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Home My WebLink AboutZMA200100007 Special Exception 2019-03-064 •J 01U.14 # APPLICATION FOR A SPECIAL EXCEPTIOIII 49 ❑ Request for a waiver, modification, variation or substitution putted by Chapter 18 = $457 B Variation to a previously approved Planned Development rezoning application plan or OR Code of Development = $457 ❑ Relief from a condition of approval = $457 Provide the following ® 3 copies of a written request specifying the section or sections being requested to be waived, modified, varied or substituted, and any other exhibit documents stating the reasons for the request and addressing the applicable findings of the section authorized to be waived, modified, varied or substituted. Project Name : Stonefield Towncenter House Block C2-I Provide the following R1 3 copies of the existing approved plan illustrating the area where the change is requested or the applicable section(s) or the Code of Development. Provide a graphic representation of the requested change. 1 copy of a written request specifying the Provision of the plan, code or standard for which the variation is sought, and state the reason for the requested variation. Current Assigned Application Number (SDP, SP or ZMA) Tax map and parcel(s): 61W-3-19A (Parrm -iti Applicant / Contact Person Madfarlane Partners, LLc Address 1812 East Grace street City Richmond State VA Z Daytime Phone# 804 IP 2322— 3 1) 233-9700 Fax# Email charles@macfarlaneva.com OWner of Record OCT Stonefield Pr- Owner LLC Address 230 Royal Palm Way, 2nd Floor City Palm Beach Daytime Phone# ( 212 ) State FL Zip 33480 308-7700 Fax#212 `~ �) 3D8-78$r7 Email odessi@oconnorcp,com County of Albemarle 401 McIntire Road Charlatte$vilk, VAA 2 902 !Voice: (434) 296-5832 Fax: _(434) 9724126 C 3W A IN APPLICATION FOR A SPECIAL EXCEPTION APPLICATION SIGNATURE PAGES VERIFICATION OF THE SIGNATURE ON THE NEXT PAGE MUST HAPPEN BEFORE THE APPLICATION MAY BE DEEMED COMPLETE If ownership of the property 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, then a document acceptable to the County must be submitted with this application certifying that the person signing has the authority to do so. If the applicant is a contract purchaser, a document acceptable to the County must be submitted containing the owner's written consent to the application and must include any applicable documents authorizing that person 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 I copy of the apipficable ownersh& information. CHECK AS OWNERSHIP OF THE DOCUMENT TO BE PROVIDED FOR THIS APPLICATION APPLICABLE PROPERTY IS A Limited liability company ("LLC") The articles of organization and when the power is delegated to someone other than a manager or a member, also the o agreement. eratin Stock & Nonstock corporation 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 agreement, may limit the board's statutory authority for a person expressly written evidence of that authorization such as a board resolution or board authorized by the board of directors minutes ❑ for a committee an action of the board of directors authorizing the committee to act; the articles of incorporation or the by-laws may limit the statutory authority for a corporate officer the by-Iaws or the delegating resolution of the board of directors. ❑ Partnership The statement ofpartnership authority, which may limit the authority of one or more partners. Limited The partnership agreement, or amendments thereto, which may limit the partnership authority of one or more general partners. (1) for trustees, an authorizing court order Incorporated & Unincorporated (2) for the corporation holding title, the appropriate corporate documents church and other religious 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 property. ❑ Land trust The deed of conveyance to the trustees and the trust instrument See Attachment A in the Land Use Law Handbook for a complete list of Authorized Signatories for Land Use Applications I APPLICATION FOR A SPECIAL EXCEPTION 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 in filing this application. I also certify that the information provided on this application and accompanying information is accurate, true, and correct to the best of my knowledge. By signing this application I am consenting to written comments, letters and or notifications regarding this application being provided to me or my designated contact via fax and or email. This onsent does not preclude such communication from also being se t via fi t class mail. 3 � C Signature of Owner/Agent or Contract -chaser Date /,20ti (jaytirne DD Print Name pho number of Signatory Fee Received Received Date MAR 0 � I019 