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Home My WebLink AboutARB201900128 Correspondence 2019-11-19M I T C H E L L A R C II T E C 'I- S 04 �WMIxxxrx November 4, 2019 Mr. David Benish Chief of Planning County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 M A T T H F W S PIANNFRS RE: Stonefield - Block D1 -Application for Special Exception Request for a Variation to the Albemarle Place Code of Development for Additional Stories Albemarle County TMP 061 WO-03-00-019A0 Dear David: This letter and attachments comprise our request for a Special Exception to allow additional stories, above the 5 stories permitted by right under the Albemarle Place Code of Development (COD) for Block D1 (20A.5.i.5, page 22). The maximum allowed building height of Block D is 90 feet and the proposed building will stay within this maximum height limit. Summary of Request The parcel's significant topographical slope is central to the request for additional allowed stories. The subject parcel grade drops 25 feet diagonally across the site. The proposed building will appear as six (6) stories above grade along three of its bounding streets --Hydraulic Road, Bond Street, and Inglewood Drive. Given the grade change, we are requesting permission .o allow the project to be constructed as depicted in this application --up to six (6) stories above perceived grade on Hydraulic Road, Bond Street and Inglewood Drive; and up to eight (8) stories for a small portion of District Avenue. N. L,:X j603 . CIIAKL,'I ILSVI_LL, VIRVINIA 22,; DS . (434) 9 /S`0 . IAX (4:4) SI: SztU Justifications for Request * sheet numbers refer to accompanying graphics book [sheet 6] For several buildings adjacent to Block D1, County has approved Special Exceptions applications to build in excess of five (5) stories. Some of these have architectural elements that approach seven stories in height. a. Approved for (6) stories: the existing Hyatt Hotel, across Bond Street. b. Approved for (6) stories: the future Hyatt House, at the intersection of Bond Street and District Avenue. c. Approved for (6) stories: the future Christopher Cos. residential mixed -use building, at the intersection of Bond Street and Inglewood Drive 2. [sheet 7] The proposed building will be perceived as six (6) stories from the majority of vantage points around the building perimeter: along entire length of its two primary facades fronting Hydraulic Road and Bond Street; and also along Inglewood Drive. 3. [sheet 81 The cross slope on the parcel is approximately 25 feet --equivalent to two stories. It is reasonable to consider this condition when evaluating the actual versus perceived number of stories, as the building steps down the site. 4. [sheet 8] As the building steps down along District Avenue, a small portion exceeds seven (7) stories where the higher volume (shown in blue) overlaps the lower volume (shown in pink). This section is across from the service court access road to the Regal Cinemas with neither residences nor major public access points facing this side of the building. 5. [sheet 6] Code of Development allows buildings of greater stories in close proximity to the proposed project. A 90-foot, eight (8) story building height is allowed on the adjacent Block E. However, the anticipated greater height was not realized when Stonefield Commons (multifamily development) was built to only four (4) stories. 6. Allowing additional residential floors at Block D1 will provide housing options within walking distance to an array of commercial and retail venues. Appropriate building height and efficient residential development at this convenient location brings the most essential component of a viable mixed -use development: neighboring residents who can provide the vitality to Stonefield envisioned by the original Code of Development. Stonefield Block DI Special Exception Application Page 2 of 5 Project Description The applicant is pursuing approval of a Major Site Plan Amendment of Block D1 for a multifamily residential building at the southwestern corner of the Stonefield development. Notable adjacent buildings include the Hyatt Place Hotel and the Regal Stonefield Cinemas. [sheet 2] The proposed development offers 234 apartment units. One half of the proposed building surrounds an open courtyard. The other half encloses a multi -level parking structure with 440 parking spaces. [sheet 5] A portion of these spaces will serve employees and customers of the greater Stonefield development. A breezeway at District Avenue will provide direct pedestrian access to the commercial and retail venues beyond. Convenient covered scooter parking is located in this breezeway, adjacent to private bike storage and maintenance space available to residents. The ground floor main entry and flanking amenity spaces are designed to promote a vibrant streetscape. Functions at this street level include: Fitness Center, Cyber Cafe, Reception Area and Club/Game Area. Along these spaces, tall windows, at -grade entrances, and adjacent outdoor sitting areas are planned to encourage pedestrian interest and activity. Narrative on Consistency with 1 8-8.5.5.3(c)(1 -5) Ordinance Section 18-8.5.5.3(c) states: The