HomeMy WebLinkAboutSP200600014 Legacy Document 2006-09-27COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP 2006-14 SOCA Club Offices
Staff: Scott Clark
at South Fork Soccer Park
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
September 6, 2006
August 8, 2006
Owners: Soccer Organization Of Charlottesville-
Applicant: Soccer Organization Of
Albemarle Inc
Charlottesville- Albemarle Inc
Acreage: 26.014 acres
Special Use Permit: Change of use from "swim,
golf, tennis or similar athletic facilities" (10.2.2.4)
to "Clubs, lodges, civic, patriotic, fraternal"
(10.2.2.2), to allow an office for the organization
to operate on the site.
TMP: TM 46 Parcel 26C1
Existing Zoning and By -right use: Rural Areas:
Location: Polo Grounds Road, approximately 1.1
agricultural, forestal, and fishery; residential;
miles east of US 29
game preserves; wayside stands; electric, gas, oil,
and communication facilities; accessory uses
including home occupation class A, temporary
construction uses; public uses, etc.;
Magisterial District: Rivanna
Conditions: Yes
Proposal: Amendment to SP 1998-018, which
Requested # of Dwelling Units: N/A
permitted creation of a club facility for soccer
fields, to add office facilities.
DA (Development Area)
Comprehensive Plan Designation: RA -- Rural
RA (Rural Area) X
Areas: agricultural, forestal, and fishery uses;
residential density (0.5 unit/acre)
Character of Property: Open fields in the
Use of Surrounding Properties: Horticultural,
floodplain of the South Fork Rivanna, with trees
residential, and open space.
along the river and along Polo Grounds Road.
Factors Favorable:
Factors Unfavorable:
I. The expansion in question is minimal, and
Expansion of the use would require a change
would allow the organization to locate its
to the "Limited Service" designation for
offices and its play fields in the same
sewer service to the site.
location, thus minimizing travel between
sites.
2. The expansion can be accommodated
without significant increases in impacts to
adjacent properties, roads, or natural
resources.
RECOMMENDATION: Staff recommends approval with conditions.
STAFF PERSON: Scott Clark
PLANNING COMMISSION: August 8, 2006
BOARD OF SUPERVISORS: TBD
SP 2006-14 SOCA Club Offices at South Fork Soccer Park
Specifics of the Proposal:
The applicants propose to add an office for their organization at the existing South Fork Soccer Park. The office
would occupy a new office trailer of approximately 24 by 40 feet, plus a small portion of the existing building.
That building currently includes a storage area, 2 restrooms, and a concession stand. See Attachment A for the
conceptual plan for this amendment.
Petition:
PROJECT: SOCA Club Offices at South Fork Soccer Park
PROPOSED: Amendment to SP 1998-018, which permitted creation of a club facility for soccer fields, to add
temporary office facilities.
ZONING CATEGORY/GENERAL USAGE: RA -- Rural Areas: agricultural, forestal, and fishery uses; residential
density (0.5 unit/acre); FH -- Flood Hazard - Overlay to provide safety and protection from flooding
SECTION: 10.2.2.2: Clubs, lodges, civic, patriotic, fraternal
COMPREHENSIVE PLAN LAND USE/DENSITY: Rural Areas - preserve and protect agricultural, forestal, open
space, and natural, historic and scenic resources/ density ( .5 unit/ acre)
ENTRANCE CORRIDOR: No
LOCATION: Polo Grounds Road, approximately 1.1 miles east of US 29
TAX MAP/PARCEL: 46-26C 1
MAGISTERIAL DISTRICT: Rivanna
Character of the Area:
The site is in a section of the Rural Areas between the Urban Area (Neighborhood 2) and the Hollymead
Community, along the South Fork Rivanna River. The area includes floodplain, open fields, woods, and scattered
residences.
A section of this property along the South Fork Rivanna River (see Attachment C) is under a conservation
easement co -held by the County and the Thomas Jefferson Soil & Water Conservation District. The easement was
recorded on June 21, 2001. The terms of the easement (see Attachment D) specifically permit the County to
construct a greenway trail, canoe access, "river viewing access points," and parking and related amenities, and
would permit archaeological investigations.
Planning and Zoning History:
SP 90-35: On June 6, 1990, the Board of Supervisors approved (with conditions) a special use permit for an 800 -
seat church on the parcel that, at the time, included the area now occupied by the South Fork Soccer Park. In
1992, the Zoning Department found that this permit approval was vested and would not expire. The parcel has
since been divided, and the church site is now on a separate parcel from the soccer -field site. (The church site was
on the hill to the east of the floodplain area occupied by the soccer fields.) However, a condition on the original
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soccer -field approval (see SP 98-18 below) required road improvements if both the church and the soccer fields
were built.
