HomeMy WebLinkAboutARB201300119 Review Comments Initial Site Plan 2013-10-14ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2013 -119: Monu Park Initial Site Plan
Review Type
Initial Site Plan
Parcel Identification
046000000018CO
Location
East of Seminole Trail, south of Polo Grounds Road, north of the South Fork of the Rivanna River
Zoned
Rural Areas (RA), Entrance Corridor (EC)
Owner /Applicant
Crockett Corporation/Meridian Planning Group, LLC
Magisterial District
Rivanna
Proposal
To establish four soccer fields, an entrance drive and a parking lot for 96 vehicles.
Context
The property is a grassy field with wooded areas along the perimeter of the parcel. There is residential property to the
north and south, commercial development to the southwest, and soccer fields further east on Polo Grounds Road.
Visibility
The subject parcel is visible from the Rt. 29 Entrance Corridor. During the months when leaves are on the trees, the
perimeter wooded areas eliminate views into the interior of the site. Visibility into the site is expected to increase
when the leaves fall from the trees, and cars parked in the parking lot may have some very limited visibility from the
EC at that time. The parking lot is located approximately 1700' from the EC, and any visibility along the EC would
be limited to a distance of approximately 400' in the vicinity of the bridge over the river, and that view would be
through the trees that stand around the perimeter of the site. The conditions of the approved Special Use Permit for
the soccer fields limit field use to the months of March through November. This eliminates some of the months when
visibility into the site would be increased. The empty parking lot is not expected to be noticed from the EC. A parking
lot full of vehicles can have greater noticeability and impact than an empty lot.
ARB Meeting Date
October 21, 2013
Staff Contact
Margaret Maliszewski
PROJECT HISTORY: The ARB has reviewed no previous applications for this property. The improvements that are the subject of this
proposal have already been constructed.
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
7
The requirements of the Guidelines regarding
The soccer fields maintain the
None.
landscaping are intended to reflect the landscaping
appearance of an open, grassy field, so
characteristic of many of the area's significant historic
the fields themselves have an
sites which is characterized by large shade trees and
appropriate appearance. 96 parked cars
lawns. Landscaping should promote visual order within
in an open field by the river doesn't
the Entrance Corridor and help to integrate buildings
really reflect the historic sites of the
into the existing environment of the corridor.
area, but given the location of the lot,
the existing wooded area and the
resulting limited visibility of the lot,
additional landscaping does not appear
to be necessary to establish or maintain
visual order, as seen from the EC.
33
Landscaping along interior roads:
The entrance road has been constructed
None.
a. Large trees should be planted parallel to all interior
through a wooded area. Large wooded
roads. Such trees should be at least 2% inches caliper
areas remain on both sides of the road.
(measured six inches above the ground) and should be
The road is not expected to be visible
of a plant species common to the area. Such trees
from Rt. 29. Consequently, no
should be located at least every 40 feet on center.
additional trees are recommended
along the road.
35
Landscaping of parking areas:
No interior or perimeter parking lot
None.
a. Large trees should align the perimeter of parking
trees are proposed. The applicant has
areas, located 40 feet on center. Trees should be planted
requested a waiver of the landscaping
in the interior of parking areas at the rate of one tree for
and screening requirements of the
every 10 parking spaces provided and should be evenly
ordinance, noting that the existing
distributed throughout the interior of the parking area.
wooded area provides adequate
b. Trees required by the preceding paragraph should
landscaping and screening.
measure 2'/2 inches caliper (measured six inches above
the ground); should be evenly spaced; and should be of
A row of low shrubs along the parking
a species common to the area. Such trees should be
lot would appear out of place with the
planted in planters or medians sufficiently large to
natural surroundings. Consequently,
maintain the health of the tree and shall be protected by
new shrubs are not recommended.
curbing.
c. Shrubs should be provided as necessary to minimize
the parking area's impact on Entrance Corridor streets.
The north and west sides of the parking
Shrubs should measure 24 inches in height.
lot are located in close proximity to
existing wooded area to remain. These
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials
wooded areas satisfy the perimeter
that share similar characteristics. Such common
requirement on the north and west
elements allow for more flexibility in the design of
sides. Existing trees also run alongside
structures because common landscape features will help
a portion of the eastern edge of the
to harmonize the appearance of development as seen
parking lot. Additional trees on this
from the street upon which the Corridor is centered.
east side would not have an impact on
the EC and are not recommended.
37
Plant species:
a. Plant species required should be as approved by the
Staff based upon but not limited to the Generic
Given the distance from the EC,
Landscape Plan Recommended Species List and Native
interior parking lot trees are not likely
Plants for Virginia Landscapes (Appendix D).
to be distinguished from perimeter trees
38
Plant health:
and are not recommended.
The following note should be added to the landscape
plan: "All site plantings of trees and shrubs shall be
Given the anticipated limited visibility
allowed to reach, and be maintained at, mature height; the
of cars parked in the parking lot (as
topping of trees is prohibited. Shrubs and trees shall be
pruned minimally and only to support the overall health of
described on page 1 of this report),
the plant."
perimeter trees on the south side of the
parking lot are not recommended.
However, should the ARB determine
that visibility is sufficient to require
additional trees to maintain visual
order, harmonize the appearance of the
parking lot with the surroundings,
break up the visual mass of cars, and/or
limit other visual impacts of the parked
cars on the EC, the most appropriate
location for new trees would be at a
point beginning at the edge of the
existing wooded area located to the
west of the lot, and extending along the
south side of the parking lot.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Visibility of the parking lot and parked cars from the Rt. 29 Entrance Corridor
2. The need for interior and /or perimeter landscaping at the parking lot
Staff recommends the ARB forward the following recommendations on the Initial Plan to the agent for the Site Review Committee:
— Regarding requirements to satisfy the design guidelines as per 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 site plan approval:
None.
Regarding conditions to be satisfied prior to issuance of a grading permit:
None.
Staff recommends that the ARB approve a Certificate of Appropriateness for ARB- 2013:119 MonU Park, as proposed.
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
C -001
Cover Sheet
9/26/2013
C -101
Existing Conditions & Demolition Plan
9/26/2013
C -201
Site Plan
9/26/2013
C -301
Details
9/26/2013