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HomeMy WebLinkAboutSP202200001 Resubmittal Special Use Permit 2022-06-27LINES -GRADE C I V I L E N G I N E E R I N G COMMENT RESPONSE LETTER June 27, 2022 TO: Albemarle County Department of Community Development ATTN: Scott Clark Senior Planner II RE: SP202200001 Misty Mountain Camp Resort Dear Mr. Clark, On behalf of Misty Mountain LLC we offer the following responses and plan revisions to comments dated March 4, 2022. Our Responses are in bold italic text below each comment. Planning —Scott Clark Propoosal/Narrative Water Supply 1. Please provide the results of the fracture -trace study carried out for this proposal. The Fracture Trace Analysis is included as Attachment 8 to this comment letter. Since the first submission, both new wells have been drilled. Their yields are 7 gpm and 30 gpm — documentation is included as Appendix H to the narrative. 2. Please provide documentation of the Virginia Department of Health approvals of the proposed wells. The VDH-ODW approval of the proposed wells is included as Appendix H to the narrative. Septic/Sewer 3. Please follow the County Engineer's guidance below to apply for the proposed central sewer system. Acknowledged, thank you. 4. We recommend that you submit that application at the same time as your resubmittal on this SP amendment, and show the proposed system on the conceptual plan for the SP, so that both proposals can be presented to the Planning Commission and Board of Supervisors at the same time. Note that if the Board were to support the special use permit amendment but not the central sewer system, it could be necessary to defer the review of this amendment request in order to alter the design to accommodate use of septic systems throughout before final approval. In general, our comprehensive plan recommends against central systems, but we understand that you may be able to make a case that septic waste from the existing cabins could be more safely managed with a central system. We recommend that any central system be sited to avoid impacts on critical slopes, streams, stream buffers, and existing areas of mature wooded vegetation. LINE GRADE CIVIL ENGINEERING 113 0 STREET NE, STE. 100 CHARLOTTESVILLE, VA 22902 LINE-GRADE.COM SP202200001 Misty Mountain Camp Resort Comment Response Letter June 27, 20221 Page 2 The Central Sewerage System and Central Water Supply Request has been submitted following all changes to the concept plans described in this letter. Thank you for outlining some of the implications of this request. 5. Please clarify which facilities (cabins vs camp bathrooms, etc.) would be served by the proposed central system, and which would use the new or existing septic fields. A separate exhibit has been created to accompany the Central Sewerage System request and is included as Appendix G to the project narrative. Campsite Changes 6. Please clarify the changes at the southwest corner of the site. Will the sites that recently had campers or trailers parked in them be changed to open sites for standard, transient RV/tent use? Sites were previously shown to be reorganized. However, the intention now is to leave that area untouched except for the required improvements to bring sites into conformance with setbacks. All RV sites are to be open sites for transient use. There are no lease agreements in place. 7. The narrative states that "the added campsites adjacent to TIP 71-5 and TMP 71-4E will be screened by existing vegetation in the rear and side yard areas..." Please Provide a specific landscaping plan for these areas that uses native tree and shrub species for the enhanced screening (preferably by augmenting existing mature vegetation where possible, rather than by removing and replacing it). A proposed screening fence is to be installed in the southeast corner to block the view from the neighbors' houses. The owner met with the neighbor to work out this arrangement. 8. For the new campsite in the southeastern portion of the property, please provide a narrative description of your tree/vegetation preservation plans. We would recommend that canopy trees be retained in this area where possible, as in the existing hilltop campsite. This would be preferable to either a cleared grass area or clearing followed by new landscaping. It is the intent to keep this area heavily vegetated. A survey will be conducted prior to final design to identify all trees 6" caliper or larger. Design will be adjusted to save as many large canopy trees as feasible. Tree protection measures will be included as part of the Erosion and Sediment Control Plan. See Note 3 on the Concept Plan. Cabins The application states that 16 cabins have been