HomeMy WebLinkAboutARB201500014 Staff Report Initial Site Plan 2015-02-23ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2015 -14: Foothill Crossing II
Review Type
Initial Site Plan
Parcel Identification
05600000005700, 056A2010006200
Location
In Crozet, on the south side of the railroad tracks, east of Hilltop Street and south and west of Union Mission Lane
Zoned
Residential (R6) /Entrance Corridor (EC)
Owner /Applicant
Route 240 Holdings LLC /Collins Engineering (Scott Collins)
Magisterial District
White Hall
Proposal
To construct 67 attached and 3 detached dwelling units with associated site improvements.
Context
The subject parcels are adjacent to the railroad tracks that are elevated on a berm running along the south side of the Rt.
240 Entrance Corridor. Consequently, only the portions of the parcels that lie within 500' of the EC street are included in
the EC overlay district. The 500' boundary falls approximately along the southern property line of parcel
56A2010006200. Part of the site that falls within the EC is an open field with scrub and weeds. Part is wooded. The
north side of Rt. 240 in the vicinity is mostly occupied by single family detached residences. To the east on the Entrance
Corridor is the Starr Hill Brewery. The southern side of the EC in this area has a "backyard" appearance, with some trees
and rooftops visible above the tracks on the berm.
Visibility
For the most part, visibility of the proposed development from the Route 240 EC is expected to be limited to the upper
parts of the roofs of the residential units located north of Park Ridge Drive and, eventually, the upper parts of mature
trees planted in the development. The elevated railroad tracks will screen the lower portions of the buildings and
landscaping. A view into the northeast corner of the development is expected to be available from Rt. 240 near Union
Mission Lane. A wooded area currently exists in that area. The plan shows the wooded area to be removed, and this will
open up views into the development from this vantage point, making the rear and side walls of a few units visible at a
distance from this location. This view isn't expected to have a negative impact on the EC.
ARB Meeting Date
March 2, 2015
Staff Contact
Margaret Maliszewski
PROJECT HISTORY The ARB has reviewed no previous proposals for this site.
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
Purpose
1
The goal of the regulation of the design of development
Architectural designs have not been
Provide architectural
within the designated Entrance Corridors is to insure
submitted, but it is anticipated that the
designs for review with
that new development within the corridors reflects the
residential units will have pitched
the next submittal.
traditional architecture of the area. Therefore, it is the
roofs, which are traditional forms that
purpose of ARB review and of these Guidelines, that
have been used in the area.
proposed development within the designated Entrance
Corridors reflect elements of design characteristic of the
significant historical landmarks, buildings, and
structures of the Charlottesville and Albemarle area,
and to promote orderly and attractive development
within these corridors. Applicants should note that
replication of historic structures is neither required nor
desired.
3
New structures and substantial additions to existing
structures should respect the traditions of the
architecture of historically significant buildings in the
Charlottesville and Albemarle area. Photographs of
historic buildings in the area, as well as drawings of
architectural features, which provide important
examples of this tradition are contained in Appendix A.
5
It is also an important objective of the Guidelines to
establish a pattern of compatible architectural
characteristics throughout the Entrance Corridor in
order to achieve unity and coherence. Building designs
should demonstrate sensitivity to other nearby
structures within the Entrance Corridor. Where a
designated corridor is substantially developed, these
Guidelines require striking a careful balance between
harmonizing new development with the existing
character of the corridor and achieving compatibility
with the significant historic sites in the area.
Site development and layout
6
Site development should be sensitive to the existing
Existing wooded area would be
See landscape
natural landscape and should contribute to the creation
removed to accommodate the proposed
recommendations.
of an organized development plan. This may be
development. Given the location and
accomplished, to the extent practical, by preserving the
anticipated view, landscaping will be
trees and rolling terrain typical of the area; planting new
important for integrating the
trees along streets and pedestrian ways and choosing
development into the surroundings. As
species that reflect native forest elements; insuring that
viewed from the EC, the scale of the
any grading will blend into the surrounding topography
development is not expected to
thereby creating a continuous landscape; preserving, to
overpower the site or the EC.
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.
Structure design
9
Building forms and features, including roofs, windows,
Architectural designs were not included
Provide architectural
doors, materials, colors and textures should be
in this submittal. It is anticipated that
designs and site sections
compatible with the forms and features of the
visibility of the development from Rt.
for review with the next
significant historic buildings in the area, exemplified b�
240 will be limited primarily to the
submittal. If the sections
(but not limited to) the buildings described in Appendi
upper parts of the roofs of the
confirm limited visibility,
A [of the design guidelines]. The standard of
residential units. The rear and side
architectural review will
compatibility can be met through scale, materials, and
walls of a few units may be visible at a
be limited to roof form,
forms which may be embodied in architecture which is
distance from the vicinity of the
materials and colors.
contemporary as well as traditional. The replication of
intersection of Union Mission Lane.
important historic sites in Albemarle County is not the
Site sections would confirm the level of
objective of these guidelines.
visibility. It is anticipated that the
residential units will have pitched roofs
and materials that are compatible with
materials used historically in the area.
10
Buildings should relate to their site and the surrounding
As viewed from the EC, if the houses
context of buildings.
have traditional pitched roofs, they will
appear to fit in with the surrounding
12
Architecture proposed within the Entrance Corridor
should use forms, shapes, scale, and materials to create
context.
a cohesive whole.
11
The overall design of buildings should have human
Maximum building height is limited to
None.
scale. Scale should be integral to the building and site
35'. The footprints of individual units
design.
measure approximately 43' x 55' and
units are grouped in 2s, 3s, 4s and 5s.
Given these dimensions and
arrangements, the buildings are not
expected to be out of scale with the
surroundings.
13
Any appearance of "blankness" resulting from building
Blank walls are not expected to have
None.
design should be relieved using design detail or
sufficient visibility from Rt. 240 to
vegetation, or both.
have a significant impact on the EC.
14
Arcades, colonnades, or other architectural connecting
Connecting devices are not proposed,
None.
devices should be used to unify groups of buildings
but residential units are grouped in 2s,
within a development.
3s, 4s and 5s.
15
Trademark buildings and related features should be
The buildings are not expected to have
None.
modified to meet the requirements of the Guidelines.
the appearance of trademark designs.
16
Window glass in the Entrance Corridors should not be
Windows are not expected to be visible
None.
highly tinted or highly reflective. Window glass in the
from the EC.
Entrance Corridors should meet the following criteria:
Visible light transmittance (VLT) shall not drop below
40 %. Visible light reflectance (VLR) shall not exceed
30 %. Specifications on the proposed window glass should
be submitted with the application for final review.
Accessory structures and equipment
17
Accessory structures and equipment should be
Accessory structures and equipment are
None.
integrated into the overall plan of development IN
not shown on the plan. Except for the
shall, to the extent possible, be compatible with the
playground equipment in the tot lot at
building designs used on the site.
the northeast corner of the
development, no accessory structures
18
The following should be located to eliminate visibility
from the Entrance Corridor street. If, after appropriate
or equipment are expected to be seen
siting, these features will still have a negative visual
impact on the Entrance Corridor street, screening
from the EC. The tot lot may be
should be provided to eliminate visibility.
somewhat visible from the Union
a. Loading areas, b. Service areas, c. Refuse areas, d.
Mission Lane intersection, but
Storage areas, e. Mechanical equipment, f. Above-
playground equipment is not expected
ground utilities, and g. Chain link fence, barbed wire,
to have an inappropriate appearance for
razor wire, and similar security fencing devices.
the EC.
19
creening devices should be compatible with the design
of the buildings and surrounding natural vegetation and
tnay consist of. a. Walls, b. Plantings, and c. Fencing.
21
The following note should be added to the site plan and
The note will be needed on the plan.
Add the standard
the architectural plan: "Visibility of all mechanical
mechanical equipment
equipment from the Entrance Corridor shall be
note to both the site and
eliminated."
architectural plans.
Lighting
A note on the plan indicates that no
None.
lighting is proposed.
Landscaping
7
The requirements of the Guidelines regarding
As viewed from the EC, the upper
Add trees along the
landscaping are intended to reflect the landscaping
portions of the roofs of some of the
northern property line to
characteristic of many of the area's significant historic
residential units will be visible just
help integrate the
sites which is characterized by large shade trees and
beyond the railroad tracks. The general
development into the
lawns. Landscaping should promote visual order within
impression will be a view into the back
corridor.
the Entrance Corridor and help to integrate buildings
of the development. Trees added along
into the existing environment of the corridor.
the northern edge of the property would
help integrate the development into the
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials
corridor and promote visual order along
that share similar characteristics. Such common
the EC.
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.
32
Landscaping along the frontage of Entrance Corriddl
Frontage planting requirements do not
None.
streets should include the following:
apply in this case.
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.
2
Visitors to the significant historical sites in the
Alley A runs along the north side of the
Provide a row of large
Charlottesville and Albemarle area experience these
proposed development. For
trees along the northern
sites as ensembles of buildings, land, and vegetation. In
approximately 350' it runs adjacent to
property line, 40' on
order to accomplish the integration of buildings, land,
the railroad tracks and a waterline
center, 2%2" caliper at
and vegetation characteristic of these sites, the
easement. A retaining wall is also
planting. Ensure that
Guidelines require attention to four primary factors:
proposed in this area. No trees are
planting area is clear of
compatibility with significant historic sites in the area;
proposed along the alley, and a
utilities and easements
the character of the Entrance Corridor; site development
retaining wall and the waterline
and that it is fully
and layout; and landscaping.
easement conflict with potential tree
coordinated with
33
Landscaping along interior roads:
locations. Trees along the alley (or the
retaining walls.
a. Large trees should be planted parallel to all interior
northern property line) would help
roads. Such trees should be at least 2%2 inches caliper
establish a more traditional setting for
(measured six inches above the ground) and should be
the residential units, as viewed from the
of a plant species common to the area. Such trees
EC. Trees along the property line
should be located at least every 40 feet on center.
would help integrate the houses into the
surroundings, and promote continuity
and visual order along the EC.
