Loading...
HomeMy WebLinkAboutARB202200018 Checklist 2022-03-25Project #/Name ARB-2022-18: Brookbill 1D Review Type Initial Site Development Plan Parcel Identification 04600-00-00-018A1 Location Brookhill development, along Stella, east of Archer Zoned Neighborhood Model District (NMD), Entrance Corridor (EC) Owner/Applicant Brookhill Town Center LLC/Riverbend Development Magisterial District Rivanna Proposal To construct a mix of over 216,000 sf of non-residential development, including office buildings, retail/restaurant buildings, and a hotel, with associated site improvements. Context Block 1D is located east of Block 113; both are east of Archer Avenue. Stella Lane continues eastward from Block 4 through the middle of blocks I and C and D. This is the "town center" portion of the development. Visibility The one- and two-story buildings are not expected to be visible from the EC street. The 3-story office building is located behind a 4-story apartment building in 113, so probably won't be visible from the EC street. The 4-story hotel is also located east of a 4-story apartment building, so will probably not be visible from vantage points on the EC directly in front of the development, but the hotel could be visible from more distant vantage points. Review deadline April 18, 2022 Staff Contact Margaret Maliszewski PROJECT HISTORY: Several blocks of the Brookhill development have been reviewed by the ARB. The ARB determined that this block could be reviewed and approved by staff without full ARB review. ANALYSIS Gray highligh = 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 have not been None at this time. designated Entrance Corridors is to insure that new development submitted for review. It is anticipated within the corridors reflects the traditional architecture of the area. that the design of buildings in this Therefore, it is the purpose of ARB review and of these Guidelines, block will be consistent with those in that proposed develo merit within the designated Entrance Corridors I and 4, which support orderly and reflect elements of design c eristic of the significant historic attractive development with some landmarks, buildings, and structures of the Charlottesville and minimal references to historic Albemarle area, and to promote orderly and attractive development architectural forms and features. 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. Compalibili with significant historic sites: 3 New structures and substantial additions to existing structures should Architectural designs have not been None at this time. respect the traditions of the architecture of historically significant submitted for review. It is anticipated buildings in the Charlottesville and Albemarle area. Photographs of that the design of buildings in this historic buildings in the area, as well as drawings of architectural block will be consistent with those in features, which provide important examples of this tradition are I and 4, which support orderly and contained in Appendix A. attractive development with some minimal references to historic 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's historic architectural forms and features. structures is not intended to impose a rigid design solution for new development. Replication of the design of the important historic sites in the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as special functional requirements. ConWatibility with the character of the Entrance Corridor 5 It is also an important objective of the Guidelines to establish a pattern Architectural designs have not been None at this time. of compatible architectural characteristics throughout the Entrance submitted for review. It is anticipated Corridor in order to achieve unity and coherence. Building designs that the design of buildings in this should demonstrate sensitivity to other nearby structures within the block will be consistent with those in Entrance Corridor. Where a designated corridor is substantially I and 4, which support orderly and developed, these Guidelines require striking a careful balance between attractive development with some harmonizing new development with the existing character of the minimal references to historic corridor and achieving compatibility with the significant historic sites architectural forms and features. in the area. Site development and layout 6 Site development should be sensitive to the existing natural landscape The site layout continues the organized None. and should contribute to the creation of an organized development pattern of development of the nearby plan. This may be accomplished, to the extent practical, by preserving blocks that have already been the trees and rolling terrain typical of the area; planting new trees approved/developed. Significant along streets and pedestrian ways and choosing species that reflect grading and tree removal are required native forest elements; insuring that any grading will blend into the (have already been completed) to surrounding topography thereby creating a continuous landscape; accomplish the design as illustrated. preserving, to the extent practical, existing significant river and stream Some natural features will be valleys which may be located on the site and integrating these features preserved as per the approved into the design of surrounding development; and limiting the building application plan. mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. Landscaping 7 The requirements of the Guidelines regarding landscaping are intended A complete landscape plan has not Provide a complete to reflect the landscaping characteristic of many of the area's been included in the initial site plan. landscape plan with the significant historic sites which is characterized by large shade trees final site plan submittal. and lawns. Landscaping should promote visual order within the Entrance Corridor and help to integrate buildings into the existing environment of the corridor. 