MEADOWBROOK FLATS SPECIAL USE PERMIT APPLICATION March 26, 2013 Submitted by: Bluestone Land, L.L.C. William N. Park, Manager 1821 Avon St. Suite 200 Charlottesville VA 22902 434-979-2900 wpark@pinnacleconstructionva.com Agent for Owner: Meadowbrook Shopping Center LLC 1
Table of Contents EXECUTIVE SUMMARY... 3 Project Narrative... 5 Location... 5 Zoning... 5 Relevant Code Sections... 5 Use... 5 Density... 5 Height... 5 ERB Guidelines... 5 Special Use Permit Request... 6 Density and Height Justification [Sec. 34-157]... 6 Affordable Dwelling Units... 10 Vicinity Plan... 11 Context Plan... 12 Site Plan... 13 Floor Plans... 14 Disclosure... 15 Elevations... 16 Steep Slopes Waiver... 17 2
EXECUTIVE SUMMARY Meadowbrook Shopping Center LLC is proposing to develop Meadowbrook Flats (the Project) as a mixed use, mixed-income development. The Project will have an excellent location, fit well with its surroundings, redevelop the site consistent with the vision for the Urban Corridor, and fill a void for mixed-income rental housing while complimenting and supporting existing retail establishments. The Project will be built in two phases and contain the following: Phase 1 Four story apartment building with 75 loft apartment units over podium parking. Amenities including fitness center. Proposed right in/right out access driveway off Emmet Street and additional rear exit to Barracks Rd. Pedestrian and bicycle interconnectivity to Barracks Road Shopping Center. Surface and Podium parking. Phase 2 Four story apartment building with 53 loft apartment units over retail/commercial space. 12,000 gross s.f. retail/commercial on first floor. Pedestrian and bicycle interconnectivity to Barracks Road Shopping Center. Surface parking. The current schedule is to begin construction of Phase 1 in January 2014 for completion in March 2015. Phase 1 and Phase 2 will be developed and managed by an experienced team, Bluestone Land, L.L.C. and its affiliates: Pinnacle Construction and Development Corporation (General Contractor) and Park Properties Management Company (Property Management). Bluestone Land, L.L.C. and its affiliates have developed and currently manage over twenty multi-family communities, two mixed-use properties, and three commercial/retail centers throughout the Commonwealth of Virginia. The Project s architect is dbf Associates, a design firm with over 30 years experience in planning and architectural design including multi-family residential, senior housing, retail/commercial, government and school facilities. The Project s civil engineer is WW Associates, Inc. WW Associates is composed of a diverse group of engineering, surveying and planning professionals dedicated to providing quality civil engineering services to local and state municipalities, federal facilities, as well as private and 3
industrial clients throughout Virginia. WW Associates has extensive experience in the civil and environmental engineering. In summary, the Mixed Use/Mixed Income Project is a tremendous addition to the Charlottesville community, redevelops a prominent location consistent with Comprehensive Plan and Entrance Corridor Design Guidelines, and epitomizes high density urban design. 4
Project Narrative Location The Project is located at the intersection of Emmet Street and Barracks Road and encompasses 2.394 acres located at 1138 Emmet St (a portion of Parcel ID 010004000). Zoning The Project is zoned Urban Corridor URB within an Entrance Corridor Overlay District. Relevant Code Sections Use Section 34-756; 34-796 Urban Corridor (URB) zoning district allows commercial, residential and mixed use developments. This zone allows offices, restaurants, retail establishments, multifamily dwellings, art galleries, hotels, health clinics, educational facilities, medical laboratories, government buildings, recreation facilities and libraries, among others. Density Section 34-757 allows buildings and structures within the URB district with a density of up to 64 dwelling units per acre by special use permit. Height Section 34-757 allows up to 80 feet in height by special use permit. ERB Guidelines Corridor 1 (Route 29 North from the Corporate Limits to Ivy Rd) recommends: Mid-scale, Mixed-Use, on site shared/structured parking, heights up to 5 stories. Meadowbrook Shopping Center may redevelop with retail, office, hotels, housing, and structured parking. Charlottesville Entrance Corridor Design Guidelines 1.2 5
