APPLICANT: JOHN D. VOGEL & RANDI VOGEL, HUNT · PDF fileseptember 10, 2014 public hearing ....

9 September 10, 2014 Public

Hearing

APPLICANT:

JOHN D. VOGEL & RANDI VOGEL,

HUNT CLUB FARM

PROPERTY OWNER:

HUNT CLUB A-1-A, LLC.

STAFF PLANNER: Kevin Kemp

REQUESTS: (a) Change of Zoning from Conditional B-2 Community Business District to AG-2 Agricultural District. (b) Modification of Conditional Use Permits approved by the City Council on October 22, 1991, May 23, 2000, November 9, 2004, April 12, 2005, November 14, 2006, October 23, 2007 and July 8, 2008. ADDRESS / DESCRIPTION: 2388 London Bridge Road GPIN: 24059006070000; 24059002180000; 24059141550000; 24058121850000; 24059006070000

ELECTION DISTRICT: PRINCESS ANNE

SITE SIZE: 45.5 acres (12.958 acres encompassed with rezoning request)

AICUZ: 70-75 dB DNL; Greater than 75 dB DNL

BACKGROUND - Change of Zoning

The applicant is requesting a Change of Zoning for an approximately 13-acre portion of the property located at 2388 London Bridge Road from B-2 Community Business District to AG-2 Agricultural District. On April 14, 1992, the City Council approved a rezoning to Conditional B-2 for the area of the pole barn at the front of the site. The purpose of that Change of Zoning was to use the pole barn for the retail sale of feed and seed supplies; retail sales is not a permitted use in the Agricultural zoning districts. Proffer 2 of the rezoning limited the scope of items to be sold to animal consumables, animal care products, feed and seed, and fertilizers, and also limited the hours of operation from 8 a.m. to 6 p.m., Monday through Saturday and from 10 a.m. to 4 p.m. on Sunday. The applicant no longer uses

BACKGROUND / DETAILS OF PROPOSAL

JOHN D. VOGEL & RANDI VOGEL Agenda Item 9

the pole barn as proffered; therefore, the applicant is requesting that the area be rezoned to the former AG-2 Agricultural District. If approved, the rezoning will result in a consistent zoning district throughout the property. If the Change of Zoning is approved, the future use of the pole barn will be governed by the Modification of Conditions request that accompanies the rezoning request.

BACKGROUND - Modification of Conditions

The second request included in this application is to modify the conditions of all the previous Conditional Use Permits that have been approved on the property. This request would consolidate all conditions, as well as expand the number of activities that are permitted on the property. Dating back to 1991, four Conditional Use Permits have been granted, as well as three modifications to the conditions of those Use Permits, to accommodate the applicant’s growing operation. In mid-2013, a review of the past approved Use Permits as well as inspection of the site indicated the activity occurring on the property exceeded what was permitted under the approved Use Permits (listed below). A Notice of Violation was sent to the applicant on August 21, 2013, stating that if the applicant wished to have more than the two events per year, as allowed by the 2008 Use Permit, a new Use Permit would need to be obtained. In September 2013, the applicant submitted this application to the Planning Department for the purpose of accommodating the entire scope of their operation. This item was scheduled on the December 11, 2013 Planning Commission meeting; however, due to concerns regarding compliance with the Building Code, the application was deferred by the Planning Commission at the request of Staff and the applicant. The application was deferred again in January at the request of Staff and the applicant to provide additional time to address the concerns. In the subsequent months, the applicant has been diligently working with the Staff of the Planning Department (Permits and Inspections, Current Planning, Zoning Administration, and the Development Services Center) as well as the Fire Prevention Bureau, Police Department, and the City Attorney’s Office to address the identified concerns. One outcome of these efforts was a determination that based on the number of Use Permits and the conditions associated with each, it would now be prudent to consolidate all of the activities as a single Use Permit. For the purpose of providing a complete background of this current request, the previously approved Use Permits are listed below in chronological order. The current request would, due to the consolidation noted above, supersede all previous Use Permit approvals and the conditions associated with each.

• October 22, 1991 - Use Permit for an outdoor recreational and amusement facility. The

purpose of this Use Permit was to allow hayrides and birthday parties. The approved condition stated that the recreational facility “shall not remain open past 11:00 p.m.”

• May 23, 2000 - Use Permit for an outdoor recreational facility for a corn maze. The application indicated that the portion of the site to be used for the maze was toward the rear of the property. The approved condition limited the hours of operation to 10 a.m. to 8 p.m.

• November 9, 2004 - Use Permit for a commercial recreation facility. This Use Permit allowed a holiday display during November and December for the visitors to the Farm Market located at the front of the site. The Use Permit specified that the display would be located in the pole barn at the front of the property (portion of the property that was rezoned to conditional B-2 in 1991). The approved conditions state that all necessary permits and approvals “shall be obtained from the Permits and Inspections Division of the Planning Department and the Fire Department” and that a “Certificate of Occupancy for the use shall be obtained.” Staff was unable to find any record that a Certificate of Occupancy was obtained by the applicant. The


conditions also specified the hours of operation as 9 a.m. to 9 p.m. from Thanksgiving to New Year’s Day.

