HomeMy WebLinkAboutSDP202000023 Staff Report 2020-07-15RESOLUTION TO APPROVE SPECIAL EXCEPTION FOR
SDP202000023 PRE SIDIO APARTMENTS AT MARTHA JEFFERSON HOSPITAL
BE IT RESOLVED that, upon consideration of the Memorandum prepared in conjunction
with the application and the attachments thereto, including staff s supporting analysis, and all of the
factors relevant to the special exceptions in Albemarle County Code § § 18-25A.6, 18-21.4, 18-4,20,
18-8.2(b), 18-8.5.5.2(d), and 18-33.49, the Albemarle County Board of Supervisors hereby
approves the special exception for SDP 202000023 Presidio Apartments at Martha Jefferson
Hospital to waive the 15' front stepback requirement on the northeast facade of building #3 as
identified on the applicant's building elevation exhibits.
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 regular meeting held on July 15,, 2020.
Clerk, Board of County Storvisors
Ave Nay
Mr. Gallaway
Y
Ms. LaPisto-Kirtley
Y
Ms. Mallek
Y
Ms. McKeel
Y
Ms. Palmer
Y
Ms. Price
Y
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia22902-4596
Phone (434) 296-5832 Fax(434) 972-4126
To: Albemarle County Board of Supervisors
From: Cameron Langille, Senior Planner
Date: July 15, 2020
Item: SDP202000023 Presidio Apartments at Martha Jefferson Hospital - Request for
Special Exception to waive building stepback requirement
TMP: 07800-00-00-020M6
Magisterial District: Rivanna District
School Districts: Monticello H.S.; Burley M.S.; Stone -Robinson E.S.
Zoning District: PD-MC Planned Development - Mixed Commercial
Summary of Request for Special Exception:
Collins Engineering (the Applicant) has submitted a final site plan for the Presidio Apartments at Martha
Jefferson Hospital apartment complex, which is currently under review with the County (SDP202000023). The
project is a by -right development consisting of five (5) three-story and one (1) four-story multifamily residential
structures proposing a total of 250 dwelling units at a gross density of 12.24 du/acre. The subject property is a
20.415-acre parcel zoned PD-MC Planned Development - Mixed Commercial, and is owned by Presidio Pantops
LLC. The property is subject to the Application Plan and proffers of ZMA200100015 — Martha Jefferson
Hospital at Peter Jefferson Place.
As explained in the application narrative (Attachment A), the Applicant requests a Special Exception (SE) to:
Waive (eliminate) the 15-foot front stepback requirement of County Code §18-4.20 for the 4-story structure
located in the center of the site (identified as `Building #3 on the exhibit in Attachment B). The building is
proposed to have an overall height of 41'. The Zoning Ordinance requires a 15-foot stepback for each story
that begins above 40 feet in height, or for each story above the third story, whichever is less. The stepback
requirement would apply to the 41 story of building #3 along the northeast facade that faces Peter Jefferson
Parkway (Attachment C, sheet 3).
The Board of Supervisors may waive this requirement in accordance with County Code §§ 18-25A.6, 18-21.4, 18-
4.20, 18-8.2 (b), 18-8.5.5.2(d), and 18-33.49. Staff analysis of this request is provided in Attachment D. Based on
the findings therein, staff recommends approval of this special exception request.
Staff Recommendation:
Staff recommends that the Board adopt the attached Resolution (Attachment E) to approve the special exception
request to waive the 15' front stepback requirement on the northeast facade of uildmg #3.
Attachments:
A— Special Exception Application & Narrative
B — Site Layout Exhibit
C — Building Elevation Exhibits
D — Staff Analysis of Special Exception Request
E — Resolution
•
•
P APPLICATION FOR A SPECIAL EXCEPTION
0 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 :
Presidio
Current Assigned Application Number (SDP, SP or
Tax map and parcel(s):
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.
at Martha Jefferson
TMP78-20M6
Applicant / Contact Person Collins Engineering
Address 200 Garrett Street, Suite K City
Daytime Phone# ( 434 ) 293-3719 Fax# (
Owner of Record
Address 455 Second Street, SE City
Daytime Phone# (
Fax# (
Charlottesville
SDP2020-00023
State VA Zip 22902
Email scoff@collins-engineering.com
Presidio Pantops LLC
Charlottesville
Email
State VA Zip 22902
County of Albemarle
Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
•
•
APPLICATION FOR A SPECIAL EXCEPTION
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 signing the application below. (page 3)
Owner/Applicant Must 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 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.
Signature of Owner / Agent / Contract Purchaser
Scott R. Collins
Print Name
FOR OFFICE USE ONLY APPLICATION#
4-27-20
Date
434-293-3719
Daytime phone number of Signatory
Fee Amount $ Date Paid
By who? Receipt # Ck#
By
•
•
APPLICATION FOR A SPECIAL EXCEPTION
CERTIFICATION THAT NOTICE OF THE
APPLICATION HAS BEEN PROVIDED TO THE LANDOWNER
This form mast accompany this zoning application if the application is not signed by the owner of the property.
I certify that notice of the application for, Presidio Apartments at Martha Jefferson
[Name of the application type & if
was provided to Presidio Pantops LLC
[Name(s) of the record owners of the parcel]
the owner of record of Tax Map and Parcel Number 78-2oM6
by delivering a copy of the application in the manner identified below:
x Hand delivery of a copy of the application to Alan
[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 entity]
o n 4-27-20
Date
Mailing a copy of the application to
[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 entity]
on to the following address
Date
[Address; written notice mailed to the owner at the
last known address of the owner as shown on the
current real estate tax assessment books or current real
estate tax assessment records satisfies this
requirement].
Signature of Applicant
Scott R. Collins
Print Applicant Name
Date
® COLLINS ENGINEERING
April 27, 2020
Cameron Langille
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: Martha Jefferson Hospital Presidio Apartments — Special Exception Request
Final Site Plan — SDP2020-00023
Dear Cameron Langille:
Pursuant to Albemarle County Zoning Ordinance Section 33.43 - Special Exceptions, and on
behalf of our client, Riverbend Development (the "Applicant"), the developers of the Presidio
Apartments at Martha Jefferson Hospital, (the "Property"), please allow this letter to serve as our
official request for a Special Exception for the required minimum 15-foot stepback on the
property as allowed by Section 4.20 of the Albemarle County Zoning Ordinance. The following
information and attached exhibit summarize the special exception request that is being pursued
for the development.
Summary of Request for Special Exception
The applicant is requesting a Special Exception to eliminate the requirement of a stepback for the
proposed Presidio Apartment complex, as allowed by Section 4.20 of the Zoning Ordinance.
The requirement for a 15-foot setback is for any building with a story that begins above 40 feet
in height or for each story above the third story, whichever is less. The Presidio Apartment
Complex is part of the overall rezoning plan from 2003 for Martha Jefferson Hospital at Peter
Jefferson Place. The rezoning documents do not indicate building heights or setback
requirements, so the designs are to comply with the requirements from the current zoning
ordinance. The requirement of a stepback for buildings over 40 feet in height or over three
stories in height is a relatively new requirement that was not contemplated with the rezoning of
this property in 2003.
The Presidio Apartment complex is proposing a total of (6) Apartment buildings with a
clubhouse and maintenance building. Five of the Apartment buildings are currently designed as
a three-story building with a basement. This includes the (2) main apartment buildings along
Peter Jefferson Parkway. These five buildings do not require a 15-foot stepback, per the Zoning
Ordinance. There is (1) Apartment building adjacent to the clubhouse that is proposed as a four-
story building. While the total height of the four-story building is 41 feet, this apartment
building does have (4) stories which would require a 15-foot stepback. This building, which is
located within the middle of the apartment site, is located approximately 350' from Peter
Jefferson Parkway, the closest public or private roadway to the building. The apartment complex
only has private travelways within the development, with no public or private roads.
