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HomeMy WebLinkAboutSP201800001 Narrative 2018-01-17 t 1912 CK HALL Keswick Hall and Golf Club Project Narrative January 16, 2018 �'{ CLUB ✓~: `°`� °": � • :per f: a ss'a+� a .,r�,aa3" riff ," 4,1,-.''''-, ,,,,l'''''''...,;:,,,..:$-,1‘,. a�_'":7....":'''.!: 1'"'�, °.. 3 (=. ' o� � ' n; wv :x' - -.r va F:!aw.3,swn...trz«....xtr.vs'rcmv_k ,.4} -._,araC ..nrv.. ,-.exee *t.::.. a; 'Ww:..,;. PROJECT PROPOSAL Introduction On behalf of our client, Historic Hotels of Albemarle, LLC and Keswick Club, LLC (together, the "Applicant"), who are the owners of the resort commonly known as Keswick Hall and Golf Club, located at 701 Club Drive, in Albemarle County, Virginia (the "Property), we would like to request several amendments to SP-2008-00042, which would allow for improvements to the Property, as more particularly described below. The Property is further identified on Albemarle County Tax Maps as Parcels 08000-00-00- 008Z0, 08000-00-00-00900 and 08000-00-00-060A0 with ai combined acreage of approximately 174 acres. The Property is part of the Rural Areas zoning district ("RA"). Within the RA zoning district, Clubs and Lodges; Swim Golf and Tennis Clubs; and Restaurants, Taverns and Inns are allowed pursuant to a Special Use Permit. This application is an amendment to the uses approved for the Property, pursuant tod SP 2000-33 and SP 2008-42, with the primary purpose of this request being a relocation and reduction in proposed uses and impacts. 1 Background Use of the Property as an Inn originated from the approval of a Special Use Permit in 1978, identified as SP-1978-76, which allowed an Inn, as well as several accessory uses, such as swimming pools and tennis courts, both of which may be open to the public without regard to whether users are patrons of the dining facilities or guests at the Inn itself. Since that time, the County has processed numerous applications related to the Inn,the residential subdivision surrounding the Inn, the Golf Club and Golf Course, and the private water and sewer system infrastructure associated with these various improvements. Albemarle County staff has provided a summary of the timeline of applicable applications, attached hereto as Exhibit B. The existing use of the Property is a 48-room Inn and Golf Course with supporting amenities, including: • Club House and Golf Course • Dining Options (Fossett's Restaurant and Club Grill) • Tennis Courts • Pools • Spa • Fitness Facility The two most recent legislative approvals for Keswick Hall and Golf Club include Special Use Permits SP 2000-33 and SP 2008-42, both of which permit the expansion of the 48-room Inn and Golf Club use, 75 additional guest rooms and related amenities, as well as restaurants and spas that are open to the public. Immediately prior to the submittal of SP 2000-33, representatives of Keswick submitted ZTA 1999-07, which was approved by the Board of Supervisors. ZTA 1999-07 added Section 10.2.2.27(b) to the Zoning Ordinance, which permits Restaurants and Inns in the RA district by Special Use Permit under certain circumstances: 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. This provision was written specifically so that it would only apply to the Keswick Hall and Golf Club Property, because the Property did not qualify under subsection (a) of Section 10.2.2.27 as it was written at the time. It is through this provision (Section 10.2.2.27(b)), as well as the allowance of Swim, Golf and Tennis Clubs via Special Use Permit in the Rural Areas, that both SP 2000-33 and SP 2008-42 were approved. No other property in the Rural Areas operates a Restaurant or Inn pursuant to Section 10.2.2.27(b), thus creating a unique scenario for the Keswick Hall and Golf Club Property. SP 2000-33 includes Conditions of Approval as well as a Conceptual Plan, dated 12-18-2000, prepared by Roudabush, Gale & Associates (the "2000 Conceptual Plan"). The 2000 Conceptual Plan is attached as Exhibit C. Although phasing is mentioned in the staff report, no phasing is 2 shown on the 2000 Conceptual Plan or specifically delineated within the approved conditions. The 2000 Conceptual Plan shows an addition to the Inn, freestanding Cottages, a Banquet Hall, a Pool and Pool House, a Spa and several Administrative and Maintenance Buildings. The SP 2000-33 submittal package included a Traffic Study as well as information regarding the establishment and details of the Keswick Utility Company. This Special Use Permit allowed for the construction of 75 additional guest rooms in addition to the existing 48 rooms in the Inn, for a total of 123 permitted rooms. SP 2008-42 amended SP 2000-33 with updated conditions and an additional Conceptual Plan prepared by Train and Partners (the "2008 Conceptual Plan")that is referenced within the conditions of approval. The 2008 Conceptual Plan is attached hereto as Exhibit D, and the approved conditions for SP 2008-42 are attached hereto as Exhibit E. The 2008 conditions of approval mimic those of SP 2000-33, although they also reference the 2008 Conceptual Plan, which generally shows the proposed Phase 1 improvements to the Property. The 2008 Conceptual Plan and conditions do not list any uses or breakdown of phasing, only buildings are shown. In SP 2008-42, which allowed for modifications to uses allowed within Phase 1, VDOT determined that by reducing the hotel room count of Phase 1 from 28 to 23, the traffic impact of the 13-room spa was mitigated, and the left turn lane on Route 22 was not needed for these Phase 1 improvements. The existing condition of approval regarding the approved restaurant and spa facilities states as follows: 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. It is important to note that neither the SP 2008-42 conditions of approval, nor the 2008 Conceptual Plan limits the size, number or location of any restaurant or spa on the Property. Overview of Proposal For a variety of reasons, including the economic recession that began in 2008, the previously designed and approved expansions of the Inn were not constructed. The Conceptual Plans approved with previous submissions were also overly specific, not allowing for the approved uses to shift in location within the site. The Applicant has engaged the architectural firm Hart Howerton and the engineering firm of Timmons Group to create a plan for the addition of a new wing of guest rooms, an expansion of the existing fitness facility to include a relocated restaurant, and a comprehensive renovation of the existing rooms and Inn. The proposed new wing and expansions have been designed to be sensitive to the scale and siting of the existing building. The wing is sited in the same location as the expansion approved with SP 2000-33 and as shown on the 2000 Conceptual Plan. However, because the proposed improvements are not in the exact same location or format as the SP 2008-42 approvals (including the 2008 Conceptual Plan), a new Special Use Permit amendment is required. We request approval of 38 additional guest rooms in Phase 1 for a total room count of 86 in Phase 1. 3 As described earlier, the previously approved Special Use Permits for the expansion of the Inn allowed for a maximum of 123 rooms (48 existing plus 75 new rooms). Of these 123 permitted rooms, the 2008 SUP permitted Phase 1 to have 23 rooms, and for Phase 2 to have 52 rooms. This Application proposes that the maximum number of additional rooms permitted in Phase 1 be increased to 38 rooms, which would bring the total key count to 86 rooms. This request is a decrease of 37 rooms from SP 2008-42. This application includes the expansion of the Energy Plant building to meet capacity requirements for the new Guest Wing. This facility will increase in size by approximately 50%to incorporate the necessary additional mechanical equipment. It is anticipated that the footprint will expand on the west side, toward the driving range, in similar scale and appearance to the existing structure. The new Maintenance and Laundry Building sited near the Tennis Courts will relocate those same functions which are currently carried out in the existing Inn, and a separate maintenance structure, and are being displaced by the renovations and the new Guest Wing. Maintenance includes a workshop for repairs to the Inn, and the Laundry will handle guest linens currently processed in the basement of Keswick Hall. The facility will be an unobtrusive one-story building set in the landscape. The new restaurant, located in an expansion of the Club House, will match the existing capacity at Fossett's Restaurant, with a maximum of 165 seats. Although Keswick Hall is not listed as an individual resource on the State Historic Register, the Property is listed as a contributing resource to the Southwest Mountains Rural Historic District at the time the district was created in 1991. In SP 2000-33, staff discussed whether the renovations to the Property had impacted its contributing status. The Property was listed as contributing because of the Mediterranean style of the architecture and the fact that a portion of the building known as "Villa Crawford"was designed by Eugene Bradbury. No interior elements were considered. While Villa Crawford is part of the Southwest Mountains Rural Historic District, the Villa is not protected or specifically historic as it exists today. Of the 58,000 square feet in Keswick Hall, only 11,000 square feet (19%) are in the "original"Villa Crawford building, which is the wing adjacent to the horizon pool. During either the original addition, circa 1993, or prior to that, most of the original finishes had been replaced, and at least some the interior was modified to accommodate that addition. Additionally, the location of the new wing is proposed for the opposite side and newer portion of the structure, and is designed to be subordinate to the existing Inn as it steps down the hill. The proposed renovation and expansion seeks in every possible way to complement Keswick Hall, to honor the traditions of Virginia hospitality, and to celebrate the unique heritage of this hotel. The architecture and character of the renovation is meant to highlight that history, while recognizing that the story of Keswick is defined by many incremental improvements and additions over time, adapting the Property to each generation of guests and members. This Application proposes to write the next chapter in that long legacy. 