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HomeMy WebLinkAboutCPA200800002 Review Comments 2008-10-27October 27, 2008 Rebecca Ragsdale Senior Planner County of Albemarle Department of Community Development — Planning 401 McIntire Road Charlottesville, Virginia 22902-4596 RE: CPA 2008-002 The Yancey Mills Business Park Response to Initial Comments Dated October 10, 2008 Dear Rebecca: Thank you for the thorough review comment letter you sent me regarding the comprehensive plan amendment (CPA) the Yancey family filed with your department on September 2, 2008. This response will attempt to address the issues raised in your letter in the same order in which they were made. To begin, the property was divided into "development areas" for the purpose of this application. The shape of the overall property, topography, main road alignment, and other site characteristics assisted in determining limits for these areas. The acreage for each area was tallied and some degree of consideration was given to the general land uses that might be logical for each area. From there, an appropriate floor -area -ratio, or FAR range was applied to each development area to arrive at the square footage ranges presented in the report. An FAR range of .15 to .25 was used on all development areas except Area 2, where the range used was .30 to .50, based upon an assumption that appropriate land uses would be different given its unique location adjacent to the interstate interchange. The assumed FAR ranges are typical for standard industrial or business park development. Governmental restrictions and site-specific limitations typically have a depreciating impact on the yield one could expect from a certain parcel. On the other hand, the mix of land use types and their ratios to one another, as well as the ability and willingness to build vertical (numerous stories) can have an appreciative affect on density. At this juncture the analysis of yield and density is based upon generic assumptions. COMPREHENSIVE PLAN We agree that our CPA "provides a strong justification" for considering the request based on meeting the County's Economic Development Policy which is an element of the Comprehensive Plan. We look forward to making this case to the Planning Commission at the appropriate time in the near future. Rural Areas We agree "that the area included in [our] submittal is a mix or rural, industrial and strip commercial development less in keeping with the character of the RA." Indeed, the Yancey family's ownership of seven adjacent parcels and the long borders these parcels share with both an arterial road and I-64 mean relatively few adjacent, third -party property owners (twelve). In addition, the fact that the property has direct access to a major artery (Rt. 250), abuts the largest Heavy Industrial (HI) property in the County, is adjacent to the Albemarle County Service Authority's Jurisdictional Area, and has close proximity to the pre-existing Crozet Development Area make it ideal for development at virtually no cost in additional infrastructure expenses to Albemarle County. Natural Resources & Cultural Assets Plan Natural and Water Resources We agree that the water supply watershed should be protected. The analysis of the property has determined that a singular point solution to the issue of stormwater management and stream protection would not be appropriate given the diverse terrain and sub -watersheds present. We have identified several areas interior to the property where small management areas can provide similar, if not superior, treatment to that provided by the Lickinghole Creek sediment basin. Steep slopes, floodplain, wetlands, and stream corridors would be largely preserved, limiting development to those areas less sensitive. The property has been a livestock farm for many years and the ground surface has become somewhat compacted. Livestock have had direct access to Stockton Creek. We do not contest that livestock has imposed significant damage on the stream banks and water quality. Livestock are to be removed from the property over time and the area adjacent to Stockton Creek would receive some degree of restoration such that it could function as an amenity area for the community. Historic and Archaeological Resources The Yancey family, whose institutional memory in the affected area goes back several generations, is, along with the Virginia Department of Historic Resources, unaware of any significant historic resources in the proposed development area. Scenic Resources The Yancey family was aware of the presence of two major roads that have been designated as Entrance Corridors by Albemarle County prior to submitting its CPA. They believe that proper screening and setbacks, coupled with the property's natural topography, can mitigate, if not eliminate, any adverse visual impacts from the proposed development. Interchange Policies The Yancey family devoted significant space in its CPA to the County's Interstate interchange policy. Accordingly, we believe the policy is in need of a review and update. Crozet Master Plan Having had a presence in the Crozet area going back over 200 years, the Yancey family is acutely sensitive to the idea we may be trying to compete with downtown Crozet. We are not. Rather, the family believes that our CPA, if approved, would be a boon to downtown Crozet retail and commercial businesses. A business park on the outskirts of the current Crozet Development Area would provide good jobs to a growing residential and commercial area of western Albemarle while taking advantage of the infrastructure that's already in place and ready to serve a development of this kind. IMPACTS Environmental Resources Environmental impact is always an important issue when considering industrial development. It seems logical to make reasonable development assumptions and impact