HomeMy WebLinkAboutARB202200093 Staff Report 2022-11-30ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2022-93: Galaxie Farm Townhomes Final Site Plan
Review Type
Final Site Plan and Preliminary Review of Architecture
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
The character of this portion of the Entrance Corridor is largely residential and rural. Some commercial properties are interspersed.
Visibility
See Project History/Visibility.
ARB Meeting Date
December 5, 2022
Staff Contact
Khris Taggart
PROJECT HISTORY/VISIB LITY
The ARB reviewed and recommended approval of the initial site plan, ARB-2021-76, at the August 16, 2021 ARB meeting. 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 (Fig. 2 and 3).
Figure 1: County GIS map highlighting subject properties along the Entrance Corridor.
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Figure 2: Snippet from Sheet 18 of the Final Site Plan with Lots 18-27 and 54-59 highlighted.
9
Figure 3: Photos of views from Rt. 20 into the site. November 21, 2022.
ANALYSIS
REF
GUIDELINE
ISSUE 8/16/21
RECOMMENDATION
ISSUE 12/5/22
RECOMMENDATION
8/16/21
12/5/22
GENERAL GUIDELINES
Purpose, Compatibility with significant historic
sites, Compatibility with the character of the
Entrance Corridor
1
The goal of the regulation of the design of
Architectural designs were not provided with
Provide architectural designs
Architectural drawings have been
See the
development within the designated Entrance
the initial plan. The side and rear elevations
with the next submittal. Note
provided with this submittal. The
recommendations listed
Corridors is to ensure that new development
of the townhouses that are visible from the
that the side and rear
overall building design of the
below on the
within the corridors reflects the traditional
EC must be designed to eliminate blankness
elevations of the townhouses
townhomes is contemporary in style but
architectural designs.
architecture of the area. Therefore, it is the
and achieve appropriate form, scale, etc.
in lots 18-27 and 54-59 must
uses gabled roof forms and building
purpose of ARB review and of these Guidelines,
be designed to eliminate
materials (brick, standing seam metal,
that proposed development within the designated
blankness and achieve
and board and batten and horizontal
Entrance Corridors reflect elements of design
appropriate form, scale, etc.
siding) that are reflective of those used
characteristic of the significant historical
historically within the County. The use
landmarks, buildings, and structures of the
of gable roof forms and the proposed
Charlottesville and Albemarle area, and to
materials provides a minimal
promote orderly and attractive development
connection to both the local historic
within these corridors. Applicants should note that
architecture and the surrounding
replication of historic structures is neither required
context of nearby developments.
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
New structures and substantial additions to
existing structures should respect the traditions
of the architecture of historically significant
buildings in the Charlottesville and Albemarle
area. Photographs of historic buildings in the
area, as well as drawings of architectural
features, which provide important examples of
this tradition are contained in Appendix A.
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
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.
5
It is also an important objective of the Guidelines
to establish a pattern of compatible architectural
characteristics throughout the Entrance Corridor
in order to achieve unity and coherence. Building
designs should demonstrate sensitivity to other
nearby structures within the Entrance Corridor.
Where a designated corridor is substantially
developed, these Guidelines require striking a
careful balance between harmonizing new
development with the existing character of the
corridor and achieving compatibility with the
significant historic sites in the area.
SPECIFIC GUIDELINES
ConWalibUity with significant historic sites
Structure design
9
Building forms and features, including roofs,
Architectural designs were not provided with
Provide architectural designs
Line drawings and color renderings
Provide a drawing that
windows, doors, materials, colors and textures
the initial plan. The side and rear elevations
with the next submittal. Note
have been provided, but they show
keys the building designs
should be compatible with the forms and features
of the townhouses that are visible from the
that the side and rear
different building designs and are not
to the site layout.
of the significant historic buildings in the area,
EC must be designed to eliminate blankness
elevations of the townhouses
keyed to the site plan.
exemplified by (but not limited to) the buildings
and achieve appropriate form, scale, etc.
in lots 18-27 and 54-59 must
Provide color renderings
described in Appendix A [of the design
be designed to eliminate
The townhomes illustrated in the color
for the designs shown in
guidelines]. The standard of compatibility can be
blankness and achieve
renderings feature a brick base with
the line drawings and
met through scale, materials, and forms which
appropriate form, scale, etc.
board and batten and horizontal siding
line drawings for the
may be embodied in architecture which is
above. The south and east side and
contemporary as well as traditional. The
rear) elevations feature material
design shown in the
replication of important historic sites in
changes, variations in depth, and
color renderings.
