HomeMy WebLinkAboutZMA201200002 Request of Modification, Variance, Waiver Waiver, variation or substitution requirement 2014-11-14County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA 22902
Phone 434-296-5832 Fax 434-972-4126
Memorandum
To: Justin Shimp
From: Ellie Ray, CLA, Senior Planner
Division: Planning
Date: November 14, 2014
Subject: Riverside Village - ZMA 12-02 (SDP201400043)
Variation Applications from Approved Plans and Code of Development (Variations #1-3)
Three variation requests for Riverside Village (ZMA 12-02) were submitted October 28, 2014 with initial
comments from Planning only provided on November 4, 2014. Revisions were submitted November 5, 2014.
and have now been reviewed by Planning, Zoning, and Fire/rescue. Staff has determined that additional
information is necessary for completion of our review. We have also indentified potential conditions of approval.
Variation #1
From the application -
Request: Correction of typos related to alley design, see attached exhibits. Update alley width to be 12'
minimum, not 92' exactly. Update rear setbacks to be based on Block instead of constant, as shown in the alley
cross-section. Revise Figure 4 on Sheet 8 (Mews cross section) to accommodate design requirements.
Reason: The south alley was always meant to accommodate two-way traffic for the parking lot, which means
that is must be 20' wide to be consistent with Albemarle County engineering design standards. The rear
setbacks differ by block, and should not have been shown as a constant in the alley cross-section. Provide a
20' emergency access and 36' easement for mews.
Staff Comments:
• Staff supports this request. Recommendation for approval will be forwarded to the Board of Supervisors
when all of the necessary site variations are ready to proceed.
• Figure 13 on Sheet 10 of the Site Development Plan should match this request.
Condition(s) of approval:
• Provide an updated Application Plan and Code of Development reflecting these changes; this includes
revising the description under Section V11 Green Space and Amenities as well as the section provided
on Sheet 8.
Variation #2
From the application -
Request: Various changes to the Minimum Green Space, Civic Areas, and Amenities by Block Table in Section
Vll, and the Landscape Treatments Table in Section IX in the Code of Development. See attached document.
Reason: See attached document.
Staff Comments:
•M
1. UIarlTy WHY tine PdVef al ea IS uelny ICI IIUVCU II U111 If It: IIICWJ y1 CCll bpc0.JC GC1IUUICIIIVI I, LI ICII aI CQ VVQA
included in the green space in the original Code of Development, why is it being removed now?
2. The minimum square footage listed in the "Amenity Area" column of the Minimum Green Space, Civic
Areas, and Amenities by Block Table should match what is listed in the "Green Space" column. These
two columns refer to the same feature; however, only certain "Green Space" features were also
considered to be "Amenities".. Make sure the totals for each column are correct.
3. The Site Plan also shows a reduction in the Park Connector to 1600sf, but this isn't reflected in the
variation request. If a reduction to 1600sf is proposed on the Site Plan, it should be included.
4. One of the requested changes to the Landscape Treatments Table is to revise the "Special Conditions"
column associated with the Stormwater Management Areas. This request needs to be clarified. It
appears that the request is to eliminate all previously approved 'treatments' and change it to "For SWM
facilities along Route 20, incorporate screening as recommended by ARB". However, all of the
information in the "Plant Type", "Spacing", "Min. Quantity", and other two lines of "Special Conditions"
remains the same as it did with the original rezoning. Is the intention to leave those requirements for
SWM facilities not subject to ARB review? Will any of those requirements (plant type, spacing, etc)
apply to SWM facilities with ARB review? Will there be any proposed facilities that are not subject to
ARB review? If so, perhaps the "Stormwater Management Areas" section under "Mitigation Areas"
should be revised to show a separate standard for ARB and non -ARB SWM areas.
5. Revise. your request to address the above comments (a marked up copy of the tables has been
attached to assist in these revisions). Any changes to the Tables should also be reflected on the Site
Plan.
Anticipated Condition(s) of approval:
• Provide an updated Application Plan and Code of Development reflecting these changes; this includes
revising the Minimum Green Space, Civic Areas, and Amenities by Block Table in Section VII, and the
Landscape Treatments Table in Section IX in the Code of Development.
Variation #3
From the application -
Request. Variation to Permitted Side Setbacks for Blocks 2, 3, and 4, see attached document.
Reason: See attached document.