COMMUNI7Y DEVELOPUrNT Deceived ey FOR OFFICE USE ONLY APPLICATION# ((" ]U� - p Fee Amount $ Date Paid By who? C�.11 lY IQ FV-�rftEC3 LtQCeipt # �0 Ck# a3 �j 6V� tK-4-4Avvv*%Wy MfMf BW svwwm%� AWf � R6YMw The Code of Development (20A.515. Page 22) states that maximum height of buildings in Block C is 75 ft. and the maximum number of stories is 5. We note with the current proposed development, we will be complying with the maximum building height requirement. We are requesting a special exception for the maximum number of stories from 5 to 6. We offer the following justifications to vary this requirement: 1. The existing Hyatt, across District Ave. from this site is currently 6 stories. The proposed Hyatt will provide building uniformity and compliment the height of the existing Hyatt with the approval of this special exception. 2. The total number of hotel rooms necessary to obtain the proper function size for business operational and development purposes requires six floors instead of five floors. 3. We are proposing 12,500 square feet of retail space along Bond Street within the first floor of the hotel. This addition also requires the building to be six floors instead of five. 4. The addition of the sixth floor allows us the ability to add several upscale suite rooms to the hotel room mix that will improve the quality and variety of the overall hotel's accommodations. Hyatt Special Exception Request Additional Application Materials provided April 25, 2019 and May 10, 2019 Analysis per 18-8.5.5.3: (1) The proposed Stonefield Hyatt House Hotel is consistent with the goals and ob'ectives of the Comprehensive Plan asfollows: a. The planned Hyatt House Hotel will add high quality hospitality rooms, amenities and functions to the existing mixed -use inventory of accommodations provided by the Hyatt Place Hotel within the Stonefield destination and mixed - use retail complex. b. The Hyatt House Hotel will provide a different design of studio and extended stay guestrooms with kitchen/kitchenette facilities to meet the demand for those travelers desiring longer stays within the Stonefield development. c. The Hyatt House Hotel will include a block of luxury accommodations on the sixth floor which will provide upscale travelers with a choice of a higher finish extended stay guestroom which product is not currently supplied in the submarket. d. The Hyatt House Hotel will offer meeting, dining and relaxing amenity spaces including meeting rooms, fitness facilities, an indoor pool, indoor/outdoor dining areas and exterior patio areas for use by hotel guests and the general public. e. The proposed plan includes approximately 12,400 square feet of high -quality retail space which will link the hotel's functional spaces and street presence to the existing retail buildings located adjacent to and across Bond Street from the subject property. The building's design will pay particular attention to how pedestrians experience and approach the building by accessing both the retail spaces and the hotel's main entrance and public spaces to provide a pedestrian friendly and walkable environment around the full perimeter of the property. The large clear glass entrances, full height windows and retail storefronts will provide welcoming views and opportunities for hotel guests to interact with passing visitors and shoppers making the environment an active and truly mixed -use experience. f. The close proximity and accessibility of the food service businesses to the hotel are considered major amenities and selling points for attracting guests to the proposed Hyatt House Hotel. The adjacent Hyatt Place Hotel has experienced a high percentage of shared use between hotel and the retail food services. A larger percentage of Hyatt Place hotel guests arrive and depart via taxi or Uber and choose to walk to restaurants within Stonefield for their meals. g. The Hyatt Place Hotel provides shuttle service for drop off and pick up (not airport arrivals and departures) further incentivizing hotel guests to leave their personal vehicles at home (or arrive without using rental cars) and stay local for retail and restaurant services. (2) The proposed Stonefield Hyatt House Hotel does not increase the approved development density or intensity of development. h. The proposed site plan footprint of the hotel and retail building is actually slightly less than the previously approved plan which is titled: Albemarle Place —Preliminary Site Plan Amendment for Blocks A, B, C, D & E and dated 3- 21-11 As the request for an additional floor (six in lieu of five) still falls within the height limitation as measured by number of feet, the additional floor request does not exceed the