HomeMy WebLinkAboutSP200700064 Staff Report 2008-04-01COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project: SP 2007-64 Camp Watermarks
Staff: Joan McDowell, Principal Planner
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
April 1, 2008
May 7, 2008
Owner: Angela and Travis M. Critzer; Stuart
Applicant: Angela and Travis M. Critzer; Stuart
Vernon
Vernon
Acreage: approximately 89.4 acres
Special Use Permit: Section 10.2.2 (21) Day
camp, boarding camp
TMP: TM 136 Parcels 613, 9D, 9D1, and 9E
Existing Zoning and By -right use:
Location: 1145 James River Road, with the
RA -- Rural Areas: agricultural, forestal, and
entrance less than 11/2 mile west of the intersection
fishery uses; residential density (0.5 unit/acre
of Route 726 and Hatton Ferry Road
Magisterial District: Scottsville
Conditions: Yes
DA (Development Area):
Requested # of Dwelling Units: NA
RA (Rural Areas): X
Proposal: Amendment of special use permit for
Comprehensive Plan Designation: Rural Areas
day camp to permit increase of an activity
- preserve and protect agricultural, forestal, open
building from 800 square feet to 2,160 square feet.
space, and natural, historic and scenic resources/
density (0.5 unit/ acre)
Character of Property: The property is
Use of Surrounding Properties: The
comprised of evergreen and deciduous forest,
surrounding properties consist of agricultural,
open pasture, agricultural fields, residential,
forestal, and residential uses. Immediately
agricultural, and camp buildings.
adjacent and to the west is the Hatton
Agricultural and Forestal District.
Factors Favorable:
Factors Unfavorable:
1. The camp environment remains well
Staff has not identified any factors unfavorable to
integrated into the surrounding landscape.
this application.
2. The camp experience contributes to
Rural Areas goals by heightening
awareness and understanding of
agricultural processes and natural
resources.
3. Farming and forestry activities will
continue at the current levels on the
subject parcels.
4. The expanded accessory building size
would not be visible from adjacent
properties and would not intensify the
uses on the property.
RECOMMENDATION: Staff recommends approval of this Special Use Permit with conditions.
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STAFF PERSON: Joan McDowell, Principal Planner Rural Areas
PLANNING COMMISSION: April 1, 2008
BOARD OF SUPERVISORS: May 7, 2008
PROJECT: SP2007-00064 Camp Watermarks
Petition
PROPOSED: Amendment of special use permit for day camp to permit
increase of an activity building from 800 square feet to 2,160 square feet.
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: 10.2.2.20, Day camp, boarding camp (reference 5.1.05).
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: 1145 James River Drive, west of Route 726 and Hatton Ferry
Road
TAX MAP/PARCEL: Tax Map 136 Parcels 613, 9, 9A2, 9D, 9D1, 9E
MAGISTERIAL DISTRICT: Scottsville
Character of the Area:
James River Road is a two-lane, asphalt surfaced, rolling road leading to the
center of the near -by town of Scottsville located to the east. The surrounding
landscape is predominately agricultural fields, hedgerows, agricultural and
residential buildings, and large patches of mixed evergreen and deciduous
forest. There are several ponds and local streams throughout the area. The
Hatton Agricultural and Forestal District is immediately adjacent to the
Critzer property on western and eastern boundaries. The CSX railroad tracks
and the banks of the James River form the Albemarle / Nelson County
boundary to the south.
Specifics of the Proposal: The applicants have requested approval of a 36'
X 60' (2,160 sq. ft.) multiple purpose building. A 20' X 40' (800 sq. ft.)
accessory building was approved with SP 2007-08 (see Planning and Zoning
History below). According to the applicant, the building will be used for
storage of agricultural materials when the camp is not in session. However,
as the building would not be exclusively used for agricultural purposes, it
was not eligible for an agricultural exemption of the building permit
requirements. A building permit for a storage building has been issued;
however, an amendment to that building permit will be required to allow the
additional uses for the camp. During the operation of the camp, the building
would serve multiple uses, including arts and crafts, meetings, play area on
inclement days, and possibly for overnight staff sleeping quarters. The
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applicant has begun construction of the larger multi-purpose building.
