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HomeMy WebLinkAboutZMA200300008 Code of Developement Attachment C WOODBROOK STATION Code of Development 24 October, 2005 Revised: 20 December 2005 Revised: 03 January 2006 Owner First Interstate Charlottesville Limited Partnership Applicant Parkside I LLC (George Ray) Landplanner/Engineer McKeeCarson f)s n S'ln ~ ~'~ 'too" \?O IfJ TABLE OF CONTENTS Introduction 20A.5.a. Permitted Uses 20A.5.f. Prohibited Uses 20A.5.b. Development Summary 20A.5.c. Maximum Residential Density 20A.5.d. Land for Green Space/Amenities 20A.5.g. Architectural Standards 20A.5.g.1. Form, Massing and Proportions of Structures 20A.5.g.2. Architectural Style 20A.5.g.3. Materials, Colors, Textures 20A.5.g.4. Roofs 20A.5.g.5. Architectural Ornamentation 20A.5.g.6. Fa<;ade Treatments, Including Window and Door Openings 20A.5.g.7. Landscape Treatments 20A.5.g.8. Preservation of Historic Structures, Sites and Archeological Sites Identified by the Virginia Department of Historic Resources 20A.5.h. Preliminary Lot Layout 20A.5.i. 5. Maximum Building Height 20A.5. i. 4. Setbacks LIST OF ATTACHMENTS 1. Rezoning Application Site Concept dated 02-12-2004, latest revision dated 10-24-2005, prepared by McKee Carson. 2. Elevation of the First Office Building at Glenwood Station 3. Elevation of one of the multi-family buildings at Glenwood Station. 4. Subdivision Plat of Outlot "D" being a portion of tax map 45 Parcel 94A located on Berkmar drive showing various easements dated October 26, 2004, latest revision March 25, 2005. 24 October 2005 WOODBROOK STA TIO~I ~\)s '\ Introduction The purpose for rezoning this parcel from its current PD-SC designation to NMD is to achieve the goals of Albemarle County's comprehensive plan for creating a more dense and livable community within designated Development Areas. A planning commission work session was held on site to discuss the rezoning of this parcel on February 24, 2004. The result of this meeting determined that the best way to achieve the County goals for the comprehensive plan was to conform to the Neighborhood Model's twelve principles for development. The resulting "Rezoning application site concept" dated 02-12-2004, latest revision dated 10-24- 2005 in conjunction with this code of development seeks to address the Neighborhood Model's principles while achieving the best use for a small urban parcel. Woodbrook Station is a compact, mixed-use development located on an infill parcel within the Urban Ring of Albemarle County. While consisting of only 1.21 acres, this small site will be densely developed accomplishing an urban scale while accommodating a mixture of uses that is our intent in setting a precedent for future infill development on small sites. Consisting of an office building and multi-family housing, Wood brook Station will provide a live and work environment located in walking distance to other regional services. The small site, coupled with its challenging topography, allows room enough for only one type of residential unit. Keeping affordable housing in mind, the multi-family apartments will be available for rent. The second building is proposed for commercial use and the two together will provide the opportunity for residents to live adjacent to their work The buildings are sited to take advantage of the flattest areas of the property in order to minimize grading and general site disturbance. The site is located in close proximity to a wide variety of mixed use developments and neighborhood centers allowing for convenient interconnected pedestrian and public- transportation access. Parking will be shared between the uses, relegated between the buildings, and screened via plantings and walls. Though the site will be subdivided into two parcels, all development within Woodbrook Station will be treated as one Block. The following development code shall apply to all development within Wood brook Station. 20A.5.a. Permitted Uses The following uses are permitted by-right by this Code of Development: a. The following retail sales and service establishments: 1. Antique, gift, jewelry, notion and craft shops. 2. Furniture and home appliances (sales and service). 3. Newspaper publishing. b. The following services and public establishments: 1. Administrative, professional offices. 2. Barber, beauty shops. 3. Clubs, lodges, civic, fraternal. patriotic (reference 5.1.02). 4. Financial institutions. 5. Health spas. 6. Indoor theaters. 7. Laundries, dry cleaners. WOODBROOK STATION 2 24 October 2005 8D) g 8. Laundromat (provided that an attendant shall be on duty at all hours during operation) . 9. Libraries, museums. 10. Nurseries, day care centers (reference 5.1.06). 11. Eating establishments. 12. Tailor, seamstress. 