The property slopes down from Peter Jefferson Parkway toward the Rivanna River. Over the
1050 feet from the Peter Jefferson Parkway to the rear property line, the slope of the site changes
in 106 feet, from a 486-foot elevation down to a 380-foot elevation. The finished floor of the
proposed (4) story apartment building is 446.67, and the top of the proposed building will be
487.67, which is about 2' higher than Peter Jefferson Parkway at the front of the site. The (4)
story building in this location helps give the site some needed height and scale, as the entire
complex is stepping down from Peter Jefferson Parkway to the Rivanna River. There are no
issues with human scale along the roadway if the stepback in not incorporated with the design of
the apartment building. Based on the location of the building within the interior of the site, there
will be no adverse visual effect on the adjacent roadways from the building if it does not include
the 15-foot stepback.
From a constructability of the Apartment building, if is very difficult to incorporate a stepback
between the floors. Many of the buildings are repeating the apartment unit designs on each floor
for the utilities and load bearing through the building. Creating a fourth floor that has different
loading patterns is difficult with a stick frame construction building for supporting the changes in
loads through the building floors. It can also be more difficult to line up the utilities with this
type of change in the apartment units.
We ask for the County's support of this Special Exception request and feel it meets the criteria of
a Special Exception request as outlined below:
• We find that this request is consistent with the goals and objectives of the comprehensive
plan. The Presidio Apartment Complex is consistent with the Pantops Master Land use
Plan of Albemarle County. The land use map indicates this area for Urban Density
Residential, which is what is proposed with the Presidio Apartments. The plan is also
consistent with the Martha Jefferson Hospital Rezoning plan that contemplated 250
residential units on this property.
We find that this request does not increase the approved development density or intensity
of development. The overall density of the property, per the approved MJH rezoning
plan, is not being increased with the Special Exception. The Special Exception of
allowing a four-story apartment building without the requirement of a stepback is helping
the developer construct the total 250 allowable units on the site, as the site is very
challenging with the existing terrain.
We find that this request does not adversely affect the timing and phasingof f the
development or any other development in the zoning district This request has no impact
to any other development on the Martha Jefferson Hospital property or any other
development in the general vicinity.
We find that this request does not require a special use permit The proposed use is a by -
right use within the rezoning regulations for the property.
We find that this request is in general accord with the puroose and intent of the approved
application. The purpose and intent of the development plan for the Martha Jefferson
Hospital is being met with this Special Exception.
Thank you again for the consideration of this Special Exception for the (1) four-story apartment
building located at the Presidio Apartment Complex at Martha Jefferson Hospital. Please contact
me if you have any questions or require any further information.
Sincerely, n
&;Z4,
Scott Collins
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JOB NO.
172131
SCALE
1 "=50'
SHEET NO.
3
ATTACHMENT D — STAFF ANALYSIS OF SPECIAL EXCEPTION REQUEST
STAFF PERSON: CAMERON LANGILLE
BOARD OF SUPERVISORS: JULY 15, 2020
The applicant is requesting that the minimum required 15' front building stepback requirement of § 18-
4.20 be waived for one (1) four-story structure within the Presidio Apartments at Martha Jefferson
Hospital development. The parcel is zoned PD-MC, which is a planned development district, and is
subject to the proffers and Application Plan of ZNIA200100015 - Martha Jefferson Hospital at Peter
Jefferson Place. The development is located within the Pantops Development Area.
County Code § 18-33.18(B) states that Application Plan's for PD-MC districts must specify the applicable
development standards for buildings in the district. Per County Code § 18-25A.6, § 18-21.4, § 18-
8.5.5.2(d), and § 18-8.2(a), buildings in PD-MC districts must comply with the building stepback
requirements of § 18-4.20. However, the Application Plan of ZMA200100015 did not specify specific
development standards for building stepbacks.
County Code § 18-33.49(b) ("Factors to be considered") states that "In acting on a special exception, the
Board shall consider the factors, standards, criteria, and findings, however denominated, in the applicable
sections of this chapter, provided that the Board shall not be required to make specific findings in support
of its action."
Per County Code § 18-8.5.5.2(d) and § 18-8.2(b), an applicant may request the Board of Supervisors to
waive any requirements of County Code § 18-4 at any time. Therefore, staff analysis of this special
exception request to waive the required 15' building stepback was conducted pursuant to the following
relevant following application provisions and evaluation criteria contained in County Code § 18-8.2(b)(3),
land use and form recommendations from the Pantops Master Plan, and relevant Neighborhood Model
Principles contained in Chapter 8 of the Albemarle County Comprehensive Plan.
