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HomeMy WebLinkAboutSP201200013 Staff Report 2012-12-11o� arm ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT Proposal: SP 201200013 Kenridge Staff: Brent Nelson Planning Commission Public Hearing: Board of Supervisors Hearing: To be determined. December 11, 2012 Owners: Kenridge, LLC Applicant: Kenridge, LLC Acreage: Approximately 16.5 acres Special Use Permit for: Residential R -15 by special use permit in CO, Commercial Office districts. TMP: TM: 60K, Parcels Al, A2, B1, B2, B3 By -right use: CO, Commercial Office - offices, supporting commercial and service uses; and residential TM 60K, Parcels 1 -47, 49 -61 use by special use permit - 15 units /acre; Location: Route 250 West across from Birdwood Golf Course Section 23.2.2(9) R -15 residential -15 units /acre of the (Attachment A) Zoning Ordinance, which allow for residential uses. Magisterial District: Samuel Miller Conditions: Yes EC: Yes Proposal: Amendment to SP200900006 to amend the Approved # of Dwellings: 67 conditions approved with the special use permit. Modification consists of revised conditions to allowed exterior building materials. Approved residential use remains unchanged. (Attachments C & D) 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: The Kenridge development consists Use of Surrounding Properties: Single and multi - family of single family attached and detached residences, an original residences, office uses; Birdwood Golf course is located manor house that remains as a single family residence, and across the street. an original carriage house providing office use on the site. The development is currently under construction with a number of attached residences completed. Factors Favorable: Factors Unfavorable: 1. The factors supporting approval of the original special None use permit have not changed. 2. The proposed modification is expected to have minimal impact on surrounding parcels. RECOMMENDATION: Staff recommends approval of SP201200013. STAFF PERSON: Brent Nelson PLANNING COMMISSION: December 11, 2012 BOARD OF SUPERVISORS: SP201200013: KENRIDGE Petition: PROJECT: SP201200013 Kenridge PROPOSED: Amendment to SP200900006 to modify conditions approved with the special use permit. Modification consists of revised conditions to allowed exterior building materials. 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, Parcels Al, A2, B1, B2, B3; 60K, Parcels1 -47, 49 -61 MAGISTERIAL DISTRICT: Samuel Miller Character of the Area and Adloining properties: Kenridge is currently under construction. The development consists mainly of newly constructed residential units with the exception of the existing manor house, which is a single family residence, and an existing carriage house used for office purposes. Adjacent to the site to the east is the White Gables residential development. Adjacent to the site and to the west is a single family residence and business. The Birdwood Golf Course is located to the south, across Route 250. A rail line for the CSX railway runs along the rear of the site with the Farmington golf course and residential area located on the north side of the rail line. Specifics of Proposal: The applicant would like approval of a modification to Condition #9 of Special Use Permit 200900006 (Attachments C & D) allowing the following changes to required conditions: For sinale familv attached structures: Revise to allow hip roof forms in addition to the previously required gable roof forms. Continue to require red brick for the exterior and revise to not allow painted brick (including white painted brick). Front and rear elevations: continue to require brick to the roof line but revise to allow the following exceptions: o Sunrooms, bay or box windows, front entryway and dormers may consist of red brick and /or composite siding. Side elevations: revise to require brick to the full eave return and /or roof line, with white composite siding permitted above the full eave return to the roof line (existing condition requires brick to the roof line). Revise to allow the following exceptions: • Lot 19, rear elevation: require red brick from the ground floor to the first floor with composite siding permitted from the first floor to the roof line. • Lots 30, 31 and 32: require red brick from the ground floor to the second floor with composite siding permitted from the second floor to the roof line. 2 For sinale familv detached structures: Continue to require red brick for the exterior from the ground to the roof line and revise to not allow painted brick. Revise to allow the following exceptions: sunrooms, bay or box windows, front entryway and dormers may consist of red brick and /or composite siding. Applicant's Justification for the Request: The applicant has stated that the intent of the request is to better define allowable exterior materials while at the same time keeping with the original intent of the conditions accompanying SP20090006 and to address violations of the design conditions that have occurred on a number of structures. The applicant has also stated that the existing white composite siding on the rear elevations of lots 19, 30, 31 and 32, in violation of existing Condition #9, will have no negative affect on adjacent properties and therefore should be allowed to remain. The purpose of Condition #9 is to insure that the appearance of the new residences will be in keeping with the character of the Entrance Corridor and the historic buildings located on site. 