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HomeMy WebLinkAboutARB201400076 Review Comments Major Amendment, Preliminary Plan 2014-07-10ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2014 -76: Christian Aid Mission Review Type Major Amendment to a Site Development Plan Parcel Identification 059000000023G1 Location 3045 Ivy Road, at the northeast corner of the intersection of Ivy Road and Broomley Road. The center line of the proposed entrance drive is located approximately 125' north of Rt. 250. Zoned Commercial Office (CO)/Entrance Corridor (EC) Owner /Applicant Christian Aid Mission/Shimp Engineering (Justin Shimp) Magisterial District Samuel Miller Proposal To construct a new entrance to the site off of Broomley Road, with associated improvements. The paved area of the proposed drive is approximately 70' long and 20' wide. Context The immediate site of the proposed entrance drive is the sloping, mostly wooded perimeter of an institutional property. The property is located in a strip of commercially zoned land, with residential properties located to the north and more open, rural land to the south across Rt. 250. The Ivy Nursery is located across Broomley Road to the west of the subject parcel. A car dealership and a church are located to the east. Visibility The proposed entrance drive is not expected to be noticed by westbound traffic on the Rt. 250 Entrance Corridor due to differences in topography. Eastbound traffic approaching Broomley Road will have a view of the proposed drive, but the view will be available for only approximately 300' along the Entrance Corridor. ARB Meeting Date July 21, 2014 Staff Contact Margaret Maliszewski PROJECT HISTORY This site predates the establishment of the Rt. 250 Entrance Corridor. The ARB has previously reviewed a freestanding sign (ARB- 2005 -116), a new church and office building (ARB- 2006 -19), and a telecommunications facility (ARB- 2008 -08) at this site. ANALYSIS REF GUIDELINE ISSUE I RECOMMENDATION Structure design No new structures are proposed with this application. Accessory structures and equipment 20 Surface runoff structures and detention ponds should The proposal includes improvements to None. be designed to fit into the natural topography to avoid the existing ditch located along the need for screening. When visible from the Broomley Road. The existing ditch Entrance Corridor street, these features must be fully does not have a visual impact on the integrated into the landscape. They should not have EC and improvements to the ditch are the appearance of engineered features. not expected to increase impacts. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. Lighting There is no new lighting proposed. Landscaping 32 Landscaping along the frontage of Entrance Corridor No work is proposed along the Rt. 250 None. streets should include the following: frontage of the property. a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 3'/2 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. 6 Site development should be sensitive to the existing Two existing trees are proposed to be Show on the plan the natural landscape and should contribute to the creation removed to accommodate the new easements associated of an organized development plan. This may be entrance drive. No new trees are with the overhead accomplished, to the extent practical, by preserving the proposed to be added. The standard utilities located along trees and rolling terrain typical of the area; planting new 21/2" caliper trees spaced 40' on center Broomley Road. trees along streets and pedestrian ways and choosing on both sides of the entrance drive, or species that reflect native forest elements; insuring that the equivalent size and quantity of trees Provide 21/2" caliper trees any grading will blend into the surrounding topography in a less formal arrangement near the of a species common to thereby creating a continuous landscape; preserving, to entrance drive, would help integrate the the area, spaced 40' on the extent practical, existing significant river and stream entrance drive into the surroundings center, on both sides of valleys which may be located on the site and integrating and would help promote visual order the entrance drive, these features into the design of surrounding along the corridor. Overhead utility outside of easements, or development; and limiting the building mass and height lines run along Broomley Road. provide the equivalent to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. Easements associated with these lines are not shown on the plan. The lines size and quantity of trees in a less formal 7 The requirements of the Guidelines regarding landscaping are intended to reflect the landscaping and easements could limit the arrangement near the characteristic of many of the area's significant historic placement of new trees. entrance drive, help sites which is characterized by large shade trees and integrate the drive into lawns. Landscaping should promote visual order within the surroundings. the Entrance Corridor and help to integrate buildings into the existing environment of the corridor. 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. 33 Landscaping along interior roads: a. Large trees should be planted parallel to all interior roads. Such trees should be at least 2%2 inches caliper (measured six inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: No new pedestrian ways are proposed None. a. Medium trees should be planted parallel to all interior with this application. pedestrian ways. Such trees should be at least 2%2 inches caliper (measured six inches above the ground) and should be of a species common to the area. Such trees should be located at least every 25 feet on center. 35 Landscaping of parking areas: No new parking areas are proposed None. a. Large trees should align the perimeter of parking with this application. areas, located 40 feet on center. Trees should be planted in the interior of parking areas at the rate of one 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'/z 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: No new buildings are proposed with None. a. Trees or other vegetation should be planted along the this application. 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. 37 Plant species: No new plants have been proposed at None at this time. a. Plant species required should be as approved by the this time. Staff based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The note does not appear on the plan. Add the plant health note The following note should be added to the landscape to the plan. 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." Development pattern 39 The relationship of buildings and other structures to the The proposed entrance drive would join Revise the plan to show Entrance Corridor street and to other development the existing on -site travelway with all the existing trees at within the corridor should be as follows: limited additional paving. The paved the southwest corner of a. An organized pattern of roads, service lanes, bike area of the proposed drive is the site. paths, and pedestrian walks should guide the layout of approximately 70' long and 20' wide. the site. With the new drive, the on -site b. In general, buildings fronting the Entrance Corridor travelways would remain organized, street should be parallel to the street. Building and the new entrance would provide for groupings should be arranged to parallel the Entrance safer left turns onto Rt. 250. Corridor street. c. Provisions should be made for connections to Because the area of proposed work is adjacent pedestrian and vehicular circulation systems. limited, no significant impact to natural d. Open spaces should be tied into surrounding areas to features is anticipated. However, some provide continuity within the Entrance Corridor. existing trees at the southwest corner of e. If significant natural features exist on the site (including creek valleys, steep slopes, significant trees the site do not appear to be shown on or rock outcroppings), to the extent practical, then such the plan. These trees may stand in the natural features should be reflected in the site layout. If right -of -way and might impede sight the provisions of Section 32.5.6.n of the Albemarle distance, but the trees should be shown County Zoning Ordinance apply, then improvements for accuracy. 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 area of proposed grading is None. the site to surrounding conditions by limiting the use of relatively small, and grading is limited retaining walls and by shaping the terrain through the to that which is necessary to establish use of smooth, rounded land forms that blend with the the entrance drive and the ditch. existing terrain. Steep cut or fill sections are generally Critical slopes exist along a portion of unacceptable. Proposed contours on the grading plan Broomley Road. The slopes would be shall be rounded with a ten foot minimum radius where impacted by a portion of the proposed they meet the adjacent condition. Final grading should grading for the entrance and the achieve a natural, rather than engineered, appearance. improvements to the ditch along Retaining walls 6 feet in height and taller, when Broomley. necessary, shall be terraced and planted to blend with the landscape. 41 No grading, trenching, or tunneling should occur Two trees are proposed to be removed Clarify the tree line north within the drip line of any trees or other existing to accommodate the entrance drive. A of the proposed drive to features designated for preservation in the final small amount of grading is proposed at more accurately Certificate of Appropriateness. Adequate tree the edge of what is labeled as the distinguish between tree protection fencing should be shown on, and existing tree line located between the line and scrub. coordinated throughout, the grading, landscaping and existing brick walk and the proposed erosion and sediment control plans. drive. However, the on -site condition appears to be scrubby undergrowth in this area, not trees. A more accurate labeling of the tree line /scrub would help clarify the impacts of the proposal. Because the proposed grading appears to impact scrub - not trees - in this area, the impact on the EC is expected to be minimal. 42 Areas designated for preservation in the final Certificate No tree protection fencing is shown on Show tree protection of Appropriateness should be clearly delineated and the plan, but trees in the wooded area fencing on the plan. protected on the site prior to any grading activity on the north of the brick walk, the 8" site. This protection should remain in place until Dogwood at the southwest corner of completion of the development of the site. the property, and the existing trees located in this area, but not yet shown 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. on the plan, will require protection. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Visibility of the proposed entrance drive from the Entrance Corridor 2. Appropriate landscape treatment for the entrance drive Staff recommends approval with the following conditions: 1. Show on the plan the easements associated with the overhead utilities located along Broomley Road. 2. Provide 2'/2" caliper trees of a species common to the area, spaced 40' on center, on both sides of the entrance drive, outside of easements, or provide the equivalent size and quantity of trees in a less formal arrangement near the entrance drive, to help integrate the drive into the surroundings. 3. Add the plant health note to the 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." 4. Revise the plan to show all the existing trees at the southwest corner of the site. 5. Clarify the tree line north of the proposed drive to more accurately distinguish between tree line and scrub. 6. Show tree protection fencing on the plan. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date C1 Cover Sheet 6/9/2014 C2 Site Overview 6/9/2014 C3 Site Development Plan 6/9/2014 C4 Site Development Plan 6/9/2014