director of planning is authorized to grant a variation upon a determination that the variation: (1) is consistent with the goals and objectives of the comprehensive plan; (2) does not increase the approved development density or intensity of development (3) does not adversely affect the timing and phasing of development of any other development in the zoning district; (4) does not require a special use permit and (5) is in general accord with the purpose and intent of the approved application. Project Response: 1) The requested variation is consistent with the goals and objectives of the Comprehensive Plan a) Destination Center Places29 Master Plan designates The Shops at Stonefield (formerly known as Albemarle Place) as one of five Destination Centers. Destination Centers are of a "regional scale" as defined in the Plan. This proposed multi -family project will provide a portion of the residential component that is essential to achieving "the dynamic activity of the Center by increasing pedestrian activity on the streets." This type of housing is appropriate for Destination Centers and is within safe and convenient walking distance to every amenity, restaurant, cafe, retail store and theater within the Stonefield development. The proposed project's larger building foot print and number of stories is also consistent with the residential building characteristics envisioned within Destination Centers. Stonefield Block DI Special Exception Application Page 3 of 5 b) Urban Mixed Use The proposed project as a component of the greater Stonefield development is consistent with the intention and character of the Comprehensive Plan, the Neighborhood Model urban design standards and the original Stonefield Code of Development. This future building provides the vital residential density and complementary blend of uses needed to create a viable mixed -use community. As originally envisioned, this proposed residential addition will add to the array of housing offerings available at Stonefield that are within walking distance to retail, restaurant, recreational and employment opportunities. 2) The requested variation does not increase the approved development density or intensity of development. The proposed building does not increase the approved residential development density. The proposed 234 units, added to the Block Group "1 " (Blocks A, B, C and D) existing and approved units, result in a total that is still below the density allowed by the Code of Development. Additionally, the proposed project replaces surface parking with an internal garage wrapped by the building and concealed from street view. A designated number of spaces are allocated for public use by customers and employees of the greater Stonefield development. 3) The requested variation does not adversely affect the timing and phasing of development of any other development in the zoning district. The requested Special Exception does not affect the timing and/or phasing of any other development in the zoning district. 4) The requested variation does not require a special use permit. The requested Special Exception does not require a special use permit. 5) The requested variation is in general accord with the purpose and intent of the approved application The proposed project is harmonious and consistent with the original and approved vision for the residential component of the mixed -use character of Stonefield. The proposed residential building assists the overall plan by fulfilling the fusion of complementary uses originally envisioned for Stonefield in an urban, walkable context with immediately adjacent access to retail, restaurant, recreational and employment opportunities. The COD stipulates several elements to be included within Block Group 1. The proposed 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. Stonefield Block DI Special Exception Application Page 4 of 5 In essence, the proposed building is compatible with the approved Code of Development, with the sole exception of the eight stories along a portion of District Avenue. The 25-foot drop across the site cannot be eliminated and undercuts the ability to minimize the number of stories while achieving the needed units. The perceived six (6) stories seen from the two primary streets --Hydraulic Road and Bond Street --and on Inglewood Drive, along with the massing, scale, and proportion of the proposed building are consistent with the context. This context includes the recently approved neighboring projects and with the existing Hyatt hotel directly opposite on Bond Street. In consideration of the facts, the existing site constraints and the justification presented above, we ask for approval to allow the project to be built as currently designed, with up to eight stories along a portion of District Avenue. We believe the justification to allow additional stories is reasonable and appropriate. However, if additional detail or further explanation of any aspect of this request would be helpful, we would be happy to provide it. Sincerely, John Matthews, AIA Mitchell Matthews Architects & Planners cc: Brett Buehrer, O'Connor Management, LLC Stonefield Block D1 Special Exception Application Page 5 of 5