4 • The proposed renovation and addition will involve subtle modifications to the building envelope, exactingly executed in the spirit of Eugene Bradbury's Mediterranean-influenced style, to allow for more a comfortable guest experiences. This will help to ensure the financial success of the hotel, which is critical to preserving and maintaining Keswick for future generations. The Applicants are committed to being respectful, long-term stewards of the Property, and will endeavor to ensure the integrity of this significant Albemarle County property. The Applicant proposes numerous improvements to the Property, as described below and as shown on Exhibit A, attached. Allowed pursuant to SP 2008-42: • Comprehensive Renovation of the existing Inn • Installation of a Pool Pavilion • Expansion of Energy Plant Requested Amendments to SP 2008-42: • Construction of a new wing with a net increase of 38 guest rooms, for a total of 86 rooms • Freestanding Spa with 8 Treatment Rooms (this is a reduction from the 13 treatment rooms previously approved per SP 2008-42). This is a net increase of 4 Treatment Rooms, as 4 exist in the current Fitness Facility. • Clubhouse Expansion o Restaurant (Replacement of Fossett's): 165 total seats, including bar and outdoor seating—approximately 2,800 SF of dining area o Relocation of existing Fitness and service spaces to lower level of Clubhouse, under the relocated Restaurant • Realignment of entry road, parking and drop-off areas, site landscape improvements, pool, and necessary infrastructure repairs and upgrades • Laundry and Maintenance Facility CONSISTENCY WITH COMPREHENSIVE PLAN The Property is designated Rural Areas in the Comprehensive Plan, and is surrounded by the Golf Course, the Keswick Hunt Club and residential lots. Keswick Hall is a unique architectural and cultural asset within Albemarle County's Rural Areas. The Property is recognized as a long- standing existing facility. The Property supports the regional economy through the employment of over 200 full and part-time employees. The Applicants estimate that the proposed expansion and renovation will result in an additional 148 employees, for a total of approximately 348 employees. Keswick Hall and Golf Course also provides significant contributions to the County tax base with over$600,000 paid in property, lodging and meals taxes annually. The total projected annual tax revenues for the project with the proposed expansion are over$1.5 million. Keswick Hall also contributes approximately $20,000 in donations to the Thomas Jefferson Foundation annually in the form of a donation for each rented room. This number would double to approximately $40,000 per year with the additional rooms in the new Guest Wing. The 5 Property attracts tourists from all over the world and raised Albemarle County's profile within the tourism community. The Keswick Hall venue allows tourists, visitors and club members an immersive experience in the rural landscape of Albemarle County, thus fostering the protection and enjoyment of such areas consistent with the Comprehensive Plan. IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE An updated Traffic Study by Timmons Group is included with this Application. The updated study is supported by the Traffic Studies and data that were provided in 2000 and 2008. The study concludes that the proposed expansion of the Inn will not result in any significant impact to the area roadways and intersections. Traffic data was collected in November, 2017 to analyze the existing volumes and capacity of nearby intersections. The study also analyzed whether the proposed expansion of the Inn would create any impacts to the roadway network. With the proposed 38 additional hotel rooms and a new spa(net increase of 4 treatment rooms), the updated traffic study confirms that all surrounding intersections would continue to operate at a Level of Service (LOS) C or better. In fact, the intersection of Club Drive and Black Cat Road continues to operate at a LOS A, even with the expansion. The north/south movement of Louisa Road is maintained at a LOS A and the Westbound approach from Hunt Club Drive continues to operate at a LOS C with minimal queuing. The traffic study confirms that no new turn lanes or tapers are warranted for the uses proposed with this Special Use Permit request. Timmons Group also studied the existing Water and Wastewater Treatment Facilities to confirm that the proposed expansion of the Inn would not exceed the capacity of the existing systems. With 86 total rooms, Keswick Inn remains under the threshold of the existing facility, with a maximum capacity of 76,000 gallons per day. The Timmons Group analysis is attached as Exhibit G. IMPACTS ON ENVIRONMENTAL FEATURES Because the proposed location of the new wing of guest rooms and new restaurant are within the immediate vicinity of the existing Inn and Clubhouse, impacts to environmental features are minimized. All new buildings, such as the Spa and Laundry/Maintenance Facilities are kept out of sensitive areas of the site including the stream buffer. The Special Use Permit Plan, showing the general location of proposed uses, includes a delineation of the stream buffer area. An Illustrative Plan and Conceptual Grading has also been included to provide supportive, non- binding, documentation. By containing the proposed additions within a limited area of the site, the remainder of the land can be left as golf course area and open space to be enjoyed by the community. 6 List of Exhibits: Exhibit A 2018 Keswick Conceptual Development Plan Exhibit B Keswick Timeline of Events(from Albemarle County Staff) Exhibit C SP 2000-33 Conceptual Plan, dated 12-18-2000 Exhibit D SP 2008-42 Conceptual Plan, Phase 1 Exhibit E SP 2008-42 Conditions of Approval Exhibit F Traffic Study, dated January 15, 2018 Exhibit G Timmons Group Analysis of Projected Domestic Water Demands 35132015_3.docx 7 Exhibit A : 2018 Keswick Conceptual Development Plan BUILDING KEY 1 # Name y 1 Keswick Hall G} 2 Horizon Pool i 3 Golf Club 4 Energy Plant 5 Maintenance Shed 1 6 Admin.Buildings f° 7 Overflow Parking f/� 8 Pavilion 999 k\ .- , 9 Staff House oa 4 ..0," � k ai \, ' ,- 6 , a , "8. ,Y 4 4 5 ii<2 8 , , ,4,12,1\ 0 Xc\i',`> O1 I I ! I 0 200 400' 1" =200' at8.5"x11" III HART HHOWERTON Keswick Hall & Golf Club Existing Site `,; . " ,.; Albemarle County,Virginia January 2018 BUILDING KEY # Name y 1 Keswick Hall G°, e, 2 Horizon Pool&Bar 0 G6 3 Restaurant&Flex Space p 4 Golf Club o- 5 Expanded Energy Plant 6 +38 Room Guest Wing 7 Admin.Buildings 8 Spa and Fitness '4]9 Pavilion 10 Staff House • (."C'..Z•_4 T � 11 Maintenance&Laundry4 e } ` f • Yx ���� ° '�d LL ` , 4h �n �� w 1 �r ,!e so '+ " . / i,' m �7 (10) s\ P F6-1� l__, �a\c\0al 100, e`IP, OI I I I I 0 200 400' 1" =200' at8.5"x11" III HART HOWE RTON HF roA. .HFw^H<��� Keswiek Hall & (iolf Club Speeial-Use Permit Plan n.The Je,iRn,,W r..i,r.pn•how„+rc,Ae.ole pro,.,nr dHa„H.+we,,..,i Albemarle County.1'irginio Januar) 201R BUILDING KEY # Name y 1 Keswick Hall G'3, 0. 2 Horizon Pool&Bar Gt5 3 Restaurant&Flex Space "PO 4 Golf Club e.)G.- j �' 5 Expanded Energy Plant < ' 6 +38 Room Guest Wing //� / 7 Admin.Buildings ,' 1 / 8 Spa and Fitness / +a,v_—�v ( 9 Pavilion / C Aas�^- p / \\ 10 Staff House ——-/ \\ \ t/ / a \ \� 11 Maintenance&Laundry \ \ r‘,.........__3\\ \ \\ / i e`a \ \ i 7 ./.. ‘\\\.s. // [ \\ \ \ � / / / // % / 1 I I / /i t..C1\ ( ----,.... \ (5 il t 1// / \ \\\:......______\_ % flll r \ / \ \ (ll \ / \ Eky \I \ 11 x101 \ \1 /z `Z \�\.-�----'"�,,,_,,bar/ \ / /1 ,c l J i \ l' / �1 P (� I / s„. -, ,---___......7 .7------));\ `~. �: �`oo•s '�' CI I' ti irs t-\-9 \4f----5 nf` 1 `? r O . 0 200 400' 1"=200' at 8.5"x11" 1 HART HERTON :11 1 Ew.oss =^" OW fa^�===o Keswick Hall & Golf Club Preliminary Grading Plan Albemarle County,Virginia January 2018 BUILDING KEY # Name "S- 1 1 Keswick Hall C-� 2 Horizon Pool&Bar C, Gd 3 Restaurant&Flex Space 4 Golf Club °O- 5 Expanded Energy Plant 6 +38 Room Guest Wing ttt 7 Admin.Buildings .0.4111 *00 8 Spa and Fitness TN > ' 9 Pavilion " ' *► 4 4r. © : 10 Staff House 11 Maintenance&Laundry C"iw' ar Mi. I . . , -* • t x « w Jaa i° y �1mo 4-e"" 4ig - * " : 0 rk . /11-41 '- fes# . $ ti r pal +' \4,4 � Obk 6 °.. (10] \ t'i 2� �l tJ *r;1r Ii x f� % '_G J OA• \J2 ' 4 gym, IP', , .. ° •` a� Sty Pah ' 8tN• \ if lr A '",. MI • N fes ., „,0-`''''''''''''''''''°--C / ED0 200 400' 1" =200' at8.5"x11" 9: HART HOWERTON ^HKeswick Hall & Golf Club Illustrative Site Example ' rv.The.IniFn..iW..