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HomeMy WebLinkAboutZMA201600016 Staff Report 2017-05-10COUNTY OF ALBEMARLE TRANSMITTAL TO THE BOARD OF SUPERVISORS SUMMARY OF PLANNING COMMISSION ACTION AGENDA TITLE: AGENDA DATE: ZMA201600016 Woolen Mills, May 10, 2017 ZMA201600021 Woolen Mills, SP201600027 Woolen Mills and SP201600028 Woolen Mills STAFF CONTACT(S): SUBJECT/PROPOSAL/REQUEST: Fritz, Baldwin To restore the existing Woolen Mills buildings PRESENTER (S)- and establish residential, restaurant and Bill Fritz commercial uses and to construct flood control walls. BACKGROUND: The property is currently zoned LI, Light Industry and is the site of the Woolen Mills factory. It is developed with several buildings that have significant historical value. The land use designation for this property was amended with the most recent adoption of the Comprehensive Plan. The current land use designation calls for Community Mixed Use and Parks and Green Systems. The current zoning is not consistent with the Comprehensive Plan recommendations for the property. PLANNING COMMISSION ACTION: On March 21, 2017, the Planning Commission unanimously recommended approval of all of the applications. It has been discovered that the ad run in the local newspaper for the March meeting was incorrect. This requires the Planning Commission to hold a new public hearing which will take place on May 2, 2017. At the time of the preparation of this report, the meeting had not yet taken place. The March 21 Planning Commission action letter, staff report, and minutes are attached (Attachments A -C). DISCUSSION: At the March 218t meeting the primary concerns about this project are the use of East Market Street for access, preservation of the historic character of the property and insuring that residential development will occur. The applicant has offered proffers to address traffic and preservation concerns. Concerns about increased traffic are mitigated by the fact that this property is already zoned LI, Light Industry and developed. This means that significant truck and commercial traffic can currently be generated by right. The limited area available for parking limits the maximum amount of commercial use the building can have. This parking limitation encourages residential development which has a lower parking demand. The Commission also stated concerns about water quality and encouraged the use of permeable pavers and other measures to protect water quality. The applicant will work with the Planning Commission during the site review process to get Commission input on water quality measures. RECOMMENDATIONS: Staff recommends that the Board adopt: 1) the attached Ordinance approving ZMA 2016-16 (Attachment D); 2) the attached Ordinance approving ZMA 2016-21 (Attachment E); and 3) the attached Resolution approving SP 2016-27 and SP 2016-28 (Attachment F), subject to the conditions attached thereto. ATTACHMENTS: A— Planning Commission action letter B — Planning Commission staff report C — Planning Commission minutes D — Ordinance approving ZMA 2016-16 E — Ordinance approving ZMA 2016-21 F — Resolution approving SP 2016-27 and SP 2016-28 ORDINANCE NO. 17-A(7) ZMA 2016-00016 WOOLEN MILLS AN ORDINANCE TO REZONE 10.4 ACRES FROM LI -LIGHT INDUSTRY TO C1 -COMMERCIAL FOR TAX MAP PARCEL NUMBER 07800-00-00-021BO WHEREAS, the application to rezone 10.4 acres from LI -Light Industry to C1 -Commercial for Tau Map Parcel Number 07800-00-00-02 1 BO is identified as ZMA 2016-00016 Woolen Mills ("ZMA 2016-16"); and WHEREAS, staff recommended approval of ZMA 2016-16 with proffers; and WHEREAS, the PIanning Commission held a duly noticed public hearing on ZMA 2016-16 on May 2, 2017 and recommended approval with proffers; and WHEREAS, on May 10, 2017, the Albemarle County Board of Supervisors held a duly noticed public hearing on ZMA 2016-16. BE IT ORDAINED by the Board of Supervisors of the County of Albemarle, Virginia, that upon consideration of the staff report prepared for ZMA 2016-16 and its attachments, including the proffers dated April 27, 2017 and the rezoning application plan entitled "Woolen Mills Redevelopment Application Plan, County of Albemarle, Virginia" dated August 15, 2016 and last revised on February 23, 2017, the information presented at the public hearing, the material and relevant factors in Virginia Code § 15.2-2284, the intent of the C1 -Commercial district stated in County Code § 18-22.1, and for the purposes of public necessity, convenience, general welfare and good zoning practices, the Board hereby approves ZMA 2016-16 with the proffers dated April 27, 2017 and the concept plan dated August 15, 2016 and last revised on February 23, 2017. I, Claudette IC Borgersen, do hereby certify that the foregoing writing is a true, correct copy of an Ordinance duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of to , as recorded below, at a regular meeting held on Clerk, Board of County Supervisors Aye Nay Mr. Dill Ms. Mallek Ms, McKeel Ms, Palmer Mr. Randolph _ Mr. Sheffield ORDINANCE NO. 17-A(8) ZMA 2016-00021 WOOLEN MILLS AN ORDINANCE TO REZONE 1.54 ACRES OF THE STEEP SLOPES OVERLAY DISTRICT FROM PRESERVED SLOPES TO MANAGED SLOPES FOR TAX MAP PARCEL NUMBER 07800-00-00-021BO WHEREAS, the application to rezone 1.54 acres of the steep slopes overlay district from preserved slopes to managed slopes for Tax Map Parcel Number 07800-00-00-021B0 is identified as ZMA 2016-00021 Woolen Mills ("ZMA 2016-21 "); and WHEREAS, staff recommended approval of ZMA 2016-21; and WHEREAS, the Planning Commission held a duly noticed public hearing on ZMA 2016-21 on May 2, 2017 and recommended approval; and WHEREAS, on May 10, 2017, the Albemarle County Board of Supervisors held a duly noticed public hearing on ZMA 2016-16, BE IT ORDAINED by the Board of Supervisors of the County of Albemarle, Virginia, that upon consideration of the staff report prepared for ZMA 2016-21 and its attachments, including the rezoning application plan entitled "Woolen Mills Redevelopment Application Plan, County of Albemarle, Virginia" dated August 15, 2016 and last revised on February 23, 2017, the information presented at the public hearing, the material and relevant factors in Virginia Code § 15.2-2284, the characteristics of managed slopes and preserved slopes stated in County Code § 18-30.7.1, and for the purposes of public necessity, convenience, general welfare and good zoning practices, the Board hereby approves ZMA 2016-21 with the concept plan dated August 15, 2016 and last revised on February 23, 2017. I, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true, correct copy of an Ordinance duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of to , as recorded below, at a regular meeting held on Ave Nav Mr. Dill Ms. Mallek Ms. McKeel Ms. Palmer Mr. Randolph Mr. Sheffield Clerk, Board of County Supervisors RESOLUTION TO APPROVE SP 2016-27 WOOLEN MILLS AND SP 2016-28 WOOLEN MILLS WHEREAS, in conjunction with two rezoning applications (ZMA 2016-16 Woolen Mills and ZMA 2016-21 Woolen Mills), the Contract Purchaser/Owner of Tax Map Parcel Number 07800-00-00-021 BO submitted applications for Special Use Permits to permit residential development in the C-1 Commercial District and to permit activity in the floodplain, and the applications are identified, respectively, as Special Use Permit 2016-00027 Woolen Mills ("SP 2016-27") and Special Use Permit 2016-00028 Woolen Mills ("SP 2016-28"); and WHEREAS, on May 2, 2017, after duly noticed public hearings, the Albemarle County Planning Commission recommended approval of SP 2016-27 and SP 2016-28 with conditions; and WHEREAS, on May 10, 2017, the Albemarle County Board of Supervisors held duly noticed public hearings on SP 2016-27 and SP 2016-28. NOW, THEREFORE, BE IT RESOLVED that, upon consideration of the foregoing, the staff report prepared for SP 2016-27 and SP 2016-28 and all of its attachments, the information presented at the public hearing, and the factors relevant to a special use permit in Albemarle County Code §§ 18-22.2.2(6), 18-30.3.11, and 18-33.8, the Albemarle County Board of Supervisors hereby approves SP 2016-27 and SP 2016-28, subject to the conditions attached hereto. I, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true, correct copy of a Resolution duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of to , as recorded below, at a regular meeting held on Aye Nay Mr. Dill Ms. Mallek Ms. McKeel Ms. Palmer Mr. Randolph Mr. Sheffield Clerk, Board of County Supervisors SP 2016-27 Woolen Mills Special Use Permit Condition 1. A maximum of 94 residential units is permitted. SP 2016-28 Woolen Mills Special Use Permit Condition I . Prior to final site plan approval of permitting of a land disturbance in the floodplain, the applicant shall obtain a Conditional Letter of Map Revision (CLOMR) from the Federal Emergency Management Agency (FEMA) and a Floodplain Development Permit from Albemarle County. -in addition, the applicant shall copy the County Engineer on all correspondence with FEMA. Construction and installation of flood wall(s) shall be in compliance with approved plans and FEMA approved CLOMR and applicant shall obtain a FEMA approved LOMR upon completion of fill activities. COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: ZMA 2016-16 (LI, Light Industry Staff: William D. Fritz, AICP to C-1, Commercial) ZMA 2016-21 (Preserved Slopes to Managed Slopes) SP 2016-27 (Residential in C-1) SP 2016-28 (Activity in the Floodplain) Planning Commission Public Hearing: Board of Supervisors Public Hearing: March 21, 2017 Not yet scheduled Owner(s): Collett M. Thach Trust and Edith C. Applicant: Woolen Mills, LLC/Brian Roy (Contract Thach Trust Purchaser) Acreage: 10.38 Rezone from: ZMA 2016-16 LI, Light Industry to C-1, Commercial ZMA 2016-21 Change Preserved Slopes to Managed Slopes Special use permits: SP 2016-27 Residential Development in the C-1 District SP 2016-28 Activity in the floodplain TMP: TM 78, Parcel 21 B By -right use: The property is currently zoned Ll, Location: This property is the site of the historic Light Industry, without proffers, and may be used Woolen Mills. It is located at the end of East for all by -right uses in the district. Market Street at the confluence of Moores Creek and the Rivanna River. Magisterial District: Scottsville Proffers: Yes Proposal: Restore the existing Woolen Mills Requested # of Dwelling Units: 94 buildings and establish residential, restaurant and commercial uses. DA (Development Area): Southern and Western Comp. Plan Designation: Community Mixed Use Neighborhoods — residential (up to 34 units/acre), community scale retail, service and office uses, places of worship, schools, public and institutional uses. Parks and Green Systems - (parks, playgrounds, play fields, greenways, trails, paths, recreational facilities and equipment, plazas, outdoor sitting areas, natural areas, preservation of stream buffers, floodplains and steep slopes adjacent to rivers and streams) Character of Property: Historic industrial Use of Surrounding Properties: The Rivanna buildings that housed the Woolen Mills factory, Water and Sewer Authority operates a wastewater bordered by Moores Creek and the Rivanna treatment facility on the properties to the west and River. A railroad bridge over Moores Creek is south. Industrial uses and some single family located on the property. A significant portion of residential development is located to the north. The the property is impacted by floodplain. Steep Rivanna River is located to the east. slopes, both managed and preserved are located on the property. Significant clusters of trees are located on the northern and western portions of the property. Factors Favorable: Factors Unfavorable: This application involves multiple 1. None identified applications. The favorable factors for the proposal include: 1. Proposal is consistent with the Comprehensive Plan. 2. Proposal allows for preservation, restoration, maintenance and use of a historic resources. 