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HomeMy WebLinkAboutSP202100004 Review Comments Special Use Permit 2021-04-14 (3)COUNTY OF ALBEMARLE Parks & Recreation Department 401 McIntire Road, Charlottesville, Virginia 22902 Telephone (434) 296-5844 1 Fax (434) 293-0299 To: Clifton Inn LLC C/O Ms. Kelsey Schlein— Shimp Engineering ("Primary Contact") From: Tim Padalino, AICP, Chief of Parks Planning Date: April 5, 2021 Subject: Initial ACPR Review Comments for Special Use Permit Application #SP202100004 and Zoning Map Amendment Application #ZMA202100003 As members of the Albemarle County Site Review Committee, Albemarle County Parks & Recreation (ACPR) has received and reviewed your application materials for special use permit SP202100004 and zoning map amendment ZMA202100003 for "The Clifton & Collina Farm." ACPR's initial review status and review comments are enclosed. In addition to those detailed comments, I want to express the interest of ACPR staff in having an opportunity to communicate with the property owner(s) of The Clifton about these proposed new land uses. We feel such dialogue would be constructive, in order to learn more about the existing uses and future plans for this historic property, and also to discuss with you how the subject property's location represents a strategically -important, mutually -beneficial opportunity to help increase the public's access to high -quality recreational greenways and blueways along the Rivanna River. Importantly, Parks & Recreation staff are eager to understand the property owners' ideas, questions, concerns, and any other considerations in response to ACPR's review comment, which focuses on the potential possibility of some riverfront floodplain portions of TMP #79-36 being voluntarily dedicated to public use (please see ACPR review comment #1). We believe some such dedication/conveyance would be invaluable, in terms of advancing Albemarle County's long -held, formally -adopted plans and objectives for greenways and blueways along the Rivanna River — which is one of Central Virginia's most important natural assets, and which is the first river in Virginia to be designated a Scenic River by the General Assembly. We also believe such a scenario would be of significant benefit to The Clifton and Collina Farm, in terms of your venue's proximity to improved outdoor recreation amenities, and also in terms of distinguishing your historic property from other similar lodging and event destinations. Thank you for your time and attention to these comments, and to our interest in communicating with the property owners if possible. I remain available at (434)-296-5844 x 3207 or tadalino e albemarle.org. Sincerely, Tim Padah AICP Albemarle ounty Chief of Parks Planning ACPR Review Status / SP202100004 and ZMA202100003 (The Clifton & Collin Farm): "See Recommendations" ACPR Review Comments / SP202100004 and ZMA202100003 (The Clifton & Collina Farm): [Review Comment #11: As a member of the Albemarle County Site Review Committee, Albemarle County Parks & Recreation (ACPR) has reviewed SP202100004 and ZMA202100003 and finds these proposals to be partially consistent, and partially inconsistent, with applicable Comprehensive Plan ("Comp Plan") policies, goals, and objectives. For example, in the "Consistency with Comprehensive Plan" section of the Project Narrative, there is detailed explanation of how the proposal includes important considerations for the subject property's unique historic resources (relating to the "Historic, Cultural, and Scenic Resources" chapter of the Comp Plan). However, the Project Narrative does not address how the proposal relates to important Comp Plan objectives and strategies for public greenways, trails, and riverfront recreation amenities — including Comp Plan recommendations that are directly relevant to the subject property (as contained in the "Parks and Recreation, Greenways, Blueways, and Green Systems" or "Green Systems" chapter). Specifically, the subject property's unique environmental resources — particularly the riparian floodplain area which includes 2,000+ feet of frontage along the Rivanna River — are a uniquely important component of the countywide Greenway Plan, which is intended to provide recreational as well as environmental benefits. However, the Project Narrative does not address any proposed uses or planned uses of this portion of the subject property (other than to clarify that the current proposal would not include any land disturbance in the floodplain). For more detailed information about pertinent Comp Plan objectives, please reference pages 5 — 6 of the enclosed exhibit which illustrate how Albemarle County's Greenway Plan includes planned Greenway, Boat Access, and G2 Public Access