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Home My WebLink AboutSP202100004 Review Comments Appeal to BOS 2022-04-21V County of Albemarle COMMUNITY DEVELOPMENT To: Rebecca Ragsdale, Principal Planner Date: 18 April 2022 LEA BRUMFIELD Senior Planner 11, Zoning bru mfield@albemarle.ore tel: 434-296-5832 ext. 3023 Re: Zoning 3rd submission Comments for SP202100004 and ZMA202100003 Clifton Inn and Col lina 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 its accompanying rezoning for tax map parcels 79-2313, 79-23F, 79-2413, 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 79-2413, 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 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. 2"d STAFF COMMENT: Noted. 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. STAFF COMMENT: Overflow parking and office trailer are not shown on new existing 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. 2"d STAFF COMMENT: Addressed. 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. WWW.ALBEMARLE.ORG 401 McIntire Road, Suite228 1 Charlottesville, VA22902-4596 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 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 ire 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,a STAFF COMMENT: The events space is described as having three moveable walls. This is not recommended, as the sound created in such a space will be unimpeded and carry to neighboring parcels. Provide additional architectural details on this structure, as well as how it will contribute to the character of the historic inn use. NEW STAFF COMMENT: Proposed structures and additions to a "historic restaurant, tavern, and inn" must 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." The size and scale of the increased intensity of the use on the Collina Farm property does not display any relation to the existing historic Clifton Inn as provided in the application, but rather acts like an independent, new, events -space and hotel use. While the Collina Farm property is not a contributing property to the historic status of the Clifton Inn, in order to be complementary and subordinate to the existing Clifton Inn, the new buildings should display a relationship to the existing historic structures on the Clifton property. The plans and details provided for the additions on the Clifton property (25-room expansion adjacent to the "Brick Garage") do demonstrate a subordinate and complimentary relationship to the primary Clifton Inn structure through architecture, siting, and topography. In a similar vein, demonstrate how the proposed additions on the Collina Farm property will also be subordinate and complimentary to the primary Clifton Inn structure. The explanations provided for allowing events to shift to the Collina Farm property are in support of the existing historic restaurant use, but the applicant should provide stronger evidence that the events on the Collina Farm property will not act as an independent events space with no ties to the historic inn other than financial and ownership ties. PJ1�JI�JA_14:3:18/_1: RX&I*, h 401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596 Additionally, the addition of the cottages and additional guest rooms proposes more than triples the existing capacity of the inn, which dramatically changes the scale of the operation. The new, increased number of cottages on the waterline seems to serve no purpose other than to meet the originally intended capacity of the initial concept plan, which proposed glamping sites which were later removed from the plan. 2. Use categories -------------- • - - - - - - - -- - - - - - - - - m:e . . _ • .. _ _ _.�_:+r..rrr_�rn:r_r._errn��s�rsr._sa. _TAT 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. 2"a STAFF COMMENT: Due to the proximity of the events space to noise -carrying water and the property's size, 12 events a year of up to 300 in a structure with highly permeable walls is not recommended by staff. Other local venues with capacities of over 200 are located on 100+ acre parcels, and are not sited close to residential properties. Staff recommends a significantly smaller number of events with over 200 attendees. .�r.Rsnc�tnrr�s�re WWW.ALBEMARLE.ORG 401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596 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 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 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. 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 7924B; 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 following morning. WWW.ALBEMARLE.ORG 401 McIntire Road, Suite 228 I Charlottesville, VA 22902-4596 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 Innis 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. 2"a STAFF COMMENT: The sound study provided in the original application calculates sound dispersal from a different location from the new events building location. The new proposed location of the events building will likely be more favorable than the previously proposed location for preventing noise to neighboring parcels, but the Accenture sound study does not address noise from the new location. Please note that "no outdoor amplified music after 10:00 pm or 11:00 pm" includes sound within the events structures with the doors and windows open. Additionally, the increased cottages on the waterline, directly across the water from residential homes, will likely create additional noise beyond that anticipated on initial review of this plan. 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. 4. Parking i.�i �:r_:rr.�r�rsnrr.�rtssr. e�:rrr�s�resa�xrnn�rnra:�:�rrr��!srr.��!�!� - --- - ---lor-- - - - - - - - - --- - . WWW.ALBEMARLE.ORG 401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596 5. Violations Pill 11111111 Ill iiiIillill, .., . .tWe... .. w• Hill - - . . ... 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. Itis the hope that any further outstanding violations are resolved with this special use permit request, if it is adopted. PJ1'J1'JAn14l a S /_1:1 4 :X4l :ih 401 McIntire Road, Suite2281 Charlottesville, VA22902-4596