HomeMy WebLinkAboutARB201400006 Review Comments Initial Site Plan 2014-02-27ARCHITECTURAL 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
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
Architectural designs were not submitted
Coordinate all sheets of
the designated Entrance Corridors is to insure that new
with the initial plan, so a detailed
the site plan regarding
development within the corridors reflects the traditional
assessment of the appearance of the
the three -board fence to
architecture of the area. Therefore, it is the purpose of ARB
review and of these Guidelines, that proposed development
proposed residences cannot be provided at
remain along the EC and
within the designated Entrance Corridors reflect elements of
this time. However, the plan shows that the
the power line to be
design c arac ens is of a significant historical landmarks,
backs of the Block 1 buildings face the
moved underground.
buildings, and structures of the Charlottesville and Albemarle
street. Although building fronts facing the
area, and to promote orderly and attractive development within
these corridors. Applicants should note that replication of historl
EC would have a more appropriate
Provide landscaping
structures is neither required nor desired.
appearance, open space is provided
between the EC and the Block 1 lots. This
along the Barracks Road
frontage to meet the EC
2
visitors to the significant historical sites in the Charlottesville
and Albemarle area experience these sites as ensembles of
area is partially occupied by utilities
guidelines requirements
buildings, land, and vegetation. In order to accomplish the
(sanitary sewer, a stormwater facility and a
and to mitigate the back
integration of buildings, land, and vegetation characteristic of
power line to be moved underground,
of the Block 1 buildings
these sites, the Guidelines require attention to four primary
factors: compatibility with significant historic sites in the area;
which does not show consistently on the
facing the EC.
the character of the Entrance Corridor; site development and
drawings), but it appears that planting area
layout; and landscaping.
will remain available. A conceptual
landscape plan shows a mix of trees in this
Identify the plant species
in the plant list. Increase
3
ew structures and substantial additions to existing structures
should respect the traditions of the architecture of historically
area. However, the planting will differ
plant sizes in the plant
significant buildings in the Charlottesville and Albemarle area.
Photographs of historic buildings in the area, as well as
from that shown on the conceptual plan
list to meet EC
drawings of architectural features, which provide important
due to and updated BMP design.
requirements.
examples of this tradition are contained in Appendix A.
Appropriately designed landscaping, likely
exceeding the minimum EC requirements,
4
The examples contained in Appendix A should be used as a
guide for building design: the standard of compatibility with tbj
could sufficiently mitigate the impacts of
area's historic structures is not intended to impose a rigid design
solution for new development. Replication of the design of the
the rear elevations facing the EC.
important historic sites in the area is neither intended nor
desired. The Guideline's standard of compatibility can be met
The conceptual landscape plan does not
through building scale, materials, and forms which may be
embodied in architecture which is contemporary as well as
include species and the plant sizes
traditional. The Guidelines allow individuality in design to
specified are smaller than the guidelines
accommodate varying tastes as well as special functional
requirements.
requirements.
A three -board fence runs along the
5
It is also an important objective of the Guidelines to establish a
pattern of compatible architectural characteristics throughout A
Entrance Corridor in order to achieve unity and coherence.
property on the EC side and the west side
Building designs should demonstrate sensitivity to other nearby
of the site. The Existing Conditions and
structures within the Entrance Corridor. Where a designated
Demo Plan indicates that the fence is to
corridor is substantially developed, these Guidelines require
remain along the EC. The fence in this
striking a careful balance between harmonizing new
location is appropriate. However, the site
development with the existing character of the corridor and
achieving compatibility with the significant historic sites in the
plan sheets do not consistently show the
area.
fence.
9
Building forms and features, including roofs, windows, doors,
materials, colors and textures should be compatible with the
The applicant has indicated that
forms and features of the significant historic buildings in the
construction will begin with Blocks 4 and
area, exemplified by (but not limited to) the buildings described
5, and with landscaping along the EC.
in Appendix A [of the design guidelines]. The standard of
compatibility can be met through scale, materials, and forms
Consequently, these blocks, which have
which may be embodied in architecture which is contemporary
rear elevations facing the EC, will have
as well as traditional. The replication of important historic sites
greater visibility for a period of time, until
in Albemarle County is not the objective of these guidelines.
the EC landscaping matures and the Block
20
Surface runoff structures and detention ponds should be designed
1 buildings are Constructed. Block 4 is
to fit into the natural topography to avoid the need for screening.
When visible from the Entrance Corridor street, these features
located 400 -550' from the EC. Block 5 is
must be fully integrated into the landscape. They should not have
located 700 -800' from the EC. Since the
the appearance of engineered features.
rear blocks will be visible for an
unspecified period of time, it is
32
Landscaping along the frontage of Entrance Corridor streets
should include the following:
a. Large shade trees should be planted parallel to the Entrance
recommended that the architectural designs
Corridor Street. Such trees should be at least 3'/2 inches caliper
for all the blocks be reviewed by the ARB.
