HomeMy WebLinkAboutSP201000041 Staff Report 2011-02-22COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP200900035 Blue Ridge
Staff: Joan McDowell, Principal Planner
Swim Club Day Boarding Camp and
SP201000041 Blue Ridge Swim Club
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
February 22, 2010
Owner: Blue Ridge Swimming Pool Club,
Applicant: Todd Barnett
LTD
Acreage: 13.206 acres
Special Use Permit: 10.2.2 (20) Day camp,
boarding camp (reference 5.1.05) and Section
10.2.2(4) Swim, golf, tennis or similar athletic
facilities (reference 5.1.16).
TMP: 058000000075AO
Existing Zoning and By -right use:
Location: 1275 Owensville Road (Rt. 678),
RA __ Rural Areas: agricultural, forestal, and fishery
north of Holkham Drive
uses; residential density (0.5 unit /acre
Magisterial District: Samuel Miller
Conditions: Yes
DA (Development Area):
Requested # of Dwelling Units: NA
RA (Rural Areas): X
Proposal: Special Use Permit for a summer
Comprehensive Plan Designation: Rural Areas -
camp that would allow overnight stays;
preserve and protect agricultural, forestal, open
continue existing swimming pool use for
space, and natural, historic and scenic resources/
members; and allow special events and
density (0.5 unit/ acre)
concession sales on 13.206 acres
Character of Property: Wooded, areas
Use of Surrounding Properties: Residential and
containing wooded slopes, two existing
portion of a trail system owned by neighboring
buildings and pool, open areas for play and
homeowners association
parking, stream
Factors Favorable:
Factors Unfavorable:
1. The Swim Club has been operating as part
1. The additional uses would increase traffic on
of the community for over a century.
Owensville Road.
2. Sight distance would be achieved at the
2 Additional noise generated from the Club and
entrance prior to site plan approval.
Camp may be heard by adjacent neighbors
3. The drainfields would be relocated out of
the stream buffer prior to site plan approval.
4. Impacts from the uses can be mitigated
through conditions of approval.
RECOMMENDATION: Staff recommends approval of these Special Use Permits with conditions.
SP201000035 and SP201000041 Blue Ridge Swim Club and Camp
PC February 22, 2011
Staff Report Page 1
STAFF PERSON: Joan McDowell, Principal Planner Rural Areas
PLANNING COMMISSION: February 22, 2010
BOARD OF SUPERVISORS: TBD
SP 201000035 Blue Ridge Swim Club - Day Boarding and
SP201000041 Blue Ridge Swim Club
Petition:
PROJECTS: SP201000035 Blue Ridge Swim Club - Day Boarding and SP201000041 Blue Ridge Swim
Club
PROPOSED: Special Use Permit for a summer camp that would allow overnight stays; continue existing
swimming pool use for members; and allow special events and concession sales on 13.206 acres
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 (reference 5.1.05); Section 10.2.2(4) Swim, golf, tennis or
similar athletic facilities (reference 5.1.16)
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: 1275 Owensville Rd. (Rt. 678), north of Holkham Dr.
TAX MAP /PARCEL: 058000000075AO
MAGISTERIAL DISTRICT: Samuel Miller
Character of the Area: The area is characterized by wooded areas, sloping terrain, and the residential
subdivisions surrounding the Swim Club property. The site of the Swim Club is bordered on the south by a
wooded neighborhood trail system owned by the Lewis Hill Property Owners Association. A branch of Ivy
Creek transects the property.
