveyance to family members.Approval of the location of wells
and septic reserve areas has been received.However,the Health Department has
requested that a note be placed on the final plat to the effect that all lots may
require pumping of sewage from the dwellings to the septic area.This note has
been added and an application for a water appropriation permit has been submitted to
WRA.Concerns expressed by the County Engineer relative to the driveway location
for Lots 2 and 3 because of sight distance have been satisfied.All other agency
approvals have been received.
On a motion by Mr.Zombro,seconded by Mr.Roulette,the Commission voted to grant
Preliminary and Final Approval as requested.So ordered.
John S.Shank --3 Lots--Preliminary and Final:
The staff reviewed a proposed 3 lot residential subdivision located south of Funks-
town along Route 40-A (Minor Arterial),consisting of approximately 49 acres zoned
Agriculture.A variance was granted by the Commission on November 5,to provide
access for Parcel C over the right-of-way reserved in the deed of adjacent property
owner,Dr.Talton,and a dual access was also approved for Parcels A and B.This
variance has been referenced on the plat.The staff also pointed out that the area
of the subdivision is of agricultural significance and recommended that due to
the large parcel size of remaining lands,that Mr.Shank indicate any plans for
future development.
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John S.Shank,Cont'd:
On a motion by Mr.Roulette,seocnded by Mr.
Preliminary and Final Approval as proposed.
Site Plans:
Hopewell Manor,Phase II:
Herbst,the Commission voted to grant
So ordered.
The staff reviewed the 32 unit apartment project for Hopewell Manor,Phase II
located on the west side of Hopewell Road,south of the 1-70 overpass,indi-
cating that all conditions for approval have been satisfied except for one out-
standing item,the status of access onto the Old Hopewell Road which was
County-owned but not maintained.During Site Plan review,the County received
a request to abandon the old roadbed which left the development without public
road frontage.The developer has proposed to upgrade the existing roadbed.
The County Commissioners will hold a public hearing on December 4,to decide the
ownership status of the right-of-way.
On a motion by Mr.Herbst,seconded by Mr.Zombro,the Commission voted to grant
Preliminary and Final approval of the site plan based upon the ownership status
of the roadway being satisfied.Motion carried with Mr.Roulette abstaining
pending the County Commissioners'hearing.
Edward Lipko --Industrial Site Plan:
The staff reviewed an industrial site plan for Edward Lipko that is proposed to be
utilized as an excavation contractor's shop.The 5.24 acre proposed development
is located on the east side of Hopwwell Road north of the 1-70 overpass and lies
within the Urban Growth Area in an HI zoning district.The staff commented that
a part of the proposed infiltration basin is located in the floodplain for which
the main concern of the staff is the necessity to secure a permit from WRA.
Other agency approvals have been received and all necessary site plan requirements
have been met.
On a motion by Mr.Zombro,seconded by Mr.Roulette,the Commission voted to
approve the site plan application with the condition that approval from Water
Resources Administration for construction of the infiltration basin in the
southern corner of the property is received prior to issuance of permits.So
ordered.
COMMUNI CATIONS:
Extension Request for The Woods --60 Days:
On a motion by Mr.Herbst,seconded by Mr.Byers,the Commission voted to grant the
request for a 60 Day extension of time for "The Woods"subdivision,extending the
time for consideration to March 2,1985.So ordered.
Farm Bureau Resolution:
For information,a resolution by the Washington County Farm Bureau to adopt the
Agricultural Land Use Map was distributed.
OTHER BUSINESS:
Agricultural Preservation District Application --AD-84-l --French:
Following review by the staff of an Agricultural Preservation District application
submitted by Lola V.Barnhart French,the Commission voted,on a motion by Mr.
Herbst,seconded by Mr.Barnhart,to forward a recommendation for approval to the
Board of County Commissioners.So ordered.
Smithsburg Town Growth Area:
The minutes of the second meeting of the Smithsburg Town Growth Area Study Com-
mittee and a draft of the Town Growth Area Boundary were distributed.Catherine
Thompson,the staff member working with the Town of Smithsburg,said that the
tentative Growth Area Boundary was delineated by use of a base map and various
overlays depicting water service,sewer service,the 201 Facilities boundary,
the defunct Sanitary Subdistrict #8,and an agricultural lands inventory overlay.