(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.
10
Buildings should relate to their site and the surrounding context
The building footprints suggest traditional
None.
of buildings.
residential forms, which would relate to the
surrounding context of residential
11
The overall design of buildings should have human scale. Scale
should be integral to the building and site design.
buildings. Maximum building height is
Architecture Entrance Corridor
12
proposed within the should use
forms, shapes, scale, and materials to create a cohesive whole.
identified as 45', which is not expected to
appear out of proportion with the
13
Any appearance of "blankness" resulting from building design
should be relieved using design detail or vegetation, or both.
surroundings. The residential units are not
expected to have blank elevations.
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
Architectural information addressing these
None at this time.
meet the requirements of the Guidelines.
issues has not yet been submitted for
review.
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 proposed residential development does
See landscape
the overall plan of development and shall, to the extent possibl�
not include loading, service or storage
recommendations.
be compatible with the building designs used on the sitA
areas. Typical residential -scale refuse areas
18
The following should be located to eliminate visibility from the
Entrance Corridor street. If, after appropriate siting, these features
and mechanical equipment are expected in
Specify a dark, matte
will still have a negative visual impact on the Entrance Corridor
the development, and those in Block 1 may
finish for the PVC fence.
street, screening should be provided to eliminate visibility. a.
be visible from the EC. Appropriately
Loading areas, b. Service areas, c. Refuse areas, d. Storage
designed landscaping could sufficiently
areas,
e. Mechanical equipment, f. Above - ground utilities, and
mitigate the impacts of these features.
g. Chain link fence, barbed wire, razor wire, and similar security
fencing devices.
A new green PVC fence is proposed for the
19
Screening devices should be compatible with the design of the
east and west sides of the site. PVC is not a
buildings and surrounding natural vegetation and may consist
preferred material for fences in the ECs. It
of. a. Walls, b. Plantings, and c. Fencing.
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
This note will be required on the site and
Add the standard
architectural plan: "Visibility of all mechanical equipment from
architectural plans.
mechanical equipment
the Entrance Corridor shall be eliminated."
note to the site and
architectural drawings.
Li tin
Lighting is not proposed at this time.
None at this time.
Landscaping
7
The requirements of the Guidelines regarding landscaping are
A small part of the existing lawn will
Provide planting area
intended to reflect the landscaping characteristic of many of the
remain associated with the 1940s house.
free of utilities and
area's significant historic sites which is characterized by large
easements along the
shade trees and lawns. Landscaping should promote visual order
within the Entrance Corridor and help to integrate buildings into
Increased landscaping could help mitigate
extension of Georgetown
the existing environment of the corridor.
the back of building appearance in Block 1,
which is adjacent to the EC, and help
Road and Road A.
Provide large trees, 21/2"
g
ontinuity within the Entrance Corridor should be obtained by
lanting different types of plant materials that share similar
integrate the development into the overall
caliper at planting,
[haracteristics. Such common elements allow for more
EC.
consistently spaced 40'
flexibility in the design of structures because common landscape
Veatures will help to harmonize the appearance of development
on center, along interior
as seen from the street upon which the Corridor is centered.
A note on the conceptual landscape plan
indicates large or medium trees for the
roads.
33
Landscaping along interior roads:
a. Large trees should be planted parallel to all interior roads.
interior roads. The guidelines requirement
Such trees should be at least 2'/2 inches caliper (measured six
is for large trees. The sizes in the plant list
inches above the ground) and should be of a plant species
common to the area. Such trees should be located at least every
do not meet guidelines requirements.
40 feet on center.
Sidewalks run along the interior roads,
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
where trees are proposed.
pedestrian ways. Such trees should be at least 2'h inches caliper
(measured six inches above the ground) and should be of a
It appears that with the current layout,
species common to the area. Such trees should be located at
least every 25 feet on center.
easements, including sanitary, storm and
sight distance, will eliminate some required
planting area along the extension of
Georgetown Road near the entrance to the
site and along Road A.
35
Landscaping of parking areas:
One 12 -space parking lot is provided in
Provide perimeter
a. Large trees should align the perimeter of parking areas,
Block 3. No area is provided for interior
parking lot trees for the
located 40 feet on center. Trees should be planted in the interior
trees. Some limited area is available for
Block 3 parking lot using
of parking areas at the rate of one tree for every 10 parking
spaces provided and should be evenly distributed throughout the
perimeter trees. 2%2" caliper trees will be
large trees, 21/2" caliper at
interior of the parking area.
required. Shrubs at this parking lot will not
planting, in a quantity
b. Trees required by the preceding paragraph should measure
likely have a significant impact on the view
equivalent to 40' on
2'h inches caliper (measured six inches above the ground);
of the lot as seen from the EC.
center spacing, plus one
should be evenly spaced; and should be of a species common to
tree to meet the interior
the area. Such trees should be planted in planters or medians
tree requirement.
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:
Grading in the vicinity of units 7 -14
Provide trees behind
a. Trees or other vegetation should be planted along the front of
eliminates on -site trees behind the units.
units 7 -14 and along the
long buildings as necessary to soften the appearance of exterior
Trees added behind the units and along the
western perimeter of
walls. The spacing, size, and type of such trees or vegetation
should be determined by the length, height, and blankness of
western perimeter of Open Space A would
Open Space A.
such walls.
provide some softening for the rear
b. Shrubs should be used to integrate the site, buildings, and
elevations and help integrate the overall
other structures; dumpsters, accessory buildings and structures;
development, without relying on off -site
drive thru" windows; service areas; and signs. Shrubs should
planting.
measure at least 24 inches in height.
37
Plant species:
Plant species have not been identified at
Not at this time.
a. Plant species required should be as approved by the Staff
this time.
based upon but not limited to the Generic Landscape Plan
Recommended Species List and Native Plants for Virginia
Landscapes (Appendix D).
38
Plant health:
This note will be needed on the landscape
Include the standard
The following note should be added to the landscape plan: "All
plan.
planting note on the site
site plantings of trees and shrubs shall be allowed to reach, and
plan.
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."
Development pattern
6
Site development should be sensitive to the existing natural
The Block 1 buildings are oriented parallel
See the landscaping
landscape and should contribute to the creation of an organized
to the EC, but the backs of the buildings
recommendations.
development plan. This may be accomplished, to the extent
face the EC. Increased landscaping could
practical, by preserving the trees and rolling terrain typical of
help mitigate the back of building
the area; planting new trees along streets and pedestrian ways
appearance while establishing a
and choosing species that reflect native forest elements; insuring
that any grading will blend into the surrounding topography
coordinated streetscape along the corridor.
thereby creating a continuous landscape; preserving, to the
extent practical, existing significant river and stream valleys
Sidewalk connections are made throughout
which may be located on the site and integrating these features
the development.
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.
Open space is provided throughout the
development.
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 significant portion of the site is wooded,
a. An organized pattern of roads, service lanes, bike paths, and
and much of the wooded area will be
pedestrian walks should guide the layout of the site.
b. In general, buildings fronting the Entrance Corridor street
removed to make way for the proposed
should be parallel to the street. Building groupings should be
development. A residence constructed ca.
arranged to parallel the Entrance Corridor street.
1940 in a traditional style is to remain and
c. Provisions should be made for connections to adjacent
is incorporated into the development. No
pedestrian and vehicular circulation systems.
d. Open spaces should be tied into surrounding areas to provide
views are expected to be negatively
continuity within the Entrance Corridor.
impacted by the proposal.
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
Proposed grading does not significantly
None.
surrounding conditions by limiting the use of retaining walls and
change the relationship of the site to its
by shaping the terrain through the use of smooth, rounded land
surroundings. One small retaining wall is
forms that blend with the existing terrain. Steep cut or fill sections
are generally unacceptable. Proposed contours on the grading plan
proposed near the Westminster Road
Shall be rounded with a ten foot minimum radius where they meet
entrance. It is not expected to have an
the adjacent condition. Final grading should achieve a natural,
impact on the EC.
rather than engineered, appearance. Retaining walls 6 feet in
eight and taller, when necessary, shall be terraced and planted to
lend with the landscape.
41
No grading, trenching, or tunneling should occur within the drip
Grading is shown close to the western
Identify individual trees
line of any trees or other existing features designated for
property line in the vicinity of units 7 -14
to remain on the plan,
preservation in the final Certificate of Appropriateness. Adequate
where a "tree line to remain" is shown. As
provide a conservation
tree protection fencing should be shown on, and coordinated
throughout, the grading, landscaping and erosion and sediment
illustrated, no on -site trees are expected to
plan checklist on the
control plans.
remain in this area.
plan, and provide
appropriate tree
42
Areas designated for preservation in the final Certificate of
Appropriateness should be clearly delineated and protected on
Some trees to remain are shown near the
protection fencing.
the site prior to any grading activity on the site. This protection
existing house and at the north corner of
should remain in place until completion of the development of
the site.
the property but species and sizes are not
identified. Grading comes close to these
43
Preservation areas should be protected from storage or
movement of heavy equipment within this area.
trees, so tree protection fencing will be
needed.
44
Natural drainage patterns (or to the extent required, new
Underground stormwater facilities are
See other landscape
drainage patterns) should be incorporated into the finished site
proposed at the front and back of the site.
recommendations.
to the extent possible.
At the front of the site, this could impact
plant quantity and location.
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, 2%2" 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 21/2"
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, 2%2" caliper at planting, in a quantity equivalent 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.
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
10