• April 12, 2005 - Subdivision Variance was granted for the purpose of creating a separate parcel for the area of the property used as a commercial kennel (the kennel is covered under a separate Use Permit).

• November 14, 2006 - the conditions of the Use Permit that was approved on November 9, 2004 were modified. The purpose of this request was to relocate the holiday display to a pole barn located towards the rear of the property. All other conditions associated with the 2004 Use Permit remained in effect. This approval was for ONE YEAR ONLY, due to concerns from residents of neighboring properties regarding noise, traffic, parking, and related issues.

• October 23, 2007 - Modification of Conditions was granted for the purpose of removing the one year time limit conditioned with the 2006 Use Permit.

• July 8, 2008 - Use Permit for an outdoor recreation facility. Included with this Use Permit were the Halloween and Winter Wonderland events. The conditions state that the Halloween event “shall be in operation from October 1st through October 31st” and that “the hours of operation shall be from 7 p.m. to 11 p.m.” The conditions further stated that the “Winter Wonderland event shall be in operation from Thanksgiving through December 31st” and that the “hours of operation shall be 9 a.m. to 9 p.m.” The approved conditions also addressed traffic and parking concerns by requiring a traffic control plan, and requiring a certified Police Officer and traffic monitor to assist with traffic control.

DETAILS OF PROPOSAL As previously noted, while the previous approvals were for specified events, this request covers the entire scope of activity on the site. This will accommodate the growth in operation that has seen Hunt Club Farm develop into one of the largest entertainment venues in the city, unique for its farm-based theme. It is the intent of this request to not only include the entire scope of operation, but to also create a process by which all necessary City agencies will be actively involved in ensuring the safety of all visitors and employees of the facility. As a result of the meetings with the applicant and their representatives, the activities included in the operation of Hunt Club Farm are now more thoroughly understood than with the previous Use Permit. Those activities are described below.

ACTIVITIES AND EVENTS INCLUDED IN REQUEST The current activities and events approved for the Hunt Club Farm venue include a haunted hayride, birthday parties, a corn maze, a Winter Wonderland Event / holiday display, and the Halloween Event. The applicant requests the continuation of these, as well as the addition of several more activities and events, as follows:

• Halloween Festival - The Halloween event has been the largest event at Hunt Club Farm for

several years, and will continue to operate as it has. The applicant states that the event is limited to 25 nights per year, between the previously approved dates of October 1st to October 31st. Hours of operation are 7 p.m. to 11:30 p.m.; however, ticket sales are stopped at 10 p.m. Activities at the event include the following: a haunted hayride, haunted cornfield (“Field of Screams), wooded walkthrough area (“Village of the Dead”), music provided by a DJ, carnival rides, food and entertainment vendors, and the retail sale of pumpkins and novelty items. The “Village of the Dead” and Haunted Hayride will consist of a series of stage sets, and will incorporate a number of trained actors hired by the applicant.

• Fall Harvest Fair - The Fall Harvest Fair operates concurrently with the Halloween Festival.

The fair will operate from the last week in September through the first week of November. The hours of operation are 9 a.m. to 6 p.m. Activities for the fair include: the petting farm, pony rides, farm tour hayrides, daily animal demonstrations (goat milking, chicken class, etc…), a pumpkin patch, giant hay pile, straw maze, music provided by a DJ, farm games, carnival rides, inflatable and other amusements, and food and event vendors.


Also included in the fall harvest is the Annual Children’s Fall Harvest Party. This event is held on the next to last Sunday in October from 11 a.m. to 4 p.m. Additional activities included with this event are pumpkin decorating, cupcake decorating, a costumed animal parade and kid’s costume contest.

• Winter Wonderland / Holiday Display - The Winter Wonderland event was approved in 2008,

and will continue to operate the same. The event will be held between Thanksgiving and December 31st. The hours of operation are 9 a.m. to 9 p.m. The Holiday Display occurs in a barn at the rear of the property, labeled “Christmas Barn” on the submitted site plan. Activities at the event include the following: light displays in the petting farm and front field, live animal nativity scene, the Christmas Barn, recreational fires for marshmallows and hotdog roasting, and pony rides. The Christmas Barn features a series of lit and animated displays. Also included in this event is the Annual Brunch with Santa. This event is held the second Saturday in December from 10 a.m. to 2 p.m. Additional activities include photos with Santa, a catered buffet-style brunch, and Christmas craft stations.

• Easter Egg Hunt - The Easter Egg Hunt is an annual two-day event on the Saturday and

Sunday of Easter weekend. The hours of operation are 9 a.m. to 6 p.m. Activities at this event include a traditional Easter egg hunt, petting farm, pony rides, hayrides, ‘animal encounters’ with chicks, rabbits, ducks and lambs, music provided by a DJ, farm and carnival type rides, inflatable amusements, and food and event vendors.

• Petting Farm - The petting farm is part of a majority of the events that are held on the site. A

license to exhibit animals is maintained through the USDA. The hours of operation are 8 a.m. to sunset. The petting farm features animal exhibits, demonstrations, petting, feeding, and viewing of farm animals, as well as horse and pony rides. The applicant is also requesting approval to sell petting farm and activity admission, animal feed, and other agriculturally related products in a small building located adjacent to the petting farm.

