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HomeMy WebLinkAboutSUB201100111 Review Comments Waiver, variation or substitution requirement 2012-10-19L �� pt AL@� �RGINtP COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, Room 227 Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 October 19, 2012 Bob Hauser Belvedere Station Land Trust 2421 Ivy Road Charlottesville, VA 22903 RE: Variation Requests #45 & #48 dated May 14, 2012 (with final revision dates of 8/28/12 and 9/17/12), from ZMA 200400007 Belvedere, and critical slope waiver request, which have been made in conjunction with SUB201100111 Belvedere Phase 2 Preliminary Plat. Dear Mr. Hauser: The Board of Supervisors approved your critical slope waiver and variation requests on October 3, 2012. The variation requests included changes to the design and location of a stormwater management facility and green space areas, as well as modifications to street design. The variations were approved with conditions as provided below. The full description of the variations and staff analysis can be found in the attached Staff Report. Variation #45 - The County reviewed your variation request to vary the design of portions of Blocks 7 and 9, including reconfiguration of the stormwater management facility and Park G with the addition of Road X (Griffin Grove), the addition of retaining walls as shown on the plat, and grading of Park E to create useable areas that will require the removal of existing trees. Variation #45 is approved because the requested changes do not adversely affect the goals and objectives of the rezoning nor affect the total density allowed. Approval is granted with the following conditions: • This variation approval is only for changes to Block 5 and portions of Blocks 7 and 9, including: a 0.07 acre reduction in 'Park E,' the swap of open space between 'Park G' ( -1.15 acre) and 'Open Space Block 9' ( +1.26 acre); and a modest increase in the conservation (0.02 acre) and preservation (0.17 acre) areas in 'Block 9, Preservation Easement.' No other deviations from Table 4 or the application plan have been reviewed or approved with this variation. • The remaining conservation and preservation areas approved in 'Open Space Block 9' will be platted when the remaining portions of Block 7-and 9 are developed, including the conservation area between the last lot in Block 9 and the 50' reserved R/W for connection to Dunlora. • Prior to final subdivision plat approval for Belvedere Phase 2, a landscape plan must be provided for the required amenity areas shown on the general development plan and described in the code of development. The plan must show the minimum features as required by the Belvedere Code of Development for Parks E (Dabney Park) and G (Griffen Park). • Provide an updated Table 4 showing only the changes listed above must be provided as part of an updated Code of Development and Application Plan reflecting all variations approved since February 2, 2010 (the latest Code revision date) comprehensively prior to Final Plat approval. Variation #48 - The County reviewed your variation request to revise various road sections from the approved Table 8, as provided in the Belvedere Code of Development, as follows: A. Section (4) from the rezoning plan incorrectly calculated the total r/w width — it has been revised from 52' to 53'. Face of curb to face of curb dimension of 28' does not change. Design speed is proposed to change from 20 mph to 25 mph. This applies to road G (Colbert Street). Parking is to be allowed on one side. B. Road X (Griffen Grove) is a new road and Road R (Dabney Grove) was not originally specified in the rezoning. They have been designed with a 32' f /c -f /c, and a 57' R/W in consultation with VDOT, Fire Rescue and Engineering Staff. Design speed is proposed at 25 mph with parking allowed on both sides. This design corresponds to Section (5) on the preliminary plat. C. Roads H (Barnett Street) and I (Shelton Street) were originally designed as section (4) from the rezoning plan with a r/w width of 52' and f/c to f/c of 28'. Because the applicant would like to provide ample parking and encourage interconnectivity throughout this area, these roads have been designed to conform to a modified version of sec_ tion (5) with a r/w of 57' and a f/c — f/c width of 32'. Design speed has been changed from 20 mph to 25 mph. D. Section (6) from the rezoning plan has been revised to 34' f /c -f /c and 59' R/W, to satisfy VDOT, The proposed section