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HomeMy WebLinkAboutARB201800137 Staff Report 2018-12-11ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2018-137: Greenfield Terrace Apartments Review Type Special Use Permit Advisory Review (first review) Parcel Identification 04500000015700, 04500000015800 North side of Rio Road West, approximately 230 feet east of Woodburn Road (Rt. 659). At the western terminus of Location Greenfield Terrace, approximately 275 feet west of Berkmar Drive. Zoned Commercial Office (CO)/Entrance Corridor (EC) Rio Station LLC (John Bartelt) and Buena Vista Properties of Charlottesville LLC (Linda Elsey)/Powe Studio Owner/Applicant Architects for Urban Places LLC (Greg Powe) Magisterial District Rio To amend a special use permit that would rezone two contiguous parcels to R-15 and to build a 33-unit, 39,000-square- Proposal foot apartment building and associated site improvements on 1.985 acres combined. The parcel does not abut the EC but lies between 150 and 225 feet north of Rio Road West, behind the Natural Beginnings Preschool property and residential properties facing Rio Road West and Station Lane, which connects Rio Road West with Greenfield Terrace. The rear lots of four single-family detached homes fronting Woodburn Road line the site's western edge; to the east are office buildings along the north side of Greenfield Terrace (Sentara Home Care Context and Visibility Services, State Farm Insurance, and Jefferson Area Builders). To the north is a large vacant parcel fronting Berkmar Drive, while the section of Rio Road West to the south holds a mix of residential and commercial structures (including Vision Mortgage, Tobey's Pawn Shop, and Charlottesville Piano Company). Visibility of the south (side) elevation of the building and site improvements will be clear down the length of Station Lane, while upper portions of the three- story building's fagade will be visible from Rio Road West, traveling westward. Mature off -site trees (not under the control of the applicant) block the view as eastbound traffic approaches the site on Rio. [Figures 1-4] ARB Meeting Date December 17, 2017 Staff Contact Heather McMahon PROJECT HISTORY DATE APPLICATION RESULT 10/21/2002 ARB-2002-117 The ARB reviewed the Bartelt Office Park Site Plan and approved the site plan only with conditions. 12/2/2002 ARB-2002-143 The ARB reviewed and approved, with one condition, the Bartelt Office Park Apartment Building. 11/15/2004 ARB-2004-126 The ARB reviewed and approved with conditions the Bartelt Office Park Office Building Design. 12/17/2018 1 ARB-2018-137 I The ARB will review this Advisory Review for a Special Use Permit request for the first time. The ARB reviewed three proposals for the Bartelt Office Park between 2002 and 2004. At that time, the development scheme included the two parcels (TMPs 45-166 and 45-167) adjacent to Rio Road West. The approved site plan exhibits five attached, two-story townhouses in the north (rear) of the single-family detached dwelling at 590 Rio Road West, which were built ca. 2003; a two-story office building to the east (side) of the single-family detached house at 600 Rio Road West, which was built as an attached extension of the dwelling ca. 2005; the creation of Station Lane, a private road connecting Rio Road West to the cul-de-sac at the western end of Greenfield Terrace, between the two parcels, which was realized; and a I0,000-square- foot, two-story office building and an associated parking lot on the parcels to the north, abutting the western terminus of Greenfield Terrace street, both of which were not built. DETAILS OF THE PROPOSAL This is a proposal to develop two contiguous parcels that are vacant, undeveloped and wooded, which lie at the western terminus of Greenfield Terrace, west of Berkmar Drive and north of Rio Road West. The southern parcel (TMP 45-158) has an existing Special Use Permit and an approved site plan for a 50-foot by 100-foot, two-story office building and associated parking lot, neither of which has been constructed. This new Special Use Permit application requests to remove the conditions of the existing Special Use Permit as well as to rezone the two parcels currently zoned Commercial Office to Residential R-15. The latter would allow a density of 15 dwelling units per acre. As the two contiguous parcels combined total nearly 2 acres, this would allow the applicant, with a zoning of R-15, to build 30 units by -right. The applicant is requesting bonus density of three additional units by offering to provide six units as affordable housing (at 80% AMI). The 39,000-square-foot apartment building would include 33 one- and two -bedroom units across three full stories. A partial basement will hold storage. A parking area including 54 parking spaces is proposed west (to the rear) of the building. Two open space recreation areas are proposed east of the building. The proposal requires the realignment of a portion of Station Lane and the existing sanitary sewer line and easement. The development is compatible with the Rio/29 Small Area Plan, which envisions higher -density development for this corridor. This ARB review is advisory, to provide recommendations that will be forwarded to the Planning Commission and ultimately the Board of Supervisors. If the Special Use Permit is approved, to continue forward, a site development plan will be required. ARB review and approval of the site plan will be required. Figure 1: view of TMP 45-1 S8 from the north side of Rio Road West and the southern end of Station Lane, looking northward. The red box marks the approximate location of the proposed 3-story building. Photograph taken by H. McMahon, 1112912018. 