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Home My WebLink AboutSE202000009 Correspondence 2020-10-19July 24, 2020 REVISED October 13, 2020 Southwood ZMA 2018-003 Dear Tori : Please accept this request for the following variations to ZMA 2018-003 Southwood Phase 1 Neighborhood Model District Code of Development. Below, you will find the provision of the code, a description of the approved standard, and the reason(s) for the requested variation. Variations to Building Regulations Table 5 page 13 1. Garage Setback regulations in Table 5 on page 13 of Code of Development for ZMA 2018-003 Southwood Phase 1 Neighborhood Model District: As approved, the Code of Development provides Garage Setbacks from framework streets in compliance with Zoning Ordinance 4.19 in blocks 3 - 4 and does not allow framework - street -facing garages in any other block (see attachment 1 for the original version of Table 5 as approved). This application seeks a variation to allow framework -street -facing garages in compliance with 4.19 for blocks 5 - 8 in addition to blocks 3 - 4 (see attachments 2A for a map of the area affected by this request). The rezoning originally intended to allow framework -street -facing garages in blocks 3 - 8 and the prohibition of font -load garages for blocks 5 - 8 was an oversight. To allow framework -street -facing, front -load garages would bring blocks 5 - 8 in alignment and equal to the adjacent blocks 3 and 4, as originally intended. Further, to allow framework -street -facing garages in blocks 5 - 8 will allow the following design goals to be fulfilled and enhanced (please see attachment 2B for an example of each): - In blocks 6 - 8. lots are shallow and narrow and back to the green space, preserved slopes, and/or stream buffer of blocks 1 and 2. Front -load garages in these areas will allow units to satisfy parking requirements while providing some yard space by reducing surface parking area. Alley access, which would be required for rear -load garages in blocks 6 - 8, would be detrimental to the green space and trail buffer, again making framework street -facing, front -load garages a preferred option for these lots. - In block 5, lots back to the recreational amenity space. A central tenant of the resident design is that residential units create a sense of protection and enclosure around the recreational amenity. Alleys and surface parking structures required to comply with a relegated parking scheme would contradict the residents' goal of providing back doors with direct access to a safe, vehicle -free play area. In addition to the garage setback requests in blocks 5 - 8, we have clarified the garage setback language from blocks 9 - 12 of Table 5 of the COD which originally stated: "Framework street facing garage openings and/or garage doors are not allowed in this block. All garage access must be side loaded or relegated to the rear of the building" to instead read: "Framework street facing garage openings and/or garage doors are not allowed in this block - all garage access must be side loaded, relegated to the rear of the building, or accessed from a non -framework street or alley." This change is simply intended to clarify the original meaning: that a front -load garage is determined to be such only in relation to a framework street, not in relation to non -framework streets or alleys. This change has been highlighted in attachment 4. 