13. Educational, technical and trade schools. c. Multiple-family dwellings such as garden apartments. d. Rental of permitted residential uses. e. Stormwater management facilities shown on an approved final site plan or subdivision Plat. 20A.5.f. Prohibited Uses All other uses 20A.5.b. Development Summary (See "Rezoning application site concept" plan dated 02-12-2004, latest revision dated 10-24- 2005 for percentages) Unit Use Unit Square Footage (where applicable) 1400 sf Total Square Footage (two-story) 12,000 sf 9,600 sf 21,600 sf A B Multi-Family Office Total 20A.5.c. Maximum Residential Density Number of Buildings: 1 Type of Unit: 8 Unit Multi-Family/1.21 acres Residential Density: 6.6 Du/acre 20A.5.d. Land for Green Space/Amenities Open space within Woodbrook Station is incorporated into its landscape (green space) and site amenities. Thirty-seven percent of the site has been set aside to allow for landscape and gathering spaces. These accommodate the neighborhood model's requirement for projects within a regional service land use to allow for a minimum of ten percent (10%) of the site devoted to amenities and fifteen percent (15%) devoted to green space. Type of Amenity Residential gathering space Residential play area Residential vegetable garden Picnic area Employee gathering space Total for Amenities(only) Total for Green Space(only) Total for Amenities and Green Space Square Footage 3.697 SF 385 SF 831 SF 815 SF 305 SF 6,033 SF (11 %) 13,906 SF (26%) 19,939 SF (0.46 acres) WOODBROOK STA TION 3 24 October 2005 \b~S C\ Total Site Acreage Total Acreage for amenities and green space 1.21 acres 0.46 acres (37%) Amenities Wood brook Station is within walking distance of a grocery store, restaurants, an elementary school, playing fields, playground, residential neighborhoods, gas stations and convenience stores, and other retail establishments. This convenient access connects Woodbrook Station to other development areas while providing varied uses. Within Woodbrook Station there is an outdoor grilling area, and lawn and garden space for residents/tenants. Also included in this vicinity is a play area for children and a space set aside for residents to create a vegetable garden. A public gathering space is provided via a shaded plaza located in front of the residential units. A picnic area has been located in a shaded open space located between the residential units and the commercial building for both residents and employees to enjoy. Employee amenities include outdoor tables and seating areas located in a plaza to the side of the commercial building. Sidewalks along Berkmar Drive include benches for employees and the general public. The remainder of open space will be planted for public enjoyment. 20A.5.g. Architectural Standards All buildings within Wood brook Station will be designed to be in keeping with the architectural style currently established in the immediate neighborhood. Buildings shall be no more than 2 Y2 stories above street grade at Berkmar Drive, and may have basements below grade. Simplicity of form, appropriate proportions, familiar massing and materials, appropriate street, sidewalk and building relationships, and landscape blend to create a compelling and desirable neighborhood environment. The construction standards for the stairway, sidewalk and privacy fence shall be in compliance with general construction standards of Building Officials and Code Administrators International, Inc (BOCA) standards and Occupational Safety & Health Administration (OSHA) standards and Virginia Department of Transportation (VDOT) standards. 20A.5.g.1. Form, Massing and Proportions of Structures The buildings at Wood brook Station will be proportioned to relate to a human scale. This may be achieved by the type, height and pattern of the exterior walls and the articulation of the building walls within the prescribed limits. Other devices include changes in fenestration, reveals and other architectural expressions. Proportioning systems shall be employed in the design of the proposed building elevations. Careful attention shall be given to the width and proportion of structures, directional expression of facades, proportion of openings and architectural detailing particularly with regard to the Visual Facades. WOODBROOK STATION 4 24 October 2005 (-3D)"/D 20A.5.g.2. Architectural Style The buildings will be harmonious with the existing architectural design of the surrounding neighborhood. Brick, cast stone and precast concrete [with some architectural metal being appropriate) shall be the primary building materials to provide for continuity among buildings. Fenestration in sizes, quantities and proportions shall be employed appropriately to the mass of the structure to impart relief to large masonry surfaces. Aluminum store front systems will, if used, be designed in such a way as to be sympathetic to the local architectural heritage. The elevations of the first office building and one of the multi-family buildings recently completed and occupied at Glenwood Station are attached to Code of Development. While the office building and the residential building that is a part of Woodbrook Station has not yet been designed, they shall achieve a similar "look" as shown in the attachment. 