MINUTES OF THE STRASBURG PLANNING COMMISSION WORKSESSION HELD ON THURSDAY, JANUARY 10, 2008, AT 7:30 P.M. IN THE COUNCIL CHAMBERS OF THE TOWN HALL.
Commissioners present: Chairperson Smith and Commissioners Cromer, Davis, Dean, Kepler, and Terndrup and Council Member Whittle. Others present: Planner Amos and Council Member Mauck.
Chairperson Smith said the Commission had concerns with the right hand turn into the property. He explained how the Commission had compared this entrance to the one at Costco. He asked if VDOT had any or the same concerns with this.
Mr. Lloyd Ingram, VDOT said they did have some concerns and showed on the plans where they have asked for some changes and added they will monitor this and if it becomes an issue, he explained what they would like to have done. He explained more of the traffic patterns and the changes they had requested of the plan. He talked about how the curb and gutter may have to eventually be moved if the road becomes too busy; he said putting stakes in like was done at Costco can become costly. Commissioner Cromer said he had been out and walked this off and if someone was going to try to make a left hand turn, they would have trouble.
Commissioner Kepler asked why the traffic pattern couldn’t be taken care of now instead of waiting. Mr. Ingram said the numbers will eventually come, but it will be up to the Board to do this. With the downturn of residential development, he doesn’t know if the developer should have to pay for the cost, at this time. As the numbers grow, there will be a traffic signal and more changes will be coming as development continues. Issues such as this will need to be handled through the Commission and the Board.
Commissioner Davis said whoever is responsible for the improvements to Hite Lane should put in a cross-walk and handicap ramps on the sidewalks for those walking to the Denny’s from the new hotel.
Commissioner Kepler asked about bonding. Planner Amos said bonds are only required for subdivisions. Commissioner Kepler said the regulations say there should be a bond in place for the land disturbance. Planner Amos asked Town Attorney Neal about the bonds and the only avenue there is, is to require a bond at E & S time and the County does require this. He also questioned the size of the dumpster, but was told that was fine. He questioned if there was anything in the changes about the impervious pavement. Mr. Dunlap said this area was re-zoned to PD and so he is not sure if there are requirements for the impervious spaces. Planner Amos read from the Ordinance the requirements for this. Mr. Dunlap was asked if they could reduce the number of parking spaces and he responded they need those spaces and that they had reduced it down since the last meeting. It was decided to have the engineers look into this more and find a way to add more pervious area. Planner Amos asked if Commissioner Kepler had any suggestions for pervious surfaces. Suggestions were given by Chairperson Smith and Commissioner Kepler asked about the impact on the retaining wall. Mr. Dunlap said there are sometimes problems with snowplowing on certain pervious surfaces.
Commissioner Kepler also would like the lighting requirements to be added to the plans.
The travel isles have dimensions shown, but Commissioner Kepler asked what the expected number of cars to be in each isle is. Mr. Billy Myers, representing the applicant, said the representative from First Bank feels this is adequate based on their other locations.
Commissioner Kepler said he had asked about Phase I and Phase II of E & S. The way the site is now is basically Phase I.
Mr. Dunlap will also add some comments regarding storm structure E.
Commissioner Kepler said a portion of the power line is underground and he would still like to see all of it be placed underground. Mr. Myers said due to existing underground utilities and what the ground is composed of, it was felt it would be a huge measure to accomplish this. Commissioner Kepler does not see why it couldn’t be done as this is site specific and maybe it could be run along the back of the property. Mr. Myers explained where the line is, and that it is not site specific, and how it feeds to McDonald’s and other locations on the other side of Route 11.
Commissioner Kepler said discussed at the last meeting was the need for a bond with the construction of Hite Lane. He feels this is very important to this project. He talked to the building inspector and an occupancy permit would be given if all agencies sign off on it. Commissioner Cromer said the Strasburg Fire Department would not sign off on it if the road was not completed. Mr. Myers said it is in writing between Mr. Holtzman and Mr. Rosenfeld that the road will be completed by a certain date.
Chairperson Smith said it seems as if everything was taken care of except the open space requirement or pervious surfaces. He suggested the applicants go before the Board of Zoning Appeals for a waiver to the impervious requirements.
Commissioner Davis said the right turn lane is in violation because of the number of turn in lanes from Route 11. Chairperson Smith will go to the next Streets Committee meeting to discuss the speed limit reduction as they are not sure when the light will be needed.
Commissioner Davis asked about placing more trees along the project and Mr. Myers said this is within the VDOT right-of-way
Chairperson Smith said the Commission could not vote on this until the applicant goes before the BZA, but Planner Amos said the applicant could find some pervious paving and the speed limit may be reduced making it unnecessary to go before the BZA.
Commissioner Davis read from the ordinance about the requirements needed and he does not think this is appropriate or that it complies with the regulations. He further discussed the metal on buildings. He talked about the approval of the Arby’s and how it should not have been approved as he does not think it conforms to the type of environment the Commission wants to establish.
Chairperson Smith said he agrees, but to attract businesses into the Town, you have to have some leeway. Mr. Myers said because of this being a franchise, they are limited and the franchises have their regulations, just as the Town has regulations. This limits them on how much it can be modified.
