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Home My WebLink AboutSP201800001 Presentation 2018-05-22Planning Commission Public Hearing May 22, 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 (75t" room). 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 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 75t" room. SP2000-033 Concept Plan SP2008-042 Concept Plan S P 2018-001 Concept Plan 4 G.if Club 5 Expanded Energy Plant 6 •39 Rnom Guest Wing 7 Admin. Building, 8 Spa and Fitness 9 Pavilion 10 SnR House I I Maintenance k Laundry 7 1 1 C SP2018-001 Illustrative Plan BUILDING KEY Name 1 Rnwwk Hall S Hn,i,an PmJ & Bar 3 Revaunm & Fk. Span Gol(Club 3 E.panhd Eoe,g Man, 6 .38 Room Gun, Wm, Admin, RuiWinp 8 Spa and Fnnc.. 9 Avilion 10 SuNHoum 1\1 Main,cvnae & UuMry \oob ve 11 Jam_.; 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. 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 exacerbating the issue by adding traffic • 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 �- >" ,�, i �. g . ,... . _ Z��f " ',� u� _ � J Traffic Impacts: • There is an identified existing safety problem at Louisa Road (Rt 22) and Hunt Club Road (Rt 744). • The safety issue is attributable to turning movements at the intersection as a result of slowing traffic related to turns. Traffic Impacts: • The traffic analysis conducted by the applicant only performed a capacity and turn lane warrant analysis and therefore only evaluated peak hour travel. • The traffic analysis found that minor queueing would occur approaching the threshold where turn lanes would be required for operations but likely does not cross that threshold. • Although poor operations can lead to safety issues, safety issues can exist even if poor operations such as vehicle queueing is not occurring. • Of the 10 crashes not a single one occurred during the identified peak hour of travel. • The proposed use is not considered a peak hour generator as more trips are generated outside of the peak hours. 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 Traffic Impacts: • The traffic analysis provided estimated daily trips generated by the new uses and the following directional distributions of those trips: • To/From the North on Louisa Road — 25% • To/From the South on Louisa Road —45% • To/From the East on Black Cat Road — 30% Site Trip Generationji, Weekday AM Peak Hour PM Peak Hour ITE Code Units ADT In Out Total In Out Total 310 38 rooms 310 12 8 20 12 11 23 N/A 4 rooms 80 1 1 2 4 4 8 390 13 9 22 16 15 31 • Based on this new turning movements generated by the expanded Keswick Hall would equate to 273 turns/day. • This increase in turning movements generated by the additional use will result in an increase in crashes and the recommended mitigation for this increase in turning movements is construction of turn lanes or tapers. 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. Recommendation(s): Staff cannot recommend approval of this special use permit SP201800001 Keswick Hall and Golf Club at this time due to the factors unfavorable to the request in particular, the lack of resolution concerning traffic impacts. If the Planning Commission wishes to recommend approval, the following changes and conditions are 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. Conditions: 1. Development and use shall be in general accord with the conceptual plan titled "Keswick Hall & Golf Club Special -Use Permit Plan" prepared b Hart Howerton and dated March 2018 (hereafter "Conceptual Plan"), and narrative title "Keswick Hall and Golf Club Pro'ect Narrative" hereafter "Narrative"), dated January 16, 2018 , updated March 19, 2018, as determined by the Director of Planning and'the Zoning Administrator. To be in general accord with the Conceptual Plan, development and use shall reflect the following major elements within the development essential to the design of the development, as shown on the Conceptual Plan and described in the Narrative: aJ location of buildings and structures bJ location of parking areas cJ 38 additional guest rooms for a total of 86 rooms dJ 4 additional spa treatment rooms for a total of 8 treatment rooms eJ 165 seat restaurant fJ 10 seat Villa Crawford Bar gJ 20 seat pool bar and restrooms Minor modifications to the plan which do not conflict with the elements above may be made to ensure compliance with the Zoning Ordinance. 2. Pursuant to road plans approved by the Virginia Department of Transportation ("VDOT"), the Owner shall construct right turn taper and left turn lane at the intersection of Route 22 and Route 744. These improvements must a completed to the satisfaction of VDOT's Charlottesville Residency Administrator prior to the issuance of the building permit for the additional Guest Wing, as shown on the Conceptual Plan. 3. The restaurant, tavern, and inn and accessory uses shall not consume water in excess of existing permitted capacity of the existing water system (76,000 gallons per day) and sewage system (60,000 gallons per day). If the central water or sewerage system must be expanded to meet existing or future demand for residential users, the applicant shall seek and obtain all necessary approvals for expanding the system from the Virginia Department of Health, the Virginia Department of Environmental Quality, and the Albemarle County Board of Supervisors. Any expansion of the central water or sewerage system to meet existing or future demand for residential uses shall be solely for the use of residential users. Conditions (Cont'd): 4. The applicant shall seek and obtain all necessary approvals by the Virginia Department of Health, Albemarle County Fire Rescue Department, and the Albemarle County Board of Supervisors for a water system improvement to support dedicated internal fire protection as described in the "Water and Wastewater Facilities Plan 2017 Update for Keswick Hall & Golf Club" prepared by Timmons Group dated December 1, 2017 and revised March 19, 2018 (hereinafter the "2017 Water/Wastewater Plan") before a building permit for the proposed improvements described in Phase 1A of the aforementioned plan may be issued. No certificates of occupancy for the improvements in Phase 1A shall be issued prior to the completion of the aforementioned water system improvement. 5. The applicant shall seek and obtain all necessary approvals by the Albemarle County Board of Supervisors for a water system improvement to support expanded permitted capacity of the water distribution system as described in the "Water and Wastewater Facilities Plan 2017 Update for Keswick Hall & Golf Club" prepared by Timmons Group dated December 1, 2017 and revised March 19, 2018 before any building permit for the proposed improvements described in Phase 1A of the aforementioned plan may be issued. No certificates of occupancy for the improvements in Phase 1A shall be issued prior to the approval of the Virginia Department of Health, the Virginia Department of Environmental Quality, Albemarle County Fire Rescue Department, and completion of the aforementioned water system improvement. 6. No unplatted property shall be subdivided and no approved subdivision plat shall be recorded unless the applicant demonstrates to the satisfaction of the Planning Director and County Engineer that the existing central water system permitted and approved by the Virginia Department of Health, or as such permit is amended or such subsequent permit approved by the Virginia Department of Health, Division of Water Supply Engineering and the Board of Supervisors, is available and adequate to serve all of said lots, as well as all existing improvements associated uses, and platted lots, without compromising on -site and adjacent off -site well water supplies. Nothing herein shall guarantee approval of such amendment or permit. In making this demonstration, the application shall use test procedures approved by the Virginia Department of Health and the County Engineer. 7. Except for any restaurant and spa on the property open to the general public, Keswick Hall and its associated facilities shall be used only by the guests of the inn and their invitees, and members of the Keswick Country Club and their invitees. 8. In the event that the use, structure or activity for which this special use permit is issued is not commenced within twenty-four (24) months from the date of Board of Supervisors approval, it shall be deemed abandoned and the permited terminated. The term "commenced" means "construction of any structure necessary to the use of the permit". 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.." 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