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Home My WebLink AboutSDP201900012 Application 2019-05-0130 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 1 | P a g e March 9, 2019 Revised May 1, 2019 Mr. David Benish Chief of Planning County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 RE: Stonefield – Block D2 – Phase Two – Major Site Plan Amendment - Request for a Variation to the Albemarle Place Code of Development for Building Height Albemarle County TMP 61W-03-D2A, 22-61 AND 90-104 Dear David, Please find this letter and attachments our request for a variation to the Albemarle Place Code of Development (COD) to allow for an increase in the maximum structure height from five stories to six stories. This letter is organized into the following sections: I. Background information II. Narrative on Consistency with 18-8.5.5.3(c)(1-5) III. Narrative on Roof Deck IV. Narrative on Screening I. Background Information The applicant is pursuing approval of a Major Site Plan Amendment of Block D2 – Phase 2 for a six (6)- story mixed-use building with 20,000 GSF of office space on the basement level and five stories of multifamily above, consisting of 160 apartments (approximate 50/50 mix of 1-BR and 2-BR). The 20,000 GSF of office area is on the Inglewood Drive (east) side of the building with underground parking on the Kober Way (west) side as shown in Figure 1 on page 2. Please note that the applicant agreed to provide this 20,000-sf office footprint to fulfill a need identified by Planning Director Andrew 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 2 | P a g e Gast-Bray and Economic Development Coordinator Roger Johnson, who were able to connect the applicant with a software company that wanted to move their business to Albemarle County. There is a single garage entrance at the northwestern corner of the building for vehicular access. An approximate 6,000-sf lobby for the multi-family units is also located on the basement level (south side). Direct access to the lobby and office is to be provided for those who park in the underground garage. Also, the lobby and office will have at-grade entrances along the eastern edge of the building with the main entrance to the lobby located at the southeast corner. Note, lobby access will be limited to multi- family residents. An elevator, small café and fitness center are located in the lobby. There will also be an outside sitting/gathering/fire pit area just outside of the main entrance (southeast corner). Figure 1 - Basement Level Schematic Site Plan The basement level will be constructed with poured concrete walls as a “podium”. On the level above the podium, there will be a one-level parking deck and five stories of multifamily as shown in Figure 2 on the following page. The parking deck is accessed via a ramp on the southwestern corner of the deck as shown. Located to the west of the subject property is a row of existing duplex homes that access via a frontage road that connects to Commonwealth Drive. The applicant has paid special attention to the height of the Phase 2 building as it relates to the viewshed from the point of view of the duplexes. To soften the viewshed, the applicant is proposing the following measures: 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 3 | P a g e 1) Providing a screen yard in the buffer area at the western edge of the property. Refer to IV. Narrative on Screening for additional information. 2) Constructing a retaining wall (maximum 17’-high), which in effect, “drops” Kober Way. This topographical relationship at the least obscures, but for the most part, blocks the view of Kober Way and the parking deck from the duplexes. 3) Constructing a pedestrian stairwell with a bicycle ramp that will provide more direct access for the duplex residents to access the Stonefield Shopping Center. Figure 2 -Multi-Family Schematic Site Plan Please also refer to the Special Exception Exhibit, which contains site cross-sections and views from the point of view of the Commonwealth Drive duplexes II. Narrative on Consistency with 18-8.5.5.3(c)(1-5) In accordance with Ordinance Section 18-8.5.5.3(c): The director of planning is authorized to grant a variation upon a determination that the variation: 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 4 | P a g e (1) is consistent with the goals and objectives of the comprehensive plan; The Comprehensive Plan designation for this parcel per the Places29 Master Plan is a) Destination Center, b) Urban Mixed Use (in Centers); and c) Urban Mixed Use (in areas around Centers). The comprehensive plan also sets guidelines for the guiding Neighborhood Model District. The project is consistent with the goals of these designations as follows: a) Destination Center The parcel is part of the overall Stonefield Shopping Center (formerly known as Albemarle Place), which is one of the five Destination Centers referenced in the Places29 Master Plan. The Master Plan states that “…Destination Centers provide regional-scale destinations for retail, entertainment, service and employment uses…” The Stonefield Shopping Center has been developed with a variety of consistent regional-scale uses such as a movie theater, restaurants, boutique retail, and big-box retail to meet the Master Plan concept of a Destination Center. The Master Plan further states that “…Destination Centers should include residential or employment uses on upper floors and be designed with multiple connections to surrounding areas…” The proposal includes a residential use (160 apartments) on the upper floors of the proposed building. 