• Horseback riding lessons - The applicant is requesting approval to provide horseback riding

lessons on the site. The animals will be kept within corrals with existing fences and in structures that are located more than 100 feet from the property lines, as required by the Zoning Ordinance.

• Farm Market - The farm market is located in a small building near the entrance to the site,

adjacent to London Bridge Road. Hours of operation for the market are 7 a.m. to 8 p.m. The applicant is requesting to extend the hours of operation so that the market can remain open until 11 p.m. during the Halloween Festival and 9 p.m. during the Winter Wonderland event. The market offers retail sale of plants, cut flowers, produce, honey, jams, jellies, preserves, dairy products, eggs, straw, handmade items (wreaths, soaps and candles), birdhouses, agricultural, garden and animal related novelties, ice cream, ice, beverages (bottled water, soda and juices), prepackaged snacks and candy, as well as local books and items displaying the “Hunt Club Farm” name. Additionally, Christmas trees and pumpkins will be sold at the appropriate times of year.

• Birthday parties - Birthday parties are farm and animal oriented with activity options including

the petting farm, animal feeding, pony rides, hayrides, a farm tour, and special animal encounters. In addition to the outdoor and petting farm areas, the birthday parties will also use the “greenhouse” and “front barn” as shown on the submitted site plan. According to the applicant, the parties are currently organized such that there are two parties scheduled in one time block, each ranging in size from 20 to 40 people. There are numerous time blocks throughout the day. During peak summer months, a typical weekend day will consist of eight to ten parties.


• Summer Farm Camp - Summer Farm Camp is a day program offered from June through

August. The weekly sessions are from 9 a.m. to 5 p.m. The camp is a 10 to 12 week program that introduces children, ages 4 to 12, to a variety of agricultural activities including, but not limited to, horseback riding, gardening, fishing, and animal husbandry. The small structure labeled “Camp Clubhouse” on the submitted site plan is used as an educational area for the campers.

• Farm tours and field trips - The applicant requests permission for a variety of seasonal field

trips and tours for schools, daycare centers, senior centers, and other similar groups. The applicant states that no more than 250 people will be scheduled to arrive within a 30-minute period to alleviate any potential for traffic congestion.

• Company, military, and family group picnics - The applicant requests permission to host

company, military group, and family gatherings from March through December. The hours will be limited to Sunday through Thursday, from 10 a.m. to 11 p.m. The picnics will take place in the garden area, greenhouse shelter, petting farm, front field, and front barn. These picnics occasionally bring in catered food, temporary tents, inflatable amusements, and music provided by a DJ. All necessary permits for the temporary structures will be obtained.

• Charity fundraisers and special events - In addition to the specific events listed above, the

applicant requests permission to host 24, outdoor-only, fundraiser and special events per year. These events will be limited to Sunday through Thursday, 10 a.m. until 9 p.m., and Friday and Saturday, 10 a.m. to 11 p.m. These events may include temporary tents, inflatable amusement activities, music provided by a DJ or live band, food and entertainment vendors, and a catering service. These events will require the applicants or event organizers to notify all necessary City agencies, as required by Condition 16 proposed as part of this Use Permit.

FACILITIES The safety of visitors and employees of Hunt Club Farm is the primary concern of the City agencies involved in the evaluation of this Use Permit. As noted earlier in this report, the applicant has been working with City departments and offices, including Current Planning, Zoning, Permits and Inspections, and the Fire Prevention Bureau, to ensure that all the facilities meet the required building and life-safety codes. Following several meetings, site visits and the submittal of more detailed site and building plans, a better understanding has been gained as to the facilities that are used in Hunt Club Farm’s operation. These facilities are described below. • Bathroom Facility - One of the issues that caused the first deferral of the request was the lack

of a permanent public restroom facility on the site. Extensive site work has since been completed, and a new bathroom facility constructed. This restroom facility is located towards the front of the site, within 500 feet of the front barn, farm market, and petting farm. The City

Building Official notes that the facilities provided by these bathrooms will be a determining factor in establishing the occupancy calculations for the buildings on site, as regulated by the Building Code.


• Front Barn - In 1992 the portion of the site where this barn is located was rezoned to B-2 to

allow for the sale of animal consumables, animal care products, feed and seed, and fertilizer. The barn is no longer used in this capacity, but instead is a place that accommodates events. The submitted floor plan depicts a large open area with a small stage, several smaller seating areas around the perimeter, an office, and snack bar. The City Building Official has

determined the classification of this structure as mixed-use with an occupancy load of 300 people (guests and staff included). No cooking can be done in the barn. The snack bar can be used for warming and serving only. The applicant states the existing fabric and ground floor will be replaced with a wood floor in January of 2015. This building is not required to be sprinkled for fire suppression; however, there is a trained personnel acting as a life-safety manager (fire attendant) at each event.


• Farm Market - The farm market is a small building used for the retail sales of assorted food

items, plants, novelty items, and numerous other locally made merchandise. The market will also accommodate pumpkin and Christmas trees sales. When open, the market will be occupied by one employee operating the sales register.

• Petting Farm - The petting farm is an open area with a series of enclosures housing various animals for people to view and interact with. There is a 12’ x 20’ shed structure at the entrance where tickets will be sold, as well as various snack foods, drinks and animal feed for use at the petting farm. The structure accommodates one employee to manage the register.

