HomeMy WebLinkAboutCCP201800002 Staff Report 2019-10-02 (5)ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: CCP201800002 Rio Mills Boat Landing
Staff: Cameron Langille, Senior Planner
and Trailhead Park
Planning Commission Public Hearing:
Board of Supervisors Hearing:
August 14, 2018
September 5, 2018
Owner(s): Crockett Corporation
Applicant(s): County of Albemarle
TMP: 045000000066BO
Request for Comprehensive Plan Consistency:
Acreage: 20.4 acres
Proposal to establish a new public park.
Location: South side of Rio Mills Road, directly west of
Zoning/by-right use: RA Rural Areas
the intersection between Rio Mills Road and U.S. 29
Seminole Trail.
Magisterial District: Rio
Proffers/Conditions: No
School District: Albemarle High School, Sutherland Middle School, Hollymead Elementary School
DA (Development Area): N/A
Requested # of Dwelling Units/Lots: N/A
Proposal: County use of the parcel to establish a
Comp. Plan Designation: Rural Area in Rural Area 1.
public park that will provide public access to the
South Fork Rivanna River that will include a
recreation area, walking trails, a boat launch,
access to a trailhead and parking spaces.
Character of Property: Undeveloped and heavily
Use of Surrounding Properties: Undeveloped rural
wooded. The property contains wetlands and is located
area land and low -density residential uses.
within the 100-year floodplain.
Factors Favorable:
Factors Unfavorable:
1. The proposed use would create new a new
None found.
public park and provide active recreational
amenities.
2. The proposed use would provide access points
to greenways and blueways and help complete
the greenway trail system.
3. The proposed park will improve the public
health, safety, and welfare by providing a safe
means of access to the river and will alleviate
issues with trespassing
4. The proposed use at this subject property does
not appear to be contradictory with the
Comprehensive Plan, and would support and
advance goals, objectives, strategies, and
other policies contained in the Plan.
Recommendation: Staff recommends that the Commission find the location, character, and extent of the proposed
public use to be in substantial accord with the County's Comprehensive Plan with conditions.
CCP-2018-00002 Rio Mills Boat Landing and Trailhead Park
Planning Commission: August 14, 2018
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STAFF CONTACT:
PLANNING COMMISSION:
CCP-2018-00002: Rio Mills Boat Landing and Trailhead Park
Cameron Langille, Senior Planner
August 14, 2018
Review for compliance with the Comprehensive Plan (per Va. Code §15.2-2232)
PROJECT: CCP201800002 — Rio Mills Boat Landing and Trailhead Park
MAGISTERIAL DISTRICT: Rio
TAX MAP/PARCEL(S): 045000000066B0
LOCATION: 20.4 acre parcel approximately 300 feet to the east of the intersection between Millers
Cottage Lane and Rio Mills Road (Rt. 643). The parcel is bordered by Seminole Trail (Rt. 29) to the east,
Rio Mills Road to the north, and bisected by Berkmar Drive.
PROPOSAL: County use of the parcel to establish a public park that will provide public access to the
South Fork Rivanna River that will include a recreation area, walking trails, a boat launch, access to a
trailhead and parking spaces.
ZONING: RA Rural Area - agricultural, forestal, and fishery uses; residential density (0.5 unit/acre in
development lots), and other uses including public uses.
ENTRANCE CORRIDOR (EC): Yes
OVERLAY DISTRICT(S): AIA - Airport Impact Area; FH - Flood Hazard Overlay District
COMPREHENSIVE PLAN: Rural Area — preserve and protect agricultural, forestal, open space, and
natural, historic and scenic resources; preservation of crossroads communities that provide support
services and opportunities to engage in community life, and residential (0.5 unit/ acre in development
lots).
BACKGROUND
In 2017, the property owners of Tax Map parcel (TMP) 045000000066BO approached the County about
the possibility of donating the subject parcel to the County in order to create a new public park
(Attachment A). Historically, members of the public have used the property to access the South Fork
Rivanna River for recreational activities like canoeing, kayaking, and fishing even though it is currently
under private ownership.
