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86S080July 23, 1986 BS REQUEST ANALYSIS AND RECOMMENDATION 86S080 Midlothian Enterprises, Inc. Matoaca Magisterial District South line of Waterfowl Flyway and northwest line of Nash Road at Licking Creek REqOES : Conditional Use Planned Development to permit use exceptions (recre- ation center and mobile home) in a Residential (R-15) District. The applicant proposes to construct a recreational facility consisting of a pool, pool house, two tennis courts, boat ramp, and boat park- ing areas. A passive recreational area on the portion of the prop- erty adjacent to Nash Road is also proposed. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 1 AND 2. STAFF RECOMMENDATION Recommend approval for the following reasons: The proposed land use will provide recreational facilities for adjacent and area residential land uses. The conditions recommended herein will minimize the impact on adja- cent residences and ensure land use compatibility. (NOTE: 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.) CONDITIONS (STAFF/CPC) 1. The following conditions notwithstanding, the plan pre- pared by Clower Associates, Inc., dated August 19, 1985, shall be considered the plan of development. (P) (STAFF/CPC) 2. Hours of operation shall be limited to between 8:00 a.m. and 9:00 p.m., Sunday through Thursday; between 8:00 a.m. and 11:00 p.m., Friday through Saturday. Vehicular drive- ways shall be barricaded with a locked gate when the facility is not open for use. (P) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) Be 5 e Ye 10. 11. 12. Concrete curb and gutter shall be installed as necessary for drainage purposes of all parking areas. Drainage shall be designed so as not to interfere with pedestrian traffic. Curb, gutter and drainage design shall be sub- ject to site plan approval. Where curb and gutter are not provided, driveways and parking areas shall be defined by a permanent means (i.e., timber, curb, etc.). (EE&CPC) Parking shall be provided at a ratio of one (1) space for each ninety (90) square feet of combined swimming and wading pool areas and four (4) spaces for each tennis court. (P) There shall be no outside public address system or speakers. (P) Ail outdoor lightings shall be no higher than fifteen (15) feet and shall be designed so as not to project light into adjacent property. With the exception of security light- ing, all outdoor lighting shall be timed so as not to illuminate after 11:00 p.m. (P) One (1) sign to be located at the entrance on Waterfowl Flyway shall be permitted. This sign shall not exceed three (3) square feet in area and a height of ten (10) feet. This sign shall not be lighted. A rendering shall be submitted to the Planning Department for approval prior to erection of the sign. (P) A fifty (50) foot buffer shall be provided along the northern, eastern, and western property lines. Except for the entrance to the recreation area from Waterfowl Flyway and the pedestrian access required (Condition 9), no clearing and/or facilities shall be permitted in this buffer. (P) An all-weather pedestrian access trail shall be provided from Woodland Pond Parkway into the site. (P) Public water shall be used. (U) A use exception for the existing mobile home, located in the area of the passive recreation area along Nash Road, shall be permitted for a period not to exceed five (5) years. This condition may be extended by the Planning Commission during tentative subdivision review. (P) Uses permitted in the passive recreation area shall be limited to walking/jogging paths, picnic tables, care- taker's residence, and the existing boat ramp. These permitted facilities may be modified by the Planning Commission through schematic plan review. (P) ' '~ " 2 ~'~'6S080/BSJUN6/JULY23K GENERAL INFORMATION Location: Existing Zoning: Size: Existin~ Land Use: Adjacent Zonin~ & Land Use: Utilities: Environmental Engineering: Fire Service: South line of Waterfowl Flyway and north- west line of Nash Road. Tax Map 94 (1) Part of Parcel 8 and Tax Map 112 (1) Part of Parcels 5 and 6 (Sheet 30). R-15 30 acres Mobile home and vacant me Ail adjacent zoning and land use at the active recreation area is R-15 and is either single family residential or vacant. B. Passive recreation area North, East, & West - R-15; Vacant South - A; Vacant 12 inch water line located in Waterfowl Flyway immediately north of the active recreation site. Public water is available and intended to be used (Condition 10). Lies in the Licking Creek (Swift Creek basin) sewage drainage area. The closest trunk sewer line is approximately 2.5 miles from this site. Use of public sewer is not feasible at this time and is not intended to be provided with the overall development of Woodland Pond. The site drains into Woodland Pond Lake and then by tributaries to Swift Creek. There are no existing or anticipated erosion and/or drainage problems. No off-site easements will be required. The developer should follow normal site plan review processes. Chester Fire Station, Company #1. At present, fire service capability is good. Depending upon final site plan, a fire hydrant may be required at the entrance to this development on Waterfowl Flyway. 