HomeMy WebLinkAboutZMA200100007 Special Exception 2019-06-19 (3) RESOLUTION TO APPROVE SPECIAL EXCEPTION TO VARY THE CODE OF
DEVELOPMENT FOR ZMA2001-7 STONEFIELD (FORMERLY ALBEMARLE PLACE)
WHEREAS,the Owner of Tax Map Parcels 061W003D2000A0;061 W003D2000A0;
061 W003D202200;061 W003D202300; 061 W003D202400;061 W003D202500;061 W003D202600;
061 W003D202700;061 W003D202800;061 W003D202900;061 W003D203000;061 W003D203100;
061 W003D203200; 061 W003D203300;061 W003D203400;061 W003D203500; 061 W003D203600;
061 W003D203700; 061 W003D203800;061 W003D203900;061 W003D204000;061 W003D204100;
061 W003D204200; 061 W003D204300; 061 W003D204400;061 W003D204500;061 W003D204600;
061 W003D204700; 061 W003D204800; 061 W003D204900;061 W003D205000;061 W003D205100;
061 W003D205200;061 W003D205300;061 W003D205400;061 W003D205500' 061 W003D205600;
061 W003D205700;061 W003D205800;061 W003D205900;061 W003D206000;061 W003D206100;
061 W003D209000;061 W003D209100; 061 W003D209200;061 W003D209300;061 W003D209400;
061 W003D209500; 061 W003D209600; 061 W003D209700;061 W003D209800;061 W003D209900;
061W003D210000;061 W003D210100; 061 W003D210200;061W003D210300;and 061 W003D210400
filed a request for a special exception to vary the Code of Development approved in conjunction with
ZMA2001-7 Stonefield(formerly Albemarle Place)to modify the maximum number of stories in Block
D2 from five(5)stories to six(6)stories.
NOW,THEREFORE,BE IT RESOLVED that,upon consideration of the foregoing,the
Memorandum prepared in conjunction with the special exception request and the attachments thereto,
including staffs supporting analysis,and all of the factors relevant to the special exceptions in Albemarle
County Code §§ 18-8.5.5.3, 18-33.5,and 18-33.49,the Albemarle County Board of Supervisors hereby
approves the special exception to vary the Code of Development approved in conjunction with
ZMA2001-7 Stonefield(formerly Albemarle Place)as described above,subject to the conditions attached
hereto.
* * *
I, Claudette K. Borgersen,do hereby certify that the foregoing writing is a true, correct copy of a
Resolution duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of six to
zero,as recorded below,at a meeting held on June 19,2019.
Clerk,Board of County Superv's rs
ys Hay
Mr. Dill Y
Mr. Gallaway Y
Ms. Mallek Y
Ms. McKeel Y
Ms.Palmer Y
Mr.Randolph
•
ZMA2001-7 Stonefield(formerly Albemarle Place)—Special Exception Conditions
1. The special exception applies to Block D2 as depicted on the application plan that was approved
in conjunction with ZMA201300009 entitled"Amended Application Plan—Full Build,Exhibit
A,"prepared by W/W Associates,dated October 21,2013.
2. All rooftop mechanical equipment must be fully screened from the view of adjacent properties
and adjacent public streets.
'3. A vegetative screening buffer of evergreens,which must be six feet in height when planted to the
satisfaction of the Planning Director,must be provided adjacent to the parcels along
Commonwealth Drive.
4. The development must be in general accord with the application plan for this Special Exception
Request entitled"Key Plan",prepared by 30 Scale LLC,dated May 1,2019.
1
Pail*i COUNTY OF ALBEMARLE
APPLICATION FOR A SPECIAL EXCEPTION
El Request for a waiver, modification, variation WI Variation to a previously approved Planned
or substitution permitted by Chapter 18 = $457 Development rezoning application plan or
Code of Development = $457
OR
El Relief from a condition of approval = $457 Provide the following
[ia 3 copies of the existing approved plan
Provide the following illustrating the area where the change is
❑ 3 copies of a written request specifying the requested or the applicable section(s) or
section or sections being requested to be the Code of Development. Provide a
waived, modified, varied or substituted, and graphic representation of the requested
any other exhibit documents stating the change.
reasons for the request and addressing the ® 1 copy of a written request specifying the
applicable findings of the section authorized provision of the plan, code or standard for
to be waived, modified, varied or substituted. which the variation is sought, and state the
reason for the requested variation.
