Loading...
HomeMy WebLinkAboutARB202100076 Staff Report 2021-08-09ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2021-76: Galaxie Farm Townhomes Initial Site Plan Review Type Initial Site Development Plan Parcel Identification 09100-00-00-00900, 09100-00-00-01500 Location 192 and 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 Galaxie Farm Investments LLC / Riverbend Development, Inc., Collins Engineering (Scott Collins) Magisterial District Scottsville Proposal To construct 16 attached townhouses in one group of four units and two groups of six units as part of a larger development including 43 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 HistoryNisibility. ARB Meeting Date August 16, 2021 Staff Contact Khris Taggart PROJECT HISTORYNISIBILITY An initial site plan was submitted in November 2020 and was indefinitely deferred by the applicant prior to review by the ARB at the December 21, 2020 ARB meeting. The ARB has reviewed no other proposals for this site. Entrance Corridor requirements apply to the townhome portion of this development and Galaxie Farm Lane. Assuming the height of the townhomes is similar to or less than that of the single-family detached units, Lots 18-27 and Lots 54-59 will have visibility from the EC. Figure 1: County GIS map highlighting subject properties along 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 within the Architectural designs were not provided with the initial plan. The side and rear Provide architectural designs with the designated Entrance Corridors is to ensure that new development within elevations of the townhouses that are visible from the EC must be designed to next submittal. Note that the side and the corridors reflects the traditional architecture of the area. Therefore, it is eliminate blankness and achieve appropriate form, scale, etc. rear elevations of the townhouses in the purpose of ARB review and of these Guidelines, that proposed lots 18-27 and 54-59 must be development within the designated Entrance Corridors reflect elements of designed to eliminate blankness and design characteristic of the significant historical landmarks, buildings, and achieve appropriate form, scale, etc. 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, 9- Compatibility with significant histotic sites, compatibility with character 16 of 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 equipment (building- and ground - the 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 Some, but not all, sheets of the site plan set show existing fencing along the Confirm that the fence on the Corridor street. If, after appropriate siting, these features will still have a southwest side of the site. Sheet 2 notes that it is to remain. Retaining the fence southwest side of the site is to negative visual impact on the Entrance Corridor street, screening should be seems challenging given the proximity of construction. remain. Revise the site plan to show provided to eliminate visibility. a. Loading areas, b. Service areas, c. the fence consistently throughout the Refuse areas, d. Storage areas, e. Mechanical equipment, site plan. 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 is present of the site plan. Architectural drawings have not been Include the standard mechanical plan: "Visibility of all mechanical equipment from the Entrance Corridor submitted at this time. equipment note on the architectural shall be eliminated." plans. 22-31 Lighting A note on the site plan indicates no lighting is proposed with this site plan. None. Landsca in 7 The requirements of the Guidelines regarding landscaping are intended to It is anticipated that building masses and rooflines ascending the slope will be Revise the plan to provide trees along reflect the landscaping characteristic of many of the area's significant seen from the street, particularly through the southwest perimeter of the the south/southwest perimeter of the historic sites which is characterized by large shade trees and lawns. development. Trees along this side and distributed throughout the development site to help integrate the development Landscaping should promote visual order within the Entrance Corridor would help integrate the development into the surrounding context and help into environment of the corridor. A and help to integrate buildings into the existing environment of the transition from more urban to rural character. mix of trees, irregularly spaced, is corridor. recommended. 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 Along the Rt. 20 frontage of the development is a 100' stream buffer that is include the following: wooded and to remain; existing trees to remain can be counted as EC frontage a. Large shade trees should be planted parallel to the Entrance Corridor trees. The buffer is not particularly dense; views will be available through the Street. Such trees should be at least 3% inches caliper (measured 6 inches wooded area in the fall and winter. Some trees are located very close to the road, above the ground) and should be of a plant species common to the area. as is an overhead power line. The wooded buffer is consistent with the Such trees should be located at least every 35 feet on center. surrounding context. 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: A landscape plan has not been provided in this submittal. On the site plan trees are Include with the final site plan a a. Large trees should be planted parallel to all interior roads. Such trees shown along Galaxie Farm Lane and Mary Jackson Court but spacing exceeds 40' complete landscape plan. Ensure that should be at least 2% inches caliper (measured six inches above the in several locations. Overall, the quantity of trees provided is consistent with the there are no conflicts between ground) and should be of a plant species common to the area. Such trees requirement. However, there appear to be numerous conflicts between interior landscaping and utilities. should be located at least every 40 feet on center. road trees and utilities. Also, details on the species and caliper of the proposed trees have not been provided with the initial plan. 34 Landscaping along interior pedestrian ways: Sidewalks are provided along all public roadways within the site. The interior None. a. Medium trees should be planted parallel to all interior pedestrian ways. street trees provided along these roadways also act as interior pedestrian way Such trees should be at least 2% inches caliper (measured six inches above trees. the ground) and should be of a species common to the area. Such trees should be located at least every 25 feet on center. A trail is proposed through the stream buffer, more or less parallel to the EC. Pedestrian way trees are not needed along it because trees remain in the stream buffer. 35 Landscaping of parking areas: Parking spaces are proposed west of Lots 54-56 and west of Lot 27. They are not None. a. Large trees should align the perimeter of parking areas, located 40 feet expected to be visible from the Entrance Corridor. on 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. 