HomeMy WebLinkAboutZMA200600001 Action Letter Waiver, variation or substitution requirement 2008-05-08 (-i\r)
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
May 8, 2008
Mr. Justin Mallory
Stonehaus Development
2421 Ivy Road
Charlottesville, VA 22903
RE: Letter of April 3, 2008 to Patrick Lawrence regarding a variation to Westhall Phase
V Plat from ZMA 2006-01
Dear Mr. Mallory:
Thank you for your letter of April 3, 2008 to Patrick Lawrence requesting a variation to
Westhall Phase V for a modification to accomplish the following:
a. Remove a biofilter in Open Space Parcel C
b. Relocate the stormwater management (SWM) facility from Open Space A to
an adjacent property
c. Modify the street connection through the adjoining mobile home park,
changing the extension from Claudia Street to Jonna Street
d. Adjust the lot layout as shown on Attachment D
This letter serves to provide conditional approval to these variations, contingent upon 1)
meeting all other requirements of the subdivision ordinance for final plat approval of
Westhall Phase V, 2) meeting all proffers and application plan conditions of the rezoning
ZMA 06-01, 3) providing a letter from the adjoining property owner of the mobile home
park that the street extension to Jonna Street instead of Claudia Street is acceptable, and
4) provision of all necessary permanent and temporary easements for access,
improvement, and maintenance of the pond on the adjacent property prior to approval of
the final plat. All of the requests must be in accord with Attachment D.
I understand that there is no longer a subdivision plat under review associated with your
variation request and, as such, this is a conditional approval of the variation contingent
upon a subdivision plat that is consistent with the lot layout provided with your variation
request. I am comfortable issuing this letter of conditional approval of the variation as the
lot layout provided with the request is very similar your prior preliminary plat submittals.
Also, your letter of April 3 contained a list of previously approved variations which is in
error. There is a single variation letter which has been issued, dated 7-25-07, which
1
allowed the trailhead park to be relocated and allowed 4 lots to have attached (duplex)
units, instead of the detached units which were shown on the application plan. Although
you are not requesting the duplex units with this variation, the prior variation request is
still intact if you should desire to have up to 4 lots with duplex units instead of detached
units, except in the area for affordable housing.
The analysis of your most recent variation request is provided below:
Section 8.5.5.3 allows the director of planning to grant minor variations to minimum lot
sizes and 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 as long as:
1) The variation is consistent with the goals and objectives of the
comprehensive plan.
This proposal supports the goals and objectives of the comprehensive plan by allowing
for a stream buffer to be protected as well creating a trailhead park area which is more
usable than previously provided.
2) The variation does not increase the approved development density or
intensity of development.
The variation would not increase the approved density or intensity of the development.
The number of lots and units remains the same.
3) The variation does not adversely affect the timing and phasing of
development of any other development in the zoning district.
The variation does not affect any timing or phasing of any other development.
4) The variation does not require a special use permit.
This variation does not require a special use permit.
5) The variation is in general accord with the purpose and intent of the
approved rezoning application.
This variation supports the principles of the Neighborhood Model, in conformity with the
approved rezoning.
If you have any questions or need additional information, please contact Elaine Echols or
myself at 296-5823.
Sincerely,
• •
V.W
V. Wayn Cilimberg
Director of Planning
C: Patrick Lawrence — Current Development
Glenn Brooks— County Engineer
Elaine Echols— Principal Planner
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Page 1 of 1
Glenn Brooks
From: Glenn Brooks
Sent: Friday, April 25, 2008 10:22 AM
To: Elaine Echols
Cc: Patrick Lawrence; Amy Pflaum
Subject: Westhall V, ZMA200600001, variation request
This variation request appears to be exactly what has been discussed with Stonehaus. It can be supported.
However, it relies heavily on a stormwater facility on the neighbor's property. Because of that,the easements, or
assurances should be in place. The letter supplied by Stonehaus leaves some doubt as to whether this can be
accomplished for certain. Therefore, it is recommended that this variation be approved subject to the following
condition;
1. All necessary permanent and temporary easements are obtained for access, improvement, and maintenance of
the pond on the adjacent property.
