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HomeMy WebLinkAboutARB201800052 Checklist 2018-06-11 HNM APPLICATION REVIEW HISTORY ARB #/Name ARB2018-52 Brookhill, block 4b, Initial SDP ACTION MOM. DATE NOTES County received application 3/15/18 Corresponding submittal 3/26/18 filing deadline/ARB meeting date deadline;5/7/18 ARB meeting Transfer from intake to ARB Staff 4/11/18 Received from Principal Planner Comments to applicant First ARB staff review 5/2/18; 5/3-4/18; Application is sufficient; reviewed Comments to applicant Resubmittal received by staff Resubmittal reviewed by staff Were all comments addressed? Comments to applicant Resubmittal received Resubmittal reviewed ARB meeting date 5/7/18 Staff review; not going to board ARB action Comments to applicant 5/7/18 Action letter and email sent Resubmittal received by staff 5/23/18 Resubmittal reviewed by staff 5/23/18 Were all comments addressed? 5/23/18 Comments to applicant 5/23/18 Action letter and email sent CLOSED OUT 6/11/18 •- . ARB2018-52 Brookhill,block 4b, Initial SDP HNM 5/3-4/18 ENTRANCE CORRIDOR GUIDELINES CHECKLIST for INITIAL SITE DEVELOPMENT PLAN REVIEW 2/4/2013 Gray highlight =guideline can't be reviewed at initial site 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 a 1 The goal of the regulation of the design of development within the Multi-family housing at the proposed scale designated Entrance Corridors is to insure that new development within the doesn't reflect the traditional architecture of the corridors reflects the traditional architecture of the area. Therefore, it is the area,which is low-slung,detached residences.It purpose of ARB review and of these Guidelines,that proposed development will,however,mirror that which is proposed for within the designated Entrance Corridors the adjacent block to the south. reflect elements of design characteristic of the significant historical The architectural character of the proposed landmarks,buildings, and structures of the Charlottesville and Albemarle buildings cannot be determined at this time. area, and to promote orderly and attractive development within these Submit architectural plans,elevations,and corridors.Applicants should note that replication of historic structures is material samples for review. neither required nor desired. 2 Visitors to the significant historical sites in the Charlottesville and As per the Code of Development,the EC will Albemarle area experience these sites as ensembles of buildings, land, and have a 100' buffer between the r-o-w and the vegetation. In order to accomplish the integration of buildings, land,and development; 70' is to be undisturbed/natural vegetation characteristic of these sites,the Guidelines require attention to and 30' planted/reforested.The current plan four primary factors: compatibility with significant historic sites in the area; shows little/no existing vegetation in the 70' the character of the Entrance Corridor; site development and layout; and natural area and no proposed additional trees in landscaping. this area;this is contrary to the note on the Application Plan for ZMA2015-7,which states "Area within the 100' buffer and outside the existing tree limits shall be replanted in accordance with the Places29 Forested buffer requirements." [Figure 1] The Forested Buffer Frontage of the Places 29 Master Plan calls for "relatively dense stands of trees [that] are 1 ARB2018-52 Brookhill, block 4b, Initial SDP HNM 5/3-4/18 REF# GUIDELINE NOTES intended to screen travelers through the US 29 Corridor from development on the other side of the trees."The proposed 30' of new planting proposed east of the 70' natural/undisturbed buffer zone will not`screen travelers' from the 4- story multi-family housing,and additional planting in the 70' buffer zone will be needed so that the end result is in the character and spirit of a 100' treed zone as exhibited in the Code of Development,page 20 [Figure 2].Planting in the southwest corner of the block 4b is especially necessary, as there is no existing vegetation within the property boundary, and travelers north on Rt. 29 will have a clear view of the buildings via the intersection with the entrance road(`Road A').Therefore, additional tree and shrub planting of varying heights, in a naturalistic pattern and in accordance with the Forested Buffer Frontage of the Places 29 Master Plan,must be implemented in the 70' undisturbed/natural buffer zone. i ijir r 1 y - f ._ b , i.a ��� �� f! I id-----7 . '- Figure 1,left:exceprt/detail of the ,� , GS sL7 Brookhill Zoning Map Amendment Plan, 1 • I ? " i `'r Application Plan,Collins Engineering, — f ,�� Figure 2,right:detail of Figure 