HomeMy WebLinkAboutSP201900001 Correspondence 2019-01-23Urban Places LLc
August 30, 2018
Ms. Tori Kanellopoulos
Department of Community Development
COUNTY OF ALBEMARLE
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Re: SP201800019 Greenfield Terrace: Application Resubmission
Dear Ms. Kanellopoulos,
Enclosed is our resubmission of Greenfield Terrace Apartments Special Use Permit Application which
revised our original submission to accommodate comments received on your staff review.
Enclosed please find the follow SP resubmission package:
• SP Resubmission Form
• Annotated Comments to the County Comments Letter
• Revised Technical and illustrated site plans, revised narrative and revised Comp Plan/Rio 29 SMA
plan reference plans
• Updated Existing Owners affidavit letters
This package revises our site plan to reflect agreement with Fire/Rescue, County Engineer and VDOT on
site and parking lot access, and a number of other minor landscape, sidewalk comments, also confirming
that the apartment will have an access easement to utilize Station Lane and referencing compatibility
with the newly adopted Rio 29 Small Area Plan. Our Annotated Comments to the County Review
Comments letter responds to all of the County comments describing our approach to complying with
each issue identified.
We shall forward the entire SP booklet we originally submitted updated to replace the four pages
identified above. We shall pay the additional notice fees identified in your Comments letter totaling
$915.00.
Please advise if you require any further information in order to perform your review of this revised
submission.
Thanks you,
Respectfully submitted:
Urban Places, LLC
Gregory Powe, AIA
Developing vibrant urban places in which to live, work and play
208 Third Street NE, Charlottesville, VA: 434,316.2525 : Washington, DC: 202.420.9400 : www,urbanplacesllc.com : gres@urbanplacesllc.com
�'IRGINt°'
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4176
December 14, 2018
Comments to County comments annotated in RED.
Gregory Powe, Urban Places LLC
Greg Powe
Powe Studio Architects
208 Third Street NE
Charlottesville, VA 22902
RE: SP201800019 Greenfield Terrace
Dear Mr. Powe:
Staff has reviewed your initial submittal for a Special Use Permit to build 33 multifamily units at
Greenfield Terrace in the Northwest Quadrant and Flex Zone within the Rio29 Small Area Plan
area.
We have some questions and comments which we believe should be resolved or included as
conditions of approval before your proposal goes to public hearing. We would be glad to meet
with you to discuss these issues. Our comments are provided below.
Comments are organized as follows:
1. Major aspects of the Special Use Permit and application that must be addressed, likely
through a resubmittal.
Resubmission January 14, 2019 addressing all comments
2. How the proposal relates to the Comprehensive Plan, including the Rio29 Small Area
Plan.
See updated submission narrative addressing this
3. Additional comments from reviewers.
Special Use Permit
1. Fire/Rescue's comments must be addressed regarding having a turnaround in the parking
lot, as the travel way is greater than 150'. A new layout/concept plan is needed.
Resolved in work session with Fire/Rescue, County Engineer and VDOT and revised in site
plan resubmission
2. Include in the narrative if there is access to Station Lane for residents of Greenfield
Terrace. Based on DB 3271 PG 101, it appears TMP 45-158 is included in the access
easement.
Planning
The following comments related to planning matters have been provided by Tori Kane]lopoulos:
Thank you, we concur with all of your comments.
Comprehensive Plan:
Initial comments on how your proposal generally relates to the Comprehensive Plan are provided
below. Comments on conformity with the Comprehensive Plan are provided to the Planning
Commission and Board of Supervisors as part of the staff report.
This application contributes to several goals within the County's Comprehensive Plan.
Providing multifamily units adds to the desired diversity in housing options available in the
County. The proposal is providing greater than the 15% affordable housing policy in the Plan,
contributing to additional options for residents at or below 80% of the area median income. The
units are a mixture of market rate and affordable, and are all built to the same standards and
appearance. The proposal is providing higher density housing within the Development Areas.
There are future opportunities to connect to the expanding greenway and trail network in the
Rio29 area. The proposed parking reduction and access to transit also contribute to the goal of
moving towards additional multimodal transportation options.
This application is also consistent with the goals of the Rio29 Small Area Plan. The following
comments are provided by section of the SAP:
This has been included in our updated Narrative.
