HomeMy WebLinkAbout01-25 PC Staff Report - March CONDITIONAL USE PERMIT #01-25
Vaucluse Holdings Inc (Greenway Engineering)
Special Event Facility, Restaurant, and Campground/Resort
Staff Report for the Planning Commission
Prepared: March 5, 2025
Staff Contact: Kayla Peloquin, Planner II
Executive Summary:
Meeting Schedule
Planning Commission: March 19, 2025 Action: Pending
Board of Supervisors: April 9, 2025 Action: Pending
Property Information
Property Identification Number (PIN) 84-A-53A
Address Vaucluse Spring Lane
Magisterial District Back Creek
Acreage +/- 44.25 acres
Zoning & Present Land Use Zoning: RA (Rural Areas)
Land Use: Vacant; existing historic structures
Adjoining Property Zoning & Present Land Use
North: RA (Rural Areas) Land Use: Residential
South: RA (Rural Areas) Land Use: Residential
East: RA (Rural Areas) Land Use: Undeveloped/Agricultural
West: RA (Rural Areas) Land Use: Undeveloped/Agricultural
Proposed Use
The applicant proposes a special event facility, restaurant, and campground/resort.
18
Page 2 of 4
Review Agency Comments:
Review Agency
Comment Date Comment Summary
Virginia Department of
Transportation (VDOT)
February 6, 2025
Concern that additional trips proposed
could have a negative impact on the
current transportation system. Vaucluse
Road is gravel and is not in the County
Secondary Road Improvement Plan, so
improvements to the road are not in the
foreseeable future. Currently, average
daily traffic (ADT) is 80 vehicles, impact
could be 4-5 times the current traffic
count. Can not support the CUP.
Frederick-Winchester
Health Department
January 21, 2025 Can not make favorable comment until
proposed septic system submission is
received for the new proposed uses.
Application will be required to the Office
of Drinking Water for increased use and
to VDH for the hotel, pool, and
restaurant.
Frederick County (FC)
Public Works
January 14, 2025 A comprehensive review will be done at
the time of site plan.
FC Inspections January 10, 2025 New structures and renovations of
existing structures must comply with
current codes. Each structure, including
the pool, must be permitted
independently. Land disturbance permit
required prior to any construction.
FC Fire Marshal January 13, 2025 Fire Department access to all assembly
areas and structures and fire lane
markings, where required, shall meet
Frederick County Fire Prevention Code
(FCFPC). New and existing structures
requiring a “change of use” shall meet
fire protection requirements.
Historic Resources
Advisory Board
(HRAB)
February 21, 2025 Recommended approval.
Planning & Zoning:
Site History:
CUP #11 -23 was approved for this property in January 2024 to allow for a special event facility, a
recreation area and resort, and a restaurant open to the public. The previous CUP did not propose
19
Page 3 of 4
any new structures on the property, only a minor building addition for more kitchen space in the
Manor House. The applicants have not submitted a site plan following that CUP and now seek an
expansion of uses that require a new CUP.
Application Proposal:
The new proposal includes a restaurant open to the public at the Manor House (Main House) and
a second public restaurant at the Chumley House. New proposed structures include 12 cabins, an
artist studio, a party barn, a pavilion, equipment storage facilities, and additions to 4 existing
structures. Approximately +/- 124 new parking spaces are proposed to accommodate guests and
an estimated +/- 45 employees on rotating shifts. A number of proposed uses are considered
accessory to the campground/resort. The spa and gallery would be primarily for guests but would
be open to the public as well. The applicant proposes a maximum of 40 events per year with a
maximum of 160 guests per event. Special events and music would be concluded no later than
11:00 PM. Hours of operation for the restaurants and other uses may vary seasonally.
Staff Analysis:
§165-103.02 of the Zoning Ordinance regarding standards for Conditional Use Permits states that
the Planning Commission and Board shall consider the following standards when considering
CUPs:
A. The conditional use shall not tend to change the character and established pattern of
development of the area of the proposed use.
• This area is predominately rural in nature, with scattered residences and existing special
event facility (Trumpet Vine Farm) on Vaucluse Road. The proposed conditional use would
allow for additional structures on the property but would not necessarily alter the rural
character of the area.
B. The conditional use shall be in harmony with and shall not adversely affect the use and
enjoyment of surrounding properties.
• The CUP w ould not adversely affect the use and enjoyment of surrounding properties
should all conditions be followed to mitigate impacts such as noise.
C. The conditional use shall be in accord with the policies expressed in the Comprehensive Plan
of the County and with the intent of this chapter.
• The Comprehensive Plan, last updated by the Board of Supervisors in 2021, provides
guidance when considering land use actions. The Plan identifies the subject property with
a “rural” land use designation. The property is outside the limits of the Sewer and Water
Service Area (SWSA) and the Urban Development Area (UDA). The property is not part
of any small area plan. Chapter 2 of the Plan (Rural Areas) states the goal to “promote the
County’s preferred uses for the rural areas, including supportive uses for agriculture,
historic preservation, tourism, and strengthening land conservation initiatives” (pg. 14).
Chapter 4 (Business Development) outlines the goal of recognizing diverse land use for
tourism related activities with a strategy to “Ensure that business owners are supported in
20
Page 4 of 4
their efforts to bring tourism activities to the local consumer market” (pg. 34). The
application proposal would bring visitors to the County to enjoy the many attractions and
businesses. The proposed uses are generally consistent with the rural planned land use
identified in the Comprehensive Plan.
D. The conditional use shall not adversely affect the natural character and environment of the
County.
• The conditional use would not adversely affect the natural character and environment. The
engineered site plan that will be required must include an erosion and sediment control
plan and a stormwater management plan approved by Public Works prior to site work.
E. The conditional use permit shall be approved only if adequate facilities, roads, safe access and
drainage are provided.
• There are not currently adequate septic facilities for the proposed use. The applicants have
worked with soil engineers to determine where additional drainfields will be located to
handle the proposed use.
• The applicant will need to further work with VDOT at the time of site plan to address any
impacts.
• VDOT indicated concern in their comment that additional trips could have a negative
impact on a gravel road that is not slated for improvements. It would be unlikely that VDOT
could require improvements not directly associated with the entrance to the property at the
site plan stage.
F. The conditional use shall conform with all applicable regulations of the district in which it is
located.
• The Zoning Ordinance includes additional regulations for special event facilities (§165-
204.30) primarily regarding surface materials for driveways and off-street parking. These
requirements must be shown on the site plan.
• The Zoning Ordinance includes additional regulations for campgrounds (§165-204.03)
specifying a maximum density of 10 cabins per acre and the need for a Category C buffer
in relation to surrounding properties containing residential uses. These requirements must
be shown on the site plan.
Recommendation:
Staff recommends the Planning Commission table the application until an updated VDOT
comment letter is received.
Following a public hearing, staff is seeking a recommendation from the Planning
Commission to forward to the Board of Supervisors on this CUP application.
21