Trailhead facilities along the Rivanna River in the Milton area. (See "Figure 2: Albemarle County Rural Parks and Greenway Plan" and "Figure 3: Greenway Plan for the Development Area.") Additionally, the Green Systems chapter of the Comp Plan states the following: "Greenways, blueways, and other green systems add value to our County by connecting residents and visitors to parks and other popular destinations throughout the region. Greemvays can add economic value by increasing property values, tourism, and recreation -related revenues.... The protection of sensitive natural areas, especially riparian areas, also protects people and property from flood damage by buffering the natural floodplains along rivers and streams. " (Page 11.3) Overall, in accordance with the Comp Plan, ACPR understands the appropriate land uses in the environmentally -sensitive riparian portions of the subject property(s) are limited almost exclusively to conservation. But ACPR also recognizes the potential opportunities for the recreational use of a portion of the subject property, which has a location that makes it a strategically -important connection for a planned 8+ mile riverfront greenway trail along the Rivanna River, and for expanded and improved river access facilities for water recreation. Therefore, ACPR review comments and recommendations include the following: 1. ACPR recommends that this proposal for The Clifton & Collina Farm be revised to include a publicly -accessible greenway easement over certain portions of TMP #79-36 within the Flood Hazard Overlay ("100 Year Floodplain") along the Rivanna River. Specifically, ACPR respectfully recommends that the Application Plan / Concept Plan for these proposals be revised to identify and depict the recommended greenway easement area (as detailed in the "Description of Requested Public Greenway Easement Area(s)" section on page 5 of this comment letter, and in the exhibits on pages 3 — 4 of the enclosed packet titled "Greenway Easement Area Along Rivanna River" dated April 5, 2021). 2. ACPR further recommends a condition of approval for SP202100004 that would require the platting, dedication, and conveyance of the recommended greenway easement within 90 days of any potential future approval of SP202100004 and/or ZMA202100003. [Rationale for Recommendations]: The new land use proposals contained in the special use permit application and zoning map amendment application involve multiple subject properties, one of which (TMP #79-36) has extensive frontage along the Scenic Rivanna River (and also its tributary Camp Branch). The riverfront and floodplain portions of this property are strategically important locations where Albemarle County has been planning for decades to implement improved water recreation amenities, as well as expanded riverfront greenway trails and increased vehicular trailhead facilities. As such, ACPR respectfully recommends that, in conjunction with the new and expanded land uses proposed in SP202100004 and ZMA202100003, a certain portion of Tax Map Parcel 479-36 in the floodplain along the Rivanna River be dedicated and conveyed to Albemarle County for public use, so that the County can: 1. continue to implement the planned GreenwaysBlueways network along the Scenic Rivanna River in ways that would be mutually beneficial (including new and improved water access facilities at the Milton Boat Launch, as well as the construction of a trailhead and multi -use greenway trails that would connect with existing County greenways immediately upstream and downstream from TMP 479-36); and 2. help ensure the long-term protection and conservation of this sensitive riparian environment along the Scenic Rivanna River. Both of these objectives are in alignment with the community's vision and the County's formally adopted plans, as contained in the following: ■ 1996 Albemarle County Comprehensive Plan (original initiative for countywide Greenway Plan) ■ Albemarle County Comprehensive Plan — "Green Systems" chapter (2015) ■ Albemarle County Greenway Plan in Development Areas (2015) ■ Albemarle County Rural Parks and Greenway Plan (2015) ■ LPDA Rivanna Greenway Feasibility Study (by LPDA: 2020) ■ Rivanna River Corridor Plan (by County + City + TJPDC: 2021) More specifically, a greenway dedication/conveyance would specifically help advance and implement the following objectives and strategies contained in the Green Systems chapter of the Comp Plan: Objective 2: Develop parks for active recreation. o Strategy 2d: Acquire the sites for and develop public parks shown for active recreation on Development Area Master Plans. Objective 3: Complete the greenway trail system and provide access to blueways. o Strategy 3a: Enhance, protect, and maintain stream and river