20,000 GSF of office on the basement level is consistent with the provision of employment uses in Destination Centers. The applicant is providing sidewalk connections to Inglewood Drive at the Kober Way/Houston Drive intersection. Furthermore, the applicant is providing a stairwell connection with bicycle ramp for the benefit of the residents on Commonwealth Drive, Turtle Creek and beyond to access the shopping center. The proposal is further consistent with the Development Center designation in that it is visible and accessible from the two major roads, Seminole Trail and Hydraulic Road, and is providing an open park area in the middle of block D2 that will serve as a compact, urban open space, which is at a pedestrian-friendly scale with benches, sitting area and grassy space. Please note that this compact space is not intended to meet the central open space area requirement for the Stonefield Shopping Center. Note this is further addressed in section 3) of this summary. b) Urban Mixed Use (in Centers) The mixed-use proposal is consistent with the Residential and Office Uses as described in Table LU-1 in the Places29 Master Plan in the Destination Center category as follows: 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 5 | P a g e Residential Uses: · Single-family attached and multifamily are recommended. Block D2 provides a mix of attached townhouses (Phase 1) and multifamily units (Phase 2). · A density of 6.01 – 60 units/acre is recommended. Residential density in Block D2 is 38.1 DU/AC (209 units/5.49 acres). Block D2 - Phase 2 considered alone is just at the maximum recommended density with 60.2 DU/AC. (Block D2 - Phase 1 alone is at a density of 17.3 DU/AC). It should be noted that the overall density of the Stonefield development is governed by the Code of Development. Currently, the residential and office density is well below the maximums prescribed by the Code Note this is discussed further under section 2) of this summary. · The maximum recommended building height is 5 stories. This section is not applicable because the Code of Development has provisions that allow the building heights in the adjacent Phase E to be 90-foot maximum, or 8 stories to facilitate “multi-family buildings.” Office Uses: · Maximum Single building footprint is 20,000 SF The proposed office use is 20,000 SF. It should be noted however that the building footprint is larger than 20,000 sf, which is governed by the approved Code of Development. Open Space: The proposed land use does include two small park areas, the 6,000-sf central park area and an approximate 5,300-sf open space/tot lot area in Phase 1. The multifamily use will also have a fitness center for its residents. The proposed land use does not include the central green space/amenity for the Stonefield Development. c) Urban Mixed Use (in areas around Centers) 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 6 | P a g e The mixed-use proposal is consistent with the Residential and Office Uses as described in Table LU-2 in the Places29 Master Plan for areas around centers as follows: Residential Uses: · Density 3-34 DU/AC in areas that are not in the center. Not applicable, the parcel is in the Center and density is governed by the Code of Development. Currently, the residential and office density is well below the maximums prescribed by the Code Note this is discussed further in section 2) of this summary. · Minimum 25% of urban mixed-use development should be residential. The parcel achieves this threshold. However, the overall mix of uses is governed by the Code of Development. · Residential may be mixed vertically or horizontally. The proposal meets this requirement with a variety of housing types to include townhomes (three-level living) and multifamily units (one level living). Office Uses: · Minimum 20 percent of development in this designation should be office. The parcel is governed by a Code of Development that governs the mix of uses. Open Spaces: · Public/privately owned parks, greens, commons, plazas to serve businesses, employees, customers The parcel has a privately maintained compact park that will serve this need. · Nearest Open space should be within ¼ mile of businesses or residences. 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 7 | P a g e This requirement is met with the onsite park and the available amenities in the Stonefield shopping center. · Tot lots or active recreation areas should be provided with residential use. There is an existing tot lot in Phase 1. The multifamily will provide a fitness center for residents in Phase 2. d) The proposal is consistent with the underlying guiding principles of the Neighborhood Model in accordance with the following: i. Pedestrian orientation – The proposed building is designed with a clear separating line between the lower level and the upper residential levels to provide a distinct pedestrian orientation to the building. The building elevation, captioned below in Figure 3, creates a “storefront” appearance along Inglewood Drive. A 5’-wide sidewalk running along the building frontage with Inglewood Drive contributes to the pedestrian orientation. Figure 3 - "Storefront" Elevation along Inglewood Drive ii. The main entrance to the building will be located at the intersection of Inglewood Drive with Bond Street and will be oriented for the pedestrian experience. An outdoor sitting/gathering/fire pit area will be provided at the main entrance (southwest corner of building). There will be a 10’-wide sidewalk and tree grates along Bond Street opposite from the main entrance. Sidewalk will connect Inglewood Drive to the building and to the expanded central park area. From there, sidewalk and crosswalk are provided to the proposed stairwell/bike ramp connection to the adjacent shopping center parcel to the north. 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 8 | P a g e iii. Neighborhood friendly streets and paths – The one-way street pattern of Bond Street with compact (12’ radius) curb returns, and a compact (40’ centerline radius) curve in Kober Way will serve to slow down vehicular traffic on the parcel, giving it a neighborhood feel. Also, parallel parking along the west face of the building will have a traffic calming influence and add to the neighborhood appeal of the development. iv. Interconnected streets and transportation networks – The proposal will connect Kober Way to Inglewood Drive and complete the sidewalk along Inglewood Drive thereby completing the street connectivity of Block D2 to the rest of Stonefield. The pedestrian/bike ramp connection to the north will provide a more direct connection with Commonwealth Drive, which will be even more beneficial to bikers and pedestrians when the Zan Road flyover connection is completed and the east and west sides of Seminole