now allows parking on both sides of the road whereas the rezoning plan allowed parking on only one side. This applies to Road D (Farrow Road). On- street parking bump -outs have been removed from the plan. Variation #48 is approved because the requested changes do not adversely affect the goals and objectives of the rezoning nor affect the total density allowed. Many of the changes were made at the request of Site Review Committee members. Approval is granted with the following conditions: • Shift the Phase line for Phase 2 to include the entire R/W for Road f, including the planting strip and sidewalk. • An updated Table 8 showing all of the changes listed above must be provided as part of an updated Code of Development and Application Plan reflecting all variations approved since February 2, 2010 (the latest Code revision date) comprehensively prior to Final Plat approval. If you have any questions or need additional information, please. contact Ellie Ray or myself at 296 -5823. Sincerely, V. Wayne Cilimberg Director of Planning ATTACHMENTS: 1. Staff Report 2. Request for Variation C: David Benish Ellie Ray COUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: . AGENDA DATE: October 3, 2012 SUB2011 -00111 Belvedere Phase 2 Preliminary Plat — Zoning Ordinance Waiver & Variations. from Belvedere ACTION: INFORMATION: Code of Development SUBJECT /PROPOSAL /REQUEST: Approval of the following sections of the Zoning Ordinance: 1. Section 4.2 Critical Slopes 2. Section 8.5.5.3 Variations From Approved Plans, Codes, And Standards Of Developments STAFF CONTACT(S): Mr. Benish, Ms. Ray, and Mr. Custer LEGAL REVIEW: No CONSENT AGENDA: ACTION: X INFORMATION: ATTACHMENTS: No REVIEWED BY: BACKGROUND: The Belvedere development is located .off of Rio Road, just west of Dunlora. Belvedere was rezoned to Neighborhood Model District,.with an associated application plan and Code of Development, in October 2005 (ZMA2004- 00007). Site Plans for the Belvedere Town Center and The Reserve at Belvedere, and a Subdivision Plat for Phase 1 have been previously approved and are under construction. This application is for Phase 2, which includes the remainder of Block 5 and portions of Blocks 7 and 9. The proposal includes the creation of 51 single - family detached lots, with 24 -36 carriage houses. The applicant is requesting a waiver of the critical slopes provisions and variations from the approved Belvedere Application Plan and Code of Development. Staff is recommending approval of all of the waiver and variation requests. DISCUSSION: 1. CRITICAL SLOPES WAIVER The proposed development will require the disturbance of critical slopes. A modification to allow critical slopes disturbance is necessary before the subdivision can be approved by staff. The applicant has submitted a request and justification for the waiver, and this request has been reviewed for both the Engineering and Planning aspects of the critical slopes regulations. Section 4.2.3.2 of the Zoning Ordinance restricts earth- disturbing activity on critical slopes, while Section 4.2,5(a) allows the Planning Commission to waive this restriction. However, due to a recent State Supreme Court decision, the waiver must now be approved by the Board of Supervisors as a Special Exception under Chapter 18 Section 31.8. The critical slopes in the area of this request appear to be natural. Staff is recommending approval of this waiver request. This recommendation for approval is based on staff's assessment which finds that the critical slopes being disturbed have substantially met the requirements listed in Section 4.2.5(a): Review of the request by Engineerinq staff: Analysis for all three parcels: 61 -160. 62 -03. and 62 -05 Areas Acres Total site 27.75 acres approximately Critical slopes 0.86 3.1 % of site Critical slopes disturbed 0.56 65% of critical slopes BELVEDERE VARIATION /WAIVER OCTOBER 3, 2012 BOS 1 Proiect Area as delineated bV the Applicant Areas Acres Total site 14.86 acres approximately Critical slopes 0.53 3.6% of site Critical slopes disturbed 0.44 83% of critical slopes Exemptions to critical slopes waivers for driveways, roads and utilities without reasonable alternative locations: It is possible to make the argument that the critical slope disturbance to construct the stormwater management facility may be considered exempt. However, because of the modifications made to the concept plan, I do not think the exemption should be extended to these disturbances. Comoliance with Zoning