HomeMy WebLinkAboutSDP201900012 Staff Report 2022-04-11rl)
County of Albemarle
Department of Community Development
To: Albemarle County Board of Supervisors
From: Tori Kanellopoulos, Planner
Date: June 19, 2019
Item: Request for Special Exception to vary the Code of Development approved in conjunction with
ZMA200100007, Stonefield (formerly Albemarle Place) regarding number of stories for building height.
Tax Map Parcels: 061W003D2000A0; 061W003D2000A0; 061W003D202200; 061W003D202300;
061W003D202400; 061W003D202500; 061W003D202600; 061W003D202700; 061W003D202800;
061W003D202900; 061W003D203000; 061W003D203100; 061W003D203200; 061W003D203300;
061W003D203400; 061W003D203500; 061W003D203600; 061W003D203700; 061W003D203800
061W003D203900; 061W003D204000; 061W003D204100; 061W003D204200; 061W003D204300;
061W003D204400; 061W003D204500; 061W003D204600; 061W003D204700; 061W003D204800;
061W003D204900; 061W003D205000; 061W003D205100; 061W003D205200; 061W003D205300;
061W003D205400; 061W003D205500; 061W003D205600; 061W003D205700; 061W003D205800;
061W003D205900; 061W003D206000; 061W003D206100; 061W003D209000; 061W003D209100;
061W003D209200; 061W003D209300; 061W003D209400; 061W003D209500; 061W003D209600;
061W003D209700; 061W003D209800; 061W003D209900; 061W003D210000; 061W003D210100;
061W003D210200; 061W003D210300; and 061W003D210400
Magisterial District: Jack Jouett
School Districts: Woodbrook Elementary School, Jouett Middle School, Albemarle High School
Zoning District: Neighborhood Model District (ZMA2001-7)
Summary of Request for Special Exception:
The subject properties for the "Stonefield" development are zoned NMD (Neighborhood Model District)
pursuant to approved ZMA200100007 and the updated application plan approved in conjunction with
ZMA201300009. Special exceptions to vary from the provisions contained in the approved Code of
Development for properties in the NMD district may be granted by the Board of Supervisors, pursuant
to County Code §§ 18-8.S.5.3 and 18-33.49.
The applicant (Mike Meyers, 30 Scale) has requested a special exception to vary the Code of
Development that was approved in conjunction with ZMA200100007 (Stonefield, formerly Albemarle
Place):
1. Special Exception request to modify (increase) the maximum number of stories in Block D2 from
five (5) stories to six (6) stories pursuant to County Code §18-8.5.5.3(a)(1).
Please see Attachment B for staffs full analysis.
Staff Recommendation:
Staff recommends that the Board adopt the attached Resolution (Attachment C) to approve the special
exception request.
Attachments:
A —Application Materials (Special Exception Application and Applicant's Justification)
B — Staff Analysis
C — Resolution
D — Public Comment and Letter to Adjacent Residents
APPLICAVON FOR A WECIAL EXCEPTION
❑ Request for a waiver, modification, variation ® Variation to a previously approved Planned
or substitution permitted by Chapter 18 m $457 Development =Zoning 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: itonefield%ckD2
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.
® I 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.
Current Assigned Application Number (SDP, SP or ZMA) SDp 201 70
Tag map and parcel(s): 61111-MD2-A, 61V"3-D2422-61), and (90-104)
Applicant / Contact Person Christopher at Stonefield, LLC / Michael F. Myers, PE, CFM
Address 10461 Mae granite, Suite 103 City Oakton
State Va Zip 22124
Daytime Phone# (434 ) 242-2966 Fax# (703 ) 352-0960 Email Mike@30scale,com
Owner of Record Christopher at Stonefield, LLC and The Towns of Stonefield Homeomem Association Inc.
Address 10461 While Gran6te, Suite 103 . City Oakton State Ve Zip 22124
Daytime Phone# (703 ) 352-5950 Fax# (7o3 ) 352-0960 Email JohnrQlChristopherCompanies.cor
County of Albemarle
Community Development
401 Mdntine Road Charlottesville, VA 22902 Voke: (CU) 296-SM2 Fax: (434) 972-4126
APPLICATION PQR A BULL
BEFORE THE APPLICATION MAY BE DEEMED COMPLETE
If ownership of the properly is is the time of any type of legal entity or organization including, but not limited to, an LLC, a
corporation, a patlrtership or association, or a mast, then a document acceptable to the County must be submitted with this
application caffying that the person signing has the authority to do so.
If the applicant is a contract purchaser, a document acceptable to the County most be submitted containing the owner's
written consent to the application and must include any applicable documents authorizing that person to provide consent
if the applicant is the agent of the owner, a document acceptable to the County must be submitted that is evidence of the
existence and some of the agency. Pleaso attach the owner's written consent.
one (1) caps of the applicable ownership information,
CHECK AS
OWNERSHIP OF THE
DOCUMENT TO BE PROVIDED FOR THIS APPLICATION
APPLICABLE
PROPERTYISA
❑✓
Limited liability company C%LC')
The articles of organization and when the power is delegated to someone
other than a manager or a member, also the agreement
Stock & Nonstock corporation
for a board of directors
Stock - the articles of incorporation or a shareholders agreement may limit
the board's statutory authority.
Nvnstock -the articles of incorporation and the by-laws, the latter of which
may ioduds a member or director agreement, may limit the board's
Y authority
for a pexsta expressly
wntkn evidence of lint suSrorization such as a board resolution or board
authorized by the board of directors
minutes
fora committee
an action ofthe board of directors authorizing the committee to act; the
articles of incorporation or the by-hws may limit the statutory authority
for a corporatc officer
the by-laws or the dcicWW g resolution of the board of directors.
The statement of parmarahip authority, which may limit the sut tarty of one
Partnership
or non: partiers-
The partnership agreement, or amendments thereto, which may limit the:
L mited parnership
authority of one or more general partners.
(1) for trustees, an authorizing tout order
El
Incorporated & Unincorporated
(2) for the corporation holding title, the appropriate corporate documents
church and other religious body
(2) for a bishop, minister or ecclesiastical officer, the laws, rules or ecclesi-
astical polity of the entity that authorizes the person to hold, improve,
mortgage, sell and convey the property.
p-7
land trust
The plead of conveyance to the trustees and the bust instrument
See for a complete list of Authorized Signatories for Land Use Applications
APPLICATION RN A GPWAAL EMPTION
Owner/Applicant Must Read and Sign
I hereby certify that I own the subject property, or have the legal power to ad on behalf of the owner in Tiling this
application. 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 aigaing 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 mid
or email. This consent does not preclude such written communication from also being a= via fast class mail.
54uat+ue of A Contract Pmrhaser
E. John Regan Jr. Executive Mee President of CMI, Ma
Print Name
02M 92019
Date
703-927-W77
Daytima phone number of Sigratncy
FOR OFFICE USE ONLY APPLICATIO!" �x
By who? Receipt# CM Bja__
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mike@30scale.com
March 9, 2019
Revised May 1, 2019
Mr. David Benish
Chief of Planning
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
RE. StoneSeld — Block D2 — Phase Two — Major Site Plan Amendment -
Request for a Variation to the Albemarle Place Code of Development for Building Height
Albemarle County TMP 51W-03-D2A, 22-61 AND 90-104
Dear David,
Please find this letter and attachments our request for a variation to the Albemarle Place Code of
Development (COD) to allow for an increase in the maximum structure height from five stories to six
stories.
