Loading...
HomeMy WebLinkAboutSP201800019 Staff Report 2019-03-19ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Proposal: SP201800019 Greenfield Terrace and Staff: Tori Kanellopoulos, Planner P201900001 Greenfield Terrace Amendment Planning Commission Public Hearing: Board of Supervisors Hearing: March 19, 2019 TBD Owners: Rio Station LLC and Buena Vista Applicant: Greg Powe, Powe Studio Architects Properties Acreage: 1.96 acres Special Use Permit for: Request for R-15 (15 du/acre) multifamily residential units in accordance with Section 23.2.2.9 of the Zoning Ordinance. TMP: 04500000015700; 04500000015800 By -right use: Commercial Office — offices, Location: Approx. 420' from the intersection of supporting commercial and service; residential by Greenfield Terrace and Berkmar Drive, and approx. special use permit (15 units/ acre). 310' from the intersection of Station Lane and Rio Road W. Magisterial District: Rio Conditions: Yes EC: Yes Proposal: Amend existing SP200000074 to remove Requested # of Dwelling Units: 33 dwelling units Tax Map Parcel 04500-00-00-15800 from the existing SP. New SP201800019 to build 33 multifamily residential dwelling units in a new 39,000 sq. ft. three-story building on Tax Map Parcels 04500-00-00-15700 and 04500-00-00-15800. Also proposed are two special exceptions. One special exception is to waive the 20-foot buffer requirement for adjacent lots zoned residential per 18-21.7(c). The other special exception is to use 18-4.19 residential setbacks instead of 18-4.20 commercial setbacks per 18-21.7 a and b . DA: X RA: Comp. Plan Designation: Flex Area within Rio29 Small Area Plan — area intended to allow a flexibility of uses including residential, commercial, retail, office, institutional and employment uses. Buildings with heights of 2-5 stories, built close to the street, with pedestrian access and relegated parking. Character of Property: The site is currently Use of Surrounding Properties: Single-family undeveloped and consists of vegetation on a sloped detached residential (Woodburn Road); single - property. The site includes a portion of Station Lane family attached residential (townhomes on Station and is adjacent to the street named Greenfield Lane); professional and medical offices; a daycare Terrace. Factors Favorable: Factors Unfavorable: 1. The proposal would provide affordable 1. None identified. housing units. 2. The proposal is consistent with the goals of the Rio29 Small Area Plan. 3. The proposal is consistent with the Neighborhood Model principles. RECOMMENDATION: Special Use Permit: Staff recommends approval of SP201900001, Greenfield Terrace Amendment, with conditions. Special Use Permit: Staff recommends approval of SP201800019, Greenfield Terrace, with conditions. Special Exception: Staff recommends approval of the special exception to waive the 20-foot commercial buffer requirement per 18-21.7(c). Special Exception: Staff recommends approval of the special exception for use of 18-4.19 residential setbacks instead of 18-4.20 commercial setbacks per 18-4.20(a)(3). STAFF PERSON: Tori Kanellopoulos, Planner PLANNING COMMISSION: March 19, 2019 BOARD OF SUPERVISORS: TBD SP201800019 Greenfield Terrace and SP201900001 Greenfield Terrace Amendment: PETITION: PROJECT: SP201800019 Greenfield Terrace Apartments and SP201900001 Amendment to Greenfield Terrace MAGISTERIAL DISTRICT: Rio TAX MAP/PARCEL(S): 04500-00-00-15700; 04500-00-00-15800 LOCATION: Greenfield Terrace: undeveloped area at the end of the cul-de-sac. Approx. 420' from the intersection of Greenfield Terrace and Berkmar Drive, and approx. 310' from the intersection of Station Lane and Rio Road W. PROPOSAL: Amend existing SP200000074 to remove Tax Map Parcel 04500-00-00-15800 from the existing SP. New SP201800019 to build 33 multifamily residential dwelling units in a new 39,000 sq. ft. three-story building on Tax Map Parcels 04500-00-00-15700 and 04500-00- 00-15800. PETITION: Amendment to existing SP200000074 to remove Tax Map Parcel 04500-00-00- 15800. New SP to allow R-15 (15 du/acre) multifamily residential units under Section 23.2.2.9 of the Zoning Ordinance. 33 multifamily residential units are proposed on two parcels (TMP 45-157 and TMP 45-158) on a total of 1.96 acres at a density of 16.84 du/acre. Special Exception request to waive the 20' buffer requirement for adjacent lots zoned residential per 18-21.7(c). Special Exception request to use 18-4.19 residential setbacks instead of 18-4.20 commercial setbacks per 18-21.7(a) and (b). ZONING: Commercial Office — offices, supporting commercial and service; residential by special use permit (15 units/ acre). OVERLAY DISTRICT(S): Airport Impact Area; Entrance Corridor; Steep Slopes- Managed COMPREHENSIVE PLAN: Flex Area within Rio29 Small Area Plan — area intended to allow a flexibility of uses including residential, commercial, retail, office, institutional and employment uses. Buildings with heights of 2-5 stories, built close to the street, with pedestrian access and relegated parking. CHARACTER OF SURROUNDING AREA: The subject property is located at the intersection of Station Lane and Greenfield Terrace, approximately 420 feet from the intersection of Greenfield Terrace and Berkmar Drive (Attachment A). To the north of the property are single-family detached homes along Woodburn Road, which sit up the slope from the property. There are single-family attached homes (five townhomes in a single row) along Station Lane and a daycare. There are professional and medical offices along Greenfield Terrace and the adjacent section of Rio Road W. Northside Library is an approximately 6-minute walk and is identified as a gathering place in the Rio29 Small Area Plan. See Attachment D for this proposal in the context of the Rio29 Small Area Plan. PLANNING AND ZONING HISTORY: SP200000074 — Bartelt Office Park — Approved Special Use Permit for Tax Map 45, Parcels 158, 159, 166 and 167 to allow for R-15 residential units in Commercial Office zoning district. The concept plan showed an office building on TMP 45-158, which was never constructed. SDP200200092 — Bartelt Office Park Final — Approval final site plan to establish the residential units and offices proposed in SP2000-74. The final site plan showed an office building on TMP 45-158, which was never constructed. DETAILS OF THE PROPOSAL The applicant is requesting a special use permit to construct 33 multi -family units. The applicant must first amend existing SP2000-74 to remove TMP 45-158, to remove the conditions associated with that SP from the parcel, and to then establish a new SP with that parcel. The proposed building is three stories and 39,000 square feet, with a mix of one- and two -bedroom units. Six (6) affordable units are proposed, with four (4) meeting the Comprehensive Plan policy of 15% affordable units with Special Use Permit applications, and an additional two (2) units to achieve a bonus density per R-15 standards. The affordable housing density bonus will be evaluated at the site planning stage. The applicant is also requesting two special exceptions for a waiver of the commercial buffer, and the use of residential setbacks (See Attachments F and G, respectively, for staff analysis). For more detailed information about each element of the proposal, please see the "Project Narrative" (Attachment B), as well the "Conceptual Plan" (Attachment C). COMMUNITY MEETING: The applicant conducted the required community meeting with the Places29 Rio Community Advisory Committee on Thursday, November 29, 2018. There were no significant concerns raised at the meeting. Questions were mainly regarding access from Station Lane, as it is a private street. The applicant responded that the owner has agreed to a through connection, and there is an existing access easement in place. There were also questions about the Architectural Review Board process, which the applicant responded will be finalized at the site planning stage, and that the modernist proposal would add architectural variety to the area. The applicant added that this project is meant to contribute to a more mixed -use area where people