Ordinance 18 -4.2: • "movement of soil and rock" • "excessive stormwater runoff' • "siltation" • "loss of aesthetic resource" "septic effluent" Based on the review above, there are no concerns that would cause engineering to object to the approval of the current critical slope disturbance request. Review of the request by Planning staff: The commission may modify or waive any requirement of section 4.2 in a particular case upon finding that. A. Strict application of the requirements of section 4.2 would not forward the purposes of this chapter or otherwise serve the public health, safety or welfare; B. Alternatives proposed by the developer or subdivider would satisfy the intent and purposes of section 4.2 to at least an equivalent degree; C. Due to the property's unusual size, topography, shape, location or other unusual conditions, excluding the proprietary interest of the developer or subdivider, prohibiting the disturbance of critical slopes would effectively prohibit or unreasonably restrict the use of the property or would result in significant degradation of the property or adjacent properties; or D. Granting the modification or waiver would serve a public purpose of greater import than would be served by strict application of the regulations sought to be modified or waived. Based on the review above, there are no concerns that would cause staff to object to the approval of the current critical slope disturbance request. Staff is recommending approval of this critical slope waiver request. 2. VARIATIONS FROM APPROVED PLANS, CODES, AND STANDARDS OF DEVELOPMENT The proposed development will require two variations from the approved Application Plan and Code Development approved with the rezoning of the property. These variations are necessary before the subdivision can be approved by staff. The applicant has submitted a request and justification for each variation, and these requests have been reviewed for Zoning, Engineering and Planning aspects of the regulations. Section 8.5.5.3(a) authorizes the Director of Planning to grant variations from the approved application plat and/ or code of development. However, due to a recent State Supreme Court decision, these variations must now be approved by the Board of Supervisors as a Special Exception under Chapter 18 Section 31.8. Staff is recommending approval of both variation requests (#45 and #48). VARIATION #45: The applicant submitted the following: Request reconfiguration of stormwater management facility and Park G with the addition of Road X (Griffin Grove) as shown generally on the Preliminary Plat dated 8/13/12, an update of Table 4 from the Code of Development to reflect changes to the conservation, preservation and open spaces, the inclusion of retaining walls within Phase 2, and the removal of trees in Park E due to the site grading required in order to create usable areas within the park. Staff analysis of the variation request is provided below: BELVEDERE VARIATION /WAIVER OCTOBER 3, 2012 BOS 2 1) The variation is consistent with the goals and objectives of the comprehensive plan. The design is consistent with the goals and objectives of the comprehensive plan while recognizing the practical engineering realities of this development. 2) .The variation does not increase the approved development density or intensity of development. Density is not increased. - - 3) The variation does not adversely affect the timing and phasing of development of any other development in the zoning district. The timing and phasing of the development is unaffected. 4) The variation does not require a special use permit. A special use permit is not required. 5) The variation is in general accord with the purpose and intent of the approved rezoning application. This variation is in general accord with the approved rezoning application by allowing the development to proceed as originally intended. VARIATION #45 RECOMMENDATION: Staff recommends approval of the variation request #45 as described above, with the following conditions: • This variation approval is only for changes to Block 5 and portions of Blocks 7 and 9, including: a 0.07 acre reduction in 'Park E,' the swap of open space between 'Park G' ( -1.15 acre) and 'Open Space Block 9' ( +1.26 acre); and a modest increase in the conservation (0.02 acre) and preservation (0.17 acre) areas in 'Block 9, Preservation Easement.' No other deviations from Table 4 or the application plan have been reviewed or approved with this variation. • The remaining