SUB 90-119: On July 2, 1990, the County approved the creation of a 10.3 -acre parcel that would become Tax
Map 46 Parcel 22. This parcel was created for the church approved in SP 90-35.
SP 90-107: On January 16, 1991, the Board of Supervisors denied this request for a 300 -seat church proposed for
a site just east of that for SP 90-35, on the same large parcel that, at the time, included the soccer -field site.
SP 97-35: The applicants withdrew a request for a driving range on this site.
SDP 97-120: This preliminary site plan for the driving range listed above was also withdrawn.
SP 98-18: On September 9, 1998, the Board of Supervisors approved a special use permit for a "swim, golf,
tennis or similar athletic facility" (Section 10.2.2.4 of the Zoning Ordinance) with the following conditions:
1.No exterior lighting shall be installed;
2.No loudspeakers or public address system shall be permitted;
3.No portion of any field shall be located closer than seventy-five (75) feet to any lot line;
4. Compliance with the provisions of 5.1.16;
5. Entrance to the site shall be gated to prevent use of the site after hours and during flood events;
6. The final site plan shall reflect any changes to the floodplain and floodway limits, and the applicant must
provide computations supporting such changes, as well as copies of the correspondence demonstrating
approval by FEMA
7. Water quality measures shall be provided to achieve water quality at least equivalent to pre -development
conditions, subject to the approval of the Water Resources Manager;
8. Route 643, Polo Grounds Road, shall be upgraded with a minimum of 1.5 inches of SM -2A from Route 29
to the entrance of the soccer fields. This work shall be completed prior to the applicant making use of
both SP-98-18/SP-98-22 [Soccer Fields] and SP 90-35 [Church]. The applicant may make use of one of
the special use permits without the need to upgrade Route 643, Polo Grounds Roads;
9. The owner shall reserve a one hundred (100) foot wide strip land the length of the property abutting the
northern side of the Rivanna River for the Rivanna Greenway. The width of the reserved area shall be
measured from the edge of the Rivanna River at its normal flow level. When the County decides to
establish a public area or park, including canoe access, the owner shall dedicate the reserved area to the
County and such property necessary for ingress and egress to the reserved area;
10. Phase I archeological survey shall be completed, followed by appropriate mitigation measures, as directed
by Planning staff, prior to issuance of a grading permit.
11. The special permit shall be void upon notice by the Board of Supervisors that a road design plan which
conflicts with this use has been approved by VDOT encompassing this property;
12. The use of the building shall be limited to restrooms, equipment storage and concession counter.
13. The concession counter shall be open only during use of the soccer fields; and
14. A tot lot shall be provided.
SP 98-22: On September 9, 1998, the Board of Supervisors approved a special use permit for fill in the
floodplain, with the same conditions as SP -98-18 above.
SDP 98-055: The Board of Supervisors approved a preliminary site plan for the soccer facility on September 9,
1998, with conditions.
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SDP 00-151: The Planning Commission approved a final site plan for the soccer facility on February 27, 2001,
with the following conditions:
1. The applicant agrees to cooperate with the University of Virginia Department of Anthropology
regarding development and further study of the site, specifically, the Applicant shall grant the
Department permission to collect artifacts from any plowing or other soil disturbance of the site,
allow the Department to be present for the excavation of the French drain on the western edge of
the soccer field, and allow the Department to do a study of the location where the septic field will
be located.
2. Prior to issuance of a grading permit, the Applicant shall secure Engineering Department
approval of a Maintenance Agreement and the following changes will be made to the final site
plan:
a. The underdrain stone layers in biofilters #1 and #2 shall be a minimum of 1' deep and
30" wide, and wrapped in filter fabric in lieu of or in addition to wrapping the underdrain
pipes.
b. Interior grading of the biofilter areas shall be coordinated with the Water Resources Plan
Reviewer/Inspector prior to the contractor grading these areas.
3. Health Department approval.
SUB 2001-036: On February 22, 2001, the County approved this subdivision, which created the parcel (Tax Map
46 Parcel 26C I) now used for the South Fork Soccer Park. This subdivision removed 1.899 acres from Tax Map
46 Parcel 22, the parcel created for the church approved in SP 90-35.
SP 2006-08: The applicants have applied for another club use on an adjacent parcel (a portion of Tax Map 46
Parcel 22). Review of that permit is currently deferred while the applicants gather more information. The request
includes an indoor soccer facility, an artificial -turf outdoor field, a caretaker's residence, and new offices. (The
applicants consider the office in the current application, SP 2006-14, to be temporary, for use until the new facility
is built. Staff is reviewing SP 2006-14 as a permanent facility independent of SP 2006-08, in the event that SP
2006-08 is not approved.)
STAFF COMMENT:
Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance.
