HomeMy WebLinkAboutARB201400003 Review Comments Initial Site Plan 2014-02-18ARCHITECTURAL 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
055EO010000OAll
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.
ANALYSIS
Gray highlighf = 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
Architectural designs
Continued Entrance
Entrance Corridors is to insure that new development within the corridors
haven't been submitted for
Corridor review of this
reflects the traditional architecture of the area. Therefore, it is the purpose of
review. However, if the
proposal shall be a staff
ARB review and of these Guidelines, that proposed development within the
designated Entrance Corridors reflect elements of design characteristic of the
character of completed
level review of a County -
gm scant historical landmarks, buildings, and structures of the Charlottesville
residential units in Old Trail
wide Certificate of
and Albemarle area, and to promote orderly and attractive development within
is continued, the
Appropriateness for
these corridors. Applicants should note that replication of historic structures is
townhouses would be
structures 750' or more
neither required nor desired.
expected to have an
from the EC. The
2
Visitors to the significant historical sites in the Charlottesville and Albemarle
area experience these sites as ensembles of buildings, land, and vegetation. In
appropriate appearance,
applicant is advised that
order to accomplish the integration of buildings, land, and vegetation
using traditional form and
building mass, roof form,
characteristic of these sites, the Guidelines require attention to four primary
detailing. Although Block
building materials /colors,
factors: compatibility with significant historic sites in the area; the character of
12 is the closest block to the
and landscaping will be
the Entrance Corridor; site development and layout; and landscaping.
Rt. 250 EC to be developed
the focus of review.
3
New structures and substantial additions to existing structures should respect the
traditions of the architecture of historically significant buildings in the
to date, it is still located
Charlottesville and Albemarle area. Photographs of historic buildings in the area,
approximately 1600' from
as well as drawings of architectural features, which provide important examples
the EC, adjacent to a stream
of this tradition are contained in Appendix A.
buffer, and just beyond a
curve in the road, all of
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 q
which helps limit visibility
the design of the important historic sites in the area is neither intended nor
from the EC. Given the
desired. The Guideline's standard of compatibility can be met through building
reduced visibility from the
scale, materials, and forms which may be embodied in architecture which is
EC, the focus of review is
contemporary as well as traditional. The Guidelines allow individuality in design
expected to be building
to accommodate varying tastes as well as special functional requirements.
mass, roof form, building
5
It is also an important objective of the Guidelines to establish a pattern of
materials /colors, and
compatible architectural characteristics throughout the Entrance Corridor in order
to achieve unity and coherence. Building designs should demonstrate sensitivity
landscaping. Given the
to other nearby structures within the Entrance Corridor. Where a designated
distance from the EC, the
corridor is substantially developed, these Guidelines require striking a careful
proposal is available for
balance between harmonizing new development with the existing character of the
corridor and achieving compatibility with the significant historic sites in the area.
review as a county -wide
Certificate of
9
Building forms and features, including roofs, windows, doors, materials, colors
and textures should be compatible with the forms and features of the significant
Appropriateness for
historic buildings in the area, exemplified by (but not limited to) the buildings
750' more
described in Appendix A [of the design guidelines]. The standard of
structures or
compatibility can be met through scale, materials, and forms which may bed
from the EC.
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
The proposed residential
None.
development and shall, to the extent possible, be compatible with the building
development does not
esigns used on the site.
include loading, service or
18
The following should be located to eliminate visibility from the Entrance Corridor
storage areas. Typical
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
residential -scale refuse
visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e.
areas and mechanical
Mechanical equipment, f. Above - ground utilities, and g. Chain link fence, barbed
equipment are not expected
wire, razor wire, and similar security fencing devices.
to e noticeable from the
b
EC, given the distance of
19
Screening devices should be compatible with the design of the buildings and
surrounding natural vegetation and may consist of. a. Walls, b. Plantings, andA
Fencing.
these blocks from Rt. 250.
20
Surface runoff structures and detention ponds should be designed to fit into the
A previously approved bio-
None.
natural topography to avoid the need for screening. When visible from the Entrance
retention basin is located at
Corridor street, these features must be fully integrated into the landscape. They
the southwest corner of
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:,
This note will be required
Add the standard
"Visibility of all mechanical equipment from the Entrance Corridor shall bi
on the site and architectural
mechanical equipment
eliminated."
plans.
note to the site and
architectural drawings.