Project Name : Stonefield Block D2
Current Assigned Application Number (SDP, SP or ZMA)SDP 2014-00070
Tax map and parcel(s): 61W-030D2-A,61W-03-D2-(22-61), and (90-104)
Applicant/ Contact Person Christopher at Stonefield, LLC /Michael F. Myers, PE, CFM
Address 10461 White Granite, Suite 103 City Oakton State Va Zip 22124
Daytime Phone# (434 ) 242-2866 Fax# (703 ) 352-0960 Email Mike@30scale.com
Owner of Record Christopher at Stonefield, LLC and The Towns of Stonefield Homeowners Association, Inc.
Address 10461 White Granite, Suite 103 City Oakton State Va Zip 22124
Daytime Phone# (703 ) 352-5950 Fax# (703 ) 352-0960 Email Johnr@ChristopherCompanies.cor
County of Albemarle
Community Development
401 McIntire Road Charlottesville,VA 22902 Voice: (434)296-5832 Fax: (434)972-4126
Pagi 2 COUNTY OF ALBEMARLE
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(1)copv of the applicable ownership 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 operating agreement.
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
nfor 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-laws or the delegating resolution of the board of directors.
The statement of partnership authority,which may limit the authority of one
Partnership or more partners.
The partnership agreement,or amendments thereto,which may limit the
❑ Limited partnership authority of one or more general partners.
(1) for trustees,an authorizing court order
IIncorporated&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
ticc Attachment A in the Land Use Lair Handbook for a complete list of Authorized Signatories for Land Use Applications
•
Page 3 COUNTY OF ALBEMARLE
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 consent does not preclude such written communication from also being sent via first class mail.
02/19/2019
Signature of e A Contract Purchaser Date
E. John Regan Jr. Executive Vice President of CMI, Ma 703-927-8677
Print Name Daytime phone number of Signatory
FOR OFFICE USE ONLY APPLICATION# 3DR3C114 ---40 Fee Amount$ 7 — Date Paid -5/ 9
By who? j An I Q Qfl Receipt# /1 1M0 Ck# go t b. B
9f6 9
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30 Scale, LLC \�
871 Justin Drive,Palmyra,VA 22963 .
Ph.434.242.2866 \c
mike@30scale.com �`
,N
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: Stonefield—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 61W-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
II. 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
1 ' Page
30 Scale,LLC
871 Justin Drive,Palmyra,VA 22963 SC O
Ph.434.242.2866
mike@30scale.com -44/
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 café 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).
PEDESTRIAN/BIKE RAMP DUPLEXES
+��--CONNECTION
-
RAMP U/TA
PINKING DE
KOBER WAY
RAGE
_ .. NTRANCE
PARK
^' UNDERGROUND PARKING
O
m O
PHASE-. •
LINE
20,000 GSF OFFICE
■ 6,000•SF
LOBBY ENTRANCES
•
__ AIN ENTRANCE]
OUTDOOR SITTING �s INGLEWOOD DRIVE
AREA.
AREA SOO SE
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 a 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:
Wage
30 Scale,LLC
871 Justin Drive,Palmyra,VA 22963 SC
Ph.434.242.2866
mike@30scale.com .14
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.
EXISTING DUPLEXES
PEDESTRIAN/BIKE RAMP
CONNECTION
KOBER WAY
I t �a•,_��
y PARK x O ? D iYc '
PARKING DECK(ONE LEVEL)
•
PHASE—+
MULTI-FAMILY-160 UNITS
LINE ®
(FIVE STORIES)
ro°°"SMOG IA SOD Si /�/s INGLEWOOD DRIVE
.-
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
II. 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:
Wage
30 Scale, LLC
871 Justin Drive,Palmyra,VA 22963 SC
Ph.434.242.2866
mike@30scale.com -44/
(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 Stonefield 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:
4IPage
30 Scale, LLC
871 Justin Drive,Palmyra,VA 22963
Ph.434.242.2866
G� \
mike@30scale.com N-C14
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 20,000 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)
5I
30 Scale, LLC
871 Justin Drive,Palmyra,VA 22963 S \ O
Ph.434.242.2866
mike@30scale.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.
