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HomeMy WebLinkAboutSP201800003 Presentation Special Use Permit 2018-04-16 PROJECT NARRATIVE PROJECT PROPOSAL: John Randolph Bryan and Susan Carter Agnor Bryan own Albemarle County Tax Map Parcels 70-37 and 70-37N, in addition to adjacent parcels. Mr. and Mrs. Bryan propose to use Parcels 70-37 and 70-37N to host weddings and similar special events (Albemarle County Code §10.2.2(50)), in accordance with the plan described in this application. Parcel 70-37, located at 7899 Dick Woods Road, contains 11.14 acres and is zoned "Rural Areas",with a Comprehensive Plan land use designation of Rural Area 3. There is a cottage located on the parcel, and the property is used for agricultural purposes. Parcel 70-37N contains 57.06 acres and is zoned"Rural Areas", with a Comprehensive Plan land use designation of Rural Area 3. A barn and associated outbuildings are located on the parcel, and the property is used for agricultural purposes. The Bryans propose to host special events within the barn located on Parcel 70-37N or within a temporary tent erected adjacent to the barn. The Bryans understand that,per County Code §18-3.1,under the definition of"outdoor,"events which occur inside a structure with open windows, doors, or other openings become an "outdoors"event for purposes of zoning rules and restrictions. The number of guests at an event will not exceed 150 persons, and the maximum number of events per calendar year will be 24. Guests will park their automobiles in a grass field located on Parcel 70-37 and walk on a designated route from the parking area to the barn. The proposed location of the parking area is shown on the enclosed Concept Plan, and the precise location of the parking area will be revised as necessary in order to satisfy County requirements. The parking area will contain space for 80 vehicles in accordance with County requirements (60 spaces for guests for 150 guests;20 spaces for employees). * If Parcel 70-37 is deemed"off-site parking",then the Bryans request a waiver of on-site parking requirements for events held on Parcel 70-37N. There is a cottage located on Parcel 70-37N, and the Bryans propose to use this cottage as a"Bride's Staging Area"during the duration of special events held at Pea Ridge. The cottage will not be used for overnight accommodations. Page 1 Additional rules and restrictions,which will apply to all special events held at Pea Ridge, are described in detail in this application,including in the Events Management Plan. This special use of the property will benefit the public because it will contribute to the economic growth of Albemarle County in a way that is in harmony with the Comprehensive Plan, as described in detail below. The special use will not be a substantial detriment to adjacent lots because events will be limited in their scope, duration, and frequency. The character of the district in which the Pea Ridge property is located will not be changed. The map below shows that a number of the adjacent lots are owned by Mr. and Mrs. Bryan: Parcels 70-33, 70-37E, 70-37F, 70-37F2, 70-37F3,70-37F4, 70-37G, and 70-37M. �/ 7026 �N '-70.29Ad 70-116 "-.-.. `^ . silt ; ^ 0 Taa7x 70-3714....y \ 70.9704 s ,4e%. 70.13 ¢ �y. i-37F $� 70-3703 j' a"1W 61e,Yw°OGS ! z. ib 8708 � ' 70-37f1 i 10Vp Lots Owned by Bryans 69 are Outlined in Purple All events will be operated in accordance with the requirements described in the enclosed Events Management Plan. Each of these requirements is structured to minimize impact to adjacent lots. The limited size and scale of special events held at Pea Ridge will complement the character of Rural Area. Specifically, the character of the Rural Areas zoning district will not Page 2 • be changed because the events will be limited in frequency (a maximum of 24 events per year), size(a maximum of 150 guests), duration (12:00 PM until 11:00 PM), and environmental impact(as proscribed by the restrictions set forth below). Importantly, all events will be operated in a way that celebrates and honors the rural setting of the property. Only designated contractors(including a wedding/event planner, caterer, and or tent provider)will be allowed to supervise events at Pea Ridge. Any such contractor(s)will be required to demonstrate familiarity with and understanding of the details of this application and will further have agreed to be legally bound by the requirements set forth in the Events Management Plan. The special use will be in harmony with the purpose and intent of the Zoning Ordinance because of the restrictions relating to size, duration, traffic, lighting and sound that will minimize impact