Also discussed was the water service area and the possibility of obtaining other
water sources for the town,the vacant land by zoning district,extension of sewer
service areas,and population calculations by acreage within the growth area.
The next meeting of the Study Committee is scheduled for January 17.
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W.D.Hoffman Proposed Development:
In light of the field inspection by the Commission which took place on November 13,
the Commission discussed the concept plan for the Hoffman Site Plan,a proposed
restaurant and commercial space project to be located on a 1.6 acre tract along
Maugans Avenue.The Commission discussed alternatives for ingress and egress to
the site and by consensus,agreed that the best means of access off Maugans Ave-
nue would be in the center of the property as opposed to either the east of west
end and that consideration be given to give maximum use to the rear of the property
for both deliveries and egress.The Commission was of the opinion that by making
the traffic one-way with an entrance on Maugans Avenue and an exit on Precision
Lane,traffic conflicts on Maugans Avenue would be minimized.These suggestions
for preparation of a site plan are to be conveyed to Mr.Hoffman by the Executive
Director.
Joint Meeting With EDC:
The Commission set a meeting date with the Economic Development Commission for
Thursday,December 13 at 8:00 A.M.to discuss long range planning procedures for
Massey Boulevard extended and the Industrial Park Road.County Engineer Glenn Dull
will also be in attendance for this discussion.The purpose of the meeting is to
discuss alternative proposals for connecting the Valley Plaza site with the Indus-
trial Park or with Burhans Boulevard via Massey Boulevard or some combination of both.
Grimm Junk Yard Site Plan Status:
~aul Prodonovich stated that the permit that was issued for the warehouse on the
Grimm property is still valid and that there is no time period in which landscaping
and screening has to be provided so long as construction of the structure continues.
Eastern Boulevard Status:
The Executive Director said that Mr.Dull would be asked to brief the Commission
on the status of Eastern Boulevard at the meeting that is scheduled for the 13th.
Rezoning Cases From November 19 Public Hearing:
Members present at the November 19 public hearing were:William E.Wolford,Jr.;
Jack B.Byers;John C.Herbst;Michael D.Barnhart;Donald E.Zombro;and Richard
E.Roulette.Absent:Marianne Jenneke.Mr.Roulette abstained on all motions
pending consideration by the County Commissioners.
RZ-298 --Wilmer E.Oswald --R to RM:
On a motion by Mr.Zombro,seconded by Mr.Byers,the Commission voted to recommend
approval of RZ-298 as requested based upon the findings of the Staff Report and
Analysis that there was a mistake in the original zoning.Motion carried with
Mrs.Jenneke and Mr.Roulette abstaining and Mr.Barnhart voting "No".
RZ-299 --CSX Minerals,Inc.--IG to BG:
On a motion by Mr.Herbst,seconded by Mr.Zombro,the Commission voted to recommend
approval of the change in zoning classification as requested based upon the findings
in the Staff Report and Analysis that there was a mistake in the original zoning
and in the opinion of the Commission,a change in the character of the neighborhood.
Mrs.Jenneke and Mr.Roulette abstained.So ordered.
RZ-300 --Robert E.Fritz --A to BG:
On a motion by Mr.Herbst,seconded by Mr.Barnhart,the Commission voted to recom-
mend that the request for rezoning be denied based upon the staff findings that
there was neither a mistake in the original zoning nor a change in the character
of the neighborhood.The motion carried with Mr.Zombro abstaining for personal
reasons,and Mrs.Jenneke and Mr.Roulette abstaining also.So ordered.
RZ-301 --Text Amendment for Sections 11.1 and 28.83:
On a motion by Mr.Zombro,seconded by Mr.Herbst,the Commission voted to recommend
approval of RZ-30l to add miniwarehouses to the BL Zoning District.The motion
carried with Mrs.Jenneke and Mr.Roulette abstaining.So ordered.
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ADJOURNMENT:
There being no further business,the meeting was adjourned at 9:00 P.M.
William an
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JOINT MEETING OF THE WASHINGTON COUNTY
PLANNING COMMISSION AND THE EDC
A joint meeting between the Economic Development Commission and the Washington
County Planning Commission was held on Thursday,December 13,1984 at 8:00 A.M.
in the second floor conference room of the County Office Building.
Present were:EDC Members:Phil Rohrer,Chairman;P.James Fahey;Donald R.
