HomeMy WebLinkAboutARB202100033 Staff Report 2021-04-27ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2021-33: Glenbrook at Foothills Phase III Initial Site Plan
Review Type
Initial Site Plan
Parcel Identification
05600-00-00-057D0, 05600-00-00-057B1, 056A2-01-00-06200 (portion)
Location
In Crozet, on the south side of Rt. 240 and the railroad tracks, east of Hilltop Street and south and west of Union Mission Lane
Zoned
Residential (R6)/Entrance Corridor (EC)
Owner/Applicant
Glenbrook LLC/Collins Engineering (Scott Collins)
Magisterial District
White Hall
Proposal
To construct 118 attached units as part of a larger development including 20 detached residences, together with associated site improvements, on approximately 19.94
acres.
The subject site is adjacent to the railroad tracks that are elevated on a berm running along the south side of the Rt. 240 Entrance Corridor. Consequently, only the
Context
portions of the parcels that lie within 500' of the EC street are included in the EC overlay district. The 500' boundary falls approximately along the southern property
line of parcel 056A2-01-00-06200. The portion of the site that falls within the EC is partially cleared with interspersed scrubs and weeds. The north side of Rt. 240 is
mostly occupied by single family detached residences. To the east of the project area is a church. The southern side of the EC in this area is characterized by scrubby
vegetation at the base of the railroad berm, with some views of rooftops available beyond the railroad tracks and amidst trees. (Fig. 1.
Visibility
Visibility of most of the proposed development from the Rt. 240 EC is expected to be limited to the upper walls and roofs of the residential units located north of Park
Ridge Drive. The elevated tracks will screen the lower portions of the buildings. Lots 116-121 are expected to have greater visibility when viewed from the Rt. 240 EC
looking southwest into the site. Views of the northeast comer of the development are also expected from Rt. 240 near Union Mission Lane with the rear and side walls
of a few units anticipated to be visible at a distance from this location. The plan shows a future phase to be located on a portion of 056A2-01-00-06200. This would limit
the distant views into the development, but would add units closer to the EC.
ARB Meeting Date
May 03, 2021
Staff Contact
Khris Taggart
PROJECT HISTORY
The ARB provided comments on, ARB-2015-14: Foothills Crossing II, an initial site plan for this site in 2015.
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Figure 1: Pictometry Image (left) showing project area along the Entrance Corridor and County GIS map (right) highlighting subject property.
2
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
Provide architectural designs with the next
designated Entrance Corridors is to ensure that new development within
maximum allowable building height here is 35'. Given the maximum
submittal.
the corridors reflects the traditional architecture of the area. Therefore, it
building height, it is anticipated that visibility of most of the
is the purpose of ARB review and of these Guidelines, that proposed
development will be limited primarily to the upper walls and roofs of the
development within the designated Entrance Corridors reflect elements of
residential units. However, Lots 116-121 are expected to have greater
design characteristic of the significant historical landmarks, buildings, and
visibility when viewed from the Rt. 240 EC looking southwest into the
structures of the Charlottesville and Albemarle area, and to promote
site. The rear and sides of a few units are also anticipated to be visible
orderly and attractive development within these corridors. Applicants
when viewing the development from Rt. 240 near Union Mission Lane.
should note that replication of historic structures is neither required nor
Forms and colors that help the development integrate into its
desired.
surroundings will be important.
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
9-16
of the Entrance Corridor, structure design
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall
Information on accessory structures and equipment is not provided on the
Update the plans to include information on
plan of development and shall, to the extent possible, be compatible with
plan.
accessory structures and equipment.
the building designs used on the site.
18
The following should be located to eliminate visibility from the Entrance
No fencing is shown on the plan, but if the back yards of lots 116-121 are
Indicate if fencing is possible for lots 116-121
Corridor street. If, after appropriate siting, these features will still have a
fenced, the fencing may be visible from the EC street, in which case a
and if it is, provide a fence detail in the site
negative visual impact on the Entrance Corridor street, screening should be
consistent appearance would be appropriate. Chain link and vinyl are not
plan. Chain link and white vinyl are not
provided to eliminate visibility. a. Loading areas, b. Service areas, c.
appropriate for fences visible from the EC.
appropriate fence material choices.
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.
Plantings, and c. Fencing.
21
The following note should be added to the site plan and the architectural
The note does not appear on the site plan set. Architectural drawings
Include the standard mechanical equipment note
plan: "Visibility of all mechanical equipment from the Entrance Corridor
have not been submitted at this time.
on the site and architectural plans.
shall be eliminated."
22-31
Lighting
A lighting plan has not been provided with the initial plan.
Provide a lighting plan with the next submittal.
Landsca in
7
The requirements of the Guidelines regarding landscaping are intended to
As viewed from the EC, the upper walls and the roofs of four blocks of
See interior road and parking area landscaping
reflect the landscaping characteristic of many of the area's significant
the residential units will be visible just beyond the railroad tracks. Given
recommendations.
historic sites which is characterized by large shade trees and lawns.
the orientation of the units and roadways, the general appearance will be
Landscaping should promote visual order within the Entrance Corridor
a view into the back of the development. Trees added along the northern
and help to integrate buildings into the existing environment of the
edge of the property would help integrate the development into the EC.
corridor.
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
As the development is not adjacent to the EC, frontage planting
include the following:
requirements do not apply in this case. However, interior road and
a. Large shade trees should be planted parallel to the Entrance Corridor
parking area landscaping requirements are applicable.
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 shows an alley running along the northern perimeter of the
Revise the landscape plan to provide a
a. Large trees should be planted parallel to all interior roads. Such trees
proposed development. A few trees are shown along this alley, but
consistent row of large shade trees spaced 40'
should be at least 2% inches caliper (measured six inches above the
species and caliper have not been identified. Additionally, there are gaps
on center along the northern perimeter of the
ground) and should be of a plant species common to the area. Such trees
in landscaping west and east of these trees. Additional trees along the
site.
should be located at least every 40 feet on center.
alley (or the northern property line) would help to integrate the
development into the surroundings.
Revise the landscape plan to provide a
consistent row of large shade trees spaced 40'
No large trees are shown along Park Ridge Drive near the connection to
on center along both sides of Park Ridge Drive.
Hill Top Street or along the southern perimeter of Lots 98-110. Trees
along Park Ridge Drive would help to integrate the residential buildings
into the surroundings.
34
Landscaping along interior pedestrian ways:
Sidewalks are proposed along the public roads interior to the
None.
a. Medium trees should be planted parallel to all interior pedestrian ways.
development. The interior street trees provided there also act as interior
Such trees should be at least 2% inches caliper (measured six inches
pedestrian way trees.
above the 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:
A parking lot is shown along a portion of the northern perimeter of the
Revise the landscape plan to provide large
a. Large trees should align the perimeter of parking areas, located 40 feet
site. No landscaping is shown in this area but, based on the length of the
shade trees 40' on center along the northern
on center. Trees should be planted in the interior of parking areas at the
parking area, two large shade trees are required. A proposed sport court
perimeter of the parking row located west of lot
rate of one tree for every 10 parking spaces provided and should be
is also shown between the parking row and the railroad, so coordination
116.
evenly distributed throughout the interior of the parking area.
will be needed to ensure there is adequate spacing for the required
b. Trees required by the preceding paragraph should measure 2%: inches
landscaping.
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:
Architectural designs have not been submitted for review. However, the
None.
a. Trees or other vegetation should be planted along the front of long
length of the elevations isn't expected to be an issue due to the plan
buildings as necessary to soften the appearance of exterior walls. The
showing that adjacent units are set back/forward from each other, and
spacing, size, and type of such trees or vegetation should be determined
trees between the units and the EC will filter the view.
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 plan does not include a plant schedule at this time.
Provide a complete plant schedule on the site
a. Plant species required should be as approved by the Staff based upon
plan.
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 does not appear on the site plan set.
Add the standard plant health note to the site
The following note should be added to the landscape plan: "All site
plan.
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 theplant."
Development pattern
Site development and layout
6
Site development should be sensitive to the existing natural landscape and
The building layout has a generally organized appearance. Some of the
See landscape recommendations.
should contribute to the creation of an organized development plan. This
residential units are oriented parallel to the EC street; however, most are
may be accomplished, to the extent practical, by preserving the trees and
not. The presence of the railroad and berm reduce the need for parallel
rolling terrain typical of the area; planting new trees along streets and
orientation. Trees between the units and the EC would help minimize the
pedestrian ways and choosing species that reflect native forest elements;
impact of the non -parallel orientation.
insuring that any grading will blend into the surrounding topography
thereby creating a continuous landscape; preserving, to the extent
Connections to adjacent pedestrian and vehicular circulation systems are
practical, existing significant river and stream valleys which may be
shown on the plans.
located on the site and integrating these features into the design of
surrounding development; and limiting the building mass and height to a
The site has previously been cleared. No significant natural features are
scale that does not overpower the natural settings of the site, or the
visible from the EC.
Entrance Corridor.
Views from the EC are not expected to be negatively impacted.
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 surrounding
The proposed grading is not expected to have a significant visual impact
None.
conditions by limiting the use of retaining walls and by shaping the terrain
on the EC street. New retaining walls would not be visible from the EC.
through the use of smooth, rounded landforms that blend with the existing
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
thelandscape.
41
No grading, trenching, or tunneling should occur within the drip line of any
The site has previously been cleared with scrub and weeds remaining.
None.
trees or other existing features designated for preservation in the final
This vegetation will be removed to accommodate the development.
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
lace 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
There are no above -ground stormwater features proposed in this phase of
None.
the natural topography to avoid the need for screening. When visible from
the development.
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.
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 roadway and parking lot trees.
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. Update the plans to include information on accessory structures and equipment.
3. Indicate if fencing is possible for lots 116-121 and if it is, provide a fence detail 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. Revise the landscape plan to provide a consistent row of large shade trees spaced 40' on center along the northern perimeter of the site.
7. Revise the landscape plan to provide a consistent row of large shade trees spaced 40' on center along both sides of Park Ridge Drive.
8. Revise the landscape plan to provide large shade trees 40' on center along the northern perimeter of the parking row located west of lot 116.
9. Provide a complete plant schedule on the site plan.
10. Add the standard plant health note to the site 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."
ATTACHMENTS
• Attach. 1: ARB2021-33: Clenbrook at Foothills Phase 111 Initial Site Plan
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing/Revision Date
-
Glenbrook at Foothills Phase III Initial Site Plan
03/22/2021
1
Cover
2
Existing Conditions
3
Overall Site Plan
4
Layout Plan
5
1 Layout Plan
6
Grading & Utilities Plan
7
Grading & Utilities Plan
8
Notes & Details
9
Stormwater Management Plan