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HomeMy WebLinkAboutSDP201300041 Approval Letter 2013-10-294$ VO �6� tJ �'IRGII`nP 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 17, 2013 Steven F. Teets, L.S. 7200 Wisconsin Ave #4003040 Bethesda, Md 20814 RE: SDP201300041 Stonefield — Special Exception Dear Mr. Teets: On September 11, 2013 the Board of Supervisors, by a vote of 4:2, approved the special exceptions for variations #16 and #17 consistent with the Application for Variations from Approved Plans, Codes and Standards of Development from Albemarle Place, EAAP, LLC, dated June 14, 2013, containing Exhibits 1.1 -1.4 and 2 (attached). Please contact me if you have questions regarding this matter. Sincerely, David Benish Chief of Planning cc: Albemarle Place EAAP, LLC C/O Tom Gallagher 7200 Wisconsin Ave. Bethesda, Md 20814 Albemarle Place EAAP LLC P O Box 528 Columbia Sc 29202 6Z H1.11ON .......... aa- -5t tttt Sit _71 CL 8 ZZ, o C ,1`1 91 in ¢'3i it Z C) ME F S it it It it It =--;f lj: �X, ­N -mT F 'l 71 71 1-N W1, . ......... H �z 0"'05, ti F 64 T6 , SS I L T_ V3 v --I 74P, bq.Z I j,5tWjV\.j.* DMl >uaW ..pa CpM N I I �6 4' 173; I FH .b P nTTTTFFFFO m 1 I Rq 6` ISO, S II + 3AV MIUSICI CL 8 ZZ, o C ,1`1 91 in ¢'3i it Z C) ME F S it it It it It =--;f lj: �X, ­N -mT F 'l 71 71 1-N W1, . ......... H �z 0"'05, ti F 64 T6 , SS I L T_ V3 v --I 74P, bq.Z I j,5tWjV\.j.* DMl >uaW ..pa CpM cep noa .. I w � Q Of I �. I; t { F w z o I n I � - E,m rim ME imp, m ate: zN o� x a.n•r'•nnx3coz�x \•uw�1^�•^in.w anwz ixaron9 % -I-O PPU ... W • 3 zroru \m N K t F w_ :. •> V� /' .� � 1 m n �, vim o r� I � - E,m rim ME imp, m ate: zN o� x a.n•r'•nnx3coz�x \•uw�1^�•^in.w anwz ixaron9 % -I-O PPU ... 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Wayne Cilimberg, Director of Planning, County of Albemarle, Address: Department of Community Development CC: Mr. Mark B. Graham, Director of Community Development, County of Fax: Albemarle, Department of Commnunity Development FROM: Applicant, Albemarle Place EAAP, LLC SUBJECT: Application for Variations from Approved Plans, Codes and Standards of Development. DATE: June 14, 2013 Name of Planned District: Albemarle Place /Stonefield TAX MAP /PARCEL NUMBERS: 061W0- 03- 00 -019A; 061W0- 03- 00 -19B0, 061W0- 03- 00- 019E2; 061W0- 03 -00- 02300; 061W0- 03 -00- 02400; 061W0- 03 -00- 02500. ZMA Number(s): ZMA # 2011 -00007 ZMA # 2011 -00004 ZMA # 2008 -00003 ZMA # 2001 -007 Contact Person: Steven F. Teets Address: c/o EDENS, 7200 Wisconsin Avenue, Suite 400, Bethesda, MD 20814 Daytime Phone: 803 - 760 -9687 Fax: 301 - 652 -3588 Email: steetsna edens.com Variations requested herein are changes from the approved plans, codes or standards of development as applicable and approved pursuant to ZMA # 2011 - 00007, ZMA # 2011 - 00004, ZMA # 2008 -003, ZMA # 2001 -007 (referenced herein collectively as the "ZMA "). For reference, SP1 from the ZMA application plan is attached hereto as Exhibit A. . . While the Applicant believes that in some instances referenced herein no variation may in fact be necessary in order to ensure that that the proposed initial site plan substantially conforms to the approved ZMA application plan and code of development, Applicant is pursuing all of the below to confirm compliance with applicable documents. The variations requested are set forth on the pages subsequent hereto and are as follows: Variation 1: What type of change is requested? Z Variation to the Plan Z Variation to the Code or Standard Provide a copy of the existing plan (may be a reduced copy) illustrating the area for which the change is requested. Provide a graphic representation of the requested change. Describe the variation being sought (may attach separate sheets): 1. Variation 1 consists of the below listed elements, A through E, that vary from the ZMA application plan. While the noted elements may vary from different facets of the ZMA application plan, they are interconnected in such a way that approval of each element of this Variation 1 is needed in order to achieve the desired objective. Element: A. The Stonefield Code of Development ("Stonefield COD ") contemplated adjustments in Block boundaries and that such adjustments may be considered within the Variation process set forth in Section 8.5.5.3 of the County Zoning Ordinance. Applicant is requesting approval of a variation that the modification of the Block F and Block G boundaries as set forth on the attached Exhibit 1.1 is acceptable. B. Applicant is requesting approval of a variation that the location of the north -south alignment and the geometry of District Avenue through Block F and Block G of the project as set