003-15 (RezoningBlueRidgeYouthSoccerAssoc)
REZONING APPLICATION #02-15
BLUE RIDGE YOUTH SOCCER ASSOCIATION
Staff Report for the Board of Supervisors
Prepared: June 29, 2015
Staff Contact: Candice Perkins, AICP, Senior Planner
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on this
application. It may also be useful to others interested in this zoning matter. Unresolved issues
concerning this application are noted by staff where relevant throughout this staff report.
Reviewed Action
Planning Commission:
05/06/15 Public Hearing; Recommended Approval
Board of Supervisors:
07/08/15 Public Hearing Scheduled; Action Pending
PROPOSAL:
To rezone 20.54 acres from the B2 (General Business) District to RA the (Rural Areas)
District. This application for a downzoning from the B2 District to the RA District is accompanied with
a Conditional Use Permit to enable an outdoor soccer facility.
LOCATION:
The property is located east of the City of Winchester, on the west side of US Highway
50/17 at the south side of its intersection with W. Parkins Mill Road (Route 644).
MAGISTERIAL DISTRICT:
Shawnee
PROPERTY ID NUMBER:
77-A-26A
PROPERTY ZONING:
B2 (General Business) District
PRESENT USE:
Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RA (Rural Areas) Use: Residential
South: RA (Rural Areas) Use: Residential
East RA (Rural Areas) Use: Residential
West: RA (Rural Areas) Use: Residential/Vacant
SUMMARY FOR THE 07/08/15 BOARD OF SUPERVISORS MEETING:
The land use proposed in this application is consistent with the goals of the Comprehensive Policy Plan.
The current commercial designation shown in the Comprehensive Plan is reflective of the historic
zoning of this parcel. This site does not have access to public water and sewer and is outside the limits
of the SWSA; therefore the proposed downzoning of the site from the B2 to the RA District is a
positive rezoning. The Planning Commission unanimously recommended approval of this rezoning at
their May 6, 2015 meeting.
Following the required public hearing, a decision regarding this rezoning application by the
Board of Supervisors would be appropriate. The applicant should be prepared to adequately
address all concerns raised by the Board of Supervisors.
Rezoning #02-15 Blue Ridge Youth Soccer Association
June 29, 2015
Page 2
REVIEW EVALUATIONS:
Virginia Dept. of Transportation:
The documentation within the application to rezone this property
appears to have little measurable impact on Routes 644 & 50/17. These routes are the VDOT roadways
which have been considered as the access to the property referenced. VDOT is not satisfied that the
transportation proffers offered in the Blue Ridge Youth Soccer Association Rezoning application dated
January 13, 2015 addresses transportation concerns associated with this request. The point of ingress
and egress for this parcel is not adequately defined in the submitted rezoning package. VDOT could
support the rezoning if the access to the parcel was restricted to a shared entrance from parcel P.I.N 77-
A-
requirements. Before development, this office will require a complete set of construction plans detailing
entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual,
Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including
rightof-way dedications, and off-site roadway improvements and drainage. Any work performed on
-of-way must be covered under a land use permit. This permit is issued by this office
and requires an inspection fee and surety bond coverage.
Staff Note: VDOT Comments will be addressed with the conditions contained in Conditional
Use Permit #01-15.
Fire and Rescue:
Plan approved.
Frederick County Fire Marshall:
Plan approved.
Public Works Department:
We have no comments regarding the proposed rezoning application.
Frederick County Parks & Recreation:
No comments.
Frederick-Winchester Health Department:
The Frederick County Health Department cannot
comment at this time until an AOSE onsite well & septic system packet is submitted.
Frederick County Attorney:
No comments at this time.
Planning & Zoning:
1)Site History
The original Frederick County Zoning Map (U.S.G.S. Quadrangle) depicts parcels
Winchester
77-A-26A as being zoned A-2 (Agricultural General) District.
districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an
amendment to the Frederick County Zoning Ordinance on May 10, 1989. The subject property
was rezoned from the RA District to the B2 District with proffers with the approval of Rezoning
#23-89 on November 8, 1989. This rezoning included 23.2282 acres of land, this rezoning is
for 20.54 acres of the site as a five acre residential property was subsequently subdivided (that
five acres is split zoned RA/B2) and is not subject to this downzoning.
Rezoning #02-15 Blue Ridge Youth Soccer Association
June 29, 2015
Page 3
2)Comprehensive Policy Plan
The Frederick County 2030 Comprehensive Plan is an official public document that serves as
the community's guide for making decisions regarding development, preservation, public
facilities and other key components of community life. The primary goal of this plan is to
protect and improve the living environment within Frederick County. It is in essence a
composition of policies used to plan for the future physical development of Frederick County.
