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ZMA200100007 Special Exception Waiver, variation or substitution requirement 2019-06-05
RESOLUTION TO APPROVE SPECIAL EXCEPTION TO VARY THE CODE OF DEVELOPMENT FOR ZMA 2001-7 STONEFIELD (FORMERLY ALBEMARLE PLACE) WHEREAS,the Owner of Tax Map Parcel Number 061 W0-03-00-019A0 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 C2-I 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 5,2019. • (1/0--ad Clerk,Board of County Su isors Ave Nay • Mr.Dill Y Mr. Gallaway Y Ms.Mallek Y I Ms.McKee! Y Ms.Palmer Y Mr.Randolph Y • • • ZMA2001-7 Stonefield(formerly Albemarle Place)—Special Exception Conditions 1. The special exception shall apply to Block C2-I as depicted on the application plan for ZMA201300009 entitled"Amended Application Plan—Full Build,Exhibit A,"prepared by W/W Associates,dated October 21,2013. 2. The development shall be in general accord with the application plan for this Variation Request entitled"Stonefield Towncenter Hyatt House,Block C2-I: Preliminary ARB Site Plan",prepared by W/W Associates,dated May 16,2019. F Page 1 COUNTY OF ALBEMARLE APPLICATION FOR A SPECIAL EXCEPTION O Request for a waiver,modification, variation G3 Variation to a previously approved Planned or substitution permitted by Chapter 18 = $457 Development rezoning application plan or Code of Development= $457 OR ❑ Relief from a condition of approval = $457 Provide the following lig 3 copies of the existing approved plan Provide the following illustrating the area where the change is O 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 B 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 Towncenter Hyatt House Block C2-I Current Assigned Application Number (SDP, SP or ZMA) Tax map and parcel(s): 61W-3-19A (Parcel 1) Applicant / Contact Person Macfarlane Partners, LLC Address 1812 East Grace Street City Richmond State VA Zip 23223 Daytime Phone# (804 ) 233-9700 Fax# ( ) Email charles@macfarlaneva.com Owner of Record OCT Stonefield Property Owner LLC Address 230 Royal Palm Way, 2nd Floor City Palm Beach State FL Zip 33480 Daytime Phone# (212 ) 308-7700 Fax# (212 ) 308-7880 Email odesai@oconnorcp.com County of Albemarle Community Development 401 McIntire Road Charlottesville,VA 22902 Voice: (434)296-5832 Fax: (434) 972-4126 r Paget 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)copy 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. CIStock&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-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 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. 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 onsent does not preclude such ' n communication from also being se t via fi t class mail. 3 (0 t/ Signature of Owner/Agent or Contract urchaser Date ar/ec S. 4C-766/1 @DTa;3 - (7o Print Name e phdnumber of Signatory Fee Received / ( t a° MAR 0 7 2019 Received Date LLL L COMMUNITY DEVELOPUFT Received By FOR OFFICE USE ONLY APPLICATION# � ]lZ ��' Fee Amount$ �1r,D- — Date Paid . /y//CI By who?MGC.iciv Ietne thrillfS L( ceipt# I fl O3 Ck# r�q p�C1 By \J3 / ,� v ../�' .._..