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Home My WebLink AboutSP201800001 Presentation 2018-07-11Board of Supervisors Public Hearing July 11, 2018 Vicinity Map V �b \ s Keswick m 9� oq Keswick Inn 8�3 U v 0 0 FIRM J Vicinity Map 80-2 803F 80 2r.. 80.6C 80-109 .� 80-26 7ti=12A �""yam Il 731 2 0 :" t' 80-7 (,0019 �744 ♦ ,. /r 1 LOVES �1R� { 09 8f 0- 80-7 8O-7C 80 7R,- 80Z 3 80-7 80-7D m 1 pp g0.8qco .\ RED F 86-7F B it O Sys '744 cud► 8C 8t71 �'� 1 �4A / 79A1- OB-339 79A1Z--0 -6 YA 0.14� 80 11 dUh o'a� 8U"8R 79A2- 79AI -OB:5 8 en nr - 8V% ? 0 3on on \ .80.8A' . Ra � c 'Keswick Hunt Grub 1i lip_ Clubhouse Pool! `r �x� o ,,Keswick Haller Lo G000le Brief Keswick History Keswick Hall was built and used as a hunt club and resort prior to the Keswick Estates subdivision • 1978: Special use permit was approved for the inn and accessory uses for swimming pools and tennis courts (48 rooms) • 1985: Special use permit for residential lots and central system for water and sewer were approved • 1986: Special use permit was approved for the golf course • 1993 and 1995: Special use permits were approved for additional subdivision lots • 2000: Zoning Text Amendment was approved to allow the Inn to expand; special use permit was approved to allow expansion of the inn to a total of 123 rooms. Condition of SP for phased transportation improvements (right turn taper and left turn lane). • 2008: Amendment to the 2000 special use permit was approved to modify the phasing and allow the spa to be open to the public- total of 123 (48 existing rooms, 23 additional rooms in the first phase, and 52 rooms in the second). Condition for transportation improvements remained with second phase (76t" room). SP201800001 Proposal: • Reduce the maximum number of rooms from 123 built in two phases to 86 total in a single phase; • Move the freestanding spa and fitness center including eight new treatment rooms which will be open to the public to a different location on the site; • Replace an area shown for cottages with a new wing for rooms to the inn; • Replace the existing Fossett's restaurant with lobby and conference space; • Replace the existing Fossett's with the same number of seats (165) including a bar and outdoor seating in a new building adjacent to the clubhouse; • Move the maintenance/laundry building to different location on the site; • Realign the parking and circulation including a new service entry off Keswick Road near the energy plant; and • Remove the requirement for traffic improvements at Route 22 and Route 744, which are currently required with the construction of the 76t" room. SP2000-033 Concept Plan SP2008-042 Concept Plan Planning Commission Recommended Changes: 1. A critical slopes waiver request is submitted for review prior to the date being set for the Board of Supervisors public hearing so that staff can confirm that affected slopes are manmade. 2. Minor changes to the concept plan are made so that the parking area is shown in generalized location(s) and the entrance for the Maintenance and Laundry Facility is shown. 2 5 4 5 6 P 10 11 BUILDING KEY Name Knwc4 Hall HaLon Pml h Par Rnraumm A: Fir. Space Gdf Cluh E.pandd ErcrKv lMan. •38 Rnom Guo, Win, Admin. OmNiny Spa a.d Fi. rc.a Pavilbn SraOHouu Maimamrce N Lundry l `O BUILDING KEY ♦ Name 1 K--k Hill 2 14uizon 1ti 1 k Pn ! Rn..nnm h Fl-Spar. A fndf(Lrh 5 E.p.mdad Ercrgy PLn. 6 dA Room Gam. Wing Admin. Pui4linA. a pand F.n 9 Padlbe ••• 10 SuOHoum lwl Da.vayl 11 Meimrnan..Al —&o 12 Norrh Parking Aru 15 Somh Puking Aru 14 N, Wm MrkingA— P�aa 0 0 G PC Recommended Concept Plan Revised Concept Plan SP2018-001 Revised Illustrative Plan Traffic Impacts: • The condition for the transportation improvements is an existing condition for which the current owner purchased the property knowing that these improvements would be required. • There is an existing safety issue at this intersection • The proposal is contributing and adding to the issue with the additional traffic being added to the intersection • There is currently no solution to mitigate the impact Vicinity Map 80-2 803F 80 2r.. 80.6C 80-109 .� 80-26 7ti=12A �""yam Il 731 2 0 :" t' 80-7 (,0019 �744 ♦ ,. /r 1 LOVES �1R� { 09 8f 0- 80-7 8O-7C 80 7R,- 80Z 3 80-7 80-7D m 1 pp g0.8qco .\ RED F 86-7F B it O Sys '744 cud► 8C 8t71 �'� 1 �4A / 79A1- OB-339 79A1Z--0 -6 YA 0.14� 80 11 dUh o'a� 8U"8R 79A2- 79AI -OB:5 8 en nr - 8V% ? 0 3on on \ .80.8A' . Route 22 and Route 744 Intersection i T D I Traffic Impacts: • There is an identified existing safety problem at Louisa Road (Rt 22) and Hunt Club Road (Rt 744). 2016 2017 Total 2 0 14 2 0 11 • The safety issue appears to be related to turning movements at the intersection in that there was a turning vehicle present in the 11 of the 14 crashes. Traffic Impacts: • The traffic analysis conducted by the applicant evaluated for warrants based on queueing and delay. • Addition of turn lanes are likely to have benefits to safety that would not be identified in a queueing analysis. • Safety issues can exist even if poor operations such as vehicle queueing is not occurring and poor roadway geometry is not present. • Crashes are spread throughout the day and appear to not be correlated to peak hour travel. • The proposed use is not considered a peak hour generator as more trips are generated outside of the peak hours. Traffic Impacts: • The traffic analysis provided estimated daily trips generated by the new uses which estimates 390 new daily trips would be generated. • Based on this, new turning movements at Route 22 generated by the expansion would equate to approximately -273 turns/day. • It is staff's opinion that this