HomeMy WebLinkAboutARB201400006 Staff Report 2014-01-221
ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name ARB-2014-06: Out of Bounds Initial Site Plan
Review Type Initial Site Development Plan
Parcel Identification 06000000006500
Location 225 Out of Bounds Road, on the south side of Barracks Road, across from Georgetown Road
Zoned Neighborhood Model District (NMD), Entrance Corridor (EC)
Owner/Applicant Barracks Heights LLC/Shimp Engineering (Justin Shimp)
Magisterial District Jack Jouett
Proposal To construct 21 single family attached units, 26 townhouse units, and 8 multi-family units, with an existing single family
residence.
Context The subject parcel is located in an area mixed with single family residences and senior living and apartment buildings.
The front of the site is an open field; the back is wooded. A brick residence built ca. 1940 and its outbuildings stand on
the property.
Visibility The proposed development will be readily visible from the Barracks Road Entrance Corridor. When construction of the
entire development is complete, it is anticipated that the blocks of the development located towards the rear of the
property will be hidden from view by the blocks located closer to the EC. Block 1, which is adjacent to the EC, will have
the greatest visibility. Block 3 is expected to have minimal visibility, due to its location behind Block 1.
ARB Meeting Date March 3, 2014
Staff Contact Margaret Maliszewski
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PROJECT HISTORY
DATE APPLICATION RESULT
11/18/2013 ZMA-2012-03 A rezoning from R1 Residential to Neighborhood Model District was approved for this project.
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
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 were not submitted
with the initial plan, so a detailed
assessment of the appearance of the
proposed residences cannot be provided at
this time. However, the plan shows that the
backs of the Block 1 buildings face the
street. Although building fronts facing the
EC would have a more appropriate
appearance, open space is provided
between the EC and the Block 1 lots. This
area is partially occupied by utilities
(sanitary sewer, a stormwater facility and a
power line to be moved underground,
which does not show consistently on the
drawings), but it appears that planting area
will remain available. A conceptual
landscape plan shows a mix of trees in this
area. However, the planting will differ
from that shown on the conceptual plan
due to and updated BMP design.
Appropriately designed landscaping, likely
exceeding the minimum EC requirements,
could sufficiently mitigate the impacts of
Coordinate all sheets of
the site plan regarding
the three-board fence to
remain along the EC and
the power line to be
moved underground.
Provide landscaping
along the Barracks Road
frontage to meet the EC
guidelines requirements
and to mitigate the back
of the Block 1 buildings
facing the EC.
Identify the plant species
in the plant list. Increase
plant sizes in the plant
list to meet EC
requirements.
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
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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 individ uality in design to
accommodate varying tastes as well as special functional
requirements.
the rear elevations facing the EC.
The conceptual landscape plan does not
include species and the plant sizes
specified are smaller than the guidelines
requirements.
A three-board fence runs along the
property on the EC side and the west side
of the site. The Existing Conditions and
Demo Plan indicates that the fence is to
remain along the EC. The fence in this
location is appropriate. However, the site
plan sheets do not consistently show the
fence.
The applicant has indicated that
construction will begin with Blocks 4 and
5, and with landscaping along the EC.
Consequently, these blocks, which have
rear elevations facing the EC, will have
greater visibility for a period of time, until
the EC landscaping matures and the Block
1 buildings are constructed. Block 4 is
located 400-550’ from the EC. Block 5 is
located 700-800’ from the EC. Since the
rear blocks will be visible for an
unspecified period of time, it is
recommended that the architectural designs
for all the blocks be reviewed by the ARB.
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.
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.
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 should not have
the appearance of engineered features.
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
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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.
10 Buildings should relate to their site and the surrounding context
of buildings.
The building footprints suggest traditional
residential forms, which would relate to the
surrounding context of residential
buildings. Maximum building height is
identified as 45’, which is not expected to
appear out of proportion with the
surroundings. The residential units are not
expected to have blank elevations.
None.
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.
Architectural information addressing these
issues has not yet been submitted for
review.
None at this time.
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 applicat ion
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 expected in
the development, and those in Block 1 may
be visible from the EC. Appropriately
designed landscaping could sufficiently
mitigate the impacts of these features.
A new green PVC fence is proposed for the
See landscape
recommendations.
Specify a dark, matte
finish for the PVC fence.
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.
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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.
east and west sides of the site. PVC is not a
preferred material for fences in the ECs. It
often has a very smooth surface with a high
gloss finish that does not resemble the
wood that it replaces. However, a dark
matte finish, together with the proposed
landscaping, could result in an appropriate
appearance.
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 Lighting is not 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.
A small part of the existing lawn will
remain associated with the 1940s house.
Increased landscaping could help mitigate
the back of building appearance in Block 1,
which is adjacent to the EC, and help
integrate the development into the overall
EC.
A note on the conceptual landscape plan
indicates large or medium trees for the
interior roads. The guidelines requirement
is for large trees. The sizes in the plant list
do not meet guidelines requirements.
Sidewalks run along the interior roads,
where trees are proposed.
It appears that with the current layout,
easements, including sanitary, storm and
sight distance, will eliminate some required
Provide planting area
free of utilities and
easements along the
extension of Georgetown
Road and Road A.
Provide large trees, 2½”
caliper at planting,
consistently spaced 40’
on center, along interior
roads.
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.
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.
34 Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
pedestrian ways. Such 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.
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planting area along the extension of
Georgetown Road near the entrance to the
site and along Road A.