• 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:
• 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.
6J
30 Scale, LLC
871 Justin Drive,Palmyra,VA 22963 SC
Ph.434.242.2866
mike@30scale.com '44/
This requirement is met with the onsite park and the available amenities in the Stonefield
shopping center.
• 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:
i. 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.
ass• • • . , • r��Un alp•"
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.
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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
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x. Mixture of housing types and affordability—The property will have an approximate
50/50 mix of 1BR and 2BR apartments for rent which will serve to provide affordability to
a broader range of citizens.
xi. 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.
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Wage
30 Scale, LLC
871 Justin Drive,Palmyra,VA 22963 \ QD
Ph.434.242.2866 \
mike@30scale.com
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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 D1 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
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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 D2,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.
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In addition to the above elements to be included in Block Group 1,the proposal
incorporates a mixed-use building with "first floor specialty 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
12IPage
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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.
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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.
13 ! Page
30 Scale, LLC
871 Justin Drive,Palmyra,VA 22963 •
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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.
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_ _• [rSCREENING PLANTINGS IN BUFFER
KOBER WAY 4-11
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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
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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,
/ 7
Micha/ yers, P.E.,CFM
Cc:John Regan,The Christopher Companies
Randy Steck,The Christopher Companies
attachments
15IPage
i
Z9112. Code of Development
9t[bemarte Place
The County of Albemarle, Virginia
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Submitted by:
'The Landonomies Group • Owners and Developers
'The Cox Company • Planning and Design Consultants
KA, Inc. •Architects
• October 15,2003
CODE OF DEVELOPMENT APPENDIX A—Permitted/Prohibited Uses by Block* ,
October 15,2003 (revised ,July 8,2010)
*P-Permitted uses by block;SP-Uses that may be applied for via Special Use Permit; Blank—Uses prohibited within beck.
The square footages for all uses shaded in this table shall count towards the retail portion of the non-residential square t^e*^p—
maximum 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 family _ _
Semi-detached and attached single-family dwellings such as
duplexes,triplexes,quadraplexes,townhouses,atrium houses and P P P P P
R patio houses,and accessory apartments. _
B Multiple-family dwellings P P P P P
S Rental of permitted residential uses P P _ P _ P P
Homes for developmentally disabledprersons(reference 5.1.07) 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 occupation,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 buildings,including 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
O Automobile,truck repair shop excluding body shop P
N Automobile service stations(reference 5.1.20)
Barber,beauty shops _ P P P P P P P
R Body Shop SP SP SP SP SP SP
E Buildin&materials sales P P P P P P
S Tier I personal wireless service facilities(reference.5.1.40) P P P _ P P P P
I Tier II personal wireless service facilities(reference 5.1.40) P P P P P P P
D Tier III personal wireless service facilities(reference 5.1.40) SP SP SP SP SP SP SP
E -
N Cemeteries
T Churches P P P _ P P P P
1 Clothing,apparel and shoe shops P P , P P _ P P P
A Clubs, lodges,civic,fraternal,patriotic(reference 5.1.2) P P P P , P P P
L Commercial kennels—indoor only(reference 5.1.11) P P P P P P
Commercial recreation establishments including but not limited to P P P P P P P
U amusement centers,bowling alleys,pool halls and dance halls
S Community center P P P P P P P
E Contractors' office and equipment storageyard P P P P P P P
S Convenience stores P P _ P P _ P _ P P
Day care,child care,or nursery facility(reference 5.1.0G) - P P P P P P P
Department store P P P P P P P
Drive-in theaters
Driv -windows serving or associated with permitted uses SP - SP SP SP SP SP SP
Drug store,pharmacy P P P P _ P P P
Eating establishment(not including fast food restaurant) P P P P P P P
Exhibit C
L
CODE OF DEVELOPMENT APPENDIX A—Perntitted/Probibited Uses by Block*
October 15,2003 (revised ,Ju y 8,20101 I I
*P-Permitted uses by block;SP-Uses that may be applied for via Special Use Permit;Blank—Uses prohibited within b ock.