3. The property as currently zoned can be used for industrial uses. The proposed mixed use, commercial/residential, will not result in impacts greater than those that could currently occur by -right. Existing historical buildings will be used which reduces any potential change in the character of the area. 5. The proposed use is consistent with the review criteria for Special Use Permits. Approval allows for flood protection of a historic resource. RECOMMENDATIONS: RECOMMENDATION for ZMA 2016-16 LI to C-1 Staff recommends approval with proffers. RECOMMENDATION for ZMA 2016-21 Preserved Slopes to Mana ed Slopes) Staff recommends approval. There are no proffers associated with this application. RECOMMENDED ACTION for SP 2016-27 RESIDENTIAL DEVELOPMENT IN THE C1 - COMMERCIAL DISTRICT: Staff recommends approval with conditions. RECOMMENDED ACTION for SP 2016-28 ACTIVITY IN THE FLOODPLAIN: Staff recommends approval with conditions. STAFF PERSON: William D. Fritz, AICP PLANNING COMMISSION: March 21, 2017 BOARD OF SUPERVISORS To be determined ZMA201600016 Woolen Mills — LI, Light Industry to C-1 Commercial ZMA201600021 Woolen Mills — Amend Preserved Slopes to Managed Slopes in the Steep Slopes Overlay District SP201600027 Woolen Mills — Residential development in the C-1 Commercial District. SP201600028 Woolen Mills — Activity in the Floodplain Overlay District PETITION PROJECT: ZMA201600016 Woolen Mills, ZMA201600021 Woolen Mills, SP201600027 Woolen Mills and SP201600028 Woolen Mills MAGISTERIAL DISTRICT: Scottsville TAX MAP/PARCEL: 078000000021 BO LOCATION: This property is located at the terminus of East Market Street and Broadway Street. It borders Moores Creek where it joins the Rivanna River. This is the location of the historic Woolen Mills factory. PROPOSAL: Request to rezone the property from LI, Light Industry to C-1, Commercial. The intended uses of the existing buildings include residential development (See Special Use Permit), office space and restaurant space. Other by -right commercial uses would also be permitted. A new building intended for industrial use is also proposed. PETITION: ZMA201600016 Woolen Mills - Rezoning for 10.4 acres from LI, Light Industry with allows industrial and office uses to C-1, Commercial which allows retail sales and service uses and residential by special use permit (15 units/acre). ZMA201600021 — Rezoning 1.54 acres of Steep Slopes Overlay District, Preserved Slopes to Steep Slopes Overlay District, Managed Slopes. The Steep Slopes Overlay District is an Overlay District to protect steep slopes. SP201600027 — Special use permit in the C-1, Commercial to allow residential development. R-15 Residential under Section 22.2.2(6) of the Zoning Ordinance. Residential use will consist of 94 multi -family units on 10.4 acres for a total density of 9 units per acre. SP201600028 — Special use permit under Section 30.3.11 of the Zoning Ordinance to allow engineered structures, including, but not limited to, retaining walls and revetments made of non -natural materials such as concrete which are constructed along channels or watercourses for the purpose of water conveyance or flood control. The Flood Hazard is an overlay to provide safety and protection from flooding OVERLAY DISTRICTS: Flood Hazard, Steep Slopes, Airport Impact Area, Entrance Corridor PROFFERS: Yes COMPREHENSIVE PLAN: Community Mixed Use - Community Mixed Use — residential (up to 34 units/acre), community scale retail, service and office uses, places of worship, schools, public and institutional uses. Parks and Green Systems - (parks, playgrounds, play fields, greenways, trails, paths, recreational facilities and equipment, plazas, outdoor sitting areas, natural areas, preservation of stream buffers, floodplains and steep slopes adjacent to rivers and streams) 3 CHARACTER OF THE AREA The property is the site of the historic Woolen Mills Factory. It includes a multi -story main building which is connected to two smaller, one story buildings. Other smaller structures are also located on the property. The access to the site is from the terminus of both East Market Street and Broadway Street. The property is bordered on the east by the Rivanna River and railroad tracks. Moores Creek forms the southern boundary. The sewage treatment plant and offices are located to the west. The area to the north has single family residences and some light industry. The floodplain impacts a significant portion of the property. Steep slopes, both managed and preserved are also located on the property. Significant clusters of trees are located on the northern and western portions of the property. SPECIFICS OF THE PROPOSAL This project will make use of the existing buildings at the historic Woolen Mills Factory and includes the possible construction of a new building. The existing buildings would be renovated and used for up to 94 residential units. Some of these units will be typical residential apartment units and some will be designed as Live/Work units. The live/work units are designed to include space within the unit that may be used for those that work from home. Office space and restaurant space are also proposed. The new building will be used for permitted uses in the C-1 district. This project is unusual due to the fact that the property is already developed. Typically, rezoning applications are for the development of raw ground or for modifications to previously approved zoning actions. This property is zoned LI and has no proffers associated with it. The existing industrial space is approximately 120,000 square feet which could be used for any by -right use in the LI district. The existing potential impacts from industrial use of the property were considered during the analysis of the impacts of the proposed development. In a typical rezoning of raw land the permitted use of the property is significantly less than the proposed used which means that the by -right impacts are less than what would occur as a result of the rezoning. In this case, the impact of by -right use of the property could be equal to or greater than the proposed uses. APPLICANT'S JUSTIFICATION FOR THE RE UEST The applicant has submitted a justification, which is included as Attachment C. Part of the applicant's justification is: "The property is unique to the County and the region and presents the community with a critical and beautiful window into a significant part of our local history. Unfortunately, the property is presently underutilized and is a "hidden" gem, rather than the inviting and community defining space it could be. It is the applicant's intent through this application to facilitate the future re -use and reinvigoration of this site. The property's enhancements, as propose herein, will also allow for more open public access to the Rivanna River, an underutilized treasure in our community. This type of thoughtful development along the River is strongly favored by both the City and County." Further, the applicant states: "The applicant intends to protect and preserve the historic buildings while renovating them for mixed use, including residential units, live/work space, offices, a restaurant, light industrial uses, and some common space. The existing buildings abut other properties that are residential as it serves as the centerpiece of the historic Woolen Mills neighborhood. On the other side of the property, however, you do find commercial and industrial uses, and it is on that portion of the property that the applicant 4 desires to construct a new building for commercial use of a light industrial nature. These buildings can exist in harmony with the residential and mixed uses of the original structures while accommodating light industrial and office uses of today. By doing so, this property can serve as a transitional property between the nearby residential properties in the City, the adjacent residential County properties, and the commercial/industrial properties on the Broadway St. side. In addition, the renovation of the Property is proposed to include the development of green spaces and interconnection with the nearby Rivanna Trail system, to allow and encourage the public to explore the beauty and historic nature of this waterfront property." PLANNING AND ZONING HISTORY The property has no rezoning, special use permit, site plan, subdivision or variance history. PLANNING COMMISSION BACKGROUND On October 11, 2016, the applicant held a Community Meeting. On October 25, 2016, the Commission held a joint worksession with the City Planning Commission on the proposal to gain input on several issues. These meetings raised concerns about the provision of parking, access on East Market Street, Fire/Rescue access to the site, traffic impacts, accuracy of floodplain information, maintaining the historic value of the site, trail access and changes in character of the area due to new residents. Most of the comments were about traffic and were primarily centered on limiting the volume of traffic on East Market Street. It was noted that the change in use away from industrial was a positive as it would decrease the amount of truck traffic on East Market Street. Comment was offered that restoring and reusing the Woolen Mills was a positive thing and that the historic value of the property should be retained as much as possible. Overall, support for the project was positive. COMPREHENSIVE PLAN Land Use Plan — Attachment D is taken from the Southern and Western Neighborhoods Plan. It offers detailed commentary on this property and the intended use of the property. The work done to amend the Comprehensive Plan was done by the current applicant and the information submitted in support of the applications is taken directly from the work included in the Comprehensive Plan. This property is recommended for Community Mixed Use and Parks and Green System. This designation includes residential development of up to 34 dwelling units per acre. The proposed density, within the area recommended for Community Mixed Use is approximately 21. units/acre. (Overall density for the entire property is approximately 9 units per acre.) The project complies with the Comprehensive Plan. Open Space Plan/Green Infrastructure Map: The Comprehensive Plan contains as a strategy "Create a plan that incorporates a unified vision for land adjacent to the Rivanna River" and "With the City of Charlottesville, continue to develop ways in which residents may more easily use the 5 parks, recreational facilities, and programs of the other locality". These plans have not yet been developed and work on the Rivanna River Corridor Study is not scheduled to until 2019. This project includes a proffer with language designed to be flexible enough to accommodate the plans for the trails in the area. The Neighborhood Model: Pedestrian This property is located at the end of two streets, Broadway and East Orientation and Market. Opportunities for pedestrian access are limited on both Neighborhood streets. Broadway is a mixed urban/rural cross section street serving Friendly Streets industrial type uses. No sidewalk exists on this street; however, it is and Paths a low volume roadway. Broadway connects to Franklin Street in the City, which does have sidewalks. East Market Street has limited right-of-way and has no pedestrian access. The applicant has proffered to make area available to extend the greenway trail across the property, including area for a bridge across Moores Creek. This principle is met to extent possible given existing conditions which are beyond the control of the applicant. Interconnected No interconnection of existing streets (Broadway/East Market) is Streets and proposed or possible due to the location of existing historic buildings. Transportation Pedestrian access between these two streets will be provided. Networks The 2 closest bus stop are approximately 2,300 feet away. (Riverview Park entrance or on Chesapeake Street between Riverview Street and Steephill Street. (10+/- minute walk). This principle is met to extent possible given existing conditions,'which are beyond the control of the applicant. Parks and Open Due to the