The Albemarle County Department of Parks & Recreation hired a consultant to conduct a site assessment
report (Attachment B). The report concluded that a park was a feasible use of the property despite the
presence of FEMA 100-year floodplains, stream buffers, and wetlands on site. Since the report was
completed in October 2017, the Department of Parks & Recreation has entered a partnership with the
Virginia Department of Game and Inland Fisheries to create a public park that will allow the public to carry
out the recreational activities in a formal and legitimate setting.
PURPOSE OF THE REVIEW
A Compliance with the Comprehensive Plan Review ("CCP Review" or "2232 Review," in reference to the
Code of Virginia statute which necessitates this type of local review process), considers whether the
general location, character, and extent of a proposed public facility are in substantial accord with the
adopted Comprehensive Plan. It is reviewed by the Planning Commission, and the Commission's findings
are forwarded to the Board of Supervisors for their information. No additional action is required of the
Board. The Commission's action is only related to the appropriateness of the site for the proposed public
use and is not an action or recommendation on whether the facility should be funded and/or constructed.
CHARACTERISTICS OF THE SITE AND AREA
The 20.4 acre property is located on the south side of Rio Mills Road (Attachment C). Route 29 borders
the property to the east. The South Fork Rivanna River borders the property to the south. Berkmar Drive
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bisects the property into two separate parts and the proposed park will be located on both portions of the
parcel. There are no existing structures on the property, and it is currently covered in dense vegetation.
The site is designated Rural Area in Rural Area 1 in the Comprehensive Plan and is zoned Rural Areas.
Adjacent and surrounding properties along Rio Mills Road are primarily low -density residential and rural
area uses (Attachment D).
The Greenway Plan for the Development Areas contained in Chapter 11 Parks and Recreation,
Greenways, Blueways, Green Systems of the Albemarle County Comprehensive Plan calls for a G2 level
access point to be provided along the South Fork Rivanna River Corridor east of the subject parcel
(Attachment E). G2 access points may include features such as public parking and possible boat access
to the river. Review and approval of this Comprehensive Plan Compliance application is necessary since
the Rio Mills Park is not in the exact location as called for on the Greenway Plan. If approved, the new
river access within the Rio Mills park will be in addition to the other G2 access point further east, it will not
substitute that access point.
SPECIFICS OF THE PROPOSAL
The proposal for the Rio Mills Road Boat Landing and Trailhead Park follows is comprised of the following
elements (Attachments A and B):
Space Programminq (parking and trails): The park grounds will provide a parking lot with a gravel
surface for vehicular access to the site. The exact parking lot location will be determined during
the site review process, but will most likely be on the eastern portion of the parcel. Trails will
connect to the parking lot and continue westward. The trails will cross under Berkmar Drive to give
visitors access from a location west of Berkmar Drive. A trail and staircase will continue from the
parking spaces down to the foot of the South Fork Rivanna River where the boat landing will be
installed. See page 11 of Attachment B for an example of what the boat launch will look like.
Users and Activities: It is anticipated that the park will be heavily utilized by all members of the
public looking to participate in hiking and river oriented recreational activities. The Department of
Parks and Recreation may periodically administer specific recreational programs within the park
once the design and layout are finalized. Historical artifacts and an archaeological site lie within
the parcel which will enable the school division to host student field trips focused on the natural
history of Albemarle County.
■ Administration: The facility and programming would be administered by County departments
including Parks & Recreation (P&R) and Facilities & Environmental Services (FES). P&R will
administer the proposed trails and recreational amenities. Both departments will coordinate to
manage on -site parking needs.
COMMUNITY MEETING
A community meeting was held for this CCP review on Thursday, July 19, 2018 during the Places29 -
North Community Advisory Committee meeting at the Hollymead Fire Rescue Station. All property owners
within a quarter mile radius were invited. Invitations were also sent to the Forest Lakes subdivision
Homeowners Association and the Montgomery Ridge subdivision Homeowners Association. All members
of the Places29 - Rio Community Advisory Committee were also invited. Members of the public expressed
widespread support for the proposed park. Minor concerns were raised regarding the protection of
sensitive environmental features, such as wetlands that are present on the property. County staff from the
Department of Community Development and the Department of Parks & Recreation explained that the
layout of the park is conceptual at this point, and the final design of the park will comply with all County,
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State, and Federal regulations governing land development on properties with wetlands, stream buffers,
and FEMA floodplains.
