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HomeMy WebLinkAboutARB201300186 Staff Report 2013-12-26ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2013 -186: Cascadia Blocks 4 -7 Review Type Preliminary Review of a Site Development Plan Parcel Identification 06200000002500, 07800000005900, 078000000059AO, 078E00000OOOHI Location 1495 Stony Point Road, on the east side of Route 20, approximately 400' north of Fontana Drive. Zoned Neighborhood Model District (NMD), Entrance Corridor (EC) Owner /Applicant Cascadia Development LLC/Dominion Engineering (Michael Myers, PE) Magisterial District Rivanna Proposal To construct townhouses, a clubhouse, storm water facilities, and associated site improvements, including landscaping. Context This site is bounded on the south by the Montessori school, on the north by the Broadus Baptist Memorial Church, and on the west by the Route 20 Entrance Corridor. Visibility Site sections, perspective views and photos have been provided to help clarify the visibility of various parts of the proposed development as seen from the Route 20 Entrance Corridor. Vegetation currently exists in the right -of -way and on site along the Route 20 frontage. The plans show vegetation in the right -of -way to remain. Historically, the ARB has not relied on off - site landscaping, particularly vegetation in the right -of -way, to mitigate on -site development. Large storm water facilities and their related grading and landscaping are located along the Rt. 20 frontage and will be readily visible from the Entrance Corridor. The proposed townhouses and clubhouse will have much less visibility from the EC due to their distance from the road, the topography, and existing and proposed landscaping. ARB Meeting Date February 3, 2014 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB provided advisory comments on the rezoning for this site in 2004 and 2005. The approved Application Plan and Code of Development guide the layout and other features of the development. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 9 Building forms and features, including roofs, windows, Proposed townhouse materials include Hardi- None. doors, materials, colors and textures should be compatible siding in a variety of earth tones and black with the forms and features of the significant historic asphalt shingles. The townhouses have buildings in the area, exemplified by (but not limited to) traditional residential forms. Side elevations the buildings described in Appendix A [of the design have windows. guidelines]. The standard of compatibility can be met through scale, materials, and forms which may be The clubhouse uses traditional forms and embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in materials including two shades of earth -tone Albemarle County is not the objective of these guidelines. brick for the walls and a metal gable roof. Window and chimney treatments are more modern. The forms and materials of the townhouses and clubhouse are expected to have an appropriate appearance, particularly given the distance at which they will be viewed from the EC. 10 Buildings should relate to their site and the surrounding The clubhouse has a different form and style None. context of buildings. than the townhouses, but a clear comparison will be difficult to make from the EC. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. The siding, brick, window openings, shutters 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a and awnings provide scale for the buildings. cohesive whole. 13 Any appearance of "blankness" resulting from building Blankness does not appear to be an issue with None. design should be relieved using design detail or the townhouses or the clubhouse. vegetation, or both. 14 Arcades, colonnades, or other architectural connecting The townhouses are proposed as attached None. devices should be used to unify groups of buildings within units. The clubhouse is a separate building, a development. which is typical for the building type. Accessory structures and equipment 17 Accessory structures and equipment should be integrated Equipment is not expected to be visible from None. into the overall plan of development and shall, to the the EC. extent possible, be compatible with the building designs used on the site. 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. 20 Surface runoff structures and detention ponds should be Two large stormwater management ponds are See landscaping designed to fit into the natural topography to avoid the need located along the frontage of the Rt. 20 EC, at recommendations. for screening. When visible from the Entrance Corridor the base of the sloping site. Landscaping is street, these features must be fully integrated into the proposed between the ponds and the EC. landscape. They should not have the appearance of engineered features. 