99SN0201April 14, 1999 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0201
YMCA of Greater Richmond
Matoaca Magisterial District
9300 Shawonodasee Road
REOUEST:
Conditional Use to permit indoor and outdoor recreational uses; child care use;
banquet, reception and conference use; and lodging facility use in Residential (R-7)
and Agricultural (A) Districts.
PROPOSED LAND USE:
The property is currently developed for, and is being operated by, the YMCA of
Greater Richmond as Camp Thunderbird. Facilities include indoor and outdoor
recreational uses; day camp activities; child day care use; conference, banquet and
reception use; and office use. This application has been submitted to bring the
current uses into compliance with the Zoning Ordinance and to allow overnight
lodging and additional recreational activities.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3 AND
ACCEPTANCE OF THE PROFFERED CONDITION ON PAGE 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The existing facility has operated for a number of years with no apparent adverse
impact on area residential development.
Through the Conditional Use process, conditions can be imposed to address land
use compatibility with existing area residential development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
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 A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC) 1.
Except where the requirements of the underlying Agricultural (A)
and Residential (R-7) zoning are more restrictive and except as
stated herein, any new development shall conform to the
requirements of the Zoning Ordinance for commercial uses in
Emerging Growth Areas. (P)
(STAFF/CPC) 2.
This Conditional Use shall be granted to and for YMCA of Greater
Richmond only and shall not be transferrable nor run with the land.
(P)
(STAFF/CPC) 3.
There shall be no outside public address system for any new
facilities. (P)
(STAFF/CPC) 4.
Uses shall be limited to indoor/outdoor recreational uses such as
club houses, swimming pools, tennis or other court facilities,
playfields, and associated recreational facilities; a child care facility;
banquet, reception and conference facilities; and camping and
lodging facilities. (P)
(STAFF/CPC) 5.
The following setback criteria shall apply to any new outdoor play
fields, courts, swimming pools and similar active recreational areas:
ao
Outdoor play fields, courts, swimming pools and similar
active recreational areas shall be setback a minimum of 100
feet from adjacent properties zoned for agricultural or
residential use except from adjacent property occupied by
Pocahontas State Park and a minimum of fifty (50) feet from
any proposed public road(s). Within these setbacks, exiting
vegetation shall be supplemented, where necessary, with
landscaping or other devices designed to achieve the
buffering standards contained in Section 19-522(a)(4) of the
Zoning Ordinance.
If new outdoor play fields, courts, swimming pools and
similar active recreational areas are set back more than 100
feet from adjacent properties zoned agricultUrally and
residentially except from adjacent property occupied by
Pocahontas State Park and more than fifty (50) feet from any
99SN0201/WP/APR14N
proposed public road(s), the landscaping or other design
features described in Condition 5.a. may be modified by the
Planning Department at the time of site plan review. Such
modification shall accomplish a mitigation of the visual and
noise impacts that sports or related activities have on
adjacent properties equivalent to the 100 foot/fifty (50) foot
setback/landscaping requirements described in Condition
5.a.
The 100 foot setback described in Condition 5.a. may be
reduced by the Planning Commission if the resulting
increased visual and noise impacts that sports or related
activities have on area residences are mitigated. Mitigation
may be achieved through the use of topography, fencing,
berming, walls and/or other devices and design features, as
approved by the Planning Commission at the time of site
plan review.
(STAFF/CPC) 6.
A fifty (50) foot buffer shall be maintained along the northern and
eastern property boundaries except where adjacent to property
occupied by Pocahontas Sate Park. Any existing facilities located
within this buffer area shall be permitted. Otherwise, this buffer
shall conform to the requirement of Sections 19-521 and 19-
522(a)(2) of the Zoning Ordinance. (P)
(STAFF/CPC) 7.
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 Environmental Engineering Department
and the approved erosion control devices have been installed. (EE)
PROFFERED CONDITION
(STAFF/CPC)
Prior to issuance of an occupancy permit for any additional development
that would generate a significant increase in traffic as determined by the
Transportation Department, additional pavement may be required to be
constructed along Courthouse Road at the Shawonodasee Road intersection
to provide left and right turn lanes, based on Transportation Department
standards.
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GENERAL INFORMATION
Location:
Southern terminus of Shawonodasee Road and better known as 9300 Shawonodasee Road.
Tax ID 764-664-6163 and 766-665-1858 (Sheet 31).
Existing Zoning:
R-7 and A
Size:
93.0 acres
Existing Land Use:
Public/semi-public (indoor and outdoor recreational facilities) or vacant
Adjacent Zoning & Land Use:
North - R-7 and A; Single family residential, public/semi-public (Pocahontas State Park)
or vacant
South - R-15 and A; Single family residential, public/semi-public (Pocahontas State Park)
or vacant
East - A; Single family residential or vacant
West - A; Public/semi-public (Pocahontas State Park)
Public Water System:
There is an existing eight (8) inch water line extending in an easement from Deerfield
Drive into the eastern portion of the request site and serving the existing Camp
Thunderbird facilities. Use of the public water system is intended and is required by
County Code.
Public Wastewater System:
The adjacent Deerfield Subdivision is served by the public wastewater system; however,
the existing facilities, as designed and constructed, do not have the depth or capacity
required to serve the request site. Therefore, the public wastewater system is not available
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99SN0201/WP/APR14N
to the request site. Existing development on the property is served by a privately
maintained septic system.
Private Septic System:
Continued use of the private septic system must be approved by the Health Department.
The existing septic tank/drainfield system is functioning properly.
