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HomeMy WebLinkAboutSP200800042 Staff Report Special Use Permit 2008-12-23COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: SP 2008-42 Keswick Hall /Club Staff: Joan McDowell, Principal Planner Planning Commission Public Hearing: Board of Supervisors Public Hearing: January 6, 2009 February 4, 2009 Owner: Keswick Corp. and KGC, Inc. Applicant: Keswick Corp. and KGC, Inc. Acreage: 160.671 acres Special Use Permit: Yes TMP: 80 — 8Z; TMP 80-9 Existing Zoning and By -right use: Location: Keswick Country Club, 701 Club RA -- Rural Areas: agricultural, forestal, and Drive; fishery uses; residential density (0.5 unit/acre); EC Entrance Corridor: overlay to protect properties of historic, architectural or cultural significance from visual impacts of development along routes of tourist access Magisterial District: Rivanna Conditions: Yes RA (Rural Areas): X Requested # of Dwelling Units: NA Proposal: Construct a 13 -room spa to be open to Comprehensive Plan Designation: Rural Areas public and Keswick Club guests in Phase 1; defter - preserve and protect agricultural, forestal, open construction of five guest rooms to Phase Ii; space, and natural, historic and scenic resources) construct two tennis courts in Phase l; omit wing density (0.5 unit/ acre) to existing Inn to construct six guest villas containing multiple guest rooms Character of Property: The property has been Use of Surrounding Properties: Mixture of developed as a combination of private club, residential and agricultural uses in the area residential estates, hotel and restaurant. Factors Favorable: Factors Unfavorable: 1. The proposed construction of a larger Staff has not identified any factor unfavorable to spa, two tennis courts, and the this application. modification of phasing would not cause an expansion of the central water system or require that road improvements be completed with Phase I instead of Phase 11 construction. 2. The additional buildings constructed in Phase I under this special use permit would not be visible from the public right-of-way or from adjacent residential properties. RECOMMENDATION: Staff recommends approval of this SpedialUse Permit with conditions. STAFF PERSON: ,loan McDowell. Principal 1'lailnCr Rural Areas PLANNING. COMMISSION: January 6, 2009 BOARD OF SLIPERVISORS: February 4, 2009 PROJECT: SP 2000 - 42 kesi ick shall / ('fill) PROPOSED: The Kes%ti ick Club has requested an amendment to SP 2000-33 be allowed to Construct a netiV i i treatment n)om spa in Phase I instead of" Phase 11 and allow the spa to be ope11 to the public. The c-\ititin,-' four tre"11111cttt room spa ill 111V main club building would lie converted to common space It1r IhC Chlb members. In addilloii, the applicant has requested that they he permitted to defer from Phase I to Phase 11 oi'c:oiistruction five guest rooms. In addition, two additional Mlllk c11MIS PkIn led for Phase II would be constructed with Phase I, The approved special use permit added a wing to the existing 11111. The applicant has proposed to eliminate the wing and replace it with five detached buildings containing four guest gUarters in each and one "Presidential Villa" containing three guest roosts. PETITION: PROPOSED: Amend SP 2000-33 to allow modifications to the master plan related to the timini, (phasing) oI'd CVelOp111E11t: move 5 guest rooms from Phase I to I'hase I1; a I'll -ger spa moved troll phase lI to phase 1; add riso tennis courts and amend condition of approval to allow spa to be open to the public TONING CATEGORY/GENERAL USAG1 : RA Rural Areas - agricultural, forestal. and fishery uses; residential density (0.5 ullitlacrc in development lots) EC Entrance Corridor — Overlay to III-OWct propertics of']11SloriC, al'ChltCOUral or cultural significance from visual impacts of development along routes of tourist access SECTION: 10,2.2(2) Clubs, lodges, civic, patriotic, fraternal (reference 5.1.02) and SECTION 10.2.2 (2713) Restaurants and inns that are: Nonconforming uses, provided the re.stam-mil or inn is serN vd by existing water and sewerage systems having adequate capacity for both the existing and proposed uses and facilities without expansion of either System COMPREHENSIVE PLAN LAND USE/DENSITY: Rural Areas — preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/ density ( .a unit/ acre in development lots) ENTRANCE CORRIDOR: Yes LOCATION: 701 Club Drive; east of Louisa Rd. (Rt. 22) at IWilt Club Dr. and east side the intersection of'] funt Club Dr, and Keswick Rd. (Rt. 73 1) TAX MAP/PARCEL: 80-81. and TMP 80-09 MAGISTERIAL DISTRICT: Rivanna CHARACTER OF THE AREA: The Keswick community comprises'l rllixture of residential, large estate, agricultural and forestal uses. along %�Jth supporting, community commercial Uses, The original inn on the Keswick property. Villa Crawford, bmh in 1910 and is a usual example of eclectic Georgian revival and Italian Villa styles. Hie Villa was surveyed by the Department of Interior National Park Service, as part ofthC Southwest Mountains I listoric District. The Villa was considered to he "contributing resource," ahhoubh it \vas noted that the site was undergoing extensive renovation and other later additlUnS were considered non- 0011t1-ibUtill_. It was Voted that these renovations could Change the Villa's StatulS to non- contributing. Several noncontributing structures, such as the pool, tennis courts and motel lodging were also listed. The Keswick Club has evolved into a private golf club, an inn and restaurant, with supporting amenities for guests, and surrounding single family residential. PLANNING AND ZONING HISTORY: The following list summarizes application proposals submitted by the various Keswick land owners. Site plans have not been included in this list. I . SP 78-76 -- An inn with may include as accessory uses swimming pools and tennis courts; approval for existing facilities only; 18 acres 2. SP 85-53 — Subdivision of 37 single family lots 3. SP 85-54 — Allowed 6 guest rooms in 2 existing cottages and 36 guest suites in a new structure adjacent to Clubhouse; required Health Department approval of method of sewage disposal and the County Engineer review of pump tests for two wells; allowed central well system; usage of existing wells at clubhouse not to exceed present usage 4. SP 86-02 — Permit 6 guest rooms approved for 2 existing cottages to be located in Keswick clubhouse additional/conference center and this addition to be connected to the main clubhouse, permit renovation of 2 existing cottages into a tennis pro shop and storage building 5. SP 86-03 — Allows for construction of golfcourse and road in floodplain 6. SP 86-04 — Subdivision of clubhouse tract into 2 parcels consisting of 15.2 and 5.0 acres; 5 acre tract not for residential purposes 7. SP 92-21 — Amend Condition 5 of SP 85-53 to allow Club Drive to be private road 8. SP 92-57 — Allow floodplain crossings for private road; nine hole golf course 9. SP 92-58 — Subdivision of 280.2 acres into 75 single family residential lots 10. SP 92-59 — Allowed expansion of golf course From 18 to 27 holes 11. SP 94-07 — Expand club facilities to add a swimming pool, tennis courts, and clubhouse on 149.846 acres 12. SP 95-12 — Add five parcels of record totaling 15.929 acres; amend SP 92-58 by deleting two parcels; delete nine hole golf course expansion approved with SP 92-57; allowed 88 lots, including 86 small residential lots and 2 for wastewater treatment facility and golf maintenance facility. Involved 515 acres comprised of approximately 224 acres of development lots, 10.354 acres for the two facilities, 16.6 for roads, 139 for existing golf course and 126 acres for open space 13. CPA 84-11 — Resolution of intent to study amendment to Plan to allow for the development of the PUD (ZMA 84-20) — Denied 14. VA 93-07 — RA to PUD — Denied 15. VA 93-07 -- Variance to reduce front setback from 25 feet 16. ZTA 99-07 — Added Section I0.2.2.27(b) to the Zoning Ordinance: Restaurants and inns that are: (b) Nonconforming uses, provided the restaurant or inn is served by existing water and sewerage systems having adequate capacity for both the existing and proposed uses and facilities without expansion of either system. 17. SP 2000-33 — Master Plan for Keswick Club / Hall CONFORMITY WITH THE COMPREHENSIVE PLAN: The Comprehensive Plan designates the subject properties as Rural Areas emphasizing the preservation and protection of agricultural, forestal, open space, and natural, historic and scenic resources as land use 3 options. Although the Cornprcllcnsive Plan docs not specifically recognize the Inn and Club, they are existing, facilities. The proposed changes to allow the spa to be C01IS11-LICted 111 (Mase I and the deferral of live guest rooms to Please 11 of I'sct impacts that `%ould lw\ c negative affects on water, septic, and roads. The two tennis courts would not be open for pUbliC U-SC and would not increase a demand for services, as they would for guests ofthe Inn. Until motor renovations altered the Original structure, the Villa Crawford was 1dentif icd as a Nati011al RegiSter of l listoric Places contributing building in the Southwest Mountains Historic District. Although much of the original structure was remodeled, it retains an important place within the I listoric District. STAFF COMMENT: Staff addresses each provision of Section 31.2.4.1 ofthe Zoning Ordinance: ,1'1.7.4.1: Sj)ecial U.ve Permits pro vide(1 for int this or(liu((rnce ma'r he is,vuee/ t(pou a fimling ky flea Board a/' Super►visors that .vuc•h uve ►+ill not he of suhstanti((l detriment to (uliuceut props rel', The changes to the approved special use permit (SP 2000-33) and the master plan I'Or the Keswick Club and [:states %yould not adversely affect the central water system serving other plaster planned properties and residences at Kcswiek and would not induce the public road improvements that will be required with Phase 11 to address of't'-site impacts. The spa building would not be visible frons adjacent residential properties. The proposed changes to the approved plans are included as Attachment A. The plan depicting existing, conditions is included as Attachment B. Mot the ch(tracter of the district it-ill nut he chmtge(l thereht- rain Tlie larger spa building ��otiId he in Out area Of'the property that would not be visible 1' 0111 public ri>`hts-ul=�+an. ;tul'I-:; t�piniun is Iha►t it MOt11d not change the character cif the Rural Arcas District. that such use will he in harmout, with the purlmse ((rr(1 intent a/this orditumce, Section 18. Chapter 10 ol'the Zoning Ordinance outlines the purpoSC cel' Rural Areas zoning; "This district (herealler referred to as RA) is hereby created and may hereafter be established by amendment of the zcming map fur the following, Purposes: -Preservation ol'allricultural and forestal lands and activities, -Water supply protection, -Limited service dclivery to the rural m-cas: and -Conservation of'natural, scenic, and IL:W1IICC'i. (Amended 11-8-89)" The Keswick Club and I [all do not comply directly %\ 1111 1IMSt c►I'thcSc J)HI'pnscs, but are long existing, 11)proved, uses in this Rural Arcils District. Chaallgiug economic curldilions for at lucility such as this mean that changes to the c`istilrg inn mar be necessary. The changes proposed by ihir special Otic permit N% Ill not further the inconsistencies of the Keswick Club and. 1 [all with the Rural Area,, Dislrict purposes, and will continue to enable the Villa Cra wl'ord to retain its imporinnt plate within the Southwest Mountains historic District. with use.v permitleel h'v right in therlistriet, With safeguards through conditions of approval regarding water, sewer, and access, the proposed changes should not affect the uses permitted by right in the surrounding. Rural Arca District. 1q with the rlrlrlitional regitlartio►rs provided iii section 5.0 af'this orrlimee, No regulations is Section 5.0 apply to this application, mrd with the public het th, .sqf o, mid geneml welfiire. Tice proposed changes to SP 1-000-.11 would not cause changes to or an expansion of the existing, central water system. The Virginia Department of Transportation has deterinhied that the deferral of (ivc t asst romils to Phase 11 offsets the offsite impacts of a larger spar that would be opCn 10 111e public: therefore, the road improvements required f'or Pllasc 11 would not be required with Phase I, as a result of tlic deferral oftlle five guest rooms to Those 11. SUMMARY: StalYlias identified the following factors favorahlc to this application: 1, The proposed construction of a larger spar. I.Wo tennis courts, and the mad i f ication of phasing «Vnuld not Cause .111 exparlsiorr ofille centra) Water m stem ur rcyuir•e that road improvements be completed with Phase I Instead of Phase Ii Construction, 2. The buildings proposed witll tllis special use per-rnit sould nut be visihIC from tllc public right-of-wav or from adjacent residential properties. Staff has not identified any factor unf'tvorable to this application. RECUMMENDE.1) ACTION: Based on t11e findings contained in this stall report, staff rccommends approval of SP'100800042, subject to the [allowing conditions. Amendments to the conditions apt?rovrd with SP 3000-33 are shown as underlined (ne%v) or- strikethrough (deleted). I . The Keswick f; tate shall be developed in general accordance with the plain titled Keswick ]:state Conceptual Long Range Master Plan, prepared by Roudabush, Gale and Asst?ciat". dated December 18. 2000, as amended by Keswick 1 [all Master Platt, prepared by Train & Partners -�- Mario di Valnlarana, received September 14, 2008. (Attachment A). 2. No building permits shall be issued for Phasc It improve nlerlts beyond those improvements approved with SP 00-33, as shown on the plan titled KeSw_iek 1-:stateConceptual LongRange Master Plan prepared by Rsllydahush, Gale and Associates elated December l K, 2000, and as amended by 5P'_008-42 and as shown on the plan Keswick Hall Marler ['lin reparcd h} 'I rain4� Pal'tllL'1-S + Maria di Valtllarana, received Se�ber LL1,2008.until all road improvcnrcnts described by the Virginia Department of Transportation letter from R.P. Ball elated FiA)rimry 2 I , 2001, and included as Attachment 13 have been completed (not bonded) to the satisfaction ofthe County f':ngineering Dcpar•tnlent and the Virginia Department of'Transportation. 3. No unplattecf property shall be subdivided and no approved subdivision plat shall be recorded unless the applicant demonstrates to the satisfaction (If' the Planning Commission, that the existing* central water system, approved crueler• Permit Nun111er 2003400 issued by the Virginia Department of Ilcalth, Division of Water Supply Cngincering, dated January 7, 1998, or as SUCCI permit is amended or such Subsequent permit approved by the Virginia Department of i lealth, Division of Water Supply Engineering, and the Board of Supervisors, is available and adequate to serve all of said lots, as well as all existing improvements, associated uses, and flatted lots, WithOttt compromising ori -site and adjacent off'-sitr well water supplies, Nothing herein shall guarantee approval of such amendment or permit. In making this demonstration, the applicant shall use test procedures approved by the Virginia Department of Ilealth and the County Department of Filgincering and Public Works; 4• If the central water system trust be expanded to trteet existing. or future demand, the applicant shall seek and obtain all necessary approvals Cllr expanding (lie systom from the Virginia Department of health and flte County Board nr5uperL� itirn�; S• Except fir any restaurant and spa on the property open to the general public, Keswick Hall and its associated facilities shall be used only by the guests of the inn and their invitee~, and members of the Keswick Country Club and their invitees; and Each plat of di\ inion ofain lands shown on the plan titled "Keswick I.