HomeMy WebLinkAboutARB201900009 Staff Report 2019-03-11ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2019-9: Brookhill, Block 8A, Senior Living Facility
Review Type
Initial Site Development Plan
Parcel Identification
046000000019AO
Location
East side of Seminole Trail (Rt. 29 N) and north side of Polo Grounds Road (Rt. 643).
Zoned
Neighborhood Model District (NMD)/Entrance Corridor (EC)
Owner/Applicant
Crockett Corporation/Bohler Engineering (Ryan Yauger)
Magisterial District
Rivanna
Proposal
To develop block 8A with an assisted living facility — a four -floor building encompassing 232,956 square feet and
containing 179 units — as well as access drives, throats, and stub -outs on 5.57 acres.
Context and
Visibility
Block 8A lies adjacent to and immediately east of Rt. 29, an EC [Figure 1]. Visibility is mitigated by an existing tree
line. Parcels to the west and south are rural in character, while parcels to the north and east are developed as the
residential communities of Forest Lakes and Montgomery Ridge.
ARB Meeting Date
March 18, 2019
Staff Contact
Heather McMahon
PROJECT HISTORY
DATE
APPLICATION/REVIEW TYPE
RESULT
10/2/2017
ARB-2017-81: Brookhill, Blocks 4A and 8A, Initial
The ARB recommended approval to the Site Agent with one condition
3/18/2019
ARB-2019-81: Brookhill, Block 8A, Initial
The ARB will review this application for the first time
The ARB first reviewed the proposed site design for the north and east perimeters of Block 8A in conjunction with the initial site plan of Block 4A in
October 2017. At that time, the proposal was to partially develop Block 8A with access drives, throats, and stub -outs that would feed into the southern
portion of Block 4A and to the new road connecting to Polo Grounds Road. The ARB approved the final site plan for Blocks 4A and 4B in August 2018.
Figure 1: map showing TMPs 46-19A (Brookhill Block 8A). This and adjacent parcels are zoned Neighborhood Model District (NMD)
BACKGROUND
The parcels comprising the Brookhill development have been zoned Neighborhood Model District (NMD), which requires a Code of Development. The
approved Code of Development [Figure 2] identifies this subsection of Block 8, on the southwest corner of the site, as "Neighborhood Density" in the
north with greenspace (an existing 100-year FEMA floodplain) in the south. The Code of Development also requires a 100-foot tree buffer along Rt. 29
that will screen the western boundary of the block and mitigate visibility of the proposed building from Rt. 29, the Entrance Corridor under
consideration, as well as a 30-foot landscape buffer along Polo Grounds Road. [Figure 3] As this is an initial site plan, however, no architectural
elevations have been submitted for review.
Brookhill Development Land Use heap
OLM Il-.
0
Xmw
- � 4
J
KOCK- #
i * •
URiBAM W ED USE
Q uRIANDENVIV
HBGH$ORH�pi�FiA�M
GDEEH SR.
� �:41L�Ob f;�
Figure 2: Brookhill Development Land Use Map, page 7 of'the Code of Development "Brookhill Neighborhood Model", approved 1119116. Block 8A, on the
southwest corner of the site, has been coded for Neighborhood Density and Green Space.
3
h
v
C
CL J
Figure 3: "Proposed 100' Buffer along Route 29 corridor, "page 20 of 'the Code of Development `Brookhill Neighborhood Model'; approved 1119116.
ANALYSIS
Gray highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final
Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage
Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial
REF I GUIDELINE ISSUE RECOMMENDATION
GENERAL GUIDELINES
Purpose
1
The goal of the regulation of the design of development
While no architectural drawings have been
Submit material and color
within the designated Entrance Corridors is to ensure that
submitted, the initial site plan set exhibits a
samples, dimensioned
new development within the corridors reflects the
large assisted living residential facility
elevations, and floor plans of
traditional architecture of the area. Therefore, it is the
building (footprint = 56,040 sf) with
the proposed building for
purpose of ARB review and of these Guidelines, that
associated parking (135 spaces) and
review.
proposed development within the desi ated Entrance
travelways. This development is not
Corridors reflect elei'TWf design c th
reflective of the area's heretofore rural
significant historical landmarks, buildings, and structures
character but is in keeping with the
of the Charlottesville and Albemarle area, and to promote
suburbanization of this area as well as with
orderly and attractive development within these
the rezoning (ZMA-2015-07) for this
corridors. Applicants should note that replication of
property as Neighborhood Model District.
historic structures is neither required nor desired.
2
Visitors to the significant historical sites in the
The historic Brookhill house is a Federal -
Charlottesville and Albemarle area experience these sites
style (ca. 1810) brick residence located on an
as ensembles of buildings, land, and vegetation. In order
adjacent block (to the east of Block 8). The
to accomplish the integration of buildings, land, and
style, proportions, and materiality of the
vegetation characteristic of these sites, the Guidelines
Brookhill house could serve as a basis for a
require attention to four primary factors: compatibility
context -sensitive architectural design of the
with significant historic sites in the area; the character of
proposed assisted living facility.
the Entrance Corridor; site development and layout; and
landscaping.