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.
One 12-space parking lot is provided in
Block 3. No area is provided for interior
trees. Some limited area is available for
perimeter trees. 2½” caliper trees will be
required. Shrubs at this parking lot will not
likely have a significant impact on the view
of the lot as seen from the EC.
Provide perimeter
parking lot trees for the
Block 3 parking lot using
large trees, 2½” caliper at
planting, in a quantity
equivalent to 40’ on
center spacing, plus one
tree to meet the interior
tree requirement.
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.
Grading in the vicinity of units 7-14
eliminates on-site trees behind the units.
Trees added behind the units and along the
western perimeter of Open Space A would
provide some softening for the rear
elevations and help integrate the overall
development, without relying on off-site
planting.
Provide trees behind
units 7-14 and along the
western perimeter of
Open Space A.
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).
Plant species have not been identified at
this time.
Not 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.
Development pattern
6 Site development should be sensitive to the existing natural The Block 1 buildings are oriented parallel See the landscaping
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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.
to the EC, but the backs of the buildings
face the EC. Increased landscaping could
help mitigate the back of building
appearance while establishing a
coordinated streetscape along the corridor.
Sidewalk connections are made throughout
the development.
Open space is provided throughout the
development.
A significant portion of the site is wooded,
and much of the wooded area will be
removed to make way for the proposed
development. A residence constructed ca.
1940 in a traditional style is to remain and
is incorporated into the development. No
views are expected to be negatively
impacted by the proposal.
recommendations.
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 Corr idor 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,
Proposed grading does not significantly
change the relationship of the site to its
surroundings. One small retaining wall is
proposed near the Westminster Road
entrance. It is not expected to have an
impact on the EC.
None.
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rather than 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 within the drip
line of any trees or other existing features designated for
preservation in the final Certificate of Appropriateness. Adequate
tree protection fencing should be shown on, and coordinated
throughout, the grading, landscaping and erosion and sediment
control plans.
Grading is shown close to the western
property line in the vicinity of units 7-14
where a “tree line to remain” is shown. As
illustrated, no on-site trees are expected to
remain in this area.
Some trees to remain are shown near the
existing house and at the north corner of
the property but species and sizes are not
identified. Grading comes close to these
trees, so tree protection fencing will be
needed.
Identify individual trees
to remain on the plan,
provide a conservation
plan checklist on the
plan, and provide
appropriate tree
protection fencing.
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.
Underground stormwater facilities are
proposed at the front and back of the site.
At the front of the site, this could impact
plant quantity and location.
See other landscape
recommendations.
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SUMMARY OF RECOMMENDATIONS
Should the ARB wish to discuss this application, staff recommends the following as the primary points of discussion:
1. Landscaping along the EC, utilities in Open Space D and orientation/potential appearance of Block 1 buildings.
2. Visibility, orientation and potential appearance of Blocks 3, 4 and 5; future ARB review of Blocks 3, 4 and 5
3. Planting along the northern end of the western property line
4. Trees along interior roads
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):
1. As per § 32.4.2.2(b)(3) and 30.6.4(c)(3) and EC Guideline 33, it is not clear that sufficient planting area is available along
Georgetown Road and Road A to accommodate large trees, 2½” caliper at planting, spaced consistently at 40’ on center.
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.
2. Provide planting area free of utilities and easements along the extension of Georgetown Road and Road A. Provide large trees 2½”
caliper at planting, consistently spaced 40’ on center along interior roads.
3. Coordinate all sheets of the site plan regarding the three-board fence to remain along the EC and the power line to be moved
underground.
4. Provide landscaping along the Barracks Road frontage to meet the EC guidelines requirements and to mitigate the back of the Block
1 buildings facing the EC.
5. Identify the plant species in the plant list. Increase plant sizes in the plant list to meet EC requirements.
6. Specify a dark, matte finish for the PVC fence.
7. Add the following note to the site and architectural plans: Visibility of all mechanical equipment from the Entrance Corridor shall be
eliminated.
8. Provide perimeter parking lot trees for the Block 3 parking lot using large trees, 2½” caliper at planting, in a quantity equiva lent to
40’ on center spacing, plus one tree to meet the interior tree requirement.
9. Provide trees behind units 7-14 and along the western perimeter of Open Space A.
10. Add the following note to 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.
Regarding conditions to be satisfied prior to issuance of a grading permit:
1. Identify individual trees to remain on the plan, provide a conservation plan checklist on the plan, and provide appropriate tree
protection fencing.
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TABLE A This report is based on the following submittal items:
Sheet # Drawing Name Drawing Date/Revision Date
C1 Cover Sheet 1/21/14
C2 Proffers & Lot Regulations 1/21/14
C3 Existing Conditions & Demo Plan 1/21/14
C4 Site Overview 1/21/14
C5 Preliminary Site Plan and Utilities 1/21/14
C6 Preliminary Site Plan and Utilities 1/21/14
C7 Preliminary Grading Plan 1/21/14
C8 Preliminary Grading Plan 1/21/14
C9 Road and Waterline Plan Georgetown Rd. 1/21/14
C10 Road and Waterline Plan Georgetown Rd. 1/21/14
C11 Road and Waterline Plan Road A & Road Sections 1/21/14
C12 Road and Waterline Plan Bennington Rd. 1/21/14
C13 Road and Waterline Plan Road B 1/21/14
C14 Landscaping Plan (mislabeled as sheet C12) 1/21/14