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HomeMy WebLinkAboutZMA201900008 Staff Report 2019-08-15ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ZMA-2019-08: Parkway Place Review Type Advisory review for a Rezoning Parcel Identification 06100000016700, 061000000167C0 Location 878 E. Rio Road Zoned Current: R4 (Residential), Entrance Corridor (EC); Proposed: Planned Residential Development (PRD) Owner/Applicant Wetsel, Thomas D Life Estate/Williams Mullen (Lori Schweller or Valerie Long) Magisterial District Rio Proposal To rezone approximately 27.31 acres from the residential (R4) Zoning District, which allows residential uses at densities up to 4 units/acre, to Planned Residential Development (PRD), which allows residential (3 — 34 units/acre) with limited commercial uses, to establish a multi -family apartment community consisting of nine 3- story apartment buildings, a clubhouse, and associated improvements. A maximum of 328 multifamily residential units are proposed with approximately 13.5 acres of both public and private open space at a net density of 23.75 units/acre, and a gross density of 12.01 units/acre. A Special Exception is requested for substitution of recreation facilities in accordance with 18-4.16.2. Context The property is occupied by a house, sheds, agricultural structures and open fields and is elevated above the John Warner Parkway and above Rio Road at the Parkway intersection. The Parkway borders the property on the northwest and west. The Rivanna Trail runs through a park easement adjacent to the Parkway. CATEC is located across the Parkway to the north. To the northeast, east, and southeast are residential developments including Belvedere, Reserve at Belvedere, Dunlora, Dunlora Forest, Shepherd's Ridge, River Run, Treesdale, Stonehenge, and Stonewater. Visibility The proposed development will be readily visible from the Entrance Corridor. ARB Meeting Date August 19, 2019 Staff Contact Margaret Maliszewski I9:031BE" 811KI IC1]:T1 There is no ARB review history for this property. The John Warner Parkway was designated an Entrance Corridor in December 2018. This is the first proposed development along the Parkway Corridor. The powers and duties of the ARB, as outlined in 34A.2, include providing recommendations and acting as an advisor to the planning commission and board of supervisors on development applications for approval. ARB advice is requested because of the potential visual impact of this proposal on the Entrance Corridors. REF GUIDELINE I ISSUE I QUESTIONS FOR ARB RECOMMENDATION Purpose, Compatibility with significant historic sites; Compatibility with the character of the Entrance Corridor; Structure design 1 The goal of the regulation of the design of development within the designated Buildings measure approximately 70' x Are the form, mass, scale and Consider varying building Entrance Corridors is to insure that new development within the corridors reflects 240' x 45' high. Details on the detailing of the apartment heights, varying buildings the traditional architecture of the area. Therefore, it is the purpose of ARB review architectural design of the apartment buildings, as illustrated in the masses, and increased tree and of these Guidelines, that proposed development within the designated buildings were not included with the conceptual drawings, planting to offset visual Entrance Corridors reflect elements of design characteristic of the significant rezoning application. Section and birds- appropriate for the Rio East impacts. historical landmarks, buildings, and structures of the Charlottesville and eye view drawings suggest large buildings and Parkway Entrance Albemarle area, and to promote orderly and attractive development within these with hipped and gabled roofs broken up Corridors? corridors. Applicants should note that replication of historic structures is neither with some secondary gables and required nor desired. pediments, windows distributed across the facades, and possibly some material 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 changes at varying levels. Some accomplish the integration of buildings, land, and vegetation characteristic of projections and recesses are also these sites, the Guidelines require attention to four primary factors: compatibility suggested along the length of the with significant historic sites in the area; the character of the Entrance Corridor; buildings. Nothing in these drawings site development and layout; and landscaping. suggests that the buildings will have a strong tie to the historic character of the 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically significant buildings in the area. However, materials and attention to Charlottesville and Albemarle area. Photographs of historic buildings in the area, scale and form could help ensure a level as well as drawings of architectural features, which provide important examples of compatibility. of this tradition are contained in Appendix A. 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's historic structures is not intended to impose a rigid design solution for new development. Replication of the design of the important historic sites in the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well asspecial functional requirements. 