HomeMy WebLinkAboutZMA202100003 Correspondence 2021-08-16SHIMP ENGINEERING, P.C.
Design Focused Engineering
August 16, 2021
Rebecca Ragsdale
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia22902
RE: Response Letter #1 for SP2021-00004 & ZMA2021-00003 Clifton Inn and Collin Farm
Dear Rebecca,
Thank you for your review of the special use permit and zoning map amendment applications Clifton Inn
and Collina Farm. This letter contains responses to County comments dated April 6, 2021. Our responses
are as follows:
Planning
1. Camping Use -This use requires a separate special use permit. See Zoning comments attached.
RESPONSE: Comment received. References to " glamping" have been removed from SP2021-4 /
ZMA2021-3. The owner will pursue a separate special use permit for the glamping sites.
2. Scale and Frequency of Events -See concerns with consistency with the Comp Plan and other
reviewer comments regarding questions/concerns with events.
RESPONSE: Comment received. Please see our corresponding responses below. Additional
information about the scale and frequency of events has been added to the project narrative as
well as further analysis of consistency with the comprehensive plan.
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.
RESPONSE:
WELL + SEPTIC: We contracted with Inboden Environmental Services, Inc. to complete an
onsite wastewater management expansion feasibility evaluation. Additional details about this
analysis are included in the "Water/Sewer" subsection of the "Factors to be considered for
Special Use Permits" section of the project narrative and the Inboden report is included as an
attachment to the project narrative. In summary, the existing alternative on -site wastewater
system (AOSS) at Clifton would need to be upgraded to treat the expected wastewater flows from
the proposed expansion at Clifton which was analyzed as a 75 person event center, 35 additional
guest rooms (for a total of 15 guest rooms on the Clifton property), and an 80-seat restaurant. The
existing subsurface drip dispersal system could manage the additional wastewater given the
proposed system improvements however, a new reserve area would need to be established and
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permitted. A new AOSS at Collina would need to be constructed to serve the proposed events on
that property.
Well locations will be determined at the site plan phase, a new well (or wells) will need to be
drilled at Clifton to serve the proposed expansion (guest rooms and event center). During a well
inspection of the Collina Well completed by Certified Environmental Drilling Inc on July 31,
2020, the well produced 10 GPM which is sufficient to support the proposed expansion at Collina
Farm. Although this particular well may not serve the proposed expansion at Collina and a new
well may be drilled, the gpm of the existing well demonstrates that there is sufficient groundwater
on the property to support such a use.
FIRE FLOW: Thanks for these comments at this conceptual phase of development; these
comments will be taken into further consideration as this project moves towards the detailed
design phase.
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.
RESPONSE: We contracted with Acentech to complete a sound study to evaluate the anticipated
noise impacts from the events at Collina Farm. Since events at Clifton pre -date this special use
permit request and have been taking place for years in a tent structure with up to 200 attendees,
the projected noise levels from events at Clifton were not evaluated since the scale of Clifton
events is proposed to be reduced from the scale of the events that occur today once the event
structure is constructed at Collina.
The findings of the sound study determined events at Collina Farm would adhere to the County's
daytime ordinance. By regulating a few variables of the event which may include restricting the
volume of the loudspeakers to 85 dBA at 50 feet from the loudspeaker, installing a sound level
meter, and/or enclosing the event structure events at Collina will be able to comply with the
nighttime ordinance. Additionally, positioning and choice of equipment may be utilized to further
ensure compliance with the County's noise ordinance. Please see the attached sound study for
further details.
5. Impacts to historic or archeological resources -Additional information has been requested to
evaluate this request. Please see attached Historic Resource comments.
RESPONSE: Comment received. Please see our corresponding responses below.
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.
RESPONSE: Comment received. Please see our corresponding responses below.
7. Rivanna River Greenway- Please see the recommendations from Parks and Recreation regarding
tax map parcel 79-36,
RESPONSE: Comment received. Please see our corresponding responses below.
8. Concept Plan details -Please see below for requested additions to the concept plan and specific
reviewer comments.
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RESPONSE: Comment received. Please see our corresponding responses below.
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.
