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HomeMy WebLinkAboutZMA201600016 Correspondence 2016-12-13County of Albemarle Department of Community Development Memorandum To: Frank Pohl From: Bill Fritz Date: December 13, 2016 Subject: SP2016-28 Woolen Mills Attached is all of the information submitted by the applicant in support of their request for the construction of flood control measures in the floodplain. We have discussed this project previously and it is my understanding that you will contact the applicant directly to get additional information. If I need to contact the applicant, please let me know. SP 2016 - WOOLEN MILLS — Activity in the Flood Plain PROJECT PROPOSAL This application is submitted in conjunction with the pending ZMA application no. 2016-16 for a mixed- use redevelopment of the old Woolen Mills property. An important step in the redevelopment process was obtaining a Letter of Map Revision from FEMA regarding the flood plain which impacts the property. That successful effort allowed for the possibility that the existing mill buildings could be removed from the flood plain, and hence restored and put to new use, provided that a flood wall running along the existing basement wall of the buildings could be constructed. This application seeks approval to construct that flood wall within the flood plain to allow the redevelopment of this valuable historic site. Attached are Engineering Solutions plans showing the proposed flood wall location and sections, which have been shared with and reviewed by the County Engineer. Also enclosed is a sample elevation of the site showing the proposed wail as it relates to the existing structures. Without this approval, possible uses of the existing buildings would be substantially limited such that redevelopment of the site would not be a practical possibility. CONSISTENCY WITH COMPREHENSIVE PLAN In 2015, the Board of Supervisors approved an amendment to the Comprehensive Plan as a precursor to this rezoning application. The same proposal was presented to the Board at that time and was very well received. Attached hereto as Exhibit D is the result of that Comprehensive Plan amendment which specifically provides for Office/R&D/Flex/Light Industrial use on the Property. If further specifically provides that "Residential use of a portion of the historic former mill buildings as part of a mixed-use development may be appropriate if the buildings are removed from the floodplain and provided that at least 45% of the total built square footage and leased outdoor area of the mill property is used non - residentially in employment -generating and commercial uses." Applicant has been working diligently since that Comprehensive Plan amendment was adopted to have the floodplain revised by FEMA to allow for such residential development which is necessary to the feasibility of this mixed-use project, and now that such floodplain amendment is expected in the short term, has filed this rezoning application to keep the Project moving forward. It is a stated objective within the Comprehensive Plan to "Pursue additional protection measures and incentives to preserve Albemarle's historic and archaeological resources in order to foster pride in the County and maintain the County's character." This proposed amendment will do that by providing the flexibility necessary to preserve and reuse the existing historic buildings, while opening up the Property to be more welcoming to the community as a whole. The Woolen Mills story is one that should not be lost, and should not only be known to the community, but should be a source of pride. Sadly, many County residents have not seen this beautiful Property because there is nothing drawing them there. Connecting the Rivanna Trails through this Property and having some mixed uses there that provide work, home and entertainment possibilities will help to preserve this piece of history. As the Comprehensive Plan states, "choices about growth and change should include the preservation of historic buildings and structures. Adaptive reuse may be a practical approach to preserving these important historic resources." Needless to say, with the Comprehensive Plan having been amended to specifically allow for this Project, including the residential use proposed hereby, the proposed project and this request are very consistent with the Comprehensive Plan. IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE The Project will be served by public roads, water and sewer. The main entrance to the Project will be from Broadway St., which is presently capable of handling the traffic needs of this Project. The traffic study prepared in connection with this project concluded that "[t]he traffic associated with the Woolen Mills project will have a minimal impact on the surrounding transportation network. The ... analyses indicate that the Woolen Mills site traffic can be accommodated with no improvements to the study area intersections." IMPACTS ON ENVIRONMENTAL FEATURES This Project will have no adverse impacts on environmental features. On the contrary, the Project will facilitate improved and adapted use of green spaces, create more green spaces accessible to the public and preserve the historic beauty of the area through the renovation and preservation of the existing mill buildings. New walking trails will welcome the public to view a beautiful part of the County that may otherwise be lost to history. From: Pete Caramanis [mailto:pcaramanis@rcmplc.com] Sent: Tuesday, November 01, 2016 4:09 PM To: Bill Fritz <BFRITZ@albemarle.org>; Brian Roy <brianhroy@gmail.com> Subject: Re: ZMA 2016-16 Woolen Mills Per our discussions, we would like to defer action on the pending rezoning so that it may be heard with the other associated zoning applications we will be filing shortly. Thank you. Pete FtROYER __ CARR AMIE & McDO,.UG, Peter J. Caramanis Attorney at Law pcaramanis@rcmplc.com Royer, Caramanis & McDonough, PLC 200-C Garrett St. Charlottesville, VA 22902 (434)260-8767 (434) 710-4061 Fax NOTICE: This electronic mail transmission may constitute an attorney-client communication that is privileged at law. It is not intended for transmission to, or receipt by, any unauthorized persons. If you have received this electronic mail transmission in error, please delete it from your system without copying it, and notify the sender by reply e-mail, so that our address records can be corrected. Thank you. IRS Circular 230 Notice: Unless specifically stated otherwise, any tax advice contained in this communication (including any attachments) is not intended or written to be used, and cannot be used, for the purpose of (i) avoiding penalties under the Internal Revenue Code or (ii) promoting, marketing or recommending to another party any transaction or matter