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HomeMy WebLinkAbout5112 79 White Rock Rd Addendum to ApplicationCAMP WINGATE*KIRKLAND Addendum to Zoning Board of Appeals' Application Camp Wingate* Kirkland is planning several improvements, as described below and as shown on the plans submitted with this petition, to its summer camp at 79 White Rock Road in Yarmouth Port (the "Property"). The use of the Property as a recreational camp dates back to the i 950's and is considered pre-existing, non -conforming under zoning. The non -conforming use of the Property has been the subject of numerous prior decisions of the Zoning Board of Appeals (the "Board")' as the camp has changed and evolved over the years. As set forth below, in this Petition the Applicant requests special permit relief to change/extend the non -conforming use to allow for the proposed improvements (all of which dimensionally comply to the Zoning Bylaw) and, in the alternative and only if needed, has also sought variance relief. Finally, it is also noted that Condition 3 of Petition No. 4965, dated August 8, 2022, also requires Board approval for the proposed improvements. Site Descrintion The Property is an approximately 37-acre parcel located in the Residential-40 zoning district and the Aquifer Protection Overlay District. The Applicant operates Camp Wingate* Kirkland, a traditional summer camp catering to children, which offers a diverse variety of activities including swimming, boating, arts and crafts, sports and other outdoor adventures. The Camp's primary objectives include promoting personal development, fostering friendships, and facilitating memorable positive experiences within a nurturing and inclusive setting. The Camp supports both overnight campers for children ages 7-16 years old, and day - campers for children ages 4-12 years old. On -site amenities include numerous cabins and bunkhouses for accommodation, a dining hall, waterfront facilities on Elisha's Pond for aquatic activities, sports fields and courts, arts and craft studios, nature trails, administrative offices and a fully equipped infirmary. The Property is managed with great care to promote the diverse natural habitats that are present on the site and which serve as an important back -drop for summer fun. Proposed Improvements The subject of this petition involves two of the camp's older structures which have outlived their usefulness and are, therefore. proposed for renovation and reconstruction as described below. Art Barn The Applicant proposes demolition and replacement of the camp's Art Barn which is located between lodges 6 and 8 along the easterly side of the camp. The Art Barn is proposed to be replaced within its existing 2,200 sf footprint. As depicted on the enclosed architectural plans, Please see Exhibit A to this narrative listing the prior decisions of the Board. like the existing condition, the enclosed portion of the Art Barn consists of approximately 899 square feet of enclosed but unconditioned space, and the remaining footprint (approx. 1,301 sf) is roofed but open -sided. Redwood Lodge /Counselor Bunkhouse With this petition, the Applicant also proposes to partially demolish and renovate Redwood Lodge, which is located along the edge of Elisha's Pond. Redwood Lodge is one of the oldest buildings at the camp. In the early 1960's, it was the home of Joel and Pearl Wolfson, who started the camp. At some point in the late 1960's the Wolfson's moved to 105 White Rock Road and converted Redwood Lodge into a Staff/Counselor bunk building and it has been used as such for the past approximately 50 years. The existing building, which consists of approximately 2,874 square feet and includes an approximately 1,370 sf basement and 1,504 sf main level. As shown on the project plans, the Applicant proposes to remove approximately 1,216 square feet (549 sf footprint and 667 sf main floor) from the northerly portion of the existing Redwood building. This area will then be re -graded, stabilized and restored with native plantings. The approximately 1,658 square foot remaining southern portion of the building (821 sf footprint and 837 sf main level) will be renovated in place and used for storage of aquatic and boating supplies and for staff/counselor support and training space. The Applicant also proposes to construct a new camp Counselor/Staff bunk house set back further from Elisha's Pond to relocate the staff sleeping quarters being displaced with the removal/renovation of the existing Redwood building. The proposed counselor bunkhouse is shown on the site plans just outside the 100-foot buffer to Elisha's Pond and on the architectural plans entitled "Bunkhouse Camp Wingate* Kirkland." The proposed structure has an approximately 1,820 square footprint and consists of both a full basement for mechanicals and storage, and a main level with bunks, 2 bathrooms and a common area. The total gross floor area (basement plus living area) of the structure is approximately 3,640 square feet. Conservation Commission Approval Both the reconstruction of the Art Barn and the work proposed to the Redwood Lodge are within buffer zones to wetland resources. Accordingly, the project necessitated a filing with the Yarmouth Conservation Commission. On May 2, 2024, the Conservation Commission unanimously approved the project, and on May 13, 2024, it issued an Order of Conditions for the proposed work. Special Permit Reauest2 In its prior decisions the Board has recognized that that the recreational camp use of the Property is considered pre-existing, nonconforming under the Zoning Bylaw. Section 104.3.2(4) of the Zoning Bylaw allows for pre-existing, nonconforming uses to be changed or extended upon Special Permit from the Board provided that the change or extension "will not be substantially more non -conforming and will not be substantially more detrimental to the 2 In the alternative and as a pre -cautionary matter, the Applicant has also filed for variance relief for the project, but will be seeking to withdraw the variance request if the special permit is granted. AA neighborhood, zoning district or Town than is the existing non -conforming use." Here, consistent with the special permit standard, the proposed improvements will not be substantially more non- conforming, nor substantially more detrimental to the neighborhood, district, or Town. As previously noted, the Property is very large and the proposed improvements are interior to the subject Property, fully compliant with all setback requirements, and well buffered from abutting properties. The Art Barn reconstruction does not change the size of the structure, nor its location on the Property. The proposed changes to the Redwood Lodge reduce impact adjacent to Elisha's Pond, move existing counselor bunk areas further from the pond and interior into the subject Property, and allow for new native plantings, all of which will be environmentally beneficial to the wetland resource. The retention of the southerly portion of the Redwood Lodge, together with the relocation of Counselor bunks into the new bunkhouse does result in one new building on the Property, but given the large size of the Property, this additional structure can be easily accommodated without impact to the neighborhood. Moreover, the project does not increase the number of bunks on the Property. Accordingly, for the foregoing reasons, the Applicant respectfully requests the granting of the special permit to allow for the proposed improvements. Exhibit A — Prior Zoning Board of Anneals' Decisions PETITION NO. DATE PETITIONER BRIEF SUMMARY 599 Dec. 1962 Joel Wolfson Seeking approval for boys/girls camp. Special permit Joel Wolfson approved. 14 April 1979 Special permit to extend non- conforming use to allow for construction of new lodge. James Wolfson Approved. 31 March 2000 Special permit and variance for 4 additional bunkhouses, parking and changing use of existing building. Wingate Kirkland Approved. 4186 May 2008 Special permit to Operating, LLC replace 3 camp buildings with one larger building. Approved with conditions. 4292 March 2010 Wingate Kirkland Special permit to Operating, LLC construct one new building for employee housing. Approved with March 2014 conditions 4508 Wingate Kirkland Special permit for a Operating, LLC welcome center. Approved with conditions. 4965 4965 RVIVAROX July 2022 July 2023 Wingate Kirkland Operating, LLC Wingate Kirkland Operating, LLC Special permit for addition to Lodge 8 & Yurt structure. Approved with conditions. Board confirmed compliance with conditions of July 2022 special permit decision. Approved.