forth on the attached Exhibit 1.2 is acceptable. C. Applicant is requesting approval of a variation that the relocation of the two (2) "Future Extension" connections points to the north and the one (1) "Future Extension" connection point to the south as set forth on the attached Exhibit 1.3 is acceptable. D. Applicant is requesting approval of a variation with respect to the building location, orientation, and allocation of square footage for the facility to be located on Block F as set forth on the attached Exhibit 1.3. E. Applicant is further requesting a variation of the quantity and orientation of the buildings on Block G as represented Exhibit 1.3. What is the reason for each of the requested variations ?: Element A: 1. Applicant has entered into a contract with Costco for development of a Costco operation on the north side of the Stonefield project on TMP # 61W- 3 -19B. 2. To ensure construction of a safe and efficient site plan that accommodates Costco's development requirements, including building, parking and drive -lane 2 configurations, modification of the Block F and Block G boundaries as reflected on Exhibit 1. l is necessary. Consistent with number 2 above, the requested modification of the Block F and Block G boundary line permits the relocation of the north -south alignment of District Avenue (fka Albemarle Place Boulevard) to a position just east of the alignment reflected on ZMA application plan Exhibit A (SP 1). Relocating District Avenue away from the building's entrance and to the far side of the primary parking field minimizes the likelihood of conflicts between vehicles using District Avenue and pedestrians, including those making use of shopping carts and dollies to transport their purchases. The potential for vehicle and pedestrian conflicts, absent the requested change, is a serious concern for Applicant, Costco and Albemarle County staff. 4. The modification of the Block F and Block G boundaries allows the Applicant to complete the interconnected street network and fulfill project concept requirements while accommodating the use proposed for Block F. 5. Approval of this block boundary variation will be consistent with the process and variation approval granted pursuant to Albemarle County Department of Community Development Memorandum dated May, 16, 2011 [wherein_ modification of the location of the Block D and Block E boundary line was granted]. 6. The requested variation amounts to an approximate eleven percent (11 %) adjustment to the Block F area beyond the fifteen percent (15 %) adjustment that is permitted without variation. Element B: 1. The modification to the location of the north -south alignment of District Avenue is needed to accommodate the larger building footprint and primary parking field and to ensure a safe and efficient operation of the facility to be located within Block F on TMP# 61W-3-19B. 2. As noted within Element A above, relocating the north -south alignment of District Avenue away from the building's entrance and to the far side of the primary parking field minimizes conflicts between vehicles using District Avenue and pedestrians, including those making use of shopping carts and dollies to transport their purchases. The potential for vehicle and pedestrian conflicts, absent the requested change, is a serious concern for Applicant, Costco and Albemarle County staff. 3. The modification to the location of the north -south alignment of District Avenue will also allow for an optimal connection in the future to Swanson Drive coming from the Stonefield Town Center through the Northrop Grumman property, should the Northrop Grumman property redevelop. This future alignment is reflected on the attached Exhibit 1.4. 4. The modification to the number of lanes comprising District Avenue is required to accommodate the attributes of the contemplated buildings and parking fields, The lane modification request consists of two elements. The first element is a modification to a three & two -lane configuration to the east -west alignment . within the zone marked as Area A on the attached Exhibit 1.2. The second element is a modification to a three -lane configuration to the north -south alignment as reflected within the zone marked as Area B on the attached Exhibit 1.2. 6. Traffic capacity and safety issues will not be negatively impacted by the approval of the requested variation. 7. To address County staff concerns regarding the ability to expand the number of lanes of District Avenue within Area C in the future should the Northrop Grumman property redevelop, Applicant is amenable to executing and recording in the Albemarle County land records an easement, in a form acceptable to the County, that will encompass the zone marked as Area C on the attached Exhibit 1.2 and entitle the owner /developer of the Northrop Grumman property the right to construct any future lanes as such may be approved by the County. 