Additional information about our analysis of this proposal's consistency with the Comprehensive Plan has
been added to the project narrative section, "Consistency with the Comprehensive Plan." Further
justification for the scale of events is provided in this section of the project narrative as well. The two
other properties in the Rural Areas of Albemarle County that function under the historic inn, tavern, and
restaurant use do not have limitations on the scale and frequency of events on their properties; allowing
for historic inns, taverns, and restaurants to meet the demands of their patrons allows for these types of
businesses to thrive. Different from a farm winery or brewery that is able to diversify their income stream
by hosting events in supplement to the production of for -sale products, the business model of historic
inns, taverns, and restaurants is exclusively dependent upon guests' experience. These types of businesses
must be able to provide experiences through accommodations, dining, and events at a scale and frequency
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that makes economic sense for the business to function and that serves the demands of heritage tourism in
Albemarle County.
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
RESPONSE: Location of power lines and easements are now shown with this submission.
2. Existing and proposed lighting
RESPONSE: Existing lighting on the property is limited to small footpath lighting. Proposed
lighting will similarly be small footpath lighting for wayfinding.
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.
RESPONSE: The existing conditions and concept plans sheets show existing and new treelines. A
100' tree buffer along Route 250 is specifically designated to remain to minimize any visual
impact from the entrance corridor.
4. Conceptual grading/limits of grading
RESPONSE: The limits of the conceptual grading are shown on the concept plan sheets for the
Clifton Inn and Collina Farm property.
5. Trails
RESPONSE: Approximate location of existing trails are shown on the existing conditions sheets,
as well as the concept plan sheets.
6. Archeological and historic resources
RESPONSE: Archeological and historic resources are designated on concept plan sheets and a
photographic exhibit has been provided as well.
7. Existing and proposed well, water lines, and connections
RESPONSE: The existing well on Collina Farm is shown on the existing conditions and concept
plan. The site of the proposed well has not yet been determined and will require further site
analyses to determine suitable areas. Information regarding the location of existing waterlines and
connections have been requested through ACSA and will be provided on the concept plan when
the information becomes available.
8. Existing and proposed septic, drainfields, sewer connections
RESPONSE: Exising and proposed sanitary facilities are provided on the concept plan. Exact
location of sanitary facilities is to be determined and will be established at site plan.
9. Emergency vehicle access routes
RESPONSE: Comment received. A conceptual emergency access route is shown on the Collina
Farm concept plan. Emergency vehicles would access the Clifton Inn structures along existing
infrastructure on the property.
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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 TMP 07900-00-00-023FO and
07900-00-00-03600. See comments below from Natural Resources about removing this parking.
RESPONSE: Comment received. The existing improvements of the bathroom trailer, concrete
parking area, and office trailer have been added to the existing conditions sheet. Please see our
responses to Natural Resources below.
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?
RESPONSE: Thanks for this comment, the owner would like to site the event structure at Collina
Farm conceptually as shown or in the location of the existing concrete pad. Ideally, they'd like to
create a built relationship between the farm house and the proposed event structure, allowing for
the structures to frame future outdoor gardens/lawns/courtyards.
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?
Guests staying at the Collina property would have access to facilities on both properties. As there
are existing guest rooms on the Collina property, the future condition with additional guest rooms
would function largely as the operation does today where guests staying at Collina typically walk
along the property's internal trail network to access the Clifton property. There is also an option
to drive a short distance between the two properties.
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?
The request for glamping sites will be submitted as a separate special use permit and are no
longer identified within this SP request.
14, Please address Transportation Planning Comments on the concept plan.
RESPONSE: Please see our responses to Transportation Planning below.
Historic Preservation
Rebecca Ragsdale
1. 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.
Margaret Mahszewski
1. Although the need to generate income to support the historic resource is understandable, the
scope of the proposal seems over -scaled compared to the historic inn, and the event structures
seem out of sync with the intent of 5.1.61 and 10.2.2(27)(a). Provide additional information
explaining how the proposed increase in rooms, events and structures is subordinate,
complementary, and proportionate to the historic inn.
