HomeMy WebLinkAboutSDP201000055 Legacy Document 2010-12-20COUNZ
Department o
401 McIi
Charlottes
Phone (434) 296 -5832
December 16, 2010
Mr. Scott Collins
Collins Engineering
200 Garrett Street, Suite K
Charlottesville, VA 22902
RE: Request, dated November, 4, 2010, for variation from the approved code of development for
ZMA 2004 -0024 Old Trail Village
Dear Scott:
The referenced variation is being requested in association with Old Trail Village Final Site Plan
(SDP2010 -055), Sheet S -1, prepared by Collins Engineering, issued July 12, 2010, revised
November 10, 2010. The site plan for block 4 includes thirty-nine townhouse units.
The variation request, dated November 4, 2010 and attached to this letter, is for a variation to the build -to
line as described in the code of development for the lots shown on the block four site plan. The specifics
of the variation request relate to the dimensions of the build -to line in the approved code of development
for the subject project. The approved code of development describes the minimum build -to line in the
CT4 and CT5 districts as eight feet. The actual dimensions for the build -to line area shown on the
proposed site plan for block 4 (measured from the fronts of buildings in block 4 to their respective
property lines) range from six (6) feet to twenty two (22) feet. The greatest front distances equal 22 feet
and occur along Old Trail Drive, where the right of way is right behind the curb and the sidewalk is
within an easement on these lots.
Rather than modify the table in the Code of Development we will grant the variation to allow the build -to
range to be greater than what is described in the approved code of development. The proposed build -to
range for lots shown on Sheet S -1 of the final site plan, prepared by Collins Engineering, issued July 12,
2010, revised November 10, 2010 is 0 feet to 22 feet. Note�that 22 feet can occur along Old Trail Drive,
where the right of way is right behind the curb and the sidewalk is within an easement on these lots.
The analysis of the variation request is provided below.
Section 8.5.5.3 allows the director of planning to grant minor variations from the approved code of
development as long as:
1) The variation is consistent with the goals and objectives of the comprehensive plan.
The variation is consistent with the goals and objectives of the comprehensive plan.
Interconnections, a mix of uses and housing types and buildings that are close to the street will
remain.
2) The variation does not increase the approved development density or intensity of
development.
The variation will not increase the approved density or intensity of development. The mixed use
facilities, and residential units within this development remain within the maximum dwelling
units and gross density specified in the code of development for mixed use.
3) The variation does not adversely affect the timing and phasing of development of any other
development in the zoning district.
The variation does not affect any timing or phasing of this or any other development.
4) The variation does not require a special use permit.
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.
The variation is in general accord with the purpose and intent of the approved rezoning. The
development resulting from the variation continues to provide a mixture of uses, interconnections,
and a pedestrian friendly environment in Old Trial Village.
The reason for the variation is to allow for staggered units throughout block four (4) that are
consistent with staggered units in Block 3, phase B.
Based on the findings noted above, the Planning Director has authorized approval of the variation. If
you have any questions or need additional information, please contact me at 296 -5832.
Sincerely,
Claudette Grant
Senior Planner
C: Megan Yaniglos
Stewart Wright
Application for
Variations from Approved Plans
Codes and Standards of Development
DATE, 11/4/10
NAME OF PLANNED DISTRICT: OLD TRAIL VILLAGE
ZMA NUMBER(s): ZMA -04 -024
Contact Person: SCOTT COLLINS, COLLINS ENGINEERING
Address 800 E. JEFFERSON ST City CHARLOTTESVILLE State VA Zip 22902
Daytime Phone 4( 34) 293 -3719 Fax # ( 43) 293-3719 E-mail scott @collins - engineering.com
What type of change is requested ?:
❑ Variation to the Plan 0 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):
Table 7 includes a footnote that specifies a "build -to line" in addition to setbacks specified.
This variation proposes to eliminate the build -to line for Block 4, as it was eliminated for
Block 3B, several months ago.
What is the reason for each of the requested variations ?:
Old Trail Village is a traditional neighborhood development with pedestrian - friendly streets
and tight setbacks. It has come to our attention that footnote #4 in table 7 incorrectly
specified the intended build -to line. A similar variation for Block 3B was approved several
months ago. During their review, staff agreed that the build -to line was unnecessary, and
variations to eliminate this specification would be reviewed on a block by block basis.
County of Albemarle Department of Community Development
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) 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 - the neighborhood model seeks to promote pedestrian friendly spaces and comfortable streetscapes, which this modification will reinforce.
2. Does the variation increase the approved development density or intensity of development?
No. The build -to line does not impact the level of density proposed - just the building placement on lots.
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 portion of the development of Old Trail Village.
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?
The Neighborhood Model District approved for Old Trail Village provides a mixture of uses in a pedestrian - friendly neighborhood. Correcting the
build -to line originally specified will ensure buildings comfortably frame the pedestrian space.
§ 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.
d. Any variation not expressly provided for herein may be accomplished by rezoning.
7/24/06 Page 2 of 2
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