Albemarle County is not the objective of these
windows and balconies that sufficiently
guidelines.
break up the mass and scale of the
buildings.
Revise the line drawings
to note wane earth -tone
11
The overall design of buildings should have
human scale. Scale should be integral to the
colors for horizontal
building and site design.
The townhomes illustrated in the line
drawings include a number of different
siding on the south and
east elevations of the
12
Architecture proposed within the Entrance
Corridor should use forms, shapes, scale, and
design options. The front elevations
townhomes labeled
materials to create a cohesive whole.
feature bases of stone veneer that vary
in height. Above the stone is either a
Holly I and note that
adjacent townhomes will
13
Any appearance of "blankness" resulting from
building design should be relieved using design
single type of siding or a mixture of
not use the same color.
detail or vegetation, or both.
board and batten, horizontal, and shake.
The east and south (side and rear)
elevations are limited to a single
material - horizontal siding — and they
have no ornamental features. They do
have windows that help relieve
blankness and establish scale, and an
optional balcony on the south
elevations would add interest. The
distance between the townhomes and
the EC, the existing vegetation to
remain, and the proposed landscaping
are expected to filter the views of the
townhomes from Rt. 20. This limits the
need for additional architectural
features. Wall colors have not been
identified on the line drawings, but
warn earth tones would help the
buildings blend into the surroundings.
Also, varying the warm tones from one
townhouse to the next would help
reduce the scale of the townhouse
blocks.
10
Buildings should relate to their site and the
No physical materials/color samples
Revise the building
surrounding context of buildings.
have been provided with this submittal.
design to limit the use of
However, the architectural drawings
white to trim and/or
identify the materials which include
decorative features.
brick, board and batten and horizontal
siding, and standing seam metal. The
colors identified include earth tones
(Navajo Beige, Iron Ore, Weathered
Wood, and Salem Creek Tudor) and
white (Arctic White). In the ARB's
review of similar developments that
have used Arctic White, the Board has
required the color be limited to trim and
decorative features. In the design for
the proposed townhomes, the use of
this color expands beyond trim and
decorative features to the walls of the
non -gable roof portions of the front and
rear elevations and the central bay of
the side elevations. Based on the
surrounding context, revising the
building design to limit the use of white
to trim and/or decorative features
would be appropriate.
14
Arcades, colonnades, or other architectural
The layout of the site is not conducive
None.
connecting devices should be used to unify
to connecting devices.
groups of buildings within a development.
15
Trademark buildings and related features should
The buildings do not have the
None.
be modified to meet the requirements of the
appearance of a trademark design.
Guidelines.
16
Window glass in the Entrance Corridors should not
The color renderings include a note that
Revise the line drawings
be highly tinted or highly reflective. Window glass
the window glass will meet the EC
to provide specs on
in the Entrance Corridors should meet the
guidelines. However, no specifications
proposed window glass
following criteria: Visible light transmittance
on the proposed window glass have
that meet the design
(VLT) shall not drop below 40%. Visible light
been indicated on the line drawings
criteria.
reflectance (VLR) shall not exceed 30%.
with this submittal.
Specifications on the proposed window glass
should be submitted with the application for final
review.
Accessory structures and equipment
17
Accessory structures and equipment should be
No accessory structures are proposed in this
Show the location of
The locations of the ground -mounted
Clarify whether the
integrated into the overall plan of development
development.
mechanical equipment
mechanical equipment for the
existing fence remains
and shall, to the extent possible, be compatible
(building- and ground-
townhomes have been shown on the
on the southern property
with the building designs used on the site.
