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HomeMy WebLinkAboutARB201500005 Staff Report Final Site Plan and Comps. 2015-02-23ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2015 -05: Cascadia Blocks 1— 3 Final Plan Review Type Final Site Development Plan Parcel Identification 07800000005900, 078000000059A0, 078E00000000H1, 06200000002500 Location On the east side of Stony Point Road (Rt. 20), approximately 350' north of Fontana Drive Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC) Owner /Applicant Cascadia Development LLC /Clint Shifflett Magisterial District Rivanna Proposal To construct 48 duplexes, 52 townhouse units, 19 single family detached residences, and a 10,000 square foot commercial building, with associated site improvements, as part of a larger development. Context This site is bounded on the south by the Montessori school, on the north by the Broadus Baptist Memorial Church, and on the west by the Route 20 Entrance Corridor. Visibility The blocks of residential units will be visible stepping up the slope, but landscaping in the entry park along the EC will filter views up the slope, and mature landscaping internal to the development will eventually limit much of the view. The commercial building proposed to be located north of the entrance road will be visible from the EC. ARB Meeting Date March 2, 2015 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION RESULT 2004, 2005 ZMA2002 -04: Cascadia The ARB provided advisory comments on the rezoning application for this proposal. The rezoning was approved in 2006. The a roved Application Plan and Code of Development guide the layout and other features of the development. Feb. 3, 2014 ARB- 2013 -186: Cascadia Blocks 4 -7 The ARB approved, with conditions, the plan for Cascadia Blocks 4 -7. A Certificate of Appropriateness was issued for Blocks 4 -7 on August 12, 2014. This approval included most of the landscaping in Block 1 adjacent to the Rt. 20 EC. Sep. 15, 2014 ARB- 2014 -114: Cascadia Blocks 1 -3 Initial Site Plan The ARB reviewed the Initial Site Plan for Blocks 1 -3. Comments from the ARB meeting are included in the Analysis, below. Sep. 30, 2014 SDP - 2014 -57: Cascadia Blocks 1 -3 Initial Site Plan The Initial Site Plan was approved. ANALYSIS REF GUIDELINE 9/15/2014 ARB COMMENT CURRENT COMMENT /ISSUE RECOMMENDATIONS Structure design 1 The goal of the regulation of the design of development within Note that a "back of building" Sections have been provided through the site from Provide architectural the designated Entrance Corridors is to insure that new appearance will not be appropriate for the north and south ends of the EC frontage, but not elevations for the development within the corridors reflects the traditional any buildings visible from the EC. through the commercial building. Although the commercial building. architecture of the area. Therefore, it is the purpose of ARB footprint of the commercial building is shown on the Ensure that the north, review and of these Guidelines, that proposed development Provide a site section taken through the plan, the architectural design for the building has south and west elevations within the designated Entrance Corridors reflect elements of EC, the commercial building, and the not been submitted for review. are fully designed with an design characteristic of the significant historical landmarks, residential units above. appropriate appearance for buildings, and structures of the Charlottesville and Albemarle The sections suggest that mature trees will the EC. area, and to promote orderly and attractive development within eventually screen much of the residential units from these corridors. Applicants should note that replication of historic view, with somewhat increased visibility when the structures is neither required nor desired. leaves are off the trees. 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically The commercial building is expected to be visible significant buildings in the Charlottesville and Albemarle area. from the EC. The site layout suggests that the rear Photographs of historic buildings in the area, as well as elevation of the building faces the EC. Typically, drawings of architectural features, which provide important the ARB has not approved a final site plan with a examples of this tradition are contained in Appendix A. building footprint whose architectural design has not yet been reviewed and approved. 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 of the design of the important historic sites in the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as special functional requirements. 9 Building forms and features, including roofs, windows, doors, The residential units use building forms and scale materials, colors and textures should be compatible with the that reflect those of historic buildings in the area. forms and features of the significant historic buildings in the Proposed materials — Hardie siding and asphalt area, exemplified by (but not limited to) the buildings described shingles — are compatible with the historic materials in Appendix A [of the design guidelines]. The standard of of the area. compatibility can be met through scale, materials, and forms which may be embodied in architecture which is contemporary The architectural design of the commercial building as well as traditional. The replication of important historic sites has not been submitted for review. in Albemarle County is not the objective of these guidelines. 11 The overall design of buildings should have human scale. Scale The size, forms and details of the residential units No comments on the should be integral to the building and site design. establish human scale. residential units. 12 Architecture proposed within the Entrance Corridor should use The appearance of the residential units is expected Comments on the forms, shapes, scale, and materials to create a cohesive whole. to appear cohesive within the corridor. commercial building will 13 Any appearance of "blankness" resulting from building design Blankness is not an issue with the residential design. be provided after designs should be relieved using design detail or vegetation, or both. The site layout suggests that the rear elevation of the are submitted for review. commercial building will face the EC, so blankness could be an issue with that building. 