HomeMy WebLinkAboutARB201100027 Review Comments Preliminary Site Plan 2011-04-11ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project # /Name
ARB- 2011 -27: North Pointe Northwest Residential Area
Review Type
Preliminary Review of a Site Development Plan
Parcel Identification
Tax Map 32, Parcel 22K
Location
Located on the east side of Rt. 29 North, across from Lewis and Clark Drive
Zoned
Planned Development Mixed Commercial (PDMC), Entrance Corridor (EC)
Owner /Applicant
Neighborhood Investments — NP LLC/W W Associates (Herbert White)
Magisterial District
Rivanna
Proposal
To construct 2 -3 story townhouses in 27 blocks of 3 -8 units, with associated site improvements, including
roads, parking lots, landscaping and retaining walls.
Context
The Northwest Residential Area is situated at the north end of the North Pointe development and is
accessed, and divided, by Lewis & Clark Drive. Block 1 is located closest to the Route 29 Entrance
Corridor at 220' away. The stormwater facilities previously reviewed by the ARB are located at the north
and south ends of the residential development.
Visibility
The proposed townhouse development will be visible from the Route 29 Entrance Corridor. It will be
viewed through the wooded area that is adjacent to the EC. The wooded area is not dense enough to
eliminate impacts of the townhouses on the EC.
ARB Meeting Date
April 18, 2011
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
DATE
APPLICATION /
REVIEW TYPE
RESULT
3 -7 -2011
ARB- 2011 -10
A Certificate of Appropriateness was issued for stormwater management facilities #10 and #11 on
April 1, 2011. Conditions of the CofA include the following:
1. Chain link fencing shall not be used within 500' of the Entrance Corridor street. No chain link
is approved for facility #11. A decorative, black chain link fence is approved for facility #10
only at the tops of the three retaining walls located to the east of that facility.
2. Any additional fencing requires ARB review and approval. Any safety fencing required within
500' of the Entrance Corridor street shall follow the design criteria previously established by
the ARB. Chain link fence may be acceptable beyond 500' with appropriate screening, subject
to ARB review and approval.
3. The approval that is the subject of this letter applies only to stormwater facilities #10 and #11.
Separate ARB review and approval are required for the remainder of the Northwest
Residential Area. Appropriate coordination between the stormwater facility designs and the
overall Northwest Residential Area design will be required.
2 -14 -2007
SP- 2006 -34
The SP for the stream crossing was approved with landscaping conditions including:
1. Provide an informal planting of mixed tree and shrub species and sizes to compensate for
removed vegetation, and low- growing plants to stabilize slopes in the "proposed landscaping
areas" shown on the plan submitted for ARB review entitled "Proposed Entry Layout with
Landscaping North West Passage Intersection @ Route 29 North" with revision date of 12 -04-
06.
2. Provide large shade trees on the north and south sides of Northwest Passage, along the
sidewalk and space reserved for the sidewalk, two and one half inch (2' /z ") caliper minimum at
planting, forty feet (40') on center, for a minimum distance of four hundred feet (400') from
the existing edge of pavement of Route 29 North;
3. Provide trees in the median of Northwest Passage, beginning at the point closest to Route 29
North that can be approved by VDOT and extending for a minimum distance of four hundred
feet (400') from the existing edge of pavement of Route 29 North. The planting shall take the
form of a continuous informal mix of large, medium and small deciduous trees ranging from
one and one half inches (11 /2" ) to two and one half inches (21/2" ) caliper and evergreen trees
ranging from four feet (4') to six feet (6') in height;
4. All of the above -noted landscaping shall be shown on the road plans submitted for Northwest
PROJECT DETAILS
• 2 -3 story townhouses are proposed at 20' and 24' wide. Most are in groups of 6 or 8.
• Proposed materials include: brick, vinyl siding (KP Northern Star 6.5" beaded vinyl in Heritage Gray and Prairie Wheat), shingles for
roofs (Tamko Heritage Series in Mountain Slate)
• Townhouse units are oriented along Lewis & Clark Drive and along long driveways that branch off of Lewis & Clark. Townhouse
blocks 1, 2, 14, 18, 21, 24, 25, 26, and 27 are oriented with their backs to the EC.