height limit as it pertains to mass and view. In addition, the number of floors requested matches the number of floors of the adjacent Hyatt Place Hotel and the scale of the two buildings will be more balanced as a result. The ability to add a sixth level of guestrooms provides additional floor area within the building which permits the project to accommodate the addition of first floor retail space (allowing true mixed -uses with the development) that would not be possible otherwise. (3) The proposed Stonefield Hyatt Hotel does not affect the timing and DhaSiw o development of any other development in the zoning district. k. The proposed building and site plan are fully contained within the development block C2-1 I. Construction of the proposed hotel and retail space will not impact the function and use of the adjacent sites and buildings. m. Parking for the proposed hotel and retail space will be accommodated on the site, per the existing shared parking agreements and with a shared parking understanding between the Hyatt Place Hotel and Hyatt House Hotel ownership and management. n. Proposed development of blocks D1 and D2 is proceeding through entitlements with Stonefield ownership and any needed coordination between the parties is being handled by O'Connor, the Stonefield development ownership and manager. (4) The pr000sed Stonefield Hyatt Hotel does not require a s ecial use permit o. This request and application for Special Exception does not require a special use permit. (5) The proposed Stonefield Hyatt Hotel is in general accord with the purpose and intent of the approved gpolication p. This request and application for Special Exception is in general accord with the purpose and intent of ZMA2013-9 I � �er� C24 ` 1 q. r. The proposed Hyatt House Hotel and retail space site plan footprint provides: L Greater vertical building setback and more building plane/elevation variation through wall jogs and transitions than the previously approved C2-1 plan above. ii. People spaces utilizing patios and courtyards (at the Bond and District corner, at the transition from the hotel entrance to the retail space and at the rear meeting space outdoor transition) provide a more integrated and active pedestrian environment than the previously approved C2-1 plan above. M. The mixed -use functions of the hospitality and retail uses within the planned building design provide more aesthetically attractive access and views to the side and rear elevations of the site. iv. The proposed green spaces and civic function spaces provided on the proposed Hyatt House C2-1 site (and by Stonefield management on the adjacent parcels) will be equal to or greater than those proposed by the previously approved C2-1 plan above. Additional information on economic development, open space, and Comprehensive Plan goals: 1. Economic Development: a. The positive economic development benefits of the proposed project are considerable: 1. The planned six story Hyatt House Hotel (which is the same approximate height in feet and the same number of floors as the adjacent Hyatt Place Hotel), will represent an investment in the County in excess of $20,000,000. The retail portion of the proposed development will likely represent an additional investment in excess of $3,000,000. 2. The investment and operating business located within the hotel portion of the building will generate significant real estate, hospitality and meals taxes for the County. The Hyatt Place Hotel which is owned and managed by the same ownership group developing this project pays Albemarle County close to $400,000 in real estate, hospitality and meals taxes and the Hyatt House Hotel is projected to pay between $425,000 and $450,000 in similar taxes. The retail portion of the building will also contribute significant additional tax revenue from real estate, sales, and meals taxes. 3. This proposed hotel project will employ between 45 and 50 full time employees and the retail portion of the project will likely employ between 30-40 employees. 4. Sewer and water connection fees to be paid to ACSA and RWSA for the proposed hotel have been estimated by the County to exceed $850,000. 2. Comprehensive Plan Goals The Albemarle County Comprehensive Plan goals are met by the proposed Hyatt House Hotel development as follows: 1. New investment, development and quality employment will be added in the existing Development Area of 5tonefield 2. Development will take place on appropriately zoned land in an existing mixed -use development community 3. Development will utilize existing County infrastructure with regards to roads, utilities and other County services. 