�stale Conceptual Lang Ra w Nlas wr Ilan". prepared by Roudabcls}t. Gale and /Associates, dated December 18, _0{10 shall include the foII(INVing statement if these lands arc not within Lr jurisdictional area and will not he served by a public water or sewer system; "Oil the date ol'approval ol'this plat by the agent, the lands being divided are not \%ithin a jurisdictional area and public wetter and sewer service are not available. - ATTACHMENTS Attachment A - Keswick I lall Master Plan Attachment B — Overs iew Keswick I call. October 18. Rodabusli. Gale Lye Associates Altachment C — SP 2000-33 Board of' Supervisors approval letter 1P 0 32 54 128 Z% 512 1024 n ExistingTroposed Conditions Keswick Hall Master Plan Train &Partner s W A r c h i t e c t s ro Sitef'lan - Phase I Albemarle County, Virginia + Scale 1112$"= P -O" Mario di Valmarana a Attachment a g r .7 COUNTY Or ALBU MARLE Dt�partrnenl of f'tanning & Community Development X101 McIntire koad, Room 218 Charlottesvilic, Virginia 22902-4596 (804} 296 - 5823 Rix (804) 972 - 4012 April 25, 2001 Jay M. Weinberg P0Box 500 Richmond, VA 2321 B RE: SP -2000-33 Keswick Hall; Tax Map 80, Parcels 8, 8Z, 9, 61, 62, 62A, 628, 62C, 62D, 70A, 90, 95, 96, 97, 98, 100, 106, and 109A Dear Mr. Weinberg; The Albemarle County Board of Supervisors, at its meeting on April 18, 2001, unanimously approved the above -noted request. Please note that this approval is subject to the following conditions. 1. The Keswick Estate shall be developed in general accordance with the plan titled "Keswick Estate Conceptual Long Range Master Plan", prepared by Roudabush, Gale and Associates dated December 18, 2000 and included as Attachment A (on file in the Clerk's office), 2. No building permits shall be issued for Phase If improvements beyond those improvements authorized by SP -00-33, as shown on the plan titled "Keswick Estate Conceptual Long Range Master Pian" prepared by Roudabush, Gale and Associates dated December 18, 2000, until all road improvements described in the Virginia Department of Transportation letter from R.P Ball dated February 21, 2001, and included as Attachment B (on file in the Clerk's office), have been completed (not bonded) to the satisfaction of the County Department of Engineenng and Public Works and the Virginia Department of Transportation; Prior to final site plan approval of the improvements authorized by SP -00-33, the applicant shall demonstrate to the satisfaction of the Planning Commission that the existing central water system, approved under Permit Number 200192 issued by the Virginia Department of Health, Division of Water Supply Engineering, dated March 12, 1992, is available and adequate to serve all of the improvements and associated uses authorized by SP -00-33, as well as all existing improvements and associated uses and all platted lots, without compromising on-site and adjacent off-site well water supplies In making this demonstration, the applicant shall use test procedures approved by the Virginia Department of Health and the County Department of Engineering and Public Works; No unplatted property shail be subdivided and no approved subdivision plat shall be recorded unless the applicant demonstrates to the satisfaction of the Director, Engineering and Public Works or the Planning Commission, that the existing central water system, approved under Permit Number 200192 issued by the Virginia Department of Health, Division of Water Supply Engineering, dated March 12, 1992, or as such permit is amended or such subsequent permit approved by the Virginia Department of Health, Division of Water Supply Engineering, and the Board of Supervisors, is available and adequate to serve all of said lots, as well as all existing improvements, associated Lisps, and platted lots, without compromising on-site and adjacent off-site well water supplies. Nothing herein shall ATTACHMF.NTC Q 5. If the central water system must be expanded to meet existing or future demand, the applicant shall seek and obtain all necessary approvals for expanding the system from the Virginia Department of Health and the County Board of Supervisors, All areas identified as open space on the plan titled "Keswick Estate Conceptual Long Range Master Plan" prepared by Roudabush, Gale and Associates dated December 18, 2000, shall be subjected by the applicant to one (1) or more easements preserving those areas as open space in perpetuity. Each easement holder shall be an organization authorized to hold such easements by the Commonwealth of Virginia. Prior to final site plan approval of the improvements authorized by SP -00- 33, the applicant shall present written evidence to the Planning Commission demonstrating that this condition has been satisfied; Except for any restaurant on the property open to the general public, Keswick Hall and its associated facilities shall be used only by the guests of the inn and their invitees, and members of the Keswick Country Club and their invitees; and 8. Each plat of division of any lands shown on the plan titled "Keswick Estate Conceptual Long Range Master Plan", prepared by Roudabush, Gale and Associates, dated December 18, 2000 shall include the foliowing statement if those lands are not within a jurisdictional area and wiif not be served by a public water or sewer system: "On the date of approval of this plat by the agent, the lands being divided are not within a jurisdictional area and public water and sewer service are not available" In the event that the use, structure or activity for which this special use permit is Issued shall not be commenced within eighteen (18) months after the issuance of such permit, the same shall be deemed abandoned and the authority granted thereunder shall thereupon terminate, For purposes of this section, the term "commenced" shall be construed to include the commencement of construction of any structure necessary to the use of such permit within two (2) years from the date of the issuance thereof which is thereafter completed within one (1) year. Before beginning this use, you must obtain a zoning clearance from the Zoning Department. Before the Zoning Department will issue a clearance, you must comply with the conditions in this letter. For further information, please call Jan Sprinkle at 296-5875. If you should have any questions or comments regarding the above -noted action, please do not hesitate to contact me. Sincerely, 0, V Wayneri Director o VWCIjcf Cc: Amelia McCufiey Jack Kelsey Tex Weaver Steve Alishouse Bob Ball, VDOT Development 10 m COUNTY OF ALBEMARLE Depanment of Planning & Community Dcvelopmcnt 44[ McIntire Road, Room -'is C'harlottesvillc, Virginia 2942-4596 (804) 296 - 5823 Fax (8 04) X772 - 4012 March 29, 2001 Jay M Weinberg P 0 Box 500 Richmond, VA 23218 RE: SP -2000-33 Keswick Hall; Tax Map 80, Parcels 8, 8Z, 9, 61, 62, 62A, 6213, 62C, 62D, 7DA, 90, 95, 96, 97, 98, 100, 106, and 109A Dear Mr. 'Neinberg. The Albemarle County Planning Commission at its meeting on March 20, 2001, unanimously recommended approval of the above -noted petition to the Board of Supervisors Please note that this approval is subject to the following conditions: 1 The Keswick Estate shall be develooed in general accordance with the plan titled Keswick Estate Conceptual Lona Range Master_Pian_, prepared by Roudabush, Gale and Associates, dated December 18, 2000 and included as Attachment A. 2. No building permits shall be issued for Phase II improvements beyond those improvements authorized by SP 00-33, as shown on the plan titled Keswick Estate Conceptual Long Range Master Plan prepared by Roudabush, Gale and Associates dated December 18. 2000. until all road improvements described in the Virginia Department of Transportation letter from R P Ball dated February 21, 2001, and included as Attachment B, have beer completed (not bonded) to the satisfaction of the County Department of Engineering and Public Works and the Virginia Department of Transportation 3 Prior to final site plan approval of the improvements authorized by SP -00-33, the applicant shall demonstrate to the satisfaction of the Planning Commission that the existing central water system, approved under Permit Number 200192 issued by the Virginia Department of Health, Division of Water Supply Engineering, dated March 12, 1992, is available and adequate to serve all of the improvements and associated uses authorized by SP -00-33, as well as all existing improvements and associated uses and all platted lots, without compromising on-site and adjacent off-site weil water supplies. In making this demonstration, the applicant shall use test procedures approved by the Virginia Department of Health and the County Department of Engineering and Public Works. 4 No unplatted property shall be subdivided and no approved subdivision plat shall be recorded unless the applicant demonstrates to the satisfaction of the Planning Commission that the existing central water system, approved under Permit Number 200192 issued by the Virginia Department of Health, Division of Water Supply Engineering. dated March 12, 1992, is available and adequate to serve alf of .,� said lots, as well as all existing improvements, associated uses, and platted lots, without compromising on-site and adjacent off-site well water supplies. In making this demonstration, the Page 2 _ March 29, 2001 applicant shall use test procedures approved by the Virginia Department of Health and the County Department of Engineering and Public Works. 5. If the central water system must be expanded to meet existing or future demand, the applicant shall seek and obtain all necessary approvals for expanding the system from the Virginia Department of Health and the County Board of Supervisors. All areas identified as open space on the plan titled Keswick Estate Conceptual Lola Range Master Plan prepared by Roudabush, Gaie and Associates dated December 18, 2000 shall be subjected by the applicant to one or more easements preserving those areas as open space m perpetuity Each easement holder shall be an organization authorized to hold such easements by the Commonwealth of Virginia. Prior to final site plan approval of the improvements authorized by SP -00-33, the applicant shall present written evidence to the Planning Commission demonstrating that this condition has been satisfied. 7. Except for any restaurant on the property open to the general public, Keswick Hail and its associated facilities shall be used only by the guests of the inn and their invitees, and members of the Keswick Country Club and their invitees. 8. Each plat of division of any lands shown on the plan titled Keswick Estate Conceptual Long Rang Master Plan. prepared by Roudabush, Gale and Associates, dated December 18, 2000 shall include the following statement if those lands are not within a jurisdictional area and will not be served by a public water or sewer system "On the date of approval of this plat by the agent, the lands being divided are not within a jurisdictional area and public water and sewer service are not available." Please be advised that the Albemarle County Board of Supervisors will review this petition and receive public comment at their meeting on April 18, 2001. Any new or additional information regarding your application must be submitted to the Cleric of the Board of Supervisors at least seven days prior to your scheduled hearing date. The Planning Commission also took the following actions. • Approved waiver of Section 4 12.6.1 for one-way ingress • Approved waiver of Section 4.12.6.2 for one-way circulation aisles within a parking lot. • Approved waiver of Section 4.2.3.2 critical Si subject to the following conditions, 1 Proper slope construction, control of drainage, and vegetative stabilization to prevent any movement of soil shall be required. 2. A stormwater management plan shall be submitted with the final plans for approval. 3. Inspection and bonding by the Engineering Department will to ensure siltation control during construction meets state erosion control standards shall be required. 4. Re -vegetation of proposed slopes shall be required. • Approved waiver of Section 4.12.6.5( c), curvilinear parking. • Approved waiver of Section 5.1 16(a) setback requirement, subject to the following condition 1 The property line shall be moved to the location as shown on sheet three of the plan titled Keswick Hall Site Pian Phase I last revised February 5, 2D01 and prepared by Roudabush, Gale & Associates. !?- Page 3 March 29, 2001 If you should have any questions or comments regarding the above noted action, please do not hesitate to contact me. Sincerely, u h�i 6Ota r JPncDowell Senior Planner JMDljcf Cc.. Elia Carey Amelia McCulley Jath Kelsey Steve Alishouse Bob Ball Daniel Mann a� r3 r^ N STAFF PERSON: Joan D. McDowell PLANNING COMMISSION: March 13, 2001 BOARD OF SUPERVISORS: April 18, 2001 SP 2000-033 Keswick Hall SDP 2000-063 Keswick Hall Phase I Applicant's Proposal: The applicant, Keswick Corporation, has requested a special use permit to allow expansion of the Keswick Estate. As requested by the Board of Supervisors, a Master Plan or overall site plan was submitted with the special use permit application. SP 00-33 would revise SP 95-12, in the manner listed below and as depicted in the Keswick Estate Conceptual Long Range Master Plan, dated December 18, 2000, and prepared by Roudabush, Gale, & Associates. With this special use permit, the applicant proposes the following additions and changes to the Keswick Estate: 1. Add twenty-eight guest rooms to Kesv ck Hall in a new wing; 2. Add a new pool and pool house adjacent to the Hall; 3. Reconfigure parking and travel -ways; 4. Submit a site plan within eighteen months to add ten cottages, with 2-4 units in each, resulting in a total of 47 additional cottage units; and remodel two existing cottages; 5. Add a day spa to the existing swim and tennis club; 6. Add a banqueting pavilion; 7. Build administrative buildings and a maintenance building; 8. Revise the residential lots, approved with SP 95-12, to include vacating Lots 12, 13, and 14 in Section VIII (vacated lots to be added to the open space in TM 80-62); enlarge Lot 15; 9. Combine Lots 64, 65, 66, 67, 58, 69, 70, 71, and 72, as shown on SP 95- 12 and re -divide into three lots for a decrease of six lots; 10. Add TM 80-106 to proposed Lot 68; I I .Total residential lot decrease would be ten lots from the total of eighty- eight lots approved with SP 95-12 (86 residential lots and two devoted to the golf maintenance facility and the wastewater treatment facility). SP 0Q-33 SDP 90-83 14 Tlic following waivers have also been requested; 1. Waiver of Section 4.12.6.1, as to one-way ingress; 2. Waiver of Section 4.12.6.2, as to one-way circulation aisles within a parking lot; 3. Waiver of Section 4.2.3.2, as to developing in existing steep slopes; 4. Waiver of Section 4.12.6.5(c), as to curvilinear parking; 5. Waiver of Section 4.12.6.5(c), as to curvilinear parallel parking; 6. Waiver of Section 5.1.16(a), as to a 75' setback requirement for a swimming pool. Petitions: SP 00-33 Request for special use permit approval to allow an expansion of a resort hotel in accordance with Section 10.2.2 (27) of the Zoning Ordinance which allows for expansion of existing restaurants and inns. This expansion request includes 75 additional guestrooms, additional parking, an outside pool, and the relocation of the gatehouse. This proposal includes a reconfiguration of the residential lots approved with SP 95-12 that will result in a decrease of ten single family residential lots. In conjunction with a preliminary site plan application, SDP 00-63, the following zoning ordinance waivers have been requested. Section 4.12.6.1 related to one-way ingress and egress; Section 4.12.6.2 related to one-way internal circulation aisles; Section 4.2.3.2 related to developing on slopes of 25% or greater; Section 4.12.6.5.c. related to curvilinear and parallel parking; and Section 5.1.16(a) related to a required 75' setback for a swimming pool, The property is described as Tax Map 80 Parcel 9 - Keswick Hall; Parcel 8Z - Keswick Club, the portion on the west side of Club Drive, approx.17.5 acres and the small portions being added to Parcel 9 for the pool and wing expansion; Parcels 8, 61, 62, 62A, 6213, 62C, 62D, 70A, 90, 95, 96, 97, 98, 100, 106 and 109A. The property is located in the Rivanna Magisterial District at 701 