HomeMy WebLinkAboutSDP200600076 Staff Report 2006-09-19IRGINI
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SDP 2006 -0076 Boar's Head Staff: Gerald Gatobu and Francis MacCall
Inn Meeting Pavilion - Major Amendment
Planning Commission Public Hearing:Board of Supervisors Hearing:
September 19, 2006 N/A
Owners: University of Virginia Host Properties,Applicant: University of Virginia Host Properties,
Inc.Inc.
Acreage: approximately 34.9 Acres Rezone from: Not applicable
Special Use Permit for: Not applicable
TMP: 59D2 -1 -2 and 59D2 -01 -17 By -right use: HC, Highway Commercial and EC,
Location: 470 feet east of the intersection of Entrance Corridor uses
Ednam Drive and Berwick Road on the North
side of Berwick Road within the Boars Head
Inn Development on 250 West
Magisterial District: Samuel Miller Proffers /Conditions: Yes
Requested # of Dwelling Units /Lots: N/A DA - Yes RA -
Proposal: Major site plan amendment for Comp. Plan Designation: Office Service in
the addition of a Meeting Pavilion at the Neighborhood 6
Boars Head Inn and waiver to disturb the
buffer between the proposed
development zoned HC, Highway
Commercial and the Ednam Village
Subdivision zoned PRD, Planned
Residential Development
Character of Property: Existing Boar's Head Use of Surrounding Properties: Adjacent to
Inn single family and Planned Residential Development
Factors Favorable: see report Factors Unfavorable: see report
RECOMMENDATION Staff recommends that the Commission approve the buffer disturbance waiver
and site plan amendment with conditions.
STAFF CONTACT: Gerald Gatobu, Planner and Francis MacCall, Senior Planner
PLANNING COMMISSION: September 19, 2006
AGENDA TITLE: SDP 2006 -0076 Boar's Head Inn Meeting Pavilion - Major Amendment
PROPERTY OWNER UNIVERSITY OF VIRGINIA HOST PROPERTIES INC
APPLICANT UNIVERSITY OF VIRGINIA HOST PROPERTIES INC
BACKGROUND: Request for major site plan amendment approval for the addition of a Meeting Pavilion at the
Boar's Head Inn. The property, described as Tax Map Parcel 59D2 -01 -2 and 59132- 01 -17, is located in the Samuel
Miller Magisterial District approximately 470 feet east of the intersection of Ednam Drive and Berwick Road on the
North side of Berwick Road within the Boars Head Inn Development on 250 West. The Comprehensive Plan
designates this property as Neighborhood Density and Office Service in Neighborhood 6 (Attachment A).
Adjacent property owners from the Ednam Subdivision have called this application up for review by the Planning
Commission (Attachment Q. The request letters address concerns of noise, landscape screening, and lighting. The
adjacent property owners will have an opportunity to elaborate further on these concerns.
The applicant has also requested a waiver to disturb the buffer between the proposed development zoned HC, Highway
Commercial and the Ednam Village Subdivision zoned PRD, Planned Residential Development.
DISCUSSION:
Adjacent Owner Request
The ordinance includes regulations addressing some of the concerns of the adjacent owners. It is the opinion of staff
that this site plan meets the requirements of the ordinance. Screening and lighting are two items that can be shown and
regulated with the site plan based on particular requirements in the ordinance. The County noise regulations are ones
that all approved uses have to meet and are enforced if the defined noise levels are violated. The applicant has stated
that their acoustical study shows that the County noise ordinance regulations are being met. This can be verified with
the final plan but acoustical studies are not required by the ordinance regulations.
Buffer Waiver:
Section 21.7.3 states:
Buffer zone adjacent to residential and rural areas districts: No construction activity including grading or
clearing of vegetation shall occur closer than twenty (20) feet to any residential or rural areas district.
Screening shall be provided as required in section 32.7.9. Except, the commission may waive this requirement
in a particular case where it has been demonstrated that grading or clearing is necessary or would result in an
improved site design, provided that:
a. Minimum screening requirements are met; and
b. Existing landscaping in excess of minimum requirements is substantially restored.
The current buffer is sparsely covered with vegetation. The plan proposes a 2 -4 foot retaining wall and some
landscaping to be installed in the buffer (Attachment B sheets C3.2, C4.1, Ll.I and L1.2). The disturbance for the
retaining wall is minimal and the screening shown on the preliminary plan should be adequate. Staff has the ability per
Section 32.7.9.8 to approve different screening than the required double staggered row of evergreen trees fifteen (15)
feet on center. It is staff's understanding that the applicant is working with the adjacent property owners on a plan for
screening the site from their residences. If the two parties can agree on a screening plan, staff may be able to
recommend that the alternate method of screening the property be approved; if not, a different alternative may work or
the standard screenng would be required.