on the property and on surrounding properties, as intended and proscribed by the Zoning Ordinance. The special use will be in harmony with the uses permitted by right in the Rural Areas zoning district because Section 10.2.1, Items(17), (29)and(31), provide that farm winery uses and events; farm brewery uses and events; farm distillery uses and events—in each case as authorized by Section 5 of the Zoning Ordinance—are permitted by right. The weddings,reunions, and celebrations hosted at Pea Ridge will be substantially similar to the kind of events frequently hosted, by right, at certain Albemarle County farm wineries, farm breweries, and farm distilleries. While Pea Ridge is not itself a licensed farm winery, farm brewery, or farm distillery, a rationale for allowing events to be held at such establishments is similar to a rationale to allow the events to be held at Pea Ridge:namely, guests at such events will experience and appreciate Albemarle County's rural and agricultural character in a way that is respectful of the environment and that protects the health, safety and welfare of County residents. The special use will be in harmony with the regulations provided in Section 5 of the Zoning Ordinance because it will comply with those regulations,namely: • Section 5.1.25(c)(2) establishes a maximum of 200 attendees for farm winery events, weddings,wedding receptions, and other events; the special use will be subject to a maximum of 150 attendees for all events. Page 3 • Section 5.1.25(c)(2)(b)requires notice of an application for a zoning clearance to the owners of abutting lots under different ownership; this special use application will include notice to owners of abutting(and nearby) lots about the nature of the application. • Section 5.1.25(c)(4)establishes regulations for determining the number of attendees at farm winery events; the special use will follow those regulations in ensuring that the maximum number of attendees -- 150 -- is not exceeded for any event. • Section 5.1.25(e)establishes regulations for sound from outdoor amplified music;the special use will be subject to those regulations and to the applicable maximum sound levels in Section 4.18.04. The special use at Pea Ridge will be in harmony with the public health, safety and general welfare. Input received and incorporated into this application, from Albemarle County,the Virginia Department of Transportation and the Virginia Department of Health, in addition to the application review process, will ensure that the public health, safety and general welfare are protected. CONSISTENCY WITH COMPREHENSIVE PLAN: The special use is consistent with Objective 1 of Chapter 6 ("Economic Development")of the Comprehensive Plan,which states that"a healthy and growing economy is important to ensure vibrant Development areas as well as active agricultural and forestal activities. Preserved natural, scenic and historic areas help promote tourism." Many of the guests that attend special events hosted at Pea Ridge will arrive from outside of central Virginia. While visiting the area, their positive experience at Pea Ridge will introduce them to the natural, scenic, and agricultural bounty of Albemarle County. The initial and return visits of these Pea Ridge guests will contribute to economic growth in the County. The"Livability Project" section of Objective 1 states that the County should "encourage land use practices and policies that promote vibrancy in the local economy through cultural industries, including heritage tourism, entertainment, agritourism, local food, art and entertainment."While visiting Albemarle County, guests will be likely to Page 4 partake in many of the listed activities, including heritage tourism, agritourism, and local food. Strategy 1(c)of Objective 1 states that"Rural Area businesses that showcase the County's rich and diverse rural, agrarian, and historical resources provide sustainable economic development opportunities ... Events can help promote tourism and provide for enjoyment of scenic and natural resources;however, the County needs to ensure that the health, safety, and welfare of the residents of the Rural Area are protected when large events occur." The special events hosted at Pea Ridge will highlight, in accord with the quoted language, the County's rich rural and agrarian resources -- thereby promoting tourism and providing for enjoyment of other scenic and natural resources. With respect to the second sentence of Strategy 1(c),the requirements set forth in the Events Management Plan will ensure that all events are conducted and operated in a way that protects the health, safety and welfare of residents