HomeMy WebLinkAboutARB202100028 Staff Report 2021-04-14ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2021-28: Biscuit Run Park Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
09000-00-00-006D0
Location
On the west side of Rt. 20 just south of the intersection of Avon Street Ext. and Rt. 20.
Zoned
Rural Areas (RA)/Entrance Corridor (EC)
Owner/Applicant
Commonwealth of Virginia, Dept of Conservation and Recreation; County of Albemarle (Property Lessee, Steve Hoffman)/
Anhold Associates (David Anhold)
Magisterial District
Scottsville
Proposal
To construct access, parking, and related landscaping on approximately 5 acres of the 891-acre Biscuit Run Park property.
Context
The subject property is comprised of a mostly wooded parcel, a portion of which is bounded by the Rt. 20 Entrance Corridor.
Small residential parcels with some industrial properties interspersed are to the north and large residential parcels are directly to
the east and south. The character of this portion of the Entrance Corridor is largely residential and rural (Fig. 1).
Visibility
Site access and related features will have maximum visibility from the Rt. 20 Entrance Corridor.
ARB Meeting Date
April 19, 2021
Staff Contact
Khris Taggart
PROJECT HISTORY
The ARB has reviewed no previous proposals for this site. A site development plan application for the proposed development was submitted to the County on March
8, 2021 and is under review.
Figure 1: County GIS map (left) highlighting subject property and an enlarged Google map (right) showing project area along the Entrance Corridor.
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
ftrpose
1
The goal of the regulation of the design of development
The site plan shows a restroom facility and kiosk located between
See landscape
within the designated Entrance Corridors is to ensure
the proposed parking areas. Due to the proposed location and
recommendations below.
that new development within the corridors reflects the
height (I F5" and 10'2") of the structures, and existing and
traditional architecture of the area. Therefore, it is the
proposed landscaping, these buildings are not expected to be
purpose of ARB review and of these Guidelines, that
visible from the Entrance Corridor. An integrated, orderly and
proposed development within the designated Entrance
attractive development would be promoted with an appropriate
Corridors reflect elements of design characteristic of
landscape treatment along the EC frontage.
the significant historical landmarks, buildings, and
structures of the Charlottesville and Albemarle area,
and to promote orderly 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,
9-16
compatibility with character of the Entrance Corridor,
structure design
Accessory structures and equipment
17
Accessory structures and equipment should be
The structures proposed in this development are not expected to be
None.
integrated into the overall plan of development and
visible from the EC. The lone mechanical equipment shown on the
shall, to the extent possible, be compatible with the
plans is restroom facility -related equipment. This equipment is
building designs used on the site.
within the structure and will not be visible from the EC.
18
The following should be located to eliminate visibility
The plans (L-101, C-210 and - 211) show some existing pipes
Provide information on
from the Entrance Corridor street. If, after appropriate
along the frontage, pipes extended with ends in various locations
the visibility and
siting, these features will still have a negative visual
along the frontage, some with new end walls, and new block walls
appearance of the pipes
impact on the Entrance Corridor street, screening should
at existing utility poles. The visibility and appearance of these
with end walls and the
be provided to eliminate visibility. a. Loading areas, b.
features isn't clear. No details on these features have been
block walls at utility
Service areas, c. Refuse areas, d. Storage areas, e.
provided with the initial plan.
poles in the site plan.
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 note is not present on the site plan.
Include the standard
the architectural plan: "Visibility of all mechanical
mechanical equipment
equipment from the Entrance Corridor shall be
note on the site plan.
eliminated."
22-
Lighting
A note on the cover sheet states that no electrical service will be
Consider external down
31
provided or constructed as part of this project. However, a note on
lighting for proposed
sheet C200 states that a new conduit north of the entrance is to
signage.
service lighted entrance signs. Signage that is externally
illuminated as opposed to internally illuminated would be better
relate to the surrounding context.
Landscaping
7
The requirements of the Guidelines regarding
This portion of the Rt. 20 EC is largely a mixture of open and
Provide additional trees
landscaping are intended to reflect the landscaping
wooded areas. No new frontage landscaping is proposed. Existing
along the frontage to
characteristic of many of the area's significant historic
wooded area would remain along the frontage north of the
help integrate the site
sites which is characterized by large shade trees and
proposed site entrance. Some of this is beyond the utility line as
into the surrounding
lawns. Landscaping should promote visual order within
viewed from the EC street (60'-90' from the street) and some is
context.
the Entrance Corridor and help to integrate buildings
closer to the street in the right-of-way. South of the proposed site
into the existing environment of the corridor.
entrance, there would be an open view into the site for a distance
of approximately 300'. Further west, existing wooded area would
Provide a complete plant
schedule with the next
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials
remain beyond the new paving and grading along the street (10'-
submittal.
that share similar characteristics. Such common
50' from the street). While the standard, regularly spaced EC
elements allow for more flexibility in the design of
street trees would not be appropriate in this case, adding trees in
structures because common landscape features will
available spaces to distract from the overhead lines and to
help to harmonize the appearance of development as
integrate the area south of the entrance drive would be
seen from the street upon which the Corridor is
appropriate. Tree species have not yet been identified.