• The rear elevations of the 20' -wide units ( #1, 2, 14, 18, 21, 24) have two windows at the two upper levels and a double door and single
window at the lower level. No additional features or details are proposed.
• The rear elevations of the 24' -wide units ( #25, 26, 27) have two windows at the upper level; double doors, a single window and a
balcony at the mid - level, and a span of windows across the ground level.
3
Passage. The plans shall include a complete planting schedule keyed to the plan. The plans are
subject to approval of the Design Planner;
12 -18 -2006
ARB- 2006 -129
The ARB provided advisory comments on the SP application for the stream crossing.
4 -19 -2004
ARB- 2004 -26
The ARB completed an advisory review for the North Pointe rezoning.
PROJECT DETAILS
• 2 -3 story townhouses are proposed at 20' and 24' wide. Most are in groups of 6 or 8.
• Proposed materials include: brick, vinyl siding (KP Northern Star 6.5" beaded vinyl in Heritage Gray and Prairie Wheat), shingles for
roofs (Tamko Heritage Series in Mountain Slate)
• Townhouse units are oriented along Lewis & Clark Drive and along long driveways that branch off of Lewis & Clark. Townhouse
blocks 1, 2, 14, 18, 21, 24, 25, 26, and 27 are oriented with their backs to the EC.
• The rear elevations of the 20' -wide units ( #1, 2, 14, 18, 21, 24) have two windows at the two upper levels and a double door and single
window at the lower level. No additional features or details are proposed.
• The rear elevations of the 24' -wide units ( #25, 26, 27) have two windows at the upper level; double doors, a single window and a
balcony at the mid - level, and a span of windows across the ground level.
3
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
Purpose
1
The goal of the regulation of the design of development
The scale, layout and detailing of the
See detailed
within the designated Entrance Corridors is to insure that
proposal result in a residential
recommendations, below.
new development within the corridors reflects the
development that does not reflect the
traditional architecture of the area. Therefore, it is the
historic architecture of the area.
purpose of ARB review and of these Guidelines, that
Orderly and attractive development can
proposed development within the designated Entrance
be promoted in this case with terracing
Corridors reflect elements of design characteristic of the
of retaining walls, appropriate planting
significant historical landmarks, buildings, and structures
of the Charlottesville and Albemarle area, and to promote
throughout, and awell- designed
orderly and attractive development within these corridors.
entrance from Route 29.
Applicants should note that replication of historic structures
is neither required nor desired.
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.
Structure design
4
The examples contained in Appendix A (of the guidelines)
The front elevations of the townhouses
Revise the rear elevations
should be used as a guide for building design: the standard
incorporate forms and features that are
of blocks 14, 189 21, and
of compatibility with the area's historic structures is not
typically found in historic architecture,
24 to incorporate forms
intended to impose a rigid design solution for new
like pediments and gables. However,
and features that will
development. Replication of the design of the important
the 20' units are devoid of this
make the townhouses
historic sites in the area is neither intended nor desired.
treatment. The rear elevations of blocks
more compatible with
The Guideline's standard of compatibility can be met
through building scale, materials, and forms which may be
14, 18, 21 and 24 are expected to be
Albemarle's historic
embodied in architecture which is contemporary as well as
visible from the EC. Some mitigation is
buildings.
traditional. The Guidelines allow individuality in design to
needed to establish an appropriate
accommodate varying tastes as well as special functional
appearance. The lack of features and
Provide material and
requirements.
details on the rear elevations of the 20'
color samples.
9
Building forms and features, including roofs, windows,
units emphasizes the incompatibility of
doors, materials, colors and textures should be compatible
the proposed buildings with the historic
with the forms and features of the significant historic
buildings in the area, exemplified by (but not limited to)
architecture of the area.
the buildings described in Appendix A. The standard of
compatibility can be met through scale, materials, and
Vinyl siding is one of the wall
forms which may be embodied in architecture which is
materials proposed for the townhouses.
contemporary as well as traditional. The replication of
Vinyl is generally not considered
important historic sites in Albemarle County is not the
appropriate for buildings in close
objective of these guidelines.
proximity to the EC. However, with the
closest townhouses approximately 220'
from the EC, the negative impacts of
the vinyl on the EC may be sufficiently
limited to still maintain an appropriate
appearance. Color and material samples
are needed.
