STAFF REPORT JUNE 15, 2017 REGULAR MEETING

Transcription

1 STAFF REPORT CAROLINE COUNTY PLANNING COMMISSION JUNE 15, 2017 REGULAR MEETING CASE NUMBER: CASE NAME: LOCATION: SPEX INTERNATIONAL SWAMINARAYAN SATSANG ORGANIZATION REMUDA LANE TAX MAP: 76-A-19 & ZONING: ACREAGE: DISTRICT: COMP PLAN: RURAL PRESERVATION ACRES BOWLING GREEN COMP PLAN SHOWS THIS AREA AS AGRICULTURAL PRESERVATION AND BEING LOCATED WITHIN THE SPARTA AGRICULTURAL PRESERVE AREA. REQUEST: THE APPLICANT IS REQUESTING APPROVAL OF A SPECIAL EXCEPTION PERMIT FOR A RELIGIOUS RETREAT PURSUANT TO ARTICLE 4, SECTION 5.16 OF THE CAROLINE COUNTY ZONING ORDINANCE AGENCY & DEPARTMENT COMMENTS VDOT: BUILDING OFFICIAL: SHERIFF S OFFICE: UTILITIES: HEALTH DEPARTMENT: ECONOMIC DEV: SCHOOLS: FIRE & RESCUE: FORT AP HILL: REC: PARKS & RECREATION: ENVIRONMENTAL: ENSURE ENTRANCE MEETS REQUIREMENTS FOR MODERATE VOLUME COMMERCIAL ENTRANCE APPLICANT TO COMPLY WITH BUILDING CODE STANDARDS NO CONCERNS NO COMMENTS SEE ATTACHMENT POSSIBLY THE BEST USE FOR THIS PROPERTY NO COMMENTS BRIDGES NEED TO SUPPORT WEIGHT OF 16,000 LBS. THERE IS POTENTIAL FOR NOISE AND VIBRATION IMPACTS FROM ACTIVITIES CONDUCTED AT FORT AP HILL NO COMMENTS NO COMMENTS LAND DISTURBANCE GREATER THAN 2500 SQ. FT. MUST COMPLY WITH ALL ENVIRONMENTAL REGULATIONS. MUST ACQUIRE ALL NECESSARY PERMITS