Specifics of the Proposal: SP201000035 Blue Ridge Swim Club — Day Boarding Camp would allow a
summer children's camp that would operate in conjunction with the Swim Club activities. The camp would
accommodate up to 100 campers who would stay overnight two times per week. The camp would replace the
existing Field Camp currently located at Camp Albemarle in Free Union. Transportation would be provided
by a shuttle bus, but parents would have the option to provide their own transportation. Currently, the Field
Camp has about 2/3 of the children being transported by bus. The shuttle bus stop is located at Rt. 29 and
Barracks Road. The applicant uses a megaphone on five Friday mornings for the field games. Amplified
music or speakers have not been requested. The hours for the camp would be from 8:30 AM to 5:00 PM
Monday through Wednesday and Friday. On Thursday, the campers would be there all day and stay
overnight. Lights out / quiet time would be from 9:30 PM until 8 AM. A pavilion would be constructed in a
cleared area outside the stream buffer and approximately 400 feet to the nearest residence. The pavilion
would provide cover for camper's activities. Sleeping would be in tents or inside the pavilion. The camp
would have a 7:1 camper to counselor ratio. Currently, the Field Camp has an average of 60 campers with
nine staff. No food preparation would take place on -site. A 150 sq.ft. concession stand is located adjacent to
the pool.
SP201000041 Blue Ridge Swim Club — The approval of a special use permit would bring the existing Swim
Club into compliance with the Zoning Ordinance and allow the construction of a pavilion; the Swim Club
would continue to host special events, including Memorial Day, July 4t1i celebrations, and Labor Day, in
addition to pool parties and birthday parties for members, and would continue to have concession sales. The
Swim Club would be open daily from noon until 8:00 PM, Memorial Day through Labor Day weekend. The
existing grass parking area accommodates 18 -20 vehicles. The parking area would be expanded to the
opposite side of the gravel driveway and would accommodate a total of 42 vehicles. For large events,
parking alongside the driveway would accommodate additional vehicles. Parking on Owensville Road
would not be permitted. Currently, the Swim Club membership is approximately 250 individual members
and the average daily attendance is approximately 20 people (approximately 5 cars). The concession service
SP201000035 and SP201000041 Blue Ridge Swim Club and Camp
PC February 22, 2011
Staff Report Page 2
would be retained. The Swim Club would continue to have the parties and events that they have held for
decades. Initially, an expansion of the bathhouse was proposed. After learning that the bathhouse is located
within the stream buffer and an expansion would not be permitted, the applicant determined that the
bathhouse would be remodeled without an expansion. The pool is fed from the adjacent spring and then
circulated into the pool until being discharged in the stream.
Planning and Zoning History: The Swim Club has been in existence since 1905, according to the
applicant. The Zoning Ordinance has allowed the Swim Club to continue operating as a non - conforming
use. However, the request for expansion of the uses requires approval of these special use permits. A 2010
article in the Crozet Gazette provides some insights into the unique history of the Swim Club
http: / /www.crozetgazette. com/2010 /06/blue- ridge- swim - club - ivy %E2 %80 %99s - hidden - treasure /.
Conformity with the Comprehensive Plan: The Comprehensive Plan designates the subject properties as
Rural Areas emphasizing the preservation and protection of agricultural, forestal, open space, and natural,
historic, and scenic resources as land use options. While the Blue Ridge Swim Club does not directly
contribute to the preservation and protection goals of the Plan, the applicant does not propose to clear the
existing woodlands on the site, the drainfields would be relocated away from the stream buffer, and the
Swim Club would continue to serve the recreational needs of the community, as it has done for over a
century.
STAFF COMMENT:
The Swim Club property is accessed by a gated entry into a driveway that is approximately 23 feet wide 819
feet long before it widens out into the primary location. The driveway is a gravel pathway with grass
parking areas on both sides in an area overlooking the pool. Wooden curb stops within a portion of the
parking area identifies stalls within the parking areas. No additional clearing would be needed to
accommodate the proposed parking.
The Swim Club membership has declined over time, according to the applicant. If the special use permits
are approved, the applicant plans to purchase the property and immediately begin remodeling the bathhouse
and clean the pool, in order to open the facility by Memorial Day. As the Swim Club is an existing non-
conforming use, the use would be allowed to continue without expiration; however, the proposed expanded
uses require approval of a special use permit and the changes to parking and the entrance require approval of
a site plan. It should be noted that approval of the special use permit in no way grants approval or implies
approval of any waivers, modifications or variations of site plan submittal requirements or design standards.
