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Home My WebLink AboutZMA200400007 Code of Development 2005-10-10Anj 9 R •,:r514 CLIME Z� ori '� �' �1'I�• W, tll ,t.1'! rY � f • �r -. 7't iR wto, w BELVEDERE Table of Contents 1. Purpose and Intent 2. Planned Land Uses 3. The Built Form of Belvedere a. Architectural Standards b. Landscaping Standards 4. Street Classifications 5. Preservation of historic structures, sites, and archaeological sites 6. Lot Layout Regulations Tables : Table 1: Maximum Residential Densities and Number of Units Table 2 Minimum Residential Densities and Number of Units Table 3 Developed Square Footage Table 4 Green Space Tabulation Table 5 Amenities Tabulation Table 6 Permitted /Prohibited Uses by Block Table 7 Minimum Planting Requirements Table 8 Road Standards Table 9 Build -to Lines and other Lot Regulations Appendix A: Carriage House Unit Regulations Exhibits: 1. Area of Rezoning 2.General Development Plans 2A General Development Plan 2B Block 1 & 2 General Development Plan 2C Blocks 3-10 General Development Plan 3. Illustrative Development Plan 4. Block 1 & 2 Potential Development Scenario 5. Open Space Master Plan 5A. Block 1 & 2 Open Space Plan 5B. Blocks 3-10 Open Space Plan 6. Concept Grading Plan Blocks 1 and 2 7. Concept Grading Plan Blocks 3-10 8. Urban Streetscape Cross Section 9. Commons Streetscape Perspective 10. Village Green Perspective 11. Streetscape Sections 12. Development Phasing Plan 13. Belvedere Boulevard/Free State Connector Improvements 13A. Belvedere Drive Pinch Point Option 1 drawing. 14. Boundary Survey 15. Traffic Study 16. Visual Buffer Areas Block 2 CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -2- BELVEDERE BELVEDERE CODE OF DEVELOPMENT 1. PURPOSE AND INTENT Pursuant to Section 20.A.5 of the Zoning Ordinance of Albemarle County, this document constitutes the Code of Development for the Neighborhood Model District (NMD) for Belvedere. The Belvedere property ("the Property") encompasses the following parcels totaling 206.682 acres: TMP 61-00-00-154 Area: 15.079 Acres Owner: Belvedere Station Land Trust Existing Zoning: R-4 Land Use Map Designation: Urban Density Proposed Zoning: NM District TMP 61-00-00-157 Area: 10.991 Acres Owner: Dunlora LLC Existing Zoning: R-4 Land Use Map Designation: Urban Density Proposed Zoning: NM District TMP 61-00-00-158 Area: 14.708 Acres Owner: Belvedere Station Land Trust Existing Zoning: R-4 Land Use Map Designation: Urban Density Proposed Zoning: NM District TMP 61-00-00-160 partial Total Area: 40.618 Acres 34.929 Acres being re -zoned Owner: Belvedere Station Land Trust Existing Zoning: R-4 Land Use Map Designation: Neighborhood Density Proposed Zoning: NM District TMP 61-00-00-161 Area: 3.477 Acres Owner: Belvedere Station Land Trust Existing Zoning: R-4 Land Use Map Designation: Neighborhood Density Proposed Zoning: NM District TM 62-00-00-2A Partial TMP 62-00-00-2B (partial, please see "Area of Re -Zoning" exhibit for detail) Total Area: 17.248Acres 1.730 acres being re -zoned Owner: Robert Hauser Homes, Inc Existing Zoning: R-4 Land Use Map Designation: Neighborhood Density Proposed Zoning: NM District TMP 62-00-00-2C Area: 35.9 Acres Owner: Belvedere Station Land Trust Existing Zoning: R-4 Land Use Map Designation: Neighborhood Density Proposed Zoning: NM District TM 62-00-00-3 Area: 2.980 Acres Owner: Stonehaus Inc. & Henry Nelson Sprouse Existing Zoning: R-4 Land Use Map Designation: Neighborhood Density Proposed Zoning: NM District TMP 62-00-00-5 Area: 3.243 Acres Owner: Belvedere Station Land Trust Existing Zoning: R-4 Land Use Map Designation: Neighborhood Density Proposed Zoning: NM District TMP 62-00-00-6A Area: 0.657 Acres Owner: Belvedere Station Land Trust Existing Zoning: R-4 Land Use Map Designation: Neighborhood Density Proposed Zoning: NM District Area: 10.760 Acres ( not being re -zoned) TMP 62A3-00-00-1 partial '/z interest in 5.40 Acres (Belvedere Rd. ROW) Total Area: 106.15 Acres 4.228 Acres being rezoned 78.76 acres being re -zoned Owner: Jacob C. and Charlotte G. Levenson Owner: Belvedere Station Land Trust Existing Zoning: R-4 Existing Zoning: R-4 Land Use Map Designation: Neighborhood Land Use Map Designation: Neighborhood Density Density Proposed Zoning: NM District Proposed Zoning: NM District CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -3- BELVEDERE The code of development for the Belvedere Property is intended to accomplish the following: 1. To promote flexibility and creativity in establishing the General Development Plan, building locations, mix of uses, bulk requirements, and densities within the Property 2. Establish the framework and standards for each block in the Property as well as the uses, location, building types, and street systems contained therein Towards this end, the following sections of the Code of Development are organized to address the standards for the key project elements. Code of Development The Code of Development establishes the requirements set forth in Section 20.A.5 of the Ordinance. The Code of Development is comprised of text, tables, and appendices. The Code text contains the regulatory requirements in descriptive form for development. It also provides certain unifying standards that the owner recognizes will require interpretation. Tables and the associated appendices represent the detailed regulatory requirements specified in Section 20.A.5 of the Ordinance. The regulations are supplemented by the text of the Code and where indicated, to establish the specific allowable uses, the proposed range and mix of these uses, as well as provide a description of planned amenities and minimum improvements, typical street cross-sections, the planned streetscape, and the relationship between planned buildings and adjacent streets. Relationship of the Code of Development to the Neighborhood Model Section 20.A.5 Section 20.A.5 of the Albemarle County Zoning Ordinance provides the framework for the Neighborhood Model District. It establishes the regulations by which applicants for NMD zoning amendments are to construct the governing Code of Development for individual projects. The ordinance stipulates that the Code of Development "Shall establish the unifying guidelines, the specific regulations for the district, and the use characteristics of each block; provide for certainty in the location of an appearance of central features, and the permitted uses in the district; and provide a flexible range of a mix of uses and densities. " General Development Plan It is the intent of the owner for the General Development Plan (exhibits 2A, 213, and 2C) to be used by the County Staff in regulating the development of the Property with the goals and objectives of the rezoning according to the requirements of the county's NMD district requirements. All other exhibits currently submitted, including the traffic study, are intended to meet the requirements for a General Development Plan as outlined in the Albemarle County zoning ordinance Section 8 (planned districts) and Section 20 A (Neighborhood Model). CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -4- BELVEDERE The Property will be developed in accordance with the General Development Plan . Road alignments, building and sidewalk locations, landscaping, grading, and utilities depicted on the General Development Plan may be adjusted at the site plan stage as provided in Albemarle County Code 18-8.5.5.3 so long as they meet the minimum requirements established in the Code. Specific lot boundaries and building locations shown on the exhibits are for purposes of illustration only and should not be construed as final. Lot boundaries shall be subject to the restrictions outlined in Table 9. Exhibits 8-11, included in the Code of Development illustrate how scale, massing, and pedestrian orientation may be achieved within the Property, but are not intended to describe final building design. As such, they should be interpreted as a general representation of the type of architecture or built form planned for the Property. Final zoning interpretation of the project should not use these illustrations as the standard for review of the project's architecture. 2. PLANNED LAND USES Mix of Uses The plan establishes the general mix of uses and the probable amount of those uses to be provided within the project's designated block areas. Because of its location, the majority of the uses will be residential. However within this use category, there will be wide range of product types and densities. Land uses and amenities have been arranged to maximize pedestrian opportunities. The Development Plan generally indicates the location of these uses. The land uses to be permitted will be as indicated on the Development Plan and as described on a block basis in Appendix B - "Permitted/Prohibited" Uses by Block" Regulating Block Layout The block layout as indicated on the Development Plan is based on distinct geographic as well as land use conditions and serves as the basis for the Code of Development. The development pattern as identified in the Block Plan relates to transects that transition from a more urban/ dense core near Rio Road and the community center/ village green area to the more natural edges of the site. The residential unit count and densities are shown on the following Tables 1 and 2. The residential units shown below may be adjusted by block and unit type, however the total maximum number of units shall not exceed 775. The lotting pattern as shown on the Development Plan generally indicates this total number of residential units. Included in these computations are accessory units or carriage house units. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -5- BELVEDERE BELVEDERE MAXIMUM RESIDENTIAL DENSITIES BLOCK GROUP AREA (AC) TABLE 1 MAXIMUM RESIDENTIAL DENSITIES SFD SFA/TH Apartments/ MF Carriage House Units TOTAL DENSITY 1 15.08 80 80 5.3 2 1 26.83 14 1 40 200 254 9.5 3 12.48 22 11 33 2.6 4 16.68 30 28 26 84 5.0 5 6.86 31 24 55 8.0 6 9.32 30 11 27 68 7.3 7 8.72 30 32 62 7.1 8 7.9 27 9 26 62 7.8 9 9.41 25 25 2.7 10 93.4 52 52 0.6 TOTAL 1206.6821 261 88 1 280 146 775 1 3.7 BELVEDERE MINIMUM RESIDENTIAL DENSITIES BLOCK GROUP AREA (AC) TABLE 2 MINIMUM RESIDENTIAL DENSITIES SFD SFA/TH Apartments/ MF Carriage House Units TOTAL DENSITY 1 15.08 25 25 1.7 2 26.83 10 30 168 208 7.8 3 12.48 22 8 30 2.4 4 16.68 28 15 20 63 3.8 5 6.86 29 15 44 6.4 6 9.32 29 20 49 5.3 7 8.72 30 20 50 5.7 8 7.9 24 20 44 5.6 9 9.41 23 23 2.4 10 93.4 50 50 0.5 TOTAL 206.682 245 1 45 1 193 103 1 586 1 2.8 CODE OF DEVELOPMENT 9 BELVEDERE 10/10/05 BELVEDERE TABLE 3 BELVEDERE DEVELOPED SQUARE FOOTAGE BLOCK AREA (Acres) Commercial (max) Commercial (Min) Residential (approx.) Central Features (min) 1 15.08 60,000 8,000 120 000 2 26.83 30,000 457,20 2,000 3 12.48 50,400 4 16.68 20,000 102,400 3500 Club 5 6.86 60,000 6 9.32 79,000 7 8.72 68,000 8 7.9 60,200 9 9.41 70,000 10 93.4 159,000 TOTAL 1 206.682 1 110,0001 8 000 1,226,200 5,500 At the time of final engineering and architectural plan preparation, it is recognized that decisions may need to be made that would modify the exact geometry of individual blocks. As such, flexibility in the Code of Development is provided to permit the boundary and acreage of exact blocks to be increased or decreased at the site plan or subdivision stage by an amount not to exceed 15% of the gross land area of the larger block impacted by each such change. The following sections describe the general features of each block: Block 1- Due to its proximity to Rio Road, this Block will contain a mixture of uses. The buildings will be oriented toward a central access road and plaza space with diagonal parking and pedestrian oriented streetscape. Illustrative Sections are included in Exhibit 8 to indicate the standards of this streetscape design. This block will be surrounded on two sides by Open Space areas. Pedestrian and Bike connections will be provided via a greenway corridor along Belvedere Boulevard. Block 2- With close proximity to Rio Road, potential non-residential uses and the Community Center site, Block 2 has been patterned for higher density residential uses oriented toward a commons or central green, surrounding conservation and preservation areas and pedestrian oriented streetscapes. A neighborhood community center shall serve as the landmark building on the central green located to orient toward Town Run central to the community and away from the existing neighborhoods. The greenway corridor along Belvedere Boulevard would also extend along Block 2. Block 3-. This Block includes an entry boulevard into the main residential area of the project with a parallel greenway corridor and open space along the west side. Houses with alley loaded garages will front the east side of the boulevard and the community center and open space will help to establish a strong sense of arrival. Block 4 -From Roundabout #2 to the terminus of Belvedere Boulevard, Belvedere Boulevard and the Village Green serves as the "main street" of the project. All housing on this spine would be alley loaded and oriented toward the street. A mix of various lot sizes and CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -7- BELVEDERE multifamily product will be provided throughout the Block. The primary project Neighborhood Center will be located adjacent to the Village Green. Blocks 5 through 8- These Blocks radiate off of the Village Green and Belvedere Boulevard and are characterized by lots or multifamily residential that are primarily alley loaded. Lots would range between 30' and 60' in width with town homes and multifamily interspersed in several locations. Along the railroad, a 100' ROW is being reserved for the future Parkway. In the interim, this area will be used for open recreation fields and interconnected to the remainder of the community with interconnecting trails. Pocket parks and the Neighborhood Center site will serve as the primary amenities and identity of these neighborhoods. Block 9- As a transition to the adjacent Dunlora community and steeper, natural areas, this area consists of larger width, front loaded (60' +) lots and stream buffer conservation areas. Open Space and a 25'-30' preservation easement along Block 9's Eastern Boundary will serve to protect mature hardwood vegetation between these lots and the existing Dunlora community. 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 J in the form of conservation and preservation areas will allow 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". Green Space and Amenities The Property's open space and amenity system prioritizes the preservation of environmentally sensitive and significant ecosystems such as steep slopes, streams and stream buffers, mature deciduous forests and floodplain. The preservation of these areas has been focused toward significant corridor systems that allow for areas of wildlife and habitat, water quality buffer, and pedestrian connectivity with greenway amenities throughout the region. The Property open space system is shown in relation to the surrounding open space on The Open Space Master Plan to illustrate these regional connections. A significant portion of the Property (59.78 acres) has been set aside as Conservation/Preservation Areas to protect these natural features. Low impact, pervious surface trails will be provided in some of these corridors to allow for pedestrian interconnections and access to the proposed Rivanna River Greenway. In addition to these areas, 12.63 acres of Green Space have been delineated on the plan specifically to serve as key landscaped focal points within the project. Large areas of green space will be provided in addition to these numbers in the form of landscapes of road row, road medians, green space within the club, building setback areas, etc. These additional areas have not been included in the tabulations. A number of buffer areas have been designated in order to diminish the impact of Belvedere on neighboring properties. All areas identified as buffers within the Code of Development shall be subject to the standards outlined in Albemarle County Code Section 32.7.9.8 in effect on October 5, 2005. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -8- BELVEDERE The other components of the open space system are more active and include neighborhood pocket parks, greenways, a central village green, Neighborhood Center site as well as an anticipated connection to the Fairview Swim and Tennis Club. The following outlines the general features of each of these amenities: The following is a description of the main green space, parks and amenities being provided for both the Property and adjacent communities. Hard Surface Greenway: This trail will provide a multi -use paved connection between Rio Road and the the Property community. The Greenway will be maintained by the Homeowners' Association and will be a minimum of 8' in width to accommodate a combination of bike and pedestrian traffic. Signage along the Hard Surface Greenway will direct members of the public from Rio Road to the Rivanna River Greenway. Park `A' 2.3 acres— Features an existing pond, cemetery site, wooded ravine and buffer area between Block 1 and Dunlora to the east. Some grading and utility work may be required in small areas of Park `A' however; the intent is that this will remain a wooded open space and Conservation Area with supplemental planting as part of the Belvedere Boulevard corridor development. Park `A' will also be used to provide a woodland section of the greenway trail that parallels Belvedere Boulevard. Block 1 green space 0.4 acres- A small area of green space is located between Belvedere Blvd alignment and the existing Covenant Church site. This area will be retained as landscaped buffer. This landscaped buffer, will be subject to the County regulations outlined in Zoning Ordinance Section 32.7.9.8 in effect on October 5, 2005. Block 2 Open Space 6.2 acres- Includes Town Run and adjacent slopes. The Block 2 Neighborhood Center will be oriented toward Park `B. Also a storm water management facility (wet pond) will be located within the Open Space. Major portions of this wooded area will preserved, however some disturbance will be required for the pond, some utilities and minor grading. A Class B trail will provide a pedestrian connection between Blocks 1 and 2. A boardwalk with a minimum width of 5' equipped with handrails shall provide a means of crossing Town Run. The boardwalk shall be designed in accordance with the standards outlined in Section 4-27 of the Virginia Greenways and Trails Toolbox. An Area located to the East of the Multi -family buildings will serve as a wooded buffer between Block 2 and the adjacent Rivercrest Community and will be a Preservation Area. The existing stand of trees will provide a wooded barrier between Block 2 and the existing RiverCrest community. If any tree with a diameter of 12' or greater dies of any natural cause within the first 3 years following final site plan approval for Block 2 the Owner will replace the lost tree(s) with new, 2.5 inch or greater caliper tree(s) of the same species, as measured 24 inches above ground. Within Areas A and B, as identified on Exhibit 16, the Owner will provide and install a planting of multiple native evergreen species. The planting shall include no fewer than 56 trees and shall be comprised of six (6) foot tall evergreen trees (50%), and eight (8) foot tall evergreen trees (50%). The trees will be located so as to provide the maximum buffer value to the Rivercrest Neighborhood. Dispersal of species and sizes shall be random in appearance. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -9- BELVEDERE The location of new plantings shall be outside the dripline of trees contained in the Preservation Areas. Block 2 Green Space 0.7 acres- Includes the central green and a green space adjacent to Belvedere Boulevard. Block 2 Neighborhood Center: This facility will serve the recreational needs of residents of Block 2. This Neighborhood center will feature a clubhouse facility of at least 2,500 ft2. The clubhouse will feature a swimming pool (2,000 W. Min.), restrooms, changing rooms, and meeting facilities. Block 3 Open Space & SWM #3 4.22 acres: Serves as a buffer between Block 3 and the adjacent neighborhoods, and contains an existing cemetery and the Free State Road corridor. A low impact trail (`Class B Standard')tracing the alignment of a historic road associated with the Free State Community will provide a connection between these facilities, the existing Rivercrest community, and the Belvedere Blvd. greenway. A portion of the parcel has been reserved for the home of Henry Nelson Sprouse and his wife and while included in the area of rezoning, is not included in the open space calculation for this area. Lifetime residents of the Free State Community, Mr. Sprouse's family has resided in the area for 3 generations. It will also serve as a location for an enhanced extended storm water retention site. Some grading will be required for Alley `e' and adjacent lot development as well as the construction of the BMP however, the remainder of the site will remain undisturbed. Village Green 1.4 acres- Will serve as a community gathering space and will include a central multipurpose lawn that can be used for active recreation as well as large gatherings and functions. On the edges will be small, landscaped plazas. Each plaza will include at a minimum, the following amenities: • 4 permanent benches in each plaza • Each plaza shall be connected to the overall network of sidewalks in the community Block 4 Neighborhood Center- This centrally located facility will be a primary recreational amenity for the project. It will be interconnected to the other portions of the open space system and residential community through an extensive system of sidewalks and trails. The main feature of this site will be a Neighborhood Center Building (3,500 ft2. min.) that will be oriented toward the Village Green and adjacent active recreation facilities. The building will contain meeting rooms, offices, small-scale retail/ food and beverage facilities and restrooms/changing rooms. A swimming pool (2,000 ft2 min.) will be adjacent to this building. Other facilities include tennis and other recreation courts, playground and seating plazas. The Director of Community Development may approve alterations to final program elements inside the Neighborhood Center and adjacent recreational amenities if he finds that the alterations better respond to neighborhood interests at the time of construction. Block 4 green space- Includes the spaces within the roundabout, edges and focal point areas reserved for intensive landscape amenity treatment. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -10- BELVEDERE Park `E' 0.6 acres- This pocket park will include a fenced off leash area for dogs within an area of existing trees and supplemental landscaping. Site amenities such as 3 permanent benches and sidewalk connections will also be provided. Linear Park `F' 1.7 acres- This park includes one multipurpose grass recreational field with minimum dimensions of 100' by 175'. The informal field will not be striped. This park will also include the hard surface trail adjacent to Belvedere Boulevard. Also found within the boundaries of Linear Park `F' is SWM facility #5. Linear Park F shall begin at the current entrance to Fairview Swim Club and extend North and then West tracing the boundary of the Fairview Swim Club. The park's boundaries shall be defined as the edge of the ROW to the North and East, and the property line to the West and South. The Park shall then turn North again extending to the boundary with the Neighborhood Center in Block 4. In this area the park's boundaries shall be defined by the individual lot lines and the edge of the ROW for Road L to the East and the property line to the West. It should be noted that the boundaries are inclusive of the 100' ROW reserved for dedication upon demand by the county for the purpose of constructing the North Free State Connector Road Extension. Such reservation shall remain in place through December 31, 2025. Should this road be removed from the Albemarle County Comprehensive Plan, said reservation shall become null and void. At such time as the county should choose to acquire this ROW or the reservation of the ROW should expire, the boundaries of this park will need to be adjusted to remove this area from the park's boundaries. While variable in width, Linear Park F shall at its narrowest point be a minimum of 15 feet in width. A `Class B Standard' trails will span the length of Linear Park F and serve to interconnect the adjacent Community Center, housing, and the multi-purpose fields.' Park `G' 1.9 acres —this neighborhood park will feature a wet pond and surrounding existing vegetation and re -landscaped park space. The park will also feature a fenced off leash area for dogs, sidewalks and 5 permanent benches. Park H 0.2 acres- This small neighborhood pocket park will provide an informal neighborhood gathering spot and will feature 1 permanent bench. Linear Park `K' 0.8 acres— This park shall provide a `Class B Standard' trail which will span the length of Linear Park K and serve to interconnect the adjacent Neighborhood Center in Blocks 4 and 8. While variable in width, Linear Park K shall at its narrowest point be a minimum of 15 feet in width. The park shall extend from the boundary of the Neighborhood Center in Block 4 northwards to the boundary of the re -zoning. The western boundary shall be marked by the edge of the 100' ROW reservation. The eastern boundary shall be marked by the ROW boundaries for alley's m,q, and o, as well as the lot lines for the individual lots in Block 8. Linear Park `J' 5.35 Acres- Includes the Conservation area of steep bluffs and existing woodlands on the south side of the Block 10. An existing clearing from an old roadbed will be used for much of the `class B standard trail that will connect the Property to the Rivanna River bottomlands. As indicated in the Concept Grading Plan(Exhibit 7 "Blocks 3-10 Concept Grading Plan") additional habitat preservation will be possible on much of the adjacent lots. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -11- BELVEDERE Open Space Block 10- 8.1 Acres— Includes both conservation and preservation areas to protect the steep bluffs and existing woodlands on the north side of Block 10. As indicated in the Concept Grading Plan, (exhibit 7 "Blocks 3-10 Concept Grading Plan") additional habitat preservation will be possible on much of the adjacent lots. Open Space Block 9 & SWM #2, 2.45 Acres — Is primarily for the purpose of providing a vegetative buffer for the adjacent single family development. The buffer is subject to screening regulations in section 32.7.9.8 in the Zoning Ordinance in effect on October 5, 2005. The area located to the east of Park G provides for storm water management needs in Block 9 but also serves as a trailhead for a Class B Standard trail that extends through Dunlora and connects the Rivanna Greenbelt south of Dunlora Farm to the section running through Belvedere. Block 9 Preservation/Conservation Easement — This area, 25 to 30 feet wide extends along the back of the lots in Block 9, from the Open Space to Linear Park "J", interrupted only by SWM facility #2. A small portion of this easement (.07 acres) is designated for conservation instead of preservation to allow for the extension of water and/or sewer from Dunlora. Parks `L' and `M' 0.5 and 0.2 acres- These pocket parks will provide focal points for adjacent lots and will have a mix of existing vegetation and landscape areas. Park `L' will have a hard surface courtyard space suitable for informal seating and gathering. This courtyard will be connected to the community -wide network of sidewalks. Rivanna River Conservation Area 41.84 acres- The entire 100 -year floodplain area along the Rivanna River will be preserved as open space. This area, as illustrated in Exhibit 2C, shall be dedicated to the Belvedere Homeowners' Association upon completion of Phase III. A `Class B Standard Trail' will be constructed along the River frontage that will be part of the planned Rivanna River Greenway system. Several trail connections will be made through adjacent stream corridors that will provide access to this Riverfront amenity area. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -12- BELVEDERE Table 4 Green Space Tabulation Park or Green Space Block Location Conservation Area Acres PreservationOther Area Acres Green S ace Acres Park `A" 1 2.3* Block 1 1 0.4 Open Space Block 2 1 and 2 1.2* 5.0* Block 2, Commons and Greenway 2 1 0.7* Block 3 Open Space including SWM #3 3 4.22 SWM #4 3 0.48 Village Green 4 1.4* Roundabout #2/ Corner Pocket Parks 4 1.2* Park `E' 5 0.6* Linear Park `F' 6 4.12* Park `G' 7 1.9* Park H 8 .2* Open Space Block 9 9 0.73 1.2 0.5* Block 9, Preservation Easement 9 0.07 0.63 Linear Park `J' 9 & 10 5.35* Open Space Block 10 10 3.51* 4.59* Linear Park `K' 10 0.8* Park `L' 10 0.5* Park `M' 10 0.2* Rivanna River Bottomland 10 41.85* Total 53.81 acres 7.62 Acres 83.65 Acres Total Green Space or 22.22 Acres 40% of Site * Included as Project Amenities Table 5 Project Amenities Parks Listed in Above Table 1 75.92 Block 2,Neighborhood Center .7 Acres Block 4. Neishborhood Ccnter 3.2 Acres 79.82 Acres Total Amenity Area or 38.5% of Site CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -13- BELVEDERE Block 3 4 5 6 7 8 9 10 R Detached single family R R R R R R R R R— e Duplexes R R R R R R R R S Townhouses R R R R R R R R R u Multiple -family dwell in s R R R s Assisted livingR R Rest home, nursing homes, or convalescent homes R_ R_ N I0Ine Agriculture R R R o Administrative, Professional Offices R R R Antique, gift, jewelry, notion and craft shops R R R Auction houses R R R Barber, beauty shops R I R R e Boat Landing and Canoe LiveryR s Church R R R R I d Clothing, apparel and shoe shops R R R e Clubs, lodges, civic, fraternal, patritiotic reference 5.1.2 R R R n Commercial recreation establishments including but not limited to amusement centers, bowling alleys, pool halls and dance halls R R t I community center R R R R R a Convenience store R R R Day care, child care, or nursery facility reference 5.1.06 R R R Department store R R U s Drive -Through Windows serving or associated with permitted uses SPI SP e Drug store, pharmacy R R R s Eating establishment not including fast food restaurant R R R Farmers' market reference 5.1.36 R R R Financial institutions R R R Florist R R R Furniture and home appliances sales and service R Hardware store R R Health club or spa R R R Hotels, motels and inns R R Indoor athletic facilities R R R Indoor theaters R R Laundries, dry cleaners R R Libraries, museums R R R Medical center R Musical intrument sales R Newsstands, magazines, pipe and tobacco shops R R R Office and business machines sales and service R Optical goods sales R Outdoor amphitheater R R Outdoor eating establishment or cafe R R R Outdoor storage, display and/or sales serving or associated with a by - right permitted use, if any portion of the use would be visible from a travelway SP SP Phot ra hic goods sales R R R Private Schools R R R R Professional offices, including medical, dental and optical R R R Public and private utilities and infrastructure R R School of special instruction R Sporting oods sales R Stand alone parking and parking structures (reference 4.12, 5.1.41) R R R Stormwater Management Facilities shown on an approved final site plan or subdivision plat R R R R R R R R R R Swim, golf, tennis or athletic facility R R R R R Tailor, Seamstress R R R Tier I personal wireless service facility or Tier I facility: R R Temporary Construction Uses R R R R R R R R R R Veterinary office and hospital