� x1
Com atibility with significant historic sites:
3
New structures and substantial additions to existing
Although no architectural drawings or
See recommendation in #1.
structures should respect the traditions of the architectu7r
material samples have been submitted for
of historically significant buildings in the Charlottesville
review, the height of the building is proposed
and Albemarle area. Photographs of historic buildings in
at four stories and the footprint at 56,040
the area, as well as drawings of architectural features,
square feet. This is a much larger structure
which provide important examples of this tradition are
than the historic house on an adjacent block
contained in Appendix A.
(see comments in #2) or traditional buildings
in the region. A building of this scale would
4
The examples contained in Appendix A should be used
as a guide for building design: the standard of
typically require diverse massing and forms,
compatibility with the area's historic structures is not
copious fenestration and transparency,
intended to impose a rigid design solution for new
applied architectural elements and features,
development. Replication of the design of the important
and perhaps varied color and materials
historic sites in the area is neither intended nor desired.
palettes to avoid blankness and an
The Guideline's standard of compatibility can be met
overwhelming scale. Furthermore, the
through building scale, materials, and forms which may
historic manor, Brookhill, has been isolated
be embodied in architecture which is contemporary as
on a 3-acre parcel (Block 19) to the east of
well as traditional. The Guidelines allow individuality in
Block 8. Architecture that is compatible with
design to accommodate varying tastes as well as special
this historic resource in material and forms
fiinnt� requirements.
could tie the new development with the site's
historic character.
Compatibility with the character of the Entrance Corridor
5
It is also an important objective of the Guidelines to
Compatibility can be achieved through
See recommendation in #1.
establish a pattern of compatible architectural
appropriate mass, scale, form, and
characteristics throughout the Entrance Corridor in order
materiality. Large, four-story apartment
to achieve unity and coherence. Building designs should
buildings have been approved for Block 4,
demonstrate sensitivity to other nearby structures within
adjacent to Block 8 to the north.
the Entrance Corridor. Where a designated corridor is
Compatibility with these nearby buildings
substantially developed, these Guidelines require striking
can be achieved through siting, spatial
a careful balance between harmonizing new development
organization, and landscaping as well as
with the existing character of the corridor and achieving
through architectural design. The degree to
compatibility with the significant historic sites in the
which this is accomplished can be
area.
determined when architectural designs are
submitted for review.
Site develo meat and layout
6
Site development should be sensitive to the existing
The site slopes down from north to south,
None.
natural landscape and should contribute to the creation of
with a high topographic point in the
an organized development plan. This may be
northwest corner of the block with an
accomplished, to the extent practical, by preserving the
elevation of 456'. The need to create a flat
trees and rolling terrain typical of the area•, planting new
building site will necessitate extensive
trees along streets and pedestrian ways and choosing
grading and earth -moving, as well as the
species that reflect native forest elements; insuring that
construction of 10 retaining walls (at 6' in
any grading will blend into the surrounding topography
height), 8 of which are concentrated on the
thereby creating a continuous landscape; preserving, to
southern edge of the property. Therefore, the
the extent practical, existing significant river and stream
proposal does not preserve the extant
valleys which may be located on the site and integrating
vegetation or terrain in the majority of the
these features into the design of surrounding
parcel. However, the proposed 100-foot tree
development; and limiting the building mass and height
buffer (70 feet preserved, 30 feet replanted)
to a scale that does not overpower the natural settings of
along Rt. 29 will help mitigate visibility of
the site, or the Entrance Corridor.
the site from the EC when the trees are in
full leaf and will help integrate the
development into the natural environment; in
the winter months, the landscape buffer is
much less effective. Additionally, the
southern portion of Block 8A (approximately
12 acres) will be preserved as greenspace,
which will also help mitigate visibility of the
proposed assisted living facility and integrate
the development into the rural character of
the area.
The building is located in the center of the
site, with a setback over 100' from the
western (rear) property line (along the EC),
65' from the eastern (front) property line,
and 68' from the north (side) property line.
The layout is fundamentally a building
surrounded by asphalt travelways and
perimeter parking. This layout contradicts
the principles of NMD, which desires
walkable, pedestrian -oriented development
closer to the property lines.
Landsca in
7
The requirements of the Guidelines regarding
Lawns do not figure and no greenspace is
Consider substituting Fagus
landscaping are intended to reflect the landscaping
proposed in the developed portion
Grandifolia and Myrica Gale,
characteristic of many of the area's significant historic
(approximately 5 acres of Block 8A;
which are locally -native plant
sites which is characterized by large shade trees and
however, the southern portion of Block 8A
species, for the proposed Fagus
lawns. Landscaping should promote visual order within
(approximately 12 acres) will be preserved as
Sylvatica and Myrica Cerifera
the Entrance Corridor and help to integrate buildings into
greenspace. A 100-foot tree buffer along Rt.
listed in the landscape schedule
the existing environment of the corridor.