conservation and preservation areas approved in 'Open Space Block Y will be platted when the remaining portions of Block 7 and 9 are developed, including the conservation area between the last lot in Block 9 and the 50' reserved R/W for connection to Dunlora. • Prior to final subdivision plat approval for Belvedere Phase 2, a landscape plan must be provided for the required amenity areas shown on the general development plan and described in the code of development. The plan must show the minimum features as required by the Belvedere Code of Development for Parks E (Dabney Park) and G (Griffen Park). • Provide an updated Table 4 showing only the changes listed above must be provided as part of an updated Code of Development and Application Plan reflecting all variations approved since February 2, 2010 (the latest Code revision date) comprehensively prior to Final Plat approval. VARIATION #48: The applicant submitted the following: Request to revise various road sections from the approved road sections. Table 8 from the Code of Development has been revised to reflect the changes proposed which consist of the following: A. Section (4) from the rezoning plan incorrectly calculated the total r/w width — it has been revised from 52' to 53'. Face of curb to face of curb dimension of 28' does not change. Design speed is proposed to change from 20 mph to 25 mph. This applies to road G (Colbert Street). Parking is to be allowed on one side. B. Road X (Griffen Grove) is a new road and Road R (Dabney Grove) was not originally specified in the rezoning. They have been designed with a 32' f /c -f /c, and a 57' R/W in consultation with VDOT, Fire Rescue and Engineering Staff. Design speed is proposed at 25 mph with parking allowed on both sides. This design corresponds to Section.(5) on the preliminary plat. C. Roads H (Barnett Street) and I (Shelton Street) were originally designed as section (4) from the rezoning plan with a r/w width of 52' and f/c to f/c of 28'. Because the applicant would like to provide ample parking and encourage interconnectivity throughout this area, these roads have been designed to conform to a modified version of section (5) with a r/w of 57' and a f/c — f/c width of 32'. Design speed has been changed from 20 mph to 25 mph. D. Section (6) from the rezoning plan has been revised to 34' f /c -f /c and 59' R/W, to satisfy VDOT. The proposed section now allows parking on both sides of the road whereas the rezoning plan allowed parking on only one side. This applies to Road D (Farrow Road). On- street parking bump -outs have been removed from the plan. Staff analysis of the variation request is provided below: 1) The variation is consistent with the goals and objectives of the comprehensive plan. The design is consistent with the goals and objectives of the comprehensive plan while recognizing the practical engineering realities of this development. It allows greater interconnectivity and more access to parking for residents and visitors. The design changes were also recommended and /or required by VDOT and Fire Rescue. BELVEDERE VARIATION /WAIVER OCTOBER 3, 2012 BOS 2) The variation does not increase the approved development density or intensity of development. Density is not increased. 3) The variation does not adversely affect the timing and phasing of development of any other development in the zoning district. The timing and phasing of the development is unaffected. 4) The variation does not require a special use permit. . A special use permit is not required. 5) The variation is in general accord with the purpose and intent of the approved rezoning application. This variation is in general accord with the approved rezoning application while also addressing the concerns of VDOT, Fire Rescue, and the parking realities that have come to. light in Phase 1. VARIATION #48 RECOMMENDATION: Staff recommends approval of the variation request #48 as noted above, with the following conditions:' • Shift the Phase line for Phase 2 to include.the entire R/W for Road I, including the planting strip and sidewalk. • An updated Table 8 showing all of the changes listed above must be provided as part of an updated Code of Development and Application Plan reflecting all variations approved since February 2, 2010 (the latest Code revision date) comprehensively prior to Final Plat approval. 