This letter is organized into the following sections:
I. Background information
II. Narrative on Consistency with 18-8.5.5.3(c)(1-5)
III. Narrative on Roof Deck
IV. Narrative on Screening
1. Background Information
The applicant is pursuing approval of a Major Site Plan Amendment of Block D2 — Phase 2 for a six (6)-
story mixed -use building with 20,000 GSF of office space on the basement level and five stories of
multifamily above, consisting of 160 apartments (approximate 50/50 mix of 1-BR and 2-BR).
The 20,000 GSF of office area is on the Inglewood Drive (east) side of the building with underground
parking on the Kober Way (west) side as shown in Figure 1 on page 2. Please note that the applicant
agreed to provide this 20,000-sf office footprint to fulfill a need identified by Planning Director Andrew
M
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mike@30scale.com
Gast -Bray and Economic Development Coordinator Roger Johnson, who were able to connect the
applicant with a software company that wanted to move their business to Albemarle County.
There is a single garage entrance at the northwestern corner of the building for vehicular access. An
approximate 6,000-sf lobby for the multi -family units is also located on the basement level (south side).
Direct access to the lobby and office is to be provided for those who park in the underground garage.
Also, the lobby and office will have at -grade entrances along the eastern edge of the building with the
main entrance to the lobby located at the southeast corner. Note, lobby access will be limited to multi-
family residents. An elevator, small caf6 and fitness center are located in the lobby. There will also be
an outside sitting/gathering/fire pit area just outside of the main entrance (southeast corner).
PEDESMAN/BIKE RAMP DUPLEXES
-CONNEMON
D4 WP
KOBER Wqy -
f
� PARK �..
UNDERGROUND PARKING
m q
LASE —+I
LINE i d'
4 2DA0GSFOFFICE
6ADD-SF
I LOBBY w a
, INGLEWOOD DRIVE
Figure 1- Basement Level Schematic Site Plan
3
The basement level will be constructed with poured concrete walls as a "podium". On the level above
the podium, there will be a one -level parking deck and five stories of multifamily as shown in Figure 2 on
the following page. The parking deck is accessed via ramp on the southwestern corner of the deck as
shown.
Located to the west of the subject property is a row of existing duplex homes that access via a frontage
road that connects to Commonwealth Drive. The applicant has paid special attention to the height of
the Phase 2 building as it relates to the viewshed from the point of view of the duplexes. To soften the
viewshed, the applicant is proposing the following measures:
2 1 P a g e
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mikeL®30scale.com
1) Providing a screen yard in the buffer area at the western edge of the property. Refer to IV.
Narrative on Screening for additional information.
2) Constructing a retaining wall (maximum 17'-high), which in effect, "drops" Kober Way. This
topographical relationship at the least obscures, but for the most part, blocks the view of Kober
Way and the parking deck from the duplexes.
3) Constructing a pedestrian stairwell with a bicycle ramp that will provide more direct access for
the duplex residents to access the Stonefield Shopping Center.
rxISTINGOUPLExES -_
PEOESTRIAWBIKE RAMP
�" •'__-�EONNECTIOH
•woe - -__, --�,_
^ wwa
KOBEF WAY
6 9
4y PARK
PHASE-4 _
LINE j
i n
PARING oEtic (ONE am
MULTI -FAMILY. NO UNITS
(FIVE STORIES)
INGLEWOOD DRIVE
I
Figure 2 -Multi-Family Schematic Site Plan
Please also refer to the Special Exception Exhibit, which contains site cross -sections and views from the
point of view of the Commonwealth Drive duplexes
II. Narrative on Consistency with 18-8.5.5.3(c)(1-5)
In accordance with Ordinance Section 18-8.5.5.3(c):
The director of planning is authorized to grant a variation upon a determination that the variation:
3
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mike@@30scale.com
(1) is consistent with the goals and objectives of the comprehensive plan,
The Comprehensive Plan designation for this parcel per the Places29 Master Plan is a)
Destination Center, b) Urban Mixed Use (in Centers); and c) Urban Mixed Use (in areas around
Centers). The comprehensive plan also sets guidelines for the guiding Neighborhood Model
District. The project is consistent with the goals of these designations as follows:
a) Destination Center
The parcel is part of the overall Stonefield Shopping Center (formerly known as Albemarle
Place), which is one of the five Destination Centers referenced in the Places29 Master Plan.
The Master Plan states that "...Destination Centers provide regional -scale destinations for retail,
entertainment, service and employment uses..." The Stonefield Shopping Center has been
developed with a variety of consistent regional -scale uses such as a movie theater, restaurants,
boutique retail, and big -box retail to meet the Master Plan concept of a Destination Center.
The Master Plan further states that "...Destination Centers should include residential or
employment uses on upper floors and be designed with multiple connections to surrounding
areas..." The proposal includes a residential use (160 apartments) on the upper floors of the
proposed building. 20,000 GSF of office on the basement level is consistent with the provision
of employment uses in Destination Centers. The applicant is providing sidewalk connections to
Inglewood Drive at the Kober Way/Houston Drive intersection. Furthermore, the applicant is
providing a stairwell connection with bicycle ramp for the benefit of the residents on
Commonwealth Drive, Turtle Creek and beyond to access the shopping center.
The proposal is further consistent with the Development Center designation in that it is visible
and accessible from the two major roads, Seminole Trail and Hydraulic Road, and is providing
an open park area in the middle of block D2 that will serve as a compact, urban open space,
which is at a pedestrian -friendly scale with benches, sitting area and grassy space. Please note
that this compact space is not intended to meet the central open space area requirement for
the Stonefield Shopping Center. Note this is further addressed in section 3) of this summary.
b) Urban Mixed Use (in Centers)
The mixed -use proposal is consistent with the Residential and Office Uses as described in Table
LU-1 in the Places29 Master Plan in the Destination Center category as follows:
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mike@30scale.com
Residential Uses:
Single-family attached and multifamily are recommended.
Block D2 provides a mix of attached townhouses (Phase 1) and multifamily units (Phase 2).
A density of 6.01— 60 units/acre is recommended.
Residential density in Block D2 is 38.1 DU/AC (209 units/5.49 acres). Block D2 - Phase 2
considered alone is just at the maximum recommended density with 60.2 DU/AC. (Block D2 -
Phase 1 alone is at a density of 17.3 DU/AC). It should be noted that the overall density of
the Stonefield development is governed by the Code of Development. Currently, the
residential and office density is well below the maximums prescribed by the Code Note this
is discussed further under section 2) of this summary.
The maximum recommended building height is 5 stories.
This section is not applicable because the Code of Development has provisions that allow the
building heights in the adjacent Phase E to be 90-foot maximum, or 8 stories to facilitate
"multi -family buildings."
Office Uses:
Maximum Single building footprint is 20, 000 SF
The proposed office use is 20,000 SF. It should be noted however that the building footprint
is larger than 20,000 sf, which is governed by the approved Code of Development.
Open Space:
The proposed land use does include two small park areas, the 6,000-sf central park area and
an approximate 5,300-sf open space/tot lot area in Phase 1. The multifamily use will also
have a fitness center for its residents. The proposed land use does not include the central
green space/amenity for the Stonefield Development.
c) Urban Mixed Use (in areas around Centers)
5 1 P a g e
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mikeCtu30scale.com
The mixed -use proposal is consistent with the Residential and Office Uses as described in Table
LU-2 in the Places29 Master Plan for areas around centers as follows:
Residential Uses:
• Density 3-34 DU/AC in areas that are not in the center.
Not applicable, the parcel is in the Center and density is governed by the Code of
Development. Currently, the residential and office density is well below the maximums
prescribed by the Code Note this is discussed further in section 2) of this summary.
• Minimum 25% of urban mixed -use development should be residential.
