HomeMy WebLinkAboutSDP201100009 Review Comments Preliminary Site Plan 2011-06-02COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902 -4596
Phone (434),296-5832 Fax (434) 972 -4126
June 2,-201-1
Mr. Robert Hauser
Stonehaus Development
2421 Ivy Road
Charlottesville, VA22903
RE: ZMA 07 -04 Belvedere Variation Requests #41, 42, and 43 in accordance with Preliminary Site Plan dated
5/16111
Dear Bob:
The`County has received your request to vary the design of a portion of Block 2 and reviewed the site plan
referenced above. You have shown us sections entitled, "Belvedere Town Center Preliminary Site Plan Road
Sections Exhibit, dated 3/16/11. These sections are very helpful to show spatial enclosure, in relation.to the "alley"
which 1 kes access from Belvedere Circle.
The County has also received your request for variations to build -to lines along Belvedere Boulevard
(Variation 42) and along Belvedere Circle (Variation 43).
The Planning Director has authorized me to approve variations 41, 42,. and 43, based on our various
conversations and based on information shown on the Preliminary Site Plan dated 5116111 with the following
conditions:
1. Spatial enclosure is consistent with the sections exhibit dated 3/16/11. Although vehicular access-to
.buildings 'l —10 will be from-the alley referenced above, the buildings should have a "face" to Belvedere
Circle using architectural elements such as porches, windows, off -sets, and anything else-that helps to
ensure that the units are not "turning their backs" to the street. The alley must be screened in some form
or fashion such as with use of vegetation or a decorative fence, as is shown in the site plan.
2. The -12 —15 foot retaining wall on Belvedere Circle is-terraced with no more than 6' tall terraces or other
acceptable alternative. Due -to safety concerns, tall retaining wall adjacent to the-tot lot cannot be
approved as shown. on -the preliminary site plan dated 5116111.
3. The parking lot islands in front of the sidewalks in front of Buildings -1 and 6 are sufficiently landscaped to
provide for a visual buffer into the parking lot.
-4. The parking lot island for Phase III is heavily landscaped.
5. Commercial activity (as indicated on sheet one of the site.plan) occurs in the buildings facing Belvedere
-Blvd. and for the southern commercial building along Belvedere Drive, a minimum of -2 stories will _be
provided over at least 50% of the footprint.
6. Tree lawns are a:minimum of 6 feet wide and sidewalks are a minimum of 5 feet wide.
7. The stairs and sidewalk between.buildings :5 and 6 are provided as shown on the site plan, to allow-for
pedestrian access into the development from the Reserve at Belvedere
8. Future access-from Private Road B to the Brown parcel is not precluded as a result of retaining walls or
grading.
9. The amenities within the interior open space are in keeping with requirements from Current Development.
These variations are also contingent on conformity with site plan requirements as indicated by the other
reviewers. They are granted because:
-1) The variations are consistent with the goals and objectives of the comprehensive plan. The design
does not remove pedestrian access, interconnectivity, a mixture of housing types, and a mixture of uses.
.2) The variations do not increase the approved development density or intensity of development.. .
Density is not increased.
3) The variations do not adversely affect the timing and phasing of development of any other
development in-the zoning district. It is noted that the site plan for the Reserve at Belvedere was
approved with a'12 --15' retaining wall on Belvedere Circle. If the tot lot shown on the preliminary site
plan dated 5116111 is to remain at the location shown, the 92 -15' retaining wall on Belvedere Circle
adjacent to the tot lot will have to be modified.
4) 'The variations do not require a special use permit. None of the variations requires a special use
permit.
5) The variations are in general accord with the purpose and intent of the approved rezoning application.
The expected elements of pedestrian access, interconnectivity, a mixture of housing types, a mixture of uses,
appropriate spatial enclosure, relegated parking, and parks and open space have been retained.
It is now time for you to update the Code of Development to reflect all changes since the last update. Please
provide that update prior to requesting another variation for the Belvedere development.
Please feel free to contact me if you have questions or need additional information.
Sincerely,
Elaine K. Echols, AICP
Principal Planner
C: Megan Yaniglos, Current Development
Philip Custer, Current Development
Stewart Wright, Zoning
2
Application for''`s
Variations from Approved Plans,
Codes and Standards of Development
DATE: May 16, 2011
NAME OF PLANNED DISTRICT: BELVEDERE
61 -158A
TAX MAP /PARCEL NUMBER(s):
ZMA NUMBER(s): ZMA— 07 — 04
Contact Person:
BOB HAUSER, STONEHAUS DEVELOPMENT, LLC
Address 2421 IVY RD
Daytime Phone (j3 5 - 9 7 4 - 7 5 8 8 Fax # (_)
What type of change is requested?
❑ Variation to the Plan Q Variation to the Code or Standard
City CHARLOTTESVILLE State VA
E -mail
Zip 22903
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):
SEE ATTACHED
What is the reason for each of the requested variations ?:
SEE ATTACHED
County of Albemarle Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296 -5832 Fax: (434) 972 -4126
3/9/09 Page 1 of 2
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). SEE ATTACHED
1. Is the variation consistent with the goals and objectives of the comprehensive plan?
2. Does the variation increase the approved development density or intensity of development?
3. Does the variation 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?
5. Is it in general accord with the purpose and intent of the approved rezoning application?
§ 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.