3 86S080/BSJUN6/JULY23K General Plan (Western Area Land Use Use and Transportation Plan - Proposed): Transportation: Low density residential (1.50 units/acre or less) This request will have no impact on the traffic system in this area. DISCUSSION A Conditional Use Planned Development is requested to permit an outdoor recreational facility to serve residents of the Woodland Pond Subdivi- sion. A use exception to the R-15 zoning district classification is also being requested in order to allow a mobile home to remain on the prop- erty. This mobile home will be used for a caretaker in association with the recreation areas in Woodland Pond. The proposed recreation areas include both active recreation and passive recreation areas. The active recreation area includes a pool house, swimming pool, two tennis courts, a boat ramp, and associated boat parking and storage. The passive recre- ation area will consist of a picnic area, caretaker's residence, and access to an existing boat ramp until such time as the development war- rants construction of the permanent site. (Condition 12) The proposed land use will provide a service to the community; ]however, particular conditions should be imposed to ensure that the facility does not become a burden on the community and that adjacent residents are not subjected to undue nuisances such as noise, light intrusion, etc. associ- ated with neighborhood recreational facilities. Because of the residential character of the adjacent areas, the recre- ational facility should be required to limit its hours of operation. The hours recommended herein are consistent with those imposed on similar facilities throughout the County. Furthermore, to preclude unauthorized after-hours use, the parking areas should be barricaded with a locked gate when the facility is not open (Condition 2). To further protect adjacent residents from undue intrusion of light and noise, buffers should be provided adjacent to residential lots (Condition 8). Buffering has not been recommended along Woodland Pond to allow the recreation area to utilize the scenic benefits of the pond. To further minimize the possibility of unnecessary noise, no outside public address system or speakers should be permitted (Condition 5). Ail outdoor lighting should be low level and positioned so as not to project into adjacent properties. (Condition 6) The Zoning Ordinance requires that all driveways and parking areas be paved (see Note, after Condition 4). In addition, to ensure proper ~rainage and control of vehicular parking, all parking areas should be curbed and guttered (Condition 3). Condition 4 addresses the provision of parking spaces to ensure that sufficient spaces are provided. With respect to the pavement design of the driveway and parking areas, Staff's experience has been that similar facilities throughout the County have _~ .... . --~ 4 ~--g6S080/BSJUN6/JULY23K installed sub-standard parking areas amd, because of the daily traffic which actually uses the facility, the neighborhood associations have experienced maintenance problems. With this in mind, the design of driveway and parking areas should meet the criteria required by VDH&T's Subdivision Street Manual. The design of driveways and parking areas will be addressed at the time of site plan review. Signs should be low level and designed with the residential character of the area in mind. (Condition 7) As was indicated previously that the applicant is also requesting a use exception to allow an existing caretaker's residence (i.e., mobile home) to remain on the property until such time as development warrants removal of such. This mobile home had been a legal mobile home on the property since October 1973. When this property was rezoned to R-15, it became a nonconforming use until the existing mobile home permit expired in Octo- ber 1985.~ After that time, because the property was rezoned to R-15, it became a use which is not permitted in an R-15 zoning classification, due to the fact that there is no process in the R-15 zoning to allow for such use (i.e., the applicant could not apply to renew the existing permit). Consequently, the applicant is requesting Conditional Use Planned Devel- opment to allow this mobile home to remain on the property for use by the caretaker in the security and maintenance of the recreation area at Woodland Pond. It is anticipated that as development progresses in Woodland Pond towards Nash Road, this mobile home will be removed. Consequently, Staff has recommended that the use exception for a mobile home not be approved for more than five (5) years (Condition 11). How- ever, should this development not progress as expected, the Planning Commission should be allowed to extend this expiration date when review- ing tentative subdivision applications. CASE HISTORY Planning Commission Meeting (6/17/86): On motion of Mr. Belcher, seconded by Mr. Rowe, the Commission recom- mended approval of this request subject to the conditions on pages 1 and 2. AYES: Unanimous. The Board of Supervisors on Wednesday, July 23, 1986, beginning at 2:00 p.m., will take under consideration this request. 5 86S080/BSJUN6/JULY23K I! II il R-I,q AND POND' 86S080 _C.U. SH. 30 8~, ~080 '!