Club Drive on the south side of State Route # 731 and west of State Route 616 and on the north side of 164. The property is zoned RA Rural Area District. The Comprehensive Plan designates this property as Rural Area. DP 00-61 Request for preliminary site plan approval to allow an expansion of a resort hotel in accordance with Section 10.2.2 (27) of the Zoning ~~ Ordinance which allows for expansion of existing restaurants and inns. This —' 5P 00-33 2 SDP 00-63 p< rte-• expansion request includes an additional 2$ guestrooms, additional parking, an outside pool, and relocation of the gatehouse. In coni unction with a special use permit application, SP 00-33, the following zoning ordinance waivers have been requested: Section 4.12.6.1 related to one-way ingress and egress; Section 4.12.6.2 related to one-way internal circulation aisles; Section 4.2.3.2 related to developing on slopes of 25% or greater; Section 4.12.6.5.c. related to curvilinear and parallel parking; and Section 5.1.16(a) related to a required 75' setback for a swimming pool. The property is described as Tax Maps 80-9 (155.625 acres) and an adjacent 6.178 acre portion of Tax Map 80-8Z. The property is located in the Rivanna Magisterial District at 701 Club Drive, on the south side of State Route # 731 and west of State Route 616 and the north side of I64. The property is zoned RA Rural Area District. The Comprehensive Plan designates this property as Rural Area. Character of the Area. The Keswick community comprises a mixture of residential, large estates, agricultural and forestal uses, along with supporting community commercial uses. A 1992 analysis of land uses within approximately one-half mile of Keswick and north of I-64, depicts large expanses of agricultural and forestal uses north and east of Keswick. An estimated 100 residential lots with less than 5 acres are located to the -northeast and southwest of Keswick. The original Inn, Villa Crawford, was built in 1910 and is an usual example of eclectic Georgian revival and Italian Villa styles. The Villa was surveyed by the Department of Interior National Park Service, as part of the Southwest Mountains Historic District. The Villa was considered to be "contributing resource," although it was noted that the site was undergoing extensive renovation and other later additions were considered noncontributing. It was noted that these renovations could change the Villa's status to non-contributing. Several noncontributing structures, such as the pool, tennis courts and motel lodging were also listed. The Keswick Club has evolved into a private golf club, an inn and restaurant, with supporting amenities for guests, and surrounding single family residential. SP 00-33 SDP 00-0 k )U Planning and Zoning Histoa: The following list summarizes application proposals submitted by the various Keswick land owners. Site plans have not been included in this list. 1. SP 78-76 — An inn with may include as accessory uses swimming pools and tennis courts; approval for existing facilities only; 18 acres ?. SP 85-53 — Subdivision of 37 single family lots 3. SP 85-54 — Allowed 6 guest rooms in 2 existing cottages and 36 guest suites in a new structure adjacent to clubhouse; required Health Department approval of method of sewage disposal and the County Engineer review of pump tests for two wells; allowed central well system; usage of existing wells at clubhouse not to exceed present usage 4. SP 86-02 — Permit 6 guest rooms approved for 2 existing cottages to be located in Keswick clubhouse additional/conference center and this addition to be connected to the main clubhouse; permit renovation of 2 existing cottages into a tennis pro shop and storage building 5. SP 86-03 — Allows for construction of golf course and road in floodplain 6. SP 86-04 Subdivision of clubhouse tract into 2 parcels consisting of 15.2 and 5.0 acres; 5 acre tract not for residential purposes 7. SP 92-21— Amend Condition 5 of SP 85-53 to allow Club Drive to be private road 8. SP 92-57 — Allow floodplain crossings for private road; nine hole golf course 9. SP 92-58 — Subdivision of 280.2 acres into 75 single family residential lots lO.SP 92-59 — Allowed expansion of golf course from 18 to 27 holes 11.SP 94-07 — Expand club facilities to add a swimming pool, tennis courts, and clubhouse on 149.846 acres 12.SP 95-12 — Add five parcels of record totaling 15.929 acres; amend SP 92-58 by deleting two parcels; delete nine hole golf course expansion approved with SP 92-57; allowed 88 lots, including 86 small residential lots and 2 for wastewater treatment facility and golf maintenance facility. Involved 515 acres comprised of approximately 224 acres of development lots, 10.354 acres for the two facilities, 16.6 for roads, 139 for existing golf course and 126 acres for open space 13.CPA 84-11 — Resolution of intent to study amendment to Plan to allow for'the development of the PUD (ZMA 84-20) — Denied 14NA 93-07 — RA to PUD — Denied �--� SP 04.33 4 SEEP 40-63 r-7 �- 15. VA 93-47 - Variance to reduce front setback from 25 feet 1 b.ZTA 99-07 - Added Section 10.2.2.27(b) to the Zoning Ordinance: Restaurants and inns that are: (b) Nonconforming uses, provided the restaurant or inn is served by existing water and sewerage systems having adequate capacity for both the existing and proposed uses and facilities without expansion of either system. Comprehensive Plan: A. The Comprehensive Plan emphasizes agriculture and forestry as the commanding issues of the Rural Areas. With the protection of these finite resources, the following goal and objective provides guidance through which to] udge development: GOAL: Discourage rural residential development other than dwellings related to a bona fide agricultural/forestal use. The limited amount of residential development, which is permitted in the Rural Areas, shall be located in a manner to minimize impact r� on rural resources to minimize conflict with agricultural./forestal activities. OBJECTIVE. All decisions concerning the Rural Areas shall be made in the interest of the four major elements of the Rural Areas, with highest priority given to preserving agricultural and forestal activities rather than encouraging residential development. B. The Facilities Planning Policy of the Comprehensive Plan has unmistakably provided notice that Rural Areas must not expect levels of service delivery equal to those provided in the Development Areas. On March 12, 1992, a permit was issued to Keswick Acquisition Corporation to construct a community waterworks by the Virginia Department of Health that consists of 3 drilled wells, storage facilities, and dual booster pumps. The accompanying Engineering Sheet further describes the wells and ground storage facilities. The Waterworks Construction Permit and Engineering Description Sheet are included as Attachment C. �^ Since the Facilities Planning Policy of the Comprehensive Plan has stated that the Rural Area must not expect levels of service delivery equal to those SF 00-33 5 SDP 06-63 provided in the Development Areas, any expansion of the Keswick Inn and development of the residential community within Keswick must be thoughtful of the surrounding area, as well as preserve consistency with the Rural Area. Utilities serving Keswick Estate are discussed further in this report. C. With the protection of agricultural and forestry resources as the highest priority in the Growth Management Policy of the Comprehensive Plan, the Plan directs development into designated areas in order to conserve the balance of rural areas and for resource protection. The Plan further emphasizes the importance for the protection of agricultural and forestry resources through its declaration that both these resources are the most critical in the County and the most desired primary land use in the Rural Areas. D. The Economic Development Policy of the Comprehensive Plan promotes the maintenance of a strong and sustainable economy. One component to employ this goal is to "Encourage tourism focused on the rural, agrarian, and historical resources of the County, and which does not threaten or compromise those resources." Although the expansion of lodging and service facilities for tourists may be encourage tourism, at the same time, it could compromise the Rural Area resources. The inn, however, is an existing facility. The proposed expansions would provide additional rooms and services that would allow the inn to maintain its viability, according to the applicant. The proposed expansion would provide accommodations that could enhance the inn's appeal for larger corporate meetings. E. Until major renovations altered the original structure, the Villa Crawford was identified as a National Register of Historic Places contributing building in the Southwest Mountains Historic District. Although much of the original structure was remodeled, it retains an important place within the Historic District. RECOMMEnATIQN: Staff has reviewed these requests for compliance with the provisions of --� Section 31.2.4.1 of the zoning ordinance and recommends approval of the SP 40-33 S DP 00-63 Iq �^ special use permit, based on existence of the facility as a feature in the County's Rural Area, the need to maintain its economic vitality, and the consistency with the Economic Development Policy of the Comprehensive Plan. STAFF COMMENT: As agreed by the applicant, "Any request for a Special Use Permit shall be accompanied by an overall Site Plan for all properties owned or controlled, directly or indirectly, by the applicant which are adjacent thereto or in the vicinity." In compliance, a conceptual long-range master plan was submitted by the applicant. In addition to the expansion of the inn and ancillary services, the master plan includes a revision of SP 95-12. As stated earlier, revising a portion of SP 92-58, SP 95-12 allowed 86 single family residential lots. The master plan, proposed under this application (SP 00-33), would reduce the lot yield by 10 lots. The acreage in residential lots would be reduced from 207.9 acres to 165.2 acres. In addition, the existing 88 acres of open space would be increased to 99.6 acres. With the intention of providing services and facilities for corporate clients, the Keswick Inn has proposed a major expansion and renovation. The existing 48 -roam wing on the existing inn would be expanded with additional 28 hotel rooms. A pool and pool house between the existing inn and the clubhouse has been requested. The pool straddles a property 1 ine, with a portion owned by the previous owner if the Estate, Keswick Club (Lord Ashley). A waiver from pool setback requirements is requested with this application. These expansions have been submitted as Phase I with SDP 00-63. A future, second phase would be submitted with 18 months, according to the applicant. The second phase would include 47 guest suites within twelve two-story cottages separated from the inn by Club Drive. In addition to the hotel and cottage rooms, a one story banqueting pavilion with basement, two administrative buildings, a gate house, and a one story day spa would be constructed with. Phase II. Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance. tip 00-33 SD? 00-63 7 Zo The Board of Supervisors hereby reserves unto itself the right to issue _ all special use permits permitted hereunder. Special use permits for uses as provided in this ordinance may be issued upon a finding by the Board of Supervisors that such use will not be of substantial detriment to adjacent property. As the proposed structures would be located within the property, no visual, parking, or noise impacts are anticipated. However, potential impacts related to access and utilities have been examined, and warrant further discussion. Access. The traffic study prepared for Orient Express Hotels (submitted by Wilbur Smith Associates) was reviewed by the Virginia Department of Transportation and the County Engineering Department. Both Departments recommend requirements for road improvements which would necessitate acquisition of rights-of-way for right and left turn lanes at the intersection of Route 22 and Route 744 (Hunt Club Drive). In response to the VDOT and Engineering comments, the Keswick Corporation has offered the following statement: "The road improvements set forth in the attached letter from R.P. Ball to Ms. Joan McDowell dated February 21, 2001 are agreed to, subject to obtaining all required governmental approvals and rights-of-way." The timing of the improvements recommended have been addressed in the following way by both VDOT and the County Engineering Department. (VDOT comments in Italics): Installation of left turn lane requires additional ROW along Route 22, and we agree that this improvement may occur with later development phase to allow for RO W negotiations. We feel that it is reasonable to allow such improvements to be phased while the applicant negotiates for additional ROW to constructs these improvements. We are currently working with the applicant to determine the exact nature of the phasing to ensure that the road improvements are constructed as they are needed. Although the applicant is willing to construct the road improvements necessary for the expansion of the Inn and its facilities, public safety --, requires that they be completed in a timely manner. The statement that their SP D6-33 8 SDP 00-63 �,f �-, agreement to make these improvements subject to the acquisition of rights- of-way cannot be a consideration. Therefore, a condition of approval is offered that would require the improvements, with timing based on the second phase of development (26 hotel rooms), as recommended. The traffic study prepared by Wilbur Smith, has submitted the -following trip generation estimates, based on the Institute of Transportation Engineer's Trip Generation Handbook GTE), 6t'' edition: EXISTING (Staff Generated) Resort Hotel 48 Occupied Rooms 644 Trips Single-family Detached 124 Dwelling Units 1,274 Trips TOTAL 1,918 Trips PROPOSED (Keswick Traffic Study) Resort Hotel 75 Occupied Rooms 1,007 Trips Single-family Detached 11 I Dwelling Units 1,141 Trips -- TOTAL 2.148 Trips Utilities. Water. As stated earlier in this report, in 1992, Keswick Estate received approval for a central water and sewer system sufficient to serve the existing requirements for both the 48 -room inn and the 124 residential lots. With the proposed expansion of the inn, reports concerning water capacity, prepared by Timmons for Keswick Hall, dated June 15, 2000, and June 23, 2000, were submitted. The reports state that an analysis of existing wells demonstrates that "Development of the Estate and Subdivision can continue to a significant extent without improvements to the current system. The existing permitted capacity is sufficient to supply average daily demands of up to 45,950 gallons—which could encompass all anticipated Estate expansion plus 47 residences... Upgrades of the existing system to fully utilize existing well yields would allow average daily demands up to 51,450 gallons... or all Estate development plus 74 residences. Additional well capacity would be required only for the development of the remaining 48 residential lots." SP 00-33 SDP 00.63 21�_ The June 15`x' letter references an additional well that, "according to Don Hearl of Environmental Systems Services (ESS)... a fourth well has previously been plumbed in the area immediately surrounding the existing pump house near Route 616. However, no specific action has been taken regarding its construction." Staff has found no reference to a fourth well in researching previous applications. Mr. James W. Moore, III, P.E., Department Of Health (VDH) District Engineer, stated in a telephone call to staff on March 6, 2001, that only three wells for the central system have been approved by the Health Department for the Keswick Estate property. The Timmons letters are included as Attachments D and E. VDH Role With Expansions: According to Carl Christiansen with the VDH Office of Water Programs in Lexington, VDH will not get involved when systems "expand" (meaning adding connections) unless a new well source is being developed. If Keswick is adding rooms, but