HomeMy WebLinkAboutARB202200021 Staff Report 2022-04-12ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2022-21: River's Edge Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
03200-00-00-005A0, 03200-00-00-005A1
Location
On the east side of Rt. 29 at River's Edge Lane, approximately 1000' north of the Rt. 29/Lewis and Clark Drive intersection.
Zoned
Planned Residential Development (PRD) / Entrance Corridor (EC) / Airport Impact Area (AIA)
Owner/Applicant
Rivers Edge Holdings LLC (32-5A), Rivers Edge Associates LLC (32-5A1) / Shimp Engineering (Michael Chandler)
Magisterial District
Rivanna
Proposal
To construct 100 multi -family residential units and associated site improvements on approximately 32.53 acres.
Context
The subject property includes a number of detached single-family residences located along a travelway that loops through the parcels. The property is wooded and
surrounded by the Rivanna River. Industrial properties are located between 32-5A1 and the EC and office uses are to the north and northeast. Wooded area and the river
are to the south and east. (Fig. 1.
Visibility
Filtered views of the proposed development may be available between the buildings that are located between the site and Rt. 29. The significant amount of wooded area
to be removed may open up additional views.
ARB Meeting Date
April 18, 2022
Staff Contact
Khris Taggart
PROJECT HISTORY
The ARB reviewed and recommended approval of ARB202-130, an initial site plan for this site, on February 1, 2021. Since that review, the proposed site layout has changed significantly enough to necessitate
resubmittal of the initial site plan.
Figure 1: Pictometry image (left) showing project area along the Entrance Corridor and County GIS map (right) highlighting subject property.
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 designated
Architectural designs were not provided with the latest version of this initial plan
Provide architectural
Entrance Corridors is to ensure that new development within the corridors reflects the
so the compatibility of individual buildings with local historic landmarks cannot
designs with the next
traditional architecture of the area. Therefore, it is the purpose of ARB review and of
be determined at this time. The maximum allowable building height here is 35'.
submittal.
these Guidelines, that proposed development within the designated Entrance Corridors
Given the maximum building height and distance from Rt. 29, building style and
reflect elements of design characteristic of the significant historical landmarks,
details may not have a big impact on the EC. However, colors that help the
Provide site sections to
buildings, and structures of the Charlottesville and Albemarle area, and to promote
development integrate into its surroundings will be important. It is anticipated that
clarify the visibility of the
orderly and attractive development within these corridors. Applicants should note that
the wooded buffer to remain along the EC will help promote an orderly and
proposed development
replication of historic structures is neither required nor desired.
attractive development. Site sections would help determine the amount of
visibility of the proposed development and, therefore, the degree of review
from the EC street.
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
required for the architectural designs.
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,
Compatibi&ty with significant historic sites, compatibility with character of the
9-16
Entrance Corridor, structure design
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall plan of
Information on accessory structures and equipment is not provided on the plan.
Update the plans to
development and shall, to the extent possible, be compatible with the building designs
include information on
used on the site.
accessory structures and
equipment.
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 Corridor street, screening should 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.
21
The following note should be added to the site plan and the architectural plan: "Visibility
The note appears on the cover sheet of the site plan set. Architectural drawings
Include the standard
of all mechanical equipment from the Entrance Corridor shall be eliminated."
have not been submitted at this time.
mechanical equipment
38
Plant health:
The standard plan health note appears on the site plan set.
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 the plant."
Development pattern
Site development and layout
6
Site development should be sensitive to the existing natural landscape and should
The form and placement of the buildings within the site have changed
Revise the existing
contribute to the creation of an organized development plan. This may be
significantly since the previous submittal, resulting in a layout that generally has a
conditions sheet to
accomplished, to the extent practical, by preserving the trees and rolling terrain typical
more simplified and organized appearance. Buildings are not oriented parallel to
identify the existing
of the area; planting new trees along streets and pedestrian ways and choosing species
the EC street, but the wooded area to remain mitigates this. Pedestrian and
wooded areas north and
that reflect native forest elements; insuring that any grading will blend into the
vehicular connections are provided. The Rivanna River, wooded areas that are to
south of Rivers Edge Lane
surrounding topography thereby creating a continuous landscape; preserving, to the
remain, a stream buffer, and preserved slopes are shown between the proposed
in the vicinity of the EC. If
extent practical, existing significant river and stream valleys which may be located on
buildings and the EC street. The mass and height of individual buildings are not
any of this vegetation is to
the site and integrating these features into the design of surrounding development; and
expected to overpower the setting.
remain, revise the
limiting the building mass and height to a scale that does not overpower the natural
appropriate sheets of the
settings of the site, or the Entrance Corridor.
