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September 22, 2004 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
04SN0301
Rockwood Golf Park
Dale Magisterial District
10211 Hull Street Road
REQUEST: Amendment to Conditional Use Planned Development (Case 89SN0118) to
permit additional outdoor recreational activities (paintball activities).
PROPOSED LAND USE:
Paintball activities are proposed as part of the Rockwood Golf Park outdoor
recreational facility.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land use conform to the Northern Area Land Use and
Transportation Plan which suggests the property is appropriate for general
commercial uses.
B. The proposed zoning and land use are representative of existing and anticipated
development.
Providing a FIRST CHOICE Community Through Excellence in Public Service
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The existing outdoor recreational uses, which have been in operation for
approximately twenty (20) years, have been, and continue to be, compatible with
existing area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITION
(STAFF/CPC)
Location:
In addition to those uses permitted by Case 89SN0118, paint ball facilities
shall also be permitted within the limits of the subject property only. (P)
(Note: This condition modifies Condition 3 of Case 89SN0118 for the
subject property only. Except as amended by this request, all previous
conditions for Cases 89SN0118 and 01SN0188 shall remain in effect.)
GENERAL INFORMATION
Off the south line of Hull Street Road, east of Price Club Boulevard and commonly
known as 10211 Hull Street Road. Tax ID 748-684-Part of 6098 (Sheet 10).
Existing Zoning:
C-3 and A, both with Conditional Use Planned Development to permit commercial
outdoor recreational facilities
Size:
0.2 acre
Existing Land Use:
Outdoor recreational facility
Adiacent Zoning and Land Use:
North, South and West - C-3 and A, all with Conditional Use Planned Development;
Outdoor recreational facility
East - C-3; Vacant
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UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along both the northem and a
portion of the eastern boundary of the property: Use of the public water system is required
by County Code.
Public Wastewater System:
There is an existing fifteen (15) inch wastewater trunk line that extends along the
southern boundary of this property. Use of the public wastewater system is required by
County Code.
ENVIRONMENTAL
Drainage and Erosion:
The property drains to the rear to a tributary of Pocoshock Creek. There are currently no
on- or off-site drainage or erosion problems with none anticipated after development.
Water Quality:
The creek to the rear of the property is a perennial stream and is therefore subject to a
100-foot conservation area (Resource Protection Area - RPA). There can be no
disturbance within the RPA and no activities are permitted that would destroy the existing
vegetation.
PUBLIC FACILITIES
Fire Service:
The Wagstaff Fire Station, Company Number 10, and the Manchester Volunteer Rescue
Squad currently provide fire protection and emergency medical service. This request will
not impact fire and EMS.
Transportation:
This request will have minimal impact upon the transportation facilities.
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LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northem Area Land Use and Transportation Plan which
suggests the property is appropriate for general commercial uses.
Area Development Trends:
Area properties along this portion of the Hull Street Road corridor are zoned General
Business (C-5), Community Business (C-3), Light Industrial (I-1), Residential (R-7) and
are developed for fast food restaurant, outdoor commercial recreation, shopping center,
office-warehouse and public/semi-public (church) uses. A Resource Protection Area
(RPA) south of the subject property serves as a natural transition between this
commercial corridor and residential development to the south.
Zoning History_:
On April 27, 1983, the Board of Supervisors, upon a favorable recommendation by the
Commission, approved a Conditional Use Planned Development to permit a golf driving
range on a six (6) acre tract located in a Community Business (B-2), General Business (B-
3) and Agricultural (A) District (Case 83S013). The current request property was
included in this case.
On April 26, 1989, the Board of Supervisors, upon a favorable recommendation by the
Commission, approved an amendment to Conditional Use Planned Development Case
83S013 on a 13.6 acre tract to permit expansion of the existing outdoor recreational
facility and transfer operating rights (Case 89SN0118). Specifically, in addition to the
golf driving range, a pro shop, miniature golf courses and batting cages were planned.
With approval of this case, uses permitted on the current request property were limited to
a golf driving range within the Agricultural (A) portion and a golf driving range, pro shop
and batting cages within the Community Business (C-3) portion. Conditions of this case
superseded those imposed with Case 83S013.
On April 25, 2001, the Board of Supervisors, upon a favorable recommendation of the
Commission, approved an amendment to Case 89SN0118 to delete a condition relative to
signage thereby permitting signs to comply with current Ordinance standards. (Case
01SN0188)
Site Design:
Conditions of Case 89SN0118 require that development comply with the Route 360
Corridor Overlay District standards. These standards address access, parking,
landscaping, architectural treatment, setbacks, buffers, utilities and screening of
dumpsters and loading areas. Anything not addressed by Corridor Overlay standards or
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conditions of Case 89SN0118 would be subject to conformance with the Highway
Corridor District standards and the Emerging Growth Area District requirements of the
Zoning Ordinance.
Uses:
Currently, the subject property has been developed as part of the Rockwood Golf Park
facility. Outdoor commercial recreational uses, limited to a golf driving range within the
A portion of the tract and a golf driving range, pro shop, and batting cages within the C-3
portion of the tract, are currently permitted by conditions of Case 89SN0118. The
applicant is requesting an exception to permit paintball activities as part of this operation.
(Condition)
Buffers:
Adjacent property to the south of the Rockwood Golf Park is zoned Residential
Townhouse (R-TH) and is under development for townhouses. Conditions of Case
89SN0118 require a fifty (50) foot buffer along the southern boundary of the park
adjacent to this residentially-zoned property. This southern property boundary is now
encompassed within a 100-foot Resource Protection Area, adjacent to the creek line,
which precludes disturbance as well as activities that would destroy the existing
vegetation.
CONCLUSIONS
The proposed zoning and land use conform to the Northern Area Land Use and Transportation
Plan which suggests the property is appropriate for general commercial uses. The existing
outdoor recreational uses, which have been in operation for approximately twenty (20) years,
have been, and continue to be, compatible with existing area development. Further, a Resource
Protection Area (RPA) south of the subject property serves as a natural transition between this
recreational park and residential development to the south.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/17/04):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Litton, seconded by Mr. Gulley, the Commission recommended
approval subject to the condition on page 2.
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AYES: Unanimous.
The Board of Supervisors, on Wednesday, September 22, 2004, beginning at 7:00 p.m., will take
under consideration this request.
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