not adding a new well, then VDH wouldn't get involved unless the County somehow activated their involvement. According to Carl, they are working with Keswick on a 4th well site, and have approved the site of the well, but construction documents have not been submitted. If Keswick decides to develop the 4th well, VDH will require a pump test. VDH testing and review is concerned about - meeting onsite system demands, but not impacts off-site to other well users. In summary, the supply of water from the existing approved wells would not be enough to supply both the expansion of the inn, restaurant, ancillary services and the approved 124 residential lots. The existing permitted capacity is sufficient to supply the inn expansion and 47 residences. The applicant has offered the following condition of approval for consideration: No unplatted property shall be subdivided nor any subdivision plat approved for record unless adequate water and sewer service is available to serve all of said lots prior to the issuance of any building permit for any lot shown thereon. Staff has modified that condition (Condition 3) to reflect concerns regarding compliance with the Comprehensive Plan and to provide assurances for a continued private water supply. SP 00-33 10 SDP 00.63 :zs r-• No unplatted property shall be subdivided nor any subdivision plat approved for record unless existing central water service, approved under Permit Number 200192 issued by the Virginia Department of Health Division of Water Supply Engineering, dated March 12, 1992, is available to serve all of said lots. Although the above condition of approval has been offered that would restrict utilities to the existing well and sewer system, that condition does not address a potential impact due to loss of well capacity for the residential community. The following condition of approval has been offered to address this potential impact: The applicant shall verify through test procedures approved by the Virginia Department of Health and the County Department of Engineering & Public Works that the water system is adequate to meet the proposed expansion and expected water demand without compromising on-site and adjacent off --site well supplies. If expansion to the central water system is to be developed to meet existing or future demand, the applicant shall seek all necessary r approvals for system expansion from the Virginia Department of Health and the County Board of Supervisors. Sewer. In reference to the Keswick Utility Company service area, on October 30, 1992, a letter was sent from Mr. Pete Bradshaw to the Albemarle Planning Department, verifying the utility company service area. Further confirmation that the sewer service area would not be expanded beyond the Keswick Estate limits, a "ring fence easement" was given to Piedmont Environmental Council. The easement deed states, "In order to prevent the existence of the Keswick Treatment Plant from serving as an inducement for the further residential development of the Keswick area, the Grantors are willing to convey this Conservation Easement to Grantee for such purposes. Grantors' Intent is to restrict their properties to prohibit the Keswick Treatment Plant from extending its lines across their properties in order to serve other properties." The letter, with exhibit, from Mr. Bradshaw, is included as Attachment F. In summary, great concern regarding the water supply for both the Keswick Estate, including the inn, the restaurant, and the 124 residential lots, as well as the surrounding, community has prompted a condition of approval to be offered to restrict future subdivisions and recordation of unplatted lots to the 51" 00-33 11 SDP 00-63 2.4 existing central water and sewer system. In addition, any future expansions of the central water system would require Board of Supervisor approval. The following chart summarizes the existing residential development (including residential lots existing prior to SP 95-12) within Keswick Estates: KESWICK OWNED OWNED BY OTHERS TOTAL I i ilatted Lots 46 00 45 Platted Lots w/o homes 38 17 55 Platted wl home 01 22 23 TOTAL 85 139 124 that the character of the distriet will not be changed thereby, Although the road improvements would change the character of the immediate area, the expansion of the Inn and its facilities would be on the interior of the site and would not affect the character of the community. and that such use will be in harmony with the purpose,n intent of this ordinance, Staff has reviewed the purpose and. intent of the ordinance, as stated in Section 10.2.2.27(b), amended by ZTA 99-07 approved on October 18, 2000, which states, 'Restaurant and Inns that are: Nonconforming uses, provided the restaurant or inn is served by existing water and sewerage systems having adequate capacity for both the existing and proposed uses and facilities without expansion of either system. 1.4.8 "To provide for the preservation of agricultural and forestal lands and other lands of significance for the protection of the natural environment;" ~' SF 00-33 12 SDP 00.03 Vr r 1.5 "This ordinance is designed to treat lands which are similarly situated and environmentally similar in a like manner with reasonable consideration for the existing use and character of properties..." 1.6 "...and development is not to be encouraged in the Rural Areas which are to be devoted to preservation of agricultural and forestal lands and activities, water supply protection, and conservation of natural, scenic, and historic resources and where only limited delivery of public services is intended." While the intent of the District is to preserve and protect agricultural and forestal lands, this Section also acknowledges that expansion of the existing inn may be appropriate. However, any expansion of the central utilities would be cause for concern, as demonstrated with the amended ordinance, Section 10.2.2.27(b), and discussed earlier in this report. with the uses permitted by right in the district. With safeguards through conditions of approval regarding water, sewer, and access, the Keswick Estate expansion should not affect the uses permitted by right in the surrounding Rural Area District. with additionalreuulations urovidedan Section 5.0 of this ordinance, The following provisions of Supplementary Regulations, Section 5.1.16 of the Ordinance apply to a recreational club use: (a) The swimming pool, including the apron, filtering and pumping equipment, and any buildings, shall be at least seventy-five (75) feet from the nearest property line... The applicant has requested a waiver for the swimming pool, as it straddles a property line. The applicant intends to move the property line in the future; however, the pool would remain, closer than the required setback, as shown on sheet 3 of the proposed Phase I site plan. and with the Public bealth,afe nd gcngral welfare. SP 00-33 SDP 00-63 13 PM As discussed earlier in this report, the expansion of the Keswick Estate would require improvements to the access. Prior to obtaining building permits for the second phase of development, the access improvements would be required to be constructed. Restrictions regarding water capacity have also been addressed in this report, with conditions offered to mitigate potential impacts. WAIVERS: With the site plan for Phase I construction, SDP 00-63, titled Keswick Hall Site Pian Phase 1, prepared by Roudabush and dated February 5, 2401 (revised), the following waivers have been requested: I . Waiver of Section 4.12.6.1., as to one-way ingress: The Commission may approve one-way ingress and egress in such case where the same is necessitated by the peculiar character of the proposed use or site. The one-way circulation would allow safe ingress and egress to the inn, as the reconfigured parking and drive aisles would be constructed around existing conditions related to the inn and parking area. One -may Ingress Re&Qmcridation. Staff recommends approval of a waiver from Section 4.12.6.1. 2. Waiver of Section 4.12.6.2, as to one-way circulation aisles within a parking lot: The Commission may approve one-way circulation in such case where the same in necessitated by the peculiar character of the site. The one-way circulation would enable safe and accessible use of the site, as the revised parking area and drive aisles would be constructed around existing conditions related to the inn and parking area. One-way ircula ' n Waiver Recomme d n Staff recommends approval of a waiver from Section 4.12.6.2. Waiver of Section 4.2.3.2, as to developing in existing steep slopes: The following comments has been received from the Engineering Department: sr 00-33 SIR 00.63 14 fl .^ The critical slope waiver request received on December 20, 2004, has been reviewed. Based on the preliminary site plan, the proposed site has an area of 6.955 acres. This includes a critical slope area of 0.21 acres, which is approximately 3.0% of the site. Approximately 92% (0.19 acres) of critical slope area on the subject property will be disturbed during construction. It appears from the preliminary site plan that the majority of the critical slope areas are manmade. The largest area of disturbed critical slopes runs approximately north to south parallel to Country Club Drive. As stated in Section 18-4.2 of the Zoning Ordinance, the following concerns must be addressed before any critical slope waiver is granted. 1. "movement of soil and rock" -- Proper slope construction, control of drainage, and vegetative stabilization will prevent any movement of soil. Sheet flow is indicated across proposed slopes. It appears from the existing topography that this is currently occurring with the present configuration of the site. The preliminary site plan also indicates that the proposed slopes are flatter than 4:1. r^ 2. "excessive stormwater runoff' -- A stormwater management plan must be submitted with the final plans for approval. The applicant is currently proposing that SWM be handled with existing ponds on the Keswick golf course. The Engineering Department feels that this should minimize land disturbance in the area. 3. "siltation" -- Inspection and bonding by the County will ensure siltation control during construction that meets state erosion control standards. Proposed stabilization and maintenance will ensure long term stability. 4. "loss of aesthetic resource" -- As stated above, we feel the majority of the affected critical slopes are manmade. Re -vegetation of proposed slopes will help offset any aesthetic loss. 5. "septic effluent" -- This is not a concern, as this site is served by private centralized well and septic system. Development of critical slopes on this site should not adversely affect this system. Critical es Waiver Recommendation: Based on the review above, �^ the Engineering Department recommends approval of the waiver for Keswick Hall Phase I, subject to the following conditions: 5P 00-33 5DP 00-63 15 1. Proper slope construction, control of drainage, and vegetative stabilization to prevent any movement of soil shall be required. 2. A stormwater management plan shall be submitted with the final plans for approval. 3. Inspection and bonding by the Engineering Department will to ensure siltation control during construction meets state erosion control standards shall be required. 4. Re -vegetation of proposed slopes shall be required. 4. Waiver of Section 4.12.6.5(c), as to curvilinear parking Where practical considerations warrant, the Commission may authorize other angled, curvilinear and/or parallel parking. Due to existing conditions, topography and conditions related to safety, the applicant has requested a curvilinear parking waiver. Curvilinear Park in Waiver Recommendation. Staff recommends approval of a waiver from Section 4.12.6.5(c). 5. Waiver of Section 4.12.6.5(c), as to curvilinear parallel parking Where practical considerations warrant, the Commission may authorize .� other angled, curvilinear and/or parallel parking. Due to existing conditions, topography and conditions related to safety, the applicant has requested a curvilinear parking waiver. Curvilinear Parallel Parking Waiver Recommendation. Staff recommends approval of a waiver from Section 4.12.6.5(c). 6. Waiver of Section 5.1.16(a), as to a 75' setback requirement for a swimming pool has been addressed earlier in this report. Setback Waiver Recommendation. Staff recommends approval of a waiver from Section 5.1.16(a), subject to the following condition of approval: • The property line shall be moved to the location as shown on sheet three of the plan titled Keswick Hall Site Plan Phase T last revised February 5, 2001 and prepared by Roudabush, Gale & Associates. SUMMARY: SP OQ-33 SOP 0043 16 %R r-, Staff has identified the following factors favorable to these applications: 1. The inn expansion would allow for an existing facility that is a feature in the Rural Area to maintain its economic vitality and would promote the Economic Development Policy of the Comprehensive Plan by enhancing tourism. 2. The reduction in the number of residential lots permitted would help offset the increased utility usage and traffic generation. 3. The reduction in the number of residential lots would increase the amount of open space provided. 4. The proposal, as conditioned, would stay within the previously approved area of central and sewer service. Staff has identified the following factors unfavorable to these applications: 1. Traffic on Route 731 and Route 616 would be increased. 2. An additional demand on the central water and sewer system would result from the expansion. 3. The commercial use does not promote the agricultural and forestal policies of the Comprehensive Plan. 4. The proposal would divert water from the 124 approved residential lots to serve the inn expansion and may result in a future request to expand the central water system. RECOMMENDED A TON; Based on the findings contained in this staff report, staff recommends approval of SP 00-33, subject to the following conditions: The Keswick Estate shall be developed in general accordance with the plan titled Keswick Estate Conceptual Long, Range Master Plan, prepared by Roudabush, Gale and .Associates, dated December 18, 2000 (Attachment A). 