8. Additionally, the recorded document will require the owner of the land occupied by District Avenue to maintain any new improvements until such time that the County may request dedication of District Avenue to the County. �. Modifying District Avenue from four (4) lanes to two (2) lanes, or three (3) lanes, as applicable, helps to create more of a pedestrian scaled environment by slowing vehicles down while still providing adequate capacity for traffic. 10. Approval of this variation will be consistent with the variation approved pursuant to Albemarle County Department of Community Development Memorandum dated May, 16, 2011 [wherein a modification from a four (4) lane section to a two (2) lane section was approved for a segment of District Avenue (then referred to as Stonefield Blvd)]. Element C: 1. Relocation of the "Future Extension" connection points to the north and south allows for development of the site while accommodating the necessary structures, parking, pedestrian walkways and access drives. 2. The location of the revised "Future Extension" connection points to the north and south are consistent with the intent of the ZMA application plan and will allow for multiple connections to the Seminole Place property and connectivity to the Northrop Grumman property to the south, should these properties redevelop in the future. 3. As noted within Elements A & B above, relocating the north -south alignment of District Avenue away from the building and primary parking field for the structure proposed for Block F minimizes the potential for conflicts between vehicles using District Avenue and pedestrians. 4. Relocating the easternmost "Future Extension" connection point to the north, and the "Future Extension" connection point to the south, consistent with the 2 4. Relocating the easternmost "Future Extension" connection point to the north, and the "Future Extension" connection point to the south, consistent with the modification of the north -south alignment of District Avenue, will allow for a straighter connection and facilitate a smoother flow of traffic. 5. The mid -point "Future Extension" connection point will serve more as an inter - parcel connection versus the easternmost "Future Extension" connection for District Avenue which is envisioned more as a north -south connector road parallel to Route 29. 6. Consistent with Element B above, the modification to the location of the north - south alignment of District Avenue will allow for an optimal connection in the future to Swanson Drive coming from the Stonefield Town Center through the Northrop Grumman property and ultimately onto the Seminole Place property, should these properties redevelop in the future. This future alignment is as reflected on Exhibit 1.4. Element D: 1. In order to accommodate the approxunately 150,000 square feet of building on TMP # 61W -3 -19B it is necessary to locate and position the proposed structure as reflected on Exhibit 1.3. 2. Block F and Block G are located within Block Group 3 of the Code of Development and allocation of the square footage as requested with this variation is permissible. 3. The combined square footage of the buildings proposed for Block F and Block G is within the maximum applicable square footage permitted within Block Group 3. 4. The layout of the proposed building with respect to store entrance and loading dock components, as submitted for this variation, is consistent with the ZMA application plan. More specifically, the loading docks are at the western edge and rear of the property and the main entrance for the proposed building is at the eastern portion of the building and oriented towards Route 29. Element E: Block G and the remaining square footage that has not been reallocated to Block F would function better as smaller dispersed retail structures with intermingled parking throughout. This distribution of buildings serves two functions, 1. Split up the view into a large parking area as originally approved and 2. Create a superior visual barrier to the buildings /structures on Parcel F from the Route 29 Entrance Corridor. 2. Block F and Block G are located within Block Group 3 of the Code of Development and allocation of the square footage as requested with this variation is permissible. 