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 proposed species have not been provided with the initial plan,
Provide a complete plant
a. Large trees should be planted parallel to all interior
but trees are provided along most of the length of the northern and
schedule with the next
roads. Such trees should be at least 2% inches caliper
southern perimeters of the entrance drive.
submittal.
(measured six inches above 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:
An informal arrangement of trees is shown along the interior
None.
a. Medium trees should be planted parallel to all
pedestrian ways. These arrangements exceed the landscaping
interior pedestrian ways. Such trees should be at least
requirement along interior pedestrian ways and are consistent with
2% inches caliper (measured six inches above the
the surrounding context of wooded areas.
ground) and 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:
An informal arrangement of trees is shown along the parking areas
Provide a complete plant
a. Large trees should align the perimeter of parking
within the site, with some separated from the paved area by a
schedule with the next
areas, located 40 feet on center. Trees should be
sidewalk or a sidewalk and a stormwater conveyance channel.
submittal.
planted in the interior of parking areas at the rate of one
Most interior trees are grouped in a central planting area, rather
tree for every 10 parking spaces provided and should
than in individual tree islands. The quantity of trees shown
be evenly distributed throughout the interior of the
exceeds the landscaping requirement for parking areas and is
parking area.
consistent with the surrounding context of wooded areas.
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.
36
Landscaping of buildings and other structures:
The structures shown in the initial plan are minimal in nature and
None.
a. Trees or other vegetation should be planted along the
will not have long elevations or a degree of visibility that would
front of long buildings as necessary to soften the
require landscaping to soften their appearance.
appearance of exterior walls. The 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:
Plant species have not been identified in this submittal.
Provide a complete plant
a. Plant species required should be as approved by the
schedule with the next
Staff based upon but not limited to the Generic
submittal.
Landscape Plan Recommended Species List and Native
Plants for Virginia Landscapes (Appendix D).
38
Plant health:
The plant health note does not appear on the landscape plan.
Add the standard
The following note should be added to the landscape
landscaping note to the
plan: "All site plantings of trees and shrubs shall be
landscape plan.
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."
Develo meat pattern
Site development and layout
6
Site development should be sensitive to the existing
The overall property is wooded. In the project area much of the
None.
natural landscape and should contribute to the creation
wooded area would be removed to accommodate the proposed
of an organized development plan. This may be
development. Three small areas of trees are designated to remain
accomplished, to the extent practical, by preserving the
north and east of biofilter #2 and a fourth is located just southeast
trees and rolling terrain typical of the area; planting
of the parking area. The scale of structures proposed in this phase
new trees along streets and pedestrian ways and
of development would not overpower the setting or site.
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 Rt 20. The travelway and parking areas
None.
Entrance Corridor street and to other development
have an organized pattern.
within the corridor should be as follows:
a. An organized pattern of roads, service lanes, bike
The proposed building and kiosk are not expected to be visible
paths, and pedestrian walks should guide the layout of
from the EC, so their orientation is not an issue.
the site.
b. In general, buildings fronting the Entrance Corridor
There are no existing pedestrian ways along this frontage.
street should be parallel to the street. Building
Connections to existing and proposed trails are shown along the
groupings should be arranged to parallel the Entrance
northern and southern perimeters of the site.
Corridor street.
c. Provisions should be made for connections to
The site is wooded and much of the wooded area will be removed
adjacent pedestrian and vehicular circulation systems.
to accommodate site related features.
d. Open spaces should be tied into surrounding areas to
provide continuity within the Entrance Corridor.
Views around the site are not expected to be negatively impacted.
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
Only a portion of the park is being developed with this plan, so the
Provide details of the
site to surrounding conditions by limiting the use of
relationship of the overall site to the surrounding conditions will
entrance walls and utility
retaining walls and by shaping the terrain through the use
not change with this proposal. Within this phase of development,
pole walls in the plan.
of smooth, rounded landfonns that blend with the
the existing site rises gradually but steadily from the EC street
Indicate material(s) and
existing terrain. Steep cut or fill sections are generally
toward the northwest (though the slope is not noticeable due to the
color(s). Physical
unacceptable. Proposed contours on the grading plan
density of the wooded area). Grading is proposed all along the
samples may be
shall be rounded with a ten -foot minimum radius where
frontage to establish a turn lane, entrance drive, and transition
necessary for review.
they meet the adjacent condition. Final grading should
lane. As proposed, these graded areas will have a regular,
achieve a natural, rather than engineered, appearance.
engineered appearance. Site walls are proposed, flanking the
Retaining walls 6 feet in height and taller, when
entrance drive, but no details are included in the plan.
necessary, shall be terraced and planted to blend with the
landscape.
An existing overhead line runs more or less parallel to the street,
approximately 30' to 100' from the proposed turn lanes. At the
north end of the frontage, a group of trees in the right-of-way is
shown as to remain. This will continue to minimize visibility of
the overhead line from the street. Beyond, trees on the street side
of the line would be removed with the proposed grading, making
the overhead line and support poles more visible. Block walls are
proposed at existing utility poles along the frontage, and pipes
(new and extended) end in locations near the street. Some of these
walls and pipes may be visible from the street.
41
No grading, trenching, or tunneling should occur within
No grading is proposed within the tree save areas. The plan does
Show tree protection
the drip line of any trees or other existing features
not locate individual trees or their canopies, so conflicts between
fencing on the plans.
designated for preservation in the final Certificate of
grading and drip lines cannot be determined. Tree protection is not
Appropriateness. Adequate tree protection fencing
called out on the plans.
Provide information to
should be shown on, and coordinated throughout, the
confine that grading is
grading, landscaping and erosion and sediment control
not proposed within the
Tans.
dripline of trees to
remain.
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 site plan shows a stormwater basin approximately 90' from
Provide landscaping
designed to fit into the natural topography to avoid the
the proposed edge of pavement of Rt. 20, south of the entrance to
between Biofilter #2 and
need for screening. When visible from the Entrance
the site. Because the street elevation in this area (510') is lower
the street to soften the
Corridor street, these features must be frilly integrated
than that of the basin's top (51T), the basin is not expected to be
regular, engineered
into the landscape. They should not have the appearance
visible from the EC. However, the character of the proposed
appearance of the
of engineered features.
grading around the basin will denote the presence of an engineered
structure. Landscaping could help integrate this area into the
grading in this area.
44
Natural drainage patterns (or to the extent required,
new drainage patterns) should be incorporated into the
surroundings.
finished site to the extent possible.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Landscaping along the frontage.
2. Entrance and site walls: treatment.
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 information on the visibility and appearance of the pipes with end walls and the block walls at utility poles in the site plan.
2. Include the standard mechanical equipment note on the site plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be
eliminated."
3. Consider external down lighting for proposed signage.
4. Provide additional trees along the frontage to help integrate the site into the surrounding context.
5. Provide a complete plant schedule with the next submittal.
6. Add the standard landscaping note 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."
7. Provide details of the entrance walls and utility pole walls in the plan. Indicate material(s) and color(s). Physical samples may be necessary for
review.
8. Show tree protection fencing on the plans.
9. Provide information to confirm that grading is not proposed within the dripline of trees to remain.
10. Provide landscaping between Biofilter #2 and the street to soften the regular, engineered appearance of the grading in this area.
10
ATTACHMENTS
• Attach. 1: ARB2021-28: Biscuit Run Park Initial Site Plan
TABLE A
This report is based on the following submittal items:
Initial Site Plan
G-001
Cover
02/25/2021
G-002
General Civil Site Notes
G-003
Site Context and Key Plan
G-004
Site Boundary Survey — Partial North
S-120
Site Boundary Surve — Partial South
S-121
Existing Conditions & Site Demo Plan North
C-101
Existing Conditions & Site Demo Plan South
C-110
E&SPIan — Partial North
C-111
E&SPIan — Partial South &Notes
C-112
E&S Details
L-100
Landscape Site Plan— Partial North
L-101
Landscape Site Plan — Partial South
L-200
Landscape Site Details — Paving
L-201
Landscape Site Details
L-202
Landscape Site Details — Cont'd
L-203
Landscape Site Details — Kiosk
L-210
Vault Toilet Details
C-200
Civil Layout & Utilities Plan — Partial North
C-201
Civil Layout & Utilities Plan — Partial South & Notes
C-210
Grading and Drainage Plan — Partial North
C-211
Grading and Drainage Plan — Partial South
C-500
Road Plan and Profile
C-501
Road Plan and Profile
C-502
Road Plan and Profiles
n
C-503
Roadways Details
02/25/2021
C-600
Storm Water Management Plans
C-610
Storm Water Management Details
C-700
Maintenance of Traffic Plan
C-701
Maintenance of Traffic
C-711
Maintenance of Traffic Details
L-300
Landscape Planting Plan — Partial North
L-301
Landscape Planting Plan — Partial South
L-302
Landscape Planting Details
12