HomeMy WebLinkAboutARB201700112 Staff Report 2017-11-13 (3)1
ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name ARB-2017-112: Riverside Village, Block 1, Final Site Plan
Review Type Final Site Development Plan
Parcel Identification 078G0-00-01-000A0
Location West of Trailside Drive and south of Trailside Court in the Riverside Village development located between Rt. 20, Elk Drive, and Free Bridge Lane. Block 1 is
located adjacent to Rt. 20.
Zoned Neighborhood Model District (NMD), Entrance Corridor (EC)
Owner/Applicant Riverside Village Properties, Inc./Wolf Ackerman Design (Fred Wolf)
Magisterial District Rivanna
Proposal To construct three mixed-use, three-story buildings with associated site improvements.
Context The proposed development is directly east of the entrance of the residential development, Riverside Village. The surrounding area is a mix of development with
commercial sites to the south, residential to the east, parkland to the north, and the river to the west.
Visibility Block 1 fronts the Rt. 20 EC and will be readily visible from the EC. When the Block 1 buildings are completed, they will limit some of the views into the
overall site.
ARB Meeting Date November 20, 2017
Staff Contact Heather McMahon
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PROJECT HISTORY
DATE APPLICATION RESULT
7/16/2008 ARB-2008-106 Staff comments provided on the rezoning proposal.
3/17/2014 ARB-2014-07 ARB review of the initial site plan for Blocks 2, 3 and 4.
11/24/2014 ARB-2014-94 ARB approval of the final site plan for Blocks 2, 3 and 4, including landscaping along the Rt. 20 frontage.
7/20/2015 ARB-2015-76 Subdivision entrance signs approved.
8/3/2015 ARB-2015-85 Minor revisions to the architectural design of the attached units in Block 2 approved.
9/8/2015 ARB-2015-91 ARB review of the initial site plan for Block 5.
1/28/2016 ARB-2015-124 Block 5 Certificate of Appropriateness issued.
4/18/2016 ARB-2016-29 ARB preliminary review of Block 1.
5/10/2017 ZMA-2016-19 BOS approval of request to increase number of units; decrease total amount of commercial square footage; subdivide one 5,000 square-foot plaza into multiple plazas
totaling 5,000 square feet; reduce the minimum build-to line on Trailside Drive; make accessory uses and buildings by-right rather than by special use permit; modify
proffers to provide 15% affordable units in Block 1; and provide a cash proffer for the 36 additional units of $7,419.91 for each new multi-family dwelling unit.
8/7/2017 ARB-2017-64 ARB review of initial site plan for Block 1.
9/5/17 ARB-2017-77 ARB review of the preliminary site plan for Block 1. (See Attachment A for the action letter)
11/20/17 ARB-2017-112 ARB will review the final site plan for Block 1.
A number of houses and the apartment building have been constructed and some landscaping is in place.
CHANGES TO THE PLAN SINCE THE LAST REVIEW
At the September 5, 2017 meeting, the Board addressed aspects of the proposed architectural design as well as the site plans. The subsequent revisions to the architectural design of the three proposed
buildings’ envelopes are minor and largely concern fenestration and entrances. Single doors on the first floor of the east and west elevations have been changed to double doors. Single doors on the north
elevation, first floor, have been moved from the six-light curtain walls to the corners of the building. On the second and third floor balconies of the east, west, and north elevations, two fixed lights and a
narrow swing door have been replaced with three equal-sized sliding (pocket) glazed doors. Large C-Channel canopies have been added to the east and west elevations that wrap around the corner doors
on the north elevation and are visible in profile from the south (EC) elevation; these are intended to hold future signage. Wall-mounted lights have been added to the north and south elevations. Two
breaks in the parapets on the south elevation have been eliminated.
In regard to specific recommendations made by the ARB at the September 5, 2017 meeting, the applicant was asked to submit material and color samples for the final review; while a materials she et was
included in the architectural drawings packet for staff review, physical samples will be provided at the ARB meeting on November 20, 2017. In addition, the Board asked the applicant to consider an
alternate materials palette that is compatible with those construction materials utilized in Riverside Village, the residential enclave adjacent to the proposed development that is rendered in a
contemporary interpretation of the Arts and Crafts style and in a palette heavy in grays, whites, and blues. Staff review of the materials sheet included with the architectural drawings has determined that
no changes to the proposed materials palette have been made since the preliminary review submission.
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The Board also asked the applicant to consider larger apertures on those elevations visible on the Entrance Corridor (as per the architect’s drawings, that would be the west (side), east (side), and south
(EC) elevations). The fenestration at the corners of each building, on the second and third floors, were enlarged to doubles on the south elevation (fronting the EC), matching the interior fenestration on
those levels. No apertures were added to the west (side) or east (side) elevations, but small alterations to the light configurations, as described in the above paragraph, were made.
As for the site plan, the applicant has responded to all comments: the landscaping provided in previous phases of development has been distinguished from currently proposed plantings, while the street
trees that are in place have been marked for removal in order to accommodate the proposed construction. The site plan shows all proposed refuse areas (two dumpster pads with enclosures) but no
proposed loading or service areas appear to be proposed for the commercial spaces on the first floor of each building. Ground-mounted equipment has not been illustrated, but a roof plan or elevations
that show roof-mounted mechanical equipment locations and sizes have not been provided for review. The note that all visibility of mechanical equipment will be eliminated from the EC has been added
to the architectural drawings (although “eliminated” is lacking an ‘n’) and to the site plan set. Additional landscaping has been provided around the refuse areas to integrate the dumpsters better into the
landscape. A revised landscape plan addressing all of the ARB comments related to providing additional landscaping in strategic areas has been submitted, as has a lighting plan with photometric values
that capture all proposed wall-mounted and freestanding light fixtures. As per the ARB comments, the heights and proposed materials of the retaining walls surrounding the plazas have been provided. A
final recommendation was to correct the site plans so that the pedestrian connection between Riverside Village and the proposed development, which crosses the northern section of the parking area, is
illustrated as a single material. The applicant has explained that the path’s materiality is not consistent but fluctuates between different pavers (herringbone patterned brick within the roadway in Block 2,
aggregate concrete crosswalks within the asphalt parking area, and concrete within the parking islands-cum-planting beds), and thus is illustrated correctly on the site plans.
ANALYSIS
REF GUIDELINE ARB COMMENTS 9/5/17 CURRENT ISSUE RECOMMENDATION
GENERAL GUIDELINES
Purpose
1 The goal of the regulation of the design of development within the designated
Entrance Corridors is to insure that new development within the corridors
reflects the traditional architecture of the area. Therefore, it is the purpose of
ARB review and of these Guidelines, that proposed development within the
designated Entrance Corridors reflect elements of design characteristic of the
significant historical landmarks, buildings, and structures of the Charlottesville
and Albemarle area, and to promote orderly and attractive development within
these corridors. Applicants should note that replication of historic structures is
neither required nor desired.
None. The building designs are thoroughly modern
although, as per the architect’s narrative (see
Attachment B), the gable roof form and
board-and batten siding and bricks are
allusions to regional “agrarian architectural
style.” The use of synthetic siding and black
bricks laid in a columnar bonding pattern are
vague references to traditional building
materials, however. The ARB has approved
architectural designs on other ECs that exhibit
contemporary design vocabularies. This
proposed development is in character with the
EC (Rt. 20 North), which changes from
commercial and suburban in character to
residential suburban and then residential rural
traveling northward.
None.
2 Visitors to the significant historical sites in the Charlottesville and Albemarle
area experience these sites as ensembles of buildings, land, and vegetation. In
order to accomplish the integration of buildings, land, and vegetation
characteristic of these sites, the Guidelines require attention to four primary
factors: compatibility with significant historic sites in the area; the character of
the Entrance Corridor; site development and layout; and landscaping.
4
The site development is a densification of a
formerly rural site, which is in keeping with
the Neighborhood Model District zoning for
this parcel. Site development and layout is
orthogonal and ordered. Landscaping is
plentiful but not varied throughout the site (it
tends to be zoned).
Compatibility with significant historic sites:
3 New structures and substantial additions to existing structures should 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.
Submit material and color
samples for the final review.
The architect’s narrative (see Attachment B)
calls the gable roofs, use of bricks and board-
and-batten siding “agrarian architectural
style,” meant to invoke farmhouse typologies
in the area. However, the gable roof form and
materials are thoroughly modern and not
imitative of traditional architectural
precedents -- the overall design vocabulary is
contemporary. The materials palette has not
changed from the previous submission. A
materials sheet has been provided as part of
the architectural drawing set for staff review;
actual samples will be made available to the
ARB at the 11/20/17 meeting.
None.