of the County. The special use is also consistent with Objective 4 of Chapter 7 ("Rural Area")of the Comprehensive Plan, which states that"tourism is a vital part of Albemarle County's economy. Within the confines of the existing goals for the Rural Area,tourism provides for economic vitality and is a benefit to the County. Agriculture, historic and scenic preservation, and the maintenance of rural character help to create authentic rural places." ** Special events held at Pea Ridge relate directly to the Rural Area, and need a Rural Area location in order to be successful, because it is the rural setting of Albemarle County farms like Pea Ridge that has proven, in the past number of years,to be incredibly attractive to couples getting married and other individuals hosting special events. In other words, the increasing market for hosting special events at farm wineries and similar locales demonstrates the need of a Rural Area location for a successful event venue such as that proposed at Pea Ridge. Unfortunately, couples in search of the unique "feeling" of a beautiful Albemarle County farm cannot typically find the feeling in the Development Area. Objective 4 stresses that the size of a special event is of concern when determining whether such event is in accord with, or contrary to,the goals of promoting tourism while simultaneously maintaining the rural character of the Rural Area. The limit of 150 attendees at Pea Ridge events will ensure that they do not detract from the property's(or the adjoining area's) rural character. Objective 4 later states that"it is important that care be taken with tourist activities Page 5 so that they do not overwhelm or negatively affect the very resources that make rural Albemarle attractive to residents and tourists. The most significant area of tourist growth to take place in recent years is with Rural Area events."Events at Pea Ridge will be monitored with the utmost care to ensure that they do not negatively affect the resources that make Albemarle County attractive. Furthermore, as a rule, the events will not conflict with nearby agricultural and forestal uses, and will be compatible with, and have a negligible impact, on natural, cultural, and historic resources. Further consistent with Objective 4,which states that"it is important that events at farm wineries are secondary to the agricultural use", Pea Ridge will continue to be used primarily for agricultural purposes including the raising of livestock. Finally, the proposed special use of Pea Ridge is reversible, if necessary, so that the land can easily return to farming, forestry, conservation, or other preferred rural uses. IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE: Visitors to special events at Pea Ridge will use public roads, including Dick Woods Road, in order to travel to the property.However, the number of visitors is limited and the frequency of permitted events is rare, and these limitations will serve to minimize the impact on public roads. Moreover,the number of visitors is suitable for existing rural roads and will result in little discernible difference in traffic patterns. Visitors to special events at Pea Ridge will use the private water supply and the onsite sewage system ... [comments from VDH to be incorporated upon receipt] Special events at Pea Ridge could necessitate emergency assistance from Albemarle County Fire-Rescue. Any demand for such services would be limited in nature. We understand that Fire-Rescue staff will submit comments as the review of this permit application proceeds. Page 6 1 M PACTS ON ENVIRONMENTAL FEATURES: In light of their limited nature and the restrictions set forth in this application, special events at Pea Ridge will not substantially impact the environmental features of Parcels 70-37 and 70-37N or of neighboring properties. The Pea Ridge property is - `' i43.31E A `r located near the Yellow Mountain 637 7 441.:fr, OP YJpS R 0^37 Agricultural-Forestal District(as °Q 1 w shown on the map to the right). 711 \ 70-37M 70437B 70-31F4 1r"'Yelbw Mountain. 4 ._- Ag'For Dittrict According to the County's ni44 . website, "Ag/For Districts are rural g 70-37F3 k-37F 92 conservation areas reserved for the production of agricultural products, timber, and the maintenance of open space land as an important economic and environmental resource." Events at Pea Ridge will not impact the environmental features of the properties within the Yellow Mountain District. Consistent with the rationale for the Ag/For District designation, much of the Bryans' property at Pea Ridge is held in accordance with the provisions of an open space easement to the Virginia Outdoors Foundation. The open space easement provisions serve to conserve and protect the rural, forestal and open space features of the property. Page 7 Orange Area Shows Stream Buffers<.,.._„ "''' Applicable to the Property (1.10" O05 Rp \\\\\ 70.