HomeMy WebLinkAboutZMA200100007 Special Exception 2019-05-01APPLICATION FOR A SPECIAL EXCEPTION
❑ Request for a waiver, modification, variation ® Variation to a previously approved Planned
or substitution permitted by Chapter 18 = $457 Development rezoning application plan or
Code of Development = $457
OR
❑ Relief from a condition of approval = $457
Provide the following
❑ 3 copies of a written .request specifying the
section or sections being requested to be
waived, modified, varied or substituted, and
any other exhibit documents suing the'
reasons for the request and addressing the
applicable findings of the section authorized
to be waived, modified, varied or substituted.
Project Name : Stonefield Rack D2
Provide the following
® 3 copies of the existing approved plan
illustrating the area where the change is
requested or the applicable section(s) or
the Code of Development. Provide a
graphic representation of the requested
change.
9 1 copy of a written request specifying the
provision of the plan, code or standard for
which the variation is sought, and state the
reason for the requested variation.
Current Assigned Application Number (SDP, SP or ZMA) SDP 2014-00070
Tag map and parcel(s): 61 W-030D2-A, 61 WO3-D2-(22-61), and (90-104)
Applicant ! Contact Person. Christopher at Shu-field. LLC I Michael F. Myers, PE, CFM
Address 10461 White Granite, Suite 103 City Oakton
State Va Zip 22124
Daytime Phone# (434 ) 242-2866 (743) 352-09% Erniaii Miic*030scalexom
Owner orRewrd Christopher at Stonefeld, l!.0 and The Towns of Stonefield Homeowners Assod%Uon, Inc -
Address 10461 white Granite, Sub 103 City Oaldon State Ufa Zip 22124
Daytime Phone# (703 ) 352-5950 Fax# (703 ) 352-0960 Email Johnr@ChristopherCompanies.cor
County of Albemarle
Community Development
401 Mclatim Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
APPLICATION POR A SPECIAL EXCeFFIow
APPLICATION SIGNATURE PAGES
VERIFICATION OF THE SIGNATURE ON THE NEXT PAGE MUST HAPPEN
BEFORE THE APPLICATION MAY BE DEEMED COMPLETE
If ownership of the properly is in the name of any type of legal entity or organization including, but not limited to, an LLC, a
corporation, a partnership or association, or a trust, ilam a document acceptable to the County must be submitted with this
application certidying that the person signing has the authority to do so.
If the applicant is a eonhtaet purchaser, a document acceptable to the County crust be submitted containing the (miner's
written consent to the application and mast include any applicable documents authorizing that persma to provide consent.
If the applicant is the agent of the owner, a document acceptable to the County must be submitted that is evidence of the
existence and scope of the agency. Please attach the owner's written consent.
One Il gaga of the applicable ownership information,
CHECK AS OWNERSHIP OF THE DOCUMENT TO BE PROVIDED FOR THIS APPLICATION
APPLICABLE PROPERTY IS A
Limited liability company C`LLC') The articles of organietion and when the power is delegated to someone
✓❑ other than a mans or a member, also the a ement
Stock dl: Nomstook corporation
El for a board of directors Stock - the articles of incorporation or a shareholders agreement may limit
the board's statutory authority.
Nonstock -the articles of incorporation and the by-laws, the latter of which
may include a member or director agr nt, may limit the board's
statutory authority
for a person expressly wri. t -7 ; idence of that authorization such as a board resolution or board
authorized by the board of directors minutes
for a committee m action of the board of directors autborizmg the mmmittee to act, the
aaticics of iwotpo-a6(); or the by -laves sway limit the statutory authority
❑ for a ompma{x effxor the by-laws or the deleting resolution of the board of directors.
The statement of partnership authority, which may limit the authority of one
Partnership or mop: partners_
The partnership agreement, or amendments thereto, which May limit the
Limited partnership authority of one or more general partners.
(1) for trustees, an autlumizing court ostler
❑ Incorporated & Urrinrorporated (2) for the corporation holding title, the appropriate corporate documents
church and other ruli&us body (2) for a bishop, minister or ecclesiastical officer, the laws, rules or ecclesi-
astical polity of the entity that authorizes the person to hold, improve,
mortgage, sell and convey the prupe=ty. f
Land trust The creed of conveyance to the trustees mad the mist instrument
See for a complete list of Authorized Signatories for Land Use Applications
rAPPUCATION FM A OPMAL EMPTION
Owner/Applicant Must Read and Sign
i hereby certify that I own the subject property, or have the legal power to act on behalf of the owner to filing this
application. I also certify that the information provided on this application and accompanying information is
accurate tree, and correct to the best of my lmowledgie. By signing this application I am consenting to written
comments, letters and or notifice0oos regarding this application WAS provided to me or my designated Contact via fax and
or email. This consent does not preclude such written commnnica irm fmm also being sent via first class mail.
E. John Regan Jr, ExearWe Mee President of CMI, Ma
Print Name
0211 W019
Date
70"27-W7T
Daytime phone number of Signatory
FOR 0MCE USK ONLY DP&. K / •
r *-
aw
I !t
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mikeLED30scale.com
March 9, 2019
Revised May 1, 2019
Mr. David Benish
Chief of Planning
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
RE. Stone eld — Block D2 — Phase Two — Major Site Plan Amendment -
Request for a Variation to the Albemarle Place Code of Development for Building Height
Albemarle County TMP 51W-03-D2A, 22-61 AND 90-104
Dear David,
Please find this letter and attachments our request for a variation to the Albemarle Place Code of
Development (COD) to allow for an increase in the maximum structure height from five stories to six
stories.