3/9/09 page 2 of 2
COL-L-INS-
May 16, 2011
Elaine Echols
Principal Planner
County of Albemarle
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, VA 22902
RE: Belvedere Variation Request #42
Dear Elaine:
{ 200 GARRETT ST, SUITE K CHARLOTTESVILLE VA 22902
434.293.3719 PH 434.293.2813 FX
www.collins- engineering.com
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Belvedere Town Center is currently under review as a preliminary site plan. The proposed plan includes
19 townhouse units, 8 apartments and 25,000 sq. ft. of non - residential uses within a portion of Block 2,
as shown on ZMA- 07 -04. Please consider this request for two (2) variations from the approved code of
development:
(1) Request to deviate from the front build -to line specified in Table 10 of the Code of Development
for the mixed use buildings proposed to front along Belvedere Boulevard.
(2) Request to deviate from the front build -to line specified'in Table 9 of the Code of Development
for the townhouse units fronting along Belvedere Circle.
The specifics of each request are described below.
(1) The preliminary site plan shows several commercial and mixed -use buildings of varying sizes
which front along Belvedere Boulevard. These uses are consistent with the Code of
Development and will create a vibrant streetscape along the main entrance road at the
heart of the Belvedere development. This portion of Belvedere Boulevard includes a
horizontal curve with a centerline radius of less than 300', with an approved entrance into
block 2 just north of the curve. The entrance requires a significant sight distance easement
which cuts across the curve along Belvedere Boulevard. Sheet 3 of the preliminary site plan
illustrates the extent of the sight distance easement which impacts the frontage along
Belvedere Boulevard, up to 35' from the existing right -of -way. Additionally, a variety of
utility, drainage and sight distance easements exist along the frontage of Belvedere
Boulevard, impacting as much as 22' from the right -of -way. The Belvedere Code of
Development requires a front build -to line of 5' for mixed —use buildings within Block 2. The
applicant acknowledges the advantages of placing commercial and mixed -use buildings
close to the road, however sight distance requirements have a direct impact on safety and
must take priority. Modification of existing drainage and utility easements would require
costly redesign and relocation of existing underground infrastructure. The buildings shown
on the preliminary sight plan have been placed as near as possible to Belvedere Boulevard
without impacting easements.
(2) Townhouses have been designed to front along Belvedere Circle, facing the approved
apartment buildings at the Reserve at Belvedere immediately to the south. Because of the
rising topography toward the north at the location, townhouses have been selected with
basement garages facing Belvedere Circle and pedestrian entrances on the first floor of the
opposite side facing the interior of the block. Townhouses have been placed up to 35' from
the Belvedere Circle right -of -way to best accommodate changes in topography. In order to
shield the view of garages and driveways from Belvedere Circle, a private road has been
designed, as shown on sheet 3, to access these units. This design limits the number of
entrances along Belvedere Circle and creates a landscaped median to obscure views of the
garages. A low fence is also proposed along this median to provide further buffering. A
spatial enclosure exhibit provided earlier during the preliminary site plan review process
illustrates that the separation between buildings on either side of Belvedere Circle is
appropriate based on the perceived building height from the street. Table 9 of the Code of
Development requires a front build -to line of 8' -16' for townhouses within Block 2. This
requirement is extremely challenging to meet at this location due to the grade change for
the reasons described above.
In accordance with Section 8.5.5.3 of the zoning ordinance, the following findings must be made by the
Planning Director in order to approve a variation:
1. Is the variation consistent with the goals and objectives of the comprehensive plan?
Yes, other strategies have been employed to ensure parking is relegated and an appropriate
spatial enclosure ratio is maintained, as described in the Neighborhood Model.
2. Does the variation increase the approved development density or intensity of development?
No, the proposed overall density of Block 2 is consistent with the Code of Development.
Increased setbacks actually reduce the buildable area and may reduce the density that can be
accommodated.
3. Does the variation adversely affect the timing and phasing of development of any other
development in the zoning district?
No, increasing setbacks has no impact on other phases.
4. Does the variation require a special use permit?
No.
5. Is it in general accord with the purpose and intent of the approved rezoning application?
Yes, the preliminary site plan provides the mixed -use pedestrian - friendly environment
envisioned for this block in the approved rezoning application.
Please contact us if you have any questions or require any additional information. Thank you.
Sincerely,
Scott Collins, PE
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REVISIONS
'COLLINS ENGINEERING
200 GARRETT STREET SUITE K - CHARLOTTESVILLE, VA 22902 - 434.293.3719
BELVEDERE TOWN CENTER PRELIMINARY SITE PLAN
I- ROAD SECTIONS EXHIBIT
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REVISIONS
'COLLINS ENGINEERING
200 GARRETT STREET SUITE K - CHARLOTTESVILLE, VA 22902 - 434.293.3719
BELVEDERE TOWN CENTER PRELIMINARY SITE PLAN
I- ROAD SECTIONS EXHIBIT
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