4, ^-^''^ . f Proposed 100'Buffer along Route 29 } `\• ,- Corridor,in Code of Development, 1 approved with ZMA2015-7 in 11/9/16 nS-' Figure 4:Prop.r,.d luu Ruu.r :,lun;;Knurr:�:urruLn Al r..0 GAYS NYS....awr NON m 2 ARB2018-52 Brookhill, block 4b, Initial SDP HNM 5/3-4/18 Compatibility with significant historic sites: ❑ 3 New structures and substantial additions to existing structures should See comment#1 respect the traditions of the architecture of historically significant buildings in the Charlottesville and Albemarle area. Photographs of historic buildings in 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 SCALE: the 4-stories,max 60'tall, is much building design: the standard of compatibility with the area's historic larger than the traditional arch of the area,but in structures is not intended to impose a rigid design solution for new keeping with the proposed development to the development. Replication of the design of the important historic sites in the immediate south, Brookhill block 4a(in fact, area is neither intended nor desired. The Guideline's standard of block 4b is nearly a mirror image of block 4a). compatibility can be met through building scale, materials, and forms which FORM: as surmised by the footprints,appeared may be embodied in architecture which is contemporary as well as varied,with recesses and projections adding traditional. The Guidelines allow individuality in design to accommodate architectural relief. MATERIALS: have not been varying tastes as well as special functional requirements. provided for review in this submission. Compatibility with the character of the Entrance Corridor ❑ 5 It is also an important objective of the Guidelines to establish a pattern of This block(4b) is a mirror image(or nearly)of compatible architectural characteristics throughout the Entrance Corridor in the proposed development on block 4a,to the order to achieve unity and coherence. Building designs should demonstrate immediate south.Therefore,there will be a sensitivity to other nearby structures within the Entrance Corridor. Where a coherence in design between the two blocks designated corridor is substantially developed, these Guidelines require adjacent to the EC and straddling the entrance striking a careful balance between harmonizing new development with the road to the development. The ARB reviewed the existing character of the corridor and achieving compatibility with the Initial SDP for block 4a on 10/2/17 and significant historic sites in the area. recommended approval with conditions. Site development and layout ❑ 6 Site development should be sensitive to the existing natural landscape and See comment#2 should contribute to the creation of an organized development plan.This may be accomplished,to the extent practical, by preserving the trees and rolling terrain typical of the area;planting new trees along streets and pedestrian ways and choosing species that reflect native forest elements; insuring that any grading will blend into the surrounding topography thereby creating a continuous landscape;preserving,to the extent practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design of surrounding development;and limiting the building mass and height to a scale that does not overpower the natural settings of the site,or the Entrance Corridor. 3 ARB2018-52 Brookhill, block 4b, Initial SDP HNM 5/3-4/18 Landscaping o 7 The requirements of the Guidelines regarding landscaping are intended to The Forested Buffer Frontage calls for reflect the landscaping characteristic of many of the area's significant naturalistic plantings with understories;while the historic sites which is characterized by large shade trees and lawns. 30' planting buffer includes three species of tree, Landscaping should promote visual order within the Entrance Corridor and including two ornamentals,shrubbery of varying help to integrate buildings into the existing environment of the corridor. heights also needs to be included in the o 8 Continuity within the Entrance Corridor should be obtained by planting landscape plan. Revise the landscape plan to different types of plant materials that share similar characteristics. Such show additional trees and shrubs in the 70' buffer common elements allow for more flexibility in the design of structures zone. Add shrub to the proposed landscaping material in the 30' buffer zone. In addition,the because common landscape features will help to harmonize the appearance 30' buffer's east border abuts the W elev of the of development as seen from the street upon which the Corridor is centered. SW building; provide sufficient planting room to ensure the entirety of the 