HomeMy WebLinkAboutSE202000003 Application 2020-05-29Albemarle County
Planning Application
Community Development'Depart:. &
431 YxIntire9aad^Ot-srloffew°� e, VA 22932-45%
Vb i ce : (434) 2 -5832 Fax : (434) 972-4128
TMP1 04-OD-OG-1OSM Owner(s); SEMINOLE TRAIL LLC C/O RST DEVELOPMENT LLC
Application # SE202000003
Legal Description ACREAGE RIDGEWOOD 14OTFIL
Magisterial Dist. Rivannai *r Land Use Primary Commercial
Current,AFD Not In A/F District w . Current Zoning Primary RI Residential �+
APPLICATION INFORMATION -
Street Address 2883 SEMINOLE TRL CHARLOTTESVILLE, 22911 Entered By
Application Type Special Exception Jennifer Smith v
Project RST RESIDENCES - DIGITAL
Received Date 05/18/20 Received Date Final Submittal Date 18/ZO j Total Fees B
Closing File Date L- — Submittal Date Finalr�— "I Total Paid
Revision Number
Comments
Legal Ad
SUB APPLICATION(s)
Type . Sr;b icatio' Corrarart
i
APPLICANT / CONTACT INFORMATION
CortactType INamzip
Signature of Contractor or Authorized Agent Date
APPLICATION FOR A SPECIAL EXCEPTION
® Request for a waiver, modification, variation ❑ 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
® 3 copies of a written request specifying the
section or sections being requested to be
waived, modified, varied or substituted, and
any other exhibit documents stating the
reasons for the request and addressing the
applicable findings of the section authorized
to be waived, modified, varied or substituted.
Project Name :
Provide the following
❑ 3 copies of the existing approved plan
illustrating the area where the change is
requested or the applicable section(s) or
the Code of Development. Provide a
graphic representation of the requested
change.
❑ 1 copy of a written request specifying the
provision of the plan, code or standard for
which the variation is sought, and state the
reason for the requested variation.
RST Residences
Current Assigned Application Number (SDP, SP or ZMA) ZMA 2020-
Tax map and parcel(s):
46-108, 46-109
Applicant I Contact Person Valerie W. Long
Address 321 East Main Street, Suite 400 City
Charlottesville
State VA Zip 22902
Daytime Phone# ( 434 ) 951-5709 Fax# ( 434 ) 817-0977 Email vlong@williamsmullen.com
Owner of Record Seminole Trail. LLC
Address 168 Business Park Dr., Ste. 200 City Virginia Beach State VA Zip 23462
Daytime Phone# ( 301 ) 816-4243 Fax# ( ) Email scott@rstdevelopment_com
County of Albemarle
Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
0
a
APPLICATIONr! FOR A SPECIAL FJ[CEPTIOK
APPLICATION SIGNATURE PAGE
If the person signing the application is someone other than the owner of record, then a signed copy of the
"CERTIFICATION THAT NOTICE OF THE APPLICATION HAS BEEN PROVIDED To THE
LANDOWNER" form must be provided in addition to the sighing the application below. (page 3)
weer/A p eant Nest Read and Sign
By signing this application, I hereby certify that I own the subject property, or have the legal power to act
on behalf of the owner of the subject parcel(s) listed in County Records. I also certify that the information
provided. on this application and accompanying information is accurate, true, and correct to the best of nay
knowledge. By signing this ,application, I am consenting to written comments, letters and or notifications
regarding this application being provided to we 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.
Signature of Owner f Agent f Contract Purchasei
M. Scott Copeland, Managing Member
Print Name
SM 812020
Hate
(301)816.4243
Daytime phone number of Signatory
FOR OFFICE USE ONLY APPLICATION# 3EZ;669 ',� Fee Amount $
By who?
Receipt 4 _ Ck#
Date Paid
BY,
•
APPLICATION FORA SPECIAL Excr=PTION
C'"T RTIFICATION THAT NOTICE OF THE
APPLICATION HAS BEEN PROVIDED TO THE LANDOWNER
ER
This form must accompany this zoning application if Ilse appiica don is not signed by the owe of the prnpe .
I certify that notice of the application for, ` > n' V`) %A'
[Name of the application type & if known the assigned application #j
was provided to T-k.1, LL
[Name(s) of the record owners of the parcel]
the owner of record of Tax c Map and Parcel Number � j 1 r i 1 �y 4
by delivering a copy of the application in the manner identified below:
X Hand delivery of a copy of the srppl icatiort to/ ~ C �, f ;�: '` , •" 'j
---
[Name of the record owner if the record owner is a person; if
the owner of record is an entity, identify the recipient of the
record and the recipients title or office for that entiM
on. smarm
Bate
Mailing a copy of the application to
[Name of the record owner if the record owner is a pion: if
the owner of record is an entity, identify the recipient of the
record and the recipient's title or office for that entity]
on to the following address
Date
1 Address; written notice mailed to the owner at the
last known address of the owner as shown on. the
current real estate tax assessment boobs or current real
estate tax assessment records satisfies this
requirement].
Signature of Applicant
M. Scott Copeland, Managing Member
Print Applicant Name
5/18r2m
Date
May 18, 2020
RST Residences
Special Exception Application Narrative
On behalf of Seminole Trail, LLC (the "Owner') and RST Development, LLC (the "Developer",
and collectively, the "Applicant"), this Application for a Special Exception respectfully requests an
exception from the stepback requirements of Section 4.19 of the Albemarle County Zoning
Ordinance that would otherwise apply to the structure labeled "Building V on the conceptual plans
submitted with this Application.
This Application is submitted in connection with a zoning map amendment application that
proposes to rezone tax map parcels 04600-00-00-10800 and 04600-00-00-10900 (the
"Property"), from R-1 Residential to Planned Residential Development ("PRD"), to allow for the
development of a multi -family townhouse and apartment community known as RST Residences
(the "Project"). The Project proposes a maximum of 370 residential units comprised of apartments
and townhouses. The Concept Plan shown on Sheet 4 of the application package shows a total
of 362 units, comprised of 254 apartments and 108 townhouse units. The townhomes are
proposed to be stacked and attached in a total of eight buildings. The apartments are proposed
in a total of four additional buildings. Figure 1 below shows the arrangement of the buildings in
the Project.
Building 1 is the only structure proposed to exceed three stories. Accordingly, Building 1 is subject
to the County's front stepback requirement, which provides that for each story beginning above
40 feet in height, or for each story above the third story, whichever is less, the minimum stepback
shall be 15 feet unless reduced by special exception. Zoning Ordinance § 4.19.5. There is no
minimum stepback for the side and rear of structures under this rule.
Building 1 is designed with two rectangular wings (the "North Wing" and the "South Wing"),
which are joined together by common plaza and several pedestrian connections (a walkway and
several skyways). The South Wing fagade faces U.S. Route 29, while the fagade of the North
Wing faces the internal vehicle travelway between the North Wing and Building 2. Therefore,
the Applicant understands that the front stepback requirement applies to the side of the South
Wing that faces U.S. Route 29, and to the side of the North Wing that faces Building 2.
The requested special exemptions for both the North Wing and the South Wing should be
granted because waiving the front stepback requirement would not frustrate the purposes of
Section 4.19, the Places29 Design Guidelines, or the Neighborhood Model Principles.
The South Wing
The front of the South Wing will be located 449 feet from the U.S. Route 29 right-of-way. Given
the distance between Building 1 and the public road, the requested special exception will not
result in the undesired "canyon" effect along public roads that Section 4.19 is designed to
prevent.' Moreover, Building 1 is the centerpiece of the Project. All residents will be served by
T The purpose of the stepback rules was discussed during the public hearing at which the Board of
Supervisors added Section 4.19 to the Zoning Ordinance. County Staff noted that Section 4.19 "avoids 7�
May 18, 2020
common amenities in and around Building 1, including a mail kiosk and recreation areas. In
addition, when prospective residents visit to tour available townhomes and apartments, they will
be received at the property management office in Building 1. Waiving the front stepback
requirement would increase Building 1's visual prominence, which would promote the Project's
sense of place by focusing attention toward the anchor building of this residential community.
The North Win
For the same reasons, the front stepback requirement should be waived for the front of the
North Wing. Waiving the stepback rules for the front of the North Wing will not lead to a
"canyon" effect, as the surrounding buildings are all proposed to be shorter than Building 1.
Given the shorter height of the adjacent Buildings 2-4, the North Wing will be provided with
sufficient space and light to achieve the results that Section 4.19 seeks to achieve.
Taken as a whole, the Project's design implements the Neighborhood Model Principle that
recommends Buildings and Spaces of Human Scale. Figures 2 and 3 below provide a
representation of the pedestrian -oriented, tree -lined streetscape and the relation between the
proposed buildings. The proposed street trees are used, as mentioned in the Neighborhood
Model Principles, to enclose the street and sidewalks in a way that achieves a "comfortable
human scale." The proposed design is also meant to foster a walkable and interactive
residential environment to support a strong sense of community among residents.
The Proposed Special Exceptions Supports the Goals of the Comprehensive Plan
Waiving the front stepback requirement is consistent with the recommended future land use of
the Property under the Comprehensive Plan. The Project is located in the Development Area
and is designed for Urban Density Residential uses, with up to 34 dwelling units per acre. The
Applicant estimates that strict application of a 15-foot stepback to Building 1 would result in the
loss of ten residential units. As a reduction in the number of residential units is contrary to the
Comprehensive Plan's recommendation for the Property, a special exception from the stepback
is warranted. A reduction in the number of units also impacts the Project's ability to provide
affordable housing. With fewer units, the Project will be less effective in meeting the County's
affordable housing goals.
As noted above, Section 4.19 does not apply stepback requirements to the sides or rear of any
structures in a residential zoning district. Therefore, the remaining sides of Building 1 are not
subject to the stepback rules.
For these reasons, the Applicant requests a special exception from Section 4.19 as applied to
the fronts of the North Wing and the South Wing of Building 1. Granting the requested special
exceptions will further the goals of the Comprehensive Plan without creating significant
detriments to County residents.
Thank you for your consideration of this request.
'canyon' effect." Statement of Ron Higgins, Deputy Zoning Administrator, Minutes of the Board of
Supervisors Hearing, June 3, 2015, at page 99.
RST Residences: Building 1
Figure 1. View of the Project. Including Building I at center (the South Wing is at right).
AGM
Figure 2, View of the North Wing (at right), opposite Building 2, and separated from Building 2 by a shaded, pedestrian friendly
vehicular travel way.
RST Residences: Building 1
Figure 3. Additional view of the North Kling, showing its front side facing Building 1.
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