HomeMy WebLinkAboutHS201900026 Correspondence 2020-03-03 (2)Rebecca Ragsdale
From: Kathy Kildea <kmkildea@gmail.com>
Sent: Tuesday, March 3, 2020 12:39 PM
To: Board of Supervisors members; Rebecca Ragsdale
Subject: re: Special Exception to Homestay regulations for 2405 Northfield Road
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To the Albemarle County Board of Supervisors:
I write to urge the Albemarle County Board of Supervisors to reject the Homestay Special Exception for the
property located at 2405 Northfield Road.
Albemarle County Staff and Supervisors went to great lengths to research and develop its current Homestay
ordinance, incorporating aspects that would preserve neighborhoods while allowing homeowners to rent
extra rooms in their homes. The effort was not haphazard. The initiative took place over many months,
included multiple stakeholders and hearings, and ultimately resulted in a carefully crafted ordinance that set
acceptable parameters for Homestays in the county that are safe for guests, limit impact on neighborhoods,
and place no undue burden on county services.
The property owners of the structure in question did not build a house as a home in a residential
neighborhood. They purchased an existing home that had been in keeping with the general character of the
Northfields neighborhood, and proceeded to transition the original home and grounds into a structure which
has a primary purpose of accommodating 20 or more paid guests for weekend stays. If the Board agrees to the
requested exemptions, the line between a homestay and a hotel becomes irreparably blurred, setting a
dangerous precedent. If this exception is approved, there is little to prevent additional homes in our
neighborhood - or in other Albemarle County neighborhoods - from being converted to Homestays with
absent owners. Property values can be negatively impacted for properties in the vicinity of the subject
property. Homeowners want to live in a residential neighborhood - not next door to a hotel. Allowing this
property, with this business model, in a residential neighborhood opens the door for others to do the same.
I understand that the applicant, Darrick Harris, is requesting to operate this structure as his second large,
whole -house airbnb rental in Albemarle County, and he states in the application that he intends to operate
the Northfield homestay in the same manner. The first property, Rockbrook Manor, 7 Rockbrook Drive, is
advertised on numerous websites as able to accommodate up to 22 guests, similar to the property in question
on Northfield Road. Rockbrook Manor was permitted in 2017 under the old County homestay regulations
which prohibit whole house rentals. Two online Rockbrook Manor listings hint at there being an onsite
resident manager, yet there are guest reviews that claim to have rented the separate apartment, intended for
the resident manager, in order to secure the entire property for their group. Mr. Harris' current application
seeks to waive the owner occupancy requirement, yet he also claims that there will be "a low probability of
disturbances with the owner present". Which is it?
Reviews on airbnb and vrbo reveal that Rockbrook Manor was booked for large parties of up to 20-22 people
nearly every weekend in 2018 and 2019. Indeed, most reviewers proclaimed how perfect this "home" was for
their gathering or celebration. It may have been perfect for the renters, but I doubt the presence of a rotating
collection of weekend revelers has contributed to a secure, pleasant habitat for the neighbors. The property is
advertised on vrbo as having 12 parking spaces - five more than outlined in the homestay application - which
seems to lay claim to every on -street parking space from the other homes on this short, dead-end street. The
pavement on the street itself is full of potholes and cracks, and is in such bad condition that reviewers caution
other guests to go slow so as not to damage their vehicle. I cannot imagine the relentless disruption
experienced by neighbors in terms of traffic, noise, and disorderly behavior, especially in light of the close
proximity of neighboring homes.
I wondered whether I might have been overestimating the impact to neighboring properties, and took it upon
myself to call on one of the Rockbrook Manor neighbors. I had an agonizingly frank discussion with one of the
Rockbrook Drive neighbors, and if anything, I had underestimated the impact, particularly from the viewpoint
of families with children. Using conservative calculations of 15 guests per weekend for 50 weekends out of the
year, that amounts to 750 strangers over the course of a year. 750+ people annually who gather for a wedding
or event, with no long-term interest or investment in preserving the safety and peace of the neighborhood
where you have purchased a home and made a life for your family. I hope that the Board has heard from
neighbors of Rockbrook Manor about their experiences over the past 2+ years, as their experience is
particularly valid since the same operator would control both properties. I have encouraged them to
communicate their experiences directly to the Board so that I make no misrepresentation.
To add insult to injury, the Rockbrook Manor neighbors are essentially trapped in their homes. The
adage "location, location, location" is spot on in this situation. If any of the neighboring property owners
decided to try and sell their home and escape the chaos, and a prospective buyer came by for a weekend
viewing, I don't believe any buyer would be inclined to make an offer on a home, knowing that a hotel with a
revolving door of rowdy revelers would be their neighbor.
I hope that the County can make a quick decision on this issue. The property owners have worked very hard
on this project, and have certainly committed enormous resources to the property, but expecting the
neighborhood to absorb the consequences of faulty business planning is not the answer. The Homestay
regulations you have so carefully crafted should not be twisted to accommodate this request.
Thank you for your consideration, and I look forward to attending the hearing on this matter on April 1.
Kathy Kildea
Roy Massey
2613 Huntington Road
Northfields