01SN0278-Sept26u.pdfSeptember 26, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01 SN0278
· Chesterfield'County'Board of Supervisors
Matoaca Magisterial District
South line of Trents Bridge Road
REQUEST: Conditional Use and Conditional Use Planned Development to' permit an indoor and
outdoor recreational facility and exceptions to Zoning Ordinance requirements.
(parking lot paving)
PROPOSED LAND USE:
An indoor and, outdoor recreational facility consisting of campgrounds and related
facilities primarily 'for the Boy Scouts of America is proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The Southern and Western Area Plan suggests the property and surrounding area is
appropriate for residential use of 1 - 5 acre lots resulting in a semi-rural type of
development character. The proposed use, properly conditioned, should be
compatible with this semi,rural character.
Providing a FIRST CHOICE Community Through Excellence in Public serVice
Bo
The recommended conditions are similar to those imposed on indoor and outdoor
recreational facilities in the vicinity of existing or anticipated residential development
and would lessen the potential that in the future these recreational uses become a
nuisance to existing and future area residents.
NOTE: THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE
CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND
THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED
SOLELY BY STAFF. CONDITIONS WITH ONLY "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC) 1.
This Conditional Use shall be granted to and for the Robert E. Lee
Council, Inc., Boy Scorns of America, exclusively, and shall not be
transferable nor run with the land. Use 0fthe facility shall be limited
to the Robert E. Lee Council,.Inc., B°Y Scouts of America or other
organizations sanctioned by the Robert 'E. Lee Council, Inc. or Boy
Scouts of America. (P)
(STAFF/CPC) 2.
In addition to those uses permitted by right or with restrictions in an
Agricultural (A) District, permitted uses shall be limited to the
following:
ao
Overnight campgrounds and associated support facilities such
as parking, reStrooms and similar imProvements.
Outdoor playfields, hiking trails, exploratory courses and
canoe access.
Picnic shelters, pavilions, amphitheat% and other similar
structures that facilitate Scout gatherings2 (P)
(cpc)
Except as' stated herein, the maximum number of individuals
permitted on the site at any one time shall be 800. Provided,
however, that during any calendar year, a maximum of four (4) events
not to exceed three (3) consecutive days each, shall be permitted
during which the .maximum number of individuals on the site at any
one time shall be limited to 1,500 and bi,annually, a single event not
to exceed three (3) consecutive days shall be permitted during which
the maximum number individuals on-the site at any one time shall be
limited to 4,000. (P)
(STAFF/CPC) 4.
All camping grounds and active recreational areas shall be located a
minimum of 10'0 feet fxom adjacent properties zoned or designated on
2 01SN0278/WP/SEPT26U
the County' s Comprehensive Plan for residential use and a minimum
of fifty (50) feet from any right of way. Mature vegetation, as
determined by the Planning Department, shall be maintained within
these setbacks. (P)
(STAFF/CPC)
o
Exterior lighting shall comply with Section 19-573 of the Zoning
Ordinance. (P)
(STAFF/CPC)
o
In conjunction with the granting of this request, an exception to
driveway and parking area paving requirements shall be granted.
Regularly used driveways and parking areas shall have a minimum
surface of six inches of No, 21 or No. 2lA stone, as determined by
the Planning Department. (P)
(STAFF/CPC)
o
Except for timbering approved by the Virginia State Department of
Forestry for the purpose of removing dead or diseased trees, there
shall be no timbering on the property until a land disturbance permit
has been obtained from the Enviromental Engineering Department
and the approved devices have been installed. (EE)
(STAFF/CPC)
Prior to any final site plan approval, thirty-five (35) feet of right of
way on the east side of Exter Mill Road and on the south side of
Trents Bridge Road, measured from the centerlines of both roadways
immediately' adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
(STAFF/CPC)
Direct access from the property to Exter Mill Road and to Trents
Bridge Road shall be limited to two (2) entrances/exits onto each
roadway. The exact location of these accesses shall be approved by
the Transportation Department. (T) -
GENERAL INFORMATION
Location:
Lies on the south line of Trents Bridge Road, east line of Exter Mill Road. Tax IDs 746-616-
5488, 746-619-5970 and 749-621-3742 (Sheets 39 and 43).
