HomeMy WebLinkAboutSP201000057 Staff Report 2012-05-22COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP201000057 Pine Knot Historical
Staff: Andy Sorrell, Senior Planner
Center
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
May 22, 2012
To Be Determined
Owner: The Edith and Theodore Roosevelt Pine Knot
Applicant: Ms. J. Paula Pierce Beazley,
Foundation
President, The Edith and Theodore Roosevelt
Pine Knot Foundation
Acreage: 90.00 total acres
Special Use Permit: Section 10.2.2 (49)
Historical centers, historical center special
events, historical center festivals (reference
5.1.42)
TMP: 12200 -00 -00 -01100
Existing Zoning and By -right use:
Location: 711 Coles Rolling Road (Rt. 712)
RA -- Rural Areas: agricultural, forestal, and
approximately 0.6 miles east of the intersection with
fishery uses; residential density (0.5 unit/acre)
Glendower Road (Route 713)
Magisterial District: Scottsville
Conditions: Yes
DA (Development Area): No RA (Rural Areas): Yes
Requested # of Dwelling Units: N/A
Proposal: Special use permit for a historical center at
Comprehensive Plan Designation: Rural
Pine Knot with tours, related special events (up to 12 per
Areas - preserve and protect agricultural,
year, not to exceed 150 persons), restroom facility, and
forestal, open space, and natural, historic and
museum and educational building (not to exceed 1,500
scenic resources/ density (0.5 unit/ acre)
square feet) on a total on 90.00 acres.
Character of Property: property contains existing Pine
Use of Surrounding Properties: agricultural
Knot cottage, gravel parking area and gravel access road
and rural residential
to the cottage
Factors Favorable:
Factors Unfavorable:
1. The proposed building and site
1. The proposed method of waste
improvements would be sensitive to the
disposal has not been approved by
historic structure and the historic site
the Health Department at this
context.
2. Pine Knot contributes to the surrounding
time. However, other acceptable
community and promotes tourism for the
disposal methods can be achieved
on -site.
area
3. No outdoor lighting, or amplified sound
system would be installed, which would
prevent lighting impacts on neighboring
properties, and keep noise impacts to a
minimum. No activities after dark would
occur on site which further limits impacts to
neighboring properties.
4. A Traffic Management Plan will ensure
traffic impacts are minimal.
RECOMMENDATION: Included is a modification for Section 5.1.42(d). Based on the findings
presented in the staff report, staff recommends approval of this Special Use Permit with conditions and the
modification request.
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STAFF PERSON: Andy Sorrell, Senior Planner
PLANNING COMMISSION: May 22, 2012
BOARD OF SUPERVISORS: TBD
SP201000057 Pine Knot Historical Center
PETITION:
PROPOSED: Historical center at Pine Knot with tours, related special events (up to 12
per year, not to exceed 150 persons), restroom facility, and museum and educational
building (not to exceed 1,500 square feet)
ZONING CATEGORY /GENERAL USAGE: RA -- Rural Areas: agricultural, forestal,
and fishery uses; residential density (0.5 unit /acre in development lots);
SECTION: 10.2.2.49, Historical centers, historical center special events, historical center
festivals (reference 5.1.42)
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: 711 Coles Rolling Road (Route 712), approximately 0.6 miles east of the
intersection with Glendower Road (Route 713)
TAX MAP /PARCEL: 12200000001100
MAGISTERIAL DISTRICT: Scottsville
CHARACTER OF THE AREA:
The area can be characterized by predominately agricultural uses and rural residential
uses. The property is surrounded on three sides by Churchhill Farm, which is under a
conservation easement held by the Virginia Outdoors Foundation and is in the Carter's
Bridge Agricultural and Forestal District.
PLANNING AND ZONING HISTORY:
This application was originally submitted on December 20, 2010. The Applicant
requested and received a one (1) year deferral in March 2011. Prior to the expiration of
such deferral, staff granted an extension to September 8, 2012 in accordance with section
33.7 of the zoning ordinance. Such extension was requested by the Applicant to allow
for the necessary processing time for the special use permit.
