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HomeMy WebLinkAboutZMA202200013 Application 2022-12-13 (2)\ 4 : � ► rtesvilla _ � 'r� { _ Gity of Gh�lo �bem�ie GountY 3 Y p SITE 4 O 07 l ool tort' jp vp ��� 00 s III OWNER/DEVELOPER Greenhouse Abatement Industries Association LLC P.O. Box 2341 Charlottesville, VA 22902 TMP 78-21B1 ACREAGE 0.691 AC MAGISTERIAL DISTRICT Scottsville STEEP SLOPES £r STREAM BUFFER There are no stream buffers within the project area. Preserved steep slopes exist within the project area. SOURCE OF BOUNDARY £r TOPOGRAPHY Boundary and physical information provided by Kirk Hughes & Associates, July 15, 2022, revised August 23, 2022 Two (2) foot contour interval topography from Virginia LiDAR, Virginia Geographic Information Network, 2016 FLOODZONE According to the FEMA Flood Insurance Rate Map, effective date February 4, 2005 (Community Panel 51003CO289D), this property does not lie within a Zone A 100-year flood plain. WATER SUPPLY WATERSHED Upper Rivanna River (Non -Water Supply Watershed) WATER AND SANITARY SERVICES Provided by Albemarle County Service Authority (ACSA) DAM BREAK INUNDATION ZONE This property is subject to the dam break inundation zone. ZONING EXISTING: R-4 Residential OVERLAY: Steep Slopes - Preserved PROPOSED: R-4 Residential, Steep Slopes - Managed USE EXISTING: Historic power plant COMPREHENSIVE PLAN DESIGNATION: Parks & Green Systems, Neighborhood Density Residential LOCATION On East Market Street, near the City/County boundary SURROUNDING USES The property is surrounded by single-family detached, duplex, and multifamily uses. The CSX railroad runs along the rear of the property. There are properties zoned for Light Industry and commercial, south of the property. ZONING MAP AMENDMENT NARRATIVE + EXHIBITS ZMA2022-000XX POWER PLANT RESIDENCES STEEP SLOPES REDESIGNATION REQUEST SITE & ZMA DETAILS Sheet 2 of 13 TM 78-21 B1 Submitted 09 November 2022 project: 22.048 SHIMP ENGINEERING, P.C. PROJECT PROPOSAL Greenhouse Abatement Industries Association LLC (the "owner") is the owner of tax map parcel 78-21B1, a 0.69- acre property in the Woolen Mills area of Albemarle County, Virginia. The property is near the City of Charlottesville boundary, located on East Market Street. The former power plant built c.1900 is located on the property and the building is still present today; the power plant is identified as a contributing structure in the Woolen Mills Village Historic District listing on the National Register of Historic Places. The owner seeks a rezoning of the preserved steep slopes on the property, which encumbers approximately 85% of the property. With a redesignation of the preserved slopes to managed slopes, the owner proposes a by -right residential development on the property. The preserved slopes are part of the same slopes system of tax map parcel 78-21B, where the Woolen Mills redevelopment is located. The approved ZMA2016-21 redesignated a 1.54-acres of these slopes from preserved to managed to realize what is now the WillowTree offices, Selvedge Brewing, and Broadcloth Restaurant. For the 2016 rezoning of the Woolen Mills property, County Staff had "said that the only preserved character [the slopes] have is that they are large contiguous areas ... that a field inspection revealed that the slopes are not natural, and large areas of unconsolidated stone are evident, including some areas of erosion ... that if these slopes had been field verified at the time of the adoption of the steep slopes ordinance, staff would have recommended them for managed designation"' 1. Planning Commission Minutes, Much 21, 2017 DISCREPANCY BETWEEN STEEP SLOPES SHOWN IN EXHIBITS AND CURRENT COUNTY GIS STEEP SLOPES Through the Woolen Mills rezoning, a significant portion ofthe steep