RESPONSE: The intent of the special use permit and zoning map amendment request serve to
increase access and engagement with the existing historic property of Collina Farm and Clifton
Inn. The proposed expansion of Clifton Inn is intentionally designed to be set behind the existing
main house, brick garage, and brick office. The structures will be designed to complement the
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existing historic site. The proposed event structure on Clifton Inn is to be constructed on an
existing concrete pad that is set behind the existing pool, surrounded by a wooded area,
minimizing overall impact to the historic site. Likewise, the Collina Farm event structure is to be
constructed behind the existing Collina Farm structure. A main design goal on Collina Farm is to
establish a relationship between the Collina Farm House and the event structure, not to
compromise the relationship of the Farm House to the property. Although, a final location for the
event structure has yet to be determined, design goals put forth by the owner are to design a
building that establishes a relationship with the Farm House, specifically the back porch of the
Farm House, where the new building and the farm house would create a sense of enclosure to
create outdoor gathering lawns/gardens/courtyards.
2. Provide documentation from the Virginia Department of Historic Resources that the proposed
expansion as illustrated in the concept plans and architectural drawings will not result in de -
listing of Clifton Inn from the National Register of Historic Places.
RESPONSE: Correspondence with Marc Wagner of DHR is ongoing; we will coordinate to DHR
to provide County with assurance proposed expansion will not result in delisting. We understand
this confirmation is critical to the nature of this special use permit request and is necessary
information for Staff to have prior to moving forward to the planning commission.
3. Ordinance Section 5.1.61(4) requires that archaeological resources be protected and preserved in
place or, if such resources must be disturbed, mitigation must be undertaken. The possibility of
archaeological resources being located at this site was substantiated by the Virginia Department
of Historic Resources in correspondence related to previous SP applications. Provide information
outlining a plan for the identification, protection, preservation and mitigation of archaeological
resources and on -site cemeteries. A phase 1 archaeological survey is recommended.
RESPONSE: Prior to construction of the proposed expansion within the historic Clifton grounds,
the Owner is willing to commit to the completion of a phase 1 archaeological survey.
4. The National Register nomination form for the Southern Albemarle Historic District identifies the
cemetery on the Clifton property as a contributing resource, but the historic resources inventory
shown on Sheet 3 of 3 of the applicant's concept plan states that it is non-contributing. Please
explain/clarify/correct.
RESPONSE: The 1989 National Register of Historic Places Registration Form designates a total
of six resources on the property, consisting of four buildings and two sites. Within the description
of this form, the historic buildings are described as (1) main house, (2) brick office, (3) brick
garage, and (4) chicken coop, and the two sites are described as (1) ice well and (2) spring house.
The plan has been updated to reflect the cemetery's status on the NRHP nomination form for the
Southern Albemarle Historic District.
5. The concept plans show the Clifton addition as multiple separate structures, but the architectural
drawings illustrate it as a single structure or joined structures. Please clarify.
RESPONSE: Thank you for bringing this to our attention. The concept plan has been revised to
depict joined structures.
6. The concept plan shows one of the proposed Clifton additions overlapping the carriage house,
presumably indicating that the southern wing of the building will be demolished. Indicate that
date of construction of the southern wing of the carriage house.
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RESPONSE: The existing `stub -out' of the brick garage/carriage house is a maintenance shed
addition that is to be demolished. The carriage house itself is proposed to remain. The current
owner is unaware of the time of construction of the maintenance shed, however, this addition
appears to have been constructed at some point after the construction of the carriage house.
7. Describe the antic 'ince of the event structures.
RESPONSE: While an architect has not been selected for the proposed event structures, the
owner has expressed that the character of the event structures will integrate with the surrounding
environment by designing buildings that have a seamless transition from the outdoors to the
indoors. At present, the owner is seeking to design event structures with neutral tones, natural
material accents, generous windows and garage doors/movable walls, and more modern
Scandinavian architecture design theme.
8. Provide an update on coordination with Monticello regarding potential impacts to the Monticello
viewshed.
RESPONSE: Monticello has reviewed the concept plan without issue, with the intent of the site
design as an `inward focus' with minimal tree clearing and overall supports the downzoning from
PRD to RA to further protect this viewshed. On March 26, 2021 Liz Russell with Monticello e-
mailed you and Rebecca Ragsdale a summary of our meeting and her follow up comments to that
meeting.
9. Collina Farm has not been surveyed or evaluated by VDHR, but the house meets the age criteria
to be considered "historic" and the overall property has a cohesive rural/residential character. It is
anticipated that the size and location of the proposed 10,500 sf event structure will destroy the
character of the site. It is recommended that any new structures be sized and located to maintain
the character of the site and the prominence of the farmhouse.
