HomeMy WebLinkAboutSDP201700066 Correspondence Initial Site Plan 2018-03-07 �oFAL
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road,North Wing
Charlottesville,Virginia 22902-4596
Phone(434)296-5832 Fax(434)972-4126
To: Albemarle County Board of Supervisors
From: Tim Padalino, AICP
Date: March 7, 2018
Re: Request#1 for Special Exception to Vary the application plan approved in conjunction with ZMA
2013-00016 Avinity Estates regarding"Street Design—Landscaping Easement"
and
Request#2 for Special Exception to Vary the application plan approved in conjunction with ZMA
2013-00016 Avinity Estates regarding"Yard Requirements—Front Yard Setbacks"
Tax Map Parcel(s): 09100000001400(portion),091000000016A0, 091000000016CO3 and
091000000016E0
Magisterial District: Scottsville Magisterial District
School Districts: Monticello H.S.; Walton M.S.; Cale E.S.
Zoning District: PRD Planned Residential Development
Summary of Requests for Variations:
The subject properties for the"Avinity Estates"development are zoned PRD Planned Residential Development,
per approved ZMA-2013-00016. Special exceptions to vary from the provisions contained on the approved ZMA
application plan for properties in the PRD district may be granted by the Board of Supervisors,pursuant to County
Code §§ 18-8.5.5.3 and 18-33.5.
The applicant (Mr. Scott Collins, P.E., Collins Engineering) has requested two special exceptions to vary the
application plan approved in conjunction with ZMA-2013-00016 Avinity Estates:
1. Variation request to modify(reduce)the width of the landscaping maintenance and access easement from ten
(10)feet to six(6)feet,pursuant to County Code §18-8.5.5.3(a)(5); and
2. Variation request to modify(reduce)the depth of the front yard setback for portions of structures that are not
garages from eighteen(18)feet to six(6)feet,but still require a minimum setback dimension of eighteen(18)
feet between the sidewalk and all garages,pursuant to County Code §18-8.5.5.3(a)(1).
Please see Attachment B for full details of staff's analysis.
Staff Recommendation:
Staff recommends that the Board adopt the attached Resolution (Attachment C) to approve the two special
exceptions.
Attachments:
A—Application Materials(Applications for Special Exceptions and approved ZMA Application Plan)
B—Staff Analysis
C—Resolution
Page 1 AUNTY OF ALB MARLE
APPLICATION FOR VARIATION FROM APPROVED PLANS,
CODES & STANDARDS OF DEVELOPMENT
What type of change is requested?
V Variation to the Application Plan gravest- it 1
Variation to the Code or Standard of Development
Fee = $425
Project Name: Avinity Estates
Name of Planned District: PRD-Planned Residential Development
Tax map and parcel: 91-16C, 91-16E, 91-16A, and 91-14
ZMA Number(s) ZMA2013-00016
Contact Person Scott Collins -Collins Engineering
Address 200 Garrett Street, Suite K City Charlottesville State VA Zip 22902
Daytime Phone#(434 ) 293-3719 Fax#( ) Email scoff@collins-engineering.com
Specify the provision of the plan, code or standard for which the variation is sought, and state the reason for the
requested variation. The request may be rejected if it fails to include the required information.
EL Provide a copy of the existing plan (may be a reduced copy) illustrating the area for which the change is requested.
Provide a graphic representation of the requested change.
Submitted in conjunction with the Avinity Estates Initial site plan 1122%2018
Describe the variation being sought (Attach separate sheet(s) as needed):
A VARIATION IS BEING SOUGHT FOR THE LANDSCAPING MAINTENANCE AND ACCESS EASEMENT.A 10'EASEMENT WAS ESTABLISHED DURING THE
REZONING REQUEST TO PROVIDE ROOM FOR STREET TREES OUTSIDE THE RIGHT-OF-WAY.THE APPLICANT IS REQUESTING A VARIATION OF THIS
LANDSCAPING AND MAINTENANCE EASEMENT DOWN FROM 10'TO A TOTAL OF 6'(5'OUTSIDE OF THE ROW,1'FROM THE BACK OF CURB TO THE
ROW),PER THE TYPICAL PLANTING STRIP WIDTH EMPLOYED IN STANDAR ROAD SECTIONS.
What is the reason for each of the requested variations?:
1.THE REDUCED LANDSCAPING EASEMENT WILL PROVIDE THE SAME FUNCTION AT 10'WIDTH AS IT DOES WHEN REDUCED TO 6'WIDTH.THE
ADDITIONAL EASEMENT WIDTH IS NOT NECESSARY FRO THE STREET TREES TO BE INSTALLED ALONG THE ROAD SECTION.