29 is proposed to mitigate visibility from the
EC. The proposed reforesting of the 70-foot
on C-701.
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials
undisturbed portion of the buffer and the
Revise the plan to show the
that share similar characteristics. Such common element
proposed (re -)planting of the 30-f000t
100' buffer and the required
allow for more flexibility in the design of structures
disturbed portion of the buffer utilizes locally
reforesting the full length of
because common landscape features will help to
native plants to well "reflect native forest
Block 8A.
harmonize the appearance of development as seen from
elements." The only exception is the
the street upon which the Corridor is centered.
proposed use of Fagus Sylvatica, or
European Beech, which is an exotic tree
species, and the proposed use of Myrica
Cerifera, a native shrub to America but not
locally native. Besides those two species, all
others proposed for the landscape buffers and
the interior of the block are not only natives,
but are indigenous to this region, which is
exceptional.
The 12-acre southern portion of Block 8A is
proposed to be preserved as greenspace.
Although no development is proposed, the
70-foot undisturbed section and the 30-foot
disturbed section of the frontage buffer still
need to be (re -)forested, especially as the
extant treeline does not extend through the
100-foot depth. Therefore, the reforesting of
this buffer needs to be shown on this site
plan to meet the Code of Development
requirements.
SPECIFIC GUIDELINES
Compatibility with significant historic sites
Structure design
9
Building forms and features, including roofs, windows,
Architectural information has not been
See recommendation in #1.
doors, materials, colors and textures should be
submitted with this initial site plan.
compatible with the forms and features of the significant
However, the Code of Development states
Consider submitting site
historic buildings in the area, exemplified b but not
that the maximum height for buildings in
sections clarifying the level of
limited to) the buildings described in Appendix A [of the
Block 8 is 4 stories or 50% this proposal is
visibility from the EC.
design guidelines]. The standard of compatibility can be
for a 4-story building with an FFE = 425'.
met through scale, materials, and forms which may be
The portion of the Rt. 29 roadbed adjacent to
embodied in architecture which is contemporary as well
this proposed development inclines from 396
as traditional. The replication of important historic sites
feet elevation on the south end to 420 feet
in Albemarle County is not the objective of these
elevation at the north end. While the
guidelines.
building's FFE will sit above the roadway's
elevation, a berm exists along the Rt. 29
10
Buildings should relate to their site and the surrounding
context of buildings.
frontage of the north half of Block 8A that
effectively will be enhanced by the proposed
11
The overall design of buildings should have human scale.
Scale should be integral to the building and site design.
grading. At the south end, the berm's highest
elevation is 420 feet, but at the north end, the
12
Architecture proposed within the Entrance Corridor
should use forms, shapes, scale, and materials to create
highest elevation is 454 feet. Therefore, the
cohesive whole.
visibility of the building's ground floor will
be mitigated by the berm and the presence of
13
Any appearance of "blankness" resulting from building
design should be relieved using design detail or
a 100-foot landscape buffer. Overall, it is
vegetation, or both.
presumed that the upper floors of the north,
west, and south elevations will be visible.
14
Arcades, colonnades, or other architectural connectirli
devices should be used to unify groups of buildings
The east elevation will not be visible from
within a development.
the EC. Therefore, dimensioned elevations of
the aforenamed three elevations as well as
15
Trademark buildings and related features should be
modified to meet the requirements of the Guidelines.
materials samples should be provided for
future review.
16
Window glass in the Entrance Corridors should not be
The window glass note has been provided on
Provide the standard window
highly tinted or highly reflective. Window glass in the
sheet C-301 (Site Plan) of the site plan set;
glass note to the architectural
Entrance Corridors should meet the following criteria:
the note should also be provided on the
drawings.
Visible light transmittance (VLT) shall not drop below
architectural elevations sheets.
40%. Visible light reflectance (VLR) shall not exceed
30%. Specifications on the proposed window glass
should be submitted with the application fgLfinal revie
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
No accessory structures are proposed.
None.
into the overall plan of development hand shall, to they
extent possible, be compatible with the building designs
used on the site.
