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HomeMy WebLinkAboutARB202000024 Staff Report 2020-05-18 (2)Project #/Name ARB-2020-24: Spring Hill Village Review Type Final Site Plan Parcel Identification 09000000002800 Location 1776 Scottsville Road Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC) Owner/Applicant Stanley Martin Companies, LLC/Collins Engineering (Scott Collins) Magisterial District Scottsville Proposal To construct 100 single-family attached residential units with associated site improvements. Context Gropen Signs is located to the northeast of the site. Single-family residences are located along this stretch of the Rt. 20 Entrance Corridor. The east side of Rt. 20 is designated Rural Areas. (Figure 2) Visibility The development will be readily visible from the Rt. 20 Entrance Corridor. The site rises westward from an approximate elevation of 530' near Block A at the northeast corner of the property on Rt. 20 to 630' near Block E at the northwest corner on Avon Street. This steady increase in site elevation will make the tops of each successive block of residences visible above the block below it. All Meeting Date May 18, 2020 Staff Contact Paty Saternye PROJECT HISTORY DATE APPLICATION RESULT 1/21/2016 ARB-2015-148 ARB provided comments on the initial site plan for Spring Hill Village. 4/18/2016 ARB-2016-30 ARB provided comments on the final site plan for Spring Hill Village. 11/5/2018 ARB-2018-128 ARB provided comments on the initial site plan for Spring Hill Village Blocks B through G. 5/18/2020 1 ARB-2020-24 ARB will review the final site plan for Spring Hill Village Blocks B through G. BACKGROUND The ARB reviewed initial and final site plans for a Spring Hill Village mixed -use development including attached and detached residential units in 2015 and 2016. That review addressed impacts to both Avon Street Extended and Rt. 20. The ARB approved the final plan, pending staff administrative approval of conditions. A revised plan was not submitted to address those conditions. The Entrance Corridor regulations are not currently being applied to Avon Street Extended., the development was redesigned and the initial site plan in 2018 was reviewed solely for impacts on the Rt. 20 Entrance Corridor. Residential units in the current plan are all attached units. ANALYSIS REF GUIDELINE 8/20/2018 COMMENTS I CURRENT ISSUE RECOMMENDATION Compatibility with significant historic sites: Compatibility with the character of the Entrance Corridor 1 The goal of the regulation of the design of development within Submit architectural designs This development is located at the southern Provide the product line, and the designated Entrance Corridors is to insure that new for review. edge of the County's development area, and the specific color name, for the development within the corridors reflects the traditional zoning, uses, and building types in the proposed asphalt shingles. A architecture of the area. Therefore, it is the purpose of ARB Note for future submittals that immediate vicinity vary greatly (Figure 2). The material sample may be review and of these Guidelines, that proposed development the Block A building will need Gropen industrial building (Figure 3) is adjacent required. within the designated Entrance Corridors reflect elements of to address EC Guidelines to the north, single family detached residences design characteristic of the significant historical landmarks, requirements for scale, are located along Rt. 20 (Figure 4), and there is Note for future submittals that buildings, and structures of the Charlottesville and Albemarle proportion, massing, detailing, a landscape of rolling hills along the corridor. the Block A building will need area, and to promote orderly and attractive development within lack of blankness, etc. Consequently, harmonizing proposed to address EC Guidelines these corridors. Applicants should note that replication of historic development with the existing character of the requirements for scale, structures is neither required nor desired. Remove the footprints of future phase buildings from corridor can be a challenge. A loose connection to the historic architecture of the area is seen in proportion, massing, detailing, lack of blankness, etc. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of the plan. the use of standard residential building forms, buildings, land, and vegetation. In order to accomplish the like pitched roofs, grouped windows, integration of buildings, land, and vegetation characteristic of A "back of building" architectural elements emphasizing entrances these sites, the Guidelines require attention to four primary appearance will not be and windows, and masonry materials forming a factors: compatibility with significant historic sites in the area; appropriate for Block A or base with vertical and/or horizontal siding the character of the Entrance Corridor; site development and Block B elevations facing Rt. above. Facades of the units are shifted layout; and landscaping. 