10SN0212
May 18, 2010 CPC
June 23, 2010 BS
STAFF’S
REQUEST ANALYSIS
AND
RECOMMENDATION
10SN0212
SportsQuest, LLC
Clover Hill Magisterial District
Northeast quadrant of Genito Road and Route 288
REQUEST: Conditional use to permit commercial indoor and outdoor recreational
establishments on 27.5 acres and outside public address on the entire 114.5 acre
tract.
PROPOSED LAND USE:
A sports campus, to include outdoor fields and an amphitheater, is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. While the Powhite Route 288 Development Area Plan suggests the property is
appropriate for light industrial use, the area has developed with uses that are more
intense than those suggested by the Plan.
B. As conditioned, the proposed uses are representative of, and compatible with,
existing and anticipated area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. THE CONDITIONS NOTED WITH “STAFF/CPC” WERE
AGREED UPON BY BOTH STAFF AND THE COMMISSION.)
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CONDITIONS
(STAFF/CPC) 1. Outside public address systems or speakers shall not be used between
the hours of 11:00 p.m. and 8:00 a.m. Sunday through Thursday and
12:00 a.m. (midnight) and 8:00 a.m. Friday and Saturday. (P)
(STAFF/CPC) 2. Amplified sound shall not exceed fifty (50) dBa at the nearest
property line in the St. George, Abbot’s Mill, Plum Creek at
Southridge, Beaver Point, Cradle Hill, Huntsbridge, Quail Hill,
Carriage Creek and the Waterford Park Apartment communities and
Tax ID 732-685-4864. (P)
GENERAL INFORMATION
Location:
Northeast quadrant of the intersection of Genito Road and Route 288. Tax IDs 733-690-
7138; 733-691-6143; 734-689-2633; 734-691-7562; and 734-692-1807.
Existing Zoning:
I-1 and I-1 with Conditional Use Planned Development
Size:
114.5 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - Powhite Parkway
South - A and C-5; Vacant and public/semi public
East - I-1 and C-5; Light industrial and commercial
West - Route 288
UTILITIES
Public Water System:
The site is planned for inclusion into the Robious pressure zone. There is an eight (8) inch
water line extending along Oak Lake Court. An additional sixteen (16) inch water line is
located along the northern side of Genito Road. Existing conditions of zoning require the
use of the public water system.
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Public Wastewater System:
The site is located within the Falling Creek sewer service area. There is an eight (8) inch
wastewater line extending along Oak Lake Court. An additional eight (8) inch line
extends from Marva Way to the northeast corner of the site. Existing conditions of zoning
require the use of the public wastewater system.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains west through the Route 288/Powhite Parkway Interchange into
Lake Evergreen and then to Falling Creek. A small portion of the property drains to the east
through Oak Lake Business Park to Falling Creek. There are currently no on- or off-site
drainage or erosion problems and none are anticipated after development.
PUBLIC FACILITIES
Fire Service:
The Genito Fire Station, Company Number 16, currently provides fire protection and
emergency medical service. This request will have a minimal impact on Fire and EMS.
County Department of Transportation:
The request to permit commercial indoor and outdoor recreational establishments on 27.5
acres will have the same traffic impact as the previously approved zoning case (Case
01SN0161). The request to permit an outside public address on the entire 114.5 acre tract
will have no impact on the existing transportation network.
Virginia Department of Transportation (VDOT):
The proposed connection to Genito Road is subject to the access management requirements
of VDOT, as found under Code of Virginia 24VAC 30-73, and the guidance provided in the
VDOT Road Design Manual, Appendix F. These requirements address location of
entrances, and spacing relative to intersections, other entrances, and cross-overs. An access
management design exception request is under review at this time, and with suitable
mitigative measures being taken, is expected to be granted. A Traffic Impact Assessment
(TIA), received by VDOT on March 9, 2010, is currently under review. Revisions may be
needed. Additional appropriate comments are being made as construction plans are being
reviewed per each revision being submitted.