<' ,f
site plan to reflect this.
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.
f
b. In buildings fronting the Entrance Corridor be
general, street should parallel to the
Building be to the Entrance Corridor
street. groupings should arranged parallel 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
Z
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 Plan February 1, 2021.
7 JI
r
' jrlhr `♦ Site Plan April 18, 2022.
J.
The aerial view of the site shows existing trees north and south of Rivers Edge
Lane in the vicinity of the EC that do not appear on sheet C4 as existing wooded
areas.
Site Grading
40
Site grading should maintain the basic relationship of the site to surrounding conditions
There is a gentle change in topography within the parcel that is adjacent to the
None.
by limiting the use of retaining walls and by shaping the terrain through the use of
EC. The existing topography is much steeper within the parcel that includes the
smooth, rounded landforms that blend with the existing terrain. Steep cut or fill sections
new residential units. Significant grading is required to establish portions of the
are generally unacceptable. Proposed contours on the grading plan shall be rounded with
building and parking areas, as evidenced by the proposed retaining walls. Walls
a ten -foot minimum radius where they meet the adjacent condition. Final grading should
(maximum height 10') are shown on sheet C 10 along the northwest and a portion
achieve a natural, rather than engineered, appearance. Retaining walls 6 feet in height and
of the southwest sides of the development, and between the 108-space parking lot
taller, when necessary, shall be terraced and planted to blend with the landscape.
and units 5-10 and 19-34. Other retaining walls are shown near the steps next to
unit 1 and along a portion of the new paved travelway. Due to the proposed
orientation and distance from the EC, these walls are not expected to have a visual
im act on the EC street.
41
No grading, trenching, or tunneling should occur within the drip line of any trees or other
Individual existing trees are not identified on the plan, so the extent to which
Show tree protection
existing features designated for preservation in the final Certificate of Appropriateness.
grading extends into the drip lines of trees to remain can't be determined from the
fencing on, and
Adequate tree protection fencing should be shown on, and coordinated throughout, the
plan. Tree protection fencing is not shown on the plan.
coordinated throughout, the
grading, landscaping and erosion and sediment control 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.
20
Surface runoff structures and detention ponds should be designed to fit into the natural
Plans show above -ground stormwater features associated with the proposed
None.
topography to avoid the need for screening. When visible from the Entrance Corridor
development, but these facilities are not expected to be seen from the EC.
street, these features must be frilly 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. The planting size of interior and exterior parking area trees
4. Treatment of the site entrance from Rt. 29.
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:
I. Provide architectural designs with the next submittal.
2. Provide site sections to clarify the visibility of the proposed development from the EC street.
3. Update the plans to include information on accessory structures and equipment.
4. Include the standard mechanical equipment note on the architectural plans.
5. Provide a lighting plan with the next submittal.
6. Provide landscaping that helps integrate the site entrance into the EC, taking into consideration any future signage that will be needed.
7. Identify trees that are to remain that meet the landscaping requirements for interior roads.
8. Revise the site plan to show large trees, 40' on center and 2%" caliper at time of planting, along the portion of the interior travelway closest to the EC.
9. Revise the site plan to show large trees, 40' on center and 2%" caliper at time of planting, along the portion of the pedestrian pathway closest to the EC.
10. Revise the landscape plan to show all trees at 2%" caliper at planting.
11. Revise the landscape plan to increase the variety of trees to a minimum of four species for increased plant health.
12. Revise the existing conditions sheet to identify the existing wooded areas north and south of Rivers Edge Lane in the vicinity of the EC. If any of this vegetation is to remain, revise the appropriate
sheets of the site plan to reflect this.
13. Show tree protection fencing on, and coordinated throughout, the grading, landscaping, and erosion and sediment control plans.
ATTACHMENTS
0 Attach. 1: ARB2022-21: River's Edge Initial Site Plan