30' buffer is landscaped. SPECIFIC GUIDELINES Compatibility with significant historic sites 9-16 Structure design No architectural drawings were submitted for this review. Submit architectural plans, elevations,and material samples for review. Accessory structures and equipment o 17 Accessory structures and equipment should be integrated into the overall No accessory structures proposed. Clarify the plan of development purpose/use of the blank area in the middle of the and shall,to the extent possible, be compatible with the building designs parking lot. used on the site. ❑ 18 The following should be located to eliminate visibility from the Entrance There is a proposed trash compactor positioned Corridor street.If,after appropriate siting,these features will still have a on the west site of the block, closest to the EC. negative visual impact on the Entrance Corridor street, screening should be This refuse area should be relegated away from provided to eliminate visibility. the EC to ensure that visibility will be a. Loading areas, eliminated,or landscaped to ensure that visibility b. Service areas, is mitigated.The grade at the trash compactor c. Refuse areas, area is 454/456'; a berm that rises to 470' to the d. Storage areas, SW,plus existing and proposed trees will g mitigate the view from the SW,but views from e. Mechanical equipment, the W and NW,especially through the existing f. Above-ground utilities,and SWMF may be possible. Show how the visibility g. Chain link fence,barbed wire, razor wire, and similar security fencing of the trash compactor from the EC will be devices. eliminated. 4 ARB2018-52 Brookhill,block 4b, Initial SDP HNM 5/3-4/18 ❑ 19 Screening devices should be compatible with the design of the buildings A vast are of surface parking rather than and surrounding natural vegetation and may consist of: buildings will be visible from the EC unless a. Walls, suitable amount of trees are planted to b. Plantings, and mitigate/eliminate those views. See comments#2 c. Fencing. and#7-8. ❑ 20 Surface runoff structures and detention ponds should be designed to fit There is an existing SWMF to the NW of the into the natural topography to avoid the need for screening. When visible NW corner of the block; it is currently owned by from the Entrance Corridor street,these features must be fully integrated VDOT,but previous conversations with the into the landscape. They should not have the appearance of engineered applicant suggest that they will assume aegis of features. the facility.Show how the landscaping requirement of the Code of Development and the EC Guidelines will be met in this corner of the block. Submit the proposed fence materials for review. ❑ 21 The following note should be added to the site plan and the architectural Note not provided.Provide the standard plan: "Visibility of all mechanical equipment from the Entrance Corridor mechanical equipment note within the General shall be eliminated." Notes(C-102)of the site plan and architectural sets. Lighting 22-29 General Guidelines No lighting plan was submitted for review. 30-31 Guidelines for the Use of Decorative Landscape Lighting Submit a lighting plan that shows all proposed freestanding and wall-mounted lighting with photometrics and manufacturer's specifications for review. Landscaping ❑ 32 Landscaping along the frontage of Entrance Corridor streets should include See comment#2. the following: a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 3'/2 inches caliper(measured 6 inches above the ground)and should be of a plant species common to the area. Such trees should be located at least every 35 feet on center. b. Flowering ornamental trees of a species common to the area should be interspersed among the trees required by the preceding paragraph. The ornamental trees need not alternate one for one with the large shade trees. They may be planted among the large shade trees in a less regular spacing pattern. 5 ARB2018-52 Brookhill, block 4b, Initial SDP HNM 5/3-4/18 c. In situations where appropriate,a three or four board fence or low stone wall,typical of the area,should align the frontage of the Entrance Corridor street. d. An area of sufficient width to accommodate the foregoing plantings and fencing should be reserved parallel to the Entrance Corridor street,and exclusive of road right-of-way and utility easements. ❑ 33 Landscaping along interior roads: Large shade trees(2.5"-3")caliper are proposed a. Large trees should be planted parallel to all interior roads. along Road A(entrance road);their spacing Such trees should be at least 2%2 inches caliper(measured six inches above averages 50' on center and should be reduced or the ground) and should be of a plant species common to the area. Such trees smaller ornamental trees should be interspersed. should be located at least every 40 feet on center. ❑ 34 Landscaping along interior pedestrian ways: There are no plantings proposed on interior a. Medium trees should be planted parallel to all interior pedestrian ways. pedestrian ways. Such trees should be at least 2Y2 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: The parking calculations say that 305 parking a. Large trees should align the perimeter of parking areas, spaces are needed for the number of units located 40 feet on center. proposed and 307 are provided;yet the landscape Trees should be planted in the interior of parking areas at the rate of one plan says that only 250 spaces are tree for every 10 parking spaces provided and should be evenly distributed needed/provided.The number of trees per throughout the interior of the parking area. parking space applies to ALL parking spaces b. Trees required by the preceding paragraph should measure 2'/2 inches needed/provided;therefore,for 307 spaces, 31 trees are required. Only 25 trees have been caliper(measured six inches above the ground); should be evenly spaced; provided(and the plant schedule erroneously and should be of a species common to the area. states 23 trees provided in the parking area). 11 Such trees should be planted in planters or medians sufficiently large to trees have been provided on the perimeter of the maintain the health of the tree and shall be protected by curbing. parking area and planted at distances ranging c. Shrubs should be provided as necessary to minimize the parking area's from 70'—335';additional trees should be added impact on Entrance Corridor streets. and on-center spacing reduced to 40' on average. 14 trees have been provided on the interior;this number must be increased to 31;the perimeter trees and interior parking trees should not be conflated. Revise the landscape to provide a minimum of 31 interior parking trees and additional perimeter trees. Shrubs should measure 24 inches in height. No shrubs proposed. 6 ARB2018-52 Brookhill, block 4b, Initial SDP HNM 5/3-4/18 ❑ 36 Landscaping of buildings and other structures: No landscaping is proposed around the buildings. a. Trees or other vegetation should be planted along the front of long Consider adding shrubbery to the buildings. buildings as necessary to soften the appearance of exterior walls. The The SWMF in the NW corner of the site should spacing, size, and type of such trees or vegetation should be determined by be landscaped to integrate the facility with the the length, height, and blankness of such walls. site;currently nothing is exhibited on the site b. Shrubs should be used to integrate the site, buildings, and other plan,as the parcel lays outside of the block. structures; dumpsters, accessory buildings and structures; "drive thru" Furthermore,the W elevation of the NW windows; service areas; and signs. Shrubs should measure at least 24 inches building is placed so closely to the edge of the in height. SWMF that screening trees will not be feasible. Provide sufficient planting to area to screen the W elevation of the building from the EC. ❑ 37 Plant species: Only 3 tree species proposed for the parking a. Plant species required should be as approved by the Staff based upon but area;all are ok. 7 tree species(2 shade,2 not limited to the Generic Landscape Plan Recommended Species List and ornamental,and 3 evergreen)are proposed for Native Plants for Virginia Landscapes (Appendix D). the 30' buffer;the American Sycamore is in the County approved lists,but not in the Context sensitive list used by ARB staff. ❑ 38 Plant health: Note not provided.Provide the standard plant The following note should be added to the landscape plan: "All site health note on the landscape plan. 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." ❑ Check The number of plants shown in the plant schedule corresponds to the No;there are 25 trees in the parking area, but 25 number of plants shown on the plan are accounted/shown.Rectify the plant schedule. ❑ Check Limit the number of proposed plants for any one 25 trees are proposed for the parking area/4= species to 25%of the total proposed for that plant type (tree, shrub). 6.25 4 PXAB is over by 11. 