can walk and bike to work. Staff also received a letter after the Places29 Rio Community Advisory Committee meeting, dated March 5, 2019, from an adjacent resident in one of the townhomes on Station Lane. This letter is included in the Staff Report as Attachment I. ANALYSIS OF THE SPECIAL USE PERMIT REQUEST: Section 33.39(B) states that the Commission, in making its recommendation, shall consider the same factors found in Section 33.40 (B): 1. No substantial detriment. Whether the proposed special use will be a substantial detriment to adjacent parcels. In evaluating whether a use will be a detriment to adjacent properties, the intensity of the use and other impacts are evaluated. Comments and concerns of neighboring properties are also considered. VDOT and Transportation Planning Staff did not anticipate any significant traffic issues or impacts with this development. VDOT is not requiring any intersection or other improvements. There are two existing bus stops within 0.20 miles walking distance of the property. Fire/Rescue will require No Parking signs as needed at the site planning stage to ensure any street parking does not interfere with Fire/Rescue access. The applicant will be providing sidewalks along the property. The applicant's proposal includes measures to mitigate potential impacts on adjacent properties. The applicant is proposing a 20-foot undisturbed buffer along the rear boundary of the property, to preserve the existing vegetated buffer between the single-family dwelling units on Woodburn Road, and the office and residential uses on Greenfield Terrace and Station Lane. The applicant proposes to provide screening along the edge of the parking lot to screen parking from the adjacent townhomes on Station Lane, which are also zoned Commercial Office. This was included as Condition 3, as the site plan ordinance screening requirements per 18- 32.7.9.7(a)(2) do not require additional screening between parking lots with more than four (4) spaces and Commercial Office zoning districts. There may be additional landscaping requirements at the site planning stage from the Architectural Review Board (ARB). The multi- family units are likely a less intense use than the possible by -right office and commercial uses. There are already residential uses adjacent to this proposal and in the immediate area. Engineering did not have concerns about the managed slopes, which are likely man-made. The applicant will adhere to managed slopes design standards at the site planning stage. Staff finds that the use will not be a detriment to the adjacent property. 2. Character of the nearby area is unchanged. Whether the character of the adjacent parcels and the nearby area will be changed by the proposed special use. R-15 residential uses have already been allowed on adjacent and nearby parcels that are also zoned Commercial Office, including the adjacent townhomes allowed per SP2000-74. Station Lane has existing commercial and residential uses, while Greenfield Terrace has existing professional and medical office uses. Additional R-15 dwelling units would be consistent with the character of the area. This proposal is also consistent with the Rio29 Small Area Plan designation of Flex, which calls for a variety of building types that are within walking distance of amenities and other types of uses. Flex also calls for multi -family residential units in mixed -use areas. 3. Harmony. Whether the proposed special use will be in harmony with the purpose and intent of this chapter, The purpose and intent of the Commercial Office zoning district is to establish areas for administrative, business and professional offices and supporting accessory uses and facilities. The district is intended to be a transition between residential districts and other more intensive commercial and industrial districts. By -right uses include offices, research and development, eating establishments, daycares, and institutional uses. The Special Use permit approved for this area (SP2000-74) allows for R-15 residential units. This proposal is consistent with the existing Special Use Permit on adjacent properties and with the Comprehensive Plan designation for the area. The proposal provides opportunities for live -work in the area, and for alternative modes of transportation for accessing jobs and amenities in the area. a. with the uses permitted by right in the district, The R-15 use is consistent with the existing adjacent R-15 uses and does not restrict current uses or other by -right uses available at this property or adjacent properties. b. with the regulations provided in Section 5 as applicable, No supplementary regulations apply for this use. c. and with the public health, safety, and general welfare. This proposal will provide additional housing units in the area and provide affordable housing units. The proposal also contributes to a more walkable and urban environment, as described in the Rio29 Small Area Plan, by providing sidewalks and providing housing in an area with existing commercial and professional office uses, which can encourage a more walkable live -work environment. The proposed housing is also within walking distance of the Northside Library center identified in the Rio29 Small Area Plan. This can be seen as promoting the public health, safety and general welfare of the community. 4. Consistency with the Comprehensive Plan. Whether the proposed special use will be consistent with the Comprehensive Plan. The property is designated Flex in the Rio29 Small Area Plan and is consistent with the character of this designation. At three stories, the building height is within the two to five story range. The building incorporates fagade breaks, large windows and balconies, and avoids blank walls. Surface parking is relegated behind the building and is screened. Residents would be 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. There are proposals for enhanced future bike and pedestrian connectivity throughout the area as well. The Plan calls for a natural area adjacent to this property and a linear park across Berkmar Drive. The Northtown Trail would run adjacent to Greenfield Terrace along Berkmar Drive, providing recreation and transportation opportunities for residents. See Attachment D for additional context of how this site relates to the Rio29 Small Area Plan. The application contributes to several goals in 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. NEIGHBORHOOD MODEL ANALYSIS Staff has reviewed the proposal against the Neighborhood Model Principles and found that it is consistent with all of the applicable principles. A detailed analysis can be found in Attachment H. AIRPORT IMPACT AREA See Attachment E for Staffs analysis of 18-30.2.6 (Airport Impact Area Overlay District and Cluster Development, Bonus Factors). The applicant's proposal for bonus density in the Airport Impact Area overlay district requires a separate analysis. Staff recommends approval of the request outlined below: 1. Request to allow an Affordable Housing Bonus Density Development within the AIA Airport Impact Area Overlay District in accordance with 18-30.2.6 of the Zoning Ordinance. SUMMARY: Staff finds the following factors favorable to this request: 1. The proposal would provide affordable housing units. 