CONFORMITY WITH THE COMPREHENSIVE PLAN
Compliance of this proposal relative to the policies and plans contained in the County's Comprehensive
Plans is analyzed below:
Parks and Recreation, Greenways, Blueways, Green Systems Objective 1: "Preserve and
maintain important natural areas, rivers, and lakes in County -owned parks in the Development Areas
and the Rural Area, in parks jointly owned with the City, and in City -owned land surrounding drinking
water reservoirs in the County."
■ Strategy 1 c: Continue to allow and manage recreational uses of drinking water reservoirs and
adjacent public land only as incidental uses to the primary function of water supply and in such
a manner as to prevent cumulative impacts that may impair that primary function.
Staff comment: The subject property is located approximately six -hundred feet (600') to the east of the
South Fork Rivanna River Reservoir. The property has approximately 1,500 linear feet (1,500') of
frontage along the north bank of the South Fork Rivanna River. The reservoir is currently utilized for
UVA-affiliated and community rowing organizations, and fishing is popular activity. The new public
park will protect the reservoir's primary purpose, which is to supply the County with safe drinking
water. The proposed boat launch will provide access to the Rivanna River and help distribute the
demand for water -oriented recreational amenities downstream from the reservoir.
■ Parks and Recreation, Greenways, Blueways, Green Systems Objective 2: "Develop Parks for
Active Recreation."
Staff comment: The park will provide a wide -range of recreational activities that includes walking trails,
small areas for active recreation, and a boat launch. This will enable the public to utilize the Rivanna
for active recreation activities like rowing, canoeing, and kayaking. The walking trails will allow park
visitors to engage in passive recreation activities such as hiking.
• Parks and Recreation, Greenways, Blueways, Green Systems Objective 3: "Complete the
greenway trail system and provide access to blueways."
■ Strategy 3i: Increase public awareness of greenways and provide educational opportunities,
such as nature hikes, species and plant identification, and interpretation of historic,
architectural, and natural resources.
Staff comment: Greenways are areas of vegetated open space, usually linear in nature, that connect
places. They are often located along streams and rivers, utility easements, abandoned railroads, and
sometimes along roadways. Blueways are waterways or trails along waterways that provide access to
the water for boating, fishing, camping, or educational opportunities. The proposed park can be
classified as both a greenway and blueway due to its proximity to the Rivanna River. As stated in the
Comprehensive Plan, these areas are intended to function as both recreational and educational
amenities. The walking trails and boat launch will satisfy this objective by providing the public with
recreational amenities near a major environmental resource.
The Virginia Department of Historic Resources and County Staff have identified two possible historic
resources on the parcel, including a scatter of contact -period Native American archaeological artifacts,
and remnants of a 19' century canal and lock system (Attachment F). The Native American
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archaeological site has been thoroughly surveyed and documented by VHR. However, the canal and
lock system has never been surveyed and its true extent is unknown. Staff is recommending
conditions that will require the locations of these resources to be identified through a property survey
during the site plan review process so that they are not disturbed during grading or construction
activities. Additionally, staff is recommending a condition that signage be installed near these
resources to provide park visitors with an educational resource.
The final design of the improvements within the Rio Mills Road park will comply with all County, State,
and Federal regulations pertaining to the protection of existing environmental features such as like
wetlands and critical animal habitats.
■ Parks and Recreation, Greenways, Blueways, Green Systems Objective 4: "Provide access
points to greenways and blueways."