Staff Comments:
Additional information requested:
1. Fire/Rescue needs to see the Fire Flow modeled to assure that they will have a minimum of 2750 gpm
@ 20 psi. They have requested the AWWA Q-20 calculations.
2. The request to vary the side setback includes revisions to the "Lot/Parking/Building Regulations" Table
from Sheet 4 of the Application Plan. The Lot and Building Height Regulations Table in Section X of the
Code of Development should also be revised to reflect the requested changes.
3. Note 2 under the Lot and Building Height Regulations Table in Section X should be removed.
4. If there is aside setback of less than 4'11", a maintenance easement will be required on the adjacent
lot. These maintenance easements are generally large enough to allow the property owner.6' to
perform maintenance and repairs. A note should be added to both Tables that lists this easement
requirement.
5. No encroachments of architectural features or overhangs are permitted into the 3' setbacks. This note
should be added to both Tables.
6. The Site Plan should be updated to reflect these changes.
Anticipated Condition(s) of approval:
• Provide an updated Application Plan and Code of Development reflecting these changes; this includes
revising the "Lot/Parking/Building Regulations" Table from Sheet 4, and the Lot and Building Height
Regulations Table in Section X (Sheet 6) in the Code of Development.
An updated Code of Development and Application Plan reflecting all changes comprehensively will be
required if the variations are approved.
Please contact Ellie Ray at the Division of Current Development by using erayCo)albemarle.orq or 434-296-5832
ext. 3432 for further information.
2
Application for
Variations from Approved Plans,
>rnas
Codes and Standards of Development
DATE: 10/23/2014 (11/05/2014 revision)
NAME OF PLANNED DISTRICT: Riverside Village NMD
TAX MAP/PARCEL NUMBER(s): 78-58
ZMA NUMBER(s):
201200002
Contact Person: Justin Shimp
Address 201 E Main St, Suite M
City
Charlottesville State VA
Daytime Phone 4( 34) 207-8086 E-mail Justin@shimp-engineering.com
Zip 22902
What type of change is requested?
V1 Variation to the Plan ❑ Variation to the Code or Standard
Specify the provision of the plan, code or standard for which the variation is sought, and state the reason for the requested
variation. The request may be rejected if it fails to include the required information.
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):
Correction of typos relating to alley design, see attached exhibits. Update alley width to be 12'
minimum, not 12' exactly. Update rear setbacks to be based on block instead of constant, as shown in
alley cross-section. Revise Figure 4 on sheet C8 (Mews cross-section) to accommodate design
requirements.
What is the reason for each of the requested variations?:
The south alley was always meant to accommodate two-
way traffic for the parking lot, which means that it must be 20' wide to be consistent with Albemarle
County engineering design standards. The rear setbacks differ by block, and should not have been
shown as constant in the alley cross-section. Provide a 20' emergency access and 36' easement for
mews.
County of Albemarle Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
Revised 6/2014 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).
1. Is the variation consistent with the goals and objectives of the comprehensive plan?
yes
2. Does the variation increase the approved development density or intensity of development?
no
3. Does the variation adversely affect the timing and phasing of development of any other development in the zoning
district?
Fin
4. Does the variation require a special use permit?
no
5. Is the variation 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 DEVELOPMENTS
The director of planning 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 code of development, as
provided herein:
The director of planning is authorized to grant a variation from the following provisions of an approved plan, code or
standard:
1. Minor changes to yard requirements, build -to lines or ranges, 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;
5. Minor changes to street design and street location, subject to a recommendation for approval by the county
engineer; and
6. Minor changes to the design and location of stormwater management facilities, minor land disturbance including
disturbance within conservation areas, and mitigation, all subject to a recommendation for approval by the
county engineer.
The director of planning may require that the applicant provide an updated application plan and, in the case of changes to a
code of development, a complete amended code of development, reflecting the approved variation and the date of the
variation. If the director requires an updated application plan or code of development, the granting of the variation shall be
conditional upon the applicant providing the plan or code within thirty (30) days after approval of the variation and a
determination by the director that the plan or code were revised to correctly reflect the granted variation.
Revised 6/2014 Page 2 of 2
Scale: 1 "=50'
November 5, 2014 Variation Attachment
Current Zoning from sheet C8 of Riverside Village NMD Application Plan:
Proposed Variation:
Ell
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wl Iz I
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I U IW I
I
21, to I
I I I I
I I LJ I I
� � I IaP�amou5=nw' I � I
' z
9 i 201 CLEARTRAVELWAYZONE ; 9
s.a 30 PRIVATE ROAD EASEMENT 5.(y
4 ROAD C: "MEWS" CROS5 SECTION DETAIL
CS scALE: 1---20
4
ZI
o
I
z
ig
N
J
D--
C,)I
o I
d
I
Y 12' PERVIOUS PAVING
=
z
9
20EMERGEN ACCE T VLWAY
9
I
m ,
I
�
�4ROAD C: "MEWS" CROSS SECTION DETAIL
C8 SCALE: I"=20'
Application for
Variations from Approved Plans,
Codes and Standards of Development
DATE: 10/23/2014 (11/05/14 - Revision)
NAME OF PLANNED DISTRICT: Riverside Village NMD
TAX MAP /PARCEL NUMBER(s): 78-58
ZMA NUMBER(s): 201200002
Contact Person: Justin Shimp
Address 201 E Main St, Suite M
Daytime Phone 4( 34) 207-8086
City Charlottesville
State VA
E-mail Austin@shimp-engineering.com
Zip 22902
What type of change is requested?
W1 Variation to the Plan ❑ Variation to the Code or Standard
Specify the provision of the plan, code or standard for which the variation is sought, and state the reason for the requested
variation. The request may be rejected if it fails to include the required information.
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):
Landscape treatments, see attached document.
What is the reason for each of the requested variations?:
See attached document.
County of Albemarle Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
Revised 6/2014 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).
1. Is the variation consistent with the goals and objectives of the comprehensive plan?
yes
2. Does the variation increase the approved development density or intensity of development?
no
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 the variation 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 DEVELOPMENTS
The director of planning 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 code of development, as
provided herein:
The director of planning is authorized to grant a variation from the following provisions of an approved plan, code or
standard:
1. Minor changes to yard requirements, build -to lines or ranges, 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;
5. Minor changes to street design and street location, subject to a recommendation for approval by the county
engineer; and
6. Minor changes to the design and location of stormwater management facilities, minor land disturbance including
disturbance within conservation areas, and mitigation, all subject to a recommendation for approval by the
county engineer.
The director of planning may require that the applicant provide an updated application plan and, in the case of changes to a
code of development, a complete amended code of development, reflecting the approved variation and the date of the
variation. If the director requires an updated application plan or code of development, the granting of the variation shall be
conditional upon the applicant providing the plan or code within thirty (30) days after approval of the variation and a
determination by the director that the plan or code were revised to correctly reflect the granted variation.
Revised 6/2014 Page 2 of 2
Riverside Village NMD Application Variation Request
(ZMA201200002)
Landscape Treatments
ZMA Application Attachment
TMP: 07800-00-00-05800
Date: October 20, 2014
Rev: November 5, 2014
Request:
In accordance with Section 8.5.5.3 Paragraph (a) sub -paragraph 1 of the Albemarle County Zoning
Ordinance, the Applicant requests a variation from the approved Application Plan for Riverside
Village NMD (ZMA201200002) dated May 5, 2012 and revised most recently on September 6, 2013;
the applicant wishes to remove and clarify landscape screening requirements in the Rezoning
Application Plan.
Current Zoning:
Minimum Green Space, Civic Areas, and Amenities by Block
Amenity Area
Green Space
Block
Amenities
Green Space Elements
Min. Sq. Ft.
Sq. Ft
Block 1
WcArea-Raza
5000
concrete and/or brick patio with
5000
Turf lam andlor landscaping and
m in.4benches and landscaping
benches mound patio
Northern Buffer #1
7000
Min. 4 shade trees, 3 evergreens
trees, and 15 evergreen shrubs
SWM(acifiry #1 (entrance)
5000
Min. 1 shade trees, 4 flonermg
trees. and 12 shrubs
Block 2
Chic Area •HLse
13000
min. 12 If asphalt w concrete path,
13000
Turllawn with plantings and
4 benches, and 18 flowing trees
benches along walkway
Northern Buffer#2
2000
Min. 10 evergreens trees
and 50 evergreen shrubs
Block 3
SWM facity#3
3000
Min. l shade trees, 2 gavering
frees, and 12 shrubs
Park Connector
1800
min, 5 ft asphalt w concrete path
1600
Turf lam beMeen residences
end 6/lowing trees
Block 4
Norther Suffer#3
6000
Rear yard landscaping adjacent to
northern boundary
Block 5
Chic Area -Raza
2000
concrete andlar brick patio with
2000
Trrflawn and.0r landscaping and
rNn. 2 benches and landscaping
benches around patio
SWM faciRy #2 (park)
3000
Min. 3 shade frees, 2 paverirg
frees, and 12shrubs
Block 6
Conservation area with stream
QvbArea -Park
350000
to be determined in masterplan
350000
bullas, floodplain, and limited
development for pork uses
Total
371 B00
397800
IX, Landscape Treatments (refer to Plan sheets 5 and 7)
Requested Variation: HAT4"
Mlnlmu Green Space, Civic Areas, and Ame ties by Block
Landscaping Treatments
I WA
Specit-ie
AmenityArea
Green Space
Area
Location
plantType
Spacing
Min. Quantity
Special Conditions
Block 1
Street Frontage
CNN-Area•Raza
8000
c—mleondb bdr;Apofio with
5000
& /Wo20
Lw➢l SM1,dn Tim (3 lrYcallm)
35'OC
n'n. 4 benches end Imdscepinp
.aaMbKaewva'yap,ttdr,ww
s/dnWk
benches aw,,d patio
IJorthern Buffer
('r,,—,ngO—tm T."
ndmle
7000
fnf.wper,td DeMem,b..t hen
ft7ds A'nrd'8'
40'00
Sbotnbaea e,MlysplCed
bm— id.,Wkwdsn,N
Awv-
N.-IMO—far..
41Y OC
LMMacaphg alag Enhance
rwrons.)-wral74'
Screening
3000
C«ride it. pe, ARB
EwvyY,pacMbalMsrolrvmg,wn
hrt-n!>waeVOgfrzrnawvPaana
wdnM'PrvrNNlYlgxnrl
M1trfaern fL4Nf al, EW7—&—T ta) 40'OC
., a d,3
Dr, f—Rbuba«0"".(361 SOC A, Rwnan.d
Block 2
am Nyspxodab.wl➢INNrg rnO
6wwrfna,Mubt(247 3 -OC
Amenities
mn. f2nasph.11acmcrefepafh,
4000T«f1aMl
wlthplwtfngo end
—Nyapacod—dpafic
rNara(m.-aDOMovn IXnanxnfN
freva wd a «reovrq pvRln➢
alic wua•a•«kl Ffmarl70Mw —w T.. ,Mi bl.
'h— (247 '..bl.
benches along nalknay, ,
a,ieplua-LVak6
R—itg 0,.—di Tl,
,aiml,
2000
aoNyapx«1MwndpWa
rrwrap ft
blas.ndlNawN'rgp,rNlnp
-"'v Mw rr
Ar�b,(Ni ,anmN
FNwb RO
Tobo&VmnW
,annblo
Block 3
Yard
F1.)wd,
rmxnbgorn.,rmrar «
anal. koes
MNmlo
1
3000
Miti ation Areas
PorkConnector
1EV0
mn.5tlasphelforwlcmIspaor
18W
imorr—ndalims
Tlsflarn b.A:am-1dmces
AVMA-, MI, aT,
Evar)ann Suaa nna(.3
,Miasla
as
an'nptla«4lrsfde of arkrnc➢
rormdmaanxm.nran,na
—(.3
Nather Bufler
6000
a,m-n'a Ten
,.lobi.
8.12
aapwaW etwpaa,
annxarrda:wmsnuam,
n.rwnrysNabs arde•„n
ne.347
,amble
.024
ewNYlPe-adwouvinaaa
Tafl.wnandbr I. acaping end
wrbngNea•
flbck 1
Lep skd P., 12 f?,bbpw)
40.00
0.8
Mdrapic,d«ouadpwi W
SVvMlaNty(les) • / requked
annur nen
,W,DIo
.8
1.CNtt •xlala'aMd p«blblan
rwvfla3t
&ro-n'rgahru6a (3s1
vadmlo
3M0
-amrgalwat-ManJOhc43
P bre Nab-
abck5
Lwin Shvrla Tiee!(211i'lafip«J
40'OC
10.11
e,go'YSprM.xbwdpennzfb
- onsery mares-Iw stream— -
an,rran'al T(ms
,Muni-
8.l0
kw: annards anUrNarapase.