SPECIFICS OF THE PROPOSAL:
Existing, Pine Knot was the rural retreat of Theodore Roosevelt, his wife Edith and their
children during Roosevelt's presidency. In 2001 the Edith and Theodore Roosevelt Pine
Knot Foundation was formed to manage, operate, interpret and eventually own the site.
In accordance with their historic conservation easement the Foundation also has provided
for visitations to the site. Interest in Pine Knot and visitations have increased over the
years and site activities have included visitation daily by appointment with limited
special events that typically have not exceeded 150 participants. The property (TMP
122 -11) consists of 90 acres and currently contains the 1,152 square foot Pine Knot
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cottage which was completed in 1905. In recent years, the Foundation has historically
renovated the cottage, had the property fenced and added a gravel parking area capable of
accommodating approximately 40 vehicles in spaces defined by railroad ties. An
additional 35 vehicles can be accommodated on either side of the graveled entrance loop
driveway in undefined spaces. The parking area is approximately 500 feet from the
entrance to the property from Coles Rolling Road (Rt. 711). A portable toilet is located a
short walk from the parking area along the gravel road that leads to the cottage. A small
bridge (reinforced to accommodate small buses) crosses Miller Creek before arrive the
driveway arrives at the cottage which is approximately 1,500 feet from the existing
graveled parking area. Other features of the site include five (5) hiking trails with foot
bridges and a small storage shed behind the cottage. Pine Knot is listed on the Virginia
Landmarks Registry and the National Register of Historic Places and has been placed
under an historic conservation easement with the Virginia Department of Historic
Resources. The use of Pine Knot for special events and as a historical center is a non-
conforming use that requires approval of a special use permit to allow for the
continuation of the use and the proposed addition of the restroom building and historical
center.
Proposed. The Foundation does not propose to modify the existing Pine Knot cottage.
Pursuant to the historic conservation easement with the Virginia Department of Historic
Resources, the property is to be preserved and maintained so as not to fundamentally
alter the historic /architectural significance of the cottage. The easement has restrictions
on permissible buildings and such buildings are restricted to portions of the property
other than the 15 acres that surrounds the cottage. Therefore, the Applicant has been
careful to select a location that meets the stipulations of the easement.
The Applicant proposes two phases of activity. The first phase would include the
construction of a restroom facility and an overflow parking area and is planned to occur
within nine (9) months of approval. The second phase includes the building of a small
historical center and is expected within 3 -6 years after approval. Site features are
described below:
1) Visitation and Special Events — Visitation is proposed to be limited and by
appointment daily during daylight hours, with one day a year when the site will be
open to the public between 8:30 a.m. and 5:00 p.m. or such other daylight timeframe
the Foundation deems appropriate. The Foundation, which conducts visitations and
management of the site, will host book author readings and special events attended by
invitation or reservation only for events that are educational, history or architecturally
focused in nature or conducted to promote the mission or funding of the Foundation.
There shall be no more than 12 such special events per year and they shall not exceed
150 people per event. The Applicant had originally requested two event be permitted
to have up to 200 attendees, but later withdrew such request for additional attendees.
2) Restroom Building - To accommodate visitation and special event activity, additional
restroom facilities are needed as visitors are often on the property for several hours.
In keeping with the rustic nature of the property (no electricity, well or septic system)
a restroom system that is natural and leaves as small an environmental footprint as
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3)
4)
possible is planned. The restroom is proposed to be a double, one door and room for
ladies and one door and room for men. Light and ventilation will be supplied by
solar panels on the roof and the natural exterior finishes of stone and clapboard siding
have been chosen to complement the character of Pine Knot. Both sides are proposed
to house waterless composting toilets, which uses aerobic decomposition to
decompose waste material into compost and liquid fertilizer. The restroom facility
will likely have about 5,000 uses per year and have the capacity of handling
approximately 22,000 uses per year. The solid material will compost down to 1 -2
bushels of compost after five years of operation. At that time it is anticipated that the
solid composted waste will be buried onsite per manufacturer and Health Department
requirements. Liquid waste is separated from solid material and a natural chemical
reaction changes it to a liquid end - product that is mostly nitrogen.
