HomeMy WebLinkAboutACSA200100001 Other 2001-10-01 S[AF I PERSON. William D Fritz,AICP Church was approved on June 6,1990 That special use permit was for an 800 seat church. The Zoning
PLANNING COMMISSION- August 4,1998 Administrator has determined that SP 90-35 has not expired. Another special use permit,SP 90-107 for
BOARD OF SUPERVISORS: Augnst1T1998 Unity Church,was denied on January 29,1991. That request was for a 300 seat church.
See
South Fork Soccer Field Special Use Permit and Preliminary Site Plan Comprehensive Plan
SP 98-18,SP 98-22 and SDP 98-055
This area is located in the Rural Areas of the Comprehensive Plan. The Comprehensive Plan
Applicant's Proposal recommendations for the I lollymead Development Area states"The area between the southern boundary
The applicant is proposing to construct 5 soccer fields and a 2,000 square foot building and 216 parking of the Development Area and the South Fork of the Rivanna River is to remain in an open state as a
spaces The soccer fields and portions of the parking areas are located within the floodplain of the buffer between the Urban Area and the Community of l lollymead. This boundary is critical as it
Rivanna River These improvements would be in addition to a previously approved 800 scat church. preserves the distinct identity of the Community from the Urban Area and prevents continuous
Although this church has not been constructed the Zoning Administrator has determined that the special development from the City of Charlottesville to the North Fork of the Rivanna River." The
use permit is still valid. Comprehensive Plan,Open Space Plan,shows this area as floodplain and an important stream valley.
Critical slopes are also shown in the Open Space Plan on this site [The applicant has submitted a waiver
Petition. request for activity on critical slopes)
SP 98-18 South Fork Soccer Field—Proposal to locate 5 Soccer Fields,an approximately 2,000 square The Community Facilities Plan component of the Comprehensive Plan has identified the need to
foot storage building and 216 parking spaces on approximately 72 acres zoned RA,Rural Areas.[This "provide recreational opportunities in those geographic areas not effectively served,especially in or near
activity requires a special use permit for athletic fields in accord with Section 10 2 2 4 of the Zoning Growth Areas". This site is located between two designated Development Areas with high recreational
Ordinance 1 The property,described as Tax Map,46,Parcels 22 and 22C,is located on the south side of demands. The Parks and Recreations Director has commented that the need for additional play fields has
Route 643,Polo Grounds Rd approximately 1 I miles east of Route 29 in the Rivanna Magisterial been established and that this proposal would help reduce overuse of existing County facilities.
District This site is not located within a designated development area
The proposed Meadowcreck Parkway corridor lies within this general area. Based on the level of
SP 98-22 South Fork Soccer field—Proposal to locate 5 Soccer I ields,an approximately 2,000 square information currently available the alignment does not affect this proposed development. llowever,the
foot storage building and 216 parking spaces on approximately 72 acres zoned RA,Rural Areas [ibis final alignment of the road has not been determined to date. Unlike the church previously approved on
activity requires a special use permit for activity in the I loodway I Hoge of the Rivaima River in accord this site which was to he located along the high(ridge)area above the floodplain,most all of the
with Section 30.3 5 2 2(3)of the Zoning Ordinance( proposed development will he located in or near the floodplain. It is less likely that the ultimate road
alignment will be placed in this location If the properly is needed for road development and if federal
SDP 98-055 South Fork Soccer Field Preliminary Site Plan--Proposal to locate 5 Soccer Fields,an funds are to be used for road construction.recreational areas would need to be avoided. It should be
approximately 2,000 square foot storage building and 216 parking spaces on approximately 72 acres noted that ultimate development of the soccer fields and church may significantly limit the options for
Ay zoned RA,Rural Areas Two special use permits,SP 98-18 and 98-22,have been submitted to pernut the road alignment in this area the proposed Rivanna Grecnway is also located on this moperty. Staff �,Pe
I' the activity in a Rural Area has requested that the applicant make provision for the Greenway.' is time it is not known if the
ljd' applicant is willing to grant area for the Grecnway. The layout of the proposed soccer field does not
74 impact the location of the Grecnway and staff will insure that sufficient area is reserved for the 6+4•
Character of the Area Greenway during the review of the final site plan. I however,staff believes that if the intent of this s4
proposal is to address community recreational facility needs,the Greenway recommendation for this area
The area between Polo Grounds Rd is predominately floodplain which is in a mixture of pasture and should also be incorporated into the planning of this community facility. Therefore,staff will
woodland Approximately 9 dwellings are located along Polo Grounds road including one dwelling recommend that the applicant reserve for dedication,(upon demand of the County),100 feet for the
located across the road from the proposed soccer fields. Rivanna Greenway. The provision of the Grcenway is important to address the intent of the plan to keep
this an open space buffer area
RECOMMENDATION.