Connectivity: Greenfield Terrace is an existing Local Street. Although a cul-de-sac is not an
ideal street type for this area, VDOT standards require public streets that do not connect to
another public street to be cul-de-sacs. There is potential for connectivity with Station Lane,
which is a private street. Given that this street is outside of the core area, it is intended to be a
quieter street with fewer amenities. As the area redevelops, there may be future opportunities on
adjacent parcels for a more vibrant street environment. Residents are already able to walk to the
Northside Library, which will continue to be an important community gathering place for the
area. There is access to the CAT bus system, which may be enhanced over time.
Character: This proposal is in the Flex Zone of the Rio29 area. At three stories, the building
height is within the two to five story range. A stepback is not required. The closest front section
of the MFH building is set back 5' from the right of way. Given the topographic and site
constraints, it would not be possible for the entire building to front along the edge of Greenfield
Terrace. The front of the building also includes an amenity space, which is a desirable secondary
front. The building incorporates fagade breaks, large windows and balconies, and avoids blank
walls. Surface parking is relegated behind the building and should be screened. Given that this
building does not front along a major street, a commercial use could be challenging to
incorporate. However, future adjacent parcels may develop into small commercial uses. The use
of modernist architecture adds to a more interesting built environment. The proposal incorporates
both affordable and market rate housing, which have the same standards and architectural style.
Conservation: The Northtown Trail would run adjacent to Greenfield Terrace along Berkmar
Drive, providing recreation and transportation opportunities for residents. There are future
connectivity opportunities with other areas of Rio29 and the City of Charlottesville as well. The
property is adjacent to the proposed natural area on County -owned property to the east of the
site. Future opportunities for trail connections to this natural area should be considered. The
planned linear park would be directly across the street. The applicant is proposing at least one
area of recreation space for the MFH building and will be providing additional details during this
application process.
Planning Comments:
To be addressed during the Special Use Permit process:
1. Provide a sidewalk on both sides of the connector road, from Greenfield Terrace to the
parking lot.
Revised site plan shows sidewalks on both sides of roads on our property and connecting to
adjacent Station Lane sidewalk
2. Clarify how many areas for recreation are being provided. One of the site layout sheets
appears to show one, and another shows two. The recreation area in front of the building
appears to be steep, and could be challenging for residents to use, unless some grading
will be done.
We have designated one outdoor recreation area to the southeast portion of our property.
We shall define the activities at site plan submission.
3. Include in the narrative if there is access to Station Lane for residents of Greenfield
Terrace. Based on DB 3271 PG 101, it appears TMP 45-158 is included in the access
easement.
Narrative confirms access to Station Lane for both existing Station Lane development and
our new apartment building. We shall submit an easement document at site plan
submission.
4. The edge of the parking lot should be fully screened from the existing townhomes on the
adjacent parcel. Provide additional trees or shrubs for screening.
We have added a tall hedge between our parking lot and the existing towns.
5. Recommendation: Include bike racks for residents. This could be included at the site plan
stage as well. This was listed as a consideration in the narrative.
The building basement has a bicycle parking room for all tenants. We have added bike
racks at the west entrance door off the parking lot, both annotated on our revised site plan.
6. Recommendation: Now that the Rio29 SAP has been adopted by the Board of
Supervisors, it could be helpful to update the narrative to use Rio29 SAP language. It
could also be helpful to include a map or other visual section from the SAP in the
narrative, to replace the Urban Density land use shown from the previous Comprehensive
Plan designation.
Our resubmission narrative now addresses Rio 29 SAP compatibility and we have updated
our exhibit of area to include Rio 29 land use plan.
To be addressed during the Site Plan process:
We shall comply with these 3 items at site plan submission.
1. Affordable housing density bonus request: This will be addressed during the site plan
review process, as the request is included under 18-18.4.3 (R-15 bonus factor). This is
applicable to the SP phase as well, as providing 15% (or more) affordable housing is a
favorable factor to the application.
2. Private street standards are subject to County Engineer approval and review. Public street
standards are subject to VDOT approval and review.
3. During the site plan process, several applications will be needed. A Boundary Line
Adjustment will be needed to vacate the boundary of TMP 45-157 and 158, so that the
MFH building will be entirely on one lot. An easement plat will be needed for any
easements. An initial and final site plan will be needed for the MFH building. A VSMP
plan and road plan will be needed for Engineering. The final site plan will be the last
application in this process.
