HomeMy WebLinkAboutSDP202100014 Correspondence 2021-02-17®ROUDABUSH, GALE & ASSOC. , Inc.
A PROFESSIONAL CORPORATION Serving Virginia Since 106
17 February 2021
Mr. Cameron Langille, Senior Planner II
C/O: Mr. David James, County Engineering Department
County of Albemarle Community Development
401 McIntire Road, North Wing
Charlottesville VA 22902
RE: Belvedere Phase 3 Block 10A Final Site Plan — comments from review of Initial Site Plan (SDP2019-
79) and action letter dated, September 2, 2020.
Dear Mr. Langille,
The Final Site Plan for Belvedere Phase 3 Block 10-A has been revised per the comment received on
September 2, 2020 on the Initial Site Plan.
Planning —Cameron Langille
1. A final site plan meeting all the requirements of section 32.6 of Chapter 18 of theCode.
Response: Acknowledged.
2. [ZMA2004-07] Application Plan & Code of Development (COD) -Show on the plan the location
for the required trail that is to be built in Linear Park'J'. Ensure that the trail meets all of the
minimum standards specified in the COD and is in general accord with the location and length
shown in the Application Plan.
Response: A proposed trail is shown on the plans. A note has been added that final location will be
determined by Albemarle County.
3. [ZMA2004-07] The following special exceptions are required prior to site plan approval.
Additional special exceptions may be required if the site plan is not revised in order to meet
requirements of the COD and/or the Zoning Ordinance.
a. To allow additional townhomes (unit type) to be constructed in Block 10 of Belvedere. The
special exception for variation #59 only allowed two (2) townhomes to be included in Block
10, and these have already been built as part of Phase IVA-2. A special exception must be
approved by the Board of Supervisors (BOS) to allow 45 total single-family attached units
in Block 10. The Special Exception should revise the amount of single-family detached units
allowed in Block 10 from 48 to 27 (as stated on the Cover Sheet of the initial site plan).
b. To allow additional residential density to be constructed in Block 10. The special exception
for variation #59 only allowed a total of 62 residential units in Block 10 at a density of 0.62
units/acre (see zoning comments). This allowed 48 single-family detached, 2 single-family
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
Belvedere Block 10A Final Stie Plan
2/17/2021
attached, and 10 carriage houses. From the "Proposed Use" in the Site Data on the cover
sheet it appears that a total of 72 residential units are proposed in parts 1 and 2 of Block
10 (including the two townhomes already built in Phase IVA-2), which will increase the
density to 0.77 units/acre.
Response: A letter to the board of supervisors is being submitted to request all the exceptions
required.
4. [ZMA2004-07] The two townhome units (previously approved during review of Phase IVA-2)
that are part of Block 10 should be shown as "Existing townhomes" on the site plan and be
included in any Block 10 charts/calculation.
a. Specify the acreage of each of these parcels in the site data table.
Response: The cover sheet includes "Block 10 area" where these two townhouses are noted. The
lots summary is as follows:
TMP 62G-07-246 = 0.05 acres.
TMP 62G-07-245 = 0.07 acres.
TMP 61-160R7 = 0.18
0.05 + 0.07 + 0.18 = 0.3 acres.
Additionally, please see the COD table sheets where this is noted.
5. [ZMA2004-07] Revise the plan include the Preservation and Conservation Open Space area as
they were shown on the Application Plan in Block 10 and the Preserved Steep Slopes Overlay
District. Address the following:
a. Ensure that all design requirements within the steep slopes overlay district are met,
wherever impact to those steep slopes was not expressly authorized in the ZMA
Application plan.
b. Ensure that there is a continuous open space area from the corner of Fowler Street
and Farrow Drive and the Conservation Open Space behind Lots 1, 2 and 3, as was
shown in the Application Plan.
c. If the Preserved Steep Slopes located within and behind Lots 4 and 5 are not part of
the conservation and preservation open space as shown on the Application Plan, and if
any portion of the lot will be within the steep slopes overlay district, an easement plat
application for preservation of the preserved slopes area must be submitted,
reviewed, approved and recorded prior to final site plan approval.
Response: To meet the current design standards set forth by VDOT and Fire Rescue, not all design
elements can be shown as was proposed with the application plan. We are required by Fire Rescue
to provide Secondary Access and we are required by VDOT to provide larger centerline radii.
Therefore, it is not possible to show a continuous strip of open space behind Lots 1- 3. However,
we provide ample open space within Block 10. A letter to the board of supervisors is being
submitted to address the impacts to the steep slopes and to request all the exceptions as required.
6. [ZMA2004-07] Specify in the site data the number and type of units that are proposed for the
Block 10 portion of the parcel only. If any of the 72 proposed units are beyond the bounds of
Block 10 of Belvedere, and will be in other areas of TMP 62A3-1, they should not be included
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
Belvedere Block 10A Final Stie Plan 2/17/2021
in this site plan since they are not shown and they are not part of Block 10.
Response: A road plan for Phase 3 Block 30 has been submitted that shows the entire proposed
buildout of the Block 10 development. The intent of this Final Site Plan is to address the first 26
townhomes. For completeness, the coversheet reflects the "Proposed Use" of full buildout of
Block 10, including the 2 existing townhouses from Phase IV-2. The 70 units shown reflects only
Block 10.
7. [ZMA2004-07] Please make the revisions to proposed streets as outlined below. Please note,
if Fire Rescue, Engineering or VDOT require a greater road width, then the following must be
expanded to meet their requirements.
a. Road D East, which is also Farrow Drive: The road width is insufficient to provide all of
the required components of the street section and meet Fire Rescue minimum clear
travel way requirements. The COD requires two-way traffic and parking on both sides.
The portion of Farrow Drive in Phase IIB of Belvedere was allowed to provide parking
on one side of the road in order to meet the Fire Rescue requirement, but that still
required a ROW width of 59'. Revise the road section and plan view of the public street
to have a 59' ROW, parking on one side of the road (the park side) and have parking
spaces delineated with paint striping.
Response: Per table 8 in the ZMA, Road D East is required to have a minimum FC-FC of 30' and a
ROW of 54'. Per the section view ZMA exhibit 11 (5), "informal parking" is required for this road.
Due to the updated requirements by Fire Rescue, the roads have been designed to provide the
clear width for fire trucks, in additions to, on -street parking. Due to townhomes being proposed
for this portion of the development, it is not feasible to have parking on both sides of the road.
"No Parking" signs are proposed in areas where the clear width is not provided. This design
provides ample parking for this development. The provided width of the road is 33' FC-FC where
on -street parking is provided, and variable width ROW.
b. Road P (not including portion of secondary access road): The road width is insufficient
to provide all of the required components of the street section and meet Fire Rescue
minimum clear travel way requirements. The COD requires one-way traffic and parking
on one side. Fire Rescue has previously stated that the clear travel way must be a
minimum of 20' in width. Revise the road section and plan view of the public street to
have a ROW that includes a clear travel way of 20', parking on one side of the road
(the park side), and the parking spaces delineated with paint striping.
Response: Per table 8 in the ZMA, Road P is required to have a minimum FC-FC of 22' and a ROW
of 46'. The design provides a one-way road with a travel way that is 20' wide. On -street parking is
provided on the park side, total width is 29' FC-FC and 54' ROW.
c. Road P (the portion included in secondary access road): The road width is insufficient
to provide all of the required components of the street section and meet Fire Rescue
minimum clear travel way requirements. The COD requires one-way traffic and parking
on one side. Fire Rescue has previously stated that the clear travel way must be a
minimum of 20' in width. Revise the road section and plan view of the public street to
have a ROW that includes a clear travel way of 20', parking on one side of the road
999 Second Street SE. Charlottesville. VA 22902. www.Roudahush.com 434.977.0205
Belvedere Block 10A Final Stie Plan 2/17/2021
(the residential unit side), and the parking spaces delineated with paint striping.
Response: The portion of Road P that is included with the secondary access road is for motorists to
access Lot 5 —15. Emergency access was not proposed on the application plan; thus, parking was
not proposed for this section. We propose ample parking around Park M and we believe the intent
of the COD is being met with this design. This section of road meets the minimum requirements by
Fire Rescue.
Road N: Provide a cross-section for this street. From the plan view of the road, and
dimensioned road width, it appears that the road width is insufficient to provide all of
the required components of the street section and meet Fire Rescue minimum clear
travel way requirements. The COD requires two-way traffic and parking on both sides.
Work with Planning, Engineering, VDOT and Fire Rescue on the minimum road section
that will be allowed. Provide a road section in the site plan and update the plan view of
the public street. Paint striping will be required, showing the provided parking spaces,
once the next part of the development is constructed. However, Fire Rescue has stated
that until the next portion of Block 10 is constructed no parking will be allowed on
Road N to allow clear turning access for their fire equipment.
Response: Please see the Road Plan, submitted under separate cover, for more information on
proposed Road N. Parking can not be provided on both sides of the road due to sight distance
easements.
e. Secondary Access Roads: Bollards to limit the access only to emergency vehicles
must be provided for the secondary access roads.
Response: Bollards have been added.
8. [32.5.1 (b)] Scale and size. Clearly show and label all match lines for the sheets. This should
include labeling and linework to clearly delineate the division lines on all sheets where the full
project area is not shown. Also, on the existing conditions sheet the phase line appears to be
shown but is not labeled or specified in the Legend.
Response: A Road Plan has been submitted for the Block 10 subdivision. The project will not be
phased. The "Final Site Plan Phase 3 Block 30-A" is to address the townhome units on Lots 1- 26.
[32.5.1 (c)] Address the following:
a. Ensure that all text and dimensions are able to be read. The parcel boundary bearing
and distance measurement, at the road intersection with Fowler street, cannot be
read because it is on top of a label for the curb and gutter. Ensure all text is able to be
read.
Response: Revisions have been made accordingly.
b. Show the Belvedere NMD line, and clearly label it, in all existing and proposed sheets.
This line shows the limits of Block 10.
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.corn 434.977.0205
Belvedere Block 10A Final Stie Plan
2/17/2021
Response: The limits of the Block 10 has been labeled.
c. See engineering comments in reference to the revisions that are required on the
existing and proposed grading.
Response: Acknowledged.
10. [ZMA2004-07] As provided in previous Belvedere projects, include a chart that
specifies the following:
a. Maximum & minimum residential densities permitted (Tables 1 & 2) for each block
and for each type of unit from the approved rezoning and variations;
b. The number of units that have already been built for each block;
c. The number of units that have been platted but not built;
d. Number of units proposed with this site plan for Belvedere Phase 3 Block 10-A;
e. The total number of units remaining for each block; and
f. The totals for each of the columns at the bottom of the chart. Ensure that Block 10
will meet these minimums and maximums or request the special exceptions specified
in comment #3 above.
Response: The chart has been added to the plan to show what has been platted up to this point in
time. An exception letter has been submitted to allow for different units in Block 10, therefor
sheet 4 and 5 are left blank and the complete tables will be added with the next submission.
11. [ZMA2004-07] As provided in previous Belvedere projects include in this site plan a
chartthat includes the following:
a. The information from Table 4 Green Space Tabulation in the most recent Code of
Development (As Revised: July 22, 2014) and all of the approved variations since
the last update of the COD as the 'Approved with Rezoning';
b. Acreages of what has already been provided & platted;
c. Acreage proposed with Belvedere Phase 3 Block 10-A;
d. The difference from the rezoning; and
e. Totals for all of Belvedere. Since Block 10 is being proposed in two parts and will be
platted and recorded separately, there should be a separate line for part 2 of Phase 3
Block 10. Ensure that Block 10 will meet the minimums and maximum acreage
requirements or request the special exception as mentioned in comment #3 above.
Response: The chart has been added to the plan to show what has been platted up to this point in
time. An exception letter has been submitted to allow for different units in Block 10, therefor
sheet 4 and 5 are left blank and the complete tables will be added with the next submission.
12. [ZMA2004-07] On the coversheet, in the "Open Space:' portion of the Site Data, ensure all
required Block 10 open space is accounted for. Only 1.41 acres of open space in Block 10 are
specified on the cover sheet. As of variation #54, Block 10 included the following minimum
sizes for each of the open space areas:
a. Linear Park'J' 5.35 acres.
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
Belvedere Block 10A Final Stie Plan 2/17/2021
b.
Park'L' 0.5 acres.
c.
Park 'M' 0.2 acres
d.
Other open space:
e.
Conservation 4.40 acres.
f.
Preservation 4.59 acres.
Response: Cover sheet has been revised.
13. [32.5.2 (a)] Clearly delineate the Block 10 boundaries and parcel boundaries on the Existing
Conditions and site layout sheets so that staff can verify the acreages of TMPs 06200-00-00-
002C0 and 06200-00-00-002BO that fall within Block 10.
a. Ensure that the Block 10 acreage figures on the Cover Sheet are correct.
Response: Please see the overview sheet for more detail.
14. [32.5.2 (b)] Information regarding the proposed uses. Address thefollowing:
a. A tot lot will be required within Block 10, either in Park M or Park L. Since only 26
residential units are proposed for Part 1, the tot lot is not required at this time.
However, if the tot lot will be provided in Park L, in Part 2, add a note to the Part 1 site
plan statingthis.
Response: Acknowledged, a tot lot is provided in Park M.
b. Provide the following note: "Open Space is hereby dedicated to the HOA." Provide
information on the HOA that will be maintaining the open space. Ensure that the
openspace will be owned and maintained by an HOA.
Response: Note has been added to the cover sheet.
c. Address the following in reference to provided parking:
d. It does not appear, with the width of the roads, the Fire Rescue requirements, and the
proposed townhome layout that parking will be able to be provided on both sides of
the streets. See comment 7 above. Once comment 7 is addressed, revise the "Provided
Parking" on the cover sheet to only count the parking spaces that can be provided and
are shown onthe roads.
Response: Parking is provided to adhere to the intent of the ZMA. Parking cannot be provided on
both sides of the street due to townhome driveways and due to sight distance restrictions. The
road widths are proposed in accordance with current VDOT and Fire Rescue standard.
e. There appears to be insufficient depth on all but one of the driveways to provide
minimum required parking. Parking can only be included on driveways that have an
18' depth between the sidewalk and structure. The 16' maximum setback for
Belvedere was not designed for front loading small lot residential units. Revise the
"Provided Parking" calculation on the coversheet to only count surface parking spaces
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
Belvedere Block 10A Final Stie Plan 2/17/2021
that meet the minimum depth of 18'.
Response: A variance will be submitted to address the 16' versus 18' build -to line. The townhomes
within Block 30-A will have double car garages and two driveway parking spots.
f. Add a note that states that parking is not allowed in any driveway that does not
meetthe minimum size requirements.
Response: A variance will be submitted to address the 16' versus 18' build -to line.
g. Show and label any garages that are being used to count toward required minimum
parking.
Response: A variance will be submitted to address the build -to lines. All townhouse units shown
for 10-A will have a two -car garage and a driveway for two cars.
