HomeMy WebLinkAboutARB202000120 Staff Report 2020-12-15ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2020-120: Galaxie Farm Townhomes Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
09100-00-00-00900,09100-00-00-01500
Location
193 Galaxie Farm Lane on the west side of Rt. 20, .3 miles south of the intersection of Mill Creek Drive and Rt. 20.
Zoned
Planned Residential Development (PRD)/Entrance Corridor (EC)
Owner/Applicant
Mallie P & Jasper L Haynes (91-15), Anna Marie & David S. Wittmer (91-9)Blackbird of Charlottesville LLC, Shimp Engineering (Keane Rucker)
Magisterial District
Scottsville
Proposal
To construct 23 attached townhouses in 6 blocks as part of a larger development including 42 detached residences and associated site improvements on
approximately 13.36 acres.
Context
Residences constructed c. 1940 and c. 1960 are located on the subject parcels. The character of this portion of the Entrance Corridor is largely residential and
rural. Some commercial properties are interspersed.
Visibility
See Project History/Visibility.
ARB Meeting Date
December 21, 2020
Staff Contact
Khris Taggart
PROJECT HISTORY/VISIBILITY
The ARB has reviewed no previous proposals for this site. A zoning map amendment was approved for this development on December 4, 2019. Entrance Corridor requirements apply to the townhome
portion of this development and Road Al. Assuming the height of the townhomes is similar to or less than that of the single-family detached units, Lots 26-38 and Lots 39-41 will have visibility from the
EC.
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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 within the
Architectural designs were not provided with the initial plan. The side
Provide architectural designs with
designated Entrance Corridors is to ensure that new development within the
and rear elevations of the townhouses that are visible from the EC must
the next submittal. Note that the
corridors reflects the traditional architecture of the area. Therefore, it is the
be designed to eliminate blankness and achieve appropriate form, scale,
side and rear elevations of the
purpose of ARB review and of these Guidelines, that proposed development
etc.
townhouses in lots 26-38 and 39-
within the designated Entrance Corridors reflect elements of design
41 must be designed to eliminate
characteristic of the significant historical landmarks, buildings, and
blankness and achieve appropriate
structures of the Charlottesville and Albemarle area, and to promote orderly
form, scale, etc.
and attractive development within these corridors. Applicants should note
that replication of historic structures is neither required nor desired.
2
Visitors to the significant historical sites in the Charlottesville and
Albemarle area experience these sites as ensembles of buildings, land, and
vegetation. In order to accomplish the integration of buildings, land, and
vegetation characteristic of these sites, the Guidelines require attention to
four primary factors: compatibility with significant historic sites in the area;
the character of the Entrance Corridor; site development and layout; and
landscaping.
3-5,
Compatibility with significant historic sites, compatibility with character of
9-16
the Entrance Corridor, structure design
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall
No accessory structures are proposed in this development.
Show the location of mechanical
plan of development and shall, to the extent possible, be compatible with the
equipment (building- and ground -
building designs used on the site.
The location(s) of mechanical equipment is not labeled on the plan.
mounted) on the site and
architectural plans and show how it
will be screened from the EC.
18
The following should be located to eliminate visibility from the Entrance
The site plan shows fencing along the southwest side of the site. Chain
Provide a detail of the proposed
Corridor street. If, after appropriate siting, these features will still have a
link and white vinyl are not appropriate materials for fences visible
fencing in the site plan. Chain link
negative visual impact on the Entrance Corridor street, screening should be
from the EC.
and white vinyl are not appropriate
provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse
fence material choices.
areas, d. Storage areas, e. Mechanical equipment,
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 architectural plan:
The note is not present of the site plan. Architectural drawings have not
Include the standard mechanical
"Visibility of all mechanical equipment from the Entrance Corridor shall be
been submitted at this time.
equipment note on the site and
eliminated."
architectural plans.
22-
Lighting
A lighting plan has not been provided with the initial plan.
Provide a lighting plan with the
31
next submittal.
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to
Along the Rt. 20 frontage of the development is a 100' stream buffer
None.
reflect the landscaping characteristic of many of the area's significant
that is wooded and to remain, so the standard EC frontage trees are not
historic sites which is characterized by large shade trees and lawns.
required in this case. The buffer is not particularly dense; views are
Landscaping should promote visual order within the Entrance Corridor and
available through the wooded area in the winter. Some trees are located
helo to inte rate buildings into the existing environment of the corridor,
very close to the road, as is an overhead power line. The wooded buffer
is consistent with the surrounding context.
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 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% 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:
Along Roads C and Al, tree spacing exceeds 40' in several locations.
For the interior street trees
a. Large trees should be planted parallel to all interior roads. Such trees
Regular spacing is difficult to achieve due to limited planting area and
provided in the townhome portion
should be at least 2% inches caliper (measured six inches above the ground)
the quantity and proximity of utility laterals running to each townhome.
of the development, revise the trees
and should be of a plant species common to the area. Such trees should be
Overall, the quantity of trees provided is consistent with the
to large species, 2.5" caliper at
located at least every 40 feet on center.
requirement. However, the proposed trees along Road C are medium
planting.
trees at 1.5" caliper — not the required large trees at 2.5" caliper.
34
Landscaping along interior pedestrian ways:
Sidewalks are provided along Roads B2 and C. The interior street trees
None.
a. Medium trees should be planted parallel to all interior pedestrian ways.
provided there also act as interior pedestrian way trees.
Such trees should be at least 2% inches caliper (measured six inches above
the ground) and should be of a species common to the area. Such trees
A trail is proposed through the stream buffer, more or less parallel to
should be located at least every 25 feet on center.
the EC. Pedestrian way trees are not needed along it because trees
remain in the stream buffer.
35
Landscaping of parking areas:
A parking lot is proposed behind Lots 42-45. It is not expected to be
None.
a. Large trees should align the perimeter of parking areas, located 40 feet on
visible from the Entrance Corridor.
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% 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 '
ei t.
36
Landscaping of buildings and other structures:
The longest townhome block is approximately 109' long. The
None at this time.
a. Trees or other vegetation should be planted along the front of long
townhome block that is closest to the EC is located approximately 120'
buildings as necessary to soften the appearance of exterior walls. The
from the street. Architectural designs haven't been provided, but the
spacing, size, and type of such trees or vegetation should be determined by
blocks incorporate minor variations in depth; some units project
the length, height, and blankness of such walls.
forward, others are recessed. Building length and setback minimize the
b. Shrubs should be used to integrate the site, buildings, and other structures;
need for landscaping along the townhouses.
dumpsters, accessory buildings and structures; "drive thru" windows; service
areas; and signs. Shrubs should measure at least 24 inches in height.
37
Plant species:
The proposed plants are on the recommended species lists.
None.
a. Plant species required should be as approved by the Staff based upon but
not limited to the Generic Landscape Plan Recommended Species List and
Native Plants for Virginia Landscapes (Appendix D).
38
Plant health:
The note is present on the landscape plan.
None.
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 the plant."
Development pattern
Site develo ment and layout
6
Site development should be sensitive to the existing natural landscape and
The site is a combination of existing developed areas (single-family
None.
should contribute to the creation of an organized development plan. This
residential) and natural landscape (open space, mature trees). Except for
may be accomplished, to the extent practical, by preserving the trees and
the tree buffer that is to remain along Rt. 20, the existing natural
rolling terrain typical of the area; planting new trees along streets and
landscape is being removed to accommodate the proposed
pedestrian ways and choosing species that reflect native forest elements;
development.
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
The site is accessed from Rt 20. The travelways and parking areas have
See # 1.
street and to other development within the corridor should be as follows:
an organized pattern. A trail is proposed through the stream buffer,
a. An organized pattern of roads, service lanes, bike paths, and pedestrian
more or less parallel to the EC; it connects to the interior pedestrian
walks should guide the layout of the site.
ways.
b. In general, buildings fronting the Entrance Corridor street should be
parallel to the street. Building groupings should be arranged to parallel the
The townhome blocks are not adjacent to the EC street. Those that will
Entrance Corridor street.
be most visible are arranged more or less perpendicular to the EC. The
c. Provisions should be made for connections to adjacent pedestrian and
sidewalk layout suggests that the front of the townhomes visible from
vehicular circulation systems.
the EC will face the interior of the site (north), so the east and south
d. Open spaces should be tied into surrounding areas to provide continuity
elevations of these units must be designed to eliminate blankness and
within the Entrance Corridor.
achieve appropriate form, scale, etc.
e. If significant natural features exist on the site (including creek valleys,
steep slopes, significant trees or rock outcroppings), to the extent practical,
The existing site is a mixture of the two single-family residential
then such natural features should be reflected in the site layout. If the
properties and open spaces with mature trees, most of which will be
provisions of Section 32.5.2.n of the Albemarle County Zoning Ordinance
removed to accommodate the proposed development.
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 negatively impacted.
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
Grading is proposed throughout the site. A retaining wall reaching 10'
None.
conditions by limiting the use of retaining walls and by shaping the terrain
tall is proposed at the northwestern comer of the site. However, the wall
through the use of smooth, rounded land forms that blend with the existing
is not anticipated to be visible from the EC.
terrain. Steep cut or fill sections are generally unacceptable. Proposed contours
on the grading plan shall be rounded with a ten -foot minimum radius where
they meet the adjacent condition. Final grading should achieve a natural, rather
than engineered, appearance. Retaining walls 6 feet in height and taller, when
necessary, shall be terraced and planted to blend with the landscape.
41
No grading, trenching, or tunneling should occur within the drip line of any
The landscape plan shows a tree buffer that is to remain along the EC
Show the tree protection fencing
trees or other existing features designated for preservation in the final
frontage. Tree protection fencing is shown on Sheet C7. This will need
for the tree buffer consistently
Certificate of Appropriateness. Adequate tree protection fencing should be
to be coordinated throughout the site plan set.
throughout the landscaping,
shown on, and coordinated throughout, the grading, landscaping and erosion
grading and, E&S plans.
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 designed to fit into the
A stormwater pipe runs from Lots 58/59 towards the tree buffer, ending
Revise the plan to show the use of
natural topography to avoid the need for screening. When visible from the
with a culvert and a rip rap lined channel that connects to the nearby
earth -tone concrete and stone to
Entrance Corridor street, these features must be frilly integrated into the
stream (Cow Branch). There are also pipes, culverts, and rip rap
better integrate the culverts and rip
landscape. They should not have the appearance of engineered features.
associated with Road Al. These features are expected to have some
rap located in the tree buffer into
visibility from the EC. All these features could be better integrated into
the site with the use of earth -tone colors for the concrete and stone.
the site.
44
Natural drainage patterns (or to the extent required, new drainage patterns)
should be incorporated into the finished site to the extent possible.
SUMMARY OF RECOMMENDATIONS
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. The ARB recommends approval of the Initial Plan without conditions.
• Regarding recommendations on the plan as it relates to the guidelines: None.
• Regarding conditions to be satisfied prior to issuance of a grading permit: 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. Note that the side and rear elevations of the townhouses in Lots 26-38 and 39-41 of the site must be designed to eliminate blankness and
achieve appropriate form, scale, etc.
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 fencing in the site plan. Chain link and white vinyl are not appropriate fence material choices.
4. Include the standard mechanical equipment note on the site and architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
5. Provide a lighting plan with the next submittal.
6. For the interior street trees provided in the townhome portion of the development, revise the trees to large species, 2.5" caliper at planting.
7. Show the tree protection fencing for the tree buffer consistently throughout the landscaping, grading and, E&S plans.
8. Revise the plan to show the use of earth -tone concrete and stone to better integrate the culverts and rip rap located in the tree buffer into the site.
TABLE A This report is based on the following submittal items:
C1
Cover
11/09/2020
C2
Existing Conditions: Overview
11/09/2020
C3
Site Plan: Overview
11/09/2020
C4
Grading and Utility Plan: Overview
11/09/2020
C5
Site Plan
11/09/2020
C6
Grading and Utility Plan
11/09/2020
C7
Landscape Plan
11/09/2020
ATTACHMENTS
1. Galaxie Farm Townhomes Initial Site Plan