Zoning
The following comments related to zoning matters have been provided by Francis MacCall:
1. Conformity with Zoning Ordinance shown on Concept Plan for SP's:
a. For the request to reduce the onsite parking requirement from 58 to 54, staff has
identified that the use of nearby mass transit and possibly on street parking may
be the best avenues to pursue. My initial reaction is that the onsite reduction
appears feasible. It is recommended that the final analysis for this modification
take place at the initial site plan stage. Please follow the process and provide the
information needed as directed in Section 4.12.2 C (1) of the Zoning Ordinance
(Chapter 18). As part of any initial site plan application please provide analysis
outlined in Section 4.12.2 C (1) and 4.12.12 Transportation Demand Management
(TDM).
We continue to show 54 parking spaces on the revised site plan with the request for
parking reduction based on proximity to public transit. We shall follow the process indicated
during the initial site plan stage
b. If trees or buffer areas are to remain, a conservation plan will be necessary at the
site planning stage.
We shall comply at site plan submission
c. Suggested major elements to be identified on the plan for condition (a): building,
parking, and buffer location.
We shall comply at site plan submission
Engineering
The following comments related to engineering and water resources have been provided by
Frank Pohl:
Access road from the cul-de-sac to TMP 04500-00-00-16700 shall meet private street
standards, including a dedicated access easement. Parking lot from development shall
'tee' into the private street with a stop condition to allow free -flow through the private
street.
Revised site plan provides tee intersection as agreed at work session on January 7.2019,
2. Regarding VSMP permitting, this project can be grandfathered if all 3 conditions of
9VAC25-870-48 are met.
a. 9VAC25-870-48. Grandfathering
i. Any land -disturbing activity shall be considered grandfathered by the
VSMP authority and shall be subject to the Part II C (9VAC25-870-93 et
seq.) technical criteria of this chapter provided
1. A proffered or conditional zoning plan, zoning with a plan of
development, preliminary or final subdivision plat, preliminary or
final site plan, or any document determined by the locality to be
equivalent thereto (i) was approved by the locality prior to July 1,
2012, (ii) provided a layout as defined in 9VAC25-870-10, (iii)
will comply with the Part II C technical criteria of this chapter, and
(iv) has not been subsequently modified or amended in a manner
resulting in an increase in the amount of phosphorus leaving each
point of discharge, and such that there is no increase in the volume
or rate of runoff,
2. A state permit has not been issued prior to July 1, 2014; and
3. Land disturbance did not commence prior to July 1, 2014.
Noted. We shall address at site plan submission.
Entrance Corridor/Architectural Review Board
The following comments related to the Entrance Corridor Guidelines have been provided by
Heather McMahon (ARB2018-137; Advisory Review):
1. Motion: Mr. Van Der Werf moved to recommend that the ARB forward the following
recommendations to the Planning Commission:
a. 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.
b. Mr. Hancock seconded the motion.
c. The motion carried by a vote of 5:0.
2. The ARB also offers the following comments to be addressed with the future site plan
submittals:
We shall address items a. to p. during site plan submission process.
a. Provide retaining wall heights, materials and colors for review.
b. Provide dimensioned elevations and floorplans as well as material and color
samples for the primary walls and basement for review.
c. Provide window -glass specifications for review and the standard window -glass
note on architectural elevations: Window glass in the Entrance Corridors should
meet the following criteria: Visible light transmittance (VLT) shall not drop
below 40%. Visible light reflectance (VLR) shall not exceed 30%.
d. Provide vegetative screening to mitigate views of the proposed parking from the
EC.
e. Indicate locations of mechanical equipment, including a roof plan if roof -mounted
equipment is proposed. Show how the visibility of such will be eliminated from
the EC.
f. Provide standard mechanical equipment note to future 'site plans: Visibility of all
mechanical equipment from the Entrance Corridor shall be eliminated.
g. Provide a lighting plan for review.
h. Revise the site layout to provide trees 40' on center along the driveway, clear of
utilities and easements.
i. Ensure that there are no conflicts between proposed tree placement and extant or
proposed underground utilities and their easements.
j. Provide two additional interior parking trees.
k. Provide large shade trees on the north, south, and east perimeters of the parking
area.
1. Provide a layered landscape of medium-sized trees and shrubbery to soften the
appearance of the south elevation.
in. Provide a landscape plan that includes plant species and sizes as well as
quantities.
n. Provide the standard plant health note on the landscape plan: All site plantings of
trees and shrubs shall be allowed to reach, and be maintained at, mature height;
the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and
only to support the overall health of the plant.
o. Provide adequate tree protection fencing should be shown on future site plans
submitted for review.
p. Confirm that the main stairwell on the east elevation is not visible from the
Entrance Corridor by providing a view from Rio Road West. If it is visible,
provide additional materials, color samples, configuration and details on the
stairwell feature for review.
