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HomeMy WebLinkAboutARB201800137 Plan - Submittal (First) 2018-10-23Greenfield Terrace Apartments Architectural Review Board Concept/Plan Advisory Review Thirty -Three Unit Apartment Building Development Greenfield Terrace, Albemarle County, VA An Urban Places, LLC Development Powe Studio Architects PC October 22, 2018 Greenfield Terrace Apartments, Albemarle County, VA Submission Narrative: Project Proposal p How the character of the zoning district will not be changed by proposed Special Use • The character of Greenfield Terrace will be enhanced by the addition of multifamily Consistency with Comprehensive Plan: apartments, changing this office -only area into alive -work mixed -use street. • The proposed apartment building is entirely consistent with the Comprehensive Plan for the Rio+ 29 area which encourages increased urban density development to How Special Use will be in harmony with the following: increase places to live, work and play. Urban density, as defined in the Comprehensive • Purpose and intent of the Zoning Ordinance Plan can exceed our 15 units per acre plan, but we are basing 15 units per acre on o The current zoning ordinance encourages multifamily use by permitting R-15 as current CO zoning permitted Special Use R-15 multifamily. Developing Multifamily on a Special Use in this CO zone. Greenfield Terrace, which is currently all office use, increases the mixed -use character • Uses permitted by right in this Zoning District of the Greenfield Terrace neighborhood. 1 o The addition of multifamily units enhances the existing office use by creating a more urban mixed -use neighborhood. Public Need or Benefit • Regulations provided in Section 5 of the Zoning Ordinance, as applicable • There is a current high demand for Millennial and Empty Nester housing in Albemarle o None of the uses listed in Section 5 are applicable to our proposed residential County's inner ring suburban areas, with the Comprehensive Plan for this area use. encouraging more of an urban density which we are proposing with our 15 units per Public health, safety and general welfare acre development. With existing bus routes a block away, and bicycle routes planned o By introducing residential into this neighborhood, we are encouraging a live - to connect this neighborhood to the Rio at 29 mixed use center, a more urban lifestyle work urban neighborhood. Being proximate to retail amenities and to proposed is encouraged. bicycle ways and with bus routes only a block away, we will encourage a less automobile -dependent more urbane lifestyle. How Special Use will not be a detriment to adjacent lots An apartment building compliments the adjacent businesses on Greenfield which are Impacts on Public Facilities & Public Infrastructure e all office buildings, providing walk -to -work opportunities. Immediately adjacent on o Pre -application discussions with VDOT engineer and County Engineer confirm Station Lane there are already residential units (townhomes and a single family home). that there are no problematic increased traffic impacts pacts with the added residents. There is also an early learning center directly next door, walkable for any resident Similarly, existing utilities are sized with sufficient capacity to manage this families. The single family homes west of our property are set back considerably from increased density. Stormwater will be managed as approved in the previous g pp p s SP our site and we propose a treed buffer area separating them from our proposed site plan. apartment building which is set downhill from the adjacent homes and is only 3 stories in height. Impacts on Environmental Features • The properties are currently vacant land with an overgrown wooded area. It is our intent to preserve as many healthy trees on site as possible, most particularly by leaving a preserved strip of wooded property (except for clearing overgrowth) along the west edge of our site. Powe Studio Architects for Urban Places LLC, Developer 3 l Greenfield Terrace Apartments, Albemarle County, VA Project Description: Greenfield Terrace is a planned 33-unit apartment building to be located on the quiet Greenfield