18
The following should be located to eliminate visibility from
A dumpster with a northern white cedar
If roof -mounted mechanical
the Entrance Corridor street. If, after appropriate siting,
stockade fence enclosure (detail provided on
equipment is proposed, provide
these features will still have a negative visual impact on the
C-900) has been proposed for the southwest
a roof -plan showing the
Entrance Corridor street, screening should be provided to
corner of the site. A proposed loading area at
mechanical units' locations and
eliminate visibility. a. Loading areas, b. Service areas, c.
the rear (south elevation) of the building is
heights as well as elevations
Refuse areas, d. Storage areas, e. Mechanical equipment,
illustrated on the site plan; located in the
that include the mechanical
f. Above -ground utilities, and g. Chain link fence, barbed
south and easterly portion of the site, it will
units. Show how visibility of all
wire, razor wire, and similar security fencing devices.
not be visible from the EC. If roof -mounted
equipment from the EC will be
mechanical equipment is proposed, a roof-
eliminated.
plan and elevations showing the heights of
the proposed equipment should be submitted
for review with the Final Site Plan. No
above -ground utilities are depicted on the
site plan set. No fencing is proposed.
19
Screening devices should be compatible with the design
Screening is provided by the 100-foot
None.
of the buildings and surrounding natural vegetation and
landscape buffer as well as landscaping on
may consist of. a. Walls, b. Plantings, and c. Fencing.
the northwest corner of the site.
20
Surface runoff structures and detention ponds should be
Two stormwater management ponds exist in
None.
designed to fit into the natural topography to avoid the
the undeveloped portion of Block 8A, to the
need for screening. When visible from the Entrance
immediate south of the proposed 5-acre
Corridor street, these features must be fully integrated into
development; due to the presence of the berm
the landscape. They should not have the appearance of
along Rt. 29, they are not visible from the
engineered features.
EC street.
21
The following note should be added to the site plan and the
The note has been provided on the Site Plan
Include the mechanical
architectural plan: "Visibility of all mechanical equipmeid
(C-301) of the site plan set but should also be
equipment note on the
from the Entrance Corridor shall be eliminated."
added to the architectural set.
architectural drawings.
Lighting
General Guidelines
22
Light should be contained on the site and not spill over
There are three footcandle values in excess
Ensure that spillover into the
onto adjacent properties or streets;
of 0.5 in the northeast corner of the site,
public right-of-way does not
spilling into the public street (Stella Lane).
exceed half (0.5) of a
This must be reduced below the half (0.5)
footcandle.
footcandle limit to meet Zoning Ordinance
requirements.
23
Light should be shielded, recessed or flush -mounted to
The wrong luminaire schedule is included in
Revise the luminaire schedule
eliminate glare. All fixtures with lamps emitting 3000
the lighting plan. The schedule does not
on the lighting plan (C-801) to
lumens or more must be full cutoff fixtures.
include the lumen output for each fixture, but
list only those light models
this information is required. Also,
proposed for Block 8A.
manufacturer's specs are provided for
fixtures not included on the plan.
Revise the luminaire schedule
to provide lumens for all
10
proposed light models in Block
8A.
Correlate the quantities of each
light model proposed in Block
8A in the luminaire schedule
with what is depicted on the
lighting plan C-801 .
24
Light levels exceeding 30 footcandles are not appropriate
The highest footcandle value proposed is 3.0,
None.
for display lots in the Entrance Corridors. Lower light
which is well below the maximum threshold.
levels will apply to most other uses in the Entrance
Corridors.
25
Light should have the appearance of white light witbA
The manufacturer's specs and the luminaire
Include only manufacturer's
warm soft glow; however, a consistent appearance
schedule are inconsistent with the lighting
specifications for the proposed
throughout a site or development is required.
plan; consequently, light color consistency
light models in Block 8A on the
Consequently, if existing lamps that emit non -white lights
cannot be determined at this time.
lighting details sheet (C-802).
are to remain, new lamps may be required to match them.
26
Dark brown, dark bronze, or black are appropriate colors
for free-standing pole mounted light fixtures in the
Entrance Corridors.
27
The height and scale of freestanding, pole -mounted light
A note on the lighting plan (C-801) states
None.
fixtures should be compatible with the height and scale of
that the "maximum pole light mounting
the buildings and the sites they are illuminating, and with
height from grade, inclusive of the base, is
the use of the site. Typically, the height of freestanding
eighteen (18) feet." This meets the pole
pole -mounted light fixtures in the Entrance Corridors
height criterion.
should not exceed 20 feet, including the base. Fixtures
that exceed 20 feet in height will typically require
additional screening to achieve an appropriate
appearance from the Entrance Corridor.
28
In determining the appropriateness of lighting fixtures f
The luminaire schedule and manufacturer's
See recommendations in #23
the Entrance Corridors, the individual context of the site
specifications must be revised and submitted
and #25.
will be taken into consideration on a case by case basis
for future review.
29
The following note should be included on the lightino
The note is provided on C-801, the lighting
None.
plan: "Each outdoor luminaire equipped with a lamp that
plan.
emits 3,000 or more initial lumens shall be a full cutoff
luminaire and shall be arranged or shielded to reflect
light away from adjoining residential districts and away
from adjacent roads. The spillover of lighting from
luminaires onto public roads and property in residential
or rural areas zoning districts sh la 1 not exceed one half
footcandle."
30-31
1 Guidelines or the Use o Decorative Landscape Lighting
None proposed.
