SP202200002 Narrative 2022-01-18CROSSROADS TAVERN AT PIPPIN HILL
SP- SPECIAL USE PERMIT NARRATIVE 1.17.22
PROJECT PROPOSAL
Public Need and Benefit
The Crossroads Tavern, [dba The Crossroads Inn] has been in continuous use, accommodating and
entertaining travelers and guests since its construction in 1820 by the Morris family. The Inn is
designated as a Virginia Historic Landmark and is listed on the National Register of Historic Places.
Pippin Hill Farm and Vineyards is acquiring its Parcel TMP 87-313 and its adjacent Parcel 87-4 with
intentions to preserve and enhance the historical significance and character of both the original
Tavern and its gardens, and its adjacent brick structure- formerly a Miller Schoolhouse and Anglican
Chapel. This is consistent with the Pippin HIII "Enable" initiative (see supplemental document) to
retain and strengthen a locally owned small business; the expansion investment will allow it to
achieve the next generation of a boutique hospitality business.
On Parcel 87-313 we propose transforming the former schoolhouse into a communal Meeting House
with a concierge, and developing an arrangement of 11 small Guest Cottages of 650- 800 sf,
designed in a vernacular Virginian style referring to the site's original architectural character, yet
subordinate to the scale of the Inn.
The cottages are arranged in three distinct clusters scattered along the western slope of Lot 87-313,
offering views to the nearby vineyard and bucolic countryside. Each cluster will be secluded within
private gardens planted in native, ornamental and flowering trees, shrubs and perennials and will
have its own parking garden' surrounded by plantings as well.
Access to the cottages will be from within Pippin Hill Farm via a proposed internal road which follows
the ridgeline between Parcels 87-313 and 87-4, as well as from the existing entrance to the
Crossroads Inn at SR. 712. Guests will arrive at the Inn under a proposed Porte cochere, designed
to complement the architecture of the Inn.
In addition to the Cottage gardens, other public spaces proposed on site will include: a Village Green
of turf lawn, for gatherings, ceremonies and recreation such as croquet, frisbee, kite flying, picnics
and barbequing; a Kitchen Garden for the production of organic vegetables and herbs; and a Mews
Garden offering a shaded meander from the Meeting House to the cottages as well as an
interconnected arrangement of manicured bicycle and pedestrian pathways.
By creating this historic ensemble of a Tavern, Inn and Meeting House connected to an array of
sequestered Cottages with an internal circulation system, we intend to evoke the character and
ambiance of a charming, historic village retreat nestled on a verdant hillside.
Events offered at the Inn at Crossroads will continue in the tradition of programs and local guest
experiences available to the general public at Pippin Hill Farm for over the past 10 years, such as
wine tastings, cooking classes and farm -to -table culinary experiences, workshops in horticulture,
sustainable gardening and organic farming, seminars in local methods of wine production and
viniculture, corporate retreats and private events.
The Tavern and Inn will also serve as a nexus for curated tourism opportunities, introducing visitors
and guests to the allure of the history, rural lifestyle, historic properties, landmarks and attractions of
the Charlottesville and greater Albemarle County region.
We propose to utilize the adjacent property of Lot 87-4 to install a drain field, cistern and a large
photovoltaic solar array to service the Cottages. We also intend to use the existing entrance at SR
712 and extend the existing driveway by proposing an emergency vehicle roadway to access the
Cottages at mid points along the ridge road of Parcel 87-313
As part of our plan to enhance the Entry Corridor of Rt. 29 at the Crossroads, we will enhance the
existing plantings along the property's eastern and southeastern boundaries and commit to an
intensive planting of native species along those exposures and on both north and south sidings of
SR. 712, creating a naturalesque roadside at the Crossroads complementing the surrounding
bucolic countryside.
How the Special Use will not be a detriment to adjacent lots
Pippin Hill Farm and Vineyard is familiar with the FICA rules of its surrounding neighbors at
Bundoran Farm and has a qualified track record of adhering to its regulations and expectations. We
intend to follow these regulations which include noise abatements, shielding parked vehicles and
adhering to Dark Skies Standards.
How the character of the Zoning District will not be changed by the proposed special use
The character of the zoning district is rural and agrarian in nature with cottages, cabins, houses,
barns and sheds dotting the hills and meadows of the surrounding landscape. Our small cottages
sequestered amongst canopy trees and gardens will be largely screened from view by passing
motorists and neighboring homes, and will actually mimic the existing matrix of the immediate
countryside.
How the special use will be in harmony with the intent of the zoning ordinance
We intend to adhere to the regulations of the National Register of Historic Places, the Virginia
Landmarks Register and the Virginia Department of Historic Resources. The location and scale of
our proposed cottages, porte cochere and gardens fall within those guidelines are indeed
complementary and clearly subordinate to the existing scale of the historic Inn and Schoolhouse.
We do not propose any new additions or exterior modifications to the historic structure which would
adversely impact the historic character or significance of the structure.
