HomeMy WebLinkAboutARB202000057 Staff Report 2020-07-06ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2020-57: Brookhill Blocks 9, 10 and 11 Initial Plan
Review Type
Review of a Final Site Development Plan and architectural design
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 (Figure 1). Block 9 is adjacent to Rt. 29. Block 10 is to the east of Block 9, and Block
11 is to the southeast. 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
July 6, 2020
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The ARB reviewed and recommended approval of an Initial Site Plan for these blocks on March 2, 2020. At that time, the ARB determined that Blocks 10 and 11 would not require further ARB review
due to limited visibility. Consequently, this staff report is limited to review of Block 9. No changes have been made to the architectural design since the March review. Primary changes to the site plan
since the March review are related to landscaping.
REF
GUIDELINE
MARCH 2, 2020
CURRENT ISSUE
CURRENT
RECOMMENDATION
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 designated Entrance
The architecture of
As indicated in the preliminary review,
None.
Corridors is to insure that new development within the corridors reflects the traditional
Blocks 10 and 11 does
the proposed designs are for residences,
architecture of the area. Therefore, it is the purpose of ARB review and of these
not require ARB review
so they incorporate basic architectural
Guidelines, that proposed development within the designated Entrance Corridors
due to anticipated lack of
elements derived from traditional
reflect elements of design characteristic of the significant historical landmarks,
visibility.
residential buildings, but the overall
buildings, and structures of the Charlottesville and Albemarle area, and to promote
character of the residences has no specific
orderly and attractive development within these corridors. Applicants should note that
Provide dimensioned
connection to local historic architectural
replication of historic structures is neither required nor desired.
architectural elevations
for review. Provide
trends.
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
material call -outs on the
Six blocks of townhouses are expected to
accomplish the integration of buildings, land, and vegetation characteristic of these
elevations.
have some visibility from the EC. The
sites, the Guidelines require attention to four primary factors: compatibility with
townhomes in each block are similar in
significant historic sites in the area; the character of the Entrance Corridor; site
Eliminate Arctic white,
overall character, but there is some
development and layout; and landscaping.
woodland cream,
cobblestone, sail cloth,
variation in details from block to block. A
representative block elevation was
3
New structures and substantial additions to existing structures should respect the
traditions of the architecture of historically significant buildings in the Charlottesville
pearl grey, and light mist
provided with callouts identifying
and Albemarle area. Photographs of historic buildings in the area, as well as drawings
from the color options for
Hardiplank siding, board and batten
of architectural features, which provide important examples of this tradition are
lots 1 and 20 — 33.
siding, Hardishake siding, metal roofs on
contained in Appendix A.
If colors will be selected
dormers, and stone veneer at the base of
the front walls. Residential units closest to
4
The examples contained in Appendix A should be used as a guide for building design:
the standard of compatibility with the area's historic structures is not intended to
by future owners, add a
the EC have their rear elevations facing
impose a rigid design solution for new development. Replication of the design of the
note to the architectural
the EC. These elevations are largely
important historic sites in the area is neither intended nor desired. The Guideline's
drawings stating that the
devoid of architectural detail and
standard of compatibility can be met through building scale, materials, and forms
same color cannot be
character. Based on the representative
which may be embodied in architecture which is contemporary as well as traditional.
used for adjacent units.
diagram, rear elevations are faced entirely
The Guidelines allow individuality in design to accommodate varying tastes as well as
with Hardiplank siding. There is no
special functional requirements.
material change at the base, no dormers
9
Building forms and features, including roofs, windows, doors, materials, colors and
break up the roofs, and no entrances are
textures should be compatible with the forms and features of the significant historic
marked with gables or decorative
buildings in the area, exemplified by (but not limited to) the buildings described in
detailing.
Appendix A [of the design guidelines]. The standard of compatibility can be met
through scale, materials, and forms which may be embodied in architecture which is
The developer is leaving the choice of
contemporary as well as traditional. The replication of important historic sites in
siding colors up to the property owners.
Albemarle County is not the objective of these guidelines.
Colors have been further limited since the
preliminary review to eliminate the lighter
shades. (Figure 2)
Additional dimensions have been
provided for the townhouses. Overall
height to the top of the roof is 29' 5.8".