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 B C D E F G
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 a public utility. Water distribution and sewerage
collection lines,pumping stations and appurtenances owned and P P P P P P P
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 Code of
Albemarle and all other applicable law. _
Factory outlet sales—clothing and fabric P P P P P P P
Farmers'market(reference 5.1.36) P P P P P P P
Fast food restaurant P P P P P P P
Feed and seed stores(reference 5.1.22) P P P P P P P
Financial institutions P P P P P P P
Fire and rescue squad stations(reference 5.1.09) P P P P P P P
Fire extinguisher and security 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, P P P P P P P
candy,milk,dispensary and wine and cheese shops _
Funeral homes P P P P P P
Furniture and home appliances(sales and service) P P P 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, P P P P P P P
exterminators,landscaping and other repair and maintenance
Hospitals SP SP SP SP SP SP SP
Hotels,motels and inns P P P 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 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 P P P P P P P
during operation)
Libraries,museums P P P P P P ' P
Light warehousing P P P P P P P
Livestock sales
Machinery and equipment 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 service
Modular building sales
Motor vehicle sales,service and rental SP SP SP SP SP SP SP
Musical instrument sales P P P P P P P
New automotive parts sales P P P P P P P
Newspaper publishing P P P P P P P
Newsstands,magazines,pipe and tobacco shops P P P P P P P _
2
1
1 CODE OF DEVELOPMENT APPENDIX A—Permitted/Prohibited Uses by Block* ,
October 15,2003 (revised ,111104 20101
"P-Permitted 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 B C D E F 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 P
(such as no loudspeakers after l 0pm,weekends only,etc.) ,
Outdoor eating establishment or café P _ P P P P P 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 SP SP SP SP SP SP SP
from a travelway _ _
Parks,playgrounds and civic spaces 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 optical P P P P P P P _
Public and private 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 P P P P P P P
and sewer transmission,main or trunk lines,treatment facilities,
pumping stations and the like,owned and/or operated by the
Rivanna Water and Sewer Authority _
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 of major 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 P P P P P P P
events to be conducted on adjacent private streets ,
Temporary Events SP SP SP _ SP SP SP SP
Septic tank sales and related services
Sporting goods sales P P P P P P P
Stand alone parking and parking structures(reference 4.12,5.1.41) P P P P P P P
Storrmvater management facilities shown on an approved final site P P P P P P P
plan or subdivision plat
Swim,golf,tennis or athletic facility P P P P P P P
Tailor,seamstress p P p p P P P
Temporary construction uses(reference 5.1.18) P P P P P P P
Temporary nonresidential 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 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 P P P P P P P
5.1.19)
Wholesale Distribution Si' SP SP SP SP Si'- SP
1665953 7&DOC
3
L
30 Scale, LLC
871 Justin Drive,Palmyra,VA 22963
Ph.434.242.2866
mike@30scale.com -4k
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: Stonefield—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 61W-03-D2A, 22-61 AND 90-104
Dear Andrew,
Please find this letter and attachments our request for a variation to the Albemarle Place Code
of Development (COD) to allow a six-story mixed-use building in Block D2— Phase Two.
The owner/applicant, Christopher Companies, is pursuing approval of a Major Site Plan
Amendment to SDP 2014-00070 to construct a six (6)-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 on the basement 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.
1I
30 Scale, LLC
871 Justin Drive,Palmyra,VA 22963 Sc
Ph.434.242.2866 y
mike@30scale.com 'g ,
Also, the proposed building location is approximately 30 feet further away and downhill from
the common property line than the approved townhouses. Please refer to the attached
Composite Cross Sections that illustrate the existing and proposed topography and sight lines.
Page 22 of the COD (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 90-foot tall building was contemplated.
_ i%
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EXHIBIT A- BLOCK D2 DEVELOPMENT
OVERLAID ON CODE OF DEVELOPMENT BLOCK PLAN (SHEET SP3 OF COD)
In addition to the cross-sections 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 comparison. 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.
2I ' ,
30 Scale, LLC
871 Justin Drive,Palmyra,VA 22963 S� ( ,J
'�`�
Ph.434.242.2866 �
mike@30scale.com -4k
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
Stonefield, a quicker route to public transportation, and a more convenient way to facilitate
bicycle travel, and will help with connections to future improvements, including more transit
and when the Zan Road connection is made.
