HomeMy WebLinkAboutARB201400037 Staff Report 2014-03-21ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2014 -37: Avon Park II Initial Plan
Review Type
Initial Site Plan
Parcel Identification
09000000003100
Location
1960 Avon Street Extended, on the west side of Avon Street, approximately 1000 feet north of its intersection with Route 20
Zoned
Planned Residential Development (PRD), Entrance Corridor (EC)
Owner /Applicant
Bellevue Real Estate, LLC /Roudabush, Gale & Associates
Magisterial District
Scottsville
Proposal
To construct 32 dwelling units, 20 single family detached dwellings and 12 attached units on a 5.26 acre parcel.
Context
The subject parcel has two existing residences and several outbuildings facing Avon Street Extended, with the remainder of
the lot being wooded. The property is located south of Avon Park I, which includes a mix of detached and attached
residential units. Other surrounding uses include single family detached dwellings on residentially zoned lots. Industrial uses
are also located nearby along Avon Street.
Visibility
The development will be visible from the Entrance Corridor. The site currently slopes upward from Avon Street Extended. It
is expected that the single family homes will screen the majority of the attached units from view. However, due to the slope
of the site, the roofs and some portion of the attached units could be visible, depending on the heights of the structures. A
bioiilter, recreation shelter and tot lot are located close to the EC and will be readily visible.
ARB Meeting Date
April 21, 2014
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
This property was originally rezoned in 2007 (ZMA2007 -05) from RI to R6. The ARB reviewed preliminary and final site development plans
(ARB2007 -138 and ARB- 2008 -12) following the approval of that rezoning. The approved site plan had a similar layout to the current proposal, but
included more attached units than detached, and it included more landscaping along Avon Street Extended and around the stormwater facility than is
shown in the current proposal.
A second rezoning on the property, from R6 Residential to Planned Residential Development, was approved by the Board of Supervisors in December of
2013. That rezoning permitted the 32 units as shown on the current plan. ARB staff had no objection to the rezoning. The application plan included more
landscaping along the EC and around the stormwater facility than is shown in the current site plan.
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
Structure Design
1
The goal of the regulation of the design of development within the
The plan includes single family detached
Provide architectural
designated Entrance Corridors is to insure that new development
residences (which are not subject to ARB
elevations and material
within the corridors reflects the traditional architecture of the area.
review) and two groups of attached
samples for the attached
Therefore, it is the purpose of ARB review and of these
residential units (which are subject to
units. Coordinate building
Guidelines, that proposed development within the designated
ARB review). Architectural designs were
materials with those used
Entrance Corridors reflect elements of design characteristic of the
not submitted with the initial plan, so a
in existing buildings in
significant historical landmarks, buildings, and structures of the
detailed assessment of the appearance of
the area.
Charlottesville and Albemarle area, and to promote orderly and
the buildings cannot be provided at this
attractive development within these corridors. Applicants should
time.
note that replication of historic structures is neither required nor
desired.
It is anticipated that the attached
residential units will be mostly screened
2
Visitors to the significant historical sites in the Charlottesville and
Albemarle area experience these sites as ensembles of buildings,
from view by the single family units.
land, and vegetation. In order to accomplish the integration of
However, due to the slope of the site, it
buildings, land, and vegetation characteristic of these sites, the
is possible that the roofs and some upper
Guidelines require attention to four primary factors: compatibility
portion of the attached units could be
with significant historic sites in the area; the character of the
seen from the EC, depending on the
Entrance Corridor; site development and layout; and landscaping.
heights of the proposed structures.
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.
9
Building forms and features, including roofs, windows, doors,
materials, colors and textures should be compatible with the forms
and features of the significant historic buildings in the area,
exemplified by (but not limited to) the buildings described in
Appendix A [of the 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.
4
The examples contained in Appendix A should be used as a guide
It is anticipated that the proposed
None at this time.
for building design: the standard of compatibility with the area's
development will include traditional
historic structures is not intended to impose a rigid design solution
residential forms that exhibit human
for new development. Replication of the design of the important
scale and elevations that aren't blank.
historic sites in the area is neither intended nor desired. The
Maximum building height is identified as
Guideline's standard of compatibility can be met through building
35' which is consistent with other
scale, materials, and forms which may be embodied in architecture
residences in the area and with the units
which is contemporary as well as traditional. The Guidelines allow
in the first phase of Avon Park
individuality in design to accommodate varying tastes as well as
development.