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. 5 It is also an important objective of the Guidelines to establish a pattern of The Rio East Entrance Corridor is Is the mass and scale of the compatible architectural characteristics throughout the Entrance Corridor in order substantially developed. The Parkway proposed development to achieve unity and coherence. Building designs should demonstrate sensitivity corridor is not. The proposed sensitive to the surroundings? to other nearby structures within the Entrance Corridor. Where a designated development is expected to be visible corridor is substantially developed, these Guidelines require striking a careful from the Rio corridor beginning a short Are the building lengths balance between harmonizing new development with the existing character of the distance south of Belvedere Blvd. acceptable as shown? corridor and achieving compatibility with the significant historic sites in the area. Compared to buildings along this section of the corridor, the proposed apartment 10 Buildings should relate to their site and the surrounding context of buildings. buildings are expected to appear larger, and the group of buildings sitting at a higher elevation than the corridor will serve to emphasize the mass and scale of the buildings and the overall development. Reduced mass and added landscaping can help integrate the development into the surroundings. 11 The overall design of buildings should have human scale. Scale should be integral The diagrammatic elevations suggest Is the 3-story building height to the building and site design. massing that is minimally broken up with various architectural devices; the (at a raised elevation) appropriate for buildings in 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. buildings are expected to appear quite the proposed locations? large. Would a mix of building Note that some residents who live in the heights be appropriate? If so, detached single-family houses on the east what locations would most side of Rio Road across from proposed benefit from reduced building Buildings 1 and 2 expressed concerns height? about the 3-story height. That portion of Rio Road is not a designated Entrance Is human scale exhibited in Corridor; the Rio East corridor ends at the the proposal, or is it intersection with the Parkway. However, anticipated that human scale a reduced height for some buildings might will be easily achievable in reduce some impacts. For example, two- the proposed development? story buildings on the perimeters, or at the higher elevations, or at the "front" of the property as viewed from the EC might reduce impacts. 13 Any appearance of "blankness" resulting from building design should be relieved Blankness isn't an anticipated - None at this time. using design detail or vegetation, or both. characteristic of the apartment buildings. 14 Arcades, colonnades, or other architectural connecting devices should be used to Connecting devices are not used. Are connecting devices None at this time. unify groups of buildings within a development. necessary? 15 Trademark buildings and related features should be modified to meet the It isn't clear from the submittal if the - None at this time. requirements of the Guidelines. apartment building designs have been built in other locations. 16 Window glass in the Entrance Corridors should not be highly tinted or highly This guideline is addressed with site plan - None at this time. reflective. Window glass in the Entrance Corridors should meet the following submittals. criteria: Visible light transmittance (VLT) shall not drop below 4001o. Visible light reflectance (VLR) shall not exceed 3001o. Specifications on the proposed window lass should be submitted with the application forfinal review. 22-27, Lighting Guidelines 22-27 and 29-31 address - None at this time. 29-31 technical issues that are more suited to review with site plan submittals. 28 In determining the appropriateness of lighting fixtures for the Entrance Corridors, Parking lot lights may have an impact on Is the impact of the See #35-36. the individual context of the site will be taken into consideration on a case by case the Parkway, particularly where the view illumination of the site on the basis. into the development is open in the EC a concern? vicinity of the west end of Building 7. Screening trees could help offset impacts. Accessory structures and equipment 21 The following note should be added to the site plan and the architectural plan: This guideline is addressed with site plan - None at this time. "Visibility of all mechanical equipment from the Entrance Corridor shall be submittals. eliminated." 17 Accessory structures and equipment should be integrated into the overall plan of A dumpster is shown at the northernmost Are there any concerns about The design of the trailhead development and shall, to the extent possible, be compatible with the building end of the parking lot next to Building 5, structures or equipment in the park should address the designs used on the site. where it may be visible from the EC. This can be addressed during site plan review. trailhead park? Parkway/Rio corner and should include elements 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 and/or treatments that impact on the Entrance Corridor street, screening should be provided to eliminate Any accessory structures or equipment in coordinate it with the visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. the trailhead park will require EC- proposed apartment Mechanical equipment, appropriate designs. Careful landscaping development and integrate f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and could help integrate such elements into it with the conservation similar security fencing devices. the overall development. area. 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. Landscaping 7 The requirements of the Guidelines regarding landscaping are intended to reflect The Places29 Master Plan calls for a Does the illustrated trailhead the landscaping characteristic of many of the area's significant historic sites Neighborhood Service Center in the park have an appropriate which is characterized by large shade trees and lawns. Landscaping should vicinity of the Parkway/Rio intersection. appearance for the Entrance promote visual order within the Entrance Corridor and help to integrate buildings To fulfill this requirement, the applicant Corridor? into the existing environment of the corridor. plans a trailhead park that would provide parking and trail services (maps, art) at Are revisions to the form, 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such common elements the north corner of the property. This is a layout, character or treatment allow for more flexibility in the design of structures because common landscape favorable factor from a Comprehensive of the park required to make features will help to harmonize the appearance of development as seen from the Plan standpoint, but an unusual treatment it appropriate for the EC? street upon which the Corridor is centered. for a prominent EC intersection. A park that uses large shade trees to integrate What treatments, if any, are with the standard corridor shade trees, required to make accessory landscaping or other elements to screen structures and outdoor art parking, and integrated art or park appropriate for the EC? structures could have an appropriate appearance for the EC. As currently illustrated, the trailhead park doesn't appear fully integrated with the apartment building development, not does it acknowledge the intersection. 32 Landscaping along the frontage of Entrance Corridor streets should include the Trees along the Parkway are shown at 50' Should large shade trees be Revise the spacing of trees following: on center, which does not meet the added along the Parkway, along the Parkway to 35' a. Large shade trees should be planted parallel to the Entrance Corridor Street. guidelines. consistent with standard EC on center. Add interspersed Such trees should be at least 3'V2 inches caliper (measured 6 inches above the Guidelines (large shade trees, ornamentals. ground) and should be of a plant species common to the area. Such trees should The applicant's project description states 35' on center, 3'/2" caliper at be located at least every 35 feet on center. that a wildflower meadow planting will be planting) with interspersed b. Flowering ornamental trees of a species common to the area should be extended along the western boundary of ornamentals? interspersed among the trees required by the preceding paragraph. The ornamental the property in the conservation area. trees need not alternate one for one with the large shade trees. They may be planted Is a landscape buffer needed among the large shade trees in a less regular spacing pattern. between the buildings and the c. In situations where appropriate, a three or four board fence or low stone wall, park easement (in addition to typical of the area, should align the frontage of the Entrance Corridor street. the standard frontage d. An area of sufficient width to accommodate the foregoing plantings and planting)? fencing should be reserved parallel to the Entrance Corridor street, and exclusive of road right-of-way and utility easements. If so, what is the appropriate character? (minimum height at planting, double -staggered row, mix of deciduous and evergreen, all evergreen, what is semi -opaque?) If so, how far should the buffer extend? Should Building 7 and nearby parking areas be screened from the Parkway? 33 Landscaping along interior roads: The development has interior travelways - None. a. Large trees should be planted parallel to all interior roads. Such trees should be flanked by rows of parking. at least 2'/2 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. 34 Landscaping along interior pedestrian ways: Trees are not shown along all interior - None at this time. a. Medium trees should be planted parallel to all interior pedestrian ways. Such pedestrian ways, but this guideline can be trees should be at least 2%2 inches caliper (measured six inches above the ground) addressed with site plan submittals. 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: Trees do not align the perimeters of all Should screening be provided A landscape buffer is a. Large trees should align the perimeter of parking areas, located 40 feet on parking areas. Screening trees along the along the western perimeter required along the center. Trees should be planted in the interior of parking areas at the rate of one west edge of the parking lot will be of the parking lot to limit northwest and southwest tree for every 10 parking spaces provided and should be evenly distributed important for limiting the impacts of impacts of lighting on the perimeters of the throughout the interior of the parking area. building and parking lot illumination on Parkway? building/parking area. A b. Trees required by the preceding paragraph should measure 2%2 inches caliper the Parkway. Additional trees in the open 50'-deep mixed planting in (measured six inches above the ground); should be evenly spaced; and should be areas between the creek and the a naturalistic arrangement of a species common to the area. Such trees should be planted in planters or developed area would also help limit is required. medians sufficiently large to maintain the health of the tree and shall be protected impacts. by curbing. Add trees in the open areas c. Shrubs should be provided as necessary to minimize the parking area's impact between the creek and the on Entrance Corridor streets. Shrubs should measure 24 inches in height. developed area to help 36 Landscaping of buildings and other structures: In most cases, planting area does not seem Is the semi -opaque buffer limit visual impacts of the a. Trees or other vegetation should be planted along the front of long buildings as to be provided to accommodate trees needed? Define semi -opaque. development. necessary to soften the appearance of exterior walls. The spacing, size, and type along the buildings. However, only the of such trees or vegetation should be determined by the length, height, and long elevations of Buildings 5 and 6 face blankness of such walls. the Parkway, and the plans show an added b. Shrubs should be used to integrate the site, buildings, and other structures; "semi -opaque buffer if required by the dumpsters, accessory buildings and structures; "drive thru" windows; service ARB" in this location. areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: a. Plant species required should be as approved by the Staff based This detail can be addressed with site plan - None. upon but not limited to the Generic Landscape Plan Recommended Species List submittals. and Native Plants or Virginia Landscapes (Appendix D . 38 Plant health: The following note should be added to the landscape plan: "All site This detail can be addressed with site plan - None. plantings of trees and shrubs shall be allowed to reach, and be maintained at, submittals. mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of theplant." Site Development and layout 6 Site development should be sensitive to the existing natural landscape and should The Places29 Master Plan calls for a - See #17-19. contribute to the creation of an organized development plan. This may be Neighborhood Service Center at the accomplished, to the extent practical, by preserving the trees and rolling terrain Parkway/Rio intersection. To fulfill this typical of the area; planting new trees along streets and pedestrian ways and requirement, the applicant plans a choosing species that reflect native forest elements; insuring that any grading will trailhead park that would provide parking blend into the surrounding topography thereby creating a continuous landscape; and trail services (maps, art) at the north preserving, to the extent practical, existing significant river and stream valleys corner of the property. The trailhead park which may be located on the site and integrating these features into the design of is adjacent to the conservation area surrounding development; and limiting the building mass and height to a scale through which the Rivanna Trail passes. that does not overpower the natural settings of the site, or the Entrance Corridor. Roads and paths are arranged in an 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: organized pattern. a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. The apartment buildings are oriented b. In general, buildings fronting the Entrance Corridor street should be parallel to more or less parallel to the first segment the street. Building groupings should be arranged to parallel the Entrance of the Parkway (extending from Rio Road Corridor street. to the first curve before Meadow Creek). c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. Sidewalk, trail and vehicular connections d. Open spaces should be tied into surrounding areas to provide continuity within are provided. 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 32.5.2.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 surrounding Proposed grading would lower the - None at this time. conditions by limiting the use of retaining walls and by shaping the terrain through elevation of the property at the the use of smooth, rounded land forms that blend with the existing terrain. Steep cut Rio/Parkway intersection, bringing the or fill sections are generally unacceptable. Proposed contours on the grading plan trailhead park closer to the level of shall be rounded with a ten foot minimum radius where they meet the adjacent pedestrians and motorists. The 3-story condition. Final grading should achieve a natural, rather than engineered, apartment buildings would appear as a appearance. Retaining walls 6 feet in height and taller, when necessary, shall be backdrop as viewed by southbound terraced and planted to blend with the landscape. travelers on Rio. 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 A conservation area runs along the Appropriateness. Adequate tree protection fencing should be shown on, and Parkway. coordinated throughout, the grading, landscaping and erosion and sediment control Tans. 42 Areas designated for preservation in the final Certificate of Appropriateness A permanent easement for a public park - None at this time. should be clearly delineated and protected on the site prior to any grading activity and trail exists along the Parkway. It is on the site. This protection should remain in place until completion of the shown as conservation area. development of the site. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. 20 Surface runoff structures and detention ponds should be designed to fit into the A stormwater management pond is shown - None at this time. natural topography to avoid the need for screening. When visible from the Entrance in a location that will not have visual Corridor street, these features must be fully integrated into the landscape. They impacts on the EC. should not have the appearance of engineered features. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. QUESTIONS FOR ARB Buildin- Massin-/Scale 1. Are the form, mass, scale and detailing of the apartment buildings, as illustrated in the conceptual drawings, sensitive to the surroundings and appropriate for the Rio East and Parkway Entrance Corridors? 2. Are the building lengths acceptable as shown? 3. Is the 3-story building height (at a raised elevation) appropriate for buildings in the proposed locations? 4. Would a mix of building heights be appropriate? If so, what locations would most benefit from reduced building height? 5. Is human scale exhibited in the proposal, or is it anticipated that human scale will be easily achievable in the proposed development? 6. Are connecting devices necessary? Trailhead Park 7. Does the illustrated trailhead park have an appropriate appearance for the Entrance Corridor? 8. Are revisions to the form, layout, character or treatment of the park required to make it appropriate for the EC? 9. Are there any concerns about structures or equipment in the trailhead park? 10. What treatments, if any, are required to make accessory structures and outdoor art appropriate for the EC? Landscaping, Li . hgting 11. Is the impact of the illumination of the site on the EC a concern? 12. Should large shade trees be added along the Parkway, consistent with standard EC Guidelines (large shade trees, 35' on center, 3%2" caliper at planting with interspersed ornamentals)? 13. Is a landscape buffer needed between the buildings and the park easement (in addition to the standard frontage planting)? a. If so, what is the appropriate character? (minimum height at planting, double -staggered row, mix of deciduous and evergreen, all evergreen, what is semi -opaque?) b. If so, how far should the buffer extend? Should Building 7 and nearby parking areas be screened from the Parkway? 14. Should screening be provided along the western perimeter of the parking lot to limit impacts of lighting on the Parkway? RECOMMENDATIONS 1. Consider varying building heights, varying buildings masses, and increased tree planting to offset visual impacts. 2. The design of the trailhead park should address the Parkway/Rio corner and should include elements and/or treatments that coordinate it with the proposed apartment development and integrate it with the conservation area. 3. Revise the spacing of trees along the Parkway to 35' on center. Add interspersed ornamentals. 4. A landscape buffer is required along the northwest and southwest perimeters of the building/parking area. A 50'-deep mixed planting in a naturalistic arrangement is required. 5. Add trees in the open areas between the creek and the developed area to help limit visual impacts of the development. Figure 1 (top): Location of proposed development; Figure 2 (bottom) View of project site from Rio Road East. H UM:30W.1 This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date Exhibit A 1 PRD Application Plan June 17, 2019 2 Existing Conditions June 17, 2019 3 Entrance Frontage Improvement Exhibit June 17, 2019 4 Grading, Stormwater management & Utility Plan June 17, 2019 Zoning Ma s June 17, 2019 Vicinity — alking Radius June 17, 2019 Vicinity — Driving Radius June 17, 2019 PRD Illustrative Plan June 17, 2019 Sections 3 sheets June 17, 2019 Landsca ing June 17, 2019 Public Spa es June 17, 2019 11