31.8 SPECIAL EXCEPTIONS The board of supervisors reserves unto itself the authority to consider and act upon special exceptions as follows: a. Matters requiring a special exception. Notwithstanding any other section of this chapter: 9. Any request for a waiver, modification, variation or substitution permitted by this chapter shall be considered and acted upon by the board. 2. Any requirement for a decision by the planning commission required by this chapter shall be considered and acted upon by the board. For the purposes of this section, a decision by the planning commission does not include the consideration and action by the commission on a preliminary or final site plan under section 32 of this chapter or any action provided in section 32 enabled under Virginia Code § 95.2- 2242(9). b. Consideration and action. In acting upon a special exception, the board shall consider the factors, standards, criteria, and findings, however denominated, in the applicable sections of this chapter, provided that the board shall not be required to make specific findings in support of its decision. c. Conditions. In approving a special exception, the board may impose reasonable conditions to address any possible impacts of the special exception. d. Time for action. A request for a special exception shall be acted on by the board within ninety (90) days after the date of the request, or concurrently with a zoning map amendment, special use permit, or site plan appeal, whichever is longer. e. Request. Each request for a special exception shall be made as provided under the applicable section of this chapter. RECOMMENDATION: Staff recommends approval of the critical slopes waiver and variations #45 and #48, both variations with conditions as recommended in this report. Return to consent agenda Return to regular agenda BELVEDERE VARIATION /WAIVER OCTOBER 3, 2012 BOS 4 Application for Variations from Approved Plans, Codes and Standards of Development VARIATION #2 (#45) DATE: 5/14/12 - REVISED 8/13/12 - REVISED 8/28/12 NAME OF PLANNED DISTRICT: BELVEDERE TAX MAP /PARCEL NUMBER(s): ZMA NUMBER(s): 2004 -2007 Contact Person: BOB HAUSER Address 100 10th st. NE suite 301 City Daytime Phone Cj 51 -0953 Fax # ( 434975 -3542 What type of change is requested? © Variation to the Plan ©Variation to the Code or Standard Charlottesville State VA Zip 22902 E -mail rhauser @stonehaus.net 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): VARIATION #2 - RECONFIGURE STORMWATER MANAGEMENT FACILITY AND PARK G WITH THE ADDITION OF ROAD X (GRIFFEN GROVE). TABLE 4 SEE ATTACHED. RETAINING WALLS TO BE INCLUDED WITHIN PHASE 2 AS SHOWN ON THE PLAN. GRADING OF PARK E CREATES USABLE AREAS THAT 111 I ncnl IIDC THP DCAAr) \ /AI r1C EXISTING TREES What is the reason for each of the requested variations ?: The stormwater management facility has been relocated to block 9, where at a lower elevation and adjacent to the stream, it will be better positioned to collect and treat runoff. Park G has been reduced in size, however it is now entirely open and available for recreational use, rather than being largely encumbered by a stormwater management facility, as was shown in the original rezoning plan. Road X (Griffen Grove) has been introduced to provide continuous vehicular access woui id the park, allowh ig lutS tu face ti it: p.11 k, uluati, ly a focal put, it en id centi a! inuoth iy space foi it ie i iLig! ibuil iuud to gat! mi . Road X (C�iiffei i ��iuve) been designed to allow on- street parking as a further benefit to the residents. County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296 -5832 Fax: (434) 972 -4126 3/9/09 Paoe 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). 1. Is the variation consistent with the goals and objectives of the. comprehensive plan? Yes, this Variation will enable a better implementation of the Neighborhood Model District goals to provide interconnectivity and neighborhood centers. 2. Does the variation increase the approved development density or intensity of development? No, the approved level of density is not proposed to change. Does the variation adversely affect.the timing and phasing of development of any other development in the. zoning district? No, the phasing of the development is not affected by this change. 4. Does the variation require a special use permit? A special use permit is not required. 