HomeMy WebLinkAboutARB202000013 Staff Report 2020-02-27ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2020-13: Brookhill Blocks 9, 10 and 11 Initial Plan
Review Type
Initial Site Development Plan and Preliminary architectural review
Parcel Identification
046000000019B4 (part)
Location
On the east side of Rt. 29, approximately 550' south of Ashwood Blvd.
Zoned
Neighborhood Model District (NMD)/Entrance Corridor (EC)
Owner/Applicant
Crocket Corporation/Collins Engineering (Scott Collins)
Magisterial District
Rivanna
Proposal
To construct 85 attached townhouses in 23 blocks with associated site improvements.
Context
Blocks 9, 10 and 11 are located in the northwest section of the Brookhill development. Block 9 is adjacent to Rt. 29. Block 10
is to the east of Block 9, and Block 11 is to the southeast. (See Attachment A.) Brookhill Block 4B is to the south. Residential
development (Forest Lakes and Montgomery Ridge) is to the north and east.
Visibility
The residential units of Block 9 will be the most visible from the EC street. Blocks 10 and 11 are not expected to have much
visual impact on the EC due to their increasing distance from the street and the topography that falls away to the east. The
visibility of Block 9 will be reduced by the landscape buffer that is required along Rt. 29. The lower portions of many of the
Block 9 units will be below the grade of the EC street and shielded by topography as viewed from the street. The roofs and
upper portions of the units will be visible through the trees of the wooded buffer and, in the future, through trees added to the
buffer.
ARB Meeting Date
March 2, 2020
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The ARB reviewed and recommended approval of an Initial Site Plan for these blocks on August 20, 2018 under ARB-2018-103. The corresponding
Initial Site Development Plan (SDP-2018-52) was approved in September 2018; however, the applicant did not meet the 1-year deadline for submittal of
the Final Site Plan, so a new Initial Site Plan submittal is required. Some changes have been made to the layout since 2018. The closest internal road
(Koch Court) running roughly parallel to Rt. 29 has been reduced in length and the blocks of houses are distributed more completely along its length. A
large stormwater management facility is proposed at the north end of this road where none was previously proposed. Retaining walls are proposed along
the western and southern side of the lots adjacent to Rt. 29 and along the west and south sides of the stormwater facility. The layout of residential units
differs in the center of the block, as well, but this area is not expected to have much visual impact on the EC street. Basic architectural designs have been
submitted with this application.
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 I ISSUE I 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
The proposed designs are for residences, so
The architecture of
designated Entrance Corridors is to insure that new development
they incorporate basic architectural
Blocks 10 and 11 does
within the corridors reflects the traditional architecture of the area.
elements derived from traditional
not require ARB review
Therefore, it is the purpose of ARB review and of these
residential buildings, but the overall
due to anticipated lack of
Guidelines, that proposed development within the designated
character of the residences has no specific
visibility.
Entrance Corridors leflect elements of design characteristic of the
connection to local historic architectural
significant historical landmarks, buildings, and structures of the
trends.
Provide dimensioned
Charlottesville and Albemarle area, and to promote orderly and
architectural elevations
attractive development within these corridors. Applicants should
Maximum building height is identified as 3
for review. Provide
note that replication of historic structures is neither required nor
stories or 40'. The architectural elevations
material call -outs on the
desired.
show two-story units, but no dimensions
are provided. The ground elevation drops
elevations.
2
Visitors to the significant historical sites in the Charlottesville and
Albemarle area experience these sites as ensembles of buildings,
away from the EC moving eastward,
Eliminate Arctic white,
land, and vegetation. In order to accomplish the integration of
effectively eliminating the visibility of the
woodland cream,
buildings, land, and vegetation characteristic of these sites, the
residences in Blocks 10 and 11 from the
cobblestone, sail cloth,
Guidelines require attention to four primary factors: compatibility
EC.
pearl grey, and light mist
with significant historic sites in the area; the character of the
from the color options for
Entrance Corridor; site development and layout; and landscaping.
Residential units closest to the EC have
their rear elevations facing the EC. These
lots 1 and 20 — 33.
3
New structures and substantial additions to existing structure)
should respect the traditions of the architecture of historicallt
elevations are largely devoid of
significant buildings in the Charlottesville and Albemarle area.
architectural detail and character.
Photographs of historic buildings in the area, as well as drawings
of architectural features, which provide important examples of this
The materials list identifies primary
tradition are contained in Appendix A.
building materials as Hardiplank and stone,
though the elevations and renderings show
4
The examples contained in Appendix A should be used as a guide
for building design: the standard of compatibility with the area'A
no stone. Siding colors (Attachment B)
historic structures is not intended to impose a rigid design solution
range from white to tan, gray, green and
for new development. Replication of the design of the important
brown. Some of these are light shades,
historic sites in the area is neither intended nor desired. The
including Arctic white, woodland cream,
Guideline's standard of compatibility can be met through building
cobblestone, sail cloth, pearl grey, and
scale, materials, and forms which may be embodied in architecture
light mist. The proposed colors are
which is contemporary as well as traditional. The Guidelines allow
compatible with other Brookhill blocks
individuality in design to accommodate varying tastes as well a�
but, given the character of the rear
special functional requirements.
elevations, eliminating the lightest shades
from the color options for the units closest
9
Building forms and features, including roofs, windows, doors,
materials, colors and textures should be compatible with the forms
to the EC could further ensure a
and features of the significant historic buildings in the area,
coordinated appearance along the EC.
exemplified by (but not limited to) the buildings described id
Proposed roof material is "Onyx" Duration
Appendix A [of the design guidelines]. The standard of
asphalt shingles by Owens Corning.
compatibility can be met through scale, materials, and forms
which may be embodied in architecture which is contemporary as
The required buffer along Rt. 29 is
well as traditional. The replication of important historic sites in
expected to reduce some of the visual
Albemarle County is not the objective of these guidelines.
impact of the development on the EC. As
such, the buffer will also serve to promote
orderly and attractive development.
5
It is also an important objective of the Guidelines to establish a
The landscape buffer that is required along
See landscape
pattern of compatible architectural characteristics throughout th4
Rt. 29 will establish a level of unity and
recommendations.
Entrance Corridor in order to achieve unity and coherence.
coherence along the corridor for the
Building designs should demonstrate sensitivity to other nearby
development. The buffer will also help
structures within the Entrance Corridor. Where a designated
reduce visibility of the residences.
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.
10
Buildings should relate to their site and the surrounding context of
buildings.
12
Architecture proposed within the Entrance Corridor should use
forms, shapes, scale, and materials to create a cohesive whole.
11
The overall design of buildings should have human scale. Scale
The proposed residences are 2-stories tall,
None.
should be integral to the building and site design.
with and do not appear over -scaled.
13
Any appearance of "blankness" resulting from building design
The side elevations include a substantial
See #9.
should be relieved using design detail or vegetation, or both.
amount of blank wall area, with only two
single windows and two paired windows.
Using muted colors on these elevations
would help reduce visual impacts.
14
Arcades, colonnades, or other architectural connecting devices
Connecting devices are not proposed.
None.
should be used to unify groups of buildings within a developmeak
15
Trademark buildings and related features should be modified to
The proposed buildings are not
None.
meet the requirements of the Guidelines.
"trademark" in the traditional sense as it
has been applied to the Entrance Corridors,
but the villa design has likely been built
elsewhere.
16
Window glass in the Entrance Corridors should not be highly tinted
Given the site conditions, window glass is
None.
or highly reflective. Window glass in the Entrance Corridors
not expected to have a significant impact
should meet the following criteria: Visible light transmittance
on the EC.
(VLT) shall not drop below 40%. Visible light reflectance (VLR)
shall not exceed 30%. Specifications on the proposed window
lass should be submitted with the application,forfinal review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the
Accessory structures and equipment
None.
overall plan of development and shall, to the extent possible, bQ
associated with the residences in Block 9
p om atible with the building designs used on the site.
are expected to be of the variety and scale
typically seen in residential yards.
18
The following should be located to eliminate visibility from the
Entrance Corridor street. If, after appropriate siting, these features
Topography and the wooded buffer along
will still have a negative visual impact on the Entrance Corridor
Rt. 29 are expected to minimize visibility
street, screening should be provided to eliminate visibility. a.
of these items to a sufficient degree.
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 does not appear on the plans.
Add the standard
architectural plan: "Visibility of all mechanical equipment from the
mechanical equipment
Entrance Corridor shall be eliminated."
note to the site and
architectural drawings.
Lighting
A note on Sheet 1 states that no lighting is
Provide sufficient details
proposed. If exterior wall -mounted fixtures
in the site plan to show
are proposed, sufficient detail is needed in
that all proposed light
the plan to show that the fixtures meet the
fixtures meet the
requirements of the lighting ordinance.
requirements of the
lighting ordinance.
Add the standard lighting
note to the plan.
Landscaping
7
The requirements of the Guidelines regarding landscaping are
The Brookhill Code of Development
Revise the buffer planting
intended to reflect the landscaping characteristic of many of the
requires a 100'-deep buffer along the EC
to include a greater
area's significant historic sites which is characterized by large
street, composed of a 30' planted buffer
variety of trees and
shade trees and lawns. Landscaping should promote visual order
and a 70' natural undisturbed buffer. The
shrubs, both deciduous
within the Entrance Corridor and help to integrate buildings into
plan shows trees added into bare areas of
and evergreen.
the existing environment of the corridor.
the 70' buffer, and in graded areas of the
30' buffer. The buffer requirement
8
Continuity within the Entrance Corridor should be obtained by
planting different types of plant materials that share similar
supersedes the 35'-spaced street tree
characteristics. Such common elements allow for more flexibilitt
requirement.
in the design of structures because common landscape features
will help to harmonize the appearance of development as seen
Trees added to the buffer include sweetbay
from the street upon which the Corridor is centered.
magnolias, Shumard oaks, and redbuds.
The tree selection is somewhat limited, and
32
Landscaping along the frontage of Entrance Corridor streets
should include the following:
shrubs are required in the mix.
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 witll
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:
Sidewalks and street trees are shown along
None.
a. Large trees should be planted parallel to all interior roads. Such
most of the streets.
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:
Some limited on -street parking is provided
None.
a. Large trees should align the perimeter of parking areas, located
throughout the development. A small
40 feet on center. Trees should be planted in the interior of parking
parking lot is proposed at the south end of
areas at the rate of one tree for every 10 parking spaces provided
Flora Lane. It is not expected to be visible
and should be evenly distributed throughout the interior of the
from the EC.
parking area.
b. Trees required by the preceding paragraph should measure 21/2
inches caliper (measured six inches above the ground); should bed
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:
The residences in Block 9 are grouped in
See #9.
a. Trees or other vegetation should be planted along the front of
blocks of 3 and 4 units. The 4-unit blocks
long buildings as necessary to soften the appearance of exterior
measure approximately 130' long. In most
walls. The spacing, size, and type of such trees or vegetation
cases, the front and rear elevations of the
should be determined by the length, height, and blankness of such
individual units project forwardiback from
walls.
adjacent units. Although the rear elevations
b. Shrubs should be used to integrate the site, buildings, and other
lack architectural character and detail,
structures; dumpsters, accessory buildings and structures; "drive
topography and trees in the buffer, and the
thru" windows; service areas; and signs. Shrubs should measure at
use of muted colors, are expected to
least 24 inches in height.
sufficiently mitigate the appearance.
37
Plant species: a. Plant species required should be as approved bi
The Russian sage is not a native plant.
Recommendation: revise
the Staff based upon but not limited to the Generic Landscape
all non-native plants to
Plan Recommended Species List and Native Plants for Virginia
native species.
Landscapes (Appendix D .
38
Plant health: The following note should be added to the landscape
The note does not appear on the plan.
Add the standard plant
plan: "All site plantings of trees and shrubs shall be allowed to
health note to the plan.
reach, and be maintained at, mature height; the topping of trees it
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 development exhibits an organized
None.
landscape and should contribute to the creation of an organized
pattern of roads and sidewalks. The
development plan. This may be accomplished, to the extent
residences in Block 9 are not exactly
practical, by preserving the trees and rolling terrain typical of the
parallel to the EC street; they are oriented
area; planting new trees along streets and pedestrian ways and
along Koch Court, a new street located
choosing species that reflect native forest elements; insuring that
between Rt. 29 and Archer Avenue, which
any grading will blend into the surrounding topography thereby
travels north/south through the western end
creating a continuous landscape; preserving, to the extent
of the development. Greenways, stream
practical, existing significant river and stream valleys which may
buffers, and wooded buffers border the
be located on the site and integrating these features into the design
blocks. Despite the wooded buffer along
of surrounding development; and limiting the building mass and
Rt. 29, the general view of the area will
height to a scale that does not overpower the natural settings of the
change; the development will be evident
site, or the Entrance Corridor.
beyond the buffer.
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
Significant grading is required to develop
None.
surrounding conditions by limiting the use of retaining walls and by
the property as proposed. Throughout the
shaping the terrain through the use of smooth, rounded land forms
plan, grading generally has an engineered
that blend with the existing terrain. Steep cut or fill sections are
appearance, including that which is
enerally unacceptable. Proposed contours on the grading plan sha,
proposed into the 30' buffer along the EC.
e rounded with a ten foot minimum radius where they meet the
These areas will be replanted. The
adjacent condition. Final grading should achieve a natural, rather
replanting and the 70' buffer are expected
than engineered, appearance. Retaining walls 6 feet in height and
to sufficiently minimize the impacts of the
taller, when necessary, shall be terraced and planted to blend with the
grading on the EC.
landscape.
41
No grading, trenching, or tunneling should occur within the drip line
Tree protection fencing is not shown on the
Show tree protection
of any trees or other existing features designated for preservation in
plans, but is needed.
fencing on, and
the final Certificate of Appropriateness. Adequate tree protection
coordinated throughout,
fencing should be shown on, and coordinated throughout, the
the grading, landscaping,
grading, landscaping and erosion and sediment control plans.
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.
20
Surface runoff structures and detention ponds should be designed to
A stormwater management facility has
None.
fit into the natural topography to avoid the need for screening. When
been added to the north end of Block 9. It
visible from the Entrance Corridor street, these features must be
is not expected to be visible from the EC
fully integrated into the landscape. They should not have the
due to topography.
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.
1.100TIuMWK01]a►31rOJU1uIBiel IM11Y113M
Staff recommends the following as the primary points of discussion:
1. Anticipated visibility of blocks 9, 10 and 11
2. The need for review of the architectural designs for Blocks 10 and 11
3. The appropriateness of the proposed architectural designs and building colors
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:
o Revise non-native plants to native species.
• Regarding conditions to be satisfied prior to issuance of a grading permit:
o 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 must be addressed, in addition to all items on
the Final Site Plan Checklist.
1. The architecture of Blocks 10 and 11 does not require ARB review due to anticipated lack of visibility.
2. Provide dimensioned architectural elevations for review. Provide material call -outs on the elevations.
3. Eliminate Arctic white, woodland cream, cobblestone, sail cloth, pearl grey, and light mist from the color options for lots 1 and 20 — 33.
4. Add the standard mechanical equipment note to the site and architectural drawings. "Visibility of all mechanical equipment from the
Entrance Corridor shall be eliminated."
5. Provide sufficient details in the site plan to show that all proposed light fixtures meet the requirements of the lighting ordinance.
6. Add the standard lighting note to the plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a
full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads.
The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half
footcandle."
7. Revise the buffer planting to include a greater variety of trees and shrubs, both deciduous and evergreen.
8. 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."
9. Revise the plans to show adequate tree protection fencing.
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawin Date/Revision Date
ARB Plan
1
Cover
1/21/20
IA
Proffers
1/21/20
1B
Proffers
1/21/20
2
Overall Master Plan
1/21/20
3
Overall Block Plan
1/21/20
4
Existing Conditions
1/21/20
5
Layout Plan
1/21/20
5A
Layout Plan
1/21/20
6
Utility Plan
1/21/20
6A
Utility Plan
1/21/20
7
Layout & Utility Plan
1/21/20
8
Layout & Utility Plan
1/21/20
9
Grading & Drainage Plan
1/21/20
9A
Grading & Drainage Plan
1/21/20
10
Grading & Drainage Plan
1/21/20
11
Grading & Drainage Plan
1/21/20
12
Landscaping Plan
1/21/20
13
Landscaping Plan
1/21/20
14
Site Section Ma
1/21/20
15
Site Section Profiles
1/21/20
Preliminary Plan
12
Notes & Details
1/21/20
13
Notes & Details
1/21/20
14
Stormwater Management Plan
1/21/20
Material samples: Owens Corning Duration Shingles: Onyx; Hardiplank siding: assorted colors (physical samples and color
swatches, see Attachment B); Stone (color photocopy)
10
ATTACHMENT A
r
Brookhill Development Land Use Map
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Brookhill Blocks 9, 10 and 11 are located in the northwest corner of the development.
11
ATTACHMENT B
Applicant's proposed materials/colors table
T
Brookhill Villas
Stanley Martin Homes
Material Table
Feature
Color
Material
Siding
Various
Hardi lank / Board & Batton / Stone
Fascia / Trim
White
Aluminum
Doors
Various
Fiberglass
Windows
White
Vinyl
Roof
Onyx
Asphalt Shingles
Siding Colors
Antic White
Woodland Cream
Cobblestone
Sail Cloth
Timberhark
Night Grey
Sandstone Beige
Pearl Grey
Grey Slate
Rich Expresso
Heathered Moss
Light Mist
Khaki Brown
12