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ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
Proposal: SP 2009 -006 Kenridge
Staff: Claudette Grant
Planning Commission Public Hearing:
Board of Supervisors Hearing: To be
July 21, 2009
determined.
Owners: Kenridge, LLC
Applicant: Kenridge, LLC
Acreage: Approximately 2.06 acres
Special Use Permit for: Residential R -15 by
special use permit in CO, Commercial Office
districts.
TMP: TM: 60K P: 61 & A2
By -right use: CO, Commercial Office - offices,
supporting commercial and service uses; and
Location: Route 250 West across from
residential use by special use permit - 15
Birdwood Golf Course (Attachments A & B)
units /acre;
Section 23.2.2(9) R -15 residential -15
units /acre of the Zoning Ordinance, which
allow for residential uses.
Magisterial District: Samuel Miller
Conditions: Yes EC: Yes
Proposal: Amendment to SP2004 -52 to
Approved # of Dwellings: 67
change the plan approved with the special use
permit. Modification consists of revised location
of access road and parking for the office
building and the elimination of one of the single
family attached units. Approved residential use
remains unchanged. (Attachment C)
DA (Development Area): Neighborhood 7
Comp. Plan Designation: Office Service -
office uses, regional scale research, limited
production and marketing activities, supporting
commercial, lodging and conference facilities,
and residential (6.01 -34 units /acre) and Rural
Areas - preserve and protect agricultural,
forestal, open space, and natural, historic and
scenic resources/ density (.5 unit /acre in
development lots).
Character of Property: This development is
Use of Surrounding Properties: Single and
currently under construction. Kenridge is made
multi- family residences, office uses; Birdwood
up primarily of newly constructed single family
Golf course is located across the street.
residences. The original manor house remains
as a single family residence along with the
original carriage house which provides an office
use on the site.
Factors Favorable:
Factors Unfavorable:
1. The factors supporting approval of the
None
original special use permit have not
changed.
RECOMMENDATION: Staff recommends approval of SP 2009 -006, Kenridge provided the
applicant makes minor revisions to the plan.
Kenridge
PC Public Hearing 7 /21/09
STAFF PERSON: Claudette Grant
PLANNING COMMISSION: July 21, 2009
BOARD OF SUPERVISORS:
SP2009 -006: KENRIDGE
Petition:
PROJECT: SP200900006 Kenridge
PROPOSED: Amendment to SP2004 -52 to change the plan approved with the special use permit.
Modification consists of revised location for access road and parking for the commercial building and
the elimination of one of the single family attached units. Approved uses remain unchanged.
ZONING CATEGORY /GENERAL USAGE: CO Commercial Office - offices, supporting commercial and
service uses; and residential use by special use permit (15 units /acre)
SECTION: 23.2.2(9) R -15 residential -15 units /acre
COMPREHENSIVE PLAN LAND USE /DENSITY: Office Service - office uses, regional scale research,
limited production and marketing activities, supporting commercial, lodging and conference facilities,
and residential (6.01 -34 units /acre) and Rural Areas - preserve and protect agricultural, forestal, open
space, and natural, historic and scenic resources/ density (.5 unit /acre in development lots) in
Neighborhood 7.
ENTRANCE CORRIDOR: Yes
LOCATION: North side of Ivy Road (Route 250 West across from Birdwood Golf Course)
Approximately 1/2 mile west of the intersection of Ivy Road and the 29/250 By -pass.
TAX MAP /PARCELS: 60K -61 & 60K -A2
MAGISTERIAL DISTRICT: Samuel Miller
Character of the Area and Adloining properties:
Kenridge is currently under construction. This development is primarily made up of newly constructed
residential units with the exception of the existing manor house, which is a single family residence, and
a carriage house used for office purposes. Adjacent to the site on the east is the White Gables
residential development which is also currently under construction and on the west side of Kenridge is a
single family residence and business. The Birdwood Golf Course is located to the south and across
Route 250. A rail line for the CSX railway is at the rear of the site.
