HomeMy WebLinkAboutSP200800061 Legacy Document 2009-04-27COUNTY OF ALBEMARLE
STAFF REPORT SUMMARY
Project Name: SP 2008 -00061 Slingluff Dock
Staff: Scott Clark
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
May 5, 2009
TBA
Owner /s: Craig L. Slingluff, Jr.
Applicant: Craig L. Slingluff, Jr.
Acreage: 305.741 acres
Special Use Permit: 30.3.05.2.1(2): Water
related uses such as boat docks, canoe
liveries, bridges, ferries, culverts and river
crossings of transmission lines of all types.
TMP: Tax Map 45 Parcels 6D 1 and 67A
Existing Zoning and By -right use: RA Rural
Location: 256 Woodlands Road (Route 676),
Areas - agricultural, forestal, and fishery uses;
approximately 0.3 miles north of the intersection
residential density (0.5 unit /acre in development
with Earlysville Road (Route 743)
lots); FH Flood Hazard - Overlay to provide
safety and protection from flooding
Magisterial District: Jack Jouett
Conditions or Proffers: Yes
RA (Rural Areas)
Requested # of Dwelling Units: n/a
Proposal: Construction of a private floating dock
Comprehensive Plan Designation: Rural Areas
on the South Fork Rivanna Reservoir
- preserve and protect agricultural, forestal, open
space, and natural, historic and scenic resources/
density ( .5 unit/ acre in development lots)
Character of Property: The Slingluff property is
Use of Surrounding Properties: The site is
a largely open residential parcel bordering on the
adjacent to the South Fork Rivanna Reservoir.
reservoir. The reservoir parcel is a constructed
Most nearby properties are residential, but the
drinking water impoundment with vegetated
Ivy Creek Natural Area is nearby to the
edges.
southwest.
Factors Favorable:
Factor Unfavorable:
1. No direct impact to the water supply
1. If a significant number of these
or neighboring properties is
requests are approved, the resulting
expected as a result of this special
proliferation of boat docks could
use permit.
impair the primary function of the
2. No increase in flood levels will
Reservoir as a drinking water
result from installation of a dock.
supply
3. The proposed dock is supported by
the City of Charlottesville
Department of Public Works, and
meets the requirements of the
Rivanna Water and Sewer Authority
for residential boat docks.
RECOMMENDATION: Staff recommends approval of this Special Use Permit, with conditions.
SP 2008 -61
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Staff Report Page
Petition:
PROPOSED: Construction of a private floating dock on the South Fork Rivanna Reservoir
ZONING CATEGORY /GENERAL USAGE: RA Rural Areas - agricultural, forestal, and fishery uses; residential
density (0.5 unit/acre in development lots); FH Flood Hazard - Overlay to provide safety and protection from
flooding
SECTION: 30.3.05.2.1(2): Water related uses such as boat docks, canoe liveries, bridges, ferries, culverts and
river crossings of transmission lines of all types.
COMPREHENSIVE PLAN LAND USE/DENSITY: Rural Areas - preserve and protect agricultural, forestal,
open space, and natural, historic and scenic resources/ density ( .5 unit/ acre in development lots)
ENTRANCE CORRIDOR: No
LOCATION: 256 Woodlands Road (Route 676), approximately 0.3 miles north of the intersection with
Earlysville Road (Route 743)
TAX MAP/PARCEL: TMP 45 -6D 1 and TMP 45 -67A
MAGISTERIAL DISTRICT: Jack Jouett
Character of the Area:
The site is adjacent to the South Fork Rivanna Reservoir. Most nearby properties are residential, but the Ivy
Creek Natural Area is nearby to the southwest.
Specifics of the Proposal:
A special use permit is being requested in accordance with Section 30.3.05.2.1(2) of the Zoning Ordinance
to allow a boat dock in the Flood Hazard Overlay zoning district. See Attachment C for the proposed design.
Conformity with the Comprehensive Plan:
The Comprehensive Plan recognizes the South Fork Rivanna Reservoir as a surface drinking water supply.
