HomeMy WebLinkAboutARB201900089 Staff Report 2019-09-04F.11 1&0_.1 V N X61 to__. / _tll 1
Project #/Name
ARB-2019-89: Countywide Certificates of Appropriateness for Certain Types of Solar Installations
Review Type
Work Session
Proposal
To establish criteria under which certain types of solar installations could be reviewed and approved as Countywide
Certificates of Appropriateness
ARB Meeting Date
September 16, 2019
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
In 2010 Albemarle County Code was revised to establish Countywide Certificates of Appropriateness as application types that could be approved by staff
(acting on behalf of the Architectural Review Board) for certain classes of structures, sites, improvements, etc., subject to applicable design criteria and
procedures. The available categories of Countywide Certificates are:
• Structures located 750' or more from an EC street that are not more than five (5) stories tall. (Criteria)
• Structures that are proposed to be located behind another structure that fronts an EC street as viewed from the EC street, where the rear structure
is no more than twice the height of the front structure. (Criteria)
• Personal wireless service facilities. (Criteria)
• Wall signs proposed for structures having a single occupant. (Criteria)
• Safety fencing and screening fencing. (Criteria)
• New or replacement rooftop -mounted or ground -mounted equipment. (Criteria)
• Additions to structures or improvements for which a certificate of Appropriateness was issued, where the design of the addition to the structure
or improvement is consistent with the architectural design approved with the Certificate of Appropriateness. (Criteria)
• New structure or site lighting or changes to existing structure or site lighting. (Criteria)
• Minor amendments to site plans and architectural plans. (Criteria)
• Building permits for which the proposed change occupies fifty (50) percent or less of the altered elevation of an existing structure. (Criteria)
The ARB has established the design criteria for all categories except personal wireless service facilities.
A representative of Sun Tribe Solar contacted staff in July to determine whether the installation of a solar awning on the Colonial Volvo building on
Berkmar Drive could be considered under a Countywide Certificate of Appropriateness for this particular type of solar installation. The Volvo project
qualified under other Countywide categories, so staff proceeded with the review and approval of that particular proposal accordingly. However, given the
growing interest in solar installations, staff agreed that there could be some efficiencies gained in establishing Countywide criteria for some types of
applications. Solar installations could fall under three of the existing Countywide categories: 1) equipment, 2) minor amendments to site and architectural
plans, and 3) building permits for which the proposed change occupies 50% or less of the altered elevation of an existing structure. Adding solar design
criteria to these established categories is one way to allow for administrative review of these installations. Staff recommends that solar awnings (see
figures 1 - 3) and solar carports (see figures 4 — 11) be considered first. Staff recommends that standing seam installations be addressed in an upcoming
meeting.
REF
GUIDELINE
ISSUE:
ISSUE:
RECOMMENDATION
SOLAR AWNING
SOLAR CARPORT
Purpose
1
The goal of the regulation of the design of development within
Orderly and
One of the methods
Solar awnings must be
the designated Entrance Corridors is to insure that new
attractive
for promoting orderly
positioned to have a
development within the corridors reflects the traditional
development along
and attractive
traditional relationship to
architecture of the area. Therefore, it is the purpose of ARB
the corridors would
development along
windows. Issues: awning
review and of these Guidelines, that proposed development
be promoted if solar
the Entrance
height above the window;
within the designated Entrance Corridors reflect elements of
awnings are
Corridors is
awning angle; awning
design characteristic of the significant historical landmarks,
designed to appear
relegating parking
extending across wall
buildings, and structures of the Charlottesville and Albemarle
compatible in shape,
behind appropriately
area without windows;
area, and to promote orderly and attractive development within
size, scale and
designed buildings. If
awning extending over
these corridors. Applicants should note that replication of historic
placement with the
solar carports are
some but not all
structures is neither required nor desired.
building and with
historic precedents.
relegated behind
buildings as viewed
windows; awning breaks
at window breaks. Are
2
Visitors to the significant historical sites in the Charlottesville
and Albemarle area experience these sites as ensembles of
from the EC so that
solar panels available in a
buildings, land, and vegetation. In order to accomplish the
variety of colors?
integration of buildings, land, and vegetation characteristic of
or limited,
these sites, the Guidelines require attention to four primary
-- -
there can be more
Solar carports should be
factors: compatibility with significant historic sites in the area;
flexibility in the
located behind other
the character of the Entrance Corridor; site development and
design of the carport
buildings on site.
layout; and landscaping.
Compatibility with significant historic sites:
3
New structures and substantial additions to existing structures
Solar awnings could
The location, size,
See above.
should respect the traditions of the architecture of historically
be compatible with
forms, materials, and
significant buildings in the Charlottesville and Albemarle area.
historic buildings
colors of the overall
Photographs of historic buildings in the area, as well as
and local context by
solar carport and its
drawings of architectural features, which provide important
mimicking
component elements
examples of this tradition are contained in Appendix A.
traditional awning
shapes, sizes, and
contribute to a
compatible
4
The examples contained in Appendix A should be used as a
guide for building design: the standard of compatibility with the
placement.
appearance with
area's historic structures is not intended to impose a rigid design
historic buildings and
solution for new development. Replication of the design of the
local context.
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
A solar awning will
The location, size,
See above.
pattern of compatible architectural characteristics throughout the
not increase the
forms, materials, and
Entrance Corridor in order to achieve unity and coherence.
relationship of a
colors of solar
Building designs should demonstrate sensitivity to other nearby
building to its site or
carports contribute to
structures within the Entrance Corridor. Where a designated
context. If
a compatible
corridor is substantially developed, these Guidelines require
appropriately
appearance.
striking a careful balance between harmonizing new
designed, it should
development with the existing character of the corridor and
not decrease
achieving compatibility with the significant historic sites in the
compatibility.
area.
Location, form,
shape, size and color
10
Buildings should relate to their site and the surrounding context
of buildings.
contribute to
compatibility.
Compatibility with significant historic sites Structure design
9
Building forms and features, including roofs, windows, doors,
Solar awnings could
As illustrated in the
Solar carports: The
materials, colors and textures should be compatible with the
be compatible with
Riverside Village
structure supporting the
forms and features of the significant historic buildings in the
historic buildings
example, the solar
solar panels should use
area, exemplified by (but not limited to) the buildings described
and local context by
carport has a very
forms, features and
in Appendix A [of the design guidelines]. The standard of
mimicking
modern, utilitarian,
materials that are
compatibility can be met through scale, materials, and forms
traditional awning
engineered
consistent with those used
which may be embodied in architecture which is contemporary
shapes, sizes, and
appearance. Its only
in historic buildings and
as well as traditional. The replication of important historic sites
placement.
connection to the
the local context.
in Albemarle County is not the objective of these guidelines.
nearby apartment
building is its neutral
What roof forms are
color. It is possible
acceptable for solar
that the structure
carports?
supporting the panels
could use some
forms, features and
materials that are
more consistent with
those used in historic
and modern
buildings. However,
the "butterfly" roof
form and other non-
traditional angled
roof forms will not
likely be com atible.
11
The overall design of buildings should have human scale. Scale
Solar awnings could
The overall size of
The size of a solar
should be integral to the building and site design.
exhibit human scale
and scale that is
the carport will play a
large part in
awning must be
compatible with the size
12
Architecture proposed within the Entrance Corridor should use
forms, shapes, scale, and materials to create a cohesive whole.
compatible with the
determining human
of the window and the
building by sizing
scale. The elements
building.
the awning for
of the support
consistency with the
structure could utilize
Should solar carports be
building's elements.
forms and materials
limited in size, so that
to emphasize human
multiple structures are
scale.
used instead of overly
large structures?
13
Any appearance of "blankness" resulting from building design
Adding an awning to
Blankness is not
None.
should be relieved using design detail or vegetation, or both.
a building would
expected to be a
most likely reduce
characteristic of a
blankness.
solar carport
structure.
14
Arcades, colonnades, or other architectural connecting devices
n/a
n/a
None.
should be used to unify groups of buildings within a
development.
15
Trademark buildings and related features should be modified to
n/a
n/a
None.
meet the requirements of the Guidelines.
16
Window glass in the Entrance Corridors should not be highly
n/a
n/a
None.
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
or anal review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into
A solar awning will
The structure
The size of a solar
the overall plan of development and shall, to the extent possible,
appear integrated
supporting the solar
awning must be
be compatible with the building designs used on the site.
into the
development and
panels could use
forms, features and
compatible with the size
of the window and the
18
The following should be located to eliminate visibility from the
Entrance Corridor street. If, after appropriate siting, these features
compatible with the
materials that are
building.
will still have a negative visual impact on the Entrance Corridor
building design if it
more consistent with
street, screening should be provided to eliminate visibility. a.
is sized and located
those used in historic
Visibility of wiring and
Loading areas, b. Service areas, c. Refuse areas, d. Storage
to coordinate with
buildings and local
other related equipment
areas, c. Mechanical equipment,
the building's
context.
should be eliminated.
f. Above -ground utilities, and g. Chain link fence, barbed wire,
elements.
razor wire, and similar security fencing devices.
As an accessory
structure, a carport is
Solar carports should be
located behind other
19
Screening devices should be compatible with the design of the
A solar awning
buildings and surrounding natural vegetation and may consist of.
should be designed
appropriately located
buildings on site.
a. Walls, b. Plantings, and c. Fencing.
such that screening
behind the primary
is not necessary.
building as viewed
Solar carports: The
from the EC.
structure supporting the
solar panels should use
forms, features and
materials that are
consistent with those used
in historic buildings and
the local context.
21
The following note should be added to the site plan and the
If solar panels are
If solar panels are
Revise the standard
architectural plan: "Visibility of all mechanical equipment from
considered
considered
mechanical equipment
the Entrance Corridor shall be eliminated."
equipment, this note
equipment, this note
note to say: With the
will need to be
will need to be
exception of solar panels
adjusted for this type
adjusted for this type
used with approved solar
of application.
of application.
awning and solar carport
installations, visibility of
all mechanical equipment
from the Entrance
Corridor shall be
eliminated.
22-
Lighting
All EC lighting
All EC lighting
All EC lighting
31
guidelines apply.
idelines apply.
idelines apply.
Landscaping
7
The requirements of the Guidelines regarding landscaping are
The installation of a
Solar carports should
All EC landscape
intended to reflect the landscaping characteristic of many of the
solar awning is not
be located so that all
guidelines apply.
area's significant historic sites which is characterized by large
expected to prompt
Entrance Corridor
shade trees and lawns. Landscaping should promote visual order
the need for
landscaping
Is there a minimum
within the Entrance Corridor and help to integrate buildings into
landscaping.
requirements can be
separation required
the existing environment of the corridor.
met.
between carport and
parking lot trees for
8
Continuity within the Entrance Corridor should be obtained by
planting different types of plant materials that share similar
maximum performance of
characteristics. Such common elements allow for more
the panels?
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.
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 3'/z 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.
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:
a. Large trees should be planted parallel to all interior roads.
Such trees should be 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:
a. Medium trees should be planted parallel to all interior
pedestrian ways. Such trees should be at least 2'/2 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:
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 2%Z
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.
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.
37
Plantspecies: a. Plantspecies required should be as approved b
the Staff based upon but not limited to the Generic Landscape
Plan Recommended Species List and Native Plants for Virginia
Landscapes (Appendix D .
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 sLipport the overall health of theplant."
Site Development and layout Development paftern
6
Site development should be sensitive to the existing natural
The installation of a
Maximum flexibility
Locate solar carport
landscape and should contribute to the creation of an organized
solar awning is not
in solar carport
structures behind
development plan. This may be accomplished, to the extent
expected to impact
design can be
buildings as viewed from
practical, by preserving the trees and rolling terrain typical of the
the site layout.
achieved by locating
the EC.
area; planting new trees along streets and pedestrian ways and
carport structures
choosing species that reflect native forest elements; insuring that
behind buildings as
any grading will blend into the surrounding topography thereby
viewed from the EC.
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.
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 32.5.2.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
Grading is not
The installation of a
None.
surrounding conditions by limiting the use of retaining walls and
expected to be
solar carport is not
by shaping the terrain through the use of smooth, rounded land
needed for the
expected to occasion
forms that blend with the existing terrain. Steep cut or fill sections
installation of a solar
the need for any
are generally unacceptable. Proposed contours on the grading plan
awning.
particular grading
shall be rounded with a ten foot minimum radius where they meet
requirements.
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.
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.
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.
SUMMARY OF RECOMMENDATIONS/ISSUES FOR DISCUSSION
Solar Awnings
Solar awnings must be positioned to have a traditional relationship to windows.
Potential issues:
a. awning height above the window;
b. awning angle;
c. awning extending across wall area without windows;
d. awning extending over some but not all windows;
e. awning breaks at window breaks.
f. Are solar panels available in a variety of colors?
2. The size of a solar awning must be compatible with the size of the window and the building. The awning must appear proportional to the window(s)
and the building.
3. Visibility of wiring and other related equipment should be eliminated.
4. All EC lighting guidelines apply.
5. Revise the standard mechanical equipment note to say: With the exception of solar panels used with approved solar awning and solar carport
installations, visibility of all mechanical equipment from the Entrance Corridor shall be eliminated.
Solar Carport
1. Locate solar carport structures behind buildings as viewed from the EC.
2. The structure supporting the solar panels should use forms, features and materials that are consistent with those used in historic buildings and the
local context.
3. All EC landscape guidelines apply.
4. All EC lighting guidelines apply.
5. Revise the standard mechanical equipment note to say: With the exception of solar panels used with approved solar awning and solar carport
installations, visibility of all mechanical equipment from the Entrance Corridor shall be eliminated.
6. What roof forms are acceptable for solar carports? (butterfly? any angle?)
7. Should solar carports be limited in size, so that multiple structures are used instead of overly large structures?
8. Is there a minimum separation required between carport and parking lot trees for maximum performance of the panels?
10
Figures 1 and 2: Photos of a solar awning installation (Courtesy of Sun Tribe Solar)
Figure 3: Illustration of proposed solar awning on the Colonial Volvo building on Berkmar Drive. (Courtesy of Sun Tribe Solar)
12
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Figure 7: Riverside Village solar carport
16
Figure 8: Riverside Village solar carport
17
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Figure 11: Riverside Village solar carport
19