HomeMy WebLinkAboutARB201900028 Staff Report 2019-04-30ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2019-28: Georgetown Hydraulic Professional Offices
Review Type
Initial Site Development Plan
Parcel Identification
060F0000000300
Location
Northwest corner of Hydraulic Road (Rt. 743) and Georgetown Road.
Zoned
Neighborhood Model District (NMD)/Entrance Corridor (EC)/Airport Impact Area (AIA)
Owner/Applicant
CKW 2 LLC/Roudabush, Gale & Associates (Riki Van-Niekerk) and BMC Holdings Group (Reid Murphy)
Magisterial District
Jack Jouett
Proposal
To develop a previously -undeveloped 1.05-acre parcel with a 6,775 sf office building and associated improvements.
Context and
Visibility
The parcel lies on the west side of Hydraulic Road, an EC. The surrounding area is primarily multi -family housing
and a few commercial buildings (the parcel to the southwest is undeveloped and zoned RA; the parcel to the
northwest is zoned R6 and features townhomes; the parcel to the north is C1 and holds a small commercial building;
the parcels to the east, across Hydraulic Road, are zoned R15, C1, and R2; and the parcels to the south are zoned
PRD) [Figure 1]. Visibility from Hydraulic Road will be clear.
ARB Meeting Date
May 6, 2019
Staff Contact
Heather McMahon
Figure]: map showing TMP 60E-3 (zoned Neighborhood Model District) and surrounding parcels with RA, R2, R6, RI5, and CI zoning.
19 :101 BE" 8 11 K's to] MIA
DATE
APPLICATION/REVIEW TYPE
RESULT
10/16/2000
ARB-2000-42PS: Georgetown Hydraulic Convenience Store
The ARB reviewed a Preliminary Site Plan for a convenience store
and fuel pumps at this location.
2/20/2001
ARB-2000-59: Georgetown Hydraulic Convenience Store
The ARB issued a Certificate of Appropriateness for a convenience
store and fuel pumps at this location.
10/16/2006
ARB-2006-118: Hydraulic & Georgetown Road, Conceptual
The ARB reviewed a conceptual site plan for a 2-story office
building at this location and did not recommend approval for ZMA-
2006-14 based on concerns with the site plan
3/5/2007
ARB-2007-8: Hydraulic & Georgetown Road, Preliminary
The ARB reviewed the Preliminary Site Plan for a 2-story office
Site Plan and Advisory Review for Rezoning
building at this location and recommended approval for ZMA-2006-
14 which was approved by the Board of Supervisors on 3/19/2008
6/11/2008
ARB-2008-64: Georgetown/Hydraulic Office Building,
The ARB approved the Preliminary Site Plan for a 2-story office
Preliminary Site Plan
building at this location
8/4/2008
ARB-2008-89: Georgetown/Hydraulic Office Building, Final
The ARB reviewed the Final Site Plan for an office building at this
location
11/3/2008
ARB-2008-139: Georgetown/Hydraulic Office Building,
The ARB reviewed, for the second time, the Final Site Plan for an
Final
office building at this location and approved it with conditions
12/1/2008
ARB-2008-139: Georgetown/Hydraulic Office Building,
The ARB held a work session on the revised submittal of the Final
Final
Site Plan
5/6/2019
ARB-2019-28: Georgetown Hydraulic Professional Offices,
The ARB will review this Initial Site Plan for the first time
Initial Site Plan
CHANGES SINCE LAST REVIEW
The site plan approved with ZMA-2006-14 entailed a J-shaped site layout in which a rectangular, two-story volume with basement level was hinged at
the south end to a smaller rectangular volume of two stories and a basement. The total square footage of the building was 6,775 square feet while 51
parking spaces were provided on 14,099 square feet of total impervious coverage. Some 24,908 square feet (or 54%) was dedicated to open space. One
significant difference between the current plan and that reviewed in 2008 is the amount of parking: this proposal includes 58 parking spaces, 22 of which
are provided as structured parking beneath the building. [Figures 2 and 3]
� y
1
i
R 1!�
.FiF � M ■i Y�
.•2 r.'rri S i�r � I
I 1 L
Wil
p .
1k ' - - '•ni�tu:- u.ri y i • M1 r '� i
+
1st •
Figures 2 (left) and 3 (right): the approved site plan with ZMA-2006-14 (left) is nearly identical to the proposed site plan (right).