20A.5.g.3. Materials, Colors, Textures Foundation walls shall be clad in brick, stone, stucco, or painted cast concrete. These walls should be darker in color compared with the main upper building floors. Exterior cladding shall consist of brick, split face masonry, cement fiber panel, wood, or cement fiber board. Assemblies of glass and metal fenestration will be permitted with limitations. Exposed decorative metals are permitted. Railings shall have upper and lower rails, and square profile pickets shall be spaced uniformly, with the distance between pickets not less than 2" and no more than 4". The color of architectural metal shall be coordinated with the building materials and common street furniture color. The color of elements such as window frames, railings and trim shall be coordinated to provide continuity among parcels. 20A.5.g.4. Roofs Roof forms shall be integral to, and supportive of the architectural expression of the building. They may be simple in form or vary in composition but should be neither excessively dominant nor entirely subordinate. Building roofs may be flat, sloped or consist of raised sections, if done appropriately, for skylights or clerestories. Pitched roof slopes shall not exceed a vertical to horizontal ratio of 6: 12. A strong emphasis of architectural detail shall be achieved through the use of cornices or visually expressed eave lines. Sloped roofs shall be composed of roof shingles or metal. 20A.5.g.5. Architectural Ornamentation A minimum of additional architectural ornamentation is to be utilized at Woodbrook Station. Simplicity in form and massing will be achieved. 20A.5.g.6. Fac;ade Treatments, Including Window and Door Openings The rhythm and ratio of solids (walls) and voids (windows, doors and other openings) should be carefully considered to avoid overly oppressive or excessively open structures. The WOODBROOK STATlmJ 5 24 October 2005 ~~'\ percent of void to solid on any wall shall not be less than 15% or greater than 40%. The ground floor percentage shall not be less than 25%. Windows and doors shall be wood or aluminum clad. All windows and doors will have painted trim. The top plane of the door or transom shall align with the top plane of the windows. Wall vents and utility panels shall not face Berkmar Drive. 20A.5.g.7. Landscape Treatments Plantings will include mostly native species and will conform to the county codes. Woodbrook Station is providing large shade trees along Berkmar Drive adjacent to the proposed sidewalk. Small flowering trees and a hedge will provide screening for the parking area and shade trees are strategically located within the parking area in order to reduce heat island effect. A privacy fence and hedgerow shall be located along the southern property line to provide privacy and screening from adjacent parcels. In this vicinity, and adjacent to the residential units, three large existing red oaks will be preserved. Other plantings will also be incorporated outside of the eastern property line in order to provide screening from the loading zone of Rio Hills Shopping Center, as well as aide in stabilizing a fairly steep slope. A sidewalk and stairway are provided to allow for pedestrian access to Rio Hills Shopping Center from the site. A landscape and access easement has been negotiated with the owners (First Interstate Charlottesville Limited Partnership) of Rio Hills Shopping Center in order to provide this off site planting, access, and any associated maintenance. Walls and fences may be made of any material allowed by code and engineered as applicable, provided that any visible surface will be consistent with the materials used on the building. The parking lot will be made of asphalt and crosswalks painted. The sidewalks and aprons will be made of concrete. HV AC equipment and meters shall be located on the side or rear of buildings. Stormwater will be directed to a planted, bio-retention basin. 20A.5.g.8. Preservation of Historic Structures, Sites and Archeological Sites Identified by the Virginia Department of Historic Resources Not applicable. 20A.5.h. Preliminary Lot Layout See resulting "Rezoning application site concept" dated 02-12-2004, latest revision dated 10- 24-2005. 20A.5.i. 5. Maximum Building Height The maximum building heights for both structures will be 40'-0" measured from the facades facing Berkmar Drive. 20A.5. i. 4. Setbacks Proposed setbacks for Woodbrook Station are designed for both residential and commercial buildings. Building setbacks from public street Right of Ways (ROW) and adjacent residential districts are fifteen feet (15'-0"). All other building setbacks are five feet (5'-0"). Parking setbacks at Woodbrook Station are ten feet (10'-0") from public street ROWand twenty feet (20'-0") from adjacent residential districts. WOODBROOK STA TION 6 24 October 2005 (3DS 1'2 gO) 17 '(50) 11