8 Continuity within the Entrance Corridor should be obtained by A complete landscape plan has not Provide a complete planting different types of plant materials that share similar been included in the initial site plan. landscape plan with the characteristics. Such common elements allow for more flexibility in final site plan submittal. the design of structures because common landscape features will help to harmonize the appearance of development as seen from the street ution which the Corridor is centered. SPECIFIC GUIDELINES Compatibdity with significant historic sites Structure design 9 Building forms and features, including roofs, windows, doors, No architectural designs were included Provide architectural materials, colors and textures should be compatible with the forms and in this submittal. designs for the 3- and 4- features of the significant historic buildings in the area, exemplified by story buildings with the (but not limited to) the buildings described in Appendix A [of the final site plan submittal. design guidelines]. The standard of compatibility can be met through scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. 10 Buildings should relate to their site and the surrounding context of buildin s. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. 12 Architecture proposed within the Entrance Corridor should use forms, sha es, scale, and materials to create a cohesive whole. 13 Any appearance of "blankness" resulting from building design should be relieved using esign detail or vegetation, or both. 14 Arcades, colonnades, or other architectural connecting devices should be used to unify ou s of buildings within a development. 15 Trademark buildings and related features should be modified to meet the requirements of the Guidelines. 16 Window glass in the Entrance Corridors should not be highly tinted or highly reflective. Window glass in the Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 3001o. Specifications on the proposed window glass should be submitted with the application orfinal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the Accessory structures and ground- Visibility of rooftop overall plan of development and shall, to the extent possible, be mounted equipment are not expected equipment will be com atible with the building designs used on the site. to be visible from the EC street. Large, roof -mounted equipment could assessed with the architectural designs. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting,these features will still have a potentially have some visibility at the negative visual impact on the Entrance Corridor street, screening should taller buildings. be provided to eliminate visibility. a. Loading areas, b. Service areas, c. 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. 20 Surface runoff structures and detention ponds should be designed to fit into the natural topography to avoid the need for screening. When visible from the Entrance Corridor street, these features must be frilly integrated into the landscape. They should not have the appearance of engineered features. 21 The following note should be added to the site plan and the architectural The note does not appear on the plans. Add the standard plan: "Visibility of all mechanical equipment from the Entrance equipment visibility note Corridor shall be eliminated." to the site and architectural plans. Lighting Lighting was not included in the initial site plan. Provide a complete lighting plan with the next submittal. General Guidelines 22 Light should be contained on the site and not spill over onto adjacent ro erties or streets, 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. 24 Light levels exceeding 30 footcandles are not appropriate for display lots in the Entrance Corridors. Lower light levels will apply to most other uses in the Entrance Corridors. 25 Light should have the appearance of white light with a warm soft glow; however, a consistent appearance throughout a site or development is required. Consequently, if existing lamps that emit non -white light are to remain, new lamps may be required to match them. 26 Dark brown, dark bronze, or black are appropriate colors for free- standing pole mounted light fixtures in the Entrance Corridors. 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 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 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 footcandle." Guidelines or the Use of Decorative Landscape Lighting Lighting was not included in the initial site plan. Provide a complete lighting plan with the 30 Light used for decorative effect shall: a. be compatible with the character of the n once Corridor. next submittal. Compatibility of exterior lighting and lighting fixtures is assessed in terns of design, use, size, scale, color, and brightness. b. impact only the immediate site. The effect of the illumination should not be discernible from distances along the Entrance Corridor. 31 Where used for decorative effect, outdoor light fixtures shall: a. be equipped with automatic timing devices and shall be extinguished between the hours of 11:00 p.m. and dawn. b. be shielded and focused to eliminate glare. Glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of mounting height, wattage, aiming angle, fixture placement, etc. c. be cutoff luminaires, aimed so as not to project their output beyond the objects intended to be illuminated; or non -cutoff luminaires, equipped with glare shields, visors, barn doors, and/or other similar shielding accessories as required to meet the following criteria: Light distribution from all lighting installations shall be cut-off at all angles beyond those required to restrict direct illumination to within the perimeter of the landscape feature being illuminated. d. never exceed 3,000 lumens. Further restrictions on lumens may be imposed by the ARB. e. not be modified to reflect seasonal colors. f. be of a number that is compatible with the scale of the object and the development to be illuminated, such that the light emitted will not over -illuminate or overpower the site, as determined by the ARB. Landscaping A landscape plan was not included in Provide a complete this submittal, but trees ae shown on landscape plan with the the site plan. next submittal. 32 Landscaping along the frontage of Entrance Corridor streets should This block has no EC frontage. None. 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: Trees are shown along interior Eliminate all tree/pipe a. Large trees should be planted parallel to all interior roads. Such roads/travelways, but some are on top conflicts. trees should be at least 2'/z inches caliper (measured six inches above of pipes. 