existing location of buildings and the location of the Space floodplain on this property open space area is available adjacent to Moores Creek and the Rivanna River. Nearby Riverside Park offers addition park space. This principle is met. Buildings and This development is unique in Albemarle County because of its use Spaces of Human of existing historic factory buildings. While the scale of the buildings Scale is significant, the overall impact is not intimidating. The use of open spaces, walkways and outdoor dining areas improves the approachability of the site and insures it is of human scale. This principle is met. Relegated The areas and amount of parking available are limited on the site. Parking The areas are also physically separated from one another. This separation of the parking areas due to the physical character of the property insures that the parking is relegated to a secondary role in the overall development of the property. This principle is met. Mixture of Uses This development has a mix of residential, live/work, office, C1 STAFF COMMENT Relationship between the application and the purpose and intent of the requested zoning district: This project includes two rezonings. The first rezoning (ZMA 2016-16) is to establish C-1 zoning on the property. The second rezoning (ZMA 2016-21) is to amend the Steep Slopes Overlay District, specifically to change some slopes on the property from Preserved to Managed Slopes. The intent of the C-1 District is: 22.1 INTENT, WHERE PERMITTED C-1 districts are hereby created and may hereafter be established by amendment to the zoning map to permit selected retail sales, service and public use establishments which are primarily oriented to central business concentrations. It is intended that C-1 districts be established only within the urban area, communities and villages in the comprehensive plan. This property is within the urban area and recommended for Community Mixed Use. The C-1 district allows for a variety of commercial and office uses. It also allows for residential use with the issuance of a special use permit. 7 restaurant and by -right C-1 uses. This principle is met. Mixture of The housing type will be limited to apartments due to reuse of Housing Types historic buildings. Because of the design of the building and and Affordability availability of area for parking, apartments will be largely limited to one and two bedroom type apartments, which are generally more affordable. No proffer for affordable housing has been offered. The use of market rate apartments may be important to insure the financial feasibility of renovating the existing structures. This principle is partially met. Redevelopment This project makes use of existing historical buildings. The applicant is making use of Historic Tax Credits. This will insure that the historic value of the buildings is retained and documented. This principle is met. Site Planning that Parking areas will need to be constructed to serve the redeveloped Respects Terrain buildings. There is area for the construction of a new building. The property has floodplain and steep slopes. Part of this application is to change preserved slopes to managed slopes to allow for the construction of parking areas. This change in slopes designation will be discussed in more detail later in this report. The property has been significantly altered throughout its history as an industrial site. The changes that will occur will be consistent with prior development of the site and current design requirements. This principle is met. STAFF COMMENT Relationship between the application and the purpose and intent of the requested zoning district: This project includes two rezonings. The first rezoning (ZMA 2016-16) is to establish C-1 zoning on the property. The second rezoning (ZMA 2016-21) is to amend the Steep Slopes Overlay District, specifically to change some slopes on the property from Preserved to Managed Slopes. The intent of the C-1 District is: 22.1 INTENT, WHERE PERMITTED C-1 districts are hereby created and may hereafter be established by amendment to the zoning map to permit selected retail sales, service and public use establishments which are primarily oriented to central business concentrations. It is intended that C-1 districts be established only within the urban area, communities and villages in the comprehensive plan. This property is within the urban area and recommended for Community Mixed Use. The C-1 district allows for a variety of commercial and office uses. It also allows for residential use with the issuance of a special use permit. 7 This proposal meets the locational intent of the district and achieves the Comprehensive Plan recommendation for the property. The characteristics of Managed and Preserved Slopes are: 30.7.3 CHARACTERISTICS OF STEEP SLOPES The characteristics of the steep slopes within the overlay district are as follows: a. Managed slopes. The characteristics of managed slopes are the following: (i) the contiguous area of steep slopes is limited or fragmented; (ii) the slopes are not associated with or abutting a water feature, including, but not limited to, a river, stream, reservoir or pond; (iii) the slopes are not natural but, instead, are manufactured; (iv) the slopes were significantly disturbed prior to June 1, 2012; (v) the slopes are located within previously approved single-family residential lots; or (vi) the slopes are shown to be disturbed, or allowed to be disturbed, by a prior county action. b. Preserved slopes. The characteristics of preserved slopes are the following: (i) the slopes are a contiguous area of ten thousand (10,000) square feet or more or a close grouping of slopes, any or all of which may be less than ten thousand (10,000) square feet but whose aggregate area is ten thousand (10,000) square feet or more; (ii) the slopes are part of a system of slopes associated with or abutting a water feature including, but not limited to, a river, stream, reservoir or pond; (iii) the slopes are part of a hillside system; (iv) the slopes are identified as a resource designated for preservation in the comprehensive plan; (v) the slopes are identified as a resource in the comprehensive plan; (vi) the slopes are of significant value to the entrance corridor overlay district; or (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. The slopes in the center of the property, outlined below, are currently designated as Preserved Slopes. The slopes were designated as Preserved because they are a contiguous area of ten thousand (10,000) square feet or more. None of the other characteristics of preserved slopes are exhibited by this area. They are not directly associated with a water feature. They are separated from a water feature by the existing historic buildings. The slopes are not designated for preservation or identified as a resource in the comprehensive plan. The slopes are not associated with the entrance corridor overlay district, No prior action, other than the adoption of the Steep Slopes Overlay District has ever occurred addressing these slopes. Staff has field investigated these slopes. It is evident that significant amounts of the slopes have been modified at various times in history. Some of the slopes may be natural although it is difficult to determine the exact extent. It appears that the slopes to the east of the property may be more natural, although clearly impacted by development. The slope to the west appears to have been created by the placement of fill material. Any slope disturbance that has occurred has not taken place recently or even in the last several decades. Based on field observation these slopes have a more fragmented characteristic than is shown on the topographic maps and they display evidence of being manufactured. Based on these factors staff opinion is that they have more characteristics of Managed than Preserved Slooes. Staff recommends that the desianation be amended accordinalv. Public need and justification for the change: As stated in the Comprehensive Plan: The purpose of this Comprehensive Plan is to set forth County government policy that helps guide public and private activities as they relate to land use and resource use. As the means to carry out this purpose, the Plan is the County's most important policy document. It establishes the blueprint for future decisions regarding resource protection, land use and development, transportation systems, public facilities and utilities, economic development, housing, and public services. The Comprehensive Plan established the public need for this type of development and the applicant's proposal is consistent with the Comprehensive Plan. Impact on Environmental, Cultural, and Historic Resources — This property has significant environmental resources. Moores Creek, the Rivanna River and their associated buffers and floodplain all affect this property. The property has Steep Slopes, both Managed and Preserved, in various locations on the property. The property has been developed in ways that affect these resources already. The applicant's concept is to make use of the existing development wherever possible and to have limited additional X impacts. The floodplain will be managed by providing protection to the existing historic structures. There will be a floodwall incorporated into the structure and enclosing existing courtyard areas. This will provide flood protection to these buildings for the first time. While this is an impact on the environmental resources, it is a protection of the cultural and historic resources. As has previously been noted this project includes the reclassification of some Preserved Slopes to Managed Slopes. These slopes possess more characteristics of Managed Slopes. This designation would allow the slopes to be impacted but only if the activity complies with the design requirements of the ordinance. During the review of the site plan any impact on environmental resources will be analyzed and mitigated. Limited additional development opportunities exist on this site. The current, and proposed, zoning of the property allow for additional development. However, the primary use of the property will be within the existing buildings. The rezoning of this site from LI to C-1 will not adversely impact environmental, cultural or historic resources. The proffers associated with the C1 rezoning of the site serve to protect and promote the environmental, cultural or historic resources of the site. As has been previously noted the property constitutes a significant cultural and historic resource. The adaptive reuse of this resource will help to preserve the site and prevent loss of the resource due to decay and neglect. Anticipated impact on public facilities and services: The change of Preserved Slopes to Managed slopes has no direct impact on public facilities and services. The impacts are indirect because the change in designation permits the construction of additional parking areas, which allows for the commercial/residential use of the site. Streets: The comments of VDOT and the City traffic engineer are included as Attachment E. The property location is unusual because it can only be accessed by streets in the City. Access to the site is from the end of Broadway Street and the end of East Market Street. VDOT notes that the impacts are within the City and are largely associated with extension of turn lanes. Staff has talked directly with the City Traffic Engineer about the impacts of this development. The need for improvements identified by the City currently exist. The applicant has offered a proffer that will enable the City to move forward with improvements at intersections within the City. Staff opinion is that the proffer adequately addresses the impacts caused by the proposed development. East Market Street in the vicinity of Woolen Mills is narrow road. Options to widen or improve the road, including the addition of pedestrian of bike access simply do not exist. The roadway is flanked by historic residential structures located in close proximity to the pavement and the embankment supporting the railroad. The limited parking that can be accessed from East Market Street minimizes the volume of traffic using East Market Street. It should also be noted that the property is currently zoned LI and has been used for industrial uses in the past and could be used for industrial uses in the future. No discretionary review would be required for industrial use of the property. The site has been used in the recent past for storage and a by a moving company. This involved truck traffic on East Market Street. The transition of the property to commercial/residential will involve 10 less truck traffic than has occurred in the past and could occur in the future with the existing industrial zoning. Based on this fact, staff opinion is that the overall traffic impacts on East Market Street will be equal or less than can occur with the existing zoning. The applicant's proffer of funds to improve intersections in the City offsets any impacts caused by the development. Schools — This development is expected to generate the following student impacts: 4 additional elementary school students at Cale Elementary School. 