HomeMy WebLinkAboutZMA200400022 Request of Modification, Variation, Waiver 2009-11-04UIRGtr��' .
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4126
November 4, 2009
Mr. Scott Collins
800 E. Jefferson St.
Charlottesville, VA 22902
RE: Variation request shown on SDP 08 -119 dated 10/19/09 for ZMA 04 -22 Treesdale Park
Dear Scott:
The County has received your variation request for the modifications listed below:
1. Moving Building #1 closer to Rio Road.
2. Moving the majority of the open space from the front of Building #1 to the area between Buildings #1
and #2.
3. Changing the orientation of the parking lots on the south side of the site.
4. Disturbing a tree preservation area which was shown on the application plan.
5. Splitting a single building into two separate buildings (Buildings 3 and 4) and moving the buildings
where parking and retaining walls were previously shown.
6. Providing retaining walls on north side of site adjacent to Village Square development (Building 3).
This letter serves to provide approval of the variations in keeping with the depictions on -the Preliminary Site
Plan entitled Treesdale Park Preliminary Site Plan prepared by Collins Engineering last revised 10/19/09 and
the attached application. Variations to items 1, 2, 3, and 5 provide for an improved design of the site.
Regarding item 4 above, this tree preservation area on the south side of the site was designated on the
rezoning application plan at the request of staff to identify where it was desired that, to the extent possible,
vegetation would be retained adjacent to future development and, in particular, existing trees would be
preserved on the site. It is different from the tree preservation area on the north side of the site adjacent to the
Village Square development. There, trees were to be preserved to help retain a vegetated area adjacent to an
existing development.
A variation to approve disturbance of the tree preservation area on the south side of the site is approved
because the area adjacent to it is currently undeveloped. The variation is approved on the condition that a
landscape plan is submitted with the final site plan and plantings are made in accordance with that landscape
plan. The result- sh_ o- ul-d _be_h.e.avy_veg_etation- o-vzi :- time -at-that -I.ocati.o.n -. -..- -. - --
Regarding item 5 above, elevations indicate that the buildings approved as fairly massive through the rezoning
will be broken up in appearance and become more human - scaled with the site plan. Gabled roofs shown in
the attachment are as tall as the flat- roofed buildings expected; however because the stories are well
articulated, the buildings are less "box -like" than the buildings shown in plane view on the plan.
1 04 if)
Regarding item 6 above, retaining walls in this location will help prevent removal of this vegetation in the
preservation area next to Village Square. This change is approved because the retaining walls are no taller six
feet. A landscape plan will need to be submitted with the final site plan and plantings must be made in
accordance with that landscape plan. The result should be heavy vegetation that meets the screening
requirements of the Zoning Ordinance. If there are places where the screening requirements cannot be met in
their entirety due to the retaining wall location, the agent may approve modifications
Section 8.5.5.3 allows the director of planning to grant minor variations to change the arrangement of buildings
and uses shown on the approved zoning application plan, provided that the major elements shown on the plan
and their relationships remain the same. The findings are provided below:
1. The variation is consistent with the goals and objectives of the comprehensive plan, specifically the
Neighborhood Model principles of buildings and spaces of human scale, parks and open space, and
relegated parking. In addition, by allowing the buildings to step down the hill and limiting the height of
the retaining walls, respect for the terrain is better achieved.
2. The variation does not increase the approved development density or intensity of development. No
additional units are proposed.
3. The variation does not adversely affect the timing and phasing of development of any other
development in the zoning district.
4. The variation does not require a special use permit.
5. The variation is in general accord with the purpose and intent of the approved rezoning application.
If you have any questions or need additional information, please contact Elaine Echols or myself at 296 -5823.
Sincerely,
,W
V. Wayne Gyflimber
Director of Plannin
N
Elaine Echols, Princip`ad..R4-dnner
Summer Frederick, Senior Planner
Application for
M Variations from Approved Plans,
Codes and Standards of Development
DATE: 9/14/09
NAME OF PLANNED DISTRICT: TREESDALE PARK
ZMA NUMBER(s): ZMA -04 -022
Contact Person: SCOTT COLLINS, COLLINS ENGINEERING
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Address 800 E. JEFFERSON ST City CHARLOTTESVILLE State VA Zip 22902
Daytime Phone 4( 34) 293 -3719
What type of change is requested ?:
Fax# 4( 34) 293 -3719 Email scott @collins - engineering.com
0 Variation to the Plan ❑ 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):
Disturb additional tree preservation area on the south side of the site as shown on
preliminary site plan.
What is the reason for each of the requested variations ?:
The parking lots have been reconfigured since the rezoning was approved to improve
the overall design. This change has resulted in additional impact to tree preservation areas
which will be restored with heavy vegetation.
County of Albemarle Department of Community Development Pole, ' iQ
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296 -5832 Fax: (434) 972 -4126
7/24/06 Page 1 of 2
In accordance with § 8.5.5.3 c), _'the Zoning Ordinance, in order to graL. she 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 will provide an improved design consistent with the comprehensive plan
2. Does the variation increase the approved development density or intensity of development?
The density does not change as a result of this change.
