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HomeMy WebLinkAboutSP201000036 Staff Report 2012-07-31COUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: SP201000036 MonU Park SUBJECT/PROPOSAL/REQUEST: Updated information for further discussion of this deferred sp use permit request for four soccer fields and 96 -space parking area. STAFF CONTACT(S): Mr. Clark LEGAL REVIEW: No BACKGROUND: AGENDA DATE: July 31, 2012 ACTION: X INFORMATION: CONSENT AGENDA: ACTION: INFORMATION: ATTACHMENTS: Yes REVIEWED BY: Benish At its meeting on June 19, 2012, the Commission heard this proposal and deferred action until July 31, 2012 in order to allow the applicant to provide more information on the traffic and noise impacts of the proposed use. Although much of that information proved to be unavailable, the applicant has requested that this application remain on the July 31St agenda for Commission action. The applicant has also requested that staff address a concern about accurately reflecting the club's operating times that would otherwise have come up in the first hearing. After the public hearing, a Supervisor, Mr. Dumler, and Dr. Steve Thompson, an archaeologist serving on the County's Historic Preservation Committee, each asked that staff address the issue of possible archaeological resources on this site. All these topics are discussed separately below. DISCUSSION: Traffic: An issue of concern to the Commission and to several nearby landowners was the additional traffic that this use could generate on Polo Grounds Road. Many residents reported that the road already has long traffic delays, especially at the intersection of Polo Grounds Road and US 29, at least in part because of the existing soccer -club facility located to the east of this site. The Commission requested that the applicant and staff provide more information on the existing traffic situation After the public hearing, Mr. Denunzio, the VDOT reviewer for this project, was unable to find any traffic data on file regarding peak -hour traffic volumes or on levels of service at the intersection of Polo Grounds Road and US 29. Since the commission's meeting on this item, there have not been any major events (peak traffic events at the SOCA facilities), meaning that staff was unable to observe peak traffic patterns during those events. (According to SOCA's online calendar, events in June and July are mainly adult league games with only one game occurring at any one time.) See Attachment 1 for the applicant's estimates of the average number of trips generated by this use in various seasons and days of the week. (Please note that each entry or exit is one trip, so these counts are double the number of vehicles using the site.) The estimates range from 20 trips for practice sessions to 48 trips per game. Given four fields and 96 parking spaces, the maximum trip generation per game time would be 192 (96 entering before the game, 96 exiting after the game). This would only occur if games were held on all four fields with the same starting time. See Attachment 2 for the applicant's observations of traffic for one evening on Polo Grounds Road. Also, staff observed an evening with two adult - league soccer games at the SOCA facility (one at 5:45 p.m., one at 7:20 p.m.). The numbers of vehicles in the left -turn lane on Polo Grounds Road at US 29 were as follows: Traffic Signal Cycle Total # of cars stacked on Polo Grounds at US 29 1 (7:25 p.m.) 3 2 2 3 2 4 3 5 6 6 4 7 (7:40 p.m.) 2 Given the lack of more detailed information on traffic patterns at this site (such as a traffic study), staff has insufficient information upon which to base additional recommendations. Noise: Neither the applicant nor staff was able to find a way to model or demonstrate the level or character of sound that would be generated on this site. No changes to the proposed conditions of approval are further recommended. Please note that the original conditions included a prohibition on the installation and use of amplified sound systems. Archaeology As mentioned above, a concern about possible archaeological resources on this site has been raised. Staff had initially felt that the minimal nature of construction proposed for the site would limit or prevent any impacts. However, Dr. Steve Thompson, the archaeologist mentioned above, stated that this site is potentially of major importance, and that it is likely that many of the artifacts that might be found on the site could be expected to be found very near the surface. Staff will defer to Dr. Thompson's experience. As part of the approval of the existing SOCA soccer facility that is already in place on Polo Grounds Road, the Board of Supervisors imposed a condition of approval requiring a Phase I archaeology survey (essentially an initial survey) and Planning Division approval of any mitigation measures for construction impacts on identified resources, to be secured before any approval of a grading plan. To appropriately address archaeological concerns consistent with the SOCA approval, staff now recommends that the same condition be applied to the parking area for this proposed use, as that is the only location that would see any significant ground disturbance. Operating Times imes The original recommended conditions of approval would have prevented all use of the site during July and August. However, this did not accurately represent the applicant's needs, which include training sessions for club members only during these months. As this is the least intense use the sight would see, staff has revised the conditions of approval to permit practice during those months. RECOMMENDATIONS: Staff once again recommends approval SP201000036 MonU Park with the modified conditions shown below: 1. Development of the use shall be in general accord with the conceptual plan entitled "Concept Plan for Special Use Permit Application for MonU Park" prepared by Meridian Planning Group LLC, and dated 04- 25 -12. To be in general accord with the plan, development shall reflect the following central features essential to the design of the development: Number of fields Number and location of parking spaces Absence of structures Minor modifications to the plan which do not conflict with the elements above may be made to ensure compliance with the Zoning Ordinance. 2. Games shall only be held during the months of March, April, May, June, September, October, and November. During July and August, no games shall be held, but practice sessions solely for club members are permitted. Portable toilets may only be on the site during these months. 3. Hours of operation for events on Saturdays and Sundays shall be no earlier than 11:00 a.m. and no later than 6:00 p.m. 4. Hours of operation for events Monday through Friday shall be no earlier than 4:00 p.m. and no later than sunset. 5. No overnight parking shall be permitted on the site. The entrance to the property shall be closed by a locked gate when the fields are not in use. 6. No outdoor lighting shall be installed for this use. 7. No artificial irrigation shall be used or installed for the soccer fields. 8. There shall be no temporary or permanent amplified sound system permitted for this use. 9. No fill shall be placed within the portion of the property within the Flood Hazard Overlay District. 10. Upon termination of the soccer -field use, the surfacing of the driveway and parking area shall be removed and the previously - disturbed land surface shall be returned to vegetated cover or an unpaved accessway. 11. A Phase I archaeological survey shall be completed for areas to be graded for this use followed by appropriate mitigation measures as approved by the Planning Director, prior to issuance of a rg ading permit ATTACHMENTS: 1. Applicant's Traffic- generation Estimates (See Below) 2. Applicant's Traffic Observations on Polo Grounds Road (See Below) Click here to view the June 19, 2012 Planning Commission Staff Report Attachment 1 Applicant's Traffic - generation Estimates Traffic projections for games based on: 2 teams of 15 players per team--30 players. Players typically car pool to average 2 players /car 1 coach and 1 assistant coach per team =4 coaches 3 referees per game Players /parents =30 trips Coaches =8 trips Referees =6 trips Miscellaneous =4 trips Total = 48 trips I added 4 miscellaneous trips to allow for less than anticipated car pooling by players /parents. Total trip could also be slightly less than projected due to: 1. More than anticipated car pooling by players 2. Car pooling by coaches 3. Referees that travel to the field and then officiate back to back games, thus being counted twice while only entering and exiting park once Traffic projections for practices based on: 15 players /team, with players typically car pooling to average 2 players /car 1 coach and 1 assistant coach Players /parents =16 trips Coaches =4 trips Total = 20 trips Applicant's Traffic Observations on Polo Grounds Road Attachment 2 I did sit at our entrance on Polo Grounds Road one weekday evening, and counted the cars that went past our entrance to Route 29. SOCA had 4 games and a camp going on from 5:00- 8:OOpm which is a fairly good amount of activity. The traffic numbers were: Wednesday, June 27 5:00- 6:OOpm 79 cars 6:00- 7:OOpm 40 cars 7:00- 8:OOpm 92 cars There was not any back up at the light.