RESPONSE: Due to the topography of the site and the proposed circulation of the expansion, the
existing historic farmhouse will remain the prominent figure of the site. Guests would emerge
through the existing wooded areas and view the existing house at the top of the ridge and
continue down the proposed travelway towards the proposed structure. The intent of the event
structure is to function alongside the existing house as the existing house would be incorporated
into the special events operations that take place on the property, serving as a bridal suite or a
place for party hosts to prepare for an event. While an architect has not been designated for the
property, it is in the best interest of the business to retain and steward the historic character of the
site.
10, Clarify the difference in appearance between the primitive and non -primitive glamping sites. Are
both primitive and non -primitive glamping sites seasonal? Define seasonal. What is the total
number of glamping sites planned for parcels 23B and 23F?
RESPONSE: A separate special use permit application will be submitted for the glamping use.
11. The narrative states that the desire is to move the primary event space from Clifton to the Collina
property. Limiting the impacts of guests and events on the Clifton property is appropriate.
Provide additional information explaining how impacts of the larger events will be limited to the
Collina property.
RESPONSE: The narrative has been revised to include additional information about how larger
events will be limited to the Collina property. Hosting events at Collina is ideal for the owner as
this new facility will be designed and constructed with permanent bathroom, kitchen facilities,
and parking areas to serve events of this size. Hosting large events at Clifton is a tricky operation
logistically as the tent space is not in close proximity to the Clifton kitchen and so at present, it is
difficult for event staff to move between the event tent and the manor house to get needed event
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supplies without traversing through the main event area. Once the Collina event structure is
constructed and operational, events for more than 75 people will be advertised exclusively for the
Collina property. It may also be reasonable for the owner to put forth conditions that note
attendee restrictions for events on both properties, we can work with Staff to draft these prior to
the Planning Commission.
12, What is the total number of special events guests proposed for the Clifton property?
RESPONSE: Until a time when the special events structure is established on the Collina property,
Clifton will continue to operate with a maximum of 200 people on the Clifton property.
Following the construction of the structure on Collina, the number of special events on the Clifton
property will be up to 75 events per year.
13. Will there be concurrent 300-person events at Collina and 75-person events at Clifton?
RESPONSE: A more likely scenario than events occurring concurrently is for the Clifton
restaurant to be mostly or fully booked on an evening where there is an event taking place on the
Collina property. In this scenario, the restaurant could have up to 100 guests while the Collina
property could have up to 300 guests. In this scenario, it is anticipated that most of the guest
rooms would be occupied by those dining in the restaurant or those attending the event.
14. Provide additional information describing how the various types of guests will interact with the
Clifton and Collina properties. For example, what access to Clifton would the 300 Collina guests
have?
RESPONSE: If Collina guests are solely event guests and also not staying on the property, they
would not have access to Clifton amenities such as the pool and continental breakfast. If Collina
guests are staying overnight on the property, they will have access to all of Clifton's amenities.
15. Provide an estimated average number of non-event guests that would be lodging/dining at Clifton
and Collina while special events are being held.
RESPONSE: The max non-event guests on the property are estimated to be around 100 on an
evening where the restaurant is fully booked.
16, How many 300-person events will be held on average annually? How many 75-person events?
RESPONSE: The majority of events are likely to take place on weekends during the months of
May -June and August -October. In total, on average, there may be 50-60 events per year with a
max of (6) of those events proposed for up to 300 people on the Collina property. Besides those
(6) events, the other events taking place on Collina may have up to 200 people.
17, What is the total maximum attendance across all parcels at one time? Please provide a breakdown
by type (i.e., Clifton dining, Clifton lodging, Clifton events, Collina lodging, Collina events,
glamping, etc.).
RESPONSE: The maximum attendance across all parcels at one time is estimated to be 400, this
would take shape as a scenario where there would be a 300 person event taking place on the
Collina property and there would be a fully booked restaurant at the Clifton Property.
18. Provide additional information describing how the proposal will protect the historic fabric and
character of the Clifton property. Provide detailed information indicating how the fabric and
character of the historic resources and grounds will be maintained.