The location(s) of mechanical equipment is
mounted) on the site and
plans. Both the mechanical equipment
line.
not labeled on the plan.
architectural plans and show
how it will be screened from
and associated screening fencing are
Revise the site plan to
the EC.
not expected to be visible from the EC.
show the height of the
18
The following should be located to eliminate
Some, but not all, sheets of the site plan set
Confine that the fence on the
The proposal includes new fencing to
new fence consistently
visibility from the Entrance Corridor street. If,
show existing fencing along the southwest
southwest side of the site is to
supplement an existing fence along the
throughout the site plan.
after appropriate siting, these features will still
side of the site. Sheet 2 notes that it is to
remain. Revise the site plan to
southern property line but based on a
have a negative visual impact on the Entrance
remain. Retaining the fence seems
show the fence consistently
site visit there appears to be no existing
Corridor street, screening should be provided to
challenging given the proximity of
throughout the site plan.
fence. Also, the height of the new fence
eliminate visibility. A. Loading areas, b. Service
construction.
(8' on sheet 3, 6' on sheet 4) is not
areas, c. Refuse areas, d. Storage areas, e.
shown consistently on the site plan.
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
The note is present of the site plan.
Include the standard
The architectural drawings include the
None.
and the architectural plan: "Visibility of all
Architectural drawings have not been
mechanical equipment note on
standard mechanical equipment note.
mechanical equipment from the Entrance
submitted at this time.
the architectural plans.
Corridor shall be eliminated."
22-
Lighting
A note on the site plan indicates no lighting is
None.
The plan has been revised to note that
Revise the site plan to
31
proposed with this site plan.
no street lighting is proposed. Building
include information on
and/or post -mounted lighting is likely
any proposed building
and could be appropriate if impacts are
and/or post -mounted
minimized.
lighting. Show how
impacts of this lighting
will be minimized. Full
cutoff fixtures with
limited intensity and
warn color temperatures
(2000-3000K) are
recommended.
Landscaping
7
The requirements of the Guidelines regarding
It is anticipated that building masses and
Revise the plan to provide
The site plan has been revised to
None.
landscaping are intended to reflect the
rooflines ascending the slope will be seen
trees along the
include a complete landscaping plan.
landscaping characteristic of many of the area's
from the street, particularly through the
south/southwest perimeter of
The plan shows an irregular
significant historic sites which is characterized
southwest perimeter of the development.
the site to help integrate the
arrangement of mixed deciduous trees
by large shade trees and lawns. Landscaping
Trees along this side and distributed
development into environment
between the stream buffer and the
should promote visual order within the Entrance
throughout the development would help
of the corridor. A mix of trees,
backs of Lots 15-21 and 4-6. This
Corridor and help to integrate buildings into the
integrate the development into the
irregularly spaced, is
arrangement, combined with the
existing environment of the corridor.
surrounding context and help transition from
more urban to rural character.
recommended.
existing vegetation to remain along the
EC, is expected to help integrate the
8
Continuity within the Entrance Corridor should
be obtained by planting different types of plant
development into the surrounding
materials that share similar characteristics. Such
context.
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
Along the Rt. 20 frontage of the development
Corridor streets should include the following:
is a 100' stream buffer that is wooded and to
a. Large shade trees should be planted parallel to
remain; existing trees to remain can be
the Entrance Corridor Street. Such trees should
counted as EC frontage trees. The buffer is
be at least 3% inches caliper (measured 6 inches
not particularly dense; views will be available
above the ground) and should be of a plant
through the wooded area in the fall and
species common to the area. Such trees should be
winter. Some trees are located very close to
located at least every 35 feet on center.
the road, as is an overhead power line. The
b. Flowering ornamental trees of a species
wooded buffer is consistent with the
common to the area should be interspersed among
surrounding context.