slopes system impacting the property was redesignated from preserved to managed. However, from further analysis of the zoning map amendment application materials, the associated staff report of the ZMA, the Board of Supervisor resolution, and the approved final site plan of the Woolen Mills site, we are led to believe that the steep slopes as shown on the County GIS are not reflective of previously approved materials. At the pre -application meeting for this project, County GIS aligned with the materials for the Woolen Mills slopes redesignation and following the meeting, the County GIS was updated due to Staffs reinterpretation. Due to our analysis of the following items, the steep slopes shown in this application reflect County GIS steep slopes as originally shown at the time of the pre -application meeting for this proposal: ZMA2016-16: Ordinance No. 17-A(8) -Resolution Adopted by the Board of Supervisors The resolution to rezone steep slopes on tax map parcel 07800-00-00-021BO specifically identifies 1.54 acres of preserved slopes to be redesignated as managed slopes. What is currently shown on the County GIS is approximately 0.61 acres. ZMA2016-16: Staff Report for Woolen Mills Zoning Map Amendment The staff report includes a discussion of the preserved slopes to be redesignated, with an exhibit clearly depicting the extents of the area of slopes to be amended (see right). ZMA2016-16: Woolen Mills Redevelopment Application Plan Sheet 4 of the Application Plan with the Woolen Mills Redevelopment ZMA depicts what is referred to as "critical slopes" that are located on the site, identifying an area of 1.54 acres. This area is consistent with Staffs recommendation for redesignation, as well as the resolution passed by the Board of Supervisors. While the sheet distinguishes an expected impact to the slopes, it does not specify a "limits of rezoning" that would limit the redesignation of the slopes to less than the entire property. • SDP2018-12: Approved Final Site Plan for Woolen Mills Redevelopment Sheet C5.2 Grading Plan shows proposed disturbance in what is now designated as preserved slopes on GIS. The approval of this final site plan indicates that what was previously shown on County GIS is the correct area of managed slopes limits, or disturbance as shown on this final site plan would not have been permitted in this area. PUBLIC NEED OR BENEFIT The property is located several hundred steps from The Woolen Mills which now houses WillowTree, a major regional employer, and Broadcloth and the Wool Factory, two local restaurants. In addition to these businesses, there is a mixture of business activity along nearby Broadway St. and Downtown Charlottesville is just over a mile away. Residences in close proximity to businesses serves a public need by providing housing that is convenient to employment opportunities; housing in a walkable setting reduces the need to have to utilize personal vehicles for a daily commute or for leisure outings. This property is in close proximity to the Rivanna Trail which can be readily accessed from the Woolen Mills property or through River View park which is about a four minute walk from the property. Image excerpt from ZMA2016-16 Woolen Mills Staff Report of slopes to be amended Housing in this location is a benefit as it will provide future residents with walkable access to the river, trails, parks, employment centers, and leisure businesses. CONSISTENCY WITH THE COMPREHENSIVE PLAN The Comprehensive Plan has designated the property as Parks and Green Systems and Neighborhood Density Residential. The Parks and Green Systems designation is a result of the preserved steep slopes designation. However, a portion of the system of slopes has been redesignated as managed with ZMA2016-21, and