RESPONSE: This proposal seeks to move events of larger groups to the Collina property, which
is not designated under DHR as a historic resource. Moving events of larger groups to the Collina
property would reduce wear and maintenance needs on the Clifton property. The expansion of the
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Clifton Inn property allows for additional guests to visit and learn about the site, without the large
volume of special events. Moreover, a separate event structure is proposed with the Clifton Inn
expansion to house 50-75 person events, which is to be set back from existing features of the
historic property.
Natural Resources
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.
RESPONSE: The proposed drainfield on Collina Farm is approximately located outside of the
existing treeline as it is ideal to establish drainfields in cleared areas. Further site investigations
are required to establish exact locations of suitable soils.
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.
RESPONSE: Comment received. The existing concrete parking pad was constructed by the
previous owner. This concrete parking area is existing impervious area that has already been
graded and constructed for parking purposes. As the concrete parking area is existing, the current
owner has utilized it for overflow parking and would like to continue utilizing this area, rather
than creating a new parking pad elsewhere and resulting in additional disturbance.
3. Label parcel 79-36 and the wooded slopes on 79-23B as "wooded areas to remain."
RESPONSE: This label has been added.
4. Indicate if any type of permanent surface/impervious cover will be installed for the primitive
glamping sites.
RESPONSE: Additional information about the glamping sites will be submitted as a separate
special use permit.
Transportation Planning
Dan Butch
1. 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.
RESPONSE: Additional information was provided by Dan Butch on April 6, 2021 through email
correspondence. Three transportation plans were referenced in this correspondence, 2019
Albemarle County Transportation Priorities, the 2019 Jefferson Area Bicycle and Pedestrian Plan,
and the 2019 Thomas Jefferson Planning District Commission 2045 Long Range Transportation
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Plan. While each of these plans refer to roadway improvements to be implemented, they do not
impact the subject property. Priority 39 of the Albemarle County Transportation Priorities seeks
to widen Route 250 from Sleepy Hollow Lane to Route 22, which is west of the site. Similarly,
the 2019 TJPDC 2045 LRTP recommends Route 250 to widen to four lanes from exit 124 of
Interstate 64 to Route 729 North Milton Road. These road improvements would be just prior to
reaching the site. While the 2019 Jefferson Area Bicycle and Pedestrian Plan recommends a
shared use path along Route 250, this shared use path is proposed to end prior to exit 124 of the I-
64 bypass.
En¢ineerina and Water Resources
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.
RESPONSE: Comment received.
2. This project is considered a redevelopment project (redev. VRRM spreadsheet).
RESPONSE: Comment received.
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.
RESPONSE: To clarify the existing conditions in this portion of the site, the existing concrete
pad, structures, and pool area are now shown in this portion of the site. Any new permanent
structure will not exceed the limits of the existing pad in this location, and therefore will not
disturb any critical slopes.
Fire/Rescue
Howard Lagomarsino
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.
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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 AC SA service area, may need to provide a note identifying location of closest
water source suitable for emergency apparatus operations.
RESPONSE: Thank you for your preliminary comments, these are all critical in the consideration of this
development as it moves towards a more detailed design phase. An emergency access route is shown
conceptually for Collina Farm and will be further established at site plan.
Virginia Department of Health
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.
RESPONSE: Comment received.
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.
RESPONSE: Thank you for this information. We will communicate this with the Applicant.
Zoning
Lea Brumfield
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.
RESPONSE: Comment received. The existing conditions sheet has been updated with the
requested information.
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.
RESPONSE: Comment received. Please see the separate special use permit application
regarding the proposed glamping. In response to County comments, any references to
glamping have been removed from this application and is submitted as a separate special
use permit application for review.
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 79-2313.
RESPONSE: Thank you for this comment. This will be brought to the Applicant's
attention and a boundary line adjustment may be pursued at site plan.
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.
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
RESPONSE: Comment received. The special use permit/zoning map amendment
application is now presented as frill -size conceptual sheets.
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 10.2.2(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.
RESPONSE: Comment received. To be more aligned with the intent of historic
restaurant, tavern, or inn, the Applicant would like to propose a maximum of (6) 300-
person events.
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.
RESPONSE: Comment received. This accessory use has been designated under "Use" on
the cover sheet.
