Loading...
HomeMy WebLinkAboutSDP200800041 Legacy Document 2009-05-01f M 11 • COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, Room 227 Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 April 22, 2009 Richard Spurzem Neighborhood Investments- NP,LCC PO Drawer R Charlottesville, VA 22903 Re: Variation request dated March 9, 2009 accompanying SDP - 2008 -00041 North Pointe Preliminary Site Plan dated March 10, 2009 for North .Pointe Northwest Residential Area Dear Mr. Spurzem: Thank you for your submittal of the variation request, pages 1 — 3 attached. You have requested three variations with the submitted preliminary site plan: To change the general location, number, design, layout and orientation of buildings and parking areas such that residential units are oriented parallel to Northwest Passage. To replace a section of Northwest Passage which had sidewalks and street trees on only one side of the street with sidewalks and street'trees on both sides of the street. To have buildings and parking between Northwest Passage and Stormwater. Management (SWM) Facility #10. The first variation, to change the general location, number, design and orientation of buildings parallel to Northwest Passage, is approved as shown on the preliminary site plan. This approval is conditioned on planting strips being- provided with street trees between the back of the curb and the sidewalk as indicated in the second variation approved below. This street section must be provided on both sides of Northwest Passage across your property where residential units abut the street. A corresponding variation, to have sidewalks and street trees on both sides of the street, is also approved. The analysis which I used for these two variations, which are approved as part of the preliminary site plan review, follows: Section 8.5.5.3 of the Zoning Ordinance allows the Director of Planning to grant minor variations 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 as long as: 1) The variations are consistent with the goals and objectives of the comprehensive plan. The proposed variations for building orientation and a different street section support � � x the Neighborhood Model for a pedestrian orientation and buildings and spaces of human scale. The proposed variations are not in conflict with the Neighborhood Model. 2) The variations do not increase the approved development density or intensity of development. The variations would allow for more building coverage on the property; however, the variation would not increase the approved density or intensity of the development. 3) The variations do not adversely affect the timing and phasing of development of any other development in the zoning district. The variation will not adversely affect the timing and phasing of development or any other development in the zoning district. 4) The variations do not require a special use permit. The variations do not require a special use permit. 5) The variations are in general accord with the purpose and intent of the approved rezoning application. This variation is in conformity with the approved rezoning which, in part, was intended to support the principles of the Neighborhood Model. The third variation requested, to have buildings and parking between Northwest Passage and SWM Facility # 10, will have to be considered in conjunction with the review of the final site plan. Based on comments by the Director of Community Development, there is a strong likelihood that appropriate design for erosion control, stormwater management and safety is not possible with the design shown on the preliminary site plan. While I note that you have shown slope reconstruction yielding 3:1 slopes on the site plan, according to the Director of Community Development, it is extremely unlikely that SWM Facility # 10 can function as shown on the preliminary site plan. (See comments from Director of Community Development.) I recommend that you discuss concepts with Engineering staff before the final site plan is submitted. In addition, as I said in my letter of January 30, 2009, the site plan needs to demonstrate appropriate design for the appearance from the Entrance Corridor (U.S. 29). Visual depictions would be suitable for this purpose. Because the Director of Community Development can approve the preliminary site plan contingent upon the appropriate demonstrations of stormwater management, consideration of your requested variation related to SWM Facility #10 can be deferred to the final site plan. Please feel free to contact me if you have questions or need more information. Sincerely, V. Wayne ilimberg Director o Planning ___Cc:— Larry- Davis-Mark Graham Elaine Echols Amelia McCulley Gerald Gatobu PA ' 1 Albemarle County Service Auth♦rity &Wng 6 Conserving TO: Gerald Gatobu FROM: Gary Whelan, Civil Engineer DATE: April 9, 2009 RE: Site Plan Technical Review for: North Pointe Northwest Residential Area SDP200800041 TM 32 -22K & 22H The below checked items apply to this site. X 1. This site plan is within the Authority's jurisdictional area for: X A. Water and sewer B. Water only C. Water only to existing structure D. Limited service X 2. A 12 inch water line is located approximately 50' distant. X 3. Fire flow from, nearest public hydrant, located 300' distant from this site plan, is 3,000 Gpm -+ at 20 psi residual. .X 4. An 8 inch sewer line is located approximately 300' distant. 5. An Industrial Waste Ordinance survey form must be completed. X 6. No improvements or obstructions shall be placed within existing or future easements. 7. and plans are currently under review. 8. and plans have been received and approved. 9. No plans are required. X 10. Final water and sewer plans are required for our review and approval prior to granting tentative approval. 11. Final site plan may /may not be signed. X 12. RWSA approval for water and /or sewer connections. 