the slopes have already been disturbed for adjacent development as well as prior development on the subject property. A by -right development of the property, in accordance with the underlying R-4 Residential zoning district, would support the Neighborhood Density Residential designation, by providing housing at 3-6 DUA. IMPACT ON PUBLIC FACILITIES AND PUBLIC INFRASTRUCTURE This rezoning request is specific to the re -designation of slopes and the re -designation of slopes is not expected to have an impact on public facilities and public infrastructure. IMPACT ON ENVIRONMENTAL FEATURES A portion of this particular slope system has previously been re -designated to managed and findings of "no impact" were concluded with that 2016 request. The re -designation of these slopes will facilitate the construction of dwelling units in close proximity to businesses, parks, and trails. If the slopes on this property are re -designated to managed, development on the property will adhere to requirements for managed slopes. ZONING MAP AMENDMENT NARRATIVE + EXHIBITS ZMA2022-000XX POWER PLANT RESIDENCES STEEP SLOPES REDESIGNATION REQUEST PROJECT NARRATIVE Sheet 3 of 13 TM 78-21 B1 Submitted 09 November 2022 project: 22.048 SHIMP ENGINEERING, P.C. Managed Slopes Preserved Slopes (i) the contiguous area of steep slopes is limited or fragmented (i) the slopes are a contiguous area of 10,000 square feet or more or a close grouping of slopes, whose aggregate area is 10,000 Based on surveyed site conditions and observations from site square feet or more visits, the slopes have been previously disturbed, indicating a fragmented slope area. Due to the presence of the constructed power plant, retaining walls, and other historic site improvements, the slopes are not a contiguous area. (h) the slopes are not associated with or abutting a water (h) the slopes are part of a system of slopes associated with or feature abutting waterfeature Due to prior disturbance, the slopes are distinct from the Because site conditions indicate a non-contiguous slopes Rivanna River slopes system. system, the slopes system surrounding the nearby Rivanna River are a separate slopes system from that of the subject property. (iii) the slopes are not natural but, instead, are manufactured (iii) the slopes are part of a hillside system The existing site improvements, the presence of East Market The preserved slopes are not part of a hillside system. Street, and the presence of the railroad each required substantial grading in construction to produce the existing on -the -ground conditions today. Low -growth, shrubby vegetation and small caliper trees are present on the slopes, further indicating prior disturbance. (iv) the slopes were significantly disturbed prior to June 1, 2012 (iv) the slopes are identified as a resource designated for preservation in the comprehensive plan The power plant is a historic landmark in the Woolen Mills neighborhood, constructed c. 1900. East Market Street and The slopes are not identified as a resource designated for the CSX Railroad have similarly been established long before preservation in the comprehensive plan. 2012. (v) the slopes are located within previously approved single- (v) the slopes are identified as a resource in the comprehensive family residential lots plan Not applicable. The slopes are not identified as a resource in the comprehensive plan. (vi) the slopes are shown to be disturbed, or allowed to be (vi) the slopes are of significant value to the entrance corridor disturbed, by a prior county action overlay district The approved ZMA2016-21 redesignated a portion of this Not applicable. contiguous preserved slopes system as managed. (vii) the slopes have been preserved by a prior county action, including, but