None.
Landscaping
32
Landscaping along the frontage of Entrance Corridor
Rather than evenly -spaced street trees, the
See recommendation in #7.
streets should include the following:
EC frontage of Block 8A is devoted to a 100-
a. Large shade trees should be planted parallel to the
foot landscape buffer. The buffer continues
Entrance Corridor Street. Such trees should be at least 31
southward, along the western stretch of the
inches caliper (measured 6 inches above the ground) and
12-acre portion of Block 8A that will not be
should be of a plant species common to the area. Such
developed. The 100-foot landscape buffer
trees should be located at least every 35 feet on center.
must be planted through its full 100-foot
b. Flowering ornamental trees of a species common to the
depth the entire length of Block 8A. The full
area should be interspersed among the trees required by the
extent of the planted screening buffer must
preceding paragraph. The ornamental trees need not
be shown on this site plan.
alternate one for one with the large shade trees. They may
be planted among the large shade trees in a less regular
The mix of trees proposed for the buffer
spacing pattern.
include large shade trees, ornamental trees,
c. In situations where appropriate, a three or four board
and evergreens, as well as deciduous and
fence or low stone wall, typical of the area, should align
evergreen shrubs. The calipers of the shade
the frontage of the Entrance Corridor street.
trees are 2.5-3 inches; the two ornamental
d. An area of sufficient width to accommodate the
species are listed as 1-2.5 inches; and the
foregoing plantings and fencing should be reserved
evergreens are listed as 6-10' at time of
parallel to the Entrance Corridor street, and exclusive of
planting in the landscape schedule on C-701.
road right-of-way and utility easements.
These calipers and heights are sufficient for
the purpose of starting a forested buffer.
There is sufficient planting area (100') for
this buffer.
33
Landscaping along interior roads:
The interior travelways are lined with
None.
a. Large trees should be planted parallel to all interior
parking spaces, so the 14 proposed willow
roads. Such trees should be at least 2'/2 inches caliper
oaks serve to shade the parking areas more
(measured six inches above the ground) and should be of
than the travelways/interior road network.
a plant species common to the area. Such trees should be
located at least every 40 feet on center.
34
Landscaping along interior pedestrian ways:
Seven of the 14 willow oaks also shade the
None.
a. Medium trees should be planted parallel to all interior
sidewalk that encircles the proposed
pedestrian ways. Such trees should be at least 2'/z inches
building. They are listed in the plant
12
caliper (measured six inches above the ground) and
should be of a species common to the area. Such trees
should be located at least every 25 feet on center.
schedule on C-701 as 2.5-3 inches in caliper.
35
Landscaping of parking areas:
There are 135 parking spaces proposed,
Provide perimeter parking area
a. Large trees should align the perimeter of parking areas,
which requires 14 interior parking trees. 14
trees on the north and east
located 40 feet on center. Trees should be planted in the
willow oaks, 2.5-3 inches in caliper, are
property lines.
interior of parking areas at the rate of one tree for every
proposed throughout the parking area and
10 parking spaces provided and should be evenly
travelways in landscape islands. Perimeter
Ensure that planting locations
distributed throughout the interior of the parking area.
trees are supplied only on the western side of
do not conflict with utilities and
b. Trees required by the preceding paragraph should
the parking area; the north and east sides of
their easements or with
measure 2'/2 inches caliper (measured six inches above
the property, which are lined with parking
proposed light fixtures.
the ground); should be evenly spaced; and should be of 4
spaces, are devoid of perimeter trees. Shrubs,
species common to the area. Such trees should be planted
with planting sizes of 3-5', are proposed on
in planters or medians sufficiently large to maintain the
the western perimeter of the parking area,
health of the tree and shall be protected by curbing.
closest to the EC, as well.
c. Shrubs should be provided as necessary to minimize
the parking area's impact on Entrance Corridor streets.
There are potential conflicts between the
Shrubs should measure 24 inches in height.
mature canopies of three willow oaks (2 in
the circular drive's island, at the building's
northeast corner, and 1 at the northwest
corner of the site) and the proposed
freestanding light fixtures. Similarly, there
are two willow oaks (1 in the circular drive's
island, at the building's northeast corner, and
1 at the southwest corner of the building) that
are within utility easements and within 7' of
the center of a sanitary sewer line and 8'
from the end of a water line, respectively.
These distances should be increased where
possible.
36
Landscaping of buildings and other structures:
No landscaping around the building is
See recommendation in #1.
a. Trees or other vegetation should be planted along the
proposed. While the visibility from the EC of
front of long buildings as necessary to soften the
the building's lower level is mitigated by the
appearance of exterior walls. The spacing, size, and type
landscape buffer, landscaping around the
of such trees or vegetation should be determined by the
building may be required to further integrate
length, height, and blankness of such walls.
the building into its surroundings and/or
b. Shrubs should be used to integrate the site, buildings,
provide relief to large expanses of wall
and other structures; dum stern, accessory buildings and
plane.