STAFF COMMENT:
Staff has reviewed this request for compliance with Section 31 2.4.1 and other provisions of the Zoning
Ordinance and recommends denial This report will address the following issues:
I Special Use Permit for an athletic facility
Ptannine and Zoning History: 2. Special Use Permit for activity in the floodplain
3 Preliminary Site Plan including activity on critical slopes
This proposal includes land which was previously reviewed for two churches SP 90-35 for Covenant
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medial Use Permit for an athletic facility this property. The combination of the two uses could create a significant increase in weekend traffic
volumes on Polo Grounds Road. The daily traffic count,during soccer season,would also be increased
Section 10.2.2(4)of the Zoning Ordinance allows for the establishment of "Swim,golf,tennis or by 472 vehicle trips day.
similar athletic facilities"by special use permit Staff has reviewed this request for compliance with the
provisions of Section 31.2 4 I of the Zoning Ordinance Based on an evaluation of the trip generation rates of the two uses staff opinion is that the two uses
generate similar traffic volumes Both of the uses generate traffic in peaks,around games/practices and
Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance services/events.Staff opinion is that the combination of the soccer field traffic and the church traffic
would change the character of the area and would create a substantial detriment to properties on Polo
The Board of Supervisors hereby reserves unto itself the right to issue all-special use permits Grounds Rd.
permitted hereunder Special use permits for uses as provided in this ordinance may be issued
upon a finding by the Board of Supervisors that such use will not be of substantial detriment to The Virginia Department of Transportation has provided comments addressing this application. [These
adjacent property, comments assume the soccer field use only.) [Attachment E] Improvements at the entrance,sight
distance and a turn lane,will be required by VDOT. Improvements to Route 643 have been
In order to reduce impacts caused by this development staff has included conditions which prohibit recommended by VDOT. These improvements include upgrading the surface of Route 643 from Route
outdoor lighting and the use of loudspeakers. 29 to the entrance to the site. Staff recommends a condition requiring these proposed improvements due
to the volume of traffic which would be generated should both the church and soccer field use be
Property to the east of this site is currently used as a nursery The location of soccer fields adjacent to permitted on this property.
the nursery will have no detrimental impact. Property to the west is owned by the applicant and has a
single dwelling. The dwelling is located at a higher elevation than the proposed soccer fields. Staff Staff can find no significant changes in the character of the area since the approval of the special use
opinion is that the elevation difference sufficiently separates the two portions of the property and the permit for the church Staff assumes that the Board's prior action to approve the church was appropriate
soccer fields create no detrimental impact. The property to the south is not impacted by this and that the impacts caused by the church were determined to be acceptable. Therefore,should the
development due to the physical separation created by the Rivanna River and Its lloodplain. I he church use be replaced with the soccer fields staff is of the opinion that the soccer fields'traffic impact is
property to the north is a mixture of woods and houses The increase in traffic will be the primary acceptable as it is similar in nature to the prior approved church's traffic.
impact on the residences Staff has attempted to calculate the traffic volumes which would he generated
by this proposed use If the proposed use were for the soccer fields only,staff would not recommend a condition requiring
Route 643 to be upgraded Staff is of the opinion that the proposed soccer fields serve a public service.
In calculating the vehicle trip generation for this site staff consulted the III.manual Ibis manual As such,improvements to Route 641 would he an appropriate action of the County. Staff notes that
provides trip generation numbers for a wide variety of land uses I lie land use which most closely / during the review of SP 90-35 kw the church V Ix)f did not request or recommend any improvements to
resembles the proposed soccer fields is county park [rip generation is based on vehicle trips per acre. `� the surface of Route 643.
