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HomeMy WebLinkAbout01-15 PC Public Hearing Staff ReportCONDITIONAL USE PERMIT #01-15 BLUE RIDGE YOUTH SOCCER ASSOCIATION Staff Report for the Planning Commission Prepared: April 20, 2015 Staff Contact: Candice Perkins, Senior Planner This report is prepared by the Frederick County Planning Staff to provi de information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 05/06/15 Pending Board of Supervisors: 05/27/15 Pending EXECUTIVE SUMMARY: This is a request by the Blue Ridge Youth Soccer Association for a Conditional Use Permit for a commercial outdoor recreation facility on two parcels of land that total 62 acres located on West Parkins Mill Road. This Conditional Use Permit would enable the construction and operation of an outdoor soccer complex on the subject properties. Should the Planning Commission find this use appropriate, Staff would suggest the following conditions be placed on the CUP: 1. All review agency comments and requirements shall be complied with at all times. 2. An engineered site plan shall be submitted to and approved by the Frederick County Planning Department; all site plan improvements shall be implemented prior to utilizing the facility. 3. Permanent bathroom facilities shall be provided on site. 4. One freestanding sign shall be permitted; this sign shall not exceed 12’ in height and 50 square feet in size; this sign shall be located on West Parkins Mill Road. 5. Site lighting shall conform with 165-201.07F - Lighting Standards for Recreational Facilities in all Zoning Districts (class III facility – full cutoff luminaries must be used to control spill light). All lighting shall be turned off by 10:00 p.m. 6. A single row of evergreen trees 6’ in height, planted a maximum of 8’ on center, shall be provided along any property line that boarders a residential dwelling, where existing woodlands (minimum 50’ width) are not present. 7. Hours of operation shall be 8:00 a.m. to 10:00 p.m. 8. The property shall only have one entrance, and that entrance shall be onto West Parkins Mill Road. There shall be no entrances onto Route 50. Emergency access that is not open to the public may be shown if approved by VDOT. Page 2 CUP #01-15, Blue Ridge Youth Soccer Association April 20, 2015 9. Any expansion or change of use shall require a new Conditional Use Permit. Following the requisite public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors. Page 3 CUP #01-15, Blue Ridge Youth Soccer Association April 20, 2015 LOCATION: This 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 West Parkins Mill Road (Route 644). MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 77-A-26A & 77-A-26B PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) Land 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 PROPOSED USE: This application is for an outdoor recreation, athletic or park facilities. REVIEW EVALUATIONS: Virginia Department of Transportation: The application for a Conditional Use Permit for this property appears to have little measurable impact on Route 644, the VDOT facility which would provide access to the property. Based on the premise that the access to the property will be via road frontage of parcel 77-A-26B and that this entrance alone will also serve parcel 77-A-26A, VDOT can support the request. Prior to operation of the facility, a commercial entrance must be constructed to our standards to allow for safe egress and ingress of the property. Any work performed on the State’s right-of-way must be covered under a Land Use Permit. The permit is issued by this office and requires an inspection fee and surety bond coverage. Frederick County Fire Marshall: Plans approved. Fire and Rescue: Plans approved. Frederick County Inspections: Building shall comply with The 2012 Virginia Uniform Statewide Building Code and Section 303, A-Assembly Use Group. Other Code that applies is ICC/ANSI A117.1-09 Accessible and Usable Buildings and Facilities and International Energy Code 2012. Building shall comply with height and area requirements as allowed for type of construction in T503, IBC 2012. Quantity of fixtures shall comply with T2901.1. A building permit is required. The plans shall indicate the location of the structure, the accessible Page 4 CUP #01-15, Blue Ridge Youth Soccer Association April 20, 2015 parking/unloading, and accessible route into the facility. Handicap parking shall comply with ANSI A117.1-09. A minimum of 8’ unloading area with an 8’ wide parking or 5’ parking with 11’ unloading area shall be provided. Accessible transition from the parking and unloading area are flush with sidewalk to provide ANSI A117.1-09 required accessible route into main entrance. Winchester-Frederick County Health Department: The Frederick County Health Department cannot comment at this time. If onsite well & septic system is required, a comment cannot be issued until an AOSE packet is submitted. Planning and Zoning: In accordance with § 165-401.03 of the Frederick County Zoning Ordinance, Commercial outdoor recreation, athletic or park facilities are permitted uses in the RA (Rural Areas) Zoning District with an approved Conditional Use Permit (CUP). This proposed use will be for a soccer complex which would be classified as commercial outdoor recreation and athletic facilities. This proposed use would be conducted on two parcels that contain a total 62 acres. This property is surrounded by residential properties that are zoned RA (Rural Areas). The proposed use and its traffic, lighting, and noise could impact the residential properties. Staff has drafted conditions in an effort to mitigate those impacts. The conditions specify site access, lighting, hours of operation, signage, restroom facilities, and buffering. One of the conditions requires the submittal and approval of an engineered site plan; this site plan would depict all improvements on the site including, but not limited to: parking (minimum double prime and seal), entrance locations, signage, landscaping, structures, and signage. STAFF CONCLUSIONS FOR THE 05/6/15 PLANNING COMMISSION MEETING: Should the Planning Commission find this use appropriate, Staff would suggest the following conditions be placed on the CUP: 1. All review agency comments and requirements shall be complied with at all times. 2. An engineered site plan shall be submitted to and approved by the Frederick County Planning Department; all site plan improvements shall be implemented prior to utilizing the facility. 3. Permanent bathroom facilities shall be provided on site. 4. One freestanding sign shall be permitted; this sign shall not exceed 12’ in height and 50 square feet in size; this sign shall be located on West Parkins Mill Road. 5. Site lighting shall conform with 165-201.07F - Lighting Standards for Recreational Facilities in all Zoning Districts (class III facility – full cutoff luminaries must be used to Page 5 CUP #01-15, Blue Ridge Youth Soccer Association April 20, 2015 control spill light). All lighting shall be turned off by 10:00 p.m. 6. A single row of evergreen trees 6’ in height, planted a maximum of 8’ on center, shall be provided along any property line that boarders a residential dwelling, where existing woodlands (minimum 50’ width) are not present. 7. Hours of operation shall be 8:00 a.m. to 10:00 p.m. 8. The property shall only have one entrance, and that entrance shall be onto West Parkins Mill Road. There shall be no entrances onto Route 50. Emergency access that is not open to the public may be shown if approved by VDOT. 9. Any expansion or change of use shall require a new Conditional Use Permit. Following the requisite public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors.