HomeMy WebLinkAboutSE202000005 Correspondence 2020-08-13® COLLINS ENGINEERING
August 5, 2020
Christopher Perez, Senior Planner
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, VA 22902
800 E JEFFERSON CHARLOTTESVILLE VA 22902
(�434 293 3719 Pt-i 434 293 3719 FX
( www.collins-engineering.com
RE: Avon Park II— REQUEST FOR VARIATION FROM ZMA-2014-0006 & 2012-0004
Dear Chris Perez:
Pursuant to Albemarle County Zoning Ordinance Section 8.5.5.3 VARIATIONS FROM
APPROVED PLANS, CODES, AND STANDARDS OF DEVELOPMENTS, and on behalf of
our client, Stanley Martin Companies (the "Applicant'), the developers of Avon Park II, (the
"Property"), we hereby request a variation of the Avon Park II Zoning Map Amendment
application plan, which was created by Roudabush, Crale, and Associates with a revision date of
May 24, 2016 and was approved by the Board of Supervisors with revised proffers on May 10,
2017.
The proposed variation includes a number of changes and modifications from the approved
application plan. The main reason for the modifications and variations from the application plan
are related to the challenges of servicing the proposed development with public utilities,
specifically sanitary sewer. In the approved application plan, most of the proposed units relied
on individual private forcemain sanitary sewer systems to provide sewer availability to the lots
for development. This design is not an ideal solution for the individual lots, from the
maintenance to the reliability and longevity of each of the systems over time. Collins
Engineering and Stanley Martin Homes analyzed the approved design and created a variation
from the approved plan that allows for the design of a sanitary sewer system that can provide
gravity sewer to all the proposed units. In order to implement this design, a number of variations
will need to be approved from the original application plan.
Building Unit Variation:
The approved application plan was specific in the number of total lots for the development. The
plan specifically showed 22 single-family detached units and 8 single family attached units in the
development. In order to service all the proposed units with gravity sewer, the proposed unit mix
has been modified for more single family attached units (28 units) and two larger single-family
detached units at the bottom of the property where the existing house will remain on one of the
lots. The modification to the unit mix clusters the development, keeping the proposed
townhouse lots at the top of the property, allowing them to connect to the sanitary sewer system
with a gravity sewer design. The modification of the unit mix also drastically decreases the
overall development impact on the property, preserving the bottom area for (2) larger one -acre
single family detached lots, landscaping, buffer areas, and open space. The two large single-
family detached units can either continue to utilize a septic sewer system or connect to the
proposed sanitary sewer system with an individual forcemain.
Road Alignment:
The majority of the proposed roadway system on the approved application plan will remain the
same with the proposed development, with exception to the upper cul-de-sac design and the
overall length of the roadway (which will be reduced with the clustered development). The
extension of Hathaway Street through the property to the southern property line shall remain, as
approved on the application plan, providing a roadway connection to TMP90-30. The bottom
cul-de-sac area matches to the approved application plan with the proposed parking areas. The
bottom parking area and turn around shall still incorporate an emergency access roadway
connection to Avon Street Extended. A 12' paved emergency access road is being provided for a
second point of connection to the development for emergency services. The original approved
application plan included this 12' roadway, but showed it as a gravel road instead of a paved
access roadway.
The main change to the road alignment is the upper cul-de-sac. The cul-de-sac/tum-around areas
is proposed to be replaced with a similar cul-de-sac/parking area matching the lower parking
lot/turnaround area. This design allows for roadway frontage and access to the proposed
clustered lots at the top of the development area, and provides additional parking areas for the
townhouse units. The additional guest parking in the upper portion of the development will help
ensure that there will be adequate parking and overflow parking available for all the residents
and will help eliminate the possibility of guests parking in the adjacent Avon Park community.
The roadway street section will be similar to the approved application plan street design with
curb and gutter, planting strips, street trees, and sidewalks. The only variation with the proposed
design is to extend the right of way along the public and private streets to include the planting
strip and sidewalks within the right of way. This variation is consistent with the current
subdivision ordinance which recommends these elements be included within the right of way and
is the preferred design for the streetscape in Albemarle County.
Building Setbacks:
The proposed variation in the unit types and roadway sections requires a modification to the
setbacks from the approved application plan. The application plan included specific setbacks per
each lot, based on the application plan. With the clustering of the development, the modification
of building units, and the change in the location of the right of way to include the planting strip
and concrete sidewalks, the original setbacks in the approved application plan need to be
modified with the variation. Instead of individual setbacks on each lot (per the current approved
application plan), this variation is proposing to implement a consistent front yard and rear yard
setback, and a side yard separation for the entire development. All front yard setbacks will be
10' minimum from the right of way and all garages shall be 18' from the right of way or edge of
sidewalk. All rear yard setbacks shall be a minimum of 5' when adjacent to open space areas,
and 15' feet when adjacent to the boundary of the property. The building separation will be a
minimum of 10' for all proposed development lots. Having consistent development setbacks for
the project will be much easier to enforce during the building inspection review process and field
zoning inspections over specific individual lot setbacks for each of the development lots in the
project.
Stormwater Management:
The approved application plan proposed a stormwater manage facility at the bottom of the
property along Avon Street Extended to treat the entire development. With the proposed
clustering of the Avon Park II development units, the overall disturbed footprint and the
proposed amount of impervious area have been decreased from the original design. These two
factors substantially decrease the size of the stormwater management facility required to detain
and treat the run-off from the site. A much smaller and efficient underground stormwater
management facility is proposed on the site in lieu of the original stormwater management
facility, which incorporated most of the lower portion of the site. This system will be easier to
maintain and helps limit the amount of disturbance on the site, while still providing the required
stormwater management for the development.
Variations from Approved Plans, Codes, and Standards of Development
Variations to Application plans and Code of Developments may be approved by the Board of
Supervisors. The approval of the variations shall be based on five (5) requirements for the
analysis of the variation. These five (5) requirements include if 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. Below is a summary of how the proposed Variation for the Avon Park II project
meets these requirements:
1. The variation is consistent with the goals and objectives of the comprehensive plan.
The proposed variation creates a more uniformed development with streetscape design
elements and lot setback that are consistent with the current Albemarle County
development ordinances. The variation also allows for the clustering of the
development to limit the disturbed area and provide gravity sewer for the proposed lots.
2. The variation does not increase the approved development density or intensity of the
development. All the minimum and maximum residential and non-residential densities
in the development shall remain the same as the approved rezoning.
3. The variation does not have any impacts to the timing and phasing of the development
or any other development in the general vicinity.
4. The proposed variation does not require a special use permit.
5. The variation is in general accord with the purposed and intent of the approved
rezoning application. The main elements from the application plan are consistent with
the proposed development and variations.
The existing proffers for the Avon Park II project shall remain the same with the project and the
proposed variation will not change any of the requirements. The development will still provide
the required affordable housing and cash proffers. The required landscaping easements and
landscaping buffer will be implemented, as required by the proffers. Additional E&S control,
recreational amenities, overlot grading plan, and temporary fence to screen the site during
construction will all be implemented with the design and construction of the development, as
required by the proffers.
Thank you again for the consideration of this variation for the Avon Park II project, and please
contact me if you have any questions or require any further information.
Sincerely,
�ce�t"� Ce�iitd
Scott Collins