Fazio;John P.Healey;Leonard E.Lowry;Kenneth L.Wade;William P.Young,Jr.
and Leigh R.Sprowls,Ex~Officio Member.Planning Commission Members:William
E.Wolford,Jr.,Chairman;Jack B.Byers,Vice Chairman;John C.Herbst;Marianne
Jenneke;and Richard E.Roulette (arriving at 8:45).Also present:Glenn L.Dull,
County Engineer;EDC Executive Director Leroy R.Burtner;Jane Shobe,EDC Secretary.
Planning Staff:Executive Director Jack S.Hawbaker;Associate Planner Stephen
T.Goodrich;Assistant Planner Timothy A.Lung;and Marion Snyder,Secretary.
The Planning Commission Chairman,Mr.Wolford,brought the meeting to order at
8:10 A.M.by having those in attendance introduce themselves and stating their
affiliation.He stated that during the past several months,in its review of
a rezoning request for CSX Resources,the Commission has been made aware of a
plan proposing the connection of a new road from the new detention center to the
Valley Plaza area.The Commission,Mr.Wolford said,is also interested in \'
exploring the possible extension of Massey Boulevard to the north.An additional
concern,Mr.Wolford said,is the cost of extending a new road from the detention
center over the railroad versus the extension of Massey Boulevard.He said that the
Commission's interest is in the phasing of a road system and that the Commission
wants to hear the views of the Economic Development Commission concerning this
·subject.
Mr.Burtner said that the only estimate of cost that he has heard is over a million
dollars for the bridge involving Corridor B.He pointed out that Mr.Dull has
been involved on a preliminary basis,but he did not think there were any final
figures.The project is also listed on EDA project package at a low priority
through the Tri~County Council.He said that this is basically the status of the
proposal.
Mr.Wolford said that he wanted to hear the reaction to alternates A and B versus
extending Massey Boulevard in terms of what should occur first.He said that if
the road is to be an extension from the detention center over into the Valley Plaza,
that B seemS to make sense from the traffic pattern standpoint.If the intersection
of Halfway Boulevard and Overpass Way is redesigned,traffic going north from an
extension through Route A,making a left turn off Massey Boulevard through the
industrial area could cause a traffic problem.
Mr.Hawbaker pointed out that during a study of the industrial park area several
years ago,it was discovered that because of numerous restrictions by the SHA we
do not have access to the interchange at I~8l and Md.Route 144 and that that is how
the current proposals came about for a new road to come from the industrial park to
the I~8l/Halfway Boulevard intersection.
Mr.Young said that the present roads,Railroad Lane and Underpass Way,are really
designed to accommodate the shopping center and the development that SHOPCO proposed.
Depending on the nature of the development in the industrial park and the CSX
property,there is a question as to whether that road could even begin to handle
any kind of Business General or industrial traffic that might be routed toward
Halfway Boulevard and I~81.He said that it is his understanding that Halfway
Boulevard to I~81 is one of the more heavily travelled highways and is hardly ade~
quate to handle the volume of traffic coming into the shopping center.Also,in
order to build a clover~leaf,condemnation would be necessary because it's all
privately owned land where there are existing businesses.Moreover,it would almost
force the redesign of Railway Lane,so it would seem that Route A involves fewer
dollars,and depending upon the road design,making a left turn from Massey Boule~
vard may not be all that difficult.He said that he thought that with proper
design Corridor A could be not only an outlet from the industrial park but could
also provide appropriate access for any business sites on the CSX rezoning areas.
Mr.Wolford asked the participants their ideas on Massey Boulevard versus the road
system for Corridors A and B.
192
Concerning the proposed extension of Massey Boulevard,Mr.Young said that the plan
was laid out by Fox and Associates originally when SHOPCO came in with an option
to purchase and develop the entire tract.The idea was to link 1-81 with Burhans
Boulevard and complete that corridor,but the plan was dropped about 1975 and
SHOPCO dropped its option.The original intent was to continue a four-lane highway
into Burhans Boulevard.
Mr.Wolford said that he would like to see a united recommendation to the County
Commissioners from the two Commissions along with the concurrence of the County
Engineer so that the Capital Improvements Program will reflect the thinking of
all parties involved.
Mr.Hawbaker explained the process for the 6 Year Capital Improvements Program
saying that the program is a long-range planning tool and should involve projects
of this nature.
