HomeMy WebLinkAboutSDP201400006 Executive Summary 2013-08-13 COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE: AGENDA DATE:
SDP200800086 Willow Glen—Special Exception to August 13, 2013
Authorize Variations from the Application Plan and Code of
Development(ZMA200600019) ACTION: INFORMATION:
SUBJECT/PROPOSAUREQUEST: CONSENT AGENDA:
Special exception to authorize variations to: 1) replace ACTION: X INFORMATION:
condominium building with townhomes; 2) remove shared
driveways for several single-family homes; 3) remove one ATTACHMENTS: Yes
tot lot location; and, 4) modify construction phasing.
REVIEWED BY:
STAFF CONTACT(S):
Foley, Walker, Kamptner, Cilimberg, Benish, Baldwin � `
PRESENTER(S): N/A
LEGAL REVIEW: Yes
BACKGROUND:
Willow Glen is a Planned Residential Development(PRD) containing multiple housing types located off of Town Center
Drive and Dickerson Road, near the Hollymead Town Center in the Community of Hollymead. A Comprehensive Plan
Amendment("CPA") and rezoning to PRD, with proffers, were approved on October 10, 2007. A site plan and minor
amendments have previously been approved for Phase 1, which is under construction. The applicant is requesting a
special exception to authorize variations from the approved Application Plan and Code of Development. This request
represents the second set of variation requests to this PRD and, as such, is referred to as"Variation#2."
STRATEGIC PLAN:
Goal 5: Ensure the health and safety of the community
DISCUSSION:
The following summarizes findings for each variation request. The attached staff report (Attachment A) provides
details for each request.
• Replace condominium building with townhomes. Very limited demand for condominium units given the current
market/economic condition. This change will provide for more marketable and affordable units consistent with
today's conditions.
• Remove shared driveways for several single-family homes. Not a significant change in form from the original
zoning approval.
• Remove one tot lot location. Change will be paired with an increase in the area of the remaining tot lot.
• Modify construction phasing. Inconsequential change moving the phase line so that the proposed townhomes
will be in Phase 2 instead of Phase 3.
BUDGET IMPACT:
No impact will result from this special exception authorizing multiple variations.
RECOMMENDATIONS:
Staff recommends approval of this special exception authorizing multiple variations.
ATTACHMENTS:
A—Analysis of Special Exception
B—Applicant's Request
C—Applicant's Justification
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STAFF PERSON: Sarah Baldwin
BOARD OF SUPERVISORS: August 13, 2014
SDP2008-86 Willow Glen-Special Exception to authorize Variations (Variation#2)from the Application
Plan (ZMA2006-19)
LOCATION: East of Dickerson Road on Towncenter Drive in Hollymead Town Center.
TAX MAP/PARCEL: 03200-00-00-049F0, 03200-00-00-049G0, 03200-00-00-04910, 03200-00-00-049J0, 03200-
00-00-049 K0
VARIATIONS FROM APPROVED PLANS, CODES,AND STANDARDS OF DEVELOPMENT
This variation request has been reviewed for zoning and planning aspects of the regulations. Variations are
considered by the Board of Supervisors as a special exception under Chapter 18, Sections 33.5 and 33.9. Staff is
recommending approval of the special exception provided that it meets the requirements of the application plan
and code of development. Staff analysis of each variation request under County Code § 18-8.5.5.3(c) is provided
below.
VARIATION #2:
The Applicant has requested one variation containing four elements and has provided further justification for the
variations in correspondence dated April 18, 2014 (Attachment C).
1) The applicant's request is to replace one (1) 28 unit condominium with 12 townhomes and, therefore, reducing
the overall density of the development, but increases the marketability of the project. The Code of Development
calls for up to 54 condominium units. The code of development expressly states that the proposed
condominiums were to address the need for workforce housing and requested by citizens at a series of
workshops held by the applicant. However, there is now very limited demand for condominium units given the
current market/economic condition. This change will provide for more marketable and affordable units consistent
with today's conditions. Staff can support this request. Future sites remain available to provide condominiums,
so the original mix of housing types is still provided within the development.
2)Adjust driveway locations for several single-family detached homes in order to remove shared driveways. A
prior approved variation removed shared driveways in Phase 1 of the development. This is not a significant
change in form of the original zoning approval. Staff has no objection to this request.
(3) Reduce the number of tot lot locations. The Application Plan contains a large center pavilion and two tot lots.
Although the applicant is removing a tot lot, the proposal will increase the area of the remaining tot lot which is
shown on a conceptual plan dated 1/29/14. Additional changes on the conceptual plan depict a new right of way
behind the proposed clubhouse, additional lawn area and parking. The revised concept is consistent with the
general intent of the original rezoning approval for open space and recreational areas. Staff can support these
additional changes.
(4) Adjust Phase 2 limits. The location of the proposed new townhomes discuss in 1, above is currently in Phase
3 of this development. The Applicant proposes to move the phase line so that the proposed townhomes will be in
Phase 2. Staff has no objection to this request.
Staff analysis of the variation request is under Section 33.9 is further guided by factors in Section 8.5.5.3(d) as
provided below:
1. The variation is consistent with the goals and objectives of the comprehensive plan. The
variation and elements are consistent with the goals and objectives of the comprehensive plan. Sites
remain available to provide condominium units, so the original mix of housing types is still provided within
the development. The revised concept for the tot lots and pavilion area remains consistent with the
general intent of the original rezoning approval for open space and recreational areas.
2. The variation does not increase the approved development density or intensity of development.
The density is decreased by replacing the 28 unit condominium building with 12 townhomes.The other
requests do not affect the density or intensity of the development.
3. The variation does not adversely affect the timing and phasing of development of any other
development. Proposed changes 1-3 do not impact the timing and phasing of the development. The
Attachment A
applicant proposes to move the phase line so that the proposed townhomes will be in Phase 2. Staff has
no objection to this request
4. The variation does not require a special use permit. A special use permit is not required for any of
these proposed changes.
5. The variation is in general accord with the purpose and intent of the approved rezoning
application. All of the proposed changes are in general accord with the approved rezoning application.
RECOMMENDATION:
Staff recommends approval of this special exception to authorize Variations (Variation #2)from the
Application Plan (ZMA2006-19) to: 1) replace one condominium building (28 units)with 12 town homes; 2)
remove shared driveways for several single-family homes; 3) remove one tot lot location; and, 4) modify
construction phasing, as outlined in the illustrations contained in Attachment C.
Attachment A
,.....pplication for Alti4,
Variations from Approved Plans, L�LF
Codes and Standards of Development
DATE: July 25,2014(Revised from 12/16/14)
NAME OF PLANNED DISTRICT: Willow Glen
TAX MAP/PARCEL N TMBER(s): 32/49F,49G,491,49J,49K
ZMA NUMBER(s): 2006-19
Contact Person: Steve Edwards
Address 4936 Old Boonsboro Road City Lynchburg State VA Zip 24503 ,
Daytime Phone(434 )531-7507 E-mail swedwards8168Agmail.com
What type of change is requested?
,Variation to the Plan ❑Variation to the Code or Standard
Specify the provision of the plan,code or standard for which the variation is sought,and state the reason for the requested
variation.The request may be rejected if it fails to include the required information.
Provide a copy of the existing plan(may be a reduced copy) illustrating the area for which the change is requested. Provide a
graphic representation of the requested change.
Describe the variation being sought(may attach separate sheets):
1)Remove (1)28-unit condo and replace it with(12)townhomes thereby reducing density while improving project sales.
2)Adjust driveway locations for several SFD homes in order to remove"shared"driveways.
3)Consolidate tot lots near clubhouse into(1)location.
4)Adjust sub-Phase 2 limits
What is the reason for each of the requested variations?:
Economic and market conditions have changed.See our April 18,2014 comment letter to Sarah Baldwin.In this letter justifications are
made as follows:Request#1-see response#2 under General Site;Request#2-see response#2 under VDOT;Request#3-see response
#3 under General Site;In addition,we have provided a sketch for this arrangement which adds some parking while relocating the open
space.Request#4-is more for move sub-phase IX up in the sequence of Phase 2 and arrange sub-phases VII&Vlll into a Phase 3.
•
County of Albemarle Department of Community Development
401 McIntire Road Charlottesville,VA 22902 Voice:(434)296-5832 Fax:(434)972-4126
Revised 6/2014 Page 1 of 2
Attachment B
•
In accordance with§ 8.5.5.3 c)of the Zoning Ordinance,in order to grant the variation,the Planning Director must make
positive findings under 5 criteria. Please provide information about these criteria for the Director's consideration(may attach
separate.sheets).
1. Is the variation consistent with the goals and objectives of the comprehensive plan?
Yes
2. Does the variation increase the approved development density or intensity of development?
No
•
3. Does the variation adversely affect the timing and phasing of development of any other development in the zoning
district?