13
structures; "drive thru" windows; service areas; and
signs. Shrubs should measure at least 24 inches in height.
37
Plant species:
All plant species listed in the plant schedule
Provide at least two more shrub
a. Plant species required should be as approved by the
on the landscape plan (C-701) are included in
species so that no one species
Staff based upon but not limited to the Generic
the County's approved plant lists. However,
of shrub proposed exceeds, in
Landscape Plan Recommended Species List and Native
only two shrub varieties (Viburnum
number, one -quarter of the total
Plants for Virginia Landscapes (Appendix D).
Dentatum and Myrica Cerifera) are
number of shrubs proposed.
proposed; with only two species proposed
(64 shrubs total), each exceeds the quarter
threshold that is the standard policy (i.e., that
no one variety of tree or shrub should exceed
a 25% of the total number of trees or shrubs
proposed). Diversity can only be achieved
with the addition of two or more shrub
species.
38
Plant health:
The note has been provided on C-702,
None.
The following note should be added to the landscape plan:
landscape compliance charts.
"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."
Site Development and layout
Development pattern
39
The relationship of buildings and other structures to the
The proposed development shows an
See recommendation in #1.
Entrance Corridor street and to other development within
organized pattern of travelways and
the corridor should be as follows:
pedestrian connections. Sidewalks encircle
a. An organized pattern of roads, service lanes, bike
the building and a crosswalk provides safe
paths, and pedestrian walks should guide the layout of
access to the public sidewalk on the adjacent
the site.
road, Stella Lane. The travelway that
b. In general, buildings fronting the Entrance Corridor
encircles the building feeds into Stella Lane
street should be parallel to the street. Building groupings
at the northeast corner of the site. An access
should be arranged to parallel the Entrance Corridor
drive in the southwest corner of the site
street.
provides maintenance access to the
c. Provisions should be made for connections to adjacent
stormwater management ponds in the
pedestrian and vehicular circulation systems.
southern, undeveloped portion of Block 8A.
d. Open spaces should be tied into surrounding areas to
provide continuity within the Entrance Corridor.
The building mass is oriented parallel to the
14
e. If significant natural features exist on the site
(including creek valleys, steep slopes, significant trees or
rock outcroppings), to the extent practical, then such
natural features should be reflected in the site layout. If
the provisions of Section 32.5.2.n of the Albemarle
County Zoning Ordinance apply, then improvements
required by that section should be located so as to
maximize the use of existing features in screening such
improvements from Entrance Corridor streets.
f. The placement of structures on the site should respect
existing views and vistas on and around the site.
EC, but the main entrance does not face the
EC street: the fagade faces north and a side
(west) elevation is oriented towards the
street. However, the presence of the 100-foot
landscape buffer will mitigate visibility of
the lower floor(s). Careful attention should
be paid to the articulation of this side
elevation, however, since it will be most
visible from the EC.
Site Grading
40
Site grading should maintain the basic relationship of the
Significant grading is required to develop
Provide sight -line analyses to
site to surrounding conditions by limiting the use of
this site with a large building pad; the
prove that the retaining walls on
retaining walls and by shaping the terrain through the use
existing, natural topography will be cleared
the southern side of the site will
of smooth, rounded land forms that blend with the existing
and steep slopes will be created on the
not be visible from the EC
terrain. Steep cut or fill sections are generally unacceptable.
perimeters of the building pad, buttressed by
street. If the walls are visible,
Proposed contours on the grading plan shall be roundeq
10 proposed retaining walls: 1 on the
landscaping is required at the
with a ten foot minimum radius where they meet the
northwest corner and west side of the site; 3
bases and in between the walls
adjacent condition. Final grading should achieve a natura ,
on the southwest corner and south side; 5 on
to mitigate the walls' blankness.
rather than engineered, appearance. Retaining walls 6 feet
the southeast corner and south side; and 1 on
in height and taller, when necessary, shall be terraced and
the east side. The longest is over 200' long,
planted to blend with the landscape.
and all are proposed to be 6' in height. The
westernmost is closest to the EC, but shrubs
and trees planted within the 100-foot
landscape buffer will mitigate its visibility
from the EC (however, it abuts and will be
clearly visible from the parking area west of
the building). Similarly, the southern walls
on the west half of the site may be mitigated
by extant screening and will be further
mitigated once the 100-foot landscape buffer
on the southern half of Block 8A is fully
populated. There is no landscaping proposed
between the stacked retaining walls;
however, if the southwestern walls are
visible, landscaping between them will be
required. The proposed material is Diamond
15
Pro Stone Cut "Blue Ridge Range" block,
which has a mottled, dark blue -and -salmon
color, as per the brochure for the brand. No
sample of the material has been submitted;
this material was approved on the Final Site
Plan for Blocks 4A and 4B, however, no
material sample was reviewed at that time
because staff believed the walls in those
blocks would not be visible from the EC.
