HomeMy WebLinkAboutZMA200400007 Code of Development 2016-07-14BELVEDERE
ZMA Code of Development
Belvedere
The County of Albemarle
Submitted by:
Stonehaus Development- Owners and Developers
Cline Design Associates, PA Planning and Architecture
WW Associates — Civil Engineers
October 10, 2005
As Revised: September 22, 2009
As Revised: December 18, 2009
As Revised: January 4, 2010
As Revised: February 3, 2010
As Revised: October 13, 2010
As Revised: February 12, 2013
As Revised: July 22, 2014
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
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
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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
Area: 10.760 Acres (not being re -zoned)
'/z interest in 5.40 Acres (Belvedere Rd. ROW)
4.228 Acres being rezoned
Owner: Jacob C. and Charlotte G. Levenson
Existing Zoning: R-4
Land Use Map Designation: Neighborhood
Density
Proposed Zoning: NM District
TMP 62-00-00-213 (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
TMP 62A3-00-00-1 partial
Total Area: 106.15 Acres
78.76 acres being re -zoned
Owner: Belvedere Station Land Trust
Existing Zoning: R-4
Land Use Map Designation: Neighborhood
Density
Proposed Zoning: NM District
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
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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, 2B, 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.5
(Neighborhood Model).
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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.
Variation # 26 (approved 2.3.10) modifies Tables 1 and 2 showing maximum and minimum
residential units by block and residential density.
Variation #37 (Submitted 10.12.10) modifies Table 1 showing maximum residential units.
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Variation #38 (approved 3.24.11) modifies Tables 1 and 2 to redistribute unit types in
several blocks.
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
0
0
12
0
12
0.80
2
26.83
0
20
302
0
322
12.00
3
12.48
25
0
0
14
39
3.13
4
16.68
32
11
0
26
69
4.14
5
6.86
34
0
0
24
58
8.45
6
9.32
30
9
0
14
53
5.69
7
8.72
34
0
0
32
66
7.57
8
7.9
27
16
0
26
69
8.73
9
9.41
25
0
0
0
25
2.66
10
93.4
52
0
0
10
62
0.66
TOTAL
206.68
259
56
314
146
775
3.75
gnr�� 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
0
0
0
0
0
0.00
2
26.83
0
19
218
0
237
8.83
3
12.48
25
0
0
14
39
3.13
4
16.68
28
11
0
22
61
3.66
5
6.86
29
0
0
16
45
6.56
6
9.32
28
0
0
11
39
4.18
7
8.72
30
0
0
20
50
5.73
8
7.9
22
0
0
20
42
5.32
9
9.41
23
0
0
0
23
2.44
10
93.4
50
0
0
0
50
0.54
TOTAL
206.68
235
30
218
103
586
2.84
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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
457,200
2,000 (Club)
3
12.48
50,400
4
16.68
20,000
102,400
3,500 (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
206.68
110,000
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 non-residential 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.
Variation #50 (approved 3.28.13) — Revises the above paragraph to allow a variation of
building massing, interior parking access road and parking layout from that shown in the
ZMA exhibits titled "Block 1 and 2 General Development Plan Exhibit 2B" and "Block 1
and 2 Potential Development Scenario Exhibit 4", and is based on the following
conditions: The `Pergola and Garden' feature along Belvedere Boulevard, as shown on
the exhibit, will be required in addition to all standard street tree, parking lot, and site
plan landscape requirements.
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 towards a
center median and surrounded by open space on two sides. A neighborhood center serving the
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recreational needs of the residents in Blocks I and 2 will be oriented to the development in
Block to and will back onto Town Run. The greenway corridor along Belvedere Boulevard
will extend along the front of Block 2.
Variation # 34 (approved 2.3.10) — Change the description of the above paragraph.
"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
towards a center median and surrounded by open space on two sides. A neighborhood
center serving the recreational needs of the residents in Blocks 1 and 2 will be oriented to
the development in Block to and will back onto Town Run. The greenway corridor along
Belvedere Boulevard will extend along the front of Block 2."
Variation #41 (approved 4.15.11) — Granted conditional approval of the Belvedere Town
Center Preliminary Site Plan and included 11 conditions associated with said approval.
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
multifamily product will be provided throughout the Block. The primary project
Neighborhood Center will be located adjacent to the Village Green.