31.2.4.1: Special Use Permits provided for in this ordinance may be issued upon a finding by the Board of
Supervisors that such use will not be of substantial detriment to adjacent property,
This amendment would not cause significant increases in the impacts on adjacent properties. The applicants have
stated that the office would accommodate 9 staff members, seven of whom already have daily duties at this site.
The applicants have also stated that most contact with members is via phone or internet, and that their office
expects few visits.
SP 98-18 was approved with conditions to prevent lighting and sound systems that would create nuisances for
adjacent properties (conditions 2 and 3).
that the character of the district will not be changed thereby and
W
Amending this permit to add a small office is not expected to affect the character of the surrounding Rural Area.
The office would not create significant new traffic impacts or change the overall pattern of use on the site, which
is defined by large weekend and evening events.
This site includes some important archaeological resources. A study by the University of Virginia Department of
Anthropology in 2000 found that the site included materials probably related to the 17th -century Monacan Indian
village known as Monasukapanough, and that the site was used by Native Americans over the last 8,000 years or
more. Sites of this type were described as "exceptionally rare in the Piedmont and especially rare in the Rivanna
and James River Valleys." The original special use permit approval included a condition requiring a Phase I
archaeological study. Based on that study, a Phase 11 study was carried out. Following that work, the approval of
SDP 2000-151 included a condition requiring the applicant to cooperate with the University of Virginia
Department of Anthropology during excavation and land -disturbing work that might reveal artifacts or other
archaeological features. Staff recommends applying that site -plan condition to this permit, with the removal of the
section regarding septic -field excavations, provided that the Jurisdictional Area request for expanded public
service is approved by the Board of Supervisors.
that such use will be in harmony with the purpose and intent of this ordinance,
Use of the soccer fields and buildings as proposed would not prevent this property being used for agriculture,
horticulture, or forestry in the future. The riparian buffer along the South Fork Rivanna River is already under a
conservation easement, which is consistent with the purpose in Section 10.1 calling for "[c]onservation of natural,
scenic, and historic resources."
As the final site plan has already been approved, staff recommends removing any wording in the conditions that
refers to the final site plan.
with uses permitted by right in the district,
By -right uses in the Rural Areas district include agriculture, forestry, and related uses, as well as single-family
dwellings, home occupations, etc. This office is not expected to conflict with those uses.
with the additional regulations provided in section 5.0 of this ordinance,
Section 5.0 includes the following regulations for the requested use:
5.1.02 CLUBS, LODGES
Each club or lodge shall be subject to the following:
a. Regardless of any zoning district regulations, gun clubs and shooting ranges shall be permitted by
special use permit only; (Amended 10-3-01)
b. Subordinate uses and fund-raising activities such as bingo, raffles and auctions may be conducted
outdoors during daylight hours and shall be conducted in an enclosed building at all other times.
(Amended 6-14-00; 10-3-01)
No gun club or shooting range has been requested for this site.
As this club would still be largely athletic in nature, staff recommends retaining the original condition requiring
compliance with 5.1.16 ("Swimming, Golf, Tennis Clubs"). Section 5.1.16 reads:
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5.1.16 SWIMMING, GOLF, TENNIS CLUBS
Each swimming, golf or tennis club shall be subject to the following:
a. The swimming pool, including the apron, filtering and pumping equipment, and any
buildings, shall be at least seventy-five (75) feet from the nearest property line and at least one
hundred twenty-five (125) feet from any existing dwelling on an adjoining property, except
that, where the lot upon which it is located abuts land in a commercial or industrial district,
the pool may be constructed no less than twenty-five (25) feet from the nearest property line
of such land in a commercial or industrial district;
b. When the lot on which any such pool is located abuts the rear or side line of, or is across the
street from, any residential district, a substantial, sightly wall, fence, or shrubbery shall be
erected or planted, so as to screen effectively said pool from view from the nearest property in
such residential district;
c. (Repealed 6-14-00)
d. The board of supervisors may, for the protection of the health, safety, morals and general
welfare of the community, require such additional conditions as it deems necessary, including
but not limited to provisions for additional fencing and/or planting or other landscaping,
additional setback from property lines, additional parking space, location and arrangement of
lighting, and other reasonable requirements;
e. Provision for concessions for the serving of food, refreshments or entertainment for club
members and guests may be permitted under special use permit procedures.
and with the public health, safety and general welfare.
The Virginia Department of Transportation has stated that this amendment would not create a significant change
in traffic levels on Route 643, and that no improvements are necessary.
Condition 8 of SP 98-18 required paving improvements from the site to US 29 if both the approved church and
the soccer field were built. As SP 90-35 (the church) is vested, staff has kept this condition in the approval below,
in the event that future construction of a church under that permit creates a need for road improvements.