The parcel achieves this threshold. However, the overall mix of uses is governed by the Code
of Development.
• Residential maybe mixed vertically or horizontally.
The proposal meets this requirement with a variety of housing types to include townhomes
(three -level living) and multifamily units (one level living).
Office Uses:
• Minimum 20 percent of development in this designation should be office.
The parcel is governed by a Code of Development that governs the mix of uses.
Open Spaces:
• Public/privately owned parks, greens, commons, plazas to serve businesses, employees,
customers
The parcel has a privately maintained compact park that will serve this need.
• Nearest Open space should be within Y< mile of businesses or residences.
a
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
@30scale.com
This requirement is met with the onsite park and the available amenities in the Stonefield
shopping center.
• Tot lots or active recreation areas should be provided with residential use.
There is an existing tot lot in Phase 1. The multifamily will provide a fitness center for
residents in Phase 2.
d) The proposal is consistent with the underlying guiding principles of the Neighborhood
Model in accordance with the following:
I. Pedestrian orientation —The proposed building is designed with a clear separating line
between the lower level and the upper residential levels to provide a distinct pedestrian
orientation to the building. The building elevation, captioned below in Figure 3, creates a
"storefront" appearance along Inglewood Drive. A 5'-wide sidewalk running along the
building frontage with Inglewood Drive contributes to the pedestrian orientation.
Figure 3 - "Storefront" Elevation along Inglewood Drive
ii. The main entrance to the building will be located at the intersection of Inglewood Drive
with Bond Street and will be oriented for the pedestrian experience. An outdoor
sitting/gathering/fire pit area will be provided at the main entrance (southwest corner of
building). There will be a 10'-wide sidewalk and tree grates along Bond Street opposite
from the main entrance. Sidewalk will connect Inglewood Drive to the building and to
the expanded central park area. From there, sidewalk and crosswalk are provided to the
proposed stairwell/bike ramp connection to the adjacent shopping center parcel to the
north.
71
30 Scale, LLc
871 Justin Drive, Pahnym, VA 22963
Ph. 434.242.28M
mikeL%30scale.com
iii. Neighborhood friendly streets and paths —The one-way street pattern of Bond Street
with compact (12' radius) curb returns, and a compact (40' centerline radius) curve in
Kober Way will serve to slow down vehicular traffic on the parcel, giving it a
neighborhood feel. Also, parallel parking along the west face of the building will have a
traffic calming influence and add to the neighborhood appeal of the development.
iv. Interconnected streets and transportation networks —The proposal will connect Kober
Way to Inglewood Drive and complete the sidewalk along Inglewood Drive thereby
completing the street connectivity of Block D2 to the rest of Stonefield. The
pedestrian/bike ramp connection to the north will provide a more direct connection with
Commonwealth Drive, which will be even more beneficial to bikers and pedestrians when
the Zan Road flyover connection is completed and the east and west sides of Seminole
Trail are connected.
v. Parks and open space as amenities —The proposal includes expansion to the existing
central park area to 6,000-sf that includes benches, tables and sitting areas in addition to
a green space area. The development also has an approximate 5,300-sf open space area
with a tot -lot in Phase 1.
vi. Neighborhood centers —The Stonefield development is an existing neighborhood center.
The proposal contributes to the overall neighborhood feel of the development.
vii. Buildings and spaces of human scale— The building architecture demonstrates very well
how a large building can be designed to incorporate the human scale. As described
under a) above, the lower level is broken up vertically from the upper levels, thereby
creating the human scale on the ground level. A variety of glass and transom window
details intermingled with brick on the ground level, integrated with sidewalk and
landscaping, along with canopies at the entry points all serve to break up the massing on
the first level. As the eyes move up the building, there are sections of varying color,
material, height and depth. Architectural details including windows, balconies and
doorways contribute to the human scale of the building. Refer to Figures 4 and S on the
following page below for a building elevation.
viii. Relegated parking - The majority of onsite parking will be provided with structured
parking, including one level of underground garage and one level of parking deck above
the garage.
ix. Mixture of uses and use types —Residential and Office Uses are proposed
8 1 P a g e
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mike@30scale.com
x. Mixture of housing types and affordability —The property will have an approximate
50/50 mix of 1BR and 2BR apartments for rent which will serve to provide affordability to
a broader range of citizens.
A. Redevelopment —The proposal includes the provision of a sanitary sewer outfall to the
neighboring shopping center owner, which may facilitate future redevelopment of that
property -
Figure 4— Building Elevation Showing Human Scale (zoom view)
91Page
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mike@30scale.com
Figure 5 - Building Elevation Showing Human Scale (wide view)
xii. Site planning that respects terrain - to the maximum extent possible, the site plan honors
the terrain in accordance with the Conceptual Grading Plan in the underlying Code of
Development
xiii. Clearboundaries with the rural areas —The site is not located in the vicinity of the rural
areas.
(2) does not increase the approved development density or intensity of development;
The proposal does not increase the approved density or intensity of the project. Following
approval of the application, the Stonefield Development will still be well below its maximum
build -out numbers. Following approval, there will be approximately 430„000 sf of leasable non -
retail space and 319 residential units remaining that may be approved.
(3) does not adversely affect the timing and phasing of development of any other development in
the zoning district;
The proposal does not adversely affect the timing and phasing of development of any other
development in the zoning district. Although the applicant does not control the timing of the
submission of other applications yet to be approved for Block D1 and the C Block, the overall
office square footage and number of residential units continues to be coordinated between the
applicant and the developer of the shopping center.
During the design development of the Block D2 proposal, staff had raised the issue of a central
open space element that would need to be provided with the final parcels that were being
developed, namely, Block DI and Block C (aka Hyatt #2 on the "grassy knoll"). It was
10
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mikeC@30scale.com
determined at meetings with County staff that the central open space was controlled by the
developer and not the Block D2 applicant. Further, it was not appropriate or in line with the
Code of Development to provide the central open space in Block D2, a residential/office mix on
the perimeter of the shopping center. It was determined that the location for the central open
space would be coordinated between staff and the developer prior to approval of the final
undeveloped parcel, presumably the mixed -use project envisioned for Block D1. However,
please note that this issue is outside of the control of the applicant and therefore approval of
this variation would not have any impact on the remaining parcels.
(4) does not require a special use permit; and
The use does not require a special use permit.
(5) is in general accord with the purpose and intent of the approved application.
The variation request is in conformance with the application plan approved with ZMA 2013-
009, and the Code of Development (COD) from ZMA 2001-007. To indicate the general
accord, the analysis is broken into five main categories as follows:
A) The Built Form
One of the underlying themes in the COD is that the "... principal architectural objective is to
create structures with a distinctly human scale, mass and texture" (COD, Page 12) for Blocks
A-E. The mixed-use,building has been presented at a human scale as covered in the
Neighborhood Model section of this summary. As with other buildings on the Application
Plan, the mixed -use building will need to obtain formal approval from the Albemarle County
Architectural Review Board prior to Site Plan Approval and may undergo additional
modifications to ensure conformance with the COD and County standards.
B) Conformance with the Elements of Block Group "1" and Flexibility in the Block Group
The COD and Application plan groups Blocks A, B, C and D into Block Group "1". The COD
stipulates several elements to be included within Block Group 1. The proposed mixed -use
building adheres to the elements that are applicable, such as conformance in size and
location for the building, open space, street network, sidewalks, green space and hardscape
area, and also meets two elements which have not yet been met with the current
development, a mixed -use building and structured parking.