Variation # 15 (approved 9.17.2007) - An indoor fieldhouse will be provided for the
purpose of providing a play amenity to the Belvedere Neighborhood and the
Charlottesville/Albemarle Community.
Blocks 5 through S- 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.
SUP 2007-54 (approved 5.14.08) - An outdoor lit all weather field will be provided for the
purpose of providing a play amenity to the Belvedere Neighborhood and the
Charlottesville/Albemarle Community.
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.
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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".
SUP 2007-58 (approved 5.14.8) - Within the floodplain of the Belvedere Neighborhood,
turf fields will be provided for the active use of the Belvedere Neighborhood and the
Charlottesville/Albemarle Community.
Variation # 19 (approved 9.21.07) - In addition, an Organic Farm will be provided as an
amenity to the Neighborhood.
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.
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.
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Hard Surface Greenway: This trail will provide a multi -use paved connection between Rio
Road and 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 be 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 inch 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.
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 2,000 f12. The
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clubhouse will feature a swimming pool (2,000 ft2 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.
Variations #16, 17, 18 (approved 9.17.09) - The Neighborhood Center area will provide
amenities for the Belvedere development as well as for the Charlottesville/Albemarle
community. A field house will be provided with a footprint of approximately 39,000
square feet which will consist of an indoor multi-purpose playing surface primarily used
for soccer as well as associated offices, locker rooms, storage, and other customary
accessory uses. A private educational facility or day care with a building of no more than
8,000 square feet plus outdoor play area will be provided on the Neighborhood Center
site. A community meeting house for Belvedere will be provided in the Neighborhood
Center area. This meeting house may include meeting rooms, offices, small-scale
retail/food and beverage facilities, and restrooms/changing rooms. It may also include a
hardscape plaza for gatherings. Other amenities for the Belvedere development will
include provision of a minimum of 100 memberships in the Fairview Swim Club. Part of
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the parking requirements may be satisfied using on -street parking, if determined by the
County as appropriate, as part of the site review process.
Block 4 green space- Includes the spaces within the roundabout, edges and focal point areas
reserved for intensive landscape amenity treatment.
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.
Variation #45 (approved 10.19.12) — approved a 0.07 acre reduction in Park `E'.
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.
Variation #45 (approved 10.19.12) — approved the swap of open space between Park `G'
(-1.15 acre) and `Open Space Block 9' (+1.26 acre).
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
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
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BELVEDERE
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.
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.
Variation #45 (approved 10.19.12) — approved the swap of open space between Park `G'
(-1.15 acre) and `Open Space Block 9' (+1.26 acre).
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.
Variation #45 (approved 10.19.12) — approved a modest increase in the conservation (0.02
acre) and preservation (0.17 acre) areas in `Block 9 Preservation Easement'.
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 (As Revised 7/22/14)
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BELVEDERE
SUP 2007-58 (approved 5.14.8) & Variation # 19 (approved 9.21.07) - The Rivanna River
Conservation area will remain as open space but contain an amenity package for the
Belvedere Neighborhood and the Charlottesville/Albemarle Community. This amenity
package is to include turf fields, a concession area, and an organic farm.
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
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BELVEDERE
Variation # 13 (approved 8.30.07)
Variation #45 (approved 10.19.12) revisions to Block 5 and portions of Blocks 7 and 9.
Table 4 Green Space Tabulation
*Included as Project Amenities
Table 5 Project Amenities
Parks Listed in Above Table
75.92 Acres
Block 2, Neighborhood Center
0.7 Acres
Other Green
3.2 Acres
6 A
Block
Conservation
Preservation
Park or Green Space
Space
Location
Area (Acres)
Area (Acres)
(Acres)
Park'A'
1
2.3*
Block 1
1
0.4
Open Space Block 2
1&2
1.2*
5.0*
Block 2, Commons and
2
0.7*
Greenway
Block2 Open Space
3
4.22
including SWM #3
SWM #4
3
0.48
Village Green
4
1.4*
Roundabout #2 Corner
4
1.2*
Pocket Parks
Park 'E'
5
0.53*
Linear Park'F'
6
4.12*
Park'G'
7
0.75*
Park 'H'
8
0.2*
Open Space Block 9
9
0.73
1.2
1.76*
Block 9, Preservation
9
0.09
0.8
Easement
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
10
41.85*
Bottomland
83.88 Acres Total
22.26
TOTAL
53.83 Acres
7.79 Acres
Green Space or
Acres
40% of Site
*Included as Project Amenities
Table 5 Project Amenities
Parks Listed in Above Table
75.92 Acres
Block 2, Neighborhood Center
0.7 Acres
Block 4, Neighborhood Center
3.2 Acres
6 A
79.82 Acres Total Amenity Area
or 38.5% of Site
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
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BELVEDERE
Variation # 13 (approved 8.30.07)
This table augments and clarifies open space provision for Blocks 3, 4, 6, and 9.