No
•
4. Does the variation require a special use permit?
• I
No
5. Is the variation in general accord with the purpose and intent of the approved rezoning application?
Yes
§ 8.5.5.3 VARIATIONS FROM APPROVED PLANS,CODES,AND STANDARDS OF DEVELOPMENTS
The director of planning may allow a site plan or subdivision plat for a planned development to vary from an approved •
application plan,standard of development and,also,in the case of a neighborhood model district,a code of development,as
provided herein:
• 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;
2. Changes to the arrangement of buildings and uses shown on the plan,provided that the major elements shown on
the plan and their relationships remain the same;
3. Changes to phasing plans;
4. Minor changes to landscape or architectural standards; •
5. Minor changes to street design and street location,subject to a recommendation for approval by the county
engineer;and
6. Minor changes to the design and location of stormwater management facilities,minor land disturbance including
disturbance within conservation areas,and mitigation,all subject to a recommendation for approval by the
county engineer.
The director of planning may require that the applicant provide an updated application plan and;in the case of changes to a
code of development,a complete amended code of development,reflecting the approved variation and the date of the
variation.If the director requires an updated application plan or code of development,the granting of the variation shall be
conditional upon the applicant providing the plan or code within thirty(30)days after approval of the variation and a
determination by the director that the plan or code were revised to correctly reflect the granted variation.
•
• Revised 6/2014 Page 2 of 2
Attachment B
•
Steven W. edwards
Landscape Architect
I
18 April 2014
Ms.Sarah Baldwin
Senior Planner
Albemarle County Community Development
401 Mclnitre Road
Charlottesville,Virginia 22902
RE:Willow Glen:Phase 2 MSPA (SOP 201400060); Comment Response Letter
Dear Sarah: -
• Regarding the comments receivedFebruary 2014 from
you on the Willow Glen Phase 2
Minor Site Plan Amendment application,
please find our responses below.
General Site (Sarah Baldwin):
as
1. (8. ovp interparcel lernative locations. Pleaseonnections are not oprovide moredinfoamatiion on why
variation without providing
the future interparcel connections are being removed. roved, the
Originally we had
i32 56(owned byarcel cWendell At Woods)were dissole time Phase 1 was ved per the
two connections Into TMP
this
also
Inc to ourt entrance connection ection to Towncenter Drive. It
49H. was/• Is our understanding this occurred at
this also Included the Interparcel
was due to the fact we were losing
luniits will units
beto show�at aolatee da this
te in another submittal.I
en ,
the County's request.These
The other interparcel connection Impisacts these co IMP nnections tions would have to the ites.This makes no sense given uand on
review because of the grading p serve as a
the environment.The connection to MoPer 509E would-units onlyeby requiring an emergency
and
the parcel itself AsIs too small to supportgiven our well is over 9-feet in height,we believe the
access need. for the travelway,
•
slope of that travelway would be too steep to accommodate any future connection.
Furthermore,our site is at the threshold ill noallowt be gong above this threehold for ourdon't
Incur unnecessary mitigation fees.We
project needs and are not prepared financially to Incur additional cost.
2. [8.5.5,3]Please provide fur iierc clarification
ac if i ati exist additional condominiums are being
removed. What certain market in
There have been One dramatic changes major in the real changeshassoccur market ithe Tresidential tc condominium
recent ecession.One of thehave cooed to
componentbuyers to the ma Fo to number purchase of condominium.Lenders impossible
Ihveocr new
home get financing happened during
that part of the market. One of the most glaring
revolves around that condo during t fees.
recession that led lenders to feel this way
Typically the builder is responsible for paying those fees,which include real estate taxes,
insurance and maintenance, on all unsold units in a condo projects. With so many
builders going bankrupt,those fees fell to the purchasers of how ever many
condos had
already sold.In a chain reaction,those huge fees created situations w he
cert re aio nly
owners
had to default of their loans. On the development side of the equation, proposed
changes
smart to buiidreflectthose shift away fromn a market re they wouldn't sell.condos to the much more popular
changes to the site plan
townhouse market.
4836 Old Boonsboro Road ' Lynchburg,Virginia '24503 'tele:434.531.7507
email: swedwards8168@gmail.com
1 of3 •
Attachment C
Steven V.. _.%wards
Landscape Architect
3. (8.5,5.3]Please provide fu►ther clarification regarding the removal of the tot lot. Again,
what are the marl►et conditions that ex
By removing the second tot lot near the clubhouse and converting this space to an
event/adult area we can better capture the needs of the overall Willow
Glen
make sense y
Having two different tot lots accommodating different age groups
when newer play systems on the market can serve both in one area.This will also help
parents focus
eir two different
tion in ne lrection on on oppositeseir side of the clubhouse.s, for safety ons,rather than
We believe this
having to watch two spaces
Is a benefit not an Impact to the community.