Special Use Permit Request A special use permit is being requested for the Project to permit the following: 1. Increase the allowable density to sixty-four (64) dwelling units per acre as permitted by the zoning ordinance with a special use permit (the subject of this application). Phase 1 of the project will include 75 apartment units over the 2.394 acre site, or 31.3 dwelling units per acre. Phase 2 of the project will include 53 apartment units over the 2.394 acre site, or 53.47 dwelling units per acre. 2. Increase the allowable building height to seventy-five (75) feet as permitted by the zoning ordinance with a special use permit (the subject of this application). Phase 1 proposed elevation is 71 feet 9 inches measured from average ground level to the midpoint of the sloped roof. Phase 2 proposed elevation is 71 feet 9 inches measured from average ground level to the midpoint of the sloped roof. 3. Allow podium parking and surface parking as ancillary URB use. Density and Height Justification [Sec. 34-157] The justification for the requested increase in density and building height is to optimize the use of the Project site for an urban infill apartment community with appropriate unit types, amenities, parking, and access. The requested density and building height are both allowed in URB zoning with a special use permit, and are consistent with Entrance Corridor Design Guidelines. Will the use or development be harmonious with existing patterns and development within the neighborhood? Yes, the Project will be harmonious with the surrounding patterns and development. The Project is across Emmet Street from the Barracks Road Shopping Center, and adjacent to small commercial uses on the east side of Barracks Road. To the south is the University of Virginia (Carruthers Hall), and to the east are several single family residential lots. The proposed development is harmonious with the vision and purpose outlined in and encouraged by the zoning ordinance. Will the development and associated public facilities substantially conform to the City s comprehensive plan? Yes, Comprehensive Plan designates the site as Mixed-Use. The Project will conform with the City s comprehensive plan and the Entrance Corridor Design Guidelines. The Project s use and location is supported by adequate utility capacity in the area, a signalized intersection at Barracks Road and Emmet Street, sidewalks on Emmet Street, 6
CAT Bus Stops at the Barracks Road Shopping Center and Barracks Road at Hessian Road, and UVA Transit Service Bus Stop at Barracks Road Shopping Center. The Project complies with the City s comprehensive plan by: Providing high density multi-family use along a commercial corridor to facilitate transit use and remove pressure for high density rental housing in residential neighborhoods. Encouraging mixed used development in corridors that will support business uses because of higher density housing in close proximity to the businesses. Providing a mix of integrated community uses on-site including housing and shops, with other uses within walking or bicycling distance. Providing human scaled development that is pedestrian friendly. Redeveloping and upgrading existing site to promote more of an urban boulevard consistent with vision of the Entrance Corridor Guidelines. Increasing 24 hour presence and vitality along Emmet Street and Barracks Road. Providing adequate off-street parking without sacrificing aesthetics. Meeting infill development goals of using existing land to accommodate new uses. Promoting housing goals by: o growing the city s housing stock o offering a range of housing options; this site offers high density multifamily housing within a commercial corridor. o providing an assortment of affordable housing initiatives. This development will provide: in Phase 1 --15 units at 80% area median income, 15 units at 120% area median income and 45 market rate units. Will the proposed use or development of any buildings or structures comply with all applicable building code regulations? Yes, the Project will comply with all applicable building code regulations. The site plan will be reviewed by the City s Building Code official. The project will be required to submit a building permit and adhere to the City s building code regulations. Whether use or development will have any potentially adverse impacts on surrounding neighborhood, or community in general; and if so, whether there are any reasonable conditions of approval that would satisfactorily mitigate impacts. Potential adverse impacts to be considered include, but are not necessarily limited to the following: Traffic or parking congestion: Development of both phases of this site will result in a peak of 98 vehicle trips per hour according to the applicant s engineering calculations for a residential and commercial development. This is a reasonable use within the urban area. 7