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.
10
Buildings should relate to their site and the surrounding context of
buildings.
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, shapes, scale, and materials to create a cohesive whole.
13
Any appearance of "blankness" resulting from building design
should be relieved using design detail or vegetation, or both.
14
Arcades, colonnades, or other architectural connecting devices
should be used to unify groups of buildings within a development.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the
The proposed residential development
Provide for review an
overall plan of development and shall, to the extent possible, be
does not include loading, service or
architectural plan and
compatible with the building designs used on the site.
storage areas. Typical residential -scale
refuse areas and mechanical equipment
elevations for the
recreation shelter.
18
The following should be located to eliminate visibility from the
Entrance Corridor street. If, after appropriate siting, these features
are expected in the development. The
will still have a negative visual impact on the Entrance Corridor
street trees along internal streets and
Include on the site plan a
street, screening should be provided to eliminate visibility.
Avon Street Extended will help diffuse
detail for the tot lot fence,
a. Loading areas,
the view of those areas.
including notes on colors
b. Service areas,
and materials. Note that
c. Refuse areas,
The recreation shelter will be visible
chain link is not
d. Storage areas,
from the Entrance Corridor, but
appropriate in the ECs.
e. Mechanical equipment,
architectural elevations have not yet been
f. Above - ground utilities, and
provided.
Provide details on the
g. Chain link fence, barbed wire, razor wire, and similar security
plan illustrating the
fencing devices.
Details are provided for the fencing
along the southern property line, which
appearance of the
maintenance access drive
19
Screening devices should be compatible with the design of the
buildings and surrounding natural vegetation and may consist of:
appears to be compatible with the
and chained access point.
a. Walls,
architecture and natural vegetation of the
Show how these features
b. Plantings, and
area. A fence is also shown around the
will have an appropriate
c. Fencing.
tot lot, which will be visible from the
appearance for the EC.
EC, but no details have been provided
for it.
A maintenance access drive is proposed
from Avon Street to the biofilter. It is
located approximately in the middle of
the lot frontage. A note indicates that the
access point will be chained. There are
no details on the appearance of the drive
or chained access point. Those features
are expected to have a "service"
appearance that may not be appropriate
for the EC.
20
Surface runoff structures and detention ponds should be designed to
There is an existing ditch and drainage
Revise the design of the
fit into the natural topography to avoid the need for screening. When
structure along the Avon Street frontage.
stormwater facility to
visible from the Entrance Corridor street, these features must be
A large biofilter is proposed at the front
eliminate the engineered
fully integrated into the landscape. They should not have the
of the site, adjacent to and visible from
appearance and to make it
appearance of engineered features.
the EC. Street trees are provided along
Avon Street (see below for additional
an integrated landscape
element. If biofilter plants
44
Natural drainage patterns (or to the extent required, new drainage
patterns) should be incorporated into the finished site to the extent
comments), but no other landscaping is
are proposed, show them
possible.
shown. The landscaping does not appear
on the landscape plan.
to be sufficient to eliminate the
engineered appearance of the facility. As
currently proposed, the biofilter is not
fully integrated into the landscape.
21
The following note should be added to the site plan and the
This note does not appear on the plan.
Add the standard
architectural plan: "Visibility of all mechanical equipment from the
mechanical equipment
Entrance Corridor shall be eliminated."
note to the site plan and
the architectural plans.
Landscaping
6
Site development should be sensitive to the existing natural
The natural landscape of the site is
Increase the tree save
landscape and should contribute to the creation of an organized
wooded. Trees on the front portion of the
area.
development plan. This may be accomplished, to the extent
property have been removed to
practical, by preserving the trees and rolling terrain typical of the
accommodate existing dwellings and
Locate large street trees
area; planting new trees along streets and pedestrian ways and
outbuildings. Some shade trees and
along Avon Street
choosing species that reflect native forest elements; insuring that
ornamental trees have been planted
Extended no more than
any grading will blend into the surrounding topography thereby
throughout the front of the lot and the
35 feet on center.
creating a continuous landscape.
back portion of the lot remains wooded.