RECOMMENDED ACTION Staff has reviewed this request for compliance with the provisions of the Zoning
Ordinance and recommends the following: The Comnssion approves the waiver of Section 21.7.3 of the Zoning
Ordinance, to allow the disturbance of the buffer, and approve the site plan amendment with conditions.
2
CONDITIONS OF APPROVAL:
1. Zoning & Current Development Planning approval to include approval of screening adjacent to Ednam
Subdivision.
2. Zoning & Current Development Engineering approval.
3. Albemarle County Fire Rescue approval.
4. Albemarle County Service Authority approval.
ATTACHMENTS:
A - Detail/Location Map
B - Site Plan
C - Adjacent owners request letters
A'T'TACHMENT A
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ATTACHMENT C
Mrs. A. Preston Moore" Sr.
540 Worthington Drive - F,dnarn
Charlottesville, Virginia 22903
August 22, 2006
Mr. Gerald Gatobu" Planner
Zoning & Current Development
County of Albemarle
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, VA 22902 -4596
RE: SDP 2006 -076 Boars Head Inn Meeting Pavilion - Major Amendment
Tax Map Parcel 59D2 -1 -2 and 59D2 -01 -17
Dear Mr. Gatobu:
Thank you for your time in reviewing the concerns of an "abutting property owner" to the
proposed site of this new gigantic building at the Boar's dead Inn (the "Meeting Pavilion ").
Is it really necessary? U -Hall would accommodate 400 at a conference or a reception!
If "necessary ", is it possible to locate the building on land to the right of the Inn (current site of
the "kitchen garden") that abutts the present road into Ednam Forest? It would have considerably
less impact on those of us living in the more densely populated area at Ednam, beginning with my
property at 540 Worthington, and continuing up several elevations to those on Marion Drive and
Dryden Place.
My specific concerns about the present proposed site of the building as presented to us
by the University of Virginia Foundation and the Boar's Head Inn management are:
1) Moises that impact my property and others, specifically:
A) Noises from a heating cooling system that is presently planned to be installed on
the roof. Solution: A buried system (geo- thermal) would be gi preferred.
B) Noise from the utility vehicles using the Sery ice Road behind the proposed
pavilion and facing Ednam residents is also of concern. This includes dumpsters.
catering. all deliveries, etc.
C) Noise from music at functions during nighttime sleeping hours (after I 1 p.m.)
ATTACHMENT C
Edgar F. and Morgan Peyton Heiskell
553 Dryden Lane - Ednam
Charlottesville, VA 22903
984-4111
August 22, 2006
Mr. Gerald Gatobu, Planner
Zoning & Current Development
County of Albemarle
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, VA 22902 -4596
RE: SDP 2006 -076 Boars Head Inn Meeting Pavilion - Major Amendment
Tax Map Parcel 59D2 -1 -2 and 59D2 -01 -17
Dear Mr. Gatobu:
Thank you for reviewing the attached letter that was sent to Mr. Tim Rose of the
University of Virginia Foundation on July 25, 2006. We believe this adequately expresses
our interest in the proposed project and concerns of its impact on our quality of living.
We firmly believe that notiv is the time to address these issues prior to the design
and construction document phase. We enjoy the advantages of close proximity to The
Boar's Head Inn and Sporting Club, and believe that working together we should be
able to satisfactorily address the perceived issues before they become issues for residents
at Ednam.
Thank you for your consideration of this matter.
Sincerely,
Jg4jkga
Edg rand Morgan Heiske
cc: Mr. Tom Kelly
Mr. Paul Proffitt
2 ,
ATACNME C
Mr. Gerald Gotambu
Page two
2) Screening with Landscape Materials:
This is viewed as being very necessary in screening the building and Service
Road activities in order to preserve the natural beauty of the Ednam area,
and to imbue the Boar's Head Meeting Pavilion and the Ednam neighbors
with the same respect for aesthetics.
The year -long noise of construction could be tolerated more easily if as "abutting property
owners and neighbors" we could be assured that these potential problems could be addressed and
eliminated before the actual construction begins.
I extend an invitation to you, or anyone on the Community Development team to visit my
property in order to get the full and factual perspective from an Ednam property owner's point of
view. Messieurs Missel and Lippuner from the University of Virginia Foundation and Boar's
Head Inn management, respectively, have kindly taken the time to visit and understand my
concerns.
Thank you for your attention to this important matter.
Yours truly,
amllv_ / 114 4ft
Ann H. Moore
Ednam Resident
cc: Mr. Tom Kelly, President, Ednam Community Association
Mr. Paul Proffitt, Secretary Ednam Community Association
Mr. Fred Missel. University of Virginia Foundation
Mr. Jorg Lippuner, General Manager. The Boar's Head Inn
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ATTACHMENT C
Edgar F. and Morgan Peyton Heiskell
553 Dryden Lane
Charlottesville, VA 22903
984 -4111
Mr. Tim Rose
Chief Executive Officer
The University of Virginia Foundation
P.O. Box 400218
Charlottesville, VA 22904
Dear Tim,
July 25, 2006
We thank you and the management of The Boar's Head Inn for the opportunity to learn
more about the conceptual plans for the new Conference Center and Ballroom to be located at a
location on the Boar's Head property very near the Ednam property lines. We appreciated your
gracious hospitality.
