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HomeMy WebLinkAboutARB201800102 Checklist 2018-08-22 HNM APPLICATION REVIEW HISTORY ARB#/Name ARB2018-102 Brookhill, block 8B, Preliminary SDP ACTIONOSAIttataaaillaTrigNettiagt A.NOT•ES;' County received application 7/9/18 Corresponding submittal 7/9/18 filing deadline/ARB meeting date deadline; 8/20/18 ARB meeting Transfer from intake to ARB Staff 7/11/18 Received from Principal Planner Comments to applicant First ARB staff review 8/1/18; 8/1-3/18; Application is sufficient; reviewed; staff 8/3-10/18 report written ARB meeting date 8/20/18 ARB action Approved with conditions Action letter 8/22/18 Sent by mail and email CLOSED OUT 8/22/18 ARB2018-102: Brookhill, Block 8B, Initial SDP HNM 8/2-3/18 ENTRANCE CORRIDOR GUIDELINES CHECKLIST for INITIAL SITE DEVELOPMENT PLAN REVIEW 2/4/2013 Gray highlight=guideline can't be reviewed at initial she plan stage, can provide recommendations for final Yellow highlight=can only review for location/configuration at initial site plan Regular text=guideline can be reviewed at initial site plan stage, can make condition of initial plan approval, can be basis for denial REF# GUIDELINE NOTES GENERAL GUIDELINES - Purpose 1 The goal of the regulation of the design of development within the This proposal is for 55 multi-family condominium designated Entrance Corridors is to insure that new development within the buildings (110 units) grouped in clusters of 4, 5,and 6 corridors reflects the traditional architecture of the area. Therefore, it is the into 11 masses dispersed through an L-shaped site that purpose of ARB review and of these Guidelines,that proposed development encompasses 7.18 acres.The maximum building height is within the designated Entrance Corridors 4 stories or 50 feet; the proposed height of the buildings is reflect.elements of design characteristic of the significant historical not provided. landmarks,buildings, and structures of the Charlottesville and Albemarle area, and to promote orderly and attractive development within these Until Block 8A is developed the western half of Block 8B corridors.Applicants should note that replication of historic structures is may be visible from the EC, despite the 100-foot landscape buffer.Therefore, a facades of the multi- neither required nor desired. family attached units on -15 and 38-55 will be 2 Visitors to the significant historical sites in the Charlottesville and visible (the units on blocks 16-37,in the interior of the Albemarle area experience these sites as ensembles of buildings, land, and block,are unlikely to be visible).Provide sight sections vegetation. In order to accomplish the integration of buildings, land, and from the EC to determine the visibility of the proposed vegetation characteristic of these sites,the Guidelines require attention to units from the EC.Provide architectural elevations of the four primary factors: compatibility with significant historic sites in the area; facades for these units,as well as floor plans and material the character of the Entrance Corridor; site development and layout; and samples. landscaping. Compatibility with significant historic sites: 3 New structures and substantial additions to existing structures should respect The historic Brookhill House is on an abutting parcel to the traditions of the architecture of historically significant buildings in the the north;its classical proportions and materiality could be Charlottesville and Albemarle area. Photographs of historic buildings in the used as an inspiration for the design the attached multi- area, as well as drawings of architectural features,which provide important family units proposed here,tying the contemporary examples of this tradition are contained in Appendix A. construction to regional building traditions. 1 ARB2018-102: Brookhill, Block 8B, Initial SDP HNM 8/2-3/18 REF#. GUIDELINE NOTES 4 The examples contained in Appendix A should be used as a guide for See above 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 establish a pattern.of The Brookhill development will abut Forest Lakes to the compatible architectural characteristics throughout the Entrance Corridor in south and Montgomery Hills to the west;these are late order to achieve unity and coherence. Building designs should demonstrate 20t-century suburban communities with a mix of single- sensitivity to other nearby structures within the Entrance Corridor. Where a family detached and attached houses.Therefore,the designated corridor is substantially developed,these Guidelines require proposed multi-family attached housing here is in keeping striking a careful balance between harmonizing new development with the with the larger development trend in the vicinity. 