34
Landscaping along interior pedestrian ways:
Sidewalks are proposed along the
None.
a. Medium trees should be planted parallel to all interior
public roads interior to the
pedestrian ways. Such trees should be at least 2'h inches
development. Trees are proposed
caliper (measured six inches above the ground) and
between the sidewalk and the road,
should be of a species common to the area. Such trees
spaced approximately 40' on center,
should be located at least every 25 feet on center.
with gaps for utilities.
35
Landscaping of parking areas:
No parking lots are proposed.
None.
a. Large trees should align the perimeter of parking
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'/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:
Residential units are grouped in 2s, 3s,
None.
a. Trees or other vegetation should be planted along the
4s and 5s. None of the groups appear to
front of long buildings as necessary to soften the
be excessively long.
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:
The plan does not include a plant
Provide a complete plant
a. Plant species required should be as approved by the
schedule at this time.
schedule on the site plan.
Staff based upon but not limited to the Generic
Landscape Plan Recommended Species List and Native
Plants or Virginia Landscapes (Appendix D).
38
Plant health:
The note will be needed on the site
Add the standard plant
The following note should be added to the landscape
plan.
health note to the site
plan: "All site plantings of trees and shrubs shall be
plan.
�llowed 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
e plan
Development pattern
39
The relationship of buildings and other structures to the
Some of the residential units are
None.
Entrance Corridor street and to other development
oriented parallel to the EC. Most are
within the corridor should be as follows:
not, but the presence of the railroad and
a. An organized pattern of roads, service lanes, bike
berm reduce the need for the parallel
paths, and pedestrian walks should guide the layout of
orientation.
the site.
b. In general, buildings fronting the Entrance Corridor
The general layout of the development
street should be parallel to the street. Building
isn't expected to have a significant
groupings should be arranged to parallel the Entrance
impact on the EC.
Corridor street.
c. Provisions should be made for connections to
A portion of the site is wooded, but
adjacent pedestrian and vehicular circulation systems.
significant natural features aren't
d. Open spaces should be tied into surrounding areas to
visible from the EC.
provide continuity within the Entrance Corridor.
e. If significant natural features exist on the site
(including creek valleys, steep slopes, significant trees
Existing views are not expected to be
or rock outcroppings), to the extent practical, then such
negatively impacted by the proposal.
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.
£ 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
One retaining wall is proposed at the
See landscaping
the site to surrounding conditions by limiting the use of
northwest corner of the site. It is 265'
comments, above.
retaining walls and by shaping the terrain through the
long and reaches a maximum height of
use of smooth, rounded land forms that blend with the
4'. The wall isn't a concern in terms of
existing terrain. Steep cut or fill sections are generally
the impacts of grading on the EC. It is a
unacceptable. Froposea contours on Me gracting p an
concern in its limits on landscaping.
shall be rounded with a ten foot minimum radius where
they meet the adjacent condition. Final grading should
achieve a natural, rather than engineered, appearance.
Retaining walls 6 feet in height and taller, when
necessary, shall be terraced and planted to blend with
he landscape.
41
No grading, trenching, or tunneling should occur
No existing trees are proposed to
None.
within the drip line of any trees or other existing
remain.
features designated for preservation in the final
Certificate of Appropriateness. Adequate tree
protection fencing should be shown on, and
coordinated 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.
20
Surface runoff structures and detention ponds should
The proposed stormwater management
None.
be designed to fit into the natural topography to avoid
pond is not expected to be visible from
the need for screening. When visible from the
the EC.
Entrance Corridor street, these features 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.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Anticipated visibility of the residential units from the EC
2. Landscaping along the northern property line
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
Regarding requirements to satisfy the design guidelines as per § 18- 30.6.4(2), (3) and (5):
1. Provide a row of large trees along the northern property line, 40' on center, 21/2" caliper at planting. Ensure that planting area is clear
of utilities and easements, and that it is fully coordinated with retaining walls.
Regarding recommendations on the plan as it relates to the guidelines:
None.
Regarding recommended conditions of initial plan approval:
1. A Certificate of Appropriateness is required prior to final site plan approval.
2. Provide architectural designs and site sections for review with the next submittal. If the sections confirm limited visibility,
architectural review will be limited to roof form, materials and colors.
3. Add the standard mechanical equipment note to both the site and architectural plans: "Visibility of all mechanical equipment from
the Entrance Corridor shall be eliminated."
4. Provide a row of large trees along the northern property line, 40' on center, 21/2" caliper at planting. Ensure that planting area is clear
of utilities and easements, and that is fully coordinated with retaining walls.
5. Provide a complete plant schedule on the site plan.
6. Add the standard plant health note to the site plan: "All site plantings of trees and shrubs shall be allowed to reach, and be
maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the
overall health of the plant."
Regarding conditions to be satisfied prior to issuance of a grading permit:
None.
10
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date /Revision Date
1
Overall Plan
1/20/15
2
Existing Conditions
1/20/15
3
Grading & Utilities
1/20/15
4
Grading & Utilities
1/20/15
5
Notes & Details
1/20/15
6
Pre - Development SWM Plan
1/20/15
7
Post - Development SWM Plan
1/20/15
8
SWM Plan Details
1/20/15
11