4
1:�►Mh'&yKI
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
3-story building (footprint = 6,775 sf) with
elevations, and floor plans of
traditional architecture of the area. Therefore, it is the
associated parking (58 spaces, 22 of which
the proposed building for
purpose of ARB review and of these Guidelines, that
are structured) and travelways, creating a
review.
proposed development within the designated Entrance
total of 14,099 sf of impervious surface. The
Corridors reflect elements of design characteristic of the
building height is stated as 35 feet maximum.
significant historical landmarks, buildings, and structures
The 2008 rezoning of this property resulted
of the Charlottesville and Albemarle area, and to promotq
in a Code of Development for this parcel,
orderly and attractive development within these
which outlines Architectural and Landscape
corridors. Applicants should note that replication of
Standards (see Attachment A). These
historic structures is neither required nor desired.
standards require forms and features that
reflect elements of traditional local
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these sites
architecture. The six architectural criteria are
as ensembles of buildings, land, and vegetation. In order
illustrated in the elevations last reviewed by
to accomplish the integration of buildings, land, and
the ARB in December 2008. (See
vegetation characteristic of these sites, the Guidelines
Attachment B) These elevations, however,
require attention to four primary factors: compatibility
may have been revised with the addition of
with significant historic sites in the area; the character of
double -loaded structured parking beneath the
the Entrance Corridor; site development and layout; and
entirety of the building's footprint
landscaping.
(previously, only a single row of 16 spaces
was provided on the western half of the
building). Dimensioned elevations, floor
plans, and material samples will be required
with future submittals.
Com a ibility with significant historic sites:
3
New structures and substantial additions to existing
This property's Code of Development
None.
structures should respect the traditions of the architecture
requires that the proposed design will respect
of historically significant buildings in the Charlottesville
the traditional architecture of the region (see
and Albemarle area. Photographs of historic buildings i
previous comment).
the area, as well as drawings of architectural features,
which provide important examples of this tradition are
contained in Appendix A.
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
intended to impose a rigid design solution for new
development. Replication of the design of the important
historic sites in the area is neither intended nor desired.
The Guideline's standard of compatibility can be met
through building 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 as special
functional requirements.
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 orde?x
materiality. Two- to three-story apartment
to achieve unity and coherence. Building designs should
buildings characterize the area, while a low -
demonstrate sensitivity to other nearby structures within
slung commercial building abuts this parcel
the Entrance Corridor. Where a designated corridor is
to the north. [Figure 4] Compatibility with
substantially developed, these Guidelines require striking
these nearby buildings can be achieved
a careful balance between harmonizing new development
through siting, spatial organization, and
with the existing character of the corridor and achieving
landscaping as well as through architectural
compatibility with the significant historic sites in the
design. The degree to which this is
area.
accomplished can be determined when
architectural designs are submitted for
review.
x
r
A,
Figure 4: the surrounding area is characterized by multi -story apartment buildings. The parcel is marked with red crosshairs in the middle left of image.
Aerial image provided by Fictometry Export software.
7
Site de ment and layout
6
Site development should be sensitive to the existing
The site slopes downward from east to west,
None.
natural landscape and should contribute to the creation of
while a band of critical slopes bisects the site
an organized development plan. This may be
[Figure 51. The proposed building is located
accomplished, to the extent practical, by preserving the
on the plateau at the east edge of the site,
trees and rolling terrain typical of the area; planting new
while a 20-foot buffer, a preservation area
trees along streets and pedestrian ways and choosing
that extends 75 feet at its greatest depth from
species that reflect native forest elements; insuring that
the western property line, and a conservation
any grading will blend into the surrounding topography
area that extends 95 feet at its greatest depth
thereby creating a continuous landscape; preserving, to
from the western property line, form the
the extent practical, existing significant river and stream
western third of the site. The middle section
valleys which may be located on the site and integrating
is comprised of parking, and the applicants
these features into the design of surrounding
received a waiver for the critical slopes when
development; and limiting the building mass and height
ZMA-2006-14 was approved.
to a scale that does not overpower the natural settings of
the site, or the Entrance Corridor.
Figure 5, left. Critical slopes bisect the site, which drops from
an elevation of 614' in the east to 584' in the west.