-37 7899 fi Portions of Parcels 70-37 and 70-37N are subject to stream buffers in accordance with the Albemarle County Water Protection Ordinance (as shown on the map above). The parking area, barn, and tent locations are located outside of the stream buffers. As this application is evaluated, the precise location of the parking area will be adjusted, as necessary, in order to ensure that there is no disturbance of the stream buffers. The Bryans understand that an approved Water Protection Ordinance (WPO) Plan may be required for the proposed special use, depending on the total amount of land disturbance that would be involved with any improvements. They further understand that, per County Code §18-5.1.43(d)3, an additional parking area that exceeds the minimum parking requirements for special event uses shall consist of or be constructed of pervious materials such as stabilized turf, approved by the county engineer; and they understand that asphalt and impervious materials are prohibited in conjunction with such an additional parking area. Page 8 The Barn at Pea Ridge: Concept Plan ,, c :ama ea le Concept Plan t , I a .�XNi v, ;' .,M ' ,,,,, , ... .,. _, wt . . 4 :' a . A 4 ill led T Above is an annotated aerial map of the property. The photo was downloaded from Google Maps. I 1 Below is an aerial map of the property with the tax parcels identified.The photo was downloaded from the Albemarle GIS website. 1 637 # 1 } '70-37 t 7899 . -u.- .., .; ,` ^F WiL_# r Entering the Property: Visitors will enter Pea Ridge using the western access.Signs will be posted to direct visitors to the proper entrance. t' :i,^1„. , r ,' `' - r, r i' Imo 5h'1; ''c aw v z,--:a ., . - a Er trancq to the Property (AcceS.s #1) ' View Frt m Across :Dick Wog- o , . .nuance to the Pr t .: - '` .�, �1-W . :s 4 ',...1b .* { 1 is ,, -SMI'.� -01'3'r de' 6 ,' ri. Dick Woods Road Looking East ..:. er - . Private Road „•- I-Altering Property i A;:.3 ( s .. ,. -y .0000' F :,:-.';',4,'," r"° 4 '44 s 1.0).,,,,,,..1.-_,-, .,�,,: t o "s+p, ,," r .rte *. r . - ? ::iiiiikt—rv., x *, r s a t ,., ‘11"",,,. P-------'.'' .a Y i �,q�� M-h t„'I,`R. R.•�.p- rit #ilii.4, . �,^. lc- J Parking: Visitors will park their vehicles in the designated area. Signs will be posted to direct visitors from the parking area to the barn. r. • ...,- Parking Are . :. ,,,' I:,'" . ' ,, "` W 4Are,` . (Photo taken from further do ;° - ¢ ' 1 WI `*, 7 ,"",4,•—;„,i,,,*!-- the private road) I r' j $¢/}1M//'' Y�.✓ ri i r /*of'"..C'11 trF';P � •+R('r ht '. `; T"' �i 0000 -..,.... ,k..- .„##11 ' ,'.lii. ' •'„, .,, , ,,,,,,, ,, , ..., ,,.. .. ..,..b,... .. ...,„..,„_,: „. ...,.,..,... ,, , ,, ,,,,, ,_ „ ..,,,,, 000,0,„„, .... .,,...., ., ...: ., ., . ..„,..., , „:„„,.„,..........,....„.„,,,, .....„ ,,,,,„:„..., ,,, , .. . ,.. . .., , _. , . ... ., _ ,...„„.„, .......„., , , ,, ..., ..., „„, „,,,,. .„ ., , , _ _.,: : , . .... „ .., ,,,'A 'II, , . ,',1,,a'.:•'.. --,••• .•"„t”, ,',''.4'''''-'',::„ .3.. .�:.. . ;filkeK�rM�� � �i0a1'11Wi7fb i 2 � 'y .4_ .. - U lt•. a 1 i • ot Direction that guests „ will follow asthey exit Perking Area and head to Barn Direction that guests s will follow as they walk from Parking Area to Barn N Inside the Barn: These are photographs taken of the inside of the barn structure, including the kitchen area and the bathroom. i / .. , I'' i, ..:,.,,,,. ., .."'''' /7*-1. 4., '-a. 000' i. le. • . • Lao,.ido., ill_ . ' IL I i \ ,, ,11111111 41.. ,, , ,, . ... ..,t '''-''''''If ',:...j.-"'','-.).',.---:----4:,..i •,,..:..,,-;.-F. d°s°1°.°1.1P- ' , x r s II I 1 7W' _ ',,,q,., Tent Area: Some events at Pea Ridge may include a temporary tent. The company providing the tent will be a contractor designated by the owner and will be required to demonstrate familiarity with and understanding of the details of this application and will further have agreed to be legally bound by the requirements set forth in the Events Management Plan. 111 eye .. .; - {" Ati fi. Tent Area 13sitt yy'K Tent Area ,�n l Cottage: • The cottage located on Parcel 70-37N will be used as a"Bride's Staging Area"during the duration of special events held at Pea Ridge. The cottage will not be used for overnight accommodations. yr }} ^e •.� ✓ .y-'',::"K„ti.'.su.