2. No building permits shall be issued for Phase 11 improvements beyond those improvements approved with SP 00-33, as shown on the plan titled Keswir,k Estate Conceplaal Long Range Master Plan prepared by Roudabush, Gale and Associates dated December 18, 2000, until all road f- improvements described by the Virginia Department of Transportation letter from R.P. Ball dated February 21, 2001, and included as SP 00-33 SM 00-&3 17 PN Attachment B have been completed (not bonded) to the satisfaction of the County Engineering Department and the Virginia Department of Transportation. I No unplatted property shall be subdivided nor any subdivision plat approved be recorded unless existing central water service, approved under Permit Number 200192 issued by the Virginia Department of Health Division of Water Supply Engineering, dated March 12, 1992, is available to serve all of said lots. 4. The applicant shall verify through test procedures approved by the Virginia Department of Health and the County Department of Engineering & Public Works that the water system is adequate to meet the proposed expansion and expected water demand without compromising on-site and adjacent off-site well supplies. if expansion to the central water system is to be developed to meet existing or future demand, the applicant shall seek all necessary approvals for system expansion from the Virginia Department of Health and the County Board of Supervisors, Attachments: A — SP 00-33 and SDP 00-63 Applications and Keswick Estate Conceptual Long Range Master Plan, dated December 18, 2000, by Roudabush, Gale, & Associates. B - Virginia Department of Transportation comments dated February 21, 2001, and the County Engineering Department comments, dated February 23, 2001, to traffic study prepared for Orient Express Hotels by Wilbur Smith Associates; response to comments from Dean P. Andrews, Keswick Estates, dated February 28, 2001. C - Commonwealth of Virginia Department of Health Waterworks Construction Permit Number 200192, and Engineering Description Sheet, dated March 12, 1992. D - Letter from Brian R. Houston, P.E., Timmons, dated June 15, 2000. E- Letter from Brian R. Houston, F.E., Timmons, dated June 23, 2000. SP UO -33 SDN 04-G3 18 3k 510 F -Letter from Mr. Pete Bradshaw to the Albemarle Planning Department, dated October 34, 1992. G — Resolution approving the application of Keswick Utility Company to obtain a Certificate of Convenience and Necessity from the State Corporation Commission - 5P W-33 SJ)P 00.63 19 51 County of Albe>n. le 4- Department of Built_ _g Code arts ATTACHMENT A OPFICIv SC ONLY sP �S I'--_ ---- -- ----� sign4 Mag. Dist. staff Datc Application for Special Use Permit- 'A'1�11'n' Prosect Nanic p«... iia . Rru w wa ami; 6mn Keswick Hall Inn, restaurant, golf club, *Existing Use residential lots Proposed Use Same *Zoning District RA *Zoning Ordinance Section nu rggwaled 10.2_2.27 [•staff will assist you with these i(aru) n§ • 4 acsp rfl Hall 6.2 Number of acres to he covered by Special Use Permit or.porrte.rtr madbc&i cdw PW) f38.928 a Is this an amendment to an existing Special Use Permit? `emend 95-12 6 Yes— N eW to Hall Are you submitting a site development pian with this application? UYesCl No Contact Person (whoiis should we caiUwrite eonccming this project?): Jay M. Weinberg, Esquire 232 -Lb - Address P. 0. Box 500 City Richmond State VA Zip 0500 jmweinberg@hfwca.com Daytime Phone ( 804 ) 771.9533 Fax # 804.644.0957 E-mail Tax Ma 8g, . fare 0wiier of land (As kstc+i in thaa e County's rrrds): essw�1G zu-n�iraf ion Tax Map $0Parcel 9 and all other lots shown on a acr�men Address c/o Elizabeth A. Ratcliffe, 701 Club D3-i�Keswick State VA Zip22947 Daytime Photic ( 804 923.4320 Fax # 804.923.4335 Entail lratclif fe@keswic. '0m Applicant (who istirccantactperson represcnung? who is "uestingthc special use?): Address c/o Elizabeth A. Ratcliffe, 701 Club Dei y Daytime Phone ( 804 ) 923.4320 Keswick Corporation Keswiek State VA Zip 22947 Fax #804.923.4335 E_mai]lratcliffe@keswick.com Tax trap and parcel see attached Plitysical Address (irassived) Keswick Hall and Courita Club, 701 Club Drive, Keswick, VA Location of property (Iandawks, interseaions. ofothcr) Does the owner of this property ownor have any ownership interest in) any abutting ease property? if ycs. pllist those tax map and parcel numbers All Platted but unsold lots within Keswick Esta e - OFFICE USE ONLY fcc amount $ Date Paid Check k receipt #t t3y; History! 0 Special fisc Pcrmits: 0 ZMAs and Proffers: Ll Varianct s: 0 i,cttcr of Authorization Concurrent review of Site l7cvclopmani Man? 0 Yes © No 20 401 Mrimirn Rmid •: C harlrrite.svillr. VA 2?_402 Voice_' 2()6-5937 Rix- 97?-41?0 s�3 ATTACHMENT A Describe your request in detail and include all pertinent information such as the numbers of persons involved in the use, operating hours, and any unique features of the use: see attached letter ATTACHMENTS REQUIRED - provide two(2) copies of each: I. Recorded plat or boundary survey of the property requested for the rezoning. If there is no recorded plat or boundary survey, please provide legal description of the property and the Deed Book and page number or Plat Book and page number. Note: If you are requesting a special use permit only for a portion of the property, it needs to -be described or delineated on a copy of the plat or surveyed drawing. Cl 2. Ownership information - If ownership of the property is in the name of any type of legal entity or organization including, but not limited to, the name of a corporation, partnership or association, or in the name of a trust, or in a fictitious name, a document acceptable to the County must be submitted certifying that the person signing below has the authority Lo do so. If the applicant is a contract purchaser, a document acceptable to the County must be submitted containing the owner's written consent to the application. If the applicant is the agent of the owner, a document acceptable to the County trust be submitted that is evidence of the existence and scopef of the agency. OPTIONAL ATTACHMENTS: `Q 3. Drawings or conceptual plans, if any. `x1 4. Additional Information, if any. I hereby certify that I own the subject property, or have the legal power to act on behalf of the owner in filing this application. I also certify that the information provided is true and accurate to the best of my knowledge. Signature pages attached Signature Printed Naine Date Daytime phone number of Signatory Y� '2410 ATTACHMENT A Section 31.2.4.1 of the Albemarle County Toning Ordinance states that, "The board of supervisors hereby reserves unto itself the right to issue all special -use permits permitted hereunder..Special use permits for uses as provided in this ordinance may be issued upon a finding by the board cf supervisor, that such use will not be of substantial detriment to adjacent property, that the character of the dist—. will not be changed thereby and that such use will be in harmony with the purpose and intent of this ordinance, with the uses permitted by right in the district, with additional regulations provided in section 5.0 of this ordinance, and with the public health, safety and general welfare. The items which follow will be reviewed by the staff in their analysis of your request. Please complete this form and provide additional information which will assist the County in its review of your request. If you need assistance filling out these items, staff is available. What is [he Comprehensive Plan designation fordtis property? How will the proposed special uscaffect adjacent property? see attached letter see attached letter How will the proposed special use affect the character of the district surrounding the property? see attached letter L How is the use in harmony with the purpose and intent of the Zoning Ordinance? see attached letter How is the use in harmony with the uses permitted by right in the district? see attached letter What additional regulations provided in Section 5_0 of the Zoning Ordinance apply to this use? see attached letter How will this use promote the public health. safety. and general welfare of the community? see attached letter 5,4, ATTACHMENT A Tax map and parcel numbers of subject property: Tax Map 80 Parcels 8, 8Z, 9, 61, 62, 62A, 62B, 62C, 62D, 70A, 90, 95, 96, 97, 98, 100, 106 and 109A KESWICK CORPORATION a Virginia corporation. B.. einberg, Attu ey-in-Fact Fe ruary 14, 2001 KESWICK CLUB, L.P., a Virginia limited liability partnership By: Keswick General Partner, Inc., a Virginia corporation, sole general partner By. V�einberg. Attc�rzaey- A -Fact F ruary 14, 2001 Jay M. Weinberg, 804.771.9533 X30432; v1 21740.02001 ATTACHMENT A Any request for a Special Use Permit shall be accompanied by an overall Site Pian for all properties owned or controlled, directly or indirectly, by the applicant which are adjacent thereto or in the vicinity thereof. o J 4278557 v1 2I740.0200I IN3WdO-BA30 AIINWVIO. INV ONINNVIe tDOZ G 0 OW p� � a3A1303H V 24 ATTACHMENT A HIRSCHLER, FLEISCHER, WEINBERG, COX & .ALLEN A PROFESSIONAL CORPORATION ATTORNEYS AT LAW .TAY M. WEINSERG FEDERAL RURRVE BANE auaDING FROERICUBURG OFFICE: 701 FAST BYRD STREET 725 JACbSON STREET RICHMOND 11KHMOND, VIRGIMA 73219 sum 200 (804) 771-9533 TELEPHONE: (804) 771-9500 FREDERIC SURG, VA 22401-5720 PACS1MILE; (804) 644-0957 &MAM ADDRESS: jmwtinberg@hfwcjL.com hfwcs.com February 14, 2001 Ms. Joan McDowell Department of Planning & Community Development County of Albemarle 401 McIntire Road Charlottesville, Virginia 22902 TELEPHONE: (540) 372-3515 AWUNGADDRM, FAC 1IM: (540) 372-3941 P.O. BOX 500 RICIMMOND, VMRGMNIA 23218-0500 Re: Keswick Hall - Anrfllication for Special Use permit Dear Ms. McDowell: As attorney-in-fact for the applicant in the attached Application for Special Use Permit, we hereby request a modification of Section 5.1.16a of the Albemarle County Zoning Ordinance as permitted under Section 5.1 therein. The Ordinance requires a 75' setback for a swimming pool and its accessories. We hereby request a zero setback for the swimming pool, including the apron, filtering and pumping equipment and other accessories. We understand that under the terms of Section 5.1 " ... in no case, shall such action constitute a waiver, variation or modification of any applicable general or district regulation" and will comply with all other setbacks required in the RA zoning district. We believe the existing and proposed uses (on both sides of the property line) are related, integrated and essentially the same. The issue of -decibel readings at the nearest residential property line (Section 5.1.16c) and the "Attractive Nuisance" are not applicable to this particular situation because of the similar use on each side of the property line and the pool's status as a private facility and relative remoteness from any residential district. Keswick Corporation has an option to purchase the property from Keswick Club, L.P. and upon settlement, the two parcels will be combined eliminating the property line in question. The following are our responses to the questions posed on page 2 of the attached Application for Special Use Permit. S. ;r 28 ATTACHMENT A HIRSCHLER, FLEISCHER, WEINBERG, COX & ALLEN February 14, 2001 A PROFESSIONAL CORPORATION Page 2 1. The Comprehensive Plan designation is Rural Area. The renovation of Keswick Hall and the Club are designed to enhance the quality of the facilities and the service in order to bring them within the quality standards required. by Orient - Express for its hotels and resorts throughout the world. As an Inn, it will be in operation at all times with sufficient staff to maintain the highest quality customarily associated with Orient -Express Hotels and Inns. The proposed expansion will encourage heritage tourism, which is contemplated in the County's Economic Development Policy. Further, the original portion of the Inn is considered a contributing structure in the Southwest Mountain National Register Rural Historic District. It was listed on the Virginia Landmarks Register on August 21, 1991 and on the National Register on February 27, 1992. The proposed Historic Preservation Plan suggests the Zoning Ordinance should be amended " ... to allow: more varied uses to encourage the reuse of historic structures; greater flexibility in the application of existing zoning requirements;" and "... to allow the zoning administrator more flexibility to approve non -conforming modifications to historic resources that do not jeopardize public health and safety." 2. The enhancements to the Inn and Club will increase the value of the property and its economic viability. Accordingly, adjacent property values will be enhanced as Keswick becomes significantly unproved. The large capital investment ' being made by Orient Express will increase the County's tax base while having little, if any, impact on County facilities. A traffic impact study prepared by Wilbur Smith Associates was filed with the related pending Zoning Text Amendment and in part states: The additional 75 guest rooms added to Keswick Hall will not have a significant traffic impact. Assuming 100% occupancy of the new rooms, a higher than average occupancy of the existing 49 rooms, and a 10% traffic increase in Routes 22 and 616 through volumes still produces very acceptable traffic conditions at the three locations analyzed. All peak hour levels of service are either A, B or C. 3. The proposed improvements will not change the character of the district surrounding the property. The Inn and Club have been in operation for years and blend well into the surrounding rural area and complement the residences and equestrian and pastoral flavor of the district. Further, as the proposed improvements will enhance the economic viability of Keswick, it will better sustain itself and the surrounding residential community and preserve the quality and character of the area. W ATTACHMENT A HIRSCHLER, FLEISCHER, WEINBERG, COX &ALLEN February 14, 2001 A PAOFESSIONAi. CORPORATION Page 3 4. No significant amount of land will be disturbed, thus preserving the pastoral setting and environmental quality of the property. Water will continue to be provided via the private well system already utilized by Keswick and the improvements will have no impact on natural, scenic and historic resources. One of the stated intents in the proposed Historic Overlay District Ordinance is "To promote tourism and other economic benefits of protecting historical, architectural, archaeological and cultural resources, including historic landscapes, which are attractive to visitors." Thus, the proposed improvements while moderately increasing the number of guests at the Inn, will provide an opportunity for national and international guests to enjoy the natural, scenic and historic resources in Albemarle County. Further, as the Inn is an historic structure, the increased revenue which will be generated will help to ensure the viability of the Inn, thus ensuring the protection of the historic portion of the -building as is the case with' other historic resources in the County. 5. Tourist lodgings are permitted by right and although it is not defined the same as "restaurants and inns", they promote a similar service although on a smaller scale. Further, the proposed expansion supports two stated strategies in the County's Economic Development Policy: Continue to recognize the relationship of [the] ... outstanding level of natural and cultural amenities to positive economic development, and maintain these attributes" and "Encourage tourism focused on the rural, agrarian, and historical resources of the County .... 6. None known. 7. Orient -Express Hotels is the owner of many of the world's finest hotels. It has spent over a year engaging in architectural and managerial studies on ways to enhance Keswick Hall and the Club in order to better serve the residents of Albemarle County and the business community. It has embarked on a concerted effort to significantly improve what is already a beautiful property and convert it to a small world-class Inn and Club. Its current inability to expand, modernize and enhance its luxury facilities and amenities constrict its economic viability, thus threatening its ability to grace the County with the relaxed graciousness and traditional dignity for which it has become known. We believe that by following the principles of the Historic Preservation Plan and permitting the proposed improvements, both the County and Keswick would benefit from the increased tourism which would be generated. As the proposed Plan reports, "... historic preservation visitors stay longer, visit twice as many places and spend, on average, over two -and -a -half tunes more money in Virginia than do other visitors." 