HomeMy WebLinkAboutARB200200153 Staff Report 2003-02-18 ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project#: Name ARB-2002-153: Pantops Place Phase 2 -- Cottages
Review Type Final review of Phase 2 of a Site Development Plan
Parcel Identification Tax Map 78, Parcel 55A5 and 55A1
Location North side of Route 250 East, east side of Pantops Mountain Road
Zoned Entrance Corridor(EC), Planned Residential Development(PRD)
Magisterial District Rivanna
Proposal To construct 23 single-family attached cottages as part of a larger
development
ARB Meeting Date February 18, 2002
Staff Contact Janet Miller
PROJECT HISTORY
The ARB commented on the rezoning for this project and conducted preliminary(99-11) and final
(2000-43) site plan reviews, including the architectural design for the first phase of construction. A
Certificate of Appropriateness was issued for Phase 1 on December 19, 2001. The Phase 1 ARB
approval included landscaping along Route 250 East. The Board reviewed the application for the
Phase 2 development on November 18, 2002 and offered additional comments on the proposal.
Those comments are included in the analysis section of this report.
PROJECT CHANGES
The primary change in the proposal is the design of the retaining wall. The applicant has reduced the
retaining wall to a height of 7' and has added a metal railing and shrubs at the top of the wall. A
single row of 113 "Green Luster"Japanese Holly is proposed along the top of the retaining wall.
ANALYSIS
The comments listed here in italics are the recommendations previously made by the ARB:
1. Building and retaining wall materials should be coordinated with those approved for the Phase
1 project.
A note on the plan indicates that the retaining wall will have a brick veneer. It is staffs
understanding that the applicant intends to comply with the recommendation for coordination.
However, the plan does not specifically address the coordination issue.
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2. Reduce the impact of the retaining wall by using a combination of methods, including but not
limited to: regrade the slope in front of the wall to reduce the height of the wall; step the wall
back to break up the height and incorporate additional planting areas; use a fence in place of
the portion of the brick wall that is visible from the cottage side of the wall,placing the fence on
top of the wall or on the cottage side of the wall; add screening trees and shrubs in front of the
wall.
The slope in front of the retaining wall has not been regarded although the retaining wall has been
reduced in height from approximately 10' to approximately 7'. The center section of the wall has
been stepped back approximately 5', for a length of 50', and a row of shrubs has been proposed
along the top of the wall. No other planting areas have been created. A metal railing has been added
to the top of the retaining wall, although a note on the detail indicates that the railing is optional.
The removal of the metal railing is not expected to negatively impact the appearance of the wall from
the EC. Screening shrubs have not been proposed at the base of the wall to soften the impact of the
wall from the EC.
3. Provide complete lighting information, including cut sheets, photometrics, and a lighting
schedule.
The proposed fixtures are "Mediterranean" style decorative fixtures produced by Environmental
Lighting for Architecture, Inc. The schedule indicates that 23 wall fixtures and 20 pole lights are
proposed, each with three 60-watt bulbs. These lamps emit less than 3000 lumens, so the fixtures
are not required by the ordinance to be full cutoff. The ARB Guidelines state that light should be
shielded, recessed, or flush-mounted to eliminate glare. Catalog cut sheets from the manufacturer
indicate that the bulbs of these fixtures would be visible through glass lens/cage. However,visibility
of the fixtures from the EC is expected to be minimal due to location and approved landscaping.
Photometrics have not been submitted.
4. Provide a revised, accurate demolition plan.
A revised demolition plan has been submitted and is coordinated with the landscaping sheets.
S. Show on the plan the fencing around the mechanical equipment.
Fencing around the mechanical equipment is shown on the plan.
6. Revise the Plant List to include all plants proposed for Phase 2 (i.e. AC, PT1, CF).
The plant list has been revised accordingly.
7. Indicate in the planting notes on Sheet 11 that the following trees shall not be transplanted in
the fall:Acer rubrum, Betula nigra, Ilex spp., Liquidambar styraciflua, Liriodendron tulipifera,
Quercus spp., Salix babylonica.
Acer rubrum, Betula nigra and Ilex x attenuata still need to be added to the planting note.
8. Sign the Conservation Plan Checklist. Show on the plan the information that is required by the
checklist to demonstrate the measures that will be implemented during construction to protect
all existing trees that are proposed for preservation (i.e., tree protection fence, trunk armoring
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detail).
The Conservation Plan Checklist has been signed and a tree protection fence and trunk armoring
detail have been provided. However,it appears that the 24"Cedar,northeast of the proposed parking
area, will require a tree wall. A detail of the proposed tree wall should be provided.
9. The colors of the siding for buildings 6 and 7 shall be the same. The siding for buildings 6 and
7 shall not be yellow (A).
It is staff's understanding that the applicant intends to comply with this recommendation. A note on
the elevation drawings would confirm this.
10. Resolve all utility conflicts with proposed landscaping.
All utility conflicts have been resolved.
RECOMMENDATIONS
Staff recommends approval of a Certificate of Appropriateness pending staff administrative approval
of the following conditions:
1. Include a note on the plan that the material of the retaining walls and the Phase 2 building
shall match the Phase 1 materials.
2. Reduce the impact of the retaining wall by adding screening shrubs at the base of the wall.
Consider breaking up the monoculture of the 113 "Green Luster" Japanese Holly by
substituting with similar evergreen shrubs.
3. Indicate in the planting notes on Sheet 11 that the following trees shall not be transplanted
in the fall: Acer rubrum, Betula nigra, Ilex x attenuata.
4. Add the following to note#2 in the Planting Notes: Approval from the County is required
for all plant substitutions.
5. Provide on the plan a detail of the proposed tree wall.
6. Include a note on the elevation drawings indicating that the siding for buildings 6 and 7 will
be the same color, but will not be yellow.
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