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HomeMy WebLinkAboutZMA201800005 Correspondence 2019-04-02 Tim Padalino From: Tim Padalino Sent: Tuesday,April 02, 2019 5:49 PM To: 'Kurt Wassenaar Wassenaar' Cc: michael sweeney Subject: RE: Pantops Hotel Hello again Kurt, Thanks again for coming in to the CDD office today for what seemed like a constructive discussion. And thanks again for providing the additional exhibits, elevations, etc. to better illustrate the most recent proposal for the Hampton hotel. I'm writing to provide a quick recap of our meeting, and also to identify possible steps forward (below). Apologies for the long message, but I hope this is helpful. - The current proposal is a significant improvement which has garnered staff support. - However, in reviewing this current proposal in detail with other County staff(inclusive of different Divisions and Departments), I have received initial informational guidance that the proposal falls short of technical compliance with the applicable minimum front stepback requirements, as follows: o (Width): The front stepback occurs at the correct"prescribed height" (beginning with the fourth story); but because it does not extend across the entire length of the front facade, it technically does not meet a strict interpretation of the Code requirements. • The Code does not explicitly state that the front stepback must occur across the entire width of the front façade; but in the absence of any detail or description re: the required extent/width of the front stepback, the guidance I have received is that the front stepback must extend across the total width of the front façade in order to be considered compliant with the Code (as written). o (Depth): The front stepback would partially meet the minimum amount/depth of 15' while other portions of the front stepback are less than 15' -- and therefore technically do not meet a strict interpretation of the Code requirements. - Importantly, the unusual aspect of this situation is that I and other members of the Planning Division feel that strict compliance with the Code would lead to an inferior design, in this instance. o More specifically, my position is that the front stepback shown on the current proposal would be a better massing and better design than if floors 1-3 were extended laterally across the entire width of the front façade to achieve technical compliance with a strict interpretation of the Code. o Additionally, the proposed "variable depth" or articulated front stepback would provide additional visual interest and architectural detail, and the proposed width of the front stepback would provide additional articulation of the building as viewed from the front as well as from the sides. - Although there is some acknowledgment that the Code for front stepbacks could be written better—and perhaps should be amended to provide some design flexibility and not require questionable design practices—that would be a change that falls outside the scope and timing of this application review. So in terms of where that leaves us, and possible next steps, please consider the following: i - Staff cannot simply recommend approval of this modified front stepback (as shown on the current proposal). To recommend approval, one additional step (additional paperwork)would need to be taken by the applicant. - More specifically, in order to evaluate this modified front stepback (as shown on the current proposal) and provide a staff recommendation for approval, a request for a Special Exception (SE)would need to be submitted pursuant to County Code Section 18-8.2.b and 18-4.20.a.(footnote#4) to modify the applicable front stepback requirements contained in Section 4.20.a. o Staff would support a SE request to modify front stepback requirements (as shown on the current proposal), provided that sufficient written justification is provided with the SE request(pursuant to County Code Section 18-8.2.b). o Such a SE request request would simply be a straightforward evaluation of the current front stepback proposal—it would not otherwise broaden the focus of the ZMA application review to any other design issues, or otherwise"open Pandora's box." o Such a SE request would not create any additional community meeting requirements, any additional public hearing requirements, or otherwise slow down the review process or add additional steps to the review process. o Such a SE request would simply be evaluated as a stand-alone addendum to the staff report for the main ZMA application. Planning Commission and Board of Supervisors would have to make separate motions and separate votes for the ZMA application and for the SE request, although this would happen as part of one consolidated public hearing. o And as noted above, staff would support such a SE request for a modified front stepback (as shown on the current proposal), provided that the appropriate SE justification narrative is provided. - Alternately, the front stepback could be revised to achieve technical compliance with a strict interpretation of the County Code, by extending floors 1-3 across the full length of the front façade and by increasing the depth of the front stepback to a minimum depth of 15' across the entire façade. Doing so would technically achieve compliance with the applicable minimum front stepback requirements; however, as described above, staff believes such revisions would result in a comparatively inferior design with regards to building massing and form. I hope this information is helpful and clear. Please contact me if you, Michael, or anyone else on the applicant team has any questions or issues for discussion regarding next steps, particularly in relation the process of requesting a Special Exception that would modify the front stepback requirements to allow the current proposal. Thanks very much --- Tim Padalino, AICP Albemarle County I Community Development Dept. (434)-296-5832 x. 3088 From: Kurt Wassenaar Wassenaar<kurt.wassenaar@gmail.com> Sent: Monday,April 01, 2019 5:35 PM To:Tim Padalino<tpadalino@albemarle.org> Cc: Kurt Wassenaar<kurt.wassenaar@gmail.com>; michael sweeney<michael@shaminhotels.com> Subject: Re: Pantops Hotel • Great thanks, ! On Apr 1, 2019, at 5:34 PM,Tim Padalino<tpadalino@albemarle.org>wrote: 2 Okay, great—sounds good. I will see you at CDD tomorrow at 3:30. Tim Padalino, AICP Albemarle County I Community Development Dept. (434)-296-5832 x. 3088 From: Kurt Wassenaar Wassenaar<kurt.wassenaar@gmail.com> Sent: Monday,April 01,2019 5:33 PM To:Tim Padalino<tpadalino@albemarle.org> Cc: Kurt Wassenaar<kurt.wassenaar@gmail.com>; michael sweeney<michael@shaminhotels.com> Subject: Re: Pantops Hotel Tim,thank you and I could meet on Tuesday at 3:30 at your office. Thank you for making time on this and being available to review and move ahead. Best, Kurt On Apr 1, 2019, at 5:30 PM,Tim Padalino<tpadalino@albemarle.org>wrote: Hello Kurt, Thanks very much to you and Michael for providing these additional exhibits. And I apologize for my slight delay in responding. Regarding your request for a brief in-person meeting to discuss everything, it looks like I can work something into my schedule this week. Do you happen to be free tomorrow (Tuesday) afternoon at 3:30, 4:00, or 4:30? Or alternately sometime on Wednesday or Thursday morning between 9:30 and 11:30? Please let me know. Or feel free to give me a call if that's easier or otherwise preferred. Thanks again -- - Tim Padalino, AICP Albemarle County I Community Development Dept. (434)-296-5832 x. 3088 From: Kurt Wassenaar Wassenaar<kurt.wassenaar@gmail.com> Sent:Tuesday, March 26,2019 9:15 AM To:Tim Padalino<tpadalino@albemarle.org> Cc: Kurt Wassenaar<kurt.wassenaar@gmail.com> Subject: RE: Pantops Hotel Dear Tim, I appreciate your quick review of the information we had sent prior on the setbacks and Michael has provided additional clarification of these. In reviewing this I believe that the proposed concepts fully meet the zoning standards for the setback component but would appreciate your review and confirmation. I would appreciate a chance for a quick meeting to go over any additional comments or problems you might 3 find in person and believe that we could quickly get any open issues resolved if there are any. Again, my thanks for your help on this project. 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