Terrace cul-de-sac off Berkmar Drive near Rio Road. The development will be a rental property, with provisions to possibly convert into condominiums at a later date. This contemporary 39,000 square foot, three-story elevatored building will include 17 two - bedroom two -bathroom units designed with couples or shared singles in mind, 6 one - bedroom -plus -den units and 10 one -bedroom apartments. Units range in size from 725 SF to 1,080 SF plus 70 to 100 SF balconies. Contemplated resident interior amenities include a lobby lounge, with individual storage units, bicycle storage and parcel delivery locker system in its partial basement area. Exterior site amenities include extensive lawns, a shaded picnic and grilling area and a fire pit conversation area, and possibly bocce and croquet courts. The site backs onto a mature wooded area on both the west and north sides. The building is contemporary in its architectural expression suited to the target Millennial tenant market, flat roofed to keep the building scale and profile low, with cement board horizontal plank siding similar to adjacent residential buildings, and cement board panels expressing each projected living room "bay" articulated expression which modulates the building's scale. Balconies are recessed and projected to create deep large outdoor living spaces for each unit. The Rio entrance corridor is in transition in its mix of uses and increased density, and this project is not really visible from Rio. Neighboring properties include: • residential townhouse row and preschool directly south on Station Ln • mature wooded area immediately to the west with four single family homes beyond the woods fronting on Woodburn Road • County -owned mature woods directly to the north and Agnor-Hurt School immediately north of the woods • one block long Greenfield Terrace cul-de-sac accessing four small office buildings Residents will be close to Fashion Square and Route 29 shopping and employment centers north up Berkmar to the Research Park and south in -town via Route 29 or Rio. Zoning and Special Use Permit Requests: The property is an assembly of 1.008 acre and 0.95 acre contiguous parcels which are currently zoned Commercial Office, permitting multifamily development with a Special Use Permit. The lots total 1.958 acres. At 15 dwelling units per acre, this property can accommodate 29.37 "by -right" units. We propose to take advantage of the permitted bonus density for affordable units to increase the total unit count to 33 units, of which 6 units will be designated affordable at 80% AMI (15% of 29 units plus % of the four bonus units). We are proposing to utilize the height and setback requirements consistent with R-15 zoning which are compatible also with current CO requirements. Current zoning requires 58 parking spaces, but we request a 10% parking reduction in recognition of the very close proximity to both the Rio and Berkmar bus routes. Our current site plan shows 54 spaces on site, and there is considerable on -street parking available for guests on Greenfield Terrace. The development is in keeping with Albemarle County's Comprehensive Plan for the Rio + 29 area which plans high density urban development in this location. The south property has a current Special Use Permit permitting an office building with surface parking which was not built. This SP application requests amending the former SP. Powe Studio Architects for Urban Places LLC, Developer v FW� 4 G_!'eLelC Ter, ace -_ "4nn f • ;` Gardens business,c ndos _ iHace Offlcekq'bndos Rio East Profess 1 r►, �_ _Ienvti'ood station c ti dale-@r ip Aerial of Site near the Rio/Berkmar Intersection Greenfield Terrace Apartments, Albemarle County, VA Architects PC for Urban Places LLC, Developer E 70 {�wig,- r I C) z A� .a - Y . - i •ram- _ 'i' „� . w -- •f �� s +.. .. h. � �.,r� a •I! F .` �..rt�a _ _ - a .,! 