assessments during consideration of a change in land use. A study of this nature would likely serve a variety of purposes relative to the development proposal. We would prefer to have the County experts assist in scoping the work needed to address those issues deemed of most concern to the County. It is our intention to avoid disturbance of critical slopes on the property in the particularly sensitive areas surrounding the streams and other aquatic habitats, however the property also contains areas of critical slopes on the more upland reaches that we may request to disturb as the development concept evolves. Transportation We understand that a Chapter 527 study would be required for a CPA of this magnitude. These studies are comprehensive, time-consuming, and expensive. Should the County decide that this application is worthy of serious consideration the applicant will, at the appropriate time, secure the services of a traffic engineer to consider the proposal in light of Access Management Standards and the proposed uses/densities of the proposal. Additionally, the Yancey family believes the natural connectivity the property shares with WAHS, and from there through Old Trail to Crozet, provides unique opportunities for walking and biking trails that may reduce the number of cars on the road. Finally, it has not escaped our attention that some sort of public transportation could be established that would ferry workers from their nearby homes and back again after the workday. Water and Sewer We recognize that there are sanitary sewerage issues associated with development of this property and they would expect to work with the appropriate authorities to resolve those matters. Scenic and Historic Resources Should the application be granted a formal review as a CPA, we would expand on the viewshed graphics and discussions regarding screening, buffers, and development limitations. We wish for there to be a formal exchange of ideas regarding issues or areas of specific concern to the County before offering presumed solutions to perceived problems. Conclusion I hope this answers most of the questions in your initial review comment letter. If I can be of further assistance prior to the Planning Commission meeting on November 11, 2008 then please do not hesitate to contact me. Sincerely, Will Yancey Project Manager Cc: Pete Wildman Terra Concepts, P.C. Valerie Long COUNTY OF ALBEMARLE Department of Community Development -Planning 401 McIntire Road Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 Ext. 3439 Fax (434) 972-4126 October 10, 2008 Will Yancey RA Yancey Lumber Corporation 2040 Candlewyck Drive Charlottesville, Virginia 22901 RE: CPA 2008-002 The Yancey Mills Business Park Initial Comments on September 2, 2008 application Dear Will: Thank you for the recent submittal of a comprehensive plan amendment (CPA) application for the Yancey Mills Business Park. This is a request for the Planning Commission to pass a resolution of intent that would initiate the amendment study process. The first step in the CPA process is to take your application, along with the initial review comments summarized in this letter and comprehensive plan information, to the Planning Commission in a work session. That meeting is scheduled for November 11, 2008. Prior to that meeting, a staff report and recommendation will be provided to the Commission and sent to you that includes both the positive aspects of your request and policy issues outlined in this letter. The Commission will make a determination whether to pursue a resolution of intent to amend the Comprehensive Plan and, if the resolution to study is adopted, the timing of that study process. As you know, the Crozet Master Plan (CMP) revision process is anticipated to begin in 2009. Two other CPAs were submitted to amend recommended land uses and transportation improvements in Crozet. The Commission decided to consider those CPAs as part of the 5 -year update of the master plan and recommended they be studied comprehensively with the 2009 update of the CMP. This letter consolidates policy recommendations of the Comprehensive Plan and issues relevant to your request that are not covered in your submittal. It also consolidates the initial reviewer comments we have received to date on potential impacts. Should a resolution of intent be passed to study a CPA, these comments would be incorporated into that process and at that point we would discuss with you what additional information you would need to submit during the CPA study and what would be expected if a future rezoning was submitted. The Commission would establish study parameters and the geographic area to be considered during the CPA study process. Your proposal involves the property that includes the existing sawmill operation, which is 35.74 acres zoned HI Heavy Industrial, and 148.5 additional acres that is currently zoned RA Rural Areas and is located at 6317 Rockfish Gap Turnpike/Route 250 West. You have requested that the total acreage of about 184 acres be added to the Crozet Development area and designated 2 Industrial Service. As you indicated in your application, if the CPA would be approved, you would ultimately like to seek a rezoning to PDIP Planned Development Industrial Park which would primarily provide for uses such as contractors' office and storage yard, flex -space, and office space. The application booklet provided includes a concept plan that designates areas of the site that would potentially provide for future development and there is a table on that map that indicates area breakdown and potential yields that total a range of 1,105,00-1,832,000 gross square feet (GSF). We do ask that you provide more explanation on that table, such as clarifying if this is the amount of development you would anticipate achieving and if you have a percentage breakdown of this square footage