The Applicant desires to land apply the nitrogen -rich liquid end product (once tested
to confirm a coli limits are within acceptable levels) to a defined area adjacent to the
restroom building. The Health Department has indicated they are unable to approve
an above ground application method of the treated liquid end product. The Health
Department requires other disposal methods for the liquid end product such as in a
drainfield or in "pump and haul" manner. The Applicant strongly believes with
proper safeguards land application of the treated liquid end product is a viable
disposal method and has submitted a variance application to the State Health
Department requesting above ground application of the treated liquid end product.
While the Applicant prefers an alternative disposal method for the treated liquid end
product, they understand and will comply with current Health Department disposal
requirements. Prior to the County issuing a building permit, the Applicant will need
to demonstrate that Health Department approval has been obtained for the facility's
method of waste disposal. The restroom building is the most immediate site need and
is planned to be built soon after if approval is obtained (see Attachment C, Page 2 for
details on the composting toilet and Attachment D for the elevation concept).
Historical Center — The Applicant has recognized the need for exhibition,
interpretative, educational and museum space with minimal administrative space
which can be accommodated by a new building adjacent to the existing graveled
parking area. Such building shall remain within the size limitations required by the
supplemental zoning regulations which require newly constructed historical centers
be in aggregate no more than 1,500 square feet in size. The Applicant proposed a
building that is approximately 1,000 square feet. The proposed historical center is a
long -term need and is planned to be constructed in the next 3 -6 years (See
Attachment D for a conceptual elevation and floor plan). The Applicant seeks
approval of up to six (6) years to complete the historical center.
Overflow Parking & Site Access— Currently the parking areas is gravel with parking
spaces defined by railroad ties that can accommodate approximately 40 vehicles with
another 35 vehicles capable of being accommodated in undefined spaces on either
side of the gravel entrance loop driveway. The Applicant feels the existing parking
areas are adequate for most events and staff finds that no additional parking is
required over what is currently provided. However, to accommodate the few
occasions when additional parking may be needed, an additional gravel overflow
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parking area is planned immediately to the east of the existing parking area in an area
that is currently wooded. The overflow parking area will be able to accommodate
approximately 40 additional vehicles with spaces defined by railroad ties. It is
planned that the overflow parking area would be installed in conjunction with the
restroom building. The Applicant has indicated that the limits of disturbance shall be
less than 10,000 square feet. Stormwater management is to be provided adjacent to
the overflow parking area. The existing entrance was brought up the VDOT
commercial entrance standards in approximately 2009 and no changes are proposed
to the entrance at this time. VDOT staff has confirmed that the upgraded entrance is
adequate for the proposed use.
5) Traffic Control — The Applicant has submitted a parking plan to manage the
availability of parking during special events when the number of vehicles onsite is
expected to exceed the number of available onsite parking spaces (Attachment F).
The traffic plan is modeled after a similar plan prepared for UVA's Morven meeting
barn. The proposed parking plan stipulates that at any time the estimated number of
vehicles to be onsite exceeds the number of parking spaces (115 with the addition of
the overflow parking area), the Applicant will either: 1) limit the number of
participants and /or vehicles to not exceed onsite parking or 2) make arrangements for
additional overflow parking with Christ Church Glendower which is approximately
1.5 miles from the property. Arrangements would be made to shuttle visitors from
the church to the property. The Applicant has indicated the church is in agreement
with the overflow parking arrangement. Generally, events are not held at the same
time church services are held, so timing conflicts should be minimal. In addition,
when onsite parking exceeds 40 vehicles the Applicant will provide parking directors
to ensure parking occurs in an orderly fashion, to maximize available parking spaces
and to ensure safe entrance and exit from the property.
The Applicant requests one exception to the requirements of the parking plan. In
accordance with the terms of the historic conservation easement, the property is open
to the general public one day a year (the day of the Garden Club tour). With prior
permission from DHR, the site can be open to the public additional days. For this
day or other days approved by DHR, the Applicant desires to manage traffic onsite
only because unlike a special event, the Applicant does not have prior knowledge of
the number of visitors. Staff finds this limited exception acceptable because of its
infrequency and the overall site limitation of 150 persons.