3 Am k �,. .� . Figure 2: view of TMP 45-1 S8 from the north side of Rio Road West and the southern end of Station Lane, looking northward. The red box marks the approximate location of the proposed 3-story building. Photograph taken by H. McMahon, 1112912018. 4 Figure 4: view of TMP 45-158 from the south side of Rio Road West, looking northwest. The red box marks the approximate location of the proposed 3-story building. Photograph taken by H. McMahon, 1112912018. ANALYSIS REF GUIDELINE CURRENT ISSUE RECOMMENDATION Purpose 1 The goal of the regulation of the design of development within The application describes the style of the See recommendations the designated Entrance Corridors is to ensure that new building as "contemporary;" while the style below. development within the corridors reflects the traditional does not reflect the traditional architecture of architecture of the area. Therefore, it is the purpose of ARB the area, it is in keeping with contemporary review and of these Guidelines, that proposed development within building designs that the ARB has previously the designated Entrance Corridors reflect elements of design approved in the County's Development characteristic of the significant historical landmarks, buildings, Areas. The form is compatible with the and structures of the Charlottesville and Albemarle area, and to Rio/29 small area. The proposed building is promote orderly and attractive development within these neither close to nor associated with historic corridors. Applicants should note that replication of historic sites in the region; thus, the choice of a structures is neither required nor desired. contemporary design is not incompatible, especially given the local context of Rio 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, Road and Route 29. land, and vegetation. In order to accomplish the integration of buildings, land, and vegetation characteristic of these sites, the Guidelines require attention to four primary factors: compatibility with significant historic sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. Com a ifity with significant historic sites// Compatibility with the character of the Entrance Corridor 3 New structures and substantial additions to existing structures This new structure has been described as None should respect the traditions of the architecture of historically "contemporary in its architectural significant buildings in the Charlottesville and Albemarle area. expression... flat roofed to keep the building Photographs of historic buildings in the area, as well as drawings scale and profile low, with cement board of architectural features, which provide important examples of horizontal plank siding similar to adjacent this tradition are contained in Appendix A. residential buildings..." These considerations express a respect for 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's neighboring buildings, if not historically historic structures is not intended to impose a rigid design significant buildings in the Charlottesville - solution for new development. Replication of the design of the Albemarle area. Compatibility has been met important historic sites in the area is neither intended nor desired. in scale and overall form, although the The Guideline's standard of compatibility can be met through materials and style are thoroughly building scale, materials, and forms which may be embodied in contemporary. Visibility of the south side of architecture which is contemporary as well as traditional. The the building will be clear through Station Guidelines allow individuality in design to accommodate varying Lane, while the upper portions of the fagade tastes as well asspecial functional requirements. will be visible from Rio Road West. REF GUIDELINE CURRENT ISSUE RECOMMENDATION 5 It is also an important objective of the Guidelines to establish a The character of this portion of the EC (Rio See recommendations pattern of compatible architectural characteristics throughout the Road West) is mixed, with several different below. Entrance Corridor in order to achieve unity and coherence. eras and styles represented in the extant Building designs should demonstrate sensitivity to other nearby suburban fabric. This addition does not structures within the Entrance Corridor. Where a designated detract from the m6lange already present. corridor is substantially developed, these