2.ALLOWING A REDUCTION IN THE LANDSCAPING EASEMENT WIDTH WILL ALLOW THE PARKING BUMP OUTS TO REMAIN,AS THEY WOULD
CONFLICT WITH THE FRONT OF THE UNITS IF OFFSET 10'FROM THE BACK OF THE BUMPED OUT SIDEWALK AND CREATE CONFLICTS WITH THE
FRONT PORCHES,WHICH ARE REQUIRED BY THE REZONING TO PROTRUDE 3'IN FRONT OF THE GARAGES.
FOR OFFICE USE ONLY Fee Amount$ C,a,- (" Date Paid (' �. /f
By who? C U\ h S (y\ . Receipt# Ck# /),."t 7D By
County of Albemarle
Department of Community Development
401 McIntire Road Charlottesville,VA 22902 Voice: (434) 296-5832 Fax: (434)972-4126
Revised 02/10/2015
Paget
dbUNTY OF ALB MARLE
APPLICATION FOR VARIATION FROM APPROVED PLANS,
CODES, & STANDARDS OF DEVELOPMENT
In accordance with § 8.5.5.3 c)of the Zoning Ordinance,the following 5 criteria must be met before a
recommendation for a variation may be considered by the Board of Supervisors. Please provide information about
these criteria for consideration(Attach separate sheet(s) as needed).
1. Is the variation consistent with the goals and objectives of the comprehensive plan?
2. Does the variation increase the approved development density or intensity of development?
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?
Ycs.
§ 8.5.5.3 VARIATIONS FROM APPROVED PLANS, CODES, AND STANDARDS OF DEVELOPMENTS
A site plan or subdivision plat for a planned development may be varied 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 following provisions of an approved plan,code or standard may be varied:
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.
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 may be required. If an updated
application plan or code of development is required,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 02/10/2015
Page 1 CUNTY OF ALBIMARLE
APPLICATION FOR VARIATION FROM APPROVED PLANS,
CODES & STANDARDS OF DEVELOPMENT
What type of change is requested?
IZ Variation to the Application Plan IZStU ST *2.
❑ Variation to the Code or Standard of Development
Fee = $425
Project Name: Avinity Estates
Name of Planned District: PRD- Planned Residential Development
Tax map and parcel: 91-16C, 91-16E, 91-16A, and 91-14
ZMA Number(s) ZMA2013-00016
Contact Person Scott Collins-Collins Engineering
Address 200 Garrett Street, Suite K City Charlottesville State VA Zip 22902
Daytime Phone#(434 ) 293-3719 Fax#( ) Email scott@collins-engineering.com
WI Specify the provision of the plan, code or standard for which the variation is sought, and state the reason for the
requested variation. The request may be rejected if it fails to include the required information.
Provide a copy of the existing plan(may be a reduced copy)illustrating the area for which the change is requested.
Provide a graphic representation of the requested change.
Submitted in conjunction with the Avinity Estates Initial site plan 1/22/2018
Describe the variation being sought(Attach separate sheet(s)as needed):
A veriatinn..is being sought for the_frnnt yard setbacks for the project. The front yard setback was pstahlishe t-rfuring the
rezoning realtest at 18'to ensure that there is enough room between the garage and the sidewalk to park a vehicle
outside of the garage without hanging over onto the sidewalk. The applicant is requesting a variation to this front yard
setback for the proposed development front 18'to 6', but still requiring an 18'minimum from the garage to the sidewalk.
What is the reason for each of the requested variations?:
11- Ellie' -II .e . - .. - e . _•11' '.11 . Ilan 11 - -e. .- 1 •'11 11 0. .- •e. S . .. _11- . 11 s. -
and porch extensions on the units. 2. The modified front yard setback will account for the_setback issues for lots fronting
on{2)streets,allowing the building to be constructed closer to the road and sidewalk for the front yard that does not have
the garage/driveway access. Front setbacks do not conflict with the proposed landscaping easements along the streets.
FOR OFFICE USE ONLY Fee Amount$ yc S . W Date Paid >/‘ a A' /
By who? (,0////l S 6179. Receipt# j Ck# l /?u�U By v • 6'61Z(
✓ County of Albemarle
Department of Community Development
401 McIntire Road Charlottesville,VA 22902 Voice: (434)296-5832 Fax: (434)972-4126
Revised 02/1012015
Page 2
CUNTY OF ALBMARLE
APPLICATION FOR VARIATION FROM APPROVED PLANS,
CODES, & STANDARDS OF DEVELOPMENT
In accordance with § 8.5.5.3 c) of the Zoning Ordinance, the following 5 criteria must be met before a
recommendation for a variation may be considered by the Board of Supervisors. Please provide information about
these criteria for consideration(Attach separate sheet(s) as needed).