Landsca in
7
The requirements of the Guidelines regarding
Lawns are not proposed, although street trees
None.
landscaping are intended to reflect the landscaping
and trees in the parking area are proposed.
characteristic of many of the area's significant historic
The tabulations on the cover sheet (Sheet 1)
sites which is characterized by large shade trees and
state that 54% of the site will be dedicated
lawns. Landscaping should promote visual order within
open space (approximately 24,908 sf). This
the Entrance Corridor and help to integrate buildings into
is presumably the western third of the site,
the existing environment of the corridor.
which is zoned and marked as "Preservation
Area" and "Conservation Area." The fourth
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant material)
proffer stipulates that such areas shall be
that share similar characteristics. Such common elements
delineated on the preliminary and final site
allow for more flexibility in the design of structures
plans and that any trees larger than 12" dbh
because common landscape features will help to
removed in the conservation area must be
harmonize the appearance of development as seen from
replaced by two of similar species or quality.
the street upon which the Corridor is centered.
The "Planting Requirements" table on the
Landscape Plan (Sheet 5) states that 9 trees
are to be removed and the plan provides 18
large shade trees that are native to this region
in compensation.
SPECIFIC GUIDELINES
Compatibility with significant historic sites
9-15
Structure design
Architectural information has not been
See recommendation in #1.
submitted with this initial site plan.
However, the Code of Development states
that the maximum height for buildings on
this parcel is 2-stories or 50' as measured at
the front fagade and 3-stories or 60' as
measure at the back and to include basement;
this proposal is for a 3-story building (max
35') with an FIFE = 617' and a BFE at 608'.
The portion of the Hydraulic roadbed
adjacent to this proposed development
inclines from 612 feet at the north end to 616
feet elevation at the intersection with
Georgetown Road, suggesting that the
building will sit slightly above grade,
perhaps on an elevated base.
16
Window glass in the Entrance Corridors should not be
The window glass note has not been
Provide the standard window
highly tinted or highly reflective. Window glass in the
provided on the site plan set and no
glass note to the architectural
Entrance Corridors should meet the following criteria!
architectural drawings have been submitted
drawings.
Visible light transmittance (VLT) shall not drop below
for review.
40%. Visible light reflectance (VLR) shall not exceed
30%. Specifications on the proposed window glass
should be submitted with the application,for.final review.
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 the
extent possible, be compatible with the building designs
used on the site.
18
The following should be located to eliminate visibility from
In the previously approved site plan (see
If a refuse area is proposed,
the Entrance Corridor street. If, after appropriate siting,
Figure 2), a dumpster was illustrated in the
show it on the site plan and
these features will still have a negative visual impact on the
northwest corner of the parking area. No
include details of the dumpster
Entrance Corridor street, screening should be provided to
dumpster has been provided in this plan; if a
enclosure in the site plan.
eliminate visibility. a. Loading areas, b. Service areas, c.
refuse area is intended, then it must be shown
Refuse areas, d. Storage areas, e. Mechanical equipment,
on the site plan and details of the dumpster
Substitute evergreen trees with
f. Above -ground utilities, and g. Chain link fence, barbed
enclosure must be included in the site plan.
a height over 10' at maturity for
wire, razor wire, and similar security fencing devices.
the 5 vibumums presently
There is a proposed 12' x 25' loading area at
proposed on the southeast
the south (side) elevation of the building,
corner and the 3 vibumums
adjacent to Georgetown Road; it will be
presently proposed on the
visible to northbound traffic on Hydraulic.
northeast corner of the building.
Presently, the proposed screening of this
loading area consists of 6 liberty hollies on
Provide the top- and bottom -of -
the south edge and 5 red balloon viburnums
wall heights for the retaining
on the east edge; the former is an evergreen
walls surrounding the proposed
shrub/specimen tree that can reach 12' high
ground -mounted HVAC units
in maturity, while the latter is a deciduous
in the southeast and northeast
shrub that reaches 6'-8' in maturity. The
corners of the building. Provide
latter may not provide the necessary
material samples for the
screening to eliminate visibility of this
retaining walls and provide a
service/loading area, not only due to its
detail of the walls on the site
medium height but also because it will not
plan set.
leaf year -around.