Lighting
No lighting has been
None at this time.
proposed at this time.
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to reflect
The proposed development
None.
the landscaping characteristic of many of the area's significant historic sites
does not have frontage
which is characterized by large shade trees and lawns. Landscaping should
along the Entrance Corridor
promote visual order within the Entrance Corridor and help to integrate buildings
into the existing environment of the corridor.
street.
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 3'/z 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:
Trees, 21 /z" caliper at
Trees, 21 /z" caliper at
a. Large trees should be planted parallel to all interior roads. Such trees should be
planting, 40' on center, will
planting, 40' on center,
at least 2'/2 inches caliper (measured six inches above the ground) and should be
be required along Old Trail
are required along Old
of a plant species common to the area. Such trees should be located at least every
40 feet on center.
Drive, Lower Loop Lane,
Glenn Valley Drive, and
Trail Drive, Lower Loop
Lane, Glenn Valley
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior pedestrian ways. Such
Claremont Lane. These
Drive, and Claremont
trees should be at least 2'/2 inches caliper (measured six inches above the ground)
roads are shown with a 6'
Lane.
and should be of a species common to the area. Such trees should be located at
planting strip on both sides
least every 25 feet on center.
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.
35
Landscaping of parking areas:
Parking lots are not
None.
a. Large trees should align the perimeter of parking areas, located 40 feet on
proposed with this
center. Trees should be planted in the interior of parking areas at the rate of one
development.
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 2'h 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.
36
Landscaping of buildings and other structures:
The townhouses proposed
None.
a. Trees or other vegetation should be planted along the front of long buildings as
along Old Trail Drive are in
necessary to soften the appearance of exterior walls. The spacing, size, and type
groups of 6, which creates a
of such trees or vegetation should be determined by the length, height, and
long street elevation, but the
blankness of such walls.
b. Shrubs should be used to integrate the site, buildings, and other structures;
townhouse fronts are broken
dumpsters, accessory buildings and structures; "drive thru" windows; service
up by the use of alternating
areas; and signs. Shrubs should measure at least 24 inches in height.
wide and narrow porches.
37
Plant species: a. Plant species required should be as approved by the Staff based
This requirement will be
None at this time.
upon but not limited to the Generic Landscape Plan Recommended Species Li4
reviewed when a
and Native Plants for Virginia Landscapes (Appendix D).
resubmittal including a
landscape plan is made.
38
_
Plant health: The following note should be added to the landscape plan: "All site
This note will be needed on
Include the standard
plantings of trees and shrubs shall be allowed to reach, and be maintained at,
the landscape plan.
planting note on the site
mature height; the topping of trees is prohibited. Shrubs and trees shall be
plan.
pruned minimally and only to support the overall health of the plant."
Development pattern
6
Site development should be sensitive to the existing natural landscape and should
The proposed development
None.
contribute to the creation of an organized development plan. This may be
does not front the EC. The
accomplished, to the extent practical, by preserving the trees and rolling terrain
overall layout appears
typical of the area; planting new trees along streets and pedestrian ways and
organized. Pedestrian
choosing species that reflect native forest elements; insuring that any grading
will blend into the surrounding topography thereby creating a continuous
connections are made with
landscape; preserving, to the extent practical, existing significant river and
sidewalks throughout the
stream valleys which may be located on the site and integrating these features
blocks. Stream buffer to
into the design of surrounding development; and limiting the building mass and
remain is adjacent to the
height to a scale that does not overpower the natural settings of the site, or the
south. Views are not
Entrance Corridor.
expected to be negatively
39
The relationship of buildings and other structures to the Entrance Corridor street
and to other development within the corridor should be as follows:
impacted by the proposed
a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks
development.
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
No retaining walls are
None.
conditions by limiting the use of retaining walls and by shaping the terrain through
proposed in these blocks.
the use of smooth, rounded land forms that blend with the existing terrain. Steep cut
Contours are generally
or fill sections are generally unacceptable. proposed contours on the grading plan
hall be rounded with a ten foot minimum radius where they meet the adjacent
rounded. The Existing
londition. Final grading should achieve a natural, rather than engineered,
Conditions plan shows no
[ppearance. Retaining walls 6 feet in height and *4. necessary, s=
trees to remain within the
terraced and planted to blend with the landscape.
area of work.
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
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, 2'/2" 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.
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, 2'/2" 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.
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