HomeMy WebLinkAboutSP202100004 Review Comments Special Use Permit 2021-09-17V
County of Albemarle
COMMUNITY DEVELOPMENT
To: Rebecca Ragsdale, Principal Planner
Date: 17 September, 2021
LEA BRUMFIELD
Senior Planner 11, Zoning
bru mfield@albemarle.ore
tel: 434-296-5832 ext. 3023
Re: Zoning Second Comments for SP202100004 and ZMA202100003 Clifton Inn and Colina Farm
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 79-2313, 79-23F, 79-
2413, 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 79-2413, and the existing restroom
trailer at the proposed spa location.
RESPONSE: Comment received. The existing conditions sheet has been updated with the
requested information. Addressed.
b. Include on the concept plan the following features: trails to remain for guest use, dock on tax
map parcel 79-23F or 79-2413, and pedestrian paths to the events space on TMP 7924B 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. Addressed.
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
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STAFF COMMENT: Overflow parking and office trailer are not shown on new existing
conditions page of concept plan (C2).
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.
STAFF COMMENT: Full-sized sheets are appreciated. Concept plan and narrative do
not address additional details of buildings proposed, including seasonal use (will all
buildings and events spaces be used year-round?) and permeability. Movable walls
were mentioned in the description of the events space and in the sound study, which
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noted: "We understand that the event structure will be enclosed, but that three of
those walls maybe comprised of roll -up style doors to allow the outside in, with only
the north wall being fixed." Is this the intended design? How many stories/what
height are the event space and spa intended to be?
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 TM P 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.
Addressed.
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. Addressed.
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 submitted. Addressed.
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.
c. Noise from the proposed spa/small events space is likely to be equal to or less than the noise
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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.
RESPONSE: Comment received.
d. Noise from the proposed events space located on TMP 79-24B with increased attendance of
up to 300 guests, will likely carry noise across Hurts Pond to neighboring parcels. The
maximum noise levels at receiving properties is 60 dBAduring 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. I n contrast to this, the proposed events spaces on TM P 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 792413; 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 7924B 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
STAFF COMMENT: Conditions of approval will likely include permanent, applicant -owned
sound equipment with limits on volume levels. Additionally, 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, and require the events structure doors, windows, and any moveable
walls to be closed during those times.
e. The proposed glamping and cabin locations, located on rises directly facing the water, may
result in noise of guests carrying across Hurts 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
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glamping sites will be included with a separate special use permit for that use.
4. Parking
a. Parking requirements for the proposed uses areas 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 I nn 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. Addressed.
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. Addressed.
5. Violations
a. Currently, TMP 79-23B is in violation of condition #3 of SP2002-19, requiring construction of a
parking lot, under ZV102020-00326. 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 the one specified on the site plan.
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County GIS shows the construction of this parking lot began sometime pri^- to 2016. Abatement of
this violation, BVI02021-00015, must be pursued.
STAFF COMMENT: Pursue a building permit for the pad to address the existing building code
violation, and a zoning clearance to address the location of the temporary industrialized building.
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