4. Hotel development will promote block development with connections to existing sidewalks and road infrastructure 5. Hotel development will be part of a larger mixed -use development that is in keeping with the Neighborhood Model and Area Master Plan. 6. Proposed hotel will be close to public transportation and will share parking facilities with other mixed -use activities and businesses in the Stonefield development 3. The hotel shuttle van will provide transportation for hotel guests to locations within a five -mile radius of the hotel. Some of the places frequently visited by the existing `sister' Hyatt Place Hotel's shuttle van include: a. UVA buildings and grounds b. Downtown Mall and surrounding businesses and restaurants c. JPJ Arena d. UVA JAG School e. UVA Law School f. UVA Darden School g. Federal Executive Institute 4. 1 have confirmed with Herb White of W&W that the amount of Open Space on the proposed site plan is 100% of the Open Space (Green and Civic Space — Ultimate Plan dated 3-21-11 and attached) approved per the Albemarle Place —Preliminary Site Plan Amendment for Blocks A, B, C, D & E dated 3-21-11. 5. All of the hardscape and landscaped areas surrounding the proposed hotel would be deemed public and/or green spaces that would be available for use by hotel guests, retail customers, Stonefield visitors and the general public. I have highlighted, in yellow, on the attached site plan these areas that provide unrestricted access from the sidewalks that circle the hotel and retail spaces. 6. Please see # 4 above. We have not counted the pool area, the outdoor meeting room patio or the enclosed outdoor dining area in the common space highlighted as public space or counted as either Green or Civic Space. 7. It is our understanding that O'Connor will provide additional seating, benches and tables similar to the existing FF&E they, as the Stonefield property managers, have provided for other likekind areas within the Stonefield development. f�iux rr�sr{ llzr` � � IF. 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Design Consultants KA, Inc. • Architects October 15, 2003 CODE OF DEVELOPMENT APPLI NDXX A — Permitted/Prohibited Uses by Block* October 15, 2003 (revised vuly S. 20Ii� T-Pennitted uses by block; SP-Uses that maybe applied for via Special Use Permit; Blank— Uses prohibited within b ek. The square faotages for all uses shaded. in this table shall count towards the retail portion of the non-residential squat. maximum established in the Code of)Develpinent in Table is "Uses Table" Block Group 1 2 3 Block A B C D E F G Detached single. family Serni-detached and attached single-family dwellings such as duplexes, triplexes, quadraplexes, townhouses, atrium houses and R patio Houses and accessary a ar'tments. P P P P P L Multi le-fatnil dwellings P P P P P S Rental of permitted residential uses P I P P P P Homes for developmentak disabled persons 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 is Home occu atlon Class A (reference 5.2) P P P P P S Home occupation, Class B reference 5.2 SP SP SP SP SP Accessory uses and buildingsincluding storage. buildin 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 fessional offices P P P P P P P Anti ue ift Jewelry, notion and tuft she P P P P P P P Aaction houses P P P P P I P N Automobile laundries P P P P P I P O Automobile truck repair shop exclyd'ag body shop P N Automobile service stations (reference 5.1.20 Barber, beauty shops P P P P P P P R Body Sho2 SP I SP SP SP SP SP B Building materials sales P P P P P P S Tice' i personal wireless service facilities reference. 5.1.40) P P P P P P P 1 Tier II personal wireless service facilities reference 5.1.40 P P P P P P P D Tier III personal wireless service facilities Deference 5.1.40),SP SP SP SP SP SP SP B Cemeteries N Churches P P P P P P P T Clothin& apparel and shoe shops P P P P P P P I Clubs lodges, civic fr'aternaI, patriotic reference 5.1.2 P P P P P P P � Commercial kennels — indoor only (reference 5.1.11 P P P P P P Commercial recreation establishments including but not limited to U amusement cemters bowfing alloys, pool halls and dance halls P P P P P P P CommunM center P P P P P P P g Contractors' office and a ui anent stores yard P P P P P P P g Convenience stores P I P P P P P P Day care child care or nursery facility reference 5.1.0 P P P P P P P De anlnnent store Drive-in theaters P P P P P P P Drivq,-A indows serving or associated with pennitted uses SP SP SP SP SP SP SP Drug store, RLiarmacy P P P P P P P Eatine establiahment (not including fast food restaurant) P P P P P P P Exhibit C CODE OF DEVELOPMENT APPENDIX A— Permitted/Prohibited Uses b Bloek" October 15, 2003 {revised 1 8. 2010 T Permitted uses by block; SP-Uses that may be applied for via Special Use Permit; Blauk— Uses prohibited within block. 