Public health, safety and welfare
Our local North Garden Fire Chief, George Stevens, has met with us on site where we discussed our
proposed plans. He has suggested we install at least one 10,000 - 20,000 gal. cistern for the
purposes of refilling a pumper truck in the event of a fire. That cistern and others are proposed on
our Conceptual Site Plan and will be located accordingly, as per the Fire Department's direction.
We have also made contact with an environmental engineering firm, Old Dominion Engineering, that
has previously design -engineered wells and wastewater management systems at Pippin Hill Farm
and Vineyard. They are currently aware of our proposed development plans and are scheduling a
preliminary assessment of the property, and will report to the Blue Ridge Health Department with
their findings.
Consistency with Comprehensive Plan
Our vision for development is consistent with the values and aspects of the Comprehensive Plan.
With a proposed built area ratio of 5.66%, the proposed development is low -density, preserving the
open spaces and rural character of the Albemarle County landscape. Located at an important
junction along the Entrance Corridor, we propose to visually enhance the landscape with intensive
native plantings on either side of Plank Road and along the 29 South property boundary.
We are dedicated to the preservation of historic buildings, concerned with pursuing sustainability in
new construction, creating and promoting healthy ecosystems as responsible stewards of the land.
We intend to enhance the economic climate of the region by creating jobs, engaging current and
new business partners and creating scholarships and educational opportunities for the community,
and continuing our partnership with PVCC for the development of a skilled and trained workforce.
In developing the Inn and the Guest Cottages at Crossroads we will continue our successful
endeavors in the regional hospitality industry and forge alliances with existing and new agritourism
and agribusiness ventures and organizations.
We will also continue and expand our strong affiliations with current contractors and attract new
partners to share in our initiatives of new construction, water treatment, landscape interventions, and
hospitality, food and wine related services.
Our community based educational programs will continue with professionals and master instructors
hosting seminars, lectures and workshops in winemaking, craft making, organic gardening and
horticulture.
Impacts on Public Facilities and Public infrastructure
Our proposed project is relegated to development on private land with limited interface with public
infrastructure, transportation facilities, public safety facilities, schools and parks. We plan to use
existing VDOT permitted entries, and provide clear, unobstructed views for motorists and
pedestrians while entering and departing. The vehicle trip calculation for the existing Tavern & Inn is
114 trips per day. The new development would add 81 vehicular trips per day for a total of 195 trips
per day for the site.*`
Due to our location and adjacency to the Crossroads Entry Corridor on SR 29 and SR 712, we
intend to enhance its appearance and bio-diversity by instituting a scheme of lush native plantings
and wildflowers. Our roadside shoulder right -of ways will be landscaped and maintained for safety
with unobstructed views and sightlines.
Impacts on Environmental Features
The objective of our proposed development is to create a vibrant, healthy ecosystem by employing
the time -tested techniques of bio-engineering and sustainable best management practices we have
successfully enacted at Pippin Hill Farm and Vineyard.
The land area of Parcels 87-3B and 87-4 is situated upon a gradual hillside with slopes ranging from
4% -10% and is currently in warm seasonal grasses. Mature, overgrown hedgerows and copses of
native and invasive hardwood trees, conifers and shrubs currently exist on the property. We propose
to eliminate all invasive species including vines and woody plants replacing them with a planting
scheme of canopy, fruiting and flowering species that are native to our region.
All roads, parking gardens, bicycle and pedestrian pathways are to be constructed with previous
surfaces to reduce runoff and facilitate the infiltration of rainwater back to the aquifer.
The Cottage sites will utilize rain gardens and cisterns for rainwater harvesting and recycling.
An engineered New Generation wastewater treatment system, already in use at Pippin Hill, will be
installed that will exceed VDH current requirements with the removal of nitrogen, UV disinfection and
anaerobic + aerobic field drip dispersal, treating wastewater to potable quality levels.
The proposed Cottages will utilize passive solar designs and ground -based photovoltaic solar arrays
to offset electricity consumption. Considering our intentions to limit Rural light pollution, all exterior
building and landscape lighting specifications will conform to Dark Sky standards by limiting
up -lighting, mitigating lumen output and controlling directionality of light fixtures.
By encouraging biodiversity in our fields, wildflower meadows and gardens, we plant heirloom and
native species, insist on limiting spraying of herbicides, practice composting, and hold strict
adherence to organic farming standards for our kitchen gardens.
`* Traffic Calculations — VDOT 9th ed
Existing Inn: 7 Keys (6 Inn plus 1 Well House)
7 x 6.24 Trips per Key = 44 Trips x 65% = 28 Trips
Existing Tavern Dining: 30 Tavern Seats
30 x 2.86 = 86 Trips
Total Existing: 114 Trips
Proposed (Total, including Existing)
Hotel Rooms: 27 Keys (22 Cottage Suites + 4 Inn + 1 Well House)
27 x 6.24 Trips per Key = 168 Trips x 65% = 109 Trips
Dining: 30 Tavern Seats
30 x 2.86 = 86 Trips
Total Proposed: 195 Trips
Net Difference: 195 Trips (proposed) - 114 Trips (existing) = 81 Trips