14 Arcades, colonnades, or other architectural connecting devices Many of the residential units are grouped together as should be used to unify groups of buildings within a attached units. development. 15 Trademark buildings and related features should be modified to The residential design has been used in other meet the requirements of the Guidelines. developments, but the houses are not expected to appear as trademark designs. 16 Window glass in the Entrance Corridors should not be highly Details on window glass were not submitted. The Add the standard window tinted or highly reflective. Window glass in the Entrance note will be needed on the drawings. glass note to the Corridors should meet the following criteria: Visible light architectural drawings. transmittance (VLT) shall not drop below 4001o. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application forfinal review. 5 It is also an important objective of the Guidelines to establish a The residential units are compatible with other Provide architectural pattern of compatible architectural characteristics throughout residences in the corridor. elevations for the the Entrance Corridor in order to achieve unity and coherence. commercial building. Building designs should demonstrate sensitivity to other nearby It will be especially important for the commercial Ensure that the north, structures within the Entrance Corridor. Where a designated building to have an appropriate and compatible south and west elevations corridor is substantially developed, these Guidelines require appearance, given its proximity to the EC and its are fully designed with an striking a careful balance between harmonizing new location at the entrance to the development. appropriate appearance for development with the existing character of the corridor and the EC. achieving compatibility with the significant historic sites in the area. 10 Buildings should relate to their site and the surrounding context of buildings. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into Include a dumpster screen detail in the The dumpster detail has not been provided. The Include a dumpster screen the overall plan of development and shall, to the extent plan. Identify the material of the screen applicant indicates that it will be provided with the detail in the plan. Identify possible, be compatible with the building designs used on the on the plan. Coordinate the screen commercial building. the material of the screen site. material with the building material. on the plan. Coordinate the screen material with 18 The following should be located to eliminate visibility from the It is anticipated that standard residential scale Entrance Corridor street. If, after appropriate siting, these features mechanical and refuse related equipment /items will the material of the will still have a negative visual impact on the Entrance Corridor be located in the yards of the residential units. With commercial building. street, screening should be provided to eliminate visibility. many back yards facing the EC, it is likely that a. Loading areas, some of these items will have some visibility from b. Service areas, the EC. The landscaping located close to the EC will c. Refuse areas, help filter these views. This level of visibility isn't d. Storage areas, expected to have a negative impact on the EC. No e. Mechanical equipment, loading or service areas are proposed in the f. Above - ground utilities, and residential sections of the development. 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 designed Stormwater management features are shown None. to fit into the natural topography to avoid the need for screening. generally as approved with the rezoning and Blocks When visible from the Entrance Corridor street, these features 4 -7 site plan. must be fully integrated into the 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 Add the mechanical equipment note to The note has been added to the site plan. None. architectural plan: "Visibility of all mechanical equipment from the plan. the Entrance Corridor shall be eliminated." Lighting If lighting is proposed, provide a No lighting is proposed. None. complete lighting plan for review. Landscaping 7 The requirements of the Guidelines regarding landscaping are Revise the site plan to show the The approved frontage planting is shown on the Add landscaping along the intended to reflect the landscaping characteristic of many of the approved frontage planting for Blocks plan, together with additional proposed landscaping. frontage at the southwest area's significant historic sites which is characterized by large 4 -7. corner of the development, shade trees and lawns. Landscaping should promote visual The row of shrubs west of pond #1 was removed, consistent with the order within the Entrance Corridor and help to integrate Revise the regular row of shrubs west of but not replaced with alternate plants. approved planting to the buildings into the existing environment of the corridor. stormwater pond #1 to a mix of shrubs in an irregular layout consistent with the Landscaping was added at the east end, but not in north, to blend this end of the frontage with the area 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar approved planting to the north. the southwest corner of pond #1. The plan shows to the north. characteristics. Such common elements allow for more some groups of existing trees to remain in this area. flexibility in the design of structures because common Add landscaping at the southwest It is anticipated that the result will be an inconsistent landscape features will help to harmonize the appearance of corner and east end of stormwater pond appearance along the frontage. Providing planting at development as seen from the street upon which the Corridor is #1, consistent with the approved the southwest corner, consistent with the