- Goat play area at petting farm - Shed structure for ticket and snack sales


Site layout of petting farm

• Camp clubhouse - The camp clubhouse is a small barn-like structure that is used as an indoor activity area during the Summer Fun Camp. The applicant states that an additional set of doors are being added to the building to comply with the Building Code.


• Greenhouse - The greenhouse is a 40’ x 90’, open air structure that more closely resembles

a picnic shelter. It provides a covered outside area to accommodate events and activities. The structure has a metal frame, fabric roof cover and has a small storage shed at its rear.

• Village of the Dead - The “Village of the Dead” is an outdoor area where visitors take a self-guided tour along a path that includes 15 theatrical stage sets. These stage sets vary greatly in size and intricacy. The stage sets include, but are not limited to: an entrance through a wooden arch, several shed/shack structures, the “Black maze” (plywood structure with black fabric creating a tunnel), a “town center stage” and a three-story wood tower. These structures, with the exception of the “black maze”, tower and tunnel, are only occupied by trained actors that are employed by the applicant during the Halloween Event. There is a shed and area designated for the actors to prepare and congregate, located at the side of the village. In addition to the entrance and main exit, there is an additional emergency exit at the rear of the village. The applicant is currently working with City staff to bring all the electrical work and safety measures up to code.


- “Black maze”- Stage set #3 - Shed - Stage set #6 - Tower- Stage set #10

• Haunted Hayride - The Haunted Hayride is a wagon ride through a series of stage sets that form a theatrical production of a haunted village. The stage sets will only be occupied by trained actors hired by the applicant. The largest structure is the “tunnel” that is a wood framed building that the wagon rides through. The applicant is currently in the process of completely renovating all the stage sets and bringing all electrical wiring to code.

- Haunted Hayride stage set - Haunted Hayride tunnel

• Field of Screams - Field of Screams is a maze cut through a cornfield that incorporates props, sets, and actors. This area is only used during the Halloween Event. The applicant is currently working to bring all electrical work to code.

• Christmas Barn - The Christmas barn is a large structure, built in 2006, that contains a series

of lit and animated Christmas displays. Visitors follow a pathway through the barn, and exit through a room where Santa Clause sits. The applicant still needs to work with the City Building Official to determine the classification of the building and if any additional work needs to be done.


TRAFFIC MANAGEMENT Hunt Club Farm is located in an area of the City that is primarily occupied by suburban residential and commercial development. Given the size and nature of the events held on site, it is necessary to implement a traffic management plan that will minimize congestion along London Bridge Road and efficiently get visitors on and off the site. The main entrance from London Bridge Road is located near the front barn. There is a secondary access point from London Bridge Road further to the east that is primarily used for visitors to the kennel. The site contains an expansive easement that provides access to all the parcels on the site that do not have street frontage. Located directly adjacent to the main entrance is a small gravel lot. The applicant will provide two paved handicap spaces to comply with Americans with Disabilities Act (ADA) requirements.

The applicant has adopted several strategies to handle the large volume of visitors, especially during the Halloween Event. During larger events, the empty grass field on the adjacent property to the west of the entrance will provide overflow parking. The applicant has a legal agreement with the property owner of that parcel. During these large events, the applicant will have 3 to 5 off-duty police officers and 12 to 24 parking attendants assisting with traffic. They will direct traffic to and from London Bridge Road, as well as to the appropriate parking areas on site. Additionally, a second (temporary) exit onto London Bridge Road will be opened on the west side of the

overflow parking area. This will be a right-out only onto London Bridge Road, heading west. The “Stop” and “Do Not Enter” signs located at this access point are to remain to avoid confusion from London Bridge Road. It should also be noted that during large events, such as the Halloween Event, an EMS vehicle remains on site during the peak hours.

- Temporary exit onto London Bridge Rd.

EXISTING LAND USE: Petting farm and agriculturally related recreational event venue. SURROUNDING LAND USE AND ZONING:

North: • Equestrian facility / AG-1 Agricultural District South: • London Bridge Road

• Single-family homes / R-20 and R-10 Residential District East: • Single-family homes / PD-H2 (R-5D) Planned Development

District West: • Wooded area and single-family homes / AG-1/AG-2

Agricultural District NATURAL RESOURCE AND A majority of the site is an undeveloped grass and wooded area.

LAND USE AND COMPREHENSIVE PLAN


CULTURAL FEATURES: There are several structures on the site including a residential dwelling unit, commercial kennel facility, barns, greenhouse, and other miscellaneous accessory structures. There is a small gravel parking area located near the entrance from London Bridge Road. There do not appear to be any significant natural resources associated with the site. Hunt Club Farm is a unique attribute to the City, as it provides an agriculturally based entertainment venue in an area that has largely been transformed by suburban development. Hunt Club Farm was started over 40 years ago and has grown greatly in size of operation and popularity.