Similarly, 5 viburnums are positioned to
10
screen a retaining wall on the southeast
corner of the building that is shielding
ground -mounted HVAC equipment; a similar
enclosed area with 3 viburnums is proposed
for the northeast corner of the building. The
only information provided on these two
walled areas that will be visible from the EC
is a note on Sheet 3, "Retaining wall 6' max
w/ railing." Top/bottom of wall
measurements should be provided on Sheet 3
for these two retaining walls, while the
materials, color, and a detail should also be
provided in the site plan set. Again, the
viburnum screening may not fully eliminate
visibility of this area from the EC.
19
Screening devices should be compatible with the design
Screening of ground -mounted HVAC
See above recommendation.
of the buildings and surrounding natural vegetation and
equipment is provided by a combination of
may consist of. a. Walls, b. Plantings, and c. Fencing.
retaining walls and plantings. No fencing is
proposed.
20
Surface runoff structures and detention ponds should be
An underground stormwater system is
Relocate the landscape island
designed to fit into the natural topography to avoid the
proposed in the south end of the site, in the
and tree at the western edge of
need for screening. When visible from the Entrance
parking lot to the rear of the building. A
the parking area away from the
Corridor street, these features must be fully integrated into
review comment made in 2008 identified a
stormwater outlet.
the landscape. They should not have the appearance of
potential conflict between the tree (then a
engineered features.
Zelkova, now a Goldenrain tree) in the island
on the western edge of the parking area and
the outlet for the stormwater facility. The
tree is located directly atop the outlet and
thereby creates a conflict.
21
The following note should be added to the site plan and the
The note has not been provided on the site
Include the mechanical
architectural plan: "Visibility of all mechanical equipment
plan set and should also be added to the
equipment note on the site plan
from the Entrance Corridor shall be eliminated."
architectural set when submitted.
set and architectural drawings.
Lighting
22-28
General Guidelines
No lighting plan has been submitted for
Provide a lighting plan for
review, however, notes on Sheet 1 state:
review that includes a
1. Lighting Plan will be provided for
photometric plan, a luminaire
final site plan review
schedule, and manufacturer's
2. All proposed lighting will not exceed
cut sheets for all proposed wall-
11
3,000 lumens
mounted and freestanding
3. All outdoor lighting shall be
fixtures.
arranged or shielded to reflect light
away from adjoining residential
districts and away from adjacent
roads.
29
The following note should be included on the lighting
A version of the note is provided on Sheet 1,
Revise the plan to provide the
plan: "Each outdoor luminaire equipped with a lamp that
the cover sheet.
standard lighting note.
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 shall not exceed one half
footcandle."
30-31
or the Use o Decorative Landscape Lighting
Guidelines fi
None proposed.
None.
Landscaping
32
Landscaping along the frontage of Entrance Corridor
Rather than evenly -spaced street trees along
Ensure that no proposed tree
streets should include the following:
the street edge, this plan provides large shade
conflicts with an existing or
a. Large shade trees should be planted parallel to the
and understory trees against the eastern and
proposed utility or its easement
Entrance Corridor Street. Such trees should be at least 3%2
southeastern building fagade. Several of
and that large shade trees are
inches caliper (measured 6 inches above the ground) an4
these trees (and shrubs) are located within an
placed a minimum of 7 feet
should be of a plant species common to the area. Such
existing VEPCO easement, so they could be
from the center of a utility line.
trees should be located at least every 35 feet on center.
subject to trimming by the power company;
If trees are placed in easements,
b. Flowering ornamental trees of a species common to the
assurances that trees can be planted in this
provide documentation from the
area should be interspersed among the trees required by the
easement must be provided. Furthermore, at
easement holders that the
preceding paragraph. The ornamental trees need not
least two of these trees are located within 4'
vegetation is permissible.
alternate one for one with the large shade trees. They may
o.c. from an existing RWSA water line. It is
be planted among the large shade trees in a less regular
County Engineering policy to allow large
Revise the site plan set to show
spacing pattern.
shade trees a minimum of 7-8' from
all utilities and easements
c. In situations where appropriate, a three or four board
underground utilities; this plan suggests that
consistently throughout the site
fence or low stone wall, typical of the area, should align
insufficient landscape area has been provided
plan set.
the frontage of the Entrance Corridor street.
to meet the EC standards for planting.
d. An area of sufficient width to accommodate the
Additionally, the RWSA water line is not
Provide a note that the ginkgoes
foregoing plantings and fencing should be reserved
drawn on the landscape plan (Sheet 5)
planted will not be female.
parallel to the Entrance Corridor street, and exclusive of
although it is apparent in other drawings.
road right-of-way and utility easements.
