HomeMy WebLinkAboutSP202100004 Review Comments Special Use Permit 2021-04-14Rebecca Ragsdale, Principal Planner
�4 of Abe Albemarle
1 401 McIntire Road, North Wing
��I'lli County of Albemarle Charlottesville, VA 22902-4579
m COMMUNITY DEVELOPMENT DEPARTMENT Telephone 434-296-5832
W W W.ALBEMARLE.ORG
April 6, 2021
KELSEY SCHLEIN, Project Manager/Land Planner
Kelsev(a)Shimp-Engineering.com
Shimp Engineering, P.C.
912 East High St. Charlottesville, VA 22902
434.227.5140 H shimodesign.com
RE: SP202100004 and ZMA202100003 — Clifton Inn and Collina Farm Development and
Expansion- Review Comment Letter 1
Ms. Schlein:
Staff has reviewed the initial submittal for a rezoning (ZMA202100003) and a special use permit
amendment to the existing special use permit (SP202100004) for Clifton Inn and Collina Farm.
Planning Comments
Our comments are provided below and organized based on a brief summary of key issues and
concerns followed by detailed review comments. We have a number of questions and comments
which we believe should be resolved before your proposal goes to public hearing. We would be
glad to meet with you to discuss these issues.
Primary issues to address include:
1. Camping Use -This use requires a separate special use permit. See Zoning comments
attached.
2. Scale and Frequency of Events -See concerns with consistency with the Comp Plan and
other reviewer comments regarding questions/concerns with events.
3. Adequate Water Supply and Sewer Capacity -Parcels are designated water to existing
structures only. Additional analysis is needed to confirm adequate capacity to support
proposed uses and required fire flow. See Fire Rescue comments below. A study
documenting the water requirements (gallons/day) for all existing and proposed facilities,
and the capacity of existing wells and septic fields should be provided. The feasibility of the
site for any additional demand should be documented before this item goes to the Planning
Commission. The review should confirm the proposed use can be supported long-term
without demand for water or sewer connections. See Natural Resources comments below
regarding location of drainfields.
4. Noise- Additional information is requested regarding events structures and noise. See
Zoning comments attached. Please specify the noise management measures proposed for
the new event structure at Clifton and Collina property. Given the proximity to residential
uses, some reviewers have recommended that the new Collina Farm event structure be
moved westward, away from nearby residences, and/or that the event structure be fully
enclosed, so that amplified sound would be indoors. However, in locating this structure,
impacts on the character of the Collina Farm house must be considered.
5. Impacts to historic or archeological resources -Additional information has been
requested to evaluate this request. Please see attached Historic Resource comments.
6. Impacts to wooded areas, critical slopes, Rivanna River- Natural Resources staff has
commented on the importance of the parcels adjacent to the Rivanna River and wooded
areas.
7. Rivanna River Greenway- Please see the recommendations from Parks and Recreation
regarding tax map parcel 79-36.
8. Concept Plan details -Please see below for requested additions to the concept plan and
specific reviwer comments.
Comprehensive Plan
Detailed comments on how your project conforms to the Comprehensive Plan (Comp Plan) will be
provided to the Planning Commission and Board of Supervisors as part of the staff report that will
be prepared for the work session or public hearing. Initial comments on how the proposal
generally relates to the Comprehensive Plan are provided below.
The Comp Plan shows this area as Rural Area. The designation includes as primary uses:
preserve and protect agricultural, forestall, open space, and natural, historic and scenic resources.
The proposed rezoning from PRD to RA Rural Areas is consistent with the Comp Plan.
The importance of tourism is mentioned throughout the Historic, Cultural, and Scenic Resources;
Economic Development; and Rural Area chapters of the Comp Plan. The Historic, Cultural, and
Scenic Resources and Rural Area chapters of the Comp Plan include strategies that encourage
allowing a greater variety of uses at historic structures and sites to ensure financial viability and
encourage owners to continue preservation.
The Comp Plan does not recommend hotels or resorts in the County's designated Rural Area.
However, staff notes that the Inn is a historic resource (individually listed in the National Register of
Historic Places and a contributing resource in the Southern Albemarle Rural Historic District), so
the preservation and protection of the historic resource is a factor to be considered and a focus of
this review. The Comp Plan promotes heritage tourism (when consistent with the Rural Area
policy) and includes the following guidance regarding historic resources:
i. Protect the County's historic, archeological, and cultural resources
ii. Continue to find ways for preservation of historic structures and sites to be financially viable
Regarding recommendations for events in the Comp Plan, events at uses other than farm wineries,
breweries, or distilleries are evaluated individually on a case by case basis. However, the Comp
Plan indicates that events larger than 150 people should be on an occasional not regular basis.
