HomeMy WebLinkAboutARB202000031 Staff Report 2020-05-11ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2020-31: Rappahannock Electric Cooperative System Enhancement Project
Review Type
Advisory Review for a Special Use Permit
Parcel Identification
TMP 02100-00-00-012D0,-01200,-01500,-015G0,-016CO3-01600,-017CO3-017A0,-01900,-007A0,-007CO3 -
00700,-006A0,-006B0,-006D0,-006E2,-006I1, -006HO
Location
Beginning at 5045 Dickerson Road, running along the west side of Rt. 29, north to the Green County line
Zoned
Rural Areas (RA), Entrance Corridor (EC)
Owner/Applicant
Rappahannock Electric Corp. / Williams Mullen (Valerie Long)
Magisterial District
Rio
To add a 115 kilovolt transmission line above the circuits on the utility poles standing in the 1.6-mile-
long corridor adjacent to the southbound lanes of Route 29.
Context
The power line runs along the west side of the corridor, through Rural Areas zoned parcels that contain a mix of wooded,
residential and commercially developed properties.
Visibility
The existing poles and lines are readily visible from the Entrance Corridor. The proposed tree cutting and trimming will
open up the view of the poles and lines. The taller poles will be visible from greater distances. The expanded area of tree
cutting and the taller poles will result in increased visual impact.
ARB Meeting Date
May 11, 2020
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The ARB has not reviewed any applications associated with this power line. The existing poles were installed in 2009 to carry by -right distribution lines.
They were designed to accommodate the proposed upgrade to higher -voltage transmission lines, which requires a Special Use Permit.
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• Add pole toppers to each existing pole. (See Fig. 1 for an example of a completed project constructed in Greene County.)
o Toppers average 35' in height
o Exiting poles average 50' in height
• Install higher voltage 115kV line.
• Increase existing 40' easement to 75' with an additional 17.5' in the VDOT right-of-way and an additional 17.5' on private property.
• No earth disturbance or grading is proposed. No additional poles are proposed.
• Tree removal and removal of limbs overhanging into the area of the easement are proposed to allow for maintenance/repairs and to keep trees
from touching the lines. Stumps and roots will be left in place.
o The applicant's narrative states that, with sunlight increased in the cleared area, seeds already in the ground will be supported and this
will grow, over time, into a native Virginia meadow and low -growing shrub landscape.
o The narrative also states that REC will promote native species pollinator gardens in the additional 17.5 feet of right-of-way, but no
specific design has been proposed.
• The project narrative states that REC will work with individual property owners regarding landscaping preferences for their properties that do
not interfere with powerline operation/maintenance, but there is no formal proposal for new landscaping.
ANALYSIS This table lists the text of the Entrance Corridor Design Guidelines, issues identified by staff resulting from an analysis of the proposal
based on the guidelines, and staffs resulting recommendations to the Architectural Review Board.
REF
GUIDELINE
ISSUE
RECOMMENDATION
Purpose
1
The goal of the regulation of the design of development
Power poles and power lines do not reflect the
See landscape
within the designated Entrance Corridors is to insure that
traditional architecture of the area and, as
recommendations, below.
new development within the corridors reflects the traditional
proposed, the expansion includes no active steps
architecture of the area. Therefore, it is the purpose of ARB
toward promoting orderly and attractive
review and of these Guidelines, that proposed development
development. Orderly and attractive development
within the designated Entrance Corridors reflect elements of
could be promoted by adding landscaping in
design characteristic of the significant historical landmarks,
areas currently devoid of planting and in areas
buildings, and structures of the Charlottesville and
that will be exposed to view by removal of
Albemarle area, and to promote orderly and attractive
vegetation in the proposed corridor expansion.
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
Charlottesville and Albemarle area experience these sites as
ensembles of buildings, land, and vegetation. In order to
accomplish the integration of buildings, land, and 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, 9-
Compatibility with significant historic sites; Structure
No buildings are proposed.
None.
16
design
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
The above -ground utility already exists.
See landscape
into the overall plan of development and shall, to the extent
Establishing a new power line in a new location
recommendations, below.
possible, be compatible with the building designs used on
is not practical and would have greater impacts
the site.
on natural resources in the Rural Areas. The
existing power line has a negative visual impact
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting, these
along the EC. Increasing the height of the poles
features will still have a negative visual impact on the
and lines, expanding the easements, and cutting
Entrance Corridor street, screening should be provided to
and limbing trees will increase the negative
eliminate visibility. a. Loading areas, b. Service areas, c.
visual impact by increasing the size of the
Refuse areas, d. Storage areas, e. Mechanical equipment,
intrusion and increasing visibility from distances.
f. Above -ground utilities, and g. Chain link fence, barbed
The impact will also be increased by the
wire, razor wire, and similar security fencing devices.
elimination of some vegetation standing between
the poles and the street that currently provides
19
Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
screening. (These trees are located within the
consist of: a. Walls, b. Plantings, and c. Fencing.
proposed additional easement needed for the new
power lines.) In other areas, existing wooded
area that positively contributes to the character of
the corridor will be reduced.
There are clear limitations associated with
screening utility lines and no screening devices
are proposed. Given the size, height, and
character of the poles and lines, traditional
screening methods are not practical. However,
negative visual impacts could be mitigated with
the addition of landscaping in areas that currently
lack vegetation or would have reduced vegetation
after the proposed cutting and limbing. Planting
in an informal arrangement of mixed shade and
ornamental trees would be compatible with the
surrounding vegetation. (See "Landscaping" for
additional analysis.)
20
Surface runoff structures and detention ponds should be
No new stormwater features are proposed.
None.
designed to fit into the natural topography to avoid the need
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.
21
The following note should be added to the site plan and the
Equipment is already visible. There are clear
See landscape
architectural plan: "Visibility of all mechanical equipment
limitations associated with screening utility lines.
recommendations, below.
from the Entrance Corridor shall be eliminated."
22-31
Lighting
No light g is proposed.
None.
Landscaping
7
The requirements of the Guidelines regarding landscaping
There are a number of site conditions along the
Provide an analysis of the
are intended to reflect the landscaping characteristic of many
1.6-mile corridor of the power line. These range
entire project area and
of the area's significant historic sites which is characterized
from cleared residential (Fig. 2) and commercial
identify planting areas,
by large shade trees and lawns. Landscaping should promote
(Fig. 3) properties, to wooded parcels with
either within the proposed
visual order within the Entrance Corridor and help to
cleared frontage and open views of the power
easements or within
integrate buildings into the existing environment of the
lines (Figs. 4a, 4b), to wooded area divided by
additional easements, that
corridor.
the power lines with screening vegetation
remaining along the street at varying densities
will be used to meet the
Entrance Corridor Design
8
Continuity within the Entrance Corridor should be obtained
by planting different types of plant materials that share
(Figs. 5a-5d).
Guidelines. Existing plant
similar characteristics. Such common elements allow for
material may be retained
more flexibility in the design of structures because common
Visual order and continuity would be promoted,
to meet this requirement
landscape features will help to harmonize the appearance of
and negative impacts of the proposal could be
where possible. Plantings
development as seen from the street upon which the
mitigated, by planting an informal arrangement
should be proposed in
Corridor is centered.
of mixed shade and ornamental trees along the
corridor. The informal arrangement would be
areas where no planting
currently exists, where
32
Landscaping along the frontage of Entrance Corridor streets
should include the following:
more consistent with the surrounding vegetation
screening will be
a. Large shade trees should be planted parallel to the
than the regularly spaced and alternating trees
removed, in areas
Entrance Corridor Street. Such trees should be at least 31/2
that is more typical of commercial sites in the
exposed to view by the
inches caliper (measured 6 inches above the ground) and
ECs. However, to avoid the conflicts between
proposed clearing, and
should be of a plant species common to the area. Such trees
large shade trees and overhead power lines, new
where trees will be
should be located at least every 35 feet on center.
trees would have to be planted a considerable
removed once the
b. Flowering ornamental trees of a species common to the area
distance from the new lines. REC's vegetation
proposed wider clear
should be interspersed among the trees required by the
management brochure (Attachment A), which
zones are in place.
preceding paragraph. The ornamental trees need not alternate
appears to be geared toward distribution lines
one for one with the large shade trees. They may be planted
(not transmission lines), suggests that large trees
among the large shade trees in a less regular spacing pattern.
should be planted no closer than 65' from utility
c. In situations where appropriate, a three or four board
lines. That is considerably more than the 37.5'
fence or low stone wall, typical of the area, should align the
that would be the new easement on both sides of
frontage of the Entrance Corridor street.
the poles. The brochure indicates that medium
d. An area of sufficient width to accommodate the foregoing
and low trees can be planted much closer to
plantings and fencing should be reserved parallel to the
utility poles. Though not proposed by REC, an
Entrance Corridor street, and exclusive of road right-of-way
additional increase in the proposed easement
and utility easements.
could provide for safe planting of trees on the
west side of the utility corridor. Incorporating a
mixture of medium to large shrubs and low trees
would help harmonize appearances along the
street and offset the negative visual impacts of
the proposal along this important Entrance
Corridor.
33
Landscaping along interior roads:
No interior roads are proposed.
None.
34
Landscaping along interior pedestrian ways:
No pedestrian was are proposed.
None.
35
Landscaping of parking areas:
No parking areas are proposed.
None.
36
Landscaping of buildings and other structures:
No buildings are proposed. Shrubs could be
See #32.
a. Trees or other vegetation should be planted along the
added to the informal mix of shade and
front of long buildings as necessary to soften the appearance
ornamental trees to broaden the diversity of the
of exterior walls. The spacing, size, and type of such trees or
planting and to further balance the visual impact
vegetation should be determined by the length, height, and
of the power poles and lines.
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: a. Plant species required should be as
No new plants are proposed.
None at this time.
approved by the Staff based upon but not limited to the
Generic Landscape Plan Recommended Species List and
Native Plants for Virginia Landscapes (Appendix D).
38
Plant health: The following note should be added to the
No new plants are proposed.
None at this time.
landscape plan: "All site plantings of trees and shrubs shall
be allowed to reach, and be maintained at, mature height; the
topping of trees is prohibited. Shrubs and trees shall be
pruned minimally and only to support the overall health of
theplant."
Site Development and layout, Development pattern
6
Site development should be sensitive to the existing natural
This proposal does include tree removal, but no
Provide an analysis of the
landscape and should contribute to the creation of an
grading, no impact to river/stream valleys, and
entire project area
organized development plan. This may be accomplished, to
no buildings. No new planting is proposed. The
identifying locations
the extent practical, by preserving the trees and rolling
narrative indicates that the proposed clearing will
where the native Virginia
terrain typical of the area; planting new trees along streets
provide the opportunity for a native Virginia
meadow strategy and
and pedestrian ways and choosing species that reflect native
meadow and low -growing shrub landscape to
pollinator gardens will be
forest elements; insuring that any grading will blend into the
develop naturally in the expanded easement area.
implemented. Outline the
surrounding topography thereby creating a continuous
However, unmanaged areas, especially along
steps that will be taken,
landscape; preserving, to the extent practical, existing
roadways, are likely to be colonized by non-
beyond tree clearing and
significant river and stream valleys which may be located on
native invasive species. Also, the narrative
trimming, to establish and
the site and integrating these features into the design of
mentions native species pollinator gardens, but
maintain the meadows,
surrounding development; and limiting the building mass
no designs have been provided or planting areas
low growing shrub
and height to a scale that does not overpower the natural
specified. It is highly unlikely that the noted
landscapes, and native
settings of the site, or the Entrance Corridor.
landscapes will establish without detailed
species pollinator
mana ement plans.
gardens.
39
The relationship of buildings and other structures to the
No travelways, buildings, or circulation systems
See landscaping
Entrance Corridor street and to other development within the
are proposed. Trees exist in parts of the proposed
recommendations, above.
corridor should be as follows:
easement area. No single specimen is known to
a. An organized pattern of roads, service lanes, bike paths,
be particularly significant, but as a whole, the
and pedestrian walks should guide the layout of the site.
wooded area contributes significantly to the
b. In general, buildings fronting the Entrance Corridor street
character of the corridor. Increasing the height of
should be parallel to the street. Building groupings should
the poles and lines, expanding the easements,
be arranged to parallel the Entrance Corridor street.
cutting and limbing trees, and eliminating
c. Provisions should be made for connections to adjacent
screening vegetation will change the view along
pedestrian and vehicular circulation systems.
the EC. This impact could be mitigated with the
d. Open spaces should be tied into surrounding areas to
planting of new trees and shrubs.
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.
40-44
Site Grading
No grading is proposed.
None.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Increased visual impact resulting from the increased height of the power poles and lines, tree removal, and limbing
2. Proposed treatment of the expanded easement areas
3 Other opportunities to mitigate visual impacts: new landscaping, additional expanded easements, planting and maintenance plans
Staff recommends that the ARB forward the following recommendation on the Special Use Permit to the Planning Commission and Board of
Supervisors:
The ARB recognizes the need for a reliable power supply and the limitations associated with screening utility lines, as well as the opportunity to
offset the increased negative visual impacts of REC's enhancement project in one of the County's primary Entrance Corridors. The ARB has no
objection to the proposed use with the condition that landscaping is provided as follows, to the satisfaction of the ARB:
1. Provide an analysis of the entire project area and identify planting areas, either within the proposed easements or within additional
easements, that will be used to meet the Entrance Corridor Design Guidelines. Existing plant material may be retained to meet this
requirement where possible. Plantings should be proposed in areas where no planting currently exists, where screening will be removed, in
areas exposed to view by the proposed clearing, and where trees will be removed once the proposed wider clear zones are in place.
2. Provide an analysis of the entire project area identifying locations where the native Virginia meadow strategy and pollinator gardens will be
implemented. Outline the steps that will be taken, beyond tree clearing and trimming, to establish and maintain the meadows, low growing
shrub landscapes, and native species pollinator gardens.
ATTACHMENTS
A: REC's "Vegetation Management" brochure
B: Applicant's proposal
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
1-7
Special Use Permit Plans: Title Sheet, Transmission Line Improvement Plan
2-18-20
Project Narrative with Exhibits SP
2-18-20
ARB Narrative — Supplement to SUP Narrative
2-18-20
Figure 1: View of completed power line upgrade in Greene County.
Figure 2: Google street view looking southwest showing the cleared frontage of a residential property in the corridor.
Figure 3: Google street view looking south showing the cleared frontage of a commercial property in the corridor.
Figure 4a: Photo looking south showing a representative frontage condition along the corridor with wooded, cleared ,frontage and open view of the
power lines.
10
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Figure 5a: Photo looking north showing a representative frontage condition along the corridor with wooded area divided by the power lines and
screening vegetation remaining along the street.
12
Figure 5b: Google street view looking south showing a representative frontage condition along the corridor with wooded area divided by the power lines
and screening vegetation remaining along the street.
13
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