for the land use categories. COMPREHENSIVE PLAN Your submittal provides a strong justification for considering your CPA request based on meeting the County's Economic Development Policy, primarily based on the updated data and draft policy update that is currently under consideration by the County. Both the current policy and draft policy goals are supportive of economic development that is consistent with the County's Growth Management Policy, which discourages additional development outside the designated growth areas. Since your request is currently inconsistent with that policy, you have submitted the CPA to amend the land use plan development area boundaries. Staff is providing a summary of the additional comprehensive plan policy that applies to your proposal. The following goals and objectives are applicable under the current economic policy, balanced with all other goals and objectives of the comprehensive plan: GOAL: Maintain a strong and sustainable economy: 1) benefiting County citizens and existing businesses and providing diversified economic opportunities; 2) supportive of the County's Growth Management Policy and consistent with the other Comprehensive Plan goals; and, 3) taking into consideration regional (including the City of Charlottesville, and Greene, Louisa, Fluvanna, and Nelson Counties) economic development efforts. OBJECTIVE I: Base economic development policy on planning efforts which support and enhance the strengths of the County. OBJECTIVE ll: Plan for land and infrastructure to accommodate future business and industrial growth. OBJECTIVE IV: Consider fiscal impact as one indicator of positive economic development, along with environmental impact and standard of living impact. OBJECTIVE V: Provide local business development opportunities The Planning Commission has been reviewing an update of the Economic Development Policy and has specifically discussed the shortfall of available designated and zoned land in the Development Area for industrial uses. To date, the majority of the Commission has endorsed a policy focus on designating additional supply in the Development Areas consistent with master plan recommendations. Draft language was discussed in a work session with the Commission on September 30 and a public hearing is scheduled for October 21 on the policy update. It is acknowledged that this site, while currently outside the Development Area, provides an opportunity to locate industrial type uses near existing zoned and developed sites and with access to a primary road and interstate highway. Rural Areas The Comprehensive Plan currently designates the subject property as Rural Areas and the Rural Areas Plan places a strong emphasis on resource protection, through the preservation and protection of agricultural, forestal, open space, and natural, biological, historic and scenic resources, and farming and forestal activities. The "Vision" of the Rural Areas plan is multi- faceted and focuses on the following elements: CPA 2008-002 The Yancey Mills Business Park 2 October 10, 2008 • A pattern of land uses defined by farms, forests and other natural elements, and traditional crossroads communities, rather than by suburban or ex -urban — outside the suburbs - development that typically uses land faster than population increases; • A strong agricultural and forestal economy, with large unfragmented parcels of land on which to produce their goods, opportunities to gain value from processing their own produce, and access to local markets; • Diverse, interconnected areas of viable habitat for native wildlife, extensive enough and sufficiently protected and restored to allow ecological processes to endure for the long term; • Healthy streams and sustainable supplies of unpolluted groundwater; • Protected historic structures, archaeological sites, and other cultural resources; • Rural citizens supported by community meeting places, a basic level of services, and rural organizations and other cultural institutions at traditional rural scales, with opportunities to take part in community life and decisions; • A clearly visible rural character achieved by supporting lively rural industries and activities and discouraging suburbanization of the Rural Areas; • A significant tourist economy in which rural and historic landscapes augment the visitors' experience and give historic sites as authentic a setting as possible; • Well informed citizens, both rural area and development area residents, who understand the cultural, economic, and ecological aspects of the Rural Areas and appreciate their importance to the community, region, and state; • Plans, policies, and decision making that consider and protect rural economies and ecological processes; • Boundaries that show a clear distinction between rural and urban areas, without low-density transition areas. • The visual character of the Rural Areas should be made up of farms, forests, and natural areas. • Stream buffers and habitat corridors should be common throughout the Rural Areas. • Growth should be limited and well managed to maintain the rural character of the County. • Residential development should be directed into the designated Development Areas. • Agricultural and forestal lands are critical County resources, and that agriculture and forestry are the desired primary land uses in the Rural Areas. The primary land uses and economic activities supported by the Rural Areas chapter of the Comprehensive Plan (adopted March 2, 2005) focus on those related to agriculture, forestry, and conservation and supportive of this vision. Objectives of the plan include supporting agricultural land uses and to create additional markets for agricultural products through creative economic and land use strategies, maintaining and/or restore sufficient forestlands in the County to provide sustainable ecological services