A portion of the tree line along the
Intersperse ornamental
trees among the large
7
Landscaping should promote visual order within the Entrance
Corridor and help to integrate buildings into the existing
northern property line is shown as a tree
trees at a less regular
environment of the corridor.
save area and some individual existing
trees on the front of the lot are to be
pattern to achieve a more
natural appearance. See
8
Continuity within the Entrance Corridor should be obtained by
planting different types of plant materials that share similar
preserved. The quantity and character of
ARB2008 -12 and
characteristics. Such common elements allow for more flexibility
trees that will actually remain in the tree
ZMA2012 -04 for
in the design of structures because common landscape features
save area is unclear. ARB2008 -12 and
acceptable landscape
will help to harmonize the appearance of development as seen
ZMA2012 -04 show a larger tree save
design.
from the street upon which the Corridor is centered.
area along the northern property line.
Provide a complete
32
Landscaping along the frontage of Entrance Corridor streets
should include the following:
Large trees are proposed along Avon
landscape plan for
a. Large shade trees should be planted parallel to the Entrance
Street Extended but the trees are spaced
review, including tree
Corridor Street. Such trees should be at least 3' /z inches caliper
more than 35 feet on center. No
species and sizes.
(measured 6 inches above the ground) and should be of a plant
interspersed ornamentals are shown.
species common to the area. Such trees should be located at least
However, there does appear to be
every 35 feet on center.
sufficient width to accommodate this
b. Flowering ornamental trees of a species common to the area
requirement.
should be interspersed among the trees required by the preceding
paragraph. The ornamental trees need not alternate one for one with
No information is provided on the plan
the large shade trees. They may be planted among the large shade
regarding caliper or species of tree.
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 roads and
Rearrange utilities to
a. Large trees should be planted parallel to all interior roads. Such
sidewalks with some gaps in plantings,
allow for continuous
trees should be at least 2'/2 inches caliper (measured six inches
apparently due to conflicts with utilities
street trees along interior
above the ground) and should be of a plant species common to the
or sight distance requirements.
streets. Provide a
area. Such trees should be located at least every 40 feet on center.
Trees are not provided along the path to
complete landscape plan
for review.
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
the recreation area. Regularly spaced
pedestrian ways. Such trees should be at least 2'/2 inches caliper
trees might appear out of place with the
(measured six inches above the ground) and should be of a species
more irregular /natural placement of
common to the area. Such trees should be located at least every 25
nearby existing trees to remain.
feet on center.
37
Plant species:
No information is included regarding
Provide a complete
a. Plant species required should be as approved by the Staff based
plant species.
landscape plan for
upon but not limited to the Generic Landscape Plan
review, including species
Recommended Species List and Native Plants for Virginia
and sizes.
Landscapes (Appendix D).
38
Plant health:
This note does not appear on the plan.
Add the standard
The following note should be added to the landscape plan: "All site
landscape note to the plan.
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."
Site Grading
40
Site grading should maintain the basic relationship of the site to
The lot slopes upward from Avon Street
Add trees in an irregular
surrounding conditions by limiting the use of retaining walls and by
Extended and the proposed grading plan
pattern on the new slopes
shaping the terrain through the use of smooth, rounded land forms
shows increased slopes in some areas to
proposed with regular
that blend with the existing terrain. Steep cut or fill sections are
allow reduced slopes on the back portion
grades.
generally unacceptable. Proposed contours on the grading plan shall
of the site.
be rounded with a ten foot minimum radius where they meet the
Revise the grading plan
adjacent condition. Final grading should achieve a natural, rather
The grading plan shows some grading
to round contours with a
than engineered, appearance. Retaining walls 6 feet in height and
that will be visible from the EC within
ten foot minimum radius
taller, when necessary, shall be terraced and planted to blend with the
the open space portion of the lot and
where they meet the
landscape.
around the proposed stormwater facility.
The proposed grading is very regular and
adjacent condition, for a
natural appearance.
