HomeMy WebLinkAboutARB201400114 Staff Report 2014-09-08ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2014 -114: Cascadia Blocks 1— 3 Initial Plan
Review Type
Initial Site Plan
Parcel Identification
07800000005900, 078000000059A0, 078E00000000141, 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 67 single family units, 52 townhouse units, and 11,408 square foot commercial/office 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 proposed commercial building will be visible from the EC. The blocks of residential units will also be visible
stepping up the slope. Landscaping in the entry park along the EC will filter views up the slope.
ARB Meeting Date
September 15, 2014
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 approved Application Plan and Code of Development guide
the layout and other features of the development.
Feb. 3, 2014
ARB- 2013 -186: Cascadia
The ARB approved, with conditions, the plan for Blocks 4 -7 of the Cascadia development. A
Blocks 4 -7
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.
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
Structure design
1
The goal of the regulation of the design of development within
Architectural designs (which are not
Note that a "back of
the designated Entrance Corridors is to insure that new
required at the initial plan stage of
building" appearance will
development within the corridors reflects the traditional
review) have not yet been submitted for
not be appropriate for any
architecture of the area. Therefore, it is the purpose of ARB
review. Based on the architectural
buildings visible from the
review and of these Guidelines, that proposed development
designs included in Blocks 4 -7, it is
EC.
within the designated Entrance Corridors reflect Xements
anticipated that both the commercial
design characteristic of the significant historical landmarks,
building and the residential units will
Provide a site section
buildings, and structures of the Charlottesville and Albemarle
use human -scale forms and features that
taken through the EC, the
area, and to promote orderly and attractive development within
draw on historic examples in the area,
commercial building, and
these corridors. Applicants should note that replication of historic
without excessive blankness, but this
the residential units
structures is neither required nor desired.
can't be confirmed at this time. Rear
elevations of residential units and the
above.
3
New structures and substantial additions to existing structures
should respect the traditions of the architecture of historically
commercial building face the EC street,
significant buildings in the Charlottesville and Albemarle area.
but a "back of building" appearance
Photographs of historic buildings in the area, as well as
will not be appropriate.
drawings of architectural features, which provide important
examples of this tradition are contained in Appendix A.
The rows of buildings step up the slope
of the development. A site section taken
4
The examples contained in Appendix A should be used as a
guide for building design: the standard of compatibility with
through the EC, the commercial
the area's historic structures is not intended to impose a rigid
building, and the residential units
design solution for new development. Replication of the design
above, would help illustrate visibility of
of the important historic sites in the area is neither intended nor
the various parts of the development,
desired. The Guideline's standard of compatibility can be mej
the need for additional landscaping, and
through building scale, materials, and forms which may be
the extent to which the architectural
embodied in architecture which is contemporary as well as
review will focus on building details.
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,
materials, colors and textures should be compatible with the
forms and features of the significant historic buildings in the
area, exemplified by (but not limited to) the buildings described
in Appendix A [of the design guidelines]. The standard of
compatibility can be met through scale, materials, and forms
which may be embodied in architecture which is contemporary
as well as traditional. The replication of important historic sites
in Albemarle County is not the objective of these guidelines.
11
The overall design of buildings should have human scale. Scale
should be integral to the building and site design.
12
Architecture proposed within the Entrance Corridor should use
forms, shapes, scale, and materials to create a cohesive whole.
13
Any appearance of "blankness" resulting from building design
should be relieved using design detail or vegetation, or both.
14
Arcades, colonnades, or other architectural connecting devices
should be used to unify groups of buildings within a
development.
15
Trademark buildings and related features should be modified to
meet the requirements of the Guidelines.
16
Window glass in the Entrance Corridors should not be highly
tinted or highly reflective. Window glass in the Entrance
Corridors should meet the following criteria: Visible light
transmittance (VLT) shall not drop below 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
It is anticipated that both the
None at this time.
pattern of compatible architectural characteristics throughout
commercial building and the residential
the Entrance Corridor in order to achieve unity and coherence.
units will use forms and features that
Building designs should demonstrate sensitivity to other nearby
are found elsewhere throughout the
structures within the Entrance Corridor. Where a designated
corridors to contribute to a coherent
corridor is substantially developed, these Guidelines require
appearance. This will be confirmed later
striking a careful balance between harmonizing new
when architectural designs are
development with the existing character of the corridor and
submitted for review.
achieving compatibility with the significant historic sites in A
area.
10
Buildings should relate to their site and the surrounding context
f buildings.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into
A dum ster is proposed at the northeast
Include a dum ster screen
the overall plan of development and shall, to the extent
corner of the commercial building. It is
detail in the plan. Identify
p with rLildin- J--igns y€ed or,"
shown with a dumpster screen and is
the material of the screen
site.
located approximately 180' from the
edge of the road. Landscaping in the
on the plan. Coordinate
the screen material with
18
The following should be located to eliminate visibility from the
Entrance Corridor street. If, after appropriate siting, these features
entry park will filter the view of the
the building material.
will still have a negative visual impact on the Entrance Corridor
dumpster as seen from the EC. A
street, screening should be provided to eliminate visibility.
dumpster /screen detail was not included
a. Loading areas,
in the initial plan. The screening
b. Service areas,
material has not been identified.
c. Refuse areas,
d. Storage areas,
It is anticipated that standard residential
e. Mechanical equipment,
scale mechanical and refuse related
f. Above - ground utilities, and
equipment/items will be located in the
g. Chain link fence, barbed wire, razor wire, and similar
yards of the residential units. With
security fencing devices.
many back yards facing the EC, it is
likely that some of these items will have
19
creening devices should be compatible with the design of the
buildings and surrounding natural vegetation and may consist
some visibility from the EC. The
of.
landscaping located close to the EC will
a. Walls,
help filter these views. This level of
b. Plantings, and
visibility isn't expected to have a
c. Fencing.
negative impact on the EC. No loading
or service areas are proposed in the
residential sections of the development.
20
Surface runoff structures and detention ponds should be designed
Stormwater management features are
See landscaping
to fit into the natural topography to avoid the need for screening.
shown generally as approved with the
recommendations, below.
When visible from the Entrance Corridor street, these features
rezoning and Blocks 4 -7 site plan.
must be fully integrated into the landscape. They should not have
the appearance of engineered features.
Stormwater pond #1 is existing and was
not included in the landscape plans
44
Natural drainage patterns (or to the extent required, new
drainage patterns) should be incorporated into the finished site
reviewed for Blocks 4 -7. Some grading
to the extent possible.
and tree removal are proposed at the
east end of the pond.
21
The following note should be added to the site plan and the
The note does not appear on the plan.
Add the mechanical
architectural plan: "Visibility of all mechanical equipment from
equipment note to the
the Entrance Corridor shall be eliminated."
plan.
Lighting
No lighting has been proposed.
If lighting is proposed,
provide a complete
lighting plan for review.
Landscaping
7
The requirements of the Guidelines regarding landscaping are
EC frontage planting was approved with
Revise the site plan to
intended to reflect the landscaping characteristic of many of the
the site plan for Blocks 4 -7. Frontage
show the approved
area's significant historic sites which is characterized by large
landscaping is shown on this plan, but it
frontage planting for
shade trees and lawns. Landscaping should promote visual
doesn't exactly match what was
Blocks 4 -7.
order within the Entrance Corridor and help to integrate
previously approved.
buildings into the existing environment of the corridor.