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 will need to be evaluated on its own merits
separate from the historic inn and restaurant.
RESPONSE: Thank you for bringing this to our attention. A separate special use permit
for the glamping or boarding camp will be sumitted.
3. Noise
a. Noise from the proposed additional guest rooms is expected to be minimal and have little
to no impact on neighboring parcels.
RESPONSE: Comment received.
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
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
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.
RESPONSE: Comment received.
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.
RESPONSE: Comment received. Please see the attached sound study. The sound study
found that special events that are slated to take place on TMP 79-24B are able to adhere
to County daytime and nighttime noise regulations, as long as volume is restricted to 85
dBA at 50 feet from the loudspeaker. Additional equipment specifications and locations
would further ensure this compliance, as detailed in the report.
d. The proposed glamping and cabin locations, located on rises directly facing the water,
may result in noise of guests carrying across Hunts 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.
RESPONSE: Comment received. Additional analysis of the expected noise impacts from
glamping sites will be included with a separate special use permit for that use.
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)
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
• 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.
RESPONSE: Comment received. The concept plan for Collina Farm has been updated to
include all 140 required spaces. During site plan processes, if the Applicant chooses to
minimize impervious surfaces on -site, a parking agreement with Stone Robinson
Elementary School will be established and provided to the County for review. With the
previous submission, the applicant provided a letter from Stone Robinson to the County,
demonstrating that Clifton and Stone Robinson have had a long standing informal
parking relationship and that Stone Robinson is willing to continue this relationship. We
understand any parking reduction request must be accompanied by a formal shared
parking agreement at site plan.
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 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.
RESPONSE: Thank you for bringing this to our attention. ADA parking will be provided
on a paved or concrete surface, at a location that is the shortest practical route. The
applicant would like to limit the quantity of surfaced parking spaces and will submit a
waiver to this requirement at site plan.
5. Violations
a. Currently, TMP 79-23B is in violation of condition 43 of SP2002-19, requiring
construction of a parking lot, under ZVIO2020-00326. This violation will be abated with
the approval of SP202100004, but should the application not be approved, the violation
will still be in place.
RESPONSE: Thank you for your comment. The applicant understands if the current
SP2021-4 is not approved, violation will be rectified with the construction of the parking
lot, or through an amendment of the approved SP2002-19 conditions.
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
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
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, BVIO2021-00015, must be
pursued.
RESPONSE: Comment received. The pad was constructed by the prior owner and
inherited by the current owner. As the pad pre-existed the current property owner,
they've utilized the existing graded impervious area to place a temporary office trailer
due to their limited space constraints.
Albemarle County Service Authority
Richard Nelson
1. Is this site in the jurisdictional area for water and/or sewer?
Collina Farm is outside ACSA Jurisdictional Area. Clifton Inn is in the "Water Only to
Existing Structures" Jurisdictional Area.
2. What is the distance to the closest water and sewer line, if in the jurisdictional area?
Clifton Inn is currently served by water.
3. Are there water pressure issues which may affect the proposed use as shown on plan?
Water Pressures are high in this area. The Clifton Inn should already have a pressure
reducing valve.
4. Are there major upgrades needed to the water distribution or sewer collection system of which the
applicant and staff should be aware?
A water main extension may be required due to Fire Rescue comments.
5. Are there other service provision issues such as the need for grinder pumps? N/A
6. Which issues should be resolved at the SP/ZMA stage and which issues can be resolved at the site
plan/plat stage?
7. If the project is a large water user, what long term impacts or implications do you forsee?
8. Additional comments?
The existing watermain ends near the corner of the Stone Robinson School. This would be a
lengthy water main extension if Fire Rescue requires a hydrant at the entrance to Clifton
Inn. The County should advise if the proposed building additions can be served by public
water, due to the existing Clifton Inn Jurisdictional Area designation. Additional water
connection fees will be due if the building addition is allowed to be served by public water.
RESPONSE: Thank you for your comments and additional considerations for the Applicant. Further
coordination with Fire/Rescue will be conducted as needed.
Albemarle County Parks & Recreation
Tim Paladino
1. As a member of the Albemarle County Site Review Committee, Albemarle County Parks &
Recreation (ACPR) has reviewed SP202100004 and ZMA202100003 and finds these proposals to
be partially consistent, and partially inconsistent, with applicable Comp Plan policies, goals, and
objectives. Please reference the ACPR memo dated 4/5/2021 for full details.