112 for 30' buffer/4 =28;JV is over by 1.Reduce the number of PXAB to meet the 25%limit. Site Development and layout Development pattern ❑ 39 The relationship of buildings and other structures to the Entrance Corridor The site plan exhibits an organized pattern of street and to other development within the corridor should be as follows: roads, service lanes,and pedestrian ways. a.An organized pattern of roads, service lanes,bike paths, and pedestrian walks should guide the layout of the site. While the proposed buildings are either parallel b. In general,buildings fronting the Entrance Corridor street should be or perpendicular to the EC,only the side parallel to the street. Building groupings should be arranged to parallel the elevations of two buildings actually front the EC Entrance Corridor street. —the majority of the western portion of the site is 7 ARB2018-52 Brookhill,block 4b, Initial SDP HNM 5/3-4/18 c.Provisions should be made for connections to adjacent pedestrian and devoted to a sea of surface parking. vehicular circulation systems. d. Open spaces should be tied into surrounding areas to provide continuity The greenway and greenspaces in the northern within the Entrance Corridor. portion of block 4b must be illustrated on the site e. If significant natural features exist on the site(including creek valleys, plan. 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. Site Grading ❑ 40 Site grading should maintain the basic relationship of the site to Significant grading is proposed on the W surrounding conditions by limiting the use of retaining walls and by property line,around the SWMF,which looks shaping the terrain through the use of smooth,rounded land forms that like it will be enlarged; a berm will be created blend with the existing terrain. Steep cut or fill sections are generally (grading will extend into the 30' buffer,but that unacceptable. is permissible as per the CoD)to the immediate S Proposed contours on the grading plan shall be rounded with a ten foot of the SWMF,and a portion of the development will be depressed approx. 16' from the top of the minimum radius where they meet the adjacent condition. Final grading berm. However,the southwest corner of the should achieve a natural,rather than engineered, appearance. Retaining property and the development within will be at walls 6 feet in height and taller,when necessary, shall be terraced and the same grade,and views from the EC will planted to blend with the landscape. extend clear into the interior of the block. Will the retaining wall at the NE corner of the site be visible from the EC?What is the proposed height and materials?There is also a proposed wall on the S boundary of the block,adjacent to the street;what is its height?What are the materials? ❑ 41 No grading,trenching, or tunneling should occur within the drip line of any No individual tree preservation areas are trees or other existing features designated for preservation in the final illustrated,excepting the 70' undisturbed/natural Certificate of Appropriateness.Adequate tree protection fencing should be buffer along the EC. See comment#2 for more shown on, and coordinated throughout,the grading,landscaping and on this. erosion and sediment control plans. ❑ 42 Areas designated for preservation in the final Certificate of Appropriateness 8 ARB2018-52 Brookhill,block 4b, Initial SDP HNM 5/3-4/18 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(cX2),or(3)or(5))In the tree save example,the ordinance section that applies is 30.6.4(cX5). 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. 9 ARB2018-52 Brookhill,block 4b,Initial SDP HNM 5/2/18 Architectural Review Board Preliminary Site Development Plan Checklist for Completeness ❑!,_6 collated copies -- Commented[HMS]:2 copies provided;digital submission.staff A. Written description of the proposal review Provide a general description of all proposed work. ---{Commented[HM2]:No application submitted ❑ Explain how the proposal is compatible with the surrounding area and the Entrance Corridor. 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 fine preparing the drawings in the title block on all drawings. 11:1. Appearance of the proposed building(s) {Commented[HM3]:Not required for Initial SDPs ❑ Show a representation of the appearance of the proposed building(s). This must include architectural elevations drawn to the scale of at least 1/16"=1'-0". This may also include perspective sketches,or photos of the proposed building(s). These documents should provide a basic understanding of: ® The size,form,and scale of the building. ❑ The architectural style of the building. ❑ The proposed building materials and color(s). D. Additional material ❑ Provide labeled, color, 8-'/:" x 11" photographs of the site as seen from both directions on the Entrance Corridor. ❑ The applicant is welcome to submit any additional material that will make the 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. la Signatures - --{Commented[HM4]:No application provided