3. Does the variation adversely affect the timing and phasing of development of any other development in the
zoning district?
This proposed change has no impact on the phasing or timing of any development at Treesdale Park.
4. Does the variation require a special use permit?
The proposed change does not require a special use permit.
5. Is it in general accord with the purpose and intent of the approved rezoning application?
This proposed interpretation of the code of development will ensure that the site is developed in a manner
consistent with the approved rezoning application.
§ 8.5.5.3 VARIATIONS FROM APPROVED PLANS, CODES, AND STANDARDS OF DEVELOPMENT
The director of planning and community development may allow a site plan or subdivision plat for a planned
development to vary from an approved application plan, standard of development and, also, in the case of a
neighborhood model district, a general development plan or code of development, as provided herein:
a. The director is authorized to grant a variation from the following provisions of an approved plan, code or
standard:
1. Minor variations to yard requirements, maximum structure heights and minimum lot sizes;
2. Changes to the arrangement of buildings and uses shown on the plan, provided that the major elements
shown on the plan and their relationships remain the same;
3. Changes to phasing plans;
4. Minor changes to landscape or architectural standards; and
5. Minor variatoris tostreet design.
d. Any variation not expressly provided for herein may be accomplished by rezoning. f
+7/24606 Page 2 of 2 --
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880Ltl HVPERYIDUISAREA FROM 34 LOTS (2.004
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4126
March 12, 2009
Ms. Joyce Dudek
Albemarle Housing Improvement Program
2127 Berkmar Drive
Charlottesville, VA 22901
RE: Variation request as represented by Concept Plan dated March 11, 2009 for ZMA 04 -22 Treesdale Park
Dear Joyce:
You have requested that the County provide preliminary comments on whether variations to the approved
application plan and represented by the above referenced Concept Plan can be approved. This letter is to
provide feedback to your request. You will need to submit a formal request with your site development plan;
however, these comments are to let you know the conditions under which we could approve the changes
requested. When you submit, please make sure that you use the application form which is on -line at the
following internet address:
http: / /www.albemarle.org /upload /images /forms center /departments /community development /forms /application
s /Application Variation from ADDlication Plans Codes and Standards of Develoament.adf
The changes you have requested are identified below:
1. Pulling Building #1 closer to Rio Road. This variation can be approved as shown on the plan.
2. Moving the open space from the front of Building #1 to the area between Buildings #1 and #2.
This variation can be approved as shown on the plan. Pedestrian access will need to be provided and
shown on the site plan to allow for safe and convenient access from the buildings to the recreational
open space. Raised cross -walks or other pedestrian - friendly improvements across parking lots should
be provided.
3. Changing the orientation of the parking lots on the south side of the site and
4. Disturbing a tree preservation area which was shown on the application plan. Two parking areas
perpendicular to each other on the south side of the site were approved with the re- zoning. Your
request is to create two parking areas that are roughly parallel to each other. While an improved
design will result, the westernmost parking lot will disturb the southern tree preservation area shown on
the application plan.
This tree preservation area was designated to indicate where existing trees were to be preserved on
the site. It's purpose is different from the preservation area on the west side of the site adjacent to the
Village Square development. There, trees were to be preserved to help retain a vegetated area
between the two developments.
A variation to approve disturbance of the tree preservation area on the south side of the site can be
approved on the condition that a landscape plan be submitted and plantings be made in accordance
with-that landscape-plan,—and-retaining-walls-are-provided-in-accordance-with-the-Proposed Wall
Grades dated March 3, 2009 (attached). The result should be heavy vegetation at that location.
5. Splitting a single building into two separate buildings (Buildings 3 and 4) and moving the
buildings where parking and retaining walls were previously shown.
This change can be approved provided that the scale and massing is similar to the elevations which
you provided (see attached). These elevations indicate that the massing of the buildings approved with
the re- zoning will be broken up in appearance and be of a more human - scale. Gabled roofs shown in
the attachment are as tall as the flat- roofed buildings expected with the re- zoning; however, because
the stories are well articulated, the buildings are less "box -like" than the buildings shown in plane view
on the plan.
6. Retaining wall on north side of site adjacent to Village Square development (Building 3).
This change can be approved provided the retaining walls are no taller than the ones proposed on the
Proposed Wall Grades dated March 3, 2009 (attached). A landscape plan will need to be submitted
and plantings must be made in accordance with that landscape plan. The result should be heavy
vegetation that meets the screening requirements of the Zoning Ordinance. If there are places where
the screening requirements cannot be met in their entirety due to the retaining wall location, the agent
may approve modifications.
The variation request will need to be submitted with the site plan. A critical slopes waiver from the Planning
Commission will also be needed. Staff believes that the critical slopes waiver can be approved by the
Commission because the design appears to resolve their concerns in the re- zoning related to tall retaining
walls.
Please let us know if we can provide any further assistance in this regard. If you have any questions or need
additional information, please contact Elaine Echols at 296 -5823 x 3252.
Sincerely, `
Wayn Cilimberg
Director of Planning
C: John Shepherd, Zoning
Summer Frederick, Current Development
Philip Custer, Senior Engineer
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