ENVIRONMENTAL
Drainage and Erosion:
The majority of the site drains to an on-site pond. A small portion of the property drains
directly into Swift Creek. There are no existing or anticipated on- or off-site drainage or
erosion problems. Due to the location of Swift Creek and the lake, acquisition of off-site
drainage easements is not anticipated.
To insure that proper erosion control measures are in place prior to any timbering and
related land disturbance, with the exception of timbering which has been approved by the
Department of Forestry to remove dead or diseased trees, there should be no timbering
until a land disturbance permit has been obtained from the Environmental Engineering
Department. (Condition 7)
Water Quality.:
Swift Creek and the tributary leading from the on-site dam have a calculated lO0-year
floodplain which limits building construction. As a perennial stream, Swift Creek is
subject to a 100 foot conservation area, in which uses are very limited.
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Airport Fire/Rescue Station, Company Number
15 and Rescue 15. When the property is developed, the number of hydrants and quantity
of water needed for fire protection will be evaluated during the plans review process.
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Requested land uses include child care, indoor and outdoor
recreation, conferences, banquets and receptions and overnight lodging. The application
indicates that summer is the busiest time of the year with the day camp accommodating a
5 99SN0201/WP/APR 14N
capacity of 450 children. Based on that capacity and typical day care center trip rates,
development could generate approximately 2,040 average daily trips. These vehicles will
be distributed via Shawonodasee Road to Courthouse Road which had a 1997 traffic count
of 4,232 vehicles per day.
Based on recommended conditions in this request, developmem of the property must
adhere to the Zoning Ordinance relative to access and internal circulation (Article 5)
(Condition 1). Traffic generated by developmem of the property has direct impact on the
Shawonodasee Road/Courthouse Road intersection. In conjunction with any additional
development that would generate a significant increase in traffic, additional pavement
should be constructed along Courthouse Road at the Shawonodasee Road intersection to
provide left and right turn lanes, based on Transportation Department standards. The
applicant has submitted a proffer which supports staff requiring these mm lanes at the time
of site plan review. (Proffered Condition 8)
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Land Use Plan which suggests the property
is appropriate for residential use of 1.0 to 2.5 units per acre and for Pocahontas State Park
use.
Area Development Trends:
Portions of adjacent properties to the north and south and properties to the west have been
developed for Pocahontas State Park. The remaining properties to the north and south as
well as properties to the east, are occupied by single-family residential uses or remain
vacant.
Site Design:
The request property lies within an Emerging Growth Area. Redevelopment of the site
or new construction should conform to the requirements of the Zoning Ordinance which
address access, parking, landscaping, architectural treatment, setbacks, signs, buffers,
utilities and screening of dumpsters and loading areas (Condition 1). The attached plan
show existing and proposed facilities. It should be noted that with approval of this
request, other improvements will be permitted.
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99SN0201/WP/APR 14N
Architectural Treatment:'
Architectural treatment of buildings, including materials, color and style must be
compatible with buildings located within the same project. Compatibility may be achieved
through the use of similar building massing, materials, scale, colors and other architectural
features.
Within Emerging Growth Areas, no building exterior which would be visible to any A or
R district or any public right of way may consist of architectural materials inferior in
quality, appearance, or detail to any other exterior of the same building. There is,
however, nothing to preclude the use of different materials on different building exteriors,
but rather, the use of inferior materials on sides which face adjoining property. No
portion of a building constructed of unadorned concrete block or corrugated and/or sheet
metal may be visible from any adjoining A or R district or any public right of way. No
building exterior may be constructed of unpainted concrete block or corrugated and/or
sheet metal.
All junction and accessory boxes must be minimized from view of adjacent property and
public rights-of-way by landscaping or architectural treatment integrated with the building
served. Mechanical equipment, whether ground-level or rooftop, must be screened from
view of adjacent property and public rights-of-way and designed to be perceived as an
integral part of the building.
Buffers & Screening:
Conditions 5 and 6, as recommended herein, address setbacks and buffers between the
proposed facilities and adjacent properties and public rights of way excluding that adjacent
property occupied by Pocahontas State Park. The setbacks and buffers will assist in
reducing the impact of the existing and proposed facilities on adjacent residential uses and
public rights of way and are similar to setbacks and buffers imposed on similar facilities
located in proximity to residential uses.
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage
cans, trash compactors, etc.) be screened from view of adjacent property and public rights
of way and that such area within 1,000 feet of any residentially zoned property or property
used for residential purposes not be serviced between the hours of 9:00 p.m. and 6:00
a.m. In addition, sites must be designed and buildings oriented so that loading areas are
screened from any property where loading areas are prohibited and from public rights of
way.
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CONCLUSIONS
The existing facility has operated for a number of years with no apparent adverse impact on area
residential development. Through the Conditional Use process, the Commission and Board can
insure that the use can continue to operate in a compatible manner with existing and furore area
residential development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant (2/16/99):
Proffered Condition 8 was submitted to address Transportation Department concerns.
Planning Commission Meeting (2/16/99):
The applicant accepted the recommendation. There was one person present who spoke
with the applicant and requested that the applicant express their concerns about speeding
and trash problems along Shawonodasee Road.
A representative of the Deerfield neighborhood was present in support.
Mr. Marsh indicated that the Police Department had been requested to monitor the
speeding along Shawonodasee Road.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended
approval of this request subject to the conditions on pages 2 and 3 and acceptance of the
proffered condition on page 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, April 14, 1999, beginning at 7:00 p.m., will take
under consideration this request.
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99SN0201/WP/APR14N
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