HomeMy WebLinkAboutARB202200006 Staff Report 2022-03-01ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2022-06: Halifax House Initial Site Plan
Review Type
Initial Site Plan
Parcel Identification
05900-00-00-015A1
Location
3447 Ivy Road (See Fig. 1.)
Zoned
Commercial (C1), Entrance Corridor (EC)
Owner/Applicant
Ivy Road RE LLC / Anderson Nicholson (Michael Boggs) / Woolley Engineering (Eric Woolley)
Magisterial District
Samuel Miller
Proposal
To increase the number of parking spaces within the site and relocate and add pedestrian pathways as well as associated site improvements on approximately 1 acre.
Context
The subject property is located along the south side of Route 250 surrounded by primarily Rural Area zoned residential parcels with two commercial parcels (59-15A and
59-16), one of which is the historic DS Tavern, nearby to the west.
Visibility
The proposed improvements will be readily visible from the Entrance Corridor.
ARB Meeting Date
March 7, 2022
Staff Contact
Khris Taggart
PROJECT HISTORY
The site plan shows Halifax House on parcel 59-15A1 and D S Tavern on 59-15A. A Certificate of Appropriateness was issued for D S Tavern on August 21, 2020. The ARB has reviewed no proposals on the
Halifax House parcel.
Figure 1: County GIS map highlighting subject property 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
1, 3-5, 9-
Compatibility with significant historic sites and the character of the Entrance Corridor:
With the exception of relocating an existing shed, no changes are
Consider providing photos and sketch
16
proposed to the existing buildings on the parcel and no new
plans and elevations of the of the shed
structures are proposed. The shed being relocated appears to be
prior to it being relocated.
related to the existing historic building on the parcel, the Halifax
House. It is typical for a historic structure to be documented prior
to moving or renovation to ensure that there is a record of the
structure's original construction method, materials, and
architectural details.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall plan of
No new accessory structures are proposed with this plan but an
Indicate on the site plan the locations
development and shall_ to the extent noecible_ be compatible wi h hr b gilding designs
existing shed will be moved from a location south of the main
of any new equipment (building or
used on the site.
building to a location north of the main building. No new
equipment (building or ground -mounted) is shown on the plan. If
ground -mounted). If no new equipment
is proposed revise the site plan to
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
any new equipment is proposed the location will need to be
include a note that states this.
Corridor street, screening should be provided to eliminate visibility. a. Loading areas, b.
identified. If no new equipment is proposed the site plan should
Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment,
include a note to confirm this.
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 plan: "Visibility of
No architectural drawings have been provided as no new
Add the standard mechanical
all mechanical equipment from the Entrance Corridor shall be eliminated."
buildings or changes to the existing building are proposed;
equipment note to the site plan.
however, the standard mechanical equipment note is not present
on the site plan.
20
Surface runoff structures and detention ponds should be designed to fit into the natural
A series of stormwater pipes are shown running from the existing
None.
topography to avoid the need for screening. When visible from the Entrance Corridor street,
building connecting to pipes that end near the northern and
these features must be frilly integrated into the landscape. They should not have the
southern perimeters of the site. The northern pipe ends with a
appearance of engineered features.
culvert and a rip rap- lined channel that drains to the nearby
stream. Details on these features have not been provided but they
44
Natural drainage patterns (or to the extent required, new drainage patterns) should be
incorporated into the finished site to the extent possible.
are not expected to visibility from the EC.
Li htin
22
Li t should be contained on the site and not spill over onto adjacent properties or
There is no photometric plan included with the site plan.
Revise the plan to include photometric
streets,
However, the illumination from the path fixtures is expected to be
minimal and pole -mounted fixtures could be chosen to avoid
diagrams for the light fixtures.
23
Light should be shielded, recessed or flush -mounted to eliminate glare. All fixtures with
lamps emitting 3000 lumens or more must be full cutoff fixtures.
excessive spillover and over -illumination. Due to the limited
quantity and locations of the proposed fixtures, photometric
Revise the pole -mounted fixtures to
use the open side option and emit less
24
Light levels exceeding 30 foot-candles are not appropriate for display lots in the Entrance
Corridors. Lower light levels will apply to most other uses in the Entrance Corridors.
diagrams, as opposed to a frill photometric plan, may be
than 3000 lumens.
sufficient.
Frosted side lenses are shown for the pole -mounted fixtures. The
side lenses allow a small amount of light to reflect upward,
resulting in lighting that is not full cutoff. The proposed fixture
has an open side option which, paired with a lamp emitting less
than 3000 lumens, would result in lighting that meets ordinance
requirements and is compatible with the character of the
surrounding area.