Condition 11 of SP 98-18 stated that "The special permit shall be void upon notice by the Board of Supervisors
that a road design plan which conflicts with this use has been approved by VDOT encompassing this property."
This was intended to protect possible routings of the proposed Meadowcreek Parkway. However, there are
currently no recommended or approved routes for the Meadowcreek Parkway through this site. The County
Attorney's office has stated that this condition is inappropriate, as special use permits run with the land, and the
existing use may have vested rights to continue. At the applicants' request, staff has removed this condition (now
number 12) from the recommendation below.
The site was approved for Limited Service by the Albemarle County Service Authority. The site was originally
expected to use a septic system, but this would have required pumping uphill to a drainfield located outside the
floodplain. Connection to the existing sewer line on the site was considered appropriate, as it would avoid
accidental septic discharges into the floodplain. This designation allowed sewer service only for the uses permitted
under SP 98-18 and SP 98-22. Staff is currently processing a request to modify that Limited Service designation
to also allow sewer service for this office. Staff has recommended approval of the request, as the connection exists
and the expansion of the use is minimal. The request would be considered by the Board of Supervisors on the
same date as the public hearing for this item (September 6th).
SUMMARY:
Staff has identified the following factors favorable to this application:
1. The expansion in question is minimal, and would allow the organization to locate its offices and its play
fields in the same location, thus minimizing travel between sites.
2. The expansion can be accommodated without significant increases in impacts to adjacent properties, roads,
or natural resources.
Staff has identified the following factors unfavorable to this application:
Expansion of the use would require a change to the "Limited Service" designation for sewer service to the site.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of Special Use Permit 2006-14
SOCA Club Offices at South Fork Soccer Park with the following conditions, which modify the conditions
approved with SP 98-18. The double underlines represent additions, and the strikethroughs represent deletions.
1. Special Use Permit 2006-14 shall be developed in general accord with the concent plan, titled `SOCA at
South Fork New Offices at Existing South Fork Soccer Park' (Attachment A.) and dated August 4. 2006.
However, the Zoning Administrator may approve revisions to the concept plan to allow compliance with
the Zoning Ordinance.
2.No exterior lighting shall be installed;
3.No loudspeakers or public address system shall be permitted;
4.No portion of any athletic field shall be located closer than seventy-five (75) feet to any lot line;
5. Compliance with the provisions of 5.1.16;
6. The vehicular Bentrance to the site shall be gated to prevent use of the site after hours and during flood
events;
approval:7. The final site plan shall r-efieet any ehanges to the floodplain and fleedway lifflits, and the applieafft R+ust
by FE T A
8. Water quality measures shall be provided to achieve water quality at least equivalent to pre -development
conditions, subject to the approval of the Water Resources Manager;
9. Route 643, Polo Grounds Road, shall be upgraded with a minimum of 1.5 inches of SM -2A from Route 29
to the entrance of the soccer fields. This work shall be completed prior to the applicant making use of
both SP-98-18/SP-98-22 [Soccer Fields] and SP 90-35 [Church]. The applicant may make use of one of
the special use permits without the need to upgrade Route 643, Polo Grounds Roads;
10. The owner shall reserve a one hundred (100) foot wide strip of land the length of the property abutting
the northern side of the Rivanna River for the Rivanna Greenway. The width of the reserved area shall be
measured from the edge of the Rivanna River at its normal flow level. When the County decides to
establish a public area or park, including canoe access, the owner shall dedicate the reserved area to the
County and such property necessary for ingress and egress to the reserved area;
The applicant shall cooperate with the University
of Virginia Department of Anthropology regarding development and further archaeological study of the
site, specifically, the Applicant shall grant the Department permission to collect artifacts from any
plowing or other soil disturbance of the site, and allow the Department to be present for the excavation of
the French Drain on the western edge of the soccer field_., and allow the Depaftmeat to do a stiddy of the
laeation where the septie field will be leeated.
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12. The speeial pefmit shall be Neid tipen natiee by the Beafd of Sttper-viser-s that a read design plan W -hi
eentliets with this tise has been approved by VDOT . — this pr-epei4y;
13. The use of the buildings shall be limited to restrooms, equipment storage,, a concession counter, and
offices for the soccer organization. The interior area of the new office structure shown on the concent
plan shall not exceed 1.000 square feet.
14. The concession counter shall be open only during use of the soccer fields; and
15. A tot lot shall be provided.
ATTACHMENTS
Attachment A — `SOCA at South Fork New Offices at Existing South Fork Soccer Park', Aug. 1, 2006
Attachment B — Staff Report for SP 98-18
Attachment C — Boundaries of County/TJSWCD Conservation Easement On Site
Attachment D — Deed of Easement