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
Include with the final site plan
A complete landscape plan has been
Shift the two trees east
a. Large trees should be planted parallel to all
this submittal. On the site plan trees are
a complete landscape plan.
included with the final site plan. Large
of "Open Space B" to
interior roads. Such trees should be at least 2%
shown along Galaxie Farm Lane and Mary
Ensure that there are no
shade trees, 2'/z" caliper at time of
eliminate the stormwater
inches caliper (measured six inches above the
Jackson Court but spacing exceeds 40' in
conflicts between landscaping
planting, have been identified along
pipe conflict and resolve
ground) and should be of a plant species
several locations. Overall, the quantity of
and utilities.
Galaxie Farm Lane and Mary Jackson
all other street
trees provided is consistent with the
Court. However, two trees located east
trees/utility conflicts.
10
common to the area. Such trees should be located
at least every 40 feet on center.
requirement. However, there appear to be
numerous conflicts between interior road
trees and utilities. Also, details on the species
and caliper of the proposed trees have not
been provided with the initial plan.
of open Space B are still shown too
close to stonnwater pipes and there are
additional conflicts with a few trees
further west on Mary Jackson Court.
34
Landscaping along interior pedestrian ways:
Sidewalks are provided along all public
None.
a. Medium trees should be planted parallel to all
roadways within the site. The interior street
interior pedestrian ways. Such trees should be at
trees provided along these roadways also act
least 2% inches caliper (measured six inches
as interior pedestrian way trees.
above the ground) and should be of a species
common to the area. Such trees should be located
A trail is proposed through the stream buffer,
at least every 25 feet on center.
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-
None.
Parking spaces are proposed west of
None.
a. Large trees should align the perimeter of
56 and west of Lot 27. They are not expected
Lots 54-56 and west of Lot 27. They
parking areas, located 40 feet on center. Trees
to be visible from the Entrance Corridor.
are not expected to be visible from the
should be planted in the interior of parking areas
Entrance Corridor.
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'/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.
n
36
Landscaping of buildings and other structures:
The longest townhome block is
None at this time.
Line drawings and color renderings
Revise the line drawings
a. Trees or other vegetation should be planted
approximately 132' long. The townhome
have been provided with this submittal.
to note wane earth -tone
along the front of long buildings as necessary to
block that is closest to the EC is located
The color renderings confirm that the
colors for horizontal
soften the appearance of exterior walls. The
approximately 340' from the street.
building designs incorporate variations
siding on the south and
spacing, size, and type of such trees or vegetation
Architectural designs haven't been provided,
in depth and variations in
east elevations of the
should be determined by the length, height, and
but the blocks incorporate minor variations in
materials/colors that help provide relief
townhomes labeled
blankness of such walls.
depth; some units project forward, others are
along the length of the elevations.
Holly I and note that
b. Shrubs should be used to integrate the site,
recessed.
However, the south (rear) elevations in
adjacent townhomes will
buildings, and other structures; dumpsters,
the line drawings show a single
not use the same color.
accessory buildings and structures; "drive thru"
material (horizontal siding) and
windows; service areas; and signs. Shrubs should
presumably no variations in wall color.
measure at least 24 inches in height.
Lots 18-27 and 54-59 are the
townhouse lots but building designs
have not been keyed to the site plan.
While the lots' distance from the EC
and site elements between them and the
EC are expected to filter views of the
buildings, using warn earth tones
(varying from one townhome to the
next) would both integrate the buildings
into the surrounding context and
rovide visual interest.
37
Plant species:
A landscape plan has not been provided with
Include with the final site plan
A complete landscape plan has been
None.
a. Plant species required should be as approved
the initial site plan.
a complete landscape plan.
included with the site plan. The plants
by the Staff based upon but not limited to the
are found on the various lists and do not
Generic Landscape Plan Recommended Species
include invasives.
List and Native Plants for Virginia Landscapes
(Appendix D .
38
Plant health:
Include the standard plan
The standard plant health note has been
None.
The following note should be added to the
health note on the landscape
included on the landscape plan.
landscape plan: "All site plantings of trees and
plan.