15. [32.5.2 (a), 32.5.2 (b), 32.5.2 (1)] Address the following:
a. Provide the acreages for each proposed residential lot and open space area. If an
open space area is divided by the phase line, then specify the acreage of the open
space for Part 1 and Part 2 separately.
Response: Block 30 will not be phased for construction. The Road Plan addresses the entire
development of Block 10. This Final Site Plan addresses the attached product. The area of each lot
and open space is indicated on the plan. Please see the Road Plan for more detail if required.
16. [32.5.1 (c), 32.5.2 (j) & (k)] Existing and proposed sewer and drainage facilities & off -
site easements. Provide the location and dimension of all existing and proposed private
and public easements. Address the following:
a. There is a sewer easement, shown on plats for the greenway BLA on the southside
of the parcel and connecting to the ACSA utility in the river bottom, that is not
shown on thissite plan. If it is existing show it and provide its deed book and page
number. If it is proposed with another project label it as proposed and specify that it
is "Proposed with [Project Name]."
Response: The Block 10 sanitary sewer will tie into the existing RWSA main line. The extent of the
proposed utilities for Block 10 is addressed on the Road and Utility Plan, submitted under separate
cover. Please see the Road Plan for more detail. The DB PG is shown to indicate the existing
easement where applicable.
b. An easement plat for the proposed sewer line, near the northern parcel line and
connectingto the ACSA easement in the river bottom, will require the review,
approval and recordation prior to approval of the final site plan.
Response: A Preliminary Subdivision Plat has been submitted to address all the required
easements.
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
Belvedere Block 10A Final Stie Plan 2/17/2021
c. Show and label all required off -site easements. If any off -site easements are
required, an easement plat application must be submitted, reviewed approved
and recorded prior to approval of the final site plan.
Response: An easement plat will be submitted if required.
17. [32.5.2 (e), (n) 32.6.2(]) & 32.7.9.4 (c)] Landscape features. Address thefollowing:
a. Show the existing and proposed tree lines.
b. Show all areas of preservation, and all areas on conservation, not impacted by
improvements as "preserved".
c. Preserve all existing trees that are to remain. Where they are to remain include the
following:
i. Areas and other features shown on landscape plan. The landscape plan shall
show the trees to be preserved, the limits of clearing, the location and type of
protective fencing, grade changes requiring tree wells or walls, and trenching
or tunneling proposed beyond the limits of clearing.
ii. Conservation checklist. The applicant shall sign a conservation checklist
approved by the agent to ensure that the specified trees will be protected
during construction. Except as otherwise expressly approved by the agent in a
particular case, the checklist shall conform to the specifications in the Virginia
Erosion and Sediment Control Handbook, pages III-393 through III-413, and as
hereafter amended.
d. On the grading plan sheet label the area of existing trees with the type of trees
(evergreen, deciduous, or a mix of both) and show areas where existing vegetation
will beremoved.
e. Revise Sheet 9 Landscape Plan to specify that the number of street trees are required
on both sides of the street.
f. Provide one large street tree is every 50' on center along both sides of each street. See
Zoning Division comment on specific C.O.D. requirement.
g. Revise the proposed tree species to ensure that all street trees are large trees. Some
of the species provided are medium size trees. Consult the Albemarle County
Recommended Plants List for permitted species.
Response: Please see the existing conditions sheet for the existing tree line. The conservation
checklist has been added to the plan. Please see the Landscaping sheets (better shown on the
Road Plan) for the proposed tree line and tree save area. The limits of the tree save area represent
the limits of construction and will be delineated with orange construction fencing. All areas not
within lots, but disturbed for construction, will be dedicated as open space. The disturbance to the
ZMA slopes is addressed in a letter to the Board of Supervisors, under separate cover. Due to
townhome units being proposed for Block 10-A, trees cannot be proposed on both sides of the
street due to conflicts with driveways and underground utilities. The required number of trees
have been proposed and placed where no conflict exists with easements.
18. [32.5.2 (n)] Address the following:
a. Show the location of any outdoor lighting. Any freestanding or building mounted
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.corn 434.977.0205
Belvedere Block 10A Final Stie Plan 2/17/2021
lighting, including front porch lights, must be shown in a photometric plan and meet
all requirements. Ensure all lighting meets County requirements.
Response: No outdoor lighting is proposed at this time. Please see the note on the cover sheet that
addresses lighting.
19. [32.5.2 (1)] Provide the location of any existing or proposed utility lines and easements
including telephone, cable, electric and gas. Indicate the deed book and page reference
for all exitingutility easements located on the property.
Response: Please see the existing condition sheet for the location of all existing utilities. Where
applicable, the existing easements are shown with the associated DB PG labels. Please see the
utility plan for proposed utilities.
20. [32.8.2] Infrastructure improvement plans. All infrastructure required to construct Phase 3
shall be reviewed, approved, and built or bonded before the final plat and/or final site plan
can beapproved. This includes all offsite improvements required to serve the development,
including road plans, WPO plan, water and sewer connections.