Glenn Brooks, P.E.
County Engineer
Albemarle County
4/25/2008
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STONEH/.�US
April 3, 2008
Patrick Lawrence
Current Development—Senior Planner
County of Albemarle
401 McIntire Road, Room 241
Charlottesville,Virginia 22902-4596
Re: ZMA 2006-00001 Westhall V Plan
Dear Mr. Lawrence:
Under cover you will find an application for a variation to the above referenced approved
plan.
In addition to the appropriate Albemarle County Application the following are attached as
exhibits:
Date Exhibt \(`
ZMA Approved 9/2006 Exhibit A /0/
Q-
Approved Early
Variation#1 2007 Exhibit B
Exhibit C
Variation#2 Approved July (Plan and
2007 Approval
Letter)
Submitted April Exhibit D
Current Variation 2008
`
Submitted April 7/ \lo
-
Offsite SWM letter 2008 Exhibit E
114 51A-g.cie'
2421 Ivy Road Charlottesville,VA 22903 PHONE 434 974 7588 FAX 434 975 3542 410 •
SMART SOLUTIONS. GREAT PLACES.
7
•
STONEH/.�US
I understand this application must pass through Bill Fritz and Wayne Cilimberg for their
zoning and planning approval respectively. I am available to answer any questions
regarding this variation request. As I discussed with you on the phone, we will be
submitting our Final Site Plan for this project during the week of April 14`h.
Thank you for your time and consideration on this matter. If you have any questions or
concerns regarding the application please feel free to call LJ Lopez at 434-951-0957.
Sincerely,
Justin Mallory
Assistant Development Manager
Stonehaus Inc.
2421 Ivy Road Charlottesville,VA 22903 PHONE 434 974 7588 FAX 434 975 3542 •
SMART SOLUTIONS. GREAT PLACES. 0
tr
Application for
Variations from Approved Plans, ,v
Jut:
Codes and Standards of Development
April 3 , 2008 —
NAME OF PLANNED DISTRICt':.
Westhall Phase V
ZMA NU,1113ET (s): ZMA200600001
Contact Person: Justin Mallory —_�__ _ --•-••--- — •
-•--• •_-_-..
2421 Ivy Rd City Charlottesville VA -- 22903
Address _._.._ -- --- Y_. _... - _-- -- - State Zip- ..
DaytimePhone(43j 951-0971 F„n(43j_975-3542 F_mait jtnalloryt-s}stonehaus .net
What type of change is requested?:
Variation to the Plan ❑Variation to the Code or Standard
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):
Please see attached.
What is the reason for each of the requested variations?:
Please see attached
•
County of Albemarle Department of Community Development
401 Mcintire Road Charlottesville,VA 22902 Voice.: (434)296-5832 Fax: (434)972-4126
24/06 Page I of 2
i
In accordance with fi 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?
Please see attached
2. Does the variation increase the approved development density or intensity of development?
Please see attached
3. Does the variation adversely affect the timing and phasing of development of any other development in the
zoning district?
Please see attached
4. Does the variation require a special use permit?
Please see attached
5. Is it in general accord with the purpose and intent of the approved rezoning application?
Please see attached `
§ 8.5.5.3 VARIATIONS FROM APPROVED PLANS, CODES, AND STANDARDS OF DEVELOPMENT
The director of planning and community development 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 general development plan or code of development, as provided herein:
a. The director is authorized to grant a variation from the following provisions of an approved plan. code or
standard:
1. Minor variations to yard requirements, 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; and
5. Minor variations to street design.
d. Any variation not expressly provided for herein may be accomplished by rezoning.
724,oh rag:?of 2
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APPLICATION FOR VARIATIONS TO APPROVED PLANS, CODES AND
STANDARDS OF DEVELOPMENTS
Describe the Variation being sought:
We are requesting a variation to the Application Plan, ZMA 2006-001 approved
on September 13, 2006 (See Exhibit A) and later revised in early 2007 (See Exhibit B)
and again in July of 2007 (See Exhibit C).