Guidelines require Site development, layout, and landscaping striking a careful balance between harmonizing new development are compatible with earlier 20th- and 21't_ with the existing character of the corridor and achieving century development in the vicinity. compatibility with the significant historic sites in the area. Site develo ment and layout 6 Site development should be sensitive to the existing natural Although the two contiguous parcels under Provide retaining wall landscape and should contribute to the creation of an organized consideration are undeveloped and wooded, heights, materials and development plan. This may be accomplished, to the extent the managed slopes on the western side of colors for review. practical, by preserving the trees and rolling terrain typical of the the site appear to be man-made, perhaps area; planting new trees along streets and pedestrian ways and from previous neighboring development. The choosing species that reflect native forest elements; insuring that proposed site plan proposes to buttress the any grading will blend into the surrounding topography thereby managed slopes on the western side of the creating a continuous landscape; preserving, to the extent site with two retaining walls, both less than practical, existing significant river and stream valleys which may 6-feet tall, between which a single row of be located on the site and integrating these features into the vegetation is proposed. The walls wrap design of surrounding development; and limiting the building around the northwest and southwest corners mass and height to a scale that does not overpower the natural of the parking lot, and portions may be settings of the site, or the Entrance Corridor. visible from the EC. Landscaping 7 The requirements of the Guidelines regarding landscaping are The proposed landscaping includes a 20-foot See recommendations in intended to reflect the landscaping characteristic of many of the undisturbed, wooded buffer on the western `Landscaping' section area's significant historic sites which is characterized by large edge of the site, "to be supplemented by below. shade trees and lawns. Landscaping should promote visual order additional shade trees." Three trees are within the Entrance Corridor and help to integrate buildings into provided in the parking area, four trees line the existing environment of the corridor. the lawn on the east side of the building, several trees line the cul-de-sac, and five 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar trees are provided on the southern edge of characteristics. Such common elements allow for more flexibility the site, buffering the rears of the hyphenated in the design of structures because common landscape features buildings along Rio Road from a proposed will help to harmonize the appearance of development as seen recreation space. Two lawns are provided to from the street upon which the Corridor is centered. the east of the building; both are to meet the required recreation space amenity for the REF GUIDELINE CURRENT ISSUE RECOMMENDATION residents and are projected to include "a shaded picnic and grilling area and a fire pit conversation area, and possibly bocce and croquet courts." Structure design 9 Building forms and features, including roofs, windows, doors, The proposed three-story building with a Provide dimensioned materials, colors and textures should be compatible with the partial basement (east side) will encompass elevations and floorplans forms and features of the significant historic buildings in the area, 39,000 square feet. While the height has not as well as material and exemplified by (but not limited to) the buildings described in been provided, a three-story apartment color samples for review. Appendix A. The standard of compatibility can be met through building generally meets compatibility in scale, materials, and forms which may be embodied in terms of scale. The materials listed are Provide landscaping to architecture which is contemporary as well as traditional. The cement board siding (horizontal plank) and soften the appearance of replication of important historic sites in Albemarle County is not cement board panels (and presumably metal the south elevation. the objective of these guidelines. balcony railings); these are compatible with contemporary building designs in the Provide window -glass 10 Buildings should relate to their site and the surrounding context of buildings. vicinity. While the form is a rectangular block, the east and west elevations (fagade specifications for review and the standard 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. and rear, respectively) are sufficiently relieved through projections and recesses, window -glass note on architectural elevations. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. while the mass is broken up by balconies. The side (south) elevation will be clearly The conceptual 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or vegetation, or both. visible from the EC, with a direct view down Station Lane. The south side elevation architectural design suggests that a 14 Arcades, colonnades, or other architectural connecting devices should be used to unify groups of buildings within a development. appears monolithic despite a single recess in the middle of the elevation that extends from development of the illustrated size, scale, and 15 Trademark buildings and related features should be modified to meet the requirements of the Guidelines. grade to parapet. This holds an entrance at the basement level which will be partially form can be constructed with an appropriate 16 Window glass in the Entrance Corridors should not be highly tinted or highly reflective. Reflectance off the outside pane of glass should obscured by the sloping topography and a appearance for the be kept below 7%. Specifications on the proposed window glass and retaining wall. Six rectangular, single -light Entrance Corridor. samples of tinted window glass should be submitted with the windows pierce the western end of the south application for final review. elevation, while three balconies project Window glass in the Entrance Corridors should meet the westward; six rectangular, single -light following criteria: Visible light transmittance (VLT) shall not windows and two hopper windows on the drop below 4001o. Visible light reflectance (VLR) shall not exceed partial basement pierce the eastern end of the Mo. south elevation, while three balconies project eastward. Vegetation on the south lawn area would help soften the building wall and REF GUIDELINE CURRENT ISSUE RECOMMENDATION better integrate the mass with its natural surroundings. The proposed colors are Cobble Stone in a smooth finish (an off- white) for the panels around the "bay" windows and Monterey Taupe, smooth finish, for the 7.25" horizontal lapped siding (6" exposure). The muted palette is expected to be compatible with the surrounding buildings and the site's context. There are no connecting devices proposed, and there is no evidence that the design is trademark or brand architecture. No glass or materials specifications/samples have been provided; these should be provided in future reviews. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the No accessory structures or equipment are None. overall plan of development and shall, to the extent possible, be proposed. compatible with the building designs used on the site. 18 The following should be located to eliminate visibility from the No loading or service areas are proposed for Provide vegetative Entrance Corridor street. If, after appropriate siting, these features this residential use. The parking has been screening to mitigate will still have a negative visual impact on the Entrance Corridor relegated behind (to the west of) the views of the proposed street, screening should be provided to eliminate visibility. apartment building, but the side of the parking from the EC. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage rectangular, 54-space parking area is parallel areas, e. Mechanical equipment, f. Above -ground utilities, and to the EC. Visibility of this area from the EC Indicate locations of g. Chain link fence, barbed wire, razor wire, and similar security could be mitigated with additional vegetative mechanical equipment, fencing devices. screening on the southwest side of the including a roof plan if property. The refuse area — a dumpster roof -mounted equipment enclosure — is proposed for the southwest is proposed. Show how corner of the parking area; the dumpster the visibility of such will enclosure will be obscured by the proposed be eliminated from the 6-foot-tall retaining wall with landscaping. EC. No mechanical equipment is proposed; it is assumed that the HVAC will be roof - mounted, in which case a roof plan will be required in future reviews and the elimination of the visibility of this equipment 10 REF GUIDELINE CURRENT ISSUE RECOMMENDATION will need to be met. No above ground utilities are proposed on the current concept plan. 19 Screening devices should be compatible with the design of the No fencing is proposed, but two retaining See recommendations in buildings and surrounding natural vegetation and may consist of. walls are proposed along the entire length of #6. a. Walls, b. Plantings, and c. Fencing. the western side of the site, wrapping around the northwest and southwest corners. The color/materials of the retaining walls should be provided in future review as portions may be visible from the EC. 20 Surface runoff structures and detention ponds should be designed A conceptual stormwater retention area is None. to fit into the natural topography to avoid the need for screening. provided in the far eastern edge of the site, When visible from the Entrance Corridor street, these features must adjacent to the larger of the two proposed be fully integrated into the landscape. They should not have the recreation areas. It will not be visible from appearance of engineered features. the EC. 21 The following note should be added to the site plan and the The note has not been provided and should Provide standard architectural plan: Visibility of all mechanical equipment from the be provided on future site plan sets as well as mechanical equipment Entrance Corridor shall be eliminated. architectural drawings submitted for review. note to future site plans. 