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 1: "Uses Table" Block Group l 1 2 3 Alock I A I B 1, C I D I E I P I t3 Electric, gas, oil and communication facilities, excluding tower structures and including poles, lines, transformers, pipes, meters and related fact litfes for distribution of local service and owned and operated by it public utility. Water distribution and sewerage collection lines, pumping stations and appurtenances owned and operated by the Albemarle County Service Authority. Except as otherwise expressly provided, central water supplies and central sewerage systems in conformance with Chapter 15 of the Code of Albemarle and all other a icable law. P I I P I I P I P I Factory outlet sales -- clothing and fabric P P I P I P P P I P Farmers' market reference 5,1.30 P P P P P P I P Fast food restaurant P P P P P P P Deed and seed stores reference 5.1.22) P P P P P P P Financial institutions P I P P P P P P Fire and rescuesquad stations reference 5.1.09) P P I P P P P P Fire extinguisher and se=4 products,sales and service P P P P P P P Florist P P P P P. P P Food and grocery stores including such specialty shops as bakery, candy, milk, dispensEy and wine and cltews sbo P P P P P P P Funeral homes P P P I P P P Furniture and home appliances sales and service P P P I P P P P Hardware store P P P P P P P Health club or spa P P P P P P P Heating oil sales and distribution reference 5.1.20 P P P P P P P Home and business service such as grounds care, cleaning„ exterminators landscapiniz and other repair and maintenance p P P P P P P Hgpitals SP I SP SP I SP SP SP SP Hotols motels arid. hms P I P P I P P P P Indoor athletic facilities P P P P P P P indoor theaters P. P P P P P P Laboratories medical or pharmaceutical P P P P i P P P Laundries dry cleaners P P P P P P P Laundromat (provided that an attendant shall be on duty at all hours dwing operation) P P P P P P P Libraries, museums P P P P P P P Li ht warehousing P P P P P P P Livestock sales bfach!nM and eqWpinent sales service and rental P P P P P P P Medical center P P P P P P P Mobile home and trailer sales and ssavice Modular buildiug sales Motor vehicle sales service and rental SP I SP SP $P SP SP SP Musical instrument sales P P P P I P P P New automotive parts sales P P P P P P P Newspaper publishing P P P I P P P P Newsstands. maeazines. vine and tobacco shops P P P P P P P 2 4 L' CODE OF DEVELOPMENT APPENDIX A — Pennitted/Prohibited Uses!Uses!M Block* __ October 15, 2003 (revised 201.0 *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 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 13 C D E F G Office and business machines sales and service P P P P P P P ticai Dods sales P P P P P P P Outdoor Amphitheatre with ago fixed seats and limited operation such as no loudspeakers after 10 m weekends only, etc. p Outdoor eating establishment or cafes P I P P P P P P Outdoor storage, display and/or sales serving or associated with a by -tight permitted use, if any portion of the use would be visible from a travelwa SP SP SP SP SP SP SP Parks, p1gounds and civic ces P P P P P P P PhotogrWjbc goods sales P P P P P P P Private schools P P P P P P P Professional ogn including medical dental and optical P P P P P P P Public and p4vate utilities and infrastractum 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 facilities, pumping stations and the like, owned and/or operated by the Rivwma Water and Sewer Authority P P P P P P P ` Research and development activities including a erimental testing P P P P P P P Retail nurseries and gmeenhouses P P P P P P P Sales & Service of pods associated with principal use P P P P P P P Sales of rna or recreational equipment and vehicles P P School of special, instruction 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 ad'acent ovate streets P P P P P P P Temporal Events SP SP SP SP SP SP I SP Septic tank sales and related services Spp5lng g9ods sales P P P P P P P Stand alone Orking and park!ng struoU es reference 4.12 5.1.41 P P P P P P P Stormwater management facilities shown on an approved final site plan or subdivision plat P P P P P P P Swim, plf, tennis or athletic facility P P P P P P P Tailor, seamstress P P P P P P P ERN2Lary construction uses reference 5.I .I $ P P P P P P P Temporary ncRiresidential mobile homes (rdm-ence 5.8) P P P P P P P Veterinag 0f;t'ice and Hospital P P P P P P P Visual and audio appliances sales P P P P P P P Warehouse facilities not permitted under section 24.2.1 (reference S.0 Wayside stands — vegetables and agricultw-al produce {reference i.I.l9} P P P P P P P Whnlemle nistribution SP SP 4W S$ tau 4,Jvoc 3 t rL