COMPREHENSIVE PLAN: The Comprehensive Plan identifies this site as being located within the Suburban Area. The general planning principles for the Suburban Area focus on preserving and protecting the overall character, economic value, aesthetic quality of the stable neighborhoods, and reinforcing the suburban characteristics of commercial centers and other non-residential areas that comprise part of the Suburban Area. Achieving these goals requires that all land use activities either maintain or enhance the existing neighborhood through compatibility with surroundings, quality, and attractiveness of site, buildings, improved mobility, environmental responsibility, livability, and effective buffering with respect to type, size, intensity, and relationship to surrounding uses, (pp. 3-1, 3-2).

MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): London Bridge Road is a four-lane minor suburban arterial. There are currently no CIP projects for this section of London Bridge Road. The MTP indicates a future right-of-way width of 100 feet containing a divided highway with bike path. TRAFFIC:

Street Name Present Volume Present Capacity Generated Traffic

London Bridge Road

27,592 ADT 1 28,200 ADT 1 (Level of Service “C”)

30,600 ADT 1 (Level of Service “D”)

No change expected from existing use. Exact

ADT cannot be determined, as the

sizes of events vary. 1 Average Daily Trips

WATER: This site currently connects to City water via an existing 5/8” meter (City ID #95058864) and an existing 1” meter (City ID #95049592). There is an existing 10” City water line within London Bridge Road and an existing 8” City water line within Weybridge Drive. SEWER: This site lies within two pump station service areas, #643 and #606. This site currently uses a private force main and connects to City sewer within pump station service area #606. There is an existing 8” City gravity sanitary sewer main within Weybridge Drive.

IMPACT ON CITY SERVICES


Change of Zoning Staff recommends approval of this request to change the zoning of a portion of the site from Conditional B-2 Community Business to AG-2 Agriculture. The Conditional B-2 zoning, which was approved by City Council in 1992, is no longer necessary, as the applicant does not use that area of the site for the proffered use. Changing the zoning to AG-2 is consistent with adjacent properties and will provide a consistent zoning throughout the site. The activities within this area will be regulated by the Modification of Conditions request. Modification of Conditions Hunt Club Farm provides a unique venue. It is one of the few remaining farms in the Suburban Area, as designated by the Comprehensive Plan. If not for the fact that the property is within the highest AICUZ districts, it would have likely been developed for residential use, consistent with the recommendations of the Comprehensive Plan for the Suburban Area. Over the past 25 years, the operation at Hunt Club Farm has been very successful and has grown to where it now welcomes more than 100,000 visitors annually. To accommodate this growth, the applicant has obtained a number of Use Permits and subsequent modifications, dating back to 1991. This current request will supersede the conditions of all previously approved Use Permits, and consolidate them all into one. Furthermore, it encompasses all the activities held on the site in greater detail than was understood with the previous approvals. The existing use of Hunt Club Farms as an outdoor recreational farm-oriented entertainment venue is consistent with the Comprehensive Plan’s land use policies for the Suburban Area and SEGA 3 - Oceana South. Additionally, the proposed uses are compatible with the AICUZ Overlay Ordinance provisions for sites located in the 70 to 75 dB and Greater than 75 dB AICUZ districts. No expansion of the facilities is proposed with this application, only modifications that are needed to comply with the Building Code. The applicant has incorporated a detailed traffic management plan the includes using 3 to 5 off-duty police officers, 12 to 24 parking attendants and having an EMS vehicle on site. The applicant is also composing an operations plan to submit to the City Fire Prevention Bureau and Planning Department that details all of their operations and facilities. As the popularity of Hunt Club Farm has grown and the number and size of events has increased, Staff recognizes that the character and safety of the area can be impacted. Accordingly, three aspects of Hunt Club Farm’s operations were evaluated and addressed in great detail; fire/life safety, compliance with the Building Code, and traffic management. The details of this evaluation are listed below and conditions #17, 23 and 25 are recommended to ensure compliance.

FIRE/LIFE SAFETY

(Condition #25)

EVALUATION AND RECOMMENDATION


Given the number of events and magnitude of the expected attendance at Hunt Club Farm, it is necessary to give careful consideration to the life safety procedures that will be put in place to ensure the safety of all visitors and employees. Generated from a series of meetings with the applicant, Fire Prevention Bureau and the Planning Department, the following life safety conditions are to be considered for the effective preparation, operation and continued inspection of the facilities at Hunt Club Farm. Staff feels the implementation of the following life safety procedures is acceptable.

• Emergency Operation Plan- Hunt Club Farm shall have an emergency plan developed for

the entire venue with specific subsections for each event that occurs on site, in accordance with Chapter 4 of the Virginia Statewide Fire Prevention Code.

A site plan shall be included with the plan for each event. The emergency plan shall be updated annually, or as changes

are made to events. • Site Inspections-

The entire venue site shall be inspected by the Fire Prevention Bureau annually. This inspection shall be performed completely independent of all other inspections.

The Fire Prevention Bureau shall reserve the right to inspect all events on site that are approved through this Use Permit, including the 24 additional charity fundraisers/special events. These inspections are considered life safety inspections and will not be considered an annual fire inspection for the entire venue site.

Specific events that shall be inspected include, but are not limited to:

Any event with flaming effects, pyrotechnics, or fireworks. If these events are not covered under a Special Events Permit, a permit shall be obtained from the Fire Prevention Bureau.

Any event that will generate large crowds and that can impact the surrounding community.