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 establish a pattern of
compatible architectural characteristics throughout the Entrance Corridor in
order to achieve unity and coherence. Building designs should demonstrate
sensitivity to other nearby structures within the Entrance Corridor. Where a
designated corridor is substantially developed, these Guidelines require striking a
careful balance between harmonizing new development with the existing
character of the corridor and achieving compatibility with the significant historic
sites in the area.
None. Creating three three-story masses on the street
urbanizes, to some extent, a formerly
suburban/rural site and serves to screen the
residential development to the west. While the
minimal setback is not in keeping with the
current character of the EC, it is consistent
with Neighborhood Model principles and the
approved rezoning.
None.
Site development and layout
6 Site development should be sensitive to the existing natural landscape and
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
Provide all landscaping
required by the previously
approved site plan.
Distinguish on the landscape
plan in the final site plan
submittal between the
The site was previously cleared and graded in
a prior phase of development. The street trees
that were planted along the EC as a condition
of approval of that earlier phase will be
removed for this phase of construction and
replaced with new street trees.
None.
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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.
previously approved plants
and new plants proposed with
this phase of development.
Also clearly identify any
previously approved plants
that are proposed to be
eliminated from the plan.
At three-and-a-half stories (north elevations
with pitched roof) in height, the scale of the
buildings is taller than what is typically found
on this stretch of road, but not necessarily
overpowering.
Landscaping
7 The requirements of the Guidelines regarding landscaping are intended to reflect
the landscaping characteristic of many of the area’s significant historic sites
which is characterized by large shade trees and lawns. Landscaping should
promote visual order within the Entrance Corridor and help to integrate buildings
into the existing environment of the corridor.
See previous
recommendation.
As per the Code of Development, the northern
buffer area (the direction called “east” on the
architectural set) must have a minimum of
four shade trees, three evergreen trees, and 15
evergreen shrubs. This last condition has been
met and exceeded.
Landscaping is plentiful but not varied
throughout the site (it tends to be zoned).
Although no one shrub or tree species
accounts for more than 25% of the total
quantity of shrubs or trees proposed, which is
a standard upheld by the ARB to ensure
overall landscaping survival, particular
species tend to congregate: for instance, all of
the trees along the EC are one species, all of
those in the parking area another, rather than
being mixed throughout the site.
Vary the tree and shrub
species throughout the
entirety of the site.
8 Continuity within the Entrance Corridor should be obtained by planting different
types of plant materials that share similar characteristics. Such common elements
allow for more flexibility in the design of structures because common landscape
features will help to harmonize the appearance of development as seen from the
street upon which the Corridor is centered.
SPECIFIC GUIDELINES
Compatibility with significant historic sites
Structure design
9 Building forms and features, including roofs, windows, doors, materials, colors
and textures should be compatible with the forms and features of the significant
historic buildings in the area, exemplified by (but not limited to) the buildings
described in Appendix A [of the design guidelines]. The standard of
compatibility can be met through scale, materials, and forms which may be
embodied in architecture which is contemporary as well as traditional. The
replication of important historic sites in Albemarle County is not the objective of
these guidelines.
None.
The use of a gable roof form and the use of
board-and-batten siding and brick are meant
to evoke “agrarian architectural style[s]” of
the region. At three-and-a-half stories (gable
side), the scale is compatible with
contemporary development along other ECs
and may set the tone for this end of Rt. 20
North.
Illustrate the number of
benches in each of the
plazas. Ensure that each
plaza holds a minimum of
two benches and that one
plaza holds at least four
benches.
10 Buildings should relate to their site and the surrounding context of buildings.
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11 The overall design of buildings should have human scale. Scale should be
integral to the building and site design.
None. The materials palette has not changed from
the previous submission. A materials sheet
has been provided as part of the architectural
drawing set for staff review; actual samples
will be made available to the ARB at the
11/20/17 meeting.
The plaza configurations and sizes have not
been altered since the last submission. The
surrounding wall heights have been
delineated, and they range from 1.6’ to 4’ in
height and are board-formed concrete.
Proposed plaza landscaping and lighting have
been addressed in this submission, and six
benches have been illustrated within the two
middle plazas (three in each). The Code of
Development stipulates that each plaza within
Block 1 must have at least two benches and
that one plaza must have a minimum of four
benches (this has not been illustrated on the
site plans, but has been called out in a note) as
well as a balanced mixture of hardscaping and
landscaping. The Code of Development also
stipulates that the “Plazas along Route 20…
are intended to provide convenient and
welcoming pedestrian access from Stony
Point Road into neighborhood shops and
restaurants on the lower level of the
buildings.” This has been achieved in three
out of four of the plazas, which have either
steps or sidewalks that connect the pedestrian
sidewalk along Route 20 with the buildings
and the relegated parking area through these
open spaces. However, the southern plaza is
enwalled on the Route 20 side, offering no
access except from the relegated parking area
behind the buildings.