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 The L-s a ed site can be divided into two parts: a narrow should contribute to the creation of an organized development plan.This a north and a larger bulb in the south.The may be accomplished, to the extent practical,by preserving the trees and road system, of private streets,run orthogonally and rolling terrain typical of the area;planting new trees along streets and'. gently curve.Proposed grading in this block is extensive pedestrian ways and choosing species that reflect native forest elements; and extreme.Existing vegetation will not be retained,but insuring that any grading will blend into the surrounding topography thereby street trees are provided.The proposed building heights creating a continuous landscape; preserving, to the extent practical, existing have not been provided,although the cover sheet(1)states significant river and stream valleys which may be located on the site and that the maximum building height in this parcel is 4 integrating these features into the design of surrounding development; and stories or 50 feet. limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. Landsca'ing 7 The requirements of the Guidelines regarding landscaping are intended to The Code of Development requires two vegetative buffers reflect the landscaping characteristic of many of the area's significant which border this parcel and are reviewed here: a section historic sites which is characterized by large shade trees and lawns. of the 304eep landscape buffer on Polo Grounds Road, Landscaping should promote visual order within the Entrance Corridor and to theMstof Stella Lane's entrance, on the southern 2 . ARB2018-102: Brookhill, Block 8B, Initial SDP HNM 8/2-3/18 REF# GUIDELINE NOTES help to integrate buildings into the existing environment of the corridor. boundary of the site; and a 20' buffer surrounding the four 8 Continuity within the Entrance Corridor should be obtained by planting sides of the 3-acre,rectangular parcel on which the different types of plant materials that share similar characteristics. Such historic Brookhill house sits(the west and south sides of common elements allow for more flexibility in the design of structures which are reviewed here;the north side will be reviewed because common landscape features will help to harmonize the appearatice with Block 3, and the east side with block 6).The grading of development as seen from the street upon which the Corridor is centered. and drainage plan on Sheet 11 shows extensive grading ' into the Brookhill buffer and into a portions of the PGR buffer.While the CoD states that the PGR buffer may be disturbed/graded but must be replanted;the Brookhill • buffer is described as"natural undisturbed buffer and new landscaping between the development and the Brookhill lot,"which suggests that grading in this zone is not permissible. SPECIFIC GUIDELINES Compatibility with significant historic sites 9-15 Structure design No architectural drawings or material samples have been submitted for review. Provide dimensioned elevations, site sections showing visibility,material/color samples, and floor plans that show exterior windows and doors for future review. 16 Window glass in the Entrance Corridors should not be highly tinted or Provide the standard window glass note on architectural highly reflective. Reflectance off the outside pane of glass should be kept elevations submitted for review. below 7%. Specifications,on the proposed window-glass and samples of ,tinted window glass should be submitted,with the application for final '• review. • Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the overall N/A: no accessory structures(such as garages or sheds) plan of development are proposed.If rooftop mechanical equipment is sand shall, to the extent possible, be compatible with the building designs;• proposed,provide a roof plan that shows the locations and used on the site. - proposed heights of the units. 18 The following should be located to eliminate visibility from the Entrance N/A: no loading areas, service areas, or refuse areas Corridor street. If, after appropriate siting,these features will still have a (all houses have individual garbage cans) are negative visual impact on the Entrance Corridor street, screening should be proposed with this residential development. provided to eliminate visibility. No mechanical equipment is shown,but if rooftop a. Loading areas, mechanical equipment is proposed,provide a roof plan 3 ARB2018-102: Brookhill,Block 8B, Initial SDP HNM 8/2-3/18 REF# GUIDELINE NOTES b. Service areas, that shows the locations and proposed heights of the units. c. Refuse areas, The only utilities depicted(sewer,water, and stormwater) d. Storage areas, are underground;provide the locations of any proposed e. Mechanical equipment, above-ground utilities, such as electric,telephone, and f. Above-ground utilities, and cable lines. g. Chain link fence,barbed wire,razor wire, and similar security fencing No chain-link fencing is proposed. devices. 