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HomeMy WebLinkAboutARB201400133 Staff Report Preliminary Site Plan 2014-12-08ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2014 -133: Stonefield D2 Townhomes Review Type Preliminary Review of a Final Site Development Plan Parcel Identification 061 WO030002300 Location On the north side of Hydraulic Road, approximately 200' east of Commonwealth Drive Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC) Owner /Applicant Albemarle Realty E &A LLC /John Regan (Christopher Companies) Magisterial District Jack Jouett Proposal To construct 104 townhomes with associated site improvements. Context Stonefield Block D2 is situated in a mix of residential and commercial development. The Village Green shopping center is located to the west. To the east are the Hyatt hotel and a parking lot. Across Hydraulic Road to the south are apartment buildings, a laundromat, and small scale office buildings. Visibility The townhome development will be visible from the Hydraulic Road Entrance Corridor. Due to the steep slope down to the site from the Hydraulic /Georgetown corner (540' at the corner, 517' -520' for basement floor elevations and travelway), the lowest level of the Hydraulic Road - facing units won't be visible from the road, and portions of some of the main levels will also be hidden from view. Because of the proximity of the units to Hydraulic Road and the western property line, and because of the density of the units internal to the development, views of the internal units from the EC are expected to be limited primarily to rooftops. Outbound traffic will have a view of the units along Inglewood Drive, where the full elevations will be visible. Smaller details of the townhome designs will be less obvious the further north along Inglewood the units are situated. The Inglewood blocks stretch for 750' along the road. ARB Meeting Date December 15, 2014 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION TYPE RESULT 8/15/2006 SDP - 2005 -122 Preliminary site development plan approved for Albemarle Place, including Block D2. 6/24/2014 SDP - 2014 -37 Minor amendment approved for Blocks F and G. 10/6/2014 1 ARB introductory work session for the townhouse development I ARB members made several comments, which are included in the Analysis table, below. ANALYSIS REF GUIDELINE 10/6/2014 WORK SESSION COMMENTS ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development Provide drawings that clarify which The townhouse designs are a Reconsider the color of the within the designated Entrance Corridors is to insure that portions of the development will be combination of traditional and non- shingles for the townhouse new development within the corridors reflects the visible from the EC. traditional forms and features. The roofs. traditional architecture of the area. Therefore, it is the 3D views at the EC corners (Inglewood development is expected to have an purpose of ARB review and of these Guidelines, that and Commonwealth) would be helpful. orderly appearance, if standard planting Reconsider the painted proposed development within the designated Entrance The applicant has provided perspective views requirements are met. There are potential brick. Corridors reflect elements of design characteristic of the from the EC corners that illustrate the conflicts with the planting proposed significant historical landmarks, buildings, and structures visibility of the development. See along Hydraulic Road. (See landscape See landscape of the Charlottesville and Albemarle area, and to promote "Visibility" (page 1) for more information. comments.) recommendations. orderly and attractive development within these corridors. Applicants should note that replication of historic structures Consider differentiating the corner units. The applicant has cited the Stonefield is neither required nor desired. In the blocks that are most visible from the EC, the two end units nearest the Hydraulic/ retail buildings, Charlottesville downtown mall buildings, and buildings 3 New structures and substantial additions to existing structures should respect the traditions of the architecture Inglewood intersection are differentiated at UVA as sources for the forms and of historically significant buildings in the Charlottesville from the other units with hipped roofs features of the proposed townhouses. and Albemarle area. Photographs of historic buildings in instead of gabled roofs. One other hipped Although these elements can be found the area, as well as drawings of architectural features, roof is seen in the Hydraulic Road locally, they can also be found in many which provide important examples of this tradition are perspective, interior to the site. other localities, and the proposed contained in Appendix A. Alternate the units forward and back to buildings still do not have a strong local character. However, the designs are not 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible help break up the facades. incompatible with the historic buildings with the forms and features of the significant historic As seen at the work session, the townhome of the area. buildings in the area, exemplified by (but not limited to) the facades do alternate forward and back. buildings described in Appendix A [of