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EXHIBIT B
We thank you for taking the time to review this request. Please feel free to call me at any time
if you have any questions or would like additional information.
Sincerely,
//.
Mich;.�Myers, P.E., CFM
Cc:John Regan,The Christopher Companies
Randy Steck,The Christopher Companies
attachments
31 '
3-4-2019 - SPECIAL EXCEPTION REQUEST FOR VARIATION TO THE CODE
OF DEVELOPMENT TO ALLOW A SIX-STORY BUILDING IN BLOCK D2
Albemarl Place
design process,the Director of Planning and Community Development 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.5.i.4)
• There shall be no minimum or maximum lot width and depth requirements.
Building Heights (20A.5.i.5)
• The maximum building height for retail buildings shall be seventy five (75)
feet,with a ninety(90)foot limitation for residential and mixed-use structures.
Block Croup i
Buildings within Blocks A, B, and D shall range in height from one to five
stories tall. Buildings in Block C will range in height from two to five stories
• tall. Buildings less than two stories in height within this block group shall be
restricted to include only those devoted to restaurants, outdoor cafe's and
retail kiosks in general conformity with the Application Plan.
131ock Group 2:
Buildings within Block E shall range in height from two to as many as eight
stories tall to accommodate a potential multifamily structure.
Block Group 3:
Buildings within Blocks F and G shall range in height from one to three stories
tall.
Sidewalk and Pedestrian Paths (20A.5.i.6)
• See Section 3.D: Streetscape Standards of this Code.
• Z9frfit Cole of Development ° 7Tk County opi mark
22
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County of Albemarle
Department of Community Development
To: Albemarle County Board of Supervisors
From:Tori Kanellopoulos, Planner
Date:June 19, 2019
Item: Request for Special Exception to vary the Code of Development of ZMA200100007, Stonefield
(formerly Albemarle Place) regarding number of stories for building height.
Tax Map Parcels: 061W003D2000A0; 061W003D2000A0; 061W003D202200; 061W003D202300;
061W003D202400; 061W003D202500; 061W003D202600; 061W003D202700; 061W003D202800;
061W003D202900; 061W003D203000; 061W003D203100; 061W003D203200; 061W003D203300;
061W003D203400; 061W003D203500; 061W003D203600; 061W003D203700; 061W003D203800
061W003D203900; 061W003D204000; 061W003D204100; 061W003D204200; 061W003D204300;
061W003D204400; 061W003D204500; 061W003D204600; 061W003D204700; 061W003D204800;
061W003D204900; 061W003D205000; 061W003D205100; 061W003D205200; 061W003D205300;
061W003D205400; 061W003D205500' 061W003D205600; 061W003D205700; 061W003D205800;
061W003D205900; 061W003D206000; 061W003D206100; 061W003D209000; 061W003D209100;
061W003D209200; 061W003D209300; 061W003D209400; 061W003D209500; 061W003D209600;
061W003D209700; 061W003D209800; 061W003D209900; 061W003D210000; 061W003D210100;
061W003D210200; 061W003D210300; 061W003D210400
Magisterial District:Jack Jouett
School Districts: Woodbrook Elementary School,Jouett Middle School, Albemarle High School
Zoning District: Neighborhood Model District (ZMA2001-7)
Summary of Request for Special Exception:
The subject properties for the "Stonefield" development are zoned NMD (Neighborhood Model District),
per approved ZMA200100007 and per updated application plan ZMA201300009. Special exceptions to
vary from the provisions contained in the approved Code of Development for properties in the NMD
district may be granted by the Board of Supervisors, pursuant to County Code §18-8.5.5.3 and §18-
33.49.
The applicant (Mike Meyers, 30 Scale) has requested a special exception to vary the approved Code of
Development per ZMA200100007 (Stonefield, formerly Albemarle Place):
1. Special Exception request to modify (increase) the maximum number of stories in Block D2 from
five (5) stories to six (6) stories pursuant to County Code §18-8.5.5.3(a)(1).
Please see Attachment B for staff's full analysis.