10
Buildings should relate to their site and the surrounding
The townhouse blocks would relate
See retaining wall
context of buildings.
better to the site with terraced retaining
comments, below.
walls and additional planting.
13
Any appearance of "blankness" resulting from building
The rear elevations of the townhouses
Revise the rear elevations
design should be relieved using design detail or
lack architectural features and
of blocks 14, 18, 21, and
vegetation, or both.
detailing. Design detail is needed to
24 to incorporate forms
achieve an appropriate appearance
and features that will
from the EC. The amount of detail
make the townhouses
required could be mitigated with
more compatible with
additional planting.
Albemarle's historic
buildings.
The architectural elevations show the
townhouses at 41' tall. The site sections
Revise the sections to
appear to show most of them at about
show building height that
30 -35' tall.
matches the architectural
elevations.
Accessory structures and equipment
18
The following should be located to eliminate visibility from
Security fence is proposed on the
Eliminate chain link from
the Entrance Corridor street. If, after appropriate siting,
retaining walls, but no fence detail was
within 500' of the EC.
these features will still have a negative visual impact on the
included in the submittal. The 3n1n
Provide a fence detail in
Entrance Corridor street, screening should be provided to
ARB action requires that chain link
the site plan set. Ensure
eliminate visibility.
fencing within 500' of the EC be
that the security fence
g. Chain link fence, barbed wire, razor wire, and similar
eliminated.
design is consistent with
security fencing devices.
a design that was
previously approved by
the ARB for this purpose.
21
The following note should be added to the site plan and the
This note does not appear on the plan.
Add to following note the
architectural plan: "Visibility of all mechanical equipment
site plan and the
from the Entrance Corridor shall be eliminated."
architectural plan:
"Visibility of all
mechanical equipment
from the Entrance
Corridor shall be
eliminated."
Landscaping
7
The requirements of the Guidelines regarding landscaping
The graded slope on the EC side of
Terrace retaining walls 6'
are intended to reflect the landscaping characteristic of
blocks 14, 18, 21, and 24 is without
in height and taller.
many of the area's significant historic sites which is
planting. The retaining wall in this area
Provide planting along
characterized by large shade trees and lawns. Landscaping
reaches a height of 20'. Terracing of
the terraces. Plant the
should promote visual order within the Entrance Corridor
the retaining wall, planting on the
slope on the EC side of
and help to integrate buildings into the existing
terraces, and planting the slope would
Blocks 14, 18, 21 and 24.
environment of the corridor.
help integrate the townhouses into the
Provide a mix of trees
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials that
surrounding environment and corridor,
and shrubs and revise the
share similar characteristics. Such common elements
and would help reduce the impact of
grading as necessary to
allow for more flexibility in the design of structures
the rear elevations of the townhouses.
accommodate the
because common landscape features will help to
Revised grading may be required to
planting.
harmonize the appearance of development as seen from
accommodate plants on the slope.
the street upon which the Corridor is centered.
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.
38
Plant health:
The note does not appear on the plan.
Add the following note to
The following note should be added to the landscape plan:
the landscape plans: "All
"All site plantings of trees and shrubs shall be allowed to
site plantings of trees and
reach, and be maintained at, mature height; the topping of
shrubs shall be allowed
trees is prohibited. Shrubs and trees shall be pruned
to reach, and be
minimally and only to support the overall health of the
maintained at, mature
plant."
height; the topping of
trees is prohibited.
Shrubs and trees shall be
pruned minimally and
only to support the
overall health of the
plant."
Development pattern
6
Site development should be sensitive to the existing
The 20' tall retaining walls are a sign
Terrace retaining walls 6'
natural landscape and should contribute to the creation of
that the proposed development is not
in height and taller.
an organized development plan. This may be
sensitive to the existing natural
Provide planting along
accomplished, to the extent practical, by preserving the
landscape. Terracing and planting of
the terraces. Plant the
trees and rolling terrain typical of the area; planting new
the walls would contribute to an
slope on the EC side of
trees along streets and pedestrian ways and choosing
organized, coordinated appearance.
