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HomeMy WebLinkAboutARB201100010 Review Comments Miscellaneous Submittal 2011-03-01ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2011 -10: North Pointe Stormwater Management Facilities Review Type Preliminary Review of stormwater management facilities Parcel Identification Tax Map 32, Parcel 22K Location 4005 Seminole Trail, on the east side of Route 29 North, across from Lewis & Clark Drive Zoned Planned Development Mixed Commercial (PDMC), Entrance Corridor (EC) Owner /Applicant Neighborhood Investments - NP LLC/WW Associates (Herbert F. White) Magisterial District Rivanna Proposal To construct two stormwater management ponds as part of the larger North Pointe development. Context/Visibility The stormwater facilities that are the subject of this review are part of the development of the Northwest Residential Area of North Pointe. This residential area is located, as the name suggests, at the north end of the North Pointe development, adjacent to Route 29 North. Facility 10 is located at the southeast end of the area and facility 11 is located at the north end. Because facility 11 is closer to the EC, it is expected to be more visible than facility 11; however, both will be viewed through wooded area that is to remain after the development is constructed. Some of that wooded area lies within the right -of -way. The North Fork of the Rivanna forms part of the northern boundary of the development and Flat Branch runs through the western side of the Northwest Residential Area. ARB Meeting Date March 7, 2011 Staff Contact Margaret Maliszewski Proiect History DATE APPLICATION RESULT 2004 -2005 ARB- 2004 -26 The ARB reviewed the North Pointe rezoning in 2004 and 2005. The rezoning was approved in 2006. elevation Approved proffers (see Attachment A) require submittal of the design of stormwater management EC elevation 396' facility 10 to the ARB for review at the time road plans are submitted for Northwest Passage. 12/18/2006 ARB- 2006 -129 The ARB reviewed the Special Use Permit for stream crossings at North Pointe and forwarded a 250' east of Route 29 number of recommendations to the Planning Commission. Recommendations regarding landscaping Facility Rip rap channel at north end of facility extends and retaining walls were included as conditions of approval. The SP was approved 2/14/2007. 4/2009 SDP - 2008 -41 A preliminary site plan was approved for the North Pointe Northwest Passage residential area SDP - 50' in the right -of -way; rip rap channel at south end 2008-41 in 2009. 3/8/2010 SDP - 2010 -21 A final site plan for the Northwest Residential Area was submitted and is under review by the the right -of -way; brown rip rap /field stone is proposed Current Development Division. ARB approval is required prior to approval of the final site for the northern channel; a 4' riser is proposed. development plan. An ARB submittal has not yet been made for this plan. PROPOSAL Facility #10 Facility #11 Pond 398' 417' elevation EC elevation 396' 418' Pond location 260' north of Lewis & Clark Drive, approximately approximately 700' east of Route 29, 1000' south of Lewis & 250' east of Route 29 Clark Drive Facility Rip rap channel at north end of facility extends The channel at the west end of the facility is proposed with features approximately 80' from the EC, with approximately brown rip rap /field stone; a gravel access road is proposed at 50' in the right -of -way; rip rap channel at south end the north end; Three tiered retaining walls with chain link fence extends approximately 90' from the EC and 25' from are proposed on the east side of the pond; a 5' concrete riser is the right -of -way; brown rip rap /field stone is proposed proposed. for the northern channel; a 4' riser is proposed. Landscaping A mix of deciduous shade and ornamental trees and A mix of deciduous shade and ornamental trees and evergreen evergreen trees on far side of pond; mitigation trees in a U -shape around far side of pond (as viewed from landscaping between EC and north end of pond, EC), trees along the gravel access road, trees on the retaining shrubs along the eastern ends of the two rip rap wall tiers, shrubs along the lower rip rap channel. channels. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION 6 Site development should be sensitive to the Stormwater facilities such as those proposed in Provide the color name for the existing natural landscape and should this submittal typically have an engineered retaining wall block. Ensure that contribute to the creation of an organized appearance that stands obvious in the the color blend is primarily brown development plan. This may be surrounding landscape. The applicant has rather than gray. accomplished, to the extent practical, by proposed landscaping, terraced retaining walls, preserving the trees and rolling terrain and a rip rap treatment to mitigate this Clarify and coordinate the notes at typical of the area; planting new trees appearance. Stormwater facility 10 is further each rip rap channel. Specify that along streets and pedestrian ways and mitigated by its distance from the EC. Some the top layer will be natural choosing species that reflect native forest additional landscaping and alternate placement fieldstone for each channel. elements; insuring that any grading will of landscaping could serve to further increase the blend into the surrounding topography compatibility of these features with the Stagger the trees that are proposed thereby creating a continuous landscape; surroundings. along the gravel access road at preserving, to the extent practical, existing facility 10. significant river and stream valleys which may be located on the site and integrating Retaining walls