Although the frontage landscaping in
Revise the regular row of
shrubs west of
8
Continuity within the Entrance Corridor should be obtained by
planting different types of plant materials that share similar
Block 1 was included in the Blocks 4 -7
stormwater pond #1 to a
characteristics. Such common elements allow for more
plan, stormwater pond #1 was not
mix of shrubs in an
flexibility in the design of structures because common
included on that plan. It is shown now,
irregular layout consistent
landscape features will help to harmonize the appearance of
with a fence, a band of wild flowers,
with the approved
development as seen from the street upon which the Corridor is
and a regularly spaced row of shrubs
planting to the north.
centered.
along the EC. The fence and
wildflowers are consistent with the
Add landscaping at the
32
Landscaping along the frontage of Entrance Corridor streets
should include the following:
Blocks 4 -7 plan, but the regularly
southwest corner and east
a. Large shade trees should be planted parallel to the Entrance
spaced row of shrubs is not. Revising
end of stormwater pond
Corridor Street. Such trees should be at least 3%2 inches caliper
the regular row of shrubs to a mix of
#1, consistent with the
(measured 6 inches above the ground) and should be of a plaU&
shrubs in an irregular layout consistent
approved planting to the
species common to the area. Such trees should be located at
with the approved planting to the north
north, to blend this end of
least every 35 feet on center.
would be appropriate.
the frontage with the area
b. Flowering ornamental trees of a species common to the area
to the north.
should be interspersed among the trees required by the preceding
Some grading is proposed at the eastern
paragraph. The ornamental trees need not alternate one for one
end of the pond, and that grading would
with the large shade trees. They may be planted among the larg'
eliminate some existing trees. This area
shade trees in a less regular spacing pattern.
is somewhat visible to northbound
c. In situations where appropriate, a three or four board fence or
traffic, through an existing cut for
low stone wall, typical of the area, should align the frontage of
overhead electric lines (with increased
the Entrance Corridor street.
visibility in the winter months, and
d. An area of sufficient width to accommodate the foregoing
decreased visibility in the summer).
plantings and fencing should be reserved parallel to the
Providing additional planting at the
Entrance Corridor street, and exclusive of road right -of -way
southwest corner and east end,
and utility easements.
consistent with the approved planting to
the north, would provide a more
cohesive appearance for the
development.
33
Landscaping along interior roads:
Trees are not provided consistently
Provide large shade trees
a. Large trees should be planted parallel to all interior roads.
along the entrance drive and other
parallel to all interior
Such trees should be at least 2%2 inches caliper (measured six
interior roads and sidewalks. In some
roads, 40' on center, 2'/2"
inches above the ground) and should be of a plant species
places, pipes are located in the planting
caliper at planting. Shift
common to the area. Such trees should be located at least every
strips. One tree is shown on top of a
pipes and utilities to
40 feet on center.
pipe along the entrance drive.
accommodate these trees.
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
The trail located between the
pedestrian ways. Such trees should be at least 2'/2 inches caliper
commercial building and the EC has
(measured six inches above the ground) and should be of a
been shifted 20' closer to the EC.
species common to the area. Such trees should be located at
least every 25 feet on center.
35
Landscaping of parking areas:
A 12 -space parking lot is proposed on
Provide 2%2" caliper
a. Large trees should align the perimeter of parking areas,
the east side of the commercial
perimeter parking lot
located 40 feet on center. Trees should be planted in the interior
building. Sufficient interior trees are
trees for the commercial
of parking areas at the rate of one tree for every 10 parking
provided to meet the requirement.
building in Block 1.
spaces provided and should be evenly distributed throughout
Perimeter trees are not provided,
Provide a quantity of
the interior of the parking area.
although some entry park trees are
trees equivalent to 40' on
b. Trees required by the preceding paragraph should measure
located near the parking lot. Any
center, coordinated with
2'/2 inches caliper (measured six inches above the ground);
planting in this area will need to be
the entry park trees and
should be evenly spaced; and should be of a species common to
coordinated with the retaining wall
the retaining wall.
the area. Such trees should be planted in planters or medians
located on the north and west sides of
sufficiently large to maintain the health of the tree and shall be
the lot. A few shrubs are shown at the
protected by curbing.
southeast corner of the parking lot.