Specifics of Proposal:
The applicant would like approval for a change in the location of the access road and parking for the
office building and elimination of a single family attached dwelling unit. The applicant has graded out an
entrance and parking area for the office building that is in a different location than what is shown on the
currently approved plan. The location of these elements was conditioned with SP2004 -052. The
applicant states that this new road was installed during construction in order to provide access to the
office building from Marsh Lane while it was being used as the sales center for the project. The
applicant also states that this new road was improved to county standards and drainage improvements
were installed to collect any run -off from the roadway. This new road provided access to the building
while the remaining portion of the site was under construction. The applicant is now requesting
approval of the newly relocated entrance and parking for the office building.
A portion of the road that curves around the office building and leads to a dead end is narrow and steep
and would not be adequate for commercial use. The applicant has noted on the plan that this portion of
the road will be eliminated, which will allow the site plan to be approved.
One of the proposed single family attached homes will also be eliminated with this revised plan. (See
Attachment C)
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PC Public Hearing 7 /21/09
Applicant's Justification for the Request:
The applicant has stated that the new road will provide a better access to the existing office building
that works with the topography of the site. The applicant has also stated that this change will lessen the
extent of retaining walls that will be necessary. Since this access road has already been graded in, the
developer would like to keep this connection as the new access and parking for the office building.
Planning and Zoning History:
The history of the parcel is as follows: In 1980 this property was zoned CO, Commercial Office. This
site was the former national headquarters for Kappa Sigma Fraternity and a non - profit foundation. The
Planning Commission reviewed Kenridge in a December 14, 2004 work session. The Planning
Commission then held a public hearing on March 29, 2005, where the applicant requested an indefinite
deferral. On July 26, 2005, the Planning Commission held another public hearing and recommended
denial of Kenridge for the following reasons: 1) internal parking, 2) storm water management 3)
affordability issues, and 4) screening. Prior to the Board of Supervisors public hearing the applicant
addressed outstanding issues and concerns from the Planning Commission public hearing and on
October 5, 2005, the Board approved SP200400052 - Kenridge with seventeen (17) conditions.
Following the special use permit approval several related site plans, subdivisions, and water protection
ordinance items were processed and approved. (See Attachment D for Planning Commission and
Board of Supervisors minutes)
Comprehensive Plan:
The Land Use Plan designates this area as Office Service in Neighborhood Seven (7). The
Comprehensive Plan supports both residential and office uses in Office Service designated areas.
A full Neighborhood Model Analysis was completed with the approved SP2004 -052 and is still
applicable for this amendment request. (See Attachment E for Neighborhood Model Analysis)
Staff Comment:
Section 31.2.4.1 of the Zoning Ordinance below requires that special use permits be assessed as
follows:
Will the use be of substantial detriment to adjacent property?
Relocation of the road accessing the office building and parking for the office building will not be of
substantial detriment to adjacent property. The proposed change is all internal to the site.
Will the character of the zoning district change with this use?
The character of the zoning district will not change with the relocation of the road and parking area to
the office building. The residential use has already been approved in the zoning district.
Will the use be in harmony with the purpose and intent of the zoning ordinance?
The relocated road and parking area to the office building will be in harmony with the purpose and
intent of the zoning ordinance. The relocated road and parking support a by -right use in the district.
Will the use be in harmony with the uses permitted by right in the district?
The relocated road and parking to the office building will be in harmony with the uses permitted by right
in the district because these uses are by -right in the district.
Will the use comply with the additional regulations provided in Section 5.0 of this ordinance?
There are no additional regulations.
Will the public health, safety and general welfare of the community be protected if the use is approved?
As previously discussed in this report, a portion of the new road that curves around the office building
and leads to a dead end is narrow and steep and would not be adequate for commercial use. As
requested by staff, the applicant has noted on the plan that this portion of the road will be eliminated
upon site plan approval, which will allow the site plan to be approved. Otherwise, changing the location
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PC Public Hearing 7 /21/09
of the access road to the office building from that shown on the originally conditioned plan seems to be
less obtrusive to the site. The location of the parking area for the office building is also changing;
however, as shown on the revised plan, the number of spaces remains the same as the original plan
(six (6) spaces) and the impact of the new location is no different than as originally shown. A condition
of the special use permit addresses the need for an amendment if additional parking is required for the
office use. (See Attachment C)
Summary:
The purpose of this request is to amend Special Use Permit — SP2004 -052. The applicant graded in a
road and parking to the office building during construction of a portion of Kenridge. At the time the office
building was being used as a sales center for the development. The location of the graded in road and
parking area was not shown on the approved plan. The applicant is now requesting approval of this
location for the access road and parking to the office building instead of the approved access road and
parking to the office building that is shown on the approved plan.