built on the site, where a prior County approval only permitted ten. That prior approval also only permitted four of the cabins to be constructed as dwelling units as defined in the Zoning Ordinance. Please provide more detail on the facilities included in each of the 16 existing cabins — how many are constructed/equipped as full dwelling units? Of the cabins, two are dwelling units (C-5 and C-17, the"bunkhouse"). There are two LINE + other dwelling units on site, for a total of 4. These are now labeled on the plans as GRADE dwellings and a table listing the existing and proposed sites/cabins is now included to help clarify. Conceptual Plan General Plan Layout CIVIL ENGINEERING 113 4`h STREET NE, STE. 100 CHARLOTTESVILLE, VA 22902 LINE-GRADE.COM SP202200001 Misty Mountain Camp Resort Comment Response Letter June 27, 20221 Page 3 10. In order to make future plan interpretation possible, please replace the color gradients with: • Existing and proposed tree/vegetation lines (and marked "wooded areas to remain") • A plain plan background • Where necessary, activity/disturbance envelope lines for specific activity areas A plain plan background is now used. Existing and proposed treelines are shown, though they are approximate (see Note 3 on Concept Plan). Approximate limits of activity are now shown (see Note 4 on Concept Plan). 11. The new camping area in the southeastern portion of the property appears to have more spacing between campsites than the existing hilltop campsite. We would recommend that this area be condensed to the degree possible, in order to (1) enable greater setbacks from the adjacent properties, and (2) allow for less removal of existing vegetation. It is intentionally spread out in order to preserve existing trees. The existing travelway is utilized, and the campsites are located in areas of sparse trees or new tree growth. The existing open, flat area is to be utilized as a playground. Existing and proposed tree canopy lines have been added to the drawings to help visualize the areas of tree removal and preservation. 12. Please extend the topo contours through the whole site, and show generalized conceptual grading. Also —there appear to be several small circles of various sizes in the topo layers — what do these represent? The topography is now visible since the illustrative is no longer used. Generalized conceptual grading mostly follows the existing contours, therefore it is hard to show at this scale. There are no large areas of cut or fill planned at this time. Small retaining walls will be utilized at RV sites to ensure a level parking surface. There were 5-10 random larger circles throughout the site that were leftover from survey file cleanup, those have been erased. 13. Are the indicated new campsite locations at specific intended sites, or just a general illustration? A little of both. The general locations are where the sites are intended based on existing topography and sparse or young tree areas, but they are subject to shift a few feet during final design once the exact tree locations are surveyed. Sites will be located to avoid trees where feasible. 14. Please consider revising the color -coding to make the cabins and the new campsites more distinct. (This problem might be exacerbated by my slight color -blindness). The plan has been revised such that everything is now labeled instead of colored (hopefully this helps — this site is very confusing so we originally thought the illustrative map would be best. We have tried to be clear in our labeling). Septic fields 15. To the west of the new camping area, a septic field is shown on critical slopes. Please relocate this field outside of the critical slopes. This septic field is no longer proposed, as there are other potential locations where septic fields can be located. However, it should be noted that the critical slopes identified per GIS do not match up with GIS topography in this area. Most of that region is less than 25% grade. We will have field -surveyed topography prior to Site Plan submission and will delineate the actual critical slope locations to ensure that we are not L I N E + GRADE CIVIL ENGINEERING 113 4`h STREET NE, STE. 100 CHARLOTTESVILLE, VA 22902 LINE-GRADE.COM SP202200001 Misty Mountain Camp Resort Comment Response Letter June 27, 20221 Page 4 proposing work in the critical slopes. A note has been added to the Concept Plan to clarify (Note 1). 