approved centered. planting to the north, to blend this end of the frontage with the area to the planting to the north, would establish a more cohesive appearance for the development as viewed 32 Landscaping along the frontage of Entrance Corridor streets should include the following: north. from the EC. a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 3% 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: Provide large shade trees parallel to all More street trees are proposed than were shown Provide large shade trees a. Large trees should be planted parallel to all interior roads. interior roads, 40' on center, 2'/2" previously, but many gaps still appear where pipes parallel to all interior Such trees should be at least 2%2 inches caliper (measured six caliper at planting. Shift pipes and are located between the sidewalk and the street. This roads, 40' on center, 2%2" inches above the ground) and should be of a plant species utilities to accommodate these trees. includes a gap in the row of street trees where a pipe caliper at planting. Shift common to the area. Such trees should be located at least every runs along the north side of the entrance into the pipes and utilities to 40 feet on center. development. Trees on both sides of the entrance road would provide a more balanced, finished and accommodate these trees. 34 Landscaping along interior pedestrian ways: a. Medium trees should be planted parallel to all interior appropriate appearance for the EC. Adjust utilities to provide pedestrian ways. Such trees should be at least 2'/2 inches caliper trees on both sides of the (measured six inches above the ground) and should be of a entrance road into the species common to the area. Such trees should be located at development from Rt. 20. least every 25 feet on center. 35 Landscaping of parking areas: Provide 2'/2" caliper perimeter parking London plane trees and cryptomeria have been See #40. a. Large trees should align the perimeter of parking areas, lot trees for the commercial building in provided at the parking lot. A row of arborvitae is located 40 feet on center. Trees should be planted in the interior Block 1. Provide a quantity of trees proposed at the base of the retaining wall. of parking areas at the rate of one tree for every 10 parking equivalent to 40' on center, coordinated spaces provided and should be evenly distributed throughout with the entry park trees and the the interior of the parking area. retaining wall. b. Trees required by the preceding paragraph should measure 2'/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: Revise the plan to show the trees in the The trees have been shifted as requested. Provide architectural a. Trees or other vegetation should be planted along the front of back yards of lots 22 -29 on the entry elevations for the long buildings as necessary to soften the appearance of exterior park side of the property line. A row of cryptomeria is proposed on the west (EC) commercial building. walls. The spacing, size, and type of such trees or vegetation side of the commercial building. This could provide Ensure that the north, should be determined by the length, height, and blankness of screening for the empty building pad, but it also south and west elevations such walls. suggests that the EC elevation will have an are fully designed with an b. Shrubs should be used to integrate the site, buildings, and appearance that requires screening. appropriate appearance for other structures; dumpsters, accessory buildings and structures; the EC. "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: The proposed plants are found on the various lists. None. a. Plant species required should be as approved by the Staff based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). a38 Plant health: Add the standard plant health note to The note has been added to the plan. None. The following note should be added to the landscape plan: "All the plan. 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 6 Site development should be sensitive to the existing natural Issues regarding tree preservation, open space, Provide architectural landscape and should contribute to the creation of an organized natural features, views and pedestrian connections elevations for the development plan. This may be accomplished, to the extent were resolved with the rezoning. commercial building. practical, by preserving the trees and rolling terrain typical of Ensure that the north, the area; planting new trees along streets and pedestrian ways The footprint of the commercial building is shown south and west elevations and choosing species that reflect native forest elements; on the plan but the architectural designs have not are fully designed with an insuring that any grading will blend into the surrounding been provided for review. The layout suggests that appropriate appearance for topography thereby creating a continuous landscape; the rear elevation will face the EC. the EC. preserving, to the extent practical, existing significant river and stream valleys which may be located on the site and integrating these features 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. 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. An organized pattern of roads, service lanes, bike paths, and pedestrian walks 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 At the east end of stormwater Most of the contours have been rounded as Terrace portions of the surrounding conditions by limiting the use of retaining walls and management pond #1, round contours requested. retaining wall at the by shaping the terrain through the use of smooth, rounded land with a ten foot minimum radius where commercial building that forms that blend with the existing terrain. Steep cut or fill sections they meet the adjacent condition. A cut sheet illustrating the proposed retaining wall are 6' tall or taller. are generally unacceptable. Proposed contours on the grading block has been submitted separate from the plan. Provide planting on the plan shall be rounded with a ten foot minimum radius where they Indicate on the plan the material