271, 4P ATTACHMENT A HIRSCHLER, FLEISCHER, WEINBERG, COX & ALLEN February 14, 2001 A PROPESSIONA . coxPORKMN Page 4 8. The applicant is requesting a special use permit to: a. submit a site plan to add a twenty-eight (28) room addition onto the existing Keswick Hall, a new pool and pool house adjacent to the Hall, and add to and reconfigure parking and travel ways associated with Keswick Hall; b. submit a site plan within the next eighteen (18) months to add ten (10) cottages and remodel two (2) existing cottages (for a total of forty-seven (4 7) additional hotel units) on the west side of Club Drive, in the area of the existing swim and tennis club; add a day spa area to the existing swim and tennis club; build a banqueting pavilion, administrative buildings and a maintenance building behind the cottages; add to and reconfigure parking areas and travel ways; and c. revise proposed lots in the residential portion of Keswick, as approved by SP 95-12; revisions to include vacating Lots 12, 13, and 14, Section VIII, and enlarge Lot 15 — vacated lots to be added to the open space (T.M. 80 Parcel 62). Also combine Lots 64, 65, 66, 67, 68, 69, 70, 71 and 72, as shown on SP 95-12, and redivide into three (3) lots, with a resulting decrease of six (6) lots, and add Tax Map 80 Parcel 106 to proposed Lot 68. The total decrease in lots from SP 95-12 is ten (10) lots. The proposed road layout will remain substantially the same as approved by SP 95-12, except for a reduction in length of the road serving the combined lots. Please see the attached plans for details of the proposed improvements. Keswick Hall currently has only forty-eight (48) rooms to support its large infrastructure, including an eighteen (18) hole golf course, tennis club, swimming pools, spa, world- class dining facilities and the like. The limited number of rooms prohibits use of the Inn for corporate board meetings and retreats. Among the planned improvements are the complete restoration, redecoration and refurbishment of the interior and exterior as well as the grounds surrounding both the Inn and the Club. Planned Club facilities (but not part of this Special Use Permit) will include an improved dining room, new bar and meeting facilities, a spa, exercise room, expanded women's and men's locker room facilities, a lounge, cabanas and the enclosure of the swimming pool. When all improvements are completed for both Phase I and Phase II, Keswick Hall will have a refurbished dining room, banquet and reception facilities, state-of-the-art conference rooms, outdoor swimming pool and the addition of approximately seventy-five (75) rooms. Furniture, carpets, wall treatments and drapes will be enhanced so as to create an ambiance of relaxed graciousness with traditional dignity 0 IV ATTACHMENT A HIRSCHLER, FLEISCHER, WEINBERG, Cox & ALLEN February 14, 2001 A PROFESSIONAL CORPORATION Page 5 Should you have any questions or comments regarding this matter, please do not hesitate to contact. Your consideration of this matter is greatly appreciated. JMWIp gk Enclosures cc: Mr. Dean P. Andrews John T. Landry, Jr., Esquire Ms. Marilynn R. Gale Ms. Elizabeth A. Ratcliffe Richard E. Carter, Esquire 4248429 v.1 21740.02001 r^ Sincerely yours, y .Weinberg 47, HIRSCHLER, FLEiSCHER, WEINBERG, Cox & A,LLEA A PROFESSIONAL CORPORATION ATTACHMENT A A7rORNEYS AT LAW JAY M. WEINBGRG FF ELkL t;8MVE BANXWMING FREDERICKSBURG OFFICE. T 70I EAST 11YRD 5TRM 725 JACKSON STREET RICI[MOiND RICHMOND, VIRGINIA 23219 SUITE 200 (804)773-4533 TELEPHONE: (804) 771-9500 FREDERICKSBURG,VA 22401-5720 FACSIMILE: (804) 644-0957 F. -MAIL, ADDRESS: TELEPHONE: (540) 372-3515 jmweinhcrg@hfwca.rnm MAILI.NGADDRW: FACSIMILE: (540) 372-3941 No, Box Soo RICHMOND, VIRGINIA 23218-0500 May 30, 2000 Mr. David Benish Chief of Community Development Department of Plan sing & Community Development County of Albemarle 401 McIntire Road Charlottesville, Virginia 22902 -� Re: Keswick Hall - Application for Site Development Plans and Site Plan Waivers Dear Mr. Benish: As attorney-in-fact for Keswick Corporation, we hereby request the following waivers to the attached application for site plan approval: I. Waiver of Section 4.12.6.1 as to one-way ingress and Section 4.12.6.2 as to one-way internal circulation aisles within a parking lot; 2. Waiver of Section 4.2.3.2 as to developing in existing steep slopes; 3. Waiver of Section 4.12.6.5c as to curvilinear parking; and 4. Waiver of Section 4.12.6.5c as to curvilinear parallel parking. Our justification for the requested waivers is as follows: 0 ATTACHMENT A HiRSCHLER, FLEISCHER, WEINBERG, Cox & ALLEN May 30, 2000 A PROFESSIONAL CORPORATION Page 2 One Wray Circulation As you refer to the attached plans you will see the peculiar nature of the way in which the site is being used. Our decision to utilize one-way circulation is based on the fact that Keswick Hall will be providing valet parking to all incoming guests. The one-way vehicular curvilinear ingress and circulation to the front door of the hall is meant to provide new visitors a visual cue as to the circulation patterns (and the accompanying valet parking) that is used at Keswick Hall. The one way circulation will provide a more efficient means of queuing arriving cars for events taking place at the Hall. The one way circulation will also help to separate cars going to the Hall from those merely using the Club facility which aids in preventing any vehicular altercations. Critical Slopes. Soil Erosion. According to our site plan, most of the existing critical slopes to be disturbed will be developed as either paved parking spaces, vehicular travelways, retaining walls, concrete walks or building additions - obviously stabilized upon completion. The remainder of these disturbed slopes will be very carefully planted and maintained to a standard far above that used in most commercial developments in Albemarle County. The disturbance of critical slopes during construction will be addressed by the implementation of the approved erosion control measures. Sedimentation. Disturbance of these critical slopes will not result in off-site sedimentation for the reasons as noted above. Excessive Stormwater Run-off. Excessive stormwater run-off should not be a problem due to the fact that all of our existing and proposed run-off will be directed through a series of existing ponds or lakes (located on the Keswick property) that will act as stormwater detention and water quality control devices. Protection of Existing Streams and Public Drinking Water. We do not see any threats to existing streams or pubic drinking facilities due to the following: (i) this development is served by a private, centralized septic and water system; (ii) our site will be served by approved stormwater quality control measures (the existing ponds or lakes); and (iii) our site does not lie within a reservoir watershed. /^ ATTACHMENT A HIRSCHLER, FLEISCHER2 WEINBERG, COX & ALLEN May 30, 2000 A PROFESSIONAL CORPORATION Page 3 Loss of an Aesthetic Resource. Development of these critical slopes does not in any way constitute the loss of an aesthetic resource as the areas are quite small and their location is directly adjacent to Keswick Hall on man-made slopes. Encroachment into Flood Plains. No portion of our proposed developed area is located within a floodplain. Rapid and/or Large Scale Movement of Sail and Rock. We do not anticipate any large scale removal of rock. Some of the disturbed slopes will have only minor excavation for such site improvements as parking spaces and concrete walks. We do not believe the strict application of the requirements of Section 4.2.3.2 would forward the purposes of this ordinance or best serve the public's interest. Curvilinear Parallel and Curvilinear Perpendicular Parking Again, as you refer to the attached plans you will see the peculiar nature of the way in which the site is being used. As previously stated, the one-way curvilinear access to the Hall's entrance provides an important visual cue to new visitors. It is important to provide as much parking close to the Hall's entrance as is practical, and perpendicular parking along such a curvilinear travelway is going Y to inherently be curvilinear in nature. The additional parallel parking shown provides needed parking in a close proximity to the Hall's entrance. It is worth noting that accessing a parallel parking space when it adjoins a one-way travelway is easier and therefore safer. Minimum standards (as per County Ordinance) for Parkin,, spaces and vehicular travelways will always be observed. Should you have any questions or comments regarding this matter, please do not hesitate to contact me or our engineer, Marilyn Gale with Roudabush, Gale & Assoc., Inc. at 977.0205. Your consideration of this matter is greatly appreciated. With highest regard, I remain Sincerely yours, y . Weinberg JMW /pgk Enclosures �J 3f0 ATTACHMENT A HIRSCHLER, FLEISCHER, WEINBERG, Cox & ALLEN May 30, 2000 A PROFESSIONAL CORPORATION Page 4 cc: Mr. Daniel R. Mann John T. Landry, Jr., Esquire Ms. Marilynn R. Gale Ms. Liz Ratcliffe Mr. Chris Britton Mr. Jeff' Smith Rick Carter, Esquire 0248166 v.1 11740.02901 Qa - ' UFF7CEE USE ONLY `�---� SDP* - __ TMP _ _ _ - :MAY, - ATTACHMENT A AP %"PMfz UNITY ❑EVEI.O COMA Site Development- Plains and Site Plan ai�e1-s _ y}✓l rl , 1'relimirsary Site Development Plan ❑ Residential - S945 plus SIO/dwelling unit a Non-residential • 51260 plus $10/1,000 sq.h. of This request is being filed simultaneously 'with a Special Use fala3:kRx-;Fx&x Permit application, thus no 16 folded copies ofplwr required r p� 3a� filing fee is due. -- ­­_ _ ..- ❑Final Site Development Plan (Administrative) ❑Final Site Development Plan (commission) '7 Residential - $325 ❑ Prior to preliminary approval - S900 0 Non-residential - S325 D After preliminary approval - $630 Two (2) mylars and one (1) folded copy of plan required LJ Site Flan Waiver (Ordinance Section Number ) = S-215 7 folded copiers of skerched plant required Project Name• Site Plan For Keswick Hall Tax reap and parcel _ T.M. B 0 P a rc e 1 9 _ f Magisterial District:Ri vanna Q�g RAwi th SP Physical Street Address ill assigned) 701 Club Drive �- Location of property (landmarks, intersections, or other) --St. Rt. 2 2 vlarth. turli right at St. Rt - 744 - Keswick Hall is straight ahead 'onSt. Rt. 731 Does the owner of this rop own (or have any ownership interest in) any abutting propertyt If yes, please list those tax map and parcel numbers � •� 0 P a r c e 1 s B D 8 l7 5 8 Z Contact Person (Wt. should we calt+wnte conctrm= rhn prnjrctil- Jay M. W i- j n he_ r Q , -E-g tl i r p address P.O. Box 50.0 c ty E nhmnnd State _VA Zip2127 8 Daytime Phone �l_771-9533 Fax# 644-0957 x-maillTnweir)bergQhfwr-ZL-_cTojn Owner of Record_ Keswick Corporation _ c/o Daniel R. Mann Address701 Club Drive city Beswick _ state VA Zip 2294 Daytime Phone EZL) 979-3440 —Fax* 9793451 E -Mail cimann@kesWirk com Applicants+hnvthe Concaclpmanrepresennng?Y Keswick Coraoration c/o Daniel R. Mann Address701 Club Dr'v City Keswick State VA zip 22942 Daytime Phone (B04 l 979-3440 Fax#,979-3457 F-maildmann0keswick. _can OFFICE USE ONLY Fee adnount 3 -Date Paid Check t .By who? ---Receipt * Ry: County of Albemarle Department of Planning & Community Development 401 McIntire Road o% Charlottesville, VA 22902 Voice: (804) 298.5823 Fax (844) 972-403. 9111,99 Page i of t 41 Type of Dei elopment: . � - ' •© Residential Type of unigs): # of building(s): - - 5q.ft. of building(s): ATTACHMENT A ® Non-residential - - ® Commercial ❑ Industrial Quasi -Public Exist.Proposed Total 5q& of building(s): 14,660 11,850 26,510 # of units per building: Acreage of site: � _ 6.178 Ac. "- Total N of units: • Acreage in open space: 3.6 Ac . Resulting density- _ Apr"Up in mare• parkina 1.4 Ac . Acreage of Site: Acreage in open space: Acreage in roads; Intended use or justification for request: See attached Owner/Applicant Must Read and Sign This site plan as submitted contains all of the information required by Section 32.5 (Preliminary Plan) or Section 32.6 (Final Plan) of the Albemarle County Zoning Ordinance. I understand that plans which lack information required by said sections shall be deemed incomplete and shall be denied by the agent within ten (10) days of submittal as provided in Section 32.4 2.1 or Section 32.4.3.3 as the case may be. For Final Plans Only: To the best of my knowledge, I have complied with Section 32.4.3.1 and obtained tentative approvals for all applicable conditions from the appropriate agencies. CK CO TIO(, a Virginia corporation 13y: 05/30/00 Signatu e o er, Contract Purchaser,ent Date J M. einberg, Attorney--iti-Fa 844, 771.9533 Printed Name ' Daytime phune number of Signatory 9/14/98 Page � 'T � ATTACIIMENT B C-17C)MMONWE14LTH of VIRGINIA DEPARTMENT OF TRANSPORTATION lot VOOT WAY CHARLES HOTTtNGHAM CHARLOTTESVILLE, VA 22911 JAMES L. BRYAN COMMISSIONER RESIDENT ENGINEER February 211, 2001 SP -00-33, SDP -00-063 Route 22, Keswick Corporation Hotel Ms. Joan McDowell Dept. of Planning and Community Development 401 McIntire Road Charlottesville, VA 22902 Dear Ms. McDowell: Based on the attached letter, revised traffic study and discussions with the applicant's representatives, we would like to offer the following comments for the above project: + The attached letter does not seem to provide assurance that the applicant will construct the needed improvements to mitigate site related impacts. We feel that the following improvements are needed, and that except for ROW issues with the Route 22 left turn lane, the applicant should unconditionally agree to install these improvements. -` Route 22 • The revised traffic study clearly indicates the need for left and right turn lanes along Route _"_ at Route 744 (Hunt Club Rd) with development of Keswick site. If the applicant is unable to install the left turn lane, we recommend site development be limited to a level which will not need the left tum lane. • It should be the developer's responsibility to install roadway improvements necessary to mitigate site related impacts, not just obtain ROW for these improvements as proposed in the attached letter. * It appears that the 200' x 200' right turn lane 1 taper can be installed within the existing 50' ROW, and the applicant should construct this improvement regardless of the outcome of ROW negotiations with adjacent property owners. • Installation of the left turn lane requires additional ROW along Route 22, and we agree that this improvement may occur with later development phase to allow for ROW negotiations. A 600' transition length is needed for the left turn lane with 50 mph speed limit along Route 22. • Road plans are needed for improvements along Route 22, including the Route 22 / 744 intersection. 35' returns are needed at Route 22 / 744 intersection, or maximum radii possible within available ROW. TRANEFCRTA74ON FOR THF 2#ST CENTURY $ Ms. Joan McDowell February 21, 2001 Page 2 Route 744 ATTACHMENT 8 5P-00-33, SDP -00-063 Route 22, Keswick Corporation Hotel ♦ Future ADT volumes along Route 744 indicates the need for 22' pavement width, compared to current 16-18'. At a minimum, Route 744 needs spot widening to achieve a consistent 18' width from the RR tracks to Route 731, and widening to 22' between RR tracks and Route 22. This widening can be achieved within the existing 30' prescriptive easement. ♦ Route 744 needs 2' asphalt overlay between Routes 22 and the site entrance at Route 731; this improvement was not included in attached letter. a Typical sections should be submitted for this widening and overlay_ e The applicant should construct Route 744 improvements with the first phase of development. Please advise if you should have questions or concerns with these comments. Thank you for allowing us to provide comments. Sincerely, Wj-;z R.P. Ball Transportation Planner cc: J.H. Kesterson rf& Zf COUNTY OF ALBEMARLE ATTACHMENT i3 At �r DEPARTMENT OF ENGINEERING & PUBLIC WORKS MEMORANDUM TO: Joan McDoweIl, Senior Planner (to be in SPIN) FROM: Jeff Thomas, Senior Engineer DATE: February 23, 2001 SUBJECT: Keswick Hall Special Use Permit Traffic Study, SP 00-33 The Engineering Department has received a VDOT letter from Mr. Bob Ball, Transportation Planner, dated February 21, 2001. In this letter, VDOT states that it is requiring the applicant to construct several off-site improvements. It is our understanding that this letter was the result of a series of off-site improvement negotiations between the applicant and VDOT. The applicant presented condition language for off-site improvements in a letter dated January 29, 2001. Two traffic studies were submitted for this special use permit. The first, dated May 25, 2000, dealt only with the 75 guest room addition to Keswick Hall. The second, dated November 27, 2000, included the 75 additional guest rooms and 111 lots developed as single family units. ti We offer the following comments on the specific points raised in the letter. VDOT's statements are italicized. 1. lite revised traffic study clearly indicates the need for left and right turn lanes along Route 22 at Route 744 (Hunt Club Road) with the development of the Keswick site. We have reviewed the revised traffic study dated November 27, 2000. Based on the projected traffic volumes presented in this report and the left turn lane warrants (page C-5.4 of VDOT's Road Design Manual), we concur that a left tura lane is required for southbound SR 22. We also note that the November 27 report utilized a warrant chart for a 40 mph design speed. SR 22 in this area is posted at 50 mph. The previous May 25 traffic study also incorrectly used a 40 mph warrant chain Using a 50 mph cbart, a left turn lane is warranted for the Keswick Hall improvements alone, Both reports indicate a need for a full -width right turn lane and taper. 