•.ep.h..na..h..ole propny o(Ha.Ho..eion. January 2018 Albemarle County,Virginia EXHIBIT B: KESWICK TIMELINE OF EVENTS January 17, 1978 SP-1978-076- Special Use Permit-TMP 80-8pt, 8Zpt, 9-Approved to allow an inn which may include as accessory uses swimming pools and tennis courts, both of which may be open to the public without regard to whether users are patrons of the dining facilities or guest rooms in the inn itself in accordance with Section 2-1- 25(21) of the Zoning Ordinance. September 4, 1985 SP-1985-053- Special Use Permit-TMP 80-8, 8Z, 31, 60A, 61, 62, 70 and TMP 94-42-Approved to allow the subdivision of 37 single family residential lots. Total acreage of site is 284.11 acres zoned RA. Per Section 10.5.2 September 4, 1985 SP-1985-054- Special Use Permit-TMP 80-8 and 8Z-Approved to allow expansion for 6 guest rooms in two existing cottages and 36 guest suites in a new structure adjacent to clubhouse on 24.395ac. Expansion of existing use. March 19, 1986 SP-1986-002- Special Use Permit-TMP 80-8, 8Z, 9-Approved to amend SP- 1985-054 to permit 6 guest rooms approved for two existing cottages to be located in Keswick Clubhouse addition/conference center and this addition to be connected to the main clubhouse. March 19, 1986 SP-1986-003- Special Use Permit-TMP 80-8, 8Z, 61, 60A, 62, 70, and 31 - Approved to allow for construction of golf course and road in the floodplain. March 19, 1986 SP-1986-004- Special Use Permit-TMP 80-8, 8Z, 9-Approved to allow for subdivision of clubhouse tract into two parcels consisting of 15.200 acres and 5.000 acres. June 17, 1992 SP-1992-021-Special Use Permit-TMP 80-8, 8Z, 9, 60A, 61, 62, 70 and TMP 94-42A-Approved to amend previous special use permits (SP85-53, SP86-02, and SP86-04) in order to allow the connector road between Rt. 731 (Country Club Drive) and Rt. 616 to be a private road rather than a public road. January 13, 1993 SP-1992-057-Special Use Permit-TMP 80-8 (east), 8F, and 109-Approved to allow two floodplain crossings of Carroll Creek for private road construction. Per Section 30.3 January 13, 1993 SP-1992-058-Special Use Permit-TMP 80-8, 8C, 8F, 8D2, 8D3, 8D4, 8J, 8T, 8Z (part), 21A, 27, 29, 31, 41, 41A, 43, 60, 60A, 61, 62, 69, 70, 70A, 96, 97, 100, 106, 109A, and TMP 94-42A-Approved to amend SP-85-53 to allow the subdivision of 280.2 acres which is comprised of 30 parcels of record, into 75 residential lots with an average size of 3.3 acres to be served by private roads. January 13, 1993 SP-1992-059-Special Use Permit-TMP 80-8, 8C, 8D2, 8D3, 8D4, 8J, 8Z (part), 9, 9A, 29, 31, 41, 41A, 43, 60, 60A, 61, 62, 69, 70 and 70A-Approved to allow expansion of golf course within Keswick Country Club development from 18 to 27 holes. Per Section 10.2.2(4) November 19, 1993 CLE-1993-139- Clearance for a Hotel and Restaurant on TMP 80-9 May 18, 1994 SP-1994-007-Special Use Permit-TMP 80-8Z-Amend SP92-59 to approve the Y expansion of club facilities to add a swimming pool, tennis courts and clubhouse on 149.846 acres zoned Rural Areas. Per Section 10.2.2(4) May 10, 1995 SP-1994-040-Special Use Permit-TMP 80-8Z 9Apt-Approved to amend SP- 94-07 to allow modification of club facilities and one additional parcel. June 28, 1995 SP-1995-012-Special Use Permit-TMP 80-8, 8C, 8CI, 8D2, 8D3, 8D4, 85, 8Z, 21A, 27, 29, 31, 41,41A, 43, 60, 60A, 61, 61A1, 62, 69, 70, 70A, 90, 93, 94, 95, 96, 97, 98, 100, 106,109A&TMP 94-42A-Approved request for division of land as provided in Section 10.5 to allow 30 more lots than the total number permitted under Section 10.3.1 and Section 10.3.2 on approximately 535 acres. October 18, 2000 ZTA approved to add the following to the Zoning Ordinance under Section 10.2.2 (27) 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. (Amended 11-8-89; 10-18-00) April 18, 2001 SP-2000-033-Special Use Permit-TMP 80-8, 8Z, 9, 61, 62, 62A, 62B, 62C, 62D, 70A, 90, 95, 96, 97, 98, 100, 106, 109A--Approved to expand club facilities to add a swimming pool, tennis courts and clubhouse on 149.846 acres zoned Rural Areas. RE: specific improvements: was reviewed with SDP2000-63 (preliminary). 75 total guest rooms/units to be added. Phase I: 28 rooms to be added as a wing to the existing hotel, plus pool/poolhouse. (on TMP80-9). Phase II (TMP 80-8Z) described below: A future,second phase would be submitted :th IS months,according to the applicant The second phase would include 47 guest suites yithm twelve tos to y cottages separated from the inn by Club Drive. In addition to the hotel and cottage morns,a One store banqueting pavilion with basement t“) administrative buildings.a gate house, and a one story da) spa would uld he constructed with Phase II, SP-2000-033 Room Count Estimate Existing Inn(from 48 rooms SDP2001-94 parking schedule) Phase I(wing) 28 rooms Phase II(cottages) 47 rooms TOTAL ROOMS 123 rooms February 5, 2002 SDP-2001-094- Final Site Plan approved for Phase 1 consistent with approved SP plan. January 6, 2005 SDP-2004-101 -Minor Amendment to above SDP to add two storage buildings 1 NW of spa/pool area and 1 S of existing Hall. r February 4, 2009 SP-2008-042—Special Use Permit AMENDMENT of SP2000-33 to change phasing and allow spa facility to be open to the public.. ADDED TO PHASE I: Larger spa facility (open to the public) with 13 treatment rooms (from Phase II); two tennis courts near existing tennis courts. ADDED TO PHASE II: 5 guest rooms from Phase I (split now 23 in Ph. 1/52 in Ph. II). Lodging: The 28-room wing addition originally proposed in Phase I in SP2000-33 was replaced with 5 detached buildings with 4 guest rooms each, and one "Presidential Villa"with 3 guest rooms. Development must be in general accordance with the Train & Partners Architects + Mario di Valmarana plan. The new Phase I conflicts with the Phase 11 approved in SP2000-33, thus an amended SP with new plan will be required to build Phase II lodging per correspondence between Joan McDowell and Marilynn Gale. SP2008-42 Room Count Estimate Existing Inn(from 48 rooms SDP2001-94 parking schedule) Phase I(6 bldgs,5 rooms 23 rooms moved to Phase II) Phase II(cottages,5 52 rooms rooms added from Phase I) TOTAL ROOMS 123 rooms May 25, 2010 SDP-2010-028—Minor Amendment to add 2 new tennis courts approved in SP2008-42. December 2, 2011 SDP-2011-065— Minor Amendment for spa/fitness addition approved in SP2008- 42. (unbuilt as of 10-31-2017). EXHIBIT C: SP 2000-33 Conceptual Plan, dated 12-18-2000 -1 v --`16 6 ' ? ( ...- * \„? [/{rte ',-,4 ..� iii.�a (� "�,....... .. It a \ 1YY 4 A.•' Cet - O : 7 f 't( \ 0 0 i . ,..01s itiNc", :r,„„ e,js, , / 1 , ce) � tomhL , \\\ '� / ` , O ,�i ,�, n d, 0 o O O '. i / X � _ t c\itt\ tAII r I .ni+e e4...^ I ❑ 0i' s __ i Nil ix xel�I 91i lit Vigil I, 7 I! I'. � II EXHIBIT D: SP 2008-42 Conceptual Plan, Phase I _ "its) r...._,2-611 ...,70 •7---,' . 0:.:0,. t----''' :; 1- ..,,,,./- C:.:1-'' 8.) 08)r-,, le .., Pit 1111F 1 0 Ago, oit u y . i i•_, - /_,_.,,, . , •t. 0 _ --" / IP -- 1,'t ( • -. t,:....t1 . ...-- ›42j .5,...) -.L 7 .4Fe .41 16 iii 10".4* 1 c 4, _ .4 J, : --• 0 o • 0 ,- ...- 40-1,0 ' i c / .": - ; ° i° CE? 0 Cb --- IN ...,. 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Existing Structure 1 I Existing Structure ki Pmposed Sbucture To Be Removed NW- 0 17 IA 02 1St .1 Fxisting/P-000sed Conditions Keswick Hall Master Plan Train&Partners Architects Site Plan-Phase I Albemarle County, V.rginia + Sca,e 1/128"= I'-(Y* Mario di Valmara,a EXHIBIT E: e °F n SP 2008-42 Conditions of Approval iffirakQ a ''1RG11`�ZP COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road,Room 227 Charlottesville,Virginia 22902-4596 Phone(434)296-5832 Fax(434)972-4012 • February 20, 2009 Richard E. Carter P.O. Box 1567 Charlottesville,Va 22902 RE: SP2008-00042 Keswick Hall TAX MAP/PARCEL: 80-8Z and TMP 80-09 Dear Mr. Carter: On February 4, 2009, the Albemarle County Board of Supervisors took action on SP#2008-00045 to allow modifications to the master plan related to the timing (phasing)of development: move 5 guest rooms from Phase Ito 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 on TAX MAP/PARCEL: 80-8Z and TMP 80-09 in the Rivanna District. This special use permit was approved based on 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, as amended by"Keswick Hall Master Plan Phase I" prepared by Train & Partners+ Mario di Valmarana, submitted September 14, 2008 and revised February 3, 2009; 2. No building permits shall be issued for Phase II improvements beyond those improvements approved with SP-2000-33 and 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 SP-2008-42 and shown on the"Keswick Hall Master Plan Phase I" prepared by Train&Partners+ Mario di Valmarana, submitted September 14, 2008 and revised February 3, 2009, 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 Engineer and the Virginia Department of Transportation; 3. 