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."
Development pattern
Site development and layout
12
6
Site development should be sensitive to the
The site is a combination of existing
None.
The two single-family residential
None.
existing natural landscape and should contribute
developed areas (single-family residential)
properties and natural landscape (open
to the creation of an organized development plan.
and natural landscape (open space, mature
space, mature trees), with the exception
This may be accomplished, to the extent
trees). Except for the tree buffer that is to
of the tree buffer, have been removed to
practical, by preserving the trees and rolling
remain along Rt. 20, the existing natural
accommodate the proposed
terrain typical of the area; planting new trees
landscape is being removed to accommodate
development.
along streets and pedestrian ways and choosing
the proposed development.
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
The site is accessed from Rt 20. The
Provide architectural designs
The site is accessed from Rt 20. The
See recommendation in
to the Entrance Corridor street and to other
travelways and parking areas have an
with the next submittal. Note
travelways and parking areas have an
Guideline 36.
development within the corridor should be as
organized pattern. A trail is proposed through
that the side and rear
organized pattern. A trail is proposed
follows:
the stream buffer, more or less parallel to the
elevations of the townhouses
through the stream buffer, more or less
a. An organized pattern of roads, service lanes,
EC; it connects to the interior pedestrian
in lots 18-27 and 54-59 must
parallel to the EC; it connects to the
bike paths, and pedestrian walks should guide the
ways.
be designed to eliminate
interior pedestrian ways.
layout of the site.
blankness and achieve
b. In general, buildings fronting the Entrance
The townhome blocks are not adjacent to the
appropriate form, scale, etc.
Architectural drawings have been
Corridor street should be parallel to the street.
EC street. Those that will be most visible are
provided with this submittal. The side
Building groupings should be arranged to
arranged more or less perpendicular to the
and rear of the townhomes shown in the
parallel the Entrance Corridor street.
EC. The sidewalk layout suggests that the
color renderings have been designed
c. Provisions should be made for connections to
front of the townhomes visible from the EC
with sufficient form and material
adjacent pedestrian and vehicular circulation
will face the interior of the site (north), so the
changes to relieve blankness and break
systems.
east and south elevations of these units will
up the mass of the elevations. The side
d. Open spaces should be tied into surrounding
be the side and rear elevations. They must be
and rear of the townhomes shown in the
areas to provide continuity within the Entrance
designed to eliminate blankness and achieve
line drawings have windows and doors
Corridor.
appropriate form, scale, etc.
that help to reduce blankness and
e. If significant natural features exist on the site
establish some scale, but there are no
(including creek valleys, steep slopes, significant
The existing site is a mixture of two single-
material changes and potentially no
trees or rock outcroppings), to the extent
family residential properties and open spaces
variations in wall color. Siding colors
practical, then such natural features should be
with mature trees, most of which will be
in wane earth tones, varying the colors
reflected in the site layout. If the provisions of
from one townhouse to the next, may
13
Section 32.5.2.n of the Albemarle County Zoning
removed to accommodate the proposed
help to provide additional visual
Ordinance apply, then improvements required by
development.
interest and integrate the elevations into
that section should be located so as to maximize
the surrounding context.
the use of existing features in screening such
Views around the site are not expected to be
improvements from Entrance Corridor streets.
negatively impacted.
The two single-family residential
f. The placement of structures on the site should
properties and mature trees in open
respect existing views and vistas on and around
spaces have been cleared to
the site.
accommodate the proposed
development.
Views around the site are not expected
to be negatively impacted.
Site Grading
40
Site grading should maintain the basic relationship
Grading is proposed throughout the site.
