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Home My WebLink About019-83 Administratively Approved - Stonebrook Swim & Raquet Club - BackfileCOUNTY of FREDERICK Department of Planning and Development John T.P. Horne - Planning Director Stephen M. Gyurisin - Deputy Director 703/662-4532 October 17, 1983 Gibson and Kinter 2050 Garber Road Winchester, Virginia 22601 ATTN: Mr. Langdon Gibson, II RE: Expansion of Stonebrook Recreational Complex Dear Lang: The purpose of this letter is to confirm our recent conversation regarding the zoning status of the Stonebrook Recreational Complex. First, I will try to outline what I believe to be a somewhat accurate historical account of the zoning decisions effecting the Stonebrook Recreational Complex. Secondly, I will explain what is required for any future expansion, specifically, those expansions beyond the nautilus addition now being planned. In early 1973, the Frederick County Permit Center records indicate that a barn renovation took place under the A-2 (Agricultural, General) zoning requlations. The zoning administrator interpreted at that time that the Stonebrook Complex was a permitted use of the A-2 zone listed under the parks and playgrounds provision. In the later part of 1973, Frederick County readopted the entire zoning ordinance including the Stonebrook Subdivision and Stonebrook Recreational Complex as an R-2 (Residential, Limited) zoning classification: The Stonebrook Recreational Complex at that time became a nonconforming facility. Under the nonconforming section of the code, structures were limited and still are limited to a,50% expansion. The R-2 zone allowed public parks and playgrounds only with a conditional use permit. Our zoning records indicate that a conditional use permit was never approved for the Stonebrook Complex and moreover, a substantial number of additions have been added to the complex since 1973. To be specific and using the information that you provided, Stonebrook has expanded by 20,160 square feet excluding the original barn renovation since 1974. The total complex now encompasses 26,560 total square feet including the barn renovation. Because of the numerous expansions and the approval by the Frederick County Permit Center for those expansions, it is 9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601 Page 2 Gibson and Kinter October 17, 1983 apparent that a zoning decision was administrator. That decision was to Recreational Complex to expand under provision without a conditional use made by the previous zoning allow the Stonebrook the public parks and playgrounds permit being required. On September 28, 1983, the Frederick County Zoning Ordinance was again changed, effecting residential zones such as the R-2 zone where Stonebrook Subdivision and Recreational Complex is located. These areas changed from R-2 (Residential, Limited) to PR (Performance Residential) District. The Performance Residential District allows for required or bonus recreational facilities and public parks and playgrounds and recreational facilities. There are no provisions for commercial recreational facilities such as the Stonebrook Recreational Complex. At this point in time, this office will honor the decision of the former zoning administrator and consider the entire recreational complex as a nonconforming facility effective September 28, 1983. As of September 28, 1983, the facilities consisted of 26,560 square feet and would be allowed to expand by 50% or 13,280 square feet. The zoning ordinance requirements for any expansion up to the 50% simply state that the use must be equal to or less conforming. In addition, a site plan prepared to the standards of the site plan regulations of the Frederick County Zoning Ordinance must be prepared and submitted for approval by the Planning Commission. As we discussed, an "as -built" site plan may be prepared and submitted to the staff for the minor nautilus addition. This minor addition would be approved administratively by the staff because it is only a minor addition, not extending beyond the present building lines of the facilities of the Stonebrook Complex. Any future expansions beyond that of the