12 Architecture proposed within the Entrance Corridor should use forms, shapes,
scale, and materials to create a cohesive whole.
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13 Any appearance of “blankness” resulting from building design should be
relieved using design detail or vegetation, or both.
None. Rectangular footprints with planar walls are
broken by fenestration and entrances on every
elevation; balconies, canopies, and awnings;
projecting window bays; and a minimal
cantilevering on the upper floors that
produces overhangs. Landscaping is provided
on every elevation. Two single bay windows
on the 2nd and 3rd stories of the south (EC)
elevation have been enlarged to double bays.
None.
14 Arcades, colonnades, or other architectural connecting devices should be used to
unify groups of buildings within a development.
None. The four plazas serve as connecting devices
between the buildings and the residential
community to the west.
None.
15 Trademark buildings and related features should be modified to meet the
requirements of the Guidelines.
None. There is no evidence of a trademark design in
the submitted drawings.
None.
16 Window glass in the Entrance Corridors should not be highly tinted or highly
reflective. 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%. Specifications on the proposed
window glass should be submitted with the application for final review.
Add the standard window
glass note to the architectural
drawings.
The note is provided on floor plans and
elevations of the architectural drawings.
None.
Accessory structures and equipment
17 Accessory structures and equipment should be integrated into the overall plan of
development and shall, to the extent possible, be compatible with the building
designs used on the site.
Provide a site plan that shows
all dumpster, loading and
service areas, storage areas,
mechanical equipment
(ground-mounted), above-
ground utilities, and any
proposed fencing. Provide a
roof plan and elevations that
show roof-mounted
mechanical equipment
locations and sizes. Show
how visibility of all
equipment will be eliminated.
Provide landscaping at the
dumpster to integrate it into
the surroundings.
Two dumpster pads are located at the north
and south ends of the parking area, on the
west edge of the block, behind the buildings,
but may be obliquely visible from the EC.
Landscaping has been added around the
dumpster enclosures to mitigate their
visibility.
No ground-mounted mechanical equipment is
shown on the site plan set yet no roof plan and
elevations showing roof-mounted mechanical
equipment locations and sizes have been
submitted.
Provide a roof plan and
elevations that show roof-
mounted mechanical
equipment locations and
sizes. Show how
visibility of all equipment
will be eliminated.
18 The following should be located to eliminate visibility from the Entrance Corridor
street. If, after appropriate siting, these features will still have a negative visual
impact on the Entrance Corridor street, screening should be provided to eliminate
visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e.
Mechanical equipment,
f. Above-ground utilities, and g. Chain link fence, barbed wire, razor wire, and
similar security fencing devices.
19 Screening devices should be compatible with the design of the buildings and
surrounding natural vegetation and may consist of: a. Walls, b. Plantings, and c.
Fencing.
20 Surface runoff structures and detention ponds should be designed to fit into the
natural topography to avoid the need for screening. When visible from the
None. Existing biofilters, created in previous phases
of development, are located on adjacent
None.
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Entrance Corridor street, these features must be fully integrated into the landscape.
They should not have the appearance of engineered features.
blocks, to the south and west. Additional
landscaping is proposed for the biofilter west
of and adjacent to the parking area in Block 1.
21 The following note should be added to the site plan and the architectural plan:
“Visibility of all mechanical equipment from the Entrance Corridor shall be
eliminated.”
Include the mechanical
equipment note on the
architectural drawings.
The note is provided on the cover sheet of the
site plan set and on the floor plans and
elevations of the architectural drawings, but
“eliminated” is misspelled on the latter.
Correct the standard
mechanical equipment
note on the architectural
drawings.
Lighting
General Guidelines
22 Light should be contained on the site and not spill over onto adjacent properties
or streets;
Submit a lighting plan which
includes all proposed free-
standing and wall-mounted
lights with the final site plan.
There is no spillover of illumination greater
than half a footcandle onto adjacent
properties.
None.
23 Light should be shielded, recessed or flush-mounted to eliminate glare. All
fixtures with lamps emitting 3000 lumens or more must be full cutoff fixtures.
Model A, a freestanding light pole that is
proposed throughout the parking area, is the
only fixture that will emit more than 3,000
lumens; it is full cutoff.
None.
24 Light levels exceeding 30 footcandles are not appropriate for display lots in the
Entrance Corridors. Lower light levels will apply to most other uses in the
Entrance Corridors.
The highest footcandle value on the entire site
is 10.7, which is well under the 20 fc criterion
for parcels in the EC overlay district.
None.
25 Light should have the appearance of white light with a warm soft glow; however,
a consistent appearance throughout a site or development is required.
Consequently, if existing lamps that emit non-white light are to remain, new
lamps may be required to match them.
All light colors are specified as 3000K (warm
white) or 4000K (cool white), which is in the
white value, or is described as “neutral
white.”
Ensure that the kelvins
emitted by all light
fixtures are consistent
throughout the site.
26 Dark brown, dark bronze, or black are appropriate colors for free-standing pole
mounted light fixtures in the Entrance Corridors.
Model A, which is a freestanding pole light, is
specified as black. The color of Model B,
which is a freestanding bollard, is not
specified; however, the model comes in black
(BKTX) and bronze (BRTX) finishes.
Choose either black or
bronze for the Model B
bollard lighting and
specify choice on the
lighting plan.
27 The height and scale of freestanding, pole-mounted light fixtures should be
compatible with the height and scale of the buildings and the sites they are
illuminating, and with the use of the site. Typically, the height of freestanding
pole-mounted light fixtures in the Entrance Corridors should not exceed 20 feet,
including the base. Fixtures that exceed 20 feet in height will typically require
additional screening to achieve an appropriate appearance from the Entrance
Corridor.
Model A, which is a freestanding pole light,
spans 15’ high from grade, including the
concrete base. Model B, which is a
freestanding bollard, is 3.3 feet tall.
None.
28 In determining the appropriateness of lighting fixtures for the Entrance
Corridors, the individual context of the site will be taken into consideration on a
case by case basis.
The lighting fixtures chosen are appropriate
for the EC overlay district.
None.
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29 The following note should be included on the lighting plan: “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 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.”
The note is provided on Sheet C12 of the site
plan set.
None.
Guidelines for the Use of Decorative Landscape Lighting
30 light used for decorative effect shall:
a. be compatible with the character of the Entrance Corridor. Compatibility of
exterior lighting and lighting fixtures is assessed in terms of design, use, size,
scale, color, and brightness.
b. impact only the immediate site. The effect of the illumination should not be
discernible from distances along the Entrance Corridor.
Submit a lighting plan which
includes all proposed free-
standing and wall-mounted
lights with the final site plan.
No landscape lighting proposed.
None.
31 Where used for decorative effect, outdoor light fixtures shall:
a. be equipped with automatic timing devices and shall be extinguished between
the hours of 11:00 p.m. and dawn.
b. be shielded and focused to eliminate glare. Glare control shall be achieved
primarily through the use of such means as cutoff fixtures, shields and baffles,
and appropriate application of mounting height, wattage, aiming angle, fixture
placement, etc.
c. be cutoff luminaires, aimed so as not to project their output beyond the objects
intended to be illuminated; or non-cutoff luminaires, equipped with glare shields,
visors, barn doors, and/or other similar shielding accessories as required to meet
the following criteria: Light distribution from all lighting installations shall be
cut-off at all angles beyond those required to restrict direct illumination to within
the perimeter of the landscape feature being illuminated.
d. never exceed 3,000 lumens. Further restrictions on lumens may be imposed by
the ARB.
e. not be modified to reflect seasonal colors.
f. be of a number that is compatible with the scale of the object and the
development to be illuminated, such that the light emitted will not over-
illuminate or overpower the site, as determined by the ARB.
Landscaping
32 Landscaping along the frontage of Entrance Corridor streets should include the
following:
a. Large shade trees should be planted parallel to the Entrance Corridor Street.
Such trees should be at least 3½ inches caliper (measured 6 inches above the
ground) and should be of a plant species common to the area. Such trees should
Provide a landscape plan in a
site plan format. Rectify the
omission of plant quantity
and symbol on the plant
material schedule and
13 London Planetrees (PA) are proposed
along the EC, replacing the street trees that
were planted in a previous phase of
development and that will be removed for this
phase of construction. The proposed trees are
Consider adding
ornamentals between the
large shade trees (London
Planetrees) proposed for
the EC frontage.
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be located at least every 35 feet on center.
b. Flowering ornamental trees of a species common to the area should be
interspersed among the trees required by the preceding paragraph. The ornamental
trees need not alternate one for one with the large shade trees. They may be planted
among the large shade trees in a less regular spacing pattern.
c. In situations where appropriate, a three or four board fence or low stone wall,
typical of the area, should align the frontage of the Entrance Corridor street.
d. An area of sufficient width to accommodate the foregoing plantings and
fencing should be reserved parallel to the Entrance Corridor street, and exclusive
of road right-of-way and utility easements.
coordinate symbols on the
landscape plan for the final
site plan submission.
Distinguish on the landscape
plan in the final site plan
submittal between the
previously approved plants
and the new plants proposed
with this phase of
development. Also clearly
identify any previously
approved plants that are
proposed to be eliminated
from the plan.
Provide the heights and
proposed materials of the
walls encircling the plazas.
3.5” caliper and average between 30’ and 35’
o.c. This street planting is consistent, for the
most part, with previously approved quantities
and character as illustrated in ZMA2016-19,
approved on May 10, 2017 [Figure 1].
Whereas the ZMA shows a total of 10 street
trees tightly grouped into two sections of five
with a large break in the middle, the proposed
access points to the interior plazas and
buildings have necessitated three breaks
(providing access to the plazas) and another
three minor breaks (providing access to the
centralized entrances on each building’s south
façade), creating three sections of four trees
with an additional tree on the north (total of
13 trees, which exceeds the 10 illustrated in
the ZMA). While the tree canopies in the
ZMA are shown as overlapping, those in this
submission nearly touch; the gaps between
trees, although closely spaced at 30’-35’ o.c.,
could be infilled with smaller ornamental
trees (no ornamentals interspersed between
the large shade trees are currently proposed).
No fencing is proposed along the EC.
The proposed planting area appears to be able
to accommodate the proposed plantings.
The plant quantities and symbols listed in the
plant materials schedule coordinate on the
landscape plan.
Plaza wall heights and proposed materials
have been provided in the site plan set and in
the architectural drawings, respectively. The
heights range from 1.6’ to 4’ and the proposed
material is board-formed concrete.
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Figure 1: “Stony Point Road Improvement Proposed,” in Rezoning Application Plan for Riverside Village, provided by Shimp Engi neering, Sheet 7 of 7, date 5/21/2012, last revision date 4/10/2017.
Approved in ZMA2016-19 on May 10, 2017.
33 Landscaping along interior roads:
a. Large trees should be planted parallel to all interior roads. Such trees should
be at least 2½ inches caliper (measured six inches above the ground) and should
be of a plant species common to the area. Such trees should be located at least
every 40 feet on center.
Add street trees in the
gaps along the north
side of Trailside
Drive in the vicinity
of the entrance into
the Block 1 parking
lot.
Three Willow Oaks (QP) have been added to the north
side of Trailside Dr. in response to ARB comments
made 9/5/17. They are 2.5” caliper and average 40’-
42’ o.c. Three Katsuras (CJ) are proposed for the
south side of the north entrance to Block 1; these are
medium trees, not large shade trees. However, these
proposed trees are 2.5” caliper and 28’ o.c., a spacing
much closer than the required 40’ o.c., which is
preferable. One Red Maple (AR, 2.5” caliper) is
proposed for the north side of the north entrance.
Four Swamp Oaks (QB; large shades) are proposed
along the pedestrian connection from Block 2 to the
west and Block 1, while eight Elms (UA; large
shades) are proposed along the sidewalk west of the
buildings; all are 2.5” caliper and average 25’ o.c.
along pedestrian connection. However, the spacing
along the sidewalk varies from 45’-95’ o.c.
20 ornamentals (AC) line the two middle plazas (7-8’
Ht; 5’-17’ o.c.), while the end plazas are fitted with
large shade trees. The south plaza has three Black
Gums (NS) while the north plaza has seven Japanese
Stewartias (SP), a minimal palette with no diversity.
Vary the tree and shrub
species throughout the
entirety of the site.
34 Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior pedestrian ways. Such
trees should be at least 2½ 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.
12
35 Landscaping of parking areas:
a. Large trees should align the perimeter of parking areas, located 40 feet on
center. Trees should be planted in the interior of parking areas at the rate of one
tree for every 10 parking spaces provided and should be evenly distributed
throughout the interior of the parking area.
b. Trees required by the preceding paragraph should measure 2½ 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 to maintain the health of the tree and shall be
protected by curbing.
c. Shrubs should be provided as necessary to minimize the parking area’s impact
on Entrance Corridor streets. Shrubs should measure 24 inches in height.