36 Landscaping of buildings and other structures: The longest townhome block is approximately 132' long. The townhome block None at this time. a. Trees or other vegetation should be planted along the front of long that is closest to the EC is located approximately 340' from the street. buildings as necessary to soften the appearance of exterior walls. The Architectural designs haven't been provided, but the blocks incorporate minor spacing, size, and type of such trees or vegetation should be determined by variations in depth; some units project forward, others are recessed. 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: A landscape plan has not been provided with the initial site plan. Include with the final site plan a a. Plant species required should be as approved by the Staff based upon complete landscape plan. but not limited to the Generic Landscape Plan Recommended Species List and Native Plants or Virginia Landscapes (Appendix D). 38 Plant health: Include the standard plan health note The following note should be added to the landscape plan: "All site on the landscape 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 the plant." Development pattern Site development 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 residential) None. should contribute to the creation of an organized development plan. This and natural landscape (open space, mature trees). Except for the tree buffer that is may be accomplished, to the extent practical, by preserving the trees and to remain along Rt. 20, the existing natural landscape is being removed to rolling terrain typical of the area; planting new trees along streets and accommodate the proposed development. 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 Entrance Corridor The site is accessed from Rt 20. The travelways and parking areas have an See # 1. street and to other development within the corridor should be as follows: organized pattern. A trail is proposed through the stream buffer, more or less a. An organized pattern of roads, service lanes, bike paths, and pedestrian parallel to the EC; it connects to the interior pedestrian ways. walks should guide the layout of the site. b. In general, buildings fronting the Entrance Corridor street should be The townhome blocks are not adjacent to the EC street. Those that will be most parallel to the street. Building groupings should be arranged to parallel the visible are arranged more or less perpendicular to the EC. The sidewalk layout Entrance Corridor street. suggests that the front of the townhomes visible from the EC will face the interior c. Provisions should be made for connections to adjacent pedestrian and of the site (north), so the east and south elevations of these units will be the side vehicular circulation systems. and rear elevations. They must be designed to eliminate blankness and achieve d. Open spaces should be tied into surrounding areas to provide continuity appropriate form, scale, etc. within the Entrance Corridor. e. If significant natural features exist on the site (including creek valleys, The existing site is a mixture of the two single-family residential properties and steep slopes, significant trees or rock outcroppings), to the extent practical, open spaces with mature trees, most of which will be removed to accommodate then such natural features should be reflected in the site layout. If the the proposed development. 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 Views around the site are not expected to be negatively impacted. 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 Grading is proposed throughout the site. Retaining walls reaching 6' tall are Revise the plan to indicate retaining conditions by limiting the use of retaining walls and by shaping the terrain proposed at the northwestern corner of the site and southeast of Lot 4. The wall at wall material, color, manufacturer. A through the use of smooth, rounded landforms that blend with the existing the northwest corner of the site is not anticipated to be visible from the EC; block in a muted, earth -tone color terrain. Steep cut or fill sections are generally unacceptable. Proposed however, the wall southeast of Lot 4 is anticipated to have some visibility from would be appropriate. Samples may contours on the grading plan shall be rounded with a ten -foot minimum the EC. The use of an earth tone color for the block material would be appropriate. be required. 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 grading plan shows grading in the stream buffer along the EC frontage. An Show the tree protection fencing for trees or other existing features designated for preservation in the final existing wooded area is between the EC and the site, but no tree protection the tree buffer throughout the Certificate of Appropriateness. Adequate tree protection fencing should be fencing is shown on the plans. If this wooded area is to remain, tree protection landscaping, grading and, E&S plans. shown on, and coordinated throughout, the grading, landscaping and erosion will need to be coordinated throughout the site plan set. 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 A stormwater facility is shown south of Lots 17-21 between the site and the EC, it Revise the plan to indicate the use of the natural topography to avoid the need for screening. When visible from is anticipated that the tree buffer will reduce visual impacts of the facility as earth -tone concrete and stone to the Entrance Corridor street, these features must be frilly integrated into the viewed from the EC. better integrate the culverts and rip landscape. They should not have the appearance of engineered features. rap located in the tree buffer into the A stormwater pipe runs along the southwest perimeter of the site ending behind Lot 16 with a culvert and a rip rap lined channel that connects to the nearby site. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. stream (Cow Branch). There are also pipes, culverts, and rip rap associated with Galaxie Farm Lane. These features are expected to have some 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. 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 18-27 and 54-59 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. Confirm that the fence on the southwest side of the site is to remain. Revise the site plan to show the fence consistently throughout the site plan. 4. Include the standard mechanical equipment note on the architectural plans. 5. Revise the plan to provide trees along the south/southwest perimeter of the site to help integrate the development into environment of the corridor. A mix of trees, irregularly spaced, is recommended. 6. Include with the final site plan a complete landscape plan. Ensure that there are no conflicts between landscaping and utilities. 7. Include the standard plan health note on the landscape plan. 8. Revise the plan to indicate retaining wall material, color, manufacturer. A block in a muted, earth -tone color would be appropriate. Samples may be required. 9. Show the tree protection fencing for the tree buffer throughout the landscaping, grading and, E&S plans. 10. Revise the plan to indicate the use of earth -tone concrete and stone to better integrate the culverts and rip rap located in the tree buffer into the site. ATTACHMENTS • Attach. 1: ARB2021-76: Galaxie Farm Townhomes Initial Site Plan