Any event covered under a Special Events Permit. • Fire Attendant-

The fire attendant is a designated person who is responsible for monitoring and extinguishing recreational and/or bonfires that are part of publically attended events or festivals on the property. The following is a description of the requirements/job functions associated with the position.

Fire attendants shall be a minimum of 18 years of age Fire attendants shall read and understand all

requirements set forth in the Virginia Statewide Fire Prevention Code pertaining to open burning and related activities specifically pertaining to solid fuel lines.

Fire attendants shall be required to maintain fires from ignition until they are fully extinguished.

Fire attendants shall be readily identifiable at all times. This designee is not to handle any other job functions

while handling the duties of a fire attendant. JOHN D. VOGEL & RANDI VOGEL Agenda Item 9

• Life Safety Manager- The Life Safety Manager is a designated person who is

responsible for monitoring general life safety for the general public and employees. The following is a description of the requirements/job functions associated with the position.

Life Safety Managers shall be responsible for assisting the public and employees with emergency evacuations.

Life Safety Managers shall be responsible for a pre-event safety walkthrough.

Life Safety Managers shall be responsible for making notification and correction of any life safety violations found.

Life Safety Managers shall be responsible for making notification to command regarding any emergencies that occur (medical or otherwise)

Personnel shall be identifiable to the public and employees.

Life Safety Managers shall be able to communicate at all times with the command center.

Life Safety Managers shall be knowledgeable and competent with the written emergency plan and procedures for the venue.

Life Safety Managers shall be knowledgeable and competent in the use of all theatrical props (open flames, hydraulics, pyrotechnics)

BUILDING CODE (Condition #23)

To ensure the safety of visitors to Hunt Club Farm, all structures and facilities associated with the operation need to be in compliance with the Building Code. As part of this evaluation process, the City Building Official reviewed the site and issued the following comments and requirements.

• Bathroom facility- A public bathroom facility has been constructed. In cases of special events, portable facilities will be allowed. As other buildings obtain certificates of occupancy with

established occupant loads, additional permanent restrooms may be required. This will be determined by the City Building Official.

• Front Barn- The main open space will be designated as Use Group A-3,


Assembly/banquet hall, in accordance with the Virginia Uniform Statewide Building Code (USBC). Per USBC Section 903.2.1.3, a sprinkler system is not required if total occupant load is less than 300. The applicant shall provide documentation as to keeping occupancy under 300, or installing the required sprinkler system. Emergency lights and exit signs must be installed where required.

Office areas will be considered incidental to the main use of the building.

No food is to be cooked in the snack bar area. In accordance with associated approvals, food may be cooked outside the building (i.e. BBQ).

A certificate of occupancy is required to ensure compliance with conditions stated above.

• Farm market- A floor plan indicating the current and proposed uses will be

required as will a revised certificate of occupancy. • Camp Clubhouse-

Permit filed, tax records and information submitted by the applicant indicate the use of this building has changed from a barn and/or residence, to an area open to the public.

Complete building/floor plans need to be submitted for review and permit to ensure compliance with assembly areas, as well as residential.

A certificate of occupancy must be obtained. • Greenhouse-

This structure is to remain open, with roof only (no side enclosures). The intended use is similar in nature to a picnic shelter. Any change in use will require compliance with all assembly code provisions.

• Village of the Dead- These structures are classified as “Special Amusement

Buildings”, under Section 411 of the USBC. The Village of the dead is surrounded with a perimeter fence,

self-directed and only has three structures occupied by the public. Due to the size of these structures, sprinklers will not be required, but a detection system will. All other structures are occupied by trained actors/employees.

Applicant will need to provide documentation that exit and emergency lighting is installed and operational.

A building permit/certificate of occupancy is required to ensure compliance with the amusement building code provisions. Compliance includes the following:

Compliance with the prescribed operational process will be included as part of the certificate of occupancy. This will include occupant loads.

Annual inspections are required for all the amusement buildings and devices, as per the USBC. (this now includes inflatables)

All new and/or replacement decorations and fixtures are required to have a Class “A” fire-resistant rating.

• Haunted Hayride and Field of Screams- The structures associated with these activities are considered


Special Amusement Buildings, without roof. The structures will need to be inspected annually.

• Christmas Barn- This building is classified as a Special Amusement Building

under Section 411 of the USBC. The building will only be open to the public from Thanksgiving

through December 31st. Special Amusement Buildings over 4,800 square feet are to

be protected with a sprinkler system. Alternate compliance options, such as a fire alarm

system, may be considered once the building/floor plans have been submitted for review.

An operational plan, similar to the Village of the Dead, is to be submitted and included as part of the certificate of occupancy.

Building permits/certificate of occupancy must be obtained. • Accessibility-

All buildings will be required to provide appropriate accessibility as specified in the USBC.

TRAFFIC MANAGEMENT

(Condition #17) The applicant has developed the following traffic management plan to minimize the impact of vehicular traffic generated by Hunt Club Farm on the surrounding communities. These measures will be used during events that generate high volumes of traffic, such as the Halloween Event, and that require the applicant to use the “Overflow” parking area as identified on the submitted site plan. This traffic management plan, by incorporating a large overflow parking area, a temporary second exit and the use of off-duty police officers and traffic monitors is acceptable, and it appears to staff that it is currently being used effectively.