and forest products, supporting the forestry industry, Support rural land owners whose main objective is the conservation of rural land not necessarily in agricultural or commercial forestal production, permitting income producing land uses that will offset financial pressure to subdivide their land, and establishing crossroad communities that would be viable in meeting the goal of providing limited services to the immediate surrounding area of the crossroads community without creating strip development. If your CPA request moves forward for study, policy and land changes in the area you have requested would be evaluated based on impacts to the adjacent Rural Areas (RA) and these goals and objectives. It is recognized that the area included in your submittal is a mix of rural, industrial and strip commercial development less in keeping with the character of the RA. Some uses that might potentially locate at this site may be related to and supportive of RA activities. Natural Resources & Cultural Assets Plan The Natural Resources and Cultural Assets Chapter applies to both the Development Areas and Rural Areas and would be a major consideration if your proposal moves forward. It discusses the concept of sustainability; the physical setting of Albemarle County; open space resources, including natural, scenic and historic resources; and open space planning. Water resources CPA 2008-002 The Yancey Mills Business Park 3 October 10, 2008 n (including surface water, surface drinking water and groundwater) and agricultural and forestry resources are discussed in this chapter. Natural and Water Resources This chapter and the Rural Areas Plan focus on protecting productive soils in the Rural Areas. The Rural Areas Plan, for example, states that the County should "encourage the protection of prime agricultural soils." The majority of the property has soils rated "Prime" or "Locally Important". Comprehensive Plan policies would say that such soils should be protected for rural uses. This chapter also states that the County should protect its "surface water through a management program that recognizes the functional interrelationship of stormwater hydrology, stream buffers, flood plains, wetlands, and human management practices." The subject property is in the Water Supply Water Shed and Stockton Creek drains to the South Fork Rivanna River and is also part of the Middle James River Basin. The majority of the Crozet Development Area drains to the Lickinghole Creek sedimentation basin as a mitigation measure from development impacts to the watershed; this site does *not drain to that facility. Water supply protection is one of the six major elements that form the basis for the Rural Area concept and the County's comprehensive plan. This is a major policy issue that must be addressed in terms of providing for water supply protection if a CPA moves forward. Historic and Archaeological Resources The Historic Preservation Plan encourages designation on the Virginia and National Registers of all potentially eligible villages (Advance Mills, Crozet, White Hall, and Yancey Mills) as identified in the Historic Architectural Survey of Albemarle County Villages. There is a proposed Greenwood Rural Historic District, which would incorporate Yancey Mills. The records of the Virginia Department of Historic Resources include no surveys for properties included within the project area. The submittal indicates that there are no historic resources present, but a more formal documentation of the properties included within the project area would allow for a more thorough assessment of impacts to resources on the property or nearby. We would request that be provided if the CPA moves forward. Scenic Resources US Highway 250 and Interstate 64 are both designated Entrance Corridors and subject to the Architectural Review Board review. Route 250 is discussed in the context of Scenic Resources in the Comprehensive Plan and it is also designated as a Virginia Byway. A Virginia Byway is an existing road with relatively significant aesthetic and cultural values, leading to or lying within an area of historic, natural, or recreational significance. A Virginia Byway designation does not place any restrictions upon properties along the Byway. The primary purpose is to give formal recognition to deserving roads and to further the creation of a system of roads to promote tourism and public appreciation of natural and historic resources. Review and input of your proposal would be sought from the Scenic 250, which is a citizen group interested in protecting the scenic aspects of the roadway. Interchange Policies As you indicated in your application, the "Interstate Interchange Development" section of the Land Use Plan provides guidelines for the development of regional -service and highway -related uses near interchanges. The section states: Because Interstate 64 is a limited access highway, its interchanges may be a focus for development activities. To accommodate appropriate land uses in the vicinity of interstate interchanges, while maintaining the safety and functional and aesthetic integrity of such interchanges, the standards and policies set forth below are recommended. Urban Area land at the following interchanges should be developed in accordance with the standards set forth below: - Route 250 East (Shadwell) (Urban Area side only) CPA 2008-002 The Yancey Mills Business Park 4 October 10, 2008 - Route 20 South Route 631 (Fifth Street), north side only. Route 29 South Other interchanges -Route 250 West (Yancey Mill), Route 637 (Ivy), and Route 616 (Black Cat Road) - are not recommended for development except as provided generally in the Plan and as permitted under Rural Areas zoning provisions. If this CPA request moves forward for study, this section of the Comprehensive Plan should also be considered for amendments