The applicant has been advised that the existing septic system will be required to be moved out of the stream
buffer. A location for a primary and reserve drainfield outside the stream buffer has been identified by the
applicant's engineer and will require verification by the Health Department. In addition, the Virginia
Department of Transportation has identified an area at the entrance that will require modification in order for
the entrance to achieve sight distance. A survey would be used to determine if an easement on an adjoining
property would be needed. These issues, as well as any waiver requests by the applicant for the unpaved
access road and parking areas, will be required to be addressed during the site plan process.
Staff addresses each provision of Section 31.6 Special Use Permits 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,
Staff has been contacted by one adjacent homeowner. The homeowner expressed concerns regarding the
potential for noise carrying from the pool and from the areas to be used for the summer camp to the adjacent
residential properties. In the past, noise was not an issue because of the low number of people using the
Swim Club, but additional use of the Swim Club and the addition of a children's summer camp was cause for
concern. In winter conditions, staff was able to observe several homes in proximity of the Swim Club
property, but the expanse of trees between the pool area and the residences would likely obscure the
visibility during the summer season when the facility would be open. Conditions of approval have been
SP201000035 and SP201000041 Blue Ridge Swim Club and Camp
PC February 22, 2011
Staff Report Page 3
offered to address potential noise impacts through limited hours of operation and a condition that would not
permit amplification of sound except with a megaphone for field games on Fridays.
that the character of the district will not be changed thereby and
The property has been used for a Swim Club of over a century. The location of the pool and accessory
buildings is deep into the parcel and not visible from Owensville Road. The only evidence of the Swim Club
from Owensville Road is a small identification sign.
that such use will be in harmony with the purpose and intent of this ordinance,
Section 18, Chapter 10 of the Zoning Ordinance outlines the purpose of Rural Areas zoning: "This district
(hereafter referred to as RA) is hereby created and may hereafter be established by amendment of the zoning
map for the following purposes:
- Preservation of agricultural and forestal lands and activities;
-Water supply protection;
- Limited service delivery to the rural areas; and
- Conservation of natural, scenic, and historic resources. (Amended 11- 8 -89)"
The property is located in the Ivy Creek Water Supply Watershed. The relocation of the septic drainfields
from the stream buffer would further the protection of the water supply. No disturbances within the stream
buffer would result from these uses and existing vegetation would be maintained along the stream banks.
with uses permitted by right in the district,
The Swim Club predates the surrounding residential development. Proposed conditions of approval would
limit the hours of operation mitigate potential noise impacts from the summer camp, the uses would be in
harmony with by right uses in the district.
with the additional regulations provided in section 5.0 of this ordinance,
5.1.05 DAY CAMP, BOARDING CAMP
a. Provisions for outdoor cooking, campfires, cooking pits, etc., shall be subject to Albemarle
County fire official approval whether or not a site development plan is required;
A condition of approval would require Fire Department approval for any outdoor cooking or campfire.
b. All such uses shall conform to the requirements of the Virginia Department of Health Bureau
of Tourist Establishment Sanitation and other applicable requirements.
A condition of approval has been offered to require Health Department approval of the concession stand and
the septic system.
5.1.16 SWIMMING, GOLF, TENNIS CLUBS
Each swimming, golf or tennis club shall be subject to the following:
a. The swimming pool, including the apron, filtering and pumping equipment, and any
buildings, shall be at least seventy -five (75) feet from the nearest property line and at least one
hundred twenty -five (125) feet from any existing dwelling on an adjoining property, except
that, where the lot upon which it is located abuts land in a commercial or industrial district,
the pool may be constructed no less than twenty -five (25) feet from the nearest property line
of such land in a commercial or industrial district;
The pool and existing buildings are in compliance with these regulations. The pavilion would be constructed in
compliance with these regulations.
