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Home My WebLink AboutSP202100004 Review Comments Special Use Permit 2021-04-14 (5)County of Albemarle �5•_._ COMMUNITY DEVELOPMENT �racrxtP To: Rebecca Ragsdale, Principal Planner Date: 6 April, 2021 Re: Zoning Initial Review for SP202100004 and ZMA202100003 Clifton Inn and Colina Farm LEA BRUMFIELD Senior Planner II, Zoning Ibrumfield@albemarle. org tel: 434-296-5832 ext. 3023 The following comments are provided as input from the Zoning Division regarding the above noted applications for expansion of the historic inn and restaurant use and the its accompanying rezoning for tax map parcels 79-23B, 79-23F, 79-24B, and 79-36: 1. Concept plan a. Include on the existing conditions plan the following features to provide a context for the proposed uses: existing trails, the dock on TMP 79-23F or 79-24B, and the existing restroom trailer at the proposed spa location. b. Include on the concept plan the following features: trails to remain for guest use, dock on tax map parcel 79-23F or 79-24B, and pedestrian paths to the events space on TMP 79-24B and proposed glamping sites/cabins. c. The concept plan, aerials, and site visit show overflow parking on TMP 79-36, which is an accessory use not currently shown on the existing site plan. Staff suggests a boundary line adjustment to bring the parking lot onto the primary TMP 79-23B. d. Include on the concept plan site plan -level details of building siting, and building types. Review of the events spaces, cabins, and primitive campsites cannot proceed without additional details of the buildings, particularly the permeability of the buildings, construction materials, details of seasonal use, and architectural design. 2. Use categories a. The use of an historic restaurant, tavern, or inn may have additions, per section 5.1.61, they must be "complementary and clearly subordinate to the historic structures on the site" The following uses have been previously in operation on the site: • Rental of guest rooms • Restaurant operation • Events (Per SP200200019, "no more than 200 persons for special events in accord with section I0.2.2(27) of the Zoning Ordinance. ") The addition of guest rooms and events spaces as proposed by SP202100004 is in accordance with the uses of historic restaurants, taverns, or inn, per section 5.1.61, which permits "proposed structures and additions" that do not "adversely impact the historic character or significance of the structure" However, the proposed events size of up to 300 guests is not a scale "proportionate to the existing structures and/or site," as required by section 5.1.61(2), and events of that size are limited in other events spaces in the Rural Area. Staff recommends limiting the larger events space on TMP 79-24B to a defined number of events of up to 300 persons, and up to 200 persons generally. b. Additionally, the use of a spa, described in the Zoning Ordinance as a "health spa," is a customary accessory use to an inn, as demonstrated by the spas located at other inns in the County. c. However, the additional use requested, of "glamping," would be classified as a "boarding camp." A boarding camp provides "uses and structures for the lodging of guests," which would include the raised platforms and 500 sf cabins proposed on the concept plan. Boarding camps are not customary at historic inns, and may adversely impact the historic character of the site, as well as creating nighttime noise that may impact nearby properties. Staff recommends the glamping proposal be submitted separately from the expansion of the events and guest rooms, as it W W W.ALBEMARLE.ORG 401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596 will need to be evaluated on its own merits separate from the historic inn and restaurant. 3. Noise a. Noise from the proposed additional guest rooms is expected to be minimal and have little to no impact on neighboring parcels. b. Noise from the proposed spa/small events space is likely to be equal to or less than the noise currently produced by events currently occurring on the property on that space, with guests of up to 200. Additionally, that space is shielded by vegetation to the east, is bordered by a school to the north, is shielded by the historic inn structure to the south, and is bordered by the Milton Boat Launch and Rivanna River to the west. c. Noise from the proposed events space located on TMP 79-24B with increased attendance of up to 300 guests, will likely carry noise across Hurrts Pond to neighboring parcels. The maximum noise levels at receiving properties is 60 dBA during the daytime, and 55 dBA at night, per section 4.18.04. However, property owners abutting events spaces in the rural area have habitually been concerned with any regularly audible noise, regardless of whether this noise is below maximum sound levels. The current events spaces on TMP 79-23B (to the south of the primary inn structure and on the site of the proposed spa and events structure) are located over 1100 feet from the nearest residences, and are shielded by surrounding structures (the inn itself) and thick vegetation. In contrast to this, the proposed events spaces on TMP 79-24B are approximately 600 feet from the nearest residence, with significantly less vegetation shielding it. Submit a noise management plan including: types of structures/locations where outdoor amplified music will be played on both parcels; times of outdoor amplified music; whether outdoor amplified music may be played on both parcels simultaneously; a sound study demonstrating maximum sound levels expected at the residences abutting TMP 79-2413; and average ambient sound on weekends at night. A management plan with measures to ensure noise levels do not create impacts for neighbors is recommended. Other events spaces in the County have implemented measures such as requiring use of built-in amplification systems with maximum levels, requiring all amplified music be played indoors with doors and windows shut, and locating events spaces in shielded areas. Staff will likely recommend a condition of approval to limit hours of events on TMP 79-24B to prohibit outdoor amplified music from 10:00 p.m. each Sunday through Thursday night and 7:00 a.m. the following morning, and between 11:00 p.m. each Friday and Saturday night and 7:00 a.m. the following morning. d. The proposed glamping and cabin locations, located on rises directly facing the water, may result in noise of guests carrying across Hurrts Pond to abutting parcels. In particular, the use of the glamping sites, with thin tent walls, in conjunction with the events space, could easily result in increasing noise of guests into the nighttime. 4. Parking a. Parking requirements for the proposed uses are as follows: • 61 guest rooms — 61 parking spaces • 52 seat restaurant of 1426 sf— 19 parking spaces (13/1000 sf) • Small events space/spa of up to 75 guests — 60 parking spaces (1/2.5 guests + staff) • Events space for 300 guests —140 parking spaces (1/2.5 guests + staff) • Campsites —unknown (1/campsite) • Total required parking spaces = 230+ The applicant has proposed that up to 20 parking spaces for the events on TMP 79-24B be exempted due to the assumption of guests lodging at the Clifton Inn on TMP 79-23B. b. The applicant suggested a condition that weeknight events beginning between 4 p.m. and 6 p.m. must park at the Stone Robinson Elementary School and be shuttled to the events space. This proposal must be accompanied by a parking agreement between the Clifton Inn and Stone Robinson Elementary School to ensure continuity of this parking arrangement. c. Per section 4.12.15 parking for events spaces must surfaced, and graded. If the applicant proposes unsurfaced parking areas, include in the application a request for a waiver for this requirement. Additionally, handicapped parking must be located to provide an unobstructed access to buildings via the shortest W W W.ALBEMARLE.ORG 401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596 practical route. All currently proposed parking areas appear to access the main structures via long distances or over steep terrain. This may be addressed in the site planning stage, but would be useful to consider prior to site planning. 5. Violations a. Currently, TMP 79-23B is in violation of condition #3 of SP2002-19, requiring construction of a parking lot, under ZV1O2020-00326. This violation will be abated with the approval of SP202100004, but should the application not be approved, the violation will still be in place. b. Additionally, the overflow parking and temporary industrialized building on TMP 79-36 were constructed without permits or amendment of the site plan. This parking area appears to provide the overflow parking required SP2002- 19, but in a location other than the one specified on the site plan. County GIS shows the construction of this parking lot began some time prior to 2016. Abatement of this violation, BVI02021-00015, must be pursued. W W W.ALBEMARLE.ORG 401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596