COUNTY OF ALBEMARLE

PLANNING STAFF REPORT SUMMARY

 

Project Name:  SP 2006-14 SOCA Club Offices at South Fork Soccer Park

Staff:  Scott Clark

Planning Commission Public Hearing: 

August 8, 2006

Board of Supervisors Public Hearing:

September 6, 2006

Owners:  Soccer Organization Of Charlottesville- Albemarle Inc

Applicant:  Soccer Organization Of Charlottesville- Albemarle Inc

Acreage:  26.014 acres

Special Use Permit:  Change of use from “swim, golf, tennis or similar athletic facilities” (10.2.2.4) to “Clubs, lodges, civic, patriotic, fraternal” (10.2.2.2), to allow an office for the organization to operate on the site.

TMP: TM 46 Parcel 26C1

Location: Polo Grounds Road, approximately 1.1 miles east of US 29

Existing Zoning and By-right use: Rural Areas: agricultural, forestal, and fishery; residential; game preserves; wayside stands; electric, gas, oil, and communication facilities; accessory uses including home occupation class A, temporary construction uses; public uses, etc.;

Magisterial District:  Rivanna

Conditions: Yes

Proposal:  Amendment to SP 1998-018, which permitted creation of a club facility for soccer fields, to add office facilities.

Requested # of Dwelling Units: N/A

DA (Development Area)                             

RA (Rural Area) X

Comprehensive Plan Designation: RA -- Rural Areas: agricultural, forestal, and fishery uses; residential density (0.5 unit/acre)

Character of Property:  Open fields in the floodplain of the South Fork Rivanna, with trees along the river and along Polo Grounds Road.

Use of Surrounding Properties:  Horticultural, residential, and open space.

Factors Favorable:

1. The expansion in question is minimal, and would allow the organization to locate its offices and its play fields in the same location, thus minimizing travel between sites.

2. The expansion can be accommodated without significant increases in impacts to adjacent properties, roads, or natural resources.

 

Factors Unfavorable:

Expansion of the use would require a change to the “Limited Service” designation for sewer service to the site.

 

RECOMMENDATION: Staff recommends approval with conditions.

 

 

STAFF PERSON:                   Scott Clark

PLANNING COMMISSION:            August 8, 2006                                  

BOARD OF SUPERVISORS:            TBD

 

SP 2006-14 SOCA Club Offices at South Fork Soccer Park

 

Specifics of the Proposal:

 

The applicants propose to add an office for their organization at the existing South Fork Soccer Park. The office would occupy a new office trailer of approximately 24 by 40 feet, plus a small portion of the existing building. That building currently includes a storage area, 2 restrooms, and a concession stand. See Attachment A for the conceptual plan for this amendment.

 

Petition: 

 

PROJECT: SOCA Club Offices at South Fork Soccer Park

PROPOSED: Amendment to SP 1998-018, which permitted creation of a club facility for soccer fields, to add temporary office facilities.

ZONING CATEGORY/GENERAL USAGE: RA -- Rural Areas: agricultural, forestal, and fishery uses; residential density (0.5 unit/acre); FH -- Flood Hazard - Overlay to provide safety and protection from flooding

SECTION: 10.2.2.2: Clubs, lodges, civic, patriotic, fraternal

COMPREHENSIVE PLAN LAND USE/DENSITY: Rural Areas - preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/ density ( .5  unit/ acre)

ENTRANCE CORRIDOR: No

LOCATION: Polo Grounds Road, approximately 1.1 miles east of US 29

TAX MAP/PARCEL: 46-26C1

MAGISTERIAL DISTRICT: Rivanna

 

Character of the Area:

 

The site is in a section of the Rural Areas between the Urban Area (Neighborhood 2) and the Hollymead Community, along the South Fork Rivanna River. The area includes floodplain, open fields, woods, and scattered residences.

 

A section of this property along the South Fork Rivanna River (see Attachment C) is under a conservation easement co-held by the County and the Thomas Jefferson Soil & Water Conservation District. The easement was recorded on June 21, 2001. The terms of the easement (see Attachment D) specifically permit the County to construct a greenway trail, canoe access, “river viewing access points,” and parking and related amenities, and would permit archaeological investigations.

 

Planning and Zoning History:

 

SP 90-35: On June 6, 1990, the Board of Supervisors approved (with conditions) a special use permit for an 800-seat church on the parcel that, at the time, included the area now occupied by the South Fork Soccer Park. In 1992, the Zoning Department found that this permit approval was vested and would not expire. The parcel has since been divided, and the church site is now on a separate parcel from the soccer-field site. (The church site was on the hill to the east of the floodplain area occupied by the soccer fields.) However, a condition on the original soccer-field approval (see SP 98-18 below) required road improvements if both the church and the soccer fields were built.

