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Home My WebLink AboutARB201800137 Presentation 2018-12-17 (2)This is an advisory review for a Special Use Permit. The request is to amend a current special use permit and to rezone two contiguous parcels to R-15. The project proposal is to build a 33-unit, 39,000-square-foot apartment building and associated site improvements on 1.985 acres combined. The parcels are located north of Rio Road West, between Woodburn Road and Berkmar Drive. The parcels do not abut the EC, but are behind the Natural Beginnings Preschool property and residential properties facing Rio Road West and Station Lane, which connects Rio Road West with Greenfield Terrace. Yg .- - aa.g I I ---11 GREENFIELD 1ERRACE APARTMENTS EEX TING SITE rVP Between 2002 and 2004, the ARB reviewed three proposals for the Bartelt Office Park, which encompassed four parcels adjacent to Rio Road West: first, the overall site plan; then the design of the 5 existing townhouses (built ca. 2003) facing Station Lane; and finally, the office addition (built ca. 2005) to the east of the existing preschool building. The site plan envisioned a 50-foot by 100-foot, two-story office building and associated parking lot (seen here outlined in red, in the interior parcels), neither of which has been constructed. 2 ]L GREENu _.. J �.. v....._,....... i IELU TERRACE APARTMENTS ' _-_ � A16EM4NLE COLNr', YA This new Special Use Permit application requests to remove the conditions of the existing Special Use Permit as well as to rezone the two parcels currently zoned Commercial Office to Residential R-15. The latter would allow a density of 15 dwelling units per acre. As the two contiguous parcels combined total nearly 2 acres, this would allow the applicant to build 30 units by -right. The applicant is requesting bonus density of three additional units by offering to provide six units as affordable housing (at 80% AMI). The 39,000-square-foot apartment building would include 33 one- and two -bedroom units across three full stories. A partial basement will hold storage. A parking area including 54 parking spaces is proposed west (to the rear) of the building. Two open space recreation areas are proposed east of the building. The proposal requires the realignment of a portion of Station Lane and the existing sanitary sewer line and easement. 3 7 G REENFlELD TERRACE APARTMENTS SITE PLAN & GROUND FLOOR ®v-smdm Arch PC zc ocreeeA mie The development is compatible with the Rio/29 Small Area Plan, which envisions higher -density development for this corridor. This ARB review is advisory, to provide recommendations that will be forwarded to the Planning Commission and ultimately the Board of Supervisors. If the Special Use Permit is approved, to continue forward, a site development plan will be required. ARB review and approval of the site plan will be required. 4 Visibility of the south (side) elevation of the building and site improvements will be clear down the length of Station Lane, while upper portions of the three-story building's facade will be visible from Rio Road West, traveling westward. 5 The rear elevation, pictured here, will not be visible due to mature off -site trees (not under the control of the applicant) that block the view as eastbound traffic approaches the site on Rio Road West. Again, the south (side) elevation faces the EC and will be clearly seen from the street. Despite a single recess in the middle of the elevation that extends from grade to parapet and regular fenestration, this side elevation appears monolithic. It also holds an entrance at the basement level which will be partially obscured by the sloping topography and a retaining wall, that nonetheless presents a utilitarian character. While design solutions could provide a more appropriate appearance for the EC, additional vegetation on the south lawn area would help soften the building wall and better integrate the mass with its natural surroundings. 6 Again, upper portions of the fagade will be seen at various points of Rio Road West traveling westward, over the tops of low-rise buildings and through gaps in the built fabric. 7 The fagade is sufficiently relieved through projections and recesses, while the mass is broken up by balconies. The colors are Monterey Taupe, smooth finish, for the 7.25" horizontal siding (6" exposure) and Cobble Stone, smooth finish, for the panels around the "bay windows"; the muted palette is expected to be compatible with the surrounding buildings and the site's context. In all, the conceptual architectural design suggests that a development of the illustrated size, scale, and form can be constructed with an appropriate appearance for the Entrance Corridor. 8 III - III -III l L -11 71- III -III -III III III III III III III III=III III III III III=,III II -III= � �.I III -III III1 I I I I II I I -III III III -III III III III III=1 I III -III Ili III=1 I i I =11=III-I I f=1 I _ _ I��,III��,III�� I�-�III� - I-IIIIII-III=III-lilrll � ,�� i1 SITE SECTION U �� ua A Illi - —I Rn RR � E I illll I I ill III I I� F'N III III III III II - �I 111 III lil III III III II I , - __ � I � -III III I I �I I I III III III I I III I I= w = ¢� II IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII�IIIIIIIIIIIIIIIIII ''ll � � �� , � � � I I � � � � I . SECTION @ BJ LDING REENFIELC TERRACE APARTMENTS o SITE SECTIONS C Pom Stud architects PC f1E1M ECCO NIY, VA Staff recommends the following as the primary points of discussion: 1. Degree of visibility of the building, the retaining walls, and the parking area. 2. The south (side) and east (facade) elevations' appropriateness for the EC. Finally, Staff recommends that the ARB forward the following recommendation to the Planning Commission: Because the conceptual site plan and architectural design suggest that a development of the illustrated size, scale, form and layout can be constructed with an appropriate appearance for the Entrance Corridor the ARB has no objection to the request for the special use permit. 9