HomeMy WebLinkAboutARB201400003 Staff Report 2014-01-131
ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name ARB-2014-03: Old Trail Village Blocks 12 and 15 Initial Plan
Review Type Initial Site Plan
Parcel Identification 055E00100000A11
Location 5496 Golf Drive, approximately 1500’ north of Route 250, east of Old Trail Drive
Zoned Neighborhood Model District (NMD), Entrance Corridor (EC)
Owner/Applicant March Mountain Properties LLD/Chris Mulligan
Magisterial District White Hall
Proposal To construct 18 multi-family attached units and 5 single-family detached units in Block 12, and 19 single-family units
in Block 15.
Context The proposed site lies within the Old Trail development. The town center and other completed residential units are
located to the north, and east of Old Trail Drive. Stream buffer is located immediately to the south.
Visibility The proposed development is expected to have reduced visibility from the EC due to distance, road layout and
vegetation in the stream buffer.
ARB Meeting Date February 18, 2014
Staff Contact Margaret Maliszewski
PROJECT HISTORY
The ARB has reviewed several blocks of development in Old Trail. This is the first review for Blocks 12 and 15.
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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 designated
Entrance Corridors is to insure that new development within the corridors
reflects the traditional architecture of the area. Therefore, it is the purpose of
ARB review and of these Guidelines, that proposed development within the
designated Entrance Corridors reflect elements of design characteristic of the
significant historical landmarks, buildings, and structures of the Charlottesville
and Albemarle area, and to promote orderly and attractive development within
these corridors. Applicants should note that replication of historic structures is
neither required nor desired.
Architectural designs
haven’t been submitted for
review. However, if the
character of completed
residential units in Old Trail
is continued, the
townhouses would be
expected to have an
appropriate appearance,
using traditional form and
detailing. Although Block
12 is the closest block to the
Rt. 250 EC to be developed
to date, it is still located
approximately 1600’ from
the EC, adjacent to a stream
buffer, and just beyond a
curve in the road, all of
which helps limit visibility
from the EC. Given the
reduced visibility from the
EC, the focus of review is
expected to be building
mass, roof form, building
materials/colors, and
landscaping. Given the
distance from the EC, the
proposal is available for
Continued Entrance
Corridor review of this
proposal shall be a staff
level review of a County-
wide Certificate of
Appropriateness for
structures 750’ or more
from the EC. The
applicant is advised that
building mass, roof form,
building materials/colors,
and landscaping will be
the focus of review.
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
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corridor and achieving compatibility with the significant historic sites in the area. review as a county-wide
Certificate of
Appropriateness for
structures 750’ or more
from the EC.
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.
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.
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 30%. 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 integrated into the overall plan of
development and shall, to the extent possible, be compatible with the building
designs used on the site.
The proposed residential
development does not
include loading, service or
storage areas. Typical
residential-scale refuse
areas and mechanical
equipment are not expected
to be noticeable from the
EC, given the distance of
these blocks from Rt. 250.
None.
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 designed to fit into the
natural topography to avoid the need for screening. When visible from the Entrance
Corridor street, these features must be fully integrated into the landscape. They
A previously approved bio-
retention basin is located at
the southwest corner of
None.
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should not have the appearance of engineered features. Block 12.
21 The following note should be added to the site plan and the architectural plan:
“Visibility of all mechanical equipment from the Entrance Corridor shall be
eliminated.”
This note will be required
on the site and architectural
plans.
Add the standard
mechanical equipment
note to the site and
architectural drawings.
Lighting No lighting has been
proposed at this time.
None at this time.
Landscaping
7 The requirements of the Guidelines regarding landscaping are intended to reflect
the landscaping characteristic of many of the area’s significant historic sites
which is characterized by large shade trees and lawns. Landscaping should
promote visual order within the Entrance Corridor and help to integrate buildings
into the existing environment of the corridor.
The proposed development
does not have frontage
along the Entrance Corridor
street.
None.
8 Continuity within the Entrance Corridor should be obtained by planting different
types of plant materials that share similar characteristics. Such 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 Corridor streets should include the
following:
a. Large shade trees should be planted parallel to the Entrance Corridor Street.
Such trees should be at least 3½ 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:
a. Large trees should be planted parallel to all interior roads. Such trees should be
at least 2½ inches caliper (measured six inches above 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.