1. The first variation consists of removing the SWM biofilter facility at the north
end of the property located in Open Space Parcel (C).
2. The second variation consists of relocating the SWM detention facility in Open
Space Parcel A from Westhall Phase V to the adjacent property to the West, which is
owned by Lickinghole, LLC. A letter in support of the relocation of this SWM facility has
been obtained from the adjacent property owner (See Exhibit E).
3. The third variation comprises the relocation of Jonna Street (formerly Adele
Street) to the south. It will now connect to Claudia Street on the adjacent parcel to the
East. Support of the change has been obtained from the owner and a written
confirmation will be submitted with the Final Site Plan.
4. The fourth variation is a result of the previous three and requests the
realignment of lots without increasing the number of development rights from the ZMA
or altering approved setbacks.
What is the reason for each of the requested variations?:
There have been several variations to the original plan that have been primarily
driven by environmental circumstances beyond our control. This section is an attempt
to recreate the history of where we started with the ZMA (See Exhibit A) to where we
are today (See Exhibit D). The table on the following page is a brief illustration on the
history of variations.
Page 2 of 4
_ �_--- ——t
Date Exhibt(s) Variation Sought
ZMA Approved 9/2006 Exhibit A N/A
1. Relocate SWM to SE side of Adele
Variation#1 Approved Early Street
Exhibit B
2007 2. Relocate Lois
3. Relocate Tot Lot to Phase IV
--- Exhibit C 1. Relocate Open Space Parcel A &
Approved July (Plan and its accessories
Variation#2 2007 Approval
Letter 2. Request for duplex units
1. Removal of biofilter in Open Space
Parcel C
2. Relocating the SWM facility from
Current Submitted April Exhibit D Open Space A to an adjacent property
Variation 2008 3, Relocation of Jonna Street to the
South
4. Lot line adjustments
The first variation to the original ZMA was sought due to an environmental
condition that was delineated onsite, post rezoning. A minimal amount of stream and
wetland exists on the subject property in the area directly affecting Open Space Parcel
A. These buffer restrictions make it very difficult to execute the plan as approved. The
variation from the original ZMA (See Exhibit A) was to relocate the storm water
management pond outside the 1 DO' buffer. That change caused both the relocation of
the tot lot to Phase IV and the realignment of lots. That variation is illustrated in Exhibit
B.
We met with County officials and the Corps of Engineers to discuss this situation
and discovered that current permitting allowed for storm water management facilities to
affect the stream and wetland area of the subject property because it is within the
disturbance limits. We proposed, as shown in Exhibit C, to swap the lots affected by the
stream and wetlands with the Open Space Parcel A. The tot lot was relocated in this
variation and a request for duplex units was also made to accommodate the new lot
layout. This administrative approval was received in July of 2007 and is attached to this
submission.
As a result of the relocation of Open Space Parcel A we began an engineering
investigation that affected both the 100' and 50' buffer in Open Space Parcel C. In
order to prepare the site in a suitable manner for home placement of lots 108 — 111
grading in the 100' buffer and a biofilter in the 50' buffer were required. Program
Authority was not supportive of this design and the resulting Preliminary Site Plan was
denied.
Page 3 of 4
The currently requested variation is a result of careful consideration of comments
received from Program Authority and Planning Staff. We have pursued an alternative
layout by realigning Jonna Street (formerly Adelete Street) to the south and by detaining
storm water offsite (See Exhibit D). The primary driver for this new plan was Program
Authority's desire to limit placement of a biofilter in the 50' stream buffer and grading in
the 100' stream buffer. The new plan accomplishes both of those goals.
As a result of this new concept we have had to use a forebay structure only
rather than a storm water management pond, as shown in the original ZMA. Locating
the forebay structure on Open Space A has allowed us to use the existing stream
channel to direct storm water and without significant impact to existing wetlands to an
existing pond located on the property of Lickinghole, LLC. We have written approval
from the owner (See Exhibit E) to allow this condition. Wetland delineation has been
completed and we realize a nationwide permit will be contingent on our Final Site Plan
approval. The approved and proffered amenities on Open Space Parcel A in the new
plan are consistent with those contained in the original ZMA. The new plan has also
taken the proposed Eastern Connector road that is adjacent to the east of the property
into consideration. We feel that the alignment of Jonna road with the connector road is
a more desired outcome than in previous iterations. We have also considered how the
grading on our site works with both the connector road along our site and its connection
with the future Foothill Crossings development. We have been in contact with both
members of the County's transportation planning staff and Foothill Crossings engineers.