As property owners at 553 Dryden Place, three floors of our home will be visually and
audibly impacted by the new construction, so we are extremely interested in being apprised of
all aspects that will impact our quality of life, for which we paid handsomely at Ednam. Our main
areas of concern, as expressed in comments made during the presentation on July 12 are as follows:
1) We value the special reciprocity between our community and The Boar's Head
Inn as we enjoy the services and the Sports Club. Therefore, we are committed to
the preservation of a policy of being good neighbors.
2) We value the preciousness of quietude in the neighborhood of Ednam, and wish
to preserve it at all costs. It is a priceless commodity. Therefore, the aspect of
your plan that most concerns us is the HVAC plan that calls for the equipment to
be buried in "wells" in the roof. Given the elevations of our bedroom and living
room, like many of our neighbors, we will practically look onto the new roof
elevation. and it is apparent that serious study of the HVAC plan should be made.
It may be that the only way to abate any new noise is to consider geothermal
technology that is an increasingly environmentally - friendly way to abate noise
altogether. We would like to see a Noise Impact Study conducted to address this
issue. We were quite frankly surprised that such a study had not been done; and we
put your representatives on notice as to that concern during our meeting.
3) We understand that there needs to be safe parking for employees who must
get to their cars at nighttime: however, it is important that these employees
also understand that there are individuals who are trying to sleep when they
leave the Boar's Head campus, and it would be appreciated if they would not
Zl ' 1
ATTAC"XIENT C ,
Mr. Tim Rose
Page two
use in -car boom boxes or rev -up noisy cars, especially after 10 p.m. This is a
continuing problem which needs the attention of the Inn's management and
outside security officer.
4) We value the preciousness of low - intensity lighting throughout the nightime that
is not only in code with local Dark Sky Ordinances, but does not infringe upon,
nor change, the quality of nighttime sleeping that we value.
5) We value the "Village Green" quality of the entrance to the Boar's Head and
are distressed that this bucolic area of land would be paved, thus impinging on
one of the most beautiful and rare "green spaces" in the region. It is one of
your most precious assets that, in our opinion, should not be impacted.
Kindly consider this a request to have Mr. Fred Missel, or a representative of the Foundation
and its planners, to come to our home to check the impact the HV AC and lighting may have on our
home. It is important that these concerns are addressed satisfactorily prior to your construction date
of early 2007.
We do not presume to speak for the Ednam Community Association or our neighbors;
however, it should be clear that our concerns are shared by most, if not all, Ednam residents living in
close proximity to the Inn.
We thank you for the opportunity to discuss these items of concern with you. Our wish is
that the Boar's Head Inn may flourish in its fine tradition, while respecting the values of its neighbors
who live nearby.
Sincerely,
Edgar F. and Morgan P. Heiskell
cc: Mr. Jorg Lippuner, General Manager, Boar's Head Inn
Mr. Tom Kelly. President, Ednam Community Association
Mr. Paul Proffitt. Secretary, Ednam Community Association
9,
Al-lWg
UNIVERSITYof VIRGINIA
FOUNDATION
August 9, 2006
Mr. Edgar F. Heiskell
Ms. Morgan Peyton Heiskell
553 Dryden Lane
Charlottesville, VA 22903
Dear Mr. and Mrs. Heiskell:
ATTACHMENT C
Thank you for your letter of July 25 regarding the Boar's Head Inn. We appreciated your
attending the briefing where we shared plans for the Meeting Pavilion and solicited input
from the neighbors. We are excited about the Pavilion project and believe it will be a
tremendous asset for the Boar's Head Inn, University and community. We took notes on
your comments at the meeting and have been working on various aspects related to the
project since we last met. Jorg Lippuner will be the point person from our office for this
project as it relates to our understanding and working with neighbors on concerns that
they may have. Following are some comments addressing the specific issues you
raised:
1) We are working with our acoustician to understand ways in which we can minimize
noise both from activities in our facility and from utilities associated with it.
2) As a part of our employee orientation and regular employee training program, we will
include expectations regarding employees' use of their cars as they arrive for or
leave work. Should you experience any problems with this again, please contact Mr.
Lippuner at 972 -2222 so that he might take immediate action to correct the problem.
3) Any lighting that we have at our new meeting pavilion will be in accordance with all
local ordinances. Because we are, essentially, a facility that caters to people who are
looking for restful sleep, this is obviously a concern to us as well.
