ott rodriquez se pc staff report 013014

8/13/2019 Ott Rodriquez SE PC Staff Report 013014

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Department of Community Development

Staff Report

Subject: SPEX14-LE-010 and SPEX14-LE-011 Ott/Rodriquez

Date: January 30, 2014

Topic Description:

Te O!ner, Ja"e# $% Ott, and &''(i)ant, *aria Rodriquez, are #ee+in a''roa( o. a ateory

S'e)ia( E)e'tion to a((o! .or (a## S'e)tator and on-S'e)tator 5ie(d Eent# and &)tiitie#,

and a ateory 23 S'e)ia( E)e'tion .or u#e# !itin a .(ood'(ain%

Te (a## eent# are to in)(ude rou' or#e trainin !it (ie and/or re)orded "u#i), and are to

6e o'en to te 'u6(i)% Te trainin a)tiitie# in)(ude ro'in, #ortin, 6arre( ra)in, and oter

eque#trian re(ated a)tiitie#% Te &''(i)ant i# reque#tin u' to 24 eent# 'er year !it a "ai"u"attendan)e 7!i) in)(ude# 'arti)i'ant#, .a"i(y "e"6er#, and 'u6(i) #'e)tator#8 o. 900% Te

&''(i)ant a# #tated tat 'a#t eent# ae ad a "ai"u" o. 300 'eo'(e attend a #in(e one 718 dayeent, and tat te#e eent# ae 6een "o#t(y )ondu)ted on Saturday#% urrent(y, #u6:e)t to a''roa(

o. ti# ateory S'e)ia( E)e'tion, te &''(i)ant i# '(annin on t!e(e 7128 #e'arate eent# in

2014%

Te eent# are to o))ur in a ne! o'en arena, to 6e (o)ated on a''roi"ate(y 9%; a)re# o. te )entra(

'ortion o. te #ite% Par+in .or te 'arti)i'ant# and #'e)tator# !i(( 6e in a ra## 'ar+in area (o)ated

ad:a)ent to te arena% Te eent# !i(( 'ri"ari(y 6e on !ee+end#, !it enera( our# o. o'eration6ein noon to


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"et !it te 'ro'erty o!ner, *r% Ott, and a''(i)ant, *#% Rodriquez% Tey !ere in.or"ed tat te

rodeo# o))urrin on te 'ro'erty required S'e)ia( E)e'tion a''roa( 6y te 5auquier ounty Board

o. Su'eri#or#% &dditiona((y, *r% Ott and *#% Rodriquez !ere a(#o noti.ied tat a(( )on#tru)tion!itin te .(ood'(ain required a''roa( o. a S'e)ia( E)e'tion 6y te Board a(on !it 6ui(din and

zonin 'er"it#% &t ti# ti"e te =onin &d"ini#trator !a# in.or"ed 6y te a''(i)ant tat te eent#

!ou(d )ea#e% On June 24, 2013, te =onin O..i)e re)eied anoter )o"'(aint a6out un'er"itteda)tiity ta+in '(a)e on te #u6:e)t 'ro'ertie#% On oe"6er 2@, 2013, a''(i)ation# .or a ateory

S'e)ia( E)e'tion .or (a## Eent# and a ateory 23 S'e)ia( E)e'tion .or u#e# in te

.(ood'(ain !ere .i(ed to addre## te zonin io(ation#/)o"'(aint#%

Cn order to addre## te )on#tru)tion o. te 6arn in te .(ood'(ain, *r% Ja"e# Ott 7Pro'erty O!ner8

#u6"itted a zonin 'er"it and .ar" a..idait on January 2, 2013% Cn )on:un)tion !it te

#u6"i##ion o. te zonin 'er"it *r% Ott #u6"itted a Letter o. *a' &"end"ent 7LO*&8 to te5edera( E"eren)y *anae"ent &en)y 75E*&8 #o tat 5E*& )ou(d "a+e a deter"ination a# to