Including it on the landscape plan would
facilitate review.
12
Six Brandywine red maples at 3.5" caliper
are proposed for the EC frontage, irregularly
spaced. Four columnar ginkgo bilobas are
also proposed at 1.25" caliper. Furthermore,
previous review comments in 2008 requested
that the ginkgoes be male species only; a
note should be added to the landscape plan
that no female ginkgoes will be planted.
33
Landscaping along interior roads:
The interior travelway is merely a parking lot
None.
a. Large trees should be planted parallel to all interior
lane and there are no trees provided.
roads. Such trees should be at least 2'/2 inches caliper
Pedestrian ways include sidewalks
(measured six inches above the ground) and should be of
connecting the building to the existing 6-
a plant species common to the area. Such trees should be
foot -wide public sidewalk lining the western
located at least every 40 feet on center.
edge of Hydraulic and the northern edge of
Georgetown Road. The trees that line the
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
building suffice as landscaping for these
pedestrian ways. Such trees should be at least 2%2 inches
pedestrian ways. Except for the proposed
caliper (measured six inches above the ground) and
ginkgo bilobas, all trees proposed on the
should be of a species common to the area. Such trees
eastern side of the building are a minimum of
should be located at least every 25 feet on center.
2.5" caliper.
35
Landscaping of parking areas:
There are 58 parking spaces proposed
Provide four trees in the
a. Large trees should align the perimeter of parking areas,
although 55 are required. A note on the
parking area at a minimum of
located 40 feet on center. Trees should be planted in the
landscape plan (Sheet 5) states that 35 of
2.5" caliper. Update the plant
interior of parking areas at the rate of one tree for every
those spaces are surface parking, although 36
schedule on Sheet 5 to reflect
10 parking spaces provided and should be evenly
were counted with an additional loading area,
this change.
distributed throughout the interior of the parking area.
totaling to 37 surface spaces. Therefore, 4
b. Trees required by the preceding paragraph should
interior parking lot trees are required. The
Ensure that no proposed tree
measure 2'/2 inches caliper (measured six inches above
note continues to state that 4 trees have been
conflicts with an existing or
the ground); should be evenly spaced; and should be of a
provided, but only 3 Goldenrain trees at
proposed utility or its easement.
species common to the area. Such trees should be planted
1.25" caliper have been provided. A fourth
in planters or medians sufficiently large to maintain the
tree must be provided and all trees in the
health of the tree and shall be protected by curbing.
parking area must be planted at a 2.5" caliper
c. Shrubs should be provided as necessary to minimize
minimum.
the parking area's impact on Entrance Corridor streets.
Shrubs should measure 24 inches in height.
Large shade trees at 2.5" caliper have been
provided on the western edge of the parking
area, in the Conservation Area. However, at
least 2 of these trees are located atop a
13
proposed sanitary sewer line and an
additional 3 trees are located within 2-5' o.c.
from the underground utility. As stated
previously, it is standard County Engineering
staff policy that large shade trees be located a
minimum of 7-8' from underground utilities
lest there be a conflict. This can be resolved
by relocating the proposed sanitary sewer
line eastward.
36
Landscaping of buildings and other structures:
Landscaping has been provided on the
None.
a. Trees or other vegetation should be planted along the
eastern fagade of the building in the form of
front of long buildings as necessary to soften the
large shade trees, understory trees, and
appearance of exterior walls. The spacing, size, and type
evergreen and deciduous shrubs. The latter
of such trees or vegetation should be determined by the
are proposed 24" in height at time of planting
length, height, and blankness of such walls.
in the plant schedule provided on Sheet 5.
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:
Almost all of the plant species listed in the
Consider substituting locally
a. Plant species required should be as approved by the
plant schedule on the landscape plan (Sheet
native species for the non -
Staff based upon but not limited to the Generic
5) are included in the County's approved
native plants proposed.
Landscape Plan Recommended Species List and Native
plant lists. However, one shrub variety (Ilex x
Plants for Virginia Landscapes (Appendix D).
`Conty) is not found in the approved lists.
Provide at least two more
Three plant species (Ginko biloba,
evergreen shrub species so that
Koelreuteria paniculate, and Viburnum x
no one species of shrub
rhytidophylloides `Bedell ") are non -natives.
proposed exceeds, in number,
The use of native species, and especially
one -quarter of the total number
those native to the Virginia Piedmont
of shrubs proposed.
regions, are encouraged for biohabitat
reasons.