2. The proposal is consistent with the goals of the Rio29 Small Area Plan. 3. The proposal is consistent with the Neighborhood Model principles. Staff finds the following factor(s) unfavorable to this request: 1. None identified. RECOMMENDED ACTION for SP201900001: Based on the findings described in this report and factors identified as favorable, staff recommends approval of special use permit application SP201900001 with the following conditions (below). Development of the use shall be in general accord with the Conceptual Plan titled "Greenfield Terrace Apartments: Site Plan," prepared by Powe Studio Architects, with the latest revision date of January 7, 2019, and narrative title "Greenfield Terrace Apartments: Special Use Permit Application to Albemarle County' (hereafter "Narrative"), dated January 11, 2019, as determined by the Director of Planning and the Zoning Administrator. To be in general accord with the Conceptual Plan, development shall reflect the following major elements within the development essential to the design of the development and described in the Narrative: a. Multifamily building b. Location of parking area c. Location of buffer A minimum of 15% of the dwelling units permitted with the density allowed as standard level conventional development in Section 18-18.3 shall be affordable housing units. These affordable units shall not count toward any affordable housing density bonus applied for per Section 18-18.4.3 at final site plan stage. As part of the final site plan review and approval, the parking lot serving the multifamily units shall be screened from the adjacent townhomes to the satisfaction of the agent. POSSIBLE PLANNING COMMISSION MOTION- SP201900001: A. Should the Planning Commission choose to recommend approval of this special use permit: Move to recommend approval of SP201900001, Greenfield Terrace Amendment, with conditions as stated in the staff report. B. Should the Planning Commission choose to recommend denial of this special use permit Move to recommend denial of SP201900001, Greenfield Terrace Amendment. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. RECOMMENDED ACTION for SP201800019: Based on the findings described in this report and factors identified as favorable, staff recommends approval of special use permit application SP201800019 with the following conditions (below). Development of the use shall be in general accord with the Conceptual Plan titled "Greenfield Terrace Apartments: Site Plan," prepared by Powe Studio Architects, with the latest revision date of January 7, 2019, and narrative title "Greenfield Terrace Apartments: Special Use Permit Application to Albemarle County' (hereafter "Narrative"), dated January 11, 2019, as determined by the Director of Planning and the Zoning Administrator. To be in general accord with the Conceptual Plan, development shall reflect the following major elements within the development essential to the design of the development and described in the Narrative: a. Multifamily building b. Location of parking area c. Location of buffer 2. A minimum of 15% of the dwelling units permitted with the density allowed as standard level conventional development in Section 18-18.3 shall be affordable housing units. These affordable units shall not count toward any affordable housing density bonus applied for per Section 18-18.4.3 at final site plan stage. 3. As part of the final site plan review and approval, the parking lot serving the multifamily units shall be screened from the adjacent townhomes to the satisfaction of the agent. POSSIBLE PLANNING COMMISSION MOTION- SP201800019: A. Should the Planning Commission choose to recommend approval of this special use permit: Move to recommend approval of SP201800019, Greenfield Terrace, with conditions as stated in the staff report, and with the finding that that this development will reduce or be equivalent to hazard and/or noise impacts anticipated under standard level -conventional development of the CO, Commercial Office zoning district. B. Should the Planning Commission choose to recommend denial of this special use permit Move to recommend denial of SP201800019, Greenfield Terrace. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. SPECIAL EXCEPTION REQUEST — BUFFER REQUIREMENT The applicant is requesting a special exception to waive the 20-foot buffer requirement for commercial districts adjacent to residential districts. Staff analysis is provided in Attachment F. Staff recommends approval of the special exception request. RECOMMENDED ACTION: In consideration of the information provided by the applicant, as well as the analysis (including factors favorable) identified in this report, the special exception request seems acceptable. Staff recommends approval of this request with no additional conditions. POSSIBLE PLANNING COMMISSION MOTIONS — SPECIAL EXCEPTION REQUEST: Under policy set by the Board of Supervisors, the Commission shall include in its recommendation for ZMAs and SPs with special exceptions and conditions a recommendation for those special exceptions per Zoning Ordinance Sections 33.47 (B) and 33.48. A. Should the Planning Commission choose to recommend approval of the requested special exception: I move to recommend approval of the requested special exception to waive the 20-foot buffer requirement for the reasons outlined in the staff report and Attachment F. B. Should the Planning Commission choose to denial or modification of the special exception: I move to recommend denial of the requested special exception to waive the 20-foot buffer requirement (state reasons for recommending denial). SPECIAL EXCEPTION REQUEST — COMMERCIAL SETBACK The applicant has requested to waive the 18-4.20 commercial setback requirements, which are per 18-21.7(a) and (b) commercial setback and yard requirements, and instead apply 18-4.19 residential setback and yard requirements. Staff analysis is provided in Attachment G. RECOMMENDED ACTION: In consideration of the information provided by the applicant, as well as the analysis (including factors favorable) identified in this report, the special exception request seems acceptable. Staff recommends approval of this request with no additional conditions. POSSIBLE PLANNING COMMISSION MOTIONS — SPECIAL EXCEPTION REQUEST: Under policy set by the Board of Supervisors, the Commission shall include in its recommendation for ZMAs and SPs with special exceptions and conditions a recommendation for those special exceptions per Zoning Ordinance Sections 33.47 (B) and 33.48. A. Should the Planning Commission choose to recommend approval of the requested special exception: I move to recommend approval of the requested special exception to use 18-4.19 residential setbacks instead of 18-4.20 commercial setbacks for the reasons outlined in the staff report and Attachment G. B. Should the Planning Commission choose to denial or modification of the special exception: I move to recommend denial of the requested special exception to use 18-4.19 residential setbacks instead of 18-4.20 commercial setbacks (state reasons for recommending denial). ATTACHMENTS Attachment A — Vicinity Maps Attachment B — Project Narrative (includes Concept Plan), dated January 11, 2019 Attachment C — Concept Plan, dated January 7, 2019 Attachment D — Rio29 Small Area Plan Context Map Attachment E — Airport Impact Area Overlay District and Bonus Factors Analysis Attachment F — Special Exception Analysis per 18-21.7(c) Attachment G — Special Exception Analysis per 18-4.20(a)(3) Attachment H — Neighborhood Model Analysis Attachment I — Letter from adjacent resident on Station Lane, dated March 5, 2019 45-29A2 M Legend Some -� 04 45-29A1 (Nod items on map may not appear n legend) 45-95A d Parcellnfo ,45-29A 45-95 -� ❑ Parcels i 45-30J 45-27A V ry 45-21 -,45-172 � 45-94 O m 45-94A r 45-27 ;. __-_- _—45-171 + " 45-94A1 / , 451170 —Rio-RA-iy f _45-A610 45-157 45-15b -/ Rio Hill Ctr Jl f ♦ �. 45-168 ` ,i 45-26A1 q5_ r7, 45-154 `1„f( 45-26A3 ' * 45-15.3 45-166� �,I 45-152. 45 --�„ 45-26A6 ry 45-160 �p>•QS -173 f'' 45-26A4 �s ^ as -yes 45-161 MYes- 6V ^P CO I ^� as 45-26A5 '� 45-162 Q IV "a, 0R 45-164 \ f 45-149 ��^tl• ��^ o bh .,.` 45-101 B oG 45-26A7 s7 I ^o 67,y»e61M--14--1 Arh ah 737p G 17 7.' `ri♦. ♦ oQ 45-100 &7°2 f 70 ?7�° 45-101 i �� 9 5-94 t e 7 61M--06_�1 e.�ry -e �¢♦ r�' 45-26 s7 ^� �^� �*0s7�- sl °S. ro^� ^'L% d^ct71. 45-102A 1 45-102 \` '.45-1'05J L . . tl•^ry S 't�J,° ♦'`v�y _: G J6^ \ 7 fy ,/�' ,.f 45-106 45-105A 4111" Tll� 'OIyO 8: 45-103 -....� Oj' Seminde 1 ° - •7 �% g 61 U-02--10 F1re � �•�` 46-106A �` u> 376ft 61st iti cHiG q 61U-02--9 'U� North-lde 61-123D <c 'r5 Gls web 41! f I // �`O� S7S. 78 61-1L'Vbraly U 61-123H 1 oo Geographic Data cervical ®�; viavvy albemane ona, /o tD ) eI I(111 61U-02--8 ` "I, .