Response:Acknowledged.
21. [32.5.2 (a)] General information.
a. Provide the current name of the owner, zoning district, tax map and parcel number
and present use of abutting parcels TMP 62-2C, TMP 61-160R, revise the use for TMP
62-07E that is an open space created with Phase 4A-1 and not "vacant', and revise
TMP 62-16D to be vacant.
Response: The labels have been updated. Please see the overview sheet for view of abutting parcel
information.
b. Once the additional portions of parcels that are part of Block 10 are added to the site
plan "project area," state the zoning districts that apply to each parcel in the Site Data
on the cover sheet.
Response: The additional parcels from Phase IVA-2 is included within the Block 10 area. All these
parcels are zoned NMD and can be seen on the existing conditions sheet.
c. Revise the rezoning information on the coversheet to include highest number of
approved variation and the date on which it was approved.
Response: ZMA-204-0007 is listed on the coversheet. Please clarify is additional information is
required.
d. Revise the setbacks to address the following:
i. Provide the full Belvedere setback chart Table 9, revised with the most recent
variations to impact it, and include all notes and variation information.
Althoughthe setbacks have been provided on the sheet, they do not include
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
Belvedere Block 10A Final Stie Plan 2/17/2021
all of the notes which impact how the setbacks are applied.
Response: Table 9 has been added to the cover sheet.
ii. As stated in note 3 of Table 9 of the C.O.D., where a side setback of less than
4'11" is used, a 6' maintenance easement shall be recorded on all properties
adjacent tothe side setback of less than 4'11". These easements must be
shown on the site plan and submitted, reviewed, approved and recorded prior
to final site plan approval.
Response: Side setbacks of greater than 4'11" is used, thus a maintenance easement is not
required.
e. Provide a datum reference for elevation.
Response: Note has been added to the cover sheet.
22. [32.5.2 b] Information regarding the proposed use.
a. Provide on the total size of Block 10 on the site plan and specify acreages of part 10-
A and part 2.
b. State the maximum amount of impervious cover proposed.
Response: A Road Plan for the entire development of Block 10 has been submitted for County
review. Therefore, the Final Site Plan known as 10-A is only for the development of townhouse
units on Lots A-G (see Preliminary Subdivision Plat). The impervious cover has been added to the
cover sheet that indicates the additions of townhomes and driveways.
23. [32.5.2 (j)] Streets, easements and travel ways. Address the following:
a. Show the existing and proposed street improvements and ensure that streets that
already exist are not shown dashed, which could be interpreted as not yet existing.
Address thefollowing:
i. If street improvements that have not yet been built are proposed on a
different site plan, or road plan associated with a subdivision plat, and is
expected to be built prior to this project, then specify that on this site plan and
include the SDP number for that other site plan.
Response: On the "Overview" sheet and the "Existing conditions" sheet the layout for Phase 5 has
been shown. The construction of Phase 5 will be beginning as soon as it is approved. The
construction of Phase 5 should be complete when the construction of Block 30 starts. The SUB# has
been added.
ii. Clarify why a portion of the sidewalk at the intersection of Fowler Street and
Farrow Drive is shown as dashed and one corner does not show the sidewalk
improvement fully within the ROW.
Response: The sidewalk, curb and gutter, and asphalt section at the entrance intersection of Block
10 and Phase 5 will be corrected during the construction of Phase 5.
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
Belvedere Block 10A Final Stie Plan
2/17/2021
iii. Differentiate on the plan sidewalks that will be built with Phase 3 — Part 1 and
those that have been or will be built with other projects, such as Phase 1113
and Phases.
Response: Please see the existing conditions/demo sheet for more information.
b. Provide a public emergency access easement over all portions of the secondary
access roads that will not be within a public street.
Response: An access easement is provided.
c. Provide all required off -site easements. If any off -site easements are required, they
must be submitted, reviewed, approved and recorded prior to approval of the final
site plan. Depending on the timing of other secondary access roads, the easements
beyond the area specified in this site plan may not have been recorded prior to
approval of this site plan.
Response: An easement plat will be submitted for review if additional easements are needed.
d. Provide the following crosswalks:
i. Crossing Road D at Park M.
ii. Where Road D meets Fowler Street.
Response: Crosswalks are provided at locations in accordance with VDOT.
24. [32.5.2 (a)] Areas to be dedicated or reserved. Address the following:
a. Add a note on the plan stating that "All new public street right-of-way shown
hereon is hereby dedicated to the County for public use."
b. Revise the label on all public roads to state "Dedicated to the County for Public Use."
Response: Note has been added to the cover sheet.
25. [General Comment] Any instrument assuring the perpetual maintenance of the open space
areas, and any other improvements that are to be maintained by the HOA in perpetuity,
require County Attorney approval prior to final site plan approval.
Response:Acknowledged.
26. [General Comment] See the other SRC reviewer comments attached. All SRC reviewer
comments must be sufficiently address prior to final site plan approval.
Response:Acknowledged.
Planning — Code of Development — Paty 5atyrne
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
Belvedere Block 10A Final Stie Plan
2/17/2021
Table 1 of the Code of Development, last amended with Variation 59 approved on 5/12/19, is below.