Mr.Burtner said that in making a study of the project to extend Massey Boulevard
in conjunction with the City of Hagerstown,it was found that it would be an
extremely costly project,and that he was looking more to a connecting link
between the industrial park and Valley Mall.Massey Boulevard,he said,would
have to be completed in a number of phases because of the expense.He said that
he did not think that the funneling of industrial traffic through a business center
would create problems if it were controlled properly.
Mr.Dull said that construction costs for the Massey Boulevard extension were quite
heavy.He said that Hopewell Road is travelled more and more heavily and costs to
improve it from Route 144 to Halfway Boulevard would be in excess of 700 and 800
thousand dollars.He said that Corridor B would serve the same purpose as Hopewell
Road.He also said that the intersection of Massey Boulevard and Halfway Boulevard
is an exceptionally heavy intersection,will worsen,and has a high accident rate
because people will not use the loop at Underpass Way and instead stack up on Half-
way Boulevard.Other reasons for his preference of Corridor B were the natural
cut across the railroad rather than the Corridor A route which would not provide
any useable road frontage due to the terrain which would require building up of
the grade crossing the railroad at that point.He pointed out that all Corridor A
does is serve as a connection and does not provide access to the businesses in
the area.Also,it would be introducing another T intersection with all the
turning movements,signals,etc.He said that Corridor B is considered the most
direct route and that is the reason he opposes Corridor A.He said that hopefully,
Massey Boulevard would be extended some day but did not think the present proposal
was feasible because of widening and accelleration and decelleration lanes for
the various industries.If the whole area north of the Valley Plaza is industry,
there is no reason for Massey Boulevard to be a dual highway;a service road design
should be adequate.Mr.Dull said that Corridor A would require a tremendous amount
of borrow because of the grade and would eliminate valuable ground.Though it may
be mathematically shorter,it is not ·going to be cheaper.Also,the railroad track
crossing at Corridor B would require a single span bridge,whereas Corridor A would
be a two span bridge.He said that the main thing was to get the traffic away
from Halfway Boulevard.Mr.Dull said that he has been trying to get the State to
look into a loop at 1-81 and Halfway Boulevatd.
Also,he said that there could be a modification to provide a loop around the old
J.C.Penney Auto Store to route traffic up to Corridor A.In answer to a question
in regard to obtaining right-of-way from the railroad,Mr.Dull said it could be
done by meeting the railroad's minimum standards.When asked if the railroad would
be willing to donate the right-of-way,Mr.Dull said "no".Mr.Dull said that the
County had tried to purchase the right-of-way,that the railroad would not sell
it,but that it would grant a perpetual easement.
The question was raised whether it would be worthwhile to discuss the easement
with the railroad prior to the settlement of the CXS rezoning proposal.It was
stated that this has already been done and the railroad said that until the land
was rezoned the possiblity of accomplishing these matters didn't exist.It was
made clear that these plans are not contingent upon the rezoning request,but the
plans were discussed with the railroad.Mr.Burtner said that the Penn Central
property is still for sale.The possibility of cul-de-sacing Massey Boulevard was
also discussed.He said that one advantage of Corridor A is that this proposal
would divide the land area north of Railway Lane into a better land use given all
setback requirements.
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Mr.Wolford said that it now appears that there was a consensus that the extension
of a road from the detention center to the Valley Plaza area is the correct con-
cept rather than extending Massey Boulevard into the City.Following further
discussion relative to the possibility of funding,alignment studies to determine
costs,and impact on road frontage,Mr.Wolford said that his concern was not to
get a resolution on Route A versus Route B,but to get some resolution on Massey
Boulevard versus A or B.He said that the Planning Commission will need to further
address this subject before recommending something to the County Commissioners.
Mr.Dull said that the Engineering Department would do some rough alignment studies
to try to give the County Commissioners as accurate as possible a figure.It was
noted that the important issue is to present it in the next CIP.
Mr.Wolford conCluded that the two Commissions and the County Engineer were in
agreement that a link between the detention center to the Valley Plaza area should
be pursued,by whatever alternative,as opposed to the extension of Massey Boulevard,
and that the Planning Commission would discuss it further at its next regular meeting
on January 7.
tJ~2:.cJdtl~~I.
--william E.Wolford,Jr.,