19 Screening devices should be compatible with the design of the buildings and, The landscape buffers on Rt.29 and Polo Grounds Road surrounding natural vegetation and,mayconsist of: will largely screen the development from the EC,while a. Walls, ' - street trees along Stella Lane and within the proposed b. Plantings, and • • residential community will further mitigate the c.Fencing. architectural masses.No fencing proposed. 20 Surface runoff structures and detention ponds should be designed to fit into A large SWMF is proposed for the south ,est corner of the the natural topography to avoid the need for screening.When visible from site, adjacent to Polo Grounds Road; the PGR landscape the Entrance Corridor street,these features must be fully integrated into the buffer will help to mitigate the engineered appearance landscape.They should not have the appearance of engineered features. from that right-of-way; it is unlikely to be visible from the EC. 21 The following,note should be added to the site plan and the.architectural Provide the standard mechanical equipment visibility note plan: "Visibility of.all;mechanical equipment froth the Entrance Corridor within the General Notes on sheet 1 of the site plan set as shall be eliminated." _ well as on the architectural elevations. 22-31 Lighting No lighting plan has been submitted for review.A note within the General Notes on sheet 1 of the site plan set reads"No lighting is proposed."If exterior wall-mounted lighting is proposed,they should be illustrated on the architectural elevations and lighting information should be provided for review.If street lights are proposed,they should be illustrated on the site plan set and a lighting plan with photometric values should be submitted for review as well as a luminaire schedule and manufacturers' specifications and cut sheets. Landscaping No landscape plan has been provided,although sheet 11 of the site plan set(entitled"grading&drainage plan, mis-indexed on the cover sheet as a landscape plan) shows street trees and proposed buffer plantings.Provide for review a landscape plan at a larger schedule than 1"=50' that also shows utilities and their easements in addition to 4 ARB2018-102: Brookhill, Block 8B, Initial SDP HNM 8/2-3/18 REF# GUIDELINE NOTES a plant schedule. 32 Landscaping along the frontage of Entrance Corridor streets should include N/A: the,parcel does not abut the EC and will be buffered the-following: by a 100' landscape buffer. a. Large shade trees should be planted parallel to the Entrance Corridor' Street. Such trees,should be at least 31/2 inches caliper(measured 6 inches above the ground) and should be of a plant species conunon 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 pattem. 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: • $. An area of sufficient width to accommodate the foregoing plantings andme 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: No landscape schedule was provided,but trees are a. Large trees should be planted parallel to all interior roads! illustrated on sheet 11 flanking the interior streets.They Such trees should be at least 2A inches caliper(measured six inches above are spaced between 22'and 40' o.c., and a note on sheet 1 the ground) and should be of a plant species'conunon to'the area. Such trees (within the General Notes) states the trees will be placed should be located at least every 40.feet'.on center. 40' o.c.Their calipers are not provided. 34 Landscaping along interior pedestrian ways! The"alleys"that run behind the rear lots are not treed. a.Medium trees should be planted parallel to all interior pedestrian ways! Such trees should be at least 2'h,inches 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. 