CONFORMITY WITH THE COMPREHENSIVE PLAN:
The Comprehensive Plan designates the subject property as Rural Areas emphasizing the
preservation and protection of agricultural, forestal, open space, and natural, historic, and
scenic resources as land use options. Under the Rural Areas section of the
Comprehensive Plan permitting an historical center on the Pine Knot property supports
the following Guiding Principles:
"Protect the Rural Area's historic, archeological, and cultural resources."
"Protect and enhance rural quality of life for present and future Rural Area
residents."
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"Address the needs of existing rural residents without fostering growth and
further suburbanization of the Rural Areas."
"Establish development standards that are consistent with rural area characteristics and
expectations."
The proposed historical center and associated uses (additional parking and restroom
building) will allow the Foundation to protect, preserve and educate the public about Pine
Knot which can further enhance the quality of life for rural residents. Although not
specifically mentioned in the Comprehensive Plan, historic centers provide an important
community resource in the RA and are integral to the historic context of rural
communities. The proposed historical center is governed by supplemental zoning
standards that ensure the use is consistent with the rural area characteristics and
expectations. The proposed historical center does not encourage further suburbanization
of the Rural Areas, contribute to the creation of a de -facto growth area or impact the
character of other local historic, scenic or cultural resources.
ANALYSIS OF THE SPECIAL USE PERMIT REQUEST:
Section 31.6.1 of the Zoning Ordinance requires that special use permits be reviewed as
follows:
Will the use be of substantial detriment to adjacent property?
Pine Knot has occupied this site since 1905. No expansion to the existing structure is
proposed. The property is under an historic conservation easement with the Virginia
Dept. of Historic Resources. The property is surrounded on three sides by land that is
also in conservation easement. Occupied rural residential lots are located directly across
from the site entrance. The proposed location of the new historical center and restroom
building would be located in the woods at the edge of the current parking area reducing
visibility from Coles Rolling Road.
Special events will be limited to no more than 12 a year with no more than 150
attendees. The Applicant will implement a traffic plan when the anticipated number of
vehicles exceeds the number of parking spaces. The site will not be used after dark nor
will outdoor amplified sound be used. Staff does not anticipate that the surrounding
properties and dwellings would be adversely affected by the proposed use nor
significantly impacted by the special events on site.
Traffic impacts would have the most significant impact on nearby properties. Access to
the site is over Coles Rolling Road (Rt. 712), a narrow, unpaved, rural road that intersects
with Glendower Road (Rt. 713) two - thirds of a mile west of the site entrance. Most site
traffic would come from Scottsville Road (Rt. 20) traveling down Coles Rolling Road or
Glendower Road (Glendower Road intersects Coles Rolling Road 2/3 of a mile from the
site). Glendower Road is also a narrow, unpaved rural road. The site is approximately
two miles from Route 20.
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A typical 150- person event would involve approximately 80 vehicles, which would
arrive before the event and typically leave late in the event or after the event ends. With
this use, this traffic impact would occur on Coles Rolling Road no more than 24 times
per year (two directional times, coming and leaving, for 12 events a year). The distance
from the site to the closest intersection is 2/3 of a mile. This, together with the proposed
parking plan (for traffic control), should provide for enough room to prevent backups on
Coles Rolling Road (see Attachment F). Staff believes that while there will some traffic
impacts from this use, those impacts would not be considered a substantial detriment.
Will the character of the zoning district change with this use?
The proposed use of Pine Knot allows for continued and further educational and interpretive
uses of the Pine Knot cottage and property. Activities and special events on the property will
help support its mission and raise funds for its long -term maintenance. The property is
zoned Rural Areas, within the Southern Albemarle Rural Historic District and the Pine Knot
cottage is on the Virginia Landmarks Registry and the National Register of Historic Places.
The enhanced use of the Pine Knot property will not impact the character of the Southern
Albemarle Rural Historic District or the character of the Rural Areas district as the proposed
use protects an identified historic and cultural resource without modifying the historic
context of the structure or immediate surroundings.
Will the use be in harmony with the purpose and intent of the zoning ordinance?