{ J ;0 61-129 1 hl a)2%5832 I My determination of topo3rapby or contours, or any depiction of physical Improvemands, property lines or boundaries Is per general Information only and shall not be used for me design, modification, or construction of Improvements to real property or for food plain determination. February 27, 2019 Greenfield Terrace Apartments Special Use Permit Application to Albemarle County 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 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 the building 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 SF to 100 SF balconies. Each spacious suite includes a large living area with floor -to -ceiling glass and an open kitchen, a large balcony, 3 and 4 fixture bathrooms, generous closet space and en -suite washer/dryer. 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 reflecting the target Millennial tenant market, flat roofed to keep the building scale and profile low, with cement board horizontal plank siding reflecting adjacent residential buildings, with cement board panels expressing each projected living room "bay" expression. Balconies are recessed and projected to create deep large outdoor living spaces for each unit. Neighboring properties include a residential townhouse row and preschool directly to the south on Station Lane, a 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 and the 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. Residents can access to Rio Road via an easement on Station Lane private road. 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 Y2 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 both Albemarle County's Comprehensive Plan for the Rio + 29 area and the recently adopted Rio 29 Small Area Plan 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. Submission Narrative: Project Proposal Consistency with Comprehensive Plan and the Rio 29 Small Area Plan: • The proposed apartment building is entirely consistent with the Comprehensive Plan for the Rio+29 area which encourages increased urban density development to increase places to live, work and play and the recently adopted Rio 29 SAP which defines this neighborhood as a t2 to 5 story "Flex Zone". Urban density, as defined in the Comprehensive Plan can exceed our 15 units per acre plan, but we are basing 15 units per acre on current CO zoning permitted Special Use R-15 multifamily. Developing Multifamily on Greenfield Terrace, which is currently all office use, increases the mixed -use character of the Greenfield Terrace neighborhood. Public Need or Benefit • There is a current high demand for Millennial and Empty Nester housing in Albemarle County's inner ring suburban areas, with the Comprehensive Plan for this area encouraging more of an urban density which we are proposing with our 15 units per acre development. With existing bus routes a block away, and bicycle routes planned to connect this neighborhood to the Rio at 29 mixed use center, a more urban lifestyle is encouraged. How Special Use will not be a detriment to adjacent lots • An apartment building compliments the adjacent businesses on Greenfield which are all office buildings, providing walk -to -work opportunities. Immediately adjacent on Station Lane there are already residential units (townhomes and a single family home). There is also an early learning center directly next door, walkable for any resident families. The single family homes west of our property are set back considerably from our site and we propose a 50 feet treed buffer area separating them from our proposed apartment building which is set downhill from the adjacent homes and is only 3 stories in height. How the character of the zoning district will not be changed by the proposed Special Use • The character of Greenfield Terrace will be enhanced by the addition of multifamily apartments, changing this office -only area into a live -work mixed -use street. How Special Use will be in harmony with the following: • Purpose and intent of the Zoning Ordinance o The current zoning ordinance encourages multifamily use by permitting R-15 as a Special Use in this CO zone. • Uses permitted by right in this Zoning District o The addition of multifamily units enhances the existing office use by creating a more urban mixed -use neighborhood. • Regulations provided in Section 5 of the Zoning Ordinance, as applicable o None of the uses listed in Section 5 are applicable to our proposed residential use. • Public health, safety and general welfare o By introducing residential into this neighborhood, we are encouraging a live -work urban neighborhood. Being proximate to retail amenities and to proposed bicycle ways, and with bus routes only a block away, this development will encourage a less automobile -dependent more urbane lifestyle. • Impacts on Public Facilities & Public Infrastructure o Pre -application discussions with VDOT engineer and County Engineer confirm that there are no problematic increased traffic impacts with the added residents. Similarly, existing utilities are sized with sufficient capacity to manage this increased density. 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. Narrative revised January 11, 2019 to also reference Rio 29 SAP and to confirm Station Lane access to apartment residents Urban Places LLC Greenfield Terrace Apartments, Albemarle County, VA Submission Narrative: Project Proposal Consistency with Comprehensive Plan: • The proposed apartment building is entirely consistent with the Comprehensive Plan for the Rio+ 29 area which encourages increased urban density development to increase places to live, work and play. Urban density, as defined in the Comprehensive Plan can exceed our 15 units per acre plan, but we are basing 15 units per acre on current CO zoning permitted Special Use R-15 multifamily. Developing Multifamily on Greenfield Terrace, which is currently all office use, increases the mixed -use character of the Greenfield Terrace neighborhood. Public Need or Benefit • There is a current high demand for Millennial and Empty Nester housing in Albemarle County's inner ring suburban areas, with the Comprehensive Plan for this area encouraging more of an urban density which we are proposing with our 15 units per acre development. With existing bus routes a block away, and bicycle routes planned to connect this neighborhood to the Rio at 29 mixed use center, a more urban lifestyle is encouraged. 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 apartments, changing this office -only area into a live -work mixed -use street. How Special Use will be in harmony with the following: • Purpose and intent of the Zoning Ordinance o The current zoning ordinance encourages multifamily use by permitting R-15 as a Special Use in this CO zone. • Uses permitted by right in this Zoning District o The addition of multifamily units enhances the existing office use by creating a more urban mixed -use neighborhood. • Regulations provided in Section 5 of the Zoning Ordinance, as applicable o None of the uses listed in Section 5 are applicable to our proposed residential use. • Public health, safety and general welfare o By introducing residential into this neighborhood, we are encouraging a live - work urban neighborhood. Being proximate to retail amenities and to proposed 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 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 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 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 r :2 cGreenfields' CG-reenfield Terraces � R p_�, / - . Berk mar � Gardens Business�Gondos Fllage Office, Condos.AIN 1�11-� N\ ! 1 � U cRio East P w. " r"Y" Glenwood Station .M ��1 1 . �''� �, 'fie• - - �' a •. `-`'', is y :''�. `. it tia„'a� ,'• � Greenfield Terrace, _ ` ` lix 10 Woo. 41 40 jo mm� A Lv -11 V 0 It-ol I Tc Greenfield Terrace, Albemarle County, VA Rio Places 29 Land Use Plan: "Urban Density" Rio 29 Small Area Plan FUTURE PLACE TYPES IN R1029 No Library,�rybrary ,.; 29th Place J : •.� Shopping Centre ' '•i'Fashion sl .4._ Mall Albeinarle Square._ ••' Shoppinj Center _ - .r - : i ♦i a♦ r W ♦ ' PLACE TYPOLOGIES Core Flex Edge ftLET TYPOLOGIES BOULEVARD AVENUE 4 LOCAL STREET �. ..........