21 The following note should be added to the site plan and the The note does not appear on the plans. Add the standard architectural plan: "Visibility of all mechanical equipment mechanical equipment from the Entrance Corridor shall be eliminated." note to the site and architectural plans. Lighting Lighting has not been proposed. None. Landscaping 2 Visitors to the significant historical sites in the The approved Code of Development for Revise the landscape Charlottesville and Albemarle area experience these sites Cascadia outlines requirements for the "Entry schedule to show that at as ensembles of buildings, land, and vegetation. In order Park" along Route 20 as follows: The least 27 of the large to accomplish the integration of buildings, land, and vegetation characteristic of these sites, the Guidelines developer shall retain as much of the existing shade trees along the EC require attention to four primary factors: compatibility vegetation immediately adjacent to Route 20 will be planted at 3'/2" with significant historic sites in the area; the character of as possible. New plantings shall be arranged caliper. the Entrance Corridor; site development and layout; and in multiple groupings and rows of trees and landscaping. shrubs for a natural appearance. Given the Clearly identify the 7 The requirements of the Guidelines regarding landscaping constraints in the Entry Park for storm water location and length of the are intended to reflect the landscaping characteristic of many of the area's significant historic sites which is management and the twenty (20) foot right -of- board fence on the plans. characterized by large shade trees and lawns. Landscaping way dedication to Route 20, these groupings Provide a fence detail in should promote visual order within the Entrance Corridor and rows of trees and shrubs shall be planted the plans. and help to integrate buildings into the existing at differing distances from the Entrance environment of the corridor. Corridor and at the edges of storm water ponds and shall be consistent with Option B, Add the plant labels to the plant schedule. 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that a plan shown to the County's ARB on May 17, share similar characteristics. Such common elements 2004. The additional vegetation in the Entry Include the VR shrub in allow for more flexibility in the design of structures Park does not have to take the form of a the plant schedule. because common landscape features will help to continuous screening buffer. harmonize the appearance of development as seen from Revise the plant schedule the street upon which the Corridor is centered. The landscaping proposed along Rt. 20 to show shrubs along the 32 Landscaping along the frontage of Entrance Corridor streets should include the following: includes large shade trees, irregularly spaced, EC at 24" minimum. a. Large shade trees should be planted parallel to the in quantities that meet the EC guidelines Entrance Corridor Street. Such trees should be at least 3'/z requirement. (If regularly spaced, 27 would Consider a greater inches caliper (measured 6 inches above the ground) and be required.) However, they are all proposed proportion of evergreen should be of a plant species common to the area. Such at 2" caliper. None are proposed at the trees in the mix of plants trees should be located at least every 35 feet on center. required 3' /z" caliper. along the EC frontage. b. Flowering ornamental trees of a species common to the area should be interspersed among the trees required by the Ornamental trees are proposed among the preceding paragraph. The ornamental trees need not shade trees. A board fence is also proposed, alternate one for one with the large shade trees. They may be but its location and length are not clearly planted among the large shade trees in a less regular spacing identified on the plans. pattern. c. In situations where appropriate, a three or four board fence or low stone wall, typical of the area, should align The trees are placed in groups of varying size the frontage of the Entrance Corridor street. and species and it is staff's opinion that the d. An area of sufficient width to accommodate the plan is consistent with the code of foregoing plantings and fencing should be reserved development and the plan previously parallel to the Entrance Corridor street, and exclusive of reviewed by the ARB. However, most of the road right -of -way and utility easements. trees are deciduous. A greater proportion of evergreen trees might ensure a more consistent year -round appearance. A VR shrub is shown on the plan, but does not appear to be included in the plant list. The plant schedule does not include the plant labels used on the plan. Shrubs are proposed at 11/2'— 21/2' at planting. The required minimum is 24 ". 