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 and 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 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 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." Please be advised that although the Albemarle County Board of Supervisors took action on the project noted above, no uses on the property as approved above may lawfully begin until all applicable approvals have been received and conditions have been met. This includes: • compliance with conditions of the SPECIAL USE PERMIT; • approval of and compliance with a SITE PLAN amendment; and • approval of a ZONING COMPLIANCE CLEARANCE. In the event that the use, structure or activity for which this special use permit is issued is not commenced within twenty-four(24) months from the date of Board approval, it shall be deemed abandoned and the permit terminated. The term"commenced"means"construction of any structure necessary to the use of the permit." If you have questions or comments regarding the above-noted action, please do not hesitate to contact Sherri Proctor at 296-5832. Sincerely, Vv ,J0 Wayne ilimberg Direct of Planning cc: Keswick Club L P & eswick Corporation 701 Country Club Dr Keswick Va 22914 sy- EXHIBIT F: Traffic Study, dated January 15, 2018 1001 Boulders Parkway P 804.200.6500 TIMMONS GROUP Suite 300 F 804.560.1016 YOUR VISION ACHIEVED THROUGH OURS. Richmond,VA 23225 www.timmons.com P,�;t Jl pF i/ To: Kevin McDermott (Albemarle County) J1 From: Steve Schmidt, PE, PTOE p� 'MPS RE: Keswick Hall Traffic Analysis : AV Date: January 15, 2018 O P�1S�p SCit Copy: Craig Kotarski, PE, LEED AP(Timmons Group) %-)S1.1 No p:t99S5 Ltc �FFS.SION N\-' Timmons Group has performed a traffic analysis in support of the proposed Special Use •ermit for the expansion of Keswick Hall and Clubhouse. The analysis was completed to determine the impact of the traffic generated by the proposed expansion on the surrounding roadway network. The site is located north of Hunt Club Road and east of Keswick Road in Albemarle County,Virginia. See Figure 1 for the site location (all Figures are located at the end of the report). The scope of this analysis was developed at a scoping meeting held with County and Virginia Department of Transportation (VDOT) representatives. A copy of the scoping agreement is included in Appendix A. Background Information The proposed expansion of the existing facilities includes an additional 38 hotel rooms and 4 spa treatment rooms. There are a few other ancillary uses (pool bar/cafe)that will be open to hotel guests only and therefore will not generate any additional trips. Additionally, the existing restaurant will be relocated but will have the same seating and therefore will not generate any additional trips. Given the nature of the development, most trips to and from the site occur outside of the AM and PM peak hours of the adjacent streets. See Figure 2 for the proposed site plan. For purposes of this analysis it was assumed that the Keswick Hall expansion will be completed by 2019. Previous traffic studies were completed for Keswick Hall in 2000 and 2008 and serve as the basis for this analysis. In accordance with the scoping meeting and the previous studies, this analysis includes the following intersections: 1. Louisa Road/Hunt Club Drive (unsignalized); and 2. Black Cat Road/Club Drive(unsignalized). The analysis looks at the study intersections under 2017 existing conditions, 2019 Background Traffic conditions and 2019 Total Traffic conditions. The 2019 Background Traffic conditions consist of the following: 1. Existing traffic volumes(2017); and 2. 2% annual growth in traffic. CIVIL ENGINEERING I ENVIRONMENTAL I SURVEYING I GIS I LANDSCAPE ARCHITECTURE I CONSTRUCTION SERVICES { 3 "*s Keswick Hall—Traffic Analysis January 15,2018 Page 2 of 7 The 2019 Total Traffic conditions includes the 2019 Background Traffic volumes and the traffic that will be generated by the expansion of Keswick Hall. Existing Roadway Network Louisa Road (Route 22) is a 2-lane undivided minor arterial roadway with a posted 45 MPH speed limit. The road connects US Route 250 to the southwest with US Route 15 to the northeast. Black Cat Road (Route 616) is a 2-lane undivided minor collector roadway with a posted 45 MPH speed limit. The road connects 1-64 to the south with Louisa Road to the northwest. Right and left turn lanes are provided at the intersection with Club Drive. The existing roadway geometry is shown on Figure 3. Existing Traffic Volumes Existing AM and PM peak hour traffic volumes were collected in November 2017 when public schools were in session.The raw traffic data is included in Appendix B and the peak hours are shown on Figure 4. The counts indicate the AM peak hour occurs from 7:00-8:00 AM and 4:15-5:15 PM. Existing Traffic Capacity Analysis Capacity analyses were performed to assess traffic conditions for each of the analysis scenarios. The analysis includes delay, level of service, and 95th percentile queuing. The intersections were analyzed using SYNCHRO Version 9.1 based on HCM 2010 methodologies with the following assumptions: • The peak hour factor(PHF)for the overall intersection was obtained from the turning movement counts (see Appendix B); • Heavy vehicle percentages for each movement based on the collected traffic data with a minimum percentage of 2%; and • All other software defaults remain unchanged. The existing capacity analysis was performed based on the existing lane use shown on Figure 3 and the existing peak hour counts shown on Figure 4. The results of the analysis are summarized in Table 1 and the analysis worksheets are contained in Appendix C. As shown in Table 1, each of the movements at the Louisa Road/Hunt Club Drive intersection operates at Level of Service (LOS) C or better during both peak hours with minimal to no queueing. Each of the movements at the Black Cat Road/Club Drive intersection operates at LOS A during both peak hours with minimal to no queueing. Keswick Hall—Traffic Analysis January 15,2018 Page 3 of 7 Table 1: Intersection Level of Service, Delay,and Queue Summary for 2017 Existing Traffic Conditions AM PEAK HOUR PM PEAK HOUR Turn HCM 2000 HCM 2000 Intersection and Movement and Lane Dela 95th Dela 95th Type of Control Approach Storage y LOS Percentile y LOS Percentile (ft) (sec/veh) Queue (sec/veh) Queue Length (ft) Length(ft) 1. Louisa Road(N-S)at NB Thru-Right t t -- t t -- Hunt Club Drive(E-W) NB Approach t t -- t t -- Unsignalized SB Thru-Left 0.3 A 1 0.5 A 1 SB Approach 0.3 A -- 0.5 A -- WB Left-Right 13.3 B 2 15.6 C 10 WB Approach 13.3 B -- 15.6 C -- 2. Black Cat Road(N-S)at SB Thru t t -- I t -- Club Drive(E-W) SB Right 325 I I -- I t -- Unsignalized SB Approach t t -- t t -- NB Left 300 7.5 A 1 7.3 A 0 NB Thru-Right t I -- t t -- NB Approach 2.1 A -- 0.5 A -- EB Left-Right 8.9 A 1 8.8 A 1 WB Approach 8.9 A -- 8.8 A -- I SYNCHRO does not provide level of service or delay for unsignalized movements with no conflicting volumes. 2019 Background Traffic Volumes To account for other development in the area, a 2% annual growth rate has been applied to all through movements on Louisa Road and Black Cat Road over a two-year period (2017 to 2019). The resulting 2019 background traffic volumes are shown on Figure 5. 2019 Background Traffic Capacity Analysis The capacity of the study intersections under 2019 background traffic conditions was analyzed using the methodologies discussed above,the existing lane use shown on Figure 3,the background volumes shown on Figure 5,the existing PHF, and the existing heavy vehicle percentages. The results of the analysis are summarized in Table 2 and the analysis worksheets are contained in Appendix D. Keswick Hall—Traffic Analysis January 15,2018 Page 4 of 7 Table 2: Intersection Level of Service, Delay, and Queue Summary for 2019 Background Traffic Conditions AM PEAK HOUR PM PEAK HOUR Turn HCM 2000 HCM 2000 Intersection and Movement and Lane Dela 95th Dela 95th Type of Control Approach Storage y LOS Percentile y LOS Percentile (ft) (sec/veh) (sec/veh) Queue Queue Length(ft) Length (ft) 1. Louisa Road(N-S)at NB Thru-Right t t -- t t -- Hunt Club Drive(E-W) NB Approach t t -- 7' t -- Unsignalized SB Thru-Left 0.3 A 1 0.5 A 1 5B Approach 0.3 A -- 0.5 A -- WB Left-Right 13.6 B 2 16.1 C 10 WB Approach 13.6 B -- 16.1 C -- 2. Black Cat Road(N-S)at SB Thru t t -- t t -- Club Drive(E-W) SB Right 325 t t -- t t -- Unsignalized SB Approach t t -- t t -- NB Left 300 7.5 A 1 7.3 A 0 NB Thru-Right t t -- t t -- NB Approach 20 A -- 0.4 A -- EB Left-Right 8.9 A 1 8.8 A 1 WB Approach 8.9 A -- 8.8 A -- t SYNCHRO does not provide level of service or delay for unsignalized movements with no conflicting volumes. As shown in Table 2,each of the movements at the Louisa Road/Hunt Club Drive intersection will continue to operate at LOS C or better during both peak hours with minimal to no queueing. Each of the movements at the Black Cat Road/Club Drive intersection will continue to operate at LOS A during both peak hours with minimal to no queueing. Proposed Development Trip Generation/Distribution As noted above,the proposed expansion would consist of 38 new hotel rooms and 4 spa treatment rooms in addition to other non-trip generating uses. The trips that will be generated by the hotel expansion were estimated using the rates/equations in ITE's Trip Generation Manual, 9th edition and are shown on Table 3. ITE has no data for spa treatment rooms and therefore the trips were estimated to include: - 2 AM trips(1 in/1 out)for employees or deliveries - 8 PM trips (4 in/4 out)that would include 1 inbound and 1 outbound trip per room (assuming spa treatments typically last 1 hour). Keswick Hall—Traffic Analysis January 15,2018 Page 5 of 7 It should be noted that most of the spa users will likely be hotel customers and therefore not create a new trip to the site. The resulting weekday AM and PM peak hour and average daily trip generation is shown on Table 3. Table 3: Site Trip Generation WEEKDAY ITE AM PEAK HOUR PM PEAK HOUR LAND USE CODE AMOUNT UNITS ADT IN OUT TOTAL IN OUT TOTAL Hotel 310 38 Rooms 310 12 8 20 12 11 23 Spa(1) N/A 4 Rooms 80 1 1 2 4 4 8 Total 390 13 9 22 16 15 31 Source: ITE Trip Generation, 9th Edition. Note: (1)ITE has no data for Spa use. See report for discussion of trips assumed for this use. As shown in Table 3,the proposed development will generate 22 AM peak hour trips (13 in and 9 out), 31 PM peak hour trips (16 in and 15 out), and 390 average daily trips. The trips generated by the proposed development were distributed to the roadway network based on the existing travel patterns,the nature of the use, and the previously completed traffic studies. The following directional distributions were assumed: - To/From the North on Louisa Road—25% - To/From the South on Louisa Road—45% - To/From the East on Black Cat Road—30% The directional distributions were then applied to the study intersection as shown on Figure 6. The site trip distribution percentages shown on Figure 6 were applied to the trip generation shown in Table 3 to distribute the new trips to the surrounding roadway network. The resulting site generated trips are shown in Figure 7. 