COUNTY OF ALBEMARLE

PLANNING STAFF REPORT SUMMARY

 

Project Name:   SP 2008-42 Keswick Hall / Club

Staff: Joan McDowell, Principal Planner

Planning Commission Public Hearing:

January 6, 2009

Board of Supervisors Public Hearing:

February 4, 2009

Owner: Keswick Corp. and KGC, Inc.

Applicant:  Keswick Corp. and KGC, Inc.

Acreage: 160.671 acres

Special Use Permit:  Yes

TMP:  80 – 8Z; TMP 80-9

Location:  Keswick Country Club, 701 Club Drive;

Existing Zoning and By-right use:

RA -- Rural Areas: agricultural, forestal, and fishery uses; residential density (0.5 unit/acre);

EC Entrance Corridor: overlay to protect properties of historic, architectural or cultural significance from visual impacts of development along routes of tourist access

Magisterial District: Rivanna

Conditions: Yes

RA (Rural Areas): X

Requested # of Dwelling Units:  NA                           

Proposal:  Construct a 13-room spa to be open to public and Keswick Club guests in Phase I; defter construction of  five guest rooms to Phase II; construct two tennis courts in Phase I; omit wing to existing Inn to construct six guest villas containing multiple guest rooms

Comprehensive Plan Designation: Rural Areas - preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/ density (0.5 unit/ acre)

Character of Property: The property has been developed as a combination of private club, residential estates, hotel and restaurant.

Use of Surrounding Properties: Mixture of residential and agricultural uses in the area

Factors Favorable:

1.       The proposed construction of a larger spa, two tennis courts, and the modification of phasing  would not cause an expansion of the central water system or require that road improvements be completed with Phase I instead of Phase II construction.

2.       The additional buildings constructed in Phase I under this special use permit would not be visible from the public right-of-way or from adjacent residential properties.

 

Factors Unfavorable:

Staff has not identified any factor unfavorable to this application.

RECOMMENDATION: Staff recommends approval of this Special Use Permit with conditions.

     

 

STAFF PERSON:             Joan McDowell, Principal Planner Rural Areas

 

PLANNING COMMISSION:      January 6, 2009

 

BOARD OF SUPERVISORS:      February 4, 2009

 

PROJECT: SP 2008 - 42 Keswick Hall / Club

 

PROPOSED:  The Keswick Club has requested an amendment to SP 2000-33 be allowed to construct a new 13 treatment room spa in Phase I instead of Phase II and allow the spa to be open to the public.  The existing four treatment room spa in the main club building would be converted to common space for the club members. In addition, the applicant has requested that they be permitted to defer from Phase I to Phase II of construction five guest rooms.  In addition, two additional tennis courts planned for Phase II would be constructed with Phase I.  The approved special use permit added a wing to the existing Inn.  The applicant has proposed to eliminate the wing and replace it with five detached buildings containing four guest quarters in each and one “Presidential Villa” containing three guest rooms. 

 

PETITION:  PROPOSED: Amend SP 2000-33 to allow modifications to the master plan related to the timing (phasing) of development: move 5 guest rooms from Phase I to Phase II; a larger spa moved from phase II to phase I; add two tennis courts and amend condition of approval to allow spa to be open to the public 

ZONING CATEGORY/GENERAL USAGE: RA Rural Areas - agricultural, forestal, and fishery uses; residential density (0.5 unit/acre in development lots)  EC Entrance Corridor – Overlay to protect properties of historic, architectural or cultural significance from visual impacts of development along routes of tourist access

SECTION: 10.2.2(2) Clubs, lodges, civic, patriotic, fraternal (reference 5.1.02)

and SECTION 10.2.2 (27B) Restaurants and inns that are: Nonconforming uses, provided the restaurant or inn is served by existing water and sewerage systems having adequate capacity for both the existing and proposed uses and facilities without expansion of either system

COMPREHENSIVE PLAN LAND USE/DENSITY:  Rural Areas – preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/ density ( .5  unit/ acre in development lots)

ENTRANCE CORRIDOR: Yes

LOCATION: 701 Club Drive; east of Louisa Rd. (Rt. 22) at Hunt Club Dr. and east side the intersection of Hunt Club Dr. and Keswick Rd. (Rt. 731)

TAX MAP/PARCEL: 80-8Z and TMP 80-09

MAGISTERIAL DISTRICT: Rivanna

 

CHARACTER OF THE AREA:   The Keswick community comprises a mixture of residential, large estate, agricultural and forestal uses, along with supporting community commercial uses. 