OPEN (GREEN) SPACE SCHEDULE (BLOCKS 3,4A, 5A, 6, & 9A)
COMPARISON BETWEEN PRELIMINARY SUBDIVISION DESIGN AND ZMA
(AREAS IN ACRES)
ZMA ZMA
REQUIRED
REQUIRED
REQUIRED PROVIDED
PROVIDED
PROVIDED
PROVIDED
"+" = EXCESS
BLOCK CHART LABELS
CONSERVATION
GREEN SPACE
TOTAL CONSERVATION
PRESERVATION
GREEN SPACE
TOTAL
' = DEFICIT
BLOCK 3 OPEN SPACE
3 INCLUDING SWM #3
4.22
4.22
3.71
3.71
Parcels D, F, H, & I
3 SWM #4
0.48
0.48
1.44
1.44
Parcel Q
3 BOWLES CEMETERY
0
0.21
0.21
(Parcel L
BLOCK 3 Required Total:
4.7
BLOCK 3 Provided Total:
5.36
+0.66
4A VILLAGE GREEN
1.4
1.4
1.54
1.54
Parcel M
ROUNDABOUT #2/CORNER
4A POCKET PARKS
1.2
1.2
0.80
0.80
Parcels E,N,O,P,S & T
BLOCK 4A Required Total:
2.6
BLOCK 4A Provided Total:
2.34
-0.26
6 LINEAR PARK F
4.12
4.12
3.34
3.34
Parcel G, J & K
6 CORNER POCKET PARK
0.2
0.2
0.08
0.08
(Parcel M)
BLOCK 6 Required Total:
4.32
BLOCK 6 Provided Total:
3.42
-0.90
9A OPEN SPACE BLOCK 9
0.73
0.73 0.43
0.43
(Parcel R)
BLOCK
9 Required Total:
0.73
BLOCK 9A Provided Total:
0.43
-0.30
NOTES:
BLOCK 5A DOES NOT CONTAIN ANY GREEN SPACE. ALL GREEN SPACE
FOR BLOCK 5 WILL BE
CONSTRUCTED WITH PHASE 2 IN BLOCK 5B.
Summary of Blocks 3, 4A, 5A, 6 & 9A:
-0.80
* THE REQUIRED "OTHER GREEN SPACE" FOR BLOCK 9 IS NOT SHOWN HERE BECAUSE ALL OF THE
"OTHER GREEN SPACE" FOR BLOCK 9
WILL BE CONSTRUCTED WITH PHASE
2 OF BELVEDERE.
To be provided
in Block 4C:
+0.28
**THE DEFICIT IN BLOCKS 3,4A, 5A, 6, AND 9A WILL BE MADE UP IN PHASE 2.
To be provided
in Block 9B:
+0.25
Deficit in Blocks 3, 4A, 5A, 6 & 9A:
-0.27
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
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BELVEDERE
Rlock 1 2 3 4 5 6 7 S 9 10
R
Detached single family
R
R
R
R R R R R R
C
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
e
Assisted living
R
R
s
Rest home, nursing homes, or convalescent homes
R_
R_
N
Agriculture
_
_
_ _
R R R
o
Administrative, Professional Offices
R
R
R
n
Antique, gift, jewelry, notion and craft shops
R
R
R
Auction houses
R
R
R
Barber, beauty shops
R
R
R
e
Boat Landing and Canoe Livery
R
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
t
Commercial recreation establishments including but not limited to
amusement centers, bowling alleys, pool halls and dance halls
R
R
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
SP
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 goods 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 (As Revised 7/22/14)
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3. THE BUILT FORM OF BELVEDERE
Variation # 52 (approved 5.13.013) — The following revised Architectural and Landscaping
Standards have been approved in order to simplify the requirements and architectural
review process:
Architectural Standards
Architectural Values
The following are the guiding principles the Architectural Standards Committee (ASC) will use
in conjunction with the builder/architect design team to develop the original built form of
Belvedere.