30 Scale, LLC
872 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mike@30scalr
In addition to the above elements to be included in Block Group 1, the proposal
incorporates a mixed -use building with 'firstfloorspecialty retail and office and/or
residential spaces above" (COD, Page 9 - highlighted for emphasis).
The proposal also provides "On -street and structured parking facilities with close pedestrian
access to commercial and residential uses..." (COD, Page 9).
The COD envisioned the flexibility to provide the mixed use buildings and parking structure
in any one of the blocks in Block Group 1 with the following statement: "The uses and
amenities as described for each block group ... may be transferred between blocks within
each block group without the need for an Application plan change... provided that the total
residential dwelling units and gross leasable area for all land uses at full development within
each of the three block groups do not fall short of the Minimum Block Intensity, nor exceed
the Maximum Blok Intensity." (COD, Page 8).
C) Western Property Line Landscaping
The Code of Development stipulates that a "...mixed coniferous and deciduous screening
buffer shall be employed along the western property line common with the duplex residential
units that front on Commonwealth Drive" (COD, Page 18).
The proposal provides a landscape buffer as described and as is shown on the site plan,
cross-section and rendered view from the point of view of the duplex units. Also refer to
IV. Narrative on Screening for additional information.
D) Adjusted Block Areas
The Code of Development on Page 8 allows for flexibility in Block Geometry to account for
architectural and engineering changes. As can be seen on the overlay in Figure 6 on the
next page, the block boundary between Blocks D and E was changed to allow for this
flexibility.
It should be noted that the proposed location of the mixed -use building straddles the
original block boundary between Blocks D and E. This is an important consideration since
the Code of Development prescribes a maximum building height in Block E of 8 stories (or
maximum 90-feet high) to "accommodate a mufti -family building". As discussed in earlier
sections of this summary, the height guidelines increase as the plan moves further down in
12
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.2422866
mikeMID30scale.com
elevation along the western property line. Please also refer to the attached cross -sections
and View Renderings.
E) Shared Parking
The proposal has received approval of a 35% parking reduction as a result of the offsetting
of the peak parking demand for the residential and office uses. The parking reduction was
made in accordance with the procedures outlined in the Code of Development and the
Albemarle County Zoning Ordinance.
+
MEr
s oCK D®�
-cupvxr
uon
BLOCK E
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r
r - -
Figure 6 - Overlay of Block D2 Development on Application Plan
III. Narrative on Screening
The applicant is providing a vegetative buffer varying in width from 10 to 15 feet along the western
property line. The overall length of the buffer is approximately 550 feet. The majority of this distance,
430 feet, is located adjacent to the existing duplexes on Commonwealth Drive. As prescribed by the
Code of Development, the applicant is providing a mix of coniferous and deciduous landscaping
screening along the entire length of the buffer, with a denser mix adjacent to the duplexes.
131P ge
30 Scale, LLC
371 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
miket130scale.com
It should be noted that the grade from the duplex units to the common property line drops by 24' to 10'
moving south to north. There will be a staggered row of groups of 3, 4 or 5 of coniferous or deciduous
trees in the 430-foot buffer yard as shown in Figure 7 below. The trees will be selected by a landscape
architect to ensure adequate screening is achieved and that the trees will not adversely impact the
retaining wall below.
6
O
WO
G
[KEENING PLANTINGS IN BUFFER
�
a
WAY
R
;
ETAINING WALL
i✓
i
Figure 7- Screening Plantings acUacent to Duplexes
It should be noted that the existing grade drop from the duplex buildings to the common property line
provides a more effective screen than landscaping since the view of the parking deck and Kober Way
from the duplex units is highly obscured, or completely blocked. The screening trees will provide a more
effective screen as they grow taller over the years. They will also provide an excellent screen to the
view of the mixed -use building from the point of view of someone standing on the duplex units closer to
the common property line. Also, the parking lot shade trees will provide a visual screen at such time
they begin to grow taller over the years.
IV. Narrative on Roof Deck
The roof deck is at elevation 574.9, or 70.9' above the basement floor elevation of 504.0. The roof deck
will be utilized for mechanical equipment only. It is anticipated that individual HVAC units will be
provided for each unit. There will be a "penthouse" access to the roof deck for maintenance purposes.
There will be no living space on the roof deck.
The mechanical equipment will not be visible from the duplex units. A roof parapet will be provided to
block the view of mechanical equipment. In an elevation analysis, a 24"-high parapet was able to block
14IPage
30 Scale, LLC
371 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
mike@30scale.com
the view of hypothetical 6'-8' high mechanical equipment from the duplex units. Since the individual
HVAC units will be on the order of 3'-4' tall, the view will be blocked. Also, the building design includes
bumpout "hats" that will extend higher than the parapet in regular locations along the building fayade.
These will assist in providing additional screening. The applicant does not propose any livable space
above the fifth floor.
We thank you for taking the time to review this request and look forward to your favorable response.
Based on the information provided, the 6-story proposal is difficult to distinguish from the S-story
option when viewed in context. The relatively long distance from the duplexes to the mixed -use
building provide a viewing angle where one additional story has a negligible effect on the viewshed.
Please feel free to call me at any time if you have any questions or would like additional information.
Sincerely,
M
Cc: John Regan, The Christopher Companies
Randy stack, The Christopher Companies
attachments
is j
OVERRMEWW MNP
SHEETINDEX.
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BUILDING ON THIS SHEET 15 CONCEPTUAL
FOR AMAL BUILDING APPEA NCE,
REFER TO ARCH ITEMRAL ELEVATIONS
SUBMITTED WITH WE ARS APPUCATON.
G-STORY PROPOSAL
BIRD'S EYE VIEW
BIRO'S fIE VIEW
E%RTNG DUPLEX ON -
COMMONWEALMDRIVE
PHOTOGRAPH
EXISTING DL
COMMONWE/
NOTE: IMAGE OF PNOPMED MIXED -USE
BUILDING ON THIS SHEET IS CONCEPTUAL
AND U SHOWN TO DISPLAY VIEW FROM
COMMONWEALTH DRIVE DUPLEX LOTS
FOR ACTUAL BUILDING APPEARANCE,
REFER TO AXCHITECNRAL ELEVATIONS
SUBMITTED WITH THE ARE APPUCATION.
PWnSED MIXED -USE
-BWLDING
VIEW FROM COMMONWEALTH
6-STORY PROPOSAL
VIEW FROM COMMONWEALTH
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ZMA Code of Development
Albemarle Place
The County of Afbemarfee, Virginia
0
submitted by:
2fte Landonomics Group • Owners and Deveiopeas
r1he Cox Company • !PCn,r;ii;�n d�ec xCosasultants
KAI.Inc.-Arcfitteets
Oeto&r U,,?003
CODE OF DEVELOPMENT APPENDIX A — Permitted/Prohibited Uses by Block*
October 15, 2003 (revised T 4. 2010
V-Perniltted uses by black; SP-Uses that may be applied for via Special Use Permit; Blank— Uses prohibited within b ck.
The square footages for all uses shaded in this table shall count towards the retail portion of the non-residential square
maximum established in the Code of Development in fable I: "Uses Table"
Block Group
1
2
3
Block
A
B
I C
I D
E
F
I G
Detached single fami]
R
Semi-detached and attached single-family dwellings such as
duplexes, triplexes, quadraplexes, townhouses, atrium houses and
patio houses, and accessory apartments.