2. Rear Setbacks for Blocks 6 - 8 in Table 5 on page 13 of the Code of Develooment: As approved, the Code of Development provides a minimum rear setback in blocks 6 - 8 of 5 feet (see attachment 1 for the original version of Table 5 as approved). This application seeks a variation to allow no minimum rear setback in blocks 6 - 8 (see attachment 3A for a map of the area affected by this request). This will allow the opportunity to maximize buildable area in lots that typically backup to the stream buffer, flood plain, or preserved slopes. As lots are not allowed within the stream buffer, flood plain, or preserved slopes, these areas will be protected. Please see attachment 3B for an example of lots and proposed setback request for blocks 6 - 8. Please find attachment 4 for an example of final modifications to Table 5 of page 13 of the Code of Development for ZMA 2018-003 should requests 1 and 2 be granted. Thank you, Whitney McDermott I AIA I wmcdermott@brwarchitects ATTACHMENT 1: ORIGINAL TABLE 5 FROM APPROVED CODE OF DEVELOPMENT formerly ATTACHMENT 1A SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 6.0 BUILT FORM REQUIREMENTS BY BLOCK TABLE 5: SETBACK + BUILDING REGULATIONS BY BLOCK REQUIREMENT BLOCKS 3-4 BLOCK BLOCK56-9 BLOCKS 10-12 NEIGHBORHOOD CENTER SPECIAL AREA IMM'radvairect on both sitles 1§11'kkxdri, Sheet right -of BURDWG HEIGHT MW NOMIN NOMIN NO MIN z STORIES 2 STONES MAX 3MRIB OR 35 35TO OR40' 3WOMBOR45' 4STONES OR 45' 45TORIESOR50' FRONT SETBACK FRONTS SHALLORIENTTOWAROS MCKCRT MW 5' 5' 5' 5 10' MAX 25' LS' 25 28'A s',,,,ACKD MW NA NA 15"E 15.E 15.E ATBURDWGHRUGHTOF 40' 4(Y 3STORRSOR45' ME SETBACK MW 3' T 5' 5' NOMW MAX NOMAX NOMAX NOMAX NOMAX NOMAX RFARSLTBACK MW NOMW 5' 5' 5' NOMW MAX NOMAK NOMAX NOMAX NOMAX NOMAX TRAR.BUFFERSEIBACKD MW NA NA BL X!36-8: NA za MIN 0'MW MAX BLOCKS 9: z0'MWMOMAX NOMAX NOMAX GARAGESEm c FRONTgCCESSMO.I/MpX TOCOMRYWRH4L9c/NO1,1AK FRAMEWORKSTRELTFACWGGARAGEOPENWGSAND/ORGARAGEDOORSARENO OWEOWTHFSEBLCCKS. ALLG GEACCFSSM=BESIDELOADEDORREI.EGATEDTOTHERFAR OFTHEBUIIDWG. MA%iORCH ANO DFLK 4' 4' 4' 4' 9' FNCROACHMENT MA%EAVEAND OVERHANG 2' 2' 3 3' 3 ENCROACHMENT SINGLEBURDINGFOOTPNM 3.0W SF 50005F 10.000 SF 20,000 SF 20.000 SF MAX NON-RESRJENr100L SrUE£T FACRJG BIRID W G LFN(TI MW NOMW MIN 50' MW zoo 20 2oD' 20 2o0' 200, zoo' 275 MAXto lo' lo' to lo' lo' MwamPASSAGE wnrrH A Up to an additional 2 of front setback nary be provided for con -residential and mixed- use buildings for use as afront patio or courtyard add shall not exceed 25% of the kength of the front facade. B In Block 11, for buildings over two (2) stories adjacent to the hail buffer, parking and or drive aisles shall be between the building and the hail buffer. C The wall plane of all street facing garages must be set back a minimum distance of three feet (3'1 from the primary street facing building facade D A stepback is not required for buildings wHh a front setback of at least IF, E Stepbada apply to non-residential and multifamily residential buildings only. F Coops, other agricultural use structures, and other accessory buildings except for flexible Use Stmctures and Accessory Apartments crust meet accessory structure setbacks (411.2). G flexible Use Structures as defined vn the Cade of Development have the same minimum setbacks as the principal buildings with which they share a lot except for rear and side setba ks, which shall be a minhrum of 3'. 