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HomeMy WebLinkAboutARB201800137 Checklist 2018-11-30Architectural Review Board Concept Plan/Advisory Review Checklist for Completeness ® (8) collated copies of all information unless otherwise indicated. ❑ 1 set of color/material samples A. Written description of the proposal ® Provide a general description of all proposed work. ❑ Explain how the proposal is compatible with the surrounding area and the Entrance Corridor. B. Sketch plan showing the following (drawn to the scale of 1"=20', clearly legible and folded): ® Location(s) of proposed building(s) on the site. ® Schematic layout of parking, travelways, and other improvements. ® Location of existing and proposed tree lines. Individually identify trees of 6-inch caliper or greater. ® Existing and proposed topography and conceptual grading drawn with contour intervals of 5-feet or less, and with sufficient offsite topography to describe prominent and pertinent off -site features and physical characteristics, but in no case less than 50-feet outside of the site. ® Sheet number, total number of sheets, date of the drawings, date and description of the latest revision, and contact information for the firm preparing the drawings in the title block on all drawings. C. Appearance of the proposed building(s) ® Show a representation of the appearance of the proposed building(s). This may include architectural elevations, perspective sketches, or photos of the proposed building(s). These documents should provide a basic understanding of: ® The size, form and scale of the building. ® The architectural style of the building. ® The proposed building materials and color(s).1 D. Additional material ® Provide labeled, color, 8-'/2" x 11" photographs of the site as seen from both directions on the Entrance Corridor. ❑ The applicant is welcome to submit any additional material that will make the conceptual review more productive. Drawings or other submittal items that clarify topography, visibility, utilities, landscaping, or other unique or unusual conditions are welcome. ® Signatures Commented [HM 1]: Not provided. Commented [HM2]: Not specified, but understood via the renderings ARB2018-137: Greenfield Terrace Apartments, Advisory Review for a SP COMPLETE REVIEW CHECKLIST Updated April 7, 2011 HNM 11/30/18 REF # I GUIDELINE NOTES GENERAL GUIDELINES Pur ose 1 The goal of the regulation of the design of development within the designated The application describes the style of the building as Entrance Corridors is to ensure that new development within the corridors "contemporary;" while the style does not reflect the reflects the traditional architecture of the area. Therefore, it is the purpose of traditional architecture of the area, it is in keeping with ARB review and of these Guidelines, that proposed development within the contemporary building that the ARB has previously designated Entrance Corridors reflect elements of design characteristic of the approved and the form will reflect the urban density significant historical landmarks, buildings, and structures of the Charlottesville vision for the Rio/29 small area. The proposed building is and Albemarle area, and to promote orderly and attractive development within neither close to nor associated with historic sites in the these corridors. Applicants should note that replication of historic structures is region; thus the choice of a contemporary design is not neither required nor desired. incompatible. The character of the EC is mixed, with a number of different eras and styles represented in the 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, and vegetation. In extant suburban fabric. This addition does not detract order to accomplish the integration of buildings, land, and vegetation from the melange already present. Site development, characteristic of these sites, the Guidelines require attention to four primary layout, and landscaping are compatible with contemporary factors: compatibility with significant historic sites in the area; the character of development in the area. the Entrance Corridor; site development and layout; and landscaping. Com a ility with significant historic sites: 3 New structures and substantial additions to existing structures should respect the This new structure has been described as "contemporary traditions of the architecture of historically significant buildings in the in its architectural expression... flat roofed to keep the Charlottesville and Albemarle area. Photographs of historic buildings in the area, building scale and profile low, with cement board as well as drawings of architectural features, which provide important examples horizontal plank siding similar to adjacent residential of this tradition are contained in Appendix A. buildings..." These considerations express a respect for neighboring buildings, if not historically significant 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's historic structures is not buildings in the Charlottesville -Albemarle area. intended to impose a rigid design solution for new development. Replication of Compatibility has been met in scale and overall form the design of the important historic sites in the area is neither intended nor (rectangle), although the materials and style are desired. The Guideline's standard of compatibility can be met through building thoroughly contemporary. scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well asspecial functional requirements. ARB2018-137: Greenfield Terrace Apartments, Advisory Review for a SP HNM 11/30/18 REF # I GUIDELINE NOTES Compa bility with the character of the Entrance Corridor 5 It is also an important objective of the Guidelines to establish a pattern of See comments in #1-2 compatible architectural characteristics throughout the Entrance Corridor in order to achieve unity and coherence. Building designs should demonstrate sensitivity to other nearby structures within the Entrance Corridor. Where a designated corridor is substantially developed, these Guidelines