P
P
P
P
P
E
Multiple-fhmily dwellings
P
P
P
P
P
S
Rental of parmitted residential uses
P
P
P
P
P
Homes for developmentally disabled persons reference 5.1.0
P
P
P
P
P
U
Boarding houses
P
P
P
P
P
S
Tourist lodgings reference 5.1.17
P
I P
P
P
P
E
Home occupation, Class A Creference 5.2
P
P
I P
I P
P
S
Home occupation, Class B reference 5.2
SP
SP
I SP
I SP
SP
Accessory uses and buildings, including storagebuildings
P
P
P
I P
P
P
P
Assisted living
P
P
P
P
P
P
P
Rest home nursing homes, or convalescent homes
P
P
P
P
P
P
P
Administrative business and professional offices
P
P
P
P
P
P
P
Antique, ift ewel notion and craft shops
P
P
P
P
P
P
P
Auction houses
P
P
P
P
P
P
N
Automobile laundries
P
P
P
P
P
P
0
Automobit tuck repair shop excluding body shop
P
N
Automobile service stations reference 5.1.20
Baiter, beauty shops
P
P
P
P
P
P
P
R
Body Shop
SP
SP
SP
SP
SP
SP
E
Building materials sales
P
P
P
P
P
P
S
Tier I personal wireless service facilities re&renee. 5.1.40)
P
P
P
P
P
P
P
I
Tier I1 personal wireless service facilities (reference 5.1.40)
P
P
P
P
P
P
P
11
Tier III personal wireless service facilities reference 5.1.40
SP
SP
SP
SP
SP
SP
SP
E
Cemeteries
N
Churchas
P
P
P
P
P
P
P
T
I
Clothing,apparel and shoe shops
P
P
P
P
P
P
P
A
Clubs, lod es civic fraternal, padriotic reference 5.1.2
P
P
P I
P
P
p
P
L
Commacialkennals—indooronl reibrence5.L11)
P
P
P
P
P
P
U
Commercial recreation establishments Including but not limited to
amusement centers bowling alleys, pool halls and dance halls
P
P
P
P
P
P
P
S
Comnnmi center
P
P
P
P
P
P
P
B
Contractors' office and equipment staraf e yard
P
P
P
P
P
P
P
S
Cmwenience stores
P
P
P
P
P
P
P
Day carechild careor nursery facility reference 5.1.0
P
P
P
P
P
P
P
Department store
P
P
P
P
P
P
P
Drive-in theaters
Driv -i indotvs serving or associated with permitted uses
SP
SP
SP
SP
SP
SP
SP—
Drug storepharmacy
P
P
P
P
P
P I
P
Bating establishment not Including fast food restaurant
P
P
P
P
P I
P
P
Exhibit C
CODE OF DEVELOPMENT APPENDIX A— Permitted/Prohibited Uses by Biockli
October 15, 2003 (revised -, T " 2010
V-Permitted uses by block; SP-Uses that may be applied for via Special Use Permit; Blank— Uses prohibited within b oc .
The square footages for all uses shaded in this table shall cotntttmvsrds the retail portion of the non-residential square footage
maximum established in the Code ofDevelopment in Table I: "Uses Table"
Block Group
1
1 2
3
Block
A
B
C
D
E
F
G
Electric, gas, oil and communication facilities, excluding tower
structures and including poles, lines, transformers, pipes, meters end
related facilities for distribution of local service and owned and
operated by a public utility. Water distribution and sewerage
collection lines, pumping stations and appurtenances owned and
operated by the Albemarle County Service Authority. Except as
otherwise expressly provided, central water supplies and central
sewerage systems in conformance with Chapter 16 of the Code of
Albemarle and all other applicable law.
P
p
P
P
P
P
P
Factory outlet sales — clothin and fabric
P
P
P
P
I P
P
P
Farmers' market reference 5.1.36
P
P
P
P
P
P
P
Fast food restaurant
P
P
P
P
P
P
P
Feed and seed stores reference 5.1.22
P
P
P
P
P
P
P
Financial institutions
P
p
P
P
P
P
P
Fire and rescue squad stations refinance 5.1.09
P
P
P
P
P
P
P
Fire extinguisher and security nduc sales and service
P
P
P
P
P
P
P
Florist
P
P
P
P
p
P
P
Food and grocery stores including such specialty as shops bakery,
candy, milk, dispensary and twine and cheese sh
P
p
P
p
p
P
P
Funeral homes
P
P
P
P
P
P
Furniture and home appliances sales and service
P
P
P
P
P
P
P
Hardware store
P
P
P
P
P
P
P
Health club or spa
P
P
P
P
p
P
P
Hosting oil sales and distribution reference 5.1
P
P
P
P
P
P
P
Home and business service such as grounds care, cleaning,
exterminators landscaping and other repair and maintenance
p
p
P
P
P
P
P
Hospitals
SP
SP
SP
SP
SP
SP
SP
Hotels morels aid inns
P
P
P
P
P
P
P
Indoor athletic facilities
P
P
P
P
P
P
P
Indoor theaters
P.
P
P
P
P
P
P
Laboratories medical or pharmaceutical
P
P
P
P
P
P
P
Laundries dry cleaners
P
P
P
P
P
P
P
Laundromat (provided that an attendant shall be on duty at all hours
during O elation
P
p
P
P
P
P
P
Libraries museums
P
P
P
P
P
P
P
Light warehousing
P
P
P
P
P
P
P
Livestock sales
Machinery and equipment sales service and rental
P
P
P
P
P
P I
P
Medical center
P
P
P
P
P
P
P
Mobile home and trailer sales and service
Modular building sales
Motor vehicle sales, service and rental
SP
SP
SP
SP
SP
SP
SP
Musical instrument sales
P
P
Y
P
P
P
P
New automotive sales
P
P
P
P
P
P
P
Newspaper publishing
p
P
P
P
Newsstands, magazines, pipe and tobacco shops
P
P
P
P
P
P
p
CODE OF DEVELOPMENT APPENDIX A - Perrnitted/Prohibited Uses by Block
October 15, 2003 (revised Jrtl�v 8 2010
*P-Permitted uses by block; SP-Uses that may be applied for via Special Use Permit; Blank— Uses prohibited within block.
The square footages for all uses shaded in this table shall count towards the retail portion of the non-residential square footage
maximum established inure Code ofDevelopment in Table 1: "Uses Table"
Block Group
1
2
3
Block
A
B
C
I D
E
F
G
Office and business machines sales and service
P
P
P
P
P
P
P
Optical goods sales
P
P
P
P
P
P
P
Outdoor Amphitheatre with no fixed seats and limited operation
such as no loudspeakers after 10 m weekends only, eta
p
Outdoor eating establishmmrt or cafe
P
P
P
P
P
P
P
Outdoor storage, display and/or sales serving or associated with a
by -right permitted use, if any portion of the use would be visible
from a tmvehva
SP
SP
SP
SP
SP
SP
SP
Parks, playgrounds and civics aces
P
I P
P
P
P
P
P
Photographic goods sales
P
P
P
P
P
P
P
Private schools
P
P
P
P
P
P
P
Professional offices, including medical dental and optical
P
P
P
P
P
P
P
Public and private utilities and infrastructure
P
P
P
P
P
P
P
Public uses and buildings, including temporary or mobile facilities
such as schools, offices, parks, playgrounds and roads funded,
owned or operated by local, state, or federal agencies, public water
and sewer transmission, main or trunk lines, treatment facilities,
pumping stations and the like, owned and/or operated by the
Rivanma Water and Sewer Authority
P
P
P
P
P
P
P
Research and development activities including experimental testing
P
P
P
P
P
P
P
Retail nurseries and greenhouses
P
P
P
P
P
P
P
Sales & Service ofgoods associated with principal use
P
P
P
P
P
P
P
Sales ofma"or recreational equipment and vehicles
P
P
School of special instruction
P
P
P
P
P
P
P
Seasonal and periodic events such as holiday fastivals, commmmity
fairs, artisan and public open markets, and other pedestrian rebated
events to be conducted on adjacent private streets
P
P
P
P
P
P
P
Temporary Events
SP
SP
SP
SP
SP
SP
SP
Septic tank sales and related services
Sporting oods sales
P
P
P
P
P
P
P
Standalone parking and parking structures(reference 4.12,5.1A1
P
P
P
P
P
P
P
Stormwater management facilities shown on an approved final site
plan or subdivision plat
P
P
P
P
P
P
P,
Swimgolf, tennis or athletic facility
P
P
P
P
P
P
P
Tailor, seamstress
P
P
P
P
P
P
P
Temporary construction uses reference 5.1.1
P
P
P
P
P
P
P
Temporary nonresidential mobile homes (reference 5.