1 additional middle school student at Walton Middle School. 3 additional high school students at Monticello High School The main concern of the School Division is maintenance of access for busses from Broadway. This access is being retained as the primary access and will provide adequate bus access. Fire and Rescue — This site is within the 5 mile response area for the stations at Monticello, East Ivy, East Rivanna, and Seminole. The Fire Marshal's office has been working with the applicant to insure that at the time of redevelopment of this site adequate fire protection and access is provided. The redevelopment of the site will improve protection of this historic resource. Utilities — No issues with water or sewer availability have been identified. During site plan review the necessary pians will be reviewed to insure proper installation of utilities. Anticipated impact on nearby and surrounding properties: The existing buildings can be used by -right under the current LI zoning. Therefore, the change in zoning designation has limited impact on the area. The project has limited new construction opportunities. Any new construction that occurs would be on the western side of the property adjacent to the Rivanna Water and Sewer property and accessed from Broadway Street. A new parking area will be constructed and this will have some visual impact to adjacent residential property immediately adjacent to the property. It must be noted that this impact could occur under the existing LI zoning. The change from industrial use to mixed commercial/residential use will result in a change in the character of the area and in traffic patterns. It will increase the residential population, decrease truck traffic and increase and alter the hours of car traffic. The proposed change in the character of the site from industrial to mixed commercial/residential is recommended by the Comprehensive Plan. PROFFERS Attachment F contains the proposed proffers. Wording changes are expected prior to the Board of Supervisor's hearing to address non -substantive issues. Individual proffers are described below: 11 Proffer 1: Provides for an area for the extension of the Rivanna Trails including area for the construction of a bridge over Moores Creek. Proffers 2 and 3: Insures that the historic value of the existing buildings is maintained. Proffer 4: Provides for public display of the history of the Woolen Mills. Proffer 5: Limits traffic on East Market Street by limiting parking availability. Proffer 6: Establishes proportion of the site to be used for nonresidential development to insure compliance with the Comprehensive Plan. Proffer 7: Provides cash payment to the City for transportation improvements to offset the impact of the development. SUMMARY for ZMA 2016-16 (LI to C1) and for ZMA 2016-21 (Preserved Slopes to Managed Slopes) Staff has identified the following factors, which are favorable to this rezoning request: 1. Proposal is consistent with the Comprehensive Plan. 2. Proposal allows for preservation, restoration, maintenance and use of a historic resources. 3. The property as currently zoned can be used for industrial uses. The proposed mixed use, commercial/residential, will not result in impacts greater than those that could currently occur by -right. 4. The slopes are more characteristic of Managed Slopes than Preserved Slopes. Staff has found no unfavorable factors to this rezoning: RECOMMENDATION for ZMA 2016-16 (LI to C-1) Staff recommends approval with proffers. RECOMMENDATION for ZMA 2016-21 _(Preserved Slopes to Managed Slopes) Staff recommends approval. There are no proffers associated with this application. ANALYSIS OF THE SPECIAL USE PERMIT REQUEST FOR SP 2016-27 RESIDENTIAL DEVELOPMENT IN THE C-1 DISTRICT The applicant is proposing 94 residential units. All of the units would be located within existing buildings. Some units will be live/work with studio or other work space available. No substantial detriment The proposed special use will not be a substantial detriment to adjacent lots. 12 The use of the property for residences will have minimal impact on adjacent property. The units will be located within existing structures. No detrimental impact on adjacent lots is expected. Character of district unchanged. The character of the district will not be changed by the proposed special use. When analyzing the character of the district staff considers both the zoning district and the geographic area in which the use is proposed. The most significant change in the character of the geographic district will be the fact that there will be additional residents. Broadway Street is industrial in character. Because this development is located at the end of Broadway Street and makes use of existing structures the addition of residential units will not change the industrial character of the area or make it less attractive for industrial investment. The area already has residential development located in the East Market Street area. The addition of residential use will increase the overall population of the Woolen Mills area and will be adding multi -family housing to an area that currently has no multi -family housing. Multi -family housing does not result in a change in the character due to the fact that it is to be located within the existing buildings. Residential development is permitted in the C-1 district by Special Use Permit. Only a portion of the site and existing structures will be used for residences. The remainder of the site will be available for commercial activity. This mixing of uses does not change the commercial nature of the zoning district on this property. Residential use will not change the character of the district. Harmony The proposed special use will „be in harmony with the purpose and intent of this chapter, Staff has reviewed the purpose and intent of the Zoning Ordinance as contained in Section 1.4 and the purpose and intent of the C-1 district and finds no conflict with the provisions of the ordinance. Mixed use of this property, commercial combined with residential, enhances the economic viability of the development which encourages the preservation of historic areas. Section 1.4 states in part "This ordinance, insofar as practicable, is intended to be in accord with and to implement the Comprehensive Plan..." The Comprehensive Plan recommends mixed commercial and residential use of this property. Approval of this special use permit is consistent with the purpose and intent of Chapter 18 of the Code of Albemarle. ...with the uses permitted by richt in the district Residential development, is not in conflict with commercial activity and will not restrict the commercial use of the property. ...with the regulations Rrovided in section 5 as applicable, Section 5.0 contains no additional regulations. 13 ..and with the public health, safety and general welfare. The regulations governing site plan and building permit review will protect the public, health, safety and general welfare. Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive Plan. As has been stated previously the Comprehensive Plan recommends some residential use of this property. Residential use is consistent with the Comprehensive Plan. SUMMARY of SP 2016-27 RESIDENTIAL DEVELOPMENT 1N THE C1- COMMERCIAL DISTRICT: Factors favorable to this request include: 1. Residential use of the property is recommended by the Comprehensive Plan. 2. Existing historical buildings will be used which reduces any potential change in the character of the area. 3. The proposed use is consistent with the review criteria for Special Use Permits. Factors unfavorable to this request include: 1. No unfavorable factors have been identified. RECOMMENDED ACTION for SP 2016-27 RESIDENTIAL DEVELOPMENT IN THE C-1 DISTRICT: Based on the findings contained in this staff report, and with the condition proposed below staff recommends approval of SP 2016-27. 1. A maximum of 94 residential units is permitted. ANALYSIS OF THE SPECIAL USE PERMIT REQUEST FOR SP 2016-28 ACTIVITY 1N THE FLOODPLAIN The applicant is proposing to construct a floodwall that will protect the existing buildings from flooding. In some locations, the wall will be incorporated into the existing structures and in others it will enclose courtyards adjacent to the buildings. No substantial detriment. The proposed special use will not be a substantial detriment to adjacent lots. The proposed activity, the construction of floodwalls is primarily a technical review. The applicant has conducted an extensive study of the Rivanna River and the portion of Moores Creek adjacent to this property. This study was undertaken to determine with specificity what the flood elevation is. The previous determination of the flood elevation was based on more general studies. The detailed study was submitted to the Army Corps of Engineers and has been accepted. By knowing the precise flood elevation and how the hydrology of the area works, the impact of activity in the floodplain can be more accurately accounted 14 for. The construction of the floodwall proposed by the applicant will not have an impact on adjacent properties. To insure no impact on adjacent property occurs, a condition is recommended requiring that the applicant obtain the necessary approvals from the Army Corps of Engineers before work can occur in the floodplain. The Army Corps of Engineers has the expertise, and authority, to review the details of the applicant's proposal and insure that no adverse impacts occur on other lots. Character of district unchanned. The character of the district will not be changed by the proposed special use. When analyzing the character of the district staff considers both the zoning district and the geographic area in which the use is proposed. The installation of a floodwall will not be approved if it increases the flood level. Typical request for activity in the floodplain have involved the installation of fill to allow the land to be raised above the flood level thereby allowing construction. This activity does not involve fill, it involves the construction of a floodwall some of which will be free standing and some of which will be incorporated into the existing buildings. This results in minimum visual change and minimal impact on the area. The construction of a floodwall will not change the character of the Flood Hazard Overlay District or the general area. Harmony, The proposed special use will be in harmony with the Purpose and intent of this chapter, Staff has reviewed the purpose and intent of the Zoning Ordinance as contained in Section 1.4 and the purpose and intent of the FH -Flood Hazard Overlay District and finds no conflict with the provisions of the ordinance. Section 1.4 states in part that the purpose and intent of the ordinance is "To protect against destruction of or encroachment upon historic areas" and "To protect against one or more of the following: overcrowding of land, undue density of population in relation to the community facilities existing or available, obstruction of light and air, danger and congestion in travel and transportation, or loss of life, health, or property from fire, flood, panic or other dangers". The construction of a floodwall allows for the preservation of historic resources. The construction of the wall(s) will protect and preserve the historic resources from flooding for the first time. Approval of this special use permit is consistent with the purpose and intent of Chapter 18 of the Code of Albemarle. ...with the uses permitted by right in the district The FH -Flood Hazard Overlay District allows for few uses. The construction of a floodwall will not impact any of the permitted by right uses. ...with the re ulations Rrovided in section 5 as applicable, Section 5.0 contains no additional regulations. 