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LAND USE
Comprehensive Plan:
The subject property is located within the boundaries of the Powhite/Route 288
Development Area Plan which suggests the property is appropriate for light industrial
use. The Powhite/288 Plan, adopted in 1985, represents one of the county’s older area
land use plans. Several of the existing uses within this limited access quadrant are more
intense than those suggested by the Plan. Proximity to the interchange has promoted a
denser mix of uses, more in keeping with those regional-scale uses suggested by the
Upper Swift Creek Plan at the western quadrants of this interchange.
Area Development Trends:
The subject property in combination with properties west of and adjacent to Route 288 are
proposed for the development of a 250-acre sports facility consisting of athletic fields,
indoor recreation, amphitheater, office and retail uses as part of the SportsQuest complex.
Area properties surrounding the Powhite Parkway/Route 288 interchange are zoned for
and/or occupied by a mix of uses to include residential, office, commercial and public-semi
public (elementary and high schools). While the Plan suggests light industrial uses within
the southeast quadrant of this interchange, the larger area has developed differently.
Proximity to this limited access interchange lends to a denser mix of residential and
nonresidential uses, complimenting the regional mixed use designation suggested for
properties immediately west of Route 288.
Zoning History:
On April 23, 1980, the Board of Supervisors approved the rezoning of a 1511-acre tract
with Conditional Use Planned Development to permit a mix of residential, commercial,
office and light industrial uses focused around the anticipated Route 288/Powhite
Parkway interchange (Case 79S142). This request included 87.5 of the 114.5 subject
acres of the current request. With this approval, permitted use exceptions within the Light
Industrial (I-1) properties would include commercial indoor and outdoor recreational
establishments. (Condition 38)
On February 28, 2001, the Board of Supervisors, with a favorable recommendation of the
Planning Commission, approved a rezoning to Light Industrial of a thirty (30) acre tract
located at the western terminus of Oak Lake Court (Case 01SN0161), the majority of
which is included in the current request.
Development Standards:
The request property lies within an Emerging Growth District Area. The purpose of the
Emerging Growth District Standards is to promote high quality, well-designed projects.
Except as regulated by existing conditions of zoning, development of the site must conform
to the development standards of the Zoning Ordinance which address access, parking,
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landscaping, pedestrian access, architectural treatment, setbacks, signs, buffers, utilities and
screening of dumpsters.
Uses:
Commercial Indoor and Outdoor Recreation
Currently, commercial indoor and outdoor recreational uses are permitted on 87.5
acres of the subject property under Case 79S142. With approval of this request,
recreational uses would also be permitted on the remaining 27.5 acres located at the
western terminus of Oak Lake Court.
Outside Public Address
An outside public address system is proposed for use in conjunction with sports
activities and entertainment offered at the amphitheater. In an effort to minimize
noise impacts upon area subdivision developments, Condition 1 restricts amplified
sound to a maximum noise level of fifty (50) dBa, as measured from the boundaries
of surrounding residential development. Levels of sixty-five 65 dBa or lower have
been consistently applied to cases where noise-generating uses are in proximity to
residential uses. Hours have been recommended by which amplified sound must
cease. (Condition 2)
CONCLUSION
While the Powhite Route 288 Development Area Plan suggests the property is appropriate for
light industrial use, the area has developed with uses that are more intense than those suggested
by the Plan. Proximity to the interchange has promoted a denser mix of uses, more in keeping
with those regional-scale uses suggested by the adjacent Upper Swift Creek Plan at the western
quadrants of this interchange.
The proposed recreational uses are consistent with those currently permitted on the majority of
the subject property and are compatible with existing and anticipated area development. Further,
as conditioned, impacts of proposed the outside public address system would be minimized on
area residential communities.
Given these considerations, approval of this request is recommended.
______________________________________________________________________________
CASE HISTORY
______________________________________________________________________________
Planning Commission Meeting (5/18/10):
The applicant accepted the recommendation. There was no opposition present.
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On motion of Mr. Gulley, seconded by Mr. Bass, the Commission recommended
approval subject to the conditions on page 2.
AYES: Messrs. Brown, Hassen, Bass, Gulley and Waller.
The Board of Supervisors, on Wednesday, June 23, 2010, beginning at 6:30 p.m., will take under
consideration this request.
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