The URL can be used to link to this page

Home My WebLink AboutSP201800019 Correspondence 2018-10-300 COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 Fax (434) 972-4126 Memorandum To: Greg Powe (greg@powestudioarchitects.com) From: Rachel Falkenstein - Principal Planner Date: September 26, 2018 Subject: Mandatory Pre -Application Meeting (9/17/2018) Comment Letter TMP 45-157 & 45-158 Greenfield Terrace Apartments The following are County staff comments regarding the above noted pre -application meeting. This meeting satisfies the requirement for a pre -application meeting prior to submittal of your Special Use Permit (SP) application. The purposes for a pre -application meeting provided below in italics, followed by staff's comments. (i) provide the applicant and the county a common understanding of the proposed project: • Applicant proposes to construct an approximately 30 unit apartment building. • The property is zoned C-1, Commercial. A Special Use Permit (SP) is required for R-15 Residential uses. • An amendment to the previous special use permit (SP) is needed for the proposed changes (SP2000-74). (ii) consistency with the Comprehensive Plan: • The Places29 Master Plan designates the property as urban density residential, which recommends a density of 6-34 units/acre; the proposed density is consistent with the land use recommendations. Staff will be reviewing your application for consistency with the applicable principles of the Neighborhood Model. With the proposed changes to the design of the site, we would encourage you to create a design that is in keeping with the principles for pedestrian access, interconnectivity, and buildings and spaces of human scale. Strategy 6b of the Housing Chapter of the Comprehensive Plan calls for a minimum of 15% of all units developed under rezoning and special use permits to be affordable. Staff will be reviewing this request against this policy. Please note this area is within the Rio29 Small Area Plan boundary. Future zoning changes are being considered to allow a higher density of residential uses, among other changes, such as reduced minimum parking requirements. (iii) broadly identify the planning, zoning, and other issues raised by the application that need to be addressed by the applicant: • See attached comments from zoning staff. • Steep slope design standards [30.7.5] must be implemented where managed slopes are shown. • This property falls within the Entrance Corridor Overlay District and is subject to review by the Architectural Review Board (ARB). • Consider compatibility with adjacent residential uses. • Consider how pedestrian connectivity can be provided through and to the site and adjacent properties. • Maintain vehicular interconnectivity to Station Lane. • A rezoning to a planned district could be considered to allow a higher density on the property, but such a request would warrant a second Mandatory Pre -App meeting. (iv) applicable procedures: Coordinate and conduct a Community Meeting with the Places29-Rio Community Advisory Committee (see attached community meeting guidelines). (v) identify the information the applicant must submit with the application, including the supplemental information: • An SP application, fee, and attached checklist. • A separate ARB application should be submitted at the same time as the Special Use Permit application is submitted. A conceptual review will be scheduled with the ARB so that comments may be forwarded to the Planning Commission/Board of Supervisors. The architectural drawings/perspectives should be included with the other SP documents in the ARB submittal. The ARB application form can be found here and the corresponding checklist can be found here. • The appropriate signature of the owner, the owner's agent, or a contract purchaser (see separate handout regarding authorized signatories). • Provide additional items (as listed in the SP checklist), including: o A concept plan showing the location of the existing and proposed features on site o A written description of the use If you have any further questions, please contact me using the information provided below. Thank you, 1W wft;:�D Rachel Falkenstein, AICP Principal Planner (434)-296-5832 x 3272 rfalkenstein@albemarle.org Attached: o Zoning comments o Special Use Permit checklist o Community meeting guidelines County of Albemarle Department of Community Development Memorandum To: Rachel Falkenstein, Senior Planner From: Leah Brumfield, Senior Planner Division: Zoning Date: 9/26/18 Subject: Mandatory Pre -Application Meeting Comments for PREAPP201800077 Greg Powe The following comments are provided regarding the above noted pre -application meeting: Tax map parcels 45-157 and 158 are currently zoned C-1 commercial. TMP 45-158 is currently zoned for an office use under Special Use Permit 2000-74 (action letter and plan attached). The aforementioned SP details the establishment of an office building and its accessory parking on TMP 45-158, as well as landscaping requirements for screening trees, small shrubs, and groundcover, "as approved by the County's Landscape Planner." In order to pursue the proposed multifamily development described by the applicant, SP 2000-74 must be amended in one of two ways: a) SP 2000-74 may be amended to remove the approved office building and accessory parking from the SP, and TMP 45-158 may be removed from the SP limits, after which the applicant may submit a new SP for the establishment of the multifamily structure, per County Code Chapter 18 § 23.2.2 (9), or b) SP 2000-74 may be amended to include TMP 45-157 within the limits of the SP, and SP 2000-74 may be amended to remove the office building and its accessory parking, and include instead the multifamily structure. Please note, per County Code Chapter 18 § 33.32 (B), "[a special use permit application] shall be signed by the owner or the eligible easement holder of each parcel that is the subject of the special use permit." 2. TMPs 45-157 and 158 consist of a total of 1.96 acres. Under the applicant's proposal of a multifamily structure by special use permit per County Code Chapter 18 § 23.2.2 (9), Zoning Comments PreApp201800077 the two parcels have an allowable density of 15 units per acre, for a total of 29 units. The applicant's proposal of purchasing .4 acres of land from a neighboring parcel and combining the parcels through a Boundary Line Adjustment would increase the allowable number of dwelling units to 30. 3. The applicant's request for increased density through use of density bonuses included two proposals. These two density bonus proposals are not permitted: a) A 5% density increase through preservation of a wooded area to the rear of the property under County Code Chapter 18 § 18.4.1; or b) A 10% density increase due to the close proximity of two public transportation stations within .25 miles of the development. Under County Code Chapter 18 § 2.4.1, "bonus factors shall not be permitted for any improvement or design feature required by this ordinance, Chapter 14 of the Code of Albemarle, or any other applicable law or regulation." The proposed 5% density increase through the preservation of a wooded area must be on a buildable portion of the parcel, outside of 1) required setbacks, 2) required landscaping areas per SP 2000-74. Under the current proposal, the applicant must reduce density proposals or pursue an alternate zoning, such as Planned Residential District (PRD), should Planning recommend a rezoning. Should the applicant wish to designate a buildable portion of the site towards the preservation of a wooded area, the area must be currently wooded, per the following definition: Wooded area, forested area: An area containing one of the minimum number of trees of specified size, or combinations thereof, from the following table: Diameter of Tree Per Per One - at Breast Height Acre Hall -Acre 3.0" - 4.9" fro 30 5.0" - 6.9" 38 19 7.0" - 8.9" _'? 11 9.0" - 10.9" 14 7 11.0" - 12.9" 10 5 13.0" - 14.9" -4 15V+ 3 4. The applicant has indicated an intention to pursue reduced parking requirements per County Code Chapter 18 § 4.12.8. The minimum parking requirements may be modified by the zoning administrator, under consideration of supporting mass transit opportunities (Chapter 18 § 4.12.1). However, please note that access to mass transit does not qualify for a density bonus under current regulations. Zoning Comments PreApp201800077 5. The applicant requested clarification regarding front setback requirements during the meeting. The underlying zoning of CO — Commercial Office is in effect. a) The front setback requirements of 10 feet will apply to the cul-de-sac and the right of way boundary along the private street Station Lane. b) The parcel boundaries abutting residential parcels are subject to a 50 -foot undisturbed use buffer, and a 20 -foot setback for parking (Chapter 18 § 4.20 (a)). c) These setbacks may be waived or modified by Special Exception, granted by the Board of Supervisors (application attached).