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. On July 21, 2009, the Planning Commission held a public hearing and reviewed Special Use Permit 200900006 - Kenridge, a request by the applicant to modify the plan approved with Special Use Permit 200400052 - Kenridge. The modification consisted of a revised location for both the access road and parking serving the office building and the elimination of one of the single family attached units. The Planning Commission recommended approval with seventeen (17) conditions to the Board of Supervisors. On September 9, 2009, the Board of Supervisors approved Special Use Permit 200900006 — Kenridge with seventeen (17) conditions. 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. This site is located along Route 250 West which is designated as an Entrance Corridor (EC). Only a portion of the site is visible from the EC. Staff Comment: Section 31.6 of the Zoning Ordinance below requires that special use permits be assessed as follows: Will the use be of substantial detriment to adjacent property? The proposed modification to Condition 9 will not be of substantial detriment to adjacent property. The requested exception to the rear elevation of Lot 19, allowing white composite siding from the first floor to the roof line, is the only part of the proposed modification expected to be discernible off -site. Its visual impact, however, is sufficiently mitigated by its location, limited size and distance from nearby residential properties. Will the character of the zoning district change with this use? The character of the zoning district will not change with the proposed modification to Condition 9. The residential use has already been approved in the zoning district. The County's Design Planner and staff for the ARB have reviewed this proposal and the proposed modifications will not have a negative impact on the Entrance Corridor. Will the use be in harmony with the purpose and intent of the zoning ordinance? The proposed modification to Condition 9 is not a change to the approved use and is not expected to have any impact on the purpose and intent of the zoning ordinance. Will the use be in harmony with the uses permitted by right in the district? The proposed modification to Condition 9 is not a change to the approved use and will be in harmony with the uses permitted 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? Condition 9, as existing and proposed, has no impact on public health, safety and general welfare of the community. Summary: The purpose of this request is to amend Condition 9 of Special Use Permit — SP20090006 as follows: The applicant has constructed portions of the rear elevations of Lots 19, 30, 31 and 32 with white composite siding instead brick as required by the existing condition. The applicant is now requesting approval of this condition as an exception for those lots to address this violation of the current conditions. The applicant has, on various residences in Kenridge, constructed gable ends above the full return with white composite siding instead of brick as required by the existing condition. The applicant is now requesting a modification allowing this condition on existing and future attached residences. The applicant has constructed sunrooms, bay or box windows, front entryways and dormers, on residences with white composite siding instead of brick as required by the existing condition. The applicant is now requesting a modification allowing this condition on existing and future attached and detached residences. The applicant has constructed intersecting hip roof forms in various locations throughout Kenridge and is requesting a modification allowing both primary and intersecting hip roof forms on existing and future attached residences. The applicant is requesting the removal of painted brick as an exterior material on any structure other than the existing manor house and carriage house. Staff opinion is that the proposed revision to Condition (9) does not have any negative visual impact to adjacent properties. It does not conflict with the intent of the original condition providing consistent building appearance in keeping with the Entrance Corridor and historic buildings located on site. It does not conflict with any goals, recommendations or design guidelines of the Comprehensive Plan. Staff finds the following factors favorable to this request: 1. The factors supporting approval of the original special use permit have not changed. 