41
No grading, trenching, or tunneling should occur within the drip line
of any trees or other existing features designated for preservation in
is not expected to have a natural
the final Certificate of Appropriateness. Adequate tree protection
appearance. The visual impacts of the
Provide a conservation
fencing should be shown on, and coordinated throughout, the
proposed grading may be mitigated, in
checklist on the plan.
grading, landscaping and erosion and sediment control plans.
part, by the natural grades in the open
space at the front of the site which will
Show tree protection
fencing on the plan.
42
Areas designated for preservation in the final Certificate of
Appropriateness should be clearly delineated and protected on the
remain undisturbed, the appearance of
site prior to any grading activity on the site. This protection should
existing trees to be saved, and trees
remain in place until completion of the development of the site.
planted on the new grades.
43
Preservation areas should be protected from storage or movement
of heavy equipment within this area.
Contours are not rounded in some areas
along the north and south property lines
and some areas around the biofilter.
There is a tree save area and several
individual trees marked for preservation.
It does not appear that grading will occur
within the drip line of trees to be
preserved, but tree protection fencing
will be needed.
Lighting
The locations of street and path lights are shown on the site plan, but lighting details have not been
Provide complete lighting
provided.
information for review.
Add the standard lighting
note to the site plan.
Mid
Staff recommends the following as s the primM points of discussion:
1. The appearance /treatment of the stormwater facility at the entrance to the site, adjacent to the EC, and landscaping along Avon Street Extended
2. Anticipated visibility of the proposed attached units on lots 8 -10 and 24 -26 from the EC
3. Type /extent of future ARB review
Staff recommends that the ARB forward the following recommendations to the agent:
• Regarding requirements to satisfy the design guidelines:
o As per § 18- 30.6.4(2), (3) and (5) and Guideline #20, the biofilter has the appearance of an engineered structure and it is not fully integrated
into the landscape.
• Regarding recommendations on the plan as it relates to the guidelines: None.
• Regarding recommended conditions of initial plan approval:
• A Certificate of Appropriateness is required prior to final site plan approval.
• Revise the design of the stormwater facility to eliminate the engineered appearance and to make it an integrated landscape element.
Regarding conditions to be satisfied prior to issuance of a grading permit:
• Provide a conservation checklist on the plan.
• Show tree protection fencing on the plan.
Staff offers the following comments on the initial plan for the benefit of the applicant's next ARB submittal:
1. Provide architectural elevations and material samples for the attached units. Coordinate building materials with those used in existing buildings in the
area.
2. Provide for review an architectural plan and elevations for the recreation shelter.
3. Include on the site plan a detail for the tot lot fence, including notes on colors and materials. Note that chain link is not appropriate in the ECs.
4. Provide details on the plan illustrating the appearance of the maintenance access drive and chained access point. Show how these features will have
an appropriate appearance for the EC.
5. Revise the design of the stormwater facility to eliminate the engineered appearance and to make it an integrated landscape element.
6. If biofilter plants are proposed, show them on the landscape plan.
7. Add the standard mechanical equipment note to the site plan and the architectural plans. "Visibility of all mechanical equipment from the Entrance
Corridor shall be eliminated."
8. Increase the tree save area.
9. Locate large street trees along Avon Street Extended no more than 35 feet on center. Intersperse ornamental trees among the large trees at a less
regular pattern to achieve a more natural appearance. See ARB2008 -12 and ZMA2012 -04 for acceptable landscape design.
10. Provide a complete landscape plan for review, including tree species and sizes.
11. Rearrange utilities to allow for continuous street trees along interior streets. Provide a complete landscape plan for review.
12. Add the standard landscape 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."
13. Add trees in an irregular pattern on the new slopes proposed with regular grades.
14. Revise the grading plan to round contours with a ten foot minimum radius where they meet the adjacent condition, for a natural appearance.
15. Provide a conservation checklist on the plan. Show tree protection fencing on the plan.
16. Provide complete lighting information for review. Add the standard lighting note to the site plan.
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date /Revision Date
1
Cover Sheet
3/10/2014
2
Overall Plan
3/10/2014
3 -4
Existing Conditions
3/10/2014
5 -6
Layout Plan
3/10/2014
7 -8
Grading & Utility Plan
3/10/2014
9 -10
Landscape Plan
3/10/2014
11
Proffered Conditions
3/10/2014