HomeMy WebLinkAboutSP201000036 Staff Report 2012-06-13COUNTY OF ALBEMARLE
STAFF REPORT SUMMARY
Project Name: SP201000036 MonU Park
Staff: Scott Clark, Senior Planner
Planning Commission Public Hearing: June 19,
Board of Supervisors Public Hearing: TBA
2012
Owner /s: Crockett Corporation
Applicant: Monticello United Soccer Club
Acreage: 79.5 acres
Special Use Permit: 10.2.2.4 Swim, golf,
tennis or similar athletic facilities (reference
5.1.16)
TMP• 04600- 00- 00 -018CO
Existing Zoning and By -right use: RA -- Rural
Location: Southeast corner of US 29 and Polo
Areas: agricultural, forestal, and fishery uses;
residential density (0.5 unit/acre in development
Grounds Road (Route 643)
lots); FH Flood Hazard - Overlay to provide
safety and protection from flooding; EC Entrance
Corridor - Overlay to protect properties of
historic, architectural or cultural significance
from visual impacts of development along routes
of tourist access.
Magisterial District: Rivanna
Conditions or Proffers: Yes
RA (Rural Areas)
Requested # of Dwelling Units: n/a
Proposal: Creation of an athletic club with 4
Comprehensive Plan Designation:
soccer fields and 96 parking spaces (changed
Rural Areas
from previous description of 7 soccer fields
and 168 parking spaces)
Character of Property: The property is a grassed
Use of Surrounding Properties: Uphill of the
field with wooded buffers along Polo Grounds
site to the north, and across the river to the south,
Road and the South Fork Rivanna River
most properties are in the Development Areas
and are residential. There are commercial uses
across the river along US 29. East and west of the
site is a band of rural land uses between the two
development areas.
Factors Favorable:
Factors Unfavorable:
1. As recommended by the Rural Areas
1. The use will generate additional traffic
chapter of the Comprehensive Plan, the
on Polo Grounds Road, a rural road that
on -site impacts of the proposed use can
serves both Rural Area and Development
be reversed if the use ends.
Area residents. However, the site's
2. The use would assist in meeting the
proximity to US 29 and the scale of the
demand for soccer fields in the
use will limit the extent of those impacts.
County
3. Impacts of the use would be limited by
the absence of lighting or amplified
sound systems on the site.
RECOMMENDATION: Staff recommends approval of SP201000036 with conditions.
Proposal
PROJECT: SP201000036 MonU Park
PROPOSED: Creation of an athletic club with 4 soccer fields and 96 parking spaces (changed
from previous description of 7 soccer fields and 168 parking spaces)
ZONING CATEGORY /GENERAL USAGE: RA -- Rural Areas: agricultural, forestal, and
fishery uses; residential density (0.5 unit /acre in development lots); FH Flood Hazard - Overlay
to provide safety and protection from flooding; EC Entrance Corridor - Overlay to protect
properties of historic, architectural or cultural significance from visual impacts of development
along routes of tourist access
SECTIONS:
10.2.2.4 Swim, golf, tennis or similar athletic facilities (reference 5.1.16)
COMPREHENSIVE PLAN LAND USE/DENSITY: Rural Areas - preserve and protect
agricultural, forestal, open space, and natural, historic and scenic resources/ density ( .5 unit/
acre in development lots)
ENTRANCE CORRIDOR: Yes
LOCATION: Southeast corner of US 29 and Polo Grounds Road (Route 643).
TAX MAP /PARCEL: Tax Map 46 Parcel 18C
MAGISTERIAL DISTRICT: Rivanna
COMPREHENSIVE PLAN:
The Comprehensive Plan designates the property as Rural Area in Rural Area 2.
CHARACTER OF THE AREA:
The property is located in a band of Rural Areas land parallel to the South Fork Rivanna River,
between a largely residential portion of the Hollymead- Places 29 development area to the north
and the commercial and residential areas of Neighborhoods 1 and 2 to the south (see attachments
A and B). There is an existing soccer complex with three full -sized field, some smaller fields and
practice areas, two paved parking areas, and a field house located approximately 0.25 mile to the
east.
PROPOSAL:
The applicant is requesting to use the existing field for four soccer fields for a childrens' league.
The use would add a driveway and a 96 -space parking area to the field. No structures, lights, or
amplified sound systems are proposed.
PLANNING AND ZONING HISTORY:
SP201000060 proposed a practice baseball field on this same site. Records indicate that
the applicant did not pursue this application.
ANALYSIS OF THE SPECIAL USE PERMIT REQUEST:
Section 31.6.1 of the Zoning Ordinance below requires that special use permits be reviewed as
follows:
Will the use be of substantial detriment to adjacent property?
The proposed soccer use would be a daylight -only use. No lights or amplified sound
systems are proposed, and proposed conditions of approval (see below) would prohibit
them. Therefore light impacts on adjacent properties would be nil, and sound impacts
would be limited to unamplified voices during daylight. With multiple fields in use, it is
likely that voices will carry to nearby properties during the daytime hours of use. The
majority of nearby dwellings are in the Development Areas. The nearest dwellings are
located approximately 1,400 feet to the north, 1,850 feet to the east, and 1,200 feet to the
southwest. Staff opinion, therefore, is that these impacts will not be a substantial
detriment to adjacent properties.
Nearby landowners have expressed concern over possible noise (from pumps) and water -
quality impacts if water were to be pumped from the river into the fields for irrigation.