The changes described in the current plan have caused the realignment of lot
lines from the previous variations and the original ZMA. The final plan removes the
duplex units approved in the variation during July 2007. The current plan does not
increase density or development rights past what was approved in the ZMA.
1. Is the variation consistent with the goals and objectives of the comprehensive
plan?
The plan is consistent with the goals and objectives of the comprehensive plan. The
rezoning application plan was approved under these guidelines and the components of
the plan have not changed.
2. Does the variation increase the approved development density or intensity of
development?
The variation does not increase the approved development density or intensity of
development. We will maintain the same development density as originally approved
on September 13, 2006 by the BOS, 30 market rate single family detached and 6
affordable cottage single family detached units.
Page 4 of 4
3. Does the variation adversely affect the timing and phasing of development of
any other development in the zoning district?
This variation will not adversely affect the timing and phasing of development of any
other development in the zoning district.
4. Does the variation require a special use permit?
The variation does not require a special use permit.
5. Is it in general accord with the purpose and intent of the approved rezoning
application?
The variation is in general accord with the purpose and intent of the approved rezoning
application. As stated earlier, the components of the plan are the same as the original
rezoning application plan.
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VI.T
N1Y DESICHE 1 PROJEGW.A'I V LOTS 93 - 125 SET REV NO:
DRAWN 9Y
A STONEHAUS DEVELOPMENT
$URVBYOBB A DRAWING NUMBER'
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- 2oeoel.lo 608119C—VAR—DC.dw9 �y'A°' 4-1-08 1 of 1
NO SHEET REVISION BY DATE NO. SHEET REVISION BY DATE
lA+4m z r)-+ E
STONEH/.�US
February 6, 2008
Stonehaus, Inc.
2421 Ivy Road
Charlottesville,VA 22903
Mr. R. Coran Capshaw
Crozet Land Holdings, LLC.
Charlottesville, VA
Dear Mr. Capshaw:
You will find the following documents under cover:
• The original Westhall (Shiflett Farm, LLC.) Phase V Plan showing an on-site
stormwater management facility
• Revised Westhall Phase V Plan showing an off-site stormwater management
facility provided by the existing farm pond on the property of Lickinghole, LLC.
• Conceptual lot layout of the Lickinghole, LLC. property
This letter of understanding, persuant to conversations between you and Drew Holzwarth,
makes the following certifications:
• Lickinghole, LLC. understands the new plan to improve and utilize the existing
farm pond for anticipated capacity needs of both Westhall Phase V and the future
build-out demonstrated in the conceptual lot layout of the Lickinghole, LLC.
property.
• Lickinghole, LLC. acknowledges the need for construction and maintenance
easements, as well as other pertinent agreements to facilitate the construction and
stabilization of the existing pond on the Lickinghole, LLC.
• Lickinghole, LLC. will be supportive of these efforts and will provide the
necessary signatures to improve and maintain the existing pond on the
Lickinghole, LLC. property.
• Shiflett Farm, LLC will manage and pay for the design and construction of the
necessary improvements to the aforementioned pond.
2421 Ivy Road Charlottesville,VA 22903 PHONE 434 974 7588 rAY 434 975 3542 0
SMART SOW tiONS. GREAT PLACES.
STONEH/.�US
The previous statements are agreed to via the following signatures:
Shiflett Farm, LLc..
By: Boridston Ventures, Inc., its Manager
By:
tan . an ogian, V ce President
Crozet Land Holdings, LLC.
By River Bend Management, Inc.
By:
R. Coran Capshaw, President
Sincerely,
Drew Holzwarth
COO Stonehaus, Inc
2421 Ivy Road Charlottesville,VA 22903 PHONE 434 974 7588 FAX 434 975 3542 • 0
$MART SOLUTIOIIS. GREAT PLACES.