Trail are connected. v. Parks and open space as amenities – The proposal includes expansion to the existing central park area to 6,000-sf that includes benches, tables and sitting areas in addition to a green space area. The development also has an approximate 5,300-sf open space area with a tot-lot in Phase 1. vi. Neighborhood centers – The Stonefield development is an existing neighborhood center. The proposal contributes to the overall neighborhood feel of the development. vii. Buildings and spaces of human scale – The building architecture demonstrates very well how a large building can be designed to incorporate the human scale. As described under a) above, the lower level is broken up vertically from the upper levels, thereby creating the human scale on the ground level. A variety of glass and transom window details intermingled with brick on the ground level, integrated with sidewalk and landscaping, along with canopies at the entry points all serve to break up the massing on the first level. As the eyes move up the building, there are sections of varying color, material, height and depth. Architectural details including windows, balconies and doorways contribute to the human scale of the building. Refer to Figures 4 and 5 on the following page below for a building elevation. viii. Relegated parking - The majority of onsite parking will be provided with structured parking, including one level of underground garage and one level of parking deck above the garage. ix. Mixture of uses and use types – Residential and Office Uses are proposed 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 9 | P a g e x. Mixture of housing types and affordability – The property will have an approximate 50/50 mix of 1BR and 2BR apartments for rent which will serve to provide affordability to a broader range of citizens. xi. Redevelopment – The proposal includes the provision of a sanitary sewer outfall to the neighboring shopping center owner, which may facilitate future redevelopment of that property. Figure 4 – Building Elevation Showing Human Scale (zoom view) 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 10 | P a g e Figure 5 - Building Elevation Showing Human Scale (wide view) xii. Site planning that respects terrain - to the maximum extent possible, the site plan honors the terrain in accordance with the Conceptual Grading Plan in the underlying Code of Development xiii. Clear boundaries with the rural areas – The site is not located in the vicinity of the rural areas. (2) does not increase the approved development density or intensity of development; The proposal does not increase the approved density or intensity of the project. Following approval of the application, the Stonefield Development will still be well below its maximum build-out numbers. Following approval, there will be approximately 410,,000 sf of leasable non- retail space and 319 residential units remaining that may be approved. (3) does not adversely affect the timing and phasing of development of any other development in the zoning district; The proposal does not adversely affect the timing and phasing of development of any other development in the zoning district. Although the applicant does not control the timing of the submission of other applications yet to be approved for Block D1 and the C Block, the overall office square footage and number of residential units continues to be coordinated between the applicant and the developer of the shopping center. During the design development of the Block D2 proposal, staff had raised the issue of a central open space element that would need to be provided with the final parcels that were being developed, namely, Block D1 and Block C (aka Hyatt #2 on the “grassy knoll”). It was 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 11 | P a g e determined at meetings with County staff that the central open space was controlled by the developer and not the Block D2 applicant. Further, it was not appropriate or in line with the Code of Development to provide the central open space in Block D2, a residential/office mix on the perimeter of the shopping center. It was determined that the location for the central open space would be coordinated between staff and the developer prior to approval of the final undeveloped parcel, presumably the mixed-use project envisioned for Block D1. However, please note that this issue is outside of the control of the applicant and therefore approval of this variation would not have any impact on the remaining parcels. (4) does not require a special use permit; and The use does not require a special use permit. (5) is in general accord with the purpose and intent of the approved application. The variation request is in conformance with the application plan approved with ZMA 2013- 009, and the Code of Development (COD) from ZMA 2001-007. To indicate the general accord, the analysis is broken into five main categories as follows: A) The Built Form One of the underlying themes in the COD is that the “… principal architectural objective is to create structures with a distinctly human scale, mass and texture” (COD, Page 12) for Blocks A-E. The mixed-use building has been presented at a human scale as covered in the Neighborhood Model section of this summary. As with other buildings on the Application Plan, the mixed-use building will need to obtain formal approval from the Albemarle County Architectural Review Board prior to Site Plan Approval and may undergo additional modifications to ensure conformance with the COD and County standards. B) Conformance with the Elements of Block Group “1” and Flexibility in the Block Group The COD and Application plan groups Blocks A, B, C and D into Block Group “1”. The COD stipulates several elements to be included within Block Group 1. The proposed mixed-use building adheres to the elements that are applicable, such as conformance in size and location for the building, open space, street network, sidewalks, green space and hardscape area, and also meets two elements which have not yet been met with the current development, a mixed-use building and structured parking. 