 

SUB 90-119: On July 2, 1990, the County approved the creation of a 10.3-acre parcel that would become Tax Map 46 Parcel 22. This parcel was created for the church approved in SP 90-35.

 

SP 90-107: On January 16, 1991, the Board of Supervisors denied this request for a 300-seat church proposed for a site just east of that for SP 90-35, on the same large parcel that, at the time, included the soccer-field site.

 

SP 97-35: The applicants withdrew a request for a driving range on this site.

 

SDP 97-120: This preliminary site plan for the driving range listed above was also withdrawn.

 

SP 98-18: On September 9, 1998, the Board of Supervisors approved a special use permit for a “swim, golf, tennis or similar athletic facility” (Section 10.2.2.4 of the Zoning Ordinance) with the following conditions:

 

1. No exterior lighting shall be installed;

2. No loudspeakers or public address system shall be permitted;

3. No portion of any field shall be located closer than seventy-five (75) feet to any lot line;

4. Compliance with the provisions of 5.1.16;

5. Entrance to the site shall be gated to prevent use of the site after hours and during flood events;

6. The final site plan shall reflect any changes to the floodplain and floodway limits, and the applicant must provide computations supporting such changes, as well as copies of the correspondence demonstrating approval by FEMA

7. Water quality measures shall be provided to achieve water quality at least equivalent to pre-development conditions, subject to the approval of the Water Resources Manager;

8. Route 643, Polo Grounds Road, shall be upgraded with a minimum of 1.5 inches of SM-2A from Route 29 to the entrance of the soccer fields. This work shall be completed prior to the applicant making use of both SP-98-18/SP-98-22 [Soccer Fields] and SP 90-35 [Church]. The applicant may make use of one of the special use permits without the need to upgrade Route 643, Polo Grounds Roads;

9. The owner shall reserve a one hundred (100) foot wide strip land the length of the property abutting the northern side of the Rivanna River for the Rivanna Greenway. The width of the reserved area shall be measured from the edge of the Rivanna River at its normal flow level. When the County decides to establish a public area or park, including canoe access, the owner shall dedicate the reserved area to the County and such property necessary for ingress and egress to the reserved area;

10.Phase I archeological survey shall be completed, followed by appropriate mitigation measures, as directed by Planning staff, prior to issuance of a grading permit.

11.The special permit shall be void upon notice by the Board of Supervisors that a road design plan which conflicts with this use has been approved by VDOT encompassing this property;

12.The use of the building shall be limited to restrooms, equipment storage and concession counter.

13.The concession counter shall be open only during use of the soccer fields; and

14.A tot lot shall be provided.

 

 

SP 98-22: On September 9, 1998, the Board of Supervisors approved a special use permit for fill in the floodplain, with the same conditions as SP-98-18 above.

 

SDP 98-055: The Board of Supervisors approved a preliminary site plan for the soccer facility on September 9, 1998, with conditions.

 

SDP 00-151: The Planning Commission approved a final site plan for the soccer facility on February 27, 2001, with the following conditions:

 

1.       The applicant agrees to cooperate with the University of Virginia Department of Anthropology regarding development and further study of the site, specifically, the Applicant shall grant the Department permission to collect artifacts from any plowing or other soil disturbance of the site, allow the Department to be present for the excavation of the French drain on the western edge of the soccer field, and allow the Department to do a study of the location where the septic field will be located.

2.       Prior to issuance of a grading permit, the Applicant shall secure Engineering Department approval of a Maintenance Agreement and the following changes will be made to the final site plan:

a.       The underdrain stone layers in biofilters #1 and #2 shall be a minimum of 1’ deep and 30” wide, and wrapped in filter fabric in lieu of or in addition to wrapping the underdrain pipes.

b.       Interior grading of the biofilter areas shall be coordinated with the Water Resources Plan Reviewer/Inspector prior to the contractor grading these areas.

3.       Health Department approval.

 

SUB 2001-036: On February 22, 2001, the County approved this subdivision, which created the parcel (Tax Map 46 Parcel 26C1) now used for the South Fork Soccer Park. This subdivision removed 1.899 acres from Tax Map 46 Parcel 22, the parcel created for the church approved in SP 90-35.