16. Note that septic fields are a good example of a feature that should be shown as outside the proposed tree lines mentioned above. The owner is going to utilize the existing septic fields to the extent possible. Two new locations are now shown, both in areas of trees since there are not suitable areas outside of the treeline. However, one of these locations is a reserve location and will only be utilized if necessary. Proposed drainfield areas are shown outside of the proposed treelines on the plans. Existing Structures/Facilities 17. Please label all existing structures with their functions. (Cabins can still be indicated just by color and number). Existing structures are now labeled. 18. Some of the existing cabins (see image in original comment letter) appear to have been built within an area of critical slopes. Please clarify — was this area of critical slopes graded for construction of the cabins? If this area was graded, it was at least 1996 or before. An old lellystone Park Map, included as Attachment C. shows camping spaces and some cabins back in this area. According to a Misty Mountain employee who has worked there —20 years, some of the cabins were built on top of the existing tent pads in that area. Based on the current topography, this area is no longer critical slopes (currently GIS critical slopes layer is shown, though the GIS topography is actually less than 25% in this area. Once field surveyed topography is performed, we will update the actual critical slopes on site). 19. The surface around the existing cabins is shown as "turf." Where is the parking for these cabins, and are the guests' vehicles parked on turf or another surface? The surface around the existing cabins is gravel — this is now labeled. Guests' vehicles are parked on the gravel beside or in front of the cabins. 20. What is indicated by the colored areas by the driveway and structures at the northwest corner of the property, adjacent to US 250. Is this gravel? Also, at the northeastern corner, these is more of this surface, plus what appears to be a second entrance (unpaved?) to the property. What is this, and who can access it (guests vs. staff)? The brown/tan color represents gravel, though 1 apologize that was not included in the legend. The second entrance is only accessed by the resident of 6893 Rockfish Gap Tpke. Community Meeting 21. Additional comments regarding impacts to the neighboring properties may be LINE + forthcoming at the 3/29 community meeting. Please consider those comments carefully and incorporate your response in your next submittal. GRADE Acknowledged. Most of the concern from neighbors was regarding trespassing. The owner has agreed to put up signs at the perimeter of the property warning campers not to trespass. They will be promptly escorted from the premises if found trespassing. CIVIL ENGINEERING The owner has also agreed to put up screening fences in the southeastern and 113 4th STREET NE, STE.100 CHARLOTTESVILLE, VA 22902 southwestern corners of the site to give neighbors privacy. The 13 proposed campsites on LINE-GRADE.COM SP202200001 Misty Mountain Camp Resort Comment Response Letter June 27, 20221 Page 5 the southwestern property border have been removed entirely following a meeting with one of the neighbors. There was also concern with the adequacy of the drainfields and wells. The yields of the existing and new wells on site are more than sufficient to support the proposed use. There are multiple proposed drainfields on site to support the proposed campsites. These will have to undergo permitting with VDH which will ensure their adequacy. Planning/Architectural Review Board (Margaret Maliszewski) 1. Will any wooded area be cleared to accommodate the expansion? If so, indicate where and how much on the concept plan. Some areas will be cleared, though the additional sites have been laid out in areas of either sparse trees or younger vegetation (trees were previously cleared for drainfields throughout this area that were never connected). The approximate existing and proposed tree lines are now indicated on the plans. Trees are to be surveyed at a later time and the layout of the sites are likely to shift to avoid large trees. 2. Include a note on the concept plan stating that the trees along the Rt. 250 frontage are to remain. A note is now included, please see Note 2 on the Concept Plan. Planning/Natural Resources Program (Kim Biasiolli) 1. The narrative describes 'plans to enhance the creek.' Please describe what is meant by 'enhance.' The owner was interested in stream restoration, but after meeting with a consultant thinks this project is no longer a good fit. Stockton Creek is identified by the DEQ as an impaired waterway. It is classified by DEQ as ,not supporting' recreational uses due to a bacterial impairment (E. coli). Please describe how the proposed Central Sewerage System and/or other planning measures will mitigate potential impacts from the increased usage/year-round usage to avoid contributing