Council Person Whittle asked if the color of the tower could be changed to the brown color instead of the red. Planner Amos said what she thinks the entrance corridor regulations, when speaking about metal, were talking about was metal buildings.
Commissioner Kepler thinks it is similar enough to the surrounding properties that it is meeting the general theme of the area and it is highway frontage. Commissioner Terndrup said the restaurant is near the National Park and will be seen from the Park.
Mr. Myers said the majority of the colors of the restaurant blend in with the surrounding area and that he would have to go back to Denny’s corporate to change the colors. He will bring a picture of a Denny’s recently constructed in Fauquier County that is very similar to the prototype of this one. He will also bring a picture of a restaurant in Florida that will actually be more accurate.
Commissioner Davis said the problem is the Commission looks at all plans from above, but the people who live with the plans the Town approves look at them from the street level and so the Commission should, too. The plans should be looked at as to how they look in comparison to everything up and down the street. Commissioner Cromer said the Commission can’t keep “beating a dead horse” as far as colors, etc. He said to look at what is out there now and it will stay that way because nobody will do anything about it. He added it will look better than what is out there now. Chairperson Smith agrees with Mr. Davis, but it must be done in a reasonable manner so to still attract new businesses. Council Member Whittle said the businesses will adapt if they have to and we won’t know if we don’t ask.
Council Member Mauck said she agrees with both Commissioners, but right now that area is a mess and cluttered. She said the colors of the building don’t bother her as much as the red tower because of the National Park. They are working on the master plan of the National Park and they are considering the viewshed looking out from the Park.
Commissioner Terndrup said she would still like the restaurant to be turned so the view can be seen. Mr. Myers explained the reasoning of why they can’t do this. He did say he will check with corporate on the color of the tower.
Commissioner Kepler said he is concerned about the lighting and Mr. Dunlap will provide this information.
Chairperson Smith discussed the tall sign which is allowed north of Hite Lane (within a 1,600’ radius from the center of the two lanes of I81). A discussion followed on if the sign is within the area or not; it was finally decided it was within the area for the tall signs.
Commissioner Kepler would like to see this be a monument sign. Chairperson Smith asked if this could maybe be changed. Mr. Myers said the “reader board” would be eliminated and he is not sure if this board would be required by corporate offices. He did state the “reader board” would not scroll, etc. It was said the National Park has been critical of the tall signs, but this does meet the sign ordinance. Chairperson Smith said he feels if they would go to the monument sign, he would go along with having a message board on the sign.
Steve DeBrueler said they have tried to keep the existing plan and have stayed out of the existing trees.
Chairperson Smith asked which way the houses would face and Mr. See said they would face I81 and the houses will never be lived in. Planner Amos asked if the garage would be a permanent foundation and the applicant said it would not be because the garage would be built modularly so when the house would be moved, it would be also. It was asked if the houses would be lit at night from the outside and the answer was there will be some sort of up-light mainly for security purposes.
Chairperson Smith said he did not see any signs and so he asked about advertising signage. Mr. DeBrueler said he is sure there will be some sort of sign at the entrance. Chairperson Smith reminded him of the sign permit that would be needed. Commissioner Davis asked about the existing billboards and Mr. DeBrueler said he feels they will have to be “polished up” a bit.
Commissioner Kepler would like to know the existing capacity of the well and sewer system and have this shown on the plans. As far as storm water management, he would like to have some sort of a “check dam” shown that will slow the water down.
This will be added to the regular agenda.
Planner Amos said Mr. Rosenfeld would like to start out with posts on the sign instead of brick or stone columns. When it is decided if he is going to use stone or brick on the house, he will probably change the sign to match. He feels the posts will help with VDOT approval as the posts are not as thick and are easier to move. The posts will be painted white and be 4”x4” with caps. Chairperson Smith said at the last meeting he thought the actual sign was smaller; Planner Amos said that was correct, but he has acquired a used sign which is larger that he plans to use. Planner Amos said Mr. Rosenfeld has an exact location of where he would like the sign to be, but it will have to be approved by VDOT.
This will be added to the regular agenda, contingent on VDOT approval.
Comments on this from Commissioners should be emailed to Planner Amos by Monday, January 14. Comments will be taken to the Streets Committee meeting on January 23.
Spot Blight Abatement – Chairperson Smith said the Planning Commission will be part of the
enforcement of this ordinance and so this is why they are looking at it. Planner Amos said
most of the wording came from the State Code. Commissioner Dean asked if this only
applies to structures and he was told there is already an ordinance for tall grass.
Commissioner Davis read from the ordinance and asked about the definition of structures.”
Planner Amos said it was any kind of structure that was detrimental to the health, safety, etc.
Chairperson Smith said he and Commissioner Terndrup and Planner Amos are working on the outline. He feels there is a need for another special Worksession to work just on the Comprehensive Plan; the meeting was set for Thursday, January 24, at 5 p.m.
Growth Rate – Chairperson Smith said the Town Council had established a 7% growth rate as being appropriate for the Town of Strasburg. He thinks this is too high and is proposing going before Council and have this re-voted on. This will be discussed further at the meeting on January 24. Chairperson Smith would like to know the best growth rate for Strasburg. More discussion was held on the growth rate, infrastructure, roads, etc.
Being no further business, the Worksession adjourned at 9:18 p.m.