A number of entrances will be consolidated along Barracks Road and Emmet Street to promote a more orderly flow of traffic. The Project will have ample off-street parking. Noise, lights, dust, odor, fumes, vibration, and other factors which adversely affect the natural environment: No, the Project will have no adverse effect on the natural environment in the way of noise, lights, dust, odor, fumes, or vibration. The Project site is already improved with commercial uses and parking. Thus, the Project is simply replacing and improving an existing use on the site. Site lighting will comply with City ordinances. Displacement of existing residents or businesses: There are no existing residential tenants on the site. During Phase 1 of the Project, the existing Meadowbrook Shopping Center building is to remain in operation except for the demolition of the western-most tenant space. During Phase 2, the tenants of the Meadowbrook Shopping Center will be displaced. Upon completion of Phase 2, a total of 12,000 gross s.f. will be available for retail uses. The buildings currently occupied by Cash Point and Anderson s Market, and the building formerly occupied by The Tavern, will not be affected by any phase of development anticipated in this Application. Discouragement of economic development activities that may provide desirable employment or enlarge the tax base: The presence of new tenants near this commercial area will encourage the social and economic vitality of this area. It will also provide a smaller residential alternative that is lacking in the Emmet Street corridor. Upon completion of Phase 2, new retail/commercial space will be available. Undue density of population or intensity of use in relation to the community facilities existing or available: The Project s density and use is harmonious with the existing uses and facilities in the Emmet Street and Barracks Road area which are commercial and residential in use. Reduction in the availability of affordable housing in the neighborhood: The Project will increase the availability of affordable housing in the neighborhood. The existing commercial use on the property has no affordable housing component. Impact on school population and facilities: No significant impact anticipated. 8
The Project s target market for residential tenants will be University of Virginia graduate students, faculty, JAG students, and professionals who are not likely to introduce any significant additional impacts on the existing school population and facilities. Destruction of or encroachment upon conservation or historic districts: The Project does not encroach any conservation or historic districts. Conformity with federal, state and local laws, as demonstrated and certified by the applicant: The Project will comply with all federal, state, and local laws. Massing and scale of the project: The Project s massing and scale will be harmonious with its surroundings and improve area aesthetics along Emmet Street and Barracks Road. Pedestrian access to the Project will be on both Emmet Street and Barracks Road. Streetscape improvements will be provided. Podium parking is provided. Whether the proposed use or development will be in harmony with purposes of specific zoning district in which it will be placed: Yes, the Project is harmonious with the existing URB zoning district and the surrounding commercial districts. Whether the proposed use or development will meet applicable general and specific standards set forth within zoning ordinance, subdivision regulations, and other city ordinances or regulations: Yes, the Project will meet applicable general and specific standards of the zoning ordinance, subdivision regulations, and all other city ordinances and regulations. When the property that is the subject of the SUP application is within a design control district, City Council shall refer the application to the BAR or ERB (whichever is applicable) for recommendations as to whether the proposed use will have an adverse impact on the district, and for recommendations as to reasonable conditions which, if imposed, would mitigate any such impacts. The BAR or ERB shall return a written report of its recommendation to the city council. The Project is located within ERB Corridor 1 (Route 29 North from the Corporate Limits to Ivy Rd), and applicant will submit a Certificate of Appropriateness Application and provide additional information upon request. 9
Affordable Dwelling Units The Project will provide the following range of affordable dwelling units: Phase 1: 15 units [20%] at 80% Area Median Income 15 units [20%] at 120% Area Median Income 45 [60%] Market Rate units; 10
Vicinity Plan See Meadowbrook Flats Phase 1 and 2, Preliminary Site Plan by WW Associates dated 3/26/2013. 11
Context Plan See Meadowbrook Flats Phase 1 and 2, Preliminary Site Plan by WW Associates dated 3/26/2013. 12
Site Plan See Meadowbrook Flats Phase 1 and 2, Preliminary Site Plan by WW Associates dated 3/26/2013. 13
Floor Plans See Meadowbrook Flats, Architectural Drawings by dbf Associates Architects dated March 24, 2013 14
Disclosure Current Owner: Meadowbrook Shopping Center LLC 1754 Stony Point Rd Charlottesville VA 22911 Manager: Clara Belle Wheeler Applicant: Bluestone Land, L.L.C. 1821 Avon St. Suite 200 Charlottesville VA 22902 Manager: William N. Park 15
Elevations See Meadowbrook Flats, Architectural Drawings by dbf Associates Architects dated March 24, 2013 16
Steep Slopes Waiver Attached 17