are proposed at facility 10 to be these features into the design of constructed of Belgard brand "Celtik" segmental surrounding development; and limiting the block. The sample provided is not labeled with a building mass and height to a scale that color name, but it is gray with some brown does not overpower the natural settings of mixed in. The Belgard web site indicates that the site, or the Entrance Corridor. much of the "Celtik" block comes in a blend of colors. A blend that is heavier on the brown 19 Surface runoff structures and detention ponds should be designed to fit into the rather than gray would be appropriate for these natural topography to avoid the need for walls. screening. Notes on the submittal documents vary, but they 41 Natural drainage patterns (or to the extent required, new drainage patterns) should be indicate that brown field stone is to be mixed incorporated into the finished site to the with standard rip rap, or laid over the standard extent possible. rip rap, in some (or maybe all) of the channels at facilities 10 and 11. A top layer of brown field 34 The site grading should respect the existing topographic characteristics of the site and stone will improve the appearance of the blend with adjacent properties. facilities, reduce the engineered appearance, and help the facilities blend better with the surroundings. More specificity and coordination REF GUIDELINE ISSUE RECOMMENDATION throughout the site plan documents would help clarify the intended appearance of the channels. A gravel access road is provided to facility 10. A row of trees is provided along the road. The trees are of mixed species, but most of the trees are placed in a row. A more staggered placement would provide a more natural appearance. Accessory structures and equipment 17 The following should be screened to Chain link fence is proposed along the parking Chain link fencing shall not be eliminate visibility from the Entrance area situated east of facility 10 and on each of used within 500' of the Entrance Corridor street: g. Chain link fence, barbed the terraced retaining walls at facility 10. The Corridor street. If safety fencing is wire, razor wire, and similar security fences are proposed at 42" tall and are to be required within 500', it shall fencing devices. black. Trees are proposed in front of each of the terraced walls. Given this proposed planting and follow the design criteria previously established by the 18 Screening devices should be compatible with the design of the buildings and the distance from the EC, the chain link is not ARB. (See Attachment C.) Chain surrounding natural vegetation and may expected to be noticed from the road. link fence may be acceptable consist of: a. Walls, b. Plantings, and c. beyond 500' with appropriate Fencing. Additional tall retaining walls are proposed screening. throughout the development (to be reviewed by the ARB with the site plan submittal for the Northwest Residential Area); many of them are proposed with chain link fence and without new trees added to screen the fence. If the ARB determines that chain link is acceptable in the locations proposed at facility 10, the ARB may also wish to clarify the proximity at which chain link will no longer be considered appropriate in this development. This would be useful information for the applicant to have prior to the submittal of the residential area site plan for ARB review. Landscaping 31 Landscaping of buildings and other The submitted drawings indicate that additional Provide for review the landscape REF GUIDELINE ISSUE RECOMMENDATION structures: plants are proposed for a mitigation area plan for the mitigation area at a. Trees or other vegetation should be between facility 11 and the EC, but no plan has facility 11. planted along the front of long buildings as been provided. Plants in this area could help necessary to soften the appearance of coordinate the appearance of this facility with Provide additional trees and shrubs exterior walls. The spacing, size, and type the surrounding landscape. between facility 11 and the EC to of such trees or vegetation should be further integrate the regular slope determined by the length, height, and Given the amount of wooded area that will be created on the west side of the blankness of such walls. cleared to construct facility 11 and the nearby pond and the rip rap channels into b. Shrubs should be used to integrate the road and residential development, the on -site the landscape. site, buildings, and other structures; wooded area to remain in the immediate vicinity dumpsters, accessory buildings and will be limited. Additional trees and shrubs structures; "drive thru" windows; service located between the facility and the EC would areas; and signs. Shrubs should measure at help integrate the facility (particularly the least 24 inches in height. regular slope created on the west side and the rip rap channels) into the landscape. 32 Plant species: White pines are one of the tree species proposed Choose an alternate tree for the a. Plant species required should be as at the facilities. The ARB typically does not white pines on the terrace at approved by the Staff based upon but not approve white pines as screening trees. As one facility #10 whose size is better limited to the Generic Landscape Plan species in a mix in the landscape, they could be suited to the location. Recommended Species List and Native acceptable. However, white pines are proposed Plants for Virginia Landscapes (Appendix on the middle terrace at facility #10 where they Adjust the location of the white D)• are spaced very close together. An alternate tree pine that is shown on the fence may be better suited to the terrace location. near facility 10. A white pine tree is shown on the fence in the Revise the botanical name of vicinity of the note that reads "variable width American Beautybush to callicarpa public drainage easement" at facility 10. Americana in both landscape schedules. The landscape schedule for both facilities identifies callicarpa japonica as American Coordinate the number of Beautybush, but it is Japanese Beautybush. The callicarpa shown in the schedule American is preferred. for facility 11 with those shown on the plan. The landscape schedule for facility 11 identifies REF GUIDELINE ISSUE RECOMMENDATION 80 callicarpa but only 60 are on the plan. Include this note on the site plan: All site plantings of trees and The standard EC landscape note regarding plant shrubs shall be allowed to reach, growth/height does not appear on the site plan. 