22-31 Lighting No lighting plan was submitted with this Provide a lighting plan concept plan. A lighting plan will be required for review. with future review that provides photometric values of all proposed site and architectural lighting, as well as a luminaire schedule and manufacturer's specifications. Note that site lighting may not spillover onto neighboring residential properties or public streets greater than'/2 footcandle; that all lights that emit more than 3,000 lumens must be full cut- offs; and that light levels exceeding 20 footcandles are not appropriate for residential areas in the EC overlay district. Landsca in 32 Landscaping along the frontage of Entrance Corridor streets The parcel does not abut the EC; therefore, None. should include the following: this requirement is moot. a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 3'/2 inches caliper measured 6 inches above theground) and should be of a plant 11 REF GUIDELINE CURRENT ISSUE RECOMMENDATION species common to the area. Such trees should be located at least every 35 feet on center. b. Flowering ornamental trees of a species common to the area should be interspersed among the trees required by the preceding paragraph. The ornamental trees need not alternate one for one with the large shade trees. They may be planted among the large shade trees in a less regular spacing pattern. c. In situations where appropriate, a three or four board fence or low stone wall, typical of the area, should align the frontage of the Entrance Corridor street. d. An area of sufficient width to accommodate the foregoing plantings and fencing should be reserved parallel to the Entrance Corridor street, and exclusive of road right-of-way and utility easements. 33 Landscaping along interior roads: This proposal provides approximately 9 trees Revise the site layout to a. Large trees should be planted parallel to all interior roads. Such lining the partial circumference of the Provide trees 40' on trees should be at least 2%2 inches caliper (measured six inches existing cul-de-sac on Greenfield Terrace, center along the above the ground) and should be of a plant species common to the which will not be visible from the EC. At driveway, clear of area. Such trees should be located at least every 40 feet on center. least two of these trees, however, are proposed to lie within six feet of the center of utilities and easements. 34 Landscaping along interior pedestrian ways: a. Medium trees should be planted parallel to all interior the proposed sanitary sewer realignment. Ensure that there are no pedestrian ways. Such trees should be at least 2% inches caliper One tree is proposed on the south side of the conflicts between (measured six inches above the ground) and should be of a proposed new driveway and realignment of proposed tree placement species common to the area. Such trees should be located at least the existing private road that connects and extant or proposed every 25 feet on center. Station Lane to Greenfield Terrace, but it is underground utilities and within one foot of the extant sanitary and their easements. sewer easement. Trees should be provided on the south side of the proposed driveway and parking area, which will be visible from the EC down the length of Station Lane; however, sufficient planting room must also be provided so that no trees are proposed within utility easements and at the very least, within 7 feet or less of the center of an underground utility. 35 Landscaping of parking areas: The proposed parking area has 54 spaces, Provide two additional a. Large trees should align the perimeter of parking areas, located which requires 5 interior parking trees; only interior parking trees. 12 REF GUIDELINE CURRENT ISSUE RECOMMENDATION 40 feet on center. Trees should be planted in the interior of three are provided. The western edge of the parking areas at the rate of one tree for every 10 parking spaces parking area is lined with two retaining walls Provide large shade trees provided and should be evenly distributed throughout the interior spaced approximately 7.5 feet apart; between on the north, south, and of the parking area. the walls is a row of trees. Their sizes and east perimeters of the b. Trees required by the preceding paragraph should measure 2V2 species are not named in this concept parking area. inches caliper (measured six inches above the ground); should be landscape plan. A more -realized landscape evenly spaced; and should be of a species common to the area. plan with a plant schedule naming all species Such trees should be planted in planters or medians sufficiently and the sizes/calipers proposed must be large to maintain the health of the tree and shall be protected by submitted for future review. The