Two of the purposes of the RA district are the "[p]reservation of agricultural and forestal
lands and activities" and "[c]onservation of natural, scenic, and historic resources." This use
will provide for the maintenance of Pine Knot as a historic site, preserve and enhance its
natural, wildlife and wilderness features that were so appealing to the Roosevelts in a manner
that is consistent with the President's passion for wildlife and nature conservation. This use
will also provide for visitation for educational purposes, while ensuring the site is maintained
for future generations.
Will the use be in harmony with the uses permitted by right in the district?
Pine Knot is an established component of the southern Albemarle community. The
enhanced use of the facility will not adversely affect the historic cottage. The new
historical center, restroom building and overflow parking area do not conflict with the
intent of the RA District.
Special events are in harmony with agricultural, open- space, and historic - preservation
land uses in the Rural Areas, in that they provide alternative sources of fund raising that
help to maintain the site in its historic state.
Will the use be in harmony with additional regulations provided in section 5?
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The proposed use would meet the requirements of section 5.1.42, "historical centers,"
(see Attachment E for the complete section).
a. New historical center structures. Newly constructed structures for historical centers shall be
limited to one thousand five hundred (1,500) square feet in size, aggregate, including
interpretative space and accessory uses within such structures.
The proposed new historical center structure and restroom building in total will be no larger than
1,500 square feet.
b. Rehabilitation or construction on historic structures or sites to be used for historical center
structure. The rehabilitation of historic structures and sites to be used for historical centers
shall be completed to the satisfaction of the Virginia Department of Historic Resources
(DHR) as demonstrated by a letter to the county. The design and siting of any proposed
accessory uses and visitor amenities at a historic structure or site shall also be approved by
DHR.
Since the most immediate need is for the restroom building, the Applicant has received written
approval from the Virginia Department of Historic Resources for the proposed siting of the restroom
building. The Applicant has reviewed the whole project and conceptual site plan with DHR who
does not have issue with the proposal. The Applicant is required to receive additional DHR approval
once firm plans are in place to construct the historical center several years from now. The letter from
DHR can be found in Attachment G.
Minimum side and rear yards. Notwithstanding any other provision of this chapter, the
minimum side yard and rear yard shall be fifty (50) feet; provided that there shall be no
minimum side yard or rear yard if the side or rear lot lines are shared with another lot that is
part of the historical center; and further provided that greater side yards or rear yards may be
required by the site plan agent if deemed necessary because of site - specific conditions, and
that lesser side yards and rear yards may be allowed to facilitate the rehabilitation or reuse of
a historic structure or site.
The proposed use and structures meets required minimum side and rear yard requirements.
d. Site plan. A site plan is required for a historical center. In addition to any requirement of
section 32: (i) the site plan agent may impose additional reasonable standards of development
as conditions of final site plan approval; (ii) the owner shall submit photographic
documentation of existing site conditions with the preliminary site plan; and (iii) the site plan
agent may require the Applicant to submit a Phase 1 archaeological survey of the areas of the
site proposed for the historical center use prior to final site plan approval.
In accordance with section 32, staff has determined that a site plan is not required due to the
following: (i) the proposed use will not require additional parking under section 4.12 of the zoning
ordinance; (ii) VDOT does not require alteration to the existing site entrance and (iii) no changes to
the entrance is proposed by the application. Staff has reviewed the conceptual site plan (Attachment
Q and finds it sufficient for the improvements proposed. The Applicant therefore has requested that
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the Board of Supervisors approve a special exception that waives the requirement for a site plan as
found in this subsection. Because staff feels the conceptual site plan is adequate and section 32 did
not necessitate submittal of a site plan, staff recommends approval of the site plan special exception
request.
e. Items for display. Items for display shall be related to the significance of the historic resource
to be interpreted and shall relate to past or present people, places, things, or events in the
county.
The items for display will be related to the historic resource and the property's use by the Roosevelt
family during Theodore Roosevelt's presidency.
f. Primary uses. The educational and interpretative activities that are permitted primary uses
include, but are not limited to, passive display, active demonstration including tours, public
participation in activities, educational classes, and research.
