Planning board approves Girl Scouts' Camp Rocky Farm redevelopment with conditions

The City of Newport Planning Board granted approval for a redevelopment of Camp Rocky Farm at 160 Carroll Avenue, a Girl Scouts of Southeastern New England property, approving a Category 2 special use permit and the development plan review with conditions.

The applicant asked the board to approve a reconfiguration and renovation of the existing lodge (roughly 3,800 square feet), demolition of an unused caretaker's cottage, construction of a new Mariner cabin to add lodging capacity, a welcome pavilion, a hard-top kitchen pavilion, a properly designed archery range, a replacement pavilion outside wetland buffers, and an on-site caretaker apartment to provide year-round site presence. The project will add 10 parking spaces, widen the existing horseshoe drive (now about 12 feet) to meet the fire department's minimum width standard (20 feet) by widening into the inside shoulder with stabilized turf or stone, and install underground chambered stormwater systems for new roof runoff.

Applicant presentations: Attorney Michael Monti introduced the project team. Dana Varelli Murray (identified in the meeting as CEO, Girl Scouts of Southeastern New England) described the camp's history, mission and programming, telling the board Camp Rocky Farm is a unique, boutique camp that serves youth year-round and hosts the Mariner program for water-based programming. Christina Carlson, the project architect from Union Studio Architecture and Community Design, presented the site and building plans, showing a design approach that keeps the lodge's historic character while improving interiors, adding universal-design restrooms (separate enclosed toilet/shower rooms), and creating a new alumni/guest lodge with bunk rooms, leader rooms, and a caretaker suite. Mike Russell, a licensed professional engineer with LDEC Engineering Consulting, explained the site plan's stormwater approach, utility connections to Carroll Ave, a proposed 10-space parking layout, and that portions of the project within the CRMC jurisdiction (the driveway improvement and the archery range) will be subject to Coastal Resources Management Council permitting.

Board review and conditions: The applicant provided a set of six proposed conditions addressing large-scale events and rentals; the board accepted those conditions as "Exhibit A" and attached them to the development plan approval. Those conditions require the applicant to apply for a city special event permit when an event requires one under City Code section 5.77; to apply for a special event permit for any event not hosted by the applicant or not specifically for its benefit that expects more than 75 persons; to permit weddings only for an alumnus or a current member of Girl Scouts of Southeastern New England; to require outdoor activities associated with any permitted event to end by 9 p.m.; to ensure, if necessary, adequate off-site (not on-street) parking is provided for events; and to require that if the property is sold to an entity not affiliated with the Girl Scouts, the new owner must seek renewal of the special use permit.

Technical points discussed: The engineering presentation said the proposed stormwater systems are underground chamber systems designed to infiltrate roof runoff, with overflow following existing drainage patterns to Almi Pond. The driveway will be widened on the inside to meet the National Fire Code (20-foot minimum width). The applicant testified that lighting will be dark-sky compliant, existing vegetative buffers of 30 feet or more will be preserved, the archery range will be netted and located within CRMC jurisdiction for permitting, and the new buildings will include energy-efficiency upgrades (insulation, electric heating/cooling systems) and universal-access restroom stalls.

Public comment and neighborhood concerns: Speakers from the public and board members praised the camp's role in youth programming, open space protection and environmental stewardship. Neighbors expressed primary concern about the potential for outside events (weddings, large parties) and traffic/parking impacts; the applicant responded that renting to outside groups would be an accessory use similar to other charitable institutions, and the six conditions proposed were intended to limit large outside events and address parking and noise concerns.

Board action: The board voted to find the application met the Category 2 special use permit standards and the development plan review standards and approved the development plan subject to the conditions (applicant-provided conditions accepted as Exhibit A and attached). The board also adopted the staff report as findings of fact.

What it means: Approval allows the Girl Scouts to renovate and reconfigure Camp Rocky Farm to accommodate more troops at a time, expand Mariner program capacity, and improve camp facilities and energy performance. Several aspects of the project remain subject to permitting (CRMC for work near Almi Pond, and applicable building/permitting processes), and the applicant committed to follow required stormwater, fire, and public safety requirements.

Sources: Applicant presentations by Michael Monti (attorney), Dana Varelli Murray (CEO), Christina Carlson (Union Studio), and Mike Russell (engineer); Planning Board discussion and votes at the City of Newport Planning Board special meeting.