2 DISCUSSION THE APPLICANT IS REQUESTING APPROVAL OF A SPECIAL EXCEPTION FOR A RELIGIOUS RETREAT PURSUANT TO ARTICLE 4 SECTION 5.16 OF THE CAROLINE COUNTY ZONING ORDINANCE. THE INTERNATIONAL SWAMINARAYAN SATSANG ORGANIZATION IS A NATIONAL CHARITABLE RELIGIOUS ORGANIZATION FOUNDED IN 1978 AND FOLLOWS A MODERN FORM OF HINDUISM. THE RELIGIOUS RETREAT WILL OFFER PARTICIPANTS AN ENVIRONMENT WHERE THEY MAY PRAY, MEDITATE, PRACTICE YOGA, AND PARTICIPATE IN CLASSES RELEVANT TO THEIR FAITH. RECREATIONAL ACTIVITIES WILL ALSO BE AVAILABLE TO PARTICIPANTS, AND THE RETREAT WILL ALSO BE OPEN TO NON-MEMBERS FOR RETREATS AND LEARNING OF THE HINDU FAITH. PLEASE SEE THE NARRATIVE FOR FURTHER INFORMATION ABOUT THE ACTIVITIES AND BUILDING USE. THE PROPERTY CONSISTS OF APPROXIMATELY ACRES LOCATED IN THE BOWLING GREEN MAGISTERIAL DISTRICT. THE FACILITY IS ON PASSING ROAD AND IS PARTIALLY DIVIDED BETWEEN CAROLINE AND KING AND QUEEN COUNTY. THE PROPERTY HAS BEEN UTILIZED AS AN EASTER SEALS CAMP, RESIDENTIAL TREATMENT CENTER, AND A THERAPEUTIC BOARDING SCHOOL. TWO PRIOR SPECIAL EXCEPTIONS HAVE BEEN GRANTED IN THE PAST FOR THE THERAPEUTIC HEALTH FACILITY AND THE ABUNDANT LIFE ACADEMY IN 2007 AND 2013 RESPECTIVELY. THE SURROUNDING AREA CONSISTS OF RESIDENTIAL AND AGRICULTURAL USES ALONG WITH CHURCHES. DUE TO THE DENSELY WOODED BUFFER SURROUNDING THE PROPERTY, THE FACILITY CANNOT BE SEEN FROM PASSING ROAD OR ADJACENT PROPERTIES. GREATER TRAFFIC MAY BE EXPERIENCE DURING THE LARGE RELIGIOUS FESTIVALS, HOWEVER, TRAFFIC IMPACTS WILL BE ADDRESSED THROUGH AN OPERATIONS PLAN. NOISE SHOULD NOT BE A FACTOR FOR THE PLANNED ACTIVITIES AT THE FACILITY. THE COMPREHENSIVE PLAN DESIGNATES THIS AREA AS AGRICULTURAL PRESERVATION. THIS USE IS CONSISTENT WITH THAT DESIGNATION AS THE FACILITY WILL CONTINUE TO HAVE A RURAL ATMOSPHERE. THE FACILITY WILL BE REPURPOSING THE EXISTING STRUCTURES LOCATED ON THE PROPERTY WHICH WILL IN TURN ASSIST IN THE CONSERVATION OF UNDEVELOPED LAND. THE TRAILS, RECREATION FACILITIES, AND COTTAGES REMAIN APPROPRIATE FOR A RURAL LANDSCAPE. THIS PROPERTY CURRENTLY GENERATES APPROXIMATELY $54,000 IN REAL ESTATE REVENUE. THE APPLICANT PLANS TO INVEST $7.2 MILLION IN IMPROVEMENTS WHICH WILL GENERATE APPROXIMATELY $110,000 IN REAL ESTATE TAX AFTER COMPLETION. THIS PROJECT WILL CREATE APPROXIMATELY NEW JOBS, 6 FULL TIME POSITIONS AND SEASONAL EMPLOYEES. ALSO, LOCAL VENDORS WILL BE UTILIZED TO MEET THE ORGANIZATION S NEEDS. THE APPLICANT HAS ADDRESSED THE AGENCY COMMENTS THAT WERE PROVIDED TO THEM. THE ENTRANCE CURRENTLY HAS A MODERATE VOLUME COMMERCIAL ENTRANCE TO SATISFY THE VDOT COMMENTS. ALL REQUIRED PERMITS WILL BE ACQUIRED PER THE BUILDING AND ENVIRONMENTAL COMMENTS. OF THE BRIDGES ON THE PROPERTY, THE ONE LOCATED AT TEMPLE DRIVE WILL BE FOOT TRAFFIC ONLY AND EMERGENCY SERVICES WILL ACCESS THE TEMPLE SITE VIA PASSING ROAD IN KING AND QUEEN COUNTY, SERVED BY KING AND QUEEN EMERGENCY SERVICE. THE SECOND BRIDGE WILL BE CONSTRUCTED TO SUPPORT A WEIGHT OF 16,000 POUNDS FOR CAROLINE COUNTY EMERGENCY SERVICES TO HAVE EMERGENCY ACCESS TO THE SITE. SPEX June 15, 2017