There are 48 remaining single-family detached units with 10 carriage houses that may be developed in
Block 10. The initial site plan proposes 25 townhouses which are not permitted by the Code of
Development. The plan also indicated that part 2 will include 17 attached units and 27 single family
detached units for a total of 69 proposed units. This exceeds the maximum number of units permitted
by Block 10 as the limit is 62, including the carriagehouses.
GROUP
AREA
(AC)
MAXIMUM RESIDENTULL7DENBLOCK
TA LLE
MAXIMUM RESIDENSFD
SFA/TH
APARTMENTS/MF
DE 55M
1
15.08
0
0
12
0
12
0.80
2
26.83
0
20
302
0
322
12.00
3
12.48
25
0
0
14
39
3.13
4
16.68
32
Il
0
26
69
4.14
5
6.86
34
0
0
24
58
8.45
6
9.32
30
1 9
0
14
53
5.69
7
8.72
34
0
0
32
66
7.57
8
7.9
27
16
0
26
69
8.73
10
93.d
i y
0
10
62
0.66
TOTAL
206.68
259
56
314
146
775
1 3.75
Section 8.5.3.3. allows changes to the arrangement of uses provided that major elements shown on
the plan and their relationship remain the same as determined by the Planning Director and
approved by the Board of Supervisors through the special exception process. The description of Block
10 found in the code of development is below for reference. I recommend if a special exception is
submitted that it addresses all phases of development proposed for Block 10.
Block 10- This Block encompasses the outermost transect which is a ridge top overlooking the
Rivanna river. The outer edge of this ridge will have front loaded single family homes sited on
predominantly larger lots (60'width and above). Most clearing, grading and home footprints
would occur above the 25 % slopes, and Open Space and Linear Park 3 in the form of
conservation and preservation areas will albw for the retention of large stands of forested area
below the clustered lot pattern of Block 10. The focal point of this neighborhood is an oval
that contains a small cluster of alley loaded, ridge top lots (40 width or Larger) oriented toward
the centralized Park "L".
The site plan does not appear to comply with the street tree requirements of the code of development:
StreetTrees:
Street trees with a minimum caliper of 2.5" 1 foot above the ground are to be planted on
both sides of all streets and lanes in the right-of-way, with a spacing no greater than 50 feet
on center throughout the neighborhoods. Generally, these trees will be planted by the
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
Belvedere Block 10A Final Stie Plan 2/17/2021
applicant once street and house construction are completed on a given block. The timing of
tree planting will be coordinated to coincide with the growingseason.
Application Plan- The proposed site plan does not show conservation areas and preservation areas as
required by the application plan.
Block 10 Conservation Area/Linear Park J-The application plan shows disturbance of the Conservation
area in Block 10 for stormwater management facilities and a proposed trail. The proposed site plan
does not show where the required trail will be located.
Block 10 Preservation Area -Preservation areas may not be disturbed, including disturbance for the
secondary access road. Sheet 8 shows disturbance of preservation areas. It is unclear if the secondary
access road connecting to TMP 62G-07E impacts a preservation area because preservation and
conservation areas are not shown on the site plan.
Response: The Conservation and Preservation areas are shown on the plans. The secondary access
road does not disturb the Preservation area.
Steep Slopes Overlay District - Only disturbance of Preserved Slopes that was expressly shown
on the application plan may be permitted.
g. Legislative zoning actions related to the underlying district. Any use or structure approved
by the board of supervisors in a zoning map amendment whose location is expressly
authorized in an approved application plan, code of development, or an accepted proffer,
in a special use permit authorized in the underlying district regulations, or in a special
exception authorizing a waiver or modification of the requirements of section 4.2.3;
provided that the legislative action is still valid and that the use or structure complies
with all requirements and conditions approved or imposed in conjunction with the
legislative zoning action.
Section 4.6.6.3 timing of amenity completion- Park M must be completed before 50% of
units have COs in that block. Based on the number of units proposed, the park must be complete
by the 131h CO.
4.16.3.3 Recreational facilities shall be completed whenfif y (50) percent o/the units
have received certificates of occupancy.
Response:Acknowledged.
Sec. 8.5.5.3-Variationsfromapproved plans, codes, and standards of developments. The director of
planning may allow a site plan or subdivision plat for a planned development to varyfrom an
approved application plan, standard of development and, also, in the case of a neighborhood
model district, a code of development, as provided herein:
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
Belvedere Block 10A Final Stie Plan 2/17/2021
a. The director of planning is authorized to grant a variation from the following provisions of an
approved plan, code orstandard:
1. Minor changes to yard requirements, build -to lines or ranges, maximum structure heights
and minimum lotsizes;
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 arch itecturaIstandards;
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 countyengineer.
b. The applicant shall submit a written request for a variation to the director of planning. The request
shall specify the provision of the plan, code or standard for which the variation is sought, and state
the reason for the requested variation. The director may reject a request that fails to include the
required information.
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.
d. 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 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.
e. Any variation not expressly provided for herein may be accomplished by zoning mapamendment
Response: Acknowledged, a letter is submitted to address the variations.