2. The requested modification to Condition 9 is expected to have limited visual impact to surrounding properties. Staff finds no factors unfavorable to this request. rd Recommendation: Staff recommends approval of SP201200013, Kenridge with Condition (9) as proposed by the applicant. 1. The approved final site plan shall be in general accord with the revised Conceptual Plan prepared by Collins Engineering, revision date August 25, 2009 ( "Conceptual Plan ") (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 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. 6. 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; 7. 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; 8. 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; 9. As shown on exhibit "Kenridge Amendment to SP 200900006 Condition #9 ", prepared by Kirk Hughes & Associates, latest revision date October 19, 2012: I.) For all attached single family buildings, future, existing or the reconstruction thereof, consisting of Lots 1 through 60 and lying within Zones A, B, and C (See Attachment "C ") the following apply: a.) Front facing exteriors shall consist of gable and /or hip roofs with red brick to the roof line. (See Attachments E -1 and E -2) b.) Side facing exteriors shall consist of gable and /or hip roofs with red brick to the full eave return and /or roof line (See Attachment E -2). As an alternative to red brick, white composite siding is permissible above said full eave return to the roof line. c.) Rear facing exteriors shall be red brick from the ground floor to the roof line except as follows (See Attachment E -3): i.) Lot 19 shall be red brick from the ground floor to the first floor. White composite siding is permitted from the first floor to the roof line. ii.) Lots 30, 31, and 32 shall be red brick from the ground floor to the second floor. White composite siding is permitted from the second floor to the roof line. II.) The exteriors of all detached residences for Lots 61 through 65 shall be red brick from ground to the roof line. The Cottage as indicated on Attachment "C ", Zone B shall be white painted brick. III.) Sunrooms, bay or box windows, front entryways and dormers are permissible non -brick features and may consist of red brick and /or white composite siding or the combination thereof. Front entryways are defined as that portion of the building within the covered porch area facing the street. (See Attachments E -1, E -2, and E -3) IV.) The exterior of the Manor House and Cottage (See Attachment "C ") shall be white painted brick. V.) Exterior materials for all buildings within Zone A, (See Attachment "C ") shall be reviewed and approved by the Architectural Review Board and by the Director of Planning or their designee before the issuance of a building permit. 10. Exterior roof surfaces shall be constructed of either copper or synthetic slate; 11. 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; 12. 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; 6 13. 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 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; Planning Commision Motion — Special Use Permit: A. Should the Planning Commission choose to recommend approval of this special use permit: I move to recommend approval of SP 2012 - 00013, Kenridge with Condition (9) as proposed by the applicant. Should the Planning Commission choose to recommend denial of this special use permit: I move to recommend denial of SP 2012 -00013 Kenridge. (Planning Commission needs to give a reason for the recommendation of denial). ATTACHMENTS Attachment A— Vicinity Map Attachment B — Kenridae Special Use Permit Exhibit. dated Auaust 30. 2012. latest revision date October 19, 2012 Attachment C — Kenridge Special Use Permit, Existing Condition 9 & Proposed Modification 7 Map is for Display Purposes Only • Aerial Imagery from the Commonwealth of Virginia and Other Sources December 3, 2012 SP 2012-00006, Kenridge 40 2715 Legend (Note: me items on map may not appear in legend) �G -re e wmMUwm "vEivsm � o F aeRESCUE SW ION o "i°eAnav`m = H m P°o.`sr"orricE" J 'O 601 1190 1. r61F 619639 S 7180 . 