Rectify errors in the plant
schedule on Sheet 5.
The number of Buxus x Glencoe proposed
(95) exceeds one -quarter of the total number
of shrubs (130) proposed. It is standard
policy to request that no one tree or shrub
species exceed 25% of the total number of
trees or shrubs on the site in order to avoid a
14
monoculture that could be prone to disease.
Diversity can only be achieved with the
addition of two or more evergreen shrub
species to reduce the numbers of Buxus x
Glencoe below the 25% threshold, which is
33 plants.
Errors exist in the plant schedule that must
be corrected: 7 AR and 3 LS are shown on
the landscape plan, not 5 as noted for both.
38
Plant health:
The note has been provided on Sheet 5.
None.
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 the
lant."
Site Development and layout
Development pattern
39
The relationship of buildings and other structures to the
The proposed development shows an
Provide all site elements
Entrance Corridor street and to other development within
organized pattern of travelways and
required by the Proffers and
the corridor should be as follows:
pedestrian connections. Sidewalks connect
Code of Development approved
a. An organized pattern of roads, service lanes, bike
the public sidewalk on Hydraulic Road and
with ZMA-2016-14, including a
paths, and pedestrian walks should guide the layout of
to the building. However, the Code of
widened sidewalk; an entry
the site.
Development for this parcel calls for the
plaza with picnic tables; a
b. In general, buildings fronting the Entrance Corridor
sidewalk on Hydraulic and Georgetown
bicycle rack; and a bus shelter.
street should be parallel to the street. Building groupings
Roads to be widened and landscaped, which
Show these site elements on the
should be arranged to parallel the Entrance Corridor
this site plan does not illustrate. Furthermore,
site plan.
street.
the Code of Development calls for an "entry
c. Provisions should be made for connections to adjacent
plaza and picnic tables;" while the site plan
pedestrian and vehicular circulation systems.
shows a stamped concrete area in front of the
d. Open spaces should be tied into surrounding areas to
hinge tower element, measuring
provide continuity within the Entrance Corridor.
approximately 35' x 40' at its widest point, it
e. If significant natural features exist on the site
is unclear whether this element has been
(including creek valleys, steep slopes, significant trees or
considered thoroughly and meets the spirit of
rock outcroppings), to the extent practical, then such
the Code of Development requirement. The
natural features should be reflected in the site layout. If
design does, however, conform very closely
the provisions of Section 32.5.2.n of the Albemarle
to the approved concept sketch in the ZMA-
15
County Zoning Ordinance apply, then improvements
2016-14 application plan. [Figure 6]
required by that section should be located so as to
maximize the use of existing features in screening such
Furthermore, two proffers were made at the
improvements from Entrance Corridor streets.
time of rezoning (ZMA-2016-14) which
f. The placement of structures on the site should respect
require the applicant to provide a permanent
existing views and vistas on and around the site.
5-bike bicycle rack and a 9-foot-wide bus
shelter. These site elements must be shown
on the site plan.
In regard to parking, as per NMD standards,
the parking has been relegated behind the
building and structured parking beneath the
building is proposed. However, this plan
differs from previously approved plans in
that it shows double -stacked parking through
the full depth of the building footprint. This
may not be permissible for this use (office); a
determination will be made through the SRC
process, and the determination may result in
the reconfiguration of the site plan and
perhaps may alter present plans for the
building design.
The building mass is oriented parallel to the
EC. Provisions have been made to connect
both pedestrian and vehicular systems. Open
space has been provided in the western third
of the site, while a plaza is proposed on the
eastern side of the building as a public
amenity. No significant natural features or
vistas worthy of preservation exist on this
site.
16
Figure 6: Conceptplan as shown in application for ZMA-2016-14.
Site Grading
40
Site grading should maintain the basic relationship of the
Significant grading is required in the center
Provide additional vegetation
site to surrounding conditions by limiting the use of
of the site, necessitating two retaining walls
on the retaining walls in the
retaining walls and by shaping the terrain through the use
in the southwest and northwest corners of the
southwest and northwest
of smooth, rounded land forms that blend with the existing
parking area. They reach as high as 10' and
corners of the parking area.
terrain. Steep cut or fill sections are generally unacceptable.