 

The original inn on the Keswick property, Villa Crawford, was built in 1910 and is a usual example of eclectic Georgian revival and Italian Villa styles.  The Villa was surveyed by the Department of Interior National Park Service, as part of the Southwest Mountains Historic District.  The Villa was considered to be “contributing resource,” although it was noted that the site was undergoing extensive renovation and other later additions were considered non-contributing.  It was noted that these renovations could change the Villa’s status to non-contributing.  Several noncontributing structures, such as the pool, tennis courts and motel lodging were also listed.

 

The Keswick Club has evolved into a private golf club, an inn and restaurant, with supporting amenities for guests, and surrounding single family residential.

 

PLANNING AND ZONING HISTORY:

 

The following list summarizes application proposals submitted by the various Keswick land owners.  Site plans have not been included in this list. 

 

  1. SP 78-76 – An inn with may include as accessory uses swimming pools and tennis courts; approval for existing facilities only; 18 acres
  2. SP 85-53 – Subdivision of 37 single family lots
  3. SP 85-54 – Allowed 6 guest rooms in 2 existing cottages and 36 guest suites in a new structure adjacent to clubhouse; required Health Department approval of method of sewage disposal and the County Engineer review of pump tests for two wells; allowed central well system; usage of existing wells at clubhouse not to exceed present usage
  4. SP 86-02 – Permit 6 guest rooms approved for 2 existing cottages to be located in Keswick clubhouse additional/conference center and this addition to be connected to the main clubhouse; permit renovation of 2 existing cottages into a tennis pro shop and storage building
  5. SP 86-03 – Allows for construction of golf course and road in floodplain
  6. SP 86-04 – Subdivision of clubhouse tract into 2 parcels consisting of 15.2 and 5.0 acres; 5 acre tract not for residential purposes
  7. SP 92-21 – Amend Condition 5 of SP 85-53 to allow Club Drive to be private road
  8. SP 92-57 – Allow floodplain crossings for private road; nine hole golf course
  9. SP 92-58Subdivision of 280.2 acres into 75 single family residential lots
  10. SP 92-59 – Allowed expansion of golf course from 18 to 27 holes

11.   SP 94-07 – Expand club facilities to add a swimming pool, tennis courts, and clubhouse on 149.846 acres

12.   SP 95-12 – Add five parcels of record totaling 15.929 acres; amend SP 92-58 by deleting two parcels; delete nine hole golf course expansion approved with SP 92-57; allowed 88 lots, including 86 small residential lots and 2 for wastewater treatment facility and golf maintenance facility.  Involved 515 acres comprised of approximately 224 acres of development lots, 10.354 acres for the two facilities, 16.6 for roads, 139 for existing golf course and 126 acres for open space

  1. CPA 84-11 – Resolution of intent to study amendment to Plan to allow for the development of the PUD (ZMA 84-20) – Denied

14.   VA 93-07 – RA to PUD – Denied

  1. VA 93-07 – Variance to reduce front setback from 25 feet
  2. ZTA 99-07 – Added Section 10.2.2.27(b) to the Zoning Ordinance:

Restaurants and inns that are:

(b)    Nonconforming uses, provided the restaurant or inn is served by existing water and sewerage systems having adequate capacity for both the existing and proposed uses and facilities without expansion of either system.

 

  1. SP 2000-33 – Master Plan for Keswick Club / Hall

 

CONFORMITY WITH THE COMPREHENSIVE PLAN: The Comprehensive Plan designates the subject properties as Rural Areas emphasizing the preservation and protection of agricultural, forestal, open space, and natural, historic and scenic resources as land use options.   Although the Comprehensive Plan does not specifically recognize the Inn and Club, they are existing facilities.  The proposed changes to allow the spa to be constructed in Phase I and the deferral of five guest rooms to Phase II offset impacts that would have negative affects on water, septic, and roads.  The two tennis courts would not be open for public use and would not increase a demand for services, as they would for guests of the Inn.

 

Until major renovations altered the original structure, the Villa Crawford was identified as a National Register of Historic Places contributing building in the Southwest Mountains Historic District.  Although much of the  original structure was remodeled, it retains an important place within the Historic District.

 

STAFF COMMENT:

Staff addresses each provision of Section 31.2.4.1 of the Zoning Ordinance:

 

31.2.4.1: Special Use Permits provided for in this ordinance may be issued upon a finding by the Board of Supervisors that such use will not be of substantial detriment to adjacent property,

The changes to the approved special use permit (SP 2000-33) and the master plan for the Keswick Club and Estates would not adversely affect the central water system serving other master planned properties and residences at Keswick and would not induce the public road improvements that will be required with Phase II to address off-site impacts.  The spa building would not be visible from adjacent residential properties.  The proposed changes to the approved plan are included as Attachment A.  The plan depicting existing conditions is included as Attachment B.