The applicant has stated that no artificial irrigation is planned. Staff is recommending a
condition of approval that would ensure that no irrigation systems would be installed.
The impacts of the use would also be limited by its seasonal nature (spring and fall), as
well as by it limited hours (due to the lack of artificial lighting). The applicant's soccer
program operates mainly in the spring and fall. Staff is recommending conditions of
approval that would limit games and practices to three -month periods in the spring and
fall, and that would limit hours for games and practices to 11:00 a.m. to 6:00 p.m. on
weekends and 4:00 p.m. to sunset on weekdays. Another recommended condition would
require that the portable toilets for the use (no restroom structures are permitted in the FH
Flood Hazard Overlay zoning district) be removed during those months when the fields
are not being used.
Will the character of the zoning district change with this use?
This proposed activity would use an existing farm field in the Rural Areas. The use will
bring additional recreational use to this portion of the Rural Areas, but would not change
the overall character of the Rural Areas district. Recreational uses are permitted in the
district by special use permit, and several such permits (for golf courses, soccer fields,
etc.) have been approved in the Rural Areas in the past. This use is consistent with other
uses permitted in the RA zoning district. Because this use would add no structures, it
would have fewer physical impacts and would be more reversible than most other
recreational uses.
Will the use be in harmony with the purpose and intent of the zoning ordinance?
Purpose 1.4.4 of the Zoning Ordinance is "[t]o facilitate the provision of adequate police
and fire protection, disaster evacuation, civil defense, transportation, water, sewerage,
flood protection, schools, parks, forests, playgrounds, recreational facilities, airports and
other public requirements;" This proposal would provide recreational facilities. While it
would not create a true public recreation area, it would help to meet existing demand for
soccer fields in the community.
Purpose 1.4.8 of the Zoning Ordinance is "[t]o provide for the preservation of agricultural
and forestal lands and other lands of significance for the protection of the natural
environment." While this use would not confer permanent protection of this rural site, it
would not prevent future agricultural production on the site, as only a parking area and
driveway would be constructed. Recommended condition of approval (see below) would
prevent parking on the site when the fields are not in use, to limit pollution impacts from
vehicles, and would require the surfaced parking lot and driveway to be removed and
replaced with vegetation if the soccer -field facility is no longer in use.
Will the use be in harmony with the uses permitted by right in the district?
Permitted uses in the RA zoning district include farming, forestry, conservation, and
residential uses. This use would not impact agricultural, forestry, or conservation uses.
Residential uses could be impacted by noise and traffic. In this case, the design and scale
of the use would limit those impacts.
Will the use be in harmony with additional regulations provided in section 5?
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
anybuildings, 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;
No swimming pool is proposed for this site.
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;
No swimming pool is proposed for this site.
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;
As this use would be located on a 79.5 -acre parcel with wooded buffers along the
road, staff does not feel that the types of fencing, landscaping, etc. needed for
urban swim clubs are needed. No lighting is proposed.
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.
No such facilities are proposed for this site.
Will the public health, safety and general welfare of the community be protected if the
use is approved?
The Virginia Department of Transportation (VDOT) has approved the proposed entrance
design for this use, and stated that the "Soccer Complex" section of the Institute of
Transportation Engineers' Trip Generation manual provides a good estimate of traffic
impacts for this type of use. The average trip- generation rate in that table, for a peak hour
on a Saturday, is 28.73 trips per field. For this four -field facility, that would mean that the
peak hour would see approximately 115 trips. (Each arrival and each departure is a trip,
so the number of vehicles involved would be half of the number of trips.) The average
annual number of daily trips (for Saturdays) on Polo Grounds Road at the intersection of
US 29 was 2,400.
For weekdays, the Trip Generation manual does not include estimated traffic- generation
rates for facilities with fewer than 7 fields.
Given these traffic- generation rates, the VDOT reviewer agrees with the applicant that
the 100 -foot right -turn taper show on the conceptual plan is sufficient to provide safe
access for this use.
SUMMARY:
Staff has identified factors which are favorable and unfavorable to this proposal:
Factors favorable to this request include:
1. As recommended by the Rural Areas chapter of the Comprehensive Plan, the on -site
impacts of the proposed use can be reversed if the use ends.
2. The use would assist in meeting the demand for soccer fields in the County.
3. Impacts of the use would be limited by the absence of lighting or amplified sound
systems on the site.
Factors unfavorable to this request include:
1. The use will generate additional traffic on Polo Grounds Road, a rural road that serves
both Rural Area and Development Area residents and an existing soccer facility.
However, the site's proximity to US 29 and the scale of the use will limit the extent of
those impacts.
RECOMMENDATION: Staff recommends approval of SP2010 -00036 based upon the analysis
provided herein, with the following conditions:
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 and practice sessions shall only be held during the months of March, April, May,
June, September, October, and November. 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.
PLANNING COMMISSION MOTION — Special Use Permit:
A. Should a Planning Commissioner choose to recommend approval of this special use
permit:
Move to recommend approval of SP 2010 -00036 MonU Park with the conditions
recommended by staff.
B. Should a Planning Commissioner choose to recommend denial of this special use
permit:
Move to recommend denial of SP 2010 -36 MonU Park. Should a commissioner motion
to recommend denial, he or she should state the reason(s) for recommending denial.
ATTACHMENTS
Attachment A — Vicinity Map
Attachment B — Site Map
Attachment C — Conceptual Plan
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