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:
Trees are provided along the west side
Revise the plan to show
a. Trees or other vegetation should be planted along the front of
of the commercial building and along
the trees in the back yards
long buildings as necessary to soften the appearance of exterior
the edge of the entry park adjacent to
of lots 22 -29 on the entry
walls. The spacing, size, and type of such trees or vegetation
the backyards of lots 112 -119. The site
park side of the property
should be determined by the length, height, and blankness of
plan shows trees in the back yards of
line.
such walls.
lots 22 -29. Shifting these trees from the
b. Shrubs should be used to integrate the site, buildings, and
yards to the entry park at the edge of the
other structures; dumpsters, accessory buildings and structures;
property lines of lots 22 -29 would better
"drive thru" windows; service areas; and signs. Shrubs should
ensure that the trees will remain and be
measure at least 24 inches in height.
appropriately maintained.
The lowest row of residential units in
Block 2 sits 15' above the Block 1
buildings. The rows of Block 2
buildings continue to step up the slope.
No trees have been proposed along the
interior roads.
The appearance of the buildings is not
yet known, so the need for additional
planting for mitigation cannot be
determined at this time.
37
Plant species:
A plant schedule has not yet been
Not at this time.
a. Plant species required should be as approved by the Staff
provided for review.
based upon but not limited to the Generic Landscape Plan
Recommended Species List and Native Plants for Virginia
Landscapes (Appendix D).
a38
Plant health:
The note does not appear on the plan.
Add the standard plant
The following note should be added to the landscape plan: "All
health note to 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
my to support the overall health of the plant."
Development pattern
6
Site development should be sensitive to the existing natural
Generally, the layout of the
None.
landscape and should contribute to the creation of an organized
development appears organized. The
development plan. This may be accomplished, to the extent
Block 1 commercial building is oriented
practical, by preserving the trees and rolling terrain typical of
parallel to the EC, but its back faces the
the area; planting new trees along streets and pedestrian ways
EC. The residential units in Block 2 are
and choosing species that reflect native forest elements;
oriented more or less parallel to the EC
insuring that any grading will blend into the surrounding
and some of the Block 1 residential
topography thereby creating a continuous landscape;
units are parallel. Many of the
preserving, to the extent practical, existing significant river and
residential units have their backs to the
stream valleys which may be located on the site and integrating
EC. The rows of residential units step
these features into the design of surrounding development; and
up the sloped site.
limiting the building mass and height to a scale that does not
overpower the natural settings of the site, or the Entrance
Issues regarding tree preservation, open
Corridor.
space, natural features, views and
pedestrian connections were resolved
39
The relationship of buildings and other structures to the
Entrance Corridor street and to other development within the
with the rezoning.
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
Generally, the proposed grading
At the east end of
surrounding conditions by limiting the use of retaining walls and
supports the layout of the development
stormwater management
by shaping the terrain through the use of smooth, rounded land
that was approved with the rezoning.
pond #1, round contours
forms that blend with the existing terrain. Steep cut or fill sections
with a ten foot minimum
are generally unacceptable. Proposed contours on the grading
Proposed grading on the east side of
radius where they meet
plan shall be rounded with a ten foot minimum radius where
stormwater management pond #1
the adjacent condition.
meet the adjacent condition. Final grading should achieve a
includes contours that are not rounded.
natural, rather than engineered, appearance. Retaining walls 6 feet
Indicate on the plan the
in height and taller, when necessary, shall be terraced and planted
A retaining wall extends to the
material and color
to blend with the landscape.
northeast from the northeast corner of
proposed for the retaining
the commercial building. The wall
wall. Terrace walls over
reaches a height of 13', but does not
6' tall. Use landscaping to
appear to be stepped. Materials have not
soften the visual impacts
been identified. Landscaping may be
of the wall.
required to mitigate impacts of the wall.
41
No grading, trenching, or tunneling should occur within the drip
Proposed grading is shown within an
Include a conservation
line of any trees or other existing features designated for
area of existing trees at stormwater
checklist in the plan.
preservation in the final Certificate of Appropriateness. Adequate
management pond #1. No conservation
Show tree protection
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The orientation and anticipated appearance of the commercial building.
2. Rear elevations facing the EC.
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):
• Provide large shade trees parallel to all interior roads, 40' on center, 2'/2" caliper at planting. Shift pipes and utilities to accommodate the required
trees.