P
P
P
P
P
P
P
Veterinary Otlica and Hospital
P
P
P
P
P
P
P
Visual and audio appliances sales
P
P
P
P
P
P
P
Warehouse facilities not permitted under section 24.2.1(reference
9.0
Wayside stands —vegetables and agricultural produce (reference
5.1.19
P
p
P
P
P
P
P
Wholesale Distribution
SP I
SP
SPa
$R
SP
W
Sp
16Mss_7$Doc
30 Scale, LLC
U2 Jusda Drive, Palmyra, VA n M
FIL 434.242.M
mike@30scale.com
March 4, 2019
Mr. Andrew Gast -Bray
Assistant Director of Community Development/Director of Planning
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
RE: Stonefield — Block D2 — Phase Two — Major Site Plan Amendment -
Request for a Variation to the Albemarle Place Code of Development fa Building
Height
Albemarle County TMP 61W4Y3-D2A, 22-61 AND 90-104
Dear Andrew,
Please find this letter and attachments our request for a variation to the Albemarle Place code
of Development (COD) to allow a six -story mixed -use building in Block D2 — Phase Two..
The owner/applicant, Christopher Companies. Is pursuing approval of a Major Site Plan
Amendment to SDP 2014-00070 to construct a she (6)-stay mixed -use building consisting of 160
apartment units and 20,000 GSF of commercial office space in lieu of the ttfty-Rve (55)
proposed townhouses.
The 20,000 GSF of commercial space is located on the basement level with five stories of
apartments above. The Major Site Plan Amendment is being submitted concurrently with this
Variation Request.
Block D2 — Phase Two is located to the east of a row of existing residential duplex lots on
Commonwealth Drive. The basement level of the six -story building is buried on the high
(Commonwealth) side, so the effective height as viewed from the east is closer to five stories
with more of the basement level being revealed as the grade fails towards the east.
11Page
30 Scale, LLC
Vlkutln Drive, Palmyra, VA 22963
Ph. 134w !acre
mike@30scaie.com
Also, the proposed building location is approximately 30 feet further away and downhill from
the common property line than the approved townhouses. Please referto the attached
Composite Cross Sections that Illustrate the existing and proposed topography and sight lines.
Page 22 of the COD (attached herein) states that buildings in Block D shall be between two (2)
and five (5) stories. it should also be noted that Page 22 further allows eight (B) stories to
accommodate a "potential multi -family structure" in Block E, which is located directly adjacent
and to the north of Block D. In fact, the boundary of Block D was previously adjusted (as
permitted by the COD), as indicated on Exhibit A below. The location of the proposed mixed -
use building on Block D2 — Phase Two straddles the original Block D/Block E boundary line from
the COD. This is additional justification to allow a one-story increase in this "transition° zone to
Block E, where a maximum 90-foot tall building was contemplated.
it111Tt .Y
i M45
i
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_/� •.�.i.�...� - � �y -gas. —��< ��` '.... i� �f
iBiT A - BLOCK 02 DEVELOPMENT
OVERLAID ON CODE OF DEVELOPMENT BLOCK PLAN (SHEETSP3 OF COD)
in addition to the cross -sections attached to this letter, Exhibit B on the following page shows a
schematic view of a portion of Block D and E, and an aerial photo for comparison. As can be
seen on this exhibit, there is a significant amount of existing tree cover screening on the rear
yards of the Commonwealth lots, particularly the six buildings located adjacent to Phase Two.
The applicant is also providing additional screening comprised of a mix of confferous and
deciduous screening trees in accordance with the COD. For comparison, Exhibit B also
illustrates the size of a six -story building in context since the existing six -story Hyatt Hotel is
located directly adjacent to the west of the Phase Two building.
21Page
3o Scale, LLC
871 Jusdn MN, Pelmrre, VA ZIM
PIL 43L24LZ866
mikeP30scale.com
As a show of good faith to the neighbors on Commonwealth, the applicant Is proposingto
construct a pedestrian stair/bike ramp connection to the adjacent shopping strip center at TMP
61W-3-21A. This will provide an access for the Commonwealth residents to visit the Shops at
Stonefield, a quicker route to public transportation, and a more convenierrt way to facilitate
bicycle travel, and will help with connections to future Improvements, including more transit
and when the Zan Road connection is made.
• »gip 'j-AC• 'ir•
� + y
Rendered Schematic View Aerial photo from Google Maps
EMiIBIT B
We thank you for taking the time to review this request. Piease feel free to call me at any time
if you have any questions or would like additional information.
Sincerely,
Myers, P.E., CFM
Cr. John Regan, The ChftWpher Companies
Randysbwk The chrlcwow companies
attKWenb
3 1 P a g e
•
3-4-2019 - SPECIAL EXCEPTION REQUEST FOR VARIATION TO THE CODE
OF DEVELOPMENT TO ALLOW A SIX -STORY BUILDING IN BLOCK D2
design process, the Director of planning and Community Development could grant
an exception allowing for a plaza area that would set the building facade back
farther than 20 feet from the street curb.
Minimum Yard Dimensions (211A.5a.4)
There shall be no minimum ormwdmum lot width and depth requirements.
Building Heights (20A51.5)
The maximum budding height for retail buildings shad be seventy five (75)
*et with a ninety (90) foot limitation for residential and mixed -use structures.
Block Crouo L
Buildings within Blocks A, B. and D shall range in height from one to five
stories tall. Buildings in Black C will range in height fmm two to i,r.:: stories
tall Buildings less than two stories in heightwithin thin block group shall be
restricted to include only those devoted to restaurants, outdoor cafa's and
retail kiosks in general conformity with the Application Plan.
19ock Groin
Buildings within Block E shall range in height from two to as many as eight
stones tall to accommodate a potenli al multifamily, structure.
Block Group I
Buildings within Blocks F and G shad range in height from one to *ree stories
tall.
Sidewalk and Pedestrian Paths (20AS.1.6)
See Section 31): Streetscape Standards of this Code.
• ZM9i Code of Devefopwnt ° ?lre Cmnfv o, fAff marle
22
ATTACHMENT B — STAFF ANALYSIS
STAFF PERSON: Tor! Kanellopoulos
BOARD OF SUPERVISORS: June 19, 2019
Staff analysis of this special exception request to vary from the approved ZMA Code of Development was conducted
pursuant to the following applicable provisions and evaluation criteria contained in County Code §18-8.5.5.3:
8 PLANNED DEVELOPMENT DISTRICTS - GENERALLY
8.5 PROCEDURES FOR PLANNED DEVELOPMENT APPLICATIONS
8.5.5.3 VARIATIONS FROM APPROVED PLANS, CODES, AND STANDARDS OF DEVELOPMENTS
a. The director of planning is authorized to grant a variation from the following provisions of an approved
plan, code or standard:
1. Minor changes to yard requirements, build -to lines or ranges, maximum structure heights and
minimum lot sizes;
c. The director of planning is authorized to grant a variation upon a determination that 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.