15' respectively. Any retaining wall over six
Proposed contours on the grading plan shall be rounded
feet must be terraced and landscaped, but this
Provide details of the proposed
17
with a ten foot minimum radius where they meet the
is not shown on the site plan set. A single
retaining walls in the site plan
adjacent condition. Final grading should achieve a natural
row of Buxus x Glencoe is proposed for the
set and submit material and
rather than engineered, appearance. Retaining walls 6 feet
south wall of the northernmost retaining
color samples for review.
in height and taller, when necessary, shall be terraced and
wall, but it is unclear how tall this shrub will
Retaining walls over six feet
planted to blend with the landscape.
become in maturity and whether it will
must be terraced and
provide sufficient screening. No vegetation is
landscaped.
proposed for the northwestern wall, a portion
of which will be visible from the EC.
Similarly, a single row of Arborvitae is
proposed for the north side of the
southernmost wall; this will not serve to
screen the wall from northbound traffic on
the EC, and the 20' ACSA easement
spanning the southern edge of the property
appears to have no extant trees to be retained,
and no trees are proposed. Additional
vegetation may be needed to mitigate the
visibility of these walls. Additionally, details
of the proposed retaining walls must be
provided in the site plan set, as well as
materials and colors for review.
41
No grading, trenching, or tunneling should occur within the
The Existing Conditions and Demolition
Provide sufficient tree
drip line of any trees or other existing features designated
Plan sheet (Sheet 2) of the site plan set
protection fencing around those
for preservation in the final Certificate of Appropriateness.
shows dozens of extant trees on the parcel
trees to be preserved and clearly
Adequate tree protection fencing should be shown on, and
with an arrow pointing to two trees in the
differentiate between trees to be
coordinated throughout, the grading, landscaping and
center and a note which states "existing trees
removed and those to be
erosion and sediment control plans.
to be removed." It is therefore unclear how
many trees are being removed and which (if
retained on Sheet 2 of the site
plan set.
42
Areas designated for preservation in the final Certificate
of Appropriateness should be clearly delineated and
any) are being preserved. The site plan
protected on the site prior to any grading activity on the
should clearly differentiate between trees to
site. This protection should remain in place until
be removed and those to be preserved; tree
completion of the development of the site.
preservation fencing should be shown around
the latter.
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 proposed stormwater facility has two
None.
drainage patterns) should be incorporated into the
filterras and a riprap outlet that takes
finished site to the extent possible.
advantage of the natural downward slope on
the western side of the parking area.
18
Staff recommends the following as the primary points of discussion:
1. The potential visibility of the retaining walls in the southwest and northwest corners of the site and whether additional landscaping will be
required.
2. Whether sufficient landscape area has been provided on the east side of the building to ensure that large shade trees will not conflict with utilities
and their easements.
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. Prior to Initial Plan approval, the following items shall be resolved to the satisfaction of the ARB: None. Note that 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 around those trees to be preserved and clearly differentiate between trees to be removed and those to be
retained on Sheet 2 of the site plan set.
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. 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%.
4. If a refuse area is proposed, show it on the site plan and include details of the dumpster enclosure in the site plan.
5. Substitute evergreen trees with a height over 10' at maturity for the 5 vibumums presently proposed on the southeast corner and the 3 viburnums
presently proposed on the northeast corner of the building.
6. Provide the top- and bottom -of -wall heights for the retaining walls surrounding the proposed ground -mounted HVAC units in the southeast and
northeast corners of the building. Provide material samples for the retaining walls and provide a detail of the walls on the site plan set.
7. Relocate the landscape island at the western edge of the parking area away from the stormwater outlet.
8. Include the mechanical equipment note on the site plan set and architectural drawings: Visibility of all mechanical equipment from the Entrance
Corridor shall be eliminated.
9. Provide a lighting plan for review that includes a photometric plan, a luminaire schedule, and manufacturer's cut sheets for all proposed wall -
mounted and freestanding fixtures.
10. Revise the plan to provide the standard lighting note: Each outdoor luminaire equipped with a lamp that 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
19
roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one
half footcandle.
11. Ensure that no proposed tree conflicts with an existing or proposed utility or its easement and that large shade trees are placed a minimum of 7
feet from the center of a utility line. If trees are placed in easements, provide documentation from the easement holders that the vegetation is
permissible.