Height to the top of the wall of the EC -
facing rear elevations is 20' 5". First story
cornice height is just over 10'. The scale
of the buildings is expected to appear
appropriate from the EC street.
The lack of detail on the EC -facing
elevations would not typically be
considered appropriate for the EC.
However, the required buffer along Rt. 29
is expected to reduce some of the visual
impact of the development on the EC. As
such, the buffer will also serve to promote
orderlyand attractive development.
5
It is also an important objective of the Guidelines to establish a pattern of compatible
See landscape
The landscape buffer that is required
See landscape
architectural characteristics throughout the Entrance Corridor in order to achieve unity
recommendations.
along Rt. 29 will establish a level of unity
recommendations.
and coherence. Building designs should demonstrate sensitivity to other nearby
and coherence along the corridor for the
structures within the Entrance Corridor. Where a designated corridor is substantially
development. The buffer will also help
developed, these Guidelines require striking a careful balance between harmonizing
reduce visibility of the residences.
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 should be integral to
None.
The townhomes are shown as 2 stories tall
None.
the building and site design.
plus a gabled roof. The elevations show
simple window and door openings.
Though the rear elevations are largely
devoid of architectural detail and
character, the windows, doors and wall
heights appear standard and reflective of
human scale. The roofs may have a
substantial visual impact as viewed from
the front and side, but this is not expected
to have a significant impact on the EC
street due to the orientation of the blocks
and the landscape buffer.
13
Any appearance of "blankness" resulting from building design should be relieved
See #9.
The lightest shades of siding have been
None.
using design detail or vegetation, or both.
eliminated from the available color
palette.
Side elevations include a few windows
and significant blank wall area. The Lot 1
townhouse is the only one in this block
that has a side elevation facing the EC.
With muted colors and landscaping in the
buffer, impacts are expected to be limited.
14
Arcades, colonnades, or other architectural connecting devices should be used to unify
None.
Connecting devices (beyond the attached
None.
groups of buildings within a development.
units) are not proposed.
15
Trademark buildings and related features should be modified to meet the requirements
None.
The proposed buildings are not
None.
of the Guidelines.
"trademark" in the traditional sense as it
has been applied to the Entrance
Corridors, but the villa design is being
built in other developments in the County.
16
Window glass in the Entrance Corridors should not be highly tinted or highly reflective.
None.
Given the site conditions, window glass is
None.
Window glass in the Entrance Corridors should meet the following criteria: Visible
not expected to have a significant impact
light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR)
on the EC.
shall not exceed 30%. Specifications on the proposed window glass should be
submitted with the application.for,final review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall plan of
None.
Accessory structures and equipment
None.
development and shall, to the extent possible, be compatible with the building designs
associated with the residences in Block 9
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 will still have a negative visual impact on the
Topography and the wooded buffer along
Entrance Corridor street, screening should be provided to eliminate visibility. a. Loading
Rt. 29 are expected to sufficiently
areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f.
minimize visibility of these items.
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 architectural plan: "Visibility
Add the standard
The note has been added to both the site
None.
of all mechanical equipment from the Entrance Corridor shall be eliminated."
mechanical equipment
and architectural plans.
note to the site and
architectural drawings.
Lighting
Provide sufficient details
The applicant indicates that no lighting is
None.
in the site plan to show
proposed.
that all proposed light
fixtures meet the
The standard lighting note has been added
requirements of the
to the plan.
lighting ordinance.
Add the standard lighting
note to the plan.
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to reflect the
Revise the buffer planting
The landscape plan has been revised to
Add shrubs to the mix of
landscaping characteristic of many of the area's significant historic sites which is
to include a greater
add trees consistently throughout the 30'
plants in the buffer.
characterized by large shade trees and lawns. Landscaping should promote visual order
variety of trees and
buffer. The buffer planting includes Sugar
within the Entrance Corridor and help to integrate buildings into the existing
shrubs, both deciduous
Maples, Oaks, Loblolly pines, Magnolias,
Coordinate the plant
environment of the corridor.
and evergreen.
and Eastern redcedar. There are no new
shrubs proposed for the buffer.
schedule with the
landscape plan.
8
Continuity within the Entrance Corridor should be obtained by planting different types
of plant materials that share similar characteristics. Such common elements allow for
Add trees in all areas of
more flexibility in the design of structures because common landscape features will
the 30' buffer that are to
In many cases, the numbers of plants
Clarify on the landscape
help to harmonize the appearance of development as seen from the street upon which
be disturbed.
drawn on the landscape plan don't match
plan the extent of
the Corridor is centered.
the quantities noted in the plant schedule.
planting included in
Block 9.
32
Landscaping along the frontage of Entrance Corridor streets should include the
following:
a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such
Some plant quantities exceed 25% of the
Limit the number of
trees should be at least 3%2 inches caliper (measured 6 inches above the ground) and
total of plants provided. Maintaining
proposed plants for any
should be of a plant species common to the area. Such trees should be located at least
quantities below 25% can contribute to a
one species to 25% of the
every 35 feet on center.
healthy landscape.
total proposed for that
b. Flowering ornamental trees of a species common to the area should be interspersed
plant type (tree, shrub).
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:
None.
Sidewalks are shown along the streets in
None.
a. Large trees should be planted parallel to all interior roads. Such trees should be at
Block 9. Trees are shown between the
least 2'/2 inches caliper (measured six inches above the ground) and should be of a
sidewalk and the street. The 40' spacing is
plant species common to the area. Such trees should be located at least every 40 feet
not consistent throughout due to the
on center.
locations of some driveways and utilities.
Trees in this area will be difficult to
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees
distinguish from the wooded buffer, as
should be at least 2'/2 inches caliper (measured six inches above the ground) and
viewed from the EC street.
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:
None.
Parking lots are not proposed in Block 9.
None.
a. Large trees should align the perimeter of parking areas, located 40 feet on center.
Trees should be planted in the interior of parking areas at the rate of one tree for every
10 parking spaces provided and should be evenly distributed throughout the interior of
the parking area.
b. Trees required by the preceding paragraph should measure 2'/2 inches caliper
(measured six inches above the ground); should be 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:
See #9.
The 4-unit townhouse blocks are
None.
a. Trees or other vegetation should be planted along the front of long buildings as
approximately 130' long. The rear
necessary to soften the appearance of exterior walls. The spacing, size, and type of
elevations are generally consistent in
appearance and there is a limited amount
such trees or vegetation should be determined by the length, height, and blankness of
of projection forward/back between
such walls.
adjacent units. Although the rear
b. Shrubs should be used to integrate the site, buildings, and other structures;
elevations lack architectural character and
dumpsters, accessory buildings and structures; "drive thru" windows; service areas;
detail, topography and trees in the buffer,
and signs. Shrubs should measure at least 24 inches in height.
and the use of muted colors, are expected
to sufficiently mitigate the appearance.
37
Plant species: a. Plant species required should be as approved by the Staff based upon
Recommendation: revise
The Russian sage remains on the plan.
Recommendation: replace
but not limited to the Generic Landscape Plan Recommended Species List and Native
all non-native plants to
the Russian sage with a
Plants or Virginia Landscapes (Appendix D .
nativespecies.
locally native plant.
38
Plant health: The following note should be added to the landscape plan: "All site
Add the standard plant
The note has been added to the plan.
None.
plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature
health note to the plan.
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 la out/Development pattern
6
Site development should be sensitive to the existing natural landscape and should
None.
The development exhibits an organized
None.
contribute to the creation of an organized development plan. This may be
pattern of roads and sidewalks. The
accomplished, to the extent practical, by preserving the trees and rolling terrain typical
residences in Block 9 are not exactly
of the area; planting new trees along streets and pedestrian ways and choosing species
parallel to the EC street; they are oriented
that reflect native forest elements; insuring that any grading will blend into the
along Koch Court, a new street located
surrounding topography thereby creating a continuous landscape; preserving, to the
between Rt. 29 and Archer Avenue,
extent practical, existing significant river and stream valleys which may be located on
which travels north/south through the
the site and integrating these features into the design of surrounding development; and
western end of the development. Despite
limiting the building mass and height to a scale that does not overpower the natural
the wooded buffer along Rt. 29, the
settings of the site, or the Entrance Corridor.
general view of the area will change; the
development will be evident beyond the
39
The relationship of buildings and other structures to the Entrance Corridor street and to
other development within the corridor should be as follows:
buffer.
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 surrounding conditions
None.
Significant grading is required to develop
None.
by limiting the use of retaining walls and by shaping the terrain through the use of
the property as proposed. Throughout the
smooth, rounded land forms that blend with the existing terrain. Steep cut or fill sections
plan, grading generally has an engineered
are generally unacceptable. Proposed contours on the grading plan shall be rounded with
appearance, including that which is
a ten foot minimum radius where they meet the adjacent condition. Final grading should
proposed into the 30' buffer along the EC.
achieve a natural, rather than engineered, appearance. Retaining walls 6 feet in height and
These areas will be replanted. The
taller, when necessary, shall be terraced and planted to blend with the landscape.
replanting and the 70' buffer are expected
to sufficiently minimize the impacts of the
radin on the EC.
41
No grading, trenching, or tunneling should occur within the drip line of any trees or other
Show tree protection
Tree protection fencing is shown at the
Add tree protection
existing features designated for preservation in the final Certificate of Appropriateness.
fencing on, and
north, west and south perimeters of Block
fencing to the grading
Adequate tree protection fencing should be shown on, and coordinated throughout, the
coordinated throughout,
9 on the landscape plan. It is not shown
plan and E&SC plans.
grading, landscaping and erosion and sediment control plans.
the grading, landscaping,
and erosion and sediment
on the grading plan. E&SC plans were not
included in the ARB submittal
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.
control plans.
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 fit into the natural
None.
A stormwater management facility is
None.
topography to avoid the need for screening. When visible from the Entrance Corridor
proposed at the north end of Block 9. It is
street, these features must be fully integrated into the landscape. They should not have
not expected to be visible from the EC
the appearance of engineered features.
due to topography. Landscaping added to
the 30' buffer will help integrate the
44
Natural drainage patterns (or to the extent required, new drainage patterns) should be
incorporated into the finished site to the extent possible.
facility into the surroundings, as viewed
from the EC.
I.IUUTIuMWKI]a►31[KI]UIuIBiel 17NY[13W
Staff recommends the following as the primary points of discussion:
1. The appropriateness of the architectural designs of the EC -facing rear and side townhouse elevations
2. Landscaping proposed for the buffer
Staff recommends approval of the proposal with the following conditions:
1. Add shrubs to the mix of plants in the buffer.
2. Coordinate the plant schedule with the landscape plan.
3. Clarify on the landscape plan the extent of planting included in Block 9.
4. Limit the number of proposed plants for any one species to 25% of the total proposed for that plant type (tree, shrub).
5. Recommendation: replace the Russian sage with a locally native plant.
6. Add tree protection fencing to the grading plan and E&SC plans.
ATTACHMENTS
A — Applicant's submittal for Brookhill Blocks 9, 10 and 11
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Figure 1: Brookhill Blocks 9, 10 and 11 are located in the northwest corner of the development.
10
Figure 2: Applicant's revised materials/colors
Broolthill Villas
Stanley Martin Homes
Material Table
Feature
Color
Material
Siding
Fascia/Trim
Various
White
Brown
Hardiplank / HardiShake J Board
Batton / Stone Veneer
Aluminum
Doors
Fiberglass
1 endows
White
Vinyl
Asphalt Shingles
Roof
Onyx
Siding Colors
Tirnberba rk
Night Grey
Sandstone Beige
Grey Slate
Rich Expresso
Heathered Moss
Khaki Brown
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
BROOKHILL Block 9 ARB Plan
1
Cover
4/ 16/2020
IA
Proffers
1B
Proffers
2
Overall Master Plan
3
Overall Block Plan
4
Existing Conditions
5
Layout Plan
6
Utility Plan
7
Layout & Utility Plan
8
Layout & Utility Plan
9
Grading & Drainage Plan
10
Landscaping Plan
11
Landscaping Plan
12
Site Section Ma
13
Site Section Profiles
-
Color rendering of entrance elevations of one representative townhomes block
-
-
Line drawing elevations showing material locations for one representative townhomes block
-
-
Front elevations, back elevations and side elevation for lots 1-4, 5-8, 20-23, 27-19, and 30-33
-
-
Material samples: Owens Corning Duration Shingles: Onyx Black; Hardiplank siding: assorted colors (physical samples and color
swatches, see Figure 2)
12