> THROUGH CORRIDOR Route 29 walkways Rele rr Arange of builtling ssrucwreaam wes allowed Height Regulations wa`eEarking b5 stones O isallowetl when Prohibiting blank walls sistent M 0000 (]O wi[htlesign of O Q Q O ""i ntling ngs 3W feet determines Erie, PA setback Powe Studio Architects PC L r i mlift i .. ^ Looking west to end of Greenfield Terrace Cul-de-Sac V Looking north from Rio up Station Lane to site in background Greenfield Terrace Apartments, Albemarle County, VA Powe Studio Architects PC for Urban Places LLC, Developer 0 GREENFIELD TERRACE APARTMENTS URBAN PLACES LLC ALBEMARLE COUNTY. VA LFI rt TORMWATER RETENTION CO � I y� _ g RECREATIONAL AREA I I T.B.D I QQ' I SITE PLAN & GROUND FLOOR 0, 40' © Powe Studio Architects PC 7JANUARY2019 NOTES: A DISCREP Y EXIST$ BETWEEN'�THE GIS DATA AND THE — PROPE BOUNDARIES PEN TFpE SUBDIVISION PLAT AND P OUS SUP DRAWINGS. tl-! PLAT AND SUP DRAWINGS ARE SSUMED AS ACCURATE. THE GIS PROPERTY LINES IN B,ILUE{,ARF� STILL SHOWN FOR REFERENCE. I I I THE PLANTING PLAN IS CONCEPTUAL� EXISTING TREES IN THE UNDISTURBED BUFFER WILL REMAIN & BE'�SUPPLEMENTED BY ADDITIONAL SHADE TREE$. ADDITIONAL TREES WILL BE ADDED. THROUGHOUT THE PRQPERTY0ER COUNTY CODE REQUIREMENTS - SITE WALLS WILL ADHERE TO STEEP SLOPE REGULATIONS. TH „- WILL BE LESS THAN 6' TALL' AND SPACED MORE THAN 3'APAR WITH SCREENING. SHRUBS PLANTED NO MORE THAN 10 4ART. j RECREATIONAL FEATURES ARE T.B.D. THE GRAL LOCATION IS INDICATED ON THE PLAN. � I I I I 0'U I U E BUFFERI S TE ALL <6' - I CLOSURE TREELINE I GREENFIELD TERRACE APARTMENTS URBAN PLACES LLC ALBEMARLE COUNTY. VA V TA ED SCREEN P�R 4EEb i ACCESSORY USE SETBACK � LA�— /—� � o SIDEYAFtD SETBACK E WALL <6' I II' I T RY ARTI L' ME T 33-U 'ESTIMATED EXIS I G ul MANHOLE LOCAT N C7 ' y - PROPOSED NEW i MANHOLE LOCA IOR a — —' SHORT / TERM BIKE Fli 7:11 kRKING 7VI 2 /2" PXISTING SANITARY C�1 / SEWER & EASEMENT / ROPOSED SANITARY GRI yµ ' i , / SEWER REALIGNMENT 26 0" - LANDSCAPED EMBANKMENT AT FRONT I / / OF BUILDING, DESIGN T.B.D. ry —A543- a7 I I RATjp( -25 FRONTYARD IBACK — 1 TERRACE, EXISTING h IKE STORAGE AC ES - - - �2 i / NE�tl V SIDEWALK _ _ ST RMWATER FIRE DEPT / / %— ENTION -`" TURNAROUND \ //I / \ / I j / m I� 547 ------ ---� I M�- I LANDSCAPED EMBANKMENT, MB NKMENT, IGN T.B.D. II _ 540 - — 'tt N DRIVEWREALIGNMENT - lbEXLSTINU PRIVATE ROAD GRASSPAVE W/ MOUNTABLE I —tz9 CURBS FOR FIRE DEPARTMENT 1 ' - BzQ i I -- sz9 ACCESS --�+ / RECREATION SPACE � Q --- I i STEPS CONNECTEDT 0 ISTING SIDEWALK AND NEW DEVELOPMENT XISTING TOWNHOUSES LA\ jP 14 I S N SITE PLAN 30 © Powe Studio Architects PC 7JANUARY2019 SITE SECTION n 1 III III4 = 111 IIi @BUILDING � � - zo,_o„ GREENFIELD TERRACE APARTMENTS SITE SECTIONS URBAN PLACES LLC ALBEMARLE COUNTY. VA @ Powe Studio Architects PC 22 OCTOBER 2018 TWO BEDROOM A 1085 SF BEDROOM LIVING/KITCHEN 11-6 x 14-6 12-6 x 31-1 TWO BEDROOM B 970 SF BEDROOM BEDROOM LNING/KITCHEN 11-5 x 18-8 11-5 x 13-4 12-6 x 31-1 BEDROOM ONE 13-6x145 BEDROOM C l.. CC ONE BEDROOM C ONE BEDROOM C TWO BEDROOM A BEDROOM BEDROOM BEDROOM LIVINGIKITCHEN BEDROOM BEDROOM LIVING/KITCHEN DEN BEDROOM LIMNG/KITCHEN BEDROOM A D 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 1085 SF 930 SF TWO ONE TWO BEDROOM BEDROOM BEDROOM A D A 1140 SF 920 SF 1085 SF 0 4 8 16 TYPICAL FLOOR LAYOUT IS INDICATIVE OF DESIGN INTENT AND SUBJECT TO CHANGE AS DESIGN IS REFINED. GREENFIELD TERRACE TYPICAL FLOOR URBAN PLACES LLC ALBEMARLE COUNTY. VA © POWE STUDIO ARCHITECTS PC 22 OCTOBER 2018 GREENFIELD TERRACE APARTMENTS URBAN PLACES LLC ALBEMARLE COUNTY, VA FRONT © Powe Studio Architects PC 22 OCTOBER 2018 77� y ♦ y„ / 4 �� fill - _ V • I h f GREENFIELD TERRACE APARTMENTS BACK URBAN PLACES LLC ALBEMARLE COUNTY. VA © Powe Studio Architects PC 22 OCTOBER 2018 NOTES: A DISCREP Y EXIST$ BETWEEN'�THE GIS DATA AND THE — PROPE BOUNDARIES PEN TFpE SUBDIVISION PLAT AND P OUS SUP DRAWINGS. tl-! PLAT AND SUP DRAWINGS ARE SSUMED AS ACCURATE. THE GIS PROPERTY LINES IN B,ILUE{,ARF� STILL SHOWN FOR REFERENCE. I I I THE PLANTING PLAN IS CONCEPTUAL� EXISTING TREES IN THE UNDISTURBED BUFFER WILL REMAIN & BE'�SUPPLEMENTED BY ADDITIONAL SHADE TREE$. ADDITIONAL TREES WILL BE ADDED. THROUGHOUT THE PRQPERTY0ER COUNTY CODE REQUIREMENTS - SITE WALLS WILL ADHERE TO STEEP SLOPE REGULATIONS. TH „- WILL BE LESS THAN 6' TALL' AND SPACED MORE THAN 3'APAR WITH SCREENING. SHRUBS PLANTED NO MORE THAN 10 4ART. j RECREATIONAL FEATURES ARE T.B.D. THE GRAL LOCATION IS INDICATED ON THE PLAN. � I I I I 0'U I U E BUFFERI S TE ALL <6' - I CLOSURE TREELINE I GREENFIELD TERRACE APARTMENTS URBAN PLACES LLC ALBEMARLE COUNTY. VA V TA ED SCREEN P�R 4EEb i ACCESSORY USE SETBACK � LA�— /—� � o SIDEYAFtD SETBACK E WALL <6' I II' I T RY ARTI L' ME T 33-U 'ESTIMATED EXIS I G ul MANHOLE LOCAT N C7 ' y - PROPOSED NEW i MANHOLE LOCA IOR a — —' SHORT / TERM BIKE Fli 7:11 kRKING 7VI 2 /2" PXISTING SANITARY C�1 / SEWER & EASEMENT / ROPOSED SANITARY GRI yµ ' i , / SEWER REALIGNMENT 26 0" - LANDSCAPED EMBANKMENT AT FRONT I / / OF BUILDING, DESIGN T.B.D. ry —A543- a7 I I RATjp( -25 FRONTYARD IBACK — 1 TERRACE, EXISTING h IKE STORAGE AC ES - - - �2 i / NE�tl V SIDEWALK _ _ ST RMWATER FIRE DEPT / / %— ENTION -`" TURNAROUND \ //I / \ / I j / m I� 547 ------ ---� I M�- I LANDSCAPED EMBANKMENT, MB NKMENT, IGN T.B.D. II _ 540 - — 'tt N DRIVEWREALIGNMENT - lbEXLSTINU PRIVATE ROAD GRASSPAVE W/ MOUNTABLE I —tz9 CURBS FOR FIRE DEPARTMENT 1 ' - BzQ i I -- sz9 ACCESS --�+ / RECREATION SPACE � Q --- I i STEPS CONNECTEDT 0 ISTING SIDEWALK AND NEW DEVELOPMENT XISTING TOWNHOUSES LA\ jP 14 I S N SITE PLAN 30 © Powe Studio Architects PC 7JANUARY2019 0 GREENFIELD TERRACE APARTMENTS URBAN PLACES LLC ALBEMARLE COUNTY. VA LFI rt TORMWATER RETENTION CO � I y� _ g RECREATIONAL AREA I I T.B.D I QQ' I SITE PLAN & GROUND FLOOR 0, 40' © Powe Studio Architects PC 7JANUARY2019 FUTURE STREET NETWORK The Connectivity Plan proposes a grid -like street network for Rio29. A connected grid can better connect existing and future residents on the periphery of the Plan to Rio29's center of activity (ie. the "Core" area, which is detailed in the next chapter). A connected grid can also connect neighborhoods to one another without diminishing the quality or the character of the neighborhoods within or around Rio29. Proposed streets should be designed for motorists, pedestrians, bicyclists, and transit riders. The grid network provides more direct routes to destinations that will allow people to more easily walk, bike, or drive to locations within Rio29. c� STREET TYPOLOGIES BOULEVARD AVENUE LOCAL STREET ............> THROUGH CORRIDOR Route 29 INTERSECTION TYPES o Signalized Roundabout *Dog Bone Streets shown in the Connectivity Plan that are dotted convey the approximate street locations. The Street network overall shows a conceptual plan that achieves the Plan's goals for connectivity. Redevelopment and new development in Rio29 will determine the exact placement of streets. STREET DESIGN AND SCALE The Connectivity Plan proposes a hierarchy of streets based on street capacity (how many people, cars, bikes, and buses it can accommodate) and function. The scale and design of streets should be both a reflection of a street's capacity as well as a street's role in the network. As an example, a street that is designed to hold a high amount of traffic can traverse through different areas of the community and serve different functions along its length. One segment can be designed to carry traffic quickly through an area and another segment of the same street can be designed as a main street, serving as a destination for the community, while still maintaining the same capacity through both segments. In Rio29, the boulevard (Rio Road) is an example of a street serving these different functions. The boulevard is the highest capacity street that connects traffic from outside Rio29 to Rio29's activity center. Within this center, or "Core" area of Rio29 (detailed in the Character chapter), Rio Road should be designed as a main street with slower traffic speeds so that all modes of transportation can interact safely. When designed appropriately, the boulevard can maintain its high capacity through the Core without altering the neighborhood character. The street