HomeMy WebLinkAboutSE202200021 Correspondence 2022-04-12® COLLINS ENGINEERING
April 8, 2022
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: Galaxie Farm Subdivision— REQUEST FOR VARIATION FROM ZMA-2018-
00012
Variation #1
Dear Cameron Langille:
Pursuant to Albemarle County Zoning Ordinance Section 8.5.5.3 VARIATIONS FROM
APPROVED PLANS, CODES, AND STANDARDS OF DEVELOPMENTS, and on behalf of
our client, Riverbend Development (the "Applicant"), the developers of the Galaxie Farm
Subdivision, (the "Property"), we hereby request a variation of the Galaxie Farm Application
plan, which was approved on December 4, 2019 by the Board of Supervisors.
Summary of Request for Variation
The applicant is requesting a variation to the application plan for Galaxie Farm for the Block
Network and Residential areas for the project. The approved rezoning application plan was very
specific in the allowable units per block, only allowing a maximum number of units with no
flexibility. In addition, the development plan was divided in to 8 blocks for the development,
with an acreage associated with each block, and no flexibility in the block sizes. We are
proposing a variation to the approved application plan to allow for some flexibility in the design,
but more importantly, updating the block acreages and number of units within the blocks to
match the proposed development plan. The development plan has been revised from the
rezoning application plan, creating a more cohesive neighborhood with better connectivity and
pedestrian circulation, while maintaining the key elements of the original application plan.
These key elements include, among other things, conservation of the stream buffer and open
space area along Cow Branch, upland open space/recreational area, connections to the adjacent
properties with the extension of the right of way to the property lines, and extension of Galaxie
Farm Lane through the property. The overall acreage of the greenspace on the project has
increased to 4.1 +/- acres, which is a 7% increase of the open space area, or 30% greenspace of
the total project area.
Some of the design changes that have created a more cohesive neighborhood included
connecting the cul-de-sac roadways (roads D.1 and D.2) north of Galaxie Farm Lane together
and fronting all the lots south of Galaxie Farm Lane along Mary Johnson Court. These design
changes helped create a cohesive development plan, providing pedestrian access and
connectivity to all the lots. All the modifications to the road design meet VDOT and County
standards.
Most of the Block size changes are minimal in acreage, and the overall number of development
units in each block with this variation change only by 1 — 2 units in each block. The biggest
change in the layout and block network is the location of Block 8, the upland recreational area.
This area, which remains the same size from the application plan, has shifted in location, as
shown on the new application plan. The shift allows more of the residential units to front on and
overlook the recreational area, creating a more inviting space as a public amenity. It is still
located in the upland area of the project, creating a more central amenity area to the
development.
The total number of units within the development are not changing with this proposed Variation.
The variation is just an update to the block plan (including acreages and maximum units in each
block) for the new development plan for the Galaxie farm subdivision. Below is a summary of
the Block chart for the development, with the updates to the block acreages and density per block
for the project:
Block Table:
REZONING
PROPOSED
REZONING
REZONING
PROPOSED
PROPOSED
REZONING
PLAN
PROPOSED
DEVELOPMENT
BLOCK
PLAN
PLAN
DEVELOPMENT
DEVELOPMENT
PLAN
MAX'
DEVELOPMENT
MAX.
ID
PROPOSED
PROPOSED
ACREAGE
PLANNED
ACREAGE
ALLOWABLE
USE
ALLOWABLE
USE
UNITS
(max.)
UNITS
UNITS
UNITS
RESIDENTIAL
RESIDENTIAL
1
2.2 AC
(SFD & SFA)
12
12
2.20 AC
(SFD)
14
14
RESIDENTIAL
2
0.95 AC
(SFD, SFA,
8
8
0.86 AC
RESIDENTIAL
7
7
(SFD, SFA, TH)
TH)
RESIDENTIAL
3
0.76 AC
(SFD, SFA,
10
10
0.80 AC
AL
RESIDENTIAL
9
9
(SFA,
TH)
RESIDENTIAL
RESIDENTIAL
4
1.65 AC
(SFD & SFA)
11
11
1.50 AC
(SFD)
10
10
RESIDENTIAL
RESIDENTIAL
5
1.43 AC
11
11
1.33 AC
10
10
(SFD & SFA)
(SFD)
RESIDENTIAL
6
0.81 AC
(SFD, SFA,
13
13
0.82 AC
RESIDENTIAL
AL
15
15
(SFA,TH)
TH)
7
3.37 AC
OPEN SPACE
N/A
3.66 AC
OPEN SPACE
N/A
N/A
8
0.46 AC
OPEN SPACE
N/A
0.46 AC
OPEN SPACE
N/A
N/A
TOTAL
65
65
65
65
Variations from ADDroved Plans. Codes. and Standards of Develoument
Variations to Application plans and Code of Developments may be approved by the Board of
Supervisors. The approval of the variations shall be based on five (5) requirements for the
analysis of the variation. These five (5) requirements include if the variation: (1) is consistent
with the goals and objectives of the comprehensive plan; (2) does not increase the approved
development density or intensity of development; (3) does not adversely affect the timing and
phasing of development of any other development in the zoning district; (4) does not require a
special use permit; and (5) is in general accord with the purpose and intent of the approved
application. Below is a summary of how the proposed Variation meets these requirements:
1. The variation is consistent with the goals and objectives of the comprehensive plan.
The proposed variation updates the block plan and residential units for the revised site
design that has created a more pedestrian connected and cohesive neighborhood.
2. The variation does not increase the approved development density or intensity of the
development. All the maximum residential densities in the development shall remain
the same as the approved rezoning.
3. The variation does not change the overall phasing or timing of the project.
4. The proposed variation does not require a special use permit.
5. The variation is in general accord with the purposed and intent of the approved
rezoning application. The variation matches the development plan that creates a more
cohesive development, incorporating more of the neighborhood design elements to the
development plan.
Thank you again for the consideration of this variation for the Galaxie Farm project. Attached is
the proposed updated application plan, reflecting the proposed changes with this variation.
Please contact me if you have any questions or require any further information.
Sincerely,
Scott Collins