Staff Analysis:
County Code § 18-8.2(b)(3)
Requests to waive building stepback requirements of § 18-4.20 may be granted only if the request meets
findings specified in County Code § 18-8.2(b)(3).
Findings per C unty Code I8-8.2 b 3 :
(i)
Consistent with the intent and purposes of the planned development district under
the particular circumstances, and satisfies all other applicable requirements
ofsection 8.
The intent of planned districts such as PD-MC is to "accomplish the goals and
objectives of the comprehensive plan to a greater extent than the regulations of
conventional districts" and "promote: economical and efficient land use through
unified development; improved levels of amenities; appropriate and harmonious
physical development; creative design; and a better environment than generally
realized through conventional district regulations."
The waiver request would not be inconsistent with the intent of the PD-MC district,
because the proposed design of buildings and outdoor spaces within the development
will create an appropriate and harmonious form within the complex. Furthermore,
ZMA200100015 allows for 250 total dwelling units to be constructed on the parcel.
As explained by the applicant in Attachment A, requiring a stepback for buildinj
could result in units being relocated to another structure, which would not be an
economical and efficient use of land.
Certain Neighborhood Model Principles from Chapter 8 of the Comprehensive Plan
are relevant when evaluating stepback waiver requests relative to the intent of PD-
MC districts. These principles include the `Buildings and Spaces of Human Scale"
and "Pedestrian Orientation." Granting the waiver would not expect to be
inconsistent with the objectives of these principles. Greater detail on this can be
found in the Analysis Relative to Comprehensive Plan section below.
Evaluation criteria is met.
(ii) I Consistent with planned development design principles.
The only planned development design principles contained in the Zoning Ordinance
for PD-MC districts can be found in County Code § 18-25A.5. The Ordinance states
that "Buildings shall be arranged in a fashion to encourage pedestrian access of
customers and minimize internal automotive movement."
The site is designed so that a complete pedestrian network of sidewalks and
trailways extend through the development from Peter Jefferson Parkway south to the
Old Mills Trail along the Rivanna River greenway system. Waiving the building
stepback requirement will not affect the site's consistency with this finding.
The development is located within the boundaries of the Employment District of the
Pantops Development Area, as specified in the Character & Land Use chapter of the
Pantops Master Plan. The Pantops Master Plan contains guidance on building form
and design (page 38). Structures within the Employment District should be between
2-4 stories in height, and building massing and heights should "promote visibility of
significant views and view corridors." Staff finds that all buildings within the project
are consistent with the Master Plan's height recommendations. The massing and
form of building #3 is consistent with the Master Plan's architectural
recommendations because windows, porches and other elements are incorporated
into the fnade design (Attachment 3).
As explained in the applicant's narrative, topography on the site slopes downward
from the front (northeast) property line along Peter Jefferson Parkway to the rear
(southwest) property line closest to the Rivanna River. The overall elevation drop
across the parcel is 106 feet. Building #3 is located near the center of the parcel,
approximately 350' from the highest onsite elevation on this parcel at Peter Jefferson
Parkway. The finished floor elevation (FIFE) of building #3 will be 487.67' which is
approximately two feet higher than the elevation of Peter Jefferson Parkway.
Therefore, the height and massing of building #3 would not be expected to impede
views of the Rivanna River and Monticello for pedestrians and from other buildings
in Pantops further north of this site.
Staff representing the Architectural Review Board (ARB) have verified that the
waiver request will not create any impacts to the Entrance Corridor of Route 250,
and they have no objections to granting the waiver.
Evaluation criteria is met.
The waiver or modification would not adversely affect the public health, safety or
general welfare.
As explained by the applicant in Attachment A, building #3 will be a stick frame
structure. Load bearing patterns in stick frame buildings that feature stepbacks on
upper floors can result in difficulty attaining and maintain load patterns as weight
increases higher in the structure. Although it is possible to achieve load consistencies
with stepbacks and maintain the structural integrity of stick frame buildings, doing
so presents cost and construction challenges.