Fire/Rescue
The following comments related to fire/rescue have been provided by Shawn Maddox:
To be addressed during the Special Use Permit process:
l . A turn around shall be provided if the travel way exceeds 150', as shown for the parking
lot (279').
2. Turning radius into the parking area may also need to be addressed.
3. Due to the height of the structures, the travel way (in the parking lot) will need to be 26'
of clear travel width and located no closer than 15ft to, and no farther than 30ft from, the
building. This must also continue for one contiguous side of the structure.
These issues were resolved at our January 7, 2019 County/Fire Rescue/VDOT meeting and
changes agreed to are reflected in the revised site plan.
To be addressed during the Site Plan process:
1. No parking in the cul-de-sac. No Parking signs will be required.
a. Planning follow-up: There needs to be sufficient turnaround space for a fire
truck. It may be feasible to have some parking spaces on the cul-de-sac. There
may also be opportunities for parking on the public street (Greenfield Terrace).
2. No parking on the private street shown. No Parking signs will be required.
3. Other items to be addressed during site plan include hydrant spacing, FDC location, and
Knox box location.
We shall address these 3 issues at site plan submission
VDOT
The following comments from VDOT have been provided by Adam Moore:
1. It is our recommendation that No Parking signs be provided along the existing cul-de-sac,
as there is a high likelihood that some apartment residents will choose to park there
blocking the turnaround for emergency services and maintenance crews.
We shall reconcile this with Fire/Rescue item La above at site plan submission and comply
with what is resolved.
2. A VDOT Land Use Permit will be required prior to any work within the right-of-way.
Yes, we shall address this at/after site plan submission.
3. The final form of the proposed entrance to Greenfield Terrace can be approved at the site
plan stage.
Yes.
Building Inspections
The following comments from Inspections have been provided by Michael Dellinger:
1. Retaining walls greater than 3 feet in height require a separate building permit. Walls
exceeding 4 feet in height require a stamped engineered design also.
Yes, we shall submit separate building permit for our required retaining walls west and
north of the parking lot.
2. Will require another accessible parking space.
Our site plan identifies 3 ADA parking places per table 1106.1(1) of the 2015 VCC
requirement for between 51 and 75 total parking spaces.
ASCA
The following comments from ACSA have been provided by Richard Nelson:
1. No objection. Water and sewer are on site and there are not any known capacity or
pressure issues in the area.
Noted, thanks.
SP Conditions
Staff has not fully drafted conditions to date for this special use permit, due to the potential
changes that need to occur and additional information requested. Once conditions are drafted,
staff will send it out to you.
We await your recommendations.
Action after Receipt of Comments
After you have read this letter, please take one of the actions identified on "Action After Receipt
of Comment Letter" which is attached.
We sent email notification on January 9' that we shall resubmit our application the week
of January 15th
Resubmittal
If you choose to resubmit, please use the attached form. There is no fee for the first resubmittal.
The resubmittal date schedule is provided for your convenience online at
Executed resubmittal form attached.
http://www.albemarle.ora/uDload/images/forms center/departments/Community Developmentlf
orms/Special Use Permit Applications/Special Use Permit Submittal and Review Schedule
pdf
Notification and Advertisement Fees
Prior to scheduling a public hearing with the Planning Commission, payment of the following
fees is needed:
$350.00 Cost for newspaper advertisement
$215.00 Cost for notification of adjoining owners (minimum $200 + actual postage/$1 per owner
after 50 adjoining owners)
$565.00 Total amount due prior to Planning Commission public hearing
Prior to the Board of Supervisor's public hearing, payment of the newspaper advertisement for
the Board hearing needed.
$350.00 Additional amount due prior to Board of Supervisors public hearing
$915.00 Total amount for all notifications. Fees may be paid in advance. Payment for both the
Planning Commission and Board of Supervisors public hearings may be paid at the same time.
We shall make payment of this full amount for both notices when we resubmit.
Additional notification fees will not be required unless a deferral takes place and adjoining
owners need to be notified of a new date.
Feel free to contact me if you wish to meet or need additional information. My email address is
vkanellopoulos(j�albemarle. org
Sincerely,
Signature
Tori Kanellopoulos
Planner, Community Development
etc: Action After Receipt of Comments
Resubmittal Schedule
Resubmittal Form
Resubmission comments above submitted bv:
Gregory Powe, AIA, Urban Places, LLC V
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