15 ...and with the public health, safety and general welfare. The FH -Flood Hazard Overlay District exists primarily to protect the public health, safety and general welfare. The applicant will be required to submit detailed analysis of the potential impacts caused by the construction of the floodwall to the Army Corps of Engineers and the County. If the construction of the floodwall is determined to have health or safety impacts it will not be approved. Approval of the floodwall promotes the public health and safety by protecting the existing buildings. They currently do not have protection from floods and may be impacted by flood waters resulting in their loss, deterioration or worse the loss of the historic resource and creating impacts on the floodplain should the buildings be damaged to the point of collapse. Approval of this use, with conditions, is consistent with the public health, safety and general welfare. Consistency with the Comprehensive Pian. The use will be consistent with the Comprehensive Plan. The Comprehensive Plan does not speak directly to activity in the floodplain on this property. Generally, the Comprehensive Plan recognizes that floodplains are an important natural resource that are to be protected and that activity within the floodplain should not impair the function of the floodplain. The location of the floodwall is incorporated into the existing buildings or is located in areas that have previously been disturbed. No areas of native vegetation, trees or other natural resources typically associated with a floodplain will be disturbed. The primary function of the flooplain, to convey flood waters, will be preserved as has been discussed previously in this report. This use is consistent with the Comprehensive Plan. SUMMARY of SP 2016-28 ACTIVITY IN THE FLOODPLAIN: Factors favorable to this request include: 1. Approval allows for flood protection of a historic resource. 2. Conditions are proposed that will prevent the flood levels from being increased. 3. The floodwall will occur in areas that have been previously developed. There will be no loss of natural resources. Factors unfavorable to this request include: 1. No unfavorable factors have been identified. RECOMMENDED ACTION for SP 2016-28 ACTIVITY IN THE FLOODPLAIN: Based on the findings contained in this staff report, and with the condition proposed below staff recommends approval of SP 2016-28: 1. Prior to final site plan approval or permitting of a land disturbance in the floodplain, the applicant shall obtain a Conditional Letter of Map Revision 16 (CLOMR) from the Federal Emergency Management Agency (FEMA) and a Floodplain Development Permit from Albemarle County. In addition, the applicant shall copy the County Engineer on all correspondence with FEMA. Construction and installation of flood wall(s) shall be in compliance with approved plans and FEMA approved CLOMR and applicant shall obtain a FEMA approved LOMR upon completion of fill activities. Summary of Recommendations: This application is consistent with the recommendations of the Comprehensive Plan and promotes the type of development envisioned by the County. The project requires multiple applications. The findings are favorable for all the applications and no negative factors have been identified. The impacts of the proposed development are not greater than could occur with by -right use of the property. The proffers offset any impacts and provide protections to the property that do not currently exist. Staff views the construction of a floodwall as a positive activity because of the protection it will offer the existing structures. This project allows for the preservation and adaptive reuse of a unique resource in Albemarle County. Staff recommends approval of all the applications associated with the Woolen Mills project. Motions: ZMA 2016-16 (LI to C-11 A. Should the Planning Commission choose to recommend approval of this rezoning: I move to recommend approval of ZMA 2016-16 with the acceptance of the proffers offered by the applicant. B. Should the Planning Commission choose to recommend denial of this rezoning: move to recommend denial of ZMA 2016-16. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. Motions: ZMA 2016-21 (Preserved Slopes to Managed Slopes) A. Should the Planning Commission choose to recommend approval of this rezoning: I move to recommend approval of ZMA 2016-21. B. Should the Planning Commission choose to recommend denial of this rezoning: move to recommend denial of ZMA 2016-21. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. Motions: 17 SP 2016-27 RESIDENTIAL DEVELOPMENT IN THE C-1 DISTRICT A. Should the Planning Commission choose to recommend approval of this special use permit: I move to recommend approval of SP 2016-27 with the conditions outlined in the staff report. B. Should the Planning Commission choose to recommend denial of this special use permit: move to recommend denial of SP 2016-27. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. Motions: SP 2016-28 ACTIVITY IN THE FLOODPLAIN A. Should the Planning Commission choose to recommend approval of this special use permit: 1 move to recommend approval of SP 2016-28 with the conditions outlined in the staff report. B. Should the Planning Commission choose to recommend denial of this special use permit: move to recommend denial of SP 2016-28. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. ATTACHMENT A: Tax Map ATTACHMENT B: Critical Resource Map ATTACHMENT C: Applicants justification including unproffered concept plan ATTACHMENT D: Comprehensive Plan ATTACHMENT E: VDOT and City Traffic Engineer comments ATTACHMENT F: Proposed proffers 18 -40E1 7740E 77-40P1 I 2010 78-21 H t.i FA{€. filtSi. 420. 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March 10, 2017 Applications for Zoning Map Amendments and Special Use Permits Parcel: 07800-00-00-021 BO Project: Woolen Mills PROJECT PROPOSAL Applicant has filed multiple rezoning and special use permit applications for the purpose of facilitating the re -development of the historic Woolen Mills buildings as a part of a mixed-use project that will preserve, restore and reinvigorate the historic Woolen Mills property (the "Property"). The Property is unique to the County and the region and presents the community with a critical and beautiful window into a significant part of our local history. Unfortunately, the Property is presently underutilized and is a "hidden" gem, rather than the inviting and community defining space it could be. It is the applicant's intent through the pending zoning applications to facilitate the future re -use and reinvigoration of this site. The property's enhancement, as proposed, will also allow for more open public access to the Rivanna River, an underutilized treasure in our community. This type of thoughtful development along the River is strongly favored by both the City and County. Historically, the Property was a hub for the community when it was an operational factory. The beautiful historic building remains, but is not equipped to handle today's industrial needs. The cost of renovating the building for manufacturing use today would be prohibitive and the required renovations would destroy the historic aspects of the building. Nevertheless, this building can still be productively used and preserved, and other parts of the Property can still be used to provide for some non-residential and employment -generating uses. The applicant intends to protect and preserve the historic buildings while renovating them for mixed use, including residential units, live/work space, offices, a restaurant, other commercial uses, and some common space. The existing buildings abut other properties that are residential as it serves as the centerpiece of the historic Woolen Mills neighborhood. On the other side of the property, however, you do find commercial and industrial uses, and it is on that portion of the Property that the applicant desires to construct a new building for commercial use. These buildings can exist in harmony with the residential and mixed uses of the original structures while accommodating commercial and office uses of today. By doing so, this Property can serve as a transitional property between the nearby residential properties in the City, the adjacent residential County properties, and the commercial/industrial properties on the Broadway St. side. In addition, the renovation of the Property is proposed to include the development of green spaces and interconnection with the nearby Rivanna Trail system, to allow and encourage the public to explore the beauty and historic nature of this waterfront property. We have included, with our application, plans showing the layout of the existing and proposed buildings on the property and the nature of their intended uses. In addition, you will note an area along the river labeled "Potential Kayak Area" which is available and intended for a future commercial, outdoor recreation use that takes advantage of the natural surrounding greenspace and waterway. As shown on those attachments, the uses within the rezoned Property would include by -right uses under C-1 including, potentially and without limitation, laboratories/research facilities, manufacturing/processing facilities, administrative/professional offices and eating establishments. Additionally, Applicant seeks a special use permit to allow for the residential uses as permitted by right in the R-15 district to complete the renovation of the existing historic buildings, The other pending zoning applications allow for the parking lots to be repaired, restored and renovated and for the new commercial building to be constructed by managing the steep slopes on the Property, and also allow for construction of a flood wall to remove the residential buildings from the flood plain. The flood wall is designed to use the existing basement wall location of the buildings to the extent possible and has been favorably received by the state Department of Historic Resources. Each of the pending applications is necessary for this project to come to fruition, i.e., a denial of any one application would cause the entire project to fail. Accordingly, these applications are being presented jointly for consideration and approval. CONSISTENCY WITH COMPREHENSIVE PLAN In 2015, the Board of Supervisor 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 is the result of that Comprehensive Plan amendment which specifically provides for Office/R&D/Flex/Light Industrial use on the Property. It 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 properly is used non -residentially in employment -generating and commercial uses." FEMA has since approved a Letter of Map Amendment that together with construction of the proposed flood wall will allow for such residential development in the existing buildings. Said residential use is necessary to the feasibility of this mixed-use project. 