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RV Management Services - VB, LLC Agenda Item 10

10 September 9, 2015 Public

Hearing

APPLICANT & PROPERTY OWNER:

RV MANAGEMENT SERVICES – VB,

LLC

STAFF PLANNER: Carolyn A.K. Smith

REQUEST: Modification of a Conditional Use Permit for a campground – approved by the City Council on November 8, 2005. ADDRESS / DESCRIPTION: 161 Princess Anne Road GPIN: 23174127930000

ELECTION DISTRICT: PRINCESS ANNE

SITE SIZE: 96 acres

AICUZ: Less than 65 dB DNL

Background The Conditional Use Permit permitting the 306-site campground was originally approved by the City Council in 1971. A Floodplain Variance and a modification to the Conditional Use Permit were approved in 2005 to allow for six one-room cabins, nine permanent campers and associated fill material. The result was an overall reduction of the number of recreational vehicle sites to 202. The existing Conditional Use Permit has three conditions. The full list of the conditions is provided at the end of this report. The applicant, currently operating eight other similar properties, has recently acquired the 96-acre campground. Currently, the campground is under renovation to upgrade the facility’s amenities and landscaping. Many of these renovations are permitted under the existing Conditional Use Permit; however, the requested additional buildings and camping areas require review and approval by the City Council. It is the intent of the applicant to transition the campground into a high quality, top-rated RV park. Specifically, this modification request is for the addition of an indoor recreation building, a crafts and games building, a refuse enclosure, a scout camping area, a beach monitor structure, and two maintenance/storage buildings.

BACKGROUND / DETAILS OF PROPOSAL


Details The submitted plan depicts the existing improvements as well as the proposed buildings and amenities. Most, if not all, of the proposed improvements will not be visible from Princess Anne Road. Several planned outdoor recreational amenities near the right-of-way, such as a playground and miniature golf course, are permitted under the existing Conditional Use Permit and are not subject to this request. The elevations of the craft and game building and the indoor recreation building depict the primary exterior materials as “maple” color horizontal vinyl siding with dark grey asphalt shingle roofs. The proposed maintenance buildings will be prefabricated metal structures, constructed with light grey vertical panels and dark blue trim. The refuse enclosure is simply an improved trash drop-off area that will be screened with a white vinyl fence. The beach monitor structure is a small wooden “shack” that will serve as a shelter for employees monitoring the beach. The scout camping area is proposed as a space that will be reserved for large groups, such as scouts, with up to 13 park model trailers. According to the Recreational Vehicle Industry Association, a park model trailer/RV is designed to provide temporary accommodation for recreation, camping or seasonal use. Park model trailers are built on a single chassis, mounted on wheels and have a gross trailer area not exceeding 400 square feet in the set. Two pergolas and a pavilion are proposed in the scout camping area to provide shade and a meeting place for these large groups.

EXISTING LAND USE: Campground SURROUNDING LAND USE AND ZONING:

North: • Cultivated fields / AG-1 & AG-2 Agricultural District South: • Single family dwellings, cultivated fields / AG-1 & AG-2

Agricultural District East: • Princess Anne Road

• Single family dwelling, cultivated fields / AG-2 Agricultural District

West: • North Landing River NATURAL RESOURCE AND CULTURAL FEATURES:

The site is located within the Southern Rivers watershed. As the property is located next to the North Landing River, a 50-foot buffer is required. No new improvements are proposed within this buffer. Approximately 70 acres of the property is classified as Floodplains Subject to Special Restrictions. Both the beach monitor shack and the park model trailers are proposed within the Special Flood Hazard Area. The shack will not be a permanent structure and the park model trailers will each be licensed and road ready in the event that the shack and the trailers need to be moved out of this flood area due to an approaching storm. Several areas exists as “created floodplain” due to mitigation requirements attached to the 2005 modification to the Conditional Use Permit approval.

COMPREHENSIVE PLAN: The Comprehensive Plan designates the subject property as being located within the Rural Area. The Rural Area lies south of Indian River Road from North Landing Road to Muddy Creek and Back Bay and extends to the North Carolina border. The physical character of this area is low,

LAND USE AND COMPREHENSIVE PLAN


flat land with wide floodplains and altered drainage. Within this area is a significant presence of working farms, farm related businesses, and limited non-residential areas along with scattered housing sites. The Comprehensive Plan’s Rural Preservation Plan policies recognize this rural character, seeking to preserve and promote continued agricultural production and its open space and scenic beauty while providing reasonable rural development opportunities that will help stabilize and reinforce the rural way of life in southern Virginia Beach. (pp. 5-1 to 5-4)

MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): Princess Anne Road in the vicinity of this application is considered a two-lane undivided rural highway The MTP proposes a two-lane facility within a 100-foot right-of-way. There are no roadway CIP projects slated for this area. Currently, this segment of roadway is functioning under capacity at a Level of Service C or better. TRAFFIC:

Street Name Present Volume Present Capacity Generated Traffic

Princess Anne Road 3,828 ADT 1 7,400 ADT 1 (LOS3 “C”) 18,600 ADT 1 (LOS3 “E”)

Existing Land Use 2 – Unknown ADT1

Estimation: 46 Morning Peak Hour Vehicles

94 Evening Peak Hour Vehicles

Proposed Land Use – No change anticipated

1 Average Daily Trips 2 as defined by 96-acre campground

3 LOS = Level of Service WATER & SEWER: No City water or sewer services are available to this site. Health Department approval is required for any proposed new private wells and/or septic systems.

In Staff’s view, the request for a modification to the existing Conditional Use Permit to allow the proposed upgrades and renovation of the existing campground is generally consistent with the Rural Area land use policies of the Comprehensive Plan. While the beach monitor shack and the park model trailers are proposed within the Special Flood Hazard Area, the shack will not be a permanent structure and the park model trailers will each be licensed and road ready in the event that the shack and the trailers need to be moved out of this flood area due to an approaching storm. The applicant has worked closely with Staff to ensure compliance with the Floodplain Ordinance and FEMA’s regulations.

IMPACT ON CITY SERVICES

EVALUATION AND RECOMMENDATION


The campground attracts visitors to Virginia Beach and offers an excellent opportunity for enjoyment of the city’s unique natural resources. All of the proposed improvements and amenities appear to be well thought out and will be upgrades to the property. The location of the proposed structures off of the right-of-way, deeper into the property help to preserve the rural character and scenic views of this part of the Virginia Beach. Staff recommends approval of this requested modification, as conditioned below.

1. All conditions attached to the Conditional Use Permit granted by the City Council on November 8, 2005, are deleted and are replaced with the conditions listed below.

2. The site shall be developed substantially in conformance with the exhibit entitled, “North Landing RV Park, 160 Princess Anne Road, Virginia Beach, VA for RV Management Services – VB, LLC, Proposed Improvements,” prepared by KLO & Associates, dated July 1, 2015, which has been exhibited to the Virginia Beach City Council and is on file in the Planning Department.

3. The plant material, at a minimum, shall be installed as depicted on the exhibit entitled, “North Landing Beach RV Resort, sheets L-01 & L-02,” prepared by RV Management Services, dated June 28, 2015, which has been exhibited to the Virginia Beach City Council and is on file in the Planning Department. All other planting and screening requirements shall be met, as per City requirements.

4. When the buildings and improvements are constructed and installed, they shall be in substantial conformance with the exhibits entitled, “Rendering – Craft & Game Ctr.,” “Renderings – Recreation Ctr.,” both prepared by Ionic DeZign Studio, the photographs entitled, “Maintenance Storage Buildings,” “Refuse Enclosure,” “Beach Monitor Shack,” all of which have been exhibited to the Virginia Beach City Council and are on file in the Planning Department.

5. The berms along Princess Anne, entrance or signage landscaping and any foundation landscaping for new structures fronting Princess Anne required by the Virginia Beach Code shall be depicted on the final site plan. All plant species shall be approved by the DSC Landscape Architect.

6. The park model trailers located in the “Scout Area,” as depicted on the exhibit identified in Condition 2 above, will be licensed and road ready to be relocated out of the Special Flood Hazard Area in the event of the issuance of a hurricane warning for the City of Virginia Beach and also prior to any approaching significant storm. Evidence of such licensing shall be submitted to the Planning Department, Environment and Sustainability Office, on an annual basis and prior to issuance of a Certificate of Occupancy for the use of the “Scout Area.”

7. The beach monitor shack, as depicted on the exhibit identified in Condition 2 above, shall be a non-permanent structure and shall be relocated out of the Special Flood Hazard Area in the event of the issuance of a hurricane warning for the City of Virginia Beach and also prior to any approaching significant storm.

CONDITIONS


8. For safety reasons, lights shall be installed either on or adjacent to the maintenance buildings’

access doors so as to provide lighted entries.

9. As it pertains to the new buildings, the campground shall comply with all required fire and safety codes, per City ordinances and site plan review.

10. The pool spa plans shall be submitted to and approved by the Virginia Beach Health Department prior to issuance of a building permit.

11. Any recreational vehicles stored on the site year-round and available for lease shall obtain any necessary permits, inspections and certificates of occupancy as required by State law, as determined by the Building Code Official of the City of Virginia Beach.