This letter is organized into the following sections:
I. Background information
11. Narrative on Consistency with 18-8.5.5.3(c)(1-5)
III. Narrative on Roof Deck
IV. Narrative on Screening
I. Background Information
The applicant is pursuing approval of a Major Site Plan Amendment of Block D2 — Phase 2 for a six (6)-
story mixed -use building with 20,000 GSF of office space on the basement level and five stories of
multifamily above, consisting of 160 apartments (approximate 50/50 mix of 1-BR and 2-BR).
The 20,000 GSF of office area is on the Inglewood Drive (east) side of the building with underground
parking on the Kober Way (west) side as shown in Figure 1 on page 2. Please note that the applicant
agreed to provide this 20,000-sf office footprint to fulfill a need identified by Planning Director Andrew
IIPag
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22463
Ph. 434.242.2866
miked230scale.com
Gast -Bray and Economic Development Coordinator Roger Johnson, who were able to connect the
applicant with a software company that wanted to move their business to Albemarle County.
There is a single garage entrance at the northwestern corner of the building for vehicular access. An
approximate 6,000-sf lobby for the multi -family units is also located on the basement level (south side).
Direct access to the lobby and office is to be provided for those who park in the underground garage.
Also, the lobby and office will have at -grade entrances along the eastern edge of the building with the
main entrance to the lobby located at the southeast corner. Note, lobby access will be limited to multi-
family residents. An elevator, small cafe and fitness center are located in the lobby. There will also be
an outside sitting/gathering/fire pit area just outside of the main entrance (southeast corner).
/ PEDESMAN/61KE RAMP
`7 CONNEMON
DUPLEXES
I
DMFIMG Cf
� 1
KOBER WAY
�
rrtw�[E
PARK..
1
M '
j
M UNDERGROUND PARKING
R
I
a
PHASE—
,
LINE
1
20,QQD GSF OFFICE
6,00
LOBBY
rt
,
J A
u"Of=`9.,..
A. ••5005:
INGLEWOOQDRIVE
Figure 1- Basement Level Schematic Site Plan
The basement level will be constructed with poured concrete walls as a "podium". On the level above
the podium, there will be a one -level parking deck and five stories of multifamily as shown in Figure 2 on
the following page. The parking deck is accessed via �i ramp on the southwestern corner of the deck as
shown.
Located to the west of the subject property is a row of existing duplex homes that access via a frontage
road that connects to Commonwealth Drive. The applicant has paid special attention to the height of
the Phase 2 building as it relates to the viewshed from the point of view of the duplexes. To soften the
viewshed, the applicant is proposing the following measures:
2 1 P a g e
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mikeIR30scale.com
1) Providing a screen yard in the buffer area at the western edge of the property. Refer to IV.
Narrative on Screening for additional information.
2) Constructing a retaining wall (maximum 17'-high), which in effect, "drops" Kober Way. This
topographical relationship at the least obscures, but for the most part, blocks the view of Kober
Way and the parking deck from the duplexes.
3) Constructing a pedestrian stairwell with a bicycle ramp that will provide more direct access for
the duplex residents to access the Stonefield Shopping Center.
EXISTWG DUPLEXES
PEDESTRMN/BIKE RAMP
CONNECTION
PAWLP
PAN" of
XaSER NAY
11
toot
FARK
iF PARKING DECK (ONE MVEL)
0
LINE; W 7]-FAMILY - IM UNITS
(FIVE STORIES)
A
fi INGLEWOOD OHM
O
Figure 2 -Multi-Family Schematic Site Plan
Please also refer to the Special Exception Exhibit, which contains site cross -sections and views from the
point of view of the Commonwealth Drive duplexes
il. Narrative on Consistency with 18-8.5.5.3(c)(1-5)
In accordance with Ordinance Section 18-8.5.5.3(c):
The director of planning is authorized to grant a variation upon a determination that the variation:
3 1 P a g e
30 Scale, LLC�
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mike@30scale.com
(1) is consistent with the goals and objectives of the comprehensive plan,
The Comprehensive Plan designation for this parcel per the Places29 Master Plan is a)
Destination Center, b) Urban Mixed Use (in Centers); and c) Urban Mixed Use (in areas around
Centers). The comprehensive plan also sets guidelines for the guiding Neighborhood Model
District. The project is consistent with the goals of these designations as follows:
a) Destination Center
The parcel is part of the overall Stonefleld Shopping Center (formerly known as Albemarle
Place), which is one of the five Destination Centers referenced in the Places29 Master Plan.
The Master Plan states that "...Destination Centers provide regional -scale destinations for retail,
entertainment, service and employment uses..." The Stonefield Shopping Center has been
developed with a variety of consistent regional -scale uses such as a movie theater, restaurants,
boutique retail, and big -box retail to meet the Master Plan concept of a Destination Center,
The Master Plan further states that "...Destination Centers should include residential or
employment uses on upper floors and be designed with multiple connections to surrounding
areas..." The proposal includes a residential use (160 apartments) on the upper floors of the
proposed building. 20,000 GSF of office on the basement level is consistent with the provision
of employment uses in Destination Centers. The applicant is providing sidewalk connections to
Inglewood Drive at the Kober Way/Houston Drive intersection. Furthermore, the applicant is
providing a stairwell connection with bicycle ramp for the benefit of the residents on
Commonwealth Drive, Turtle Creek and beyond to access the shopping center.
The proposal is further consistent with the Development Center designation in that it is visible
and accessible from the two major roads, Seminole Trail and Hydraulic Road, and is providing
an open park area in the middle of block D2 that will serve as a compact, urban open space,
which is at a pedestrian -friendly scale with benches, sitting area and grassy space. Please note
that this compact space is not intended to meet the central open space area requirement for
the Stonefield Shopping Center. Note this is further addressed in section 3) of this summary.
b) Urban Mixed Use (in Centers)
The mixed -use proposal is consistent with the Residential and Office Uses as described in Table
LU-1 in the Places29 Master Plan in the Destination Center category as follows:
4 t P a g e
30 Scale, I.I.0
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mikeL130scale.com�
Residential Uses:
• Single-family attached and multifamily are recommended.