R Visual and audio appliances sales R Wayside stands - vegetables and agricultural produce (reference 5.1.19) R R R CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -14- BELVEDERE 3. THE BUILT FORM OF BELVEDERE PHILOSOPHY Successful neighborhoods and communities are not random, unplanned events. In the past, relatively simple planning and controls over time have produced places of such charm and warmth that they have a place in this nation's collective subconscious. This memory and those places that survive today have in many ways set the standard for what our new neighborhoods and communities should be. The difficulty lies in creating in a few years what in the past took several decades. ARCHITECTURAL STANDARDS a. ARCHITECTURAL STYLE A broad range of historic and contemporary American architectural styles (listed below) can be used as "points -of —departure" for designs at the community of Belvedere. These styles are compatible because they share similar proportions, details, massing, materials and roof form. The buildings approved for the Community of Belvedere must exhibit compatibility with these elements however unique interpretations of the historic style are allowed and encouraged. This could mean that the design expression becomes simpler without looking cheap, the details may become simpler but not smaller, or the arrangement of elements may vary slightly from traditional norms. There should not be so much variation as to be no longer compatible with a more traditional interpretation. The Architectural Standards Committee ("ASC") will provide early input to the applicants as to the appropriateness of design and enforce the standards of this code and the Declaration. The Architectural Standards for Belvedere will be approved by the ASC prior to submission to the County to ensure compliance with the Code of Development. The ASC will review all individual submissions prior to review by the county. ACCEPTED TRADITIONAL ARCHITECTURAL STYLES • COLONIAL REVIVAL • GREEK REVIVAL • SHINGLE • GEORGIAN AND ADAM • BUNGALOW • ARTS AND CRAFTS • CONTEMPORARY o Restricted to lots with frontage of 50 feet or greater. GENERAL STYLE, FORM, MASSING AND PROPORTION OF STRUCTURES • The main mass of the building shall have all the ground floors on the same level. Split-level designs are not permitted without ASC approval. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -15- BELVEDERE • A predominately two-story street elevation is encouraged with a minimum of 50% of homes being two story. • Similar building elevations shall be separated to minimize the awareness of repetitive floor plans and elevations. For single family detached homes an identical house front elevation may not be repeated more than once in any grouping of 6 or fewer adjacent lots sharing frontage on a common street. An identical plan may not be constructed on lots that face each other across a roadway other than an Alley • All front facing gables shall have attic windows. • Entry porches or stoops must provide cover by having a cantilevered, bracketed or column supported roof, a recessed entry door, or a combination of both. • 9' minimum ceiling heights at the first level are required. • 50% of the detached homes shall have front porches with a minimum depth of 7 feet and a minimum width of 15 feet. Lots requiring such porches will be determined by the ASC. • Foundations shall be crawl spaces or partial or full basements. Flat or elevated slabs will be considered if grading can be accommodated with a minimal impact to existing vegetation. MATERIALS, COLOR AND TEXTURE • All exterior paint colors shall be selected from the Belvedere Paint Schedule. • Walls shall be no more than one color per material used. • Brick color, range and texture shall be based on the brick choices provided in the Belvedere Materials Schedule • Stone (cultured or natural) color and style shall be based on the stone choices provided in the Belvedere Materials Schedule • Board and Batten accents using cementious panels need a batten spacing of no greater than 18" using 5/4"x 3" minimum batten strips. • Roof Shingles style and color shall be selected from the Belvedere Materials Schedule. Other shingle styles and colors will be considered by the ASC. • Accent color brick may be used if approved by the ASC. • Accent wall patterns of vertical board and batten, trimmed panels and/or shingles will be limited to gables, window bays or other secondary elements or surfaces at the side or alley elevations. The materials for these patterns may be wood or cementious fiber material. • Precast or cast stone elements may be used if approved by the ASC. • Building wall at the streets shall be finished in modular brick, cultured stone, horizontal lap siding (4" or 6" to show), stucco or shingle siding • Siding may be wood, cementious fiber material, or vinyl. Accent wall patterns of vertical board and batten, trimmed panels and/or shingles will be limited to gables, window bays or other secondary elements or surfaces at the side or alley elevations. The materials for these patterns may be wood or cementious fiber material. Other materials may be considered. • No more than 30% of the homes on any street may incorporate vinyl siding. All vinyl siding shall be selected from the Belvedere Materials Schedule. Each builder within the community shall be allocated a 30% allowance for vinyl sided units. These allotments are non -transferable and may NOT be used on adjacent lots. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -16- BELVEDERE ■ Vinyl will not be allowed on any corner lot. ■ Vinyl will not be allowed on any lot fronting the Village Green • Exposed foundations shall be brick, painted concrete, brick embossed or parged. • The building walls veneered in brick should be simple in form and massing. Avoid brick extending over portions of roof. • Foundations shall be exposed a minimum of 24" at the street sides for homes with a 10 foot setback or less. A flush slab on grade condition can occur at the alley and side yards or on lots with front yard setbacks of 25 feet or more. • Siding shall be at 4", 6" or 8" to weather. • Brick shall be modular in size with brown sand mortar. • A water table detail is required at the street elevation. • Brick selections will be approved by the ASC. • Wood and cementious siding will be painted in accordance with an approved color scheme prepared by the applicant. Refer to the appendix for general standards on color. No adjacent homes may use the same color scheme ROOF PITCH AND FORM • Roof forms should be simple and based on the Architectural style selected. • Principal roofs will range from 4:12 to 12:12 based on the selected Architectural style • Secondary roofs can be a lower pitch, with a minimum of a 2:12 slope seems too flat. • Main roof sections shall have the same pitch. • Dormer design shall be consistent with the selected Architectural style. • Fascia, soffit and frieze make up the roof to wall design with a full pediment or a cornice return at the gable ends. • Gable attic windows of various shapes often enhance the design along with a full pediment gable • Rake overhangs are between 6" and 12" on all elevations. • Front Roof overhangs should be a minimum of 12" • The design of the soffit and frieze detail should be given special attention. The Frieze design should be consistent with the architectural style of the building. • The frieze detail at the street shall continue uninterrupted around the building unless otherwise determined by the ASC. • Main roofs shall be a 25 year or better "Architectural" dimensional asphalt shingle, a natural slate, standing seam metal or a simulated slate or flat tile wood shingle or shake. • Ridge vents shall be a rigid plastic designed to receive shingles. Additional roof venting required shall be achieved with gable vents or square through roof vents painted to match roof color and located away from the street view. • Gutters and down spouts where needed shall be typical ogee profile or half round in metal or vinyl. • Gutters/downspouts should be connected to storm drainage where possible. • Flat roofs shall have a parapet or railing. • Roof penetrations shall be placed away from view from the street and placed low on the roof. Paint to match the roof color. • Skylights shall be flat panel and placed out of primary view from the street CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -17- BELVEDERE • Solar panels located on a roof shall be placed within 10 deg. of flush with the roof and outside of primary view of the street. ARCHITECTURAL ORNAMENTATION • Columns shall be round or square and a minimum of 8" in diameter and made of either wood or fiberglass unless otherwise approved by the ASC • Railings shall be painted or pre -finished metal or wood. Wood railing visible from the street and under cover shall be finish grade primed and painted with a turned top rail and based rail. • Foundation vents shall be set into the masonry wall and made of plastic or metal. • Home address numbers shall be selected from the styles shown in the Belvedere color and material palette and located in a prominent and well-designed location. • No wood front steps will be allowed. Brick steps are encouraged to use shaped brick tread brick FACADE TREATMENT • The Belvedere ASC will provide a list of acceptable window manufacturers. • Windows may be a Wood, Vinyl, or Clad Wood product. They may be pre -finished or field painted. • Window operating styles may be Double or Single Hung or Casement • Double hung operable windows with true or simulated divided panes are preferred. • Windows with between the glass or interior applied grills are only permitted with ASC approval. • Full light windows will be reviewed by the ASC on a case-by-case basis. • For all Residential Structures: Large fixed windows can occur only in combination with operable windows. Small fixed accent windows are accepted. • Main doors may be made of Wood or Fiberglass. Fiberglass doors should have a wood -like texture. • Garage doors may be made of Wood, Fiberglass, or Metal. • For all Residential Structures: Double hung windows shall have the proportions of a vertical rectangle in the range of 3:1 to 1.5:1 height to width. • Windows may be configured in the building wall singularly or in horizontal groups. • In two story building walls, windows should be stacked or otherwise arranged in a regular and symmetrical pattern. • Doors should be arranged with windows in the building wall, usually by stacking a window above the door. • Garage doors occur at the alley side, or to the side street at an end unit. When