HomeMy WebLinkAboutZMA202100003 Correspondence 2022-02-22SHIMP ENGINEERING, P.C.
Design Focused Engineering
February 21, 2022
Rebecca Ragsdale
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
RE: Response Letter #2 for SP2021-4 & ZMA2021-3 Clifton Inn & Collin Farm
Dear Rebecca,
Thank you for your review of the special use permit and zoning map amendment request for Clifton Inn
and Collina Farm. This letter contains responses to County comments dated September 16, 2021. Our
responses are as follows (shown in black text below):
Planning Comments
1. Scale and Frequency of Events— See previous comment letter outlining concerns with
consistency with the Comp Plan and consistency with Section 5.1.61(2) (below).
Sec. 5.1.61 Historic restaurants, taverns, and inns.
In addition to the factors to be considered for a special use permit under section 33.8, each application for one or
more uses authorized under section 10.2.2(27)(a) shall conform to the following:
1. The use shall be consistent with the Rural Area goals listed in the Comprehensive Plan.
2. The location and scale of proposed structures and additions shall be complementary and proportionate
to the existing structures and/or site, and additions and new structures shall be clearly subordinate to
the historic structures on the site. In no event shall the proposed additions, new structures, or exterior
modifications to the historic structure adversely impact the historic character or significance of the
structure and/or site as determined by the director of planning or his/her designee.
3. In no event shall the proposed additions, new structures, or exterior modifications to the historic
structure result in de -listing of the structure and/or site from the National Register of Historic Places
and/or Virginia Landmarks Register, as indicated in a determination by the Virginia Department of
Historic Resources.
4. The proposed additions, new structures, and exterior modifications to the historic structure shall
protect archaeological resources and preserve them in place. If such resources must be disturbed,
mitigation measures as determined by the director of planning or his/her designee shall be
undertaken.
RESPONSE: Additional information regarding this application's conformance with the
supplemental regulations noted in Sec.5.1.61 of the Zoning Ordinance has been incorporated into
the project narrative under the heading, "Conformance with Sec. 5.1.61 of the Zoning
Ordinance."
2. Adequate Water Supply and Sewer Capacity — I am still awaiting Health Department and Natural
Resource responses as they had review comments last review. Also, I have additional questions
posed to the Fire Marshal and ACSA based on review comments received.
912 E. High Sr. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
RESPONSE: If there are additional comments provided by the Health Department and Natural
Resources, we are committed to working with these partner agencies to address comments prior
to the Planning Commission public hearing. Based on the comments that we've been made aware
of so far, we believe we have addressed known Health Department and Natural Resources
comments.
3. Transportation — A new comment from VDOT has been provided regarding N. Milton Road
ROW dedication. Also, please see Transportation Planning comments below.
RESPONSE: Based on the ALTA survey of the property boundary, it appears that sufficient
ROW for N. Milton Road has previously been dedicated. The ALTA survey is provided with this
resubmission for reference. The boundaries depicted in the concept plan are from Albemarle
County GIS, the boundaries are shown per GIS for coordination with other Clifton property
boundaries, specifically TMP 79-36 and 79-23F that have not yet been surveyed. The GIS
property boundaries are shown to the centerline of N. Milton Road although the ALTA depicts
the area along N. Milton as having been previously dedicated. During the future site plan phase,
surveyed boundary and topographic information will be included in engineering plans per state
code requirements.
4. Noise — Awaiting Zoning comments.
5. Impacts to wooded areas, critical slopes, Rivanna River — Awaiting Natural Resource comments.
6. Rivanna River Greenway — Please see the recommendations from Parks and Recreation regarding
tax map parcel 79-36.
RESPONSE: We will work with Parks directly on these comments; at this time there are no
proposed changes to the greenway dedication shown on the concept plan.
Concept Plan comment and other clarifications needed:
1. Please address transportation comments on the concept plan or let me know if you would like to
set up a coordination meeting to discuss further.