south, curbing. north, and east sides of the parking area are c. Shrubs should be provided as necessary to minimize the devoid of perimeter plantings. parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 36 Landscaping of buildings and other structures: No vegetation is proposed for the building Provide landscaping to a. Trees or other vegetation should be planted along the front of foundations. The south elevation, which has soften the appearance of long buildings as necessary to soften the appearance of exterior a monolithic appearance that will be visible the south elevation. walls. The spacing, size, and type of such trees or vegetation from the EC, should be softened with should be determined by the length, height, and blankness of such plantings (trees, or possibly tall shrubs) or walls. more vegetative screening on the lawn area b. Shrubs should be used to integrate the site, buildings, and other adjacent and to the south. structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: The species of the proposed trees have not Provide a landscape plan a. Plant species required should be as approved by the Staff based been provided with this conceptual landscape that includes plant upon but not limited to the Generic Landscape Plan plan. species and sizes as well Recommended Species List and Native Plants for Virginia as quantities. Landscapes (Appendix D . 38 Plant health: The note has not been provided on landscape Provide the standard The following note should be added to the landscape plan: All site plan. plant health note on the plantings of trees and shrubs shall be allowed to reach, and be landscape plan. maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant. Development Pattern 39 The relationship of buildings and other structures to the Entrance The proposal exhibits an organized pattern of The conceptual site Corridor street and to other development within the corridor roads and sidewalks, and provisions have design suggests that a 13 REF GUIDELINE CURRENT ISSUE RECOMMENDATION should be as follows: been made for connections to adjacent development of the a. An organized pattern of roads, service lanes, bike paths, and pedestrian and vehicular circulation systems. illustrated size, scale, and pedestrian walks should guide the layout of the site. The building, however, is oriented layout can be constructed b. In general, buildings fronting the Entrance Corridor street perpendicular to the EC — its fagade faces the with an appropriate should be parallel to the street. Building groupings should be cul-de-sac at the western end of Greenfield appearance for the arranged to parallel the Entrance Corridor street. Terrace — but the building is not adjacent to Entrance Corridor. c. Provisions should be made for connections to adjacent the EC and will be set back approximately pedestrian and vehicular circulation systems. 225 feet from the north edge of Rio Road d. Open spaces should be tied into surrounding areas to provide West. Two open spaces — marked as continuity within the Entrance Corridor. recreation areas — are proposed to the east of e. If significant natural features exist on the site (including creek the building; the northernmost area appears valleys, steep slopes, significant trees or rock outcroppings), to as gently sloping lawn abutting the building the extent practical, then such natural features should be reflected fagade. The southernmost appears as a in the site layout. If the provisions of Section 32.5.2.n of the plateau that drops steeply in the northeast Albemarle County Zoning Ordinance apply, then improvements corner, adjacent to Greenfield Terrace street. required by that section should be located so as to maximize the This is where the stormwater retention is use of existing features in screening such improvements from proposed (this will not be visible from the Entrance Corridor streets. EC). The undulating topography on the £ The placement of structures on the site should respect existing northeastern lawn is being preserved. One views and vistas on and around the site. natural significant feature is the wooded buffer on the western portion of the site, 20 feet of which will be preserved. No significant viewsheds exist on the site. Site Gradin 40 Site grading should maintain the basic relationship of the site to This proposal entertains significant grading, Provide adequate tree surrounding conditions by limiting the use of retaining walls and by especially on the western half of the site protection fencing should shaping the terrain through the use of smooth, rounded land forms where managed slopes will need to be be shown on future site that blend with the existing terrain. Steep cut or fill sections are flattened and buttressed by two retaining plans submitted for generally unacceptable. Proposed contours on the grading plan shall walls to form the surface parking area as well review. be rounded with a ten foot minimum radius where they meet the as the building pad. The design of the adjacent condition. Final grading should achieve