Loading...
HomeMy WebLinkAboutARB202000063 Staff Report 2020-07-08n;z.:1100(111U1T.l09D11IWAII:017:1;3M'IF1W2904034 1N Project #/Name ARB-2020-63: 999 Rio Road Initial Site Plan Review Type Initial Site Development Plan Parcel Identification 06100-00-00-154B0 Location At the east corner of the intersection of Rio Road and Belvedere Boulevard. Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC) Owner/Applicant Windmill Ventures LLC/Shimp Engineering (Justin Shimp) Magisterial District Rio Proposal To construct a mixed -use development that includes a 5,000-sf office building, multi -family attached and single- family attached and detached residential units, in addition to associated site improvements on approximately 1.93 acres. Context The subject property is comprised of a c. 1960 residence and associated outbuildings with the rear of the property being partially wooded. In the immediate vicinity on the Entrance Corridor is a mix of large-scale institutional development (Covenant Church to the northwest and CATEC to the southwest) and single-family detached residential development (Dunlora, two- to three -stories) to the south and east. Single -story commercial development is found on the north side of the corridor just west of the railroad tracks, with residential on the south side, and a mix of residential, institutional and office beyond. Visibility The proposed development will have maximum visibility from the Rio Road Entrance Corridor. ARB Meeting Date July 6, 2020 Staff Contact Khris Taggart PROJECT HISTORY The ARB has reviewed no previous proposals for this site. Staff advisory comments regarding potential impacts of the proposal on the Entrance Corridor were provided during the review of the rezoning. Figure 1: Google Image (left) showing project area along the Entrance Corridor and County GIS map (right) highlighting subject property. Figure 2: Street view of Covenant Church to the northwest, the proposed site, and the residences to the east. ANALYSIS Gray highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial REF GUIDELINE ISSUE RECOMMENDATION GENERAL GUIDELINES Purpose 1 The goal of the regulation of the design of development Architectural designs have not been provided Provide architectural within the designated Entrance Corridors is to ensure that for review at this time. Note that the Rio designs with the next new development within the corridors reflects the Road -facing elevation of the office building submittal. The Rio Road - traditional architecture of the area. Therefore, it is the and the Belvedere Boulevard -facing facing elevation of the purpose of ARB review and of these Guidelines, that elevations of the multi -family units must be office building and the proposed development within the designated Entrance designed to appear as front facades. Side Belvedere Boulevard - Corridors reflect elements of design characteristic of the elevations visible from the EC street must be facing elevations of the significant historical landmarks, buildings, and structures treated with architectural detail to eliminate multi -family units must of the Charlottesville and Albemarle area, and to promote blankness. be designed to appear as orderly and attractive development within these corridors. front facades, and side Applicants should note that replication of historic structures elevations visible from is neither required nor desired. the EC street must be treated with architectural detail to eliminate blankness. 2 Visitors to the significant historical sites in the Conformity with this guideline can be fully None at this time. Charlottesville and Albemarle area experience these sites assessed when architectural designs are as ensembles of buildings, land, and vegetation. In order submitted for review. 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, Compatibility with significant historic sites, compatibility Architectural designs were not provided with None at this time. 9-16 with character of the Entrance Corridor, structure design the initial plan. A 25' maximum height is set for the office building. This is expected to be compatible with nearby development. Accessory structures and equipment 17 Accessory structures and equipment should be integrated A pavilion is noted near lots 14 and 15. It is Show the location of into the overall plan of development and shall, to the not expected to have a significant visual mechanical equipment extent possible, be compatible with the building designs impact on the EC given its location interior (building and ground used on the site. to, and at the rear of, the site. mounted) on the site and The location(s) of mechanical equipment is architectural plans and not labeled on the plan. show how it will be screened from the EC. 18 The following should be located to eliminate visibility from The site plan shows a dog park near one of Provide a detail of the the Entrance Corridor street. If, after appropriate siting, the entrances along Belvedere Boulevard. proposed dog park these features will still have a negative visual impact on the The dog park, which will be enclosed by a fencing in the site plan. Entrance Corridor street, screening should be provided to fence, will have some level of visibility from Chain link fencing is not eliminate visibility. a. Loading areas, b. Service areas, c. the EC. Chain link fencing that typically appropriate. Refuse areas, d. Storage areas, e. Mechanical equipment, encloses dog parks would not be appropriate. f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of: a. Walls, b. Plantings, and c. Fencing. 21 The following note should be added to the site plan and the The note is present of the site plan. Include the standard architectural plan: "Visibility of all mechanical equipment Architectural drawings have not been mechanical equipment from the Entrance Corridor shall be eliminated." submitted at this time. note on the architectural Tans. 22- Lighting A lighting plan is not included in the initial None at this time. 31 plan. Landsca in Landscaping 7 The requirements of the Guidelines regarding landscaping The proposed tree species have not been Provide a complete plant are intended to reflect the landscaping characteristic of provided at this time. schedule with the next many of the area's significant historic sites which is submittal. characterized by large shade trees and lawns. Landscaping There are easements between Rio Road and should promote visual order within the Entrance Corridor the proposed development. It is unknown at Provide confirmation that and help to integrate buildings into the existing the moment if these easements will conflict easements will not environment of the corridor. with the proposed/required landscaping. conflict with the proposed/required 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that landscaping. share similar characteristics. Such common elements allow for more flexibility in the design of structures because common landscape features will help to harmonize the appearance of development as seen from the street upon which the Corridor is centered. 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 trees should be at least 3'/2 inches caliper (measured 6 inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 35 feet on center. b. Flowering ornamental trees of a species common to the area should be interspersed among the trees required by the preceding paragraph. The ornamental trees need not alternate one for one 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: The spacing of the proposed trees along Reduce the spacing of the a. Large trees should be planted parallel to all interior Belvedere Boulevard is greater than 40' on proposed trees along roads. Such trees should be at least 2'/2 inches caliper center. Belvedere Boulevard to (measured six inches above the ground) and should be of a 40' on center. plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: A walkway is provided around the proposed Identify the landscaping a. Medium trees should be planted parallel to all interior office building that is to connect to the multi- proposed in the pedestrian ways. Such trees should be at least 2'/2 inches use path along Rio Road. The plan notes a landscaped courtyard. caliper (measured six inches above the ground) and should landscaped courtyard area between Rio Road be of a species common to the area. Such trees should be and the proposed office building; however, located at least every 25 feet on center. no lants are shown. 35 Landscaping of parking areas: There are trees proposed at 40' on center and Provide a complete plant a. Large trees should align the perimeter of parking areas, 2.5" caliper along the eastern perimeter of schedule with the next located 40 feet on center. Trees should be planted in the the parking area; however, the species has submittal. interior of parking areas at the rate of one tree for every 10 not been identified. Shrubs are also provided. 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'/z 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: With the exception of the landscape Consider adding a. Trees or other vegetation should be planted along the courtyard area, there is currently no landscaping at the corner front of long buildings as necessary to soften the landscaping shown along the perimeter of the of the site between the appearance of exterior walls. The spacing, size, and type office building. There is no landscaping office building and the of such trees or vegetation should be determined by the provided on the Rio -facing side of the Lot 1-2 building to help length, height, and blankness of such walls. building on Lots 1-2. This guideline can be the visual transition b. Shrubs should be used to integrate the site, buildings, reviewed more completely when between the varying and other structures; dumpsters, accessory buildings and architectural designs are submitted but building uses and structures; "drive thru" windows; service areas; and signs. landscaping at the corner of the site between characters. Shrubs should measure at least 24 inches in height. the office building and the Lot 1-2 building could help the visual transition between the va in buiIding uses and characters. 37 Plant species: Plant species have not been identified in this Provide a complete plant a. Plant species required should be as approved by the submittal. schedule with the next Staff based upon but not limited to the Generic Landscape submittal. Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D . 38 Plant health: The note is not present on the landscaping Add the standard The following note should be added to the landscape plan: plan. landscaping note to the "All site plantings of trees and shrubs shall be allowed to landscape plan. 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." Development pattern Site development and layout 6 Site development should be sensitive to the existing The site has already been developed. There None. natural landscape and should contribute to the creation of are several mature trees on site, but no an organized development plan. This may be natural landscape remains. accomplished, to the extent 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 The site is accessed from Belvedere Road, See #1. Entrance Corridor street and to other development within which has a multi -use path that extends to the corridor should be as follows: connect to the existing pathway along Rio a. An organized pattern of roads, service lanes, bike paths, Road. The travelway and parking areas have and pedestrian walks should guide the layout of the site. an organized pattern. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings The proposed office building is situated should be arranged to parallel the Entrance Corridor street. parallel to the EC. While the proposed multi- c. Provisions should be made for connections to adjacent family units along Belvedere Boulevard pedestrian and vehicular circulation systems. appear to be situated perpendicular to Rio d. Open spaces should be tied into surrounding areas to Road, they should be designed to appear as provide continuity within the Entrance Corridor. front facades. Side elevations visible from e. If significant natural features exist on the site (including the EC street must be treated with creek valleys, steep slopes, significant trees or rock architectural detail to eliminate blankness. outcroppings), to the extent practical, then such natural features should be reflected in the site layout. If the There are no existing significant natural provisions of Section 32.5.2.n of the Albemarle County features on the site. 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 Views around the site are not expected to be Entrance Corridor streets. negatively impacted. £ 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 The existing grading is not being Identify the retaining wall site to surrounding conditions by limiting the use of significantly altered, but a retaining wall is heights on the grading retaining walls and by shaping the terrain through the use of proposed at the eastern corner of the site. The plan. smooth, rounded land forms that blend with the existing top of wall and bottom of wall heights of the terrain. Steep cut or fill sections are generally unacceptable. retaining wall are not identified. The Indicate retaining wall Proposed contours on the grading plan shall be rounded with materials are also not identified. material(s) and color(s) a ten -foot minimum radius where they meet the adjacent on the plan. A physical condition. Final grading should achieve a natural, rather than sample may be necessary engineered, appearance. Retaining walls 6 feet in height and for review. taller, when necessary, shall be terraced and planted to blend with the landscape. 41 No grading, trenching, or tunneling should occur within the There are no trees that are designated for None. drip line of any trees or other existing features designated preservation. 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. 20 Surface runoff structures and detention ponds should be The stormwater feature proposed is None. designed to fit into the natural topography to avoid the need underground. 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. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. 1.100TIuMW&01]a;3MOO IuIBiel IM11IT1"L I Staff recommends the following as the primary points of discussion: 1. General layout of the development. 2. Landscaping between the buildings and Rio Road; the landscaped courtyard. Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee: • Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval: o Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB: None. • Regarding recommendations on the plan as it relates to the guidelines: None. • Regarding conditions to be satisfied prior to issuance of a grading permit: None • Regarding the final site plan submittal: A Certificate of Appropriateness is required prior to final site plan approval. The following items and all items on the ARB Final Site Plan Checklist must be addressed: 1. Provide architectural designs with the next submittal. The Rio Road -facing elevation of the office building and the Belvedere Boulevard - facing elevations of the multi -family units must be designed to appear as front facades, and side elevations visible from the EC street must be treated with architectural detail to eliminate blankness. 2. Show the location of mechanical equipment (building and ground mounted) on the site and architectural plans and show how it will be screened from the EC. 3. Provide a detail of the proposed dog park fencing in the site plan. Chain link fencing is not appropriate. 4. Include the standard mechanical equipment note on the architectural plans. 5. Provide a complete plant schedule with the next submittal. 6. Provide confirmation that easements will not conflict with the proposed/required landscaping. 7. Reduce the spacing of the proposed trees along Belvedere Boulevard to 40' on center. 8. Identify the landscaping proposed in the landscaped courtyard. 9. Provide a complete plant schedule with the next submittal. 10 10. Consider adding landscaping at the corner of the site between the office building and the Lot 1-2 building to help the visual transition between the varying building uses and characters. 11. Provide a complete plant schedule with the next submittal. 12. Add the standard landscaping note to the landscape plan. 13. Identify the retaining wall heights on the grading plan. 14. Indicate retaining wall material(s) and color(s) on the plan. A physical sample may be necessary for review. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawin Date/Revision Date C 1 Cover 5/26/2020 C2 Existing Conditions 5/26/2020 C3 Site Plan 5/26/2020 C4 Off -Site Sewer Connection 5/26/2020 ATTACHMENTS 1. 999 Rio Road Initial Site Plan 11