<. I 1 A - �W ��MMT T MUMuu � i• I-- �_'�,:� .• Mk ) /I / 1 l DISTRICTAV6NUE I / _ _..// /�d,r M B ME I. ' GRAM.SCALE MUST BE USED I __ _ _-__..______ �__ _ ___ _.-_.� _ SM N _ _w_ _ '1 N w �,_ .r-• • w �I� • r N - ' 11Nwarm w • w M pl► �ias:.oi�9' - - 411E w��i► AWE. _ t_ - - ' s' : - p . o o ,/ / IrIII 01.111110111 — — _ dMae,Mid i j� uciE- I /I .. r_ __,, , o O vifir-,-7___-_—ii,10- = i' 1�� ='"Alm ' ,'� fly 7 _3� BUILDING ` 9 0 Na w Erf v, • ,�,.��iO—y am t'1 it s FFE=493.5' . �1 j 111-'.- PROPOSED HOTEL //�(J O I i,- - �� __lialli 1__ii:_ ___ Ew ASPHALT I I ) r I . BUILDING I O, —- IC2-1 _ _ / -4- / ' ' '� oo FFE-093.5' .en Asv..r :I O Yck I -I- ..... ._ N. \ I: `,II I wi 1 - �-7� T \ I I I FFE�92.5' ��� Y\ �,/1�i - i C 1�,�,i r •.'�.I `yy IT!� :._ i �� y �� ®�•.tom ' I � I I� 41 �i \ 0.: d x9'NLm { /� l / _ i �A S se I"lak \�,'I V p t 0'S W EM ' •!trip' r I 7 cio „ .,,...d , ‘,,,„ tcril% / l 11v, m•Lnd \ . i- 1h,.,,, filil i i'' i• , / �... UA.fMI AT I ke Q H' I I \ j \� / i I • wEr A!«lT o:.1 l I`III \\ F y�'(, n I PROPOSED RETAIL, 01� it \' I( // COMMERCIAL,OR OFFICE C I \. Li i l _ / 1 FFE�91.5' ,n,,,7441E I wKt o 1 \ \ I tY tli N FFE�905 \ I �De� I I/ �v v D l /t/ ` I u _ �� • • i a I I r1Jityii nmililiill • / r t J / o w°a I g I \l IIIIIIIIIIIIIII / `-//�. / ...llllllllllllll '/ '.\. (� -- -- j-— - � -IIIIIIIIIIIIIII /� \ // ��� .11...1 JI' 1 II Sw---sw f-vN—SA.—SW— I O -'`', °\ k- \\\ \\\ 5 LT, r---'7 1111. I °I —I _/"/ / , , I o:11. 1 I a ti , \ NS STONEFlELD TOWNCENTER sEr REv.�- "IY B�°1„ecns w,. HYA1T HOUSE BLOCK C2-1 Sua xrax< s Na ALBEMARLE ClSUNTY, VIRGINLt du.!NG MAWR: A^"p" s ASSOCIATESOM BY ""£' PREaaONORV ARB WE FUN EXH-1 .. sNEE „uNRER: -- WA„AWR: Fla moor. DISCIPLINE SUM WE: 9 "- --.7 2/80J9.06 NMLIID DA=N.Ar Cra s",.' 5/16/19 1011 .0. SNEET TENSION w NM N9. SHEET 0EMON Ir POE The Code of Development(20A.5.i.5. 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 objectives of the Comprehensive Plan as follows: 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 i. 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. j. 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 phasing of 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 proposed Stonefield Hyatt Hotel does not require a special 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 application p. This request and application for Special Exception is in general accord with the purpose and intent of ZMA2013-9 ,w4\ I )/(// !ff r. The proposed Hyatt House Hotel and retail space site plan footprint provides: i. 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. iii. 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 a. The Albemarle1County 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 Stonefield 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. I 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. 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I rnr o I ' -a I rifi 1� AA ■ i ;MI ]Im sl 'Ia ICI I•;I[II'. hill.: Igo �O ri�= 4 II I II'oE �Ik , .