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. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Anticipated visibility of the stormwater facilities. 2. Anticipated visibility of the chain link fence. 3. Distance at which chain link is acceptable in the EC. 4. Appropriateness of planting at the facilities: plant quantity, placement, sizes, species, etc. 5. The treatment of the facilities (pond, rip rap channels, etc.) and the appropriateness of the appearance Staff offers the following recommendations on the design of the proposed stormwater facilities: 1. Provide the color name for the retaining wall block. Ensure that the color blend is primarily brown rather than gray. 2. Clarify and coordinate the notes at each rip rap channel. Specify that the top layer will be natural fieldstone for each channel. 3. Stagger the trees that are proposed along the gravel access road at facility 10. 4. Chain link fencing shall not be used within 500' of the Entrance Corridor street. If safety fencing is required within 500', it shall follow the design criteria previously established by the ARB. (See Attachment C.) Chain link fence may be acceptable beyond 500' with appropriate screening. 5. Provide for review the landscape plan for the mitigation area at facility 11. 6. Provide additional trees and shrubs between facility 11 and the EC to further integrate the regular slope created on the west side of the pond and the rip rap channels into the landscape. 7. Choose an alternate tree for the white pines on the terrace at facility #10 whose size is better suited to the location. 8. Adjust the location of the white pine that is shown on the fence near facility 10. 9. Revise the botanical name of American Beautybush to callicarpa Americana in both landscape schedules. 10. Coordinate the number of callicarpa shown in the schedule for facility 11 with those shown on the plan. 11. Include this note 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. 31 ATTACHMENT A The following are Entrance Corridor- related proffers from the approved proffers dated July 20, 2006 for North Pointe ZMA- 2000 -09. 2.1 Creation of a Foot Buffer along the Entrance Corridor. Within six months after the acceptance by the Virginia Department of Transportation ( "VDOT ") of the Road Improvements as defined in Section 5.3 that are along the northbound lanes of U S Route 29, Owner shall plant and thereafter maintain at all times a landscaped buffer including hedgerows, along the Entrance Corridor frontage parcels owned by Owner. The buffer will consist of a minimum 50 -foot wide continuous visual landscape area that shall be subject to Albemarle County Architectural Review Board ( "ARB ") review and approval ( "the Buffer "). In the event VDOT at any time in the future reduces any portion of the Buffer located on VDOT property, the Owner shall compensate for such reduction by extending the Buffer on Owner's property in order to maintain a minimum 40 -foot Buffer, even if such compensation shall require the removal of parking adjacent to such Buffer. 2.2 Appearance of Storm Water Management ( "SWM ") Facilities. The SWM facilities visible from the Entrance Corridor identified on the Application Plan (stormwater management facilities 1, 2, and 10) shall be shown on a plan and be subject to ARB review and approval. SWM 1 shall be designed such that its shape, placement, and land form (grading) transition between the adjacent conservation area and the adjacent hard edge of the parking lot and buildings. The plan for SWM 1 shall be submitted to the ARB with the first ARB submission for Building 14 or 19 identified on Sheet B to the Application Plan ( "Sheet B "), or any such building that is proposed to be located where Building 14 is located on Sheet B pursuant to the terms of Section 3.2. SWM 2 shall have a more structured appearance than SWM 10 (see below) and shall be designed such that its shape, placement, and land form (grading) transition between the adjacent conservation area and the adjacent hard edge of the parking lot and buildings. The plan for SWM 2 shall be submitted to the ARB with the first ARB submission for any of Buildings 26 through 31. SWM 10 shall be designed such that its shape, placement, and land form (grading) are integral with the adjacent conservation area. The plan for SWM 10 shall be submitted to the ARB at the time road plans are submitted to the County and VDOT for Northwest Passage. 7 ATTACHMENT B This report is based on the following submittal items: Sheet # Drawing Name Drawing Date C1 (1 of 49) Cover Sheet 1/28/11 (rev) C1 (1 of 7) Stormwater Facility Rendering SMW #11 1/24/11 C2 (2 of 7) Stormwater Facility Rendering SMW #10 1/24/11 C3 (3 of 7) Stormwater Facility #11 Landscape Plan 1/24/11 C4 (4 of 7) Stormwater Facility #10 Landscape Plan 1/24/11 C5 (5 of 7) Stormwater Facility #11 Site Plan 1/24/11 C6 (6 of 7) Stormwater Facility #10 Site Plan 1/24/11 C7 (7 of 7) Land Use Plan 1/24/11