13. City of Charlottesville approval for sewer. Comments: Show connection to North Pointe Regional Pump Station. Projected flow of 50,220 gpd will require RWSA capacity certification. The site plan does not show or incorrectly shows: meter locations water line size waterline locations sewer line size sewer line locations expected wastewater flows easements expected water demands 168 Spotnap Road - Charlottesville • VA 22911 - Tel (434) 977 -4511 • Fax (434) 979 -0698 www.serviceauthoriy.org Subject: Application for variations to approved plans Date: March 9, 2009 Name of Planned District: North Pointe (Northwest Residential. Area) SDP Number: 2008 -00041 ZMA Number(s): 2000 -009 SP Numbers(s): 2002 -072 & 2006 -034 Contact Person: Richard Spurzem Address: P.O. Drawer R Charlottesville, VA 22903 Daytime Phone: 434 - 923 -8900 Fax: 434-971-8020 Email: richard @neighborhoodprops.com What type of change is requested: 2 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. This application is submitted in response to a request from the Director of Community of Development. This applicant is satisfied that no variation is necessary in order to ensure that his proposed preliminary site plan substantially conforms to the approved application plan. However, the applicant has agreed to submit this application in an effort to accommodate the concerns of the Director of Community Development. Describe the variation being sought (may attach separate sheets): 1. We are requesting to change the general location, number, design, layout and orientation of buildings and parking areas in the Northwest Residential Area such that the residential units are oriented parallel to the road currently shown as Northwest Passage. The number of residential units in each building is decreased and the number of buildings is increased. The travelways /parking bays are reoriented to respond to the revised building unit layout. 2. We are requesting to have buildings and parking access between t e road (currently shown as Northwest Passage) and SWM Facility #10. 3. We are requesting to use ZMA road section NWP1 in place of NWP3 and to use NWP 1 for a greater distance along the road than NWP3 was shown in the ZMA Key Plan. What is the reason for each of the requested variations; 1. The VDOT standard for the road radii of Northwest Passage required that the layout and orientation of the buildings as shown on the ZMA plan be changed. A more human - scaled and pedestrian- friendly streetscape as well as an increased sense of neighborhood can be achieved by reducing the size of the individual buildings, orienting the buildings parallel to and moving them closer to the road and by the addition of sidewalks and street trees along both sides of the road. 2. Locating'residential units between the road currently shown as Northwest Passage and SWM Facility #10 knits the fabric of the different North Pointe neighborhoods together. In the ZMA application plan the residential units in the Northwest Residential Area were disconnected from the rest of North Pointe and the elementary school by a big gap in the development.. The Northwest Residential Area Site Plan bridges this distance along the west side of the road by extending the neighborhood towards the school yard. This creates a more interesting pedestrian experience and promotes safety through increased supervision of the sidewalk. Also, with the reduction in the number of residential units per building and with creating a more human scale, the number of buildings increased in order to maintain the same number of residential units as shown on the ZMA application plan. 3. Changing from the ZMA's NWP3 to the ZMA's NWP 1 road section of Northwest Passage will create a complete street with sidewalks, street trees, and bicycle lanes along both sides of the road. The streetscape created by the NWP1 section, when placed in close proximity to the residential buildings, creates a safe multi - modal circulation with a sense of enclosure. 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. 1. 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, as represented in the overall North Pointe community. In both the Comprehensive Plan and the County's Neighborhood Model, designing to human scale, creating neighborhood - friendly streets, orienting the residential buildings towards the street, including pedestrian paths and street trees, as well as reducing setbacks to create a sense of enclosure are emphasized. All of these items are represented in the Northwest Residential Area Site Plan. 2. Does the variation increase the approved development density or intensity of development? No. The density in the Northwest Residential Area is the same as that shown on sheet B of the ZMA. —All of the units of "Section T "and - "Section U" are shown in the Northwest Residential Area. North Pointe's "Residential Type Breakdown" shows one hundred and thirty "T" units. and fifty six "U" units for a total of one hundred and eighty six units, which is also the number of units proposed in the Northwest Residential Area Site Plan. Two "Section K" units and the existing residence are also shown in the area on ZMA sheet B. 3. Does the variation adversely affect the timing and phasing of development of any other development in the zoning district? No. 2 4. Does the variation require a special use permit ?. No. Residential uses have . . already been approved for these Tax Map Parcels with Special Use Permit 2002- 072. 5. Is it in general accord with the purpose and intent of the approved rezoning application? Yes. The ZMA application plan showed the Northwest Residential Area as containing 186 multi - family residential units on approximately twenty - one acres. Approximately nineteen acres were reserved for conservation, which preserved large open spaces along the Rivanna River and Flat Branch, the majority of which were to be dedicated to the County. Both the residential and conservation areas were bisected by a spine road which was North Pointe's northern most connection to Route 29. This plan reflects and maintains that purpose and intent. § 8.5.5.3 VARIATIONS FROM APPROVED PLANS, CODES, AND DEVELOPMENTS 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 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. b) Any variation not expressly provided for herein may be accomplished by rezoning.