�ILfI'�:gi . ®Z O - - � - - - ..,VS - - - - bb 0 0 000 0 31 L. p FOURTH FLOOR • UI o ARCHITECTURE A DEVELOPMENT BY s A a"2 PLAN MACFARLANE PARTNERS HYATT HOUSE 11W>ANUCNOLSROAD GROVE PARK SQUARE GLEN ALLEN,VA 230SB I STONE FIELD,CHARLOTTESVILLE.VA G M)CTSBB11 fey(K VD.. 0, k00 0 ,200 0 0 00 Ei II 11 1, 1 II I I 1 I II a p3 O �i 1 i'riI. — — —1 — —I— I O 11%-rrL -JY I t iI�!�Iml 0 .I6 II■>` ' NB°ll■I iiiiIII''` MIT 1.----„-,,,rcii.„,-„.„-ft.., mg.':ilk!IA:oi. mi 4 i . ON_ - - - - — II f!Ig r. • ,Io- :,:G •r n -u !ilII 9`tL iIIA .��ill , °1 : fin_ I]✓m; �; ii ■h�I t V� ■le 'flip _— Ill P lid 11=I _ w. O I -IIp a i -' I! p& O - - - - 1 1+ • 0 j j •- I_! O O 0f � •, OR it � :. B' llL EhR7 I�=<• II%�I n T u:.^uIi °I-�ye Ili °'='B-g I . 1 A B I � - I - - ITaM' -•=., I '- i'713171'114 - - - - r — : ,:. 1.___, . 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"i $ `1 FIFTH FLOOR • Lo ARCHITECTURE 3, 0 ADEVELOPMENT 9Y ....u...� F N oo x PLAN MACFARLANE PARTNERS HYATT HOUSE bi 11S3TANUCKOLSROAO a N s GROVE PARK WOAnE GLEN ALLEN.VA 230S1 �n STONE FIELD,CHARLOTTESNLLE,VA 13(804)273.11 fax(004)273.0 05) ®® 0 ,, 00 0 0 00 • 1 II III I II I I I I I I a 0 — — — II .11I .- I- � - I I -� I 0 a p — —�N !�I g m I O t j°�� 0 as �, -0 )111�,���L`B 1 _ Yam•= �I-- I, � = I Y I - IZiI Q-£ :II1�" --1 �11 ;� 17ily, r. c\___ _ - - - ri_k. -'i-^YID )S D i fn - l_. I 0 - - - -__ _. . I�I_Igo. t I I I 0 iy e s .Ihr oral )a;I o _ 0�'.2177.1116.:11_ 1 ■IIj t 1 (ICE: ;n__=1 n kill :111m1 k, 41 II E El i • Lid 1. o 11.I._.g U LI I A/' I I��mCMm•Y .1 cif-.• tll I`-b •1( ! � - ,ems-- - 0 - - . - - � II'r_ — . - - �. _1- I 1o,.m• I �,.,� P�i, o 6- & I!J--; Y—r I; I maw I I. II11ml ►■ t 111Ila��� I: 1•�.o_ e - - - - 1 II-L = -r I'''. lilt - - - - L 1 . -I�ms. . I- -I v 1i I i yiirmIa ofitli. I 0 VI- IL" I.? 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' �+A 535 WDSON AVENUE FLOOR LLF 3 OF 3 C-3 PRCMMNMWf ARO SIZE FUN 18:'A'MPH.Itt 10022 AIM:JDHN O'CONIDR ����� WLURVNE PARTNERS,LLF Y/W ASSOCMI6,INC 2200 FAST DART Sum.,,SURE B 3040 AVFLORE SQUARE PUCE RICHMOND,VA 23223 CHARLOTTESVIL E VA 22911 I. 0 ,A•,•"••• �� ATTN 233-9700 Al. EABERT 1. DETEWIONER SYSTEM S FRONDED FOR THE PROVED S IMPROVEMENTS WITH EM THE LIES E UNDERGROUND ✓ ATM:CHARLLS 04CFMUNE A11N HERBAVHTERT F.WHITE N.NET DETENTION SYSTEM ST000 0TRR WITH 09 T PLAN 02010-000 MANAGEMENT PLANS ENTITLED FMNL•CuaVn ECOWCFAMANEVACOM EWL•HWHItEOWWA$SOCMTESNET 'ALBEMARLE PLACE/S10RMWAIW MANAGEMENT PLAN(wP02D10-00023)�. `•,��, / 2.SNRMNATER OUAUTY S PROVIDED FOR ME PROPOSED WPROVEMEMS W1IH THE COSTING STORE/FILTER, 4 SOURCE OF HALE: N W AL S.FAND FILTERRAS CONSTRUCTED MM THE APPROVED STORYNATER WRACELEM RATS ENTITLED �:, jaY THIS IS A PORTION OF AIDE SAME PROPERTY IDENTIFIED AS TM WP PARCEL 51W-3-12A(PARCEL 1)CONVEYED UNTO PIACE/5I0090DER MANAGEMENT PUN(WPo20IO-00023)'. y. . r.Y , OCT STONEFIELD PROPERTY 0WMR LLC(PRENOIS OW.Bf MTIFxaww5 PACE DOPE,ILO)8O.AT CERTMI DEER DULY 3.CODE COMPLIANT UNOSCAPNO S PROVIDED FOR THE PROPOSED IMPROVEMENTS WITH THE EDSTING ,Y lg�t `I• ��' PRECORDED AC IN S1HE CLERICS OFTICE OF THE CIRCUIT COURT OF THE COUNTY OF DREURIF NRPNN W DEED 000N 465T, 11. LANDSCAPING LOCATED WIRON THE STONEFIDD