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Home My WebLink AboutSUB201100111 Review Comments Waiver, variation or substitution requirement 2012-06-29Phone 434 - 296 -5832 _ p County of Albemarle Department of Community Development 401 McIntire Road, Charlottesville, VA 22902 Memorandum Fax 434 - 972 -4126 To: Bob Hauser From: Ellie Ray, CLA, Senior Planner Division: Planning Date: April 12, 2012 Rev2: June 29, 2012 Subject: Belvedere\ ZMA 04 -07 Variation Applications from Approved Plans and Code of Development (Variations #44 -48) Four variation requests for Belvedere (ZMA 04 -07) were submitted March 12, 2012 (dated January 30, 2012). We have determined that additional information is necessary for completion of our review. We have also indentified design changes that will be necessary for our recommendation of approval of these requests to the Board of Supervisors. Furthermore, in review of the associated Preliminary Plat, it has been determined that additional variations will be required for plat approval to be granted. Rev2: Three of the original variations have been withdrawn by the applicant, and one additional variation has been submitted ( #48). Please also see engineering and zoning comments for further information. Variation #1 ( #44): From the application, "We request a reconfiguration to Block 8 that creates rectilinear blocks and eliminates Park H ", and under the reason for the request "We believe that our design is superior and that the adjacent all weather turf field, approved 5/14/08, SP 2007 -54, more than compensates for Park H" Additional information requested: • Include the elimination /reconfiguration of Linear Park K in the variation request. • Include the addition of Road Y and the associated design standards in the variation request. • Provide an updated Table 4 (Green Space Tabulation) on Page 14 of the Belvedere Code of Development for areas within the Property only (see Zoning variation review comments for additional information). Design guidance: • Design Road Y in accordance with Engineering comments. • Design Road Y to meet the Conditions of SP 2007 -54. Rev2: This variation has been withdrawn by the applicant. Variation #2 ( #45): From the application, "Request reconfiguration of stormwater management facility #2 and Park G, per attached plan ", and under the reason for the request "Our plan provides more efficient stormwater management and more useful outdoor park space" Additional information requested: • In moving the SWM facility to Block 9, subsequent changes to the amounts and layout of the preservation area, conservation area, and other green space in Blocks 7 & 9 have occurred. Include these changes in your request or include an additional variation for these changes. Rev2: These changes have now been included in the variation request. Please see the plat comments for additional information regarding the open space numbers and modifications to Table 4. Include the addition of Road X and the associated design standards in the variation request. Rev2: Road X has been included in the variation request. Please see engineering comments for additional information. Please also be aware that fire /rescue comments may necessitate further changes to this variation. Provide an updated Table 4 (Green Space Tabulation) on Page 14 of the Belvedere Code of Development for areas within the Property only (see Zoning variation review comments for additional information). Rev2: An updated Table 4 has been provided. Please see the plat comments for additional information regarding the open space numbers and modifications to Table 4. Design guidance: • Design Road X in accordance with Engineering comments. Rev2: Road X has been included in the variation request. Please see engineering comments for additional information. Please also be aware that fire /rescue comments may necessitate further changes to this variation. • The preservation easement behind the lots in Block 9 must extend behind all lots. Currently the easement has been eliminated behind a portion of lot 97; this is not variable. Rev2: This issue has been addressed. • The conservation area between lot 117 and the 50' reserved ROW for connection to Dunlora must be provided. Rev2: As provided in the plat comments, this area cannot be removed from the development; a note about when it will be provided will be sufficient. • The 0.07 acre area within the preservation easement behind lots 109 -111 cannot be designated as open space; it must be conservation area as indicated on the general development plan. Rev2: This issue has been addressed. Current Variation #3 ( #46): From the application, "We request a variation to Belvedere's plan and code to permit construction of Road D (Z on the plat) and contiguous stormwater facilities within 100' parkway reservation area, as shown on attached plan ", and under the reason for the request "Our proposed design is superior to prior design. Road D (Z) as proposed provides safe and efficient access to Block 8 residents while also facilitating construction of a portion of proposed parkway." Additional information requested: • Information regarding how linear park K would remain if the future road is constructed. • Information demonstrating that this section of road is designed using the same section as the portion of Belvedere Boulevard at the entrance to the development. Design guidance: • It appears we cannot support this request as currently designed, please see both VDOT and Zoning comments for additional information. Rev2: This variation has been withdrawn by the applicant. Current Variation #4 ( #47): Variations to Belvedere's Single Family Detached