Overall, in accordance with the Comp Plan, ACPR believes the appropriate land uses in the
environmentally -sensitive riparian portions of the subject property(s) are limited, and should
include a publicly -accessible greenway over certain portions of TMP 479-36 (within the Flood
Hazard Overlay / "100 Year Floodplain" along the Rivanna River) so that the County can:
a. continue to implement the planned Greenways/Blueways network along the Scenic
Rivanna River in ways that would be mutually beneficial (including new and improved
water access facilities at the Milton Boat Launch, as well as the construction of a
trallhead and multi -use greenway trails that would connect with existing County
greenways immediately upstream and downstream from TMP #79-36); and
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
b. help ensure the long-term protection and conservation of this sensitive riparian
environment along the Scenic Rivanna River.
Both objectives (L and 2., above) are in alignment with the community's vision and the County's
formally adopted plans, as contained in:
a. Albemarle County Comp Plan —"Green Systems" chapter (2015)
b. Albemarle County Greenway Plan in Development Areas (2015)
c. Albemarle County Rural Parks and Greenway Plan (2015)
d. LPDA Rivanna Greenway Feasibility Study (by LPDA: 2020)
e. Rivanna River Corridor Plan (by County + City + TJPDC: 2021)
RESPONSE: Comment received. To support the County's recommendation for the planned
Greenway/Blueway network, a public access easement is proposed along the regulatory
floodplain. See the revised concept plan for TMP 79-36.
2. More specifically, to enable the County to implement and maintain planned strategically
important outdoor recreation facilities, and to protect and manage sensitive environmental
resources, the recommended greenway area would include:
a. the riverfront, riverbanks, and portions of the riparian floodplain (within the FEMA-
designated Flood Hazard Overlay or "100-year floodplain"), extending from the northern
boundary of TMP #79-36 along North Milton Road to the southern boundary along Camp
Branch.
RESPONSE: The proposed public access easement extends from TMP 79-23C (County -owned
property) to the southern property boundary, following the FEMA regulatory floodplain.
3. The recommended greenway easement area would be located and configured so as to not interfere
with or hinder the current or proposed land uses at The Clifton & Collina Farm. The portion of
TMP #79-36 where the greenway easement is recommended is within the FEMA-designated
regulatory floodplain, is generally not developable and has few appropriate land uses other than
conservation and outdoor recreation.
RESPONSE: Comment received. Please see the proposed public access easement proposed along
the FEMA-designated regulatory floodplain.
4. The final location and configuration of any such voluntarily -dedicated greenway easement area
would be accurately determined by a professionally licensed land surveyor and identified on a
separate easement plat at the expense of Albemarle County. This easement platting work would
happen in close coordination with the property owner and applicant.
RESPONSE: Comment received. If approved, we look forward to working with ACPR on final
drafting of this plat.
5. The County's management and maintenance of any such voluntarily -dedicated greenway
easement area would include site -specific features (potentially including but not limited to
signage, access control, or other appropriate measures) to help minimize or eliminate any
problematic issues between public use of the greenway and private property. ACPR would work
closely with the property owner(s) to identify, implement, and maintain any such necessary
features at the expense of Albemarle County.
RESPONSE: Comment received.
VDOT
Adam Moore
1. The proposed access for TMP 79-24B crosses the property line and cuts across TMP 79-23F.
Since there is no favorable access to TMP 79-24B after the existing entrance is removed, this
situation could put VDOT in a tough position in the future when these two lots may have
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
different owners. VDOT requests an access easement for TMP 79-24B to be shown across TMP
79-23F on the Site Plans and Final Plats.
RESPONSE: Comment received. An access easement is shown conceptually
2. Note that the final plan must show conformance with the VDOT Road Design Manual
Appendices B(1) and F, as well as any other applicable standards, regulations or other
requirements.
RESPONSE: Comment received.
If you have any questions or concerns about these revisions, please feel free to contact me at
kelseykshimp-en ing eering corn or by phone at 434-227-5140.
Regards,
Kelsey Schlein
Shimp Engineering, P.C.
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com