HomeMy WebLinkAboutSDP200200020 Request of Modification, Variance, Waiver 2002-09-25 MEMORANDUM
To: Wayne Cilimberg, Director of Planning and Community Development
From: Stephen B. Waller AICP, Senior Planner oce,✓
Date: September 25, 2002
RE: SDP 02-020 Avemore Preliminary Site Plan
The applicant of the above-mentioned project has submitted a request to allow the variation/substitution
of recreational facilities based on their projected tenant make-up and the market that they are targeting.
The project consists of 280 dwelling units (142 - 1 bedroom, 110 - 2 bedrooms, and 28 - 3 bedrooms).
In accordance with the minimum requirements for recreational facilities set forth in Section 4.16.2, the
applicant would be required to provide six (6) tot lots at 2,000 square feet each, and two (2)half
basketball courts at 90 square feet each.
Section 14.16.2.1 allows the Director of Planning and Community Development to approve substitutions
of recreational equipment and facilities,provided that they offer an amenity equivalent to the facilities
that are listed and are appropriate to the needs of the occupants. The applicant is proposing a
combination of active and passive recreational amenities,both outdoors and within the clubhouse
building. All proposed amenities are in a central location. The proposed substitutions are broken down
in the following lists and the applicant's request and a copy of Section 4.16 are attached with this memo.
Outdoors (calculated from site plan):
• 1,868 square foot swimming pool surrounded by a 4,500 square foot deck.
• One 1130 square foot tot lot with a large climber/slide apparatus and a table with 4 bench seats.
• Four more grill and picnic table areas, in addition to the four that are required by the proffers.
• Two "formal gardens"with four benches—one is approximately 9,100 square feet and the other is
approximately 6,175 square feet.
Clubhouse(calculated from building plans):
• 106 square foot kids playroom in the clubhouse.
• 517 square foot exercise room.
• 406 square foot theatre room with large screen television.
• 804 square foot great room,with fireplace and television.
• 166 square foot business center.
• 142 square foot conference room.
Citing the information listed above, the minimum total square footage of outdoor recreation required by
Section 4.16.2 is being exceeded by the area that is being proposed for passive and active recreation
outdoors. The indoor amenities could also be effective in providing an alternative to the activities that
would only be available in mild weather or during the spring and summer months. However, I am not
sure if a tot lot that is a little more than half of the required 2,000 square feet and with one play apparatus
represents an adequate substitution for the six that are required. In my opinion, this situation could be
assisted by providing additional space to allow more facilities, such as a swing set and/or see-saw.
Attachments: Applicant's request for substitution of recreational requirements
Copy: File SDP 02-020
ROBERT M . HAUSER
President
September 17,2002
Mr.Wayne Cilimberg,Director
County of Albemarle
Director of Planning& Community Development
401 McIntire Road,Room 218
Charlottesville,VA 22902-4596
RE: Avemore Apartments - Recreational Requirements
Dear Wayne:
I am writing to request that you approve the recreational amenities that are proposed by the preliminary site
plan for Avemore, Phase 1, in lieu of the recreational amenities that are proposed by the Albemarle County
Zoning Ordinance.
Phase 1 of Avemore totals 280 homes, including apartments, townhomes, and lofts, and it is my
understanding that the zoning ordinance requirements for a community of this size, mandates the inclusion
of two outdoor picnic tables, two outdoor grills, 6 tot lots, and a basketball court.
Based on the high-end nature of our proposed community, our perception of the market, and the experience
of Wood Partners, who are assisting us in this development, we have alternatively proposed the following
amenities for Avemore Phase 1.
1. COMMUNITY CLUBHOUSE: The community clubhouse is approximately 4,500 square feet, as shown
on the attached plans,and includes the following features:
• A great room with fireplace.
• A fully furnished exercise area,including a playroom for children.
• A theatre with large screen projection TV, and seating for 12-18 persons depending on the event.
• A fully functional business center,including a separate conference room.
2. COMMUNITY SWIMMING POOL: Contiguous to the Clubhouse is the community swimming pool,
which is detailed on the attached plans. As you can see from these plans, the proposed pool is exciting in
design, surrounded by extensive decking, and detailed with brick seat walls, and includes 2 outdoor
barbecues.
3. FORMAL GARDENS: Phase 1 of Avemore includes the construction of two formal garden areas, each
of which will include 4 outdoor benches.
4. TOT LOT: A tot lot, located adjacent to the rear formal garden.Attached is the drawing by Cunningham
Associates, which illustrates the proposed equipment to be included in this tot lot In addition, there are
2 picnic tables and 2 barbecues in the tot lot area.
ROBERT HAUSER HOMES, INC. STONEHAUS DEVELOPMENT HAUSER CONSTRUCTION
114 WHITEWOOD ROAD, SUITE 1 • CHARLOTTESVILLE, VIRGINIA 22901
PHONE (434) 979-7334 • FAX (434) 979-7443
Piililr
—2— September 17,2002
5. PICNIC AREAS: Conveniently located within the community and shown on the attached drawings are 4
additional barbecues, each with their own picnic table.
6. C ASH: co.rporated ' n the c tructio of the . tenan uilding ' be two c orts,
ere res' ents will have oppo to rins and vacu their i
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As you can see from this list, the amenities we have chosen to include in this community are extensive, and as
I believe you would conclude, the cost of the proposed amenities are far in excess of the amenities that are
proposed by the Zoning Ordinance. As I can understand, the Zoning Ordinance is a generic document that
was not written with a specific market in mind.
My group, on the other hand, has had the luxury of knowing what market we intend to serve, and based on
our collective experience, we have developed an amenity plan, which we feel will best serve this market.
Attached, is a letter prepared by my partner on this project, Deb Anderson. Deb is a developer with Wood
Partners, which is an organization with extensive experience developing multi-family communities within the
Southeastern United States. Deb, and her organization, has been integrally involved in the preparation of this
site plan, and the proposed amenities. She feels that the mix of amenities that we have proposed is the most
appropriate mix given the tenants that we hope to attract, and given the close proximity to Darden Towe
Park, and these facilities.
I appreciate your consideration of our request, and further, I would appreciate your counsel on how we
might avoid this dialogue on the later phases of Avemore. Beyond Phase 1, we have the potential to
construct 126 more homes in Avemore. The amenities in Phase 1 have all been sized to accommodate the
entire project. While we would expect to construct additional barbecues, picnic benches in the future phases
we would not expect to construct additional pools, gardens, etc. Can we reach an agreement on the amenities
for the entire community, or is it best to focus on Phase 1, and discuss the later phases when we are prepared
to begin?
incerely,
Ro t M. auser
President
Enclosures