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HomeMy WebLinkAboutZMA200600008 Plan – Submittal (first) 2008-06-25BERKMAR BUSINESS PARK NORTH Application February 18, 2008 Revised: June 24, 2008 Prepared for STONEHAUS Prepared by MCKEECARSON LANDSCAPE ARCHITECTS I CONSULTING ENGINEERS I LAND PLANNERS 301 East High Street, Charlottesville, VA 22902, T: 434 - 979 -7522 TABLE OF CONTENTS 1. LOCATION 2. ZONING AND LAND USE 3. PURPOSE OF REZONING 4. NEIGHBORHOOD MODEL PRINCIPLES 4.1. Pedestrian Orientation 4.2. Neighborhood Friendly Streets and Paths & Interconnected Streets and Transportation Networks 4.3. Parks and Open Spaces 4.4. Buildings and Spaces of Human Scale 4.5. Relegated Parking 4.6. Mixture of Housing Types and Affordability 4.7. Redevelopment 4.8.Site Planning that Respects Terrain 5. CONCLUSION LIST OF ATTACHMENTS 1. Context Plan for Tax Map Parcels 45-112, 112e & 1 12g 2. Existing Conditions Plan for Tax Map Parcels 45-112 & 45-112e 3. Illustrative Plan for Tax Map Parcels 45-112 & 45-112e 4. Conceptual Grading plan for Tax Map Parcels 45-112 & 45-112e 5. Conceptual Stormwater Management Plan for Tax Map Parcels 45-112 & 45-112e BERKMAR BUSINESS PARK 1. LOCATION TMP 45-112 , TMP 45-112 E, and TMP 45-112G are located on Berkmar Drive adjacent to the existing Planet Fun building and behind Kegler's Bowling Center. These parcels are designated as Urban Area or Neighborhood 1 as per the Albemarle County's Comprehensive plan. Urban Area 1 (the entire neighborhood) is bounded by Route 29 on the east, by Hydraulic Road on the south, by the South Fork Rivanna River reservoir watershed and Hydraulic Road on the west, and by the south Fork Rivanna River on the north. Fig 1.1. View of the site and the existing Planet Fun building from Berkmar Drive 2. ZONING AND LAND USE The three subject parcels are currently zoned R -6 Residential and C -1 Commercial. The surrounding properties are zoned HC - Highway Commercial, C -1 Commercial and R -6 Residential, respectively. See Fig. 1.2. for zoning of the surrounding properties. As is evident from Fig 1.2. Berkmar Drive serves as a dividing line between commercial and residential land uses. This property is surrounded on three (3) sides by commercial zoning and by a major connector road (Berkmar Drive) on the fourth side. As such, it is the only remaining residentially zoned property in a primarily commercial precinct. As such, the most appropriate future use for this property would be commercial mixed -use. Furthermore, the Albemarle County Land Use map for Urban areas 1 & 2 (fig 1.2.) designates regional service is considered the best future use for this parcel and would be consistent with the parcels' rezoning to NMD- Commercial. 3. PURPOSE OF REZONING The purpose of the rezoning from R -6 to NMD is to help the County achieve its growth management goals by channeling development into development areas, as designated by the Albemarle County Comprehensive Plan. Rezoning from R -6 to NMD would best fit the County's comprehensive plan goals and Stonehaus' design goals. Moreover, as Route 29 is the primary arterial road serving the area, all necessary utilities already exist throughout the neighborhood. No new utilities will need to be initiated. Consisting of a variety of mixed commercial uses (office and retail) with the future potential for residential uses and located within walking distance to other commercial and residential uses, Berkmar Business Park North will provide a diverse work environment for the residential population in the County. This site will also have convenient interconnected pedestrian and public transportation access to neighborhood centers such as Agnor Hurt Elementary School, the Seminole Trail Fire McKEECARSON 1 Revised June 24, 2008. BERKMAR BUSINESS PARK Station and Whitewood Park. Major commercial and retail establishments such as Kegler's, Schewels, Lowes and Rio Hill Shopping Center are also within walking distance to this particular site. :RAN5ITIONAL REGIONAL SERVICE OFFICE REGIONAL SERVICE COMMUNITY SERVICE 000, or, ,•- t .fi Ft4 RES1L ENTII:L 0•1 C A1IXRC43L $A u MSC HIGMNIAY DDRI ERC64L su&11 =CT PROPERTY 78 112C to Ile ,� ,� 93A ' 95A 11D � F L I ' _ -' 04 Fig 1.2. Albemarle County's Comprehensive plan and Zoning in the surrounding parcels The specific development program for each site within Berkmar Business Park North is as yet undefined, but the proposed uses and the layout both respond to the Neighborhood Model principles and are in compliance with the Albemarle County code for Neighborhood Model zoned areas. The subject property (TMP 45-112, 112E, and a portion of 112G) will be combined with the neighboring property (TMP 45 -112G) to create a walkable office and retail destination with a variety of mixed commercial uses and the potential for residential uses. This master planned development creates the opportunity for a coherent land use plan across all three sites with interconnectivity between this development and adjoining commercial areas. This application contains several different illustrations (Fig. 1.3 and 1.4) to show how the General Development Plan (contained in the BBP Code of Development) will guide ultimate development of the site yet provide flexibility in specific design. All plans show the approximate footprint of the buildings, the general orientation of the buildings, the road and parking infrastructure, and potential open spaces. Fig 1.3. Schematic Master Plan Option I for entire Berkmar site McKEECARSON 2 Revised June 24, 2008. BERKMAR BUSINESS PARK BERKMAR BUSINES5 PARK NORTH PLAN OPTION 1 I BLOCK 1 I BLOCK 2 PLANET G FU BUILDING I O NOTTO SCALE KEY property oun ary — — — — PEDESTRIAN ROUTES REZONING BOUNDARY BUILDING PLANTED BUFFER BLOCK BOUNDARIES ❑� SURFACE PARKING OPEN AMENITY SPACE SPACE 0 BERKMAR BUSINESS PARK NORTH PLAN OPTION 2 r.f ` - - - - - - - - PLANET FUN BUILDING REZONING BOUNDARY BLOCK BOUNDARIES McKEECARSON 3 Revised June 24, 2008. PEDESTRIAN ROUTES BUILDING PLANTED BUFFER SURFACE PARKING OPEN SPACE! 0 J AMENITY SPACE McKEECARSON 3 Revised June 24, 2008. BERKMAR BUSINESS PARK BERKMAR BUSINESS PARK NORTH PLAN OPTION 3 _ __ REZONING BOUNDARY BUILDING PEDESTRIAN ROUFES -- BLOCK BOUNDARIES SURFACE PARKING PLANTED BUFFER OPEN SPACE/ STRUCTURED PARKING AMENFFYSPACE McKEECARSON 4 Revised June 24, 2008. BERKMAR BUSINESS PARK BERKMAR BUSINESS PARK NORTH PLAN OPTION 4 KEY - - - - PEDESTRIAN ROUTES REZONING BOUNDARY 6UI1DING PLANED BUFFER BLOCK BOUNDARIES SURFACE PARKING EN AMENITY Y SPA SPACE 0 - Fig 1.4a -d. Schematic Master Plan Options for Area of Rezoning 4. NEIGHBORHOOD MODEL PRINCIPLES INTRODUCTION The site design for Berkmar Business Park North was driven by a variety of factors including many of the stated principles of the County's Neighborhood Model. 4.1. PEDESTRIAN ORIENTATION ■ Sidewalks will be placed throughout the development to provide pedestrian connectivity throughout the site and to the adjacent commercial and retail areas. McKEECARSON 5 Revised June 24, 2008. BERKMAR BUSINESS PARK NORTH BERKMAR DRIVE PLAN OPTION 1 BERKMAR BUSINESS PARK REZONING BOUNDARY BLOCK BOUNDARIES *11110- PRIMARYSTREETS ,4-E00- SECONDARYSTREETS BUILDING L] SURFACE PARKING PARALLEL PARKING PEDESTRIAN ROUTES PLANTED BUFFER It AMENITY SPA AMENITY SPACE Fig 1.5. Pedestrian Connectivity throughout the Site shown in Plan Option 1 ■ Fig. 1.5 shows the preliminary layout plan for the sidewalks. Dark blue represents the sidewalk layout. Sidewalks will be a 5' minimum width and concrete in material. McKEECARSON 6 Revised June 24, 2008. 4.2. NEIGHBORHOOD FRIENDLY STREETS AND PATHS & INTERCONNECTED STREETS AND TRANSPORTATION NETWORKS BERKMA �■ r BERKMAR BUSINESS PARK ■ The site will connect to adjacent properties (inter - parcel connection) along both the southwest (TMP 45-112G) and southeast (Keglers, proposed). The development introduces an urban block structure into a primarily suburban context that can serve as the armature of long -term, sustainable development. Additionally, the first part of the connector between Berkmar Dr. and Route 29, shown below as a solid purple line, will be constructed as part of this development. (see Fig 1.6) Fig 1.6. Interconnected Street Network shown in Plan Option I McKEECARSON 7 Revised June 24, 2008. BERKMAR BUSINESS PARK 4.3. PARKS AND OPEN SPACES ■ The plan provides for 15% green space as required and has at least one pedestrian- oriented amenity area per block. These amenity areas are envisioned as outdoor plaza spaces located along pedestrian corridors and adjacent to building entrances. ■ Canopy and understory trees will also line the streets and parking areas. BERKMAR BUSINESS PARK NORTH GREEN SPACE / AMENITY ��� �.� -- ■ ■ ■ ■ ■ ■ ■ ■!■ I� i!■■■■ j ■ . BLOCK 1 I BLOCK2 1 • a ` PLANET FUN .� BUILDING �' I we ■ ' �I II IIIIII IIII■ -- T---- - - - - -: BLOCK3 =LMO Mc I" •• — • — •• — • — •! — • — •• I '`properly boundary— • �`�I KEY AMENITYAREA PRIMARY STREETS REZONING BOUNDARY - -- BLOCK BOUNDARIES =l = =I SECONDARYSTRLETS PARKINGZONES PEDESTRIAN ROUTES NEON LEVEL ONE SPATIAL ENCLOSURE IIIIIIIII LEVELTWO SPATIAL ENCLOSURE Fig]. 7 . Green Space and Amenity Areas McKEECARSON 8 Revised June 24, 2008. BERKMAR BUSINESS PARK 4.4. BUILDINGS AND SPACES OF HUMAN SCALE Coordinated massing of the buildings, human scale architectural cues, and landscape architectural elements will be employed in this development to create spaces of appropriate human scale. The relationship between parking areas, open space and building massing has been carefully arranged so that there is an appropriate and intimate scale between the various parts. 4.5. RELEGATED PARKING ■ Berkmar Business Park North will consist of general office, retail, and possibly residential uses As mentioned above, exact uses have not yet been fully determined for specific building sites. Once the uses have been identified, shared parking arrangements appropriate to those uses will be established. ■ Parking is concentrated behind the buildings as preferred by the NMD principles. Additionally, on- street parallel parking is provided throughout the site, an important component of a vital pedestrian streetscape. ■ Soils in Albemarle County are mostly unsuitable for alternative non - asphalt parking surfaces. Provided suitable soils exist in the site, attempts will be made to provide some pervious parking bays. ■ Required parking will be in compliance with section 4.12.6- Minimum number of required parking spaces for scheduled uses of Albemarle County Code. Shared parking is allowed as per section 4.12.10- shared parking. 4.6. MIXTURE OF USES AND USE TYPES ■ Berkmar Business Park North will consist of general office, retail and possibly residential uses but as mentioned above, exact uses have not yet been fully determined for specific building sites. Rezoning, under the Neighborhood Model, will allow this site to develop a rich mixed use character, not only at first build -out, but for years to come. 4.7.MIXTURE OF HOUSING TYPES AND AFFORDABILITY While Berkmar Business Park North does not currently lend itself to residential use, the site will evolve over time, as growth is concentrated within the growth boundary. The variety of residential uses, from single family attached to multifamily over commercial, outlined in the Code of Development is critical in responding to the developing mixed -use housing market in Albemarle County. Additionally, of any housing units constructed at Berkmar Business Park North, 15% will be constructed to meet the County's affordable housing standards. 4.8. REDEVELOPMENT ■ The subject property (TMP 45-112, 112E, and a portion of 1 12G) will be combined with the neighboring property (TMP 45 -112G) to create a business park with a variety of mixed commercial and residential uses. McKEECARSON 9 Revised June 24, 2008. BERKMAR BUSINESS PARK ■ The overall master plan for the site (Attached to the report) represents a redevelopment of the existing Planet Fun site in conjunction with a coordinated strategy for the development of the adjoining parcels. This master planned development creates the opportunity for a coherent land use plan and interconnectivity between this development and adjoining commercial areas. 4.9. SITE PLANNING THAT RESPECTS TERRAIN ■ A preliminary grading plan has been prepared to determine the feasibility of a grading scheme. Below are the findings from the preliminary grading plan: a. The proposed grading plan for Berkmar Business Park North follows the neighborhood model principles by respecting the existing topography and natural drainage of the site. b. An effort has been made to limit situating buildings on critical slopes and proposed grades are kept between 5 -10% maximum. Rather than the use of extensive retaining walls to hold back earth, the foundations of the buildings drop with the topography thereby allowing the buildings to act as retaining walls. BERRMAR DRIVE Fig 1.8. Critical Slopes in the Site (highlighted in black)shown on Plan Option I Note: Certain NMD principles are not applicable to this site (such as Neighborhood Center, and Clear Boundaries with Rural Areas) have not been addressed in this application, since they cannot be applied to a commercial property. McKEECARSON 10 Revised June 24, 2008. BERKMAR BUSINESS PARK 5. CONCLUSION The rezoning of TMP 45-112, 45-112E, and a portion of 45-112G from R -6 Residential to NMD- Commercial would bring these two parcels' zoning into accord with the county's Comprehensive Land Use Plan for this area. Additionally, the commercial development of these sites in conjunction with the redevelopment of the Planet Fun site affords the opportunity for a concentration of commercial growth within an existing commercial corridor which is also part of a designated growth area. Finally, the proposed master planned commercial development represents a contextually sensitive application of the Neighborhood Model to the creation of new commercial development in Albemarle County. McKEECARSON 1 1 Revised June 24, 2008.