The primary function of this document is to establish the baseline for interpretation by the ASC.
It is the expectation of the ASC that the eventual homeowner led committee will include more
specific rules than this document prescribes as the Belvedere neighborhood evolves. Stonehaus,
the developer of Belvedere, will be available long term to assist the ASC in managing their
vision of the community.
Diversity
Belvedere will feature an emphasis on diversity in the following categories:
o Roof Treatment and Orientation
o Elevations
o Materials
o Colors
o Edge Treatments
o Landscaping
o Massing
Diversity Guidelines:
1. The distribution of lot sizes at Belvedere creates inherent diversity between building
product. Specific diversity constraints of elevations and colors are not necessary, but
homebuilders and residents are encouraged to view the street as a composition.
2. A variety of roofing materials are encouraged. Accent roof material is encouraged to
be metal or slate.
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BELVEDERE
Pedestrian Oriented Neighborhood
In order to encourage walkability throughout Belvedere, homes should artfully engage the
street. The pedestrian zone will extend from front door to front door, creating a dynamic space
that encourages social interaction and well-being.
Pedestrian Orientation Guidelines:
1. Walkway material from the sidewalk to the front porch or other similar entranceway to
the home is encouraged to be diverse.
Rhythm of Public/Private Spaces
The street will be the strength of Belvedere. To foster a vital street complex it will be important
to define the public spaces which are characterized by sidewalks from the semi-public defensible
spaces, such as the home's front yard and front porch. Methods for defining those spaces
include:
o A broad variety of edge treatments including retaining walls, cheek walls, hedges, fences,
landscaping, and slope may accomplish this distinction.
o A buffer space that protects the private space on the front of the house.
o A "Cool Zone" that is most commonly defined by a front porch, but could be described
by a patio or terrace.
o A raised finished floor to delineate the private space within the house as separate from
the public realm
o Carefully crafted outdoor space in relation to floorplan on the side and/or back of the
homes.
Public/Private Space Guidelines:
1. Backyard privacy fences should no taller than 6' and the finished side of the fence
should face out.
Massing in Relation to Lot/Block/Neighborhood
We value the exterior spaces throughout the neighborhood in conjunction with the living spaces
inside the homes. Homes must:
o Address the corners, often with carriage units.
o Possess diversity of roof structures and orientation
o Address the public spaces
o Be sited properly to ensure pleasant viewsheds are captured. An example may include
locating the house at the terminus of a street so that it becomes a prominent landmark.
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
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BELVEDERE
Massing Guidelines:
1. There will be a minimum of 103 carriage house units in the community. Each
carriage house will meet the requirements for a single family dwelling as defined in
the Virginia Uniform Statewide Building Code. Each Carriage House Unit shall
conform to the Code of Development. They shall be on the same parcel as the
primary dwelling unit to which it is an accessory. Carriage House Units may not be
subdivided from the primary residence. The subdivision restriction shall be described
on the plat creating such parcels and be incorporated into each deed conveying title to
such parcels.
a. All Carriage House Units 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
b. 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 square feet. These units may
have a distinct street address and may be provided with separate utility meters
if utilized as a rental unit.
2. Homes on corner lots should address the corner, preferably with a side entry to the
porch or terrace. Side elevations for corner lots should be well-proportioned.
Authenticity of Style
The style of the homes will be determined by the homebuilders. However, it will be important to
pay specific attention to the authenticity of the components of the chosen architectural styles.
Specific areas for concern are the:
o eave
o cornice
o material
o color
o differentiation of floors where appropriate
o base, middle and top
o Raised finished floor
o Proportion
o fagade components
0 organization of elements
o elements themselves
■ trim dimensions, column dimensions, etc
Authenticity Guidelines:
1. Architectural style should be supported by stylistically correct architectural detailing.
2. Material and color changes should occur at inside corners. They should not occur on
outside corners or randomly on elevations.
3. Doghouse chimneys are allowed with a foundation.
4. Shutters are to be full -operational in appearance, including hinges and shutter -dogs.
Vinyl shutters are not allowed.