However, since the building size was a condition of SP 2007-08, increasing
the building's size requires an amendment to the special use permit. The
revised site concept plan depicting the larger building is included
(Attachment A). No other changes to the camp operation or to the camp
facilities have been requested.
Planning and Zoning History:
SP 2005-34 Camp Watermarks — approved by the Board of Supervisors to
establish a camp for girls and boys ages 8-18; four week-long (overnight)
sessions per year; maximum enrollment between 45 children per session;
nine cabins; recreation hall/dining facility, basketball and skate boarding
areas, fishing lake, fire pit, animal paddock. The Board of Supervisors Action
Letter is included (Attachment B).
SP 2006-37 Camp Watermarks Amendment — approved by the Board of
Supervisors to amend SP 2005-34 to allow for the extension of camp sessions
from four per year (week-long, overnight) to sixteen per year. A condition
requiring that the water supply be verified by the Health Department prior to
issuance of a zoning compliance and commencement of the special use was
added to the approval of this special use permit. The Board of Supervisors
Action Letter is included (Attachment Q.
SP 2007-08 Camp Watermarks Amendment — approved by the Board of
Supervisors to amend the previous special use permits to allow a maximum
of 75 campers; 20 staff; 20' X 40' accessory building; one additional cabin;
and weekly food delivery. Condition 1 refers to the concept plan that
specifies the accessory building size. The staff report is included (Attachment
D).
Conformity with the Comprehensive Plan: The Comprehensive Plan
designates the subject properties as Rural Areas emphasizing the preservation
and protection of agricultural, forestal, open space, and natural, historic and
scenic resources as land use options. The camp use is integrated into the
agricultural uses on the property and a larger multi-purpose building, used for
the camp as well as for storage of agricultural supplies when the camp is not
in session would not affect the conformity with the Plan.
STAFF COMMENT:
Staff addresses 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,
The multi-purpose building is located 75 feet from the nearest property with
visibility from the nearest adjacent property limited due to tree cover.
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Sound restrictions will remain consistent with the provisions of the existing
special use permit.
that the character of the district will not be changed thereby and
As with the existing camp operation, agricultural and forestal activities on the
property will not be reduced and will remain within the context of camp
activities. The accessory building is not visible from James River Road.
that such use will be in harmony with the purpose and intent of this
ordinance,
Section 18, Chapter 10 of the Zoning Ordinance outlines the purpose of
Rural Areas zoning: "This district (hereafter referred to as RA) is hereby
created and may hereafter be established by amendment of the zoning map
for the following purposes:
-Preservation of agricultural and forestal lands and activities;
-Water supply protection;
-Limited service delivery to the rural areas; and
-Conservation of natural, scenic, and historic resources."
Existing levels of farming and forestry will remain constant on the subject
parcels. The camp is located within a working farm operated by the
applicants and their family. The Tapscott/Critzer family has been farming on
this land for over 100 years. Farming activities on the site currently include
raising goats, cattle, and donkeys, harvesting hay, the cultivation of several
crops, and tree farming.
Camp Watermarks was established with, among other goals, the intention to
promote the community's awareness of agricultural processes and natural
resources. This goal directly supports the purpose and intent of this
ordinance: through their camp experiences campers have the opportunity to
gain understanding of the relationship of rural/agricultural land to the larger
community.
with uses permitted by right in the district,
The property and the adjacent properties are zoned RA, Rural Areas. Given
the relationship between the camp and the promotion of agricultural and
forestal activities and the camp uses are generally located on the interior of
the property to minimize the impact on the surrounding community, the
additional accessory building size would not negatively impact by right uses
in the RA District.
with the additional regulations provided in section 5.0 of this ordinance,
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Regulations in Section 5.0 of the Ordinance that apply to the establishment of
a (day or overnight) camp in the Rural Areas are as follows (5.1.05 Day
Camp, Boarding Camp):
"a. Provisions for outdoor cooking, campfires, cooking pits, etc., shall be
subject to Albemarle County fire official approval whether or not a site
development plan is required;
b. All such uses shall conform to the requirements of the Virginia
Department of Health Bureau of Tourist Establishment Sanitation and
other applicable requirements."