Staff representing the Architectural Review Board (ARB) have verified that the
waiver request will not create any impacts to the Entrance Corridor of Route 250,
and they have no objections to granting the waiver.
For these reasons, waiving the stepback on the northeast fagade would not be
expected to adversely affect the public health, safety, or welfare due to the location
and FFE of building #3.
Evaluation criteria is met.
(iv)
In the case of a requested modification, that the public purposes of the original
regulation would be satisfied to at least an equivalent degree by the modification.
Not applicable, this is a waiver request.
Analysis relative to Comprehensive Plan
• Development Areas Objective 2: "Create a physical environment that supports healthy lifestyles
through application of the Neighborhood Model Principles" [including "Pedestrian Orientation"
and "Buildings and Spaces of Human Scale"].
Pedestrian
Requiring front stepbacks is one way the County attempts to ensure that
Orientation
Development Areas have high quality development" with a significant degree of
"pedestrian orientation."
The requested front stepback waiver for the northeast fagade of building #3, as
shown on Attachments B and C, would not be contradictory to this pedestrian
orientation principle because of the building's location and distance from to the
public right-of-way. It is located away from Peter Jefferson Parkway and only
extends approximately 2' above the grade of the road. Waiving the stepback
requirement would not result in a pedestrian experience that is unsafe,
inconvenient, or uncomfortable for pedestrians.
Request is consistent with this principle.
Buildings and
n Requiring front stepbacks is one way the County attempts to ensure that
Spaces of
Development Areas have "relationships among building height, yards, parking
Human Scale:
and architectural features" that create a positive "perceived scale of buildings and
Form, Massing,
development."
and Proportion
n Building #3 is oriented so that the longest facades (southeast and northwest
elevations) are on the sides of the building and do not face the public right-of-way
of Peter Jefferson Parkway. The "front" fagade that is subject to the stepback
requirement is the shorter elevation on the structure, and this fagade is only
adjacent to an internal vehicular travel way and parking area. Therefore, waiving
the stepback requirement would not be expected to result in the loss of a design
element that provides tangible benefits for residents and/or the public.
The distance from building #3 to Peter Jefferson Parkway is approximately 350'.
The FFE of building #3 is only 2' higher than the FIFE of the Peter Jefferson
Parkway public right-of-way. This means that the requested front stepback waiver
would not result in form, massing, or proportionality that would be objectionable
as viewed from the front property line along Peter Jefferson Parkway.
Attachment C identifies architectural elements that will be provided on all four
sides of building #3. As shown, windows and porches along these facades will
"help create proportionality for the pedestrian" when walking through the
development.
Request is consistent with this principle.
Buildings and
Requiring front stepbacks is one way the County attempts to ensure that
Spaces of
Development Areas have appropriate "spatial enclosure" and a desirable
Human Scale:
"relationship of building height and setback to road widths."
Building
Waiving the 15' front stepback on the northeast fagade of building #3 would not
Heights and
be expected to result in any "feeling of pedestrian confinement" which "often
Spatial
occurs when buildings are very tall and streets are narrow." Building #3 is situated
Enclosure
behind and below other buildings that will be closer to Peter Jefferson Parkway.
The fagade which is subject to the stepback requirement is the shortest fagade on
building #3, and it faces an internal vehicular travel way and parking area. The
longer sides of Building #3 are oriented toward surface parking areas, and an open
deck and swimming pool behind the complex clubhouse. These features will
create an open-air atmosphere around building #3. Waiving the front stepback
requirement will not create a sense of spatial enclosure that lacks human scale.
Request is consistent with this principle.
RECOMMENDATION:
In summary, staff finds that the requested waiver meets the applicable findings specified in the Zoning
Ordinance. The request is also consistent with recommendations for building form contained in the
Pantops Master Plan. The request is also consistent with the relevant Neighborhood Model Principles of
the Comprehensive Plan.
Staff recommends approval of the applicant's request to waive the 15' front stepback on the northeast
facade of building #3.