3 STAFF IS CURRENTLY WORKING ON CONDITIONS FOR THIS SPECIAL EXCEPTION STANDARDS FOR A SPECIAL EXCEPTION PURSUANT TO ARTICLE XVII, SECTION 13 OF THE ZONING ORDINANCE 1. THE USE SHALL NOT ADVERSELY AFFECT THE CHARACTER AND ESTABLISHED PATTERN OF DEVELOPMENT OF THE AREA IN WHICH IT WISHES TO LOCATE. 2. THE USE SHALL BE IN HARMONY WITH THE USES PERMITTED BY RIGHT UNDER A ZONING PERMIT IN THE ZONING DISTRICTS AND SHALL NOT AFFECT ADVERSELY THE USE OF NEIGHBORING PROPERTIES. 3. THE LOCATION AND HEIGHT OF BUILDINGS, THE LOCATION, NATURE AND HEIGHT OF WALLS AND FENCES, AND THE NATURE AND EXTENT OF LANDSCAPING ON THE SITE SHALL BE SUCH THAT THE USE WILL NOT HINDER OR DISCOURAGE THE APPROPRIATE DEVELOPMENT AND USE OF ADJACENT OR NEARBY LAND AND BUILDINGS OR IMPAIR THE VALUE THEREOF. 4. THE USE SHALL NOT ADVERSELY AFFECT THE HEALTH OR SAFETY OF PERSONS RESIDING OR WORKING IN THE NEIGHBORHOOD OF THE PROPOSED USE. 5. THE USE SHALL NOT BE DETRIMENTAL TO THE PUBLIC HEALTH, SAFETY OR WELFARE OR INJURIOUS TO PROPERTY OR IMPROVEMENTS IN THE NEIGHBORHOOD. 6. THE USE SHALL BE IN ACCORDANCE WITH THE PURPOSES OF THE ZONING REGULATIONS CONTAINED IN THIS ORDINANCE AND THE COMPREHENSIVE PLAN OF CAROLINE COUNTY. 7. ADEQUATE UTILITY, DRAINAGE, PARKING, LOADING AND OTHER NECESSARY FACILITIES TO SERVE THE PROPOSED USE SHALL BE PROVIDED. 8. THE USE SHALL BE SUCH THAT AIR QUALITY, SURFACE AND GROUNDWATER QUALITY AND QUANTITY, ARE NOT DEGRADED OR DEPLETED TO AN EXTENT THAT WOULD HINDER OR DISCOURAGE THE APPROPRIATE DEVELOPMENT AND/OR USE OF ADJACENT OR NEARBY LAND AND/OR BUILDINGS OR IMPAIR THE VALUE THEREOF. 9. THE USE SHALL BE SUCH THAT PEDESTRIAN AND VEHICULAR TRAFFIC GENERATED WILL NOT BE HAZARDOUS OR CONFLICT WITH THE EXISTING AND ANTICIPATED TRAFFIC IN THE NEIGHBORHOOD AND ON ROADS SERVING THE SITE. SPEX June 15, 2017

4

5

6

7

8

9

10

11

12 IN A. TIGNOR, JR. ENDA C. TIGNOR, EES, UNDER THE IN AND BRENDA R LIVING TRUST APRIL 28, 2009 A POWELL SITE DATA: ALPS FARM LLC BEVERLY RUN, L.L.C. CHARLES F ALBERT AND NATASHA ORRIS Path: P:\ Hindu Life Spiritual Retreat\ (ENG)\Engineering\Exhibits\ Hindu Life - Concept Plan.dwg, Plot Created Apr 19, :25pm by jjackson MARY KAY ALBERT FRANK P. ANDREWS AND KATHRYN ANDREWS BEVERLY RUN, L.L.C. GRAPHIC SCALE - HORIZONTAL 1" = 200' VICINITY MAP CLARENCE WM TIGNOR AND PEARL TIGNOR PASSING ROAD NOTE: SPARTA ROAD PLAN REVISIONS JOHN R. TIGNOR AND JJ TW JJ APRIL 19, 2017 CP-1 HINDU LIFE SPIRITUAL RETREAT BOWLING GREEN DISTRICT GENERAL DEVELOPMENT PLAN CAROLINE COUNTY, VIRGINIA Bowman Consulting Group, Ltd Westerre Parkway Suite 150 Richmond, Virginia Phone: (804) Fax: (804) c Bowman Consulting Group, Ltd.

13 SITE DATA: BLEAK HILL FARM LLC FOGG, JR. AND NINA POWELL BEVERLY RUN, L.L.C Path: P:\ Hindu Life Spiritual Retreat\ (ENG)\Engineering\Exhibits\ Hindu Life - Concept Plan.dwg, Plot Created Apr 19, :25pm by jjackson FLIPPO LAND & TIMBER CO., L.L.C. BEVERLY RUN, L.L.C. TOTAL AREA WILLIAM RANDOLPH TURPIN GRAPHIC SCALE - HORIZONTAL 1" = 200' VICINITY MAP WILLIAM RANDOLPH TURPIN PASSING ROAD NOTE: SPARTA ROAD JJ TW JJ APRIL 19, 2017 CP-1 PLAN REVISIONS HINDU LIFE SPIRITUAL RETREAT NEWTOWN DISTRICT CONCEPT PLAN KING AND QUEEN COUNTY, VIRGINIA Bowman Consulting Group, Ltd Westerre Parkway Suite 150 Richmond, Virginia Phone: (804) Fax: (804) c Bowman Consulting Group, Ltd.