design and function can also impact what uses are appropriate along a street. Many businesses seek busier streets that provide drive by -traffic and therefore they often preferto be located onon a high capacity street within the slower -speed Core area. Residents, however, do not want cars driving quickly through their neighborhoods, and may choose to locate in the Core along roads where speeds are slower. The resulting street could have a mix of uses and become an activity center for the area. Alternatively, some residents may not wish to live along the high capacity streets but still want easy access to the Core area. Local streets can provide quieter streets with NOTE: Street sections shown on the next several pages were developed using guidance from the Virginia Department of Rail and Public Transportation's Multimodal System Design Guidelines, The National Association of City Transportation Officials Urban Street Design Guidelines, and The Virginia Department of Transportation's (VDOT) Road Design Manual. Best practice recommendations from these guidelines were adjusted to reflect existing conditions and local preferences. Cross sections depict "optimal" dimensions or a range of allowable street element dimensions. Variations and reductions to widths may be permitted to accommodate special circumstances, such as existing streets with constrained rights -of -way, and where an equivalent alternative can be provided. Appropriate transitions to adjacent properties must be provided where width reductions are permitted. Reductions in road width may be permissible, where deemed appropriate by VDOT. Furthermore, flexibility needs to be provided to allow for streets to evolve overtime as needed. All public streets are subject to VDOT approcal. FUTURE PLACE TYPES IN R1029 **♦ PLACE TYPOLOGIE Urban Core Core Flex ,.LET TYPOLOG,, . BOULEVARD AVENUE LOCALSTREET �........... THROUGH CORRIDOR Route 29 The Core is intended to have the highest intensity of development and the tallest buildings, which are offset by stepbacks. Buildings facing the streets in the Urban Core should have active first floor uses. o �� On o0 0 z 00 - 4 pp The Flex area is intended to have the highest amount of flexibility in building form and use. Buildings can have a range of heights and uses, but buildings should be designed to make pedestrians comfortable. Edges are areas of less -intense development next to existing neighborhoods. Buildings are expected to have lower heights and smaller building footprints. FUTURE CONSERVATION NETWORK ABOUT THE CONSERVATION NETWORK County -owned property and critical resources provide the foundation for the TRAIL TYPO LOG I ES Conservation Plan. The Plan highlights how underutilized County -owned properties SHARED -USE can be re -imagined as key public amenity spaces, while also providing important PATH (SUP) ecosystem services to the surrounding area. The Conservation Plan shows a Conservation Network that is made up of Public Amenity Spaces, Trails, and Y Rio Hill Critical Resources. The Conservation Network is expected to be developed (and, in S Shopping Center TRAIL some cases, preserved) through a combination of public investment and private • / ♦_ redevelopment activities. w � w r ♦ ♦ I The Plan recommends the protection of existing critical resources. Currently, all TWO-WAY CYCLE TRACK of the critical resources are within the northeast quadrant of Rio29. These consist OR SUP of several preserved slopes along the northern and eastern periphery of the plan a ♦ boundary, as well as a perennial stream just south of the Woodbrook Neighborhood. ♦ PUBLIC AMENITY These areas should be protected with future development. �''/Northside O4a •'1► SPACES The Plan also recommends outdoor public amenity spaces within each quadrant Library F , Albemarle Square OF LINEAR PARK e• of Rio29. Three of the four quadrants (northeast, northwest, and southwest) Shopping Cente _ Q' PLAZA/GREEN contain County -owned properties that provide stormwater treatment for adjacent . development. The Plan envisions how these publicly -owned properties can be ,� : `% �' . NATURALAREA redesigned to become public amenity spaces for active, passive, and/or social f % 9 • ` recreational opportunities, all while continuing to treat stormwater runoff. m �� , t �I . FLOODABLE PARK P ' COUNTY -OWNED The Conservation Plan proposes a Linear Park in the Northwest quadrant and Plazas/ `\i �I► A LAND Greens within the other three quadrants. There are two Natural Areas recommended ,� ` ♦� C 7 THE SQUARE* in the northern quadrants and a Floodable Park proposed in the southwest quadrant. 29th Place PEDESTRIAN I CROSSING One of the Plazas/Greens should serve as the Square or central amenity space for Shopping Center ` , / ♦ Rio29. The Square is intended to provide a space that can accommodate large Fashion Square R/O EXPOSED STREAM gatherings and events, and should be associated with a civic facility such as a library Mall gOgO or a school. � F9s� CRITICAL RESOURCES ! �� Another potential element of the Conservation Network is the green street. All streets .0 `;=— ®PRESERVED SLOPES in Rio29 are expected to include street trees, but some streets could be designed 10.00 / . ioo' STREAM to have additional green amenities. Green streets are those that give priority to 00 BUFFER pedestrian circulation, open space, and/or stormwater treatment. Though specific �f \ •�' streets are not identified on the plan as green streets, developers and the County The final location for the Square should be encouraged to pursue green street designs where possible. Green streets will be determined based on how the could take the place of identified trials, shared use paths, or required open space, if area redevelops, but it is anticipated that one of the identified plazas/ these facilities are adequately incorporated into the design of the street. greens will serve as The Square (see Page 35). Precedent Image: Bike/Ped Bridge OPrecedent Image: Bike/Pllllllw�ed Underpass Catalyst Projects: 0 to 5 Years A Library Plaza Phase #1 LEGEND OCivic Spaces Trails, Paths, & Parks @Road & Intersection Improvements Public Transit OCatalyst Projects • Long Term Future Projects: 5+ Years (Dependent on Buildout) O Library Plaza Phase #2 © Rio Shared -Use Path/Bicycle Lane Q Woodbrook Natural Area Construction 4 Rio Rd. Streetscaping Improvements Phase #2 © Rio Rd. Streetscaping Improvements Phase #3 O Hillsdale Dr. Extension & Realignment Phase #2 © Hillsdale Dr. Extension & Realignment Phase #3 Q Route 29 Shared -Use Path Floodable Park & Greenway O Linear Park & Stream Daylighting ORoute 29 Pedestrian Underpass QBerkmar Realignment © Circulator Bus O Bike/Ped Bridge at Berkmar ODogbone Roundabout at Rio OTransit Plaza © Rio29 Transit Station © Berkmar/Rio Roundabout OFashion Square Plaza B Berkmar Shared -Use Path (SUP) (C Woodbrook Natural Area Design @Rio Road Streetscaping @Hillsdale Drive Extension & Realignment F Rio and Route 29 Commuter Bus Stop Ir r 29th Place Shopping Center 1 B Rio Hill Shopping Center Northside Library / OWX Fashion Square Mall T� d Albemarle Square Shopping Center QV. D 4 �F C 14, 46 *44 •s so a�i •♦ i 0�47 AIRPORT IMPACT AREA OVERLAY: STAFF ANALYSIS STAFF PERSONS: PLANNING COMMISSION: AGENDA TITLE: REQUEST: Tori Kanellopoulos, Planner March 19, 2019 SP201800019 Greenfield Terrace and SP201900001 Greenfield Terrace Amendment Request to allow an Affordable Housing Bonus Density Development within the AIA Airport Impact Area Overlay District in accordance with 18-30.2.6 of the Zoning Ordinance. REASON FOR PLANNING COMMISSION REVIEW: Bonus level cluster developments in the Airport Impact Area (AIA) Overlay District may be authorized by the Planning Commission by finding that the development will reduce or be equivalent to hazard and/or noise impacts anticipated under standard level -conventional development in the underlying Commercial Office zoning district. (Ordinance language presented in bold italics followed by staff comment) 30.2.6 CLUSTER DEVELOPMENT, BONUS FACTORS. No cluster development or bonus level provisions or regulations will be permitted unless the commission shall determine that such development will reduce or be equivalent to hazard and/or noise impacts anticipated under standard level -conventional development of the underlying zoning district. Section 18-30.2 of the Zoning Ordinance establishes the standards which apply to all projects located within the AIA Overlay Zoning District. The AIA Overlay District was originally adopted into the Albemarle County Zoning Ordinance in 1980. Section 18-30.2.6 is a sub -section that was intended to add an additional layer of staff and Planning Commission analysis to residential projects within the AIA Overlay District that sought to develop according to the bonus level cluster development standards. At time of the Ordinance adoption, there were two sub -areas within the overall AIA District boundaries where noise and hazard impacts were expected to be greater. The two sub -areas in question are identified as the AIA Noise Impact Area and AIA Safety Area. The Zoning Ordinance defines these areas as follows: • AIA noise impact area. The term `AIA noise impact area" means all land within the 65 DNL contour as delineated on the Existing Noise Contours Map (2003). • Safety area. The term "safety area" means the airport primary surface and the runway protection zone at each end of the runway as shown on the Airport Lay -Out Plan. The geographical extent of the AIA Noise Impact Area has been reduced since 1980 due to advancements in airplane technology that have reduced the level of noise pollution that was commonly experienced with air travel in 1980. The AIA Noise Impact Area has been re -mapped in the Charlottesville/Albemarle Airport Master Plan since the AIA Overlay District was initially adopted into the Zoning Ordinance. As implied by the definition mentioned earlier, the AIA Safety Area is located over narrow stretches of land at either end of the Charlottesville/Albemarle Airport runways. Therefore, both the AIA Noise Impact Area and the AIA Safety Area only exist within the bounds of properties owned by the Charlottesville Albemarle Airport Authority. Staff has verified that TMP's 04500-00-00-15700 and 04500-00-00-15800 are all located outside of the AIA Noise Impact Area and AIA Safety Area. The affordable housing density bonus development for 33 total units will therefore "be equivalent to hazard and/or noise impacts anticipated under standard level -conventional development of the underlying zoning district, in accordance with Section 30.2.6 of the Zoning Ordinance." Section 18-30.2.6 is a holdover section that will likely be eliminated from the Zoning Ordinance through a Zoning Text Amendment (ZTA) in the future. The likelihood of a bonus level cluster development being proposed on properties owned by the Charlottesville Albemarle Airport Authority is virtually zero. Therefore, there is no need to require reviews beyond the staff level for bonus level cluster developments in the AIA Overlay District since the AIA Noise Impact Area and AIA Safety Areas are confined within the bounds of airport owned properties. FACTORS FAVORABLE 1. The proposed development lies outside of the AIA Noise Impact Area and the AIA Safety Area. 2. Granting the requested density bonus will result in an affordable housing bonus density development that will experience hazard and noise impacts which are equivalent to those which would be anticipated in a standard -level conventional development in the underlying Commercial Office Zoning District. FACTORS UNFAVORABLE 1. None identified. SUMMARY AND RECOMMENDATION: Staff recommends approval of the request outlined below: 1. Staff recommends approval of SP201800019 Greenfield Terrace and SP201900001 Greenfield Terrace Amendment because the proposed affordable housing bonus density development will be equivalent to hazard and/or noise impacts anticipated under standard level -conventional development of the underlying zoning district, in accordance with Section 30.2.6 of the Zoning Ordinance. STAFF PERSONS: Tori Kanellopoulos, Planner PLANNING COMMISSION: March 19, 2019 AGENDA TITLE: SP201800019 Greenfield Terrace and SP201900001 Greenfield Terrace Amendment SPECIAL EXCEPTION REQUEST Special exceptions are considered by the Board of Supervisors under County Code 18-33.43 through 18-33.54. Staff analysis under County Code 18-21.7(c) is provided below. The applicant has requested to waive the 20-foot buffer requirement with adjacent lots zoned residential per 18-21.7(c). The intent of the request is to evaluate and regulate the proposal as a residential use and apply residential requirements, while the underlying zoning remains commercial. There is only one adjacent residentially -zoned parcel that would not meet the 20- foot buffer requirement under 18-21.7(c), which is TMP 04500-00-00-09400. This adjacent parcel is owned by the County and is currently undeveloped. The applicant shows a 20-foot undisturbed buffer between the rear of the property and the adjacent single-family detached homes on Woodburn Road, out of courtesy to the adjacent owners. This buffer is a condition of approval for the Special Use Permit. STAFF ANALYSIS The Board of Supervisors may waive the prohibition of construction activity, grading or the clearing of vegetation in the buffer in a particular case upon consideration of whether: 1) The developer demonstrates that grading or clearing is necessary or would result in an improved site design; The only residentially -zoned parcel that would not meet the 20-foot buffer is adjacent TMP 45-94, which is currently owned by the County and is undeveloped. Given that the proposal still meets R-15 residential setback requirements and is a residential use, Staff recommends approval of the special exception request. Grading and clearing within 20-foot may be necessary to complete construction of the project. The applicant proposes vegetated screening of the parking lot per steep slope regulations. Parking lot screening will be addressed at the site planning stage per 18-32.7.9 screening requirements. 2) Minimum screening requirements will be satisfied; The proposal will need to meet 18-32.7.9 screening requirements at the site planning stage. The residential use in this proposal will not need to be screened from adjacent residential uses. Screening the parking lot from adjacent residential districts will be a site plan requirement per 18-32.7.9(a)(2): "Parking areas consisting of four (4) spaces or more shall be screened from adjacent residential and rural areas districts." 3) Existing landscaping in excess of minimum requirements is substantially restored; The proposal will be required to meet screening, landscaping, and managed steep slope standards at the site planning stage. The intent of this special exception is to regulate the proposal as a residential use, although it is in a commercial district. Therefore, additional landscaping is not needed. Staff recommends approval of this request. STAFF PERSONS: Tori Kanellopoulos, Planner PLANNING COMMISSION: March 19, 2019 AGENDA TITLE: SP201800019 Greenfield Terrace and SP201900001 Greenfield Terrace Amendment SPECIAL EXCEPTION REQUEST Special exceptions are considered by the Board of Supervisors under County Code 18-33.43 through 18-33.54. Staff analysis under County Code 18-4.20(a)(3) is provided below. The applicant has requested to waive the 18-4.20 commercial setback requirements, which are per 18-21.7(a) and (b) commercial setback and yard requirements, and instead apply 18-4.19 residential setback and yard requirements. STAFF ANALYSIS The intent of the request is to evaluate and regulate the proposal as a residential use and apply residential requirements, while the underlying zoning remains commercial. Given that the residential use will be per R-15 residential standards, it would be most appropriate for 18-4.19 residential setbacks and yards to regulate this use. The proposal submitted by the applicant meets 18-4.19 residential setback standards, which will also be a requirement at the site planning stage. In order to mitigate potential impacts to the adjacent properties to the rear of this proposal along Woodburn Road, the applicant has included a 20-foot undisturbed buffer along the rear of both parcels including in this application. The total buffer along the rear of the proposal will be approximately 50 feet. The applicant will also provide screening of the parking lot per 18-32.7.9 requirements and will grade the managed slopes according to Engineering standards. The parking lot will be screened from all streets and adjacent residential uses, per 18-32.7.9 standards and Architectural Review Board (ARB) requirements at the site planning stage. Staff does not find any detrimental impacts on adjacent parcels with this request, which is a less intense use than many of the commercial and office uses allowed by -right. Staff recommends approval of this request. SP201800019: Greenfield Terrace Planning Commission: March 19th, 2019 Staff: Tori Kanellopoulos, Planner NEIGHBORHOOD MODEL ANALYSIS Staff's analysis below addresses the applicable principles of the Neighborhood Model: Pedestrian Orientation This principle is met. Sidewalks are provided along both sides of Greenfield Terrace. There are already sidewalks along Berkmar Drive and Rio Road W. The applicant is also proposing bike racks at the site. There are destinations within the Rio29 Small Area Plan that are within walking distance, including Northside Library. Mixture of Uses This principle is met. The area around the property is already mixed -use, with residential uses, office uses and a daycare. There are several other uses within a 0.5-mile radius, including a school and commercial and office uses. Providing additional residential units contributes to the live -work goals of the Rio29 Small Area Plan and Neighborhood Model principles. Connectivity in the area is still an issue for pedestrians and cyclists, however as the proposed trail network develops through the Rio29 Small Area Plan, access will likely improve. Neighborhood Centers This principle is met. While the property is not in a center, it is only a 6- minute walk to the Northside Library, which is a neighborhood center in the Rio29 Small Area Plan. Mixture of Housing This principle is met. The proposal is located near single-family attached Types and Affordable and detached units, along with a variety of multi -family and single-family Units housing throughout the core and flex areas of the Rio29 Small Area Plan. The applicant is proposing greater than the 15 percent affordable housing goal in the Comprehensive Plan, with 6 out of 33 units designated affordable. Market rate and affordable units will be in the same building and will not be architecturally or aesthetically different from each other. Interconnected Streets This principle is met. The property will have access from both Station Lane and Transportation and Greenfield Terrace. The cul-de-sac must remain in place, as VDOT Network requires public streets either to end in cul-de-sacs or connect to another public street Station Lane is private). Multimodal This principle is met. There are existing bus stops on Berkmar Drive and Transportation Options Rio Road W, serving CAT Routes 5 and 12. Route 12 has access to major shopping centers along Route 29. Route 5 has access to Barracks Shopping Center. There will be additional pedestrian and bicycle connectivity opportunities as the trails, multiuse paths, bike lanes and sidewalks in the Rio29 Small Area Plan are developed. Parks, Recreational This principle is met. The proposal will at a minimum meet the site plan Amenities and Open requirements for open space and amenities. The applicant will provide Space further details at the site planning stage. A variety of amenity options are included in the narrative, and a proposed recreation area is shown on the concept plan. As the green network for Rio29 SAP develops over time, there will be more opportunities to access other recreation and open spaces. There is a proposed natural area on the adjacent parcel owned by the County, and across Berkmar Drive would be the linear park. Buildings and Spaces of This principle is met. The building has fagade breaks and is not one long Human Scale wall. There is also a varied roof line. There are balconies for added visual interest. There are no blank walls. The building height is within Rio29 SAP recommendations and no stepback is required. Although at an angle, the entrance to the building generally faces the street and is setback relatively close. Topography and the cul-de-sac prohibit the building from being setback closer to the street. Relegated Parking This principle is met. The proposed surface parking lot is relegated behind the building and is screened from the street and adjacent uses. There are sidewalks to provide safe access for pedestrians around the parking lot. Redevelopment This principle is not applicable to this request. Respecting Terrain and This principle is met. While there are managed steep slopes on the Careful Grading and Re- property, Engineering staff did not have concerns with future grading. The grading of Terrain slopes are likely man-made, and the applicant will need to adhere to Engineering standards for managed slopes at the site planning stage. Trees are being conserved where possible, and additional trees are added with this proposal. Clear Boundaries This principle is not applicable to this request. between Development Areas and Rural Areas Tori Kanellopoulos From: Karen Cambeletta <kcambeletta@yahoo.com> Sent: Tuesday, March 5, 2019 3:11 PM To: Tori Kanellopoulos; Travis Morris; Sirena Goode Subject: Proposed Greenfield Terrace Apartments SP201800019/SP201900001 Dear Ms. Kanellopolous, the Honorable County Board of Supervisors, and esteemed County Executive staff, I am writing in response to a letter of notification dated 03/01/2019 in reference to the above proposed amendment and upcoming hearing on 03/19/2019. 1 am unable to attend the meeting due to my work schedule, but I would like to express my concerns for the apartment complex being considered for this location. My first concern is with the aesthetics of the building itself. The artist's rendering of the proposed building is an unsightly work of architecture and resembles a prison or top secret government facility. Charlottesville and Albemarle County are home to beautiful works of architecture, both old and new. To add a building such as this proposed apartment complex to the mix would create an eyesore in the beauty of this area. If you look around you see newer buildings going up that reflect the natural beauty of Virginia. Stone, wood, natural colors. To build a three story, plain looking, cement colored building here would be a shame. The second concern is the traffic flow. My family and I live in one of the five townhomes on Station Lane. As it is now, it is very risky trying to exit Station Lane onto Rio Road during daytime hours when there is a great deal of traffic on Rio. Right now we have the safe option of going down Greenfield Terrace to Berkmar Drive to get to Rio at the stoplight. Should this prison looking building be placed on Greenfield Terrace and this road is not able to be utilized by those of us that reside on Station Lane, it places us and our families at risk. In addition to this, traffic flow on Station Lane could increase which causes concern as well. We have an elderly, disabled resident and a daycare center on either side of Station Lane, and several families with younger children. While the children do not play in the middle of Station Lane, they do go outside and walk in the area and an increase in traffic could put them at risk as well. Especially if this road is utilized heavily by the residents of the proposed apartments. I am not against progress or building things that would benefit Albemarle and those that live and visit here, but it has to be a good fit and I do not believe this particular building, as it is being presented, is a good fit. Thank you for your time and I hope you consider the area and the current residents as you move forward with this proposal. Sincerely yours, Karen A. Cambeletta 555 Station Lane, Unit 101 Charlottesville, VA 22901 (434) 373-5033