!eter or not te 6arn i# (o)ated !itin te 5E*& 100-year .(ood'(ain% On June 13, 2013, 5E*&

deter"ined tat 6a#ed on te .(ood data 're#ent(y aai(a6(e to te" tat te 6arn !a# in te

.(ood'(ain% Tere.ore, 6a#ed on 5E*&># deter"ination, a S'e)ia( E)e'tion i# required to a((o! te6arn to re"ain in te .(ood'(ain%

Location / oning !ap


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Location" oning and Current Land #se:

Te 'ro:e)t area )on#i#t# o. .ie indiidua( 'ar)e(#, tota(in a''roi"ate(y 14@ a)re#, (o)ated at;40;, ;41;, and ;3;9 Su"erdu)+ Road 7Route @918% Te entire 'ro'erty i# zoned Rura( &ri)u(ture

7R&8% Te 'ro'erty, +no!n a# Re"inton Tur. Cn)%, i# a)tie a# a #od .ar" !i) #ere# 6ot

re#identia( and )o""er)ia( )(ient#% Tere are tree re#iden)e#, #eera( 6arn#, "u(ti'(e #ed#, and aneque#trian arena (o)ated trouout te 'ro'ertie#% Cn addition to 6ein an a)tie #od .ar", te #ite

a# 6een o#tin eque#trian trainin and rou'-!ide eent# .or te 'a#t tree year#.

$erial !ap

& 'ortion o. te 'ro'erty, a''roi"ate(y ;3%@@ a)re# a(on te Ra''aanno)+ Rier, a(#o (ie# !itin

te 5(ood'(ain Ai#tri)t 75P8% Ti# oer(ay di#tri)t in)(ude# a(( area# #u6:e)t to inundation 6y te

!ater# o. te one undred year .(ood, in)(udin a(( area# !itin te 5E*& .(ood!ay di#tri)t and te5E*& #'e)ia( .(ood'(ain di#tri)t% Ct !a# )reated .or te 'ur'o#e o. 'rote)tin te 'u6(i) ea(t,#a.ety and enera( !e(.are !it re#'e)t to ti# "o#t #en#itie area !i) i# #u6:e)t to .(oodin and i#

eniron"enta((y i"'ortant a# a re#our)e% Ct i# a(#o ita( to "aintenan)e o. #ur.a)e and round!ater

qua(ity and quantity% Reu(ation# !itin te di#tri)t are intended to 'rote)t te area a# a re#our)e andto en#ure tat u#e# !i(( not #ini.i)ant(y in)rea#e .(oodin 'otentia( or unne)e##ari(y e'o#e 'er#on#

to te azard# o. .(oodin% Te u#e# reque#ted 6y ti# a''(i)ation are 'er"itted in te 5(ood'(ain

Ai#tri)t, !it a''roa( o. a ateory 23 S'e)ia( E)e'tion 6y te Board o. Su'eri#or#%


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Te #u6:e)t 'ro'ertie# are a 'art o. te )ore area o. te Ra''aanno)+ Station CC Batt(e.ie(d and te

Ra''aanno)+ Rier 1D@2 ortern irinia a"'ain Rura( Fi#tori) Ai#tri)t% Te 're#en)e o.

'rei#tori) ar)aeo(oi)a( #ite# on te 'ro'erty i# i(y 'ro6a6(e due to te 'ro'erty># 'roi"ity tote Ra''aanno)+ Rier and it# tri6utarie#% &dditiona((y, te Aai# 5a"i(y e"etery )an 6e .ound

!itin te 'ro:e)t area, (o)ated a''roi"ate(y 390 .eet .ro" te rier 6an+ on PC @DD;-31-02@%

P(ea#e #ee te atta)ed "a' and "e"orandu" .ro" te ounty># Pre#eration P(anner .or additiona(in.or"ation and re)o""endation#%

Surrounding oning and Current Land #se:

*o#t o. te ad:a)ent 'ro'ertie# on te #out!e#tern #ide o. Su"erdu)+ Road are zoned Rura(

&ri)u(ture 7R&8G te e)e'tion i# one 1%;9-a)re 'ar)e( zoned o""er)ia( ei6orood 7-18%

Te 'ro'ertie# on te nort!e#tern #ide o. Su"erdu)+ Road, dire)t(y a)ro## .ro" te 'ro:e)t area,are zoned Re#identia(< 1 unit 'er a)re 7R-18% one "oe# )(o#er to Re"inton, te 'ro'ertie#on

te nort!e#tern #ide o. Su"erdu)+ Road, are zoned Re#identia(< 2 unit# 'er a)re 7R-28G !i(e te

'ro'ertie#, "oin a!ay .ro" Re"inton are zoned R&% Cn a(( )a#e# te 'ro'ertie# are 6ein u#ed

.or a "i o. re#identia( and ari)u(tura( u#e#% Pro'ertie# a)ro## te Ra''aanno)+ Rier, inu('e'er ounty, are 6ein u#ed .or a ariety o. re#identia( and ari)u(tura( u#e#%

Land #se !ap


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Compre%ensive &lan/Land #se:

Te #u6:e)t 'ro'erty (ie# a''roi"ate(y 0%10 o. a "i(e out#ide, #outea#t, o. te Re"inton Seri)eAi#tri)t in an area de#inated .or Rura( Land H#e, !ere rura( and ari)u(tura( u#e# are #out% Te

o"'reen#ie P(an in)(ude# "any oa(# ai"ed at enan)in and 're#erin ari)u(tura( area# and

te rura( )ara)ter o. te ounty% Pre#eration o. o'en #'a)e and #)eni) 6eauty are a(#o oa(# o. teo"'reen#ie P(an% Te )(o#e#t 'ro'ertie# !itin te Re"inton Seri)e Ai#tri)t ae a Land H#e

de#ination o. Lo! Aen#ity Re#identia( and O'en S'a)e/Par+/5(ood'(ain%

Special '(ception $nalysis:

Te #tandard# 6e(o! a''(y to ti# S'e)ia( E)e'tion% 5o((o!in ea) #tandard i# a #ta.. ea(uation

in italics%

)*++, -eneral Standards for Special &ermits and Special '(ception #ses

1%

Te 'ro'o#ed u#e #a(( 6e #u) tat it !i(( not ader#e(y a..e)t te u#e or dee(o'"ent o.nei6orin 'ro'ertie#% Ct #a(( 6e in a))ordan)e !it te a''(i)a6(e zonin di#tri)t reu(ation#

and te a''(i)a6(e 'roi#ion# o. te ado'ted o"'reen#ie P(an% Te (o)ation, #ize and eito. 6ui(din#, #tru)ture#, !a((# and .en)e#, and te nature and etent o. #)reenin, 6u..erin and

(and#)a'in #a(( 6e #u) tat te u#e !i(( not inder or di#)ourae te a''ro'riate dee(o'"ent

and/or u#e o. ad:a)ent or near6y (and and/or 6ui(din# or i"'air te a(ue tereo.%

Staff does not believe that either the proposed Class C events or floodplain uses will adversely

affect the use or development of the neighboring properties, hinder or discourage the appropriate

development and/or use of adjacent properties, or impair the value. The applications appear tomeet all applicable oning district regulations and the applicable provisions of the adopted

Comprehensive !lan.