The use of the property shall be in keeping with the permitting primary uses. The existing Pine Knot
cottage currently serves as a house museum for visitation. The Applicant believes that as it collects
an increasing number of artifacts and additional interpretive exhibits, display of the items may crowd
and detract from interpretation at the Roosevelt's sparsely furnished cottage. The new historical
center building will provide space for interpretive exhibits, film and educational materials and display
artifacts relating to Theodore Roosevelt as the first conservationist president, the Roosevelt's time at
Pine Knot, and local landowners of significance to the Roosevelt's time at Pine Knot.
g. Accessory uses. Not more than ten percent (10 %) of the total floor area of a historical center
structure may be devoted to uses other than the educational and interpretive activities
provided in subsection (f). A floor plan shall be submitted with the special use permit
application to ensure that this requirement is met. Accessory uses may include, but are not
limited to, administrative offices and shops and facilities such as gift shops, book stores, and
accessory food sales such as luncheonettes, snack bars, or refreshment stands.
Attachment D shows the proposed floorplan and elevation for the proposed historical center. At this
time, accessory uses are not proposed in the historical center. However, if they are proposed in the
future, they shall be no more than 10% of the floor area of such center.
h. Operations. The operation of each historical center shall be subject to the following: (i) daily
tours of a historical center shall be permitted; (ii) the normal hours that the historical center is
open to the public shall be limited to daylight hours only, dawn until dusk; and (iii) an
outdoor amplified sound system shall be prohibited at all times.
Visitation to Pine Knot is limited and is available by appointment daily during daylight hours, with
one day a year when the site is open to the public between 8:30 am and 5:00 pm or such other
daylight time frame the Foundation deems appropriate. The property will not be in use after dark and
will not use any outdoor amplified sound systems. The site does not have electrical service.
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i. Special events. Special events are authorized by special use permit only, either as part of the
special use permit authorizing the historical center or by a separate special use permit.
1. For purposes of this section, a special event is an event conducted at a historical center
on a single day for which attendance is allowed only by invitation or reservation and
whose participants do not exceed one hundred fifty (150) persons; special events are
limited to events conducted for the purpose of promoting the mission of the historical
center.
2. In addition to all other special use permit application requirements in section 31.2.4,
the application shall describe the nature of the special events.
3. The special use permit: (i) shall identify the number of approved special events per
year, which number shall not exceed twelve (12); (ii) may authorize specific special
events, classes of special events, or a combination thereof; and (iii) may include
reasonable conditions relative to the special events as authorized under section
31.2.4.3.
The Applicant plans to conduct no more than twelve (12) special events per year on site which shall
not exceed one - hundred and fifty (150) persons. Such special events shall be held in connection with
the Foundation's educational programs or fund raising in support of its mission to educate guests
about Theodore Roosevelt and his time at Pine Knot. A parking plan has been submitted to address
traffic control for special events.
Festivals. Festivals are authorized by special use permit only, either as part of the special use
permit authorizing the historical center or by a separate special use permit.
Festivals are not proposed as part of this special use permit application.
Will the public health, safety and general welfare of the community be protected if the
use is approved?
The proposed entrance design and location meet the Virginia Departments of Transportation's
standards for the proposed uses. VDOT does not require any additional improvements.
The Albemarle County Engineer has indicated that this project is not in the Albemarle
County Service Authority jurisdictional area for water and sewer service. Stormwater
management will be provided for the overflow parking area in the form of a biofilter and
vegetated filter strip adjacent to the parking area.
The Virginia Department of Health is required to approve the proposed composting restroom
facility prior to its use. The Health Department has stated that they are unable to approve the
spraying of the treated liquid end product on the ground. The Applicant has applied for a
variance from the Health Department on this particular requirement which is currently being
processed. Prior to the issuance of a building permit and a zoning clearance is granted, the
Applicant shall demonstrate the proposed restroom facility has the necessary Health
Department approvals. Once Health Department approval has been obtained, staff feels that
the restroom facilities will not impact ground -water resources or nearby Miller Creek.
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SUMMARY:
Staff has identified the following factors favorable to this application:
1. The proposed building and site improvements would be sensitive to the historic
structure and the historic site context.