regarding types and scale of uses permitted and establishment of guidelines for development characteristics. Crozet Master Plan The Crozet Master Plan goals are to protect Route 250 West from further development and preserve its character as a scenic roadway: Fringe Areas Most of the periphery of the Crozet Development Area is recommended for the lowest density of development, consistent with the Rural Area designation in the Comprehensive Plan. The importance of Route 250 as a scenic by -way has been reinforced throughout the public process of developing the Master Plan. This recommendation supports the preservation of the rural setting along much of Route 250 West as well as the eastern portion of Route 240. Commercial and mixed-use functions were considered for the segment of Route 250 west of the Development Area. However, the sensitivity of historic Yancey Mills, the value of the Route 250 viewshed itself, and the central role of downtown Crozet as the commercial focus for the area support the fringe area recommendation, that of maintaining the lowest possible density for future development. (CMP, Page 32) The plan also recognized the importance of providing for a jobs/housing balance in Crozet, which your proposal could potentially address: Local Businesses and Community Economic Development: County staff and officials must engage in public/private partnerships with local businesses to realize the development of Crozet as more than a 'bedroom community' to the City of Charlottesville. Jobs that keep residents of Crozet working in Crozet will be key to revitalizing downtown and mitigating a deteriorating traffic condition on Routes 240 and 250. (CMP Page5-Guiding Principles) Future Actions Any long range plan must be revisited, and the Crozet Master Plan will be updated at regular intervals. The following essential principles will guide any such adjustments within Crozet: • Reinforce focal points for development and redevelopment • Provide multi -modal transportation linkages (pedestrian, bike, cars, buses) • Create opportunities for creating a range of housing types and affordability • Support and create opportunities for locally -owned businesses and jobs • Preserve historic and natural landscape features (CMP, Page 11) • Provide public facilities which foster a sense of community and civic pride Your CPA request shows the areas of Crozet previously designated in the development area for Industrial Service that are now designated Employment in the master plan or as CT 3, 4, or 5. Your request encourages more intense development in the fringe areas, but could provide additional employment opportunities to the Crozet area. One significant issue is the timing of review of your request. If studied, staff believes it should be part of the master plan revision study in 2009 to be studied in relation to the rest of the Crozet Development Area. IMPACTS The purpose of the November 11 work session is not to work out specific details of the proposed plan or study. However, the more significant impacts are outlined below in order CPA 2008-002 The Yancey Mills Business Park 5 October 10, 2008 n to identify issues for consideration if the CPA is studied. Environmental Resources The property is located in a Water Supply Protection Area and under current policy adding more development area within a reservoir watershed is not recommended, as stormwater management and buffers are only partially effective in watershed protection. This would be an issue to consider, if the CPA is studied and as part of the study process, a detailed environmental assessment would be recommended. Considering slopes and water resources, it may be difficult to realize the development which is contemplated on the Conceptual Plan. Intermittent streams or wetlands may not appear on the current maps, and these require buffers under the Water Protection Ordinance. Reviewers have provided specific comments regarding environmental resources: • Where Stockton Creek leaves the property, it passes through a wetland classed by the National Wetlands Inventory as a "Freshwater Forested/Shrub Wetland." This wetland should not be disturbed, and buffers should be provided to protect it from any development activity. Precise standards would require the input of a biologist or other wetlands -management professional. There are also several other mapped wetlands downstream of the site along Stockton Creek, in the vicinity of two properties under conservation easement that are located between the proposal site and Stockton Creek's confluence with the Mechums River. • The property is located upstream of stream reaches noted as important aquatic habitats by the Natural Heritage division of the Department of Conservation & Recreation. The federally endangered James Spinymussel is known to occur downstream of this site. Stream disturbance and increased pollutant loads or sedimentation would degrade those habitats. The property includes critical slopes, which should be protected from disturbance to protect the other resources listed here. Transportation VDOT and the County Engineer have conducted an initial review of the CPA proposal. At this stage of review, there are concerns with showing entrance locations and road layout since those would be reviewed with a rezoning submittal. The main entrance might be better situated further from the interchange, but this is usually decided in the rezoning process. If the 1-64 interchange were ever to be upgraded to a more urban design, or to a higher capacity design, it may need more separation. This section of Route 250 does not currently fall within the Access Management Standards; however, this section of road will be implemented under Access Management Regulation in October 2009 and proposals for your site should follow the regulations in expectation that they will be in place prior to