At this time it is unknown how many acres will be included in the soccer fields I I he soccer fields are D 0-4--
proposed for a portion of two parcels J Therefore,in order to calculate trip generation staff assumed the m`\\ e, Based on the above comments stag opinion i that the combination of soccer fields and church use will
entire acreage of the two parcels will be used. This results in a higher trip generation number than is \4 he a substantial detriment to adjacent property I however,if the site were limited to the soccer fields
likely,but allows staff to have a basis for review. The most recent(1992)traffic counts on Polo Grounds staff opinion is that this request would not be a substantial detriment to adjacent property
Road were 915 vehicle trips per day. Based on this methodology staff calculated the following trip
generation rates for the soccer fields that the character of the district will not be changed thereby,
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Weekday—187 vehicle trips per day (The applicant estimates 94 vehicle trips per day) (^' c7 This proposal involves the construction of a small,2,000 square foot,support building and a large
Saturday—995 vehicle trips per day (I he applicant estimates 464 vehicle trips per day for weekend use) tj parking area The soccer fields will remain open and will require only minimal grading and striping
Sunday—339 vehicle trips per day Therefore,the major impacts of this proposal will be generated by the building and the parking areas As
'1 e stated previously this area is intended to be preserved as a buffer between the Urban Areas around the
As previously stated a church has also been approved for this parcel. Based on the ITE manual time \ h � 'Z/� city and the I lollymead development area. None of this area is visible from Route 29 The soccer fields
proposed church could generate the following trip generation rates. W � will help to maintain the appearance of this area as an open buffer. The parking areas and building will
be somewhat visible from Polo Grounds Rd. These features may change the character of the area,as
Weekday—285 vehicle trips per day 2 they are not features typical of a Rural Area
Saturday—304 vehicle trips per day `n
Sunday—I,146 vehicle trips per day " The proposed improvements will have limited visibility from Polo Grounds Rd.and,therefore,staff is of
the opinion that the impact of the parking area and building is acceptable and will not change the
Should this special use permit be approved,both the soccer fields and the church could be developed on character of the district
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smooth play surfaces. It has been determined that a special use permit will be required for this activity.
and that such use will be in harmony with the purpose and intent of this ordinance Section 30 3 6 of the Zoning Ordinance addresses the activity proposed. The Engineering Department
has reviewed the request for activity in the floodplain and stated"The Special Use Permit for fill in the
Staff has reviewed the purpose and intent of the ordinance as stated in Sections 14,15 and 16 with floodplain is supported by the Engineering Department. The fill and grading in the floodplain will not
particular focus on Section 14 4 which states"To facilitate the provision of adequate police and fire cause a significant change in the floodplain or the floodway in this area. The following condition is
protection,disaster evacuation,civil defense,transportation,water,sewerage,flood protection,schools, recommended for approval of the special use permit.
parks,forests,playgrounds,recreational facilities,airports and other public requirements"The Director
of the County's Parks and Recreation Department has provided comments on this request. I The final site plan should reflect any changes to the floodplain and floodway limits,and the applicant
[Attachment CI Available field space within the County is limited and any efforts which increase the must provide computations supporting any such changes,as well as copies of the correspondence
amount of available field space increases the public's access to existing County facilities As this demonstrating approval by FEMA."
proposal will increase recreational opportunities within the County,staff opinion is that this request is
consistent with the purpose and intent of the ordinance Staff has previously referenced the Comprehensive Plan recommendations for this area which includes a
statement that the area"is to remain in an open state as a buffer between the Urban Area and the
with the uses permitted by right in the district, Community of I lollymead". Staff opinion is that allowance of activity in the floodplain does not violate
the intent of the buffer recommended by the Comprehensive Plan
This proposal will not affect permitted uses on ally adjacent property.
Planning staff is able to support the request for activity within the floodplain should the athletic facility
with additional regulations provided in Section 5 0 of this ordinance special use permit be approved and has included conditions which are intended to address water quality
and protect against after-hour use of the parking area (This recommendation assumes Board approval
Section 5 1 16 of the ordinance contains additional regulations for this type of use. Staff has included of SP 98-18 I
conditions which will make this use consistent with the provisions of Section 5 116
Preliminary Site Plan including activity on critical slopes
and with the public health,safety and general welfare.
The site plan for this facility has been reviewed by the site review committee The site plan has been
Staff has not identified any component of this proposal which is inconsistent with the public health, determined to be approvable with standard conditions of approval and the approval by the Planning
safety and general welfare,other than potential traffic generation should both this use and the church use Commission of a modification of Section 4 2 of the Zoning Ordinance to allow activity on critical slopes.
be developed [Staff notes that the applicant has filed for a jurisdictional boundary request which would I he topography of the site consists of a large area of floodplain near the river and a plateau adjacent to
permit this site to connect to public sewer which crosses the property J The applicant has proposed the Route 643 An area of critical slopes rises from the floodplain to the plateau. The proposed building is
use of subsurface drainfields in the event that the jurisdictional boundary request is not approved 1 he located at the base of this area of critical slopes outside of the floodplain. In order to accommodate the
drainfields would be located above the floodway building an area of the critical slopes is proposed to be graded.