Land Use
The site is within the limits of the Senseny/Eastern Frederick County Long Range Land Use
Plan. The plan shows the area where this site is located with a business/commercial use
designation. This land use designation was shown to recognize the existing zoning of parcel 77-
A-26A. The site is located outside of the limits of the Sewer and Water Service Area; therefore
a proposed downzoning of 77-A-26A is generally consistent with the Senseny/Eastern Frederick
County Long Range Land Use Plan as it relates to this area.
3) Potential Impacts
Due to the scope of this rezoning request a detailed impact statement was
not required. This application for a downzoning from the B2 District to the RA District is
accompanied with a Conditional Use Permit to enable an outdoor soccer facility. Impacts
associated with the soccer facility will be addressed through the conditions on CUP #01-15.
4).Proffers
A proffer statement was not provided with this rezoning request; this rezoning will
void proffer statement #23-89 as it pertains to the subject property.
PLANNING COMMISSION SUMMARY AND ACTION FROM THE 05/06/15 MEETING:
Staff reported that this proposal is to rezone 20.54 acres from the B2 (General Business) District to RA
(Rural Areas) District. Ms. Perkins noted this application for a downzoning from the B2 District to the
RA District is accompanied with a Conditional Use Permit for an outdoor soccer facility. Ms. Perkins
explained the property was rezoned from the RA District to the B2 District with proffers with the
approval of Rezoning #23-89 on November 8, 1989. She noted the while the original rezoning included
23.2282 acres of land, this rezoning is for 20.54 acres of the site. A five acre residential property was
subsequently subdivided (that five acres is split zoned RA/B2) and that property is not part of this
downzoning. Ms. Perkins reported the land use proposed in this application is consistent with the
Comprehensive Policy Plan. This site does not have access to public water and sewer and is outside the
limits of the SWSA; therefore the proposed downzoning of the site from the B2 to the RA District is a
positive rezoning.
Commissioner Oates noted he had not objections to this downzoning. Commissioner Crockett stated
this is a great idea for a downzoning and is in support of the idea. The Planning Commission
unanimously recommended approval of this rezoning request.
SUMMARY FOR THE 07/08/15 BOARD OF SUPERVISORS MEETING:
The land use proposed in this application is consistent with the goals of the Comprehensive Policy Plan.
The current commercial designation shown in the Comprehensive Plan is reflective of the historic
zoning of this parcel. This site does not have access to public water and sewer and is outside the limits
of the SWSA; therefore the proposed downzoning of the site from the B2 to the RA District is a
Rezoning #02-15 Blue Ridge Youth Soccer Association
June 29, 2015
Page 4
positive rezoning. The Planning Commission unanimously recommended approval of this rezoning at
their May 6, 2015 meeting.
Following the required public hearing, a decision regarding this rezoning application by the
Board of Supervisors would be appropriate. The applicant should be prepared to adequately
address all concerns raised by the Board of Supervisors.
REZ # 02 - 15
77 A 19
Blue Ridge Youth Soccer
77 A 20A
PINs:
76 A
137D
77 A 68
77 - A - 26A
Rezoning from B2 to RA
77 A 20
77 A 66
77 A 21
77 A 65
77 A 63
77 A 64
77 A 62
77 A 21A
ST
77 A 22
644
0
1
50
77 A 49B
77 A 23
77 A 49
77 A 50
77 A 51
77 A 26
REZ 02-15
77 A 24
77 A 49A
77 A 44
77 A 44A
77 A 45
77 A 26A
77 A 26C
77 A 46
77 A 43
77 A 42
77 A 48
77 4 12
77 A 26B
77 A 47
77 A 40
77 4 13
77 A 41
77 A 27
Applications
77 4 11
Parcels DEERFIELD
77 A 39
ESTATES
Building Footprints
Subdivision
B1 (Business, Neighborhood District)
77 A 38
CLARKE
B2 (Business, General Distrist)
77 4 10
77 4 14
COUNTY
B3 (Business, Industrial Transition District)
77 A 37
EM (Extractive Manufacturing District)
77 4 9
0
1
50
HE (Higher Education District)
77 4 8
M1 (Industrial, Light District)
Note:
M2 (Industrial, General District)
Frederick County Dept of
REZ # 02 - 15
MH1 (Mobile Home Community District)
Planning & Development
I
Blue Ridge
MS (Medical Support District)
107 N Kent St
Suite 202
OM (Office - Manufacturing Park)
Youth Soccer
Winchester, VA 22601
R4 (Residential Planned Community District)
PINs:
540 - 665 - 5651
R5 (Residential Recreational Community District)
77 - A - 26A
Map Created: April 8, 2015
RA (Rural Area District)Rezoning from B2 to RA
Staff: cperkins
RP (Residential Performance District)
0230460920Feet