RESPONSE: Please refer to our responses below.
2. The proposal potentially doubles the number of restaurant seats without increasing indoor
restaurant space (but allowing some patio dining). Confirm the maximum allowable capacity for
the existing restaurant.
RESPONSE: According to Clifton management, the maximum allowable capacity for the
veranda, bar area, interior dining room (library), and lobby is 97. At a time when the room
expansion at Clifton is constructed, the lobby area may relocate to the newly constructed wing,
freeing up the current lobby area for additional dining tables. The Clifton may also pursue interior
kitchen renovations at some point, and establish a "chef's table" so that a few guests may dine in
the kitchen area and have a more involved dining experience. This additional chef s table would
bring the total dining guest count to 100.
3. The wastewater study references an 80-seat restaurant capacity and narrative references 100.
Please clarify.
RESPONSE: A wastewater study supplement analyzing the impact of an 100 seat restaurant has
been provided with this resubmission. The wastewater study notes that the flow equalization tank
would have increased capacity to accommodate the additional wastewater from 20 extra seats.
Zoning Comments
912 E. High 51. Charlottesville, VA 22902 1434.227.51401 shimp-engineering.com
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, 79-24B, and 79-36:
1. Concept plan
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
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.
RESPONSE: Please note an additional special use permit for the proposed glamping use will
not be submitted at this time for review. The owner still may pursue this separate special use
permit at some point in the future but as of now, this request is not being pursued as a
separate, concurrent special use permit 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 79-23B.
Applieunt's attention and a bounden, line adjustment may be pursued at site
RESPCWSE: Thank you for this eomment-. This will be brought to the
STAFF COMMENT: Overflow parking and office trailer are not shown on new
existing conditions page of concept plan (C2).
RESPONSE: The existing conditions page has been updated to depict the existing
concrete pad, which will be repurposed as a potential overflow parking area if this SP
request is approved, and the office trailer.
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 noted: "We understand that
912 E. High 51. Charlottesville, VA 22902 1434.227.51401 shimp-engineering.mm
the event structure will be enclosed, but that three of those walls may be 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?
RESPONSE: The narrative and concept plan have been revised to include additional
details about the proposed buildings. The concept plan notes that the maximum
building height allowable is 35' consistent with the maximum height allowable in the
Rural Areas zoning district. The proposed event structure at Collina is proposed to be
all -season and additional information regarding the proposed year-round use of the
structure is noted in the "Project Proposal" section of the project narrative. The
concept design of the event structure at Collina is fairly far along; the building is
proposed as a one story structure with a potential basement/storage area. The spa
structure has not yet been designed and it will likely only be one story but will not
exceed two. If there are outstanding concerns related to building height, further
restrictions could be addressed through conditions.
2. Use categories
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RESPONSE: The project narrative has been updated to note that the request is for a
maximum of twelve (12) 300 person events. After further consultation with the
Owner, it is desirable for the business to be able to offer up to 12 bookings a year for
larger events. The remainder of events during the year will be limited to 200 person
events.
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912 E. High 51. Charlottesville, VA 22902 1434.227.51401 shimp-engineering.com
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3. Noise
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 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 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
912 E. High 51. Charlottesville, VA 22902 1434.227.51401 shimp-engineering.com
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 following morning.
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.
RESPONSE: Comment received, thanks for this preliminary information regarding
anticipated conditions related to noise management. The Clifton Inn is committed to
being a good neighbor, having a house sound system, a permanent structure, and
limitations on the hours of outdoor amplified music will help to ensure impacts to
nearby residents are mitigated.
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 glamping sites will be included with a separate special use permit
for that use.
RESPONSE: Glamping is not proposed at this time, all new guest accommodations
on the Collina property are proposed within walled structures.
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 + stag
912 E. High 51. Charlottesville, VA 22902 1434.227.51401 shimp-engineering.com
• 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.
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5. Violations
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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.
912 E. High 51. Charlottesville, VA 22902 1434.227.51401 shimp-engineering.com
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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.