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 12 | P a g e In addition to the above elements to be included in Block Group 1, the proposal incorporates a mixed-use building with “first floor specialty retail and office and/or residential spaces above” (COD, Page 9 - highlighted for emphasis). The proposal also provides “On-street and structured parking facilities with close pedestrian access to commercial and residential uses…” (COD, Page 9). The COD envisioned the flexibility to provide the mixed use buildings and parking structure in any one of the blocks in Block Group 1 with the following statement: “The uses and amenities as described for each block group … may be transferred between blocks within each block group without the need for an Application plan change… provided that the total residential dwelling units and gross leasable area for all land uses at full development within each of the three block groups do not fall short of the Minimum Block Intensity, nor exceed the Maximum Blok Intensity.” (COD, Page 8). C) Western Property Line Landscaping The Code of Development stipulates that a “…mixed coniferous and deciduous screening buffer shall be employed along the western property line common with the duplex residential units that front on Commonwealth Drive” (COD, Page 18). The proposal provides a landscape buffer as described and as is shown on the site plan, cross-section and rendered view from the point of view of the duplex units. Also refer to IV. Narrative on Screening for additional information. D) Adjusted Block Areas The Code of Development on Page 8 allows for flexibility in Block Geometry to account for architectural and engineering changes. As can be seen on the overlay in Figure 6 on the next page, the block boundary between Blocks D and E was changed to allow for this flexibility. It should be noted that the proposed location of the mixed-use building straddles the original block boundary between Blocks D and E. This is an important consideration since the Code of Development prescribes a maximum building height in Block E of 8 stories (or maximum 90-feet high) to “accommodate a multi-family building”. As discussed in earlier sections of this summary, the height guidelines increase as the plan moves further down in 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 13 | P a g e elevation along the western property line. Please also refer to the attached cross-sections and View Renderings. E) Shared Parking The proposal has received approval of a 35% parking reduction as a result of the offsetting of the peak parking demand for the residential and office uses. The parking reduction was made in accordance with the procedures outlined in the Code of Development and the Albemarle County Zoning Ordinance. Figure 6 - Overlay of Block D2 Development on Application Plan III. Narrative on Screening The applicant is providing a vegetative buffer varying in width from 10 to 15 feet along the western property line. The overall length of the buffer is approximately 550 feet. The majority of this distance, 430 feet, is located adjacent to the existing duplexes on Commonwealth Drive. As prescribed by the Code of Development, the applicant is providing a mix of coniferous and deciduous landscaping screening along the entire length of the buffer, with a denser mix adjacent to the duplexes. 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 14 | P a g e It should be noted that the grade from the duplex units to the common property line drops by 24’ to 10’ moving south to north. There will be a staggered row of groups of 3, 4 or 5 of coniferous or deciduous trees in the 430-foot buffer yard as shown in Figure 7 below. The trees will be selected by a landscape architect to ensure adequate screening is achieved and that the trees will not adversely impact the retaining wall below. Figure 7- Screening Plantings adjacent to Duplexes It should be noted that the existing grade drop from the duplex buildings to the common property line provides a more effective screen than landscaping since the view of the parking deck and Kober Way from the duplex units is highly obscured, or completely blocked. The screening trees will provide a more effective screen as they grow taller over the years. They will also provide an excellent screen to the view of the mixed-use building from the point of view of someone standing on the duplex units closer to the common property line. Also, the parking lot shade trees will provide a visual screen at such time they begin to grow taller over the years. IV. Narrative on Roof Deck The roof deck is at elevation 574.9, or 70.9’ above the basement floor elevation of 504.0. The roof deck will be utilized for mechanical equipment only. It is anticipated that individual HVAC units will be provided for each unit. There will be a “penthouse” access to the roof deck for maintenance purposes. There will be no living space on the roof deck. The mechanical equipment will not be visible from the duplex units. A roof parapet will be provided to block the view of mechanical equipment. In an elevation analysis, a 24”-high parapet was able to block 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 15 | P a g e the view of hypothetical 6’-8’ high mechanical equipment from the duplex units. Since the individual HVAC units will be on the order of 3’-4’ tall, the view will be blocked. Also, the building design includes bumpout “hats” that will extend higher than the parapet in regular locations along the building façade. These will assist in providing additional screening. The applicant does not propose any livable space above the fifth floor. We thank you for taking the time to review this request and look forward to your favorable response. Based on the information provided, the 6-story proposal is difficult to distinguish from the 5-story option when viewed in context. The relatively long distance from the duplexes to the mixed-use building provide a viewing angle where one additional story has a negligible effect on the viewshed. Please feel free to call me at any time if you have any questions or would like additional information. Sincerely, Michael Myers, P.E., CFM Cc: John Regan, The Christopher Companies Randy Steck, The Christopher Companies attachments