• ADA compliant handicap accessible parking spaces will be provided in the gravel lot adjacent to the Front Barn.

• In the event that the gravel lot is full, additional parking will be accommodated in the grass field to the west of the entrance.

• During events that generate large volumes of traffic, a second exit will be opened further west down London Bridge Road. This will be a right-out only access point. A “Stop” and “Do Not Enter” sign will remain posted at this temporary entrance.

• During events that generate large volumes of traffic, off-duty police officers will be used to direct traffic to and from the site. Additionally, trained traffic monitors will be used to direct visitors where to park.

• In the event that emergency response vehicles require access to the site, the off-duty police officers, parking attendants and employees will


communicate via radio to efficiently clear traffic for easy access.

Based on the evaluation detailed above, particularly in regards to the applicant’s adherence to the Building Code requirements, Life Safety Plan, and Traffic Management Plan, Staff recommends approval of this request with the conditions listed below.

1. All conditions attached to the Conditional Use Permits granted by City Council on October 22, 1991, May 23, 2000, November 9, 2004, July 8, 2008, and subsequent Modification of Conditions granted on November 14, 2006 and October 23, 2007, are hereby deleted and superseded by the following conditions.

2. The activities held on the site shall operate in the locations and facilities as depicted on the

submitted site plan entitled “EXHIBIT, HALLOWEEN EVENT ACCESS PLAN,” (the “Site Plan”) dated July 10, 2014 and prepared by Gallup Surveyors and Engineers, Ltd.

3. The Petting Farm hours of operation shall be 8:00 a.m. to sunset. The sale of petting farm admission, animal feed, and other agriculturally related products shall be permitted in the adjacent shed building, identified as “Barn” on the submitted site plan.

4. The Farm Market hours of operation shall be 7:00 a.m. to 8:00 p.m., with the following exceptions. During the Halloween Event, the Farm Market hours of operation shall be 7:00 a.m. to 11:00 p.m.. During the Winter Wonderland Event, the Farm Market hours of operation shall be 7:00 a.m. to 9:00 p.m. Items sold at the Farm Market shall be those included in the “Background / Details of Proposal” section of this report.

5. The Halloween Event shall be in operation from the last week in September through the first week in November. The event shall be limited to a maximum of 25 nights. The hours of operation shall be 6:30 p.m. to 11:30 p.m., and ticket sales shall stop at 10:00 p.m. The activities included with this Event shall be as described above in the “Background / Details of Proposal” section of this report.

6. The Fire Prevention Bureau shall inspect the site and all areas and structures associated with the Halloween Event each year, prior to the Event beginning on October 1st.

7. The Fall Harvest Fair shall be in operation from the last week in September through the first week of November. The hours of operation shall be 9:00 a.m. to 6:00 p.m. The activities included with this Event shall be as described above in the “Background / Details of Proposal” section of this report.

CONDITIONS


8. The Annual Children’s Fall Harvest Party shall be held each year on the next to last Sunday in

October. The hours of operation shall be 11:00 a.m. to 4:00 p.m. The activities included with this Event shall be as described above in the “Background / Details of Proposal” section of this report.

9. The Winter Wonderland/ Holiday Display shall be in operation between Thanksgiving and December 31st. The hours of operation shall be 9:00 a.m. to 9:00 p.m. The activities included with this Event shall be as described above in the “Background / Details of Proposal” section of this report. The holiday display shall be located in the barn identified as “Christmas Barn” on the submitted site plan. The applicant shall contact the Planning Department, Permits & Inspections Division and the Fire Marshal Bureau to ensure the barn complies with all applicable life safety and building code requirements.

10. The Easter Egg Hunt shall be held each year on the Saturday and Sunday of Easter weekend. The hours of operation shall be 9:00 a.m. to 6:00 p.m. The activities included with this Event shall be as described above in the “Background / Details of Proposal” section of this report.

11. The Summer Fun Camp shall be in operation from June through August. The hours of operation shall be 9:00 a.m. to 5:00 p.m. The activities included with this Event shall be as described above in the “Background / Details of Proposal” section of this report.

12. The Farm Tours and Field trips shall be operated as described in the “Background / Details of Proposal” section of this report. No more than 250 people shall be scheduled to arrive within a 30 minute period.

13. The activities and operation included with the birthday parties held on site shall be as described in the “Background / Details of Proposal” section of this report.

14. Company, family and military picnics shall be held between March and December. The picnics shall be limited to Sunday through Thursday, from 10:00 a.m. to 11:00 p.m. and Friday and Saturday, from 10:00 a.m. to 11:00 p.m. The activities included with the picnics shall be as described above in the “Background / Details of Proposal” section of this report.

15. Charity fundraisers and Special Events shall be limited to no more than 24 events, other than those specified with this Use Permit, per year. These events shall be limited to Sunday through Thursday, 10:00 a.m. to 9:00 p.m., and Friday and Saturday, 10:00 a.m. to 11:00 p.m. The activities included with these events shall be as described above in the “Background / Details of Proposal” section of this report.

16. For each of the charity fundraisers and special events as conditioned in condition 15 above, the applicant shall contact all appropriate City agencies including: Fire Marshal Bureau, Police Department, Commissioner of Revenue, Zoning Department and Health Department.