a natural, rather building — with a partial basement on the than engineered, appearance. Retaining walls 6 feet in height and eastern end — does take the naturally - taller, when necessary, shall be terraced and planted to blend with occurring slope just east of the existing the landscape. Station Lane drive into consideration. The proposal for the southern open - 41 No grading, trenching, or tunneling should occur within the drip line of any trees or other existing features designated for preservation in space/recreation area will require some the final Certificate of Appropriateness. Adequate tree protection grading of a naturally -sloping area. A 20-foot 14 REF GUIDELINE CURRENT ISSUE RECOMMENDATION fencing should be shown on, and coordinated throughout, the undisturbed buffer is proposed for the length grading, landscaping and erosion and sediment control plans. of the western property line. Adequate tree protection fencing should be shown on future 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on the site plans submitted for review. site prior to any grading activity on the site. This protection should remain in place until completion of the development of the site. No grading, trenching, or tunneling should occur within the drip line of any trees or other existing features designated for preservation in the final Certificate of Appropriateness. Adequate tree protection fencing should be shown on, and coordinated throughout, the grading, landscaping and erosion and sediment control plans. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. Preservation areas should be protected from storage or movement of heavy equipment within this area. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Degree of visibility of the building, the retaining walls, and the parking area. 2. The south (side) and east (facade) elevations' appropriateness for the EC. Staff recommends that the ARB forward the following recommendation to the Planning Commission: Because the conceptual site plan and architectural design suggest that a development of the illustrated size, scale, form and layout can be constructed with an appropriate appearance for the Entrance Corridor the ARB has no objection to the request for the special use permit. Staff offers the following comments to be addressed with the future site plan submittals: 1. Provide retaining wall heights, materials and colors for review. 2. Provide dimensioned elevations and floorplans as well as material and color samples for review. 3. Provide window -glass specifications for review and the standard window -glass note on architectural elevations: Window glass in the Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 3001o. 4. Provide vegetative screening to mitigate views of the proposed parking from the EC. 5. Indicate locations of mechanical equipment, including a roof plan if roof -mounted equipment is proposed. Show how the visibility of such will be eliminated from the EC. 15 6. Provide standard mechanical equipment note to future site plans: Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. 7. Provide a lighting plan for review. 8. Revise the site layout to provide trees 40' on center along the driveway, clear of utilities and easements. 9. Ensure that there are no conflicts between proposed tree placement and extant or proposed underground utilities and their easements. 10. Provide two additional interior parking trees. 11. Provide large shade trees on the north, south, and east perimeters of the parking area. 12. Provide landscaping to soften the appearance of the south elevation. 13. Provide a landscape plan that includes plant species and sizes as well as quantities. 14. Provide the standard plant health note on the landscape plan: All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant. 15. Provide adequate tree protection fencing should be shown on future site plans submitted for review. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date ARB 1 Existing Site 10/22/2018 ARB 2 Conceptual Site Plan 10/22/2018 Cover, p. 1-2 "Greenfield Terrace Apartments: Architectural Review Board Concept/Plan Advisory Review" 10/22/2018 p. 3 "Location: Rio and 29 Neighborhood" and "Aerial Plan View of Site and Neighboring Properties" 10/22/2018 p. 4 "Aerial of Site near the RioBerkmar Intersection" 10/22/2018 p. 5 "Nei hborhood Plan with topography and critical slopes" and "Rio Places 29 Land Use Plan: `Urban Density... 10/22/2018 p. 6 Photos from the EC "Looking east on Rio Road..." and "Looking west on Rio Road..." 10/22/2018 p. 7 Photos of the site "Looking north up Station Lane..." and "Looking west down Greenfield Terrace..." 10/22/2018 P. 8 Photos of the site "Looking west to end of Greenfield Terrace..." and "Looking north from Rio up Station Lane..." 10/22/2018 P. 9 Existing Site with Context 10/22/2018 P. 10 Site Plan 10/22/2018 P. 11 Site Plan & Ground Floor 10/22/2018 p. 12 Site Sections 10/22/2018 p. 13 Typical Floor 10/22/2018 p. 14 Front[rendering of building] 10/22/2018 p. 15 Back[rendering of building] 10/22/2018 16