The maximum of 150 people is consistent with the regulations found in Section 5.1.43 pertaining to
special events. Currently, the special use permit limits the number of guests at the inn, the
restaurant, and any special events on the premises not exceed 200. The maximum of no more
than 200 event attendees is consistent with limits on farm wineries, breweries, and distilleries.
Beyond 200, those uses must request a special use permit. This proposed expansion includes up
to 300 attendees for events at Collina and up to 75 attendees at Clifton, not including guests and
restaurant patrons. The preapplication meeting comments requested that the special use permit
submittal describe why the 200-person limit should be exceeded along with the number of events
expected to exceed 200 persons.
Concept Plan/Layout
The plan initially submitted is at an illustrative level. Given the number of natural, cultural, and
historic resources, along with the level of information requested by reviewers (below and
attached), a concept plan that is at a scale and site plan level of detail is needed. At a minimum,
the following need to be added or addressed on the concept plan:
1. Location of power lines and easements; any other easements
2. Existing and proposed lighting
3. Wooded areas- The conceptual plan should include a sheet showing the existing and
resulting tree lines, and should document any areas that will act as "wooded area[s] to
remain" as visual buffers and/or resource protection areas.
4. Conceptual grading/limits of grading
5. Trails
6. Archeological and historic resources
7. Existing and proposed well, water lines, and connections
8. Existing and proposed septic, drainfields, sewer connections
9. Emergency vehicle access routes
10. All existing structures, improvements, and parking areas. Some improvements are not
labeled as existing. Some improvements are in violation of the zoning ordinance because
they were added on parcels not subject to the special use permit and not approved by site
plan. This includes the bathroom trailer by the pool and the parking and office trailer on
TM 07900-00-00-023FO and 07900-00-00-03600. See comments below from Natural
Resources about removing this parking.
11. On Collina Farm, the event structure is located to the east, closer to other residential uses.
The proposed "glamping" sites are located to the west, farther from the proposed bath
house for their use. Would it make sense to reverse the locations of the event structure and
"glamping" sites?
12. Would guests staying on the Collina property dine only on that property, or would they have
access to facilities on both properties? If the latter, how would transportation between the
sites be managed?
13. Please define what facilities would be included and what the resulting site character
(paving, surfacing, vegetation, etc.) would be for the "primitive glamping sites." Are any
permanent facilities included? Where would dining and restroom/bathing facilities be for the
"primitive glamping sites" on parcel 79-23F?
14. Please address Transportation Planning Comments on the concept plan.
Historic Preservation
Historic Preservation comments have been provided by Margaret Maliszweski and are attached.
This property falls within the Monticello viewshed. Comments from Liz Russell on behalf of
Monticello are attached and were sent via email to you as well on March 26, 2021.
Natural Resources
The following comments have been provided by Kim Biasiolli, Natural Resources Manager:
These parcels are located within the Rivanna River Corridor, one of three conservation
focus areas identified in the Biodiversity Action Plan and Natural Resources chapter of the
Comprehensive Plan. Parcel 79-36, the wooded slopes on parcel 79-23B, and the wooded
southern end of parcel 79-23F are the most important areas of the overall property for
protecting the habitat and water -protection values of this corridor.
The following recommendations would help maintain exiting water quality and habitat
benefits, and mitigate some of the impacts of the newly proposed uses of the property:
1. Resite the three new drainage fields to avoid or minimize clearing of forest and to be
sited as far as possible from Clifton Lake.
2. Resite the 30-space overflow parking on parcel 79-36 back towards North Milton Road,
and as far as possible from the Rivanna River and Clifton Lake. We understand that the
existing driveway and dam -maintenance access must remain.
3. Label parcel 79-36 and the wooded slopes on 79-23B as "wooded areas to remain."
4. Indicate if any type of permanent surface/impervious cover will be installed for the
primitive glamping sites.
Transportation Planning
The following comments have been provide by Dan Butch:
After evaluating anticipated trips generated by proposed uses and expected impacts on
public infrastructure, transportation planning requests additional dedication of right-of-way
along North Milton Road, Route 729, within TMP 79-23F & TMP 79-24B; and requests
additional dedication of right-of-way along Richmond Road, Route 250, within TMP 79-24B
for future projects to be identified.