2019 Total Traffic The 2019 background traffic volumes(Figure 5)were combined with the site-generated trips (Figure 7)to yield the 2019 total traffic volumes which are shown on Figure 8. 2019 Total Traffic Capacity Analysis The capacity of the study intersections under 2019 total traffic conditions was analyzed using the methodologies discussed above, the existing lane use shown on Figure 3, the future volumes shown on Figure 8,the existing PHF, and the existing heavy vehicle percentages. Keswick Hall—Traffic Analysis January 15,2018 Page 6 of 7 The results of the analysis are summarized in Table 4 and the analysis worksheets are contained in Appendix E. Table 4: Intersection Level of Service, Delay, and Queue Summary for 2019 Total Traffic Conditions AM PEAK HOUR PM PEAK HOUR Turn HCM 2000 HCM 2000 Intersection and Movement and Lane Dela 95th Dela 95th Type of Control Approach Storage y LOS Percentile y LOS Percentile (ft) (sec/veh) (sec/veh) Queue Queue Length(ft) Length (ft) 1. Louisa Road(N-S)at NB Thru-Right t t -- t t -- Hunt Club Drive(E-W) NB Approach t t -- t t -- Unsignalized SB Thru-Left 0.4 A 1 0.7 A 1 SB Approach 0.4 A -- 0.7 A -- WB Left-Right 16.7 C 5 16.9 C 14 WB Approach 16.7 C -- 16.9 C -- 2. Black Cat Road(N-S)at SB Thru t t -- t t -- Club Drive(E-W) SB Right 325 t t -- t t -- Unsignalized SB Approach t t -- t t -- NB Left 300 7.5 A 1 7.4 A 0 NB Thru-Right t t -- t t -- NB Approach 2.6 A -- 1.2 A -- EB Left-Right 8.9 A 1 8.8 A 1 WB Approach 8.9 A -- 8.8 A -- t SYNCHRO does not provide level of service or delay for unsignalized movements with no conflicting volumes. As shown in Table 4,each of the movements at the Louisa Road/Hunt Club Drive intersection will continue to operate at LOS C or better during both peak hours with minimal to no queueing. Each of the movements at the Black Cat Road/Club Drive intersection will continue to operate at LOS A during both peak hours with minimal to no queueing. The additional traffic generated by the proposed development will have minimal to no impact on the study intersections. Turn Lane Warrant Analysis A turn lane warrant analysis was completed for the northbound right and southbound left movements at the Louisa Road/Hunt Club Drive intersection for 2017 existing, 2019 background, and 2019 total traffic conditions. The volumes shown on Figure 4 (existing), Figure 5 (background) and Figure 8 (total) were used in conjunction with the left and right turn lane nomographs from the VDOT Road Design Manual Appendix F. The analysis is included in Figures 9-14 and indicates the following: Keswick Hall—Traffic Analysis January 15,2018 Page 7 of 7 2017 Existing Conditions: • Neither a right turn lane nor taper is warranted at the intersection. • A left turn lane is not warranted at the intersection. 2019 Background Conditions: • Neither a right turn lane nor taper is warranted at the intersection. • A left turn lane is not warranted at the intersection. 2019 Future Conditions: • Neither a right turn lane nor taper is warranted at the intersection. • While the VDOT nomograph indicates the volumes nominally satisfy the threshold in the AM peak hour, a left turn lane is not required based on the following: o The percentage of left turns (2.5%) is well below the 5%threshold of the chart; however, the 5%chart is the lowest warrant chart provided by VDOT. o As shown in Table 4, the southbound thru-left lane would operate at an LOS A with 0.7 seconds/vehicle of delay and a 95`h percentile queue of 1 foot. 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Q > > -r O , N FIJI, di +t^ a + ST (OZ) • ilk N W C VSZ(9Z5) Ei a • Z = cc(81)) ELOS 4 peon esinoi ; 0 � • f TN 4' D • a T GUIDELINES FOR RIGHT TURN TREATMENT (2-LANE HIGHWAY) FIGURE 3-26 VDOT ROAD DESIGN MANUAL APPENDIX F._:: . 100 FULL—WIDTH TURN LANE AND TAPER REQUIRED cc t 0 . -k: CC ~ .CL CL 80 • • ...9 Lu J U w ' ui 60 TAPER REQUIRED Z H- CCI 40 cc cL 20 — 1t=) 1-1.-RN LEES _,. . . . ,. . . 14 — — — Q$T,.-PL.R QLIRLU -Q - ..._8 -t) II , J I i 100 200 252 300 400 500520 600 700 PHV APPROACH TOTAL. VEHICLES PER HOUR LEGEND AM Peak Hour NO RIGHT TURN LANE OR TAPER REQUIRED - - - - PM Peak Hour t e c 2017 Existing Traffic Figure Louisa Road/Hunt Club Drive TIMMONS GROUP Northbound Right Turn 9 GUIDELINES FOR RIGHT TURN TREATMENT (2-LANE HIGHWAY) FIGURE 3-26 VDOT ROAD DESIGN MANUAL APPENDIX F 120 I ..: . 11.:::::::::::::::::::::.:.:, 1 00 . FULL- WIDTH TURN LANE AND TAPER REQUIRED s CC LEU 80 W cri 60 TAPER REQUIRED w .. z CD 40 a , 20 N(i) TURN LANES . .. ... ... ...... 14 — — — Q IIT.-kEF-.RSJ 1QLIR1P— --(0 8 ' 1 i (p 1j I 100 200 262 300 400 500540 600 700 PHV APPROACH TOTAL. VEHICLES PER HOUR LEGEND AM Peak Hour NO RIGHT TURN LANE OR TAPER REQUIRED - - - - PM Peak Hour 2019 Background Traffic Figure Louisa Road/Hunt Club Drive TIMMONS GROUP Northbound Right Turn 10 GUIDELINES FOR RIGHT TURN TREATMENT (2-LANE HIGHWAY) FIGURE 3-26 VDOT ROAD DESIGN MANUAL APPENDIX F 120 100 FULL-WIDTH TURN LANE AND TAPER REQUIRED ... . . . . . . . . 0 r ' aW 80 UJ 60 TAPER REQUIRED • 40 I_ CL a 20 20 -— - - - .`�r ,` 15 (-)R T .PFRS RF.{ I D l I I 100 200 269300 400 500 546 600 700 PHV APPROACH TOTAL. VEHICLES PER HOUR LEGEND AM Peak Hour RIGHT TURN TAPER REQUIRED - - - - PM Peak Hour ***.,� 2019 Total Traffic Figure 0 Louisa Road/Hunt Club Drive TIMMONS GROUP Northbound Right Turn 11 WARRANT FOR LEFT-TURN STORAGE LANES ON TWO-LANE HIGHWAYS (50 MPH) FIGURE 3-11 VDOT ROAD DESIGN MANUAL APPENDIX F 800 ( IIIlilllllJlllll At-Grade.Unsignal ized Intersections - - L = %Left Tums in VA S=Storage Length Required - - 700 - v.50 mph (Desigrti Speed) — L= 5% — - 600 . _ L _ _ = 1 520 : 500 — . 0 ti 110 I I IL i _ z ' I' , 300 – 0 252 s i i ,r 0 t1 t0 ` I . _ , _ . I I, N° Left-Turn Lal~e Required . Lwi --1 > 100 t 0 1: 7 . 0 200 309 400 493600 a o0 1000 VA ADVANCING VOLUME (VPI-1 ) LEGEND AM Peak Hour NO LEFT TURN LANE REQUIRED - - - - PM Peak Hour �eo th,• • 2017 Existing Traffic Figure it Louisa Road/Hunt Club Drive TIMM4NS GROUP Southbound Left Turn 12 . ..... s!YfU THROUGH OURS WARRANT FOR LEFT-TURN STORAGE LANES ON TWO-LANE HIGHWAYS (50 MPH) FIGURE 3-11 VDOT ROAD DESIGN MANUAL APPENDIX F 800 liiiiiiliiiiiiiil , ■� � ■-■�� ■ At-Grade.Unsignal Ized Intersections y—. ■•_�L11■11 ■ S= Storage% Tums In R 700momE. V i 50 h (DesignL 1 Rgequid d — a_ •� =Emu" L ... , It 11111111 w • Inn LW ry-�r�.; . ._._ _ 540 i� - - - z 1�,` ,_ , . —G - t,oa i IIII . { lUll ' ' 0 rn 30C 1; . 1 262 �, ` �, a_ 200 I�I1 11.11 1 1 Na Left-Turn La e Required E , > 1 U 11111 Iliii lid 0 ••• �1 0 200 321 400 513 800 1000 VA ADVANCING VOLUME (VPH) LEGEND AM Peak Hour NO LEFT TURN LANE REQUIRED - - - - PM Peak Hour *,o ,� 2019 Background Traffic Figure . Louisa Louisa Road/Hunt Club Drive TIMMONS GROUP Southbound Left Turn 13 WARRANT FOR LEFT-TURN STORAGE LANES ON TWO-LANE HIGHWAYS (50 MPH) FIGURE 3-11 VDOT ROAD DESIGN MANUAL APPENDIX F 800 IIIIIIIIIIIIIIIII At-Grade. UneignaUzad intersections - - - L =%LeftTumsInV`A — S=Storages Le�r�glh Re�quire�d 700 V {Design Speed} — = 5 mph 600 LLLH i. . LLI t 546 + — s , - - ,- - �- S=20 D 500 \ - __ .T, > 400 t y 1 [ z ♦ J , 1 . , ( 30C __,_ __, 269 , i1 a 200 ' 4 -1;? 