5. Eave overhangs should match the style of the house.
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
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BELVEDERE
Sustainability
Sustainability is defined by the quality of life in a place. A community is sustainable when the
economic, social and environmental systems that make up that community are providing a
healthy, productive, meaningful life for all residents, both present and future.
The goals for Belvedere for Sustainability include:
Utilization of Solar Orientation
o Public buildings and amenities will be sited to achieve an appropriate balance
between solar insulation and the uses of the buildings or amenities.
Energy Efficiency
o EarthCraft Certification
Water Management & Conservation
o Low flow fixtures
o Rainwater roof catchments and storage, where possible
o Utilizing stormwater for greywater systems, e.g. irrigation or toilet flushing.
Durability
o Durable exterior finish materials
o High quality weather barrier and flashing details
o Flexible interior layouts (structure and utility layouts) (adaptive reuse)
Indoor Air Quality
o Controlled Mechanical Ventilation
o Low VOC finishes and adhesives
o Flooring options to meet American Allergy Institute standards.
Daylighting
o Orientation of buildings, placement of glazings, and coordination of overhangs to
allow natural daylighting of interior spaces.
Sustainability Guidelines:
1. All homes must be built to EarthCraft standard.
Architectural Review Protocol
Homebuilders
The ASC review process has been crafted to be collaborative. The ASC encourages dialogue
with homebuilders to avoid difficulties at the Final Review stage. The steps to follow for each
stage of the review process are:
o Visioning — A presentation by the Belvedere ASC to the homebuilders to begin the
dialogue of the built form.
o Conceptual Review — Review by the ASC of Blockwide Sketches, elevations, and a site
plan.
o Schematic — Review by the ASC of floorplans and elevations.
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
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BELVEDERE
o Design Development — Workshops between the ASC and homebuilders are encouraged.
The by-products from this stage will be the basis for the exhibits submitted at the Final
Review stage.
o Final Review — Homebuilders should submit the Final Review package to the ASC
administrator. Package to include:
1. ASC Review Checklist
2. Detailed elevation drawings
3. Site Plan including elevations of finished floor and relationship to neighboring
structures.
4. Landscape Plan including hard and softscape elements.
5. Color recommendations for the submitted product.
6. Material submittals are requested.
o Final Inspection — The homebuilder should schedule a final inspection with the ASC
administrator prior to any third -party closing.
ASC Review Schedule:
1. Submittals by close of business Friday of each week.
2. If submittals are complete, review by ASC on the following Wednesday.
3. Approval or denial letter to be sent out by the following Friday.
4. Final Inspection — Scheduled with ASC administrator; compliance letter provided
within 3 days.
5. Whenever possible, the ASC administrator will notify neighbors of a submittal on an
adjoining property so that neighbors are informed.
Residents
The architectural review process for residents of the community should be limited to color
changes and significant renovations. If there is a question about the applicability of an ASC
review, please contact the ASC administrator. Depending on the nature of the renovations, the
ASC administrator will supply the submittal requirements to the resident.
Construction Protocol
Homebuilders and Residents
Due to the nature of the Belvedere community, construction activity will be closely monitored
for sensitivity to the neighborhood. Specific requirements include:
o Portable toilets should be provided by builders on site. Whenever possible, portable
toilets should be located off of alleys, away from public walkways, parks and resident's
homes.
o On-site materials should be delivered and stored only on site or on an adjacent lot owned
by the homebuilder. Materials should not be delivered and placed in open space or on
lots not owned by homebuilders.
o Trash should not accumulate on site. Dumpsters shall be located off of alleys when at all
possible.
o Each homebuilder is responsible for their workers and the workers of their
subcontractors.
o Construction hours are from 7:00 AM to 7:00 PM. Construction can not begin on
Sundays before 11:00 AM.
o Contractors are responsible for keeping dust to a minimum.
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
-22-
BELVEDERE
o Contractors are responsible for controlling drainage.
o Construction trailers should be applied for from the ASC Administrator.
o Parking should be on-site or on -street and not interfere with U.S. Mail delivery. Parking
is not allowed in open space. Parked cars and construction equipment should not block
resident garages, driveways, streets or alleyways.
o Any and all damage is the responsibility of the homebuilder.
o Concrete suppliers and contractors are not allowed to clean equipment in common areas,
streets or vacant sites.
o Use of neighboring hose bibs is prohibited.