the garage is facing a street it should be recessed 18" from the face of the building wall. • Entry doors should have sidelights and/or transoms. • Arched and curved transoms could be considered at the entry door. • The style of the garage door should be consistent with the Architectural character. • Glazing in the garage door is encouraged. CODE OF DEVELOPMENT 9 BELVEDERE 10/10/05 BELVEDERE • Window trim is critical to the success of the elevation. A minimum of a 5/4" x 4" trim is required. Window sills shall be required except where authentic architectural interpretation requires something less • The windows and doors in a brick wall condition shall be trimmed with a brick mold or 5/4"x material at the jamb and head. • Brick, cast stone, or stone lintels are required unless the frieze covers this condition. • Brick, cast stone, or stone sills are required in stone or brick walls. • Door trim can be flat or ribbed with a base block. • Doorbells are to be mounted centered in jamb trim. • A water table detail is required at the street elevation. • Corner trim shall be 5/4" x 6"minimum wood grade B or cementious fiber material. • Nails and screws, if exposed, shall be stainless steel or equivalent. • Careful attention should be paid to the flashing to allow it to blend with the surrounding materials. • Exterior doors shall be hinged. • Shutter size shall be proportional to the window opening, either full size or one half size. Shutter style can be louvered or solid. • Shutters must be operable or appear to be by using shutter dogs and blocking behind the inside edge to create separation between the wall and the back of the shutter. • Shutters must be solid material equal in design and dimension to a wood product. • Gable vents may be wood or fiberglass, and in an appropriate size and style for the Architectural Style. • Entry Stoops and their steps must be of brick construction and tie into the exposed brick foundation. Where foundations are stucco finish, stoops and steps may be finished to match. • Front porches shall be of wood concrete or brick construction. Concrete infill is permitted. • Side porches may be of wood or brick construction with wood or brick steps • Screen porches shall have supports that divide screening into vertical rectangles. • In brick porch construction the skirt and steps are an extension of the foundation wall. A lightly textured concrete surface is acceptable. Colored concrete or paint is recommended for surface treatment. Stone, tile or brick pavers are also encouraged. • Porch ceilings shall be plasterboard, beaded planks, or beaded plywood. • Chimneys that occur on the exterior wall at the street side must be veneered in brick or stone. Chimneys that occur in the roof facing the street must be well detailed and will be considered by the ASC on a case-by-case basis. • Exposed concrete block foundation walls are not allowed. Parged or painted concrete is allowed. Concrete foundation walls on side or rear should have brick embossed pattern if the front foundation wall is brick. COLONIAL REVIVAL- Based on the Houses of the Colonial Period, this style is predominately a two-story side gable or gambrel rectangular volume. First and second level windows and doors are typically stacked, but there is more flexibility in the pattern than with the Georgian and Adam style. Windows are often doubled and change patterns between the first and second level. Roof dormers are a common element. Symmetry is important but not a rule. EXTERIOR FACADE CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -19- BELVEDERE Configuration • Colonial Revival houses are simple rectangular side gabled or hipped two story facades. • Massing can be symmetrical or asymmetrical. • The entrance should be centered on the front facade if all other elements are symmetrical. • Windows are stacked and typically symmetrical around a central entry door. • Roof dormers and gable dormers are often an added element. • Chimneys are typically located at the ridge and when at the gable, break the pediment and project from the wall. • The cornice and entry door surround are elaborately detailed. Simpler details of similar size are acceptable. • A water table course and a second floor level detail band are common with brick veneer. ROOFS Configuration • There are many derivations of the Colonial Revival style; many roof forms may be applied. • A simple gabled main roof is the most common with a pitch between 7:12 and 12:12. • Hipped roofs are also common and are generally of a lower pitch. • Dormers in this style may vary greatly in size and detail. • Dormers are common. They should be small gabled, hipped, or bowed. • Dormers may be used across the roof centered above or between windows. ENTRIES AND PORCHES Configuration • Small entry porches and full width front porches are common. • Supports are substantial and are spaced a distance apart equal to or just less than their height. • Porches have highly detailed entry surrounds. • Commonly pilasters are topped with entablatures, pediments, or broken pediments. • Sidelights and transoms typically accompany the paneled entry door. • Small entry porticos typically have lower pitched or flat roofs that may have a railing and act as a deck to the second floor. • The entry door is typically flush; however recessing the door provides a sheltered area. WINDOWS AND DOORS Configuration • The windows that exemplify these styles are single or paired double -hung with equal spaces between one another. • For all Residential Structures: windows should be proportioned at least 1:2 (width to height). • Placement from the corner of the house should be at least the width of one window. • First and second floor windows shall be stacked CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -20- BELVEDERE • Accent windows may appear centered on the peak of a pediment over a balcony, portico, or entry. • For all Residential Structures: large fixed ("picture") windows are allowed in combination with tall narrow operable windows to either side. • Bay and bow windows are popular accents. • Shutters are common in this style. • The front door may be off balanced if it is centered below a second story window. MISCELLANEOUS • Cornice trim to be exaggerated by use of a frieze board to make the transition from the roof to the wall plane, may be decorated with dental or other type of molding. • Other decorative elaborations are dealt with in other sections of the text. • Wood pilasters may be located at corners vs. Corner board. • Wood trim at window and door heads to be a wider dimension than the sill and jamb trim. • Two piece trim or more elaborate trim at the head jamb is encouraged at elevations that are prominent from the street. GREEK REVIVAL - This style is characterized by a simple two-story rectangle with a gabled or hipped low pitch roof with a heavy cornice line. Typically the entries are symmetrically located and have covered porches. The entry doors have sidelights and transoms. Windows are usually single elements stacked above each other. EXTERIOR FACADES Configuration • The basic form is a two story rectangular box with either a smaller one and two story boxes may be added at the rear or sides. The garage can be one of these added boxes to the side or rear. • This style is characterized by a simple two-story rectangle with a gabled or hipped low pitch roof with a heavy cornice line. • The front gable with a cross gable is also common. • Entries are typically symmetrically located and have covered porches. • Chimneys can be located on the exterior or interior to the house but are not a dominant element. • Corner trim can be enlarged to appear as a pilaster. ROOFS Configuration • Shallow gable or a hipped roof ranging between a 5:12 and 7:12 pitch. • Dormers in these styles are very common. • Dormer roofs can be gabled, hipped, or bowed. • Dormers can include fixed or double hung windows, and in the case of a broken pediment the window may be arched. ENTRIES AND PORCHES CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -21- BELVEDERE Configuration • Entrance doors have sidelights on both sides and the full transom or a broken transom above. • Full width front porches are possible on one-story side gables. • On two story facades, a one story flat or low-pitched roof covers the porch. • Supports are substantial and are spaced a distance apart equal to or just less than their height. • The entry doors have sidelights and transoms. • Small entry porticos typically have flat roofs that may have a railing and can act as a deck to the second floor. • The foundations at the entrance porches will be solid masonry walls or solid piers below columns with lattice in -fill of masonry or wood trim. • Door assembly can be incorporated into an elaborate trim surround. • Use square or round columns at entry porches proportioned with the building. WINDOWS AND DOORS Configuration • The windows that exemplify these styles are double hung and singularly placed at equal intervals between one another. • They should be proportioned at least 1:2 (width to height). • Placement from the corner of the house should be at least the width of one window. • For visual clarity second story windows should be centered on the windows below and should share the same width as the windows below. • Small round or square windows may appear centered on the peak of a pediment over a balcony, portico, or entry. • A fairly strict pattern of "five windows over four and a door" is followed. • Windows may appear more irregularly placed on secondary volumes and side elevations. • Shutters are common in this style. GEORGIAN AND ADAM - Popular styles in this part of the country both past and present. One story versions and gambrel subtype, but the most common example is a two story rectangular mass with a side facing gable. The entries have elaborate crowns and pilasters, and typically a single row of transom glass. In the Georgian style the transom is flat while the Adams style is characterized by a bow or arch. Windows occur singularly, they are double hung, and have nine to twelve panes per sash. Decorative moldings typically emphasize the cornice. The Adams style allows a more elaborate entry, which includes a special window design above the entry door at the second floor. EXTERIOR FACADE Configuration Georgian and Adams houses are simple rectangular side gabled or hipped two story facades. Windows are stacked and typically symmetrical around a central entry door. Roof dormers are often an added element. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -22- BELVEDERE Chimneys are typically located at the ridge and when at the gable, do not break the pediment. The cornice and entry door surround are elaborately detailed. Simpler details of similar size are acceptable A water table course and a second floor level detail band are common with brick veneer. ENTRIES AND PORCHES Configuration Small entry porches are common. Both these styles have highly detailed entry surrounds. Commonly pilasters are topped with entablatures, pediments, or broken pediments. Sidelights and transoms typically accompany the paneled entry door. Arched or elliptical transoms are a distinctive feature of the Adam style. The entry door is typically flush, however recessing the door provides a sheltered area. Porticos are common in the Adam style. WINDOWS AND DOORS Configuration The windows that exemplify these styles are double hung and singularly placed at equal intervals between one another. They should be proportioned at least 1:2 (width to height). Placement from the corner of the house should be at least the width of one window. First and second floor windows shall be stacked Accent windows may appear centered on the peak of a pediment over a balcony, portico, or entry. The Adam style differentiates itself by its' arched entry transom and a unique window above the entry. Shutters are common in this style. Fences and Walls: The Master Plan for Belvedere works to develop a strong sense of community. Accordingly fencing must be planned and constructed in a manner that enhances this sense of community. General Regulations: • The finished side of fences must always face out from the lot • Both sides of all fences must be painted or stained • Chain link fencing is not allowed • The preferred material for free-standing walls is brick with a minimum width of 8" and capped with a minimum overhang of 1" For Brick walls the brick used in freestanding walls shall match the brick used in the primary residence. • Retaining walls visible from the street shall be fronted with brick or stacked field stone. Retaining walls not visible from the street may be constructed of smooth finished concrete, architectural block or pressure treated wood. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -23- BELVEDERE • Privacy fences are restricted to side and rear yards and may not exceed 8' in height. Fences are required: • On a side yard adjoining a neighborhood park or public right of way a fence is required along the lot property line to provide definition of public spaces (lots separated from the park by a street or alley shall be exempt from this requirement) • To screen trash receptacles and air conditioner compressors from public view one of the following must be constructed o an approved fence of adequate height, o suitable wall enclosure o landscape screening • Along the Right hand (As viewed from the primary street frontage) of the lot from the rear corner of the primary residence to a point 5' from the rear property line a solid privacy fence of at least 6' must be constructed. Lots with frontage greater than 60' may be exempted from this requirement on a case by case basis. Fences are permitted: • In front yards a lot a 3' picket fence is permitted along the entire length of the lot line. Whenever possible the fence should tie back into the front corner of the primary residence. Gates or other openings are permitted for the front walk. The post at the end of the fence shall be decorative and not less 6" x 6" with a decorative cap. Walls of the same height, compatible with the masonry material of the house, or an evergreen hedge are also acceptable for this use. Pools and Fountains: The ASC will review all proposed pools on an individual basis. Pool and equipment enclosures must relate architecturally to the primary residence and other structures in their placement, materials and architectural detailing. NO above ground pools or inflatable bubble covers will be permitted. Site Lighting: All proposed site and landscape lighting shall be detailed on the Site and Landscape Plans. Lighting shall be subtle in nature. No exterior lighting shall be permitted when in the opinion of the ASC, it would create a nuisance to the adjoining property owners or the community at large. Gutters and downspouts: Gutters and downspouts shall be designed to be compatible with the roof, fascia and architectural design of the house. b. LANDSCAPE AND STREETSCAPE STANDARDS CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -24- BELVEDERE The general theme and focus of the landscape treatment throughout the project will be to encourage the use of plant materials that are less reliant on the use of irrigation, fertilizers and pesticides. Street trees will be installed for all streets, boulevards and roundabouts as listed on the Road Standards (Table 8) subject to utility placement, easements, buildings and sight distance requirements. Plantings for the parkway and shoulder boulevard classifications may be more informal and arranged in more natural shade and ornamental tree plantings. Streetscape development for non-residential areas will be more urban in nature and the guiding principles will be indicated in the following section. The purpose of the Landscaping Standards is to: 1. Promote compatible and continuous landscape treatment throughout the Belvedere community. The intent is to integrate the lots into the larger community and bridge the gap between public and private spaces. 2. Promote the quality image of the community. Successful landscaping design provides screening, enhances the architecture of the community, and sets a standard for high quality development. 3. Ensure that the plant material proposed is compatible with the environmental conditions in Albemarle County and is suitable for creating an aesthetically pleasing year-round environment. 4. The Belvedere Architectural Standards Committee shall be solely responsible for enforcement of all landscaping standards contained herein. The Belvedere Landscape Palette Only plant material from the proposed Belvedere Landscape Palette may be used in rights -of -ways, front setback zones, open spaces, and back or side yards of lots adjoining public open spaces. Plants of similar characteristics may be added to the list upon approval by the ASC. The Landscape Pallette shall be developed by the Owner working in conjunction with a landscape architect and the ASC prior to approval of the Final Site plan for Phase I. The Natural Planting Approach: Plant materials should complement the native vegetation and be compatible with the ecological and climatic conditions in Albemarle County. Views can be improved without extensive clearing of the native flora. The cutting of the forest understory to open up views is permissible but should be kept to a minimum and must be done within the constraints of all established conservation buffers noted on the plat. Landscaping efforts should concentrate planting efforts adjacent to the house, especially near the entry. Ornamental plants, if used correctly, provide a transition from the natural character of the site to more finished areas closer to the house. For maximum appeal, mix textures and colors but keep the plan simple. A better effect can be achieved from using quantities of a few species rather than a few plants each of many species. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -25- Lawns BELVEDERE The planting plan itself shall sufficiently screen utility areas, break up the foundation of the building, buffer driveway and parking areas adjacent to property lines, and provide cover for areas disturbed during construction. Foundation plantings shall screen foundations or spaces under decks. Sod is required in the front yard of all houses and between the curb and the sidewalk, and is to be wrapped around the side yards for a minimum of 10 ft. Sod should meet the side property lines as closely as possible to ensure a smooth transition from one lot to another. Beds for existing trees can break the sod along the property line. Any beds for hedges buffers, or shrub masses meeting the property line must be approved by the ASC which will take into account the consideration the landscaping on the adjoining lot. Corner lots are considered to have two front yards. Sod is required along the side street from the curb to sidewalk and from the sidewalk to the build -to line. The area between the curb and the back of sidewalks and between the alley pavement and the rear property line are considered part of the owner's lot for purposes of maintenance of lawn areas. Street Trees: Street trees with a minimum caliper of 2 1/z" 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 applicant once street and house construction is completed on a given block. The timing of tree planting will be coordinated to coincide with the growing season. Tree Planting On Private Residential Lots On any lot with more than 40' of frontage, there shall be at least one tree, selected from the Belvedere Landscape Palette, of at least 2 1/2" planted in the front yard of each lot. An additional tree of at least 1 1/2" will required in the front yard for each 25 feet of lot frontage (or fraction thereof) after the initial 50 feet of lot frontage. Tree planted to satisfy this requirement should be located to complement the street tree plantings. If a significant number of quality trees are retained in the front of the lot then this requirement may be reduced or waived. Minimum Planting Requirements: A minimum plant quantity chart is provided below to assist the owner/builder in developing landscape plans. These quantities are minimums for the front of houses, additional plants beyond these numbers are encouraged. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -26- BELVEDERE TABLE 7 MINIMUM PLANTING REQUIREMENTS Lot Width Deciduous Trees Evergreen Tree Shrubs 60-100' 3 3 30 50'-60' 2 1 20 40'-49' 1 1 15 30'39' 1 10 < 30' 1 5 All disturbed areas must be re -vegetated with sod, grass, groundcover, or shrub masses. Homes with plant strips between the houses and the driveway are required to plant groundcover selected from the Belvedere Landscape Palette. Minimum Plant Sizes at Time of Installation: Tree Size Deciduous 2 %2" caliper (well branched) Evergreen 6' height full Shrubs 3 gallon container Landscape Specifications: The following specifications are the minimum standards that are acceptable for the installation of plant material in the residential neighborhoods: 1. The contractor shall be responsible for site inspection prior to landscape construction and installation in order to acquaint himself with the existing conditions. The Contractor shall be responsible for locating all existing underground utilities prior to beginning construction. Any planting conflict arising from existing utility locations shall be brought to the attention of the Owner. 