0 ---�No0 Left-Turn Lara Requirei 1 1 > 10 1 , 0 1 0 200 325 40[} 516600 800 1000 VA ADVANCING VOLUME (VPH) LEGEND AM Peak Hour NO LEFT TURN LANE REQUIRED - - - - PM Peak Hour k ' . C 2019 Total Traffic Figure t Louisa Road/Hunt Club Drive TIMMONS GROUP Southbound Left Turn 14 uO UR VISION AttitEVEiNROUGH OURS. APPENDIX A Scoping Correspondence XVDEIT Virginia Department PRE-SCOPE OF WORK MEETING FORM of Transportation Information on the Project Traffic Impact Analysis Base Assumptions The applicant is responsible for entering the relevant information and submitting the form to VDOT and the locality no less than three (3) business days prior to the meeting. If a form is not received by this deadline, the scope of work meeting may be postponed. Contact Information Consultant Name: Steve Schmidt, PE, PTOE (Timmons Group) Tele: 804-200-6502 E-mail: steve.schmidt@timmons.com Developer/Owner Name: Tele: E-mail: Project Information Project Name: Keswick Locality/County: Albemarle County Project Location: The site is located north of I-64, east of Route 22 (Louisa Road) and southwest of (Attach regional and site Route 616 (Black Cat Road) as shown on Figure 1. specific location map) Submission Type Comp Plan ❑ Rezoning ® Site Plan ❑ Subd Plat ❑ The applicant is seeking to expand the existing Keswick property to include an additional 38 hotel rooms and 4 spa rooms (and other non-trip generating uses). No Project Description: new access points are proposed -the current access points off of Club Drive will be (Including details on the land utilized for the expansion. use, acreage, phasing, access location, etc. Attach additional sheet if necessary) There was a previous study prepared in 2000 and updated in 2008 for the subject property. This study will be based on those studies (intersections, distributions, etc.) Proposed Use(s): (Check all that apply; attach Residential ❑ Commercial ® Mixed Use Other n additional pages as necessary) Residential Uses(s) Number of Units: ITE LU Code(s): Other Use(s) ITE LU Code(s): Commercial Use(s) ITE LU Code(s): 310 Independent Variable(s): Square Ft or Other Variable: It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Total Peak Hour Trip Projection: Less than 100 ® 100 — 499 ❑ 500 — 999 1111,000 or more 111 Traffic Impact Analysis Assumptions Study Period Existing Year: 2018 Build-out Year: 2019 Design Year: North: Route 616 (Black Cat South: Route 744 (Hunt Club Road) Study Area Boundaries Road) (Attach map) East: West: Route 22 (Louisa Road) External Factors That Could Affect Project None that we are aware of (Planned road improvements, other nearby developments) Consistency With Comprehensive Plan The proposed uses are consistent with the existing uses on the site. (Land use,transportation plan) Available Traffic Data Historic VDOT Traffic Data (Historical, forecasts) Road Name: Black Cat Road Trip Distribution (30%) Road Name: Louisa Road (70%) (Attach sketch) Road Name: Road Name: Annual Vehicle Trip Peak Period for Study ® AM ® PM SAT 2% (check all that apply) Growth Rate: Peak Hour of the Generator 1.Route 22 (Louisa Rd)/Hunt Club 6. Drive Study Intersections 2.Black Cat Road/Club Drive 7. and/or Road Segments (Attach additional sheets as 3. 8. necessary) 4. 9. 5. 10. Trip Adjustment Factors Internal allowance: ❑ Yes ® No Pass-by allowance: ❑ Yes ® No Reduction: % trips Reduction: % trips Software Methodology ® Synchro HCS (v.2000/+) ❑ aaSIDRA ❑ CORSIM ❑ Other Traffic Signal Proposed or Affected None (Analysis software to be used, It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. progression speed, cycle length) Improvement(s) Assumed or to be None that we are aware of Considered Background Traffic Studies Considered Keswick Estate TIA (2000) by Wilbur Smith Keswick SUP Revision (2008) by Wilbur Smith Plan Submission ❑ Master Development Plan (MDP) ® Generalized Development Plan (GDP) ❑ Preliminary/Sketch Plan ❑ Other Plan type (Final Site, Subd. Plan) Additional Issues to be ® Queuing analysis ElActuation/Coordination 111Weaving analysis Addressed Merge analysis ElBike/Ped Accommodations ❑ Intersection(s) ❑ TDM Measures ® Other Turn Lane Warrants NOTES on ASSUMPTIONS: The intersection list, distributions, and other assumptions are consistent with the previous traffic studies. See Table 1 for trip generation. ITE has no data for spa rooms -trips assumed as 2 AM trips (l in/1 out for employees/deliveries), 8 PM trips (4 in/4out that would include l inbound and l outbound trip per room assuming spa treatments typically last 1 hour), and 80 daily trips (10x PM peak). SIGNED: DATE: 01/12/18 Applicant or Consultant PRINT NAME: Steve Schmidt, PE, PTOE Applicant or Consultant It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Administrative Guidelines June 2017 SCOPE OF WORK MEETING CONCLUSIONS ADDITIONS TO THE VDOT REQUIRED ELEMENTS,CHANGES TO THE METHODOLOGY OR STANDARD ASSUMPTIONS,AND SIGNATURE PAGE Any additions to the VDOT Required Elements or changes to the Methodology or Standard Assumptions due to special circumstances that are approved by VDOT: The applicant will contact VDOT and the locality prior to the preparation of the traffic impact analysis study in the event there are any substantial changes in the existing conditions that will affect the scope of the study. AGREED: DATE: 01/12/18 Applicant or Consultant PRINT NAME: Steve Schmidt, PE, PTOE Applicant or Consultant SIGNED: DATE: VDOT Representative PRINT NAME: VDOT Representative SIGNED: DATE: Local Government Representative PRINT NAME: Local Government Representative 8 r ... .,. �--- CU i.P. ' r. :„....______..0-' p4�o9Pop,N a cy) i t s\ ( .,/,.., . ._ LL ` ` ...w ,�rf^3 " 4, �' ate O *3#,`,-. , s, ,x ., 1.t,"A k" t." b� )d ). 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Lo 1 I 1i, - i F.- ,i- , ,, i1' „.- . - - s,.0,4t Table 1: Keswick Expansion Trip Generation WEEKDAY ITE AM PEAK HOUR PM PEAK HOUR LAND USE CODE AMOUNT UNITS ADT IN OUT TOTAL IN OUT TOTAL Hotel 310 38 Rooms 310 12 8 20 12 11 23 Spa(') N/A 4 Rooms 80 1 1 2 4 4 8 Total 390 13 9 22 16 15 31 Source: ITE Trip Generation,9th Edition. Note:(1)ITE has no data for Spa use. See report for discussion of trips assumed for this use. APPENDIX B Raw Traffic Data = (t1'.,,MLU N- r.Co LUN- CO )C) Mr CO ,- NN VII N OD NCO CO COaNN, LO Cn LUN- CJ - COMNCD0 CONN- LO CO to NM 0 '',rrNrN- rrrr (O rNNrCO NNr '- N- O) CO ra N N o) 4--. • C 0 0 0 0 0 0 0 0 0 0 0 0 0 0'.0 0 0 0 0'0 0 0 0 0'.0 0 751- C T ci as T T Q T O N �l,00000 00000 00000 00000 00000,00 T 0) .1) 1--• CL 0 O T iii .-. . . . . . . > 0000'0 00000 0000.0 0000..0 000'.0000 Q) w a) O J E � cii0 LL cri O 0 Z 2 00000 0000,0 00000 00000 0000000 LL- U) C/) Cl. :E 00000 00000 00000 00000 0000000 C) EE —• r M N co N N — CO ) CO CO O) LO LO N r N c} ,.- co co CD'MV CD CO F V N- CO n..N (O LAV Tr N O) N M O CO ul CO O O'OD O0 7',,Tr 0 O Ni d r a Q 17 0 0 0 0,0 0 0 0 0 0 co O O O'0 0 0 0 0 0 0 0 0 0 0 0 0 CD 0_ -c 7- ON co� 00000 0000,.0 00000 0000'.0 000..,,00.....00 LL O E 3 0 N LL,_ L C 0 2 C) O Tr V OO Cn CO CV CO O) h CO.O Cn CO u) O)'n C) Ol7 CO O(0 C) V 2 '..CO f- CO N,V Cn V V V CO CO N M O'.Cn A N O co.0 7 m Cn Ni Q �' ',N .- r r r,tt r r Cr) C Tr,,,-- OM) 7 2 L (D > L NNNN'N V CD CON OD V N V NN C07 C)Nr O) NN01 CO CON 0 r CO O C C7) '- N in 7 to O r0 m E co u) f, r V V N .- NCO u) LO r -_ r .. 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L,,'' •N- r OT a'O�I,CO .1- NSM F— 2 CN V NCD7f� MMO)r .- r C '.I f7) rN2 — N 0 c° 0iE )� � ��m� � _� '.M 000 0 O ID(0 ,- 411 O U 1- o. - O N" a a) 00000000000 CD 4 C W N co V L.0 0NN0O OJ co 0 41 C O121 I CL 2o : 0000000',0000 H''' 9', V co 7 V N �IIS',N N O O O R,rn n M NC)_._CD C) CO O N O) CO h C- O (n;co • r Cr• ISO M • I•1N CA a I,- I I ¢ .CU co Nas � 00001I00100000 o 0 0_ M r o, : a oco o I LO o '7ZI N'1 f6 v 0 if) CO7Cn.00IV 0000 J r 4 oi•- p E, -0 rn 1 J 0 o c LL d 2',.d m M I,-CO n.CC) Cq 1 CO CO CO O V L'o C O) CD O CD N ,ri0) N(O,- Ch H o_ 0) CA TU 0 L',E zr.,0 0 0 0'0 0 0010 0 0 0 m 2 C o C a- N `• _t_._.__•N:- a) , C6"w mm N CL N dYY ¢o � 0LnoaH' X22 r>vo a� o,HH ~'7 7v (.1"5: iq� a c 0 o t;o 0000. CU< o y o N +.z+,Y Y H o Cn fl a co ai l a o as U .—. C D I C T h• (t T r O CtO) CJ T D T O O r J O +— 1.0 O4) " O zoazO m O- 4? N+r U: cn (n ci_ Hunt Club _Out In Total 27 43 70, 1 1 0 1 28 43 71 20 0 23 0 0 0', 0 0 20 0 23! __— 0 Right Thru Left Peds a -I 3 0 715 I. V 2 2 _y0 co 0 OOO.y yOOO r^.co_ C 0 -6.W3 0 N co d Ct cif a CO CO 0 o 0 ..1' r (p U a) o) . 0,,-O Q0ao = G M C f m L u) N C/ OZomm »�0 U J COTS2 L I COC �L - 5 8 01 al I L m N m o 0cc 'rEL a F . J (O E 4.1 (n 10 —J CI 4 4 llel PALL 146!1:1 SPed 0 0 0 0 0 0 0 0 0 0 0 0 O 0 0 O 0 10 letol ill MO = co,M O N CO CO 7 CO CO CO CO O O) O) f- CO Q1 M r O)N N OO . 77 77 .- rM77CV NCA ODCV7 NMrNO NNrN',O) v ,:..q 6 C R H r O) CZ r-+ T r m O M M N CO r M r 0 0 7 M r CO O N N r.if) coI- N ul l':N CD UT T H r c0 C) CO T O a CO N Q T CO Cd T X1'000010 0000',0 00000 00000 0000000 - O T a) CIO 0 T T a m— ?> >' 4f O O O.O 0 0 0 0 0 O O O r,r O O 0 0.0 r N N r 0 0 0 Z O Z U O --1 M O O -C CD i 00000 00000 00000 0000'0 0000000 NF- ii- CA (/) a. L..OMMN OD rMr Q1 CD 07M0N- ONN - LC) 000 CO 00 M'NN M co CO N N'1 CO E 1 o MW1- CO NT- Ocr N07770 rUl Ns- T TL U) r- �COOmr ^ r r r r r r r r C'). a a 00000 00000 00000 00000 000001,00 a) a co▪ m_ a. U 0� ..r rr Ln COO Co Cb «) 71'.0 rrOrM rOOrN MNN (OMf- N Y(A a)'1 '.N 0) r- N00. J N- N 3 co m- O o NLL O 2'N Ns CD .7 N M N CO CO N- r CM 7 M:h 7 N- CM CO M O OD• N•.7 7 LO CO L Q.. i L. N r N r rM rr rl,.Cp MOO'.,CT CO M ^ H I- 1 • r co CO CM'.. LI O r Ca) 00000 00000 0000'0 00000 000,00',00 r C • cn 'O c p 6 cc � D N 0 00000 00000 0 000 V 00 — N 0 0 0 0 0 0 0 0 0 0 0 d t (j a m L 0 N. a C ,D 0 0 0 OI O 0 0 0 0.O 0 0 0 0'0 0 0 0 0 0 0 0 0 0 0 0 0 Va) a a' 4.0 J 2 w 00CD 00',0 0000 0 00000 00000 00010000 Ri E o, a 200000 00000 00000 00000 0000000 -C 251,0000'0 00000 00000 000010 0000000 ¢I R r r r rr'M N N- 700r 00 CO 00) COr O O N N MI.,CMO N M N M,coOD CON 7,Cf) rM Cn «) LO 6 6 F1,r N N0 I dI Q a 00000 00000 00 0 00 00000 00010000 N. a, io r� YZ. �II,000010 00000 0000'0 00001'0 00000I00 7 1 00) Ns N- 0 NI<7 O Cq N 7 r 1- 7 C 0 N r r.7 CO'co N 1 Llr r N MI OD N M N e- CO r r r r CC) r C'') L° ^ 47 �I, Ch H' N CD CV CM'. 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CO O ¢' 1 M CO 0 000000 000000 a 0 0 V) CD CD o O D o 00OO Do V 0 -o RI E as 4.1 CA J E= 00000000000 M o • LL i. 000000..000000 I 0 � 0 0 0 0.0 0 00 0 0 0 0 O O .- 0 t`N.