Conditions that were approved with previous special use permits address
each of these supplemental regulations. Both the Department of Fire and
Rescue and the Virginia State Department of Health have provided staff with
documentation of approvals for fire safety, septic, and water use for the
proposed increase in intensity with the previous special use permits.
and with the public health, safety and general welfare.
The VDOT Charlottesville Residency has reviewed the applicant's proposal
and approved the existing entrance drive. As the intensity of use would not
be changed as a result of the building expansion, VDOT did not offer any
objection.
SUMMARY:
Staff has identified the following factors favorable to this application:
1. The camp environment remains well integrated into the surrounding
landscape.
2. The camp experience contributes to Rural Areas goals by heightening
awareness and understanding of agricultural processes and natural
resources.
3. Farming and forestry activities will continue at the current levels on the
subject parcels.
4. The expanded accessory building size would not be visible from adjacent
properties and would not intensify the uses on the property.
Staff has not identified any factors unfavorable to this application:
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends
approval of Special Use Permit SP 2007-64 Camp Watermarks with the
following conditions (changes as compared to SP 2007-08 are noted with
strikethrough and underlines):
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1. The improvements, and the scale and location of the improvements
authorized by Special Use Permit 2007 08 2007-64 Camp
Watermarks, shall be in general accord with the concept application
plan dated A y 29L, 200-7, February 15, 2008, prepared by Angela and
Travis Critzer, and titled "Watermarks Christian Ministries Camp"
(Attachment A). However, the Zoning Administrator may approve
revisions to the concept application plan to allow compliance with the
Zoning Ordinance.
2. Compliance with the Virginia Statewide Fire Prevention Code shall
be verified by the Fire Marshall prior to issuance of a zoning
compliance clearance.
3. Amendment of the building permit for a storage building (permit #
2007-2448 NNR), as shown on the concept application plan
(Attachment A), shall be required to allow overnight occupancy of
staff, as well as other camp uses.
4. Prior to issuance of the zoning compliance clearance, compliance
with the Virginia State Department of Health VDH regarding
minimum septic requirements shall be required. The VDH shall re-
review the status of septic standards within one year of the date of the
approval of the special use permit. At that time, and if necessary,
systems shall be upgraded or enrolment reduced based on VDH
recommendations.
5. Prior to issuance of the zoning compliance clearance, compliance
with the Virginia State Department of Health regarding kitchen and
food service approvals shall be verified.
6. Total number of staff (in addition to the applicant and their family) on
site at one time shall be limited to twenty (20).
7. Camp sessions shall be limited to a maximum of sixteen (16), each
one (1) week long, overnight sessions per year.
8. The maximum number of children per session shall be limited to
seventy five (75).
9. The maximum number of bus or van trips (round trips) to and from
the camp, each week long session shall be six (6). Bus or van trips
shall be the primary means of transportation for the children.
10. Five food deliveries by truck shall be permitted per week long
session.
11. Camp activities are permitted on Tax Map 136, Parcels 6B, 9, 9A2,
9D, 9D1, 9E.
12. Outdoor amplified sounds or bull horns shall be prohibited.
13. Compliance with the Virginia State Department of Health regarding
water supply shall be verified by the Health Department prior to
issuance of a zoning compliance clearing and the commencement of
the special use. The VDH shall re -review the status of water standards
within one year of the date of the approval of the special use permit.
At that time, and if necessary, systems shall be upgraded or enrolment
reduced based on VDH recommendations.
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14. This special use permit does not include approval for additional
lighting subject to Chapter 18, Section 4.17 of the Zoning Ordinance.
ATTACHMENTS
Attachment A —
Concept application plan, dated February 15, 2008
Attachment B —
SP 2005-34 Board of Supervisors Action Letter
Attachment C —
SP 2006-37 Board of Supervisors Action Letter
Attachment D -
SP 2007-08 Staff Report (with attachments A, Al, B-E)
Attachment E —
SP 2007-08 Board of Supervisors Action Letter
Attachment F —
Photos of new multi-purpose building
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