33 Landscaping along interior roads: Trees are provided along the interior roads Revise the plant schedule a. Large trees should be planted parallel to all interior (which have sidewalks) at approximately 40' to show interior road roads. Such trees should be at least 2%2 inches caliper on center. The plans that were submitted do trees at 21/2" caliper (measured six inches above the ground) and should be of a not include plant labels, so tree types can't be minimum. plant species common to the area. Such trees should be determined. No 21/2" caliper trees are located at least every 40 feet on center. identified in the plant schedule. Provide landscape plans 34 Landscaping along interior pedestrian ways: with plant labels. a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should be at least 21/2 inches caliper (measured six 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: A parking lot is provided on the east side of None. a. Large trees should align the perimeter of parking areas, the clubhouse, but it is not expected to be located 40 feet on center. Trees should be planted in the visible from the EC. 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 21/2 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: No buildings with long blank walls are None. a. Trees or other vegetation should be planted along the proposed in this phase of development. front of long buildings as 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. 38 Plant health: The following note should be added to the The note does not appear on the plans. Add the standard plant landscape plan: "All site plantings of trees and shrubs shall note to the plan. be allowed to reach, and be maintained at, mature height; Only two types of shrubs are proposed for the the topping of trees is prohibited. Shrubs and trees shall site. A greater variety would support a Increase the number of be pruned minimally and only to support the overall health healthier landscape. shrub species so that no of the plant." single shrub species exceeds 25% of the total number of shrubs proposed for the site. Site Grading 40 Site grading should maintain the basic relationship of the Generally, the proposed grading supports the Round contours with a site to surrounding conditions by limiting the use of layout of the development that was approved ten foot minimum radius retaining walls and by shaping the terrain through the use of with the rezoning. The grading proposed on where they meet the smooth, rounded land forms that blend with the existing the far (east) side of the large stormwater adjacent condition. terrain. Steep cut or fill sections are generally unacceptable. pond is very regular and will not appear Proposed contours on the grading plan shall be rounded with natural. The applicant has proposed some a ten foot minimum radius where they meet the adjacent trees on the slope to help limit impacts. condition. Final grading should achieve a natural, rather than engineered, appearance. Retaining walls 6 feet in height and Contours are not rounded. taller, when necessary, shall be terraced and planted to blend with the landscape. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Grading and landscape treatment along the EC 2. Visibility and design of townhouses and club house Staff offers the following comments on the preliminary plan: 1. Add the standard mechanical equipment note to the site and architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 2. Revise the landscape schedule to show that at least 27 of the large shade trees along the EC will be planted at 31/2" caliper. 3. Clearly identify the location and length of the board fence on the plans. Provide a fence detail in the plans. 4. Add the plant labels to the plant schedule. 5. Include the VR shrub in the plant schedule. 6. Revise the plant schedule to show shrubs along the EC at 24" minimum. 7. Consider a greater proportion of evergreen trees in the mix of plants along the EC frontage. 8. Revise the plant schedule to show interior road trees at 21/2" caliper minimum. 9. Provide landscape plans with plant labels. 10. Add the standard plant note to the 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." 11. Increase the number of shrub species so that no single shrub species exceeds 25% of the total number of shrubs proposed for the site. 12. Round contours with a ten foot minimum radius where they meet the adjacent condition. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date Sheet # Drawing Name Drawing Date ARB1 Cover Sheet 12/23/13 6 Perspective from Photo 5, Existing Vegetation - ARB2 Subdivision Overview 12/23/13 7 Perspective from Photo 5, Proposed Landscaping Only - ARB3 Site Plan 12/23/13 8 Townhouse West Elevation - ARB4 Site Plan 12/23/13 9 Material Selections - ARB5 Site Plan 12/23/13 10 Community Center Overview - ARB6 Site Plan 12/23/13 11 Community Center Plan - ARB7 Viewshed Plan 12/23/13 12 Community Center Elevations - ARB8 Viewshed Plan 12/23/13 13 Community Center Elevations - 1 Cover Sheet - 14 Community Center Elevations - 2 Photos from Stony Point Rd - 15 Northeast Community Center Perspective - 3 Photos from Stony Point Rd - 16 Southwest Community Center Perspective - 4 Perspective from Photo 1 Existing Vegetation - 17 Community Center Exterior Materials List - 5 Perspective from Photo 1, Proposed Landscaping Only -