1 � ,. ,. -- '�., _. a •. J,{,.rR3J �Y� '. � .i a� �+�, n ±y� Lam, •4 p .. Looking north up Station Lane from Rio Road, treed property in the distance V Looking west down Greentield Terrace cui-ae-sac rrom tserKmar urive Greenfield Terrace Apartments, Albemarle County, VA Powe Studio Architects PC for Urban Places LLC, Developer i u Y � 0* s Wwk 11M r 5 FORESTED LOT OWNED BY ALBEMARLE COUNTY MANAGED PE SENTARA HOME ti CARE SERVICES« EXISTING TREE LINE `\ UNDEVELOPED LOT STATE FARM I ; A � � 3C1 k «, l INSURANCE AGENT JEFFERSON AREA BUILDERS pp Y Iq �� cc N p tow) o O y� N O Ln GREENFIELD TERRACE: � NO EXISTING SIDEWALKS LU RE ENCE i MANAGED g SLOPES 'X100' 2-STORYI OFFICE BUILDING, 0: Y NOT CONSTRUCTED w 2-STORY O o COMMERCIAL ~ PARKING LOT NOT CONSTRUCTED BUILDING FESIDENC z --- -- --- � TOBEY'S PAWN SHOP �� �, EXISTING RESIDENCE PRESCHOOL 'EXISTING�� TOWNHOUSES VISION MORTGAGE s,O y RESIDENCE —, RESIDENCE - ' oopRio I O D `A / F S-T GREENFIELD TERRACE APARTMENTS URBAN PLACES LLC EXISTING SITE WITH CONTEXT ,, ALBEMARLE COUNTY, VA VO COMPANY © Powe Studio Architects PC 22 OCTOBER 2018 NOTES: A DISCREP Y EXISTS BETWEEN THE GIS DATA AND THE _ PROPERTY BOUNDARIES PER THE SUBDIVISION PLAT AND PREVfOUS SUP DRAWINGS. THE PLAT AND SUP DRAWINGS ARE -ASSUMED AS ACCURATE. THE GIS PROPERTY LINES IN BLUE ARE STILL SHOWN FOR REFERENCE. �i THE PLANTING PLAN IS CONCEPTUAL. EXISTING TREES IN THE l`— UNDISTURBED BUFFER WILL REMAIN & BE SUPPLEMENTED BY ADDITIONAL SHADE TREES. ADDITIONAL TREES WILL BE ADDED THROUGHOUT THE PROPERTY PER COUNTY CODE REQUIREMENTS. SITE WALLS WILL AD T HERE TO STEEP SLOPE REGULATIONS. THEY � WILL BE LESS THAN 6' TALL AND SPACED MORE THAN 3' APART WITH SCREENING SHRUBS PLANTED NO MORE THAN 19'-APART. RECREATIONAL FEATURES ARE T.B.D. THE GENERAL LOCATIONS ARE INDICATED ON THE PLAN. I I O�r-- 61 cocc P+�f1 / tr27 LL'J LL"i N to LL] to u') N to II - IL 20' UNDISTURBED BUFFER \\ SITE WALL <6' VEGETATED SCREEN PER STEEP SLOPE REGULATIONS EXISTING TREELINE GREENFIELD TERRACE APARTMENTS URBAN PLACES LLC ALBEMARLE COUNTY, VA VEGETATED SCREEN PER STEEP —SLt3P RF�� AT — WALL <6' (0 % w W U d C Z N Y n U) 53 542 0'-0" 5 - 541 540 ACCESSORY USE SETBACK SIDEYARD SETBACK 'I 1! --- RECREATION I - ARTI L SPACE AbEIVIEls,1,33-U APAR ENT 20' BUILDNG 0. 70'R2 1 , t � i Cw � DUMPSTER -- --- _ ENCLOSURE , i I EXISTING TOWNHOUSES I I* jl I 1 O (PRIVATE ROAD), EXISTING i SITE PLAN FRONT YARD PER MEETING COMMEI ESTIMATEJNEW I G MANHOLEN PROPOSEMANHOLEON EXISTING SANITARY i SEWER & EASEMENT GREENFIELD TERRACE, EXISTING i PROPOSED SANITARY i SEWER REALIGNMENT LANDSCAPED EMBANKMENT AT FRONT ' OF BUILQING, DESIG�T.B.D. o R-15 5-25' FRONTYARD S fBACK NEW 5' SIDEWALK _ STORMWATER RETENTION LANDSCAPED EMBANKMENT, I NEW DRIVEWAY - REALIGNMENT DESIGN T.B.D. OF EXISTING PRIVATE ROAD � �zs azs 6zs oEe Leg RECREATION SPACE zs5 £ES DES N O 9 0 10 20 30 40 © Powe Studio Architects PC 22 OCTOBER 2018 1 -__ ----------------- I--- - I GREENFIELD TERRACE APARTMENTS URBAN PLACES LLC ALBEMARLE COUNTY, VA LU w U a c7 z Y _ Q Cl LO 0 in - � I - I �1.' r RECREATIONAL AREA _ T.B.D - SITE PLAN & GROUND FLOOR 01 40' © Powe Studio Architects PC 22 OCTOBER 2018 I— � I E+�= -I I� II I I I III I I I I I I II I -I � I II 1 1I I II 11 1I 1 II 1 1I 1 1I 1I I III III III III IIIW III SITE SECTION 2 1 " = 40'-0" 11 1 �:W:J += SECTION @ BUILDING 1 1" = 20'-0" GREENFIELD TERRACE APARTMENTS URBAN PLACES LLC ALBEMARLE COUNTY. VA SITE SECTIONS PARTIA BASEME =I I I I I 1-III-III- 111 11 1--` T 1 1 1 1 1- © Powe Studio Architects PC 22 OCTOBER 2018 I I TWO TWO BEDROOM BEDROOM A B 1085 SF 970 SF BEDROOM LIVING/KITCHEN BEDROOM BEDROOM LIVING/KITCHEN 11-6 x 14-6 12-6 x 31-1 11-5 x 18-8 11-5 x 13-4 12-6 x 31-1 11 BEDROOM A I1085 SF 1! 0 4 8 16 ' TYPICAL FLOOR LAYOUT IS INDICATIVE OF DESIGN INTENT AND SUBJECT TO CHANGE AS DESIGN IS REFINED. BEDROOM ONE 13-6 x 10-5 BEDROOM C ONE BEDROOM C ONE BEDROOM C TWO BEDROOM A BEDROOM BEDROOM LIVING/KITCHEN BEDROOM BEDROOM LIVING/KITCHEN DEN BEDROOM LIVING/KITCHEN BEDROOM D 930 SF 12-6 x 18-8 12-6 x 31-1 12-5 x 14-6 11-5 x 18-8 12-6 x 31-1 11-5 x 10-3 11-5 x 18-8 11-6 x 31-1 11-6 x 14-6 TWO ONE TWO BEDROOM BEDROOM BEDROOM A D A 1140 SF 920 SF 1085 SF GREENFIELD TERRACE TYPICAL FLOOR URBAN PLACES LLC ALBEMARLE COUNTY, VA © POWE STUDIO ARCHITECTS PC 22 OCTOBER 2018 H II 13 GREENFIELD TERRACE APARTMENTS URBAN PLACES LLC ALBEMARLE COUNTY, VA FRONT © Powe Studio Architects PC 22 OCTOBER 2018 GREENFIELD TERRACE APARTMENTS URBAN PLACES LLC ALBEMARLE COUNTY, VA © Powe Studio Architects PC 22 OCTOBER 2018