4) We understand your concerns about the front field at the entrance to the Inn.
Currently, that field is used for parking when needed, but it is not paved. After
reviewing several options for location of parking both internally and with our board,
we have determined that this location is besi. Havin said Mat, and while it will be
difficult for anyone to agree with me at this time, I believe that we very well might end
up with a nicer resort entrance experience after the project is completed than we
currently have. We are putting a high priority on landscaping that will make the
entrance attractive.
Coincidently, we recently purchased two of the small office buildings at the entrance near
the intersection of Route 250 and Ednam Drive for the very purpose of ensuring that we
play an active role in maintaining an appropriate look for this area. We certainly would
not want to construct anything that would take away from the beautiful ambience of our
resort.
Again, thank you for your comments. Mr. Lippuner has indicated that he can schedule a
time to visit your home if you think that would be helpful, and he will be contacting you
z
ATTACH
Page Two
soon. Please know that, during the course of this project, we will make every effort to
ensure that the Meeting Pavilion project enhances the existing Inn building and grounds
and that the construction is managed to minimized inconvenience to our neighbors.
Sincerely,
Tim R. Rose
Chief Executive Officer
TRR:bmcg
cc: Mr. Jorg Uppuner
Mr. Tom Kelly
Mr. Paul Proffitt
Mr. Frederick A. Missel
Mr. William E. Cromwell
L
ATTACHMENT C
Edgar F. and Morgan Peyton Heiskell
553 Dryden Lane - Ednam
Charlottesville, VA 22903
984 -4111
Mr. Frederick A. Missel
University of Virginia Foundation
P.O. Box 400218
Charlottesville, VA 22904 -4218
RE: Proposed Boars Head Inn Meeting Pavilion
Dear Fred:
August 22, 2006
Thank you and Mr. Lippuner for taking time to visit last week with Pat and K.K. Wallace,
Paul Wood and Morgan Heiskell at the Wallace residence in our Ednam neighborhood. This
meeting was for the purpose of noting elevations and developing a comprehensive strategy for
addressing the accoustic impact of the proposed Boars Head Inn Meeting Pavilion.
We discussed that geo- thermal technology is a very good solution toward addressing
fully the "noise" issue from a conventional rooftop HVAC (even if designers say this may be
mitigated by burying the systems in wells in the roofline). As Hike pointed out in the meeting at
the Boar's Head, there is a strong potential for an amplified noise reverberation that would impact
the homes having higher elevations than the proposed Pavilion rooftop.
The benefits of using geo - thermal technology are many, both to " abutting property
owners" and residents like us who are in close proximity, and to the Boar's Head Inn bottom line
over the course of its use.
According to Mr. Mike Hall of AirFlow Systems in Charlottesville (979 - 4328), the
preferred installer for residential geo - thermal systems in our area, the benefits are as follows:
i) A quiet system. It is the very best solution for noise issues versus a conventional
HVAC system. It works by sitting in the ground, while providing an even -air
distribution system. It sits inside small pumps that are completely silent, with
water passing back and forth through a series of loops.
ATTACHMEN C
Pagetwo
Mr. Frederick Missel
2) Cost Effective. A geo- thermal system has an the up -front cost twice that of a
conventional HVAC system. However, from the moment it begins operating,
the cost effectiveness kicks in on a monthly basis, and the savings is substantial.
The payback time for a residential geo - thermal systems is an average of ten
years, however, for a commercial space the payback time may be decreased if
more energy is used. After payback time, the cost savings are icing on the cake.
3) Hot Water Making Capability. Geo- thermal is an ideal application for making
and storing hot water. Primarily a domestic benefit, it may have benefits for
the Pavilion.
4) Environmental. Among present -day architects, designers and those in the
building trades, geo - thermal heating and cooling is the environmentally - correct
choice. The systems used are R41 OA zero - ozone - depleting technologies Two
articles are enclosed regarding the University of Virginia's (as distinct from
the UVA Foundation) "Guidelines for Sustainable Buildings and Environmental
Design ", and The Post's "As Power Bills Soar, Companies Embrace "Green "
Buildings. "
From a policy and marketing perspective, has the University of Virginia Foundation
considered the enormous benefits of having a comprehensive policy that embraces "sustainable"
design in every new project in the 21st Century? It may also be a compelling marketing tool
for Foundation projects to distinguish themselves as environmentally smart for this generation
and future generations. This is afterall why the University is being developed - for our future
generations.
We trust that your vision for the project to build a new Boars Head Inn Pavilion is to
integrate the technology, aesthetics, landscaping, environmental ethics, and welcoming values for
guests as well as neighbors.
Sincerely,
fi4cYkza4,d
Edgar F. (Hike) and Mor Peyton Heiskell
cc: Pat and K.K. Wallace
Paul and Diane Wood
Paul Proffitt
Thomas J. Kelly
r