5. Is it in general accord with the purpose and intent of the approved rezoning application? Yes, the spirit and intent of Belvedere is maintained with this Variation. The development concept is improved by moving the SWM facility, adding modest retaining walls and removing existing trees to provide more usable recreational space. § 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 fora 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 Application for pF dLUE.I Variations from Approved Plans r.: � �• t'Y1t01N11� Codes and Standards of Development VARIATION #5 (#48) DATE: 5/14/12 - REVISED 9/17/12 NAME Or PLANNED DISTRICT: BELVEDERE TAX MAP /PARCEL NUMBER(s): ZMA NUMBER(s): 2004 -2007 Contact Person: BOB HAUSER Address 100 10th sl. NE suite 301 Daytime Phone 43( 4 -9/51 -0953 Fax # (434-975-3542 What type of change is requested? © Variation to the Plan © Variation to the Code or Standard City Charlottesville State VA E -mail rhauser @stonehaus.net Zip 22902 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): VARIATION #5 - REVISE VARIOUS ROAD SECTIONS FROM THE APPROVED ROAD SECTIONS. TABLE 8 FROM THE CODE OF DEVELOPMENT HAS BEEN (A) Section (4) from the rezoning plan incorrectly calculated the total r/w width - it has been revised from 52' to 53'. Face of curb to face of curb dimension of 28' not rhanpe c Pn ed is Prnnnc Pri to rhange from 211 mph to 7h mph I hic apnuac to road U ('nlhPrt strPPt) Parking is to hP Allrnued only- nn one side. (B) Road X (Griffen Grove) is a new road and Road R (Dabney Grove) was not originally specified in the rezoning. They have been designed with a 32' f /c -f /c, and 57' R/W in consultation with VDOT, Fire Rescue and Engineering staff. Design speed is proposed at 25 mph with parking allowed on both sides. This design corresponds to Section (5) on the preliminary plat. (C) Roads H (Barnett Street) & I (Shelton Street) were originally designated as section (4) from the rezoning plan with a r/w width of 52' and f /c -f /c of 28'. Because the applicant would like to provide ample parking and encourage interconnectivity throughout this area, these roads have been designed to conform to Section (5) with a r/w of 57' and f /c -f /c width of 32'. Design speed has been changed from 20 mph to 25 mph. (E)) 3UctjUj 1 (6) h U1 11 1! IU I t/_Ul III ly Pidl i I ids been i evised to 34' ft-flc di n ' Ri , to satisfy VD&F. T! ie pi opused sechoi i i iuvv allows pai kii q ui i but! i sii of the road whereas the rezoning plan allowed parking on only one side. This applies to Road D (Farrow Rd). On- street parking bumpouts have been removed from the plan. What is the reason for each of the requested variations?: (A) is proposed as a correction to the rezoning plan. (B) is proposed to accommodate new roads that will provide continuous vehicular access around Parks G & E. The road section selected is consistent with other similar roads in this neighborhood & has been coordinate with VDOT, Fire Rescue and Engineering staff. (C) is piapused lu piovidL a slight inuease li i the width of two mads which will buiddi Park G to I! id nui th ai id sout! r TI ii5 will ei isuie aduquate arking is available and provide ample vehicular access to promote a comfortable level of interconnectivity throughout this section. 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 I 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). 1. Is the vari ati on, cons istent with the goals and objectives of the comprehensive plan? Yes. The changes proposed to road dimensions are very minor and will implement the goals of the Neighborhood Model to provide interconnectivity. 2. Does the variation increase the approved development density or intensity of development? No, the approved level of density is not affected by the proposed changes. 3. Does the variation adversely affect the timing and phasing of development of any other development in the zoning district? No, the phasing of the development is not affected by this change. 4. Does the variation require a special use permit ? - A special use permit is not required. 5. Is 'it in general accord with the purpose and intent of the approved rezoning application? Yes, road sections approved with the original rezoning are being utilized, with the minor changes proposed. Although Road X is a new road, it has been designed to be consistent with other similar roads in this neighborhood, conforming to a road section approved with the rezoning. The changes proposed have been thoroughly reviewed by all agencies and are necessary to satisfy all comments on the plan. § 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, 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 E. E VE 9 w to w vi n n z Z Z ■ )!{ z z ()/ ! ! z \ ) Z Z -z � }� \ � \ \) $■ \! \7 \ /£ /I {f /{