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: Planting area is provided along Provide trees along a. Medium trees should be planted parallel to all interior pedestrian sidewalks, but trees are not provided pedestrian ways. ways. Such trees should be at least 2%: inches caliper (measured sill consistently along the paths. inches 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: Interior and perimeter trees are not Provide interior and a. Large trees should align the perimeter of parking areas, located 40 provided at the required quantities. perimeter parking lot feet on center. Trees should be planted in the interior of parking areas trees at the quantities and at the rate of one tree for every 10 parking spaces provided and should spacing required by the be evenly distributed throughout the interior of the parking area. EC Guidelines. b. Trees required by the preceding paragraph should measure 2'/z 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: Given the distances from the street, it a. Trees or other vegetation should be planted along the front of long is anticipated that parking lot trees buildings as necessary to soften the appearance of exterior walls. The provided at the required spacing and spacing, size, and type of such trees or vegetation should be quantity will sufficiently soften the determined by the length, height, and blankness of such walls. appearance of the proposed buildings b. Shrubs should be used to integrate the site, buildings, and other as viewed from the EC. 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. Plant species required should be as approved by the A landscape plan was not included in Provide a complete Staff based upon but not limited to the Generic Landscape Plan this submittal. landscape plan with the Recommended Species List and Native Plants for Virginia Landscapes next submittal. (Appendix D . 38 Plant health: The following note should be added to the landscape plan: A landscape plan was not included in Provide a complete "All site plantings of trees and shrubs shall be allowed to reach, and be this submittal. landscape plan with the maintained at, mature height; the topping of trees is prohibited. next submittal. Shrubs and trees shall be pruned minimally and only to support the overall health of theplant." Site Development and layout Develo went Pattern 39 The relationship of buildings and other structures to the Entrance The layout of roads, pedestrian paths None. Corridor street and to other development within the corridor should be and parking areas is organized. as follows: Buildings are oriented orthogonally to a. An organized pattern of roads, service lanes, bike paths, and the EC street, but the street is at a pedestrian walks should guide the layout of the site. distance — about 1000' or more. This b. In general, buildings fronting the Entrance Corridor street should be block is centered on Stella Lane, which parallel to the street. Building groupings should be arranged to parallel connects to Rt. 29. Sidewalks are the Entrance Corridor street. provided along Stella and at individual c. Provisions should be made for connections to adjacent pedestrian buildings. Open space/recreational and vehicular circulation systems. spaces are proposed at the east end of d. Open spaces should be tied into surrounding areas to provide the block. Some natural features will continuity within the Entrance Corridor. be preserved in the overall e. If significant natural features exist on the site (including creek development as per the application valleys, steep slopes, significant trees or rock outcroppings), to the plan. 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 Significant grading and tree removal None. surrounding conditions by limiting the use of retaining walls and by are required to accomplish the shaping the terrain through the use of smooth, rounded land forms that proposed development, as with blend with the existing terrain. Steep cut or fill sections are generally previous blocks. Terraced 6'-tall unacceptable. Proposed contours on the grading plan shall be rounded retaining walls are proposed along the with a ten foot minimum radius where they meet the adjacent condition. north side of the block. The grading Final grading should achieve a natural, rather than engineered, will not appear natural, but there won't appearance. Retaining walls 6 feet in height and taller, when necessary, be a direct view from the EC street. shall be terraced and planted to blend with the landsca 41 No grading, trenching, or tunneling should occur within the drip line of Grading is occurring through wooded None. any trees or other existing features designated for preservation in the final areas. No tree protection is shown. Certificate of Appropriateness. Adequate tree protection fencing should Cover sheet notes state that the area be shown on, and coordinated throughout, the grading, landscaping and has been completely cleared and erosion and sediment control plans. graded. 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 vlace until coin letion of the development of the site. 43 Preservation areas should be protected from storage or movement of heavv a ui ment within this area. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. RECOMMENDATIONS • 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: None. Staff recommends approval of the Initial Site Plan. • 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. Submit an application for a Countywide Certificate of Appropriateness for buildings located 750' or more from the EC street. The following items and all items on the submittal checklist must be addressed: 1. Provide architectural designs for the 3- and 4- story buildings with the final site plan submittal. Show how visibility of equipment will be eliminated. 2. Add the standard equipment visibility note to the site and architectural plans. 3. Provide a complete lighting plan with the next submittal. 4. Provide a complete landscape plan with the next submittal. 5. Eliminate all tree/pipe conflicts. 6. Provide trees along pedestrian ways. 7. Provide interior and perimeter parking lot trees at the quantities and spacing required by the EC Guidelines. 10