DEVELOPMENT AND INSTALLED WIM THE APPROVED SITE PUNS ENTITLED STONEIELD IOMNCEN1Et/FlNAL 511E PUN(SOP200'F-00050). �,♦ SOURCE OF BDUNWtY SURVEY: FN ASSOCIATE INC 4.COSTING CONDITIONS SHOWN ON THESE PI.DS REFLECT THE IMPROVEMENTS SHOWN ON THE APPROVED SITE DATED: AUGUST 28,2014 PLANS ENIRLED'STONEFIELD TONNCENIER/RNAL SIZE PAN(SDP200)-00080r. , ,,O � INC S.SIONEIDD WAS FORMERLY KNOWN AS ALBEMARLE PUCE _ �� �, MODE OF TOPOGRAPHY: DO 110.0 SURVEY 8.PARNWO D THE PROPOSED IMPROVEMENTS S PARADED VIDE THE BE COMMW. PARKING WITHIN THE 11 � ��\ PERFORMED ON:OCIOBEA 10.201E SIDNEIEID TOWNCENTER.PAWING CALCULATORS ARE PROVIDED BELOW. "� _.j COUNTY,STATE ALBEMARLE COUNTY,VA �^^``` WDSTERu1 DISTRICT: JAM MUER REDURED PARSING: V 1. '_- WNER PROIECIIDN ARE\ N/A MON-'M1FA SUFPLY NAIERSNED) FOR CI61WG.OPPWO LINTER 285 SPACES((124,251 GU/1,0IT0-205-54P43-T84.2B) �\/5,]�/' �1� •FOR EIm101G HOTEL - A` ✓Y/ ���i. TAN YM/PNCFL TA Btx.PARCEL 3-23 WEST ROOMS 137 SPACES(1 SPACE/HOTEL ROOM) ZONWG: MID(NEIGHWRHOOD YODEL OSTIOCT) CONFERENCE ROOMS 24 SPACES 4I.790 SF/1Y2161) VICINITY MAP CAFE 11 SPACES((792/1.000)a13-10.17) SCALE:1"=2000' OVERLAY DISTRICT: ENHANCE CORRIDOR FOR PROPOSED C2-I RETAIL 57 SPACES((12557 C.W1.000-205.54)14S-S8.55) FOR PROPOSED HOTS. COSTING USE VACANT AND COMMERCVL GUEST ROOMS 126 SPACES(1 SPACE/HOTEL ROOM) CONFERENCE ROOMS 23 SPACES(1,712 SF/25-22.B3) PROPOSED USE RETAIL AND ROM CASE 30 SPACES((2,260/t.000)413-2938) RETAIL 12557 SG.ET. TOTAL RFroaIFD; 1,193 HOTEL 9E247 SOFT. CDS1NG PROVIDED PARKING: 1,218(INCLUDES 25 IVNDIGPPED SPICE) PARMNO REMOVED W/FROPOSED WPRCN MEWIS: 18 TRA4l ON-SHE ONPSTER TOTAL PAWING PRODDED: 1,EDO(INCLUDES 25 HANWMPPED SPACES) - F BURUINC HEIGHT: 80 . a i -- i • • i I i i 000*WT: PROJECT: SET REV.NO. aJB STONEHELD TOWNCENTER rtA So 000 8,.. HYATT HOUSE, BLOCK C2-1 - &avrrau �"Ms ALBEMARLE COUNTY, NRGINM DRAM.NUMBER: A'" FtS RF`E COVER SHEET C-1 T. /L ASSOCIATES [ea or: SHEET NUMBER: y .C:'e o� WA WISER: RU SER: E NAME: DISCIPLINE SCALE: MILL OW NO. SHEET REVISION OY DATE NO SHEET REVISION OY PATE — _:: 218039.08 Bw�Ra"9 NM/.A1 11/20/18 1 o/3 • �1. / / L________DISDUCTLCTA VENUE I fin/ �- ■ / 3 / / I - 7 6uM°C SO.THIS OWING VST USED N / % NP11� RAN -N-� - _ _ Ei It HATER USE --MO-SWUM - - -µ ��- - - - -N- - SCALE,•_20. N /�.�..-<W—W �Y.��W--`�Wjail" N �. _I� W - N N p - - N N MI p► T}� aia_/A — a-- -- N "I/ N s --r fl iE „ 2•- • m• :/ ®�®� •ra�q {T��•�-�� ®ramp^®�� / rl ' • . � a �,Ate/ "our- -�_ I FJj y�N—sAN—sw—sw—saN} `i�i� 4- IX NATEA YE'RR 18E L= 3�` I QBm DRET roeE { W/ • •-•4 IPIF Ift:::nREDfAfD . 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FFFFEEEE .me STONEFlELD TOWNCENTER ENGINEERS HYATT HOUSE. BLOCK C2-1 = s w.a°tads ALBEMARLE COUNTY VIRGINIA DRAWING NUMBER: ma n ASSOCIATES taw EYI571NC CONDITIONS AND DENOUDON PLAN C_2 l �L - I p.:"__ W A NUMBER. fi ICES MIMI= b�IX-DC DISCIPLINE: SCALE: 77/2D/TB SHEET NUMBER: Y.NA os..\ vaiimmilliYINTIMI -v..%,',-;11-----'-i . -'"'" --ilbieir-m.--_ ..ir-w _---=- =P 111fM _ / / �_ / ` I / — / I / / DISLRICTAVENUE I — • / _��« I 4 I/ — — — 1 1 E — — / // I� J1{ I rt 97THS 02400 IS A gib" 1 / I,w #{ W W —W— — _ — — — — — ,�WATER llf� / YA9t �• — — — Wlrm w w"^',� SWE IX W—W �L�—�W��w �.'