addressed herein. From: Bill Fritz <BFRITZ@albemarle.org> Sent: Tuesday, November 1, 2016 11:46:45 AM To: Pete Caramanis; Brian Roy Subject: ZMA 2016-16 Woolen Mills I wanted to follow up on our conversations before the Planning Commission meeting of last week. It is my understanding that you want to defer action on this rezoning application so that it may be heard with the other associated rezoning and special use permits. Please confirm that is correct so that I have it for the record. If you do not want to defer the project it will be scheduled for a public hearing. If I do not hear back from you by the end of the week I will start the process of scheduling. The next submittal date for rezoning and special use permit applications is December 5, 2o16. Based on our conversations about those submittals the "mandatory" preapplication requirement has been satisfied. If you want to have a mandatory preapplication meeting let me know and I will schedule it. If you have any questions please let me know. William D. Fritz, AICP 434-296-5823 extension 3242 County of Albemarle Department of Community Development Memorandum To: Peter J. Caramanis and Brian Roy From: Bill Fritz, AICP Date: August 29, 2016 Subject: ZMA 2016-16 Woolen Mills I have been able to conduct an initial review of this application and develop some comments. Below is a list of the major issues that have been identified: - Special Use Permit application is required for residential use. - Special Use Permit application is required for activity in the floodplain. This will need to include the information necessary to address the provisions of the flood hazard overlay district. Without a design for the flood control devices and information on any fill it will not be possible to make the necessary findings for approval. The submitted plan shows disturbance of preserved slopes for the construction of a new building and parking. Preserved slopes may not be disturbed as you have proposed. In order for the development you propose to occur, the steep slopes overlay district would have to be amended. Amendment of the district may only occur thru a rezoning. Without amending the steep slopes overlay district, the development shown on the plan will not be approvable even if the rezoning to C-1 and the special use permits are approved. - A traffic study is required pursuant to the State Code and Virginia Administrative Code 015.2-2222.1 and 24 VAC 30-155-40 ) - The proposal is critically under parked. Without waivers for parking and loading spaces the project could not be approved for construction even if the rezonings and special use permits are granted. A reduction may be requested as provided in Albemarle County Code Chapter 18, Section 4.12.2(c) (See below for detailed parking/loading comments.) Provision of fire access to the existing buildings will be difficult. I have met with Robbie Gilmer with Albemarle County Fire Rescue. I recommend you consult with him prior to submitting the special use permit for activity in the floodplain or rezoning for steep slopes as some solutions may potentially require development in the floodplain or disturbance of steep slopes. Disturbance of the Water Protection Area buffers may also be required. Other issues have also been identified. At this time I am not sure if they are major issues but they are issues that will need to be addressed: - The property is in the Dam Break Inundation Zone (both State and Federal). This will require additional evaluation to determine the full impact of this designation. This information is being provided so that you are aware of the issue. At this time the impact of the Inundation Zone requirements is not known. The residential development requires that recreation areas be provided. (Reference Albemarle County Code Chapter 18, Section 4.16) These facilities will need to be provided or a modification requested. The provision of the facilities or the modification request does not need to be addressed with the rezoning. It is provided for your information in the event that you intend to request a modification. If that is your intent, the modification may be processed with the rezoning. - Industrial use is proposed for the new building. If it is truly intended for industrial use it may be appropriate to amend the rezoning application to leave that area as industrial and only rezone the existing building area. (Please note that as proposed the new building and associated parking would disturb preserved slopes, see comments above.) The above are those issues that have been identified at this time. I have received no comments from any other agencies and my review continues. Additional comments may be developed. Without a traffic study neither I nor VDOT will not be able to conduct a complete review. A community meeting will be required for this project. I will be working with the City to develop a list of those to be notified. I don't know when you want to hold the community meeting. I recommend that it be held as soon as feasible. Turning to the next steps in the process; the necessary Special Use Permits, Rezoning and modification applications should be submitted as soon as possible. I anticipate receiving comments from other agencies for ZMA 2016-16 during September. A consolidated set of comments will be prepared by me by September 30. The schedule for receiving comments from other agencies on the additional applications will depend upon the submittal dates of those applications. After the traffic study is submitted, and when comments from VDOT are received, I recommend that this project be scheduled for a work session with the Planning Commission. I have not spoken with the Chair of the Commission yet about this project. However, based on the past history of interest in this site and another rezoning in the Woolen Mills area I believe that the Commission will likely want to hold a joint work session with the City Planning Commission. As you may imagine scheduling a joint session can be complicated so that sooner we start planning for it the better. You do have the right to request that this item proceed directly to public hearing after you receive the comments on September 30. However, based on where the review currently stands, and will likely stand at the end of September I do not recommend that this project proceed directly to public hearing. I believe a work session will be most appropriate to allow the other applications (rezoning special use permits, modifications) to catch up. It will also allow a full vetting of the issues so that the necessary information can be provided to the Planning Commission to allow them to make an informed recommendation to the Board of Supervisors. Please feel free to contact me to discuss any of these issues. 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