wMahadefra,
bulla., Oeadploin, mdUrritod
&rwNrgalwea <2+•l
,anmle
3404.
aneaw(gmwammawroy
enhenMs
Other
TOtai
371800
Cwrvraecla aM
0+ -atone -s('-
wwnb omp"w,errraa
mroauaandldrOs
OrrwzNal beet a:d
,Nubs 1247
,webb
of ne«1N
e,pae[dlwma,bort. and Mewl
WN.Mvmd d-p-pynNnW
bldnfMal
nvmMN bins. tbrtea! 7.
r —law
,edmle
I:akI
Wna,INa bma, skrraa(.11,
wN.ylb
flw'acl
mnznla «ne,a
Requested Variation: HAT4"
Mlnlmu Green Space, Civic Areas, and Ame ties by Block
I WA
AmenityArea
Green Space
Block
Min. Sq. Ft.
Amenities
Min. Sq. Ft.
Green Space Elements
Block 1
CNN-Area•Raza
8000
c—mleondb bdr;Apofio with
5000
Tadlownondkriandscspingand
n'n. 4 benches end Imdscepinp
benches aw,,d patio
IJorthern Buffer
7000
Min. 4 Veda bees, 3 evatlrwn
trees, and 15 a—groan sh,.bs.
LMMacaphg alag Enhance
SWM 1.Ity(L.)• r mquked
3000
C«ride it. pe, ARB
Block 2
Ovic Area•Muse
131X)0
mn. f2nasph.11acmcrefepafh,
4000T«f1aMl
wlthplwtfngo end
4 benches, end 18 fbaaring trees
benches along nalknay, ,
l4orlhem Buller
2000
Min10—grben t—
sndW a—green stmbs
Block 3
LaMsrapfrg .long Entrance
SMllaciky(k:s)•1 required
3000
Caridaespa•ARB
PorkConnector
1EV0
mn.5tlasphelforwlcmIspaor
18W
imorr—ndalims
Tlsflarn b.A:am-1dmces
andllfl cirgtrews
Block 4
Nather Bufler
6000
Mi.. eU(6) shade bees
Block b
MibArca-Raza
2000
corcrele erdAl brick p.11. with
2070
Tafl.wnandbr I. acaping end
mi;.
mi;. 2 benches aM lendtcap/ng
benches
SVvMlaNty(les) • / requked
MIA. 3ahad. trees, 20—ing
tree., end 120rabs
Block 6
_— - -
- onsery mares-Iw stream— -
OvibArea -Park
350000
bbadolcroincdinmufQplm
3.50W
bulla., Oeadploin, mdUrritod
d.W.p—rd for park uses
TOtai
371800
389000
— ciIAIPFy
_ 14 Do
IX. Landscape Treatments (refer to Plan sheets 5 and 7)
Specifics of Request:
• The current language references certain elements (SWM facilities #1, #2, #3, and Northern
Buffers #1, #2, and #3) which are not identified on the Application Plan. The proposed
changes replace this language with more general terminology that carries forward the
intent of the approved zoning and allows a consistent County review of current and future
development plans.
• The intent of the current buffer language is to provide a visual screen between the
adjacent Elks Lodge property and the rear alley way of block 2A. A screen buffer already
exists between the future Block 4 (which has a 20' yard requirement) and the adjoining
property owner to the north.
• It is at the request of the ARB (during zoning and site plan approval) to provide specific
design guidelines pertinent to. the integration of landscaping and stormwater
management facilities along the Route 20 entrance corridor.
• Changed Green Space Requirement to "Minimum Green Space Requirement" (11/05/14
revision)
• Changed Muse Green Space minimum area requirement to 5,000 SF (11/05/14 revision)
6
Landscaping Treatments
Specific
Area
Location
Plant Typo
Spacing
Min.Ouangly
Special Conditions
Stroot Fronts e
Sobftea2o
WO, &_..T_, (3
s(3 hr"YWO
J➢'oc
SbomlrowbwMyapxadbNMM
sldwWk
FronadT 0—he neoa
-lobh
IM—Pasodhohloanahealhoa
Roads A'end•a• LaeoSmde nan(21/lcalpw)
40'OC
Sha, bear—ayepooad
bah-enaldnuuk aMsbeN
RmdT•
f/ol-,rgOrnarladN nns
40'OC
n-rpKspxaded24'
Screenin
No,larniklPWa
Sak 2w
E-w—S—T-07
400C
EwMyspn dbaem,ahWAre nail
ftapeen Shuba orWnsys (J67
5'OC
AS Ra9N`"d
Marandbd
dahi udl
aMDNmvrMYMngnal
0afedlpahruba(247
310C
e-Myspecedabo-relaMrp nal
Amenities
CWa p1no•&ackI
Floeedng Ola'Mlmla naaa
-rlablo
areyap.W—uadpVIo
Shrubs(247wdoblo
Infasp—beheenarah—
lurastaxiaaraa VpahkV
CMepaaa•lSwAs
Fralenlg 0mamereal nava
-1.4d,b.