increase in turning movements generated by the additional use is likely to result in an increase in crashes. • The recommended mitigation for this potential increase in crashes is construction of a left -turn lane and right taper. • This opinion is also reflected in VDOT's comments on this application from April 2018: • The Department recummends that a left turn lane and right turn taper he installed at the intersection of Route 22 and Route 744. This recommendation is based on the intersection's position on the District's PSI Top 100 list, a review of the applicable crash history, and the expectation that additional traffic added to the intersection will likely result in an increase in crashes. Recommendation(s): Staff supports the Planning Commission recommendation. Option 1: Approval of Special Use permit as recommended by the Planning Commission. Option 2: Approval of Special Use permit with revised plan. Action: Option 1: Planning Commission recommendation • Should a Board Member choose to approve this special use permit request: • I move that the Board adopt the resolution in Attachment E, for SP2018-001 Keswick Hall and Golf Club. • Should a Board Member choose to deny this special use permit request: • I move to deny SP2018-001, Keswick Hall and Golf Club, for the following reasons. State reasons for denial. Action: Option 2: Revised Concept Plan • Should a Board Member choose to approve this special use permit request: • I move that the Board adopt the resolution in Attachment F, for SP2018-001 Keswick Hall and Golf Club. • Should a Board Member choose to deny this special use permit request: • I move to deny SP2018-001, Keswick Hall and Golf Club, for the following reasons. State reasons for denial. BUILDING KEY + Nam[ 1 t.e.r9M Hdl 3 Hodson NA Y U., 1 Wvaomm a Ha. Sp.o 1 GofC S i'.pa.deJ Eorrg plain 6 .J6 Roam (:oa 9r„x ,Wmll IIwWnra e spasm Puma 9 ha 1. 10 ui Mnns u Maoamuuee faunLy Npe'. Gnctl Pops mw.m:o [Uwl[Y HU.nR N[w[A CUR CIM area pod'. 101I o.." (pnlv(lgn a lapse b 4, soil Rma p. m.n+naae alapez I!IpcleG v4p A,.a. n' xnsv 91 m [ ()� nR.a�n=I.E91Upe .ew sr Feo '-b '.'�Impan.0 ♦lr uW '0m Mwa �IA 5( Staff Conclusions to Date Factors Not Favorable: 1. The applicant wishes to remove an existing condition requiring improvements to the Route 22 and Route 744 intersection which has a history of crashes Outstanding issue regarding the transportation improvements • The condition for the transportation improvements is an existing condition for which the current owner purchased the property knowing that these improvements would be required. • There is an existing safety issue at this intersection • The proposal is exacerbating the issue by adding traffic • There is currently no solution to mitigate the impact 2. Even though the uses were previously approved, it has become clear that additional water and sewer capacity is needed, which is not in keeping with recommendations for the Rural Area chapter of the Comprehensive Plan. The remedy will require expansion of the central water system which will require Board of Supervisors approval. 3. The commercial use does not promote the agricultural and forestal policies of the Comprehensive Plan. 4. The plan shows disturbance of critical slopes; however, a critical slopes waiver has not been requested to date for staff analysis and recommendation. 5. Minor changes to the concept plan need to be made. Therefore, staff cannot recommend approval at this time Staff Conclusions to Date: Factors Favorable 1. The Inn expansion would allow for an existing facility that is a feature in the Rural Area to maintain its economic vitality and would promote and enhance tourism which is supported in the Economic Development Chapter of the Comprehensive Plan. 2. The rearrangement of uses on the property is not problematic as a similar expansion request was approved under a prior legislative act. 3. The number of rooms will be reduced from 123 to 86. 4. With conditions, the restaurant and inn use, could stay within the previously approved parameters for central and sewer service. Water and Sewer Impacts: 1. The inn must be limited to the existing permitted capacity, the systems is not permitted under Section 10.2.2.27(b) of Ordinance for this use. as expansion of the Zoning Section 10.2.2.27(b) Restaurants and inns that are: Nonconforming uses, provided the restaurant or inn is served by existing water and sewerage systems having adequate capacity or both the existing and proposed uses and facilities without expansion of either system. Any expansion of the system must be for the residential uses only. 2. Before any certificates of occupancy are given for any new rooms in the Inn, there must be approval of plans by the Department of Health, Fire/Rescue, and the Board of Supervisors for installation of water systems for the Inn to address the concern of adequate capacity for the existing and unbuilt residential lots, and for fire protection. Plat of Keswick Estates 4:�\ °+j° q / X ZLL zq RGUDABUSH. GALE& ASSGC1Aq wRiG SSG EXHIBIT B KESWICK ESTATE ESTABLISHED PROPERTY LOTS AND COMMON AREA(INCLUDING ROADS) B MCR, MGc MN AM GISIPRIAL DIS'IRICI' AIE@.I"e COU!lfY. V GI DECe amw.mlo lYi� la� fi��xx��•• 581y� O arp un ise sxaaeL,,..._ ��r.evr rrrw. u. r .Ya4 firM 2019 Background Traffic (Existing + Projected Growth) — Figure 5 (turns at Louisa Road and Hunt Club Drive EATLUMVITM11 Fa ■M Totals Projected Site Generated Trips Figure 7 (turns at Louisa Road and Hunt Club Drive) Total projected combined (turns at Louisa Road and Hunt Club Drive) projected increase in total turns at Louisa Road and Hunt Club Drive expected with devel