County Engineering — David James
1. The VSMP plan would have to be reviewed & approved prior to FSP approval. [17-3021
Response: Acknowledged, VSMP is submitted on 2/11/2021.
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
Belvedere Block 10A Final Stie Plan 2/17/2021
2. Submit a road plan for review. Approval required prior to FSP approval.
Response: Acknowledged, a Road Plan is submitted on 2/11/2021.
3. Include County's 'General Construction Notes' on the FSP.
Response: The notes have been added to the plans.
4. Indicate and show all existing managed & preserved slopes. Areas of steep slope shown
appear to extend less than what is shown on the County's GIS overlay.
Response: The County's GIS steep slopes have been added to the plans.
5. Sheet 2:
a. Show all existing and proposed utilities and easements. [18-32.5.2 1].
b. Show name(s) of watercourses in and adjacent to site. [18-32.5.2 1]
Response: Existing utilities and easements are shown. Where applicable in the viewport — the
watercourses are shown.
6. Sheet 4: Provide date of field verified topography & existing conditions.
Response: Note has been revised.
7. Sheet 7:
a. Show offsite grading in an easement.
Response: A temporary construction and grading easement has been shown.
b. Grading/Contours proposed for the secondary access (NE boundary) are not shown
how/where they will tie in.
Response: A Road Plan has been submitted which addresses the grading for the secondary access
road.
c. Steep slopes — Round off contours to eliminate any sharp angles.
Response: The contours have been revised.
8. Sheet 7 & 8: Proposed grading in the preserved slope areas does not appear to be allowed
under Ch. 18, Sec. 30.7.5 b.
Response: The grading in the preserved slope is required to build the emergency access road which
is a "Necessary public facility" and cannot be avoided. The grading in the preserved slopes has
been kept to a minimum. A variance letter has been submitted to address the disturbance to
slopes.
9. Sheet 8:
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
Belvedere Block 10A Final Stie Plan 2/17/2021
a. Need to show proposed contours at least five (5) foot intervals. [18-32.5.1 c]
b. Need to show existing topography at least five (5) foot intervals. [18-32.5.2 d]
c. Provide CG-12 access on opposite side of street (Detail 3).
Response: Sheet 8 has been removed. Please see the Road Plan for more information related to
the entire proposed project of Block 10. This FSP only addresses the attached units at the entrance
of the site. The CG-12 has been added.
10. Sheet 2 & 9: Show existing tree line. [18-32.7.9.4 c]
Response: The existing tree line has been added.
11. Grading — Constructed slopes steeper than 3:1 must be permanently stabilized with vegetation
hardier than grass, which will not require mowing. [DSM, pg. 221 Links/refs:
Response: Acknowledged, the label has been added to the VSMP where applicable.
12. Proposed secondary access road and SWM facility is not allowed in preserved slopes and
should be located outside of them. [18-30.7.5 b]
Response: Please see the VSMP plan (submitted 2/11/2021) for more information related to
stormwater management. The SWM facility from the previous plan has been removed. The
secondary access road is allowed in preserved slopes since it is a "Necessary Public Facility".
13. You must show all future road connections within the development and extend streets to
property line. Show (callout) as a temporary turnaround within the development. [18-32.7.2.2
d&e]
Response: Please see the Road Plan, submitted 2/11/2021, for more information.
14. Provide road information for unnamed road that connects to 'Road D' and extend to property
line.
Response: Please see the Road Plan for more information.
15. Max. height of retaining wall in the steep slope areas is 6 feet & must be broken into a stepped
wall design with a min. 3 horizontal feet between separations with landscaping screening
spaced 10 foot on center. [18-30.7.5 a]
Response: Due to the presence of the ZMA conservation and preservation areas, walls have been
limited to 10' heigh with 5' between them. A variance request has been submitted to address the
wall height.
16. Show angle of intersection.
Response: The labels have been added. Please see the Road Plan for more information.
999 Second Street SE. Charlottesville. VA 22902. www,Roudabush.com 434.977.0205
Belvedere Block 10A Final Stie Plan
2/17/2021
17. A flood development permit will be needed for the proposed sewer connection in the
floodplain.
Response: Acknowledged.
CDD E911— Brian Becker
1. "Road D" is a continuation of the existing Farrow Drive and should be labeled as such.
Response: The streets have been renamed.
2. "Road P" requires a road name. The road segment that connects "Road P" to Farrow Drive and
terminates at the Secondary Access Road, currently labeled "Horizontal Curve #2" may
eventually require a road name.
Response: The streets have been renamed where applicable.
3. "Road N" will eventually require a road name. The applicant may want to reserve road names
for these segments at this time.
Response: The streets have been renamed.
CDD Inspections— Michael Dellinger
Add the following note to the general notes page: "Retaining walls greater than 3 feet in
height require a separate building permit. Walls exceeding 4 feet in height require a stamped
engineered design also. Walls require inspections as outlined in the USBC."
Response: This note has been added to the cover sheet.
