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HomeMy WebLinkAboutSP201000028 Legacy Document 2012-06-21 (8)COUNTY OF ALBEMARLE STAFF REPORT SUMMARY Project Name: SP201000028 Charlottesville KOA Staff: Eryn Brennan, Senior Planner Planning Commission Public Hearing: Board of Supervisors Public Hearing: February 22, 2011 To be determined Owner: Bryan Nettleton Applicant: Amy Peloquin Acreage: 27.55 Special Use Permit: 10.2.2 (20) Day camp, boarding camp TMP: Tax Map 101 Parcel 52A1 Existing Zoning and By -right use: Rural Areas: Location: 3825 Red Hill Road (Rt. 708) approx. agricultural, forestral, and fishery uses; residential one mile northwest of Scottsville Road (Rt. 20S) density (0.5 unit /acre) junction Magisterial District: Samuel Miller Conditions: Yes RA (Rural Areas): X Requested # of Dwelling Units: N/A Proposal: Special Use Permit to bring an existing Comprehensive Plan Designation: campground into compliance with the Zoning Rural Areas — preserve and protect Ordinance and to add six cabins. agricultural, forestral, open space, and natural, historic and scenic resources /density (0.5 unit /acre) Character of Property: The 27.55 acre parcel is Use of Surrounding Properties: The area is entirely wooded and the tent sites and cabins are primarily characterized by rolling terrain, steep intermittently dispersed in the central portion of the slopes, forested areas, and scattered residential parcel. lots and farmland. Some small single - family lots are located to the south of the property. Factors Favorable: Factors Unfavorable: 1. The proposed use would only minimally None impact the wooded character of the site and the six cabins proposed to replace the tent sites would not require any removal of existing vegetation. 2. There are no anticipated detrimental impacts on adjacent properties resulting from the proposed use. RECOMMENDATION: Staff recommends approval of this Special Use Permit, with conditions. SP 2010 -28 PC February 22, 2011 Staff Report Page 1 STAFF PERSON: PLANNING COMMISSION: BOARD OF SUPERVISORS: SP2010 -28 Charlottesville KOA Petition: PROJECT: SP201000028 Charlottesville KOA Eryn Brennan, Senior Planner February 22, 2011 TBD PROPOSED: Special Use Permit to bring an existing campground into compliance with the Zoning Ordinance and to add six cabins. 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 (20) Day camp, boarding camp 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: 3825 Red Hill Road (Rt. 708) approx. one mile northwest of Scottsville Road (Rt. 20S) junction. TAX MAP /PARCEL: 101000000052A1 MAGISTERIAL DISTRICT: Samuel Miller Character of the Area: The area is primarily characterized by rolling terrain, steep slopes, forested areas, and scattered residential lots and farmland. Some small single - family lots are located south of the property. (Attachment A). Specifics of the Proposal: The applicant is seeking approval to construct six 15'x 30' cabins, each with a sink and full bath, on existing tent sites and to bring the exiting campsite into compliance with the Zoning Ordinance (Attachment B). The tent sites are used an average of 100 times per year, and existing cabins are used an average of 150 times per year. The campground is open from mid -March through the end of November (Attachment C). The campground has existed on the site since 1966. Currently, 47 RV sites, 20 tent sites, and six cabins are located on the campground, in addition to a store, shower and bathroom facility, pool pavilion with a bath, and a gameroom /laundry. The hours of operation for the store are 8am to 7pm daily during peak season, and the gameroom /laundry is open daily from 8am to 10pm. There are currently three staff members for the campground, all of whom live in the primary residence on the site. Several of the light fixtures on the site exceed 3,000 lumens and are not full cutoff; however, the applicant has agreed to replace the light fixtures to bring them into conformance with the Zoning Ordinance and this has been made a condition of approval for the special use permit (condition 6). Zoning and Current Development staff have determined that there is ample parking on the site to accommodate the campsites and cabins and that no improvements to the entrance are required; therefore, a site plan would not be required. Planning and Zoning History: Charlottesville KOA is a legally non - conforming use. This special use permit request is the first planning and zoning application for this property since the adoption of the Zoning Ordinance and will bring it into conformance with the Zoning Ordinance. SP 2010 -28 PC February 22, 2011 Staff Report Page 2 Conformity with the Comprehensive Plan: The land uses supported by the Rural Areas chapter of the Comprehensive Plan emphasize the preservation and protection of agricultural, forestal, open space, and natural, historic and scenic resources. Although the campground does not directly contribute to these land uses, the use does assist in providing a rural landowner an economic opportunity that does not compromise the agricultural and natural character of the area, which is one of the guiding principles for the Rural Areas outlined in the Comprehensive Plan. In addition, the parcel remains primarily wooded; hence, the development of the campground has not compromised the rural character of the site (Attachment D). The campground also facilitates agritourism by providing an opportunityfor visitors to experience the natural and scenic beauty of the area first -hand, which is consistent with recommendations for the Rural Areas and the Economic Development Policy component of the Plan. Use of Central Septic System- Review for Compliance with the Comprehensive Plan: The existing