corridor vegetation, water quality, and wildlife habitats by acquiring greenways and blueways and, in some instances, improving designated greenways by adding trails. o Strategy 3b: Continue to develop the County's greenway system as shown in the Development Area Master Plans and on the Greenway Plan. o Strategy 3g: Continue to encourage developers to contribute to the greenway system by dedicating land, donating easements or funds, and/or constructing portions of the trails identified on the Greenway Plan. o Strategy 3i: Coordinate adjacent land development with the greenway, so that existing and future development can be integrated into and harmonious with the greenway system. Objective 4: Provide access points to greenways and blueways. o Strategy 4a: Provide access to public greenways at locations shown in Development Area Master Plans and in places listed in the Greenway Plan. o Strategy 4b: Provide boat access at appropriate locations along the Rivanna River, the Rivanna Reservoir, and the James River. Target access or improvements to access points at the locations listed in the Greenway Plan. Details are provided in the Appendix to this Plan. ( "Many residents enjoy boating on the County's rivers; however, parking areas at access points are very limited.... In some cases, the safety of boat launches is very poor. A plan for better maintenance of public boat launches and adjacent parking areas is needed.') In these ways, a voluntary dedication/conveyance of the recommended greenway easement would also generate substantial new content that could be included in an updated "Public Need/Benefit" section of the Project Narrative, in support of the overarching goal of the Green Systems chapter: "Albemarle will have a system of high quality parks and recreational facilities throughout the County that is interconnected by greenways and paths. " (Page 11.1) Finally, in addition to this being a strategically important opportunity to solve a major public need as identified in previous and ongoing public planning efforts, ACPR believes the recommended greenway easement dedication/conveyance would also be beneficial to The Clifton & Collina Farm in notable ways: a. It would enable the County to implement major, comprehensive upgrades to the existing river access facilities, which are inadequate; b. It would result in patrons and guests of The Clifton & Collina Farm having immediate proximity to high -profile outdoor recreation amenities along the Rivanna River; c. This proximity to a (future) new and improved Milton Boat Launch on the Rivanna River, and to the (future) 8+ miles of Rivanna Greenway, would distinguish The Clifton & Collina Farm from most other historic accommodations and event venues. 4 [Description of Requested Public Greenway Easement Area(s)]: To enable Albemarle County to implement and maintain planned strategically important outdoor recreation facilities, and to ensure the long -tern protection and conservation of sensitive riparian environmental resources, the recommended greenway area would include: a. the riverfront, riverbanks, and portions of the riparian floodplain along the Rivanna River (within the FEMA-designated Flood Hazard Overlay / "100 Year Floodplain"), extending from the northern boundary of TMP 479-36 along North Milton Road to the southern boundary along Camp Branch. Please see the enclosed exhibit titled "Greenway Easement Area Along Rivanna River" and dated April 5, 2021 for a graphic depiction of the recommended greenway easement area. [Other Considerations]: The final location and configuration of the recommended greenway easement area would be accurately determined by a professionally licensed land surveyor and specifically identified on a separate easement plat at the expense of Albemarle County. This easement platting work would happen in close coordination with the property owner(s). The recommended greenway easement area would be located and configured so as to not interfere with or hinder the current or proposed land uses at The Clifton & Collina Farm. The portion of TMP #79-36 where the greenway easement is recommended is within the FEMA-designated regulatory floodplain, is generally not suitable for development, and has few appropriate land uses other than conservation and outdoor recreation. The County's management and maintenance of the greenway easement area would include site - specific features (potentially including but not limited to signage, access control, or other appropriate measures) to help minimize or eliminate problematic issues between public use of the greenway and private property. ACPR would work closely with the property owner(s) to identify, implement, and maintain any such necessary features at the expense of Albemarle County.