\ W r'7. —_ I F w III / 7 • ' ��©�I i -_ - -r _ w -��._ -•tea ., , I., Ivo reatiii_ or.. .-41k / \. I "--0 M IX WATER WEER LI SflRit 11TE I 1DT PAW 1.1.•11, 7 — _ //ZA I II_ —� r a\ I %I �f-W / ` RELDD44 �_33BUILDING f aPB at -4e6- t4 --_--/�f CI-Ill II°: �'. I/ 11 714:1:117k4.--.:_ -# :,°—.9.6_2-17—*. ` a IFFE=i93.5' I # NEW HOTEL I y I I - _- _I. 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I /I-; -- -- -_- _ -- ar ' I - - . 1/ T(/ - _ I.:: NEW RETAIL 4 I _ c,--('' \-f"- coos.PAD NEW ASPWLT • g --3 �� //'!.F I FFE=49I.5' y f 1 — _ —� —_ _ I/� oil, / — I J .I' ,2 R 2!• Pr WAIL 1 / I`„ _--\ I!l .I LMDMD 59ACE ; I I / -I' Ti i_,i;l _ - ' _/ .I•• ; r 114:: :::: \ — \ _ _ ` • ': e J p — T. ..I / .�1�1 K I il,T„ :11r I N \i ___." ---7 • _,,1 IIIIIIIIiilllllllll - / 1 - R / I 'i \\---- _ \IIIIIIIIIIIIIII ., • of p _ ' _I -IIIIIIIIIIIIIIIIII IIIIIIIIIIIIIII + IF-r,-°' ^F'� - - _ 4IIIIIIIIIIIIIIIIII rem.:- IIIIIIIIIIIII- - J • \ '/ .,<h.---.,, �;. - Itir4 .-L'' - \ IIIIIIIIIIIIIIIIII IIIIIIIIIIIIIII• ± / ii v �LI [ ' .+' _ _' • II• SAN sey Bw t SAN—SAN _ . 0 -/ j� II I I / \ j�., � I -' - - - -— \-1' 1�--_ \ 'ram.___ vRaEcr. sEr RLv rvo. d �,, me ST HYATT HOUSLDE, TO BLOCK C C2 1 B 7'YI SURVEYORS HOUSE, BLOCK C2-1 ©Suxvev ''S ALBEMARLE COUNTY, VIRGINIA RAwING NUMBER: 1 PIsMIETS ATM ST nnE: ASSOCIATES 'nt PRELIMINARY AND SITE PLAN C-3 SHEET NUNBER: WNA NUMBER: TILE NAME: DISCIPLINE: SCALE: MTE 3 OI3 y ---. 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M ..., I != 1 _It 1 ) i' "--- ,.. 2- i ,re • --, _ '' '•' .- • - • :I I _ ._ ,,,--'''r• -_..... ..-,- '"_ - i - L----- 1,, ..AlhAi .,71. ..._____._...•••1!... -..•wiliUW(IPumi..-, - - - W .....6- 11 .111.2111m.-ry, . 11-.. .../.-=- ••-,----,.-. .."..."... 7- r . 1 , DrilFieir:11/0......'.11:111%-.. .. • .... ,.:.• ,-''''''.''' ,, -.. -' . ..=,-.,.. __ -• ./e.•-g k-, '",'.- -:' ''-AV:.6.. ---.,r.....- ''''.. ....1- :"..- -- --- ' ,—tl 1,,—_.i, • -] 1 "" ALBEMARLE MACE TOWN[EWER ALSO LNOWA.5 STONE FIELD I ALBEMARLE COUNTY VA OP,NAC V.A.?, 1 c-, :M1.., .0 r-LE AMEND ED APPLICATION PLAN-FULL BOLD EXHIBIT A C-I KIP 213042.11 2042110-DAL I4,012.4.1P. . ;,.° 10-21,2013 I of I p 0 711',PF/111., I,V. LATE , C car, i 1 . Z.7vL51• Code of Development Themr(e Pace 'The County of Albemarle, 'Virginia fr 44ems '. •. t . ;- -:M:• 1 ti• r:' :- ti1e� c _. ' - .. `•' may.. c i: - .... .11111E .:011P11 '.::'7..: lirh''‘64*- - b'''' q ti.,b.,iipilW- �,►,. ''� iy'. _ ..ram tt ?��4. _ .,, ,, t— ice- ; =�a—� I` �. 1 r • + ��. �.A11011.111.- 's. 1iI1Ij T4" fi � . ��y 1 .r = ..• '+� / ' 1 . - 0 l OWN l l N 1 1 1 Submitted by: . . 