the design Blocks have at least one pair of units that are Materials presented in the work session guidelines]. The standard of compatibility can be met aligned, with other individual units have been supplemented with: brick through scale, materials, and forms which may be projecting 2' forward or recessing 2' back. painted white (Snowbound SW7004); embodied in architecture which is contemporary as well as metal roof in terra cotta; and additional traditional. The replication of important historic sites in Clarify the appearance of the recessed Hardie - siding colors: Light Mist, Cobble Albemarle County is not the objective of these guidelines. terraces. Stone, Monterey Taupe, Khaki Brown. The perspective views help clarify the Autumn tan has been deleted as a siding appearance of the recessed terraces located at color. The proposed materials and colors roof level in some units. The views show that are compatible with those approved for the roof level windows are recessed from the the town center and other buildings in face of the main building wall where a the ECs. However, the black roofs of the shallow terrace is established. townhome development may stand out as a prominent feature amidst the more The row of four windows is too subtle tones of the rest of the repetitive. More variety is needed. development. Also, painted brick was an Elevations have been revised to include issue in the review /approval of the retail paired windows in the Inglewood Drive development. facades to eliminate the long stretch of individual windows. The buildings look more "northern Virginia" than "Albemarle County". Indicate how the proposed designs relate to traditional architecture of Albemarle and bring context photos for reference. The applicant has provided some photos of local architectural elements that have been used in the proposed designs, including gables, paired windows, red brick, stone veneer, railings and awnings supported by cables. 5 It is also an important objective of the Guidelines to The progression of the view as you travel The proposal relies primarily on None. establish a pattern of compatible architectural down Hydraulic is important. Consider materials and colors for compatibility characteristics throughout the Entrance Corridor in order to the transition to the more modern style of with the surroundings. The combination achieve unity and coherence. Building designs should the commercial buildings. Adding some of colors and materials is expected to demonstrate sensitivity to other nearby structures within the non -red brick material to the Hydraulic have an appropriate appearance. Entrance Corridor. Where a designated corridor is elevations may help with the transition. substantially developed, these Guidelines require striking a Consider the materials of the hotel. careful balance between harmonizing new development with the existing character of the corridor and achieving The materials and palette appear compatibility with the significant historic sites in the area. appropriate. The Hydraulic Road elevations were all brick 10 Buildings should relate to their site and the surrounding context of buildings. at the October work session. Two units in the western block and 5 units in the eastern 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive block have been revised from red brick to whole. Hardie siding in taupe or brick in a shade of tan. The taupe and tan colors help transition to the lighter colors of the retail part of the development. All of the colors also coordinate well with the materials of the hotel. 11 The overall design of buildings should have human scale. Alternate the units forward and back to The townhouses are expected to feel None. Scale should be integral to the building and site design. help break up the facades. close to the road, so establishing human The townhome facades alternate forward and scale is important for this development. back. Blocks have at least one pair of units The materials, window divisions, that are aligned, with other individual units balconies, roof shapes and building projecting or recessing back 2'. These projections help establish human scale. projections, though minimal, do help break The drop in elevation from the EC to the up the blocks and establish a more human site helps mitigate the height of the scale. townhouses as viewed from the EC. 13 Any appearance of "blankness" resulting from building Blankness does not appear to be an issue None. design should be relieved using design detail or vegetation, with the proposed designs. or both. 14 Arcades, colonnades, or other architectural connecting The blocks are unified by shared None. devices should be used to unify groups of buildings within materials, forms and details, and site a development. layout. 15 Trademark buildings and related features should be The proposed designs aren't trademark None. modified to meet the requirements of the Guidelines. buildings in the typical sense, but similar townhouse designs may be found in other locations. 16 Window glass in the Entrance Corridors should not be highly Window glass has not been addressed. Include a window glass tinted or highly reflective. Window glass in the Entrance note on the architectural Corridors should meet the following criteria: Visible light drawings that address VLT transmittance (VLT) shall not drop below 4001o. Visible and VLR. 