643645 \ A 'WOp�s , 655657 1150 640 CN r 46650 Y 5927 58 0 4 848 840 435+ 1120 924 ` to - - �j Uj 2551 I 836 O 8, ■ b 912 3=7 425+ pt a-828 � -826 6 -824 O 630 / KENY 7 � 822 415+ X410 o � CFA � 242 1000+ 635+ O I 9 =0 1010 ` P rn 479 83O Rp 50 O 281 ft GIS -Web 34 Geographic Data Services www.albemarle.org y�iRC. 31 (434) 296 -5532 Map is for Display Purposes Only • Aerial Imagery from the Commonwealth of Virginia and Other Sources December 3, 2012 ,nor 11511 1111111111111 Al A ■ m* f - -- �j����l��li�i F WHITE COTTAGE MANOR HOUSE AND /OR SIDING DRIVEWAY 3I 3 J KENRIDG PLAN VIEW 31 ATTACHMENT SCALE: T' _ Amendment to Condition #9 of SP 20090006: I.) For all attached single family buildings, future, existing or the reconstruction thereof, consisting of Lots 1 through 60 and lying within Zones A, B, and C (See Attachment "C ") the following apply: a.) Front facing exteriors shall consist of gable and /or hip roofs with red brick to the roof line. (See Attachments E -1 and E -2) b.) Side facing exteriors shall consist of gable and /or hip roofs with red brick to the full eave return and /or roof line (See Attachment E -2). As an alternative to red brick, white composite siding is permissible above said full eave return to the roof line. c.) Rear facing exteriors shall be red brick from the ground floor to the roof line except as follows (See Attachment E -3): L) Lot 19 shall be red brick from the ground floor to the first floor. White composite siding is permitted from the first floor to the roof line. ii.) Lots 30, 31, and 32 shall be red brick from the ground floor to the second floor. White composite siding is permitted from the second floor to the roof line. III.) The exteriors of all detached residences for Lots 61 through 65 shall be red brick from ground to the roof line. The Cottage as indicated on Attachment "C ", Zone B shall be white painted brick. IV.) Sunrooms, Bay or Box windows, Front Entryways and Dormers are permissible non -brick features and may consist of red brick and /or white composite siding or the combination thereof. Front Entryways are defined as that portion of the building within the covered porch area facing the street. (See Attachments E -1, E -2, and E -3) V.) The exterior of the Manor House and Cottage (See Attachment "C ") shall be white painted brick. VI.) Exterior materials for all buildings within Zone A, (See Attachment "C ") shall be reviewed and approved by the Architectural Review Board and by the Director of Planning or their designee before the issuance of a building permit. SIDE ELEVATION . � z Z hio 0 m TACHMENT'E SCALE: 1" = 8' _T 'Et iNO Condition #9 of SP 20090006: use by alll esi8entihl aid d5marcM urits TI M'deTeloftmei f-- " " " " " " " 9. 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 Abe 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 Q 10. Exterior roof surfaces shall be constructed of either copper or synthetic slate; the Front Garden Diagram, dated August 24, 2005, by Charles J. Stick, Landscape Architect, REAR ELEVATION 0 4 �m 0 ¢ Z O 0 wLL 0 O �o �aW o� zo °° c� LL KENRIDGE ATTACHMENT'EW SCALE: V = 8' \_is — � � I KENRIDGE ATTACHMENT "C" KENRIDGE AMENDMENTTO SP 20090006 CONDITION #9 KIRK HUGHES AND ASSOCIATES LAND SURVEYORS AND PLANNERS 220 EAST HIGH STREET CHARLOTTESVILLE, VA. 22902 (434) 296 -6942 AUGUST 30, 2012 SEPTEMBER 27, 2012 (REVISED) OCTOBER 19, 2012 (REVISED) SUP 201200013 Existing Condition #9: 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 A.R.B. 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). Amendment to Condition #9 of SP 20090006: I.) For all attached single family buildings, future, existing or the reconstruction thereof, consisting of Lots 1 through 60 and lying within Zones A, B, and C (See Attachment "C ") the following apply: a.) Front facing exteriors shall consist of gable and /or hip roofs with red brick to the roof line. (See Attachments E -1 and E -2) b.) Side facing exteriors shall consist of gable and /or hip roofs with red brick to the full eave return and /or roof line (See Attachment E -2). As an alternative to red brick, white composite siding is permissible above said full eave return to the roof line. c.) Rear facing exteriors shall be red brick from the ground floor to the roof line except as follows (See Attachment E -3): i.) Lot 19 shall be red brick from the ground floor to the first floor. White composite siding is permitted from the first floor to the roof line. ii.) Lots 30, 31, and 32 shall be red brick from the ground floor to the second floor. White composite siding is permitted from the second floor to the roof line. III.) The exteriors of all detached residences for Lots 61 through 65 shall be red brick from ground to the roof line. The Cottage as indicated on Attachment "C ", Zone B shall be white painted brick. IV.) Sunrooms, Bay or Box windows, Front Entryways and Dormers are permissible non -brick features and may consist of red brick and /or white composite siding or the combination thereof. Front Entryways are defined as that portion of the building within the covered porch area facing the street. (See Attachments E -1, E -2, and E -3) V.) The exterior of the Manor House and Cottage (See Attachment "C ") shall be white painted brick. VI.) Exterior materials for all buildings within Zone A, (See Attachment "C ") shall be reviewed and approved by the Architectural Review Board and by the Director of Planning or their designee before the issuance of a building permit.