Block D2 provides a mix of attached townhouses (Phase 1) and multifamily units (Phase 2).
A density of 6.01— 60 units/acre is recommended.
Residential density in Block D2 is 38.1 DU/AC (209 units/5.49 acres). Block D2.- Phase 2
considered alone is just at the maximum recommended density with 60.2 DU/AC. (Block D2 -
Phase 1 alone is at a density of 17.3 DU/AC). It should be noted that the overall density of
the Stonefield development is governed by the Code of Development. Currently, the
residential and office density is well below the maximums prescribed by the Code Note this
is discussed further under section 2) of this summary.
The maximum recommended building height is 5 stories.
This section is not applicable because the Code of Development has provisions that allow the
building heights in the adjacent Phase E to be 90-foot maximum, or 8 stories to facilitate
"multi -family buildings."
Office Uses:
• Maximum Single building footprint is 20,OOO SF
The proposed office use is 20,000 SF. it should be noted however that the building footprint
is larger than 20,000 sf, which is governed by the approved Code of Development.
Open Space._
The proposed land use does include two small park areas, the 6,000-sf central park area and
an approximate 5,300-sf open space/tot lot area in Phase 1. The multifamily use will also
have a fitness center for its residents. The proposed land use does not include the central
green space/amenity for the Stonefield Development.
c) Urban Mixed Use (in areas around Centers)
5 1 P a g e
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mikeLID30scale.com
The mixed -use proposal is consistent with the Residential and Office Uses as described in Table
LU-2 in the Places29 Master Plan for areas around centers as follows:
Residential Uses:
• Density 3 34 DU/AC in areas that are not in the center.
Not applicable, the parcel is in the Center and density is governed by the Code of
Development. Currently, the residential and office density is well below the maximums
prescribed by the Code Note this is discussed further in section 2) of this summary.
0 Minimum 25% of urban mixed -use development should be residential.
The parcel achieves this threshold. However, the overall mix of uses is governed by the Code
of Development.
• Residential may be mixed vertically or horizontally.
The proposal meets this requirement with a variety of housing types to include townhomes
(three -level living) and multifamily units (one level living).
Office Uses:
• Minimum 20 percent of development in this designation should be office.
The parcel is governed by a Code of Development that governs the mix of uses.
Open Spaces:
0 Public/privately owned parks, greens, commons, plazas to serve businesses, employees,
customers
The parcel has a privately maintained compact park that will serve this need.
• Nearest Open space should be within '/< mile of businesses or residences.
61
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mike@)30scale.com
This requirement is met with the onsite park and the available amenities in the Stonefield
shopping center.
a Tot lots or active recreation areas should be provided with residential use.
There is an existing tot lot in Phase 1. The multifamily will provide a fitness center for
residents in Phase 2.
d) The proposal is consistent with the underlying guiding principles of the Neighborhood
Model in accordance with the following:
Pedestrian orientation -- The proposed building is designed with a clear separating line
between the lower level and the upper residential levels to provide a distinct pedestrian
orientation to the building. The building elevation, captioned below in Figure 3, creates a
"storefront" appearance along Inglewood Drive. A 5'-wide sidewalk running along the
building frontage with Inglewood Drive contributes to the pedestrian orientation.
Figure 3 - "Storefront" Elevation along Inglewood Drive
ii. The main entrance to the building will be located at the intersection of Inglewood Drive
with Bond Street and will be oriented for the pedestrian experience. An outdoor
sitting/gathering/fire pit area will be provided at the main entrance (southwest corner of
building). There will be a 10'-wide sidewalk and tree grates along Bond Street opposite
from the main entrance. Sidewalk will connect Inglewood Drive to the building and to
the expanded central park area. From there, sidewalk and crosswalk are provided to the
proposed stairwell/bike ramp connection to the adjacent shopping center parcel to the
north.
7 1 P -
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph.434.242.2966
mikeLM30scale.com
iii. Neighborhood friendly streets and paths —The one-way street pattern of Bond Street
with compact (12' radius) curb returns, and a compact (40' centerline radius) curve in
Kober Way will serve to slow down vehicular traffic on the parcel, giving it a
neighborhood feel. Also, parallel parking along the west face of the building will have a
traffic calming influence and add to the neighborhood appeal of the development.
iv. Interconnected streets and transportation networks —The proposal will connect Kober
Way to Inglewood Drive and complete the sidewalk along Inglewood Drive thereby
completing the street connectivity of Block D2 to the rest of Stonefield. The
pedestrian/bike ramp connection to the north will provide a more direct connection with
Commonwealth Drive, which will be even more beneficial to bikers and pedestrians when
the Zan Road flyover connection is completed and the east and west sides of Seminole
Trail are connected.
v. Parks and open space as amenities —The proposal includes expansion to the existing
central park area to 6,000-sf that includes benches, tables and sitting areas in addition to
a green space area. The development also has an approximate 5,300-sf open space area
with a tot -lot in Phase 1.
vi. Neighborhood centers —The Stonefield development is an existing neighborhood center.