2. Add the following note to the general notes page: "ALL water fines, sewer lines and fire lines
from the main to the structure MUST have a visual inspection performed by the building
department."
Response: This note has been added to the cover sheet.
3. Note to developer: Due to required distances from lot lines and structures as required by the
NFPA. underground propane tanks may be prohibited. Plan accordingly.
Response: Acknowledged.
4. Add the following note to the general notes page: "Where the flood level rims of plumbing
fixtures are below the elevation of the manhole cover of the next upstream manhole in the
public sewer, the fixtures shall be protected by a backwater valve installed in the building
drain, branch of the building drain or horizontal branch serving such fixtures. Plumbing
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.corn 434.977.0205
Belvedere Block 10A Final Stie Plan
2/17/2021
fixtures having food level rims above the elevation of the manhole cover of the next
upstream manhole in the public sewer shall not discharge through a backwater vale.
Response: This note has been added to the cover sheet.
Fire Rescue — Shawn Maddox
1. Add a hydrant on Road P.
Response: A fire hydrant has been added.
2. Road D East shall be marked no parking on one side due to width less than 36'.
Response: Farrow Drive has proposed "No Parking" signs where applicable. The parking spots have
been indented to provide the clearance required.
3. No Parking on Road N.
Response: Please see Block 10 Road plan for full development schematic. Parking has been indented
and "No Parking" signs have been added where appropriate.
4. Available fire flow test must be provided before final acceptance.
Response: A fire flow test will be provided.
Rivanna Water and Sewer Authority — Victoria Fort
1. 2020-01-28 from Dyon Vega. RWSA has reviewed the Belvedere Phase 3 (Part 1) Initial site
plans dated December 24th 2019 and has the following comments. General comments:
a. RWSA will require a sewer flow acceptance prior to final site plan approval. The request
will need to be sent to us by ACSA and will include the following:
1. Estimated average daily dry weather sewage flow (ADDWF)
2. Point of connection into RWSA system (which manhole)
Estimated in—service date
Response:Acknowledged.
Albemarle County Service Authority —Jeremy Lynn
1. 2020-02-06: 1 recommend the SDP209-00079 Belvedere Phase 3 Part 1— Initial for approval
with the following conditions:
a. Submit 3 copies to ACSA for review
b. RWSA will need to approve proposed tie in location
c. Dedication for ACSA utilities in Belvedere 2B will be required prior to final site plan
approval
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.corn 434.977.0205
Belvedere Block 10A Final Stie Plan 2/17/2021
Response: Acknowledged.
Virginia Department of Transportation — Max Greene
1. Curb radii for skew intersections does not appear to meet the minimum requirements as
described on page B (1)-22, VDOT Road Design Manual. Radii for obtuse angle should be 30'
minimum.
Response: The radii have been revised.
2. Sight distance triangles do not appear to be shown per RDM appendix F, please see table 2-5
Intersection sight distance detail.
Response: The sight distances have been corrected where applicable.
3. Please show the sight lines and profiles for the connection to Fowler Street.
Response: The sight lines and profiles have been added. Please see the Road Plan for more detail.
4. Sight distance profiles in alignment with sight lines are required for review.
Response: The profiles have been added.
5. Parking spaces are not allowed within the sight distance triangle.
Response: Parking spaces have been removed where in conflict with the sight distance triangle.
6. Landscaping plants and trees adjacent to the sight distance triangle will need to be maintained
in area between 2- and 7-feet above ground as a clear zone to preserve sight lines and
accommodate pedestrians.
Response: Please see the landscaping sheets where this note has been added as "VDOT NOTES".
7. Please remove trees within 30 of intersections per B(1)-44 RDM. One tree appears to be within
30' of intersection of secondary access road.
Response: Trees have been relocated.
8. Marked crosswalks do not appear to be warranted and should be removed.
Response: Crosswalks have been removed.
9. Stop sign should be shown at intersection of secondary access road onto Farrow Drive.
Response: Stop signs have been added to the plan. Please see Road Plan for more detail.
10. Approved road plans meeting SSAR, and in compliance with the VDOT Road Design Manual are
required.
Response: Road Plans for the entire subdivision of Block 10 has been submitted on 2/11/2021. The
Final Site Plan for 10-A is only for the 26 townhomes at the beginning of the subdivision.
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
Belvedere Block 10A Final Stie Plan
2/17/2021
11. Pavement designs need to be in accordance with the Pavement Design Guide for Subdivisions
and Secondary Roads, 2018 edition.
http://www.virginiadot.org/business/resources/Materials/Pavement Design Guide for S
ubdivision and Secondary Roads.pdf
Response: Acknowledged.
12. Note that the final plan must show conformance with the VDOT Road Design Manual
Appendices B(1) and F, as well as any other applicable standards, regulations or other
requirements.
Response: Acknowledged, please see the Road Plan for Block 10 for the thorough road design.
Virginia Department of Health —Alan Mazurowski
No objection.
We thank you for taking the time to review these plans and trust the above adequately addresses your
comments. However, please let me know if you have any questions or require additional information.
Respectfully,
Riki Van-Niekerk, EIT
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205