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HomeMy WebLinkAboutARB202000014 Staff Report 2020-02-27ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2020-14: Regents School of Charlottesville, Inc. — Initial Review Type Initial Site Plan Parcel Identification 07500-00-00-06600 and 07600-00-00-01700 Location North of I-64, south of Reservoir Rd., west of Trinity Presbyterian Church (Figure 1) Zoned Residential (R1), Entrance Corridor (EC) Owner/Applicant Regents School of Charlottesville, Inc./Shimp Engineering (Justin Shimp) Magisterial District Samuel Miller Proposal To construct a private school with associated site improvements on approximately 19 acres. Context The subject property is currently wooded and undeveloped. A tributary of Moore's Creek runs along the south side of the parcels. Foxhaven Farm is across reservoir Road to the north. Low density residential uses are nearby. Trinity Presbyterian Church is to the east. The 164/Rt. 29 Bypass interchange is adjacent to the south side of 76-17. Visibility The proposed development is expected to have some visibility from the I-64 and Rt. 29 Bypass corridors. The degree of tree removal required to develop the site as proposed will reduce the wooded buffer that borders the corridors. Some buildings are expected to be seen through the trees, the development may be viewed from a distance on I-64, and illuminated lights in the athletic field may also be visible through trees. ARB Meeting Date March 2, 2020 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB has reviewed no previous proposals for this site. The Special Use Permit for the school use was approved in September 2019. Design Planning staff comments were provided during the review of the Special Use Permit. Potential concerns included the visual impacts of athletic field lighting, the amount of grading and retaining walls, and the degree to which the development would be visible from the ECs. 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 1 The goal of the regulation of the design of development within the Architectural designs have not yet been Provide architectural designated Entrance Corridors is to insure that new development provided, so the compatibility of individual designs for review. within the corridors reflects the traditional architecture of the area. buildings with local historic landmarks Therefore, it is the purpose of ARB review and of these Guidelines, cannot be determined at this time. Given that proposed develo ment within the designated Entrance the distance from the streets, building style Corridors reflect elemof design c arac eristic of the signifies and details may not have a big impact on historical landmarks, buildings, and structures of the Charlottesvil}g the ECs. The size and organization of the and Albemarle area, and to promote orderly and attractive overall development, with the athletic field development within these corridors. Applicants should note that as a primary element (particularly when replication of historic structures is neither required nor desired. illuminated), are not reflective of traditional architecture. It is anticipated 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, that the wooded buffer to remain along the land, and vegetation. In order to accomplish the integration of ECs will help promote an orderly and buildings, land, and vegetation characteristic of these sites, the attractive development. 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. Compatibility with significant historic sites: 3 New structures and substantial additions to existing structures Architectural designs have not yet been Provide architectural should respect the traditions of the architecture of historically provided, so the compatibility of individual designs for review. significant buildings in the Charlottesville and Albemarle areA buildings with local historic landmarks Photographs of historic buildings in the area, as well as drawings of cannot be determined at this time. Given architectural features, which provide important examples of this the distance from the streets, building style tradition are contained in Appendix A. and details may not have a big impact on the ECs. 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 accommod4kiiKyin¢ *.c* .c special functional requirements. Compatibility with the character of the Entrance Corridor 5 It is also an important objective of the Guidelines to establish a Architectural designs have not yet been Provide architectural pattern of compatible architectural characteristics throughout the provided, so the compatibility of individual designs for review. Entrance Corridor in order to achieve unity and coherence. buildings with other development on the Building designs should demonstrate sensitivity to other nearl corridors cannot be determined at this time. 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. Compatibility with significant historic sites 9-16 Structure design Architectural designs have not been Provide architectural submitted with the initial plan. Buildings designs for review. are arranged in groups around decking that varies in height from 3' to 12'. A condition Provide site sections to of the Special Use Permit limits building clarify the anticipated height to 2 stories. Although individual level of visibility of the buildings may not have a significant various components of impact on the ECs, the overall the development from the development is sizeable and, together, the Entrance Corridors. buildings, field and parking could have a significant impact. Updated site sections could help clarify the anticipated level of visibility and degree of architectural review required. (Sections were provided during the Special Use Permit review, but the site layout and grading proposal have changed since that time. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the Information on accessory structures and Update the plans to overall plan of development hand shall, to the extent possible, be equipment is not provided on the plan. include information on ff)mpatible with the building designs used on the site. accessory structures and equipment. 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. 21 The following note should be added to the site plan and the The note appears on the cover sheet of the None. architectural plan: "Visibility of all mechanical equipment from to site plan set. Entrance Corridor shall be eliminated." 22- Lighting Nine light poles are shown at the parking Provide a complete 31 lot, but details on the fixtures have not lighting plan for review. been provided. The illumination of the athletic field was an area of concern during the review of the Special Use Permit. The applicants conducted a balloon test to help assess potential visibility of the proposed 70'-tall athletic field lighting and a lighting industry representative was consulted regarding the availability of full cutoff athletic lighting. The balloon was minimally visible, and certain technical specifications were identified that would make the lighting comply with full cutoff requirements. Consequently, concerns about the impacts of the lighting on the ECs was reduced. Landscaping 7 The requirements of the Guidelines regarding landscaping are Visual order along the ECs will be See below. intended to reflect the landscaping characteristic of many of the promoted by maintaining a substantial area's significant historic sites which is characterized by large wooded buffer. 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. 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 thl street upon which the Corridor is centered. 32 Landscaping along the frontage of Entrance Corridor streets should Wooded area to remain is adjacent to the See #41. include the following: EC streets, so new frontage trees are not a. Large shade trees should be planted parallel to the Entrance required. However, the "new tree line" Corridor Street. Such trees should be at least 3'/2 inches caliper does not appear to be accurate. (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: Street trees are shown along the school None. a. Large trees should be planted parallel to all interior roads. Sucl side of Reservoir Road. 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 system of decks and concrete walks None. a. Medium trees should be planted parallel to all interior pedestrian connects the proposed buildings. The ways. Such trees should be at least 2'/2 inches caliper (measured six schematic landscape plan shows the inches above the ground) and should be of a species common to thS "approximate location of [individual] area. Such trees should be located at least every 25 feet on center preserved trees" and some added trees near some of the decks and sidewalks. The "new tree line" establishes a wooded edge along the buildings and decks. 35 Landscaping of parking areas: Interior parking lot trees are provided at Provide parking lot trees a. Large trees should align the perimeter of parking areas, located the required quantity. Perimeter trees are at 2'/2" caliper at planting, 40 feet on center. Trees should be planted in the interior of parking provided on the west and south sides of the areas at the rate of one tree for every 10 parking spaces provided parking lot at 40' on center. The east side and should be evenly distributed throughout the interior of the of the parking lot abuts the lower school parking area. building group. Proposed tree planting b. Trees required by the preceding paragraph should measure 2'/1 sizes are smaller than the EC requirements. inches caliper (measured six inches above the ground); should be Given the topography of the site, parking evenly spaced; and should be of a species common to the area. lot trees 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: Architectural designs have not been None at this time. a. Trees or other vegetation should be planted along the front of submitted for review. The largest proposed long buildings as necessary to soften the appearance of exterior building is the gymnasium at 80' x 110'. walls. The spacing, size, and type of such trees or vegetation should Long building elevations aren't expected to be determined by the length, height, and blankness of such walls. be an issued. 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: a. Plant species required should be as approved by Plant species have not been identified. Provide a complete plant the Staff based upon but not limited to the Generic Landscape Plan schedule for review. Recommended Species List and Native Plants for Virginia Landscapes (Appendix D . 38 Plant health: The following note should be added to the landscape The plant health note does not appear on Add the standard plant plan: "All site plantings of trees and shrubs shall be allowed to the plan. health note to the plan. 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 theplant." Site Development and layout; Development pattern 6 Site development should be sensitive to the existing natural The building layout has a generally None. landscape and should contribute to the creation of an organized organized appearance. Buildings are not development plan. This may be accomplished, to the extent oriented parallel to the EC street, but the practical, by preserving the trees and rolling terrain typical of the wooded area to remain mitigates this. area; planting new trees along streets and pedestrian ways and Pedestrian and vehicular connections are choosing species that reflect native forest elements; insuring that provided. Wooded area to remain, a any grading will blend into the surrounding topography thereby stream, stream buffer, and steep slopes are creating a continuous landscape; preserving, to the extent practical, shown between the proposed buildings and existing significant river and stream valleys which may be located the EC streets. The mass and height of on the site and integrating these features into the design of individual buildings are not expected to surrounding development; and limiting the building mass and overpower the setting. 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 Substantial grading is proposed around the None. surrounding conditions by limiting the use of retaining walls and by athletic field but, overall, grading is shaping the terrain through the use of smooth, rounded land forms significantly reduced from the what was that blend with the existing terrain. Steep cut or fill sections are illustrated with the Special Use Permit generally unacceptable. Proposed contours on the grading plan shall application. (Figure 2) Stepped retaining be rounded with a ten foot minimum radius where they meet the walls are proposed at the south corner of adjacent condition. Final grading should achieve a natural, rather tbM the field; a single wall is proposed at the engineered, appearance. Retaining walls 6 feet in height and taller, north corner of the parking lot. Walls are kihen necessary, shall be terraced and planted to blend with the also shown at the sport court and the plaza. MWkcape. The walls are not expected to have a visual impact on the EC streets. 41 No grading, trenching, or tunneling should occur within the drip line Individual existing trees are not identified Revise the plan to show of any trees or other existing features designated for preservation in on the plan, so the extent to which grading an accurate "tree line to the final Certificate of Appropriateness. Adequate tree protection extends into the drip lines of trees to remain". fencing should be shown on, and coordinated throughout, the grading, remain can't be determined from the plan. landscaping and erosion and sediment control plans. Tree protection fencing is not shown on the plan. A "new tree line" is shown on the Show tree protection fencing on, and 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on the schematic landscape plan, but it does not coordinated throughout, site prior to any grading activity on the site. This protection should account for proposed utilities. the grading, landscaping, remain in place until completion of the development of the site. and erosion and sediment control plans. 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 Plans show stormwater detention facilities Revise the plan to show a fit into the natural topography to avoid the need for screening. When east of the lower school buildings, west of "tree line to remain" that visible from the Entrance Corridor street, these features must be fully the upper school buildings adjacent to the accounts for proposed integrated into the landscape. They should not have the appearance of athletic field, and at the west end of the stormwater facilities. engineered features. field. The facilities are not expected to be seen from the ECs, but construction of the 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent facilities requires tree removal that, in turn, possible. opens up the view of the site. 1.100TIuMWK01]a13MOO 1uIBiel IM11Y113M Staff recommends the following as the primary points of discussion: 1. Visibility of the proposed development from the ECs. 2. Degree of architectural review required. 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: ■ The ARB recommends approval of the Initial Plan without conditions. ■ Note that a Certificate of Appropriateness is required prior to final site plan approval. • 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. 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. Provide architectural designs for review. 2. Provide site sections to clarify the anticipated level of visibility of the various components of the development from the Entrance Corridors. 3. Update the plans to include information on accessory structures and equipment. 4. Provide a complete lighting plan for review. 5. Provide parking lot trees at 2'/z" caliper at planting. 6. Provide a complete plant schedule for review. 7. Add the standard plant health note to the 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. " 8. Revise the plan to show an accurate "tree line to remain" that accounts for all proposed development, including proposed utilities and stormwater facilities. 9. Show tree protection fencing on, and coordinated throughout, the grading, landscaping, and erosion and sediment control plans. 0W.11.1gW.1 This report is based on the following submittal items: Sheet # Drawing Name Drawin Date/Revision Date C 1 Cover 1-21-2020 C2 SP Application Plan & Conditions 1-21-2020 C3 I SP Application Plan & Conditions 1-21-2020 C4 Existing Conditions 1-21-2020 C5 Site Plan Overview 1-21-2020 C6 Site Plan 1-21-2020 C7 Site Plan 1-21-2020 C8 Grading & Utilities Plan 1-21-2020 C9 Grading & Utilities Plan 1-21-2020 C10 Off -Site Sewer Connection 1-21-2020 C11 Road Plan 1-21-2020 C 12 Road Plan 1-21-2020 C13 Road Plan 1-21-2020 C14 Schematic Landscape Plan 1-21-2020 10 Figure 1: Vicinity map. 11 , V NOW& I . ---------------------- -- - -- ---------------- ------ W. THIS SHEET M FOR ILLUSTRATIVE L PURPOSES ONLY ------- ----- . E5 % % % z 'lay AW, W a'.'- Ll -J22 facto Figure 2: Feasibility study submitted with Special Use Permit application. 12