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 The plan shows no accessory structures, Show all proposed into the overall plan of development and shall, to the extent no proposed equipment, no loading, equipment on the plan. possible, be compatible with the building designs used on service or refuse areas, and no proposed Show how the equipment the site. screening devices. An overhead utility line runs along the Hydraulic Road will be screened from view. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these frontage. (See landscape comments.) features will still have a negative visual impact on the Entrance Corridor street, screening should be provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above - ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of: a. Walls, b. Plantings, and c. Fencing. 20 Surface runoff structures and detention ponds should be The proposal includes no large above- None. designed to fit into the natural topography to avoid the need ground stormwater features. Filterras are for screening. When visible from the Entrance Corridor proposed, but these are not expected to street, these features must be fully integrated into the have a visual impact on the EC. landscape. They should not have the appearance of engineered features. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. 21 The following note should be added to the site plan and the The mechanical equipment note does not Add the mechanical architectural plan: "Visibility of all mechanical equipment appear on the site or architectural plans. equipment note to both the from the Entrance Corridor shall be eliminated." site and architectural plans. Lighting Light fixtures are proposed, but no Provide a lighting plan for lighting plan is available yet. Two of the review. landscape lights and the building light are LED fixtures, so they will likely meet ordinance requirements. The lamp type is not identified for the path light and the street light. The applicant has indicated that the landscape flood light is intended to illuminate trees in the raised green. The green itself is not expected to be visible from the EC, but it is not clear to what extent the illumination in the green will be detectable from the EC. Even if all the fixtures meet ordinance cut -off requirements, the quantity and intensity of illumination could impact the EC. A lighting plan and fixture details are needed to determine impacts. Landscaping 7 The requirements of the Guidelines regarding landscaping 31/2" caliper London plane trees are Intersperse flowering are intended to reflect the landscaping characteristic of proposed at 35' on center along the ornamental trees of a many of the area's significant historic sites which is Hydraulic Road frontage. Shrubs are species common to the area characterized by large shade trees and lawns. Landscaping proposed between the trees. Six among the London plane should promote visual order within the Entrance Corridor American holly are interspersed, but no trees along the Hydraulic and help to integrate buildings into the existing flowering ornamentals are interspersed Road frontage. environment of the corridor. along the frontage. Provide documentation 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share An overhead utility line runs along the from utility /easement similar characteristics. Such common elements allow for Hydraulic Road planting strip. A water holders that there is no more flexibility in the design of structures because line runs nearby and a series of objection to the proposed common landscape features will help to harmonize the equipment access points exist along the planting along the appearance of development as seen from the street upon frontage. It is not clear from the Hydraulic Road frontage. which the Corridor is centered. information submitted that the planting can be accomplished as shown. 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 31/2 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. 33 Landscaping along interior roads: Willow Oaks are shown at 21/2" caliper, None. a. Large trees should be planted parallel to all interior 30' - 40' on center, along Inglewood roads. Such trees should be at least 2%2 inches caliper Drive. (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: Trees are provided along some internal Shift trees and storm pipes a. Medium trees should be planted parallel to all interior sidewalks, but not all. Some trees are as necessary to eliminate pedestrian ways. Such trees should be at least 2%2 inches located very close to storm pipes. conflicts without decreasing caliper (measured six inches above the ground) and should the quantity of proposed be of a species common to the area. Such trees should be trees. located at least every 25 feet on center. 