The Natural Resources and Cultural Assets chapter of the Comprehensive Plan contains the following
objective for the recreational use of water supply areas:
"Allow and manage recreational uses of drinking water reservoirs and adjacent public land only as
incidental uses to the primary function of water supply and in such a manner as to prevent
cumulative impacts that may impair the primary function. "
The Comprehensive Plan recognizes that recreational use of water supply reservoirs has the potential to
threaten water quality and water supply functions, and calls for specific consideration of this issue in the
following strategy:
"The County should take a lead role in developing a recreation and water supply protection plan for
each reservoir to address incidental recreational uses of drinking water reservoirs and adjacent
public land. This effort should be coordinated with the Rivanna Water and Sewer Authority, the City
of Charlottesville, Shenandoah National Park and other relevant agencies. "
The County will include that coordinated planning in the next revision of the Comprehensive Plan. This
particular request is for a low- impact use that is incidental to the water - supply function of the reservoir, and
that poses no threat to public health.
SP 2008 -61
PC May 5, 2009
Staff Report Page 2
STAFF COMMENT:
Staff will address 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 addition of one floating boat dock will not be detrimental to either the Reservoir or nearby surrounding
properties. There are a number of boat docks for private recreational use already in place on the Reservoir.
The nearest existing dock is approximately 500 feet to the east.
that the character of the district will not be changed thereby and
In past reviews of similar dock requests, the possible changes to the district caused by lighting on the
Reservoir have been a significant issue. To address this concern, recent dock approvals have included a
condition prohibiting lighting within 25 horizontal feet of the Reservoir. The same condition of approval is
recommended in this case to be consistent with past practice.
There are approximately 20 boat docks already in place on the Reservoir. These boat docks do not appear to
detract from the primary use of the Reservoir as a water supply reservoir because of their size, materials, and
periodic usage. This proposed boat dock would not change the character of the Rural Area zoning district or
the character of the use of the Reservoir. A proliferation of residential boat docks, however, would change
the appearance of the Reservoir and potentially provide for a more recreational character than a water supply
character. In recognition of this and the Comprehensive Plan strategy noted earlier in this report, this issue
will be addressed as part of the upcoming update of the Natural Resources and Cultural Assets chapter of the
Comprehensive Plan.
Since 1999, there have been four special use permit requests for private docks on the South Fork Rivanna
Reservoir, all of which were approved by the Board of Supervisors.
and that such use will be in harmony with the purpose and intent of this ordinance,
The floating dock will be designed to respond to changes in flood levels and not impede the natural flow of
water, unless it were to break loose and travel downstream to the dam. The dock would be anchored to avoid
being broken loose by floods. The County Engineer has confirmed that there will be no increase in flood
elevations by installing a floating dock.
with uses permitted by right in the district,
By -right uses in the Rural Areas include single family and duplex uses, public uses and buildings,
agricultural, forestry, boating, and fishery uses. This use is not expected to create conflicts with the uses
permitted by- right.
with additional regulations provided in section 5.0 of this ordinance,
There are no supplementary regulations relating to boat docks in Section 5.0 of the Zoning Ordinance.
and with the public health, safety and general welfare.
Sections 11 -300 through 11 -306 of the Albemarle County Code address water supply reservoirs utilized
by the Rivanna Water and Sewer Authority and regulate the use and activity on each reservoir. Section
11 -304 specifically addresses activities on the South Fork Rivanna Reservoir. Authorized activities are
SP 2008 -61
PC May 5, 2009
Staff Report Page 3
fishing, canoeing, boating (no internal combustion engines), hiking, bird watching, and picnicking.
Swimming is specifically prohibited under this section. Given those regulations and the proposed use of
this dock —for the launching of non - powered boats only —the dock is not expected to have negative
public - health impacts.
SUMMARY:
Staff has identified the following factors favorable to this application:
1. No direct impact to the water supply or neighboring properties is expected as a result of this special
use permit.
2. No increase in flood levels will result from installation of a dock.
3. The proposed dock is supported by the City of Charlottesville Department of Public Works, and
meets the requirements of the Rivanna Water and Sewer Authority for residential boat docks.