- 0 - r NM N M,- 000 N I- p CO •- O) CL 1- O) Ina17 < 000000!00000 d' 0 �'0 r < (•' 00 v0 Y Z'I 0 0 0 0 0 0 00 O o O O U E J.r m 0 E8 O` O 5 LL2w m co =1 O C N C'9 N M!TO O.W'O "' N F- c) O T!,W T O n 0 a) SLE , 0000,00!00000 coO C 00.. Q LL m C 7 O a!» O O F'!.Q O u) O u) H r'�, co V Or > fl. o)c 1-I.- as > >f� I� 00 00 p. C d c 00220000.i0Q N 2 o d d '50 co co CO C1:1 d o CL d ID U c as 4— Tr as T T 0 — o -Y oN U as r CO - CO O r CO OO 4 O c00Z m LL U) (/) CI- Out _ In Total 1 0 0 0 0 1 0 0 0 —_ 0 0 O 0 0 0 O 0 0 0 O 0 0 0 Right Thru Left Peds a -I 3 0 ti L In c7�O CTS a ::::° >., 'O 00/SI g m cq aO al o :::: 0 T ° —.-- ,000 C l O T0 ~ CI R O1m - = L 0 0 U �O� J = .c N ri O � , Io , CZ N. O coo co a MI U IMI I OD 0)ao - �.( OMOi N. 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L g IBlal 01Inc) QnIo APPENDIX C 2017 Existing Traffic Analysis HCM Unsignalized Intersection Capacity Analysis 1: Louisa Road & Hunt Club Drive 01/12/2018 * Movement WBL WBR NBT NBR SBL SBT Lane Configurations ' ' 1. 4 Traffic Volume(veh/h) 4 7 244 8 10 483 Future Volume(Veh/h) 4 7 244 8 10 483 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.83 0.83 0.83 0.83 0.83 0.83 Hourly flow rate(vph) 5 8 294 10 12 582 Pedestrians Lane Width(ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal(ft) pX,platoon unblocked vC,conflicting volume 905 299 304 vC1,stage 1 conf vol vC2,stage 2 conf vol vCu,unblocked vol 905 299 304 tC,single(s) 6.7 6.2 4.1 tC,2 stage(s) tF(s) 3.8 3.3 2.2 p0 queue free% 98 99 99 cM capacity(veh/h) 273 741 1257 Direction,Lane# WB 1 NB 1 SB 1 Volume Total 13 304 594 Volume Left 5 0 12 Volume Right 8 10 0 cSH 446 1700 1257 Volume to Capacity 0.03 0.18 0.01 Queue Length 95th(ft) 2 0 1 Control Delay(s) 13.3 0.0 0.3 Lane LOS B A Approach Delay(s) 13.3 0.0 0.3 Approach LOS B Intersection Summary Average Delay 0.4 Intersection Capacity Utilization 43.4% ICU Level of Service A Analysis Period(min) 15 Keswick 01/09/2018 2017 Ex AM Synchro 9 Report Timmons Group Page 1 HCM Unsignalized Intersection Capacity Analysis 2: Black Cat Road & Hunt Club Drive 01/12/2018 4 Movement.,... ,..., EBL EBR NBL NBT SBT SBR Lane Configurations '1 14 1' Traffic Volume(veh/h) 0 8 8 22 87 1 Future Volume(Veh/h) 0 8 8 22 87 1 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.76 0.76 0.76 0.76 0.76 0.76 Hourly flow rate(vph) 0 11 11 29 114 1 Pedestrians Lane Width(ft) Walking Speed(ftls) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal(ft) pX,platoon unblocked vC,conflicting volume 166 114 115 vC1,stage 1 conf vol vC2,stage 2 conf vol vCu,unblocked vol 166 114 115 tC, single(s) 6.4 6.2 4.1 tC,2 stage(s) tF(s) 3.5 3.3 2.2 p0 queue free% 100 99 99 cM capacity(veh/h) 819 938 1474 Direction,Lane# EB 1 NB 1 NB 2 SB 1 Volume Total 11 11 29 115 Volume Left 0 11 0 0 Volume Right 11 0 0 1 cSH 938 1474 1700 1700 Volume to Capacity 0.01 0.01 0.02 0.07 Queue Length 95th(ft) 1 1 0 0 Control Delay(s) 8.9 7.5 0.0 0.0 Lane LOS A A Approach Delay(s) 8.9 2.1 0.0 Approach LOS A t xg Average Delay 1.1 Intersection Capacity Utilization 16.6% ICU Level of Service A Analysis Period(min) 15 Keswick 01/09/2018 2017 Ex AM Synchro 9 Report Timmons Group Page 2 HCM Unsignalized Intersection Capacity Analysis 1: Louisa Road & Hunt Club Drive 01/12/2018 t Movement WBL WBR NBT NBR SBL SBT ti..,* Lane Configurations vig '+ 4 Traffic Volume(veh/h) 23 20 506 14 14 295 Future Volume(Veh/h) 23 20 506 14 14 295 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 Hourly flow rate(vph) 24 21 538 15 15 314 Pedestrians Lane Width(ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal(ft) pX,platoon unblocked vC,conflicting volume 890 546 553 vC1,stage 1 conf vol vC2,stage 2 conf vol vCu,unblocked vol 890 546 553 tC, single(s) 6.4 6.2 4.1 tC,2 stage(s) tF(s) 3.5 3.3 2.2 p0 queue free% 92 96 99 cM capacity(veh/h) 309 538 1017 Direction,Lane# WB 1 NB 1 SB 1 Volume Total 45 553 329 Volume Left 24 0 15 Volume Right 21 15 0 cSH 385 1700 1017 Volume to Capacity 0.12 0.33 0.01 Queue Length 95th(ft) 10 0 1 Control Delay(s) 15.6 0.0 0.5 Lane LOS C A Approach Delay(s) 15.6 0.0 0.5 Approach LOS C Average Delay 0.9 Intersection Capacity Utilization 37.5% ICU Level of Service A Analysis Period(min) 15 Keswick 01/09/2018 2017 Ex PM Synchro 9 Report Timmons Group Page 1 HCM Unsignalized Intersection Capacity Analysis 2: Black Cat Road & Hunt Club Drive 01/12/2018 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume(veh/h) 1 7 3 40 52 2 Future Volume(Veh/h) 1 7 3 40 52 2 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate(vph) 1 8 3 45 59 2 Pedestrians Lane Width(ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal(ft) pX,platoon unblocked vC,conflicting volume 111 60 61 vC1,stage 1 conf vol vC2,stage 2 conf vol vCu,unblocked vol 111 60 61 tC,single(s) 6.4 6.3 4.1 tC,2 stage(s) tF(s) 3.5 3.4 2.2 p0 queue free% 100 99 100 cM capacity(veh/h) 884 973 1542 Direction,Lane# EB 1 NB 1 NB 2 SB 1 Volume Total 9 3 45 61 Volume Left 1 3 0 0 Volume Right 8 0 0 2 cSH 962 1542 1700 1700 Volume to Capacity 0.01 0.00 0.03 0.04 Queue Length 95th(ft) 1 0 0 0 Control Delay(s) 8.8 7.3 0.0 0.0 Lane LOS A A Approach Delay(s) 8.8 0.5 0.0 Approach LOS A Lr i® +� ., ,... .. Average Delay 0.9 Intersection Capacity Utilization 13.3% ICU Level of Service A Analysis Period(min) 15 Keswick 01/09/2018 2017 Ex PM Synchro 9 Report Timmons Group Page 2 APPENDIX D 2019 Background Traffic Analysis . HCM Unsignalized Intersection Capacity Analysis 1: Louisa Road & Hunt Club Drive 01U2/2018 � U �� 4~ � �� L�� � � � � e~L ° . Lane Configurations "Yr 14 4 Traffic Volume(veh/h) 4 7 254 8 10 503 Future Volume(Veh/h) 4 7 254 8 10 503 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.83 0.83 0.83 0.83 0.83 0.83 Hourly flow rate(vph) 5 8 306 10 12 606 Pedestrians Lane Width(ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upatvoamnigna| (ft) pX,platoon unblocked vC,conflicting volume 941 311 316 vC1.stage 1 conf vol vC2,stage 2 conf vol vCu,unblocked vol 941 311 316 tC.single(s) 6.7 6.2 4.1 tC,2 stage(s) tF(s) 3.8 3.3 2.2 p0 queue free°A3 98 99 99 oMoapachy(veh/h) 259 729 1244 Direction,Lane# WB 1 NB 1 SB 1 Volume Total 13 316 618 Volume Left 5 0 12 Volume Right 8 10 0 cSH 429 1700 1244 Volume to Capacity 0.03 0.19 0.01 Queue Length 95th(ft) 2 0 1 Control Delay(s) 13.6 0.0 0.3 Lane LOS B A Approach Delay(s) 13.6 0.0 0.3 Approach LOS B ���������^�_�-��^�. _, --� �_~ ~ `°�-^�.����� �x-. .� ���. ����/�� :'�� � '� = Average Delay 0.4 Intersection Capacity Utilization 44.5% CU Level of Service A Analysis Period(mm ) 15 Keswick 01/09/2018 2017 BG AM Synchro 9 Report Timmons Group Page 1 HCM Unsignalized Intersection Capacity Analysis 2: Black Cat Road & Hunt Club Drive 01/12/2018 Movement EBL EBR NBL NBT $BT ;'' SBR Lane Configurations Traffic Volume(veh/h) 0 8 8 23 91 1 Future Volume(Veh/h) 0 8 8 23 91 1 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.76 0.76 0.76 0.76 0.76 0.76 Hourly flow rate(vph) 0 11 11 30 120 1 Pedestrians Lane Width(ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal(ft) pX,platoon unblocked vC,conflicting volume 172 120 121 vC1,stage 1 conf vol vC2,stage 2 conf vol vCu, unblocked vol 172 120 121 tC,single(s) 6.4 6.2 4.1 tC,2 stage(s) tF(s) 3.5 3.3 2.2 p0 queue free% 100 99 99 cM capacity(veh/h) 811 931 1467 Direction,Lane# EB 1 NB 1 NB 2 SB 1 Volume Total 11 11 30 121 Volume Left 0 11 0 0 Volume Right 11 0 0 1 cSH 931 1467 1700 1700 Volume to Capacity 0.01 0.01 0.02 0.07 Queue Length 95th(ft) 1 1 0 0 Control Delay(s) 8.9 7.5 0.0 0.0 Lane LOS A A Approach Delay(s) 8.9 2.0 0.0 Approach LOS A Intersection Summary Average Delay 1.0 Intersection Capacity Utilization 16.6% ICU Level of Service A Analysis Period(min) 15 Keswick 01/09/2018 2017 BG AM Synchro 9 Report Timmons Group Page 2 HCM Unsignalized Intersection Capacity Analysis 1: Louisa Road & Hunt Club Drive ♦ 01/12/2018 I Movement WBL WBR NBT NBR SBL SBT Lane Configurations ItY 1+ 4 Traffic Volume(veh/h) 23 20 526 14 14 307 Future Volume(Veh/h) 23 20 526 14 14 307 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 Hourly flow rate(vph) 24 21 560 15 15 327 Pedestrians Lane Width(ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal (ft) pX,platoon unblocked vC,conflicting volume 924 568 575 vC1,stage 1 conf vol vC2,stage 2 conf vol vCu,unblocked vol 924 568 575 tC,single(s) 6.4 6.2 4.1 tC,2 stage(s) tF(s) 3.5 3.3 2.2 p0 queue free% 92 96 98 cM capacity(veh/h) 294 523 998 Direction,Lane# WB 1 NB 1 SB 1 Volume Total 45 575 342 Volume Left 24 0 15 Volume Right 21 15 0 cSH 370 1700 998 Volume to Capacity 0.12 0.34 0.02 Queue Length 95th(ft) 10 0 1 Control Delay(s) 16.1 0.0 0.5 Lane LOS C A Approach Delay(s) 16.1 0.0 0.5 Approach LOS C Intersection Summary Average Delay 0.9 Intersection Capacity Utilization 38.5% ICU Level of Service A Analysis Period(min) 15 Keswick 01/09/2018 2017 BG PM Synchro 9 Report Timmons Group Page 1 HCM Unsignalized Intersection Capacity Analysis 2: Black Cat Road & Hunt Club Drive 01/12/2018 4 �� '� � � ~� ' `� �' NBL NBT ' -- SBR �� � �su �� ��..��^ / �e* ���= SBT ' = ���.