2% Te 'ro'o#ed u#e #a(( 6e #u) tat 'ede#trian and ei)u(ar tra..i) enerated !i(( not 6eazardou# or )on.(i)t !it te ei#tin and anti)i'ated tra..i) in te nei6orood and on te

#treet# #erin te #ite%

The "pplicant is re#uesting $% events with a ma&imum of '(( attendees and '( horses. "ccording to

the Statement of )ustification, the past events have had a ma&imum attendance of *((. +sing $.'

people per vehicle as has been done with other event applications- when calculating the trafficimpact of these types of events, a ma&imum of four hundred %((- additional vehicle trips per day,

twentyfour $%- times per year, would be created by the proposed events. irginia 0epartment of

Transportation1s $(2$ 0aily Traffic olume 3stimates show an "nnual "verage 0aily Traffic""0T- of 2,'(( for the segment of Sumerduc4 5oad 5oute 6'2- from which the property would be

accessed. "s one moves closer to 5emington, the ""0T becomes slightly higher. Thus, twentyfour

$%- days a year the "verage 0aily Traffic "0T- is increased by $67 over e&isting conditions.

The "pplicant1s Statement of )ustification included a summary of trips generated by 8elly1s 9ord

3#uestrian Center see attached-. :t appears that the comparison summary assumed four %-

passengers/attendees in every vehicle; not two as mentioned in the introductory statement. :t should


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be noted that Staff believes that the $.' people per vehicle to be a more accurate assumption.


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autority 're#ented in Se)tion 00; 6e(o!, "ay i"'o#e "ore #tri)t #tandard# .or a ien u#e tan

to#e #et .ort in ti# Ordinan)e%

?o signage is proposed with these applications.

;%

Te .uture i"'a)t o. a 'ro'o#ed u#e !i(( 6e )on#idered and addre##ed in e#ta6(i#in a ti"e (i"iton te 'er"it, i. dee"ed a''ro'riate% Ei#tin and re)ent dee(o'"ent, )urrent zonin and te

o"'reen#ie P(an #a(( 6e a"on te .a)tor# u#ed in a##e##in te .uture i"'a)t o. te

'ro'o#ed u#e and !eter re)on#ideration o. te 'er"it a.ter a #tated 'eriod o. ti"e !ou(d 6ene)e##ary and a''ro'riate .or te 'rote)tion o. 'ro'ertie# in te i)inity and to en#ure

i"'(e"entation o. te o"'reen#ie P(an%

To ensure that the proposed events do not cause an unanticipated detrimental impact to theneighboring residential properties, particularly in terms of traffic and noise, staff is proposing a '

year lime limit on the permit with a onetime ' year administrative renewal for S!3@2%>3(2(

Category A Butdoor 5ecreation for Class C 3vents.

?o time limit is being proposed for S!3@2%>3(22 Category $* 9loodplain +ses, as all of the

structures are accessory to the agricultural use of the property and are intended to be permanent.

D% Te 'ro'o#ed u#e #a(( 6e #u) tat air qua(ity, #ur.a)e and round!ater qua(ity and quantity, arenot deraded or de'(eted to an etent tat !ou(d inder or di#)ourae te a''ro'riate

dee(o'"ent and/or u#e o. ad:a)ent or near6y (and and/or 6ui(din# or i"'air te a(ue tereo.%

:t is not anticipated that the proposed Special 3&ceptions and associated uses will degrade or

deplete the air #uality, surface and groundwater #uality and #uantity, in a manner that willdiscourage or hinder appropriate development of adjacent properties. :n terms of groundwater

#uality, it should be noted that the applicant uses privies for the events, and therefore the septic

systems on the property are unaffected. This standard will be further evaluated during the Site !lanreview process, to ensure that the development meets all applicable federal, state, and local

regulations.

% E)e't a# 'roided in ti# &rti)(e, a(( u#e# #a(( )o"'(y !it te (ot #ize, 6u(+ reu(ation#, and'er.or"an)e #tandard# o. te zonin di#tri)t in !i) (o)ated%

"ll applicable standards of the 5" oning district have been met.

C$T'-.R 0 .#TD..R R'CR'$T1.2

)*0+3 Standards for $ll Category 0 #ses

1% o o..-#treet 'ar+in or (oadin #'a)e #a(( 6e (o)ated !itin .i.ty 7908 .eet o. any ad:oinin'ro'erty !i) i# in a Re#identia( Ai#tri)t%

The proposed par4ing area is shown to be greater than '( feet from the area oned 5esidential 2

unit per acre 52-, directly across from the project area along Sumerduc4 5oad.