35 Landscaping of parking areas: There are a few groups of parking spaces None. a. Large trees should align the perimeter of parking areas, proposed in the development, but no located 40 feet on center. Trees should be planted in the parking lots. Trees are located close to interior of parking areas at the rate of one tree for every 10 the groups of parking spaces. parking spaces provided and should be evenly distributed throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 21/2 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 townhouse blocks adjacent to Clarify on the plan the a. Trees or other vegetation should be planted along the Hydraulic and Inglewood will have the location of the cherry laurel front of long buildings as necessary to soften the most visibility from the EC. These hedge. appearance of exterior walls. The spacing, size, and type of blocks are not excessively long. The such trees or vegetation should be determined by the longest blocks are 160' and 175' long, length, height, and blankness of such walls. and are internal to the site. The walls of b. Shrubs should be used to integrate the site, buildings, these blocks are not expected to be and other structures; dumpsters, accessory buildings and blank, and the details of these buildings structures; "drive thru" windows; service areas; and signs. are not expected to have an impact on the Shrubs should measure at least 24 inches in height. EC. A cherry laurel hedge is included on the "site elements" sheet, but the plant does not appear in the plant list. 37 Plant species: a. Plant species required should be as The proposed plant species are found on None. approved by the Staff based upon but not limited to the the various approved lists. Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The following note should be added to the The plant health note appears on sheet None. landscape plan: "All site plantings of trees and shrubs shall C31. 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 6 Site development should be sensitive to the existing natural The site has already been leveled; See landscape landscape and should contribute to the creation of an significant natural features no longer recommendations. organized development plan. This may be accomplished, to exist. The general layout of the site the extent practical, by preserving the trees and rolling appears organized. The proposed terrain typical of the area; planting new trees along streets buildings that front the EC are oriented and pedestrian ways and choosing species that reflect more or less parallel to the EC. Sidewalk native forest elements; insuring that any grading will blend connections are made. Significant views into the surrounding topography thereby creating a are not expected to be negatively continuous landscape; preserving, to the extent practical, impacted by this development. However, existing significant river and stream valleys which may be the current open view across the town located on the site and integrating these features into the center that is available at the Hydraulic/ design of surrounding development; and limiting the Commonwealth corner is expected to be building mass and height to a scale that does not overpower limited by the construction of the the natural settings of the site, or the Entrance Corridor. townhouses. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within The drop in elevation from the the corridor should be as follows: Hydraulic /Commonwealth corner to the a. An organized pattern of roads, service lanes, bike paths, building site helps mitigate the height of and pedestrian walks should guide the layout of the site. the townhouses as viewed from the EC. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings Planting new trees along Hydraulic Road should be arranged to parallel the Entrance Corridor street. is critical to establishing the townhouse c. Provisions should be made for connections to adjacent development as a coordinated segment of pedestrian and vehicular circulation systems. the overall town center. (See landscape d. Open spaces should be tied into surrounding areas to comments.) 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 Provide ground elevations on the The site has already been graded, None. to surrounding conditions by limiting the use of retaining drawings for reference. resulting in a more or less level building walls and by shaping the terrain through the use of smooth, Ground elevations have been provided for area with steep grades up to Hydraulic rounded land forms that blend with the existing terrain. Steep reference. They indicate that the buildings Road on the south and the Village Green cut or fill sections are generally unacceptable. Proposed along Hydraulic Road will appear to rise 19' shopping center on the west side of the contours on the grading plan shall be rounded with a ten foot — 40' above street level (due to the site. Retaining walls are proposed along minimum radius where they meet the adjacent condition. significant difference in elevation between a majority of the western property line. Final grading should achieve a natural, rather than the EC and the site). Along Inglewood Drive, The walls reach a maximum height of engineered, appearance. Retaining walls 6 feet in height and the townhouses rise 40' — 44' above street 10.2'. Walls of shorter length and shorter taller, when necessary, shall be terraced and planted to blend level. overall height are also found internal to with the landscape. the site. Given the topography and layout of the site, the retaining walls are not expected to have a significant visual impact on the EC. 41 No grading, trenching, or tunneling should occur within the The plan shows one existing London Show tree protection drip line of any trees or other existing features designated for plane tree to remain in the vicinity of fencing for the existing preservation in the final Certificate of Appropriateness. proposed work. Tree protection fencing London plan tree that is to Adequate tree protection fencing should be shown on, and should be shown on the plan for this tree. remain at the southeast coordinated throughout, the grading, landscaping and erosion corner of the site. and sediment control plans. 