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 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.
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.
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
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
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BELVEDERE
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
Board and Batten accents using cementitious panels need a batten spacing of no
greater than 18" using 5/4"x 3" minimum batten strips.
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 may
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 cementitous 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 or cementitous fiber material. 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 cementitous fiber material. Other
materials may be considered. Vinyl siding is not allowed.
Exposed foundations shall be brick, painted concrete, stone, stucco or parged.
The building walls veneered in brick should be simple in form and massing. Avoid
brick extending over portions of roof.
Foundations should 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 mortar.
All exterior colors and materials will be approved by the ASC.
Wood and cementitous 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.
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
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BELVEDERE
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 unless otherwise approved due to architectural style.
Rake overhangs shall be at least 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. The use of wood shake is
discouraged as it does not weather well.
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.
Where possible, gutters/downspouts should be connected to under -ground collection
systems and piped to daylight so as to minimize impact to neighboring lots.
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
Solar panels located on a roof shall be placed within 10 deg. of flush with the roof.
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 located in a prominent and well-designed location.
FACADE TREATMENT
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.
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.
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
-25-
BELVEDERE
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.
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.
Corner trim shall be 5/4" x 6"minimum wood grade B or cementitous 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.
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.
Vinyl shutters are not permitted.
Gable vents may be wood or fiberglass, and in an appropriate size and style for the
Architectural Style.
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.
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BELVEDERE
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:
All fences must be approved prior to installation by the ASC.
The finished side of fences must always face out from the lot
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, stacked field
stone or other material matching main house foundation. Retaining walls not
visible from the street may be constructed of smooth finished concrete,
architectural block or pressure treated wood.
Privacy fences are restricted to side and rear yards and may not exceed 6' in
height.
Fences are required:
On a side yard adjoining a neighborhood park, 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
Fences are permitted:
In front yards 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.
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BELVEDERE
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
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.
Belvedere Landscaping
All landscape materials and plantings must be approved by the ASC and should adhere to
the following design principles.
The Natural Planting Approach:
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Lawns
BELVEDERE
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.
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 1/2" 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, of at
least 2 1/2" caliper 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
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
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BELVEDERE
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.
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.
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BELVEDERE
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 burlap wrapped 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 plants and beds shall be mulched with a 3 inch layer of mulch
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,
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
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
-31-
BELVEDERE
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.
Variation # 32 (approved 2.3.10)
Elimination of Road C from Table 8 Road Standards.
Variation # 33 (approved 2.3.10)
Modification of Table 8 Road Standards to Change the streets in Block 2 (road A and B)
from public streets to private streets.
Variation #48 (approved 10.19.12)
Modification of Table 8 to revise Road G (Colbert St.), Road X (Griffen Grove), Road R
(Dabney Grove), Road H (Barnett St.), Road I (Shelton St.), and Road D (Farrow Rd.)
Variation #51 (approved 3.28.13)
Modifications to the "Parkway Section" of Belvedere Boulevard within Block 1 (i.e. Senior
Center) as follows:
A minimum nine foot (9') paved parallel parking area must be provided on each
side of the road section. Travel lanes will remain twelve feet (12') in width, free of
on -street parking. Five feet (5') striped bike lanes will be provided on both sides of
the road section as indicated in the Code of Development. A minimum of six feet
(6') planting strip is required between the road and the 8' multi-purpose trail, as
previously approved. A four foot (4') planting strip and five feet (5') sidewalk must
be provided on the opposite side of Belvedere Blvd for safety and pedestrian access.
The full width of the multi-purpose trail must be within the Belvedere Blvd right-of-
way. Either a boundary line adjustment of realignment of the road section will be
required.
As shown on the exhibit, bike lanes must be provided on both sides of Belvedere
Blvd.
Revised road plans must be approved by the County Engineer and VDOT. Work
with the County Engineer to provide additional traffic calming measures to their
satisfaction.
A revised Water Protection Ordinance plan must be approved by Engineering.
VDOT acceptance of Belvedere Blvd.