1. Is the variation consistent with the goals and objectives of the comprehensive plan?
2. Does the variation increase the approved development density or intensity of development?
- ' ..
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?
Ycs.
§ 8.5.5.3 VARIATIONS FROM APPROVED PLANS, CODES,AND STANDARDS OF DEVELOPMENTS
A site plan or subdivision plat for a planned development may be varied 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 following provisions of an approved plan, code or standard may be varied:
L 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.
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 may be required. If an updated
application plan or code of development is required,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 02/1012015
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ATTACHMENT B—STAFF ANALYSIS
STAFF PERSON: Tim Padalino
BOARD OF SUPERVISORS: March 7,2018
Staff analyses of these special exception requests to vary from the approved ZMA Application Plan were conducted
pursuant to the following applicable provisions and evaluation criteria contained in County Code §18-8.5.5.3:
8 PLANNED DEVELOPMENT DISTRICTS-GENERALLY
8.5 PROCEDURES FOR PLANNED DEVELOPMENT APPLICATIONS
8.5.5.3 VARIATIONS FROM APPROVED PLANS,CODES,AND STANDARDS OF DEVELOPMENTS
a. 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;
5. Minor changes to street design and street location, subject to a recommendation for approval by
the county engineer;
c. The director of planning is authorized to grant a variation upon a determination that the variation:
(1)is consistent with the goals and objectives of the comprehensive plan;
(2)does not increase the approved development density or intensity of development;
(3) does not adversely affect the timing and phasing of development of any other development in the
zoning district;
(4)does not require a special use permit; and
(5)is in general accord with the purpose and intent of the approved application.
Staff Analysis—Request#1 for Special Exception to Vary:
Variation request to modify(reduce) the width of the landscaping maintenance and access easement from ten (10)feet
to six(6)feet,pursuant to County Code§18-8.5.5.3(a)(5).
Evaluation criteria per County Code fi,,§184.4.5.30):
(1) ' Request does not contradict Comprehensive Plan goals and objectives.The requested width of six(6)feet for
the street tree landscaping easement would still enable the project to accommodate "landscape elements," as
called for in the Neighborhood Model Design Guidance and in accord with the approved "variation of the
planting strip" established with approval of ZMA-2013-00016. The applicant has noted that the requested
width of six (6) feet for the street tree landscaping easement would be consistent with "the typical planting
strip width employed in standard road sections."
Evaluation criteria met.
(2) The requested Variation would not increase the approved development density or intensity of development.
Evaluation criteria met.
(3) The requested Variation does not adversely affect the timing or phasing of development of any other
development in the zoning district.
Evaluation criteria met.
(4) The requested Variation does not require a Special Use Permit.
Evaluation criteria met.
(5) The requested Variation is in general accord with the purpose and intent of the approved application plan,
which shows street trees planted along the private streets in a planting strip outside of the right-of-way.
Evaluation criteria met.
Additional factors for consideration:
A. The staff report for the approved ZMA-2013-00016 for Avinity Estates recommended a six(6) foot landscape
easement for the street tree landscaping—the same width now being requested by the applicant.
B. The requested Variation would allow for consistency with the approved plans for the adjoining Avinity I
development,which received approval for a planting strip modification during the rezoning process for that
existing(built)project.
C. Please see the application for Variation Request#1 (Attachment A)for the applicant's description and
justification.
Staff Recommendation—Request#1 for Special Exception to Vary:
With regards to the findings contained herein,inclusive of the criteria to be considered per County Code§18-8.5.5.3(c),
as well as other additional factors, staff recommends approval of this Variation Request#1 with conditions.
Specifically,staff recommends that the Board adopt the attached Resolution(Attachment C)to approve with conditions
Variation Request #1 for a special exception to vary the Application Plan approved in conjunction with ZMA 2013-
00016 Avinity Estates so as to modify(reduce)the width of the landscaping maintenance and access easement from ten
(10)feet to six(6)feet,pursuant to County Code §18-8.5.5.3(a)(5).
Staff Analysis—Request#2 for Special Exception to Vary:
Variation request to modify(reduce) the depth of the front yard setback for portions of structures that are not garages
from eighteen (18)feet to six (6)feet, but still require a minimum setback dimension of eighteen (18)feet between the
sidewalk and all garages,pursuant to County Code§18-8.5.5.3(a)(1).