35 Landscaping of parking areas: 9 parking spaces on the southern edge of the site are a. Large trees should align the perimeter of parking areas{ shaded by trees,but 4 parking spaces on the eastern edge located 40 feet on center. of the site have no trees proposed.Provide trees on the rees should be planted in the interior of parking areas at the rate of one tree eastern edge of the site,to shade the four parking spaces. for every'10-parking spaces provided and should be evenly distributed throughout the interior of the parking areal 5 ARB2018-102:.Brookhill,Block 8B, Initial SDP HNM 8/2-3/18 REF# GUIDELINE NOTES b: Trees required by the preceding paragraph shouldPrneasure 2% inches caliper(measured six inches above the ground);should be evenly spaced; and should be of a species common to the area. , Such trees should be planted in planters or medians sufficiently large te, Maintain the health of the tree and shall be protected by curbingF c.Shrubs should be provided as necessary to minimize the parking area s impact on Entrance.Corridor streetsl Shrubs should measure 24 inches in height - 36 Landscaping of buildings and other structures; Besides the 30-foot landscape buffer on Polo Grounds Fa. Trees or other vegetation should be planted along'theifront of long Road, on the southern edge of the site,the engineered buildings as necessary to soften the appearance of exterior walls: The SWMF in the SE corner of the site is completely un- pacing, size, and type of such trees or vegetation should be determined by landscaped. Provide landscaping around the SWMF to the length,height, and blankness of such wallsi, better integrate it into the site. b. Shrubs should be used to integrate the site,buildings, and,other structures durnpsters, accessory buildings and structures; "drive thru"windows;— service areas; and signs. Shrubs should measure at least 24 inches in hei 37 Plant species: Provide for review a landscape plan at a larger schedule a. Plant species required should be as approved by the Staff based upon but than 1"=50' that also shows utilities and their easements not'limited to the Generic Landscape Plan Recommended Species List and in addition to a plant schedule. Native Plants for Virginia Landscapes (Appendix D): 38 Plant health: • Provide the standard plant health note on a landscape plan. The following note should be added to the landscape plan:"All site plantings of trees and shrubs shall be allowed to leach,and be maintained at, mature height;the topping of trees is prohibited. Shrubs.and trees shallbe: pruned minimally and only to support the overall health of the plant." Check The number of plants shown in the plant schedule corresponds to the . Provide for review a landscape plan at a larger schedule number of plants shown on the plan • than 1"=50' that also shows utilities and their easements Check Limit,the number of proposed plants forany one in addition to a plant schedule. 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 OK:the proposed layout shows an organized pattern of street and to other development within the corridor should be as follows: roads and sidewalks. a.An organized pattern of roads,service lanes, bike paths, and pedestrian The buildings do not front the EC,but a majority of the 6 • ARB2018-102: Brookhill, Block 8B, Initial SDP HNM 8/2-3/18 • • REF# GUIDELINE NOTES walks should guide the layout of the site. lots front and are positioned parallel to an interior public b. In general,buildings fronting the Entrance Corridor street should be road, Stella Lane. parallel to the street. Building groupings should be arranged to parallel the • Entrance Corridor street. Yes,provisions have been made for connections to c. Provisions should be made for connections to adjacent pedestrian and adjacent thoroughfares (Stella Lane and PGR). vehicular circulation systems. d. Open spaces should be tied into surrounding areas to provide continuity The 20-foot buffer around the Brookhill house site,two within the Entrance Corridor. sides of which abut Block 8B, are not open space and e. If significant natural features exist on the site(including creek valleys, should not be considered and labeled as such: Open spaces steep slopes, significant trees or rock outcroppings),to the extent practical, in the block include a courtyard amenity and the SWMF, then such natural features should be reflected in the site layout. If the both in the SE corner of the site. provisions of Section 32.5.2.n of the Albemarle County Zoning Ordinance Most of the trees will be cleared for development,and apply,then improvements required by that section should be located so as to significant grading is proposed. maximize the use of existing features in screening such improvements from Entrance Corridor streets. No views to consider 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 The proposal has aNhiensive grading throughout the si e, surrounding conditions by limiting the use of retaining walls and by especially on the S}rC, S,N,and E(of the_dirgn shaping the terrain through the use of smooth,rounded land forms that boundaries, and even within the 30' PGR buffer and 20' blend with the existing terrain. Steep cut or fill sections are generally Brookhill house buffer;the latter is not permissible. unacceptable. lvw)d0-9— Proposed•contouts.on the grading plan shall be rounded with,a ten