25
Light should have the appearance of white light with a warm soft glow, however, a
The manufacturer's cut sheets that were provided do not indicate
Revise the plan to provide
consistent appearance throughout a site or development is required. Consequently, if
illumination color for the pole -mounted lighting.
manufacturer's cut sheets with options
existing lamps that emit non -white light are to remain, new lamps may be required to
clearly indicated or cut sheets and a
match them.
luminaire schedule with all options
identified.
26
Dark brown, dark bronze, or black are appropriate colors for free-standing pole mounted
3 freestanding pole -mounted and 5 pathway light fixtures are
None.
light fixtures in the Entrance Corridors.
proposed, all in a bronze finish that is appropriate for the historic
character of the site. No exterior building -mounted fixtures are
27
The height and scale of freestanding, pole -mounted light fixtures should be compatible
with the height and scale of the buildings and the sites they are illuminating, and with the
proposed.
use of the site. Typically, the height of freestanding pole -mounted light fixtures in the
Entrance Corridors should not exceed 20 feet, including the base. Fixtures that exceed 20
feet in height will typically require additional screening to achieve an appropriate
appearance from the Entrance Corridor.
28
In determining the appropriateness of lighting fixtures for the Entrance Corridors, the
individual context of the site will be taken into consideration on a case by case basis.
29
The following note should be included on the lighting plan: "Each outdoor luminaire
There is no lighting plan included with this submission.
Provide photometric diagrams for the
equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff
light fixtures.
luminaire and shall be arranged or shielded to reflect light away from adjoining
residential districts and away from adjacent roads. The spillover of lighting from
Add the standard lighting note to the
luminaires onto public roads and property in residential or rural areas zoning districts
site plan.
shall not exceed one half foot-candle."
30-31
Guidelinesfor the Use o Decorative Landscape Lighting
No decorative landscape lighting is proposed.
None.
Landscaping
2
Visitors to the significant historical sites in the Charlottesville and Albemarle area
The subject property is characterized by a mix of trees in
See landscaping recommendations
experience these sites as ensembles of buildings, land, and vegetation. In order to
informal arrangements, consistent with the majority of the street
below.
accomplish the integration of buildings, land, and vegetation characteristic of these sites,
frontage along this stretch of the EC. The commercial parcel 59-
the Guidelines require attention to four primary factors: compatibility with significant
16 to the west is an exception). On the landscape plan, an
historic sites in the area; the character of the Entrance Corridor; site development and
informal arrangement of landscaping is shown, which appears to
layout; and landscaping.
maintain the visual order and continuity with the landscaping
found in the surrounding context. However, the locations of
7
The requirements of the Guidelines regarding landscaping are intended to reflect the
landscaping characteristic of many of the area's significant historic sites which is
proposed and existing to remain landscaping are not clearly
characterized by large shade trees and lawns. Landscaping should promote visual order
defined, and several trees are noted as "optional". Greater clarity
within the Entrance Corridor and help to integrate buildings into the existing environment
is needed to determine impacts and consistency with the
of the corridor.
surrounding context.
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 include the
On the landscape plan 4 trees, at fairly regular intervals, are
See recommendation at #57.
following:
shown along the Rt. 250 EC. Proposed species have not been
a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees
identified but the tree arrangement shown along the EC has an
should be at least 3% inches caliper (measured 6 inches above the ground) and should be
informal appearance and meets the frontage tree quantity
of a plant species common to the area. Such trees should be located at least every 35 feet
requirement.
on center.
b. Flowering ornamental trees of a species common to the area should be interspersed
Areas that will contain native plant meadows are shown along the
among the trees required by the preceding paragraph. The ornamental trees need not
EC and adjacent to the proposed 7-space parking row. In staff s
alternate one for one with the large shade trees. They may be planted among the large shade
discussion with the applicant, the areas are to contain swaths of
trees in a less regular spacing pattern.
knee-high grass with a mix of herbaceous species. Species will
c. In situations where appropriate, a three or four board fence or low stone wall, typical of
need to be identified but staff anticipates that these meadow areas
the area, should align the frontage of the Entrance Corridor street.
will be appropriate in relation to the surrounding context of the
d. An area of sufficient width to accommodate the foregoing plantings and fencing should
EC.
be reserved parallel to the Entrance Corridor street, and exclusive of road right-of-way
and utility easements.
33
Landscaping along interior roads:
Trees are shown at irregular intervals along the interior road that
a. Large trees should be planted parallel to all interior roads. Such trees should be at least
leads to the existing building. Proposed species have not been
2% inches caliper (measured six inches above the ground) and should be of a plant
identified but the arrangement is appropriate for the surrounding
species common to the area. Such trees should be located at least every 40 feet on center.
context and meets the interior road tree quantity requirement.