14 SP AR TA RO A D FRANK P. ANDREWS AND KATHRYN ANDREWS CHARLES F. ALBERT NATASHA ORRIS CHARLES F ALBERT AND AND NATASHA ORRIS ALPS FARM LLC MARY KAY ALBERT BENJAMIN A. TIGNOR, JR. AND BRENDA C. TIGNOR, TRUSTEES, UNDER THE BENJAMIN AND BRENDA TIGNOR LIVING TRUST DATED APRIL 28, 2009 MANLEY U. FOGG, JR. AND NINA POWELL WILLIAM RANDOLPH TURPIN P.O.B. Fax: (804) Phone: (804) CAROLINE AND KING & QUEEN COUNTY, VIRGINIA c Bowman Consulting Group, Ltd. JOHN R. TIGNOR AND ELWOOD A. TIGNOR HINDU LIFE SPIRITUAL RETREAT ENJAMIN A. TIGNOR, JR. AND BRENDA C. TIGNOR, TRUSTEES, UNDER THE BENJAMIN AND BRENDA TIGNOR LIVING TRUST DATED APRIL 28, 2009 CONCEPT PLAN Bowman Consulting Group, Ltd Westerre Parkway Suite 150 Richmond, Virginia CLARENCE WM TIGNOR AND PEARL TIGNOR BLEAK HILL FARM LLC BESSIE ALSOP STANBACK PLAN REVISIONS WILLIAM RANDOLPH TURPIN FLIPPO LAND & TIMBER CO., L.L.C. JJ GRAPHIC SCALE - HORIZONTAL 1" = 300' NOTE: TW JJ APRIL 19, 2017 Path: P:\ Hindu Life Spiritual Retreat\ (ENG)\Engineering\Exhibits\ Hindu Life - Concept Plan.dwg, Plot Created Apr 19, :25pm by jjackson CP-1

15

16

17

18

19

20

21

22

23

24

25

26

27 May 31, 2017 Mike Finchum Director of Planning & Community Development Caroline County, VA 233 W. Broaddus Avenue Bowling Green, VA Re: Hindu Life Spiritual Retreat BGC Project No Dear Mr. Finchum: In response to the most recent comments received from various departments in regard to the above reference plans, we offer the following responses: FIRE & RESCUE: Comment 1: The two bridges need to be able to support a weight of 16,000 lbs. for ambulance and brush trucks. Response: Please see Concept Plan attached. As there will be access to the Temple site directly off Passing Road, the bridge to that parcel will be pedestrian only. The bridge to the east of the recreational fields will be sized to safely support fire and rescue vehicles of at least 16,000 lbs. Comment 2: What is planned at the end of Temple Access Drive? Will access to that section of the parcel be available off of Passing Road, or just through the Caroline parcel section of the site? Response: Please see the Concept Plan attached. All vehicular traffic to the Temple (located south of the pond in King and Queen County) will be via entrance located directly on Byrds Mill Road in King and Queen County. HEALTH DEPARTMENT: Comment 1: Applicant will need to contact an onsite soil evaluator working in conjunction with a PE to determine sewage strength and flow (wastewater characterization). Response: The wastewater treatment system will be inspected by an AOSE as required. This work will be performed as part of the final site plan engineering. Comment 2: System shall be evaluated to ensure it is functioning as designed. Response: A preliminary assessment of the existing water and wastewater systems has been prepared and additional evaluations will be performed as part of the final site plan engineering Westerre Parkway Suite 150 Richmond, Virginia

28 Comment 3: Comment 4: VDOT: Comment 1: Applicant will need to contact Amanda Hicks, EHS Food Inspector regarding food prep, kitchen, etc., and for any transient lodging permits or requirements ( x206). Response: Noted. Applicant will need to contact Susan Minor with the Department of Drinking Water concerning the water supply ( x103). Response: Noted. Based on total daily traffic proposed, please insure that the existing entrance on Route 625 meets or exceeds the minimum requirements of a moderate volume commercial entrance (Figure 4-15 of Appendix F of the Road Design Manual). Response: The existing entrance (24 wide, 68 skew, 35 western curb return and 75 eastern curb return) meets or exceeds the requirements of Fig. 4-15, Moderate Volume Commercial Entrance Design Along Highways With Shoulders. In addition, sight distance requirements of 390 left and right are met as well horizontally and vertically, see the following: Figure 1 - Sight Distance Left - CAD

29 Figure 2 - Sight Distance Left - Photo Figure 3 - Sight Distance Right - CAD

30