b. When the lot on which any such pool is located abuts the rear or side line of, or is across the
street from, any residential district, a substantial, sightly wall, fence, or shrubbery shall be
erected or planted, so as to screen effectively said pool from view from the nearest property in
such residential district;
Existing landscape materials which screen the pool from adjacent residences would be maintained.
c. (Repealed 6- 14 -00)
d. The board of supervisors may, for the protection of the health, safety, morals, and general
welfare of the community, require such additional conditions as it deems necessary, including
SP201000035 and SP201000041 Blue Ridge Swim Club and Camp
PC February 22, 2011
Staff Report Page 4
but not limited to provisions for additional fencing and/or planting or other landscaping,
additional setback from property lines, additional parking space, location and arrangement of
lighting, and other reasonable requirements;
Conditions of approval have been offered to mitigate potential impacts related to sound. Existing trees and the
distance between the pool and playground area should provide sufficient buffer between the activities of the pool and
the camp and the residences.
e. Provision for concessions for the serving of food, refreshments, or entertainment for club
members and guests may be permitted under special use permit procedures.
The existing food concession operation would remain. No food preparation would take place at the
concession stand.
and with the public health, safety and general welfare.
Improvements to achieve sight distance at the entrance onto Owensville Road would be required. In
addition, the septic system drainfields would be relocated out of the stream buffer next to the bathhouse. The
relocation would require Health Department and County approvals.
Additional noise may result from the camp and noise and from a successful membership drive for the Swim
Club. However, the limited hours of operation and the prohibition of amplification systems are anticipated
to mitigate noise impacts to an acceptable level.
Originally, the applicant requested an expansion of the bath house. As the bath house is located in the
stream buffer and cannot be expanded beyond the existing footprint, the applicant has advised that bath
house will be remodeled instead.
SUMMARY:
Staff has identified the following factors favorable to this application:
1. The Swim Club has been operating as part of the community for over a century.
2. Sight distance would be achieved at the entrance prior to site plan approval.
3. The drainfields would be relocated out of the stream buffer prior to site plan approval.
4. Impacts from the uses can be mitigated through conditions of approval.
Staff has identified the following factors unfavorable to this application:
1. The additional uses would increase traffic on Owensville Road.
2. Additional noise generated from the Club and Camp may be heard by adjacent neighbors.
RECOMMENDED ACTION:
1. Based on the findings contained in this staff report, staff recommends approval of
SP201000035 Blue Ridge Swim Club — Day Camp, Boarding Camp, subject to the following conditions:
1. Development of the SP201000035 uses use shall be in general accord with the conceptual plan titled "Blue Ridge
Swim Club " prepared by Kelly Strickland and dated December 20, 2010 and revised February 2, 2011 (Attachment
A) (hereafter "Conceptual Plan "), as determined by the Director of Planning and the Zoning Administrator. To be in
accord with the Conceptual Plan, development shall reflect the following major elements within the development
essential to the design of the development:
• Limits of disturbance
• Location and size ofpavilion building
• Location ofparking areas
• Minimum clearing possible may be allowed to locate well, septic line and drainfields, parking andpavilion
as shown on the Blue Ridge Swim Club concept plan.
SP201000035 and SP201000041 Blue Ridge Swim Club and Camp
PC February 22, 2011
Staff Report Page 5
Minor modifications to the plan which do not conflict with the elements above may be made to ensure compliance
with the Zoning Ordinance.
1. The hours of operation for SP201000035 Blue Ridge Swim Club Camp five days per week, Memorial Day
through Labor Day and shall not begin earlier than 8:30 AM and shall not end later than 5:00 PM Monday,
Tuesday, Wednesday, and Friday. On Thursdays, 8:30 AM through overnight stays shall be permitted, but quiet
time shall be from 9:30 PM to 8:30 AM.
2. All outdoor lighting shall be only full cut -off fixtures and shielded to reflect light away from all abutting
properties. A lighting plan limiting light levels at all property lines to no greater than 0.3 foot candles shall be
submitted to the Zoning Administrator or their designee for approval.
