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Home My WebLink AboutZMA201000016 Staff Report Zoning Map Amendment 2011-04-053 y� LrRGINh' COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: ZMA 2010 - 00016, Woolen Mills Staff: Claudette Grant, Senior Planner Planning Commission Public Hearing: Board of Supervisors Public Hearing: April 5, 2011 Not scheduled Owner(s): Baksun Land Trust; Jonathan T. Wren Applicant: Frederick and Mary Wolf Trustee Acreage: .588 Acres Rezone from: Light Industry (LI) to R -4 (residential) TMP: 078000000021 FO (See Attachments A & B) Existing Zoning and By -right use: Light Industry permits industries, offices and limited commercial uses which are compatible with and do not detract from surrounding districts. (See Attachment C) No residential uses are allowed. Location: 1911 & 1913 East Market Street Proffers: No Magisterial District: Scottsville Requested # of Dwelling Units: 1 residential unit plus an accessory apartment DA (Development Area): Neighborhood 4 Comp. Plan Designation: Neighborhood Density Residential and Parks and Greenways (See Attachment D) Character of Property: The property consists of an Use of Surrounding Properties: This is an old, existing historic two -unit house. There are also two out- historic, industrial area, primarily consisting of buildings that appear to be used for storage. The front residential uses. There is a mix of old abandoned of the house is located approximately 5 feet from the industrial buildings and refurbished industrial buildings edge of the street. The Rivanna River is located to the now used for residential purposes. A storage facility is east and approximately 150 feet from the house. located nearby. The eastern boundary of this neighborhood is the Rivanna River. The area adjacent to the river is in the flood plain. The CSX railroad track is located to the west. Factors Favorable: Factors Unfavorable: 1. The rezoning request from Light Industry to R -4 None Residential is in keeping with the Land Use Plan. 2. The rezoning to a residential use is more consistent with the surrounding adjacent residential properties. 3. The rezoning will make a legal non - conforming use more conforming. RECOMMENDATION: Staff recommends approval of ZMA 2010 -016, Woolen Mills. STAFF PERSON: PLANNING COMMISSION: BOARD OF SUPERVISORS: ZMA 2010 -00016 Woolen Mills Claudette Grant April 5, 2011 To Be Determined PETITION PROJECT: ZMA201000016 /Woolen Mills PROPOSAL: Rezone .588 acres from LI - Light Industrial zoning district which allows industrial, office, and limited commercial uses (no residential use) to R -4, Residential zoning district which allows residential uses and 4 units /acre. Proposed number of units is 2 for a density of 2 units /acre. PROFFERS: No EXISTING COMPREHENSIVE PLAN LAND USE /DENSITY: Neighborhood Density Residential - residential (3 -6 units /acre) and supporting uses such as religious institutions and schools and other small -scale non - residential uses and Parks and Greenways - parks, greenways, playgrounds, pedestrian and bicycle paths in Neighborhood 4. ENTRANCE CORRIDOR: No LOCATION: 1911 & 1913 East Market Street TAX MAP /PARCEL: 78/21 F MAGISTERIAL DISTRICT: Scottsville CHARACTER OF THE AREA This portion of the County is adjacent to the City of Charlottesville boundary. It is an old, historic, industrial area immediately surrounded by residential uses. There is a mix of old abandoned industrial buildings and refurbished industrial buildings now used for residential purposes. Houses are located close to the street, with the Rivanna River located to the east and the CSX railroad located to the west. A portion of land in this neighborhood that is adjacent to the Rivanna River is located in the flood plain. SPECIFICS OF THE PROPOSAL The property consists of one historic building with two residential units. An addition at the rear of the house is located in the flood plain. (See Attachment B for flood plain) The applicant wishes to purchase the property and renovate the building to include one residential unit as their primary residence with an accessory apartment in the basement. The property is located in a Light Industrial zoning district which does not allow residential uses. APPLICANT'S JUSTIFICATION FOR THE REQUEST The applicants wish to rezone the property so that the residential use is more consistent with the adjacent residential zoning district, and to help bring a non - conforming property into a conforming use. Also, the rezoning may help the applicants as they obtain their financing. PLANNING AND ZONING HISTORY The property is a duplex built in 1850. There is no zoning history on this property. COMPREHENSIVE PLAN Land Use Plan: The Comprehensive Plan shows this area as Neighborhood Density and Parks and Greenways in Neighborhood 4. The purpose /intent of the Neighborhood Density designation is to provide for a gross residential density of three (3) to six (6) dwelling units per acre, a range of dwelling unit types, and neighborhood -scale non - residential uses. A portion of this property is also designated Parks and Greenways, which allows public and private parks and existing and proposed greenways along streams. ZMA2010 -00016 Woolen Mills Planning Commission Staff Report Page 2 The Neighborhood Model: An analysis for consistency with the Neighborhood Model was not done for this project since this is an existing building and site changes are not proposed. Economic Development Policy An objective of the County's Economic Development Policy is to plan for land and infrastructure to accommodate future business and industrial growth. The Economic Development Policy further describes encouraging infill development of business and industrial uses in Development Areas, including consideration of proactively rezoning to light- industrial uses as needs are identified through Master Plans and other