a Myapxedaounapea.
ahrabs(247
adablo
rnM•apofaalbehaan MNrrpMa
Moos mdsamMnppvrMlig
FeAxo Pak
TohadoMrm'nod
dah,
Yard
FrwMyads
F/mwrkp IXnmroMa en0w
alxxb Man
wrlaDlo
1
Miti ation Areas
Sfartaafa
Fw SWMlacmnosaa+p Roma zO,
Eterprn�n Screen noes (a7
vadable
0e
inewpxaeacrcrn'rpas
Orrwn WTrane
-noble
012
eMaouMawmalrllalaes
Ilanwagslxun aM)Passes
-$able
2F24
a, dyapxedaoa' 11—
PoIYrg Nee•
yak4
c Igor
43
asaNys Ponaaw
O—W noxa
adah"
6.8
IWaedaf rs/urn andpacbaman
wslrgs
Sa-Mr10aM0s(247
eadablo
3040
n1a0nilgnfphle J.Vh1.k3
Porklrgk3
sack 3
gs ade Peas (2 1W calpie)
LaSl
40'oc
1012
aNvuyspaeederaaraperimala
OrrelreMd lens
vplebla
8•10
I—Walrala'laa aMIMWalxxaad
afhalWaheed
S:raaargsMuba(247
-,able
3040
aaeeNrgelpueavdaley
onboncoa
Other
ca—cl.land
E-ra'nn boas 10',b)
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Specifics of Request:
• The current language references certain elements (SWM facilities #1, #2, #3, and Northern
Buffers #1, #2, and #3) which are not identified on the Application Plan. The proposed
changes replace this language with more general terminology that carries forward the
intent of the approved zoning and allows a consistent County review of current and future
development plans.
• The intent of the current buffer language is to provide a visual screen between the
adjacent Elks Lodge property and the rear alley way of block 2A. A screen buffer already
exists between the future Block 4 (which has a 20' yard requirement) and the adjoining
property owner to the north.
• It is at the request of the ARB (during zoning and site plan approval) to provide specific
design guidelines pertinent to. the integration of landscaping and stormwater
management facilities along the Route 20 entrance corridor.
• Changed Green Space Requirement to "Minimum Green Space Requirement" (11/05/14
revision)
• Changed Muse Green Space minimum area requirement to 5,000 SF (11/05/14 revision)
6
The Variation request meets the requirements of 8.5.5.3 Paragraph c:
1. The requested variation does not change the way the application plan addresses the
goals and objectives of the comprehensive plan,
2. The requested variation does not increase the approved development density or
intensity of development;
3. The requested variation does not adversely affect the timing and phasing of
development of any other development in the zoning district;
4. The requested variation does not require a special use permit; and
5. The requested variation, as demonstrated above, is in general accord with the
purpose and intent of the approved application.
In summary, this variation will eliminate discrepancies in the Application Plan and allow a more
unified approach to current and future County review of development plans.
Prepared and submitted on behalf of the Applicant by:
Justin Shimp, P.E.
Shimp Engineering, P.C.
201 E. Main Street
Charlottesville, VA 22902
(434) 207-8086
12
Application for
Variations from Approved Plans, fi
Codes and Standards of Development"
DATE: 10/23/2014
NAME OF PLANNED DISTRICT: Riverside Village NMD
TAX MAP/PARCEL NUMBER(s): 78-58
ZMA NUMBER(s): 201200002
Contact Person: Justin Shimp
Address 201 E Main St, Suite M
Daytime Phone 4( 34) 207-8086
What type of change is requested?
City Charlottesville State VA
E-mail Austin@shimp-engineering.com
Zip 22902
® Variation to the Plan ❑ Variation to the Code or Standard
Specify the provision of the plan, code or standard for which the variation is sought, and state the reason for the requested
variation. The request may be rejected if it fails to include the required information.