Staff comment: This objective calls for providing access to greenways within the Development Areas
of the County, The subject property lies in the designated Rural Area, but it is directly adjacent to the
Places29- Hollymead Development Area (east of Route 29). South of the subject property on the
opposite side of the Rivanna River is Neighborhood 1 of the Places29 Development Area. The Route
29 right-of-way and Rivanna River are the only physical separation between the subject parcel and the
boundaries of these Development Areas. As such, the Rio Mills Road public park will be strategically
located due to its proximity to development area neighborhoods. In the future, County staff may be
able to develop agreements with neighboring owners in the development areas to provide official
greenway connections from the Rio Mills Road park through these properties. This will initiate the
creation of a cohesive greenway network along the Rivanna River.
Strategy 4b of Objective 4 states that the County should seek to provide safe boating access at
strategic locations along the Rivanna River blueway corridor. As stated earlier, the County is aware
that many residents currently access the river at various locations located on private properties to the
east of the proposed Rio Mills park. Some of these access points feature rudimentary boat launches
that are unsafe due to lack of official permitting. Traveling to these access points also results in
residents parking their cars along neighborhood streets and unknowingly trespassing over private
land. Installing a new public parking lot, trailhead, and boat launch designed by civil engineers will
enable County staff to actively manage and maintain a safe means of access to the Rivanna River
blueway.
SUMMARY:
Staff has identified factors which are favorable to this proposal:
Factors favorable to this request include:
1. The proposed use would create new a new public park and provide active recreational amenities.
2. The proposed use would provide access points to greenways and blueways and help complete the
greenway trail system.
3. The proposed park will improve the public health, safety, and welfare by providing a safe means of
access to the river and will alleviate issues with trespassing on adjacent private properties.
4. The proposed use at this subject property does not appear to be contradictory with the
Comprehensive Plan, and would support and advance goals, objectives, strategies, and other
policies contained in the Plan.
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No unfavorable factors were found. In summary, Staff finds that the proposed location, intensity, and
frequency of activity for the proposed Rio Mills Boat Landing and Trailhead Park are in substantial accord
with the County's Comprehensive Plan. Two conditions of this finding are proposed, which relate to
provision of a survey of historic resources and signage.
RECOMMENDED ACTION:
Staff recommends that the Commission find the location, character, and extent of the proposed Rio Mills
Boat Landing and Trailhead Park public facility, and use thereof, to be in substantial accord with the
County's Comprehensive Plan, for the reasons identified as the favorable factors in this staff report
provided that:
1. During the site plan review process, a property survey shall be conducted by a licensed surveyor
that identifies all existing historical artifacts including the canal and lock system and archaeological
sites on the property. No grading activities may occur in areas featuring historical artifacts or
archaeological sites identified on the survey. No historical artifacts may be removed from the
property during installation of the park improvements; and
2. Educational signage is installed near all historical artifacts, including the canal and lock system
and archaeological sites located within the property in compliance with the Albemarle County
Historic Preservation Committee requirements.
POSSIBLE MOTIONS:
A. I move to find the location, character, and extent of the Rio Mills Boat Landing and Trailhead Park
public facility and public use thereof, as proposed, to be in substantial accord with the
Comprehensive Plan with the following conditions:
1. During the site plan review process, a property survey shall be conducted by a licensed
surveyor that identifies all existing historical artifacts and archaeological sites on the property.
No grading activities may occur in areas featuring historical artifacts or archaeological sites
identified on the survey. No historical artifacts may be removed from the property during
installation of the park improvements.
2. Educational signage shall be installed near all historical artifacts and archaeological sites
located within the property in compliance with the Albemarle County Historic Preservation
Committee requirements.
B. I move to find the location, character, and extent of the Rio Mills Boat Landing and Trailhead Park
public facility and public use thereof, as proposed, to not be in substantial accord with the
Comprehensive Plan [state reason(s) for non-compliance with Comprehensive Plan].
ATTACHMENTS:
A — Application: Project Narrative
B — Application: Site Assessment Report
C — Location Map
D — Future Land Use Map
E - Comprehensive Plan - Chapter 11 Parks and Recreation - Figure 3 - Greenway Plan for the
Development Areas
F — Virginia Department of Historic Resources — Archaeological Site Record
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