Summary of Special Use Permit for an athletic facility The applicant has submitted a request and justification for activity on critical slopes. [Attachment F]
The Engineering Department has reviewed this information and recommends approval. [Attachment DJ
Staff opinion is that this request provides additional field space which is needed and is consistent with These slopes are not clearly visible from Polo Grounds Road and therefore,disturbance of these slopes
the ordinance and goals of the County Development of the soccer fields will have limited visual impact will have limited aesthetic impact If the Planning Commission finds that the proposed soccer fields are
on adjacent property or Polo Grounds road and is generally consistent with the provisions of Section not inconsistent with the Comprehensive Plan recommendations that this area serve as a buffer between k c✓
31 2 4 I of the ordinance The use of this site for play fields will remove rural land from potential the Urban Area and the Community of(lollymead staff is able to support the request for activity on
agricultural production Of particular concern,the traffic generation of the soccer fields when combined critical slopes.
with the previously approved church creates a substantial increase to traffic on Polo Grounds Road and a ' .tN� f
detriment to properties in the area Also,the combination of the church and soccer fields would limit SUMMARY: tY'
options for the routing of Meadow Creek Parkway Therefore,staff is unable to recommend approval of Ss
the Special Use Permit for an athletic facility unless there is concurrent annulment of the special use Staff has noted previously that it can only support SP 98-18 with concurrent annulment of the prior t ',-
permit for the church. church special use permit. Provided such a condition is imposed staff can support the two special use Q
permits for the soccer fields
Special Use Permit for activity in the floodplain
The combination of church and soccer field traffic in the opinion of staff changes the character of the
The installation of the soccer fields will require grading within the floodplain of the Rivanna River The district and creates a substantial detriment and for that reason staff is unable to recommend approval of
activity proposed is intended to crown the fields for drainage,install drainage systems and provide for SP 98-18 as requested.
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ATTACHMENTS:
RECOMMENDED ACTION:
A-Location Map
Staff recommends approval of SP 98-18 only with annulment of the prior special use permit for the B-Tax Map
church Should the Board approve SI'98-18 as requested by the applicant,staff recommends approval of C-Parks and Recreation Department Comments
SP 98-22 subject to the following conditions which cover both SP 98-18 and SP 98-22 D-Engineering Department Comments
E-VDOT Comments
Recommended Conditions of Approval for SP 98-18 and SP 98-22 F-Applicant's information
G-Map of Meadowcreek alignment
I No exterior lighting shall be installed. H-Zoning Administrator's Official Determination regarding SP 90-35
2. No loudspeakers or public address system shall be permitted I-Letter from the public
3. No portion of any field shall be located closer than 75 feet to any lot line
4. Compliance with the provisions of Section 5.1.16.
5 Entrance to the site shall be gated to prevent use of the site after hours and during flood events .1,�
��� ,,...•6 The final site plan should reflect any changes to the floodplain and floodway limits,and the Z9 '�'�"q�(!w ���1��
applicant must provide computations supporting any such changes,as well as copies of the ���� �� L� 1 , (,„,,._____ � a' --
correspondence demonstrating approval by FEMA /� W
7 Water quality measures shall be provided to achieve water quality at least equivalent to pre- (a 1 i G y `_- — d D 1
development conditions,subject to the approval of the Water Resources Manager. D, "Ld r �` SG (tr, .�_ ��1
8 Route 643,Polo Grounds Rd shall be upgraded with a minimum of 15 inches of SM-2A from C `" , -b�-f�
Route 29 to the entrance of the soccer fields Thus work shall be completed prior to the applicant s r /�\,Za or (0 TOSS`124 _
making use of both SP 98 /SP 98-22[Soccer I teldsj and SI'90-35 I(hurchl. the applicant U
may make use of one of th special use permits without the need to upgrade Route 643,Polo �j
Grounds Rd. `t i�� F^`Y to r. `l 'G 0 �w[a �w ^ire t v-v lE-►f vu,1\ i VtJV-At--).C.c3- 6�
Staff can recommend approval of SP 98-18 and SP 98-22 with the addition of the hollowing condition. � / o V(,,{2 � � ( A ` 6c,- _- c'(
I. Approval of SP 90-35 shall be null and void. l
Recommended Conditions of Approval for SDP 98-055. AThe Planning Department shall not accept submittal of the final site plan for signature until tentative
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approvals for the following conditions have been obtained The final site plan shall not be signed until y�Qc wh ��-� �,A 'yam` c� -Z-'
the following conditions are met: 1 V a/Q' * i`
I. Engineering Department approval to include et e'- ! S� l - 2 Z `rC, ...._ '''�
a. Approval of an Erosion control plan,
b Approval of stormwater management DMP plans This will include receipt of a O t� \
completed facilities maintenance agreement.` 0 i F-` i �, Y>�}�`
2. Health Department approval; / ` V
3 Building Code and Zoning Services approval to include.
a. Provision of one van-accessible barrier-free parking space with its adjacent access aisle
and accessible route to the building entrance,at the Storage and Rest Rooms Building r �C �Ylz' S 2���b
4. Planning Department approval to include: Y
a Landscape plan; liy..
b. Notation to insure compliance with conditions of SP 98-I8 and SP 98-22. `5
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