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HomeMy WebLinkAbout07-17 PC Staff Report - Public HearingCONDITIONAL USE PERMIT #07-17 Caroline (Dixie) Scheulen - Special Event Facility Staff Report for the Planning Commission Prepared: September 12, 2017 Staff Contact: M. Tyler Klein, AICP, 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: 09/20/17 Pending Board of Supervisors: 10/11/17 Pending EXECUTIVE SUMMARY: This is a request for a Conditional Use Permit (CUP) for a special event facility in the RA (Rural Areas) Zoning District. Should the Planning Commission find this application for a special event facility to be appropriate, Staff recommends that the following conditions be attached to the CUP: 1. All review agency comments shall be complied with at all times. 2. An engineered site plan, in accordance with the requirements of Article VIII of the Fredrick County Zoning Ordinance, shall be submitted to and approved by Frederick County prior to the establishment of the use. Building permits are also required for all buildings and structures. 3. Events shall start no earlier than 10 a.m. and all events and related activities shall conclude by midnight. 4. Events may accommodate up to and not to exceed 280 persons. 5. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF) and not to exceed 10 feet (FT) in height is permitted. 6. Any expansion or modification of this use will require the approval of a new CUP. Following this public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors. Page 2 CUP #07-17, Caroline Dixie Scheulen – Special Event Facility September 12, 2017 LOCATION: This approximately 135-acre property is located at 283 Barracks Lane, Winchester, Virginia, immediately south of Route 50 (Northwestern Pike) and Round Hill Road and immediately west of Woodchuck Lane. MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER: 52-A-261 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) Land Use: Agriculture/Open Space ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Agricultural/Vacant South: RA (Rural Areas) Use: Residential/Agricultural East: RP (Residential Performance) Use: Residential West: RA (Rural Areas) Use: Residential/Agricultural PROPOSED USE: This is a request for a Conditional Use Permit (CUP) to enable the establishment of a special event center for weddings and other similar type events in the RA (Rural Areas) Zoning District. Improvements to the property will include construction of a 5,000 square foot (SF) event center (including restrooms, kitchen and storage), a 600 SF detached bridal suite, a concrete patio and gazebo. The Applicant intends to develop this project in phases. REVIEW EVALUATIONS: Virginia Department of Transportation: The application for the Conditional Use Permit for this property appears to have a measurable impact on Route 803 (Round Hill Road), the VDOT facility which would provide access to the property. Prior to operation of the business 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 inspection fee and surety coverage. Frederick County Inspections: Please see attached comments from Mark Fleet, Building Code Official dated August 17, 2017. Winchester-Frederick County Health Department: Please see attached letter from Herbert Cormier, Environment Heath Supervisor, Lord Fairfax Health District dated June 1, 2017. Frederick Water: No comments. Page 3 CUP #07-17, Caroline Dixie Scheulen – Special Event Facility September 12, 2017 Frederick County Fire Marshall: Please see attached comments from Kenneth Scott, Jr., Fire Inspector, Fire & Rescue dated June 5, 2017. City of Winchester: No comments. Winchester Regional Airport: No comments. Historic Resources Advisory Board: Please see attached letter from Candice E. Perkins, AICP, Assistant Director/Staff to HRAB, dated June 23, 2017. Planning and Zoning: This application for a Conditional Use Permit (CUP) to permit the establishment of a special event facility for private events such as weddings. A special event facility is a permitted use in the RA (Rural Areas) Zoning District with an approved CUP. The Zoning Ordinance defines “special event facility” as a facility or site utilized for events that are typically conducted on a single day but which may be conducted for up to three consecutive days, for which attendance is permitted only by invitation or reservation; special events include, but are not limited to, meetings, conferences, banquets, dinners, weddings and private parties. This proposed use will take place on a 135.8-acre property, which is currently being used for agricultural purposes (raising of cattle and farming hay). The special event facility will be accessed via Barrack Lanes (a private drive), from Woodchuck Lane (State Route 654), a state owned roadway. The Applicant intends to use a portion of the site for the proposed special event facility, while maintaining the remainder of the site as productive agricultural land. The Applicant proposes to erect an approximately 5,000 square foot (SF, 50’ x 100’) one-story event center, which includes a kitchen, permanent restrooms, banquet hall and storage, a separate approximately 600 SF bridal suite, and an outdoor concrete patio and gazebo. This facility may accommodate events up to 280 persons (note: actual occupancy, not to exceed 280 persons, will be determined at time of site plan). The Applicant states the design and architecture of the proposed event center and accessory buildings will be consistent with structures found in the County’s rural areas. The Applicant also intends phase construction of the facility and accessory structures. All buildings relating to the proposed use, a special event facility, would require building permits and would not be eligible for an agricultural exemption. The property is surrounded by RA and RP (Residential Performance) zoned property, which includes open space, agricultural uses, and single-family detached residences. The 2035 Comprehensive Policy Plan of Frederick County (Comprehensive Plan) identifies this area of the County as “rural” and is to remain agricultural in nature and is not part of any land use study. The Board of Supervisors added “special event facilities” to the conditional use list for the County’s Rural Areas Zoning District in May 2017 to support additional opportunities for agribusiness and agritourism. The proposed use is consistent with the goals and strategies expressed in the 2035 Comprehensive Plan and the surrounding properties. Page 4 CUP #07-17, Caroline Dixie Scheulen – Special Event Facility September 12, 2017 STAFF CONCLUSIONS FOR THE 09/20/17 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 shall be complied with at all times. 2. An engineered site plan, in accordance with the requirements of Article VIII of the Fredrick County Zoning Ordinance, shall be submitted to and approved by Frederick County prior to the establishment of the use. Building permits are also required for all buildings and structures. 3. Events shall start no earlier than 10 a.m. and all events and related activities shall conclude by midnight. 4. Events may accommodate up to and not to exceed 280 persons. 5. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF) and not to exceed 10 feet (FT) in height is permitted. 6. Any expansion or modification of this use will require the approval of a new CUP. Following this public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors.