HomeMy WebLinkAboutSE202200020 Correspondence 2022-04-07SHIMP ENGINEERING, P.C.
Design Focused Engineering
April 6, 2022
Albemarle County Board of Supervisors
401 McIntire Road
Charlottesville, VA 22902
RE: 664 West Rio — Special Exception to Permit 100% Multi -Family in Ground Floor Street -Facing Fagade within
Core Character Area
Dear Board of Supervisors,
In accordance with Section 20C.2.D. La, we request a special exception to permit multi -family dwellings that occupy greater than
66 percent of the ground floor street -facing fagade within the Core character area of the Rio Form -Based Code Overlay. An initial
site plan, 664 West Rio (the "initial SDP"), has been submitted for review; the initial SDP proposes the construction of an 81,110
SF multi -family building, a 93,750 SF self -storage building, and an approximately half -acre linear park dedication on property
that is currently identified as tax parcels 45-100, 45-100A, 45-101, and 45-101B (the "property"). The property has two character
area designations, Core and Flex, with the front portion of the property extending approximately 140' northeast from the existing
Rio Road West right-of-way designated as Core, and the remainder of the property designated as Flex.
Sec. 20C.6.B.2.a.i. requires "no more than two-thirds of the ground floor street facing fagade of a single building may be occupied
by multiple -family or single-family attached residential uses," however, as aforementioned, this requirement may be waived or
modified by special exception. Specifically, this request is to permit 100% multi -family units in the ground floor street facing
fagade within the Core Character Area.
In your consideration of this special exception request, please consider the following analysis of the findings required per
Sec.20C.2.D.2 to grant a special exception:
Sec. 20C.2.D.2.a. The special exception furthers thepurposes and intent of theprovisions of the Rio29 FBC as described in
section 20C.1.
Sec.20C.1— Purpose and intent.
The Rio29 Form -Based Code Overlay District (Rio29 FBC District) is created to encourage a development pattern consistent with
the vision described in the Rio29 Small Area Plan. The Rio29 Small Area Plan envisions an area that is:
LA multimodal hub with a connected network of complete streets, which are designed for all users;
The initial SDP proposes an 8' sidewalk and an approximately 8.5' landscape separation zone, these improvements are consistent
with the standards called for in the Form -Based Code (the "FBC") for Rio Road West which is designated as a Boulevard Street.
An I F right-of-way dedication is proposed which will increase the right-of-way width of Rio Road West from 75' to 86' in front
of this property. This right-of-way dedication will allow for future improvements within the right-of-way along the westbound
lanes of Rio Road W such as a bicycle lane, bicycle lane buffer, and a landscaped median to take shape when comprehensive
improvements to the Rio Road West corridor are proposed to take shape.
A multi -use path is proposed in the rear of the site within the area designated for dedication to the County as a linear park. This
multi -use path will further contribute to the multimodal hub that is envisioned within the FBC.
2.A vibrant and diverse mixed -use community with interesting character and a human -scale built environment; and
This proposed development will contribute to a vibrant and diverse mixed -use community as a mixture of uses; multi -family
residential and self -storage are imagined for this site. The multi -family building is sited at the front of the property, adjacent to Rio
Road W, which will help to contribute to an active street life as the Rio29 corridor develops and redevelops per the FBC.
Although the site plan does not imagine a vertically integrated mixed -use building at this time, the multi -family building will be
designed to standards which may permit future conversion of the first floor from multi -family residential to commercial; this is
being achieved by proposing a higher ceiling height on the first floor, which is typically more standard for commercial design.
SHIMP ENGINEERING, P.C.
Design Focused Engineering
The multi -family building, which is proposed to be four stories over a basement, is consistent with the building height
recommendations for buildings in the Core designated area of the FBC. The four-story fapade adjacent to the Rio Road West
right-of-way will help to frame the street, create an edge between public and private space, and contribute to a sense of enclosure
along the boulevard.
3.A place enhanced through conservation with a network of sustainable and usable public spaces that enrich community and
preserve and enhance natural resources.
The rear of the property is proposed to be developed with a multi -use path and the area at the rear of the property is designated for
dedication to the County as a public space. Additionally, the right-of-way dedication along Rio Road W will help to contribute to
the creation of the Boulevard street section which will contribute to public street life as the area within the FBC redevelops
overtime.
In summary, the FBC is a code that seeks to establish an urban form that maintains human -scale by establishing intentional civic
spaces, multi -modal corridors, and building forms that create definition of space. Granting of this special exception will not
compromise on those design values as the regulations for building form, architectural design, streets, and civic space will be met.
The multi -family building is designed to have a 15' first floor building height; this ceiling height is more typical of commercial
users and at some point in the future a conversion could take shape to accommodate commercial users on the first floor. Having an
adaptable building design creates the opportunity for an easier transition to another use if that is deemed to be viable at some point
in the future.
Sec. 20C.2.D.2. b. The special exception is consistent with the Regulating Plan;
The Regulating Plan identifies the front portion of the property as Core. The building form, street section, and architectural
standards are consistent with the requirements for the Core area in the Regulating Plan. At this early stage of redevelopment along
the Rio Road West corridor where no property has successfully developed or redeveloped under the FBC regulations, it is risky to
commit to providing 1/3 of commercial space on the street facing fagade in a vertically mixed use structure when there is no
measurable foot traffic in front of the site that typically supports such commercial users located within a vertically mixed use
structure. Although the Rio West corridor is heavily skewed towards commercial development, much of the commercial
development is suburban in character and customers expect to be able to park conveniently directly outside of the businesses they
frequent in the area. It will take more residential development and commercial redevelopment over time to create an environment
where vertically mixed -use buildings can thrive where first floor commercial users have the opportunity to attract customers on
foot or those willing to be slightly inconvenienced by parking a bit further away from their final destination. The FBC will help to
establish a significant sense of place as parcels within the FBC develop over time however, for the first few projects to develop
under this code, it is critically important to ensure their success so that they may serve as a catalyst for the successful
redevelopment on this important corridor. Permitting this exception will not compromise on the form and architectural design
required by the Regulating Plan but it will allow for the developer to be more confident in the viability of their project as there is a
strong demand for housing in the Central Virginia area.
Sec. 20C.2.D.2.c. The special exception is consistent with the Comprehensive Plan;
The property is within the development areas as designated in the Comprehensive Plan and within the Core and Flex areas as
designated in the Rio29 Small Area Plan. Granting of this special exception is consistent with the Comprehensive Plan in the
following ways:
Transform Rio29 into multimodal hub that has a connected network of complete streets, which are designed for all users.
This project will contribute to the Boulevard Street section desired for Rio Road W; granting of this exception will not
compromise the street section desired for Rio Road W.
Transform Rio29 into a vibrant and diverse mixed -use community with interesting character and a human -scale built
environment.
This project features a mixture of uses proposed on the property; the multi -family component is critically important to establishing
more households within the FBC area that can support existing commercial development and future mixed -use redevelopment.
The built form is consistent with the building and architectural standards identified in the FBC.
SHIMP ENGINEERING, P.C.
Design Focused Engineering
Transform Rio29 into a place enhanced through conservation with a network of sustainable and usable public spaces that enrich
community and preserve and enhance natural resources.
The rear of the property will be developed with a multi -use path and the area surrounding that path is slated to be dedicated to the
County for public use. The rear portion of the property will hopefully contribute a meaningful piece of a future interconnected
green network that will offer an alternative connection point for non -motorists between Berkmar and Route 29.
This proposal is one of the initial plans to elect to develop under the FBC and granting of this special exception request to permit
100% multi -family on the first floor street facing fnade in the Core area will contribute to the viability of this project without
compromising on a built form that is consistent with the regulations in the FBC and guidelines the Comprehensive Plan.
Please let me know if any further information is needed to evaluate this determination. I can be reached by email at
kelsakshimp-en ing eering com or by phone at 434-227-5140.
Best Regards,
Kelsey Schlein
Kelsey@shimp-engineering.com