ATTACHMENT B—STAFF ANALYSIS
STAFF PERSON: Tori Kanellopoulos
BOARD OF SUPERVISORS: June 19,2019
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
a. 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 mixed-use building with 160 multi family units and
20,000 square feet of office space in Block D2 of Stonefield. The Code of Development for Stonefield allows buildings
of one to five stories by-right in Block D. 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 Centers and around Centers) 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
employment uses as an appropriate use in Destination Centers. Both of these Comprehensive Plan
designations (Urban Mixed Use in Centers and around Centers) call for a mixture of uses and encourage
residential units located on upper floors. This proposal will have office space on the first floor, with the 160
multi-family units located on the additional floors,as well as structured parking.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 different than what is shown on the application plan
Attachment D:Public Comment
Summary of Concerns:
Several adjacent residents in Phase 1 of Block D2 (existing townhomes)expressed concern through
email, over the phone,and during the Site Review Committee (SRC)meeting for the Major Site Plan
Amendment submittal(which reflects the six(6)stories requested through the Special Exception).
Emafled comments are included below.Concerns were about traffic, parking, and street width.Staff has
conducted several site visits and measured existing street sections to ensure they were built to the
approved site plan.Staff and the applicant held a non-mandatory community meeting on May 20th,
2019,during the regularly scheduled Hydraulic CAC meeting.There were no significant concerns
expressed during this meeting. Letters were sent to adjacent residents, including to the street
addresses on Commonwealth Drive to ensure that both renters and owners were notified.The letter is
included below.Staff has not received any comments or questions from any Commonwealth Drive
residents.
Mon 5/2O/2019 9:42 AM
J johr_titus@verizon.net
RE Hydraulic Area Community Meeting
To Ton Kanellopoulos
t If there are problems with how this message is displayed.dick hers tc vipw It in a web browser.
'
+ Get more
Thank you.
My concerns are height of the building(6 stories)....all the townhomes are 3 and this mixed use development was never mentioned during
the sales process.It was always going to be a mirror of phase one...a total of 104 townhomes.
The proposed change includes 160 apts and 75 parking spaces along with commercial operations...more traffic,light,noise.
I also am informed that the remaining townhomes in phase one will be rental.Christopher Co.has dosed their sales office and turned the
remaining 2 unsold units over to Montague Miller.
Significant changes since I closed on this property.
I feel that this is close to"bait and switch'and am disappointed by these developments.
John
lea C.,1>'.52NA
JT John TitJs rjchn_titus@verizo.^._aet
RE:Stonef,dd rmroscd Dr>'ekpmcnt
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c.n>r.1h+da+r ean•':e•.:-r.c,. ;.V7-r,*Mc,rnof 0.veleade•.r.f.•.-,i.n••-Y..r��.
Tod,
Thank you for sending the ARB submission.Did you see the article about this development In the OP today?
Now that I see the actual layout I am even more concerned about the limited access and egress it the main entrance to The Towns al Stoneheld phase 1 Is to be utilized by
vehicular traffic to the apartments/commercial space/parking facility in phase 2.
The street(Strong Blvd)in front of my unit Is 1 way and 11 11 ft wide from curb to curb.
The present main entrance(Kober Way)to the development is also 1 way fn and 1 way out and each lane is 10.1ftwide.
I can't tell exactly where the entrance/exit points are for phase 2,but am concerned that the potential daily traffic in and out of this new development will overwhelm the current at
plan and have unintended consequences for phase 1.
If,as you said,Flre/Rescue vetted the phase 1 design,and they have stated that their equipment cannot make the turns Into the townhome"alleys',then I wonder it the vetting
process worked(made any difference)in phase 1 and what will happen in phase 2 without some slgntftcant'adjustments'in street location and width?
Is there a process to submit written comments?I am committed to another meeting on Thursday.
Thank you.
John
Tori Kanellopoulos
From: John Titus <john_titus@verizon.net>
Sent: Wednesday, May 29, 2019 5:19 PM
To: Diantha McKeel;Julian Bivins;Cynthia Neff
Cc: Tori Kanellopoulos
Subject: Stonefield Phase 2
Attachments: Stonefield Literature and Site Plan_pdf
Importance: High
Dear Ms. Neff, Ms. Bivins, Ms. McKeel,
I write you in reference to the SDP201900012 Stonefield Block D2 — Major
Amendment.