to this issue. The Central Sewerage System is proposed both for the new sites and the existing sites. Drainfields will be adequately sized and permitted for the use. Existing sites will benefit from the added drainfields, as two new reserves will be available should any of the existing infrastructure fail. Septic tanks are currently pumped out once per week and will continue to be pumped once per week. 3. The plan is unclear on whether the medium green areas will remain primarily forested or be converted to turf. Please clarify what the medium green color signifies. I ^ \VI ' r rL The illustrative plan has been replaced with a more traditional black and white plan - I areas of significant tree coverage are now indicated with treelines. GRADE 4. One of the new proposed drainfields on the plan is in the darker green color indicating it will remain forested. Please clarify as a drainfield cannot be forested. This issue has been fixed with the treelines shown. CIVIL E N G N E E R N G 113 4`h STREET NE, STE. 100 CHARLOTTESVILLE, VA 22902 5. Please indicate how much impervious cover will be added to the site outside of the road. uNE-GRAOE.COM SP202200001 Misty Mountain Camp Resort Comment Response Letter June 27, 20221 Page 6 Approximately 1.54 acres impervious area will be added. This has been added to the Project Summary on the Concept Plan, at the very bottom. 6. Given the impaired status of Stockton Creek, the following recommendations for the site should be considered: a. Pumping out existing septic systems prior to bringing the new ones on, to avoid potential backing up and overflow to Stockton Creek; The owner currently pumps out septic tanks once per week and will continue to do so. b. Increasing measures to encourage guests to manage pet waste responsibly (such as bags/signage), as increases in pet waste on the site could also contribute to the bacterial impairment; There are currently signs and bags located on the site. They will be provided in the new campsite areas as well. c. Siting the drainfields further away from the critical slopes, creek, and proposed forested areas; The proposed drainfield that was closest to critical slopes and the creek has been removed. d. Maximizing retention of forest and other woody vegetation throughout the property, and avoiding further conversion to turf, particularly on the slopes between the creek and the new and redeveloped campsites; Trees will be saved wherever feasible. The slopes between the creek and new/redeveloped campsttes will remain untouched. e. Consider additional planting of trees or other woody vegetation on the north side of Stockton Creek, where the existing campground backs right up to the river. The owner is amenable to this suggestion. Proposed landscaping will be developed once we have a survey of the existing trees, as there are a few trees in this area (but not many). Zoning (Francis MacCall) 1. Conformity with Zoning Ordinance shown on the Concept plan a. Please note the setbacks on the plan as being 75' Front, 25' Side, and 35' Rear. Provide z note on the plan stating that all proposed structures will meet applicable setbacks. The 35' Rear setback is on the property line parallel to the front along Rt. 250. All other lines are 25' Side setbacks. The plan appears to show the proper distances, but a label and note will help with proper identification on the plan. The setbacks are now labeled on the Concept Plan. b. It appears that the proposed structures meet the proper setbacks. Several existing structures do not, and a couple are not in building sites. i. One is along Rt. 250. This existed in 1994 and will not be pursued as a violation. Acknowledged. ii. Three cabins are currently in aside setback. See comment C below regarding these structures. These three cabins are proposed to be moved within the side setback. iii. There are two cabins not in building sites. One appears to be in the floodplain and stream buffer, and one appears to only be in the stream buffer. A building site is all of the area out of floodplain, stream buffer, and critical slopes (25% or greater). Please revise the labeling or coloring of the floodplain and stream buffer to better distinguish those areas on the plan. The floodplain and stream buffer areas are now more easily distinguishable on the new lf/W plan. The two cabins C-14 and C-15 are now proposed to be relocated outside of the floodplain and stream buffer. L I N E + GRADE CIVIL ENGINEERING 113 0 STREET NE, STE. 100 CHARLOTTESVILLE, VA 22902 LINE-GRADE.COM SP202200001 Misty Mountain Camp Resort Comment Response Letter June 27, 20221 Page 7 c. There are structures that do not meet the setback along the side property line to the