 

that the character of the district will not be changed thereby and

The larger spa building would be in an area of the property that would not be visible from public rights-of-way. Staff’s opinion is that it would not change the character of the Rural Areas District.

 

that such use will be in harmony with the purpose and intent of this ordinance,

Section 18, Chapter 10 of the Zoning Ordinance outlines the purpose of Rural Areas zoning: “This district (hereafter referred to as RA) is hereby created and may hereafter be established by amendment of the zoning map for the following purposes:

-Preservation of agricultural and forestal lands and activities;

-Water supply protection;

-Limited service delivery to the rural areas; and

-Conservation of natural, scenic, and historic resources. (Amended 11-8-89)”

The Keswick Club and Hall do not comply directly with most of these purposes, but are long existing, approved, uses in this Rural Areas District.  Changing economic conditions for a facility such as this mean that changes to the existing inn may be necessary.  The changes proposed by this special use permit will not further the inconsistencies of the Keswick Club and Hall with the Rural Areas District purposes, and will continue to enable the Villa Crawford to retain its important place within the Southwest Mountains Historic District.

 

with uses permitted by right in the district,

With safeguards through conditions of approval regarding water, sewer, and access, the proposed changes should not affect the uses permitted by right in the surrounding Rural Area District.

 

with the additional regulations provided in section 5.0 of this ordinance,

No regulations is Section 5.0 apply to this application.

 

and with the public health, safety and general welfare.

The proposed changes to SP 2000-33 would not cause changes to or an expansion of the existing central water system.  The Virginia Department of Transportation has determined that the deferral of five guest rooms to Phase II offsets the off-site impacts of a larger spa that would be open to the public; therefore, the road improvements required for Phase II would not be required with Phase I, as a result of the deferral of the five guest rooms to Phase II.

 

SUMMARY:

Staff has identified the following factors favorable to this application:

1.        The proposed construction of a larger spa, two tennis courts, and the modification of phasing  would not cause an expansion of the central water system or require that road improvements be completed with Phase I instead of Phase II construction.

2.        The buildings proposed with this special use permit would not be visible from the public right-of-way or from adjacent residential properties.

 

Staff has not identified any factor unfavorable to this application.

 

      RECOMMENDED ACTION: 

Based on the findings contained in this staff report, staff recommends approval of SP200800042, subject to the following conditions.  Amendments to the conditions approved with SP 2000-33 are shown as underlined (new) or strikethrough (deleted). 

 

1.       The Keswick Estate shall be developed in general accordance with the plan titled Keswick Estate Conceptual Long Range Master Plan, prepared by Roudabush, Gale and Associates, dated December 18, 2000, as amended by Keswick Hall Master Plan, prepared by Train & Partners + Mario di Valmarana, received September 14, 2008. (Attachment A).

 

2.       No building permits shall be issued for Phase II improvements beyond those improvements approved with SP 00-33, as shown on the plan titled Keswick Estate Conceptual Long Range Master Plan prepared by Roudabush, Gale and Associates dated December 18, 2000, and as amended by SP2008-42 and as shown on the plan Keswick Hall Master Plan, prepared by Train & Partners + Mario di Valmarana, received September 14, 2008.until all road improvements described by the Virginia Department of Transportation letter from R.P. Ball dated February 21, 2001, and included as Attachment B have been completed (not bonded) to the satisfaction of the County Engineering Department and the Virginia Department of Transportation.                  

 

      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, 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 water system must be expanded to meet existing or future demand, the applicant shall seek and obtain all necessary approvals for expanding the system from the Virginia Department of Health and the County Board of Supervisors; 

 

        5.   Except for any restaurant and spa on the property open to the general public, Keswick Hall and its associated facilities shall be used only by the guests of the inn and their invitees, and members of the Keswick Country Club and their invitees; and 

 

         6.  Each plat of division of any lands shown on the plan titled “Keswick Estate Conceptual Long Range Master Plan”, prepared by Roudabush, Gale and Associates, dated December 18, 2000 shall include the following statement if those lands are not within a jurisdictional area and will not be served by a public water or sewer system: “On the date of approval of this plat by the agent, the lands being divided are not within a jurisdictional area and public water and sewer service are not available.”

  

 

ATTACHMENTS

Attachment A -  Keswick Hall Master Plan

Attachment B – Overview Keswick Hall, October 18, Rodabush, Gale & Associates

Attachment C – SP 2000-33 Board of Supervisors approval letter

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