efforts. While changing an area zoned for light industry to a residential district might be considered contrary to small business development, retention, and job creation, staff believes the zoning change is consistent with the Comprehensive Plan and actual conditions in the area. The Economic Vitality Action Plan, adopted in August 2010 to further implement the Comprehensive Plan's Economic Development Policy, states that the Action Plan is intended to work within the guidelines and stated goals and objectives of all relevant chapters of the Comprehensive Plan, including the Land Use Plan. As the Land use Plan recommends residential use at this location, staff finds the proposal does not conflict with the County's Economic Development Policy. STAFF COMMENT Relationship between the application and the purpose and intent of the requested zoning district: The intent of the R -4 district is to allow for medium - density, single family development with a variety of housing types, which may be clustered. The district also promotes the provision of locational, environmental and development amenities. The applicant is requesting approval for a fairly minimal residential development with one residential unit inclusive of an accessory apartment in the basement. The residential use in a Light Industry district is non - conforming. At 2 units per acre, the proposal is consistent with the intent of the R -4 Zoning District. The adjacent residential uses, which are similar structures, are also zoned R -4. Public need and justification for the change: This non - conforming use in a light industrial zone will become more consistent with the intent of the Comprehensive Plan for this area and the use will be more in keeping with the adjacent properties in the area. Impact on Environmental, Cultural, and Historic Resources: Environmental — The Rivanna River is located adjacent and to the east of this property. As previously mentioned in this report, a portion of this structure is located in the flood plain. The applicants have indicated that they plan to renovate the existing structure and would like to renovate part of the house in the floodplain. The flood hazard overlay district limits what can be done to a structure located in this flood district. The applicants currently have a zoning determination request in with the Zoning Administrator regarding the level of improvements that can be made to a structure in the floodplain if it were to become damaged. A determination has not been made as yet. This rezoning is not contingent on the Zoning Administrator's determination. Cultural /Historic Resources - This property is listed on the National Register of Historic Places and the Virginia Historic Landmarks Commission. It is also a contributing property in the Woolen Mills Historic District. No impact on environmental, cultural, or historic resources is expected with the rezoning request. ZMA2010 -00016 Woolen Mills Planning Commission Staff Report Page 3 Anticipated impact on public facilities and services: Utilities — No impact on schools, police, fire and rescue, transportation and utilities is expected from the rezoning request since the existing residential use of the property will not change. Streets — No impact on streets is expected from the rezoning request. Anticipated impact on nearby and surrounding properties: No impacts to nearby and surrounding properties are anticipated, since the existing residential use of the property will not change. PROFFERS Since there are no anticipated impacts from this rezoning request, proffers are not needed. SUMMARY Staff has identified the following factors that are favorable to this rezoning request: 1. The rezoning request from Light Industry to R -4 Residential is more in keeping with the Land Use Plan. 2. The rezoning to a residential use is more consistent with the surrounding adjacent residential properties. 3. The rezoning will make the legal non - conforming use more conforming. Staff has found no factors unfavorable to this rezoning. RECOMMENDATION Staff recommends approval of ZMA 2010 -016, Woolen Mills. PLANNING COMMISSION MOTION: A. Should a Planning Commissioner choose to recommend approval of this rezoning Move to recommend approval of ZMA 2010 - 00016. B. Should a Planning Commissioner choose to recommend denial of this rezoning: Move to recommend denial of ZMA 2010 - 00016, (he or she should state the reason(s) for recommending denial). ATTACHMENT A — ZMA2010 -00016 Woolen Mills Location Map ATTACHMENT B — ZMA2010 -00016 Woolen Mills Tax Map and Parcel ATTACHMENT C — ZMA2010 -00016 Woolen Mills Zoning Map ATTACHMENT D — ZMA2010 -00016 Woolen Mills Comprehensive Plan Land Use Map ZMA2010 -00016 Woolen Mills Planning Commission Staff Report Page 4 F\ MA 2010 -016 Woolen Mills 10' Contour Streams Roads Water Body Driveways Parcels Buildings Parcel of Interest Prepared by mar ounry Office of Geogra is Da Servic Map created by Ells Hack , Mam 011. Note: The map elements epict are g hic rep sentations and Feet 100 Year Floodplain are not to be construed or d as legal c ' tion. This map is for display purpos only Aerial Imagery 2009 Common— of Vi is 0 12.5 2 50 Parcels shown reflect plats and deeds r orde rough December31, 2010 MAMM-1. ��. /I • ` �� , 1111 `' � _ _ � ��, �. 742 FAi 1 Prepared by Albemarle County \ Office of Geographic Data Services (GDS). Map created by Elise Hackett, March 2011. Note, The map elements depicted are graphic representations are not to be construed or used as a legal description. This map is for display purposes only. Aerial Imagery 2009 Commonwealth of Virginia Parcels shown reflect plats and deeds recorded thro gh December 31, 2010 [Tar C:*-V r , " FA ■ �1T_T�� Lam. -'/ ■ ■ ■ t1 0 A 1) -.1 25000 4,000 DJ 53 816 'M"' -� 4 Y k a �D I f I W)M Ci k% ` I -- I ` ---- , Roads � Parcels -�� Streams Parcel of Interest S Water Body City Boundary