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)*03, $dditional Standards for Class 4C5 Spectator and 2on*Spectator 6ield 'vents and

$ctivities

1% o (a## .ie(d eent or a)tiity #a(( ae "ore tan 1,000 )u"u(atie attendee# 'er eentand no (a## eent #a(( e)eed tree 738 day# in (ent% (a## eent# tat ae "ore

tan 1,000 attendee# or (a#t "ore tan tree day# #a(( require #'e)ia( 'er"it a''roa( .or ea)eent%

" condition has been recommended which limits the events to a ma&imum of three *- days in length.

"dditionally, staff has proposed a condition which allows up to twentyfour $%- events per year witha ma&imum attendance of '((.

2% Site# e(ii6(e .or (a## eent# and a)tiitie# #a(( )ontain a "ini"u" o. 90 a)re# and ae a"ini"u" o. 300 .eet o. .rontae on a road de#inated 6y te ounty a# a "a:or )o((e)tor 7or

ier8 in te o"'reen#ie P(an un(e## te Board o. Su'eri#or# .ind# tat te ty'e and

a"ount o. tra..i) enerated 6y te .a)i(ity i# #u) tat it !i(( not )au#e an undue i"'a)t on te

nei6or# or ader#e(y a..e)t #a.ety o. road u#ae% ot!it#tandin anytin to te )ontrary)ontained in ti# 'arara', te Board o. Su'eri#or# "ay a''roe a #'e)ia( e)e'tion on a #ite

o. (e## tan 90 a)re# or (e## tan 300 .eet o. .rontae u'on .indin# tat (e## re#tri)tie #tandard#do not neatie(y i"'a)t any oter enera( or #'e)i.i) #tandard )ontained in &rti)(e 9 .or ti# u#e

and !i(( #ere te 'ur'o#e# o. 'ro"otin 'u6(i) ea(t, #a.ety, and !e(.are to an equia(ent

deree%

The total project area is appro&imately 2%6 acres, with appro&imately $,%=' feet of frontage on

Sumerduc4 5oad 5oute 6'2-. This portion of Sumerduc4 5oad is classified as a 5ural Dinor

Collector in the Comprehensive !lan, which is a lower classification than major collector. Staffbelieves that by limiting the number of events permitted and the number of attendees allowed at the

events, that there will not be an undue impact on the neighbors or any adverse effects on the safety

of road usage. The !lanning Commission and ultimately the


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9% Ae(eted%?o evaluation re#uired.

@% Te #'e)ia( e)e'tion o(der #a(( 'roide adequate #e)urity, e"eren)y, tra..i) )ontro(,#anitation and re.re#"ent #eri)e# at eery (a## eent or a)tiity% &t (ea#t tirty 7308 day#'rior to o(din a (a## eent te o(der o. te #'e)ia( e)e'tion .or te 'ro'erty u'on

!i) a (a## eent !i(( 6e e(d #a(( 'roide to te =onin &d"ini#trator !ritten 'roo.,

in)(udin )o'ie# o. any 'er"it# or (i)en#e# i. required, .ro" te .o((o!in aen)ie# tat )ontro(tra..i), #e)urity, e"eren)y #eri)e# and on-#ite #anitary and re.re#"ent .a)i(itie# are adequate

.or te #ize and te ty'e o. te eent or a)tiity to 6e e(d# 6oundary #a(( 6e u#ed in )on:un)tion!it any eent%

1@%Te ra##ed 'ar+in area #a(( 6e "aintained in a eetated #tate to 'reent ero#ion andderadation o. #ur.a)e !ater qua(ity% C. te tur. doe# not !it#tand te tra..i) 're##ure or ruttin

and ero#ion o))ur, te a''(i)ant #a(( in#ta(( tur.-'rote)tin eoteti(e rid# or oter (o! i"'a)t