41
No grading, trenching, or tunneling should occur within the
Only the 70-foot westernmost portion of the
Provide sufficient tree
drip line of any trees or other existing features designated
100-foot landscape buffer along Rt. 29 is
protection fencing along the
for preservation in the final Certificate of Appropriateness.
marked for preservation (to be left
eastern edge of the 70-foot
Adequate tree protection fencing should be shown on, and
undisturbed). Tree protection fencing is not
(undisturbed) landscape buffer
coordinated throughout, the grading, landscaping and
shown on the site plans, but the demarcation
on the site plans and prior to
erosion and sediment control plans.
is clear. However, this demarcation must be
made on the ground prior to any grading
grading.
42
Areas designated for preservation in the final Certificate
of Appropriateness should be clearly delineated and
activity on the site.
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
The existing stormwater management ponds
None.
drainage patterns) should be incorporated into the
utilize the sloping topography of the site. The
finished site to the extent possible.
proposed stormwater drainage system feeds
into these ponds to the south of the
developed area.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The potential visibility of the north, west and south elevations of the proposed building and what elevations will be required for future review.
2. The potential visibility of the retaining walls in the southwest corner of the site and whether additional landscaping will be required.
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
• Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval:
1. A Certificate of Appropriateness is required prior to final site plan approval.
16
• Regarding recommendations on the plan as it relates to the guidelines: None.
Regarding conditions to be satisfied prior to issuance of a grading permit:
1. Provide sufficient tree protection fencing along the eastern edge of the 70-foot (undisturbed) landscape buffer on the site plans and prior to
grading.
Regarding the final site plan submittal:
1. Architecture and landscaping will be reviewed with a future submittal. A Certificate of Appropriateness is required prior to final site plan
approval.
2. Submit material and color samples, dimensioned elevations, and floor plans of the apartment buildings for review.
3. Consider substituting Fagus Grandifolia and Myrica Gale, which are locally -native plant species, for the proposed Fagus Sylvatica and Myrica
Cerifera listed in the landscape schedule on C-701.
4. Revise the plan to show the 100' buffer and the required reforesting the full length of Block 8A.
5. Consider submitting site sections clarifying the level of visibility from the EC.
6. Provide the standard window glass note to the architectural drawings: Window glass in the Entrance Corridors should meet the following
criteria: Visible light transmittance (VLT) shall not drop below 4001o. Visible light reflectance (VLR) shall not exceed 30%.
7. If roof -mounted mechanical equipment is proposed, provide a roof -plan showing that mechanical units' locations and heights as well as
elevations that include the mechanical units. Show how visibility of all equipment from the EC will be eliminated.
8. Include the standard mechanical equipment note on the architectural drawings: Visibility of all mechanical equipment from the Entrance
Corridor shall be eliminated.
9. Ensure that spillover into the public right-of-way does not exceed half (0.5) of a footcandle.
10. Revise the luminaire schedule on the lighting plan (C-801) to list only those light models proposed for Block 8A.
11. Revise the luminaire schedule to provide lumens for all proposed light models in Block 8A.
12. Correlate the quantities of each light model proposed in Block 8A in the luminaire schedule with what is depicted on the lighting plan (C-801).
13. Include only manufacturer's specifications for the proposed light models in Block 8A on the lighting details sheet (C-802).
14. Provide perimeter parking area trees on the north and east property lines.
15. Ensure that planting locations do not conflict with utilities and their easements or with proposed light fixtures.
16. Provide at least two more shrub species so that no one species of shrub proposed exceeds, in number, one -quarter of the total number of shrubs
proposed.
17. Provide sight -line analyses to prove that the retaining walls on the southern side of the site will not be visible from the EC street. If the walls are
visible, landscaping is required at the bases and in between the walls to mitigate the walls' blankness.
18. Provide sufficient tree protection fencing along the eastern edge of the 70-foot (undisturbed) landscape buffer on the site plans and prior to
grading.
17
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date
C-100
Cover Sheet
1/29/2019
C-101 and C-102
General Notes
1/29/2019
C-103 and C-104
Approved Proffers
1/29/2019
C-105 and C-106
Phasing Plan
1/29/2019
C-201
Existing Conditions and Demolition Plan
1/29/2019
C-301
Site Plan
1/29/2019
C-401
Grading Plan
1/29/2019
C-501
Utility Plan
1/29/2019
C-701
Landscape Plan
1/29/2019
C-702
Landscape Compliance Charts
1/29/2019
C-703
Landscape Details
1/29/2019
C-801
Lighting Plan
1/29/2019
C-802
Lighting Details
1/29/2019
C-900 and C-901
Construction Details
1/29/2019
C-904 and C-905
Water and Sewer Utility Details
1/29/2019
18
Consent Agenda
a. ARB-2019-9: Brookhill, Block 8A, Senior Living Facility Initial Site Development Plan (TM/Parcel
046000000019A0)
Proposal: To develop block 8A with an assisted living facility—a four-floor building encompassing 232,956
square feet and containing 179 units—as well as access drives,throats,and stub-outs on 5.57 acres.