5 The combined square footage of the buildings proposed for Block F and Block G is within the maximum applicable square footage permitted within Block Group 3. Elements A through E: 7. Given the configuration of TMP # 61W-3-19B and the size of the building proposed for Block F, approval of these variations is required to allow the development to proceed. While Costco has waived some of their standard criteria to address some design modifications dictated by site, Applicant, County Staff and ZMA application plan requirements, modification of the building square footage and layout and other criteria that necessitate the subject variations, is not an option given safety issues, site plan requirements and operating standards. Thus, without approval of this requested variation, Applicant will be unable to proceed with development of the Costco and this next phase of the Stonefield project. 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. Elements A through E: 1. Is the variation consistent with the goals and objectives of the comprehensive plan? Is the variation consistent with the goals and objectives of the comprehensive plan? Yes. The variations are in accord with the stated Comprehensive Plan goals of mixed use and the County's Neighborhood Model District ( "NMD ") objective of a compact and interconnected design that is comprised of both residential and non - residential uses. As Albemarle County's first Neighborhood Model District ( "NMD "), the Stonefield project is located along two major roadways,(Route 29 & Hydraulic Road) and is designated to be a mixed -use center that allows a range of retail, housing and other commercial uses. Applicant believes Variation Elements A — D and the plan resulting therefrom, is consistent with the County's Comprehensive Pan and meets the intent of the NMD. The initial phase of the "Town Center" portion of the Stonefield development, including (i) the Shops at Stonefield, with Regal Cinema, Trader Joes and other retail and restaurants, and (ii) the other components of the "Town Center" portion of the project, to include the Hyatt Place Hotel and the 250 -unit Stonefield Commons multi - family project, are constructed and open, or currently under construction with openings scheduled in the very near term. Approval of the aforementioned variations will facilitate development of the next phase of the Stonefield community and support the County's desire to achieve a project that provides an interconnected street and transportation network, enhances pedestrian and mass transit access and contains and a mix of uses appropriate for the project. CI Neighborhood Model Districts are intended to provide for compact, mixed -use development with an urban scale, massing, density, and an infrastructure configuration that integrates diversified uses within close proximity to each other. The Applicant finds the proposed use to be an enhancement to the Stonefield project and consistent with the intent of the NMD district as the mix of uses within Stonefield will provide appropriate services and activities on a neighborhood, community and regional scale. Accordingly, Applicant believes the proposed use meets the intent of the NMD. The layout and square footage proposed for Block F are consistent with the Stonefield COD and meet the intent of the NMD. Unlike Blocks A through E which have always been intended as the "Town Center" components of the Stonefield project, Block F on the north side has always been considered the "Power Center" portion of the development. Thus, Applicant believes the proposed layout is consistent with the Stonefield COD and meets the intent of the NMD. The approval of the variations and the resulting development will be wholly consistent with the Economic Development Policy component of the Comprehensive Plan in that such action encourages infill development in a Development Area and supports a project that meets the intent of the Neighborhood Model form of development. Finally, approval of the requested variation fulfills a primary goal of the Economic Vitality Action Plan, as adopted by the Board of Supervisors on August 4, 2010, by expanding the commercial tax base and supporting the creation of quality jobs for local residents. 2. Does the variation increase the approved development density or intensity of development? No. The variation requested does not increase the approved development density or intensity of development. The total proposed density of the Stonefield project — when combining (i) the square footage of the ultimate build -out plan as approved with the Albemarle Place /(Stonefield) — Preliminary Site Plan Amendment for Blocks A, B, C, D & E [SDP # 2005 -0122] with (ii) the square footage of the Costco building and other square footage contemplated for TMP 61W- 03 -19B at Stonefield — as such is reflected on the table attached hereto as Exhibit B, is within the approved density as set forth in the ZMA application plan. 3. Does the variation adversely affect the timing and phasing of development of any other development in the zoning district? No. 