Add shrubs along the
eastern edge of the
parking lot where
buildings do not
block parking spaces
from the EC.
Shrubs were added to the western (north, on the
architectural drawings) side of the plazas, fronting the
parking area. The visibility of the parking area from
Route 20, through the plazas, will be further mitigated
by the proposed walls, which range in height from
1.6’ to 4’.
13 Swamp Oaks (QB; large shades) are dispersed
throughout the parking area’s interior. Sheet C12 of
the site plan set states there are 111 parking spaces
listed on C12, but staff counted 118. For the standard
of 1 tree per 10 parking spaces, 12 trees are required;
24 trees (13 QB and 11 UA) are provided. All are 2.5”
caliper.
Six Elms (UA; large shades) are provided on the north
and south perimeter of the parking area; each is 2.5”
caliper. Those on the north average 30’ o.c. spans.
All shrubs in the plant schedule are listed as 24” high
at planting.
None.
36 Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along the front of long buildings
as necessary to soften the appearance of exterior walls. The spacing, size, and
type of such trees or vegetation should be determined by the length, height, and
blankness of such walls.
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.
Provide at least two
(2) benches in all
plazas. Design the
northernmost plaza as
a focal point of the
block.
Correct the site plans
so that the pedestrian
connection is a single
material.
Shrubs and ornamental grasses are proposed for all
elevations and within the plazas. Shrubs are also
proposed around the refuse areas and plaza walls.
As per the Code of Development, each plaza within
Block 1 should have at least two benches and one
plaza must have a minimum of four benches (this has
not been illustrated on the site plans but has been
called out in a note) and a balanced mixture of
hardscaping and landscaping. The applicant maintains
that the northernmost plaza is the focal point of the
block as it is the largest of the four open spaces and as
the pedestrian connection from Block 2 terminates in
the plaza while steps lead to the sidewalk along Route
20, inviting any pedestrian traffic along the corridor
into the proposed development.
Illustrate the number of
benches in each of the
plazas. Ensure that each
plaza holds a minimum of
two benches and that one
plaza holds at least four
benches.
13
The materiality of the pedestrian connection between
Block 2 to the west and Block 1 is not singular, but
fluctuates between different pavers (herringbone
patterned brick within the roadway in Block 2,
aggregate concrete crosswalks within the asphalt
parking area, and concrete within the parking islands-
cum-planting beds), and thus is illustrated correctly on
the site plans.
37 Plant species:
a. Plant species required should be as approved by the Staff based upon but not
limited to the Generic Landscape Plan Recommended Species List and Native
Plants for Virginia Landscapes (Appendix D).
None. The proposed plant species are acceptable. None.
38 Plant health:
The following note should be added to the landscape plan: “All site plantings of
trees and shrubs shall be allowed to reach, and be maintained at, mature height;
the topping of trees is prohibited. Shrubs and trees shall be pruned minimally
and only to support the overall health of the plant.”
Provide the standard
health plant note on
the landscape plan.
The note is provided on Sheet C9 of the site plan set. None.
Site Development and layout
Development pattern
39 The relationship of buildings and other structures to the Entrance Corridor street
and to other development within the corridor should be as follows:
a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks
should guide the layout of the site.
b. In general, buildings fronting the Entrance Corridor street should be parallel to
the street. Building groupings should be arranged to parallel the Entrance
Corridor street.
c. Provisions should be made for connections to adjacent pedestrian and
vehicular circulation systems.
d. Open spaces should be tied into surrounding areas to provide continuity within
the Entrance Corridor.
e. If significant natural features exist on the site (including creek valleys, steep
slopes, significant trees or rock outcroppings), to the extent practical, then such
natural features should be reflected in the site layout. If the provisions of Section
32.5.6.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.
None. The development exhibits an organized pattern of
roads, service lanes, and pedestrian walks. Buildings
fronting the EC are parallel to the street. A proposed
pedestrian connection differentiated in alternating
paving materials links this block with the residential
development to the west, through the parking area.
Open spaces are provided by four plazas totaling
5,000 square feet as per the Code of Development,
and trees have been proposed as landscaping elements
that offer continuity with development along the EC.
As the site was cleared and graded previously, no
significant natural features are present on the site.
None.