12. Encroachment into any environmentally sensitive portion of the property, including but not limited to the 50-foot Southern Rivers buffer, the Special Flood Hazard Area, tidal or non-tidal wetlands, and the floodplain mitigation area as required by the 2005 Floodplain Variance and Conditional Use Permit approval, for any permanent or temporary structures shall be prohibited without obtaining all applicable permits from federal, state and local agencies.

13. Adjacent and parallel to the area depicted as “Scout Area” on the exhibit referenced in Condition #2 above, additional plant material shall be installed in order to create a solid vegetated buffer in the existing treed area adjacent to the southern property line. Said plants shall be approved by the Development Services Center Landscape Architect and depicted on the Landscape Plan to be submitted with the final site plan review. Any dead, dying or diseased plants in this area shall be removed and replanted with a species that will enhance the vegetated buffer.

NOTE: Further conditions may be required during the administration of applicable City Ordinances and Standards. Any site plan submitted with this application may require revision during detailed site plan review to meet all applicable City Codes and Standards. All applicable permits required by the City Code, including those administered by the Department of Planning / Development Services Center and Department of Planning / Permits and Inspections Division, and the issuance of a Certificate of Occupancy, are required before any uses allowed by this Use Permit are valid. The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site.


Conditions of the existing Conditional Use Permit & Floodplain Variance

1. All stipulations with the exception of “The property cannot be used for permanent trailers or campsites:” attached to the Conditional Use Permit granted by the City Council on November 8, 1971, remain in effect. In addition to the existing stipulations, the following conditions shall be attached to the Conditional Use Permit: a. (i) The six (6) cabins, existing along the eastern side of the Canal 2 shall be permitted to remain on the site provide the applicant obtain all necessary permits, inspections and certificates of occupancy for the cabins. (ii) Any recreational vehicles stored on the site year-round and available for lease shall obtain any necessary permits, inspections and certificates of occupancy as required by State law, as determined by the Building Code Official of the City of Virginia Beach. b. The applicants shall delineate and screen the “Recreational Vehicle Storage Area” located in the southeastern portion of the site. The screening shall be Category IV. c. The applicants shall delineate and screen the maintenance staging area and campground item storage area located in the southeastern portion of the site. The screening shall be Category IV. d. There shall be no encroachment into the delineated wetland areas depicted on the submitted plan entitled, “North Landing River Front Camp Ground, Virginia Beach, Exhibit A,” prepared by WPL and dated 5/20/05. Said plan has been exhibited to the City of Virginia Beach City Council and is on file in the Planning Department.

2. The proposed floodplain mitigation and buffer restoration shall substantially adhere to the submitted plans entitled, “North Landing River Front Camp Ground, Virginia Beach, Virginia, Mitigation Plan,” prepared by WPL and dated 9/12/05. Said plan has been exhibited to the City of Virginia Beach City Council and is on file in the Planning Department.

3. The applicants shall submit detailed site and mitigation plans to the Development Services Center, Planning Department of the City of Virginia Beach for review and approval within three (3) months of City of Virginia Beach City Council approval of the Modification of Conditions and Floodplain Variance. Required screening and improvements shown on the mitigation plans must be completed by June 1, 2006.

CONDITIONS OF PREVIOUSLY APPROVED CONDITIONAL USE PERMIT & FLOODPLAIN VARIANCE


AERIAL OF SITE LOCATION


EXISTING SITE LAYOUT


PROPOSED SITE LAYOUT


PROPOSED GAME & CRAFT BUILDING RENDERING


PROPOSED INDOOR RECREATION BUILDING RENDERING


PROPOSED MAINTENANCE BUILDING PHOTO


PROPOSED BEACH MONITOR SHACK PHOTO


PROPOSED TRASH ENCLOSURE PHOTO


PROPOSED LANDSCAPE PLAN SHEET L-01


PROPOSED LANDSCAPE PLAN SHEET L-02


APPLICATION TYPES CUP = Conditional Use Permit REZ = Rezoning CRZ = Conditional Rezoning

MOD = Modification of Conditions or Proffers NON = Nonconforming Use STC = Street Closure

FVR = Floodplain Variance ALT = Alternative Compliance SVR = Subdivision Variance

# DATE REQUEST ACTION 1 11/08/2005

11/10/1975 05/13/1974 11/08/1971

MOD (campground) FVR (5B) REZ (AG-1 & AG-2 to A-1) REZ (AG-1 & AG-2 to A-1); CUP (mobile home park) CUP (campground)

Granted Granted Withdrawn Denied Granted

2 11/08/2000 12/18/1989

CUP (borrow pit) CUP (borrow pit)

Granted Granted

ZONING HISTORY

1

2


DISCLOSURE STATEMENT

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