=-`.. Lane Configurations + � Traffic Volume(veh/h) 1 7 3 42 54 2 Future Volume(Veh/h) 1 7 3 42 54 2 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate(vph) 1 8 3 48 61 2 Pedestrians Lane Width(ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal (if) pX,platoon unblocked vC,conflicting volume 116 62 63 vC1.stage 1oonfvol vC2,stage 2 conf vol vCu,unblocked vol 116 62 63 tC,single(s) 6.4 6.3 4.1 tC,2 stage(s) tF(s) 3.5 3.4 2.2 p0 queue free% 100 99 100 cM capacity(veh/h) 878 970 1540 ~ "�= Volume Total 9 3 48 63 Volume Left 1 3 0 0 Volume Right 8 0 0 2 cSH 959 1540 1700 1700 Volume to Capacity 0.01 0.00 0.03 0.04 Queue Length 95th(if) 1 0 0 0 Control Delay(s) 8.8 7.3 0.0 0.0 Lane LOS A A Approach Delay(s) 8.8 0.4 0.0 Approach LOS A Average Delay 0.8 Intersection Capacity Utilization 13.3% IOU Level of Service A Analysis Perio (min) 15 Keswick 0109/20182017BGPM Synchro 9 Report Timmons Group Page 2 APPENDIX E 2019 Total Traffic Analysis HCM Unsignalized Intersection Capacity Analysis 1: Louisa Road & Hunt Club Drive II 01/12/2018 Movement WBL WBR NBT NBR SBL SBT Lane Configurations 4 Traffic Volume(veh/h) 11 6 254 15 13 503 Future Volume(Veh/h) 11 6 254 15 13 503 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.83 0.83 0.83 0.83 0.83 0.83 Hourly flow rate(vph) 13 7 306 18 16 606 Pedestrians Lane Width (ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal(ft) pX,platoon unblocked vC,conflicting volume 953 315 324 vC1,stage 1 conf vol vC2,stage 2 conf vol vCu, unblocked vol 953 315 324 tC,single(s) 6.7 6.2 4.1 tC,2 stage(s) tF(s) 3.8 3.3 2.2 p0 queue free% 95 99 99 cM capacity(veh/h) 254 725 1236 Direction,Lane# WB 1 NB 1 SB 1 Volume Total 20 324 622 Volume Left 13 0 16 Volume Right 7 18 0 cSH 329 1700 1236 Volume to Capacity 0.06 0.19 0.01 Queue Length 95th(ft) 5 0 1 Control Delay(s) 16.7 0.0 0.4 Lane LOS C A Approach Delay(s) 16.7 0.0 0.4 Approach LOS C Intersection Summary Average Delay 0.6 Intersection Capacity Utilization 46.9% ICU Level of Service A Analysis Period(min) 15 Keswick 01/09/2018 2017 TF AM Synchro 9 Report Timmons Group Page 1 HCM Unsignalized Intersection Capacity Analysis 2: Black Cat Road & Hunt Club Drive 01/12/2018 Movement EBL EBR NBL NBT SBT , SBR Lane Configurations '" 4' 4' Traffic Volume(veh/h) 0 11 12 23 91 1 Future Volume(Veh/h) 0 11 12 23 91 1 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.76 0.76 0.76 0.76 0.76 0.76 Hourly flow rate(vph) 0 14 16 30 120 1 Pedestrians Lane Width(ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal(ft) pX,platoon unblocked vC,conflicting volume 182 120 121 vC1,stage 1 conf vol vC2,stage 2 conf vol vCu,unblocked vol 182 120 121 tC,single(s) 6.4 6.2 4.1 tC,2 stage(s) tF(s) 3.5 3.3 2.2 p0 queue free% 100 98 99 cM capacity(veh/h) 798 931 1467 Direction Lane# EB 1 NB 1 NB 2 SE 1M° Volume Total 14 16 30 121 Volume Left 0 16 0 0 Volume Right 14 0 0 1 cSH 931 1467 1700 1700 Volume to Capacity 0.02 0.01 0.02 0.07 Queue Length 95th(ft) 1 1 0 0 Control Delay(s) 8.9 7.5 0.0 0.0 Lane LOS A A Approach Delay(s) 8.9 2.6 0.0 Approach LOS A Intersection Summary Average Delay 1.4 Intersection Capacity Utilization 17.3% ICU Level of Service A Analysis Period(min) 15 Keswick 01/09/2018 2017 TF AM Synchro 9 Report Timmons Group Page 2 HCM Unsignalized Intersection Capacity Analysis 1: Louisa Road & Hunt Club Drive * 01/12/2018 I / Movement WBL WBR NBT NBR SBL SBT Lane Configurations F, 4 Traffic Volume(veh/h) 30 24 526 20 18 307 Future Volume(Veh/h) 30 24 526 20 18 307 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 Hourly flow rate(vph) 32 26 560 21 19 327 Pedestrians Lane Width(ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal (ft) pX,platoon unblocked vC,conflicting volume 936 570 581 vC1,stage 1 conf vol vC2,stage 2 conf vol vCu,unblocked vol 936 570 581 tC, single(s) 6.4 6.2 4.1 tC,2 stage(s) tF(s) 3.5 3.3 2.2 p0 queue free% 89 95 98 cM capacity(veh/h) 289 521 993 Volume Total 58 581 346 Volume Left 32 0 19 Volume Right 26 21 0 cSH 361 1700 993 Volume to Capacity 0.16 0.34 0.02 Queue Length 95th(ft) 14 0 1 Control Delay(s) 16.9 0.0 0.7 Lane LOS C A Approach Delay(s) 16.9 0.0 0.7 Approach LOS C Intersection Summary Average Delay 1.2 Intersection Capacity Utilization 40.9% ICU Level of Service A Analysis Period(min) 15 Keswick 01/09/2018 2017 TF PM Synchro 9 Report Timmons Group Page 1 HCM Unsignalized Intersection Capacity Analysis 2: Black Cat Road & Hunt Club Drive 01/12/2018 T 1 d Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume(veh/h) 1 11 8 42 54 2 Future Volume(Veh/h) 1 11 8 42 54 2 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.88 0.88 0.88 0.88 0.88 0.88 Hourly flow rate(vph) 1 13 9 48 61 2 Pedestrians Lane Width(ft) Walking Speed(ft/s) Percent Blockage Right turn flare(veh) Median type None None Median storage veh) Upstream signal(ft) pX, platoon unblocked vC,conflicting volume 128 62 63 vC1,stage 1 conf vol vC2.stage 2 conf vol vCu,unblocked vol 128 62 63 tC,single(s) 6.4 6.3 4.1 tC,2 stage(s) tF(s) 3.5 3.4 2.2 p0 queue free% 100 99 99 cM capacity(veh/h) 861 970 1540 Direction,Lane# EB 1 NB 1 NB 2 SB 1 Volume Total 14 9 48 63 Volume Left 1 9 0 0 Volume Right 13 0 0 2 cSH 961 1540 1700 1700 Volume to Capacity 0.01 0.01 0.03 0.04 Queue Length 95th(ft) 1 0 0 0 Control Delay(s) 8.8 7.4 0.0 0.0 Lane LOS A A Approach Delay(s) 8.8 1.2 0.0 Approach LOS A Intersection Summary Average Delay 1.4 Intersection Capacity Utilization 16.6% ICU Level of Service A Analysis Period(min) 15 Keswick 01/09/2018 2017 TF PM Synchro 9 Report Timmons Group Page 2 EXHIBIT G: Timmons Group Analysis of Projected Domestic Water Demands It 1001 Boulders Parkway P 804.200.6500 Suite 300 F 804.560.1016 T I M M O N S GROUP Richmond,VA 23225 www.timmons.com YOUR VISION ACHIEVED THROUGH OURS. January 16, 2018 Keswick Hall &Golf Club c/o John Trevenen, General Manager 701 Club Drive Keswick,VA 22947 RE: Keswick Hall &Golf Club Renovation—Projected Domestic Water Demands Dear Mr.Trevenen: We evaluated the impact of the proposed Keswick Hall &Golf Club renovation Phases 1A and 1B on the existing domestic water system. Current records provided by the Virginia Department of Health,Office of Drinking Water(VDH-ODW), specifically Permit Number 2003400 Amended, lists the permitted domestic water system capacity as 76,000 gallons per day(GPD). Historical water consumption and well production data spanning the last three years were analyzed to determine the Average Daily Demand on the existing water system.The following table summarizes water usage information provided to us by Keswick Estates Utilities, Inc. and Environmental Systems Services, Ltd: Water Consumption (Gallons) 2015 2016 2017 Summary Metered Flow 10,934,907 12,201,941 6,638,938 29,775,786 August Peak Month August July July 2015 Peak Month Demand 1,375,239 1,368,370 1,367,400 1,375,239 Peak Daily Average 44,363 44,141 44,110 44,204 Average Month 911,242 1,016,828 948,420 958,830 Average Day 29,959 33,430 31,316 31,568 Unmetered Flow 1,708,293 2,016,059 1,570,362 5,294,714 %of Well Production 14% 14% 19% 15% Peak Month August July July July 2017 Peak Month Demand 139,761 216,130 433,800 433,800 EXHIBIT G: Timmons Group Analysis of Projected Domestic Water Demands Peak Daily Average 4,508 6,972 13,994 8,491 Average Month 142,358 168,005 224,337 178,233 Average Day 4,611 5,434 7,305 5,783 Well Production 12,643,200 14,218,000 8,209,300 35,070,500 Peak Month August July July July 2017 Peak Month Demand 1,515,000 1,584,500 1,801,200 1,801,200 Peak Daily Average 48,871 51,113 58,103 52,696 Average Month 1,053,600 1,184,833 1,172,757 1,137,063 Average Day 34,569 38,864 38,621 37,351 Note: Water consumption data from January 1, 2015 through July 31, 2017 The Average Daily Demand was calculated as 37,351 GPD. Design capacity of the water system is evaluated based Maximum Daily Demand. Peaking the Average Daily Demand by 160%yields an existing Maximum Daily Demand of approximately 59,800 GPD. Projected demands for Phases 1A and 1B were calculated based on descriptions and quantities provided by Hart Howerton, Ltd. regarding the proposed renovation items.We assigned water demands to the renovation items based on unit demand calculations performed in previous studies of the water system, Virginia Department of Health Waterworks Regulation 12VAC5-590-690, and sound engineering judgement.A summary of Projected Maximum Daily Demands for Phases 1A and 1B is shown in the following table: Projected Maximum Daily Demands Phase Description Count Unit Max Day GPD Notes GPD/Unit Average daily well production Existing Maximum Daily Demand 59,800 from 01/2015-07/2017 peaked 160% VDH Waterworks Regulations 50 Pool Bar and Restrooms 20 Seat 80 1,600 gpd average per restaurant seat peaked 160% VDH Waterworks Regulations Cafe/Retail 600 S.F. 0.5 300 300 gpd average per 1,000 sq.ft. of retail space peaked 160% Villa Crawford Bar VDH Waterworks Regulations 50 10 Seat 80 800 gpd average per restaurant seat Phase 1 A Addition peaked 160% Net Spa Treatment Rooms 4 Room 100 400 2 treatments per room,30 gallons per treatment,peaked 160% Average daily flow of 300 gpd Reduce Key Count -5 Key 300 -1,500 per unit during the peak month as determined in the 2007 study Phase 1 A Subtotal 1,600 Phase 1A Total Demand 61,400 EXHIBIT G: Timmons Group Analysis of Projected Domestic Water Demands Average daily flow of 300 gpd Hotel Wing 43 Key 300 12,900 per unit during the peak month as determined in the 2007 study Phase 1B Phase 1B Subtotal 12,900 Phase 1B Total Demand 74,300 Our analysis concludes that the existing permitted capacity of 76,000 GPD exceeds the projected Maximum Daily Demand of 74,300 GPD,therefore the existing system is adequate to handle the proposed Phases 1A and 1B renovation items. Please feel free to contact me directly at(804) 200-6389 with any questions that you may have regarding our water system capacity evaluation. Respectfully, Bruce W.Strickland,Jr., P.E. Water Infrastructure Engineer