2. It appears that the 200'x 200' right turn laneltaper can be installed within the existing So' RW and the applicant should construct this improvement regardless of the outcome of the ROW negotiations with adjacent property owners. In the January 29, 2001 letter from the applicant's engineer, the right turn lane proposal is tied to the ROW acquisition for both a left turn and right turn lane. We agree that this is not reasonable given that the right turn lane can be constructed within the existing ROW_ 3. Installation of the left turn lane requires additional ROW along Route 21, and we agree that this improvement may occur with later development phase to allow far ROW negotiations. We feel that it is reasonable to allow such improvements to be phased while the applicant negotiates for additional ROW to construct these improvements. We are currently working with the applicant to determine the exact nature of the phasing to ensure that the road improvements are constructed as they are needed, 4. Future ADT volumes along SR 744 indicates the need for 12' pavement width, compared to current j 16-18'. At a minimum, Route 744 creeds spot widening to achieve a consistent 18 foot width from the � RR tracks to Route 731, and widening to 22' between the RR tracks and Route 22. This widening can be &thieved within the existing 30 foot prescriptive easement. Rotate 744 needs 2"asphalt overlay 9� ATTACHMENT 8 MEMORANDUM (to be in SPIN) Keswick Hall Special Use Permit Traffic Study, SP 00-33 February 23. 2001 Pagc 2 between Routes 2-1 and the site entrance at Rowe 731. The applicant ,should construct Route 744 improvements with the first phase of development. We concur with the minimum SR 744 improvements indicated by VDOT. These improvements will bring the pavement width to 18 feet, which we believe can be accomplished in the existing ROW. We require definite commitments by the applicant to build the necessary improvements. "Good faith" efforts are unfortunately not sufficient. The traffic studies clearly indicate that the need for left and right turn lanes along SR 22 is generated by the development proposed with this special use permit. Please contact me if you have any questions or comments. Attachments. none Copy: File: (SDP 00-063) File: traffic study review (1).doc 5V -1 � . �E'-u_'. J: 4j"r i -i ! R-:, .i L. i NO. 098 P. 2/6 ATTACHMENT B HIRSCH ER, FmsCHER, WEINBERG, COX & ALLEN A PROFESSIONAL CORPORATION ArMRNtY5 AT LAW IIE,N�1`'Y G. Kocx YMMAL MSIVE SANK IBUMUG UQ1MUCSSOUG 0M- C8: lot Titer MIM Sri= 7z5 JAfZsa'� suis x�rl3;fez vn iQC7i1dM, MGMA 4321'1 SVr1Ti 200 ($0!) 7714613 TE14PRONS: (804) 771-9500 PRE0E$.uC58UM U U401-5720 PA=M {gam) 644-0157 F,MAELAVVPj 9- pko,chVd*ms.com February 29, 2001 .StRllM AMR=- P, 0. BOX 300 IUCIF MND, vwsa a 23L1$-0500 N A FACS LL 1;804.972.40121 ANI) qA E.ALL CRESS Mr.. Joar McDowell Depaszment of Planning & Community Development County of Albemarle 401 McIntire. Road Charlottesville, Virginia 22902 RE: Ke awisk_I3all_SITP and Sar� Dear Joan; Yui : (Yip) 372.5315 E&MwuL54fi) 3723941 Pursua,ut to our condbrence call yesterday with Jay Weinberg, please find enclosed the statement from dean P. Andrews as to Keswick s agreeing to the road =provemsmts specified in Mr. Ball's most recent letter. Also enclosed for your file is a copy of each of the 76 letters from area residents %n support of Keswicks requested expansiou. These letters were previously forwarded to the Board of Supervisors at the time of the Zoning Text Amendment bearing. Shov1d you have any questions regarding this matter, please do not hesitate to r.onta,ct mss. S' rely yours, //�� &4'J Penne C,-. -och Legal Assistant Ink Eaclosure cc: John T. Landry, Jr., Esquia,e Mr. Dean P. Andrews Ms. Marilynn R. Gale Ms. Eli.zaboth A. Ratcliffe Richard E. Carter, Esquire? Jay M. Weinberg, Esquire t307$g.f v1 21740L02001 ATTACHMENT B The road improvements set forth in the attached letter J�raa1 R. P. Ball to N18. Joan. Mcl)oweU dated February 21, 2001 axe agreed to, subject to obtaining all required governmental approvals and rights-of-way. KESVVICK CORPORATION *1806799 vi 21740.02901 l41 0 APR 6 Ual COMMONWEALTH OF VIRGINIA DCPARTMENT OF HFALrH ! LAt ;.,, .. R,.I. DIVISION OF WATER SUPPLY ENGINEERING " WATERWORKS coNsrmuCTION PERMIT "pwick Acsiul,.;kiion Cozr)nrni inn Is Hereby Granted Pormission Tv _construct _..._ A Community Waterworks That Will Consist of 3 drilled weI is, atfsra�p_ _fAcilities, nzLtBiufil 6 s r JA Kegrick/Ashley InnLocated in _ AlttawArle gouuty >n Accordance with Ilse T ". 7w,w.ryw swans Provisions of Tale 32, 1, Chapter 6, Anicle 2, Sectionts) 32.1 - 17Z _ CDde of Virginia as Amendad and Sactionisl 1.20 and 1,24 Of the Waterworks Regulati*rlF of the Virginia Department of Healtin As Ameuidud. this Perrna la iasdredl In Accordance WiL11 the Followiuil Flans. Specifications and Other Documents : thirteen plan sheet, vizir attached S eCificatlo;ts titled "Proposed Develo meant Pian,. T Keswick Lnn and Country Club, Albemarle County Virpinia, lsaMstic Wfrtt+L [�i�s[r}l�u�ygA�y t� 19911 and six pian sheets titled "Proposed Develunsnenr _Plan swi k nr d t,Ey Club- a1L, emnriQ Cnuurv. VirviniE_ Doutestic Water llrstributian System, Please 11" dated IHvvf•rxber 11, 1991, t;oufrt.ruction of the !dater tlistributipn piping will be is asCersiHncc vitii the wriuviously as reveA "Gtrur.rxl_Wa[er h icyer M lV.t i0n tiuns of t -hr n1 Y1P County Service Authority", An Engirtserino Description Shoot is Attached Dated MaTch 12, 1tln2 PERMIT NO. 200t92 IFFE,C:TIV[ DATE � March 12� 1942 _ fXP%iATION DATE RI COMMFNVED KCOMMLNDED APPROVED _ CL t 1..;. S.... l.rv. C�........w }�-��_.. S� Y -44 `4 EX �CUTIVE OFFICE COMMONWEALTH of VIRQ1 N?A ATTACHMENT C C.M.G.6uTrEAY.M.D. Depa7tnzent of Health CpARMt$$10NEii Richmond, Virginia 23219 APR 0 3 1992 Subject: Albemarle County Water - Keswick/Ashley Inn Mr. David Alexander Keswick Acquisition Corporation P.O. Box 68 Keswick, VA 22947 Dear Mr. Alexander: Plans and specifications for the construction of three drilled wells, two 18,000 - gallon ground storage tanks, dual booster pumps, a 5,004 -gallon hydropneumatic tank and distribution piping at Keswick/Ashley Inn, located in Albemarle County, as prepared by Roudabush, Gale and Associates, have been reviewed by this Department. The pians consist of 13 sheets titled "Proposed Development plan, Keswick Inn and Country Club, Albemarle County, Virginia, Domestic water Distribution System, Phase I" dated October 15, 1991, and six (6) plan sheets titled "proposed Development Plan, Keswick Inn and Country Club, Albemarle County, Virginia, Domestic Water Distribution System, Phase II" dated December 11, 1991. Specifications for the wells, booster pumps, and storage tanks are attached to the pian sheets. Specifications for the water distribution piping will be in accordance with the previously approved Albemarle County service Authority General water and Sewer Construction specifications. In accordance with section 1.23 (VR 355-18-003.17) of the Commonwealth of Virginia waterworks Regulations, this letter is to advise that, subsequent to our review, the above described plans and specifications are technically adequate and approved by this Division. one copy of the plans and specifications, with State health Department approval stickers, is enclosed. Any local permits must pe obtained from appropriate officials before construction begins. In accordance with Section 1.24 (VR 355-18--003.18), Issuance of the Construction Permit, Waterworks Construction Vermix No. 200292 with an effective date of March 12, 1992 is enclosed. This permit is your authorization from the State Health Commissioner to construct the subject public waterworks in accordance with these approved plans and specifications. Any deviations from approved plans and specifications affecting capacity, hydraulic conditions, operating units, the functioning of the water treatment process, or the quality of the water to be delivered must be approved by this Division before any such changes are made. Revised plans and specifications shall be submitted to our Lexington Environmental Engineering Field office in time to permit the review and approval before any construction work is begun, that will be affected by such changes. V,D H op ATTACHMENT C STXTE 0KPARTM2NT of HEALTH ENGINEERING DESCRIPTION SHEET DATEx March 12, 1992 INSTALLATION: Keowick/Xahlay inn CERTIFIED CLASS: NA 00LIRTY: ALbsmarlo TYPKx Community LOCATION: on the mouth aide of U. S. Route 22 at KeewLck in Allae•marle County OWNZ Rx Keswick Acquisition Corpor&tion aPERATOR. Keswick Acquisition Corporation PERMIT NO. x 200192 t V t .. APR 6 191,112 DATE ISSUED: March I2, 1992 PI.�, SNIIININI a DEFT. TYPE OF TRZATMENT: Nona SOURCE; Three (3) drilled wells - DESIGN 3A9;9s 73,520 gpd DRSCR:PTION 07 SYSTEM: The Ksawlck/Ashlay Inn public watar supply will consist of three (3) drilled bells, two 18,000 -gallon steel gravity storage Lanka, dual booster pumps, a aingle 6,000 -gallon hydropneumatic tank, and distribution piping. Well No. 1 was completed in Dmcemherj 1985 and is located on the south side of Country Club Drive at its intersection with Route 616. The well +m 10 inches In diameter to a depth o: 53 feat and 6 inchea in dianeter to a depth of 305 lent. The well is cased with 6 -inch diameter heavy steel casing and is cement grouted to a depth of 53 fest. The well caning extends 12 inchea above a 6 - foot by b -foot by 6 -Inch thick concrete pad and is provided with a manitary wall seal and pitless adapter assembly. A totalizing flow meter and lraezaleas hydrant are located ort the wall discharge line. The reliabla well yield was dst:rmined to be 50.6 qpm during a 72 -hour test performed in December, 1965, Tho well is equipped with a 5 hp submersibLe well pump which delivers 63 gpm to the gravity stor&9e tanks. Well No. 2 was completed in Dacenber, 1985 and is located On the aouth side of country Club Drive adjacent to Lot No. 26. The wall Se 10'inchea in diameter to a depth of SQ !eat and b inchea in diameter t4 a depth of 247 feet. The well In caned with heavy steel caging and is cement grouted to a depth of 5D feet. The wall casing extends 12 inches above a 6 -foot by 6 -foot by 6 -inch thick concrete pad and is provided with a aan',,tary well seal and pitless adapter a-vemhly. A totalizing flow meter and f_cezeleee hydrant are located on the well discharge line. The reliable well yield was determined to be 13,3 qpm during a 48-hour test performed in December, 1985. The -4011 to equipped with a 3/4 by submersible well pump which delivers 21 spm to the gravity storage tanks. a rj� 1� 0 ATTACHMENT C 'Weil ft. 3 was completwd in Dacamber, 1990 and is located approximately 460 feet BOUthWOSt of well No. 1. The well is 10 inches in diameter to a depth of 74 fast and 6 inches in dLametdr mo a depth of 305 feet. The well is cased with 6 -inch diameter heavy steel casing to a depth of 74 feet and is cement grouted to a r^� depth of 50 feet. The well casing extends 12 inch&& above a 6 -loot by 6 -foot by 6 -inch trick concrete pad and is provided with a sanitary well Baal and pitleas adapter aeaembly. A total zing flow meter And freezelans hydrant ary located on the well. discharge line. The reliable well yield was determined tD be 39 gpm during a 72 -hour test performed in December, 1990. The wQll iQ ccluiPged with a 3 hes Rubmar*ible w411 pump which deliver'a 28 qpm to the gravity storage tanks. Ground storage facilities conoiet of two 3.8,aoa-gallon welded sural tanks locatod at Wali No. 3. $ach tank meaeu.es 10,0 feet In dibmeter by 31.0 feet long. The combLnad total effgetiva &torago volume io 36,000 gallons. Each tank in provided with a 2 -Inch screened overflow pipe, sCrQened vont, 24 -inch shoebox type &ccean manhole, and separate 4 -inch tank drain. Dual centrifugal booster pumps transfer water -rcm the two ground storage tanks into a 6,000 -gallon hydropneumatic tank. Each booster pump is provided with 20 hp, 3 -Phase motors And is capable of delivering 120 qpm at 220 feet TDH. The hydropneumatic tank measuran 8.0 feet in diameter by 16.0 feet long and is ,provided with a right gl&as, pressure relief valve, vacuum release valve, tank drain and access ma,nway. The booster pumps, controls, and end of the hydropneumatic tank are located in a 12 -foot by 12 -foot pump house lacatod adjacent to the ground storagR tanks at Well No. 3. The distribution system conaiate of 6 -inch diameter and 4 -inch d.ametar Class 200 (DR 14) PVC pipe, s—gr^4 CSga_citY "i.a '!r�r s Wall No. 1 50.6 63 Well NO. 2 1.3.3 21 Well No. 3 39.0 28 Source Capacity . 50.6 + 13.3 + 25 91.9 ,;xn 91.9 gpm x 2 ERC/gpm - 163.5 FRCS 183.8 ERCs x 400 gid/ERC * 73,S20 qpd Stcraga Cataacitvs Ground Storage 2 x 18,0010 gal = 36,000 gal. Pressure Storage 1/3 x 5000 gaol - 2,000 gal Total Effective Storage = 36,000 + 2,000 w 38,000 gal 38,000 gal * 200 gal/EAC - 190 ERCe 190 ERCn x 400 gpd1ERC & 76,000 gpd Bcoptcz RUMV81 Comb -;nod capacit0.54440 912m 24D qpm - 11.4 N N = total number of reeidential connections a 270 ERC l 270 ERCs x 400 gpd/ERC ■ 108,000 qpd 11 g 51 •34 ' rl 9S ! t i 'r A A Z,=.—�F:r3—t.0 ATTACHMENT C Hence, the design capacity of this public water. supply is equal to 73,530 gpd limited by the .available source/well pump capacity. JWy/bt i0 U Q (in .7` AT7.1(_•))A-1L.-N f- 1) 5 kA91n~S-Z1jrV*Y* 1p - Pkurnars • L ndsoapGAMfifteCtS.- EnvimnmlianW Scientists • Geagral;hfc info mation Syslettts Corrsuit$t1t1t • Canstruatian maragem 711 N. Courthouse Read • Rznhmar2d, Yug nk 23236-4044 - (804) 794-3 500 • FAX (804) 7 X7639 June 15, 2000 Ms. Liz R=Uft leer of Flame@ K.-Vmck ldal l ai Nlan ireito 701 club Drive Ktswiol, Virginia 1,1947 RE: Wster Demand and Source Eva uxtion Dear Ms. Psrsuan: to our scope of services dated April 21., 1000, we hzvc perfor=d initial invt6t prions regarding avaUaWiity of additioaaI waw supply m sheet the buUdout dottiest c aster dcraantds of r_' a Keswick Esmte (Hotbi and Club) and $'tbdfvisiot). The fallow .ictttr report n=mwiur, our 5udLC3. In short, basad on our analysis Chert is xu f'tciew. yiekd *om the Esrste's cxis- ag wc. Fc ro support the proposed expansion of 75 racrms and rttated• &zMtirs for Keswick tssat-_S, in addition to 74 single fWmily homes. Oi Jy upon the developnUnt of a 75`h residential lot would ad:didcmg l weII supply be rcgtfired. i The nsr steep of Otte tiga ibn involved the atsalysis ofcunvm water cases aud' demands to daermine a basis for projects s. Baling and water production recondss were provided for :lie period bt-tween July 1998 and February 2000 for hath E=te and residenfa! demands. Following inkW roview of that iafentmdon, the issue of "lost water' vvas discvss:4, as comparison of'the wst.-rprcdueticrn anti billing words ixtdicsne averW dally system, losses of Tnuoh as 37,000 gallons per d.ay. Ali.1e mere +*lv-stigation of t s issue is sCdj r: gtured w cadum the s'tAtBtion, m=t discussiot s with ESS perwcnnel indicate; aw an open haat bi'bb w -s located at t} a wmstral. Mr tmtminit plant at the and of April 2000, and as of May 7", water pmducdon has becn roduo5d by approylm; .ly 24,000 gallons per day. A portion of the re=infr)g dJ%zopancy between prods chen and hilUzZ tsfu s is attributabit to the cK count mai=naace building and the wasttwatcr Rt=ent plant, fazdlues who= d=znds are unmetered. (Z• 6 nates are made throul.