Staff Analysis — Request #1 for Special Exception to Vary:
Variation request for an additional story in height for proposed mixed -use building with 160 multi family units and
20,000 square feet of office space in Block D2 of Stonefield. The Code of Development for Stonefield allows buildings
of one to five stories by -right in Block D. Variation is per County Code §18-8.5.5.3(a)(1).
Evaluation criteria per County Code §18-8.5.5.3(c):
(1)
The requested variation is consistent with the goals and objectives in the Comprehensive Plan. This property
is designated Destination Center and Urban Mixed Use (in Centers and around Centers) in the Places29
Master Plan. The Places29 Master Plan lists a maximum building height of five (5) stories in Destination
Centers. However, the Places29 Master Plan was modeled after Stonefield's (formerly Albemarle Place) Code
of Development, which allows a maximum of eight (8) stories in Block E. The Places29 Master Plan includes
employment uses as an appropriate use in Destination Centers. Both of these Comprehensive Plan
designations (Urban Mixed Use in Centers and around Centers) call for a mixture of uses and encourage
residential units located on upper floors. This proposal will have office space on the first floor, with the 160
multi -family units located on the additional floors, as well as structured parking. The location of the proposal
within Stonefield provides opportunities for walking to a variety of other uses, including retail and dining.
Evaluation criteria met.
(2)
The requested Variation would not increase the approved development density or intensity of development.
Evaluation criteria met.
(3)
The requested Variation does not adversely affect the timing or phasing of development of any other
development in the zoning district.
Evaluation criteria met.
(4)
The requested Variation does not require a Special Use Permit.
Evaluation criteria met.
(5)
The requested Variation is in general accord with the purpose and intent of the approved application plan.
The proposal will provide greater than or equal to the amount of open and civic space shown on the
application plan. The proposed building footprint is different than what is shown on the application plan
(ZMA2013-9), as this application plan was very specific to what was proposed at the time. Therefore, it shows
55 townhomes located in Phase 2 of Block D2. This proposed project will have a similar footprint area
compared to the townhomes and will still provide the required open space. Additionally, multi -family units
and office uses are by -right in Block D.
Evaluation criteria met.
Additional factors for consideration:
A. The existing six -story Hyatt was approved with a special exception for its additional story and is also located
in Block D.
B. Mixed -use buildings are called for in Destination Centers and Urban Mixed Use designations in the Places29
Master Plan and in Stonefield's Code of Development.
C. The boundaries of Blocks D and E have shifted over time. A portion of Block D (adjacent to approximately
seven (7) lots of the Commonwealth Drive duplexes and to current Block E) was formerly included in Block E.
Therefore, that portion of Block D (formerly Block E) was originally considered acceptable to have eight (8)
stories. Please see Page 13 of the applicant's attached letter of justification for more details.
D. The following comment has been provided by the County's Economic Development Office: "This project is
located in a federally -designated census tract known as an Opportunity Zone (OZ). Goal 4, Objective 3 of
Project ENABLE calls for the County to "lead the promotion of Opportunity Zones" OZs present a unique
opportunity for the County to attract private capital investment, which is part of the mission of Economic
Development. OZs also provide a new way for businesses to access capital because Opportunity Zone Funds
can invest directly into businesses located within these tracts. In this case, the proposed height exception
allows the creation of non-residential space that will accommodate business(es) seeking this type of access
to capital. In addition, Economic Development staff is aware of several growing local companies within
target industries that need this type of space. Therefore, staff supports permitting the maximum amount of
non-residential space that is consistent with the Comprehensive Plan. In doing so, the County will also be
taking the lead to "help businesses take advantage of grant programs, state and federal financing
opportunities" (Goal 3, Objective 3)."
E. The applicant has determined that a by -right building of five (5) stories would also affect the view of
adjacent properties along Commonwealth Drive. Therefore, with or without the special exception, the view
from those properties will be altered and will block previous sightlines. Views of five (5) and six (6) stories
are shown in the applicant's request materials.
F. Please see the application for Variation Request (Attachment A) for the applicant's description and
justification.
Staff Recommendation — Request for Special Exception:
With regards to the findings contained herein, inclusive of the criteria to be considered per County Code §18-
8.5.5.3(c), as well as other additional factors, staff recommends approval of this Special Exception Request with
conditions. Specifically, staff recommends that the Board adopt the attached Resolution (Attachment C) to approve
with conditions the Special Exception Request for a special exception to vary the Code of Development approved in
conjunction with ZMA2001-7 Stonefield (formerly Albemarle Place) so as to modify (increase) the maximum number
of stories in Block D2 from five (5) stories to six (6) stories pursuant to County Code §18-8.5.5.3(a)(1).
RESOLUTION TO APPROVE SPECIAL EXCEPTION TO VARY THE CODE OF
DEVELOPMENT FOR ZMA2001-7 STONEFIELD (FORMERLY ALBEMARLE PLACE)
WHEREAS, the Owner of Tax Map Parcels 061W003D2000A0; 061W003D2000A0;
061W003D202200; 061W003D202300; 061W003D202400; 061W003D202500; 061W003D202600;
061W003D202700; 061W003D202800; 061W003D202900; 061W003D203000; 061W003D203100;
061W003D203200; 061W003D203300; 061W003D203400; 061W003D203500; 061W003D203600;
061 W003D203700; 061 W003D203800; 061 W003D203900; 061 W003D204000; 061 W003D204100;
061W003D204200; 061W003D204300; 061W003D204400; 061W003D204500; 061W003D204600;
061W003D204700; 061W003D204800; 061W003D204900; 061W003D205000; 061W003D205100;
061 W003D205200; 061 W003D205300; 061W003D205400; 061 W003D205500' 061 W003D205600;
061W003D205700; 061W003D205800; 061W003D205900; 061W003D206000; 061W003D206100;
061W003D209000; 061W003D209100; 061W003D209200; 061W003D209300; 061W003D209400;
061W003D209500; 061W003D209600; 061W003D209700; 061W003D209800; 061W003D209900;
061W003D210000; 061W003D210100; 061W003D210200; 061W003D210300; and 061W003D210400
filed a request for a special exception to vary the Code of Development approved in conjunction with
ZMA2001-7 Stonefield (formerly Albemarle Place) to modify the maximum number of stories in Block
D2 from five (5) stories to six (6) stories.
NOW, THEREFORE, BE IT RESOLVED that, upon consideration of the foregoing, the
Memorandum prepared in conjunction with the special exception request and the attachments thereto,
including staff s supporting analysis, and all of the factors relevant to the special exceptions in Albemarle
County Code §§ 18-8.5.5.3, 18-33.5, and 18-33.49, the Albemarle County Board of Supervisors hereby
approves the special exception to vary the Code of Development approved in conjunction with
ZMA2001-7 Stonefield (formerly Albemarle Place) as described above, subject to the conditions attached
hereto.
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
to as recorded below, at a regular meeting held on
Clerk, Board of County Supervisors
Aye Nay
Mr. Dill
Mr. Gallaway
Ms. Mallek
Ms. McKee)
Ms. Palmer
Mr. Randolph
ZMA2001-7 Stonefield (formerly Albemarle Place) — Special Exception Conditions
1. The special exception applies to Block D2 as depicted on the application plan that was approved
in conjunction with ZMA201300009 entitled "Amended Application Plan — Full Build, Exhibit
A," prepared by W/W Associates, dated October 21, 2013.
2. All rooftop mechanical equipment must be fully screened from the view of adjacent properties
and adjacent public streets.