Trees, 2½” caliper at
planting, 40’ on center, will
be required along Old Trail
Drive, Lower Loop Lane,
Glenn Valley Drive, and
Claremont Lane. These
Trees, 2½” caliper at
planting, 40’ on center,
are required along Old
Trail Drive, Lower Loop
Lane, Glenn Valley
Drive, and Claremont 34 Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior pedestrian ways. Such
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trees should be at least 2½ 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.
roads are shown with a 6’
planting strip on both sides
of the road. Sidewalks are
proposed adjacent to the
planting strips.
A private road and two
private alleys are also
proposed in the
development. No planting
area is proposed along them.
Lane.
35 Landscaping of parking areas:
a. Large trees should align the perimeter of parking areas, located 40 feet on
center. Trees should be planted in the 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 2½ 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.
Parking lots are not
proposed with this
development.
None.
36 Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along the 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.
The townhouses proposed
along Old Trail Drive are in
groups of 6, which creates a
long street elevation, but the
townhouse fronts are broken
up by the use of alternating
wide and narrow porches.
None.
37 Plant species: a. Plant species required should be as approved by the Staff based
upon but not limited to the Generic Landscape Plan Recommended Species List
and Native Plants for Virginia Landscapes (Appendix D).
This requirement will be
reviewed when a
resubmittal including a
landscape plan is made.
None at this time.
38 Plant health: 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.”
This note will be needed on
the landscape plan.
Include the standard
planting note on the site
plan.
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Development pattern
6 Site development should be sensitive to the existing natural landscape and should
contribute to the creation of an organized development plan. This may be
accomplished, to the extent practical, by preserving the trees and rolling terrain
typical of the area; planting new trees along streets and pedestrian ways and
choosing 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.
The proposed development
does not front the EC. The
overall layout appears
organized. Pedestrian
connections are made with
sidewalks throughout the
blocks. Stream buffer to
remain is adjacent to the
south. Views are not
expected to be negatively
impacted by the proposed
development.
None.
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.
b. In general, buildings fronting the Entrance Corridor street should be parallel to
the street. Building groupings should be arranged to parallel the Entrance
Corridor 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
32.5.6.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 surrounding
conditions by limiting the use of retaining walls and by shaping the terrain through
the use of smooth, rounded land forms that blend with the existing terrain. Steep cut
or fill sections are generally unacceptable. Proposed contours on the grading plan
shall be rounded with a ten foot minimum radius where they meet the adjacent
condition. Final grading should achieve a natural, rather than engineered,
appearance. Retaining walls 6 feet in height and taller, when necessary, shall be
terraced and planted to blend with the landscape.
No retaining walls are
proposed in these blocks.
Contours are generally
rounded. The Existing
Conditions plan shows no
trees to remain within the
area of work.
None.
41 No grading, trenching, or tunneling should occur within the drip line of any trees or
other existing features designated for preservation in the final Certificate of
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Appropriateness. Adequate tree protection fencing should be shown on, and
coordinated throughout, the 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.
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 notes the following primary issues with this proposal:
1. Street trees
2. Distance from EC/visibility
3. Continued review as a staff-level review of a County-wide Certificate of Appropriateness
Regarding the Initial Site Plan:
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 § 18-30.6.4(2), (3) and (5): None.
Regarding recommendations on the plan as it relates to the guidelines: None.
Regarding recommended conditions of initial plan approval:
1. A Certificate of Appropriateness is required prior to final site plan approval. The applicant shall submit a County-wide
Certificate of Appropriateness for structures 750’ or more from the EC. The applicant is advised that:
a. Building mass, roof form, building materials/colors, and landscaping will be the focus of review.
b. Trees, 2½” caliper at planting, 40’ on center, are required along Old Trail Drive, Lower Loop Lane, Glenn Valley Drive,
and Claremont Lane.
c. The following note is required on the site 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.
d. The following note is required on the site and architectural plans: Visibility of all mechanical equipment from the
Entrance Corridor shall be eliminated.
Regarding conditions to be satisfied prior to issuance of a grading permit: None.
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TABLE A This report is based on the following submittal items:
Sheet # Drawing Name Drawing Date Sheet # Drawing Name Drawing Date
1 Cover Sheet January 3, 2014 4 Grading & Utility Plan January 3, 2014
2 Existing Conditions January 3, 2014 5 Grading & Utility Plan January 3, 2014
3 Layout Plan January 3, 2014 6 Zoning Requirements January 3, 2014