campground is served by three separate septic and drainfield systems and one well providing water to the entire site (Attachment E). Under the County's ordinances, the existing water supply and wastewater disposal systems are considered central system because there are three or more connections to each system. A central system is considered a "public system" or facility, and the Code of Virginia (15.2 -2232) requires that any proposed public facility that is not already specifically identified in the County's Comprehensive Plan be found in compliance with the County's Comprehensive Plan by the Planning Commission. The existing central systems serving the campground were established in the late 1960s, and there is no prior finding that these systems are in compliance with the Comprehensive Plan. Sewage disposal for the proposed six cabins that are subject to this Special Use Permit request is to be addressed by modifying one of the three existing septic and drainfield systems on -site by adding a new septic tank that will connect to existing drainfields and associated conveyance lines and pump tanks. The existing water system (well) will also serve the new cabins. The policies established in the Comprehensive Plan generally discourage the use of central systems in the Rural Areas except to solve a public health or safety problem of existing residences. In no cases should a rural subdivision density utilizing a central system exceed the density achievable with the use of an independent system. The specific recommendations state: Recommendation: New central sewer systems in the Rural Area shall be strongly discouraged except to address health and safety problems (128). The intent of the central system recommendation is to insure that the allowances for supporting infrastructure are consistent with the growth management goals for the Rural Areas. Staff opinion is that given the existing development and use of the site, and the related policies and goals of the Comprehensive Plan, the continued use of the central systems is in substantial accord with the Comprehensive Plan. Central systems are a practical way to serve a number of connections that are characteristic of a campground (campsites, cabins, and supporting facilities). The provision of individual well and septic systems for each campsite or facility would not be practical nor necessarily more environmentally sound. Regarding the proposed modification to the existing septic, drainfield system, and water system to serve six new cabins, staff opinion is that this modification is also in substantial accord with the Comprehensive Plan. The proposed six cabins replace six existing tent sites; hence, there is no intensification of use on the site from this modification. The modification also facilitates the continued use of the site as a campground. The Health Department has determined that the SP 2010 -28 PC February 22, 2011 Staff Report Page 3 existing drainfields can support the proposed new septic tank and lines (Attachment F). Staff opinion is that this request is in substantial accord with The County's Comprehensive Plan. Approval of the system would not facilitate an expansion of the use, and the use would serve to support a business in the rural area that protects and promotes the agricultural, scenic, and natural character of Albemarle County. STAFF COMMENT: Staff will address each provision of Section 31.6.1 of the Zoning Ordinance: 31.6.1: 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 campground use has operated on this site for 45 years and no complaints from adjacent neighbors regarding the campground have ever been received. The traffic generated from the use has not had an adverse impact on general traffic patterns in the area, and VDOT's recent evaluation of the site determined that the entrance has adequate commercial sight distance for the use. The conversion of six tent sites to cabin sites also would not increase traffic in the area since no new campsites are proposed on the property. The proposed location of the six cabins also would not be visible from adjacent properties, and no adjacent property owners have commented on the application since it has been submitted. that the character of the district will not be changed thereby and The campground site still retains a primarily wooded character consistent with the rural areas, and only the main entrance and circular drive in front of the store have been paved. The crushed -stone travelways used to access the surrounding camping sites are more informal and blend with the character of the wooded site. The design of the proposed wood -frame and wood - sheathed rustic cabins are also consistent with the site and area, and no trees would be removed to construct the proposed new cabins. that such use will be in harmony with the purpose and intent of this ordinance, The purpose and intent of the Rural Areas zoning is to preserve agricultural and forestal lands and activities, to protect the water supply, to limit service to rural areas, and to conserve the natural, scenic, and historic resources of the County. The campground business has not had a negative impact on the preservation of agricultural lands or the conservation of rural areas. On the contrary, the campground contributes to agritourism and facilitates visitors experiencing the scenic and natural beauty of Albemarle County. The business also has not had an adverse impact on the water supply since it is served by an on -site well, and it has created only a negligible demand for service delivery to the Rural Areas, such as the occasional cleaning, sanitary, or delivery truck. with uses permitted by right in the district, The campground business does not conflict with the agricultural, forestal, and residential uses allowed by right in the district. with the additional regulations provided in section 5.0 of this ordinance, The additional regulations provided in section 5.0 of the Zoning Ordinance address day camps and boarding camps. Staff will address each provision of Section 5.1.05 of the Zoning Ordinance as follows: 1. 