foot Two retaining walls are proposed: 1. along the E(dogleg) minimum radius where they meet the adjacent condition. Final grading border with the Brookhill house property and the north should achieve a natural,rather than engineered, appearance. Retaining border that abuts the Brookhill house property; and 2.the walls 6 feet in height and taller,when necessary, shall be terraced and : SE corner,adjacent to the SWMF.The first is 14' high, planted to blend with the landscape. and could be visible in part from the EC through the streets (Wesley Circle);the second is 8 high and is unlikely to be visible from the EC.Provide site sections to • illustrate potential visibility of the 14' tall retaining wall from the EC, and provide material and color samples. 41 No grading,trenching, or tunneling should occur within the drip line of any No tree protection fencing shown. trees or other existing features designated for preservation in the final Certificate of Appropriateness.Adequate tree protection fencing should be C. ARB2018-102: Brookhill, Block 8B, Initial SDP HNM 8/2-3/18 REF# GUIDELINE NOTES shown on, and coordinated throughout,the grading, landscaping and erosion and sediment control plans. 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) should be incorporated into the finished site to the extent possible. 1) Specify requirements to satisfy the design guidelines. If there are requirements: • Identify the deficiency that makes the proposal not meet the guidelines. For example, significant trees aren't being saved. • Site the specific guideline that hasn't been met.In the tree save example,the relevant guidelines would be#6 and#39e. • Site the specific ordinance section that applies(either 30.6.4(c)(2),or(3) or(5))In the tree save example,the ordinance section that applies is 30.6.4(c)(5). 2) Specify recommendations regarding the plan as it relates to the guidelines. • Identify any changes that could be made but won't be ARB requirements. For example, if the trees have some limited value,you might say,it would be preferred to save the trees,but it isn't required. 3) Specify recommended conditions of plan approval. • A standard condition of initial site plan approval will be the approval of a Certificate of Appropriateness prior to final site plan approval. • If requirements were identified in#1,include here the specific condition that will overcome the deficiency.For example,move the proposed building to save the trees in a designated area. 4) Specify conditions to be satisfied prior to issuance of a grading permit. • Identify specific conditions for the grading permit.For example,provide a tree conservation plan,and show tree protection fencing on the plan prior to issuance of a grading permit. 8 J'- irn# -t-SU*' ARB2018-102:Brookhill,Block 8B,Ps 1•imirr "'— HNM 8/1/18 .of. S�rr'I,:..:i Architectural Review Board r, Preliminary Site Development Plan Checklist for Completeness ® 8 collated copies A. Written description of the proposal ❑i Provide a general description of all proposed work. {Commented[HM1]:No application provided D Explain how the proposal is compatible with the surrounding area and the Entrance Corridor. {Commented[HM2]:No application provided B. Site 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 a 6-inch caliper or greater. ® Existing and proposed topography drawn with contour intervals of 2-feet, and with sufficient off-site topography to describe prominent and pertinent off-site features and physical characteristics, but in no case less than 50-feet outside of the site. ® Location and size of existing and proposed utilities and easements. Identify type of utility and extent of easement. ® Conceptual stormwater management plan. ® Conceptual landscaping that meets or exceeds the requirements outlined in the ARB guidelines. ® Sheet number,total number of sheets,date of the drawing,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 must include architectural --- Commented[HM3]:Not provided.but not necessary for an elevations drawn to the scale of at least 1/16"=l'-0". This may also include perspective sketches,or Initial SDP 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). D. Additional material ❑ Provide labeled, color, 8'1/2" x 11" photographs of the site as seen from both directions on the -. -{Commented[HMO Not provided Entrance Corridor. ❑ The applicant is welcome to submit any additional material that will make the preliminary review more productive. Drawings or other submittal items that clarify topography,visibility, utilities, landscaping, or other unique or unusual conditions are welcome. ❑. Site sections may be useful. - - Commented[HMS]:Not provided Q, Signatures -. {Commented[HM6]:No application provided