require striking a careful balance between harmonizing new development with the existing character of the corridor and achieving compatibility with the significant historic sites in the area. Site development and layout 6 Site development should be sensitive to the existing natural landscape and should Although the two contiguous parcels under consideration contribute to the creation of an organized development plan. This may be are vacant, undeveloped, and wooded, there is evidence accomplished, to the extent practical, by preserving the trees and rolling terrain that they have been previously manipulated: the managed typical of the area; planting new trees along streets and pedestrian ways and slopes on the western side of the site appear to be man - choosing species that reflect native forest elements; insuring that any grading made, from previous neighboring development. The will blend into the surrounding topography thereby creating a continuous proposed site plan proposes to buttress the managed landscape; preserving, to the extent practical, existing significant river and slopes on the western side of the site with two retaining stream valleys which may be located on the site and integrating these features walls, both less than 6-feet tall, between which a single into the design of surrounding development; and limiting the building mass and row of vegetation is proposed. The walls wrap around the height to a scale that does not overpower the natural settings of the site, or the northwest and southwest corners, but are unlikely to be Entrance Corridor. visible from the EC. Landscaping 7 The requirements of the Guidelines regarding landscaping are intended to reflect The proposed landscaping includes a 20-foot undisturbed, the landscaping characteristic of many of the area's significant historic sites wooded buffer on the western edge of the site, "to be which is characterized by large shade trees and lawns. Landscaping should supplemented by additional shade trees." Three trees are promote visual order within the Entrance Corridor and help to integrate buildings provided in the parking area, four trees line the lawn on into the existing environment of the corridor. the east side of the building, several trees line the cul-de- sac, and five trees are provided on the southern edge of 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such common elements the site, buffering the rears of the buildings along Rio allow for more flexibility in the design of structures because common landscape Road from the proposed recreation space provided for the features will help to harmonize the appearance of development as seen from the apartment building. Two lawns are provided to the east of street upon which the Corridor is centered. the building; both are to meet the required recreation space amenity for the inhabitants and is projected to include "a shaded picnic and grilling area and a fire pit conversation area, and possibly bocce and croquet courts." SPECIFIC GUIDELINES ARB2018-137: Greenfield Terrace Apartments, Advisory Review for a SP HNM 11/30/18 REF # I GUIDELINE NOTES Compatibility with significant historic sites Structure design 9 Building forms and features, including roofs, windows, doors, materials, colors The proposed three-story building with a partial basement and textures should be compatible with the forms and features of the significant (east side) will encompass 39,000 square feet. While the historic buildings in the area, exemplified by (but not limited to) the buildings height has not been provided, a three-story apartment described in Appendix A. The standard of compatibility can be met through building meets compatibility in terms of scale. The scale, materials, and forms which may be embodied in architecture which is materials listed are cement board siding (horizontal plank) contemporary as well as traditional. The replication of important historic sites in and cement board panels (and presumably metal balcony Albemarle County is not the objective of these guidelines. railings); these are compatible with contemporary building designs in the vicinity. While the form is a rectangle, the east and west elevations (fagade and rear, respectively) are 10 Buildings should relate to their site and the surrounding context of buildings. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. sufficiently relieved through projections and recesses, while the mass is broken up by balconies; unfortunately, 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. the side (south) elevation is what will be most visible from the EC, with a direct view down Station Lane, a private 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or vegetation, or both. road that connects Rio Road West with Greenfield Terrace. The south side elevation is monolithic despite a 14 Arcades, colonnades, or other architectural connecting devices should be used to unify groups of buildings within a development. single recess in the middle of the elevation that extends from grade to parapet (this holds an entrance at the 15 Trademark buildings and related features should be modified to meet the requirements of the Guidelines. basement level which will be partially obscured by the sloping topography and a retaining wall). Six rectangular, 16 Window glass in the Entrance Corridors should not be highly tinted or highly reflective. Reflectance off the outside pane of glass should be kept below 7% single -light windows pierce the western end of the south Specifications on the proposed window glass and samples of tinted window glass elevation, while three balconies project westward; six should be submitted with the application for final review. rectangular, single -light windows and two hopper Window glass in the Entrance Corridors should meet the following criteria: windows on the partial basement pierce the eastern end of Visible light transmittance (VLT) shall not drop below 40%. Visible light the south elevation, while three balconies project reflectance (VLR) shall not exceed 