ZTA2015-13 Historic Inns and Restaurants (Clifton) Planning Commission Work Session July 26, 2016

Format Staff Presentation Questions for Clarity Public Comments Planning Commission Discussion and Direction

Background Sept. 2015 – Application Nov. 2015 – HPC Input Dec. 2015 – PC Review and Res. Of Intent Feb. 2016 – BOS Affirms R.O.I. and Expediting Request

Comprehensive Plan Historic, Scenic, and Cultural Resources Objective 1: Continue to identify and recognize the value of buildings, structures, landscapes, sites, and districts that have historical, architectural, archaeological, or cultural significance Objective 2: 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. Strategy 2b: Continue to find ways for preservation of historic structures and sites to be financially viable for property owners.

Comprehensive Plan Historic, Scenic, and Cultural Resources (Cont’d) Objective 4: Promote rural and historic landscapes that enhance visitors’ experience and give historic sites as authentic a setting as possible. Economic Development Strategy 1c: Promote tourism that helps preserve scenic, historic, and natural resources.

Comprehensive Plan Rural Area Strategy 3a: Promote reuse of historic structures that support agricultural and forestal uses in the Rural Area. Strategy 3b:Consider amending the Zoning Ordinance to allow for restaurants in historic buildings, as defined in the Historic Resources Chapter of the Plan, in crossroads communities. Strategy 4c: Study the nature of and extent to which transient lodging is currently taking place and consider whether policy and regulatory changes should occur to better accommodate this use. If such changes are determined not to be needed or appropriate, develop and implement a plan to bring errant operators of transient lodging into conformity with the County's regulations in a timely fashion.

Expansion & New Construction on sites with Historic Buildings formerly used as Restaurant or Inn http://summervillagewestford.com/new-cottage-construction-update/ 14 Preservation Briefs NPS New Exterior Additions to Historic Buildings: Preservation Concerns Durathermwindow.com

Zoning Text Amendment Goals Increase opportunities for preservation of historic buildings in the Rural Area Allow for new construction and expansion of historic buildings without opening door for destination-based lodging and dining throughout the Rural Area Ensure historic resource retains historic designation Conformity with recommendations in Comprehensive Plan

Challenges At least 28 known properties may be eligible – are we ok with that much lodging and dining in Rural Area if owners want > B&Bs? Rural Area – a destination for dining and lodging? Pressure to convert any historic building to lodging and/or dining use? Standards – one size does not fit all How much is too much? Body that designates resource cannot be relied on to provide timely determination of impact

Staff Recommendations Expansions must not negatively impact the historic and architectural significance of the property Applicant should provide evaluation from professional

Staff Recommendations Expansions must not negatively impact the historic and architectural significance of the property Applicant should provide evaluation from professional Separate evaluation needed by staff, HPC, independent consultant, or combination

Staff Recommendations Expansions must not negatively impact the historic and architectural significance of the property Applicant should provide evaluation from professional Separate evaluation needed by staff, HPC, independent consultant, or combination HPC should provide input on process

Staff Recommendations The expansion should be proportionate to the setting and have minimal impacts on the Rural Area Size, scale, and massing in relation to overall acreage, context of area, existing historic buildings

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www.fairfaxcounty.gov

Staff Recommendations The expansion should be proportionate to the setting and have minimal impacts on the Rural Area Size, scale, and massing in relation to overall acreage, context of area, existing historic buildings Site should be near population center (good access on suitable roads)

Staff Recommendations The expansion should be proportionate to the setting and have minimal impacts on the Rural Area Size, scale, and massing in relation to overall acreage, context of area, existing historic buildings Site should be near population center (good access on suitable roads) Use should be able to operate without central sewer

Staff Recommendations The expansion should be proportionate to the setting and have minimal impacts on the Rural Area Size, scale, and massing in relation to overall acreage, context of area, existing historic buildings Site should be near population center (good access on suitable roads) Use should be able to operate without central sewer Water use should not be excessive

Staff Recommendations The expansion should be proportionate to the setting and have minimal impacts on the Rural Area Size, scale, and massing in relation to overall acreage, context of area, existing historic buildings Site should be near population center (good access on suitable roads) Use should be able to operate without central sewer Water use should not be excessive Use should create minimal demand for fire, rescue, and police service

Staff Recommendations The expansion should be proportionate to the setting and have minimal impacts on the Rural Area Size, scale, and massing in relation to overall acreage, context of area, existing historic buildings Site should be near population center (good access on suitable roads) Use should be able to operate without central sewer Water use should not be excessive Use should create minimal demand for fire, rescue, and police service Natural resource preservation

Staff Recommendations The expansion should be proportionate to the setting and have minimal impacts on the Rural Area Size, scale, and massing in relation to overall acreage, context of area, existing historic buildings Site should be near population center (good access on suitable roads) Use should be able to operate without central sewer Water use should not be excessive Use should create minimal demand for fire, rescue, and police service Natural resource preservation Help to achieve rural area goals for large lot preservation with understanding that use will likely not be reversible

Staff Recommendation Additional public input needed through formal process before draft ZTA brought to PC Notification of all owners of properties formerly used as inns and restaurants

Staff Recommendation Additional public input needed through formal process before draft ZTA brought to PC Notification of all owners of properties formerly used as inns and restaurants Preservation groups

Staff Recommendation Additional public input needed through formal process before draft ZTA brought to PC Notification of all owners of properties formerly used as inns and restaurants Preservation groups HPC

Staff Recommendation Additional public input needed through formal process before draft ZTA brought to PC Notification of all owners of properties formerly used as inns and restaurants Preservation groups HPC Rural Area residents (4 quadrants?)

Questions for Clarity

Public Comment

Staff Recommendations Expansions must not negatively impact the historic and architectural significance of the property Applicant should provide evaluation from professional Separate evaluation needed by staff, HPC, independent consultant, or combination HPC should provide input on process

Staff Recommendations The expansion should be proportionate to the setting and have minimal impacts on the Rural Area Size, scale, and massing in relation to overall acreage, context of area, existing historic buildings Site should be near population center (good access on suitable roads) Use should be able to operate without central sewer Water use should not be excessive Use should create minimal demand for fire, rescue, and police service Natural resource preservation Help to achieve rural area goals for large lot preservation with understanding that use will likely not be reversible

Staff Recommendation Additional public input needed through formal process before draft ZTA brought to PC Notification of all owners of properties formerly used as inns and restaurants Preservation groups HPC Rural Area residents (4 quadrants?)

Next Steps Public Input Draft ZTA for PC Comment Public Hearing and Recommendation BOS Public Hearing