The proposal contributes to the overall neighborhood feel of the development.
vii. Buildings and spaces of human scale — The building architecture demonstrates very well
how a large building can be designed to incorporate the human scale. As described
under a) above, the lower level is broken up vertically from the upper levels, thereby
creating the human scale on the ground level. A variety of glass and transom window
details intermingled with brick on the ground level, integrated with sidewalk and
landscaping, along with canopies at the entry points all serve to break up the massing on
the first level. As the eyes move up the building, there are sections of varying color,
material, height and depth. Architectural details including windows, balconies and
doorways contribute to the human scale of the building. Refer to Figures 4 and 5 on the
following page below for a building elevation.
viii. Relegated parking - The majority of onsite parking will be provided with structured
parking, including one level of underground garage and one level of parking deck above
the garage.
ix. Mixture of uses and use types —Residential and Office Uses are proposed
81Page
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mikeLS30scale.com
x. Mixture of housing types and affordability— The property will have an approximate
50/50 mix of 1BR and 21311 apartments for rent which will serve to provide affordability to
a broader range of citizens.
A. Redevelopment —The proposal includes the provision of a sanitary sewer outfall to the
neighboring shopping center owner, which may facilitate future redevelopment of that
property.
Figure 4 — Building Elevation Showing Human Scale (zoom view)
9 1 P a g e
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mikegD30scale.com
\O
Figure 5 - Building Elevation Showing Human Scale (wide view)
xii. Site planning that respects terrain - to the maximum extent possible, the site plan honors
the terrain in accordance with the Conceptual Grading Plan in the underlying Code of
Development
xiii. Clear boundaries with the rural areas— The site is not located in the vicinity of the rural
areas.
(2) does not increase the approved development density or intensity of development,
The proposal does not increase the approved density or intensity of the project. Following
approval of the application, the Stonefield Development will still be well below its maximum
build -out numbers. Following approval, there will be approximately 410„000 sf of leasable non -
retail space and 319 residential units remaining that may be approved.
(3) does not adversely affect the timing and phasing of development of any other development in
the zoning district;
The proposal does not adversely affect the timing and phasing of development of any other
development in the zoning district. Although the applicant does not control the timing of the
submission of other applications yet to be approved for Block Di and the C Block, the overall
office square footage and number of residential units continues to be coordinated between the
applicant and the developer of the shopping center.
During the design development of the Block D2 proposal, staff had raised the issue of a central
open space element that would need to be provided with the final parcels that were being
developed, namely, Block D1 and Block C (aka Hyatt #2 on the "grassy knoll'). It was
101 Page
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mike@30scale.com
determined at meetings with County staff that the central open space was controlled by the
developer and not the Block D2 applicant. Further, it was not appropriate or in line with the
Code of Development to provide the central open space in Block 02, a residential/office mix on
the perimeter of the shopping center. It was determined that the location for the central open
space would be coordinated between staff and the developer prior to approval of the final
undeveloped parcel, presumably the mixed -use project envisioned for Block D1. However,
please note that this issue is outside of the control of the applicant and therefore approval of
this variation would not have any impact on the remaining parcels.
(4) does not require a special use permit; and
The use does not require a special use permit.
(5) is in general accord with the purpose and intent of the approved application.
The variation request is in conformance with the application plan approved with ZMA 2013-
009, and the Code of Development (COD) from ZMA 2001-007. To indicate the general
accord, the analysis is broken into five main categories as follows:
A) The Built Form
One of the underlying themes in the COD is that the "... principal architectural objective is to
create structures with a distinctly human scale, mass and texture" (COD, Page 12) for Blocks
A-E. The mixed -use ,building has been presented at a human scale as covered in the
Neighborhood Model section of this summary. As with other buildings on the Application
Plan, the mixed -use building will need to obtain formal approval from the Albemarle County
Architectural Review Board prior to Site Plan Approval and may undergo additional
modifications to ensure conformance with the COD and County standards.
B) Conformance with the Elements of Block Group "1" and Flexibility in the Block Group
The COD and Application plan groups Blocks A, B, C and D into Block Group "1". The COD
stipulates several elements to be included within Block Group 1. The proposed mixed -use
building adheres to the elements that are applicable, such as conformance in size and
location for the building, open space, street network, sidewalks, green space and hardscape
area, and also meets two elements which have not yet been met with the current
development, a mixed -use building and structured parking.
111Page
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mike@30scale.com
in addition to the above elements to be included in Block Group 1, the proposal
incorporates a mixed -use building with "first floorspecialty retail and office and/or
residential spaces above" (COD, Page 9 - highlighted for emphasis).
The proposal also provides "On -street and structured parking facilities with close pedestrian
access to commercial and residential uses..." (COD, Page 9).
The COD envisioned the flexibility to provide the mixed use buildings and parking structure
in any one of the blocks in Block Group 1 with the following statement: "The uses and
amenities as described for each block group ... may be transferred between blocks within
each block group without the need for an Application plan change... provided that the total
residential dwelling units and gross leasable area for all land uses at full development within
each of the three block groups do not fall short of the Minimum Block Intensity, nor exceed
the Maximum Blok Intensity." (COD, Page 8).
C) Western Property Line Landscaping
The Code of Development stipulates that a "...mixed coniferous and deciduous screening
buffer shall be employed along the western property line common with the duplex residential
units that front on Commonwealth Drive" (COD, Page 18).
The proposal provides a landscape buffer as described and as is shown on the site plan,
cross-section and rendered view from the point of view of the duplex units. Also refer to
IV. Narrative on Screening for additional information.
D) Adjusted Block Areas
The Code of Development on Page 8 allows for flexibility in Block Geometry to account for
architectural and engineering changes. As can be seen on the overlay in Figure 6 on the
next page, the block boundary between Blocks D and E was changed to allow for this
flexibility.
It should be noted that the proposed location of the mixed -use building straddles the
original block boundary between Blocks D and E. This is an important consideration since
the Code of Development prescribes a maximum building height in Block E of 8 stories (or
maximum 90-feet high) to "accommodate a multi -family building". As discussed in earlier
sections of this summary, the height guidelines increase as the plan moves further down in
12
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mikeLZD30scale.com
elevation along the western property line. Please also refer to the attached cross -sections
and View Renderings.