and Carriage house minimum and maximum allocations for Phase 2. Additional information requested: • Provide updated Tables 1 & 2 (Maximum and Minimum Residential Densities) on Page 6 of the Belvedere Code of Development (see Zoning variation review comments for additional information). The tables provided with the request do not contain all of the information included in Tables 1 & 2. Rev2: This variation has been withdrawn by the applicant. Variation #5 ( #48): From the Application: Request to revise various road sections from the approved road sections. Table 8 from the Code of Development has been revised to reflect the changes proposed which consist of the following: A. Section (4) from the rezoning plan incorrectly calculated the total r/w width — it has been revised from 52' to 53'. Face of curb to face of curb dimension of 28' does not change. This applies to roads R (Dabney Grove), G (Colbert Street) and X (Griffen Grove). • Planning has no objection to this correction. However, fire /rescue comments may eliminate the use of Section (4) in this development; see their comments for further information. B. Road X (Griffen Grove) is a new road, not originally proposed with the rezoning. It has been designed in compliance with section (4). • Planning has no objection to this new road. Please see engineering comments for additional information regarding road requirements. Fire /rescue comments may eliminate the use of Section (4) in this development; see their comments for further information. C. Roads H (Barnett Street) and I (Shelton Street) were originally designed as section (4) from the rezoning plan with a r/w width of 52' and f/c to f/c of 28'. Because the applicant would like to provide ample parking and encourage interconnectivity throughout this area, these roads have been designed to conform to section (5) with a r/w of 55' and a f/c — f/c width of 30'. • Please see planning and engineering comments on the plat for further information regarding the design of Roads H and I. Additionally, fire /rescue comments and the conditions of SP2007 -00054 must be satisfied. ROW sufficient for the planting strip and sidewalk does not appear to be provided on Road I. D. Section (6) from the rezoning plan incorrectly calculated the total r/w width — it has been revised from 56' to 57'. Face of curb to face of curb dimension of 32' does not change. This applies to Road D (Farrow Road). • See engineering comments for information regarding the design of Road D. Additional information requested: • As mentioned in engineering comments, please list all elements of the road sections being modified with this request; specifically changes to design speed and parking were not covered in the request. Design guidance: • Design Road D in accordance with engineering comments. • Provide information for the transition between the existing 30' f/c to f/c portion of Road D and the proposed 32' section. Additional Variations Required: 1. Alleys o, q, & r and Roads H & I are proposed to be larger than designated in the Code of Development. Road D is proposed to be smaller than designated in the code. Road R is inconsistent with similar roads in the development, as referenced in Engineering plat comments. Belvedere Boulevard is inconsistent with previous sections and does not appear to meet the Conditions of Approval of SP 07- 54. Minor changes to street design /layout are eligible for a variation request, subject to recommendation for approval by the County Engineer. A variation request should be submitted which includes an updated Table 8 (Road Standards) on page 32 of the Code of Development. The variation must also demonstrate how the Conditions of Approval for SP 07 -54 (SOCA) will be accommodated. See Zoning variation review comments for additional information. • This variation has been submitted as noted above. Some of the concerns are no longer applicable to this plat as the scope has been reduced significantly. See engineering and planning comments for further information regarding the proposed variation. Lots 24 -26 & 28 -35 in Block 8 fall below the 30' -60' width range given in the code for Blocks 5 -8. Lots 98 -117 in Block 9 fall below the 60'+ width given in the code. A variation should be requested that includes updates to the minimum lot size regulations of the Code found in the descriptions of Block 5 -8 & 9 on page 8. Table 9 on page 35 should also be updated as requested by Zoning. See Zoning variation review comments for additional information. • This variation is not necessary as all lots now meet the width ranges provided in the Code of Development. 3. As mentioned above, the conditions of approval for SP 07 -54 may necessitate additional changes to road design within the development. Condition #3 states, "Public streets which provide on- street parking requirements for the synthetic field shall be a minimum of thirty -two (32) feet in width or other width as may be required by the County Engineer and approved as a variation by the Director of Planning." Any changes to the Road Standards in the Code of Development to meet this condition must be submitted as a variation request. • A road section variation has been submitted as noted above. It appears the conditions of SP07 -54 may still be insufficiently addressed with the proposed design; please see engineering comments for additional information. An updated Code of Development and Application Plan reflecting all changes comprehensively will be required if the variations are approved. Please contact Ellie Ray at the Division of Current Development by using eray(a)albemarle.org or 434 - 296 -5832 ext. 3432 for further information.