Zoning
Comments related to zoning matters have been provided by Lea Brumfield and are attached.
Engineering and Water Resources
The following comments related to engineering and water resources have been provided by Frank
Pohl:
No Objection to the Special Use Permit, however, below are items that will need to be
addressed during the WPO review process:
1. VSMP permitting will be required.
2. This project is considered a redevelopment project (redev. VRRM spreadsheet).
3. Confirm if the existing building and pool will be demolished prior to constructing the spa.
Will disturbance of critical slopes be required to construct the spa? If critical slope impacts
are proposed, a waiver request is required.
Fire/Rescue
The following comments have been received from Howard Lagomarsino with Fire/Rescue:
No Objection to special use permit, however, below are concerns, notes, and/or
recommendations to consider for Fire Rescue review of additional steps in the process,
especially at the site plan phase of project:
1. To accommodate emergency vehicle access, emergency vehicle access road(s)/route(s)
may be required.
2. Emergency vehicle access road(s)/route(s) need to provide access to all
buildings/structures to allow access of all sides of the ground level within 150 feet from the
emergency apparatus.
3. An emergency vehicle access road/route needs to provide a suitable service to sustain the
weight of emergency apparatus weighing up to 80,000 lbs.
4. An emergency vehicle access road/route needs to provide an unobstructed travel way
width of 20 ft. if buildings/structures are under 30 feet tall and 26 ft. if over 30 feet tall.
5. To ensure that parking does not obstruct the emergency apparatus travel way as described
above, no parking signs may be required in appropriate areas.
6. Any dead-end longer than 150 ft requires an approved turn around for emergency
apparatus.
7. May need to provide a note of the required ISO fire calculation for the buildings.
8. If within the ACSA service area, may need to indicate the latest ACSA flow test to ensure
adequate fire flow per calculation in comment # 6.
9. If within the ACSA service area, may need to provide the required fire hydrants as
determined by calculations in # 6.
10. If not within the ACSA service area, may need to provide a note identifying location of
closest water source suitable for emergency apparatus operations.
Albemarle County Service Authority (ACSA)
ACSA comments, provided by Richard Nelson are attached.
Parks and Recreation
Parks and Recreation comments, provided by Tim Padalino, are attached.
VDOT
VDOT comments, provided by Adam Moore, are attached.
Virginia Department of Health (VDH)
The following comments have been provided by Josh Kirtley:
1. Given the proposed variable use of the property, drainfield expansion or the construction of
new drainfields will likely be required as part of this project. The applicant and their design
team are encouraged to work with the Health Department regarding the design of these
systems and the submittal of a PER ('Preliminary Engineering Report"). Review and approval
of the plans will take place during the Site Plan Review process.
2. The application narrative states that a "new well' will be drilled. Please note that this well will
most likely be permitted and regulated by the Office of Drinking Water (ODW) and not the local
Health Department.
SP Conditions
Staff has not drafted conditions to date for this special use permit, due to the potential changes
that need to occur and additional information requested. Once conditions are drafted, staff will
share them with you.
Action after Receipt of Comments
After you have read this letter, please take one of the actions identified on "Action After Receipt of
Comment Letter" which is attached.
Resubmittal
If you choose to resubmit, please use the attached form. There is no fee for the first resubmittal.
The resubmittal date schedule is provided for your convenience online at
Notification and Advertisement Fees
Prior to scheduling a public hearing with the Planning Commission, payment of the following fees
is needed:
$294.00 Cost for newspaper advertisement
$215.00 Cost for notification of adjoining owners (minimum $200 + actual postage/$1 per owner
after 50 adjoining owners)
$509.00 Total amount due prior to Planning Commission public hearing
Prior to the Board of Supervisor's public hearing, payment of the newspaper advertisement for the
Board hearing needed.
$294.00 Additional amount due prior to Board of Supervisors public hearing
$803.00 Total amount for all notifications Fees maybe paid in advance. Payment for both the
Planning Commission and Board of Supervisors public hearings may be paid at the same time.
Additional notification fees will not be required unless a deferral takes place and adjoining owners
need to be notified of a new date.
Feel free to contact me if you wish to meet or need additional information. My email at
rrao sdale(a)al bemarle. org.
Sincerely,
Rebecca Ragsdale, Principal Planner
Attachments:
Historic Preservation Comments
Monticello Comments
Zoning Comments
ACSA Comments
VDOT Comments
Parks and Recreation Comments
Action After Receipt of Comments
Resubmittal Form