E) Shared Parking
The proposal has received approval of a 35% parking reduction as a result of the offsetting
of the peak parking demand for the residential and office uses. The parking reduction was
made in accordance with the procedures outlined in the Code of Development and the
Albemarle County Zoning Ordinance.
1
awa.n u
�t
Tr-"
ldlYMO [UMENFIKO"V
!eoana w orucahu scot« E
CURUNT
KM
HtLh'fAMr
n� -
�' BLOCK
I
ism
I
4 f r
Figure 6 - Overlay of Block D2 Development on Application Plan
III. Narrative on Screening
The applicant is providing a vegetative buffer varying in width from 10 to 15 feet along the western
property line. The overall length of the buffer is approximately 550 feet. The majority of this distance,
430 feet, is located adjacent to the existing duplexes on Commonwealth Drive. As prescribed by the
Code of Development, the applicant is providing a mix of coniferous and deciduous landscaping
screening along the entire length of the buffer, with a denser mix adjacent to the duplexes.
13JP -ge
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mike 0830scale.com
It should be noted that the grade from the duplex units to the common property line drops by 24' to 10'
moving south to north. There will be a staggered row of groups of 3, 4 or 5 of coniferous or deciduous
trees in the 430-foot buffer yard as shown in Figure 7 below. The trees will be selected by a landscape
architect to ensure adequate screening is achieved and that the trees will not adversely impact the
retaining wall below.
a
0
a
� a
GREENING PLANTINGS IN BUFFER g°
KOBER WAY
RETA1Ni
r a-� * -
Figure 7- Screening Plantings adjacent to Duplexes
It should be noted that the existing grade drop from the duplex buildings to the common property line
provides a more effective screen than landscaping since the view of the parking deck and Kober Way
from the duplex units is highly obscured, or completely blocked. The screening trees will provide a more
effective screen as they grow taller over the years. They will also provide an excellent screen to the
view of the mixed -use building from the point of view of someone standing on the duplex units closer to
the common property line. Also, the parking lot shade trees will provide a visual screen at such time
they begin to grow taller over the years.
IV. Narrative on Roof Deck
The roof deck is at elevation 574.9, or 70.9' above the basement floor elevation of 504.0. The roof deck
will be utilized for mechanical equipment only. It is anticipated that individual HVAC units will be
provided for each unit. There will be a "penthouse" access to the roof deck for maintenance purposes.
There will be no living space on the roof deck.
The mechanical equipment will not be visible from the duplex units. A roof parapet will be provided to
block the view of mechanical equipment. In an elevation analysis, a 24"-high parapet was able to block
141 P -ge
30 Scale, LLC
872 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mikeLW30scale.com
the view of hypothetical 6'-8' high mechanical equipment from the duplex units. Since the individual
HVAC units will be on the order of 3'-4' tall, the view will be blocked. Also, the building design includes
bumpout "hats" that will extend higher than the parapet in regular locations along the building facade.
These will assist in providing additional screening. The applicant does not propose any livable space
above the fifth floor.
We thank you for taking the time to review this request and look forward to your favorable response.
Based on the information provided, the 6-story proposal is difficult to distinguish from the 5-story
option when viewed in context. The relatively long distance from the duplexes to the mixed -use
building provide a viewing angle where one additional story has a negligible effect on the viewshed.
Please feel free to call me at any time if you have any questions or would like additional information.
Sincerely,
M
Cc: John Regan, The Christopher Companies
Randy Steck, The Christopher Companies
attachments
151: age
OVERVIEW MAP
�r
SHEET INDEX
1. KEY PLAN
2, BIRD'S EYE VIEW
3. VIEW FROM COMMONWEALTH DUPLEXES
4. SITE CROSS -SECTIONS
SEE SHEET3 FOR
VIEW THROUGH -
�®
LbMMmy*EACTHMLT
roi
i m •µ� �
�s nan
• I?�I?r# ?16r I C --
SEESHEET4 FOR
CROWSECTIONS
s.LL x ]G
n
uj
Lu
W
w
r --
a
I ;
KE�
Y PIAN
e KEY PLAN �+. � �'✓ J, .14
'�5/1/3019
NOTE: IMAGE OF PROPOSED MIXED -USE
BUILDING ON THIS SHEET 15 CONCEPTUAL
FORACIUAL BUILDING APPEARANCE,
REFER TO ARCHITECTURAL ELEVATIONS
SUBMITTED WITH THE ARS APPUCATION.
SHOPPINGI
HYDRAULIC
PH ITOWNS
INGLEWOOD DRIVE
SHOPPING CENTER
HYDRAULIC ROAD
PH 1 TOWNS
INGLEWOOD DRIVE
PROPOSED MIXED -USE BUILDING STONEFIELD COMMONS
COMMONWEALTH DRIVE"
DUPLEXES _ -
i" _
ti GALCINEMA
BIRD'S EYE VIEW
G-STORY PROPOSAL
(POSED MIXED -USE BUILDING rSTONEFIELD COMMONS
f
BIRD'S EYE VIEW
5-STORY COMPARISON
NORT}RIaP awwor.