30%. eastward. Vegetation on the south lawn area would help soften the building wall and better integrate the mass with its natural surroundings. The colors appear, according to the rendering, to be a taupe and an off-white; 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. ARB2018-137: Greenfield Terrace Apartments, Advisory Review for a SP HNM 11/30/18 REF # I GUIDELINE NOTES Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the overall plan of No accessory structures or equipment are proposed. development and shall, to the extent possible, be compatible with the building designs used on the site. 18 The following should be located to eliminate visibility from the Entrance Corridor No loading or service areas are proposed for this street. If, after appropriate siting, these features will still have a negative visual residential use. The parking has been relegated behind (to impact on the Entrance Corridor street, screening should be provided to eliminate the west of) the apartment building, but the side of the visibility. rectangular, 54-space parking area is parallel to the EC. It a. Loading areas, is not likely to be visible, yet visibility could be further b. Service areas, mitigated with additional vegetative screening on the c. Refuse areas, south west side of the property. The refuse area — a d. Storage areas, dumpster enclosure — is proposed for the southwest corner e. Mechanical equipment, of the parking area; again, visibility can be eliminated f. Above -ground utilities, and with additional vegetative screening on the south property g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. line. No mechanical equipment is proposed; it is assumed that the HVAC will be roof -mounted, in which case a roof 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of: plan will be required in future reviews and the elimination a. Walls, of the visibility of this equipment will need to be met. No b. Plantings, and above ground utilities proposed on current concept plan. c. Fencing. No fencing proposed, but two retaining walls are proposed along the entire length of 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 to fit into the A conceptual stormwater retention area is provide din the natural topography to avoid the need for screening. When visible from the far eastern edge of the site, adjacent to the larger of the Entrance Corridor street, these features must be fully integrated into the landscape. two proposed recreation areas. It will not be visible from They should not have the appearance of engineered features. the EC. 21 The following note should be added to the site plan and the architectural plan: The note has not been provided and should be provided on "Visibility of all mechanical equipment from the Entrance Corridor shall be future site plan sets as well as architectural drawings eliminated." submitted for review. Lighting 22-29 General Guidelines No lighting plan is submitted with this concept plan. A lighting plan will be required with future review that provides photometric values of all proposed site and ARB2018-137: Greenfield Terrace Apartments, Advisory Review for a SP HNM 11/30/18 REF # GUIDELINE NOTES architectural lighting, as well as manufacturer's specifications and a luminaire schedule. 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 is not appropriate for residential areas in the EC overlay district. 30-31 Guidelines or the Use o Decorative Landscape Lighting None proposed. See above comment. Landsca in 32 Landscaping along the frontage of Entrance Corridor streets should include the The parcel does not abut the EC; therefore, this following: 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 the ground) and should be of a plant 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 lining the a. Large trees should be planted parallel to all interior roads. Such trees should be partial circumference of the existing cul-de-sac on at least 2'/2 inches caliper (measured six inches above the ground) and should be Greenfield Terrace, which will not be visible from the EC. of a plant species common to the area. Such trees should be located at least every At least two of these trees, however, are proposed to lie 40 feet on center. within six feet of the center of the proposed sanitary sewer realignment. One tree is proposed on the south side of the 34 Landscaping along interior pedestrian ways: a. Medium trees should be planted parallel to all interior pedestrian ways. Such proposed new driveway and realignment of the existing trees should be at least 2'/2 inches caliper (measured six inches above the ground) private road that connects Station Lane to Greenfield and should be of a species common to the area. Such trees should be located at Terrace, but it is within one foot of the extant sanitary and least every 25 feet on center. sewer easement. Trees should be provided on the south side of the proposed driveway and parking area, which ARB2018-137: Greenfield Terrace Apartments, Advisory Review for a SP HNM 11/30/18 REF # GUIDELINE NOTES 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, which requires a. Large trees should align the perimeter of parking areas, located 40 feet on 5 interior parking trees; only three are provided. The center. Trees should be planted in the interior of parking areas at the rate of one western edge of the parking area is lined with two tree for every 10 parking spaces provided and should be evenly distributed retaining walls spaced approximately 7.5 feet from the throughout the interior of the parking area. other; between are proposed a line of trees. Their sizes and b. Trees required by the preceding paragraph should measure 2'h inches caliper species are not named in this concept landscape plan. A (measured six inches above the ground); should be evenly spaced; and should be more -realized landscape plan with a plant schedule of a species common to the area. Such trees should be planted in planters or naming all species and the sizes/calipers proposed must be medians sufficiently large to maintain the health of the tree and shall be submitted for future review. The south, north, and east protected by curbing. sides of the parking area are devoid of perimeter c. Shrubs should be provided as necessary to minimize the parking area's impact plantings. 