HomeMy WebLinkAboutZMA200100007 Special Exception 2019-06-05ATTACHMENT B — STAFF ANALYSIS
STAFF PERSON: Tori Kanellopoulos
BOARD OF SUPERVISORS: June 5, 2019
Staff analysis of this special exception request to vary from the approved ZMA Code of Development was conducted
pursuant to the following applicable provisions and evaluation criteria contained in County Code §18-8.5.5.3:
8 PLANNED DEVELOPMENT DISTRICTS - GENERALLY
8.5 PROCEDURES FOR PLANNED DEVELOPMENT APPLICATIONS
8.5.5.3 VARIATIONS FROM APPROVED PLANS, CODES, AND STANDARDS OF DEVELOPMENTS
The director of planning is authorized to grant a variation from the following provisions of an approved
plan, code or standard:
1. Minor changes to yard requirements, build -to lines or ranges, maximum structure heights and
minimum lot sizes;
c. The director of planning is authorized to grant a variation upon a determination that the variation:
(1) is consistent with the goals and objectives of the comprehensive plan;
(2) does not increase the approved development density or intensity of development;
(3) does not adversely affect the timing and phasing of development of any other development in
the zoning district;
(4) does not require a special use permit; and
(5) is in general accord with the purpose and intent of the approved application.
Staff Analysis — Request #1 for Special Exception to Vary:
Variation request for an additional story in height for proposed Hyatt Hotel in Block C2-1 of Stonefield. The Code of
Development for Stonefield allows buildings of two to five stories by -right in Block C. Variation is per County Code §18-
8.5.5.3(a)(1).
Evaluation criteria per County Code §18-8.5.5.3(c):
(1)
The requested variation is consistent with the goals and objectives in the Comprehensive Plan. This property
is designated Destination Center and Urban Mixed Use in the Places29 Master Plan. The Places29 Master
Plan lists a maximum building height of five (5) stories in Destination Centers. However, the Places29 Master
Plan was modeled after Stonefield's (formerly Albemarle Place) Code of Development, which allows a
maximum of eight (8) stories in Block E. The Places29 Master Plan includes hotels as an appropriate use in
Destination Centers. These Centers should have a mixture of uses and should have mixed -use buildings. This
proposal will have a retail, commercial or office use on the first floor, with additional spaces for meeting
rooms and dining areas, with the hotel located in the additional floors. The location of the proposal within
Stonefield provides opportunities for walking to a variety of other uses, including retail and dining.
Evaluation criteria met.
(2)
The requested Variation would not increase the approved development density or intensity of development.
Evaluation criteria met.
(3)
The requested Variation does not adversely affect the timing or phasing of development of any other
development in the zoning district.
Evaluation criteria met.
(4)
The requested Variation does not require a Special Use Permit.
Evaluation criteria met.
(5)
The requested Variation is in general accord with the purpose and intent of the approved application plan.
The proposal will provide greater than or equal to the amount of open and civic space shown on the
application plan. The proposed building footprint is within the footprint shown on the application plan.
Evaluation criteria met.
Additional factors for consideration:
A. The existing six -story Hyatt was approved with a special exception for its additional story and is located in
adjacent Block D, which also has a height limit of five stories.
B. The applicant's justification includes the factor that the mixed -use building is only economically viable due
to the additional proposed story. Mixed -use buildings are called for in Destination Centers in the Places29
Master Plan and in Stonefield's Code of Development.
C. The following comment was provided by the County's Economic Development Office: "This project is located
in a federally -designated census tract known as an Opportunity Zone (OZ). Goal 4, Objective 3 of Project
ENABLE calls for the County to "lead the promotion of Opportunity Zones." These areas present a unique
opportunity for the County to attract private capital investment. In this case, the proposed height exception
would allow for a mixed -use development to include a hotel and retail space. Staff supports the applicant's
analysis and adds that Goal 7, Objective 2 of Project ENABLE calls for County support of 'existing and new
tourism products."'
D. Please see the application for Variation Request (Attachment A) for the applicant's description and
justification.
Staff Recommendation — Request for Special Exception:
With regards to the findings contained herein, inclusive of the criteria to be considered per County Code §18-
8.5.5.3(c), as well as other additional factors, staff recommends approval of this Variation Request with conditions.
Specifically, staff recommends that the Board adopt the attached Resolution (Attachment C) to approve with
conditions the Variation Request for a special exception to vary the Code of Development approved in conjunction
with ZMA2001-7 Stonefield (formerly Albemarle Place) so as to modify (increase) the maximum number of stories in
Block C2-1 from five (5) stories to six (6) stories pursuant to County Code §18-8.5.5.3(a)(1).