Revise the plan to indicate
The site plan has been revised to
None.
of the site to surrounding conditions by limiting
Retaining walls reaching 6' tall are proposed
retaining wall material, color,
identify the retaining wall material as
the use of retaining walls and by shaping the
at the northwestern comer of the site and
manufacturer. A block in a
segmental block in the color "Blue
terrain through the use of smooth, rounded
southeast of Lot 4. The wall at the northwest
muted, earth -tone color would
Ridge". When viewed during a recent
landforms that blend with the existing terrain.
comer of the site is not anticipated to be
be appropriate. Samples may
site visit, the muted, earth -tone color
Steep cut or fill sections are generally
visible from the EC; however, the wall
be required.
appeared to be appropriate for the EC.
unacceptable. Proposed contours on the grading
southeast of Lot 4 is anticipated to have some
plan shall be rounded with a ten -foot minimum
visibility from the EC. The use of an earth
radius where they meet the adjacent condition.
tone color for the block material would be
Final grading should achieve a natural, rather than
appropriate.
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
The grading plan shows grading in the stream
Show the tree protection
The site plan has been revised to show
None.
within the drip line of any trees or other existing
buffer along the EC frontage. An existing
fencing for the tree buffer
tree protection fencing throughout the
features designated for preservation in the final
wooded area is between the EC and the site,
throughout the landscaping,
plan set.
Certificate of Appropriateness. Adequate tree
but no tree protection fencing is shown on the
grading and, E&S plans.
protection fencing should be shown on, and
plans. If this wooded area is to remain, tree
14
coordinated throughout, the grading, landscaping
protection will need to be coordinated
and erosion and sediment control plans.
throughout the site plan set.
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
A stormwater facility is shown south of Lots
Revise the plan to indicate the
The site plan has not been revised to
None.
should be designed to fit into the natural
17-21 between the site and the EC, it is
use of earth -tone concrete and
indicate the use of earth -tone concrete
topography to avoid the need for screening. When
anticipated that the tree buffer will reduce
stone to better integrate the
and stone. Installed portions of the
visible from the Entrance Corridor street, these
visual impacts of the facility as viewed from
culverts and rip rap located in
culverts and rip rap (light gray) were
features must be fully integrated into the
the EC.
the tree buffer into the site.
viewed in a recent site visit. Existing
landscape. They should not have the appearance
vegetation to remain, combined with
of engineered features.
A stormwater pipe runs along the southwest
perimeter of the site ending behind Lot 16
proposed landscaping, are expected to
sufficiently integrate the light gray
44
Natural drainage patterns (or to the extent
required, new drainage patterns) should be
with a culvert and a rip rap lined channel that
features into the site.
incorporated into the finished site to the extent
connects to the nearby stream (Cow Branch).
possible.
There are also pipes, culverts, and rip rap
associated with Cralaxie 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.
15
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The appearance of the townhomes; materials, colors and level of detail.
2. The proposed landscaping between the development and the EC.
3. The visibility of the culverts and riprap located in the tree buffer.
Staff recommends approval of the final site plan with the following revisions:
1. Provide a drawing that keys the building designs to the site layout.
2. Provide color renderings for the designs shown in the line drawings and line drawings for the designs shown in the color renderings.
3. Revise the line drawings to note warn earth -tone colors for horizontal siding on the south and east elevations of the townhomes label Holly I and note that adjacent townhomes will not use the same color.
4. Revise the building design to limit the use of white to trim and/or decorative features.
5. Revise the line drawings to provide specs on proposed window glass that meet the design criteria: Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not
exceed 30%.
6. Clarify whether the existing fence remains on the southern property line.
7. Revise the site plan to show the height of the new fence consistently throughout the site plan.
8. Revise the site plan to include information on any proposed building and/or post -mounted lighting. Show how impacts of this lighting will be minimized. Full cutofffixtures with limited intensity and
warm color temperatures (2000-3000K) are recommended.
9. Shift the two trees east of "Open Space B" to eliminate the stormwater pipe conflict and resolve all other street trees/utility conflicts.
ATTACHMENTS
Attach. 1: ARB202-93: Galaxie Farm Townhomes Final Site Plan
Attach. 2: ARB202-93: Galaxie Farm Townhomes Color Renderings
Attach. 3: ARB202-93: Galaxie Farm Townhomes Line Drawings
IG