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 SP 2010 -28 PC February 22, 2011 Staff Report Page 4 required; The applicant has been informed that the campground must comply with the Virginia Statewide Fire Prevention Code. The Fire and Rescue Division had no objection to the proposal but noted that final approval is subject to field inspection and verification. 2. All such uses shall conform to the requirements of the Virginia Department of HealthBureau of Tourist Establishment Sanitation and other applicable requirements. The applicant has been informed that the use shall conform to the requirements outlined by the Virginia Department of Health Bureau of Tourist Establishment Sanitation. The applicant has also already received approval from the Health Department for the site and proposed six cabins (Attachment F). and with the public health, safety and general welfare. As previously noted, the Virginia Department of Health has approved the sanitary facilities and VDOT has determined that the entrance has adequate commercial sight distance and meets the requirements for the proposed use. SUMMARY: Staff has identified the following factors favorable to this application: 3. The proposed use would only minimally impact the wooded character of the site and the six cabins proposed to replace the tent sites would not require any removal of existing vegetation. 4. There are no anticipated detrimental impacts on adjacent properties resulting from the proposed use. Staff has not identified any unfavorable factors to this application. Use of Central Septic System- Review for Compliance with the Comprehensive Plan: Recommendation: Staff recommends that the Planning Commission find that the existing central water and sewage system (three septic and drainfield systems) and proposed modification to serve six cabins are in substantial accord with the Comprehensive Plan. NOTE: This action permits the general use of a central system. The specific design for the system is subject to an additional review and approval by the Board of Supervisors. RECOMMENDED MOTION: A. Should a Planning Commissioner choose to recommend that the existing central water and sewage system (three septic and drainfield systems) and proposed modifications are in substantial accord with the Comprehensive Plan: Move to recommend that the existing central water and sewage system (three septic and drainfield systems) and proposed modifications to serve six cabins on tax map 101, parcel 52A1 are in substantial accord with the Comprehensive Plan. B. Should a Planning Commissioner choose to recommend that the existing central water and sewage system (three septic and drainfield systems) and proposed modifications are not in substantial accord with the Comprehensive Plan: SP 2010 -28 PC February 22, 2011 Staff Report Page 5 Move to recommend that the existing central water and sewage system (three septic and drainfield systems) and proposed modifications to serve six cabins on tax map 101, parcel 52A1 are not in substantial accord with the Comprehensive Plan. RECOMMENDED ACTION: Based on the findings contained in this staff report, staff recommends approval of SP201000028 Charlottesville KOA subject to the following conditions: 1. Development of the use shall be in general accord with the conceptual plan titled "Concept Plan ", prepared by the applicant and submitted November 15, 2010 (hereafter, the "Conceptual Plan "), as determined by the Director of Planning and the Zoning Administrator. To be in general accord with the Conceptual Plan, the development shall reflect the following major elements within the development essential to the design of the development: • Location of the pool and pavilion, the store, the gameroom /laundry, the cabins, travelways, and bathhouse as shown on the Conceptual Plan. Minor modifications to the Plan which do not conflict with the elements above may be made to ensure compliance with the Zoning Ordinance. 2. Written approval from Fire and Rescue Division shall be required prior to the issuance of a zoning clearance and the commencement of the use. 3. Written approval from the Health Department shall be required prior to the issuance of a zoning clearance and the commencement of the use. 4. The use shall conform to the requirements outlined by the Virginia Department of Health Bureau of Tourist Establishment Sanitation. 5. Any outdoor amplified sound shall conform to Section 4.18.04. 6. All site lighting exclusively for camp use must either emit 3,000 lumens or less or be full cutoff fixtures. Lighting issues must be resolved prior to the issuance of a zoning clearance for commencement of the use. RECOMMENDED MOTION: A. Should a Planning Commissioner choose to recommend approval of this special use permit: Move to recommend approval of SP 2010 -28 KOA Charlottesville subject to the conditions as recommended by staff. B. Should a Planning Commissioner choose to recommend denial of this special use permit: Move to recommend denial of SP 2010 -28 KOA Charlottesville. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. ATTACHMENTS Attachment A — Character of Area Attachment B — Character of Site Attachment C — Concept Plan Attachment D — Imaaes of the Site Attachment E — Existing and Proposed Septic and Water Lines Attachment F — Health Department Approval Letter SP 2010 -28 PC February 22, 2011 Staff Report Page 6