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, the proposed project is very consistent with the Comprehensive Plan. IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE The Project will be served by public roads, water and sewer. As stated above, the main entrance to the Project will be from Broadway St. which is presently capable of handling the traffic needs of this Project. A traffic study has been provided that shows no impacts on surrounding roads that require attention. Applicant has nevertheless proffered a contribution of $10,000 to the City of Charlottesville for use in intersection improvements in the Woolen Mills area. 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. PROPOSED PROFFERS TO ADDRESS IMPACTS See attached proffer form. WOOLEN MILLS REDEVELOPMENT xc,Em FAPCEL' PK•a,K FzrnumxNu u FFAFOd®20xNc', G Put%e,aau oN, W: r: t®rrau cse as:rNaN: axaR: mvuxrxyaFvwoaiuN sinE Aro lane N ArranvAncE rnm euraxr � vuaearwe wvaxoue Fnoroela uee w xFA eNrnn ilN,a u.Fm r xownan0.mPs orwroraaemuPa� tPi,PFGwgcE PAPP eFF�r aANFFnow� FAPFFFx�uaxrur weou�x�o vwa� v�anoFrxrE vrE aFA1NiGrI uMYx%ts Frua.NleacE PF1Yl�9®IPUOMIM,r KaA aFAGA_N FPayg Nrtm�PAm ev PoxuNnKel,q.wa>\cre QfTxJ!: giFA,Far%F,aa[teMCFlamaFl •N8PKJ39 BFENNen Nx=ryQ3PPP FLRCIlaTONxN-aerxC® rrogr,N xaxFFxP.twANFr:•tFVA� aE•t .. aNFExna PexcErltAPOFvi•narus �PruwoRr worxrnmevtrarxsvxovnwsVcr.o>,onFNw,wwmeuaevuA �+Fx�cew�xw� u�sx�i,nA�veaaxaeA vAsivaeix „r oowrs nF+rwuuw WIEIPR6MTr2 Fe PrANx�NVxNLN]x FLRgp TOTu vAlMYlGxmuR�an tatlF{;a vn¢u FF,eo aamoo wtuRamPr WFF rAtKnxr PMGEMYL: MYN1Ex t.taweE•tM6PIx.Y-6�1 F,ctutKxu reset.ova®Pma�wnaureaencl•aoar�F IRYY9Fl: E�eLO.FAPFFoggyPpPERrI PrP1C® SfNr9l: x,a! ar%11w,ONYr19MC OrFN1E: axPSEl POo9r.N NMIF9 xesruFvxar. s,.NarxnatvA�el,,axs eri=n%vrr, rwFmvFxrnmR: u Iwna%.6aiA6 • PavMEaY mns vuN x6 flErLxxm IaoxsaaenP. ZN awcEF rxmoxa FAAMltaPbaFA�a ®F Nr �P11ExN W B APFA. aH AOEF r,arma®..vmwe max. cv wra taIRIGK $,ppC:a;QF„pt�rLRrFA WyArNx M4V'IV pIN!!TF CIAArO �veua F.F—ASArrxrcr„®Fgo,e.TPmcsao.exuvFxm e.nFe aaeavu Pcrtuorxne,rN so,EnwxueNaerou �VIA191011Yr,rIYYKLLaF WlarAlLYI®uC�rYM• A0.T&P. xVNEY9PIrofDaFY)MgAIBYATNIN PFGFpBtaa R• w�xweneN�waroatx�r„eFroxxw.iEx rwaP,raeaRFFwsteM1 RTONOKCNMtlfiaKIMNEMOFTE W{GRpWIM9FAx6t NUNPWlE0.fpExre[I oxar„ear�xpFrtmenerAxroa eae Axr Aueu PxtEp er ne r u x w.ee or oR N,E aroreaw.vex aecRc�ars_cE:erAxv. APPLICATION PLAN COUNTY OF ALBEMARLE, VIRGINIA 8/15/2016 VICINITY MAP 1"=1000, DEVELOPER; BR MANAGEMENT P.O. BOX 1099 CHAROTTESVILLE,VA 22902 CONTACT: BRIAN ROY TELEPHONE: (434) 996-3904 ENGINEER OF RECORD; TIMMONS GROUP 608 PRESTON AVE. SUITE 200 CHARLOTTESVILLE, VA 22903 CONTACT: CRAIG KOTARSKI, P.E. TELEPHONE: (434) 327-1688 Sheet Index sF.xx�e rd�rrmr 92 ma txtamx: caonmrs xEnAPt w,Rxseare ntnns a � K- � a de � v�alPtl zxnsm xKrlsvra • aw i oZ Lu a O ? 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S. e '�," -• ( �-\�\ �� �\ �9.s(� '•.�` k�'b „ t til', r � �1 \ 1 \r _ a� �1 '•! mcxrol _ 5 \ .� is-.'. a 1 � � � xeasmw / / / / � - u�rwaxK �s= � �� � .' --- — .4� \ � s� i t zeas • _. � .�. s ] � — • IL f :•iaemv� , � j /, % f "//, t: W IJJLu LU 0 C LU CR1I SLOPES' 1.54 ' ~—�, ul 3 � I %'i•j/�+ /F, � / �' //iii//( /,.�j'F�!' -':�� y ON SITE CRITICAL SLOPES: 1.54 ACRES IMPACTED CRITICAL SLOPES: 0.72 ACRES F' s PERCENT OF SLOPES IMPACTED: 46,75% tZ2 C9.06 Woolm MA.Ls REDEYELOPMW 18TFLOW 1 1STRAOR PIAN WEST IWE T Ael w WEST A01 an 7 z jj� i Al2 aI IV" 1010 0 0, go at !u me dd op rat 11m; -1 a MOTO" M"M vw�ttw. ah, op rat 11m; -1 a lit pt 1101 1 JOL $I M: 9 is Sol* Attachment D Southern and Western Urban Neighborhoods Master Plan Albemarle Comprehensive Plan ADOPTED June 10, 2015 Amended September 23, 2015 16. Woolen Mills (Figure 26) is an existing Center that is not immediately adjacent to the rest of the Southern Neighborhood. An important industrial area is located on Broadway Street. To the east and extending into the City of Charlottesville north of the railroad tracks is the Woolen Mills National Register Historic District. The area has an existing mixture of industrial, residential, green -space, and community recreational uses. Flout* 26: Woolen Millis Cenftr Portions of the area are recommended for Office/R&D/Flex/Light Industrial use. The property on which the historic former mill buildings are located is recommended for Community Mixed Use. Environmentally sensitive areas are designated as Parks and Green Systems. The Moore's Creek wastewater treatment plant is an Institutional use. This neighborhood has been identified by the City and the County for future joint planning efforts for the Rivanna River corridor where employment, tourism, and recreational activities are expected along with improvement of water quality and stream buffers. The floodplain of Moore's Creek is extensive near this Center and several existing buildings in the Woolen Mills area are in the floodplain. Three of these buildings were part of the former mill whose operation spurred the development of the neighborhood. They are contributing structures to and key features of the historic district. Capitalizing on the historic district and proximity to the City, the mill property has potential to become a new vibrant center that serves some of the economic needs of both the County and the City. Preservation of the historic property is desirable; however, the ability to intensify the existing use may be affected by the presence of the floodplain. If grading and fill in the floodplain can be done without increasing flood elevations or flood potential, then intensification of use may be appropriate to preserve the architectural and historic integrity of the mill buildings. 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 nonresidentially in employment -generating and commercial uses. Although formerly recommended for industrial use, several residential parcels near the center on Market Street are now recommended 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; however, in the future the houses could be redeveloped for non-residential uses, such as offices. It is the County's intent that the development of this area should respect its historic designation— including the City of Charlottesville's local designation—and should maintain its identity as both a historic link between the City and the County and as a cultural and historic link between the community and the Rivanna River. A primary consideration in the review of proposed development will be a commitment to the preservation and adaptive reuse of the historic structures and site. This includes attention to both the architectural and the archeological integrity of the site, specifically the documentation and protection of identified cultural and historic resources. COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION 1601 CroMa Road Cu P"W. ll g!rJe 22701 Charles A. Kilpatrick, P.E. Commissioner December 29, 2016 County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Attn: William Fritz Re: Traffic Impact Study— Woolen Mills Review #1 Dear Mr. Wentland: The Department of Transportation, Charlottesville Residency Transportation and Land Use Section, has reviewed the above referenced study as submitted by EPR, PC, dated November 2016, and offers the following comments: 1. The majority of the traffic impacts will be within the city of Charlottesville. The Department recommends working with city staff to evaluate the development's impacts. 2. The Department concurs with the study's recommendation for the extension of the turn Ianes at several of the intersections in the study area where the storage needs exceed the available space. These improvements in most cases can be provided through elimination of some on -street parking and restriping. 3. Given the type of uses proposed, the improvement of pedestrian and bike accommodation facilities should be considered with the project to both provide and improve access for all travel modes. 4. The Department recommends that consideration be given to a partnership by the County and City in and Bike and Pedestrian only bridge across the Rivanna River. If further information is desired please contact me at (434) 422-9782. Sincerely, IdW&q' ' oram ore, .E. Area Land Use Engineer Charlottesville Residency VlrginiaDOT.org WE KEEP VIRGINIA MOVING Memorandum Neighborhood Development Services Office of the City Engineer City Hall Annex, 690 East Market St., Charlottesville To: Bill Fritz From: Brennen Duncan Date: January 27, 2017 Subject: Traffic Impact Study— Woolen Mills Please find the review comments for the above referenced study presented by EPR. Note that the below comments are for the current submission only, and future submissions may generate additional comments. 1. There was no analysis done for the pedestrian trips that this complex will create. It is anticipated that much of this pedestrian traffic will come from the city and the city infrastructure is to facilitate safe travel is lacking from the intersection of Meade and Market down to the development. The city would like to see an effort for pedestrian improvements and analysis for this development. 2. The current city roadway at the end of Market St. is insufficient to currently facilitate two-way traffic and the addition of this development will compound the issue. Current pavement widths vary with a minimum width of approximately 12 feet after entering the County and several spots within the city where the width is X20 feet Based on the traffic to be generated, we would require a minimum of 20 feet width where there is currently no on -street parking and 28 feet where there is currently on - street parking. 3. I think the analysis stating that 15% of traffic will use the Market entrance does not consider the whole picture of the development. Although the parking lot at the end of Market is small (approximately 21 spaces as drawn), it is adjacent to where the high turnover restaurant will be located according to the latest plan that the city has seen. With the restaurant contributing 58% off all of the traffic, and 105 trips in the peak hour, we have severe reservations about the proposed 15% number. Based on general consumer demand for this type of development, they will want to park as close to their destination as possible, even if there is a chance that there will be no parking by the time they get there. Not only will this create more trips down Market that will then have to turn around, but the odds are, those same vehicles will then make a left on Franklin (another pinch point with the railroad) creating more traffic congestion. The city would like to see this smaller parking lot be for employees only, or some other restricted type parking lot to obtain the 15% talked about in the study. This report also does not address traffic or parking for a proposed kayak facility at the end of Market. 4. Although the development will not detrimentally affect the intersections in the City, it will be more than doubling current traffic in some places and will use a considerable amount of traffic capacity for future years. As a mitigation measure, in addition to pedestrian improvement and roadway widening on Market, the City would propose the extension of the turn lanes talked about in the study at the intersections of Meade Avenue and Market Street, and Carlton Avenue and Carlton Road. This seems like a relatively cost effective mitigation measure and one that will help the development as well. Please let me know if you wish to discuss these or have any questions. Thank you, Brennen Duncan, PE City Traffic Engineer Original Proffers X Amendment PROFFER STATEMENT ZMA No. 2016-16 Tax Map and Parcel Number(s): 07800-00-00-021BO Owner(s) of Record: Collett M. Thach, Trustee of the Collett M. Thach Trust; Collett M. Thach, Trustee of the Edith C. Thach Trust (hereinafter collectively, "Thach') Contract Purchaser: Woolen Mills, LLC, a Virginia limited liability company Date of Proffer Signature: 10.38 acres to be rezoned from Light Industrial (LI) to Commercial (C-1) Thach is the owner (the "Owner") of Tax Map and Parcel Number 07800-00-00-021BO (the "Property") which is the subject of rezoning application ZMA No. 2016-16, a project known as "Woolen Mills" (the "Project"). Woolen Mills, LLC is the contract purchaser ("Contract Purchaser") of the Property by that certain Option to Purchase Real Estate agreement dated January 28, 2014 as amended. Pursuant to a separate letter of authorization, Contract Purchaser has been authorized by Owner to file this ZMA application and specifically to make the proffers set forth below. Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance, the Contract Purchaser hereby voluntarily proffers the conditions listed below which shall be applied to the Property if it is rezoned to the zoning district identified above. These conditions are proffered as a part of the requested rezoning and the Contract Purchaser acknowledges that the conditions are reasonable. 1. Upon demand of the County an easement of adequate area for construction and maintenance of a Class A Trail including a pedestrian bridge over Moore's Creek providing connection to Tax Map 78, Parcel 22A and East Market Street shall be provided. The precise location of the trail and bridge shall be mutually agreed upon by the Owner and the County, and such agreement shall not be unreasonably withheld. The location of the trail and bridge shall be mutually agreed to and designed to facilitate connectivity with the Rivanna Trail System. This proffer shall not obligate the applicant to bear the construction or maintenance cost associated with any trail or bridge. 2. Prior to submission of the Final Site Plan for the Project, Contract Purchaser shall provide to the County a copy of Virginia Department of Historic Resources' Part 2 certification of the proposed rehabilitation work. 3. All development within the Project shall comply with the of Virginia Department of Historic Resources tax credit requirements. 4. The Final Site Plan for the Project shall include a plan for educating the public about the Woolen Mills cultural resources, including but not limited to onsite markers, interpretive exhibits, and the like, which are visible in publicly accessible areas. 5. The parking area within the Project which is accessed from East Market Street shall be limited to 28 spaces. 6. At least 45% of the total built square footage and leased outdoor area of the Property will be used non - residentially in employment -generating and commercial uses. 7. Prior to the issuance of the first certificate of occupancy for the Project, Contract Purchaser shall make a lump sum cash contribution to the City of Charlottesville of $10,000 to be used by the City for intersection striping or other improvements to roads and intersections within the Woolen Mills neighborhood. CONTRACT PURCHASER WOOLEN MILLS, LLC By: Brian H. Roy Title: Manager RIVANNA CONSERVATION ALLIANCE Cathy Link Sedwick Charlottesville Bob Troy Charlonesville Roberta (Robbi) Savage RobbiSava Warivannarixm ort wwcw. rivan nariver. ori; Visit us on Facebook and Twitter Bacteria Monitoring Manager Blair tit. l aY LW Olsen Benthic Monitoring Manager ieasiea 1)4)dds Education Manager Uan Tritnan Grants Manager ,\Iarcr Raskin Program Assistant Nictnanu Pest River Stewards lustill _\llice Sincerely, James D. Brown, Chair RCA Advocacy Committee Cc: RCA Board of Directors May 8, 2017 P.O. Box 1503 Charlottesville, VA 22902 434 97 -RIVER execa)rivannariver.o Brian Roy BR Management E�t�v�i�•atl Adrlrrs;; 253 Ridge McIntire Rd 108 5th Street SE Suite 209 Charlottesville, VA 22903 Charlottesville, VA 22902 Board Mcrahe,! Dear Mr. Roy, Mike Foreman Board Chair On behalf of the Rivanna Conservation Alliance (RCA), let me thank you for your generosity of Fluvatma time and willingness to lead a tour of the proposed Woolen Mills Historic Development project. David G. Smith Since the breaching of the Woolen Mills dam, this organization has had a great interest in the Vice Chair buildings on the point and we are enthusiastic about the potential your proposals offer for the Charlottesville community. Christina Monfalcone Treasurer, Palmyra With all development projects adjacent to the river, there are areas of concern and we Roger Black appreciate your openness to discussing the issues of soil erosion during construction, Huvanna stormwater runoff from the parking areas and native landscaping. Donnie Boamaster /.ions Crossroad, As the RCA Advocacy Committee discussed with you on April 17, our organization is willing to JD Bron°rt (;harl,rresyill� facilitate a group of environmental and conservation leaders to provide input to BR Management for these issues. This would be a small group of knowledgable persons with Tina Colom Charlottesville background in stormwater management and indigenous planting. Angus Murdoch Kent'. Store In the event that this project moves successfully forward, RCA looks forward to working with you Jim Nix on the environmental protections for the Woolen Mills Historic Development. Charlotu"villc Cathy Link Sedwick Charlottesville Bob Troy Charlonesville Roberta (Robbi) Savage RobbiSava Warivannarixm ort wwcw. rivan nariver. ori; Visit us on Facebook and Twitter Bacteria Monitoring Manager Blair tit. l aY LW Olsen Benthic Monitoring Manager ieasiea 1)4)dds Education Manager Uan Tritnan Grants Manager ,\Iarcr Raskin Program Assistant Nictnanu Pest River Stewards lustill _\llice Sincerely, James D. Brown, Chair RCA Advocacy Committee Cc: RCA Board of Directors COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: ZMA 2016-16 Woolen Mills Staff: Bill Fritz, AICP Planning Commission Work Session: Board of Supervisors Public Hearing: October 25, 2016 NIA Owners: Collett M. Thach Trust and Edith C. Applicant: Woolen Mills, LLC/Brian Roy Thach Trust TMP: 078000000021 BO Acreage: approx. 10.39 acres Location: This property is located at the end of East Market Street and Broadway Street. The property is bordered on the east by the Rivanna River and the south by Moores Creek. It is the location of the Woolen Mills factory. Zoning District: LI, Light Industry, FH, Flood Magisterial District: Scottsville Hazard Overlay District, EC, Entrance Corridor Overlay District, AIA, Airport Impact Area Overlay District, Steep Slopes Overlay District Proposal: Work session to obtain comment from Comp. Plan Designation: Community Mixed Use — both the City and County Planning Commission residential (up to 34 unitslacre), community scale retail, on major issues that should be analyzed during service and office uses, places of worship, schools, public the review of the various applications. and institutional uses. Parks and Green Systems - (parks, playgrounds, play fields, greenways, trails, paths, recreational facilities and equipment, plazas, outdoor sitting areas, natural areas, preservation of stream buffers, floodplains and steep slopes adjacent to rivers and streams) DA (Development Area): Southern and Western Use of Surrounding Properties: The properties on East Neighborhoods Market Street and directly to the north of the site are developed residentially. Light Industrial uses are on Broadway Street. The Rivanna Water and Sewer sewage treatment plant is to the west. The Rivanna River and Moores Creek border the property on the east and south. STAFF PERSON: Bill Fritz, AICP PLANNING COMMISSION WORK SESSION: October 25, 2016 PLANNING COMMISSION PUBLIC HEARING: TBD Characteristics of the Site & Area The property is the site of the historic Woolen Mills Factory. It includes a multi -story main building which is connected to two smaller, one story buildings. Other smaller structures are also located on the property. The access to the site is from both East Market Street and Broadway Street. The property is bordered on the east by the Rivanna River and railroad tracks. Moores Creek forms the southern boundary. The sewage treatment plant and offices are located to the west. The area to the north has single family residences and some light industry. The floodplain impacts a significant portion of the property. Steep slopes, both managed and preserved are also located on the property. Significant clusters of trees are located on the northern and western portions of the property. Comprehensive Plan The area is recommended for Community Mixed Use/Parks and Green System. Generally, this proposal is consistent with the Comprehensive Plan. The purpose and intent of Community Mixed Use is: This designation represents a mixture of residential and retail uses and services that serve the community. Residential density up to 34 units per acre. Mixture of uses with buildings is encouraged with retail/office on ground floor and residential or office on upper floors. The proportion of non-residential uses to residential uses is area dependent. The primary uses of Community Mixed Use are: Community serving retail and service uses and office uses; retail, service and office building footprints a maximum single -building footprint of no > than 60,000 sq. ft. Townhouses, apartment and attached housing units. Places of worship, public and private schools, early childhood education centers (day care centers and pre-schools), public uses, and institutional uses. Secondary uses, where they are deemed compatible with nearby and adjoining uses for Community Mixed Use are: Auto -commercial sales and service with all service activities within a building with a maximum footprint of approximately 7,500 sq. ft. Office/R&D/ Flex/Light Industrial uses with maximum single -building footprint of approximately 20,000 sq. ft. The purpose and intent of Parks and Green Systems is: This designation represents areas for parks, recreation, environmental preservation and areas otherwise not intended for development. Land with this designation cannot be used to calculate available density for a parcel of land. The primary uses of Parks and Green Systems are: Parks, playgrounds, play fields, greenways, equipment, trails, paths, recreational equipment and facilities, plazas, outdoor sitting areas, and natural areas. Also preservation of stream buffers, floodplains, known wetlands, and slopes of greater than 25% adjacent to rivers and streams. Property may be owned publicly or privately. Secondary uses, where they are deemed compatible with nearby and adjoining uses for parks and Green Systems are: ZMA 16-6 Woolen Mills - Work Session 2 Public and private outdoor art, monuments and non -advertising signage. Specifics of the Proposal Attachment A contains the applicant's submittal information. The applicant is proposing to renovate the existing buildings on the site. The proposed uses include, restaurant, offices and 100 residential units. Some of the residential units are conventional residential units and some are live/work units. New construction to support 40,000 square feet of industrial use is also proposed. Two distinct parking areas are proposed. One area with 31 spaces would be accessed from East Market Street. The other area includes several parking areas with a total of 200 spaces that would be accessed from Broadway Street. In order to develop the property as proposed multiple applications will be required. To date the applicant has submitted only one application. This application is to rezone the property from LI, Light Industry to C1, Commercial. The other applications that have been identified so far include: Rezoning of the Steep Slopes Overlay District. This is required in order to allow disturbance of the preserved slopes. Parking and the new industrial building are shown in areas of preserved slopes. Special Use Permit for residential use in the C1, Commercial District. Special Use Permit to allow activity in the floodplain. This activity will include the construction of a floodwall and other flood proofing measures to allow residential use of the existing structures. Variation request to reduce required parking. Background and Purpose of the Work Session The purpose of a work session is to gather input from the Planning Commission on the proposed project's consistency with the Comprehensive Plan and to determine any other issues the applicant should address before resubmitting. The action of the Planning Commission is non-binding but is meant to help advise the applicant on next steps. This rezoning review is a bit unusual due to the fact that the site is