HomeMy WebLinkAboutARB202000001 Staff Report 2020-02-03ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2020-1: Our Neighborhood Child Development Center Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
078000000058KO
Location
1395 Stony Point Road (Route 20) (Figures 1 & 3)
Zoned
Residential (R1)/Entrance Corridor (EC)/ Flood Hazard Overlay District/Dam Inundation Zone
Owner/Applicant
James A. Jr. or Peggy W. Dettor/Shimp Engineering (Justin Shimp)
Magisterial District
Rivanna
Proposal
To renovate two existing structures, totaling approximately 6,700sf, to accommodate a child daycare center with a
parking lot expansion and associated site improvements on approximately 3.607 acres.
Context
There is a mix of development along this portion of Stony Point Road, with the Riverside Village mixed -use
development directly across the street, the Wilton Farm residential development behind (northeast of) the parcel, and
commercial uses to the south on both sides of the road (Figure 2). The majority of the commercial buildings in the
vicinity have been reviewed and approved by the ARB, but there are some buildings to the south that predate the
establishment of the EC and, consequently, may not meet the requirements of the EC guidelines.
Visibility
The buildings and the site are clearly visible from the EC (Stony Point Road). No new buildings are proposed. The
primary existing building is 103' from the existing right-of-way and 126' from the Stony Point Road edge of pavement.
ARE Meeting Date
February 3, 2020
Staff Contact
Paty Saternye
PROJECT HISTORY
The existing primary structure on the site is a residence that was built prior to the creation of the Entrance Corridor (EC) overlay district.
A Zoning Map Amendment is currently under review (ZMA2019-15). Staff comments were provided regarding potential impacts to the EC.
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
1-4,
Structure design
The plan includes alterations to the existing site
Confirm that no changes are
9, 11,
layout. No new structures are proposed. The
proposed to the exteriors of
&
primary building is located approximately 103'
the buildings. If buildings
13-
from the right-of-way and 126' from the curb. No
are to be modified, submit
16
changes to the existing buildings are specified in
architectural designs,
the site plan and it does not appear that the
elevations, and material
applicant proposes to alter the building facade.
colors and samples for
review with the next
submittal.
5
It is also an important objective of the Guidelines to
Architectural designs have not been submitted for
See recommendation above.
establish a pattern of compatible architectural
review. No changes to the existing buildings are
characteristics throughout the Entrance Corridor in order to
specified in the site plan.
achieve unity and coherence. Building designs should
demonstrate sensitivity to other nearby structures within the
The majority of the commercial buildings in the
Entrance Corridor. Where a designated corridor is
vicinity meet EC guidelines (Figure 2), but there
substantially developed, these Guidelines require striking a
are buildings to the south that predate the
careful balance between harmonizing new development
establishment of the EC and, consequently, may
with the existing character of the corridor and achieving
not meet the requirements of the EC guidelines.
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.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
A dumpster enclosure is not shown on the site
Confirm that a dumpster is
into the overall plan of development and shall, to the extent
plan.
not proposed. If a dumpster
possible, be compatible with the building designs used on
is to be proposed, and will
the site.
No existing or proposed mechanical equipment is
shown on the site plan.
be visible from the EC,
include details for the
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting, these
dumpster enclosure in the
features will still have a negative visual impact on the
The proposed use is a child day care center.
site plan and identify screen
Entrance Corridor street, screening should be provided to
However, no fenced -in play area is shown on the
type, material, manufacturer
eliminate visibility.
site plan.
and color.
a. Loading areas, b. Service areas, c. Refuse areas, d.
Storage areas, e. Mechanical equipment, f. Above -ground
The mechanical equipment visibility note is
Show all existing and
utilities, and g. Chain link fence, barbed wire, razor wire,
provided on the plan.
proposed mechanical
and similar security fencing devices.
equipment on the site plan.
Show how visibility of all
19
Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
proposed mechanical
consist of. a. Walls, b. Plantings, and c. Fencing.
equipment will be
eliminated from the EC.
21
The following note should be added to the site plan and the
architectural plan: "Visibility of all mechanical equipment
from the Entrance Corridor shall be eliminated."
Show all proposed fences.
Chain link fence cannot be
approved for new fencing
visible from the EC.
20
Surface runoff structures and detention ponds should be
This is an existing development. The proposed
None.
designed to fit into the natural topography to avoid the need
layout impacts only a small portion of the parcel
for screening. When visible from the Entrance Corridor
and drainage patterns will be preserved. No
street, these features must be fully integrated into the
detention ponds are proposed, so negative visual
landscape. They should not have the appearance of
impacts are not expected.
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.
Li2hfine
No lighting lan has been submitted at this time.
None at this time.
Landscaping
7
The requirements of the Guidelines regarding landscaping
Insufficient large shade trees and ornamental trees
Revise the plan to provide
are intended to reflect the landscaping characteristic of
are proposed along the EC. The species and size
large shade trees along the
many of the area's significant historic sites which is
of the trees are not specified.
EC, 35' on center, 3'/Z"
characterized by large shade trees and lawns. Landscaping
caliper at planting. Revise
should promote visual order within the Entrance Corridor
Existing trees are being utilized to meet the
the spacing and quantity of
and help to integrate buildings into the existing
requirements. However, the species of the
ornamental trees
environment of the corridor.
existing trees is not specified.
accordingly.
8
Continuity within the Entrance Corridor should be obtained
by planting different types of plant materials that share
Easements are not shown on the site plan. A note
Provide a landscape
similar characteristics. Such common elements allow for
on the cover sheet states, "All trees, saplings,
schedule that identifies all
more flexibility in the design of structures because
brush, etc. shall be removed from within the right
proposed plant species,
common landscape features will help to harmonize the
of way and the drainage easement." (Figure 4).
quantities and size at time
appearance of development as seen from the street upon
However, the drainage easement is not shown.
of planting.
which the Corridor is centered.
The easement must be shown for impacts to be
determined.
Revise the plan to show that
32
Landscaping along the frontage of Entrance Corridor
streets should include the following:
there are no conflicts
a. Large shade trees should be planted parallel to the
A landscape schedule is not included in the site
between the utilities, the
Entrance Corridor Street. Such trees should be at least 3'/z
plan. Information on the plant species, quantity
existing drainage easement,
inches caliper (measured 6 inches above the ground) and
and size are not provided.
and the proposed
should be of a plant species common to the area. Such trees
landscaping.
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:
Trees are not provided along the southern
Provide large shade trees,
a. Large trees should be planted parallel to all interior
accessway which is being improved.
2'/2" caliper at planting,
roads. Such trees should be at least 2'/z inches caliper
spaced 40 feet on center,
(measured six inches above the ground) and should be of a
along the improved
plant species common to the area. Such trees should be
accessway.
located at least every 40 feet on center.
34
Landscaping along interior pedestrian ways:
There are no trees along the proposed sidewalk
Provide medium shade
a. Medium trees should be planted parallel to all interior
adjacent to the 4,445 sf building.
trees, at least 2'h" caliper
pedestrian ways. Such trees should be at least 2'/2 inches
planting, spaced 25 feet on
caliper (measured six inches above the ground) and should
A landscape schedule has not been provided.
center, along the proposed
be of a species common to the area. Such trees should be
pedestrian ways.
located at least every 25 feet on center.
36
Landscaping of buildings and other structures:
No buildings or structures are proposed. No
See recommendation 32
a. Trees or other vegetation should be planted along the
changes to the existing buildings are specified in
above.
front of long buildings as necessary to soften the
the site plan.
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.
35
Landscaping of parking areas:
No perimeter parking lot trees are shown. It
Provide the standard
a. Large trees should align the perimeter of parking areas,
appears that some evergreen screening trees exist
perimeter parking lot
located 40 feet on center.
to the west of the parking area in the southeast
landscaping (trees 40' on
Trees should be planted in the interior of parking areas at
corner of the property, but they are not shown on
center, 2'/2" caliper at
the rate of one tree for every 10 parking spaces provided
the site plan (Figure 5).
planting) in all parking
and should be evenly distributed throughout the interior of
areas where improvements
the parking area.
Species are not provided for the two trees and
(other than paint striping)
b. Trees required by the preceding paragraph should
eleven shrubs adjacent to the improved parking
are proposed.
measure 2'/z inches caliper (measured six inches above the
area near the middle of the parcel.
ground); should be evenly spaced; and should be of a
Provide shrubs, 24" at
species common to the area. Such trees should be planted
Shrubs are not provided on the north side of the
planting, in the perimeter
in planters or medians sufficiently large to maintain the
improved parking area.
planting areas on the north
health of the tree and shall be protected by curbing.
side of the improved
c. Shrubs should be provided as necessary to minimize the
parking lot.
parking area's impact on Entrance Corridor streets. Shrubs
should measure 24 inches in height.
See recommendation 32
above.
37
Plant species: a. Plant species required should be as
The proposed and existing plant species are not
See recommendation 32
approved by the Staff based upon but not limited to the
specified.
above.
Generic Landscape Plan Recommended Species List and
Native Plants for Virginia Landscapes (Appendix D).
Revise the plan to provide
the species of the existing
landscaping.
38
Plant health: The following note should be added to the
The note is not provided on the site plan.
Add the standard plant
landscape plan: "All site plantings of trees and shrubs shall
health note to the landscape
be allowed to reach, and be maintained at, mature height;
plan.
the topping of trees is prohibited. Shrubs and trees shall be
pruned minimally and only to support the overall health of
theplant."
Development pattern and site grading
6
Site development should be sensitive to the existing natural
This is an existing development and only a small
None.
landscape and should contribute to the creation of an
portion of the site will be impacted by the
organized development plan. This may be accomplished, to
improvements shown on the plan.
the extent practical, by preserving the trees and rolling
terrain typical of the area; planting new trees along streets
With the exception of the existing buildings and
and pedestrian ways and choosing species that reflect
access ways, the site is open and grassy, sloping
native forest elements; insuring that any grading will blend
down from the north to a small stream on the
into the surrounding topography thereby creating a
southern edge of the parcel.
continuous landscape; preserving, to the extent practical,
existing significant river and stream valleys which may be
The existing stream is to remain and will not be
located on the site and integrating these features into the
impacted by the proposed grading.
design of surrounding development; and limiting the
building mass and height to a scale that does not overpower
The proposed contours have a natural appearance
the natural settings of the site, or the Entrance Corridor.
and no retaining walls are proposed.
39
The relationship of buildings and other structures to the
Entrance Corridor street and to other development within
The primary structure is parallel to Stony Point
the corridor should be as follows:
Road.
a. An organized pattern of roads, service lanes, bike paths,
and pedestrian walks should guide the layout of the site.
There is an existing sidewalk along Stony Point
b. In general, buildings fronting the Entrance Corridor
Road that will remain.
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 32.5.6.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.
40
Site grading should maintain the basic relationship of the site
to surrounding conditions by limiting the use of retaining
walls and by shaping the terrain through the use of smooth,
rounded land forms that blend with the existing terrain. Steep
cut or fill sections are generally unacceptable. Proposed
contours on the grading plan shall be rounded with a ten foot
minimum radius where they meet 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
There is existing landscaping on the site that is not
Ensure all existing
drip line of any trees or other existing features designated for
shown on the site plan (Figures 4 & 5).
landscaping is shown on the
preservation in the final Certificate of Appropriateness.
site plan.
Adequate tree protection fencing should be shown on, and
There are existing trees that are not shown on the
coordinated throughout, the grading, landscaping and erosion
site plan. Evergreen trees along the western edge
Show tree protection
and sediment control plans.
of the parking area in the southeast corner of the
parcel (Figure 5) could be impacted by the
fencing for preserved trees
in both the grading and
42
Areas designated for preservation in the final Certificate of
Appropriateness should be clearly delineated and protected
removal of a portion of the parking area surface.
landscape plans.
on the site prior to any grading activity on the site. This
Two large existing trees on the northern edge of
protection should remain in place until completion of the
the improved accessway could be impacted by the
Provide a conservation
development of the site.
expansion of the accessway and parking area.
checklist in the site plan.
43
Preservation areas should be protected from storage or
movement of heavy equipment within this area.
No tree protection fencing is shown on, and no
Ensure that no grading is
conservation checklist is included in, the site plan.
proposed within the dripline
of any tree designated as
reserved.
Signs
Signage is reviewed and approved by separate
Sign applications are
submission.
required for all proposed
signs.
Staff recommends the following as the primary points of discussion:
1. Landscaping of improved parking area and accessway.
Regarding the Initial Site Plan:
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) recommended conditions of initial plan approval:
The ARB recommends approval of the Initial Plan without conditions.
• 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. Provide the conservation checklist in the site plan.
2. Provide a tree protection fencing detail in the site plan and show the tree protection fencing in the Grading and Draining Plan sheet.
• Regarding the Final Site Plan
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. Confirm that no changes are proposed to the exteriors of the buildings. If buildings are to be modified, submit architectural designs,
elevations, and material colors and samples for review with the next submittal.
2. Confirm that a dumpster is not proposed. If a dumpster is to be proposed, and will be visible from the EC, include details for the dumpster
enclosure in the site plan and identify screen type, material, manufacturer and color.
3. Show all existing and proposed mechanical equipment on the site plan. Show how visibility of all proposed mechanical equipment will be
eliminated from the EC.
4. Show all proposed fences. Chain link fence cannot be approved for new fencing visible from the EC.
5. Revise the plan to provide large shade trees along the EC, 35' on center, 31/2" caliper at planting. Revise the spacing and quantity of
ornamental trees accordingly.
6. Provide a landscape schedule that identifies all proposed plant species, quantities and size at time of planting.
7. Revise the plan to show that there are no conflicts between the utilities, the existing drainage easement, and the proposed landscaping.
8. Provide large shade trees, 21/2" caliper at planting, spaced 40 feet on center, along the improved accessway.
9. Provide medium shade trees, at least 21/2" caliper planting, spaced 25 feet on center, along the proposed pedestrian ways.
10. Provide the standard perimeter parking lot landscaping (trees 40' on center, 2'/z" caliper at planting) in all parking areas where improvements
(other than paint striping) are proposed.
11. Provide shrubs, 24" at planting, in the perimeter planting areas on the north side of the improved parking lot.
12. Revise the plan provide the species of the existing landscaping.
13. Add the standard plant health note to the landscape plan.
14. Ensure all existing landscaping is shown on the site plan.
15. Show tree protection fencing for preserved trees in both the grading and landscape plans.
16. Provide a conservation checklist in the site plan.
17. Ensure that no grading is proposed within the dripline of any tree designated as preserved.
18. Sign applications are required for all proposed signs.
ARB Motion
A. If the Initial Site Plan is recommended for approval:
Move to approve the consent agenda and forward the recommendations outlined in the staff report to the Agent for the Site Review Committee.
B. If the Initial Site Plan is not recommended for approval:
Move to forward the following recommendation to the Agent for the Site Review Committee:
Prior to Initial Plan approval, the following items must be resolved to the satisfaction of the ARB: (list the items)
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
C1
Cover
12/30/2019
C2
Existing Conditions & Demo
12/30/2019
C3
Site & Landscape Plan
12/30/2019
C4
Grading & Utility Plan, Sight Distance Exhibit
12/30/2019
ARB2020-1 Vid
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Figure I.- Vicinity map.
10
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Figure 4: Landscaping to be removed (plantings within right-of-way & shrubs by existing parking area).
13
I
Figure S: Existing trees and shrubs not shown in site plan (picture left -trees and shrubs in the middle) & existing evergreen screening not shown in site
plan (on right).
14