2 December 11, 2013 Public Hearing APPLICANT: ADVENTURE SPORTS PARK, L.L.C. PROPERTY OWNER: KAMPGROUNDS OF AMERICA, INC. STAFF PLANNER: Kevin Kemp REQUEST: Modification of a Conditional Use Permit for 307 Campsites (approved by the City Council on December 8, 1969) ADDRESS / DESCRIPTION: 1252 & 1304 Prosperity Road GPIN: 24158899030000 ELECTION DISTRICT: BEACH SITE SIZE: 59.336 acres AICUZ: Greater than 75 db DNL BACKGROUND / DETAILS OF PROPOSAL This applicant is requesting a Modification of a Conditional Use Permit approved in 1969 for 307 campsites. The requested modification consists of the use of a portion of the site for an outdoor paintball park. The site has been previously used for paintball by obtaining a temporary Special Events Permit. The proposed hours of operation are 9:00 a.m. to dusk. The use will occur throughout the year, with activities limited to Saturdays, Sundays, and holidays from October 1 through April 30. The Paintball Park will have two types of fields. The first is a Woodland Field for games played in a wooded environment. The second is a Speedball Field for fast-paced games using inflatable obstacles. There will also be a laser tag area similar to speedball, however; this does not use paint and is intended for younger players. No site clearing or construction is proposed. A single 20-foot high net will separate the play area from the customer area and will remain up at all times. There will be a 12-foot net surrounding the speedball area. The narrative submitted as part of the application states that parking will be located at the existing KOA Campground parking areas and the participants will use the KOA Campground restroom facilities. The Page 1
business will employ 8 to 10 people on a part-time basis, with 3 to 5 being present when the fields are open for play. LAND USE AND COMPREHENSIVE PLAN EXISTING LAND USE: The site is currently being used as an outdoor recreational facility in association with the campgrounds. The areas on the site designated for paintball are currently set up for paintball games, being previously used through a Special Events Permit. SURROUNDING LAND USE AND ZONING: North: Redwing Lake Golf Course / P-1 Preservation District Knights of Columbus Lodge / AG-2 Agricultural District South: Single-family homes / R-10 Residential District East: Redwing Lake Golf Course / P-1 Preservation District West: Prosperity Road KOA Campground / AG-2 Agricultural District NATURAL RESOURCE AND CULTURAL FEATURES: The eastern portion of the site is predominately grass fields. The western portion of the site is undeveloped wooded area. The site is in the Southern Watershed. COMPREHENSIVE PLAN: The subject property is designated in the Comprehensive Plan as being part of the Suburban Area, and more specifically, Suburban Focus Area (SFA) 4.1 General Booth Campgrounds. Along with the Holiday Trav-L Park, KOA Campground offers outdoor recreational activities for citizens and visitors to Virginia Beach and complements our City s recreational programs and the resort hospitality industry. The Comprehensive Plan recommendations for the SFA 4.1 state that outdoor recreational activities for both citizens and visitors are appropriate land uses for these sites. All uses must be AICUZ compatible. IMPACT ON CITY SERVICES WATER: City water is not available. Health Department approval is required for private wells. SEWER: City sanitary sewer is not available. Health Department approval is required for septic systems. Private grinder pumps and force main may be an option. Page 2
EVALUATION AND RECOMMENDATION This applicant proposes an outdoor recreational business on the KOA campground property as an amenity for campers and use by the public. This request is consistent with the recommended land use policies for Suburban Focus Area (SFA) 4.1 of the Comprehensive Plan, as outdoor recreation is one of several long-term preferred land use recommendations for the adjacent campground site. Additionally, a majority of the site is located in the Greater than 75 db AICUZ noise zone, and outdoor recreation is a compatible use. The submitted site plan exhibits sensitivity to adjacent neighborhoods and property owners. The site is bordered on the north and east by Redwing Lake Golf Course. The nearest residential neighborhood is approximately 400 feet south of the designated paintball and laser tag area. There is a wooded buffer between the residential use and the paintball course. This buffer is more than adequate for visual and sound attenuation; however, to ensure the greatest degree of compatibility, staff has recommended Condition 1 below regarding hours of operation. Following discussions with the City Building Official, staff has concerns with the proposed arrangement regarding restroom facilities. ADA complaint restroom facilities must be provided on-site and within 500 feet of the recreation area. There are currently two portable bathroom units on site. The KOA full-service bathrooms are across Prosperity Road from the paintball course. As such, Condition 3 is recommended to address this issue. Staff recommends approval with the conditions listed below. CONDITIONS 1. The hours of operation shall be limited to 9:00 a.m. to dusk. 2. The paintball and laser tag areas (parking, play, and otherwise) shall be located in the area depicted on the submitted plan entitled, Subdivision of Property Belonging to W.W. McClanan, Jr., dated 1/21/1970, which has been displayed to the Virginia Beach City Council and is on file with the Virginia Beach Department of Planning. Any expansion beyond those limits depicted on the Plan shall require additional review and approval of a modification of these conditions by the City Council. 3. The applicant shall provide portable bathroom facilities on-site when the recreation area is in use. For large events and events advertised to the public, at least one ADA-compliant portable bathroom unit shall be provided. Page 3
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 Use Permit 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. Page 4
AERIAL OF SITE LOCATION Page 5
PROPOSED SITE LAYOUT Page 6
3 1 6 4 5 2 7 8 ZONING HISTORY # DATE REQUEST ACTION 1 03/13/2013 Conditional Use Permit (Outdoor Recreation Facility) Approved 2 06/12/1989 Change of Zoning (AG-1/AG-2 to R-10) Approved 3 06/09/1980 Change of Zoning (I-2 to P-1) Approved 4 04/18/1977 Conditional Use Permit (Miniature Golf Course) Approved 03/15/1976 Conditional Use Permit (Miniature Golf Course) Approved 5 12/20/1976 Conditional Use Permit (Lodge) Approved 06/17/0974 Conditional Use Permit (Lodge) Approved 04/25/1974 Change of Zoning (Ag-1 to O-1) Withdrawn 6 10/26/1971 Conditional Use Permit (Campground) Approved 7 05/12/1969 Conditional Use Permit (Campground) Approved 05/12/1969 Conditional Use Permit (Racquet Club) Approved 8 11/13/1968 Conditional Use Permit (Land Use) Approved Page 7
DISCLOSURE STATEMENT Page 8
DISCLOSURE STATEMENT Page 9
DISCLOSURE STATEMENT Page 10