17. Traffic and parking management during events generated a high volume of traffic, including but not limited to the Halloween Event, Winter Wonderland Event and Easter Egg Hunt, shall operate as depicted on the submitted Site Plan and as detailed in the “Traffic Management” portion of the “Evaluation and Recommendation” section of this report.

18. A certified Police Officer and certified traffic monitors shall assist with traffic control during events that generate high volumes of traffic, including but not limited to the Halloween Event, Winter Wonderland Event and Easter Egg Hunt, and events that use the additional “overflow parking” area as shown on the submitted site plan.


19. Two handicap spaces shall be provided in the gravel parking area adjacent to the Farm market, as per the submitted site plan. These spaces shall comply with all ADA requirements.

20. The temporary curb cut to London Bridge Road shall be restricted to passenger vehicles only and shall meet ADA requirements. The temporary curb cut shall be egress only and shall be limited to a right-out onto London Bridge Road.

21. A legal agreement shall be maintained with the owner of the adjacent property (GPIN# 24058121850000), for the use of the property as “Additional Overflow Parking”.

22. All structures used to accommodate events or where people congregate, including the “Barn”, “Farm Market”, “Village of the Dead”, “Camp Clubhouse”, “Greenhouse” and “Christmas Barn”, shall obtain all required permits from the Planning Department, Permits and Inspections Division, and the Fire Marshal Bureau. These City agencies shall be consulted to determine the permits that are required.

23. All required permits, certificates of occupancy and improvements necessary to comply with the building code, as detailed in the “Building Code” portion of the “Evaluation and Recommendation” section of this report, shall be obtained/completed by the applicant. The applicant shall acquire all necessary permits and certificates of occupancy from the Planning Department, Permits and Inspections Division. The Permits and Inspections Division shall verify compliance with the building code upon completion of required work or when a permit is ready to be finaled.

24. An Operations Plan shall be drafted and established for the overall operation of Hunt Club Farm, as well as more detailed operation plans for each of the facilities used on site. A copy of the plan shall be submitted to the Planning Director and the Fire Marshal Bureau.

25. The applicant shall comply with all life and fire safety measures as detailed in the “Life Safety” portion of the “Evaluation and Recommendation” section of this report. The applicant shall verify compliance with the Fire Prevention Bureau.

26. There shall be no weddings or Change of Command ceremonies held on the site. NOTE: Further conditions may be required during the administration of applicable City Ordinances and Standards. Any site plan submitted with this application may require revision during detailed site plan review to meet all applicable City Codes and Standards. All applicable permits required by the City Code, including those administered by the Department of Planning / Development Services Center and Department of Planning / Permits and Inspections Division, and the issuance of a Certificate of Occupancy, are required before any uses allowed by this Change of Zoning are valid. The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site.


AERIAL OF SITE LOCATION


SITE SURVEY SHOWING PORTION OF PROPERTY INCLUDED IN REZONING REQUEST


.

SITE PLAN SUBMITTED FOR MODIFICATION OF CONDITIONS REQUEST


SITE PLAN SHOWING FACILITIES AT HUNT CLUB FARM


SITE PLAN SHOWING HALLOWEEN FESTIVAL


SITE PLAN OF “THE VILLAGE OF THE DEAD”


SITE PLAN SHOWING

WINTER WONDERLAND EVENT JOHN D. VOGEL & RANDI VOGEL Agenda Item 9

ZONING HISTORY

# DATE REQUEST ACTION 1 07/08/2008 Use Permit (Indoor and Outdoor Recreational facility) Approved 10/23/2007 Modification of Use Permit granted October 11, 2006 Approved 11/14/2006 Modification of Use Permit granted November 9, 2004 Approved 04/12/2005 Subdivision Variance Approved 11/09/2004 Use Permit (Commercial Recreation facility) Approved 05/23/2000 Use Permit (Outdoor Recreational facility) Approved 04/14/1992 Change of Zoning (AG-2 to Conditional B-2) Approved 10/22/1991 Use Permit (Outdoor Recreational facility) Approved 2 06/25/2002 Use Permit (Horse Boarding) Approved 3 06/25/1996 Modification of Conditions to change of zoning granted 08/14/1989 Approved 08/14/1989 Change of Zoning (AG-1 to I-1) Approved 4 08/25/1992 Use Permit (Motor vehicle rentals) Denied 5 02/08/1988 Use Permit (Transformer station) Approved 6 01/28/1985 Use Permit (Commercial Kennel) Approved 7 10/22/1984 Change of Zoning (AG-1 and R-3 to R-8) Approved 01/01/1984 Land Use Plan for Strawbridge Approved 8 12/20/1982 Use Permit (Country Inn) Approved

1

2 3

4 5 6 7

8


DISCLOSURE STATEMENT / CHANGE OF ZONING APPLICATION


DISCLOSURE STATEMENT / MODIFICATION OF CONDITIONS APPLICATION


APPLICANT: JOHN D. VOGEL & RANDI VOGEL, HUNT · PDF fileseptember 10, 2014 public hearing ....

Documents

Transcript of APPLICANT: JOHN D. VOGEL & RANDI VOGEL, HUNT · PDF fileseptember 10, 2014 public hearing ....