• Provide 2'/z" caliper perimeter parking lot trees for the commercial building in Block 1. Provide a quantity of trees equivalent to 40' on center,
coordinated with the entry park trees and the retaining wall.
Regarding recommendations on the plan as it relates to the guidelines:
o None.
Regarding recommended conditions of initial plan approval:
o A Certificate of Appropriateness is required prior to final site plan approval. Your next ARB submittal should include architectural designs and
all final review checklist items, and should address the following comments:
1. Note that a "back of building" appearance will not be appropriate for any buildings visible from the EC.
2. Provide a site section taken through the EC, the commercial building, and the residential units above.
3. Include a dumpster screen detail in the plan. Identify the material of the screen on the plan. Coordinate the screen material with the building
material.
4. Add the mechanical equipment note to the plan. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
5. If lighting is proposed, provide a complete lighting plan for review.
6. Revise the site plan to show the approved frontage planting for Blocks 4 -7.
7. Revise the regular row of shrubs west of stormwater pond #1 to a mix of shrubs in an irregular layout consistent with the approved planting
to the north.
tree protection fencing should be shown on, and coordinated
throughout, the grading, landscaping and erosion and sediment
control plans.
checklist or tree protection are included
in the plan.
fencing.
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.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The orientation and anticipated appearance of the commercial building.
2. Rear elevations facing the EC.
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):
• Provide large shade trees parallel to all interior roads, 40' on center, 2'/2" caliper at planting. Shift pipes and utilities to accommodate the required
trees.
• Provide 2'/z" caliper perimeter parking lot trees for the commercial building in Block 1. Provide a quantity of trees equivalent to 40' on center,
coordinated with the entry park trees and the retaining wall.
Regarding recommendations on the plan as it relates to the guidelines:
o None.
Regarding recommended conditions of initial plan approval:
o A Certificate of Appropriateness is required prior to final site plan approval. Your next ARB submittal should include architectural designs and
all final review checklist items, and should address the following comments:
1. Note that a "back of building" appearance will not be appropriate for any buildings visible from the EC.
2. Provide a site section taken through the EC, the commercial building, and the residential units above.
3. Include a dumpster screen detail in the plan. Identify the material of the screen on the plan. Coordinate the screen material with the building
material.
4. Add the mechanical equipment note to the plan. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
5. If lighting is proposed, provide a complete lighting plan for review.
6. Revise the site plan to show the approved frontage planting for Blocks 4 -7.
7. Revise the regular row of shrubs west of stormwater pond #1 to a mix of shrubs in an irregular layout consistent with the approved planting
to the north.
8. Add landscaping at the southwest corner and east end of stormwater pond #1, consistent with the approved planting to the north, to blend this
end of the frontage with the area to the north.
9. 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.
10. Provide 2'/2" caliper perimeter parking lot trees for the commercial building in Block 1. Provide a quantity of trees equivalent to 40' on
center, coordinated with the entry park trees and the retaining wall.
11. Revise the plan to show the trees in the back yards of lots 22 -29 on the entry park side of the property line.
12. Add the standard 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."
13. At the east end of stormwater management pond #1, round contours with a ten foot minimum radius where they meet the adjacent condition.
14. Indicate on the plan the material and color proposed for the retaining wall. Terrace walls over 6' tall. Use landscaping to soften the visual
impacts of the wall.
15. Include a conservation checklist in the plan. Show tree protection fencing.
Regarding conditions to be satisfied prior to issuance of a grading permit:
o Include a conservation checklist in the plan. Show tree protection fencing.
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date
PS1
Cover Sheet
8/1/14
PS2
Notes, Abbreviations & Legend
8/1/14
PS3
Road Sections & Code of Development Tables
8/1/14
PS4
Existing Conditions
8/1/14
PS5
Subdivision Overview
8/1/14
PS6
Site Plan
8/1/14
PS7
Site Plan
8/1/14
PS8
Site Plan
8/1/14
PS9
Site Plan
8/1/14
PS10
Proffers
8/1/14
PS11
Details
8/1/14
10