Existing Zomg:
A
3 01SN0278/WP/SEPT26U
Size:
552.8 acres
Existing Land Use:
Indoor and outdoor recreational facilities for the Boy Scouts of America
Adjacent Zoning and Land Use:
North, East, South and West - A and R-25; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing, sixteen (16) inch water line extending along River Road, approximately
2,850 feet east of the request site. The request site is within the Southern and Western Area
Land Use Plan. The Ordinance for this area exempts governmental structures and
institutionalfbuildings from the requirement to utilize the public water system.
Public Wastewater System:
The public wastewater system is not available to the request site. The request site is within
that portion of the Southern and Western Area Land Use Plan that permits the use of private
septic systems. Use of private septic systems is intended.
Private Well and Septic System:
Use of a private well is intended. The Health Department must approve any new well or
expanded usage of any existing well.
To date, the Health Department has not received any soils analysis for the property. Prior-to
the issuance of building permits for any use requiring a septic system, a soils analysis must
be submitted to the Health Department for review and approval.
The Health Code requires the use of on-site sewage disposal systems where running water is
used. Vaulted privies may be used for the cabins without running water. A campground
permit will be required from the Health Department. A restaurant permit will be required
from the Health Department if there is on-site food preparation
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ENVIRONMENTAL
Drainage and Erosion:
There are currently no existing, or anticipated, on- or off-site drainage or erosion problems.
The property drains into Lake Chesdin and a portion of the southwest comer is contiguous
with Lake Chesdin.
The property is heavily forested and, as such, should not be timbered until the issuance of a
land disturbance permit. This will ensure that adequate erosion control measures are in place
prior to any land di.sturbance. (Condition 7)
Water Quality:
Lake Chesdin and a small stream on the property are considered to be perennial waters
subject to a 100 foot conservation area. Uses permitted within this Resource Protection Area
(RPA) are very limited.
Fire Service:
This property is currently served by the Phillips Volunteer Fire Department, Company
Number 13. Emergency medical service is currently provided by the Ettrick-Matoaca
Volunteer Rescue Squad. It is anticipated that this request will have minimal impact on fire
and emergency medical service. When the property is developed, the number of fire
hydrants and quantity of water needed for fare will be evaluated during the site plan review
process.
Transportation:
The applicant is requesting a Conditional Use to permit indoor/outdoor recreational facilities
on the property. The purpose of this request is to allow the continued use of the property for
activities associated with the Boy Scouts of America. Traffic generation information is not
available for this use. Vehicles generated by this development will be distributed along Exter
Mill Road and Trents Bridge Road, which had 2000 traffic counts of 293 and 236 vehicles
per day, respectively.
Existing roads in the area have narrow pavement width and little or no shoulders. Typical
road improvements, such as shoulder/pavement improvements including turn lanes, have not
been requested of the applicants based on their intent to continue the same use on the
property. The applicant indicated that Boy Scout actiw'ties have occurred on the property for
the past thirty (30) years. These activities include events that typically are attended by 300 to
400 youths and adults but may occasionally,exceed this number. The applicant plans to
make minimal improvements to the property in order to continue these activities. Several
5 01 SN0278/WP/SEPT26U
conditions are recommended to give some assistance in controlling the intensity of
development on the property, such as: 1) this Conditional Use will be granted to the Boys
Scouts of America, or other organizations sanctioned, by the BOy Scouts; 2) the permitted
uses on the property will be limited to those typically associated with Scouting; and 3) the
number of people on the property at any one time (Conditions 1, 2 and 3). Some of these
conditions will be difficult for the County to continually monitor for compliance.
The Thoroughfare Plan identifies Exter Mill Road and Trents Bridge Road as collectors with
recommended right of way widths of seventy (70) feet. Thirty-five (35) feet of right of way,
measured from the centerline of both roadways, should be dedicated in accordance with that
Plan. (Condition 8)
The Thoroughfare Plan also identifies an extension of Exter Mill Road, as a collector road,
south through the subject property. The Thoroughfare Plan Was developed based on a build-
out scenario of the County in accordance with the adopted.land use plans. The Southern and
Western Area Plan suggest that the subject could be developed for residential use. Based on
this request for continued use of the site by the Boy Scouts of America, the applicant is not
being requested to provide the extension of Exter Mill Road. Should the property be rezoned
in the future for a more intense use, staff will re-evaluate the need for the extension.
Development must'adhere to the Deyelopment Standards Manual in the Zoning Ordinance
relative to access and internal circulation (Division 5): Access to collectors, such as Exter
Mill Road and Trents Bridge Road, should be controlled. Direct access from the property to
Exter Mill Road and to Trents Bridge Road should be limited to two (2) entrances/exits, onto
each roadway (Condition 9). At time of site plan review, specific recommendations will be
provided regarding access.