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 to Permitted Side Setbacks for Blocks 2, 3, and 4, see attached document.
What is the reason for each of the requested variations?:
See attached document.
County of Albemarle Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
Revised 6/2014 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).
1. Is the variation consistent with the goals and objectives of the comprehensive plan?
yes
2. Does the variation increase the approved development density or intensity of development?
no
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 the variation 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 DEVELOPMENTS
The director of planning 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 code of development, as
provided herein:
The director of planning is authorized to grant a variation from the following provisions of an approved plan, code or
standard:
1. Minor changes to yard requirements, build -to lines or ranges, 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;
5. Minor changes to street design and street location, subject to a recommendation for approval by the county
engineer; and
6. Minor changes to the design and location of stormwater management facilities, minor land disturbance including
disturbance within conservation areas, and mitigation, all subject to a recommendation for approval by the
county engineer.
The director of planning may require that the applicant provide an updated application plan and, in the case of changes to a
code of development, a complete amended code of development, reflecting the approved variation and the date of the
variation. If the director requires an updated application plan or code of development, the granting of the variation shall be
conditional upon the applicant providing the plan or code within thirty (30) days after approval of the variation and a
determination by the director that the plan or code were revised to correctly reflect the granted variation.
Revised 6/2014 Page 2 of 2
Riverside Village NMD Application Variation Request
(ZMA201200002)
Permitted Side Setbacks for Blocks 2, 3, and 4
ZMA Application Attachment
TMP: 07800-00-00-05800
Date: August 26, 2014
Request:
In accordance with Section 8.5.5.3 Paragraph (a) sub -paragraph 1 of the Albemarle County Zoning
Ordinance, the Applicant requests a variation from the approved Application Plan for Riverside
Village NMD (ZMA201200002) dated May 5, 2012 and revised most recently on September 6, 2013;
the applicant wishes to allow a 3'side setback in Blocks 2, 3, and 4 as shown on Sheet 4 of the
Application Plan and described in the "Lot/Parking/Building Regulations" table on the same page.
Current Zoning:
LOT/ PARKING / BUILDING REGULATIONS
FRONT
FRONT PARKING
BIDE BUILDING
SIDE PAFMNG
REAP. BUILDING
PEAR PARKING
MIN' MAX
MAX 13LDG
BLOCK
MIN LOT VADTH
BUILD-TO-LINE5
SETBACK
SETBACK
SETBACK
SETBACK
SETBACK
STORIES
HEIGHT
BLOCK I
2a
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Requested Variation:
LOT/ PARKING / BUILDING REGULATIONS
FRONT FRONT PARKING
BIDE BUILDING
SIDE PARKING
REAP. BUILDING
REAP. PAP.KING
MINIMAX
MAX BLDG
BLOCK
MIN LOT VADTH
BUILD-TO-UNES SETBACK
SETBACK
SETBACK
SETBACK
SETBACK
STORIES
HEIGHT
BLOCK 1
20
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23
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BLOCK 25: a
BLOCK 33a
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• The intent of the current language is to allow zero lot lines with 8'separation between
foundations (as shown in the Illustrative Plan below), which the Applicant no longer wishes
to permit.
(Block 26:
7 51ngl
ily Detaked ResldentL
lal Un4
• The intent was, and still is, to permit a 32' wide single family detached residence on a 40'
lot. A 3' (three foot) side setback will permit a 32' wide single-family detached residence
on a 40' lot without a concern for overhang (or foundation) infringements of 1-2 inches.
The Variation request meets the requirements of 8.5.5.3 Paragraph c:
1. The requested variation does not change the way the application plan addresses the
goals and objectives of the comprehensive plan;
2. The requested variation does not increase the approved development density or
intensity of development;
3. The requested variation does not adversely affect the timing and phasing of
development of any other development in the zoning district;
4. The requested variation does not require a special use permit; and
5. The requested variation, as demonstrated above, is in general accord with the
purpose and intent of the approved application.
in summary, this variation will allow a single-family detached product in Blocks 2,3, and 4 that
the Applicant has always assumed would be permitted.
Prepared and submitted on behalf of the Applicant by:
Justin Shimp, P.E.
201 E. Main Street
Charlottesville, VA 22902
(434) 207-8086