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
-32-
BELVEDERE
TABLE 8 ROAD
STANDARDS
Street Name
Street
Public
Design
Traf
Travel
Bike
On-
Median
Paved
Min
Min
Row
Exhibit
Type
or
Speed
fic
Lanes
Lanes
Street
Width
Planting
Sidewalk
Width
11
Private
(MPH)
Flo
(Tot. #)
Parking
Min
Strip
Width
(3)
Cross
w
Fc -FC
Section
Belvedere
Parkway
Public
35
2
2
2 (5)
N
34'
6'
N/A*
100'
Exhibit
Blvd. Rio
Curb NO
way
stripe
11 (1)
Road to
gutter pan
d
Roundabout
#1
Belvedere
Boulevard
Public
25
2
2
Y
N
8' min
35'
6' East
5' East
76'
Exhibit
Blvd. -
w/Splitter
way
Side
Side Only
13A
Between
Island at
Only
Roundabout
Roundabo
#1 and Road
ut #1
d
Belvedere
Boulevard
Public
25
2
2
N
N
34
Varies 6'
5' East
44.55'
Exhibit
Blvd Road d
way
to 2.5'
Side Only
13A
to Road e
OPTION 1
Belvedere
Boulevard
Public
25
2
2
N
34'
6'
5
58'
Exhibit
Blvd Road d
wayMiL
13
to Road e
OPTION 2
Belvedere
Divided
Public
25
2
2
Y
Y
8'
22'
6'
5'
76'
Exhibit
Blvd Road e
Blvd.
way
Inboun
minimu
inbou
11 (2)
to Road K
d Only
m
nd 18'
outbo
and
Belvedere
Boulevard
Public
25
2
2
Y
Y
Y
22'
6'
5'
76'
Exhibit
Blvd Road K
way
inbou
11(3)
to Village
nd
Green
and
outbo
and
Belvedere
Street
Public
20
1
1
N
Y
N
22'
6'
5'
42'
Blvd @
(One
way
w/bum
Village
Way)
pouts
Green
exterior
Eastside
only
(inbound)
Belvedere
Street
Public
20
1
1
N
N
N
16'
6'
N/A*
40'
Blvd @
(One
way
Village
Way)
Green
Westside
(outbound)
I,H (East of
Street
Public
20
1
1
N
Y (Rt
N
22'
6'
5'
46'
Exhibit
Bel. Blvd.),
way
Side
11 (7)
K,P
Only)
**
DEast
Street
Public
25
2
2
N
Y
N
30'
6'
5'
54'
Exhibit
(Betweeen
way
11 (5)
Streets N and
DEast
Street
Public
30
2
2
N
Y
N
34'
6'
5'
59'
Exhibit
(Betweeen
way
11 (6)
Streets J and
F) - Farrow
Dr.
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
-33-
BELVEDERE
D East
Street
Public
30
2
2
N
N
N
30'
6'
5'
54'
Exhibit
(Betweeen
way
11 (5)
Street F and
Round About
#2)
A
Street
Private
20
1
1
N
Y
20' min
22'
6'
5'
48'
Exhibit
way
11 (7)
B, C
Street
Private
20
2
2
N
Y
N
30'
54'
Exhibit
way
11 (5)
E,F,K,L,M,N,
Street
Public
20
2
2
N
Y
N
28'
6'
5'
52'
Exhibit
O,Q,S
way
11 (4)
G (Colbert
Street
Public
25
2
2
N
Y - on-
N
28'
6'
5'
53'
Exhibit
St)
way
street
11 (4)
parking
on one
side
only
H (Barnett
Street
Public
25
2
2
N
Y
N
32'
6'
5'
57'
Exhibit
St.)
way
11 (5)
I (Shelton
Street
Public
25
2
2
N
Y
N
32'
6'
5'
57'
Exhibit
St.)
way
11 (5)
R (Dabney
Street
Public
25
2
2
N
Y
N
32'
6'
5'
57'
Exhibit
Grove)
way
11 (5)
X (Griffen
Street
Public
25
2
2
N
Y
N
32'
6'
5'
57'
Exhibit
Grove)
way
11 (5)
I,O,Q,S
Cul -De-
Public
20
1
1
N
N
30'
22'
6'
5'
128'
Sac
way
Radius
Min.