12. Revise the site plan set to show all utilities and easements consistently throughout the site plan set.
13. Provide a note that the ginkgoes planted will not be female.
14. Provide four trees in the parking area at a minimum of 2.5" caliper. Update the plant schedule on Sheet 5 to reflect this change.
15. Consider substituting locally native species for the non-native plants proposed.
16. Provide at least two more evergreen shrub species so that no one species of shrub proposed exceeds, in number, one -quarter of the total number
of shrubs proposed.
17. Rectify errors in the plant schedule on Sheet 5.
18. Provide all site elements required by the Proffers and Code of Development approved with ZMA-2016-14, including a widened sidewalk; an
entry plaza with picnic tables; a bicycle rack; and a bus shelter. Show these site elements on the site plan.
19. Provide additional vegetation on the retaining walls in the southwest and northwest corners of the parking area.
20. Provide details of the proposed retaining walls in the site plan set and submit material and color samples for review. Retaining walls over six feet
must be terraced and landscaped.
21. Provide sufficient tree protection fencing around those trees to be preserved and clearly differentiate between trees to be removed and those to be
retained on Sheet 2 of the site plan set.
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date
1
Cover Sheet
3/7/2019
2
Existing Conditions and Demolition Plan
3/7/2019
3
Site Plan and Typical Sections
3/7/2019
4
Grading & Utility Plan
3/7/2019
5
Landscape Plan, Notes and Details
3/7/2019
20
ATTACHMENT A: Approved Code of Development from 2008 Rezoning
Arnenities consist of en^anced pedestriori evok 0n0 P1Czo, with Seating and
tandscWing. Picnic area aa�acent to building and parking,
A_ &- Require ments & Resirictions relpInd fa Use
None.
20A.5.f - Uses owressly C�rohiblieC:
Any uses nol fisted in Section 20AE_a_
20A,5.g - ArchiteCtural & Landscape Standards:
I . Form. Mossing & Proportion_ 2-story. veflically proporhoned doors &.
punched windows.
2. ArcHtectural Style; Jellersor! r Clossieol/ TrQdlNcrlal.
3. Materials, colors. textures: brick masonry w/ cast stone trim.
a. Roof Form & Pllch; nipped or gable pitched roof, 4112 - 9� 12 range.
5_ Architeciuroi ❑mameantntion; Clossictrlly detailed Mm, eaves, n�lings.
Lobby. Me id roof at lower,
6. Farrade Treatment; Brick wt regular spacirig for punched
wi ndowsldaors_
7. Londfcope Treafrrrents. Trees. Shrubs and Beds to surround bolding &
panting areas.
S. Preservation of H419r1c 5fructuraslSites: Not appllcable, none e;asting.
20A,5_h - ,Pr 1 ary tat Layout1
See accompanying submittal drawings.
M6.5.i - Bloc ks:
Note: POrcel is one bfork, Most of these Iterns do not apply, or are duplicates from
20A,5_g.
I, Range or Uses Permitted: Prolesslonal Office; B010ing and other uses per
20.A,5.g
2. I2equirementsfiTesltnatlons of uses: 5ee 20.A_5_f_
3. Build -To Lines: +ferries - 9,6' fo 31.9' flee 010n)
4. Minlmum/Moximurn Yard Oimemions; the lot size 6 1.056 acres
5. maximum Building Height; 2•sIcees. 50' 1measured al the front facade).
3-sloe es, 60' {measured al the back fo inctude
basement),
6. Sidewalk & Pedestrian Paths: l-tydraulir_ & Georgetown Roads. Widened
landscaped sidewdk.
T, Green Spate & Amenities: wooded Buffer of racer i60`-50'} and side (20')
of properly. Wide9nod landscaped Sidewalk. entry pioza and p4c6c Tables
8. Conservaticn/Preservatlon Arens: 20' side & rear grcdng/bulfer setback$
at Soulh and Was Properly lines.
9. Parking Arens: Relegoted behind. and tucked under, buffing
21
ATTACHMENT B: Previously reviewed (2008) architectural rendering
11 11 1117 11 11' I.LV111 j II IA IIIR IE I! 11 II A111 Il 11
G) ELEVATION FROM HYDRAULIC
0 m
n nil
t1711 m
ma
m P m
1711-r
ELEVATION FROM GEORGEFOWH
ELEVATr7-N7-
a
22