Blocks 14, 18, 21 and 24.
species that reflect native forest elements; insuring that
Provide a mix of trees
any grading will blend into the surrounding topography
thereby creating a continuous landscape; preserving, to the
The material of the retaining walls was
and shrubs and revise the
extent practical, existing significant river and stream
not indicated on the plan.
grading as necessary to
valleys which may be located on the site and integrating
accommodate the
these features into the design of surrounding development;
The townhouse blocks are not parallel
planting.
and limiting the building mass and height to a scale that
to the EC, but the type of development
does not overpower the natural settings of the site, or the
and distance from the road help
Revise the rear elevations
Entrance Corridor.
39
The relationship of buildings and other structures to the
mitigate the orientation. The featureless
of blocks 14, 18, 21, and
Entrance Corridor street and to other development within
rear elevations require mitigation.
24 to incorporate forms
the corridor should be as follows:
and features that will
b. In general, buildings fronting the Entrance Corridor
make the townhouses
street should be parallel to the street. Building groupings
more compatible with
should be arranged to parallel the Entrance Corridor street.
Albemarle's historic
d. Open spaces should be tied into surrounding areas to
buildings.
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.
Site Grading
40
Site grading should maintain the basic relationship of the
The graded slope on the EC side of
Terrace retaining walls 6'
site to surrounding conditions by limiting the use of
blocks 14, 18, 21, and 24 is without
in height and taller.
retaining walls and by shaping the terrain through the use of
planting. The retaining wall in this area
Provide planting along
smooth, rounded land forms that blend with the existing
reaches a height of 20'. Terracing of
the terraces. Plant the
terrain. Steep cut or fill sections are generally unacceptable.
the retaining wall, planting on the
slope on the EC side of
Proposed contours on the grading plan shall be rounded with
terraces, and planting the slope would
Blocks 14, 18, 21 and 24.
a ten foot minimum radius where they meet the adjacent
condition. Final grading should achieve a natural, rather than
help integrate the townhouses into the
Provide a mix of trees
engineered, appearance. Retaining walls 6 feet in height and
surrounding environment and corridor,
and shrubs and revise the
taller, when necessary, shall be terraced and planted to blend
and would help reduce the impact of
grading as necessary to
with the landscape.
the rear elevations of the townhouses.
accommodate the
planting.
April 2, 2011 CofA Conditions
1
Chain link fencing shall not be used within 500' of the
The layout plan notes retaining walls
Provide wall and fence
Entrance Corridor street. No chain link is approved for
with 42" high fencing. A note
details on the plan and
facility #11. A decorative, black chain link fence is
references wall detail B, but the detail
wall material sample for
approved for facility #10 only at the tops of the three
was not included in the ARB submittal.
review. Chain link
retaining walls located to the east of that facility.
A wall detail, with wall material
fencing shall not be used
2
Any additional fencing requires ARB review and
identified and sample provided, and
within 500' of the EC
approval. Any safety fencing required within 500' of the
Entrance Corridor street shall follow the design criteria
fence details are required for review.
street. Any safety fencing
previously established by the ARB. Chain link fence may
required within 500' of
be acceptable beyond 500' with appropriate screening,
the Entrance Corridor
subject to ARB review and approval.
street shall follow the
design criteria previously
established by the ARB.
Chain link fence may be
acceptable beyond 500'
with appropriate
screening, subject to
ARB review and
approval.
Landscaping Conditions of SP- 2006 -34
1
Provide an informal planting of mixed tree and shrub
The areas identified for landscaping in
Provide an informal
species and sizes to compensate for removed vegetation,
the SP condition are currently proposed
planting of mixed tree
and low- growing plants to stabilize slopes in the
to be planted with ground cover only.
and shrub species and
"proposed landscaping areas" shown on the plan
sizes to compensate for
submitted for ARB review entitled "Proposed Entry
removed vegetation, and
Layout with Landscaping North West Passage Intersection
low- growing plants to
@ Route 29 North" with revision date of 12- 04 -06.
stabilize slopes in the
"proposed landscaping
areas" shown on the plan
submitted for ARB
review entitled
"Proposed Entry Layout
with Landscaping North
West Passage
Intersection @ Route 29
North" with revision date
of 12- 04 -06.