 

SP 2006-08: The applicants have applied for another club use on an adjacent parcel (a portion of Tax Map 46 Parcel 22). Review of that permit is currently deferred while the applicants gather more information. The request includes an indoor soccer facility, an artificial-turf outdoor field, a caretaker’s residence, and new offices. (The applicants consider the office in the current application, SP 2006-14, to be temporary, for use until the new facility is built. Staff is reviewing SP 2006-14 as a permanent facility independent of SP 2006-08, in the event that SP 2006-08 is not approved.)

 

 

STAFF COMMENT:

 

Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance.

 

31.2.4.1: Special Use Permits provided for in this ordinance may be issued upon a finding by the Board of Supervisors that such use will not be of substantial detriment to adjacent property,

 

This amendment would not cause significant increases in the impacts on adjacent properties. The applicants have stated that the office would accommodate 9 staff members, seven of whom already have daily duties at this site. The applicants have also stated that most contact with members is via phone or internet, and that their office expects few visits.

 

SP 98-18 was approved with conditions to prevent lighting and sound systems that would create nuisances for adjacent properties (conditions 2 and 3).

 

that the character of the district will not be changed thereby and

 

Amending this permit to add a small office is not expected to affect the character of the surrounding Rural Area. The office would not create significant new traffic impacts or change the overall pattern of use on the site, which is defined by large weekend and evening events.

 

This site includes some important archaeological resources. A study by the University of Virginia Department of Anthropology in 2000 found that the site included materials probably related to the 17th-century Monacan Indian village known as Monasukapanough, and that the site was used by Native Americans over the last 8,000 years or more. Sites of this type were described as “exceptionally rare in the Piedmont and especially rare in the Rivanna and James River Valleys.” The original special use permit approval included a condition requiring a Phase I archaeological study. Based on that study, a Phase II study was carried out. Following that work, the approval of SDP 2000-151 included a condition requiring the applicant to cooperate with the University of Virginia Department of Anthropology during excavation and land-disturbing work that might reveal artifacts or other archaeological features. Staff recommends applying that site-plan condition to this permit, with the removal of the section regarding septic-field excavations, provided that the Jurisdictional Area request for expanded public service is approved by the Board of Supervisors.

 

that such use will be in harmony with the purpose and intent of this ordinance,

 

Use of the soccer fields and buildings as proposed would not prevent this property being used for agriculture, horticulture, or forestry in the future. The riparian buffer along the South Fork Rivanna River is already under a conservation easement, which is consistent with the purpose in Section 10.1 calling for “[c]onservation of natural, scenic, and historic resources.”

 

 

As the final site plan has already been approved, staff recommends removing any wording in the conditions that refers to the final site plan.

 

with uses permitted by right in the district,

 

By-right uses in the Rural Areas district include agriculture, forestry, and related uses, as well as single-family dwellings, home occupations, etc. This office is not expected to conflict with those uses.

 

with the additional regulations provided in section 5.0 of this ordinance,

 

Section 5.0 includes the following regulations for the requested use:

 

5.1.02 CLUBS, LODGES

Each club or lodge shall be subject to the following:

a. Regardless of any zoning district regulations, gun clubs and shooting ranges shall be permitted by special use permit only; (Amended 10-3-01)

b. Subordinate uses and fund-raising activities such as bingo, raffles and auctions may be conducted outdoors during daylight hours and shall be conducted in an enclosed building at all other times. (Amended 6-14-00; 10-3-01)

 

No gun club or shooting range has been requested for this site.

 

As this club would still be largely athletic in nature, staff recommends retaining the original condition requiring compliance with 5.1.16 (“Swimming, Golf, Tennis Clubs”). Section 5.1.16 reads:

 

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 any

buildings, 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;

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;

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;

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.

 

and with the public health, safety and general welfare.

 

The Virginia Department of Transportation has stated that this amendment would not create a significant change in traffic levels on Route 643, and that no improvements are necessary.

 

Condition 8 of SP 98-18 required paving improvements from the site to US 29 if both the approved church and the soccer field were built. As SP 90-35 (the church) is vested, staff has kept this condition in the approval below, in the event that future construction of a church under that permit creates a need for road improvements.

 

Condition 11 of SP 98-18 stated that “The special permit shall be void upon notice by the Board of Supervisors that a road design plan which conflicts with this use has been approved by VDOT encompassing this property.” This was intended to protect possible routings of the proposed Meadowcreek Parkway. However, there are currently no recommended or approved routes for the Meadowcreek Parkway through this site. The County Attorney’s office has stated that this condition is inappropriate, as special use permits run with the land, and the existing use may have vested rights to continue. At the applicants’ request, staff has removed this condition (now number 12) from the recommendation below.

