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HomeMy WebLinkAbout23-04 BOS Staff ReportCONDITIONAL USE PERMIT #23-04 CANDY HILL CAMPGROUND Staff Report for the Board of Supervisors Public Hearing Prepared: October 27, 2004 Staff Contact: David M. Beniamino, Planner I 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: 10/20/04 Recommended Approval Board of Supervisors: 11/10/04 Pending LOCATION: Route 50 West, one block west of Route 37, on Ward Avenue (Route 1317). MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER(s): 53-A-86A and 53-A-86B PROPERTY ZONING & PRESENT USE: Zoned: (RA) Rural Area District Land Use: Campground ADJOINING PROPERTY ZONING & USE: Zoned: (RA) Rural Areas Land Use: Residential, Golf Course, Livestock Exchange PROPOSED USE: Expansion of an existing Conditional Use Permit. REVIEW EVALUATIONS: Virginia Dept. of Transportation: The application for a conditional use permit for this property appears to have little measurable impact on Route 1317, the VDOT facility which would provide access to the property. Existing entrance is adequate for proposed use. However, should use ever expand in the future, the entrance may have to be upgraded to VDOT commercial standards. CUP #23-04, Candy Hill Campground October 27, 2004 Page 2 Fire Marshall: Additional plans required for kitchen set-up. Plan approval recommended. Inspections Department: Building shall comply with the Virginia Uniform Statewide Building Code and Sections 303, group A (Assembly) of the International Building Code/2000. Other code that applies is CABO A117.1-98 Accessible and Usable Buildings and Facilities. Structural plans submitted for permit application for the assembly area shall be sealed by a Virginia Licensed Design Professional. The catering kitchen can be classified as use group F (Factory) in the IBC. Please note the requirements in the International Plumbing Code for a grease interceptor on the kitchen waste. Please note the requirements in Chapter 17 of BOCA for special inspection requirements on the type of structure. (Soils, concrete, etc.) All required egress from the new structure shall be HC Accessible to min. exterior landing. Building addition shall be on accessible route. HC parking shall not exceed 2% across the unloading area and min. 8’ with 8’ stripped Van Accessible space required. Please confirm max. 5% slope on accessible route from parking to building. Not shown on plan at this time. Health Department: The Health Department has no objection to the proposed additions to Candy Hill Campground. Planning and Zoning: This application is for a pavilion expansion inside a campground with a pre-existing Conditional Use Permit (CUP #21-79). A campground is an allowed use in the RA (Rural Area) Zoning District with an approved Conditional Use Permit. The pavilion expansion totals 1480 square foot (37 x 40) and will include two handicap accessible restrooms, one handicap accessible shower room, a kitchen and cooking equipment for the purpose of catering meals or events associated with the camping guests, and extra pavilion open space. No additional changes will be made involving the number of guests allowed under the original Conditional Use Permit. No new campground pad sites will be added as a part of this Conditional Use Permit. Staff Conclusions for the 10-20-04 Planning Commission Meeting: Should the Planning Commission find this use appropriate, Staff would recommend the following conditions: 1.All review agency comments and requirements shall be complied with at all times. 2.Pavilion shall be used only in conjunction with campground activities and by campground guests. CUP #23-04, Candy Hill Campground October 27, 2004 Page 3 3.No offsite catering will be allowed in conjunction with this Conditional Use Permit. 4.A minor site plan will be submitted to show proposed improvements and conform to agency comments, and shall be approved by the County prior to any construction activity. 5.All conditions of Conditional Use Permit #21-79 shall continue to remain in effect. Please see attached conditions. 6. Any further expansion will require a new Conditional Use Permit. PLANNING COMMISSION SUMMARY & ACTION OF THE 10/20/04 MEETING: The applicant assured the Commission that the outside appearance of the proposed structure would be in keeping with the color and style of the other buildings on site; he said they were actively striving to create an upscale campground. The applicant was satisfied that the campground could operate successfully with the conditions recommended; however, he commented that they have frequently been asked by members of the community if their civic group might be able to use the campground facilities or they have been asked if a child’s birthday party could be held at the campground. The applicant commented that it would be nice to be able to accommodate this type of request. Two citizens spoke in favor of the conditional use permit. One said that his group meets regularly at the campground and the handicap-accessible restrooms would be much appreciated by their elderly members. The other citizen, a former businessman who worked with the applicant, spoke highly of the applicant’s operation of the campground. Planning Commissioners considered striking Condition #2 (Pavilion shall be used only in conjunction with campground activities and by campground guests) and striking Condition #3 (No off-site catering will be allowed in conjunction with this conditional use permit). Commission members could not foresee any problems with the campground offering the use of their pavilion for outside groups and believed there was a need for this type of facility in the community. Other members of the Commission had concerns about allowing off-site catering because it was a substantial change to the concept of the permit and because it would require an additional review by the Health Department. By a unanimous vote, the Planning Commission recommended approval of the conditional use permit with all but one of the conditions recommended by the staff, which was struck to allow the applicant to offer use of their pavilion to outside groups. The recommended conditions are as follows: 1.All review agency comments and requirements shall be complied with at all times. 2. No off-site catering will be allowed in conjunction with this conditional use permit. 3.A minor site plan will be submitted to show proposed improvements and must conform to agency comments; the minor site plan shall be approved by the County prior to any construction activity. 4.All conditions of Conditional Use Permit #21-79 shall continue to remain in effect. Please see the attached conditions. 5.Any further expansion will require a new conditional use permit.