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. Variation 2: What type of change is requested? Q Variation to the Plan ❑ Variation to the Code or Standard 7 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): 1. Applicant is requesting approval of a variation that the pen-nits the modification of the location of the plaza area and elimination of the "Cafe" (as such are depicted within Block F on the ZMA application plan). In lieu of such improvements, Applicant proposes to construct enhanced pedestrian corridor as highlighted on the attached Exhibit 2. What is the reason for each of the requested variations ?: 1. The "Cafe" as depicted in the ZMA application plan was ill- conceived from the outset and had no, or a very limited, prospect of ever being a feasible concept, current variation requests and proposed plans notwithstanding. 2. The requested variation will provide for the development of an efficient site plan that properly addresses building, parking, and vehicle circulation issues and allows for safe pedestrian ingress and egress routes throughout the site, including an effective route that optimizes access to the new CAT Route 7 bus stop. 3. Consistent with number 2 immediately above, approval of the requested variation and construction of the pedestrian walkways as depicted on Exhibit 2, will optimize access to the CAT bus stop (located on Route 29 at Block G) and provide pedestrian connectivity to (i) the uses in Blocks F and G, (ii) the multi - family units located at Stonefield Commons and (iii) the balance of the Stonefield project. 4. The proposed enhanced pedestrian corridor includes two expanded areas as highlighted on Exhibit 2 where benches can be installed to provide seating and a respite area for pedestrians. 5. The pedestrian walkways and the proposed park area as reflected on Exhibit 2 are consistent with the original intent of the ZMA application plan. 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). Is the variation consistent with the goals and objectives of the comprehensive plan? Is the variation consistent with the goals and objectives of the comprehensive plan? Yes. The variation is in accord with the stated Comprehensive Plan goals of mixed use and the County's Neighborhood Model District objective of a project with a compact and interconnected design, including safe and efficient pedestrian connections, that is comprised of both residential and non - residential uses. Approval of this variation will facilitate development of the next phase of the Stonefield community, allow for the installation of the enhanced pedestrian corridor to include the connection to the new CAT Route 7 bus stop and support the County's desire to achieve a project that enhances pedestrian and mass transit access. The approval of the variation and the resulting development will be wholly consistent with the Economic Development Policy component of the Comprehensive Plan in that such action encourages infill development in a Development Area and supports a project that meets the intent of the Neighborhood model form of development. Finally, approval of the requested variation fulfills a primary goal of the Economic Vitality Action Plan, as adopted by the Board of Supervisors on August 4, 2010, by expanding the commercial tax base and supporting the creation of quality jobs for local residents. 2. Does the variation increase the approved development density or intensity of development? No. The variation requested does not increase the approved development density or intensity of development. The total proposed density of the Stonefield project — when combining (i) the square footage of the ultimate build -out plan as approved with the Albemarle Place /(Stonefield) — Preliminary Site Plan Amendment for Blocks A, B, C, D & E [SDP # 2005 -0122] with (ii) the square footage of the Costco building and other square footage contemplated for TMP 61W- 03 -19B at Stonefield — as such is reflected on the table attached hereto as Exhibit B, is within the approved density as set forth in the ZMA application plan. 3. Does the variation adversely affect the timing and phasing of development of any other development in the zoning district? No. 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. § 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. 0 b) Any variation not expressly provided for herein may be accomplished by rezoning. 10