NN
P
KELLIE A. WILLIAMS
D.B. 2014 PG. 356
TMP 56-97C
ZONE R1
w,
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_
t4 603.48 y
_
40 HOLDINGS, L.L.C.
2347 PG. 78 `� c IF THE D 6 A
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NOTES: w µ
c�► 1. BUILDING STRUCTURES SHALL HAVE A MINIMUM 110' SEPARATION DISTANCE. THIS IS TYPICAL FOR L LO
®0' � 2. 20' NATURAL LANDSCAPE SCREENING BUFFER SHALL INCLUDE EXISTING VEGETATION 0
TO BE MAINTAINED AND SUPPLEMENTED BY INCLUDING (1) AN INFORMAL MIX OF CHARLES E. COBLE
SCREENING TREES, LOOSELY STAGGERED, 15 FEET ION -CENTER; (2) THE SAME SPECIES D.B. 2014 PG. 351
OF SCREENING TREES SHALL BE CLUSTERED IN GROUPS AND ALTERNATE GROUPS TMP 56-978
OF SCREENING TREES SHALL BE PROVIDED TO CREATE A NATURALISTIC RURAL ZONE R1
LANDSCAPE; (3) LARGE AND MEDIUM SHADE TREES SHALL BE INTERSPERSED AMONG
a THE SCREENING TREES; (Vs;
CLUSTERS OF ORNAMENTAL TREES SHALL BE PROVIDED c�
o IN GROUPS OF 3'S AND AND (5) TALL SHRUBS SHALL BE MASSED IN TO HELP `
r INTEGRATE THE PROPOSED PLANTINGS INTO A NATURALISTIC RURAL LANDSCAPE.
Z APPROVED PLANT SPECIES SHALL BE OBTAINED FROM THE ALBEMARLE COUNTY W
RECOMMENDED PLANTS LIST AND THE BUFFER DESIGN SHALL BE SUBJECT TO THE
w REVIEW AND APPROVAL OF THE DIRECTOR OF COMMUNITY DEVELOPMENT.
SUPPLEMENTAL PLANTINGS ARE TO BE SHOWN ON A LANDSCAPE PLAN AND y
1 SUBMITTED WITH THE FIRST SUBDIVISION PLAT THAT CONTAINS ANY OF 'LOTS 110
THROUGH 125 THE DEVELOPER SHALL INSTALL, OR BOND FOR INSTALLATION THE
PLANTINGS ON THE APPROVED PLAN PRIOR TO THE FIRST BUILDING PERMIT FOR y
ANY LOTS 110 THROUGH 125. IF BONDED, THE PLANTINGS SHALL BE PLANTED y y y
WITHIN ONE YEAR OF THE DATE THE BOND WAS POSTED. MAINTENANCE OF THE y y y y
BUFFER SHALL BE THE RESPONSIBILITY OF THE COUNTY. y y y y y
y y y y
lY y y y y y
y y
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LICKINGHOLE CREEK , LLC y y
D.B. 2733 PG. 150 y y
TMP 56-53
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ALLY LOT
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DESIGNED BY. PROJECT: SET REV NO:
Pcs WESTHALL V LOTS 93 - 125
ENGINEERS DRAWN BY.A STONEHAUS DEVELOPMENT
�
SURVEYORS TA DRAWING NUMBER:
�N PLANNERS TITLE.
REVIEWED BY: ZMA VARu�NCE EXHIBIT �/-1
Noy. pisAsSOCIATESDw
PO Box 4119 1402 Greenbrier Place
SHEET NUMBER:
Lynchbm& VA 245M cl,floxer;nc,VA2MI WWA NUMBER. FILE NAME: SCALE: DATE:
Amm:434316.6080 Phone.434.994.27700 s
4l/.L so� l � 9c'��%/�'-a'%d w H: 1 Md� � of
NO. SHEET REVISION BY DATE NO. SHEET REVISION BY DATE wwWww�«,• jwt 20&)81,19 9 V: A 4 1-08