BIRDS EYE VIEW
2 OF4
w N.TA
5/1/2019
PHOTOGRAPH
EXfSDNG DUPLEX ON
COMMONWEALTH DRIVE
EXISTING DUPLERON —
COMMONWEALTH DRIVE
PROPOSED MIXED -USE
BUILDING
VIEW FROM COMMONWEALTH
6-STORY PROPOSAL
PROPOSED MIXED -USE
BUILDING
vIEW FROM
COMMONWEALTH
NOTE: IMAGE OF PROPOSED MIXED -USE DUPLEXES
BUILDING ON THIS SHEET 15 CONCEPTUAL
AND IS SHOWN TO DISPLAYVIEW FROM VIEW FROM COMMONWEALTH
COMMONWEALTH DRIVE DUPLEX LOTS, 5-STORY COMPARISON 3 OF4
FORACTUAL BUILDING APPEARANCE, 3
REFER TO ARCHITECTURAL ELEVATIONS
SUBMITTED WITH THE ARB APPLICATION.
5/1/Z019
ODD
S40 1 �niar 1 4 asmn '--- — o.aai aia x
520
560 -- .i.. _ - .. _ ..._.. - ...... .... ...... .. .. ._ ... .. --_ =_ --
460
CRMS 5MMN A
Goo
SIM
®,a
aw e I
666540
CL
Son
.a
I}
4fi0 ._ _ _._ r _ _ _ _ .._— _ }.. —. —._. _ I
I �
pm tam ]W6 3�m MO Sam s.m — pw
41GL41F['I191�}
606 _ —T—. 6W
T
Sao
SIM
axw
JE. i
i
540
:a AI -_ --__+_ —
600 sW
-_I _ 1 � _ �. _. _ _. -- _
4B0 _ ._ a - _ _ — - -- _ .. {.E0565l.7
I6�
460 - - -- --� - --� - - -
Yllk I6jA.IrjYll..114Q}gYYI I.Y.
+rill+Ir'�4wN�+r IH #tir�ll OF4
�� Inlr'Y�T
3�j�2m!
519 1! 111MUOMIZ
UP
®R low] N I
W.rWINNIM-2i
L j o
U�
c-I
ZMA Code of DeveCopment
Albemarfe Place
rffe County of.AC6emar(z, Virginia
0
Submitted by
2& Landonomics Group • owners and Deverop w
rllie Cox Company • !Pl�imhW rmd Uv pja Consultants
KA, Inc. • A.rmiteas
Oetober .I5, ?pd_i•
CONE OF DEVELOPMENT APPENDIX A — Permitted/Prohibited Uses by Block*
October 15, 2f143 (revised F••'•' Q 21ii0
*P Permitted uses by block; SP-Uses that may be applied for via Special Use Permit, Blank-- Uses prohibited within b ck.
The square footages for all uses shaded in this table sliall count towards tha retail portion of the non -
maximum square
established in the Code of Development in Table I: "Uses Table"
Block Group
1
2
3
Block
A
B
C
D
E
F G
Detached single fami]
Semi-detached and attached single-family dwellings such as
duplexes, triplexes, quadmplexes, townhouses, atrium houses and
R patio houses, and access2g a artments.
P
P
P
P
P
H Multiple-limilly dwellings
P
P
I P
P
P
S Rental of permitted residential uses
P
P
P
P
P
Homes for developmentally disabled 2ersons reference 5.1.0
P
P
P
P
.P
U Boarding houses
P
P
P
P
P
S Tourist lodgings referenCe 5.1.17
P
P
P
P
P
E Home occu anon Class A reference 5.2
P
P
P
P
P
S Home occu Lion, Class B reference 5.2
SP
SP
SP
SP
SP
Accessory uses and buildhigsincluding storage. buildings
P
P
P
P
P
P P
Assisted living
P
P
P
P
P
P P
Rest home nursing homes, or convalescent homes
P
P
P
P
P
P P
Administrative business and professional offices
P
P
P
P
P
P P
Antique, gift, jewelry, notion and craft shops
P
P
P
P
P
P P
Auction houses
P
P
P
P
P P
N Automobile laundries
P
P
P
P
P P
G AutomobilS, truck repair shop excludiM bak shop
P
N Automobile service stations reference 5.1.20
Barim beauty shops
P
P
P
P
P
P P
R Body Shop
SP
SP
SP
SP
I
SP SP
E Building materials sales
P
P
P
P
P P
S Tier I personal Nvlreless service facilities reference. 5.1.40)
P
P
P
P
P
P P
I Tier II personal wireless service facilities (reference 5.1.44
P
P
P
P
P
P P
D Tier III ersonal wireless service facilities Oyference 5.I ,40
SP
SP
SP
SP
SP
SP SP
E Cemeteries
N Churches
P
P
P
P
P
P P
r Clothi apparel and slice shops
1
P
P
P
P
P
P P
A Clubs, !od es civic fraternal, patriotic reference 5.1.2
P I
P
P
P
P
P P
Conrrnei-cial kennels —indoor only refisrence 5.I.11) ,
P
P
P
P
P P
Commercial recreation establishments including but not limited to
amusement centers bowling alloys, pool haf]s and dance halls
P
P
P
P
P
P P
Comtmmity center
P
P
P
P
P
P P
g Contractors'
3
, or nursery tacnntyLretr
Department store
Drive-in theaters
wine or associated with.
rd
P I
P
P
P
P
P
P
P
P
P
5.1.0
P
P
P
P
P
P
P
P
P
P
led uses
SP
SP
SP
SP
SP
P I
P
P
P
P
mrantl I
P I
P I
P
P I
P
P
Exhibit C
P
CODE OF DEVE4 LOPME4 NT APPENDIX A— Permitted/Prohibited Uses !3 oc1
October 15, 2003 (revised 'J 2010
*P-Permitted uses by block; SP-Uses that maybe applied for via Special Use Pan -nit; BIank-- Uses prohibited within b oc .