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(1) Request does not contradict Comprehensive Plan goals and objectives. The requested "modified front yard
setback" of six (6) feet would allow for the front porches to be extended closer to the landscaping strip and
sidewalk, while still requiring the garage to be a minimum of eighteen (18) feet from the sidewalk. This
configuration would be consistent with the "Buildings and Spaces of Human Scale" and the "Relegated
Parking"principles of the Neighborhood Model Design Guidance,by:
- bringing a portion of each structure(front porch)closer to the street,and contributing to a sense of(partial)
spatial enclosure along the streetscape;
- establishing a varying spatial rhythm along the streetscape,with front porches closer to the street and the
garages set back farther from the street; and
- relegating the portion of the structure associated with vehicular parking (garage) approximately twelve
(12) feet behind the primary entrance to the structure(front porch).
Additionally, the requested "modified front yard setback" is consistent with the "0-15' Building Setback"
recommendation in the"Recommended Guidelines for Setbacks, Sidewalks,and Urban Streets"(contained in
the Comp Plan Appendix).
Evaluation criteria met
(2) The requested Variation would not increase the approved development density or intensity of development.
Evaluation criteria met
(3) The requested Variation does not adversely affect the timing or phasing of development of any other
development in the zoning district.
Evaluation criteria met
(4) The requested Variation does not require a Special Use Permit.
Evaluation criteria met.
(5) The requested Variation would maintain the required minimum distance of eighteen (18) feet between the
sidewalk and garage, so as to ensure adequate space for parking a vehicle outside of the garage without the
vehicle hanging over the sidewalk(as established during the approval of ZMA-2013-00016).
Evaluation criteria met.
Additional factors for consideration:
A. Please see the application for Variation Request#2(Attachment A)for the applicant's description and
justification.
Staff Recommendation—Request#2 for Special Exception to Vary:
With regards to the findings contained herein,inclusive of the criteria to be considered per County Code§18-8.5.5.3(c),
as well as other additional factors,staff recommends approval of this Variation Request#2 with conditions.
Specifically,staff recommends that the Board adopt the attached Resolution(Attachment C)to approve with conditions
Variation Request #2 for a special exception to vary the Application Plan approved in conjunction with ZMA 2013-
00016 Avinity Estates so as to modify(reduce)the depth of the front yard setback from eighteen(18)feet to six(6)feet
for portions of structures that are not garages, but still require a minimum setback dimension of eighteen (18) feet
between the sidewalk and garage,pursuant to County Code §18-8.5.5.3(a)(1).
RESOLUTION TO APPROVE SPECIAL EXCEPTIONS
TO VARY THE APPLICATION PLAN
FOR ZMA 2013-16 AVINITY ESTATES
WHEREAS,the Owner of Tax Map Parcels Number 09100-00-00-01400 (portion),
09100-00-00-016A0, 09100-00-00-016CO3 and 09100-00-00-016E0(the"Property")filed requests for
special exceptions to vary the Application Plan approved in conjunction with ZMA2013-16 Avinity
Estates to reduce the width of the landscaping maintenance and access easement from ten(10) feet to
six(6) feet and to reduce the depth of the front yard setback between the sidewalks and dwelling units
from eighteen(18)feet to six(6) feet.
NOW,THEREFORE,BE IT RESOLVED that,upon consideration of the foregoing,the
Memorandum prepared in conjunction with the special exception requests and the attachments
thereto, including staff's supporting analysis,and all of the factors relevant to the special exceptions
in Albemarle County Code§§ 18-8.5.5.3, 18-33.5,and 18-33.9,the Albemarle County Board of
Supervisors hereby approves the special exceptions to vary the Application Plan approved in
conjunction with ZMA2013-16 Avinity Estates as described above, subject to the condition(s)
attached hereto.
I, Claudette K. Borgersen,do hereby certify that the foregoing writing is a true,correct copy of a
Resolution duly adopted by the Board of Supervisors of Albemarle County,Virginia,by a vote of
to , as recorded below, at a regular meeting held on
Clerk,Board of County Supervisors
Aye Nay
Mr.Dill
Mr. Gallaway
Ms. Mallek
Ms. McKeel
Ms. Palmer
Mr. Randolph
ZMA 2013-16 Avinity Estates—Special Exception Conditions
1. A modified front yard setback of six(6)feet may be applied to portions of dwelling units that are not
garages;but shall not be applied in any way which results in any garage being set back less than
eighteen(18) feet from the sidewalk in order to ensure that vehicles parked in the driveway and in
front of the garage do not obstruct the sidewalk.
2. A modified front yard setback of six(6)feet shall not include any encroachment,other than a one(1)
foot maximum encroachment for roof overhangs, in order to maintain sufficient space for the
required landscaping materials to be located within the six(6)foot landscaping easement. The
existing four(4)foot encroachment of all rear setbacks and one(1)foot encroachment of side yard
setbacks specified on the approved ZMA-2013-00016 application plan shall remain in effect.
3. The width of the landscaping maintenance and access easement shall be no less than six(6)feet.
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