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected kl"UV lu 15.1 WO) a :100117U lU 1 Biel 17:111M 113W Staff recommends the following as the primary points of discussion: 1. The design of the townhouse units — compatibility with the traditional architecture of the area 2. The design of the townhouse units — compatibility with the Stonefield retail development 3. Materials /colors: black shingles, painted brick Staff offers the following comments on the proposal: 1. Reconsider the color of the shingles for the townhouse roofs. 2. Reconsider the painted brick. 3. Include the window glass note on the architectural drawings: "Visible light transmittance (VLT) shall not drop below 40 %. Visible light reflectance (VLR) shall not exceed 30%. " 4. Show all proposed equipment on the plan. Show how the equipment will be screened from view. 5. Add the mechanical equipment note to both the site and architectural plans. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. " 6. Provide a lighting plan for review. 7. Intersperse flowering ornamental trees of a species common to the area among the London plane trees along the Hydraulic Road frontage. 8. Provide documentation from utility /easement holders that there is no objection to the proposed planting along the Hydraulic Road frontage. 9. Shift trees and storm pipes as necessary to eliminate conflicts throughout the site without decreasing the quantity of proposed trees. 10. Clarify on the plan the location of the cherry laurel hedge. 11. Show tree protection fencing for the existing London plan tree that is to remain at the southeast corner of the site. 10 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. kl"UV lu 15.1 WO) a :100117U lU 1 Biel 17:111M 113W Staff recommends the following as the primary points of discussion: 1. The design of the townhouse units — compatibility with the traditional architecture of the area 2. The design of the townhouse units — compatibility with the Stonefield retail development 3. Materials /colors: black shingles, painted brick Staff offers the following comments on the proposal: 1. Reconsider the color of the shingles for the townhouse roofs. 2. Reconsider the painted brick. 3. Include the window glass note on the architectural drawings: "Visible light transmittance (VLT) shall not drop below 40 %. Visible light reflectance (VLR) shall not exceed 30%. " 4. Show all proposed equipment on the plan. Show how the equipment will be screened from view. 5. Add the mechanical equipment note to both the site and architectural plans. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. " 6. Provide a lighting plan for review. 7. Intersperse flowering ornamental trees of a species common to the area among the London plane trees along the Hydraulic Road frontage. 8. Provide documentation from utility /easement holders that there is no objection to the proposed planting along the Hydraulic Road frontage. 9. Shift trees and storm pipes as necessary to eliminate conflicts throughout the site without decreasing the quantity of proposed trees. 10. Clarify on the plan the location of the cherry laurel hedge. 11. Show tree protection fencing for the existing London plan tree that is to remain at the southeast corner of the site. 10 TABLE A This report is based on the following submittal items: Sheet Drawing Name Date Sheet Drawing Name Date Materials Sample Board C7 Key Plan - 3 Hydraulic Road streetscape - Precast 1 & 2: Rockcast, Buffstone, Sandstone C8 Site Layout Plan 11 -4 -14 4 Inglewood Drive streetscape - Trim Paint: Sherwin Williams 7567 Natural Tan C9 Site Layout Plan 11 -4 -14 5 Inglewood Drive community entrance - Brick 1, 2 and 3: Glen -Gery, Provincetown, Smokey Quartz, painted Sherwin Williams Snowbound 7004 C10 Grading and Drainage Plan 11 -4 -14 6 View from green - Siding 1, 2, 3, 4, and 5: James Hardie, Light Mist, Navajo Beige, Cobble Stone, Monterey Taupe, Khaki Brown C11 Grading and Drainage Plan 11 -4 -14 7 Hydraulic Rd. perspective - Stone Veneer: Quality Stone Veneer, Luray, Dry Stack (photocopy) C12 Water & Sanitary Sewer Layout Plan 11 -4 -14 8 Hydraulic Rd. Inglewood Dr. perspective - I Roof Shingles: Owens Coming, Onyx Black C13 Water & Sanitary Sewer Layout Plan 11 -4 -14 9 Floor plans A B - Windows/Doors: Jeld -Wen Chestnut Bronze C29 Landscape Plan 11 -4 -14 10 Floor plans A B - Entry Doors: Sherwin Williams 2803 Rockwood Terra Cotta C30 Landscape Plan 11 -4 -14 11 Floor plans C D - Rails: Dark bronze aluminum C31 Landscape Details 11 -4 -14 12 Floor plans C D - Bays: Painted to match dark bronze rails 1 Architectural Plan 13 Charlottesville & Stonefield Architecture - Metal roof: Englert, Terra Cotta 2 Community Entrance & Green - 14 Site Elements & Lighting - 11