currently developed with very large buildings. Staff has conducted an initial review of this application and identified the following items: - Additional information is needed in order to analyze any impacts that may occur due to the flood proofing of the existing building. The development cannot occur without the issuance of a special use permit for activity in the floodplain. - The site is substantially under parked. Based on current information only 53% of required parking is being provided. Discussions with the applicant have occurred and are ongoing to address how parking needs may be reduced and/or additional parking provided. Additional information is needed to address ways of reducing parking. Some of the ideas discussed to date include: o Providing floorplan information for a more accurate assessment of commercial and restaurant areas size. o Providing parking for vehicles other than cars. Lbicycles, motorcycles, scooters and mopeds] o Providing incentives for non -car owners. o Encouraging car sharing programs. o Defining Live/Work units in order to determine if reduction in parking is appropriate. Parking areas and the new industrial building will disturb "Preserved Slopes". The Steep Slopes Overlay District does not permit the disturbance of "Preserved Slopes" as proposed by the applicant. Additional information is needed to analyze the proposed change in the Steep Slopes Overlay District. The development cannot occur without amendment of the Steep Slopes Overlay District. The applicant will be renovating the site to preserve the historic value of the building. The applicant will be following the guidelines of the Virginia Department of Historic Resources. Fire/Rescue access is an issue. The applicant is aware of the need to address this issue and is working directly with Fire/Rescue to find solutions. A traffic study is underway and is being completed to address the comments made by staff from the County, City and VDOT ZMA : - Woolen Mills The applicant has committed to providing additional trail access. Staff working with the applicant to identify the best ways of achieving this. The applicant is considering retaining Ll, Light Industry zoning for the area of the new building. Alternatively, the applicant may continue to seek C1, Commercial zoning for the entire property and use the new building for a by -right use in the C1 district or may seek a special use permit. A community meeting was held on October 11. At that meeting the following concerns were stated: Limit or prohibit use of East Market Street as an access. Insure renovation of building is consistent with the historic value of the site. Insure accuracy of floodplain information and that no adverse impacts will occur as a result of changes made to the site. Provide additional trail access. Concern was expressed that additional residents may change the character of the existing neighborhood. ATTACHMENTS Attachment A —Applicant's submittal packet Attachment B — Tax Map - Woolen Mills 4 Application for Zoning Map Amendment Parcel: 07800-00-00-021130 Project Woolen Millis PROJECT PROPOSAL. Applicant proposes to rezone the Property to C-1 to facilitate the development cf a mixed use project that will preserve, restore and reinvigorate the historic Woolen Mills property. The Properly is unique to the County and the region and presents the community with a critical and beautiful window into a significant part of our local history. Unfortunately, the Property is presently underutilized and is a "hidden" gem, rather than the inviting and community defining space it could be. It is the applicant's intent through this application to facilitate the future re- use and reinvigoration of this site. The property's enhancement, as proposed herein, will also allow for more open public access to the Rivanna River, an underutilized treasure in our community. This type of thoughtful development along the River is strongly favored by both the City and County. Historically, the Property was a hub for the community when it was an operational factory. The beautiful historic building remains, but is not equipped to handle today's industrial needs. The cost of renovating the building for manufacturing use today would be prohibitive and the required renovations would destroy the historic aspects of the building. Nevertheless, this building can still be productively used and preserved, and other parts of the Property can still be used to provide for some light industrial uses. The applicant intends to protect and preserve the historic buildings while renovating them for mixed use, including residential units, live/work space, offices, a restaurant, light industrial uses, and some common space. The existing buildings abut other properties that are residential as it serves as the centerpiece of the historic Woolen Mills neighborhood. On the other side of the property, however, you do find commercial and industrial uses, and it is on that portion of the Property that the applicant desires to construct a new building for commercial use of a light industrial nature. These buildings can exist in harmony with the residential and mixed uses of the original structures while accommodating light industrial and office uses of today. By doing so, this Property can serve as a transitional properly between the nearby residential properties in the City, the adjacent residential County properties, and the commercial/industrial properties on the Broadway St side. In addition, the renovation of the Property is proposed to include the development of green spaces and interconnection with the nearby Rivanna Trail system, to allow and encourage the public to explore -the beauty and historic nature of this waterfront property. Attached hereto as Exhlbil A, B and C are plans showing the layout of the existing and proposed buildings on the property and the nature of their intended uses. in addition, you will note an area along the river labeled "Potential Kayak Area" which is available and intended for a commercial, outdoor recreation use that takes advantage of the natural surrounding greenspace and waterway. As shown on those exhibits, the uses within the rezoned Property would include by -right uses under C-1 including, potentially and without limitation, laboratories/research facilities, manufacturing/processing facilities, administrative/professional offices and eating establishments. Additionally, Applicant will seek a special use permit to allow for the residential uses as permitted by right in the R-15 district. Residential use will be no more than 55% of the total built square footage and leased outdoor area of the Property as set forth in the Comprehensive Plan designation for this Property, and more particularly described below. CONSISTENCY WITH COMPREHENSIVE PLAN In 2015, the Board of Supervisor 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 0 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, the proposed project is very consistent with the Comprehensive Plan. IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE The Project wili be served by public roads, water and sewer. As stated above, the main entrance to the Project will be from Broadway 5t. which is presently capable of handling the traffic needs of this Project. IMPACTS ON ENVIRONIVIENTAIL 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 mull buildings. New walking trails will welcome the public to view a beautiful part of the County that may otherwise be lost to history. PROPOSED PROFFERS TO ADDRESS IMPACTS See attached proffer form. 4F ciiWOOLEN MILLS REDEVELOPMENT 11 MOOLEN MILLS REDEVELOPMENT 1I 6 Woolen Dills Redevelopment Area Schedule (Gross Building) 6,143 Name Area 'LIGHTiNbl7MIAL (ftwBulding) 40,000 LIVE WORK (Existing 1 Story Fast) - 50% 3,071 LIVE WORK (Existing 1 Story Loft) - 50% 9,300 LIVE WORK (Existing 1 Story West) - 50% 3,616 LIVE WORK (Existing 1 Story Lois) - 50% 1,300 NON RESIDEW IAL (Fxpo�jV + Sfoiy Wi9st) 7,232 RESTAURANT (E Isling f Sfory - lFlood 10,673 VFSTAI.1R,AN (Fxisiing 4 Story -brSgina;d) 4,538 Non Residential Total 71,730 45.5% :RESIDENTIAL (Existing i Story East) 6,143 "RESIDENTIAL (Existing 1 Story Loft) 2,600 LIVE WORK (Existing 4 Story East) -50% 3,071 LIVE WORK (Existing 4 Story Loft) - 50% 1,300 LIVE WORK (Existing 1 Story West) - 50% 3,616 LIVE WORK (Existing 1 Story Loft) - 50% 1,300 'RESIDENTAIL (Existing 4 story - 9st Floor) 5,914 RESIDENTIAL (Existing 4 Story - 1st Floor) 6,357 RESIDENTAIL (Existing 4 Story - 2nd Floor) 17,246 RESIDENTAIL (Existing 4 Story - 31d Floor) 17,228 RES IDENTAIL (Existing 4 Story- 4th Floor) 17,246 ;RESIDENTIAL (Fumitune Shap) 2,008 Residential Total 66,029 54.5% Total 157,759 L� i 6. Woolen Mills (Figure Figure 26., Wooleta Mills Center 26) is an existing Center7 .� that is not immediately'' J adjacent to the rest of r" the Southern Neighbor- hood. An- important industrial area is located � •-�_ , ., �`'.�. on Broadway Street. To ..,�- the east and extending .�'+� into the City of )' Charlottesville north of the railroad tracks is the �- Woolen Mills National Register Historic District. The area has an existing mixture of industrial, �\ residential, green -space, and community recreational uses. Portions of the area are recommended for Office/R&D/Flex/Light Industrial use. The property on which the historic former mill buildings are located is recommended for Community Mixed. Use. Environmentally sensitive areas are designated as Parks and Greeh Systems. The Moore's Creek wastewater treatment plant is an Institutional use. This neighborhood has been identified by the City and the County for future joint planning efforts for the Rivanna River corridor where employment, tourism, and recreational activities are expected along with improvement of water quality and stream buffers. The floodplain of Moore's Creek is extensive near this Center and several existing buildings in the Woolen Mills area are In the floodplain. Three of these buildings were part of the former mill whose operation spurred the development of the neighborhood.- They are contributing structures to and key features of the historic district. Capitalizing on the historic district and proximity to the City, the mill property has potential to become a new vibrant center that serves some of the economic needs of both the County and the City. Preservation of the historic property is desirable; however, the ability to intensify the existing use may be affected by -the presence of the -floodplain. If grading and fill in the floodplain can be done without increasing flood elevations or flood potential, then intensification•of use may be appropriate to preserve the architectural and historic integrity of the mill buildings. 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,orea of the mill property is used non - residentially in employment -generating and commercial uses. Although formerly recommended for industrial use, several residential parcels near the center on Market Street are now recommended 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; however, in the future the houses could be redeveloped for non-residential uses, such as offices. it is the County's intent that the development of this area should respect its historic designation -- including the City of Charlottesville's local designation --and should maintain its identity as both a historic link between the City and the County and as a cultural and historic link between the community and the Rivanna River. A primary consideration In the review of proposed development will be a commitment to the preservation and adaptive reuse of the historic structures and site. This Includes attention to both the architectural and the archeological integrity of the site, specifically the documentaftti grid protection of identified cultural and historic resources. O&w Arenas of Importance In addition to specific Centers, there are several areas within the Southern and Western Neighborhoods that are important due to significant development potential. These areas are described on the following pages. {� V