RESPONSE: Clifton management has worked with the County Building Department to
apply for permits. It is the hope that any further outstanding violations are resolved with this
special use permit request, if it is adopted.
Transportation Planning
The following comments have been provided by Dan Butch 9/8/21:
The referenced 2040 MPO Long Range Transportation Plan recommends widening Richmond
Road, US 250, from a 2 lane to 4 lane roadway with a shared use path from I-64 exit 124 to
Milton Rd intersection. The TJPDC's Regional Bike-Ped Plan identifies a shared use path
extending the MPO's referenced shared use path continuing to Glenmore Way (Map 10.1.2 on
page 91). The Village of Rivanna Master Plan recommends US 250 be a 4 lane rural section road
from the US 250/I-64 Shadwell interchange to Route 729 (Milton Road) and, possibly, Glenmore
Way (or two lane rural section of road from Route 729 Milton Road or Glenmore Way eastward
to Route 616 Black Cat Road). This road section should include a median and a
walking/bicycling path on the south side of US 250 (p. 38). Transportation planning requests
additional dedication of right-of-way along Richmond Road, US 250, within TMP 79-24B for the
identified planning recommendations.
RESPONSE: A ROW Reservation area is now shown on the concept plan on TMP 79-24B. This
ROW reservation would permit the construction of a multi -use path and half of a new future
directional lane. The remainder of the ROW dedication needed to realize these improvements,
specifically the other half of the directional lane, could be obtained from properties north of
Route 250.
Fire/Rescue
The following comments have been received from Howard Lagomarsino:
No objection to special use permit.
At future stages of this project, such as the site plan phase, keep in mind Fire Rescue concerns
will center on emergency vehicle access to buildings, the water source to address fire
emergencies and access to the water source. Below are examples of some notes, requested
changes and/or recommendations as examples of Fire Rescue comments in other projects
concerning emergency vehicle access and water supply (They are presented as information to
provide guidance on Fire Rescue concerns on all projects):
1. To accommodate emergency vehicle access, emergency vehicle access road(s)/route(s) may be
required
2. Emergency vehicle access road(s)/route(s) needs 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
912 E. High 51. Charlottesville, VA 22902 1434.227.51401 shimp-engineering.com
6. Any dead-end longer than 150 It requires an approved turn around for emergency apparatus
7. Will need to provide a note of the required ISO fire calculation for the buildings
8. If within the ACSW service area, may need to indicate the latest ACSW flow test to ensure
adequate fire flow per calculation in comment #6
9. If within the ACSW service area, may need to provide the required fire hydrants as determined by
calculations in #6
10. If not within the ACSW service area, will need to provide a note identifying location of closest
water source providing the needed fire flow, suitable for emergency apparatus operations and
address potential access concerns to the water source (ex. a static water source, such as a lake,
with drafting location)
Albemarle County Service Authority
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 larger water user, what long term impacts or implications do you forsee?
8. Additional comments? The existing water main 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.
Virginia Department of Transportation
1. Because N Milton Road (Route 729) is prescriptive right-of-way, the Initial Site Plan should
show a right-of-way dedication along the front of all parcels to enable the Department to better
maintain the roadway going forward.
RESPONSE: The boundaries shown on the concept plan are per Albemarle County GIS as a
boundary survey of the entirety of the Clifton property has not yet been completed. The ALTA
surveys for the TMP 79-24B and TMP 79-23B indicate that ROW along North Milton Road have
been dedicated.
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, thank you.
If you have any questions or concerns about these revisions, please feel free to contact me at
kelsgy@a shimp-en ine eerine com or by phone at 434-227-5140.
912 E. High 51. Charlottesville, VA 22902 1434.227.51401 shim0-engineering.com
Regards,
Kelsey Schlein
Shimp Engineering, P.C.
912 E. High 51. Charlottesville, VA 22902 1434.227.51401 shim0-engineering.com