"etod# .or #ur.a)in te 'ar+in area% &(ternatie(y, i. te a''(i)ant )oo#e# to u#e a rae( or

a#'a(t 'ar+in area, a #tor"!ater "anae"ent '(an tat addre##e# run-o.. .ro" te 'ar+in (ot#a(( 6e required%

1;%Ti# S'e)ia( E)e'tion i# i##ued .or a 'eriod o. .ie 798 year# )o""en)in !it te "ont in!i) te Board o. Su'eri#or# a''roe# it and endin at te end o. tat #a"e "ont .ie 798year# en)e, and en)e.ort #a(( ten 6e #u6:e)t to one .ie 798 year ad"ini#tratie rene!a( 6y

te =onin &d"ini#trator% C., durin te ad"ini#tratie rene!a( 'ro)e##, te =onin

&d"ini#trator .ind# tat 'ra)ti)e# ae )aned )ara)ter and tere are ne! i"'a)t#, te S'e)ia(E)e'tion #a(( 6e required to o 6a)+ to te Board o. Su'eri#or# .or a''roa(%

SPEX14-LE-011 - ateory 23 5(ood'(ain H#e#

1% Ti# S'e)ia( E)e'tion i# ranted .or and run# !it te (and indi)ated in ti# a''(i)ation a# PC@DD;-31-02@-000, @DD;-42-@D30-000, @DD;-23-0002-000, @DD;-22-2@09-000, and @DD;-33-

9944-000%

2% Te S'e)ia( E)e'tion i# ranted on(y .or te 'ur'o#e7#8, #tru)ture7#8 and/or u#e#, !i) in)(ude#a 30> 100> ari)u(ture 6arn, an ari)u(tura( !e((, t!o #"a(( out6ui(din# 7#ed and .ra"e6ui(din8, an eque#trian arena, and a #et o. #tair# !i) 'roide a))e## to te Ra''aanno)+

Rier, a# indi)ated on te S'e)ia( E)e'tion P(at dated oe"6er 22, 2013, rei#ed on January

@, 2014, and re)eied in te P(annin O..i)e on January @, 2014, a# a''roed !it ti#

a''(i)ation, a# qua(i.ied or a# "odi.ied 6y te a##o)iated ondition# and a# required 6y te5auquier ounty =onin Ordinan)e%

3% &(( a''(i)a6(e 6ui(din and zonin 'er"it# #a(( 6e a''(ied .or !itin 0 day# and o6tained!itin one year o. a''roa( o. ti# S'e)ia( E)e'tion or te #tru)ture# #a(( 6e re"oed%

4% &(( o. te 'er"itted #tru)ture# #a(( re"ain a# an a))e##ory to te ari)u(tura( u#e on te'ro'erty% &t no ti"e #a(( te#e #tru)ture# 6e u#ed .or re#identia( or eent 'ur'o#e#%

9% one o. te a''roed #tru)ture# #a(( )au#e an in)rea#e in te (ee( o. .(oodin or e(o)ity o..(ood !ater# o..-#ite%

@% &(( o. te #tru)ture# #a(( 6e "aintained in a "anner in !i) tey !i(( not )reate a 'otentia(azard o. de6ri# #u6:e)t to "oe"ent 6y .(ood !ater# !i) "it )au#e da"ae do!n#trea"%

;% Te ari)u(tura( !e(( #a(( not 6e u#ed a# 'ota6(e !ater or .or u"an )on#u"'tion%


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D% Te )a#in on te ari)u(tura( !e(( near te 6arn #a(( 6e etended #o tat it i# a "ini"u" o. 42in)e# a6oe te ad:a)ent round #ur.a)e%

% o "ateria(# or equi'"ent !i) are 6uoyant, .(a""a6(e or e'(o#ie #a(( 6e #tored in te.(ood'(ain%

ott rodriquez se pc staff report 013014

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