site plan development. The total size of the lots that are proposed to the amended is 148.5 acres. The use is indicated as light industrial. According to ITE land use code 110 or 130, the number of trips generated by this site could be in the range of 7,700 to 9,400 vpd. This would require Chapter 527 study for comprehensive plan amendments under the current regulations. Water and Sewer As you indicated in the application submittal, the properties are not in the Albemarle County Service Authority Jurisdictional Area (ACSAJA) for water and sewer service and Parcels 112 & 111 B on Tax Map 55 are in the ACSAJA for water only. Amendments to the ACSAJA boundary would also need to be considered with study of a CPA. The ACSA has provided the following initial comments: • The development of the Yancey Mills Business Park, at any level, contributing additional waste water flow to the drainage basin of the Crozet Interceptor, would exceed the capacity of the Crozet Interceptor. Therefore, the developer of the Yancey Mills Business CPA 2008-002 The Yancey Mills Business Park 6 October 10, 2008 7 Park would be required to enter into an agreement with the ACSA and RWSA to participate in the upgrading of capacity in the Crozet Interceptor. • The nearest gravity sanitary sewer is 3,000' distant on the north side of U.S. Rt. 250 West. A pump station will be necessary to provide sanitary sewer service to the entire property and transport the waste water by force main to the above mentioned gravity sewer. • A closer examination of the existing sanitary sewer slope is required. The Yancey Mills Business Park at potential maximum development under the concept plan indicated in the application would exceed the capacity of the existing 8" sanitary sewer from the north side of Rt. 250 behind Henley Middle School to the Slabtown Branch of the Crozet Interceptor, assuming a minimum slope of 0.50% along this route. • RWSA capacity certification will be required for the projected flows. • There is a 6" water line on the north side of Hillsboro Lane approximately 220' distant and ACSA indicates there are no water capacity issues. • Expected fire flow in the area is approximately 1,700 gpm at 20 psi residual pressure. Scenic and Historic Resources The Design Planner has provided comments regarding Entrance Corridor and Historic Preservation impacts: • Due to the proximity of Entrance Corridors and an historic district, negative visual impacts from the proposed Business Park should be avoided. Methods for protecting the viewsheds should be addressed in the proposal and might include: identifying appropriate locations for development areas, reserving (and describing) buffer areas adjacent to the Entrance Corridors, limiting building heights, or a combination of these methods and others proposed by the applicant. • The records of the Virginia Department of Historic Resources include no surveys for properties included within the project area. The submittal indicates that there are no historic resources present, but a more formal documentation of the properties included within the project area would allow for a more thorough assessment of impacts. Submittal of a reconnaissance level survey of historic and cultural resources for review with the CPA would be appropriate. Staff will continue its evaluation and provide a staff report with recommendation, as well as a copy of your application submittal to the Commission for the November 11 work session. We will need 10 additional copies of your application submittal for Commissioners. Staff will seek direction from the Commission on whether this amendment should be studied. If so, staff will recommend that it be considered as part of the Crozet Master Plan 2009 revision/update process. If the Commission would like to pursue study of this amendment sooner than that, staff will schedule a date to come back to the Commission in a work session to discuss what would go into the resolution of intent for that study. If you wish to submit anything else for the Commission to receive in advance of the November 11 meeting, please do so before October 27. Please let me know if you have any questions. I can be reached at (434) 296-5832 Ext. 3439 or rragsdale(aalbemarle.org and we would be happy to meet with you again if you think it would helpful to discuss any of the information in this letter. Sin rely, Z 464b Rebecca Ragsdale Senior Planner CPA 2008-002 The Yancey Mills Business Park 7 October 10, 2008 Phone (434) 296-5832 COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, Room 227 Charlottesville, Virginia 22902-4596 MEMORANDUM TO: Rebecca Ragsdale FROM: Margaret Maliszewski RE: CPA 2008-02: Yancey Mills Business Park DATE: September 19, 2008 Fax (434) 972-4126 The Yancey Mills Business Park project area is located adjacent to two Entrance Corridors — Route 250 and I64 — and it is located adjacent to the proposed Greenwood Rural Historic District. Due to the proximity of Entrance Corridors and an historic district, negative visual impacts from the proposed Business Park should be avoided. Methods for protecting the viewsheds should be addressed in the proposal and might include: identifying appropriate locations for development areas, reserving (and describing) buffer areas adjacent to the Entrance Corridors, limiting building heights, or a combination of these methods and others proposed by the applicant. The records of the Virginia Department of Historic Resources include no surveys for properties included within the project area. The applicant's submittal indicates that there are no historic resources present, but a more formal documentation of the properties included within the project area would allow for a more thorough assessment of impacts. Submittal of a reconnaissance level survey of historic and cultural resources for review with the CPA would be appropriate.