I have not, at this writing, been able to review the May 20,2019 CAC meeting minutes.
I currently reside at 2407 Strong Blvd. (Lot 87) in the Towns at Stonefield Phase 1. I
closed on this property in March 2018 and was the first to occupy the Strong Blvd.
units.
My townhome faces the "Park" and is approximately 25 yards away from the proposed
20,000 square feet of office space and 160 multifamily units which will be contained in
a 6 story building that includes 75 parking spaces.
I have spoken with Mr. Michael Myers, the project engineer, and have the following
concerns:
➢ Until receiving the March 29,2019 notification from the Department of Community
Development, there had never been any discussion with me regarding anything
being built in Phase 2 except another 52 townhomes to mirror those in Phase 1.
All the promotional/sales literature indicated a total of 104 townhomes (11
). I feel that I have been a victim of a "bait and switch" sales technique. I
may not have made the decision to purchase in this development had I known
that the planned build out would change within the year. I also am informed that
the remaining 28 townhomes to be built in Phase 1 will be rental units and not for
sale.
➢ The height of the proposed mixed use structure is 6 stories. The Towns at
Stonefield are 3 stories. Please consider reducing the height of this proposed
building. This elevation will negatively impact the residents' viewshed.
➢ The increased traffic entrance and egress will at various times potentially
overwhelm the present street/alley system. Strong Blvd is one way and the
width of the street is 11.1 feet from curb to curb. The main entrance to the
development (Kober Way) is also one way and each lane is 10.1ft.wide. Is there
not a better traffic solution?
1
I am hopeful that the CAC will review and consider my cor►ee►ns and request of the
developer modifications to the proposed amendment which will preserve as much as
possible the integrity of the original development plan....and what I thought I was
purchasing in March of 2018.
Thank you for taking into account my concerns/suggestions. Should you desire any
additional information or clarification, please contact me either electronically or by
phone.
Sincerely,
John Titus
2407 Strong Blvd.
C'ville,Va 22901
(434) 202-0616 H
(804) 432-3832 M
0 Virus-free. www.avast.corn
2
30 Scale,LLC
871 Justin Drive,Palmyra,VA 22963 Q
Ph.434.242.2866
mike@30scale.com
May 10,2019
RE: Community Meeting for Stonefield—Block D2—Phase 2
Special Exception for Major Site Plan Amendment(SDP 2019-00012)
Albemarle County,VA—TMP 61W-03-D2-A,lots 1-21 and 62-89
Dear Neighbor,
We invite you to attend a Community Meeting on May 20,2019 at 5:30 PM at Greer Elementary School,190
Lambs Ln,Charlottesville,VA 22901(see map,reverse side),regarding our request to amend the approved site
plan to construct a 6-story mixed-use building on the 2.7-acre parcel area shown below on Figure 1. The previous
approved plans called for the construction of 55 townhouse units. A variation is being requested with the site plan
amendment to allow an increase in the number of stories from five to six. \ `/
ns
The purpose of the meeting is to provide an i"' o
opportunity for residents to receive information and
219, 2110
ask questions about the proposed project,County ^• ' 44,3 a1�.
review procedures,and relevant regulations and
policies of the County applicable to the proposed / '
project. The applicant and County Staff will be �f,.ias4 43104
available at the meeting to answer questions about
the project and the review process. loos .!•
- ' SITE N
The meeting will start(doors will open)at !' i i.
'' .
5:30 PM,and we would expect approximately 30 { / �'`�s` _ �'Y
minutes for a brief presentation and Q/A. We look a,` ' / /
forward to seeing you there. �' 6;';'.5/' / 210o
zsoi. 42.4��s+/ ff
Sincerely, Figure 1:Site Vicinity Map
4ye ,P.E.,cFM
Cc:John Regan
Attachment
11
30 Scale,LLC
871 Justin Drive,Palmyra,VA 22963 SC 4
Ph.434.242.2866
mike@30scale.com
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MAP TO GREER ELEMENTARY SCHOOL
190 LAMBS LN,CHARLOTTESVILLE,VA 22901
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