'The Landonomics Group • Owners and Developers The Cox Company • Planning and Design Consultants fA-, Inc. • Architects October 15,2003 CODE OF DEVELOPMENT APPENDIX A—Permitted/Prohibited Uses by Block* • October 15,2003 (revised ,July$,2010) *P-Permitted uses by block;SP-Uses that may be applied for via Special Use Permit;Blank—Uses prohibited within b ek. The square footages for all uses shaded in this table shall count towards the retail portion of the non-residential square *^ty maximum established in the Code of Development in Table 1: "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. E Multiple-family dwellings P P P P P S Rental of permitted residential uses P P P P P _ Homes for developmentally disabled persons(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) V Barber,beauty shops P P P P P P P R Body Shop SP SP SP SP SP SP E Building 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 Cemeteries NT 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.) 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 storage yard 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 5.1.06) P P P P P _ P P • Department'store P P P P P P P Drive-in theaters Driv -t Jvindows 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 • . • i CODE OF DEVELOPMENT APPENDIX A—Permitted/Prohibited Uses by Blo cic* - _ October 15,2003 (revised ,July 8,201.0J I *P-Permitted uses by block;SP-Uses that may be applied for via Special Use Permit;Blank—Uses prohibited within bock. 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 P E 13 g • 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 PP PP 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 PPPP 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 l Newsstands,magazines,pipe and tobacco shops P P P P P _ P P 2 t. t. ' I • CODE OF DEVELOPMENT APPENDIX A-Permitted/Prohibited Uses by Block*. October 15,2003(revised ,Jn 2010J *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 Opm,weekends only,etc.) Outdoor eating establishment or cafe 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 4.12,5.1A1) P P , P P . P P P _ Stormwater 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 SP SP Sli SP ; 8,12 SR 1665955 44,130C . • L L OF�B' �Il 8 ��1P County of Albemarle Department of Community Development To:Albemarle County Board of Supervisors From:Tori Kanellopoulos, Planner Date:June 5,2019 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 Parcel:061W0-03-00-019A0 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 Variation: • The subject property for the "Stonefield"development is 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(Charles MacFarlane, MacFarlane Partners LLC) has requested a special exception to vary the approved Code of Development per ZMA200100007 (Stonefield,formerly Albemarle Place): 1. Variation request to modify(increase)the maximum number of stories in Block C2-I 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. Staff Recommendation: Staff recommends that the Board adopt the attached Resolution (Attachment C)to approve the special exception request. Attachments: A—Application Materials(Special Exception Application,Application Plan, and Applicant's Justification) B—Staff Analysis C—Resolution ATTACHMENT 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 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 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-I from five (5) stories to six(6) stories pursuant to County Code§18-8.5.5.3(a)(1).