not limited to, the placement of an easement on the slopes or the acceptance of a proffer or the imposition of a condition, restricting land disturbing activity on the slopes Not applicable. ZONING MAP AMENDMENT NARRATIVE + EXHIBITS ZMA2022-000XX POWER PLANT RESIDENCES STEEP SLOPES REDESIGNATION REQUEST STEEP SLOPES ANALYSIS SUMMARY Sheet 4 of 13 TM 78-21 B1 Submitted 09 November 2022 project: 22.048 SHIMP ENGINEERING, P.C. - _ ' 4} w ; Char! t • � � 1 • � � • � fe S of • ' • �- f 0 Site location C Pre '• i served slop slo es Managed slopes WWW a M _ a 4 y - \ 1 ' r ` SHIMP ENGINEERING zz_ s RIVERSIDE qVE TMP 78-21A w IRt 1g06 EAST MARKET IOU TRUST DB 5267-256 LOT F T " DB 1003-508 PLAT E 89.66'— F�l S 43° 17' 40' RUINS _ J 2S�y1n43�2' ®-- SIGNAL BOX Preserved Slopes Managed Slopes Boundary and physical information provided by Kirk Hughes & Associates, July 15, 2022, revised August 23, 2022 Steep slopes overlay shown per Albemarle GIS Improvements shown in areas designated as preserved slopes, evidence of prior land disturbing activity ;IL3 . MARKET ST. ST. RT. 1105 IRS _ RF _ �OHU— STONE WALL--f TMP 78-2181 STACK 271.84' N 38' BRIM L M CONC. WALL —I COAL BIN TRACK L4 " CONC'TRACKS 1 STY. BRICK RAILS N IRS OMP 180 S 462510511 W 90.76' SHED DOES NOT ENCROACH W ZONING MAP AMENDMENT NARRATIVE + EXHIBITS ZMA2022-000XX POWER PLANT RESIDENCES STEEP SLOPES REDESIGNATION REQUEST SITE SURVEY - SLOPES OVERLAY Sheet 6 of 13 ACCESS ROAD DB 414-279, 281 PLAT DB 922-104 PPlNA i_ /-8.2 /pz, 38'56'10"-E 84.21' BRICK PATIO 1915 E. MARKET ST. SWALL IMP 78-21C MILLHOUSE CONDOMINIUMS DB 922-97, D BOUNDARY N NE pg 414C281RPLAT IRF (SW 1.09') L7 IRF a TM 78-21 B1 Submitted 09 November 2022 project: 22.048 SHIMP ENGINEERING, P.C. ZONING MAP AMENDMENT NARRATIVE + EXHIBITS ZMA2022-000XX MANAGED SLOPES ANALYSIS POWER PLANT (i) the contiguous area of steep slopes is limited or fragmented RESIDENCES The proposed area of slopes disturbance is shown as contiguous, however, the steam plant, the adjacent single family STEEP SLOPES R E D E S I G N AT I O N REQUEST detached home, the adjacent multifamily building, and the homes across the street are shown within these preserved MANAGED SLOPES ANALYSIS slopes area. As shown in the site survey, several site improvements, including the power plant itself, the retaining walls, and concrete tracks, are all within the preserved slopes area. Furthermore, while the slopes system is shown to Sheet 7 of 13 extend from the subject property, to the Woolen Mills property, and down towards the Rivanna, the topography of this area, in addition to the presence of several existing structures, would indicate that the on -the -ground condition is not a contiguous slope area (see LiDAR analysis on Sheet 12). A fairly flat portion of East Market Street runs along the front of the property, whereas the steep slopes overlay encompasses nearly the entire roadway area. Site visits further indicate a prior disturbance of the slopes, and therefore a fragmented slopes system, as the vegetation on the existing slopes of the property (between the railroad tracks and the power plant and the power plant and East Market Street) are largely limited to low -growth, shrubby vegetation and small -caliper, young trees. Additionally, it should be noted that part of this contiguous slope system was rezoned as part of ZMA2016-16 from preserved to managed (see sheet 6). (ii) the slopes are not associated with or abutting a water feature Preserved Slopes The slopes are not associated with or abutting a water feature. The slopes are likely a result of the steam plant Managed Slopes construction, the railroad construction, and/or the construction of East Market Street. K v Or ^ 6 0 ^ 12v 18 \� Tiic` a�\_ \J E. Market St. grade: 335' ___ ------=-==-=__---� _ ----- --- ` - ---- - c D ------------ E. MARK ET�ST. M\ I `, _ - _ •--.