southwest. These will be entered into our system as a violation as they appear to be three of the 16 cabins. Also, there are two structures that are not in a building site (see b(iii) above). The three cabins within the side setback are proposed to be moved to meet setbacks. The two structures that are not in a building site are proposed to be moved outside of the floodplain and WPO buffer. d. All of the existing 16 cabins will also be entered as a violation as there is no record that the required building permits were obtained per the building code and condition #1 of SP 1994-030. These violations can be abated by getting building permits and having them get appropriate inspections and certificates of occupancy, as well as final approval of the proposed special use permit. Acknowledged. The owner has been notified that building permits will be necessary, though they have pointed out that not all of these cabins require building permits. Most are transportable trailers. e. The narrative and plan notes 16 cabins, but the plan only shows 15 structures identified as cabins. Please clarify. One cabin was missed near the front of the property. It is the bunkhouse — now labeled C-17 (please note- there is no existing C-7, which makes this numbering system confusing. We wanted to stay consistent with the numbering on the site so we did not renumber them). f. Please number each of the campsites and each of the cabins. It is suggested that they be identified in a table showing the number of sites that are existing, existing and redeveloped, and the new ones. The numbers are now included on the proposed plans. A table is also included to help clarify how many are existing, existing and redeveloped, and new. g. A Zoning Clearance will be needed if the use is approved by the BOS. Acknowledged. h. The following Supplemental Regulations (Section 5.1.05) need to be met. Provide how they are being met or note that they are not applicable. i. Will there be provisions for outdoor cooking, campfires, cooking pits? If so, then Albemarle County fire official approval is required. Yes, there will be rings at each site for fires as there are at the existing sites. The fire department regularly inspects the site and the owner is aware that fire official approval is required. ii. The use shall conform to the requirements of the Virginia Department of Health Bureau of Tourist Establishment Sanitation and other applicable requirements. The Health Department has requested to review this application. Please verify with them that this regulation is met. Acknowledged. We are currently coordinating with the health department for this site. The requirements of the Health Bureau of Tourist Establishment Sanitation have been reviewed and the plans will adhere to all requirements. L I N E + GRADE CIVIL ENGINEERING 113 0 STREET NE, STE. 100 2. Conditions (SPs) CHARLOTTESVILLE, VA 22902 LINE-GRADE.COM SP202200001 Misty Mountain Camp Resort Comment Response Letter June 27, 20221 Page 8 a. Review of proposed conditions is requested. (it is my understanding that this is a comment to Planning and not to be addressed by L+G). Engineering (Frank Pohl, County Engineer) 1. Please refer to Chapter 16 for Central System submittal requirements. Don't hesitate to let me know if you have questions about this process. Acknowledged, thank you. 2. Please adjust the layering to more clearly show the floodplain and stream buffer limits. This has been adjusted and should be more clear now with the 8/W plans. 3. A VSMP application will be required if the cumulative proposed land disturbance will exceed 10,000 sf, including drainfields. Acknowledged. A VSMP will be submitted at a later time. List of Attachments Attachment A: Resubmittal Form Attachment B: Fracture Trace Analysis Attachment C: Jelly Stone Park Map L I N E + GRADE CIVIL ENGINEERING 113 0 STREET NE, STE. 100 CHARLOTTESVILLE, VA 22902 LINE-GRADE.COM Resubmittal of information for Special Use Permit PROJECT NUMBER THAT HAS BEEN ASSIGNED: SP202200001 Misty Mountain Camp Resort Owner/Applicant Must Read and Sign I hereby certify that the information provided with this resubmittal is what has been requested from staff Signature of 0%66r, Contract Purchaser - � dg�'� Print Name ti'�3/zz Date 4 4666546 Daytime phone number of Signatory FEES to be paid after application For original Special Use Permit fee of $2,366 First resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) Free ❑ Each additional resubmission TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) $1,183 ❑ 4% Technology surcharge 1 $47.32 TOTAL SPECIAL USE PERMIT RESUBMISSION FEE 1 $1.230.32 For original Special Use Permit fee of $1,183 ❑ First resubmiSSlOn TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) Free ❑ Each additional resubmiSSlOn (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) $592 ❑ 4% Technology surcharge 1 $23.68 TOTAL SPECIAL USE PERMIT RESUBMISSION FEE 1 $615.68 FOR OFFICE USE ONLY Fee Amount S Date Paid By whO Receipt# Ck# By: County of Albemarle Community Development Department 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126 Revised 7/12021 Page I of I Fracture Trace Analysis of The Misty Mountain Property 56 Misty Mountain Rd, Greenwood, Virginia Prepared by: Eaton Geological Consulting, LLC 2186 Spring Hill Road Staunton, Virginia 24401 434.962.8510 eatongeologic@gmail.com 26 August 2021 u 4f `� N O O N O M " 1 j 01 7 Q V J J L71 C 7 C O U U u O 0 N O C 0 Y LU W W '_^ a %n O J C Q a o Z Z .- Im W f V Z i > o cLLI N >. = lJ u � Q W LL 00 = 00 N C O > O- O a i N N N � C C C O v = o m '� E m F o E v o a`, = v o o a a a ru 0 0 O0 O L a 76 Q W W '^ a to 0_ J c C a Z Z c LLI Z t > am; F M C N W 7 2 } N V H H a� W U. F Eel r., EN r ICLIK"XIM1114117:" 2186 Spring Hill • eatongeologic@gmail.com Limitations: This geological analysis represents compilation of existing information, and site characterization conducted in accordance with generally accepted industry standards. There is no guarantee, stated or implied, as to the yield or depth of wells drilled during this project. Invoice To: Andrew Baldwin Project: Fracture Trace Analysis and Groundwater Survey - Misty Mountain Property, Greenwood, Virginia Date I Description of Rork I Amount 08/26/2021 1 Fracture Trace Analysis and Groundwater Survey of Parcel 07100- 00-00-00300, Albemarle County, Virginia $750. 10 TOTAL: $750.00 Please make check payable to: Eaton Geological Consulting 2186 Spring Hill Road Staunton, VA 24401 YO`GIE"BEAR S Clarylottesvlle Camp Resort Rules3'a - 4" t'rvt diYi. f 4 y M �f 56.�Safan Camp�Dr - s 3 � C*reeI1W0001 �%E��22943 �'1 PLEASE REVIEW THESE RULES WITH YOUR Fires - Are allowed in fire rings only. Do not FAMILY ON ARRIVAL. - move (ire nags. Grill covers are available fora P.: Bp ® JELLAMNE PARK : (540)456 6409t- mail fee. (Deposit required) Do not leave fires Fax (540)456 81'�1 ` `^ Check In 1 p.m. Check out - 12 Noon: there unattended. TM P roai e ® v � will be an additional per hour charge for earl 9 .a,m, w,,, .„ „, ,.. ;p #ass H. e,me aiowao `inc .... 't. arrival or late departure, U not in conflict with Firewood, - May be purchased at Ranger in other arrivals. Station. No cutting of trees or plants is allowed. All Rignis Reserves p Your $ItB # IS Sites - Should not be changed without prior Alcoholic Beverages - Restricted to your ' z approval. camp site only. � Letl EM - Day Visitors - Must register at the Ranger Pool - Please see posted rules in.pool area. • „ Station upon arrival, obtain a guest car pass, - ° and pay a guest fee. Playgrounds - Only children 6 and under • o r,M,�,r djdQ Q x allowed on toddler playground[ Then only n Parking- Is restricted toyour site and designated with an adult. parkingareas. Donotparkon vacant sites or the road. One car per site. Children -Parents are responsible for E� o supervising their children at all times. ��auiiet Hours -Are 10 p.m. - 7 a.m. Campers disturbmgthekneighborswillbeaskedtoleave. Profanity or Abusive Language - Is never ® Excessive noise is not allowed at anytime. allowed. n^h,4nw °S. LEGEND Maximum Speed -51/2 MPH Strictly enforced. Washing ofvehicles-Isprohibited. We are on ❑G°"` m. .. - a well. •,.b.b. amp„� _ O.w boo,° Motorcycles - May be used to enter or leave park, but not for transportation within the park. Perk boundaries -Are clearly marked. Stay within boundaries. The adjoining landowner ^"" vbyeun° m Bicycles- May be ridden in the park during day will not tolerate Vesspassers. light hours, except in the front drive between the Ranger Station and Route 250 at entrance. The management reserves the right to • interpret rules. Campers and visitors who 8! ` Pets - Are welcome, but must be leashed and are uncooperative or violate park rules • ' 1 quiet. Ownersmust clean up after them. Petsare may be asked to leave with no warning and not allowed in the pool area, on playgrounds, or no refund. - 5 in buildings. Use PET WALES. Firearms and Fireworks-Arenotallowedin the ( t �— f— O Lfll LM Gp CM W LM LAl • • • • • • :� park. R Wb -w W' fMCV<bO . Y ®®r J Garbage - Should be ut in a plastic bag, tied daily. - F ��a,� O*�^";,,,,,,;,,°eA •LAB° tl�htty, and deposited ta the dumpster Afuminum cans should be placed in marked ®B D u receptacles. Please leave the camp site clean. - I �pA O O O ""L 6J56° Cigarettes - Butts should be placed in ash trays g or containers: Do not throw them on the ground. WHERE YOU CAMP WITH FRIENDS. . I.