4, St 5 does Sheet 6 again. These proposed townhomes that are units variation.posed in the
units are shown. These are
Please
l eass e see g
located within Phase IID,
5. See responses below under Engineering.
6. See responses below under VDOT.
7. See responses below under Fire Rescue.
Engineering (Glenn Brooks, dated 215/14):
1. An amendment to the erosion and sediment control plans will he needed if they are still
active.
An amendment to our ES&C plans will be submitted separately soon. '
the
arcel
2. Removing ve ddressed this Issue tour response#1 to Sarah.
n's is not recommended.
We h
VDOT(Troy Austin, dated 217114):
1. Good access management practice minimizes the number of entrancesgiven
on any
roadway. We would recommend that the singlea ►lty lot os along b good Heathrow
hrprao Glen Circle
continue to use shared entrances. Where possible,
townhouse units to use shared entrances as well.
We are y between
42&4SPA3 however r Phase we willo ibesin the already approvedremoving the shared driveway
shared
driveway between Lots 42&4 , s
between Lots 46&41 to better accommodate
whenfor
buying public
meseldn addition this is received from
both the buyers and builders)/comments
keeping with VDOT's approval to remove"shared"driveways earlier in Phase 1.
As for modifying the townhome driveways within this project wetype elot hanori It was gis inally cost
approved this way and warrants no change. Furthermore,
thls prohibitive at this point In the project and would cause driveway.significant
ificat delays moving forward
•
and would more resemble a parking lot condition than
2. The entrancea Glen o Lot 40 very roovetose to the d difficult for►atersection of vehi le traveling from Shannon Glen
and Shannon Glen Court. Itmay p
Court to this parcel to make this turning movement without crossing into the opposing
lane.
We will consider this at a later date but feel there Is no need to change this since it was
originally approved as shown.
3, Storm sewer should cross the public roads perpendicularly.An additional struction may
be needed near the property line between Lots 741 &74J to allow the storm sewer to
cross Prestwick Glen Drive perpendicularly.
Duly noted.We will amend this alignment across Prestwick Glen Drive.
4. It is unclear to us whether
tFlease advise tod/or the statupslan for tis of prfohappeoval ament have
previously been approved. to• This Issue has been addresse
and hases. Accorinbeen verafied totexisOt in thy and
system Joel DeNunzlo,
these plans have been a rov
4836 Old Boonsboro Road ' Lynchburg,
hburg,Virginia
6 inia •24503 •tele:434.531.7507
email: sw
2 of 3
Attachment C
•
Steven ;dwards
•
Landscape Architect
. I ,
In addition to the four comments above, we have also Incorporated (2)advisory signs
(W13-5)and removed(1) parallel parking space along the curve section of Heathrow
Glen Circle per our conversation following the approval of the Final Slte Plans, See Sheet •
10 for these revisions,
Fire Rescue(Robbie Gilmer): •
1. Radii at the north end of Hartsfield Court shall not be less than 25 ft.This will allow for fire
access to building A(Lot.1) and Building B (Lot2).
IncreasedWe have radii
given
space
w
cannot meet the 25-foot minimum. The best we can do isld Court t
is a 15-feet attt a face of e
curb. See Sheet 7 for this change,
2. Fire hydrant spacing shall be every 500 ft. per travelway.
Fire hydrants have not moved since our original plans were approved. All fire hydrants
are spaced no greater than 500-feet per travelway. Please see those plans if you have
additional concerns.
3. Fire Flow test required prior to final submittal.
A fire flow test was originally submitted and is on-file. Unless there Is a need to repeat the.
effort we would ask that this comment be removed.
We appreciate your time and effort in reviewing our plans and respectfully request that your
approval be given to these amendments. In the event there are additional questions please feel
free to contact us.
If you have any questions please do not hesitate to call.
Sincerely, .
Steven W. Edwards,CLA
cc: George Ray,Willow Glen Albemarle, Inc.
Alan Franklin
enclosures: See Transmittal
•
4836 Old BoonsboroRod •swedwardsB168@gmail.com
Viirginia 24503
• tele:434,531.7507
email:
3of3
Attachment C
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