HomeMy WebLinkAboutARB201900148 Staff Report 2019-12-30n;z.:1100(111U1ARw;7*1IWANT17.113 1F.1WW;701z)'AN
Project #/Name
ARB-2019-148: Overlook Hotel Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
07800-00-00-073A7
Location
The south side of Rt. 250 East approximately 250' west of the Hansen Rd./Rt. 250 intersection (See Fig. 1.)
Zoned
Planned Development Mixed Commercial (PDMC), Entrance Corridor (EC)
Owner/Applicant
DJCM Investments LLC/Shimp Engineering (Justin Shimp)
Magisterial District
Rivanna
Proposal
To construct a four-story 75,000 sf hotel with parking beneath.
Context
The subject property is comprised of a single vacant parcel. Another vacant parcel is adjacent to the west. The area is
characterized by a mix of residential and commercial development (Fig. 1).
Visibility
The proposed development will be readily visible from the Entrance Corridor.
ARB Meeting Date
January 6, 2020
Staff Contact
Khris Taggart
PROJECT HISTORY
The ARB has reviewed no previous proposals for this site.
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Fig. 1: Google Image (left) showing project area along the Entrance Corridor and County GIS map (right) highlighting subject property.
2005
ANALYSIS
Gray highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final
Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage
Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial
REF
GUIDELINE
ISSUE
RECOMMENDATION
GENERAL GUIDELINES
Purpose
I
The goal of the regulation of the design of development
Architectural designs have not been provided
None at this time.
within the designated Entrance Corridors is to ensure that
for review at this time. This guideline can be
new development within the corridors reflects the
reviewed when they are submitted.
traditional architecture of the area. Therefore, it is the
purpose of ARB review and of these Guidelines, that
proposed development within the designated Entrance
2
Corridors reflect elements of design characteristic of the
significant historical landmarks, buildings, and structures
bf the Charlottesville and Albemarle area, and to promote
6rderly and attractive development within these corridors.
Applicants should note that replication of historic structures
is neither required nor desired.
2
Visitors to the significant historical sites in the
Conformity with this guideline can be fully
None at this time.
Charlottesville and Albemarle area experience these sites
assessed when architectural designs are
as ensembles of buildings, land, and vegetation. In order
submitted for review. Site layout and
to accomplish the integration of buildings, land, and
landscaping are addressed below.
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.
3-5,
Compatibility with significant historic sites, compatibility
Architectural designs were not provided with
None at this time.
9-16
with character of the Entrance Corridor, structure design
the initial plan. This guideline can be
reviewed when they are submitted.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
The location(s) of mechanical equipment is
Show the location of
into the overall plan of development and shall, to the
not labeled on the plan.
mechanical equipment
extent possible, be compatible with the building designs
(building and ground
used on the site.
mounted) on the site and
architectural plans and
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting,
show how it will be
these features will still have a negative visual impact on the
screened from the EC.
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
kcreening devices should be compatible with the design of
buildings and surrounding natural vegetation and may
onsist of. a. Walls, b. Plantings, and c. Fencing.
21
he following note should be added to the site plan and the
The note appears on sheet C 1.
None.
rchitectural plan: "Visibility of all mechanical equipment
from the Entrance Corridor shall be eliminated."
22-
Lighting
No lighting is included in the initial plan.
None at this time.
31
Landscaping
7
The requirements of the Guidelines regarding landscaping
Tree species and sizes have not been
Provide a complete plant
are intended to reflect the landscaping characteristic of
provided.
schedule with the next
many of the area's significant historic sites which is
submittal.
characterized by large shade trees and lawns. Landscaping
Due to the narrowness of the frontage along
should promote visual order within the Entrance Corridor
the EC, a standard row of large
Show how landscaping,
and help to integrate buildings into the existing
shade/ornamental trees is not feasible. A
retaining walls and
environment of the corridor.
coordinated appearance among the retaining
walls, plantings, and building signage along
signage will be
coordinated at the street
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials tha�
the EC will be important for integrating this
frontage and how an
share similar characteristics. Such common elements
development into the EC. Perspective
appropriate appearance
allow for more flexibility in the design of structures
renderings are recommended.
for the EC will be
because common landscape features will help to
achieved. Perspective
harmonize the appearance of development as seen from
renderings are
the street upon which the Corridor is centered.
recommended.
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 %2
inches caliper (measured 6 inches above the ground) and
should be of a plant species common to the area. Such
trees should be located at least every 35 feet on center.
b. Flowering ornamental trees of a species common to the
area should be interspersed among the trees required by the
preceding paragraph. The ornamental trees need not
alternate one for one with the large shade trees. They may be
planted among the large shade trees in a less regular spacing
pattern.
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:
No interior roads are present in this site.
None.
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:
No pedestrian paths are proposed interior to
None.
a. Medium trees should be planted parallel to all interior
the site.
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:
The trees along the west side of the parking
Provide large perimeter
a. Large trees should align the perimeter of parking areas,
area do not meet the spacing requirement.
parking lot trees, 2'/2"
located 40 feet on center. Trees should be planted in the
caliper at planting, at 40'
interior of parking areas at the rate of one tree for every 10
on center.
parking spaces provided and should be evenly distributed
There are 73 surface parking spaces exterior
throughout the interior of the parking area.
to the building. This will require 7 interior
Add 6 interior parking lot
b. Trees required by the preceding paragraph should
parking lot trees. Currently, there is 1 interior
trees on the landscaping
measure 2'/2 inches caliper (measured six inches above the
tree proposed, so 6 additional trees are
plan.
ground); should be evenly spaced; and should be of a
needed to meet the requirement. This could
species common to the area. Such trees should be planted
be possibly done by converting extra parking
in planters or medians sufficiently large to maintain the
spaces to interior parking islands and adding
health of the tree and shall be protected by curbing.
more trees along the west perimeter of the
c. Shrubs should be provided as necessary to minimize the
parking area.
parking area's impact on Entrance Corridor streets. Shrug
should measure 24 inches in height.
36
Landscaping of buildings and other structures:
There is currently no landscaping shown
None at this time.
a. Trees or other vegetation should be planted along the
along the perimeter of the building on the
front of long buildings as necessary to soften the
landscaping plan. This guideline can be
appearance of exterior walls. The spacing, size, and type
reviewed when architectural designs are
of such trees or vegetation should be determined by the
submitted.
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
Plant species:
Plant species are not identified.
Provide a complete plant
a. Plantspecies required should be as approved by the
schedule with the next
Staff based upon but not limited to the Generic Landscape
submittal.
Plan Recommended Species List and Native Plants for
Virginia Landscapes (Appendix D .
38
Plant health:
The note is not present on plan.
Add the plant health note
The following note should be added to the landscape plan:
to the plan.
i`All site plantings of trees and shrubs shall be allowed to
[each, and be maintained at, mature height; the topping of
Fees is prohibited. Shrubs and trees shall be pruned
minimally and only to support the overall health of the
lant."
Site Development and layout
6
Site development should be sensitive to the existing
There are existing trees at the rear of the
Show existing trees, tree
natural landscape and should contribute to the creation of
subject property; however, no existing tree
conservation easement
an organized development plan. This may be
lines are shown on the existing conditions
and landscaping easement
accomplished, to the extent practical, by preserving the
plan.
on the existing conditions
trees and rolling terrain typical of the area; planting new
plan.
trees along streets and pedestrian ways and choosing
There are both a tree conservation easement
Resolve the development
species that reflect native forest elements; insuring that
(ARB 2004-104) and a landscaping easement
issues arising from the
any grading will blend into the surrounding topography
(ARB 2003-127) on the subject property (see
easements on the subject
thereby creating a continuous landscape; preserving, to the
Attachments A), but these are not shown on
property.
extent practical, existing significant river and stream
the existing conditions plan. The proposed
valleys which may be located on the site and integrating
development is not consistent with the
Revise the plan to
these features into the design of surrounding development;
requirements of these easements. The
provide landscaping to
and limiting the building mass and height to a scale that
landscape easement was an ARB
compensate for removed
does not overpower the natural settings of the site, or the
requirement to mitigate the visual impacts of
landscaping required to
Entrance Corridor.
the adjacent development to the east
mitigate visual impacts of
(SunTrust Bank). If that landscaping is
the bank site.
changed, new landscaping will be needed to
meet current requirements of the hotel parcel
and to mitigate visual impacts of the bank
parcel.
39
The relationship of buildings and other structures to the
The site is accessed from Richmond Road,
Show existing trees on
Entrance Corridor street and to other development within
which has a sidewalk. The travelway and
the existing conditions
the corridor should be as follows:
parking areas have an organized pattern.
plan. Show trees to
a. An organized pattern of roads, service lanes, bike paths,
remain on the site plan.
and pedestrian walks should guide the layout of the site.
The proposed building is not situated parallel
b. In general, buildings fronting the Entrance Corridor
to the EC and it is set back approximately
street should be parallel to the street. Building groupings
220'from the right-of-way. This deep setback
should be arranged to parallel the Entrance Corridor street.
is not consistent with adjacent properties.
c. Provisions should be made for connections to adjacent
However, the parcel has a very narrow
pedestrian and vehicular circulation systems.
frontage and an odd overall shape. These
d. Open spaces should be tied into surrounding areas to
factors limit options for developing the site
provide continuity within the Entrance Corridor.
with a single building.
e. If significant natural features exist on the site (including
creek valleys, steep slopes, significant trees or rock
A pedestrian connection to Abbey Road is
outcroppings), to the extent practical, then such natural
proposed; however, a vehicular connection is
features should be reflected in the site layout. If the
not proposed. Due to the narrow width and
provisions of Section 32.5.2.n of the Albemarle County
odd overall shape of the subject property a
Zoning Ordinance apply, then improvements required by
vehicular connection to Abbey Road may not
that section should be located so as to maximize the use of
be feasible.
existing features in screening such improvements from
Entrance Corridor streets.
Wooded area exists on site, but it is not
f. The placement of structures on the site should respect
shown on the existing conditions plan.
existing views and vistas on and around the site.
Site Grading
40
Site grading should maintain the basic relationship of the
The proposed development relies on
Identify the retaining wall
site to surrounding conditions by limiting the use of
significant grading and extensive use of
heights on the south side
retaining walls and by shaping the terrain through the use of
retaining walls. Walls are terraced, but only
of the hotel on the
smooth, rounded land forms that blend with the existing
minimally planted. Retaining wall heights
grading plan. Provide
terrain. Steep cut or fill sections are generally unacceptable.
along the south side of the hotel are missing.
complete information on
Proposed contours on the grading plan shall be rounded with
A wall is noted on the north side of the
the wall on the north side
a ten foot minimum radius where they meet the adjacent
parcel, but information is incomplete. Wall
of the parcel.
condition. Final grading should achieve a natural, rather than
heights will be needed to determine visibility
engineered, appearance. Retaining walls 6 feet in height and
from the EC and the extent of landscaping
Indicate retaining wall
taller, when necessary, shall be terraced and planted to blend
that is needed. With retaining walls being
material(s) and color(s)
with the landscape.
readily visible from the EC, identification of
on the plan. A physical
the proposed material(s) and color(s) of
sample may be necessary
retaining walls is necessary for review. Site
for review.
sections may be needed to clarify appearance
and visibility.
Enhance the planting of
the terraced retaining
walls.
Provide site sections to
clarify appearance and
visibility of the hotel and
retaining walls.
41
No grading, trenching, or tunneling should occur within the
There are existing trees towards the rear of
Show existing trees on
drip line of any trees or other existing features designated
the site, but no existing tree lines are shown
the existing conditions
for preservation in the final Certificate of Appropriateness.
on the existing conditions plan or to be
plan.
Adequate tree protection fencing should be shown on, and
preserved in the site plan.
coordinated throughout, the grading, landscaping and
Show areas designated
erosion and sediment control plans.
for preservation, if any,
on the site plan. Maintain
42
Areas designated for preservation in the final Certificate
of Appropriateness should be clearly delineated and
grading outside the
protected on the site prior to any grading activity on the
driplines of trees to
site. This protection should remain in place until
remain. Show tree
completion of the development of the site.
protection fencing on, and
coordinated throughout,
43
Preservation areas should be protected from storage or
movement of heavy equipment within this area.
the grading, landscaping,
and erosion and sediment
control plans.
20
Surface runoff structures and detention ponds should be
The stormwater features are proposed
None.
designed to fit into the natural topography to avoid the need
underground.
for screening. When visible from the Entrance Corridor
street, these features must be fully integrated into the
landscape. They 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.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Orientation of the proposed building and distance from the Entrance Corridor.
2. The appearance of planting and retaining walls along the Entrance Corridor.
3. Interior parking lot trees.
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
• Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval:
o Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB:
■ Resolve the development issues arising from the tree conservation and landscaping easements on the subject property.
• Regarding recommendations on the plan as it relates to the guidelines: None.
• Regarding conditions to be satisfied prior to issuance of a grading permit:
1. Maintain grading outside the driplines of trees to remain. Show tree protection fencing on, and coordinated throughout, the grading,
landscaping, and erosion and sediment control plans.
Regarding the final site plan submittal:
A Certificate of Appropriateness is required prior to final site plan approval. The following items and all items on the ARB Final Site Plan
Checklist must be addressed:
1. Show the location of mechanical equipment (building and ground mounted) on the site and architectural plans and show how it will be
screened from the EC.
2. Provide a complete plant schedule with the next submittal.
3. Show how landscaping, retaining walls and signage will be coordinated at the street frontage and how an appropriate appearance for the
EC will be achieved. Perspective renderings are recommended.
4. Provide large perimeter parking lot trees, 2%" caliper at planting, at 40' on center.
5. Add 6 interior parking lot trees on the landscaping plan.
6. Add the plant health note to the plan
7. Show the existing trees, tree conservation easement, and landscaping easement on the existing conditions plan.
8. Resolve the development issues arising from the easements on the subject property.
9. Revise the plan to provide landscaping to compensate for removed landscaping required to mitigate visual impacts of the bank site.
10. Show existing trees on the existing conditions plan. Show trees to remain on the site plan.
11. Identify the retaining wall heights on the south side of the hotel on the grading plan. Provide complete information on the wall on the
north side of the parcel.
12. Indicate retaining wall material(s) and color(s) on the plan. A physical sample may be necessary for review.
13. Enhance the planting of the terraced retaining walls.
14. Provide site sections to clarify appearance and visibility of the hotel and retaining walls.
15. Show existing trees on the existing conditions plan.
16. Show areas designated for preservation, if any, on the site plan. Maintain grading outside the driplines of trees to remain. Show tree
protection fencing on, and coordinated throughout, the grading, landscaping, and erosion and sediment control plans.
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawin Date/Revision Date
C1
Cover Sheet
11/25/2019
C2
Existing Conditions
11/25/2019
C3
Site Plan
11/25/2019
C4
Grading and Utility Plan
11/25/2019
C5
Landscaping Plan
11/25/2019
C6
Site Details
11/25/2019
10
ATTACHMENT A
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A:J'PMOTIVE SALES
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41
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CllRRENT USE- RETAIL '.
�Ir NAL SITE DEVELOPMENT PLANS FOR RIVANNA ENGINEERING k
OFFICE AT SOUTH PANTOPS SURVEYING, PI.C.
RIVANNA DISTRICT. A1.PRMARI.F COUNTY. VIRGIN[A '%m ro.r urD �Itl1'�-��'
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"Office at South Pantops" final site plan showing tree conservation area and landscape easement on subject parcel.
11