--� _� \ - --- - - -- -____-__ - _--a13284 PLAT .I F Power plant grade: 350' - C Submitted 0 ' CSX railroad grade: 370' ` ;' ;;�'; %' i s% }' 1 cr:21.o-ds H % VEERING, P.-C. MANAGED SLOPES ANALYSIS (iii) the slopes are not natural but, instead, are manufactured The preserved slopes to be disturbed are not natural slopes as they are located within areas of prior land disturbing activity. As described above, the slopes are likely a result of the steam plant construction, the construction of the railroad, and/or the construction of East Market Street. Furthermore, County Staff has already acknowledged, from the approved ZMA2016-16, that the slopes are not natural and, if at the time of slopes designation, a field visit had been conducted, the slopes would have been identified as managed. Site visits by Shimp Engineering, P.C. have confirmed the presence of low -growth vegetation and small -caliper trees, which would suggest that prior disturbance has occurred in the regrading of this slopes area. (iv) the slopes were significantly disturbed prior to June 1, 2012 According to the NRHP listing, the power plant was built c. 1900 and East Market Street was constructed far earlier than 2012. Additionally, the adjacent single family detached building and the multifamily building are shown within the slopes area, indicating that the slopes system has already been disturbed. ZONING MAP AMENDMENT NARRATIVE + EXHIBITS ZMA2022-000XX POWER PLANT RESIDENCES STEEP SLOPES REDESIGNATION REQUEST MANAGED SLOPES ANALYSIS Sheet 8 of 13 project: 22.048 MANAGED SLOPES ANALYSIS (v) the slopes are located within previously approved single-family residential lots Not applicable. (vi) the slopes are shown to be disturbed, or allowed to be disturbed, by a prior county action The approved ZMA2016-16 redesignated a portion of this contiguous preserved slopes system as managed. �rl `$'4•s os e� MA ZONING MAP AMENDMENT NARRATIVE + EXHIBITS ZMA2022-000XX POWER PLANT RESIDENCES STEEP SLOPES REDESIGNATION REQUEST MANAGED SLOPES ANALYSIS Sheet 9 of 13 \I IMPACTED \\\\\� \\\\\\\\OV\ CRITICAL 0.72 ACRES SLOPES 19 Orr ON SITE CRITICAL SLOPES: 1.54 ACRES IMPACTED CRITICAL SLOPES: 0.72 ACRES PERCENT OF SLOPES IMPACTED: 46.75% i s— IL Z i w LU LU WBi fA W j( Z J O O 3N32 C3.0 tl TM 78-21 B1 Submitted 09 November 2022 project: 22.048 SHIMP ENGINEERING, P.C. N 1 ilkFil lie 2' I I A Ab r�� _ "" -. _ � , ., ';• "- • t� `' *w.���.v, r',x V � .. i`� ?'`t ' �_ ;,���° - ,YIF a r�r.7��� Y�1.�'a .:'x �� G � . .. GS � i .. -� ^u _ �fade change between „E er plant and E. Market Street would have required substantial grading and likely created these steep slopes �. � �� a'a � �' r�f� >rr • 'a �'' � r' Steam plant surrounded by a 'f- J shrubby growth and young trees indicating mass grading Shrubby, low growth by the railroad tracks and presence of retaining walls indicate mass grading required for railroad construction. The steep drop-off of the power plant (shown in image t , e left) is immediately adjacent Lto this flat, graded area. PRESERVED SLOPES ANALYSIS (i) the slopes are a contiguous area of 10,000 square feet or more or a close grouping of slopes, whose aggregate area is 10,000 square feet or more The contiguous slope area is more than 10,000 SE However, a portion of this contiguous slope area was redesignated as managed with the approval of ZMA2016-16 and the adjacent residential buildings and East Market Street are shown to be within the slopes area. (ii) the slopes are part of a system of slopes associated with or abutting water feature The preserved slopes proposed to be disturbed are not associated with a water feature. The preserved slopes were likely a result of the