Staff has identified the following factor unfavorable to this application:
2. If a significant number of these requests are approved, the resulting proliferation of boat docks could
impair the primary function of the Reservoir as a drinking water supply
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of SP 2008 -61 Slingluff
Dock with the following conditions:
1. There shall be no lighting within 25 horizontal feet of the Reservoir, measured from the elevation of
normal pool, which is Elevation 382 (North American Vertical Datum of 1988).
2. There shall be no removal of vegetation or earth disturbance with the 200 -foot stream buffer
associated with the installation of the boat dock. The stream buffer is measured from the edge of the
floodplain, which is Elevation 391.
3. There shall be no other structures, such as decking or stairs, constructed in the 200 -foot stream
buffer.
ATTACHMENTS
Attachment A – Area Map
Attachment B – Detail Map
Attachment C – Sketch Plan
SP 2008 -61
PC May 5, 2009
Staff Report Page 4
Stingtu, ff Dock
0 625 1,250 2,500 Feet
► Prepared by Albemarle County Community Development Dept.
Map c Bated by Scott Clark, June 2007.
► Note: The map elements depicted a e graphic representations and a not
to he c nstrued o sed a a -legal de scription. This map is for display purposes only.
► Parcel h._dari as r re flectsmost re_ nt a ailahle data.
► Aerial photos 2002 Commonwealth of Virginia
SP 2008 -61
PC May 5, 2009
Staff Report Page 5
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Stingtu, ff Dock
0 625 1,250 2,500 Feet
► Prepared by Albemarle County Community Development Dept.
Map c Bated by Scott Clark, June 2007.
► Note: The map elements depicted a e graphic representations and a not
to he c nstrued o sed a a -legal de scription. This map is for display purposes only.
► Parcel h._dari as r re flectsmost re_ nt a ailahle data.
► Aerial photos 2002 Commonwealth of Virginia
SP 2008 -61
PC May 5, 2009
Staff Report Page 5
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Proposed Dock Location
Prepared by Albemarle County Community Development Dept.
Map c Bated by Scott Clark, June 2007.
Note: The map elements depicted a e graphic representations and a not
to he c nstrued o sed a a legalydescription. This map is for display purposes only
Paxcel houndariesrxeflectsmost r ant a ailehle data.
Aerial photos 2002 Commonwealth o£ Virginia
SP 2008 -61
PC May 5, 2009
Staff Report Page 6
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Proposed Dock Location
Prepared by Albemarle County Community Development Dept.
Map c Bated by Scott Clark, June 2007.
Note: The map elements depicted a e graphic representations and a not
to he c nstrued o sed a a legalydescription. This map is for display purposes only
Paxcel houndariesrxeflectsmost r ant a ailehle data.
Aerial photos 2002 Commonwealth o£ Virginia
SP 2008 -61
PC May 5, 2009
Staff Report Page 6
Schem tic of Dock Design
TMP 45 -- 6D1
8 ft
Slinghiff dock
11 -22 -08
Dock made of 2 floats, one 6x'12 feet & one fix$ feet,
connected to shore with a 6x4 foot connector, of
which 3 feet extends beyond the shoreline, which, in
turn, is connected to a 6x4 foot platform on the shore.
The total length of the dock from the shoreline is 21
feet (3 + 12 + 6 feet). Mooring eyes will be placed on
each side of the dock and will be tethered to mooring
stakes at the shoreline as shown.
Attachment C
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PC May 5, 2009
Staff Report Page 7
Slinglutidock
11.22 -08
Schematic of Dock Design
TMP 45 — 6DI Side view
The dock will be constructed of durable composite boards
(available from MWP Supply, Inc., 322 Washington St.,
Madison, VA). one 12x6 foot dock float and one 8x6 foot
dock float will be constructed and supported on durable
floats made of extruded polystyrene, expanded polystyrene,
or a copolymer of polystyrene, in accordance with
instructions from the Rivanna Water and Sewer Authority.
The 8x6 foot dock float will be oriented at right angles to, and
at the far end of, the 12x6 foot dock float. The dock will be
anchored within the reservoir using an anchor cable
connected to a sentinel 1- gallon concrete weight, which will
be connected in turn to a 5- gallon concrete weight.
SP 2008 -61
PC May 5, 2009
Staff Report Page 8