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HomeMy WebLinkAboutSUB201100111 Review Comments Waiver, variation or substitution requirement 2012-09-14Phone 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, PLA, Senior Planner Division: Planning Date: April 12, 2012 Rev2: June 29, 2012 Rev3: September 14, 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 Rev2: (5/14/12) Three of the original variations have been withdrawn by the applicant, and one additional variation has been submitted ( #48).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. Rev3: Variations #44, #46 & #47 have been removed from this memo as they were previously withdrawn by the applicant. Variations #45 and #48 have been revised as indicated below. Variation #2 ( #45): -rom the 5/14/12 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. From the 8/28/12 application: "Request reconfiguration of stormwater management facility and Park G with the addition of Road X (Griffin Grove). Table 4 from the Code of Development has been updated to reflect changes to the conservation, preservation and open spaces — see attached. Retaining walls to be included within Phase 2 as shown on the plan. Grading of Park E creates useable areas that will require the removal of existing trees." Planning has no objection to this request. An updated Table 4 has been provided. This variation review only covers changes to Block 5 and portions of Blocks 7 and 9. Other deviations from the approved Table 4 will have to be monitored as remainder of the development is completed and platted. The 0.06 acre reduction in `Park E' and the swap of open space between `Park G' and `Open Space Block 9' is acceptable. The modest increases in the conservation and preservation areas in `Block 9, Preservation Easement' are also acceptable. It has been noted on the plat that the remaining conservation and preservation areas approved in `Open Space Block 9' will be platted when the remaining portions of Block 7 and 9 are developed. Also as noted on the plat, the conservation area between the last lot in Block 9 and the 50' reserved R/W for connection to Dunlora must be provided when the remaining portion of Block 9 is platted. Prior to final subdivision plat approval for Belvedere Phase 2, a landscape plan must be provided for the required amenity areas shown on the general development plan and described in the code of development. The plan must show the minimum features as required by the Belvedere Code of Development for Parks E (Dabney Park) and G (Griffen Park). Variation #5 ( #48): From the 5/14/12 Application: Request to revise various road sections from the approved roaa 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. From the 8/13/12 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 road G (Colbert Street). This section has been labeled as Section (4) -A on the preliminary plat. • Planning has no objection to this request. However, please correct the revised Table 8 to indicate that parking will only be allowed on one side of the street as agreed upon during the 7/26/12 meeting with VDOT. The section provided indicates parking on one side only, but the table does not. B. Road X (Griffen Grove) is a new road and Road R (Dabney Grove) was not originally specified in the rezoning. They have been designed with a 29' f /c -f /c, and a 54' R/W in consultation with VDOT, Fire Rescue and Engineering Staff. This section has been labeled as Section (4) -B on the preliminary plat. • This section does not meet the standard agreed upon during the 7/26/12 meeting with VDOT. To meet both VDOT and Fire Rescue comments, there are two options for the design of these two roads: 1) 29' f /c -f /c with parking on both sides and an agreement to sprinkle the units that get their frontage on each of these streets, or 2) 32' f /c -f /c with parking on both sides. VDOT indicated that they will not accept roads with parking on only one side (except for road G as a portion already exists with a 28' f /c -f /c dimension) as there is no enforcement mechanism in place. Please revise the associated section and Table 8 to indicate one of these options. Also, please correct the revised f /c -f /c measurement for road X in Table 8 to 29' as it still lists 28' as the dimension. 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 a modified version of section (5) with a r/w of 57' and a f/c — f/c width of 32'. • Planning has no objection to this request. R/W sufficient for the planting strip and sidewalk does not appear to be provided on Road I as the phase line for Phase 2 falls directly behind the curb. This R/W may be required, please coordinate with engineering and VDOT during road plan and final plat review to provide sufficient ROW. D. Section (6) from the rezoning plan has been revised to 34' f /c -f /c and 59' R/W, to satisfy VDOT. The proposed section now allows parking on both sides of the road whereas the rezoning plan allowed parking on only one side. This applies to Road D (Farrow Road). On- street parking bumpouts have been removed from the plan. • Planning has no objection to this request. 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. o A complete accounting of all proposed changes to Table 8 still has not been provided. Much of the information provided in the `Approved with Rezoning' version of Table 8 does not match what was in fact approved with the rezoning. For example, the design speeds for roads G, H & I are presented in the Table as 25 mph, when the original Table 8 listed 20 mph. The approved R/W widths for roads G, H & I were 52', not 53' and 57' as shown. The approved R/W width for road D was 56', not 57'. The R/W widths appear to be accurate in the variation request, but the Table does not match. Please correct the Tables to accurately reflect what was originally approved and what is now being proposed. Please also include changing the design speeds in the variation request. An updated Code of Development and Application Plan reflecting all variations approved since February 2, 2010 (the latest Code revision date) comprehensively will be required prior to Final Plat approval if the variations are approved by the Board of Supervisors. Please contact Ellie Ray at the Division of Current Development by using erayCcDalbemarle.ora or 434 - 296 -5832 ext. 3432 for further information.