�xaur this ana7ysfs for areae rorzrtactic ni.) F Current water billing (not proddcxioo due to the &wre agcy noted a0ove) mcards ws r e ovaluawd on tvoo bAns: (1} Peak month. and (2) Avaage day. Table I srumnarires the ac+ai�,sis for exis6ig demands. Peek day damands are the basis of desip for source ctepa sty, and this value is custot 3arUy calculated as 16090 of the average day. "Dire fait.tf=the peak month's average clay demands am only M of the calculated peak day serves to lcottfmn the validity ,3f the peak day CW,:Wazion. As given in Table L current peek day demaads aro e9tsmated at 26,150 ] I YDINO?4S ,r c�xa�rr n aevaw.urs z„ n. couro�vuae Kona R1Crlrrron4. VJk azaa.4M - (awF 7 "4500 • FAX ($") 794-71134 $rani» Or11eve 2003 5e9Afor Mill RWd - Rinhmond. VA 23=S -Z7+4 • (604) 202-7Sai • Fnx (Oex; =5-7210 "11 Cro=ir4& EUA, • Pr ncu (3*urVa, VA ".38i 5-145'! • MOA) 459-685 • FAX (8(14) T51-07911 r G&01 MooNgrk mole Twrg*m - Smer G�21 • Mmchenfowft, 4X 7:5111-a42"l • (404) S54-AS20 • MX 0594} 3'3}w 1 0705 SpoW"Aia A+w mw • W12 11Y Fradw6dlc urq, VA 7240e - (540) 091.1010 - M11X (5401 991•d&'S ATTAClrMENT 1] Ms. Lar Ratcliffe AM 15, 2000 Page Two gaIIaris, (Sepaxatcly mat"ud irrlgatlav demands are WSlCct--d io Tables I and 1L Alrcrelives to mppeft tFum d=mds ata cunentty bring wait medby 71MMONS as pert of'a separate stWy.) Projocliosms 'For famm detnandl were evaluated based on unit valves rslcmaiztad in T,'male I and buildout developnaeatplam for the Estate and Sub&visiosu 'The resulting demands = provided in Table R, including a projdeted peak day dcn=d of 97,125 gallons. Keswick E,, -mm's existing wcil yield capacity totals 102.9 gollorms per rain=, accor.ting to tete watet system pcmit t en file with Sive mninia Departrae of agaith (vDH). Eleven S-41crzs per minuw of this nVuciry is utireslizM — Well #3 cc nMins a 29 gallon per minute hump, although the w011 itself y1448 39 Pil= per min=—" Based on yields blew, the system could be perrrntted for as mueb as 5,320 gallons per day, with VDH's allowance of art goo S&Uon, pur day demand for each gallon per minute of field, Hawover, aaditicmal acture would also be necessary To inerrase permitted capsieily, as ay mt ss= r and pumping Wco;' Lies are tl 4TOd for the cutrendy per.miand system Capachy of 73,520 gallons pas• day. �r u Hca: a n can mJU nue t w = t3rith itlt Ytr1. S�!!C u in IL- C-'= U U=m. The eXiSCLng pdnrfitted capacity is sTlf Cid to supply ava ge daily d=ands of up to 4$,350 gallons (73,520 _ 160°1.), writes emad erentnpas~s al. anticip=d Zstate expansion plus 47 rzsidencas (From Table II, 34.,524 gpd Esoez= data ' + 1, 667 M22ntrnance + 47 CeSidCtaGG$ '�Oo gpd each - 45,841 gpd). Upgrades of tlSt exiv4n system to fully utili= czi well yields would allow average daily demands of up to 51,4. i0 gallons (51,,320 150%j, or all .Eatmc cioveloprrtr:st plus 74 residences. Additional woll cap icily wo;zld be required only for the developbicnt of the remaiaLag 49 residentzal lots. The additional sourx capacitymquired to allow for perm itbng of the anticipated 97,415 gallon ultimate peals day demands is c4cuLucd, as fallaui: (97,415 — $2,"320); 800 = 18.9 Ballow permimue. The Polio ving fiscussion addresses the' issue of availability of additional well supply_ The primary source of infarmai inn rye# .=ced heroic mgasdinp well yields is a hydro; eatotic study prepn:d for Rnudabush, Gr®enes &. Gala, Im, by Schnabel Enginaerutg Associa= and dated I,Uy 13, 1995. Eihibit ,,s,, illustre"s thct division of the Evmzxa L.im"one atid. L-Ouduun Formations, in which the.majority of wets in the Keswick urea are conssrwtcri. Two wells were idezmfied mz1 Lhe Schuaabot study as boirig c aastvmed in the Everana, which yiclded.20 and 42 gallons per minuet. Keswick Estate's wells in the same formation yield 39 and 50.6 gailoos per minute. (The Schrabei =dy also ide ndfiies several cldcr and lower prod=44 wells cansrtxicted fn the Loudmsm F'orm'ation and located on F=Am property. However, sl=ice ell cLLrm twaxcr system storage atmd pump'wcm hfhstz== is located in the easter=ost portions of the propery, tE is initial evaluation of supply amailability is firtzited to this vicinity,) ATTACHMENT D -- Nis. T,ix Ratcliffe 3►mt 15, 2000 Page Tb tc ZAIbit A aisa i6catitica the Imadonss of the Estxxe'S wells. Well #s 1 sad 3 ace cocts'Wscwd in the Everona,, while 02 is in the Loudoun Formatim As is typicxsl of the tw[. fare-,zatioas, the )a= wc11 yields siffmif=triy Icsa water than those in 6e Eve na- Accmtmg to Don Hearn of Envi mttment!d Syslem� Sesvicea p�5s), a fburth unit has pr'aviousty be= pbmvd ]n rhe atxa 4nmcdiAWY nm-aurtdk4 the existing pump hawse new Route 615. However, mi ! specific aatlon bas been mkan regard4ig its aonsttvctioa At the Minimal yield rbquked of 3 fourdz we21 far WtImaw dsmesdc ol==ds, it's impacts on the misting Estatc wolls would . Umly be insigoiGcartt. 11 If a greater yield from a r1ow mall 414 were required, inutfemnee with the cxisting fletls may hew me as issue, as the prevlowly pWzr.A laeatic i would be in }ire with the =6zdrtg pt?cUs, pumllel to the al lg =enc of the Everma Limestone hand. A more rw�ominendod approach to expausion of the existing wellfield would be cxpamt m across, or perpma&cular to to sgtdfwr. As the Irs='s wells currently apes the pwtion of the agtOor ioaatad oto ,lsstute property, expansion cast onto pmperry nm qtly owned by the Esq would be rccomn=ded, w iere si.:^nifcam additional yields (si:rnilar tc'those of the existing Well �1c I and 3) could be amicipa od. Upon your =view of this infouuadou, we would fie pleased to cia%Uw any quasi OM or comments you may have As always, you may feel f7ce to contact me dire-etly et (304) 379-6 108, Siticerely, 1362M R Houston, P.E. �c.ri:Qr �t0,yect h+fanager C4 Jeif Smirk, SPN L'T. U'� A9 O r'7 D Y n_ i m `L � H O uOpOumsuQO XWAi 303SWOO AIROPOPGrOld -H alNal —1-11,.- . tR ayl al1'6L M pF'li llll'I W 4atPoswr4[M L[I'1 OS'W pYWI plj<yCc�, p1.[oNNM[�F1[FWl Y4 CKI ON 01✓.t Iq�v 4rw+n.[[vrturrrr tw olF eo[t oae'ro MFtt[I[tw[ItIfM IN1k+4tlt Mwy �4,,'If�-�.�,?1 . YM�M IrY/N/.wwla[ at['I atlQ 0Y'4 WTF /4[MM/RgO�[t+l.rvwinaF Owl 01141R CKs YLYt �i9f- ' ' lFMOgwF4 Tta1V 1Y Ml aloft FY! I ttt a1a[mtt4 NI IItlF GWM R Ilt{l Ilow ts1[Mt[t�[+�tNV1W1Y C: P[YYNJtR�IPa114eaw NYP1Y t4 tlltt M'FI M 44[bt lt'4Y y� T' W 1 ft uOpOumsuQO XWAi 303SWOO AIROPOPGrOld -H alNal —1-11,.- . e.. /?�y�t c'�. a�epi�4Vrfir i 9 IY, p} M r "w � v � /< ,gyp }�� i �.�.. I . � h rYr'YA�y ;Tyf' r'_ � I'. Po � �iJ S rY'fi d �._.K 1 y`^�'yIyr�...1MY: 1 I r.. �"W��1.=yY 1I � �'- l F� �tsW .o '�•. "! M'r rT p fT� �/ � 1� � �[�� �Q IAIT iY9 ��T�Y �'�i�' \ ���W -t'�vji PDQ .'11.' t '"?� ��F::�.,. � r' ` . tie yy�� s� �1tl' dr�'sr ?r�:ii� , �a �^✓iE ��� Y,iriy� Zr nd °� ���r _� � r � J^.y;� fi S +�� r, � u r �..'A F,'�„ �� �� t _ M1 �. i�4 4`Yi �� � ��� ���. ,� �- .:���r:Xj��(fyr�AXkL•"" �l?�uXi.'7�i..•,': _ .'• j r i • 6:¢ �:'.:� �Y i• " ��,, . . A-rFACHMEI:T E Engineers - Surveyors - Ptanners, - Landscape Architects Environmental Scientists - Geographic Intarmation Systems Consultants - Construction Managers June 23, 2000 Ms. Liz Ratcliffe, Director of Finance Keswick Hall at Monticello 701 Club Drive Keswick, Virginia 22947 RE: WeU Supply for Keswick Estates Dear Ms. Ratcliffe: We have reviewed in detail reports previously prepared by Schnabel Engineering, resulting from subsurface investigations including test drilling and test pumping in the arca surrounding the existing Keswick Estates well field. Specifically, the following items have been reviewed; 1. Hydrogeologic Study, V84856, for Keswick Country Club. May 13, 1985 2. Final Groundwater Hydrology Study, V85919. for Keswick Residential Community, December 10. 1985 3. Hydrogeologic Study, V901097, for .Ashley Inn Development Well No. 3, April 3, 1991 The conclusions herein are based on and drawn from the information provided in the three naffed reports, and other secondary sources regarding the wells construction and yields at Keswick Estates. Two geologic formations are located in the Keswick- area. The majority of the region is underlain by the Loudoun For -ration (also known as the Candler Formation), while an approximately 3,000 -foot wide band known as the lrverona Limestone Formation traverses the region from southwest to northeast, encompassing the easternmost corner of the Keswick Estate. Deep wells constructed within these formations draw water from fractures within tie bedrock. which are recharged through the infilmtion of precipitation into overlying soils or exposed bedrmk fractures (as nzy occur in streambeds or elsewhere). In limestone formations, fractures are typically more predominant and more transmissive than in other types of formations. Over long periods of time, erosion in limestone from groundwater flow can be expected to improve groundwater flow, while this does not typically occur in other types of bedrock. The primary source of recharge in the Keswick area is from the eastern slopes of the Blue Ridge Mountains to the northeast. Therefore, groundwater flaw is to the southeast into the Riva=a Rsver Basin. Two existing wells identified by Schnabel in 1985, and Keswick Well #s 1 and 3, all of which are located in the Everona, have yields of 20, 42, 50, and 39 gallons per minute (gpm), respectively, or an average oF38 gpm. Nearby wells constructed in the Loudoun (36 identified in Report 1) have average yields of only 6 gpm, with less than 15% exceeding a 10 gpm yield. /11-1 TIMMO h''s Corporate Headquarters 711 Norte Courthouse Fuad • RiChmoro. VA 23236 - Phone (bon) 79435oo - Fax (ada) 794-7 639 o...wwh .^.+/T.. ,... rw .t�__� ... rv___r_____ �. •._��—t__y.� iia n__'___�_r..r. ..• .+���«��-� ..w II ATTACHMENT E Ms. Liz RatclifTe June 23, 2000 Page Two Well pump testing performed. in 1985 and again in 1990 provided several evidences of significant available supply in the Everona. As indicated above, yields of known existing wells in the aquifer are quite good for the type of construction (rock well) and location (Albemarle). In addition, pump test dam demonstrated a steep but localized cone of influence. During a continuous 712 -hour pumping of the Keswick Well m3 in 1990, drawdown in nearby (less than 500 feet away) Well #s 1 and. 2 were recorded as no more than 2.9 and 4.84 feet respectively, although water level fell 263) feet in #3. This is demonstrated in the attachment, "Keswick Estate Wells Conceptual Schematic." Orvy 27 minutes afirr pumping ceased, 03's water level had risen. 235 feet, indicating readily available recharge water in the aquifer. The work performed by Schnabel provides significant evidence that development of additional wells in the Everona would impact only wells located within a small radius, and that even those impacts would be minimal. Outside of Keswick Estates, the area's development is anticipated to be confined to low density (large lot) residential uses. Since such development requires only m inirnal well yields sparsely located, it is highly urn likely that Keswick Estates would either impact or be impacted by additional development in the area. Should you require any further information, or clarification regarding this issue, please do not hesitate to contact me directly at (804) 379-6108. We would Pse pleased to assist you in any way possible. Sincerely, Y 4 Brian R. Houston, P.E. Senior Project Manager Danic Ma n, Kesu ick Estates Jay W6nber, HFWCA Marilynn Gale. Roudatxssh, Gale & Assoc. Inc. J,H-Sruth, SFN L,c. Chris Britton, Rick Caber 4W LP Keswick Estate Wells Conceptual Schematic U) UO V6 ATTACHMENT F K E S W I C K 702 COUNTRY CLUB DRIVE POST OFFICE ©OX 68 KESWICK, VIRGINIA 22947 TEaPNQNE 604 979 344D FACSIMILE 804 979 3457 October 30, 1992 Mr. Richard R. Tarbell, Senior Planner Albemarle County Department of Planning and Community Development 401 McIntire Road Charlottesville, Virginia 22901 Re: Keswick Utility Company Proposed Service Area Dear Rich: This Letter is in response to your letter of October 16 regarding the Keswick Utility Company Proposed Service Area. I have examined the tax map copy which you provided indicating, by shading, all those parcels owned by Keswick Corporation inciuded in our Special. Use Permit application and all those parcels currently owned by Keswick Corporation or others which are a part of the platted old Keswick Development. The area you have shown as shaded appears to be agreeable as a proposed service area for the purpose of this application. This application proposes sewer and water connections to 121 residential lots, a golf maintenance building, Keswick Hall, Keswick Club, two rest rooms (existing), and an additional rest room to serve the golf course expansion. Should You need additional information please contact me. i ne te $radshaca Development Planner Keswick Corporation REQ' Nov 0 :; 1992 V 1 r N 1���'• ty ..•. 1 _-... i1 .'+���:4: : .... ATTACIUgENT •s �� t1'e+... �/ )~ � r� aa' tlx0 IA 750 ,� \ i rr t '' ` •'' f xa ''1 Q9mCK/ 'ah ,a ' 1• �r PK .r �' • V.- 5 i1 .n �':� 1� S '8477;•, •i,,. •. r�. 1 .\\r u••r1• •rh D [b iLa i } �. , :....... x1 ' 0 .. Hf .U. r,IQ ly � i.. i P• , . • \ � IP ' .,ia.• M .r IM .1)i� �� 0476�'A5 >S 4: '' �Qtm 'lp. � IOfr' : 1)a ' f)•. l� � l�Q til Jr j�Oy Via,\• '7 - 1 l : � i � tyt�q � �N O C• '"•�M d'7'+ VzM 12 ' 1 t, ''+l'�tl' • � 11�V �� 1) \ Xi. P e 73 - `+1 WS•\) 1^ "1'1`1 ai.� •tlt .a-73 y e ra..ATpilfl, "11'IA� •\,n R�$� 35, IS of .t a',• ��ry1t1 u`d' ' F � ��111A . I,C �e� � •+ A � K•a N �, c •1 ••�� 7•y � \ w b./ � er. "% w, •4• ••i> "7 I )\ )'moi ,9'"C•A. \�'.. ' IRI �. I 11, .� y r 0 i V � � T � � �1 ,��f �Y.. I,.I Ir.1,p � •• 6-0 n ATTACHMENT G J A RESOLUTION APPROVING THE P.PPL,ICATION OF KESWI'CK UTILITY COMPANY :O OBTAI_i-, 1% CERTIFICATE OF CONVENIENCE AND NECESSITY FROM THE S7ATE CORPORATION Co,"_MI.SSIGN Keswick Uti 1 _ L y Compan}f ( the "Company") , v?rginia pubjic scrviae ccrporatian, is the developer of the Keswick :eal estate development (the "Develcoment"); and +�.iEr`ZE.LS, the n:.be ta. le County Board of Superv•wsors ha:, appyDved, the Development with the unde:.;Canding that water and sewer scry=ces were to ire , rsvwz�; ,:i to tnc Development by the comoanv; and. WEEREAS, Albamarlc County 1r.a:, arrLed to theissuance of the N. :: ?D. 5. PGr:itlt LO `.7C In ti7rGCz' CO rl:.].ow 'Cr1e _. discharge of treated effluenzt from the company sewage treatment plant that serves the Development; and i`E.ZRrAS , t -.e �,'QmPa::V provl�^j. c5 water and sewer :erv' wcs to less tl:a:, f _,. to ca the Developmdnt; and WH RIAS, the that the numbe:- of cu5tc-mer s to be served _.• _ _ ,'r � s ^rem ti '� 1 w1 excecd arty �1 �.._ah •.,ould nccess_ .`ta the certif. care of public COn'Je',: CnGC and ^.@CE 75 .7 ;it,.,,.: �` ? col �)Ozat` nr' CJIRI1i55 ©:� "'SCC") ; and 1 �1 '4 i.ERZAS, :.hcy5cC ::,av n:�t ::•fw5 :, �,' aryn heaa /i �z+g+ fci rtryhe /y . J z -' .nC .. of '�.. �L.L n. r +. �.. LA �.0 .w �.+4J^• , l� L., ti.. a Id naccss i y to ti_IG Com.pan,,i ]CLi .Cut 10i for S'uz;:l by NCW, �r2.,.4: E: OP , DE wT ..� t,: D, that tae Burd of Suoervisor5 of Albemarle C:,unt_ , Ui_r,irla, hereby dpp:oves the proti'isioz by the Company Cf waL:er and sewer se vi --e to the Develcoment and apnrovea the appl ca_zc^ of the Company to the 4 SCC for a certificate of pub' .wc c:on-•: cn;�.,.2nce and necessity to provide suer water and sYwcr scrv,ca,; and a.athorizes the clerk of the Board of Supervisors this approval to the SCC, M . * . k k * k * * EXHIBIT D A9 t1I 04/14/41 SAT 10:13 FAX Walter Johnson 2001 14 April 2001 The Honorable C'harlette HumpMs 109 Fulcort Drive Cbarlottes%iffc, Vkgima 22941. Dear C'harletto, Please support SP -2000-33, K-zswi►:k Hall. SP -33 has a positive beneficial ef'ea within the Keswick Community plus all the balance of Albemarle County. The alternative to aMoval is to allow a reversion of tins aiva, known as Keswick Estate, to the de :ay it expericn=d in the 70's_ 'Anis application is sporwred by Orient -Express Hotels. As midence by their top quality establishments tbroughotu the world, they opomate at the ugliest level of perfection. Ha Ang taken possession in 1999, they apply for this Special Usc Permit in order to make Keswick: Estate a world class, par excellemat feaidential and visitor site. This application is erclus ve for the as lrorization of 75 additional rooms in the Hall, and supporting appomtmonts. Past SP's you have authorized define the "land rase" of every, square inch of Keswick, Estate. Any variation to these approvals requires a Special Use Permit authorization, scab as bcirtg mquostod here;, and your approval. Many thanks for your consideration. Beat regards, Walter F. Johnson 1015 Club Dr. -Kamrick, Virginia 22947 DISMaUTEb9 RI) ME OH �1 �O A J % �U MBERS _ '