nautilus addition would require Planning Commission approval of the site plan. The nautilus addition will be counted against the 50% or 13,280 square feet allowed. Should you wish to have the Planning Commission consider a chancre to the Frederick County Zoning Ordinance to allow facilities such as the Stonebrook Recreational Complex, a letter simply asking for the Planning Commission to consider such a change should be submitted to John Horne so that your request can be placed on the Planning Commission agenda. I have enclosed a copy of our site plan standards -for your review. Should you have any questions regarding any of the matters addressed in this letter, please feel free to contact this office. Sincerely, St phen u in D puty Direc or SMG/rsa Enclosure AF I GENERAL CONSTRUCTION NOTES: 1. All existing underground utilities shall be physically located by tht- Contractor prior to the beginning of any construction in the vicinity of these utilities. 2. Temporary and permanent erosion control structures and methods to be in accordance with the Virginia Erosion Control Guidelines and local ordinances and to be utilized during the construction process. 3• All site grading, street improvements and restoration to be in accordance with applicable Virginia Department of Highways and Transportation Standards and Construction Specifications, unless otherwise noted. 4. Any unusual subsurface conditions encountered during the course of the work shall be immediately brought to the attention of the Engineer. 5. The Contractor shall verify all dimensions and elevations given prior to starting work. 6. All grading and improvements to be confined to the project area unless otherwise indicated. 7. All erosion control structures shown or as required during construction shall be continuously maintained throughout the period in which areas are denuded. Areas shown to be surfaced are'to have stone base installed at the earliest date possible after establishing grade. No area is to remain denuded for more than 30 calendar days when construction is not in progress. 6. Plons for building by Foundation Engineering of Winchester. 9. All fill, base and sub -base material shall be compacted to 95% of theoretical maximum density as det rmined by P,A.S.H.O. T-99 Method A, within plus or Minus 20% of opti3 moisture for the full width of pave- ment section. Compaction in other areas to be 90%. 10. All unpaved areas of the site shall be provided with 4" of topsoil, fertilized, seeded, compacted and mulched. Seed bed to be watered and cared for as necessary to provide a good lawn quality grass cover. Areas not graded shall be diaced., leveled and seeded to achieve lawn conditions. Contractor is to guarantee lawn quality grass. 1 V J X/ST/NG BU/LO/NG PROPoSEO BU/t0/NG ADDITION PROPOSED BUILDING ADDITION DETAIL C? L EGEND AVEL PAVEMENT_ NCRETE wwL KS e DECKS _ _ /CK W,4LKS ti 31s o% REVISIONS job number: date i description bv ckd. date: NoVEMBER 1983 designed by: C.E. M. drawn by: D.C.A. r Aa C.E.M. approved by: `� �0.10 a, , r r ! l if b, f • �~ � ��`',{+�' ` I ram;.,, •� � ny,. �; j+ � � 1 � r f .._. . „ Ill KL ir? PR r B�r� NEW p fl0 • • 000EN S fA N , ....:... lee �AfiR �.F..,.,�Jrs MA TC L /NE SHEET / OF 2 NLTJt 0., L! gilbert w. cliff ssociates o C. L MADDOX, JR. y U CERTIFICATE No. 7091 t� ENDINEERt— LAND ►LANNERt SURVEYOR! 150•C Olde Greenwich Drive v OfFSS10N� Fredericksburg, Jirginie 22401 (703) 898.2115 . "tom' , • 1 , lam'.. • r"h l� � T X ON NEN/ vo r� A15O S.f Q� �gGNERS i viN srEvs r �•�...: r COUNrATN c a 4 OC Oro tr vvATE P4veo ENTR.4NCE N /3�p9'IO"E FINAL' SITE PLAN 20 South Cameron Street �chettar, Virginia 22601 (703) 667-2130 UCV�3 N� a �,I D. 8 0 MATC LINE SHEET 2 of 2 6A aft 0 l "> es, inc. I ol� IZ • g3 S"COiN, II1B RGOK SITE PLAN SHOWING BUILDING ADDITION 20 South Cameron Street Winchester, Virginia22601 17,3,667-2139 rornrAll`K rr)iINTV VIRGINIA scale sheet I of 2 N C. L �1AODOX, JiL CERTIFICATE No. Q 7091 gilbert w. cliff ssociates, inc. i ' ENGINEERS — LAND PLANNERS 150-C Olde Greer—ich Dive SURVEYORS 20 South Cameron Street Fredericksburg, Virginia 22401 (703) 898-2115 Winchester, Virginia 22601 (703) 667.2139 ■ n.