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HomeMy WebLinkAbout01-15 PC Public Meeting Staff ReportCONDITIONAL USE PERMIT #01-15 BLUE RIDGE YOUTH SOCCER ASSOCIATION Staff Report for the Planning Commission Prepared: June 8, 2015 Staff Contact: Candice Perkins, 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 request. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 05/06/15 Public Hearing Held; Action Tabled for 45 days Planning Commission: 06/17/15 Pending – Public Meeting Board of Supervisors: 07/08/15 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. The Planning Commission held a public hearing for this item on May 6, 2015; a number of issues were discussed and the Planning Commission tabled the application for 45 days. Staff has since updated the conditions to address buffering, parking and trash disposal. Staff would note that the applicant held a meeting on June 6, 2015 with the residents to discuss their concerns. At that meeting the applicant discussed screening, trash pickup and security. The conditions have been updated to include security fencing along the adjacent school property and a gate for their entrance, the subject property will be gated when not in use, the proposed buffer has been increased to include a double row of evergreen trees instead of a single row as initially shown in the conditions. 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. Minimum parking shall be thirty (30) spaces per field. Access to the site shall be gated when the fields are not in use. 4. Permanent bathroom facilities shall be provided on site. 5. One permanent concessions stand shall be permitted. Page 2 CUP #01-15, Blue Ridge Youth Soccer Association June 8, 2015 6. All trash shall be removed from the fields each day the fields are in use. 7. 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. 8. 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. 9. All fields shall be a minimum of 75’ from any adjoining property boundary. 10. A double 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. Screening shall be phased as the fields are constructed. 11. Wire fencing shall be provided along parcel 77-A-26C; a gate shall also be provided to restrict access into 77-A-26C. 12. Hours of operation shall be 8:00 a.m. to 10:00 p.m. 13. 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. 14. Any expansion or change of use shall require a new Conditional Use Permit. Following the public meeting, 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 June 8, 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/Institutional 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 parking/unloading, and accessible route into the facility. Handicap parking shall comply with Page 4 CUP #01-15, Blue Ridge Youth Soccer Association June 8, 2015 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. Since the Planning Commission meeting on May 6, 2015 staff has updated the conditions to address some of the concerns. Specifically, a condition limiting the use to youth sports has been added, a requirement for berms has been added, trash removal, minimum parking requirement, and an allowance for one concession stand. Staff would note that the applicant has scheduled a meeting on June 6, 2015 with the residents to discuss their concerns; the outcome of this meeting will be shared with the Planning Commission at the June 17, 2015 meeting. PLANNING COMMISSION SUMMARY & ACTION OF THE 5/06/15 MEETING: Action – Tabled for 45 Days by Majority Vote The Commissioners inquired what type of buffering or fencing will be around the property for the neighbors and what the hours and days of operation would be. Staff stated that evergreen trees were proposed for residential properties where woodlands were not present. The applicant stated that the facility would be utilized outside of school hours, evenings and weekends. The Commissioners questioned the number of parking spaces proposed. The applicant stated that there has been no engineering or site plan work done as of today and obtaining the Conditional Page 5 CUP #01-15, Blue Ridge Youth Soccer Association June 8, 2015 Use Permit would allow them to move forward. He also noted the following: BRYSA has grown 29% from 2011-2014; the anticipated development would not happen for at least two years; development would be completed in phases as BRYSA raises funds to offset costs. The Commissioners were concerned with the buffering proposed and wanted a six foot tall berm also included with the landscaping. Four citizens spoke during the public hearing: Mr. Edward Nail of 130 George Drive, Winchester, VA came forward to speak. Mr. Nail posed the following questions and concerns: will this facility be used for children or adults; lighting at night; the noise this will create; will there be wells drilled on the property and if so how many; the buffer trees are not adequate for this large of a facility; who will maintain the property; will there be any type of security; can the conditions of the Conditional Use Permit change. Mrs. Julie Boulais of 1148 West Parkins Mill Road, Winchester, VA came forward to voice her concerns. She noted her property is the five acres in the middle of this proposal. Mrs. Boulais explained her major concern is the pond on their property; she does not want it destroyed. She is also concerned with the buffering, trash, security, and lighting. Mr. Tommy Almond of 861 West Parkins Mill Road, Winchester, VA came forward and stated his concerns in regards to the traffic flow given the large number of people that is anticipated. He also noted there is not a traffic light at the intersection of Route 50 and West Parkins Mill Road and that is a concern. Mrs. Jennifer Sheehy, owner and operator of Winchester Montessori located on West Parkins Mills Road stated her concerns: extra traffic this will bring on a narrow road; buffering does not appear to be adequate; safety for all involved. Mrs. Sheehy noted she is in favor of the soccer fields but more study needs to take place before this can go through. The Commissioners required additional information on the following:  Maximum number of people that could be at the facility at one time  Landscaping screening – addition of berms and wire securing fencing  Requested the applicant to meet with the neighbors to discuss the concerns Action – Tabled for 45 Days by Majority Vote Staff would note that the applicant has scheduled a meeting on June 6, 2015 with the residents to discuss their concerns; the outcomes of this meeting will be shared with the Planning Commission at the June 17, 2015 meeting. STAFF CONCLUSIONS FOR THE 06/17/15 PLANNING COMMISSION MEETING: Should the Planning Commission find this use appropriate, Staff would suggest the following Page 6 CUP #01-15, Blue Ridge Youth Soccer Association June 8, 2015 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. Minimum parking shall be thirty (30) spaces per field. Access to the site shall be gated when the fields are not in use. 4. Permanent bathroom facilities shall be provided on site. 5. One permanent concessions stand shall be permitted. 6. All trash shall be removed from the fields each day the fields are in use. 7. 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. 8. 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. 9. All fields shall be a minimum of 75’ from any adjoining property boundary. 10. A double 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. Screening shall be phased as the fields are constructed. 11. Wire fencing shall be provided along parcel 77-A-26C; a gate shall also be provided to restrict access into 77-A-26C. 12. Hours of operation shall be 8:00 a.m. to 10:00 p.m. 13. 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. 14. Any expansion or change of use shall require a new Conditional Use Permit. Following the public meeting, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors.