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HomeMy WebLinkAboutARB202000130 Staff Report 2021-01-27ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2020-130: River's Edge Initial Site Plan Review Type Initial Site Development Plan Parcel Identification 03200-00-00-005A0, 03200-00-00-005A1 Location On the east side of Rt. 29 at River's Edge Lane, approximately 1000' north of the Rt. 29/Lewis and Clark Drive intersection. Zoned Planned Residential District (PRD)/Airport Impact Area (AIA)/Entrance Corridor (EC) Owner/Applicant Rivers Edge Holdings LLC (32-5A), Rivers Edge Associates LLC (32-5A1)/Shimp Engineering (Justin Shimp/Rachel Moon) Magisterial District Rivanna Proposal To construct 100 multi -family residential units and associated site improvements on approximately 32.53 acres. Context The subject property includes a number of detached single-family residences located along a travelway that loops through the parcels. The property is wooded and surrounded by the Rivanna River. Industrial properties are located between 32-5A1 and the EC and office uses are to the north and northeast. Wooded area and the river are to the south and east. (Fig. 1. Visibility Filtered views of the proposed development may be available between the buildings that are located between the site and Rt. 29. The significant amount of wooded area to be removed may open up additional views. ARB Meeting Date February 1, 2021 Staff Contact Khris Taggart PROJECT HISTORY The ARB has reviewed no previous proposals for this site. The Board of Supervisors approved a zoning map amendment and a special use permit for this site on August 5, 2020. I _v ,,is And Figure 1: Pictometry Image (left) showing project area along the Entrance Corridor and County GIS map (right) highlighting subject property. -'+'aers Ro . . 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 so the compatibility Provide architectural designs designated Entrance Corridors is to ensure that new development of individual buildings with local historic landmarks cannot be determined at this with the next submittal. within the corridors reflects the traditional architecture of the area. time. The maximum allowable building height here is 35'. Given the maximum Therefore, it is the purpose of ARB review and of these Guidelines, building height and distance from Rt. 29, building style and details may not have Provide site sections to clarify that proposed development within the designated Entrance Corridors a big impact on the EC. However, colors that help the development integrate into the visibility of the proposed reflect elements of design characteristic of the significant historical its surroundings will be important. It is anticipated that the wooded buffer to development from the EC street. landmarks, buildings, and structures of the Charlottesville and remain along the EC will help promote an orderly and attractive development. Albemarle area, and to promote orderly and attractive development Site sections would help determine the amount of visibility of the proposed within these corridors. Applicants should note that replication of development and, therefore, the degree of review required for the architectural historic structures is neither required nor desired. designs. 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 9-16 character of the Entrance Corridor, structure design Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the Information on accessory structures and equipment is not provided on the plan. Update the plans to include overall plan of development and shall, to the extent possible, be information on accessory com atible with the building designs used on the site. structures and equipment. 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 Entrance Corridor street, screening should be provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse 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. Plantin s, and c. Fencing. 21 The following note should be added to the site plan and the architectural The note appears on the cover sheet of the site plan set. Architectural drawings Include the standard mechanical plan: "Visibility of all mechanical equipment from the Entrance have not been submitted at this time. equipment note on the Corridor shall be 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 The site has approximately 303' of frontage along the EC, with approximately 78' Provide landscaping that helps intended to reflect the landscaping characteristic of many of the being disturbed and 244' of it being wooded area to remain. The improvements to integrate the site entrance into area's significant historic sites which is characterized by large shade the interior travelway leave 50' open along the EC. It is anticipated that the visual the EC, taking into trees and lawns. Landscaping should promote visual order within the order along the EC will be maintained, in part, by the substantial wooded area that consideration any future signage Entrance Corridor and help to integrate buildings into the existing is to remain. While that wooded area satisfies the frontage landscaping that will be needed. environment of the corridor. requirements, no landscaping is shown at the improved entrance to the site. Landscaping that helps denote the entrance and integrate it into the streetscape 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar will be important. A water line is shown along the improved travelway and a characteristics. Such common elements allow for more flexibility in sewer connection is shown near the entrance to the site. These utilities and the the design of structures because common landscape features will help location of any future entrance signage and associated landscaping should be to harmonize the appearance of development as seen from the street coordinated to ensure an appropriate appearance along the EC. 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: The site plan set appears to show tree lines that are to remain along the improved Identify trees that are to remain a. Large trees should be planted parallel to all interior roads. Such interior travelway. However, it is unclear if the existing landscaping that is to that meet the landscaping trees should be at least 2%: inches caliper (measured six inches above remain meets the landscape requirement for interior roads. requirements for interior roads. the ground) and should be of a plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: One of the existing interior vehicular travelways is proposed to be converted to a Revise the landscape plan to a. Medium trees should be planted parallel to all interior pedestrian pedestrian pathway that will connect to the development near the rear of the site. provide additional pedestrian ways. Such trees should be at least 2% inches caliper (measured six The development itself contains an extensive system of trails and concrete walks way trees and show all trees at inches above the ground) and should be of a species common to the connecting the proposed buildings. The site plan shows some trees that line these 2'/z" caliper at time of planting. area. Such trees should be located at least every 25 feet on center. pathways. While regular spacing is difficult to achieve due to the proximity of many of the trails and walks to the proposed buildings, additional trees are needed to better integrate the pedestrian ways into the site. Additionally, the caliper of the trees proposed is 1%" - not the required 2%". 