Location: East side of Seminole Trail (Rt. 29 N) and north side of Polo Grounds Road (Rt. 643).
Motion: Mr. Van der Werf moved to approve the consent agenda and forward the recommendations
outlined in the staff report for the Initial Site Plan to the Agent for the Site Review Committee,as follows:
• Regarding requirements to satisfy the design guidelines as per§ 18-30.6.4c(2), (3) and (5) and
recommended conditions of initial plan approval:
1. A Certificate of Appropriateness is required prior to final site plan approval.
• Regarding recommendations on the plan as it relates to the guidelines: None.
• Regarding conditions to be satisfied prior to issuance of a grading permit:
1. Provide sufficient tree protection fencing along the eastern edge of the 70-foot(undisturbed)
landscape buffer on the site plans and prior to grading.
• Regarding the final site plan submittal:
1. Architecture and landscaping will be reviewed with a future submittal.A Certificate of
Appropriateness is required prior to final site plan approval.
2. Submit material and color samples, dimensioned elevations, and floor plans of the apartment
buildings for review.
3. Consider substituting Fagus Grandifolia and Myrica Gale, which are locally-native plant species,
for the proposed Fagus Sylvatica and Myrica Cerifera listed in the landscape schedule on C-701.
4. Revise the plan to show the 100' buffer and the required reforesting the full length of Block 8A.
5. Consider submitting site sections clarifying the level of visibility from the EC.
6. Provide the standard window glass note to the architectural drawings: 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 30%.
7. If roof-mounted mechanical equipment is proposed, provide a roof-plan showing that
mechanical units' locations and heights as well as elevations that include the mechanical units.
Show how visibility of all equipment from the EC will be eliminated.
8. Include the standard mechanical equipment note on the architectural drawings: Visibility of all
mechanical equipment from the Entrance Corridor shall be eliminated.
9. Ensure that spillover into the public right-of-way does not exceed half(0.5) of a footcandle.
10. Revise the luminaire schedule on the lighting plan (C-801)to list only those light models
proposed for Block 8A.
11. Revise the luminaire schedule to provide lumens for all proposed light models in Block 8A.
12. Correlate the quantities of each light model proposed in Block 8A in the luminaire schedule with
what is depicted on the lighting plan (C-801).
13. Include only manufacturer's specifications for the proposed light models in Block 8A on the
lighting details sheet (C-802).
Albemarle County Architectural Review Board FINAL Action Memo March 18,2019 2
14. Provide perimeter parking area trees on the north and east property lines.
15. Ensure that planting locations do not conflict with utilities and their easements or with
proposed light fixtures.
16. Provide at least two more shrub species so that no one species of shrub proposed exceeds, in
number, one-quarter of the total number of shrubs proposed.
17. Provide sight-line analyses to prove that the retaining walls on the southern side of the site will
not be visible from the EC street. If the walls are visible, landscaping is required at the bases and
in between the walls to mitigate the walls' blankness.
18. Provide sufficient tree protection fencing along the eastern edge of the 70-foot(undisturbed)
landscape buffer on the site plans and prior to grading.
Mr. Hancock seconded the motion.
The motion carried by a vote of 4:0(Wardell absent).
WORKSESSIONS
a. ARB-2018-153: Longhorn Steakhouse- Initial Site Plan (TM/Parcel 0610000013200)
Proposal: To construct a restaurant with associated site improvements.
Location: 1531 Rio Road East, on the east side of Rt.29,just south of the Wells Fargo Bank.
The ARB held a work session on the revised design of the Longhorn Steakhouse proposal,focusing on
the pedestrian connection, the landscaping, and the architectural design.After discussion, it was the
consensus of the ARB that:
1. The revised location of the pedestrian connection was an improvement,
2. The consistent spacing of street trees along the Rt. 29 frontage is required, and
3. Additional revisions to the architectural design are required to make the building design
consistent with the previous ARB comments.Suggested revisions included, but were not limited
to, the following:further simplification of form is required; brick and stucco would be
acceptable materials; the design needs to move further out of the Southwest and into the Mid-
Atlantic.
b. Guidelines update
The ARB held a work session on the Entrance Corridor Design Guidelines.They discussed historically
significant buildings as precedents for appropriate color, material, and treatment of blank walls in the
ECs, noting why some were appropriate examples, and why others were not.
OTHER BUISNESS ITEM
a. SDP-2019-02: UVA Tennis:Timing of CofA
After considering the proposal, it was the consensus of the ARB that it was acceptable to delay approval
of the architectural design of the tennis building until after site plan approval.
Albemarle County Architectural Review Board FINAL Action Memo March 18,2019 3