3. A vegetative screening buffer of evergreens, which must be six feet in height when planted to the
satisfaction of the Planning Director, must be provided adjacent to the parcels along
Commonwealth Drive.
4. The development must be in general accord with the application plan for this Special Exception
Request entitled "Key Plan", prepared by 30 Scale LLC, dated May 1, 2019.
Attachment D: Public Comment
Summary of Concerns:
Several adjacent residents in Phase 1 of Block D2 (existing townhomes) expressed concern through
email, over the phone, and during the Site Review Committee (SRC) meeting for the Major Site Plan
Amendment submittal (which reflects the six (6) stories requested through the Special Exception).
Emailed comments are included below. Concerns were about traffic, parking, and street width. Staff has
conducted several site visits and measured existing street sections to ensure they were built to the
approved site plan. Staff and the applicant held a non -mandatory community meeting on May 20tb,
2019, during the regularly scheduled Hydraulic CAC meeting. There were no significant concerns
expressed during this meeting. Letters were sent to adjacent residents, including to the street
addresses on Commonwealth Drive to ensure that both renters and owners were notified. The letter is
included below. Staff has not received any comments or questions from any Commonwealth Drive
residents.
Mon 5/10/2019 8:42 AM
johr:_titus@verizon.net
RE: Hydraulic Area Community Meeting
To Ton Kanellopoulos
If there are problems with how this message a displayed, dicrr hero tr dIlw it in a web browser.
�'Ifli^S?
+ Gat more i
Thank you.
My concerns are height of the building (6 stories) .... all the townhomes are 3 and this mixed use development was never mentioned during
the sales process. It was always going to be a mirror of phase one ... a total of 104 townhomes.
The proposed change includes 160 apts and 75 parking spaces along with commercial operations...more traffrclight,noise.
1 also am informed that the remaining townhomes in phase one will be rental. Christopher Co.has closed their sales office and turned the
remaining 2 unsold units over to Montague Miller.
significant changes since I closed on this property.
I feel that this is close to "bait and switch" and am disappointed by these developments.
John
JT John Titus <,chn_J1us@verizon.neb
ard....
Yne
[�.tnbksMe�:1na�+.n �e'. �•:'an,a�- rvey, v.@ntnaw.YNanwrai: �xk:E: •v-e M"�""in+"'a�.t:p.
Toll,
Thank you for sending are ARB submission. Did you see the artRie about this development in the DP today?
Now that I we the actual layout I am even more concerned about the limited access and agrees if the main entrance to The Towns at Stonefleld phase 1 is to be utilized by
vehicular traffic to the apartments/commercial space/parldng facility in phase 2.
The street (Strong Blvd) in front at my unit Is 1 way and 11.11 ft. wide from curb to curb.
The present main entrance (Kober Way) to the development is also 1 way in and 1 way out and each lane is 10.1ftwide.
1 can'ttell exactly where the entmnce/ext points are for phase 2,1bu1 am concerned that the potential daily traffic in end out of this new development will overwhelm the current sl
plan and have unintended consequences for phase 1.
If, as you said, FlreMesare vatted the phase 1 design, and they have stated that their equipment cannot make the turns Into the townhome "alleys', then I wonder if the waling
process worked (made any difference) in phase 1 and what will happen in phase 2 without some significant'adjustments' in street location and width?
Is mere a process to submit written comments? I am committed to another meeting on Thursday.
Thank you,
John
Tod Kanellopoulos
From:
John Titus <john_titus@verizon.net>
Sent:
Wednesday, May 29, 2019 5:19 PM
To:
Diantha McKee]; Julian Bivins; Cynthia Neff
Cc:
Tori Kanellopoulos
Subject:
Stonefield Phase 2
Attachments:
Stonefield Literature and Site Plan.pdf
Importance: High
Dear Ms. Neff, Ms. Bivins, Ms. McKeel,
I write you in reference to the SDP201900012 Stonefield Block D2 — Major
Amendment.
I have not, at this writing, been able to review the May 20,2019 CAC meeting minutes.
I currently reside at 2407 Strong Blvd. (Lot 87) in the Towns at Stonefield Phase 1. 1
closed on this property in March 2018 and was the first to occupy the Strong Blvd.
units.
My townhome faces the "Park" and is approximately 25 yards away from the proposed
20,000 square feet of office space and 160 multifamily units which will be contained in
a 6 story building that includes 75 parking spaces.
I have spoken with Mr. Michael Myers, the project engineer, and have the following
concerns:
➢ Until receiving the March 29,2019 notification from the Department of Community
Development, there had never been any discussion with me regarding anything
being built in Phase 2 except another 52 townhomes to mirror those in Phase 1.
All the promotional/sales literature indicated a total of 104 townhomes (0
�). I feel that I have been a victim of a "bait and switch" sales technique. I
may not have made the decision to purchase in this development had I known
that the planned build out would change within the year. I also am informed that
the remaining 28 townhomes to be built in Phase 1 will be rental units and not for
sale.
➢ The height of the proposed mixed use structure is 6 stories. The Towns at
Stonefield are 3 stories. Please consider reducing the height of this proposed
building. This elevation will negatively impact the residents' viewshed.
➢ The increased traffic entrance and egress will at various times potentially
overwhelm the present streettalley system. Strong Blvd is one way and the
width of the street is 11.1 feet from curb to curb. The main entrance to the
development (Kober Way) is also one way and each lane is 10.1ft.wide. Is there
not a better traffic solution?
1
I am hopeful that the CAC will review and consider my concerns and request of the
developer modifications to the proposed amendment which will preserve as much as
possible the integrity of the original development plan .... and what I thought I was
purchasing in March of 2018.
Thank you for taking into account my concerns/suggestions. Should you desire any
additional information or clarification, please contact me either electronically or by
phone.
Sincerely,
John Titus
2407 Strong Blvd.
C'ville,Va 22901
(434) 202-0616 H
(804) 432-3832 M
__ Virus -free. www.avast.com
30 Scale, LLC
871 Justin Drive, Palmyra, VA 22963
Ph. 434.242.2866
May 10, 2019
RE: Community Meeting for Stonefield — Block D2 — Phase 2
Special Exception for Major Site Plan Amendment (SDP 2019-00012)
Albemarle County, VA—TMP 61W-03-02-A, lots 1-21 and 62-89
Dear Neighbor,
We invite you to attend a Community Meeting on May 20, 2019 at S:30 PM at Greer Elementary School,190
Lambs Ln, Charlottesville, VA 22901 (see map, reverse side), regarding our request to amend the approved site
plan to construct 6-story mixed -use building on the 2.7-acre parcel area shown below on Figure 1. The previous
approved plans called for the construction of 55 townhouse units. A variation is being requested with the site plan
amendment to allow an increase in the number of stories from five to six.
The purpose of the meeting is to provide an
opportunity for residents to receive information and
ask questions about the proposed project, County
review procedures, and relevant regulations and
policies of the Cou my applicable to the proposed
project. The applicant and County Staff will be
available at the meeting to answer questions about
the project and the review process.
The meeting will start (doors will open) at
5:30 PM, and we would expect approximately 30
minutes for a brief presentation and Q/A. We look
forward to seeing you there.
Sincerely,
M
Cc: John Regan
Attachment
Figure 1: Site Vicinity Map
1IPage
z,sai
30 Scale, LLC
8711ustin Drive, Palnyra, VA 22963
Ph. 434.242.2866
mike&30scale.com
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MAP TO GREER ELEMENTARY SCHOOL
190 LAMBS LN, CHARLOTTESVILLE, VA 22901
91