construction of the power plant, the railroad, and/or East Market Street. (iii) the slopes are part of a hillside system The preserved slopes are not part of a hillside system. (iv) the slopes are identified as a resource designated for preservation in the comprehensive plan Not applicable. (v) the slopes are identified as a resource in the comprehensive plan The property is located within the Development Areas, as part of the Southern and Western Urban Neighborhoods Master Plan. The property is at the edge of the City of Charlottesville and is surrounded by urban uses and zoning. Light Industry and commercial uses are present south of the property, with existing single family detached, duplex, and multifamily residences adjacent to the power plant. The Master Plan intentionally "recommended ... several residential parcels near the center on Market Street ... as Neighborhood Density Residential. These properties provide homes to Albemarle County residents and the depth of the lots would not easily support redevelopment to industrial uses. Continued residential use is expected" (43). Further, the comprehensive plan does not specifically call for these slopes to remain preserved and the preservation of these slopes would not contribute to County goals of protecting natural resources. (vi) the slopes are of significant value to the entrance corridor overlay district Not applicable. (vii) the slopes have been preserved by a prior county action, including, but not limited to, the placement of an easement on the slopes or the acceptance of a proffer or the imposition of a condition, restricting land disturbing activity on the slopes Not applicable. ZONING MAP AMENDMENT NARRATIVE + EXHIBITS ZMA2022-000XX POWER PLANT RESIDENCES STEEP SLOPES REDESIGNATION REQUEST PRESERVED SLOPES ANALYSIS Sheet 11 of 13 project: 22.048 SHIMP ENGINEERING, P.C. Preserved Slopes Managed Slopes \ 0 \ — l On CQQ� C. N 0 i Slopes on subject property shown contiguous to slopes adjacent to Rivanna River per Albemarle GIS l� I i i i / 1 Slopes >25% or more, contiguous through subject property Slopes >25% or more Per 2016 slopes GIS analysis, slopes do not -=- abut Rivanna River. Steep slopes (slopes 25% or more) shown per calculated slopes analysis utilizing 2016 state LiDAR information. l% ZONING MAP AMENDMENT NARRATIVE + EXHIBITS ZMA2022-000XX MOEN EP,SLOPES REDES:PGNATION TUP SLOPES ,ANALY °2016!, PAR ELEv' Sh t_1: v subject pro'Stones erty % non-conti uous to slo es 9 P adjacent to Rivanna River per LiDAR data as slope of E. ` - - - ;. i; Market St. does not exceed 25% I �\ I.; .I\J��-=c�_'�j\\ 1pj�,j, '/ �� /q'"3`'/ - �I ` /I\ 'j•��f��r^\���\`�\•Ii�\���ii �i4%/(.�/'i%iifii�l r//_ r�__��' TMP78-21 1 - -_= -- _ _ : ,,\`\ \ `,;` '==' - _ �I_A_ J �`ed 09 November 20 2 project: 22.048 SHIMP ENGINEERING, P.C. ZONING MAP AMENDMENT Preserved Slopes \`\\ `� \ NARRATIVE + EXHIBITS Managed Slopes - _ _ \ \\ \\\ �\ ` — \ _ _ - ZMA2022-000XX - r POWER PLANT ---- \ — \\ STEEP 9\4G�PES/REDESIGNAT40N-REQUEST -CONCEPT PLAN `-------- --\ \ // l\ -- ` \ heel 1� aE13 \ 1% Driveways cut Into `\ -Slope w/access onto `'�' `� --_ '� �` S/ \' IRF \ IF _ _ \ IRF -- — E. Market Street b - - 36 a MARKET AR KE105 T. M � ./C _ �_ \ice i_-- \ \ r� E �.. IRS \ � � —'-- _ \ �-- F- w—au�—ten..—=ao= __ _ _ 340--- -- _ — _ - -II \)9Q6 �S MAR\KLT LAND '-_ - _ -- - '/�`- j \ 4` ���_ -_'�'�-___ - - ^ \\\� _ B 100'7 548-RhR�_ - - - --pg-922=97 �1D4 FLAT - _ --- ' - - eta21ie " "Add'rtien- --- --- \-t. Aeaies \ homes -__ _ - ------------- - -- 1 ='_ oe �i�=zs eLnr ---___ ---_-_ _ — IRF \ -- / ,�= 360- —_— — -- — —.. -� �- �R�._ -- -^\ \\ ,----\- ^IRS ` /\ "-/ IRF (Sw 1.09'y1J�.____ ------------------------ ----------------- -- "\�_ 78-21 kd 09 November 02 je .2 48 SHJMOO A'1�'sR\IN1.7, a