3/5/20201'.33 PM ATTACHMENT 2A: AREA AFFECTED BY REQUESTED VARIATION formerly ATTACHMENT 1B TRAIL BUFFEF FRONT-LOAI ® O BE AUO\ PER COD AS GARAGES BLOCI L., m m a ATTACHMENT 2B: FRONT -LOAD GARAGE SCENARIOS FRONT -LOAD GARAGE SCENARIOS A buffer orgreen space framework street recreational facility orgreen space a FRONT -LOAD GARAGE IN CONFORMANCE W/ 4.19 ALLOWED BLOCKS 3 & 4 PER COD AS APPROVED b FRONT -LOAD GARAGE IN CONFORMANCE W/ 4.19 REQUESTED IN BLOCK 5 TO ALLOW FOR MORE YARD C FRONT -LOAD GARAGE IN CONFORMANCE W/ 4.19 REQUESTED IN BLOCKS 6 - 8 TO ALLOW FOR MORE YARD AND LESS SURFACE PARKING d TYP. UNIT W/ SURFACE PARKING AND NO GARAGE ATTACHMENT 3A: AREA AFFECTED BY REQUESTED VARIATION formerly ATTACHMENT 2B i ❑. PRESERVED SLOPES TRAIL BUFFER ® SETBACK REpUE$iED TO "NpLLOWE BE ALLOWED BLOCKS 6, J,&3 BOCK PER COD AS APPROVED,'NO MINIMUM" REAR BLOCK 10 SETBACK ALLOWED IN BLOCKS 3, 4 ) / BLOCK i S: 1 I /• BLOCK BLOCK BLOCKS �m.cre i IBLOCK 6 BLOCK 4 LOCK) STREAM BUFFER ---- FLOODPLAIN \ �• OLD LYNCHBURG ROAD ILL 9 BLOCK I I enarurut EakNng SavN oaE Community o rezoning at ih¢ time BLOCK 12 1I ATTACHMENT M "NO MIN." REAR SETBACK SCENARIOS EXISTING REAR SETBACK OF "NO MIN." PER COD AS i PED�S�R\P� T -1ree buffer andgreen space II Lj 71mr block 4 sim. I blacks 6 & 7 sum. framework street REAR SETBACK OF "NO MIN." EXISTING REAR SETBACK OF 5' PER COD AS APPROVED EXISTING REAR SETBACK PER COD AS APPROVED AND AS REQUESTED TO REMAIN ATTACHMENT 4: MODIFICATIONS TO TABLE 5 AS REQUESTED (CHANGES HIGHLIGHTED PER BLOCK BY COLOR) formerly ATTACHMENT 3 TABLE 5: SETBACK+ BUILDING REGULATIONS BY BLOCK REQUIREMENT BLOCKS 3-4 BLOCK BLOCKS 6-9 BLOCKS IO-12 ECIAL AREA flan Hickory BUILDING HEIGHT MIN NO MIN NO MIN NO MIN 2STORIES 2$TORIES MAX 3STORIES OR 35 3STORIES OR 40' 3STORIES OR AN 4STORIES OR 45' 4STORIES OR 50' FAONT$ETBACK FRONTS SHALL ORIENT TOWARDS HICKORY MIN 5' 5' 5' 5' 10' MAX 25' 25' 25' ]Jj A 2g'A STEREACKD MIN NA NA 15' E 15' E 15' E AT BUILDING HEIGHT OF 40' 40' 3 STORIES OR 45' SIDE$ETBACK MIN 3' 3' 5' 5' NO MIN MPX NO MAX NOMAX NO MAX NO MAX NO MAX REARSETEACK MIN NO MIN 5' BLOCKS 6-8: NO MIN/NO MAX 5' NO MIN MAX NO MAX NOMAX BLOCK9:5'MIN/NOMAX NOMAX NOMAX TRPILBUFFER$ETB9CK0 MIN NA NA BLOCKS 6 - 8: NA 20' MIN 0' MIN MPX BLOCKS 9:20' MIN/NO MM NO MAX NOMAX GARAGE$ETTI BLOCK$6- 8: TO COMPLY WITH 4.19C/NO MAX FRAMEWORK STREET FACING GARAGE OPENINGS AND/IM GOUGE MORS ARE NOT ALLOWED IN FROM ACCESS MIN/MXX TO UUM FLY WITH 4.19C/N0 MAX TO COMPLY WITH A19 C/NO MAX BLOCK59: FIRM END RK STREET FACING GARAGE OPENINGS THESE BLOCKS - ALL GARAGE ACCESS MUST BE S IDE LOADED, RELEGATED TO THE RFAR OF THE AND/OR GARAGE DOOR$ ARE NOT ALLOWED IN THIS BLOCK - ALL GOILDN0, uR ACCESSED FROM A NONIEWORK STREET OR ALLEY. GARAGE ACCESS MUST BESIDE LOADED, RELEGATED TO THE REAR OF THE BUILDINO, OR ACCESSED FROM A NOPRFFAMEWORK STREET OR ALLEY. MAX PORCH AND DECK ENCROACHMENT 4' 4' 4' 4' 9' MAX EAVE AND OVERHANG 2' 2' 3' 3' 3' ENCROACHMENT SINGLE BUILDING FOOTPRINT 3,000 BE 3,000 SF 10,000 SF 20.000 BE 20,001 MAX NONRESIOENTW. $TREET FACING BUILDING LENGTH NO MIN NO MIN NO MIN NO MIN 50' MIN 200' 200' 200' 200' 27S MPX 10' 10' 10' 10' 10' MIN AIR PASSAGE WIDTH A Up to an additional 22' of front setback may be providetl for non-residential and mixed -use buildings for use as a front patio or courtyard and shall not exceed 25%of the length of the from facade. B In Block 11, for buildings over two (2) stories adjacent to the trail buffer, parking and or drive aisles shall he between the building and the trail buffer. C The wall place of all street facing garages must he set back a minimum distance of three feet (3') from the primary street facing building facade D A stepback is not required for buildings with a front setback of at least 15% E Stepbacks apply to non-residential and multifamily residential buildings only. F Coops,otheragsvbuaI U se ffiuchrres,and omeracce®ry buMngs except filrF h U se Shnetures and Acceasoq ApamA ents Is uetm eetaccessery shucture setbacks 0112). 0F1edb]eUee Shucturea as definedIn the CodeofDevebpm enthave the.em nm um cetbacks ac the pmcpa1kuilings w dh w hnh they Chas a btaxceptfi,rre and¢e cetbacks, w hnh 9u➢be a Is nm um of3'.