Staff finds the following factors favorable to this request:
1. The factors supporting approval of the original special use permit have not changed.
Staff finds no factors unfavorable to this request.
Recommended Action:
Before this request goes to the Board of Supervisors, staff has requested that the applicant make minor
revisions to the plan that include things like labeling the setback lines, railroad, the housing types with
locations, etc. These were shown on the original approved plan, which the applicant submitted as part
of the revised plans. Staff has recently made this request of the applicant in order to avoid confusion.
Staff recommends conditional approval of SP 2009 -006, Kenridge provided the applicant makes minor
revisions to the conceptual plan prior to submitting the plan for the Board of Supervisors public hearing.
The conditions are the same as the ones previously approved, except for the plan.
1. The approved final site plan shall be in general accord with the revised Conceptual Plan
prepared by Collins Engineering MGXee Gaf dated june 16, 2005 March 16, 2009
revision To be determined: 2009 tGen^°^+u a' � (See Attachment). Parking for the office
use shall be limited to the area and number of spaces shown on the Conceptual Plan. If
additional parking is required for the office use, an amendment of this special permit shall be
required;
2. There shall be a minimum front yard of two hundred seventy five (275) feet between the
southern -most structure (the "Main House ") and the property line adjacent to Route 250 as
shown on the Conceptual Plan; side and rear yards shall be as shown on the Conceptual
Plan;
3. All streets on the property connecting to adjacent properties as shown on the Conceptual
Plan shall be constructed by the applicant to an urban section with the intent that such streets
on the property connecting to adjacent properties will be built to a standard consistent with
the connecting street on the White Gables property. All streets and pedestrian accesses shall
be constructed to a standard acceptable to the County Engineer in accordance with the
highlighted sections of Attachment A, revised and dated August 30, 2005 and initialed as
CTG;
4. The connecting road extending from the former ITT property (Tax Map 60, Parcel 28) and
across the Kenridge property to its entrance at Ivy Road, as shown on the Conceptual Plan,
shall be established as a private street in conjunction with the final subdivision plat or site
plan. As a condition of final subdivision plat or site plan approval, the applicant shall grant all
easements deemed necessary by the Director of Community Development to assure the
public's right to use the connecting road for purposes of ingress to and egress from Tax Map
60, Parcel 28;
5. The applicant shall comply with all requirements of the VDOT related to design and
construction of the entrance to the property, as shown on the Conceptual Plan, and shall pay
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10
11
12
13
its pro rata share of the cost for signalization of this infrastructure contributed by traffic from
the development as follows:
(a) Prior to the issuance of a building permit, the applicant shall place funds in escrow or
provide other security ( "security ") acceptable to the County in an amount equal to its pro
rata share of the cost of the signal which amount shall be calculated by the Director of
Community Development in the year in which the security is provided. The security shall
continue so that it is available to pay for the cost of the signal until ten (10) years after the
date of approval of this special use permit; security provided that is not in an interest -
bearing account shall be annually renewed, and the amount of the security shall be
adjusted each year according to the consumer price index, as determined by the Director
of Community Development; and
(b) If, at any time until ten (10) years after the date of approval of this special use permit,
VDOT authorizes in writing the installation of the signal, and VDOT and the County's
Engineer approve the signal's installation before the applicant has obtained a building
permit, the County may demand payment of the applicant's pro rata share of the cost of
the traffic signal, and the applicant shall pay its pro rata share of the cost to the County
within thirty (30) days of that demand.
Screening adjacent to the railroad right -of -way and along the west and east sides of the
project shall be provided and maintained as depicted on the Conceptual Diagram of
Perimeter Screen and Privacy Planting, dated May 12, 2005, by Charles J. Stick, attached as
Attachment B. The continuous evergreen trees noted as Leyland Cypress Hedge along the
north, east and west sides of the project shall be installed at ten (10) feet to twelve (12) feet
in height after lot grading but prior to issuance of a building permit for any dwelling unit
construction. The Leyland Cypress Hedge also shall be planted on eight (8) foot centers.