2. Pine Knot contributes to the surrounding community and promotes tourism for the
area.
3. No outdoor lighting, or amplified sound system would be installed, which would
prevent lighting impacts on neighboring properties, and keep noise impacts to a
minimum. No activities after dark would occur on site which further limits impacts
to neighboring properties.
4. A Traffic Management Plan will ensure traffic impacts are minimal.
Staff has identified the following factors unfavorable to this application:
1. The proposed method of waste disposal has not been approved by the Health
Department at this time. However, other acceptable disposal methods can be
achieved on -site.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of
SP201000057 Pine Knot Historical Center, subject to the following conditions:
1. Development and use shall be in accord with the conceptual plan titled "Ex. Conditions
and Site Plan Special Use Permit — SP #201000057" prepared by Water Street Studio and
dated (last revised) March 22, 2012 (hereafter "Conceptual Plan "), as determined by the
Director of Planning and the Zoning Administrator. To be in accord with the Conceptual
Plan, development and use shall reflect the following major elements within the development
essential to the design of the development, as shown on the Conceptual Plan
limits of disturbance
location of buildings and structures
location of parking area and associated BMPs for stormwater management
Minor modifications to the plan, which do not conflict with the elements above, may be made
to ensure compliance with the Zoning Ordinance.
2. Transportation to and from the Pine Knot property for attendees of all special events shall be
subject to a transportation management plan approved by the Planning Director.
3. Approval from the Health Department for the composting restroom facility shall be required
prior to issuance of a building permit for this use.
4. Construction of the new building, as identified on the conceptual site plan (Attachment C)
shall commence on or before six (6) years from (the Board of Supervisor's approval date), or
this special use permit shall be deemed abandoned and the authority granted hereunder shall
be thereupon terminate.
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ZONING ORDINANCE MODIFICATION:
The proposed modification, as discussed above, is to waive the submittal of a site plan as
required under 5.1.42(d). Again, staff determined that a site plan was not required by
section 32.2 of the zoning ordinance because the existing ingress /egress is not required
nor proposed to be changed and the additional structures and activities on site (historical
center, restroom building and special events) will not require additional parking over what
it already provided. Staff finds the conceptual site plan sufficient for the proposed site
improvements. Therefore staff is able to support recommended modification described in
the staff report.
PLANNING COMMISSION MOTION - SPECIAL USE PEMIT
A. Should a Planning Commissioner choose to recommend approval of this special use permit:
Move to recommend approval of SP201000057 Pine Knot Historical Center subject to the
conditions, as recommended by staff in the staff report.
B. Should a Planning Commissioner choose to recommend denial of this special use permit:
Move to recommend denial of SP201000057 Pine Knot Historical Center. Should a
commissioner motion to recommend denial, he or she should state the reason(s) for
recommending denial.
PLANNING COMMISSION MOTION — ZONING ORDINANCE MODIFICATION
A. Should a Planning Commissioner choose to recommend approval of the zoning ordinance
modification:
Move to recommend approval of the Zoning Ordinance Modification for SP 2010 - 00057,
Pine Knot Historical Center, as recommended by staff.
B. Should a Planning Commissioner choose to recommend denial of the zoning ordinance
modification:
Move to recommend denial of the Zoning Ordinance Modification for SP 2010 - 00057,
Pine Knot Historical Center. Should a commissioner motion to recommend denial, he or
she should state the reason(s) for recommending denial.
ATTACHMENTS
Attachment A — Vicinity Map
Attachment B — Site Map
Attachment C — Conceptual Plan titled "Ex. Conditions and Site Plan Special Use Permit —
SP #201000057" prepared by Water Street Studio and dated (last revised) March 22, 2012
(Sheets 1 and 2)
SP201000057
PC May 22, 2012
Staff Report Page 12
Attachment D — Restroom Elevation, Historical Center Conceptual Elevation and Floor plan
Attachment E — Supplement Regulations for Historical Centers (Section 5.1.42)
Attachment F — Proposed Transportation Plan
Attachment G — DHR Letter 2 -27 -2012
Attachment H — Site Photographs
SP201000057
PC May 22, 2012
Staff Report Page 13