and The proposed block is Anchor Block, Highland terraces. Provide the meet the adjacent condition. Final grading should achieve a color proposed for the retaining wall. Stone. A specific color has not been identified. retaining wall details in natural, rather than engineered, appearance. Retaining walls 6 feet Terrace walls over 6' tall. Use the site plan for review. in height and taller, when necessary, shall be terraced and planted landscaping to soften the visual impacts The referenced retaining wall extends to the Indicate the block to blend with the landscape. of the wall. northeast from the northeast corner of the manufacturer, style and commercial building. It reaches a maximum height color on the plans. of 13', and it is not terraced. A row of arborvitae is shown along parts of the wall. Another retaining wall, reaching a height of 16' is proposed north of lot 22 and Marietta Drive. It is not terraced. Existing wooded area to remain is shown to the north of the wall, and a new planting of staggered cryptomeria and deciduous trees are proposed on the west side and northwest corner. 41 No grading, trenching, or tunneling should occur within the drip Include a conservation checklist in the The conservation checklist is provided on the cover Submit for the review the line of any trees or other existing features designated for plan. Show tree protection fencing. sheet of the site plan. The applicant has indicted that E &S plan showing tree preservation in the final Certificate of Appropriateness. Adequate tree protection fencing is shown on the E &S plan, protection fencing. tree protection fencing should be shown on, and coordinated but that plan was not submitted for review. 13" Ov lu /:33Y17a11XQ1QUluI Biel 711Y113M Staff recommends the following as the primary points of discussion: 1. Commercial building elevations; timing of review 2. Retaining wall at the commercial building; terracing, landscaping 3. Landscaping at the southwest corner of the site Staff offers the following comments on the plan: 1. Provide architectural elevations for the commercial building. Ensure that the north, south and west elevations are fully designed with an appropriate appearance for the EC. 2. Add the standard window glass note to the architectural drawings: "Visible Light Transmittance (VLT) shall not drop below 40 %. Visible Light Reflectance (VLR) shall not exceed 30 %." 3. Include a dumpster screen detail in the plan. Identify the material of the screen on the plan. Coordinate the screen material with the material of the commercial building. 4. Add landscaping along the frontage at the southwest corner of the development, consistent with the approved planting to the north, to blend this end of the frontage with the area to the north. 5. Provide large shade trees parallel to all interior roads, 40' on center, 2'/2" caliper at planting. Shift pipes and utilities to accommodate these trees. 6. Adjust utilities to provide trees on both sides of the entrance road into the development from Rt. 20. 7. Terrace portions of the retaining wall at the commercial building that are 6' tall or taller. Provide planting on the terraces. Provide the retaining wall details in the site plan for review. Indicate the block manufacturer, style and color of the block on the plans. 8. Submit for the review the E &S plan showing tree protection fencing. 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. 13" Ov lu /:33Y17a11XQ1QUluI Biel 711Y113M Staff recommends the following as the primary points of discussion: 1. Commercial building elevations; timing of review 2. Retaining wall at the commercial building; terracing, landscaping 3. Landscaping at the southwest corner of the site Staff offers the following comments on the plan: 1. Provide architectural elevations for the commercial building. Ensure that the north, south and west elevations are fully designed with an appropriate appearance for the EC. 2. Add the standard window glass note to the architectural drawings: "Visible Light Transmittance (VLT) shall not drop below 40 %. Visible Light Reflectance (VLR) shall not exceed 30 %." 3. Include a dumpster screen detail in the plan. Identify the material of the screen on the plan. Coordinate the screen material with the material of the commercial building. 4. Add landscaping along the frontage at the southwest corner of the development, consistent with the approved planting to the north, to blend this end of the frontage with the area to the north. 5. Provide large shade trees parallel to all interior roads, 40' on center, 2'/2" caliper at planting. Shift pipes and utilities to accommodate these trees. 6. Adjust utilities to provide trees on both sides of the entrance road into the development from Rt. 20. 7. Terrace portions of the retaining wall at the commercial building that are 6' tall or taller. Provide planting on the terraces. Provide the retaining wall details in the site plan for review. Indicate the block manufacturer, style and color of the block on the plans. 8. Submit for the review the E &S plan showing tree protection fencing. TABLE A This report is based on the following submittal items: Site Plan ARCHITECTURAL Sheet # Drawing Name Drawing Date Sheet # Drawing Name Drawing Date SP1 Cover Sheet 12/1/14 1 Cover Sheet - SP2 Notes, Abbreviations & Legend 12/1/14 2 Photos from Stony Point Rd. - SP3 Road Sections & Code of Development Tables 12/1/14 3 Photos from Stony Point Rd. - SP4 Existing Conditions 12/1/14 4 Perspective from Photo 1 - SP5 Subdivision Overview 12/1/14 5 Perspective from Photo 8 - SP5A Building Block Plan/Phasing Plan 12/1/14 6 Perspective from Photo 7 - SP6 Site Plan 12/1/14 7 Perspective from Photo 3 - SP7 Site Plan 12/1/14 8 Perspective from Photo 5 - SP8 Site Plan 12/1/14 9 Duplex Elevations Nov. 22, 2013 SP9 Site Plan 12/1/14 10 Duplex Elevations Nov. 22, 2013 SP26 Landscape Plan 12/1/14 11 Material Selections - SP27 Landscape Plan 12/1/14 SP28 Landscape Plan 12/1/14 SP29 Landscape Plan 12/1/14 SP 30 Landscape Plan 12/1/14 APP 1 Viewshed Along Route 20 1 12/23/14 APP 2 Viewshed Along Route 20 and Wall Spec. Sheets 1 12/23/14 10