20. forward/back 2', avoiding a continuous building facade. These elements and the distribution of 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically Incorporate sufficient materials, together with the unit heights and significant buildings in the Charlottesville and Albemarle area. fenestration and detailing to widths, help establish human scale, but there is Photographs of historic buildings in the area, as well as drawings eliminate blankness in the side no strong connection to the historic architecture of architectural features, which provide important examples of elevations visible from Rt. 20. of the area. The predominant character is that of this tradition are contained in Appendix A. a contemporary residential development. 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the The material and color for the shingles have area's historic structures is not intended to impose a rigid design been specified as Owen Coming's black asphalt solution for new development. Replication of the design of the shingles. However, the product line and important historic sites in the area is neither intended nor specific color name have not been provided, so desired. The Guideline's standard of compatibility can be met the exact appearance is unclear. through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as A building footprint is no longer shown in traditional. The Guidelines allow individuality in design to Block A, since it is a future phase. accommodate varying tastes as well as special functional requirements. 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural characteristics throughout the Entrance Corridor in order to achieve unity and coherence. Building designs should demonstrate sensitivity to other nearby 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. 10 Buildings should relate to their site and the surrounding context of buildings. 9 Building forms and features, including roofs, windows, doors, Homeowners can choose from two options — None. materials, colors and textures should be compatible with the one with a front roof terrace, and one without. forms and features of the significant historic buildings in the The primary building material is Hardiplank area, exemplified by (but not limited to) the buildings described siding in a range of colors (cobblestone, aged in Appendix A [of the design guidelines]. The standard of pewter, pearl gray, gray slate, arctic white, light compatibility can be met through scale, materials, and forms mist) that have been approved for other projects which may be embodied in architecture which is contemporary in the ECs. Note that colors are not specified for as well as traditional. The replication of important historic sites units, but the applicant has clarified that when in Albemarle County is not the objective of these guidelines. both horizontal and vertical siding are used in a single unit, a single color will be used. Masonry is shown as a possible secondary base material. The architect has clarified that the masonry is limited to stone (ProVia Piedmont Limestone) — no brick is proposed. The stone is a mix of tan and brown and has an appropriate appearance. 11 The overall design of buildings should have human scale. Scale Maximum building height is noted on the site Revise the building elevations should be integral to the building and site design. plan cover sheet as 50' for blocks A, B and E, and 40' for the remaining blocks. The "Building to clearly identify overall height of all unit types. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. and Residential Heights (MAX.)" note on the Revise all labels and same sheet specifies that villa and townhouse dimensions on the elevations unit heights shall not exceed 30'. However, and building sections to have actual heights for units adjacent to Rt. 20 (84- text that is forward facing. 100) are just under 35' and 37' (measured to the midpoint of the roof). Overall heights are not Revise the maximum proposed provided and, generally, the elevations have few building height on the site plan dimensions and some of the text in the few cover sheet to match the actual labels that are provided is backwards and not proposed building heights. legible. Clearly indicate an elevation Drawings have been provided for some type for each unit. Submit elevations of some units. The submitted elevations, if not already elevations may also correspond to other units in provided, for the following: the development, but this isn't clear from the • Front elevations of 29-38, submittal. Front and rear elevations were not 50-63 provided for townhouse units 1-22. At 195' • Front and rear elevations 1- away from Rt. 20, these units are expected to be 22 visible across the open Block A, along Dauphin • Rear elevations 43-49 Drive, and across the Gropen parcel where some • Side elevations 6, 11, 16, 23 landscaping exists but does not screen the Alternatively, provide site development. Figure 5 illustrates the view from sections showing units/blocks the Gropen entrance, with grading of the subject that will have no visibility parcel visible just beyond the trees. from Rt. 20. With the 100' grade change across the site, from Ensure that the rear elevations Rt. 20 to Avon Street Extended, other portions for units 1 through 22 show of the site (Blocks E, F, G and the western fenestration and architectural portions of Blocks C and D) are expected to be details sufficient to establish visible from the EC. In particular, the upper an appropriate appearance for portions of the elevations of each successive the EC. block of residences will be visible above the block below it. A clear understanding of the appearance of each block is needed. 13 Any appearance of "blankness" resulting from building design Some of the elevations that will be visible from Revise the side elevations of should be relieved using design detail or vegetation, or both. the corridor are significantly lacking in detail. townhouse units 1, 84, and 100 This includes the side elevations for unit 1 in and villa unit 71 to incorporate Block C, side elevations in Block B, and the sufficient detail to eliminate side and rear elevations of the Block D villa blankness. units. The topography of the site and the view across the project entrance, Block A, and the Revise the rear elevations of Block D community park will allow visibility of units 64 through 71, and 76 the rear of the Block D units. Other Block D through 83 to incorporate units will be visible along the southern property sufficient detail to eliminate line. Additional architectural detail should be blankness. added to sides of townhouse units 1, 84 & 100 and villas 71 since they will be most visible from the EC. 14 Arcades, colonnades, or other architectural connecting devices Blocks are not joined by connecting devices. None. should be used to unify groups of buildings within a development. 15 Trademark buildings and related features should be modified to The townhouses and villas do not have the None. meet the requirements of the Guidelines. appearance of typical trademark structures, but it is likely that these designs have been and/or will also be built outside the Spring Hill Village development. 16 Window glass in the Entrance Corridors should not be highly The standard window glass note is not included Provide the standard window tinted or highly reflective. Window glass in the Entrance in the architectural drawings. glass note in the architectural Corridors should meet the following criteria: Visible light drawings. transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application or flnal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into Indicate on the plan the The locations of the HVAC units are not Indicate on the plan the the overall plan of development and shall, to the extent possible, locations of proposed HVAC identified on the plans so the need for screening locations of proposed HVAC be compatible with the building designs used on the site. equipment. Show on the plan how visibility of this cannot be determined at this time. Of particular concern is the potential for equipment in the equipment. Show on the plan how visibility of this 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features equipment will be eliminated side yards of Block B, and the side or rear yards equipment will be eliminated will still have a negative visual impact on the Entrance Corridor from the Rt. 20 EC. of Blocks C and D. Although the residential from the Rt. 20 EC. street, screening should be provided to eliminate visibility. a. units in Block B (Lots 84 through 100) face Rt. Loading areas, b. Service areas, c. Refuse areas, d. Storage Provide a fence detail in the 20, which is not usually the location of HVAC Revise the site plan to show areas, e. Mechanical equipment, plan. Indicate size, materials, units, any mechanical equipment in their side the wooden privacy fence on f. Above -ground utilities, and g. Chain link fence, barbed wire, and colors. yards could be visible. Also, mechanical the south property line on all razor wire, and similar security fencing devices. equipment in the side or rear yards of Blocks C (Lots 1 through 15) and D (64 through 71 and sheets. Provide a fence detail in the plan. Indicate size, 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of: 76 through 83), could be visible from the EC. materials, and colors. a. Walls, b. Plantings, and c. Fencing. A 6' wooden privacy fence is proposed along If a fence is proposed along the southern property line. A 10' landscaping the EC show it and label it on and maintenance easement is provided on the all site plan sheets, include a development side of the fence. No fence detail fence detail, specify the is included in the plan. The privacy fence is not material, color and shown consistently throughout the site plan. manufacturer. Samples may be necessary. A fence is shown along the full length of the EC, with what appears to be columns on either Revise the landscape plan to side of the entrance, in the landscape plan sheet. fully coordinate with all However, it is not shown on any other site plan aspects of the site plan. sheet. No label or detail is provided for the Ensure that the unit types, unit fence and it is not shown in the renderings. locations, driveways, walkways and trails, utilities The fence along the EC is only one of many and utility easements are inconsistencies between the landscape plan and shown in the same location as the other pages of the ARB site plan on the other site plan sheets. submission. The trail system in Block E, F & G, the unit types and groupings in Blocks F & G and the unit groupings in Block B are inconsistent. These changes also impact the utility locations, which directly impact available locations for landscaping, especially the street trees. 20 Surface runoff structures and detention ponds should be designed Revise the plan to provide The above ground stormwater facility in Block Reduce the size of the above to fit into the natural topography to avoid the need for screening. sufficient planting area B has been moved to the southern border of the ground stormwater facility in When visible from the Entrance Corridor street, these features between the property line parcel and greatly expanded in size from what Block B and coordinate the must be fully integrated into the landscape. They should not have along Rt. 20 and the Block A was shown in the initial site plan. The facility, landscaping to further mitigate the appearance of engineered features. water detention facility, the Block B water detention as currently shown, is not an integrated landscape feature in the site and is expected to its impacts on the EC. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site facility, and the low point have an adverse visual impact on the EC. See Recommendation #7 to the extent possible. adjacent to the Block B below. facility, all free of utility The easements for the underground stormwater conflicts. facilities are not shown on the landscape plan sheets. Therefore, it cannot be determined if there is sufficient landscaping area to meet the landscaping requirements. 21 The following note should be added to the site plan and the Add the standard mechanical The standard mechanical equipment note has Add the standard mechanical architectural plan: "Visibility of all mechanical equipment from equipment note to both the site been included in the site plan but is not included equipment note to the the Entrance Corridor shall be eliminated." and architectural plans. in the plans. architectural plans. 22-31 Lighting None. No street lighting is proposed in the None. development. Landscaping 7 The requirements of the Guidelines regarding landscaping are Provide on -site planting area Utilities and utility and drainage easements are Revise all sheets of the intended to reflect the landscaping characteristic of many of the along the EC free of utilities not all shown on the landscape plan sheets. landscape plan to show all area's significant historic sites which is characterized by large and easements. existing utilities and utility shade trees and lawns. Landscaping should promote visual order Although two shade trees species and two drainage easements. Ensure within the Entrance Corridor and help to integrate buildings into Provide frontage planting in a ornamental tree species have been proposed all landscaping does not the existing environment of the corridor. naturalistic pattern rather than in a strictly linear form. along Rt. 20, the pattern is primarily linear. The quantity of large shade trees must meet the conflict with the utilities or their easements. 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar requirement (1 tree for every 35' = xx large characteristics. Such common elements allow for more Clarify the extent of tree shade trees), but the spacing can be altered (and Provide frontage planting in a flexibility in the design of structures because common landscape removal and tree replacement shade and ornamental trees added) to achieve naturalistic pattern rather than features will help to harmonize the appearance of development planned with off -site work the naturalistic pattern. in a strictly linear form. as seen from the street upon which the Corridor is centered. along the ECs. Show how an appropriate appearance for the Medium and small deciduous shade trees, which Revise the street trees along 32 Landscaping along the frontage of Entrance Corridor streets should include the following: EC will be maintained. are 2 '/2" caliper in size, have been proposed the EC to be large deciduous a. Large shade trees should be planted parallel to the Entrance along the EC and do not meet the minimum trees of 3 '/2" caliper and Corridor Street. Such trees should be at least 3'/2 inches caliper requirements. Although the overhead utility provide sufficient landscaping (measured 6 inches above the ground) and should be of a plant lines are not shown on the landscape plan, it area, outside of the utility species common to the area. Such trees should be located at least appears that the street trees are proposed easements, to ensure they do every 35 feet on center. directly under the utility lines. not conflict with the existing b. Flowering ornamental trees of a species common to the area or proposed easements. should be interspersed among the trees required by the preceding See current issue 17. The fence shown along paragraph. The ornamental trees need not alternate one for one the EC in the landscape plan appears to be in See recommendation 17. with the large shade trees. They may be planted among the large very close proximity to the street trees. shade trees in a less regular spacing pattern. Ensure that any fence along c. In situations where appropriate, a three or four board fence or Large shade trees are provided along interior the EC does not conflict with low stone wall, typical of the area, should align the frontage of roads, but 40' spacing is not consistent, as the location of the street trees. the Entrance Corridor street. follows: d. An area of sufficient width to accommodate the foregoing - 2 trees missing from east side and 1 from west Revise spacing of the large plantings and fencing should be reserved parallel to the Entrance side of Berwyn Lane shade trees along the interior Corridor street, and exclusive of road right-of-way and utility - 2 trees missing form south and west side of roads to meet the 40' on center easements. Loyola Way minimum spacing. Add one 33 Landscaping along interior roads: Possible locations for the missing trees are: additional tree to the west side a. Large trees should be planted parallel to all interior roads. • on east side of unit 71, of Berwyn Lane, two trees to Such trees should be at least 2'/2 inches caliper (measured six • on south of the unit 84 driveway, the east side of Berwyn Lane inches above the ground) and should be of a plant species • on north of unit 94 driveway, and two trees to the south and common to the area. Such trees should be located at least every • on south of unit 95 driveway, west side of Loyola Way. 40 feet on center. • in front of unit 67 (with corresponding shift of tree in front of lot 68), See recommendations for #17- 34 Landscaping along interior pedestrian ways: a. Medium trees should be planted parallel to all interior Note that there is a lack of coordination between 19 above. pedestrian ways. Such trees should be at least 2'/2 inches caliper the landscape plan and the rest of the site plan in (measured six inches above the ground) and should be of a reference to units 43 through 60. The unit type, Revise the trees along species common to the area. Such trees should be located at least and building grouping is different. Also, pedestrian ways to be medium every 25 feet on center. throughout the landscape plan, the water lines and water meters are not shown. Both factors shade trees of 2 '/2" caliper and ensure that all portions of the 35 Landscaping of parking areas: a. Large trees should align the perimeter of parking areas, make it difficult to determine if landscape pedestrian ways have trees located 40 feet on center. Trees should be planted in the interior guidelines are being met, but locations may be proposed along them. of parking areas at the rate of one tree for every 10 parking available: spaces provided and should be evenly distributed throughout the • between the intersection with Dauphin Drive Coordinate the trail system interior of the parking area. and unit 50, throughout the site plan and b. Trees required by the preceding paragraph should measure 2'/Z • in front of units 51, 52, 54, 56, 57 and 58. show medium shade trees, of 2 inches caliper (measured six inches above the ground); should 1/2' caliper, every 25'. be evenly spaced; and should be of a species common to the The pedestrian pathways between Blocks F & G area. Such trees should be planted in planters or medians in the landscape plan do not match the Revise the landscape plan to sufficiently large to maintain the health of the tree and shall be pedestrian ways shown on the rest of the site show the standard plant health protected by curbing. plan sheets. note. c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs There are trees, with an average spacing of 25' should measure 24 inches in height. on center, proposed along most of the pedestrian ways shown on the landscape plan but many of 36 Landscaping of buildings and other structures: a. Trees or other vegetation should be planted along the front of them are not medium shade trees and do not long buildings as necessary to soften the appearance of exterior have a minimum caliper of 2 'h". However, walls. The spacing, size, and type of such trees or vegetation some of the shorter trails do not have trees should be determined by the length, height, and blankness of proposed along them and the trail system shown such walls. in the landscape plan does not match the trails b. Shrubs should be used to integrate the site, buildings, and shown on the rest of the site plan sheets. other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should There are multiple small parking areas dispersed measure at least 24 inches in height. throughout the development. All have large shade trees of 2 '/2" caliper spaced 40' along 37 Plant species: a. Plant species required should be as approved by the Staff their perimeter. based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants for Virginia The standard plant health note is not included in Landscapes (Appendix D . the site plan. 38 Plant health: The following note should be added to the 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 paftern 6 Site development should be sensitive to the existing natural See recommendations at 1-16. The Block B townhouses (units 83 through 100) None. landscape and should contribute to the creation of an organized are oriented parallel to the EC and front development plan. This may be accomplished, to the extent elevations face the street. practical, by preserving the trees and rolling terrain typical of the area; planting new trees along streets and pedestrian ways and choosing species that reflect native forest elements; insuring that any grading will blend into the surrounding topography thereby creating a continuous landscape; preserving, to the extent practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design of surrounding development; and limiting the building mass and 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. £ 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 Provide on the plan top- and Retaining walls are proposed along a portion of Provide information on the surrounding conditions by limiting the use of retaining walls and bottom -of -wall elevations for the northern property line, along the northern material, color and by shaping the terrain through the use of smooth, rounded land the retaining walls. portion of Avon Street Extended, between manufacturer of the retaining forms that blend with the existing terrain. Steep cut or fill sections Blocks F and G, between Blocks D and G, at the walls. A sample maybe are generally unacceptable. Proposed contours on the grading plan Round proposed contours northern edge of Block B and between the required. shall be rounded with a ten foot minimum radius where they meet where they meet the adjacent Block B stormwater pond and the southern the adjacent condition. Final grading should achieve a natural, condition for a more natural property line. Along the northern property line Consider a large evergreen rather than engineered, appearance. Retaining walls 6 feet in appearance. there is a single retaining wall that begins screening shrub between the height and taller, when necessary, shall be terraced and planted to approximately 240' from Rt. 20 and is 660' terraced retaining walls. blend with the landscape. long. This portion of the wall is screened from the northern property line by a line of evergreen Round proposed contours for a trees for the first 135' of its length. At 375' more natural appearance. from Rt. 20 a second wall is added. This wall is closer to the property line leaving insufficient width for the screening trees along the property line. At this point, however, the distance from the EC, as well as the screening trees proposed between the terraced walls, limit their visual impact on the EC. "Emerald Sentinel" Eastern Redcedar are proposed between the terraced retaining walls. A large evergreen tree could cause significant damage to the retaining walls. The walls at the northern edges of Block B and between the Block B stormwater pond and the southern property line will be visible from the EC. The wall at the northern edges of Block B is 80' from Route 20 and is 56' long and 4' high. The wall between the Block B stormwater pond and the southern property line is 23' from Route 20 and is 58' long and 4' high. Their close proximity to Route 20 increases the effect they may have on the EC. However, insufficient information has been provided to determine if these walls will be coordinated with the landscaping in order to minimize any adverse impacts. No information has been provided on the material, color or manufacturer of the retaining walls, and a sample has not been provided. The other walls in the development are not expected to have a negative impact on the EC. Top- and bottom- of -wall elevations have been provided. Proposed contours are not well rounded in some of the front yards parallel to the EC, at the back of some of the units in Block D near the southern property line, and on one of the corners of the pad site in Block A. 41 No grading, trenching, or tunneling should occur within the drip None. The plan shows no trees to remain. None. line of any trees or other existing features designated for preservation in the final Certificate of Appropriateness. Adequate tree protection fencing should be shown on, and coordinated throughout, the grading, landscaping 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. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The size and integration of the above ground stormwater facility in Block B. 2. Overhead utility easement and landscape coordination. 3. Visibility of units further from EC and at higher elevations. 4. Architectural design of the townhouse and villa units and the impact of the rear and side elevations on the EC. 5. Proposed building materials and colors (no specific locations, inconsistency). 6. The fence along the EC: design and the coordination throughout the plan 7. Coordination of the landscape and site plans. Regarding the Final Site Plan: Staff recommends approval with the following conditions: 1. Provide the product line, and specific color name, for the proposed asphalt shingles. A material sample may be required. 2. Note for future submittals that the Block A building will need to address EC Guidelines requirements for scale, proportion, massing, detailing, lack of blankness, etc. 3. Revise the building elevations to clearly identify overall height of all unit types. 4. Revise all labels and dimensions on the elevations and building sections to have text that is forward facing. 5. Revise the maximum proposed building height on the site plan cover sheet to match the actual proposed building heights. 6. Clearly indicate an elevation type for each unit. Submit elevations, if not already provided, for the following: • Front elevations of 29-38, 50-63 • Front and rear elevations 1-22 • Rear elevations 43-49 • Side elevations 6, 11, 16, 23 Alternatively, provide site sections showing units/blocks that will have no visibility from Rt. 20. 7. Ensure that the rear elevations for units 1 through 22 show fenestration and architectural details sufficient to establish an appropriate appearance for the EC. 8. Revise the side elevations of townhouse units 1, 84, and 100 and villa unit 71 to incorporate sufficient detail to eliminate blankness. 9. Revise the rear elevations of units 64 through 71, and 76 through 83 to incorporate sufficient detail to eliminate blankness. 10. Provide the standard window glass note in the architectural drawings: Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application for final review. 11. Indicate on the plan the locations of proposed HVAC equipment. Show on the plan how visibility of this equipment will be eliminated from the Rt. 20 EC. 12. Revise the site plan to show the wooden privacy fence on the south property line on all sheets. Provide a fence detail in the plan. Indicate size, materials, and colors. 13. If a fence is proposed along the EC show it and label it on all site plan sheets, include a fence detail, specify the material, color and manufacturer. Samples maybe necessary. 14. Revise the landscape plan to fully coordinate with all aspects of the site plan. Ensure that the unit types, unit locations, driveways, walkways and trails, utilities and utility easements are shown in the same location as on the other site plan sheets. 15. Reduce the size of the above ground stormwater facility in Block B and coordinate the landscaping to further mitigate its impacts on the EC. 16. Add the standard mechanical equipment note to the architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 17. Revise all sheets of the landscape plan to show all existing utilities and utility drainage easements. Ensure all landscaping does not conflict with the utilities or their easements. 12 18. Provide frontage planting in a naturalistic pattern rather than in a strictly linear form. 19. Revise the street trees along the EC to be large deciduous trees of 3 %2" caliper and provide sufficient landscaping area, outside of the utility easements, to ensure they do not conflict with the existing or proposed easements. 20. Ensure that any fence along the EC does not conflict with the location of the street trees. 21. Revise spacing of the large shade trees along the interior roads to meet the 40' on center minimum spacing. Add one additional tree to the west side of Berwyn Lane, two trees to the east side of Berwyn Lane and two trees to the south and west side of Loyola Way. 22. Revise the trees along pedestrian ways to be medium shade trees of 2 1/a" caliper and ensure that all portions of the pedestrian ways have trees proposed along them. 23. Coordinate the trail system throughout the site plan and show medium shade trees, of 2 1/2' caliper, every 25'. 24. Revise the landscape plan to show the standard plant health note: 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. 25. Provide information on the material, color and manufacturer of the retaining walls. A sample may be required. 26. Consider a large evergreen screening shrub between the terraced retaining walls. 27. Round proposed contours for a more natural appearance. ATTACHMENTS Applicant's submittal items: 1: Spring Hill Village — ARB Narrative 2: Spring Hill Village — ARB Plan 3: Spring Hill Village — ARB Renderings 4: Spring Hill Village — ARB Materials List 5: Spring Hill Village — Stone Veneer Photo 6: Spring Hill Village — ARB Building Elevations and Sections 13 or This report is based on the following submittal items: Sheet # Drawing Name Drawin Date/Revision Date 1 Cover Sheet 2/3/2020 2 Proffers 2/3/2020 3 1 Existing Conditions 2/3/2020 4 Overall Site Plan Layout 2/3/2020 5 Site Plan 2/3/2020 6 Site Plan 2/3/2020 7 Utility Plan 2/3/2020 8 1 Utility Plan 2/3/2020 9 Grading & Drainage Plan 2/3/2020 10 Grading & Drainage Plan 2/3/2020 11 Notes & Details 2/3/2020 12 Notes & Details 2/3/2020 13 Site Planting Key Plan 2/3/2020 14 Site Planting Plan: Community Park and Linear Park 2/3/2020 15 Site Planting Plan: Greenway Park & Greenway Entrance Park 2/3/2020 16 Site Planting Plan: Entrance Park and Dog Park 2/3/2020 Spring Hill Village Townhomes: Lot 1 side elevation 4/15/2020 Spring Hill Village Townhomes: Lot 23-28 front elevation & siding photos 3/10/2020 Spring Hill Village Townhomes: Lot 34-38 front elevation & siding photos 3/10/2020 Spring Hill Village Townhomes: Lot 39-42 front elevation & siding photos 3/10/2020 Spring Hill Village Villas: Lot 64 & 67 side elevations, Lot 64-67 rear elevations 4/15/2020 Spring Hill Village Villas: Lot 68 & 71 side elevations, Lot 66-71 rear elevations 4/15/2020 S ring Hill Village Villas: Lot 72 & 75 side elevations, Lot 72-75 rear elevations 4/15/2020 Spring Hill Village Villas: Lot 76 & 79 side elevations, Lot 76-79 rear elevations 4/15/2020 Spring Hill Village Villas: Lot 80 & 83 side elevations, Lot 80-83 rear elevations 4/15/2020 14 Building Height Diagram: 326 Pe 20' 4/15/2020 Building Height Diagram: D25 Hugo 16' 4/15/2020 Spring Hill Village Townhomes: Lot 84-88 front elevation without optional front 4/15/2020 rooftop terrace Spring Hill Village Townhomes: Lot 84-88 front elevation with optional front rooftop 4/15/2020 terrace Spring Hill Village Townhomes: Lot 84 & 88 side elevations 4/15/2020 Spring Hill Village Townhomes: Lot 89-94 front elevation without optional front 3/10/2020 rooftop terrace Spring Hill Village Townhomes: Lot 89-94 front elevation with optional front rooftop 4/15/2020 terrace Spring Hill Village Townhomes: Lot 89 & 94 side elevations 4/15/2020 Spring Hill Village Townhomes: Lot 95-100 front elevation without optional front 4/15/2020 rooftop terrace Spring Hill Village Townhomes: Lot 95-100 front elevation with optional front rooftop 4/15/2020 terrace Spring Hill Village Townhomes: Lot 95 & 100 side elevations 4/15/2020 Stone Veneer — ProVia - Piedmont Limestone Picture 4/15/2020 Narrative for project and photos of site 2/3/2020 Materials list 3/10/2020 Materials: Stone Veneer — ProVia - Piedmont Limestone; Hardiplank — James Hardie - Arctic White; Hardiplank — James Hardie -Grey Slate Hardiplank — James Hardie -Pearl Grey; Hardiplank — James Hardie -Aged Pewter; Hardiplank — James Hardie - Cobblestone; Hardiplank — James Hardie -Light Mist; Asphalt Shingles -Owning Coming -Black 15 ARB2020-24 Online GIS Vicinitv 4-27-2020 90C1-01--2090C1-02-=35 "- r1Ai-C 3a 9oc1•a1--A1 Svc 9a-35W Le end 1 -/01 •-� ti+9U-35J( .9Q 91-18B IHoom :�>; o+r,.dp tee, rw.trnraearnl�end, f 9UC1 O?- Cr�O� r �S"fi P rrpl l„r �o�o r � 3 90-35M d i0?'-.3U '4a 9p Cr.� ^• -`t 9(1 , C� y Cy- ?: 9p �. �r1."?9 ��L. 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WGSBn Wee IMrc:rier (.Wxilury Spierej �EPSG 3B6]] Figure 1: Vicinity 16 iDrina Hill V19l q Figure 2: Existing Development in the vicinity. i 41 17 A �"*] NIP t -ww,- i rk o r• p rt�_ w, TP r � - - - WN, _ram, 4 - LJ �4 *aw COUNTY OF ALBEAL RLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 229024596 Phone (434) 296-5832 Fax (434) 972-4126 November 7, 2019 Scott Collins Collins Engineering 200 Garrett St. Ste. R Charlottesville, VA 2.2902 RE: ARB-2018-128: Spring Hill 'Village Initial Plan JMIParcel 09000000002800) Dear Mr. Collins, At its meeting on Monday, November 5, 2018 the Albemarle County Architectural Review Board, by a vote of 5:0, forward the following recommendations on the above -noted Initial Site Development Plan 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: None. a Regarding recommendations on the plan as it relates to the guidelines: None- 0 Regarding conditions to be satisfied prior to issuance of a grading permit: None. Regarding the final site plan submittal: I. Submit architectural designs for review. 2. Note for future submittals that the Block A building will need to address EC Guidelines requirements for scale, proportion, massing, detailing, lack of blankness, etc. 3. Remove the footprints of future phase buildings from the plan. 4. A "back of building" appearance will not be appropriate for Block A or Block B elevations facing Rt_ 20. 5. Incorporate sufficient fenestration and detailing to eliminate blankness in the side elevations visible from Rt. 20. 6. indicate on the plan the locations of proposed HVAC equipment. Show on the plan how visibility of this equipment will be eliminated from the Rt. 24 EC. 7, Provide a fence detail in the plan. Indicate size, materials, and colors, 8. Revise the plan to provide sufficient planting area between the property line along Rt. 20 9. and the Block A water detention tacility, the Block i3 water detention facility, and the low point adjacent to the Block B facility, all free of utility conflicts. 10. Add the standard mechanical equipment note to both the site and architectural plans. "'Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 11. Provide on -site planting area along the EC free of utilities and easements. 12. Provide frontage planting in a naturalistic pattern rather than in a strictly linear form. 13. Clarify the extent of tree removal and tree replacement planned with off site work along the ECs. Show how an appropriate appearance for the RC will be maintained. 14, Provide on the plan top- and bottom -of -wall elevations for the retaining walls. 15. Round proposed contours where they meet the adjacent condition for a more natural appearance. You may submit your application for continued AR'B review at your earliest convenience. Application forms, checklists and schedules are available on-line at www.albemarle.org/ARB. Please be certain that your AR13 submittal addresses the above -noted issues. If you have any questions concerning any of the above, please feel free to contact me. Sincerely, Margaret Maliszewski Chief of Planning/Resource Management 434-296-5832 x3276 cc: Spring Bill Land Development LLC 2635 Bennington Road Charlottesville, VA 22901 File A