The square footages for all uses shaded in this table shall count towards the retail portion of the non-residential square footage
maximum established in the Code of Development in Table I: "Uses Table"
Block Group
1
2
3
Block
A H
C
D
E
F
Electric, gas, oil and communication facilities, excluding tower
structures and including poles, lines, transformers, pipes, meters and
related facilities for distribution of local service and owned and
operated by it public utility. Water distribution and sewerage
collection lines, pumping stations and appurtenances owned slid
operated by the Albemarle County Service Authority. Except as
otherwise expressly provided, central water supplies and central
sewerage systems in conformance with Chapter 16 of the Cade of
Albemarle and all other a licable law.
P P
P
P
P
P
Fagory outlet sales — clothing and fabric
P P
P
P
P
P
Farmers' market reference 5136
P P
P
P
P
P
Fast food restaurant
P P
P
P
P
P
Feed and seed stores reference 5.1.22
P P
P
P
P
P
Financial institutions
P I P
P
P
P
P
Fire and rescue squad stations Leftence 5.1,09
P P
P
I P
P
P
Fire extin uisher and security oduc sales and service
P P
P
P
P
P
Florist
P P
P
P
P
P
Food and grocery stores including such specialty shops as bakery,
candy, milk, dispenaffy and wine and cheese shops
P P
P
P
P
P
Funeral homes
P I P
P
P
P
Furniture and home a liances sales and servico
P P
P
I P
P
P
Hardware store
P P
P
P
P
P
Health club or spa
P P
P
P
P
P
Heating oil sales and distribution Qnfarence 5.1.20
P P
P
P
P
P
Home and business service such as grounds care, clearing,
exterminators. Iandscapin and otluir xe air and maintenance
P P
P
P
P
P
H itals
SP SP
SP
SP
SP
SF
,lotels motels and inns
P P
P
P
P
P
ndoor athletic facilities
P P
P
P
P
P
indoor theaters
P. P
P
P
P
P
ries medical or pharmaceutical
P P
P
P
.P
P
,auncMes cky cleaners
P P
P
P
P
P
that an attendant shall be on duty at all hours
during operation)
P P
P
P
P
P
Libraries museums
P P
P
P
P
P
LightwardLousing
P P
P
P
P
P
Livestock sales
I equipment sales service and rental
P P
P
P
P
P
Medical center
P P
P
P
P
P
me and trailer sales and service
Modular building sales
:hicle sales, service and rental
SP SP
SP
SP
SP
3P
lusical instrument sales
P P
P
P
P
P
w automotive sales
P P I
P I
P-1
P I
P
Jews a er publishing
P P I
P I
P I
P I
P
naaazines. nine and tobacco shone i
P I P I
P I
P I
P I
P
2
P
P
P
P
P
CODE OFDEVELOPMENT APPENDIX A-- Perinitted/Prohibited Uses b Dlock
October 15, 2003 (revised .Iulv_8.201f?
*P-Pennitted uses by block; SP-Uses that may be applied for via Special Use Permit; Blank — Uses prohibited within block.
The square footages for all uses shaded in this table Mail count towards the retail portion of the non-residential square footage
maximum established in the Code of Development in Table 1: "Uses Table"
Block Group
1 2 3
Block
A
I B C D E F I G
Office and business machines sales and service
P
P P P P P P
Optical goods sales
P
P P P P P P
Outdoor Amphitheatre with no fixed seats and limited operation
such as no loudspeakers after 1 D m weekends on! , etc.
P
Outdoor eating.establishment or card
P
P P P P P I P
Outdoor storage, display and/or sales serving or associated with a
by right permitted use, if any portion of the use would be visible
from a travelwa
SP
SP SP SP SP SP SP
Parks, playgrounds and civics aces
P
P P P P P P
Photographic goods sales
P
P P P P P P
Private schools
P
P
P
P
P
P
P
Professional offices, including medical dental and o tical
P
P
P
P
P
P
P
Public and r%vate utilities and infrastructure
P
P
P
P
P
P
P
Public uses and buildings, including temporary or mobile facilities
such as schools, offices, parks, playgrounds and roads funded,
owned or operated by local, state, or federal agencies, public water
and sewer transmission, main or trunk lines, treatment I'acillties,
pumping stations and the like, owned and/or operated by the
Rlvanna Water and Sewer Authority
P
P
P
P
P
P
P
Research and development activities including experimental testing
P
P
P
P
P
P
P
Retail nurseries and greenhouses.
P
P
P
P
P
P
P
Sales & Service of goods associated with principal use
P
P
P
P
P
P
P
Sales ofma"or recreational equipment and vehicles
P
P
School of special irustrnciion
P
P
P
P
P
P
P
Seasonal and periodic events such as holiday festivals, community
fairs, artisan and public open markets, and other pedestrian related
events to be conducted on adjacent private streets
P
P
P
P
P
P
P
Temporary Events
SP
SP
SP
SP
SP
SP
SP
Septic lank sales and related services
S orthi oods sales
P
P
P
P
P
P
P
Stand alone parking and pa*ing structures reference 4.12, 5.1.41
P
P
P
P
P
P
P
Stormwater management facilities shown on an approved final site
tan or subdivisionplat
P
P
P
P
P
P
P,
Swim golftennis or athletic facility
P
P
P
P
P
P
P
Tailor. seamstress
P
P
P
P
P
P
P
Tem construction uses reference 5.1,18
P
P
P
P
P
P
P
Tew2Mnrnuresidential mobile homes (reference 5.8)
P
P
P
P
P
P
P
Veterinary Office and Hospital
P
P
P
P
P
P
P
Visual and audio appliances sales
P I
P
P
P
P
P
P
Warehouse facilities not permitted under section 24.2.1 (reference
9.0)
Wayside stands -- vegetables and agricultural produce (reference
5.I.19
P
P
P
P
P
P
P
Whnlessle-Distrihution
Sia
SP
&P
sP
SP
1%
&U
�sQs9ss agooc
3
L r.
so scale, u e
On,uUM OdUk +tom, VA ZZ
Ph. O4Ze22M
mike@30scale.com
March 4, 2019
Mr. Andrew Gast -Bray
Assistant Director of Community Development/Director of Planning
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
RE: Mneff%Jd — Nock 02 — Phase Two — Major Site Plan Amendment -
Request for a Varladon to the Albemarle Place Code of Development for Building
Height
Albemarle County Tmp 6iw403-D2A, 22-61 AND W104
Dear Andrew,
Please find this letter and aMchments our request for a variation to the Albemarle Place Code
of Development (CUD) to. allow a six -story mixed -use building In Block D2 -- Phase Two..
