HomeMy WebLinkAboutSP200800042 Legacy Document 2009-01-06COUNTY 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 11;
space, and natural, historic and scenic resources/
construct two tennis courts in Phase I; 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 Special Use Permit with conditions.
STAFF PERSON: Joan McDowell, Principal Planner Rural Areas
PLANNING COMMISSION: January 6, 2009
BOARD OF SUPERVISORS: February 4, 2009
PROJECT: SP 2008 - 42 Keswick Hall / Club
PROPOSED: The Keswick Club has requested an amendment to SP 2000-33 be allowed to
construct a new 13 treatment room spa in Phase I instead of Phase II and allow the spa to be open to
the public. The existing four treatment room spa in the main club building would be converted to
common space for the club members. In addition, the applicant has requested that they be permitted
to defer from Phase I to Phase 11 of construction five guest rooms. In addition, two additional tennis
courts planned for Phase II would be constructed with Phase I. The approved special use permit
added a wing to the existing Inn. The applicant has proposed to eliminate the wing and replace it
with five detached buildings containing four guest quarters in each and one "Presidential Villa"
containing three guest rooms.
PETITION: PROPOSED: Amend SP 2000-33 to allow modifications to the master plan related to
the timing (phasing) of development: move 5 guest rooms from Phase I to Phase II; a larger spa
moved from phase II to phase I; add two tennis courts and amend condition of approval to allow spa
to be open to the public
ZONING CATEGORY/GENERAL USAGE: RA Rural Areas - agricultural, forestal, and fishery
uses; residential density (0.5 unit/acre in development lots) EC Entrance Corridor — Overlay to
protect properties of historic, architectural 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 (27B) Restaurants 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
COMPREHENSIVE PLAN LAND USE/DENSITY: Rural Areas — preserve and protect
agricultural, forestal, open space, and natural, historic and scenic resources/ density ( .5 unit/ acre in
development lots)
ENTRANCE CORRIDOR: Yes
LOCATION: 701 Club Drive; east of Louisa Rd. (Rt. 22) at Hunt Club Dr. and east side the
intersection of Hunt Club Dr. and Keswick Rd. (Rt. 73 1)
TAX MAP/PARCEL: 80-8Z and TMP 80-09
MAGISTERIAL DISTRICT: Rivanna
CHARACTER OF THE AREA: The Keswick community comprises a mixture of residential,
large estate, agricultural and forestal uses, along with supporting community commercial uses.
The original inn on the Keswick property, Villa Crawford, was built in 1910 and is a 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 non-contributing. 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.
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.
1. 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 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
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 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.
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 options. Although the
Comprehensive Plan does not specifically recognize the Inn and Club, they are existing facilities.
The proposed changes to allow the spa to be constructed in Phase I and the deferral of five guest
rooms to Phase II offset impacts that would have negative affects on water, septic, and roads. The
two tennis courts would not be open for public use and would not increase a demand for services, as
they would for guests of the Inn.
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.
STAFF COMMENT:
Staff addresses each provision of Section 31.2.4.1 of the Zoning Ordinance:
31.2.4.1: Special Use Permits provided for 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,
The changes to the approved special use permit (SP 2000-33) and the master plan for the
Keswick Club and Estates would not adversely affect the central water system serving other
master planned properties and residences at Keswick and would not induce the public road
improvements that will be required with Phase II to address off-site impacts. The spa
building would not be visible from adjacent residential properties. The proposed changes to
the approved plan are included as Attachment A. The plan depicting existing conditions is
included as Attachment B.
that the character of the district will not be changed thereby and
The larger spa building would be in an area of the property that would not be visible from
public rights-of-way. Staff's opinion is that it would not change the character of the Rural
Areas District.
that such use will be in harmony with the purpose and intent of this ordinance,
Section 18, Chapter 10 of the Zoning Ordinance outlines the purpose of Rural Areas zoning:
"This district (hereafter referred to as RA) is hereby created and may hereafter be
established by amendment of the zoning map for the following purposes:
-Preservation of agricultural and forestal lands and activities;
-Water supply protection;
-Limited service delivery to the rural areas; and
-Conservation of natural, scenic, and historic resources. (Amended 11-8-89)"
The Keswick Club and Hall do not comply directly with most of these purposes, but are long
existing, approved, uses in this Rural Areas District. Changing economic conditions for a
facility such as this mean that changes to the existing inn may be necessary. The changes
proposed by this special use permit will not further the inconsistencies of the Keswick Club
and Hall with the Rural Areas District purposes, and will continue to enable the Villa
Crawford to retain its important place within the Southwest Mountains Historic District.
with uses permitted by right in the district,
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 Area District.
with the additional regulations provided in section 5.0 of this ordinance,
No regulations is Section 5.0 apply to this application.
and with the public health, safety and general welfare.
The proposed changes to SP 2000-33 would not cause changes to or an expansion of the
existing central water system. The Virginia Department of Transportation has determined
that the deferral of five guest rooms to Phase II offsets the off-site impacts of a larger spa
that would be open to the public; therefore, the road improvements required for Phase lI
would not be required with Phase 1, as a result of the deferral of the five guest rooms to
Phase 11.
SUMMARY:
Staff has identified the following factors favorable to this application:
1. The proposed construction of a larger spa, two tennis courts, and the 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 buildings proposed with this special use permit would not be visible from the
public right-of-way or from adjacent residential properties.
Staff has not identified any factor unfavorable to this application.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of SP200800042,
subject to the following conditions. Amendments to the conditions approved with SP 2000-33 are
shown as underlined (new) or strikethrough (deleted).
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, as amended by Keswick Hall Master Plan, prepared by Train & Partners +
Mario di Valmarana, received September 14, 2008. (Attachment A).
2. No building permits shall be issued for Phase II improvements beyond those improvements
approved with 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, and as
amended by SP2008-42 and as shown on the plan Keswick Hall Master Plan, prepared by Train
& Partners + Mario di Valmarana, received September 14, 2008.until all road improvements
described by the Virginia Department of Transportation letter from R.P. Ball dated February 21,
2001, and included as Attachment B have been completed (not bonded) to the satisfaction of the
County Engineering Department and the Virginia Department of Transportation.
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 2003400 issued by the Virginia
Department of Health, Division of Water Supply Engineering, dated January 7, 1998, 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 uses, and
platted lots, without compromising on-site and adjacent off-site well water supplies. Nothing
herein shall
Page 2
May 7, 2001
guarantee approval of such amendment or permit. 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. 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;
5. Except for 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 invitees, and
members of the Keswick Country Club and their invitees; and
6.. 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 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."
ATTACHMENTS
Attachment A - Keswick Hall Master P1anAttachment B — Overview Keswick
Hall, October 18, Rodabush, Gale & Associates
Attachment C — SP 2000-33 Board of Supervisors approval letter