3
Provide trees in the median of Northwest Passage,
Trees have been provided in the
Revise the median
beginning at the point closest to Route 29 North that can
median but some of the trees cannot be
plantings to meet VDOT
be approved by VDOT and extending for a minimum
approved by VDOT due to their
requirements while
distance of four hundred feet (400') from the existing edge
species /mature caliper size.
providing a continuous
of pavement of Route 29 North. The planting shall take
informal mix of large,
T17
the form of a continuous informal mix of large, medium
The planting proposed in the median
medium and small
and small deciduous trees ranging from one and one half
closest to the Rt. 29 intersection
deciduous trees ranging
inches (11 /z" ) to two and one half inches (21 /z" ) caliper
provides a mix of small and medium
from one and one half
and evergreen trees ranging from four feet (4') to six feet
deciduous trees, deciduous shrubs and
inches (11 /z ") to two and
(6') in height;
an evergreen ground cover. Less of a
one half inches (21/2 ")
mix is provided in the next median to
caliper.
the east — large and small deciduous
trees and deciduous shrubs. That
median is approximately 200' away
from the EC; the proposed planting is
expected to have an appropriate
appearance at that distance.
T17
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Lack of detail in the rear elevations of the townhouses
2. Retaining wall height and treatment
3. Appropriate treatment of the graded slope in the vicinity of Blocks 14, 18, 21 and 24
Staff offers the following comments on the preliminary plan:
1. Revise the rear elevations of blocks 14, 18, 21, and 24 to incorporate forms and features that will make the townhouses more compatible
with Albemarle's historic buildings. Provide material and color samples.
2. Revise the site sections to show building height that matches the architectural elevations.
3. Eliminate chain link from within 500' of the EC. Provide fence details in the site plan set for review. Ensure that the security fence
design(s) is consistent with a design that was previously approved by the ARB for this purpose. Chain link fence may be acceptable
beyond 500' with appropriate screening, subject to ARB review and approval.
4. Add the following note to the landscape plans: "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."
5. Terrace retaining walls 6' in height and taller. Provide planting along the terraces. Plant the slope on the EC side of Blocks 14, 18, 21
and 24. Provide a mix of trees and shrubs and revise the grading as necessary to accommodate the planting.
6. Provide an informal planting of mixed tree and shrub species and sizes to compensate for removed vegetation, and low- growing plants
to stabilize slopes in the "proposed landscaping areas" shown on the plan submitted for ARB review entitled "Proposed Entry Layout
with Landscaping North West Passage Intersection @ Route 29 North" with revision date of 12- 04 -06.
7. Revise the median plantings to meet VDOT requirements while providing a continuous informal mix of large, medium and small
deciduous trees ranging from one and one half inches (11 /2 ") to two and one half inches (21/2 ") caliper.
11
ATTACHMENT A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
Al
Exterior Elevations 20' -wide Units
3 -7 -11
A2
Exterior Elevations 24' -wide Units
3 -7 -11
XBIT (1 of 1)
Unit Width Modifications Design Exhibit
11 -17 -10
C -12 (12 of 49)
Grading and Drainage Plan with Section lines #1 and #2
7 -16 -10
C -13 (13 of 49)
Grading and Drainage Plan with Section lines #3 and #4
7 -16 -10
C -1 (1 of 1)
Cross Sections
1 -21 -11
C -1 (1 of 49)
Cover Sheet
1 -28 -11
C -10 (10 of 49)
Site Plan Layout
1 -28 -11
C -11 (11 of 49)
Site Plan Layout
1 -28 -11
C -44 (44 of 49)
Landscape Plan
1 -28 -11
C -45 (45 of 49)
Landscape Plan
1 -28 -11
C -46 (46 of 49)
Landscape Legend and Details
1 -28 -11
12