3. Food prepared off -site may be sold from a concession stand that is depicted on the Conceptual Plan.
4. Approval of the Health Department for the well, septic and food concession shall be required prior to approval of
a site plan.
5. Approval by the Virginia Department of Transportation for the entrance shall be required prior to approval of site
plan.
6. Prior approval by the Fire Department shall be required prior to all outdoor cooking and/or campfires.
7. No amplification of sound shall be permitted, with the exception of a megaphone used on Fridays during each
season (Memorial Day through Labor Day) during field games.
8. Parking on Owensville Road by attendees or staff of the Blue Ridge Swim Club or the Camp shall not be
permitted.
PLANNING COMMISSION MOTION
1. SP201000035 Blue Ridze Swim Club Day Camp, Boarding Camp
A. Should a Planning Commissioner choose to recommend approval of this special use permit:
SP201000035 Blue Ridge Swim Club — Day Camp, Boarding Camp
Move to recommend approval of SP 201000035 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 SP201000035 Blue Ridge Swim Club — Day Camp, Boarding
Camp.
Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending
denial.
RECOMMENDED ACTION:
II. Based on the findings contained in this staff report, staff recommends approval of
SP201000041 Blue Ridge Swim Club subject to the following conditions:
Development of the SP201000041 uses use shall be in general accord with the conceptual plan titled
"Blue Ridge Swim Club " prepared by Kelly Strickland and dated December 20, 2010 and revised
February 2, 2011 (Attachment A) (hereafter "Conceptual Plan "), as determined by the Director of
Planning and the Zoning Administrator. To be in accord with the Conceptual Plan, development shall
reflect the following major elements within the development essential to the design of the development:
• Limits of disturbance
• Location and size ofpavilion building
• Location ofparking areas
• Minimum clearing possible may be allowed to locate well, septic line and drainfields, parking andpavilion
as shown on the Blue Ridge Swim Club concept plan.
SP201000035 and SP201000041 Blue Ridge Swim Club and Camp
PC February 22, 2011
Staff Report Page 6
Minor modifications to the plan which do not conflict with the elements above may be made to ensure compliance
with the Zoning Ordinance.
2. The hours of operation for SP201000041 Blue Ridge Swim Club shall not begin earlier than 12:00 PM (noon) and
shall end not later than 8:00 P.M., each day, seven days per week, Memorial Day through Labor Day.
3. All outdoor lighting shall be only full cut -off fixtures and shielded to reflect light away from all abutting
properties. A lighting plan limiting light levels at all property lines to no greater than 0.3 foot candles shall be
submitted to the Zoning Administrator or their designee for approval.
4. Food prepared off -site may be sold from a concession stand that is depicted on the Conceptual Plan.
5. Approval of the Health Department for the well, septic and food concession shall be required prior to approval of
a site plan.
6. Approval by the Virginia Department of Transportation for the entrance shall be required prior to approval of site
plan.
7. Prior approval by the Fire Department shall be required prior to all outdoor cooking and/or campfires.
8. No amplification of sound shall be permitted, with the exception of a megaphone used on Fridays during each
season (Memorial Day through Labor Day) during field games.
9. Parking on Owensville Road by attendees or staff of the Blue Ridge Swim Club or the Camp shall not be
permitted.
PLANNING COMMISSION MOTION
SP201000041 Blue Ridge Swim Club
A. Should a Planning Commissioner choose to recommend approval of this special use permit:
Move to recommend approval of SP 201000041 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 SP201000041 Blue Ridge Swim Club.
Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending
denial.
ATTACHMENTS
Attachment A - Concept application plan
Attachment B — Aerial of site
Attachment C — Location Map
Attachment D — Site Photographs
SP201000035 and SP201000041 Blue Ridge Swim Club and Camp
PC February 22, 2011
Staff Report Page 7
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