 

The site was approved for Limited Service by the Albemarle County Service Authority. The site was originally expected to use a septic system, but this would have required pumping uphill to a drainfield located outside the floodplain. Connection to the existing sewer line on the site was considered appropriate, as it would avoid accidental septic discharges into the floodplain. This designation allowed sewer service only for the uses permitted under SP 98-18 and SP 98-22. Staff is currently processing a request to modify that Limited Service designation to also allow sewer service for this office. Staff has recommended approval of the request, as the connection exists and the expansion of the use is minimal. The request would be considered by the Board of Supervisors on the same date as the public hearing for this item (September 6th).

 

 

SUMMARY:

Staff has identified the following factors favorable to this application:

 

1. The expansion in question is minimal, and would allow the organization to locate its offices and its play fields in the same location, thus minimizing travel between sites.

2. The expansion can be accommodated without significant increases in impacts to adjacent properties, roads, or natural resources.

 

Staff has identified the following factors unfavorable to this application:

 

Expansion of the use would require a change to the “Limited Service” designation for sewer service to the site.

 

RECOMMENDED ACTION: 

 

Based on the findings contained in this staff report, staff recommends approval of Special Use Permit 2006-14 SOCA Club Offices at South Fork Soccer Park with the following conditions, which modify the conditions approved with SP 98-18. The double underlines represent additions, and the strikethroughs represent deletions.

 

1. Special Use Permit 2006-14 shall be developed in general accord with the concept plan, titled ‘SOCA at South Fork New Offices at Existing South Fork Soccer Park’ (Attachment A.) and dated August 4, 2006.  However, the Zoning Administrator may approve revisions to the concept plan to allow compliance with the Zoning Ordinance.

2. No exterior lighting shall be installed;

3. No loudspeakers or public address system shall be permitted;

4. No portion of any athletic field shall be located closer than seventy-five (75) feet to any lot line;

5. Compliance with the provisions of 5.1.16;

6. The vehicular Eentrance to the site shall be gated to prevent use of the site after hours and during flood events;

7. The final site plan shall reflect any changes to the floodplain and floodway limits, and the applicant must provide computations supporting such changes, as well as copies of the correspondence demonstrating approval by FEMA

8. Water quality measures shall be provided to achieve water quality at least equivalent to pre-development conditions, subject to the approval of the Water Resources Manager;

9. Route 643, Polo Grounds Road, shall be upgraded with a minimum of 1.5 inches of SM-2A from Route 29 to the entrance of the soccer fields. This work shall be completed prior to the applicant making use of both SP-98-18/SP-98-22 [Soccer Fields] and SP 90-35 [Church]. The applicant may make use of one of the special use permits without the need to upgrade Route 643, Polo Grounds Roads;

10.The owner shall reserve a one hundred (100) foot wide strip of land the length of the property abutting the northern side of the Rivanna River for the Rivanna Greenway. The width of the reserved area shall be measured from the edge of the Rivanna River at its normal flow level. When the County decides to establish a public area or park, including canoe access, the owner shall dedicate the reserved area to the County and such property necessary for ingress and egress to the reserved area;

11.Phase I archeological survey shall be completed, followed by appropriate mitigation measures, as directed by Planning staff, prior to issuance of a grading permit. The applicant shall cooperate with the University of Virginia Department of Anthropology regarding development and further archaeological study of the site, specifically, the Applicant shall grant the Department permission to collect artifacts from any plowing or other soil disturbance of the site, and allow the Department to be present for the excavation of the French Drain on the western edge of the soccer field., and allow the Department to do a study of the location where the septic field will be located.

12.The special permit shall be void upon notice by the Board of Supervisors that a road design plan which conflicts with this use has been approved by VDOT encompassing this property;

13.The use of the buildings shall be limited to restrooms, equipment storage, and a concession counter, and offices for the soccer organization. The interior area of the new office structure shown on the concept plan shall not exceed 1,000 square feet.

14.The concession counter shall be open only during use of the soccer fields; and

15.A tot lot shall be provided.

 

 

 

ATTACHMENTS

 

Attachment A – ‘SOCA at South Fork New Offices at Existing South Fork Soccer Park’, Aug. 1, 2006

Attachment B – Staff Report for SP 98-18

Attachment C – Boundaries of County/TJSWCD Conservation Easement On Site

Attachment D – Deed of Easement

Return to PC actions letter