-.a''"`'e4§ • iS I.w R 6 x 4 44 .4" "rw ,, i�; a�,• y day, .w. i T 1,• Exiting the Property: Visitors will exit Pea Ridge using the eastern access.Signs will be posted to direct visitors to the proper exit. Exit from the VPiopcl tv (Access tils) r_ , View from Aerciss T)ick Woods Road Exit from the Property, (Access 2) Ike Private Road Exiting Property Exit from the Propert #2) 4c#ivek xr iRdsd Re rtg • :°: d' Private Road Exiting Property EVENTS MANAGEMENT PLAN Special events at Pea Ridge shall be conducted in accordance with the following rules and requirements: 1. The maximum number of guests per event shall be 150. 2. Events shall not begin earlier than 12:00 PM and shall not end later than 11:00 PM. 3. SOUND: The owners are engaging Brian Taylor of Stage Sound (2240 Shenandoah Ave NW Roanoke, VA 24017)to develop a plan for permitted levels of amplified sound in accordance with the Albemarle County Code, including procedures for monitoring compliance with the plan. Mr. Taylor's plan will be forwarded to County staff, as soon as it is received, and incorporated into this Events Management Plan. 4. LIGHTING: All outdoor lighting shall comply with the standards set forth in Albemarle County Code §18-4.17, including: 4.1 The spillover of lighting from luminaires onto Dick Woods Road and the property shall not exceed one-half(%2) foot candle, as measured horizontally and vertically at the property line or edge of right-of-way or easement, whichever is closer to the light source. 4.2 All outdoor lighting,regardless of the amount of lumens, shall be arranged or shielded to reflect light away from Dick Woods Road. 4.3 Each outdoor luminaire that is is equipped with a high intensity discharge lamp shall be a full cutoff luminaire (an outdoor light fixture shielded in such a manner that all light emitted by the fixture, either directly from the lamp or indirectly from the fixture, is projected below the horizontal plane). 5. TRAFFIC: Guests of special events, and employees working at the events, will access the property using the existing gravel road off Dick Woods Road, as shown on the Concept Plan. Entry to the property will occur via Access #1, and egress from the property will occur via Access #2. Entrance details,including widths shown on Iles sheet.may be modified to meet specific site requirements as directed or approved by the Engineer when based on sound engineering principles. Pipe culvert w 12 FT Minimum 24 Ft A411 II necessary f , Men n+om WidIli Su+faced Si, * 10 Ft Minim+ar Width Ditch flow lure Graded C '\._._!__.... . R:20'Minimum #l g t Shooidar Edge of Roadway Pavement --+ Roadway Pavement '•- FIGURE 4-1 PRIVATE ENTRANCE AND LOW VOLUME COMMERCIAL ENTRANCE DETAIL Access#1 and Access #2 will comply with Virginia Department of Transportation standards for a Low Volume Commercial Entrance, as shown on VDOT Figure 4-1 (from Appendix F of the VDOT Road Design Manual ("Access Management Design Standards for Entrances and Intersections")), shown above. These standards are further described in Appendix F and in Chapter 2D ("Plan Design") of the Road Design Manual. The applicant understands that these standards include the minimum intersection sight distance requirements. The applicant is communicating with Justin Deel at the Virginia Department of Transportation about the standards, and the applicant will incorporate VDOT's requirements into Access#1 and Access #2, as necessary to protect the safety and welfare of visitors to the property and the general public. 6. PARKING: Guests will park their automobiles in a grass field located on Parcel 70-37 and walk on a designated route from the parking area to the barn. The proposed location of the parking area, and the route from the parking area to the barn, are shown on the enclosed Concept Plan, and the precise location of the parking area will be revised as necessary in order to satisfy County requirements. 7. ON-SITE PRIVATE SEPTIC SYSTEM: In accordance with input received from the Virginia Department of Health, ... 8. SIGNS: A temporary sign directing visitors to the special event shall be permitted if located within one-half(1/2)mile from Access #1, provided that the sign complies with the requirements set forth in Albemarle County Code §18-4.15 and associated subsections. 9. FOOD PREPARATION: The kitchen inside the barn may be used by licensed caterers for the handling, warming and distribution of food for use at the event, but not for cooking food (in accordance with Albemarle County Code §18- 5.1.43(e)(4)). 10. PORTABLE TOILETS: Portable toilets are permitted on the site at the location shown on the Concept Plan. The proposed location for portable toilets, can be revised as necessary in order to satisfy Albemarle County yard requirements (front yard minimum of 75 feet; side yard minimum of 25 feet; rear yard minimum of 35 feet).