Roundabout
Street
Public
20
1
N
N
22'
6'
5'
T.B.D
#1
way
Roundabout
Street
Public
20
1
N
N
22'
6'
5'
T.B.D
#2
way
a,b,c,d,e,f,g,h
Alley
Private
N/A
2
2
N
N
N/A
14'
N/A
N/A
20'
Exhibit
,ixj,k,l,m,n,p,s
(Residenti
way
11 (8)
,tu,v,w
al)
o,q,r,
Alley
Private
N/A
1
1
N
N
N/A
12'
N/A
N/A
20'
Exhibit
(Residenti
way
11 (8)
al)
* 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
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
-34-
BELVEDERE
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.
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.
CODE OF DEVELOPMENT BELVEDERE 10/10/05 (As Revised 7/22/14)
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BELVEDERE
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
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.
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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
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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
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 Regulations
Variation # 21 (approved 3.24.08 & revised 7.25.08) "build -to" range
Variation # 22 (approved 3.24.08 & revised 7.25.08) alley fed rear setback
Variation #37 (approved 3.15.11) in Block 4A, lots A -K, front "build to" lines of 36'-44'
Variation #39 (approved 4.12.11) allows the encroachment of steps in the 4' front yard
setback for Lot 130.
Variation #40 (approved 4.12.11) modifies Note 1 in Table 9.
Variation #43 (approved 6.2.11) increases build -to line for Block 2 townhome units facing
The Reserve at Belvedere.
Primary Structures''' Carriage Houses & Accessory
Structures
Townhouse SF 30'40' SF 41'-50' SF 51'-60' SF >60' All Lots
Front Build-tofrom Street Z 8'- 16' 8'- 16' 8'_ 16' 8'_ 16' 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'
Rear 4' 4' 4' 4' 10' 4'
1. Porches (1&2 story), stairs, balconies, bay windows, planters, chimneys, terraces, eaves, and entrance stoops may encroach into the area
between the minimum build-tp range and the front r.o.w. line up to 4' from the front r.o.w. line. They may encroach into the area between the
rear setback up to 4' from the property lin or, in the case of an alley easement, within 4' from the easement boundary. Stairs may encroach into
the area between the minimum build -to range and the front r.o.w. line up to 3' from the front r.o.w. line, provided the distance between the
back of the sidewalk and the stairs is no less than 4' (Variation #40).
2. No encroachments are allowed within the minimum side yard.
3. Where a side setback of less than 4'11" is used, a 6' maintenance easement shall be recorded on all properties adjacent to the side setback of
less than 4'11".
4. Where an alley adjoins a side yard, the minimum setback is 3'.
5. Carriage houses must be located to the rear of the primary residence.
6. Other accessory structures may not be placed in front of the primary structure.
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astrictions Governing Structures Extending Beyond the Front Build -to Line
Min Depth' Max Depth Min Width
veered Porches Townhomes 4' 10' 8'
)vered Porches Single Family Homes 5' 10' 8'
pen Porches Single Family & Townhome 3' S' 4'
The dimensions of a porch shall be measured from the edge of the house to edge of the floor area and shall not include
Table 10: Commercial, Multifamily or Civic Use Lot Regulations
Variation # 23 (approved 3.24.08 & revised 7.25.08) front and rear setbacks in Block 1, 2, 4
Variation #42 (approved 6.2.11) increases build -to line for commercial buildings along
Belvedere Boulevard in Block 2 in order to accommodate utility, drainage, and site
distance easements that exist along the frontage of Belvedere Boulevard.
Variation #49 (approved 3.28.13) allows the maximum "Front build -to distance from
street" for the building (i.e., Senior Center) to vary from the distance of 5' specified in
Table 10 to be increased to 2' beyond any existing utility easements that have been located
along the road.
Multi -Family, Commercial, or Civic Buildings
Block 1 Block 2 Block 4
Front Build -to from Street' 5' 5' 5'
Side Setback 5' S' S'
Rear 10' 10' 10'
For structures with frontage on more than 1 right of way, the build -to lines shall apply only to the primary elevation
r Blocks 3 and 5-10
Commercial and Civic Buildings shall be subject to the applicable residential setbacks and build -to lines
Maximum Buildinq Heights t 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 Ft2 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 Ft2 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 300,00OFt2 with a
maximum frontage of 1,000' and a maximum side lot line of 1,000'. The maximum lot
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size for a commercial lot in Blocks 2 and 4 shall be 18,000 Ft2 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 fmished
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.
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