34
Landscaping along interior pedestrian ways:
A brick paver walkway is proposed around the existing building,
None.
a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees
with connections to the proposed parking areas, the adjacent
should be at least 2%: inches caliper (measured six inches above the ground) and should
parcel to the west, and to a lawn path located in the area directly
be of a species common to the area. Such trees should be located at least every 25 feet on
adjacent to the EC. Multiple trees are shown along these
center.
pathways. The arrangement of these trees is informal and
appropriate for the surrounding context.
35
Landscaping of parking areas:
Based on the number of parking spaces provided (19), two
See recommendation at #57.
a. Laze trees should align the perimeter of parking areas, located 40 feet on center. Trees
interior trees are required and proposed.
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:
There are no long elevations associated with the proposed
None.
a. Trees or other vegetation should be planted along the front of long buildings as
building that would require softening.
necessary to soften the 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:
There is no planting schedule provided with the site plan.
Provide a complete plant schedule in
a. Plant species required should be as approved by the Staff based upon but not limited to
the site plan.
the Generic Landscape Plan Recommended Species List and Native Plants for Virginia
Landscapes (Appendix D .
38
Plant health:
The note is present on the landscaping plan.
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 theplant."
Site Development and layout
Development pattern
6
Site development should be sensitive to the existing natural landscape and should
The site has already been developed. The interior access road and
Revise the landscape plan to clearly
contribute to the creation of an organized development plan. This may be accomplished,
pedestrian paths on this parcel are organized and the proposed
identify existing and proposed
to the extent practical, by preserving the trees and rolling terrain typical of the area;
changes will not affect this condition. This part of Rt. 250 has no
landscaping.
planting new trees along streets and pedestrian ways and choosing species that reflect
sidewalks. The entrance along Rt. 250 provides access to the
native forest elements; insuring that any grading will blend into the surrounding
adjacent parcel to the west and this parcel. The wooded area at
topography thereby creating a continuous landscape; preserving, to the extent practical,
the back of the site connects with wooded areas on adjacent
existing significant river and stream valleys which may be located on the site and
parcels.
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
The existing building is set at a slight angle to the EC street and
site, or the Entrance Corridor.
no changes are proposed to this orientation.
39
The relationship of buildings and other structures to the Entrance Corridor street and to
other development within the corridor should be as follows:
The demolition plan shows 7 trees to be removed from the lawn
a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should
area between the EC and the existing building. However, the
guide the layout of the site.
landscape plan does not clearly identify proposed, existing to
b. In general, buildings fronting the Entrance Corridor street should be parallel to the
remain, and optional landscaping.
street. Building groupings should be arranged to parallel the Entrance Corridor street.
c. Provisions should be made for connections to adjacent pedestrian and vehicular
No new structures are proposed that would affect the existing
circulation systems.
views and vistas on and around the site.
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 conditions by
The proposed changes to the site require minimal grading that is
None.
limiting the use of retaining walls and by shaping the terrain through the use of smooth,
not expected to have a negative impact on the site. A retaining
rounded landforms that blend with the existing terrain. Steep cut or fill sections are generally
wall is proposed south of the existing building. Wall heights are
unacceptable. Proposed contours on the grading plan shall be rounded with a ten -foot
not shown on the plan but due to its location the wall is not
minimum radius where they meet the adjacent condition. Final grading should achieve a
expected to be visible from the EC.
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 trees or other
No tree protection fencing is shown on the grading and landscape
Revise the site plan set to show tree
existing features designated for preservation in the final Certificate of Appropriateness.
plans.
protection fencing on the grading and
Adequate tree protection fencing should be shown on, and coordinated throughout, the
landscape plans.
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 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.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The landscaping along the EC.
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:
1. Maintain grading outside the driplines of trees to remain. Show tree protection fencing on, and coordinated throughout, the grading, landscaping, and erosion and sediment control plans.
• 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. Consider providing photos and sketch plans and elevations of the shed prior to it being relocated.
2. Indicate on the site plan the locations of any new equipment (building or ground -mounted). If no new equipment is proposed revise the site plan to include a note that states this.
3. Add the standard mechanical equipment note to the site plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
4. Revise the plan to include photometric diagrams for the light fixtures.
5. Revise the pole -mounted fixtures to use the open side option and emit less than 3000 lumens.
6. Revise the plan to provide manufacturer's cut sheets with options clearly indicated or cut sheets and a luminaire schedule with all options identified.
7. Add the standard lighting note to the site plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or
shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas
zoning districts shall not exceed one half foot-candle."
8. Provide a complete plant schedule in the site plan.
9. Revise the landscape plan to clearly identify existing and proposed landscaping.
10. Revise the site plan set to show tree protection fencing on the grading and landscape plans.
ATTACHMENTS
Attach. 1: ARB2022-06: Halifax House Initial Site Plan