14
Site Grading
40 Site grading should maintain the basic relationship of the site to surrounding
conditions by limiting the use of retaining walls and by shaping the terrain through
the use of smooth, rounded land forms that blend with the existing terrain. Steep cut
or fill sections are generally unacceptable. Proposed contours on the grading plan
shall be rounded with a ten foot minimum radius where they meet the adjacent
condition. Final grading should achieve a natural, rather than engineered,
appearance. Retaining walls 6 feet in height and taller, when necessary, shall be
terraced and planted to blend with the landscape.
None. The site was previously cleared and graded as part of
previous development. The parcel is relatively flat,
with a slight incline from south to north. The north
end of the site has a steep slope (buffer) that must be
planted with at least four shade trees, three evergreen
trees, and 15 evergreen shrubs as per the Code of
Development. This requirement has been met in the
proposed landscape plan, specified on Sheet C11.
Two retaining walls adjacent to the two refuse areas
are called out as 10’ max height. The retaining walls
around the plazas range in max height 1.6’ to 4’ and
are board-formed concrete. There is a wall-like
element drawn on Sheet C4 of the site plan set, near
the curved monument sign at the entrance to Trailside
Drive, on the southeast end of the block, that is not
called out.
Retaining walls six feet
and higher must be
terraced and planted.
Specify retaining wall
material.
Clarify the wall-like
element on Sheet C4
which is near the curved
monument sign/wall in
the southeast corner of
the block, near the throat
of Trailside Drive.
41 No grading, trenching, or tunneling should occur within the drip line of any trees or
other existing features designated for preservation in the final Certificate of
Appropriateness. Adequate tree protection fencing should be shown on, and
coordinated throughout, the grading, landscaping and erosion and sediment control
plans.
None. All pre-existing trees have been cleared from the site
in previous phases of development; some trees have
been planted along the EC (Rt. 20), but these will be
removed and replaced in this phase of construction.
However, one Willow Oak (QP) exists on the
southeast corner of the parcel, to the north of Trailside
Drive. If the intention is to keep this tree, its
preservation should be marked on the site plans.
Show adequate tree
protection for any
existing trees to remain
on the site during
construction.
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.
15
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The need to vary tree species throughout the entire site versus a possible design intention that “zones” species throughout a site.
Staff offers the following comments on the proposal:
1. Vary the tree and shrubs species throughout the entirety of the site.
2. Illustrate the number of benches in each of the plazas. Ensure that each plaza holds a minimum of two benches and that one plaza holds at least four benches.
3. Provide a roof plan and elevations that show roof-mounted mechanical equipment locations and sizes. Show how visibility of all equipment will be eliminated.
4. Correct the standard mechanical equipment note on the architectural drawings.
5. Ensure that the kelvins emitted by all light fixtures are consistent throughout the site.
6. Choose either black or bronze for the Model B bollard lighting and specify choice on the lighting plan.
7. Consider adding ornamentals between the large shade trees (London Planetrees) proposed for the EC frontage.
8. Retaining walls six feet and higher must be terraced and planted. Specify retaining wall material.
9. Clarify the wall-like element on Sheet C4 which is near the curved monument sign/wall in the southeast corner of the block, near the throat of Trailside Drive.
10. Show adequate tree protection for any existing trees to remain on the site during construction.
11. Add all drawing and revision dates as well as correct sheet numbers to the site plan set and to the architectural drawings. Correct Sheet C11 title “Existing Landscape Plan,” to “Landscape &
Lighting Plan Details.”
16
TABLE A
This report is based on the following submittal items:
Sheet # Drawing Name Drawing Date/Revision Date
1st Floor Plan 10/9/17
2nd & 3rd Floor Plan 10/9/17
North Elevation 10/9/17
South Elevation 10/9/17
East Elevation 10/9/17
West Elevation 10/9/17
Perspective from Rt. 20 10/9/17
Perspective from Parking Lot 10/9/17
Site Section Along Rt. 20 10/9/17
Material Palette 10/9/17
Paving and Walls 7/24/17
Plant Schedule 10/9/17
C1 Cover Sheet 6/16/17
C2 Approved Proffers & Lot Regulations 6/16/17
C3 Existing Conditions & Demo Plan 6/16/17
C4 Site Plan 6/16/17
C5 Grading Plan 6/16/17
C6 Utility Plan 6/16/17
C7 Utility Profiles 6/16/17
C7 [sic] Utility Details 6/16/17
C9 Roadway Profile & Details 6/16/17
C9 [sic] Landscape Plan & Details 6/16/17
C11 Existing Landscape Plan 6/16/17
C12 Lighting Plan & Details 6/16/17
17
ATTACHMENT A
18
ATTACHMENT B