LAND USE
Comprehensive Plan:
Lies within the Southern and Western Area Land Use Plan which suggests the property is
appropriate for residential use of 1 - 5 acre lots.
Area Development Trends:
Area properties are zoned agriculturally and residentially and are occupied by'single family
residences or remain vacant. The Appomattox River is located to the south. Based upon the
Plan, it is anticipated that residential development on large lots will continue to occur in the
area. The large lot ~gpe of residential development will result in a semi-rural character.
6 01SN0278/WP/SEPT26U
USeS:
The property is currently used by the Boy Scouts of America (BSA) for camping, adult
leadership training and other various scouting activities. Known as Albright Scout
Reservation, the fields and wooded area have been used for approximately thirty (30) years
by various districts throughout the council for various skill and camping events and
competitions. Currently, the property contains campsites, a renovated farmhouse used by
the property caretaker as well as roads, trails and footbridges. Recently, upon filing for
building permits to make various improvements to the property, representatives for the BSA
were advised that indoor/outdoor recreational uses required a Conditional Use permit in an
Agricultural (A) District subsequently resulting in this application.
The application indicates that the BSA's ultimate plans for the property include the
construction of latrines; two (2) small pavilions for training and shelter from inclement
weather; one (1) main pavilion for picnics, family activities and training; graveled roads and
parking areas; hiking, nature and orienting trails; a shooting sports venue, designated built up
fire rings for safety;- canoe launch dock on Lake Chesdin; potable water shelters; combined
outdoor chapel and small amphitheater; designated areas fOr nature studies and skills
instruction; and removal of buildings in disrepair.
Condition 1 would restrict this Conditional Use to the Boy Scouts of America or other
organizations sanctioned by the Boy Scouts. The Conditional Use would limit the
indoor/outdoor recreational uses to those uses identified in the BSA, s plan of development,
as noted above (Condition 2). The maximum number of individuals onthe property at any
one time couldnot exceed 800 except fora maximum of four (4) events in any calendar year,
when the maximum number of people can be 1,500 fora duration not to exceed three (3)
consecutive days each. Further, bi-annually, a single, event not to exceed three (3)
consecutive days, would permit a maximum of 4,000 people: (Condition 3)
Site Design:
Access to the property is provided from Trents Bridge Road. The majority of the property is
wooded and, as such, the view of the existing campsites and caretaker's house is minimized
from adjacent properties and public roads.
Several conditions have been recommended in an effort to address the impact of any
activities on the adjacent properties. All camping grounds and active recreational areas
should be set back from adjacent properties zoned or designated on the Plan for residential
use and public roads; Mature vegetation within these setbacks should be maintained
(Condition 4). Exterior lighting should comply with Zoning Ordinance requirements to
minimize light impact on area land uses. (Condition 5)
7 01SN0278/WP/SEPT26U
An exception to the Zoning Ordinance requirements relative to the paving of parking areas
and driveways is requested. Given that the property is used on an interim versus a daily
basis, and the desire to maintain a rural character, exceptions to paving standards would be
appropriate. (Con~tion 6)
CONCLUSIONS
The Southern and Western Area Plan suggests that the property and surrounding area is appropriate
for residential use on 1 - 5 acre lots. The lot sizes suggested by the Plan, as well as the sizes of the
adjacent parcels, do not represent typical suburban residential development. Therefore, it is
anticipated that the area will remaining a semi-rural character. Due to the unique rural character of
the surrounding area and the subject parcel size, the proposed land use should have a minimal impact
on existing and future area development with the imposition of the recommended conditions.
The recommended conditions are similar to those imposed on indoor and outdoor recreational
facilities in the vicinity of existing or anticipated residential development and would lessen the
potential that in the furore these recreational uses will become a nuisance, to existing and furore area
residents.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (9/18/01):
The applicant accepted the Planning Commission's recommendation. There was no
opposition present.
On motion of Mr. Marsh, seconded by Mr. Gecker, the Commission recommended approval
of this request subject to the conditions on pages 2 and 3.
AYES: Unanimous
The Board of Supervisors, on Wednesday, September 26, 2001, beginning at 7:00 p.m., will take
under consideration of this request.
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Sh.# 39 & 43
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THOROUGHFARE PLAN
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