HomeMy WebLinkAbout16-01 PC Staff ReportPC REVIEW: 10/03/01
BOS REVIEW: 10/24/01
CONDITIONAL USE PERMIT #16-01
The Mountain Leadership Schools at Middletown
School with Residential Component
LOCATION: This property is located at 301 Chapel Lane.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBER: 82-A-2
PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas) District;
Land Use: Residential/Agricultural
ADJOINING PROPERTY ZONING & USE: Zoned RA (Rural Areas) District;
Land Use: Residential, Agricultural
PROPOSED USE: School with Residential Component
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: See attached letter from Mr. Steve Melnikoff dated
8/20/01.
Fire Marshal: NFPA 299 5-2.2: Travel way of not less than 24 ft. horizontal and 14.5 ft.
vertical for emergency vehicles. Availability to water supplies for fire fighting in the form
of dry hydrant access to or around buildings over 150 ft. from roadway. Plan approval is
recommended.
Inspections Department: Building shall comply with The Virginia Uniform Statewide
Building Code and Use Groups Assembly, Educational, Residential and Utility of Chapter 3
of The BOCA National Building Code/ 1996. Other code that applies is CABO Al 17.1-92,
Accessible and Usable Buildings and Facilities. All plans submitted for the Educational Use
Group shall be sealed by a licensed design professional registered in Virginia. Please note
Chapter 17 requirements of BOCA for special inspection requirements on this type of
building. Also note Section 3107 Flood Resistant Construction if structures and located
The Mtn. Leadership Schools at Middletown, CUP #16-01
Page 2
September 19, 2001
within the FEMA flood hazard map.
Health Department: No objection to the request. An approved area for sewage disposal
has been verified by this office. Specific sizing and permitting of non -community water
system to be completed in the future for operation.
Sanitation Authority: We do not serve this area.
Winchester Regional Airport: The Airport Authority has determined this CUP poses no
impact on airport operations and has no objections to this request.
City of Winchester Planning: No comment.
Historic Resources Advisory Board: See attached letter from Eric Lawrence dated
August 24, 2001.
Planning and Zoning: This application is a request to allow a School with Residential
Component on an approximately 43 -acre parcel. The School with Residential Component
use is permitted in the RA Zoning District with a Conditional Use Permit (CUP).
The 43 -acre property is located in the Back Creek Magisterial District along Cedar Creek,
on the south side of Chapel Lane. Chapel Lane is a state -maintained gravel road that provides
access to three properties. The immediately surrounding properties continue to be utilized
for agricultural purposes.
The applicant intends to construct and operate the Mountain Leadership School at
Middletown from the subject property. This operation will include leadership training
programs for youth and young adults. A residential component has been requested so that
overnight accommodations may be provided for the center's staff and students. The applicant
has provided information indicating that the proposed educational programs would not exceed
50 students on any given day, and that individual programs would not last more than a week
at a time.
Based on information included in the 1992 National Park Service Study of Civil War Sites in
the Shenandoah Valley, the property is located within Phase 2 of the Cedar Creek Battlefield
Study Area. The site is not part of the core study area. The property also contains a
structure (Log House at Smith Mill #34-200) identified by the Frederick County Rural
Landmarks Survey. The Historic Resources Advisory Board (HRAB) recommends that the
applicant maintain the integrity of this identified structure on the site, and conduct a Phase
I Preliminary Historical Assessment of the structure.
The Mtn. Leadership Schools at Middletown, CUP #16-01
Page 3
September 197, 2001
The proposed use is consistent with the definition of a school, as provided in the Frederick
County Zoning Ordinance. A conceptual site plan submitted with this CUP application
indicates an effort to acknowledge and preserve the environmental landscape, as well as the
historic resources on the site. The subject site appears to be appropriate for the proposed use
and would not significantly impact the adjoining properties.
STAFF CONCLUSIONS FOR THE 10-03-01 PLANNING COMMISSION MEETING:
Approval of this conditional use permit may be appropriate with the following conditions:
1. All review agency comments shall be complied with at all times.
2. The historical and structural integrity of the building identified in the Rural Landmark's
Survey as the Log House at Smith Mill (434-200) shall be maintained.
3. A Phase I Preliminary Historical Assessment of the Log House at Smith Mill shall be
conducted. This assessment should be conducted to Virginia Department of Historic
resources standards but not require the state review. This assessment should be conducted
within 12 months of the approval of the CUP, and include information that will supplement
the Rural Landmarks Survey.
4. The facility shall be occupied by no more than 70 people on any given day.
5. A site plan, substantially in conformance with that Site Plan Concept dated July 16, 2001
submitted with this CUP, shall be submitted to and approved by the county, and identified
improvements constructed, prior to the operation of the facility.
6. Any change of use or expansion of the approved conditional use permit shall require a new
conditional use permit.
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