The ownerlapplicant~ Christopher Companies,, is pursuing approval of a Major Site Plan
Amendment to SDP 2014-0W70 to construct a six W-story mixed -use building consisting of 160
apartment units and 20,000 GSf of commercial office space in lieu of the fifty-five (55)
proposed townhouses.
The 20,000 GSF of commercial space is located an the dement level with five stories of
apartments above. The Major Site Plan Amendment is being submitted concurrently with this
Variation Request.
Block D2 — Phase Two is located to the east of a row of existing residential duplex lots on
Commonwealth Drive. The basement level of the .six story building is buried on the high
(commonwealth) side, so the effective height as viewed from the east is closer to five stories
with more of the basement level being revealed as the grade falls towards the east.
IlPage
30 Scale, LLC
In Justin Drive, Palmyra, VA 22963
Ph. 4342U2M
mlke Wscale.com
Also, the proposed building location is approximately 30 feet further away and downhill from
the common property line than the approved townhouses. Please refierto the attached
Composite Cross Sections that Illustrate the existing and proposed topography and sight lines.
Page 22 of the CAD (attached herein) states that buildings in Block D shall be between two (2)
and five (5) stories. It should also be noted that Page 22 further allows eight (8) stories to
accommodate a "potential multi -family structure" In Block E, which is located directly adjacent
and to the north of Block D. in fact, the boundary of Block D was previously adjusted (as
permitted by the COD), as indicated on Exhibit A below. The location of the proposed mixed -
use building on Block D2 — Phase Two straddles the original Block D/Block E boundary line from
the COD. This is additional justification to allow a one-story increase in this "transition" zone to
Block E, where a maximum 904aot tall building was contemplated.
s ��q t�rVnrr
BLGIX
s°�:i• BOUNDARY
PHASE CM
is
ou
DT t
WU
IBIT A - BLM D2 DEMLOPMENT
OVERLAID ON CODE OF DEVELOPMENT Bi.00K PLAN (SHEET SP3 OF COD)
in addition to the amwrsectlons attached to this letter, Exhibit B on the following page shows a
schematic view of a portion of Block D and E, and an aerial photo for comparlson. As can be
seen on this exhibit, there is a significant amount of existing tree cover screening on the rear
yards of the Commonwealth lots, particularly the six buildings located adjacent to Phase Two.
The applicant Is also providing additional screening comprised of a mix of coniferous and
deciduous screening trees in accordance with the COD. For comparison, Exhibit B also
illustrates the size of a six -story building in context since the existing six -story Hyatt Hotel is
located directly adjacent to the west of the Phase Two building.
21Page
So Scale, LLC
871 losft Drhee, Pahnyray VA nM
Ph. 43U4LZW
mlke@30scafe.com
As a show of good faith to the neighbors on Commonwealth, the applicant Is proposing to
construct a pedestrian stair/bike ramp connection to the adjacent shopping strip center at Tmp
61W 3 21A. This will provide an access for the Commonwealth residents to visit the Shops at
Stonefreld, a quicker rouge to public transportation, and a more convenient way to facilltate
bicycle travel, and will help with connections to future improvements, including more transit
and when the Zan Road connection is made.
Rendered Schematic View
DIHIBIT B
Aerial Photo from Google Maps
We thank you for taking the time to rmeiew this request. Please feel free to tali me at any time
if you have any questions or would like additional Iiilbi nnation.
Sincerely,
;FM
Cr: John Repro The Chrb opher Campaniles
Randy Shr4 The Chdssopher Compar+ies
W: - menu
3JPage
3-4-201.9 - SPECIAL EXCEPTION REQUEST FOR VARIATION TO THE CODE
OF DEVELOPMENT TO ALLOW A SIX -STORY BUILDING IN BLOCK D2
design prods, the Director of Pimming and Community D"opment could grant
an exception allowing for a plaza area that would set the building facade back
farther than 20 feet from the street curb_
Minimum Yard Dimensions (20A.5j.4)
There shall be no minimum or maximum lot width axW depth requirements.
Building Heights (20A.53.5)
The maAmum building height for retail buildings shall be seventy five (75)
fleet; with a ninety (90) ,foot limitation fw residential and mixed -use strneam s.
SockkCmu'p L
Buildings within Blocks A, B, and D shall range in hdght from one to five
stories taL Buildings in Block C will range in bwght fire two to +, ; stm ies
tall. BuildbW less than two sues in heightwithin this block group shall, be
restricted to include arty those devoted to restaurants, outdoor cafe's and
ratan idnaks in general a foradty.with the Application Plan.
i3 urou_ 2:
Buildirw within Block E shall range in height from two to as many as eight
stones ball to accommodate a potential muttifarnily structure.
131ockGmup 3
Buuldin gs within Blocks F and G shall range in height hom cm to three stories
tall.
Sidewalk and Pedestria tt Patths (20A.5.1.6)
See Section 31): aStueetscape Standards of this Code.
0 ZMA Code of DeveCupwnt ° %i e c'mmiy tf? Affv rzrfe
22