2. The Contractor shall be responsible for providing positive drainage at 2% minimum in all planted areas. 3. The Contractor shall verify plant count from the plan, and shall provide and install all plant materials shown on the approved plan. The plant schedule provided is for the Contractor's reference only; quantities shall be verified from the approved plan. 4. The Contractor shall guarantee all plant materials for 1 year from the date of planting. 5. The Owner or his designated agent shall approve any changes in plant material. 6. All plant material shall be balled and burlapped or container grown and shall be well formed, vigorous, growing specimens with growth typical of the variety specified and free from injurious insects and diseases. 7. All trees and shrubs shall be installed as indicated on the approved landscape plan. 8. All plants and beds shall be mulched with a 3 inch layer of mulch CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -27- BELVEDERE c. Guidelines for Tree Preservation Preservation measures shall be administered to trees within wooded areas to be maintained within the conservation/preservation areas delineated in the General Development Plan, with particular preservation effort directed toward trees with trunk diameters greater than 18 inches at breast height. All wooded preservation areas adjacent to existing residential development shall be fenced off from construction activity with portable chain link fencing no closer than the dripline of any tree growing inside the preservation areas. All other wooded areas to remain shall be fenced off from construction activity with 40 inch high "international orange" plastic web fencing no closer than the dripline of any tree growing within the designated conservation/preservation area. Silt fencing shall be utilized at stream buffers. During the course of final grading, if it becomes necessary to fill within the canopy limits of existing trees, such fills shall not exceed depths greater than six (6) inches to ensure continued saturation of the existing root mat. Prior to grading around the trees, all vegetation shall be stripped from the fill areas and fertilizer shall be applied. Should it become necessary to cut within the canopy limits, all disturbed roots shall be protected from exposure to the air. The crown leaf surface shall be proportionately reduced to balance the reduced root system. The trees shall be fertilized upon completion of grading activities in the area. Any damaged portions of trees within wooded areas to be maintained shall be immediately addressed to promote expedient recovery. Further measures for tree protection are outlined in Chapter 3.38 "Tree Preservation & Protection" of the Virginia Erosion and Sediment Control Handbook. 4. STREET CLASSIFICATIONS The transportation network of Belvedere will be through a system of Traditional neighborhood Design (TND) styled streets that are based on the following principles.* TND Streets Defined -A Traditional Neighborhood Development (TND) is a human scale, walkable community with moderate to high residential densities and a mixed-use core. Compared with conventional suburban developments, TND's have a higher potential to increase modal split by encouraging and accommodating alternate transportation modes. TND's also have a higher potential for capturing internal trips, thus reducing vehicle miles traveled. -A dense network of narrow streets with reduced curb radii is fundamental to TND design. This network serves to both slow and disperse vehicular traffic and provide a pedestrian friendly atmosphere. The overall design should ensure that non -vehicular travel is afforded every practical accommodation that does not adversely affect safety considerations. The overall function, comfort and safety of a multi-purpose or "shared" street are more important than its vehicular efficiency alone. TND's have a higher proportion of interconnected streets, sidewalks and paths. Streets and rights -of ways are shared between vehicles (moving and parked), bicycles and pedestrians. The dense network of TND streets functions in an interdependent manner, CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -28- BELVEDERE providing continuous routes that enhance non -vehicular travel. Most TND streets are designed to minimize through traffic by the design of the street and the location of land uses. Streets are designed to only be as wide as needed to accommodate the usual vehicular mix for that street while providing adequate access for moving vans, garbage trucks, fire engines and school buses. -Intent: That the development encourages walking and biking, enhanced transit service opportunities, and improved traffic safety by promoting low speed, cautious driving while fully accommodating the needs of pedestrians and bicyclists. The development should reduce the number of external vehicle trips, and thus vehicle miles traveled through provision of recreational and other resident -oriented destinations within a walkable community. The traffic impacts, both on-site and off-site, should be minimized. Incorporated into the Code of Development are transportation classification standards for the principle streets, alleys and travel ways within Belvedere as summarized in the following Table 8. These standards were crafted using the VDOT "Road Design Manual" guidelines issued January 1, 2005. NOTE: All streets and sidewalks shall be designed and constructed to satisfy the minimum applicable design and construction standards required by the Subdivision Ordinance at the time such designs are approved for construction. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -29- BELVEDERE TART F R Rr)An CTANnAQnQ * Pedestrian Access to be provided by means of a paved 8' multi-purpose trail ** On -Street Parking will be permitted only along portions of these streets that are adjacent to parks and/or open space General Table Notes When the street section includes bike lanes and/or planting strips or sidewalks they will be provided on both sides of the street unless otherwise indicated Urban street sections will provide curb & gutter unless otherwise indicated ROW extends a minimum of 12' from back edge of sidewalk Parking Areas Off street parking and loading within the Belvedere Development will be provided in accordance with Section 4.12 of the Albemarle County Zoning Ordinance. Further, all parking/loading requirements will be met within the land mass encompassing Belvedere. Parking for the development will be in either surface spaces or structured. In addition, the layout of the site allows for appropriate passenger collection points as well as vehicular circulation patterns which could accommodate future mass transit access to Belvedere. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -30- Design Public or Speed Travel Lanes Bike On -Street Paved Width, Min Planting Min Sidewalk Row Width Exhibit 11 Street Name Street Type Private (MPH) Traffic Flow (Tot. #) Lanes Parking Median Min Fc -FC Strip Width (3) Cross Section Belvedere Blvd. Rio Road to Roundabout Parkway Curb 2(5') #1 NO gutter pan Public 35 2 way 2 striped N - 34' 6' N/A* 100' Exhibit 11 (1) w/Splitter Belvedere Blvd. - Island at Between Roundabout Roundabout 6' East Side 5' East Side #1 and Road d #1 Public 25 2— 2 Y N 8' min 35' Only Only 76' Exhibit 13A Belvedere Blvd Road d to Road a OPTION Varies 6' to 5' East Side 1 Boulevard Public 25 2 way 2 Y N N 34' 2.5' Only 44.55' Exhibit 13A Belvedere Blvd Road d to Road e OPTION 2 Boulevard Public 25 2 way 2 Y N"22',oinbo-d 4' 6' 5 58' Exhibit 13 Belvedere Blvd RoadY Inbound e to Road K Divided Blvd. Public 25 2 way 2 Y Onlybound 6' 5' 76' Exhibit 11 (2) Belvedere Blvd Roa bound K to Village Green Boulevard Public 25 2 way 2 Y Y Y and outbound 6' 5' 76' Exhibit 11 (3) Belvedere Blvd @ Village Green Street (One Y w/bumpouts Eastside (inbound) Way) Public 20 Tway 1 N exterior only N 22' 6' 5' 42' Belvedere Blvd @ Village Green Street (One Westside (outbound) Way) Public 20 1 way 1 N N N 16' 6' N/A* 40' I,H (East of Bel. Y (Rt Side Blvd.), KP Street Public 20 1 way 1 N Only) •* N 22' 6' 5' 46' Exhibit 11 (7) D East (Betweeen Streets N and J) Street Public 25 2 way 2 N Y N I 30' 6' 5' 54' Exhibit 11 (5) Y(Outbound D Fast (Betweeen only w/bump Streets J and F) Street Public 30 2 way 2 N outs) N 32' 6' 5' 56' Exhibit 11 (6) D East (Betweeen Street F and Round About #2) Street Public 30 2 way 2 N N N 30' 6' 5' 54' Exhibit 11 (5) A Street Public 20 1 way 1 N Y 20' min 22' 6' 5' 48' Exhibit 11 (7) B,C Street Public 20 2 way 2 N Y N 30' 54' Exhibit 11 (5) E,F,G,H,I, K, L,M,N,O,Q,S Street Public 20 2 way 2 N Y N 28' 6' S' 52' Exhibit 11 (4) 30' Radius I,O,Q,S Cul -De -Sac Public 20 1 way I N N Min. 22' 6' 5' 128' Roundabout #1 Street Public 20 Tway N N 22' 6' 5' T.B.D. Roundabout #2 Street 1 Public 20 1 way N N 22' 6' 5' T.B.D. a,b,c,d,e,f,g,h,ij,k,l, Alley m,n,p,s,t,u,v,w (Residential) Private N/A 2 way 2 N N I N/A 14' N/A N/A 20' Exhibit 11 (8) Alley o,q,r, (Residential) Private N/A 1 way 1 N N N/A 1 12' N/A N/A 20' Exhibit 11 (8) * Pedestrian Access to be provided by means of a paved 8' multi-purpose trail ** On -Street Parking will be permitted only along portions of these streets that are adjacent to parks and/or open space General Table Notes When the street section includes bike lanes and/or planting strips or sidewalks they will be provided on both sides of the street unless otherwise indicated Urban street sections will provide curb & gutter unless otherwise indicated ROW extends a minimum of 12' from back edge of sidewalk Parking Areas Off street parking and loading within the Belvedere Development will be provided in accordance with Section 4.12 of the Albemarle County Zoning Ordinance. Further, all parking/loading requirements will be met within the land mass encompassing Belvedere. Parking for the development will be in either surface spaces or structured. In addition, the layout of the site allows for appropriate passenger collection points as well as vehicular circulation patterns which could accommodate future mass transit access to Belvedere. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -30- BELVEDERE 5. PRESERVATION OF HISTORIC STRUCTURES, SITES, AND ARCHAEOLOGICAL SITES The Belvedere project encompasses an area of the county with a long history of human habitation. There is evidence of habitation by early Native Americans along the extensive floodplain. A section of the property lying on either side of Free State Road encompasses lands traditionally occupied by the Free State Community one of the Commonwealth's earliest recorded free African-American communities. The roots of the Free State Community extend back to the latter half of the 18th Century and the community's residents included members of the Hemmings family. The Applicant commissioned a Cultural Resources Reconnaissance Survey which was prepared by the William & Mary Center for Archaeological Research. This report dated November 20, 2003 has been submitted to the county. On the basis of this study the Applicant has commissioned two additional studies of the Belvedere property. The first is an architectural Reconnaissance Survey of Existing Resources, prepared by Arcadia Preservation , LLC of Keswick dated December 7, 2004. Documenting all previously identified historic structures within the property boundaries. Each site was photographed, mapped, had a VDHR DSS entry created, and when feasible site sketches and floor plans were created. This study found none of the structures to be capable of preservation either individually or as a district due to their "deteriorated condition and loss of integrity." A copy of this report including archival photos, brief architectural descriptions, and sketch site and floor plans (When accessible) was filed with the county and the Virginia Department of Historical Resources in December 2004. The second is a Phase I archaeological study by Rivanna Archaeological Associates. The Phase I study was completed on February 22, 2005 and identified 2 sites which merit additional archaeological investigation to "further evaluate the extent, nature, and integrity of Early National (1789-1830) and Antebellum (1830-1860) Period deposits." The study also identified a "likely location of an historical cemetery." The Applicant is currently reviewing proposals for Phase II archaeological investigations of the two sites identified in the study (VDHR 44AB518 and VDHR 44AB374) as well as a field study to conclusively verify the existence of a historical cemetery and delineate the boundaries of said cemetery should its existence be verified by the archaeological investigation. The contractor hired to perform any Phase II or Phase III work shall, at a minimum, provide a Principal Investigator who meets or exceeds the professional standards set by the Secretary of the Interior. Should Phase II investigation indicate that either of these sites may be eligible for listing in the National Register of Historic Places, the Applicant shall initiate a Phase III investigation of the affected site(s). The decision as to whether a Phase III investigation is merited shall be made on the basis of the Final Report in consultation with the County of Albemarle Director of Planning. All Phase I, Phase II, and Phase III studies shall meet the Virginia Department of Historic Resources' Guidelines for Preparing Archaeological Resource Management Reports and CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -31- BELVEDERE the Secretary of the Interior's Standard and Guidelines for Archaeological Documentation, as applicable, and shall be conducted under the supervision of a qualified archaeologist who meets the qualifications set forth in the Secretary of the Interior's Professional Qualification Standards. All approved treatment plans shall be incorporated into the plan of development for the site and shall be adhered to during the clearing, grading, and construction activities thereon. Al {� I'P 7 � 4 �., � i k ,fir• ��, r I �a fit. 4 !!IJ X511 + t 1 e ,,.11 4+ 203203V 20n CCO &M 339 iCD)iZ30I'M 1E`0 iWDDOO Fad •' _ rgwo I. L.omn om VSF-w 44 B37¢, She ddAN54 and tkepoavl.fX hisfarka? offolacryi xAj� mrmf Oia ,e � AWPrdJ�fU= I$,Fai+WC=r!9,F EMf. Frrg;nraZPPJ�Mrfrgk, The Applicant commits to initiate the Phase II investigation by October 1, 2005 and to initiate a Phase III investigation, if warranted, within 60 days of receipt of the Final Report from the Phase II investigation. Curation of Historical Artifacts: Should Phases I or II or III studies yield objects or artifacts of archaeological significance, these objects shall be conveyed to the Virginia Department of Historic Resources for long term preservation. Should Phase III fieldwork yield subsurface architectural features and artifacts related to 18th- or early 19th -century domestic occupations at Free State, and should these sites be deemed archaeologically significant by archaeologists with the Digital Archaeological Archive of Comparative Slavery (DAACS) , based at the Thomas Jefferson Foundation, these artifacts will be submitted to the archaeologists at the Thomas Jefferson Foundation for analysis and entry into DAACS prior to being conveyed to the Department of Historic Resources. The Belvedere Station Land Trust will be solely responsible for conveying all artifacts analyzed by DAACS to the VDHR. Roadside Markers The Owner shall fund $5,000 toward the construction and installation of two roadside historical marker (as provided in Proffer 6.3) providing information on: • the Free State Community and prehistoric communities that once inhabited the site. • Prominent historical figures who resided in the community such as Critta Hemmings and Amy Farrow. • Prehistoric Native American Community CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -32- BELVEDERE The sign language and location shall be approved by the Director of Planning and be completed by Albemarle County no later than 12 months following the approval of the site plan of the phase in which the markers will be located. 6. Lot Layout Standards: In keeping with the tenets of New Urbanism, the lot layout standards for Belvedere are intended to create a streetscape that creates a sense of community and allows the street to function as a public space that draws a neighborhood together, fostering a sense of inclusiveness and community. Table 9: Block 2-10 Residential Lot Re ulations Primary Structures 1,4 Carriage Houses & Accessory Structures Townhouse SF 30'40' SF 41'-50' SF 51'-60' SF >60' All Lots Front Build -to from Street 2'5 8' 10' 10' 14' 16' (same as Primary Structure) Side Setback 3'4 0' 3' 3' 3' 5' (same as Primary Structure) Rear' 10' 10' 10' 10' 10' 4' s 1. The following shall be permitted beyond the build -to line, Porches (1&2 story), porch stairs, balconies, bay windows, raised dooryards, planters, chimneys, and entrance stoops 2. A 6' maintenance access easement shall be recorded on all properties adjacent to dwellings constructed within 4'11" of the property line. Such access easement shall extend from the front property line to rear property line of the subject property 3. Any dwelling closer than 10 feet, 8 inches(measured from the drip lines) to a neighboring dwelling unit will be subject to additional fire code regulations. 4. For corner lots, the build -to line shall apply to both segments of the lot fronting the street. 5. On corner lots that also have aIle ad'oining one side, the remaining side may reduce the setback to 3' Restrictions Governing Stuctures Extending Beyond the Front Build -to Line Min De th' Max Denth 2 Min Width Covered Porches Townhomes 1 4' 1 10' 1 8' Covered Porches Single Family Homes 5' 10' 18' Open Porches Single Family & Townhome 3' 5' 14' 1. The dimensions of a porch shall be measured from the edge of the house to edge of the floor area and shall not include any steps. 2. No structure, to include, bay windows Porches (1&2 story), porch stairs, balconies, raised dooryards, planters, chimneys, and entrance Table 10: Commercial, Multifamily or Civic Use Lot Regulations Multi -Family, Commercial, or Civic Buildings Block 1 Block 2 Block 4 Front Build -to from Street' 15' -22' 15' -22' 5' - 10' Side Setback 10' 10' 10' Rear 25' 25' 1 10' 1. For structures with frontage on more than 1 right of way, the build -to lines shall apply only to the primary elevation For Blocks 3 and 5-10 CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -33- BELVEDERE Maximum Buildinq Heiqhts' Max Blocks 1&2 50' Blocks 3-10 38' 1. To be measured in accordance with applicable regulations of the Albemarle County Zoning Code Minimum and Maximum Lot Size: Residential: Blocks 2-10 The minimum residential lot size shall be 825 Fe with a minimum frontage of 15' and a minimum side lot line of 55' The maximum lot size for a residential lot in Belvedere shall be 35,000 Ft2 with a maximum frontage of 200' and a maximum side lot line of 175'. Commercial The minimum commercial lot size in blocks 1 through 10 shall be 450 Fe with a minimum frontage of 15' and a minimum side lot line of 30' The maximum lot size for a commercial lot in Blocks 1 shall be 300,OOOFt2 with a maximum frontage of 1,000' and a maximum side lot line of 1,000'. The maximum lot size for a commercial lot in Blocks 2 and 4 shall be 18,000 Fe with a maximum frontage of 120' and a maximum side lot line of 150'. Appendix A— Carriage House Units General Standards: All Carriage House Units must be constructed in the same architectural style as the primary residence and must employ the same exterior color selections as the primary residence. Setback regulations for Carriage House Units shall be the same as those for garages Carriage House Units are separate, detached independent living units which are included with a single family detached unit and clearly subordinate to the primary residence. These units are typically located above a garage and are restricted to a maximum finished area of 800 ft2. While these units may have a distinct street address and may be provided with separate utility meters if utilized as a rental unit, they may not be subdivided from the primary residence. Carriage house units must be located to the rear of the primary residence and must meet all architectural standards applicable to the primary residence. Setbacks shall be the same as those applicable to a traditional detached garage. Carriage house units play an important role in providing for affordable housing. As an inexpensive rental unit, they help provide affordable rental housing that is integrated into the larger community. An additional benefit is that the units are "Cash flow positive" helping to make the primary residence more affordable by providing the owner with additional cash flow to pay the mortgage. These units have been widely utilized in other TND neighborhoods with tremendous success. CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -34- BELVEDERE CODE OF DEVELOPMENT • BELVEDERE 10/10/05 -35-