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 foundations. a. Trees or other vegetation should be planted along the front of long buildings as The south elevation, which will be visible from the EC, necessary to soften the appearance of exterior walls. The spacing, size, and type should be softened with foundation plantings or more of such trees or vegetation should be determined by the length, height, and vegetative screening on the lawn area adjacent to the blankness of such walls. south. b. Shrubs should be used to integrate the site, buildings, and other 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: Cannot be determined with this concept plan. A more - a. Plant species required should be as approved by the Staff based upon but not realized landscape plan with a plant schedule naming all limited to the Generic Landscape Plan Recommended Species List and Native species and the sizes/calipers proposed must be submitted Plants or Virginia Landscapes (Appendix D . for future review. 38 Plant health: The following note should be added to 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 theplant." Check The number of plants shown in the plant schedule corresponds to the number of plants shown on the plan ARB2018-137: Greenfield Terrace Apartments, Advisory Review for a SP HNM 11/30/18 REF # GUIDELINE NOTES Check Limit the number of proposed plants for any one species to 25% of the total proposed for that plant type tree, shrub). Site Development and layout Development pattern 39 The relationship of buildings and other structures to the Entrance Corridor street The proposal exhibits an organized pattern of roads and and to other development within the corridor should be as follows: sidewalks, and provisions have been made for connections a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks to adjacent pedestrian and vehicular circulation systems. should guide the layout of the site. The building, however, is oriented perpendicular to the b. In general, buildings fronting the Entrance Corridor street should be parallel to EC — its fagade faces the cul-de-sac at the western end of the street. Building groupings should be arranged to parallel the Entrance Greenfield Terrace —but the building is not adjacent to the Corridor street. EC and will be set back approximately 225 feet from the c. Provisions should be made for connections to adjacent pedestrian and north edge of Rio Road West. Two open spaces — marked vehicular circulation systems. as recreation areas — are proposed to the east of the d. Open spaces should be tied into surrounding areas to provide continuity within building; the northernmost area appears as gently sloping the Entrance Corridor. lawn abutting the building fagade. The southernmost e. If significant natural features exist on the site (including creek valleys, steep appears as a plateau that drops steeply in the northeast slopes, significant trees or rock outcroppings), to the extent practical, then such corner, adjacent to Greenfield Terrace street. This is natural features should be reflected in the site layout. If the provisions of Section where the stormwater retention is proposed (this will not 32.5.2.n of the Albemarle County Zoning Ordinance apply, then improvements be visible from the EC). The undulating topography on the required by that section should be located so as to maximize the use of existing northeastern lawn is being preserved. No natural features in screening such improvements from Entrance Corridor streets. significant features exist on the site, nor views. f. The placement of structures on the site should respect existing views and vistas on and around the site. Site Grading 40 Site grading should maintain the basic relationship of the site to surrounding This proposal entertains significant grading, especially on conditions by limiting the use of retaining walls and by shaping the terrain through the western half of the site where managed slopes will the use of smooth, rounded land forms that blend with the existing terrain. Steep cut need to be flattened and buttressed by two retaining walls or fill sections are generally unacceptable. Proposed contours on the grading plan to form the surface parking area as well as the building shall be rounded with a ten -foot minimum radius where they meet the adjacent pad. The design of the building — with a partial basement condition. Final grading should achieve a natural, rather than engineered, on the eastern end — does take the naturally -occurring appearance. Retaining walls 6 feet in height and taller, when necessary, shall be slope just east of the existing Station Lane drive into terraced and planted to blend with the landscape. consideration. The proposal for the southern open- space/recreation area will require some grading of a naturally -sloping area. 41 No grading, trenching, or tunneling should occur within the drip line of any trees or A 20-foot undisturbed buffer is proposed for the length of other existing features designated for preservation in the final Certificate of the western property line. Adequate tree protection ARB2018-137: Greenfield Terrace Apartments, Advisory Review for a SP HNM 11/30/18 REF # GUIDELINE NOTES Appropriateness. Adequate tree protection fencing should be shown on, and fencing should be shown on future site plans submitted for coordinated throughout, the grading, landscaping and erosion and sediment control review. Tans. 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on the site prior to any grading activity on the site. This protection should remain in place until completion of the development of the site. 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) OK should be incorporated into the finished site to the extent possible.