35 Landscaping of parking areas: Based on the total length of parking lot perimeters, approximately 38 perimeter Revise the landscape plan to a. Large trees should align the perimeter of parking areas, located 40 trees are required. While portions of the existing wooded buffer and some of the provide large shade trees 40' on feet on center. Trees should be planted in the interior of parking areas proposed landscaping satisfy the perimeter parking planting requirements, the center along the perimeters of at the rate of one tree for every 10 parking spaces provided and spacing is irregular and some parking lots have no perimeter trees. Additional the 38-space parking lot and the should be evenly distributed throughout the interior of the parking trees along the 38-space parking lot and along the curved perimeter of the 24- curved perimeter of the 24- area. space lot would better integrate the parking areas into the surroundings. Interior space lot. b. Trees required by the preceding paragraph should measure 2'/z parking lot trees are provided above the required quantity. However, the caliper of inches caliper (measured six inches above the ground); should be the trees proposed is 1%" - not the required 2%". Revise the landscape plan to evenly spaced; and should be of a species common to the area. Such show all exterior and interior trees should be planted in planters or medians sufficiently large to parking lot trees at 2'/z" caliper maintain the health of the tree and shall be protected by curbing. at planting. 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: Architectural designs have not been submitted for review. However, due to the None at this time. a. Trees or other vegetation should be planted along the front of long distance from the EC and the anticipated minimal scale of the proposed buildings, buildings as necessary to soften the appearance of exterior walls. The long building elevations aren't expected to be an issue. spacing, size, and type of such trees or vegetation should be determined by the length, height, and blankness of such walls. b. Shrubs should be used to integrate the site, buildings, and other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: The proposed plants are on the recommended species list. 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 standard plan health note appears on the site plan set. 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 development and layout 6 Site development should be sensitive to the existing natural landscape The building layout has a generally organized appearance. Buildings are not None. and should contribute to the creation of an organized development oriented parallel to the EC street, but the wooded area to remain mitigates this. plan. This may be accomplished, to the extent practical, by preserving Pedestrian and vehicular connections are provided. Wooded area to remain, the the trees and rolling terrain typical of the area; planting new trees Rivanna River, a stream buffer, and preserved slopes are shown between the along streets and pedestrian ways and choosing species that reflect proposed buildings and the EC street. The mass and height of individual buildings native forest elements; insuring that any grading will blend into the are not expected to overpower the setting. 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. 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 There is a gentle change in topography within the parcel that is adjacent to the None. surrounding conditions by limiting the use of retaining walls and by EC. The existing topography is much steeper within the parcel that includes the shaping the terrain through the use of smooth, rounded land forms that new residential units. Significant grading is required to establish portions of the blend with the existing terrain. Steep cut or fill sections are generally building and parking areas, as evidenced by the proposed retaining walls shown unacceptable. Proposed contours on the grading plan shall be rounded on sheet C 11 on the eastern side of the site and the north and west sides of some with a ten -foot minimum radius where they meet the adjacent condition. parking lots. However, due to the proposed orientation and distance from the EC, Final grading should achieve a natural, rather than engineered, the proposed walls are not expected to have a visual impact on the EC street. 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 Individual existing trees are not identified on the plan, so the extent to which Show tree protection fencing on, any trees or other existing features designated for preservation in the grading extends into the drip lines of trees to remain can't be determined from the and coordinated throughout, the final Certificate of Appropriateness. Adequate tree protection fencing plan. Tree protection fencing is not shown on the plan. grading, landscaping, and erosion should be shown on, and coordinated throughout, the grading, and sediment control plans. 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 designed to fit Plans show above -ground stormwater features along the eastern perimeter of the None. into the natural topography to avoid the need for screening. When proposed development. The facilities are not expected to be seen from the EC. visible from the Entrance Corridor street, these features must be fully integrated into the landscape. They should not have the appearance of enizineered features. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent ossible. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Visibility of the proposed development from the EC. 2. Degree of architectural review required. 3. Perimeter parking lot trees. 4. Treatment of the site entrance from Rt. 29. 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. 2. Provide site sections to clarify the visibility of the proposed development from the EC street. 3. Update the plans to include information on accessory structures and equipment. 4. Include the standard mechanical equipment note on the architectural plans. 5. Provide a lighting plan with the next submittal. 6. Provide landscaping that helps integrate the site entrance into the EC, taking into consideration any future signage that will be needed. 7. Identify trees that are to remain that meet the landscaping requirements for interior roads. 8. Revise the landscape plan to provide additional pedestrian way trees and show all trees at 2%" caliper at time of planting. 9. Revise the landscape plan to provide large shade trees 40' on center along the perimeters of the 38-space parking lot and the curved perimeter of the 24-space lot. 10. Revise the landscape plan to show all exterior and interior parking lot trees at 2%" caliper at planting. 11. Show tree protection fencing on, and coordinated throughout, the grading, landscaping, and erosion and sediment control plans. TABLE A This report is based on the following submittal items: Site Plan C1 Cover 12/15/2020 C2 Proffers, Permits & Conditions C3 Existing Conditions Overview C4 Existing Conditions C5 Existing Conditions C6 Site Plan C7 Preserved Slo s Disturbance C8 Site Plan C9 Site Plan CIO Site & Utility Plan Cl l Grading & Utility Plan C12 Natural Pla sca a Layout C13 Landscape & Site Details ATTACHMENTS Attach A ARB2020-130 River's Edge Initial Site Plan IL