Underground irrigation shall be provided for all the planting areas. Screening deemed
acceptable to the Director of Community Development shall be provided adjacent to the
railroad to mitigate the impact of this development on adjacent property and the impact of the
railroad on this development;
Prior to any alteration or demolition of any building, a reconnaissance level documentation to
include black and white photographs and a brief architectural description shall be provided to
the satisfaction of the County's Historic Preservation Planner;
Regardless of the ownership of the open space and amenities, they shall be made available
for use by all residential and commercial units in the development;
Except for those attached single family buildings located in Zone (A) the exteriors of blocks of
attached single family buildings shall be either red brick, or white painted brick, with gable
roofs. The exteriors of attached single family buildings in Zone (A) shall be red brick with
gable roofs. The features in Zone (A) shall be reviewed and approved by the ARB during its
review of the site plan for these buildings. The exteriors of detached residences shall be
either red brick or painted white brick. These materials shall be reviewed and approved by
the Design Planner before the issuance of a building permit for the buildings (See Attachment
C);
Exterior roof surfaces shall be constructed of either copper or synthetic slate;
The new villa and town home units shall include garden improvements, generally as depicted
on the Front Garden Diagram, dated August 24, 2005, by Charles J. Stick, Landscape
Architect. (See Attachment D). Maintenance of these areas shall be provided for and required
by the Homeowner's Association which shall be set forth in the Covenants for this
development. The decorative walls, steps and walks shall be constructed of either brick or
stone;
To ensure the retention of the majority of the existing trees in the two hundred seventy -five
(275) foot front yard setback described in Condition 2 (located between the main house and
the Route 250 West Entrance Corridor), the applicant shall submit for review and approval by
the County's Design Planner a tree conservation plan prepared by a state certified arborist
that meets the requirements of Section 32.7.9.4 of the Zoning Ordinance. This plan shall be
required for all erosion and sediment control plans, site plans, and subdivision plats;
The site wall immediately adjacent to Route 250 West shall be included on all drawings that
include its context. All grading, road alignments, turning lanes, and other improvements shall
be adjusted to insure that impacts to the wall only include closing the existing entrance and
adding a single entrance. Notes shall be included on the grading, site plans and subdivision
plats that state: "The existing site wall shall remain. Disturbance shall be limited to the closure
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of the existing entrance and the opening of the proposed entrance into the site." Any changes
to the wall shall be minimal and articulated to blend with the character of the existing wall to
the satisfaction of the Architectural Review Board. Prior to the issuance of any building
permits in the final block, the stone pillars shall be replaced at the new entrance from Route
250;
14. The design of all single family detached residences, including but not limited to colors,
roofing, siding and foundation material selections, shall be coordinated with the Architectural
Review Board - approved designs of the attached residential units, as determined by the
Design Planner;
15. The owner agrees to voluntarily contribute a sum of three thousand dollars ($3,000) cash per
new dwelling unit to the County for funding affordable housing programs [including the
Housing Trust Fund]. The cash contribution shall be paid at the time of the issuance of the
Building Permit for such new unit. The acceptance of this special use permit by the owner
shall obligate the owner to make this contribution;
16. Pedestrian access deemed acceptable by the Director of Community Development shall be
provided to the Manor Home and the Carriage House; and
17. With the exception of the entrance road, all streets within the development shall conform to
the neighborhood model matrix deemed appropriate by the Director of Community
Development.
ATTACHMENTS
Attachment A — Tax Map
Attachment B — Vicinity Map
Attachment C — Kenridge Special Use Permit Amendment Plan, dated March 16, 2009, revised 6 -24-
09
Attachment D — Planning Commission Minutes dated July 26, 2005 and Board of Supervisors minutes
dated October 5, 2005
Attachment E — Planning Commission Staff Report dated March 29, 2005
Attachment F — Board of Supervisors' Action letter to Steven Blaine, dated October 13, 2005
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