HomeMy WebLinkAboutARB201500019 Review Comments Initial Site Plan 2015-03-10ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2015 -19: Sunset Overlook Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
07600000005200
Location
On the northwest side of Old Lynchburg Road, east of Sunset Avenue Extended, south of Country Green Road
Zoned
Residential (R4) /Entrance Corridor (EC)
Owner /Applicant
Forge Farm LLC /Shimp Engineering (Justin Shimp)
Magisterial District
Samuel Miller
Proposal
To construct 29 attached single family dwellings with associated site improvements.
Context
Most of the area surrounding the subject parcel is occupied by single family residences. Two churches are located just
to the west of the site on Old Lynchburg Road. Much of the frontage along Old Lynchburg is wooded. The 5 l Street
branch of the Albemarle County Offices and an apartment building complex are located a short distance to the east of
the subject parcel.
Visibility
Residential units 1 -7 located along Old Lynchburg Road will be visible, but through wooded area that is designated
"to remain ". The units located north of 1 -7 won't have clear views from the corridor but short, intermittent views will
be available. The narrowness of Sunset Avenue Extended and wooded frontage along that road will limit visibility of
the northern part of the new development from Old Lynchburg. Wooded area on adjacent sites will also help limit
views into the development.
ARB Meeting Date
March 16, 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
Structure design
1
The goal of the regulation of the design of development
Architectural designs have not yet been
Submit architectural
within the designated Entrance Corridors is to insure
submitted for review. Visibility of the
elevations for units 1 -7
that new development within the corridors reflects the
overall development is expected to be
for review.
traditional architecture of the area. Therefore, it is the
limited. Only the 7 units adjacent to Rt.
purpose of ARB review and of these Guidelines, that
631 are expected to have direct
proposed development within the designated Entrance
visibility. The view will be into the
Corridors 6flect elements of design characteristic of the
back yards of the units, with existing
Kignificant historical landmarks, buildings, and
wooded area designated to remain
structures of the Charlottesville and Albemarle area,
between the units and the corridor. The
and to promote orderly and attractive development
limited visibility suggests that building
within these corridors. Applicants should note that
forms and colors, rather than details,
replication of lhictnrin ctnintimpc is nPithPr rPrmirPAM
will be the subject of review.
-Alikfired.
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these
sites as ensembles of buildings, land, and vegetation. In
order to accomplish the integration of buildings, land,
and vegetation characteristic of these sites, the
Guidelines require attention to four primary factors:
compatibility with significant historic sites in the area;
the character of the Entrance Corridor; site development
and layout; and landscaping.
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.
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, 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
40 %. Visible light reflectance (VLR) shall not exceed
30 %. Specifications on the proposed window glass shou14
be submitted with the application for final review.
Compatibility with the character of the Entrance
Corridor
5
It is also an important objective of the Guidelines to
Architectural designs have not yet been
Submit architectural
establish a pattern of compatible architectural
submitted for review. The majority of
elevations for units 1 -7
characteristics throughout the Entrance Corridor in
nearby buildings are single family
for review.
order to achieve unity and coherence. Building designs
houses with traditional forms and
should demonstrate sensitivity to other nearby
materials.
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.
10
Buildings should relate to their site and the surrounding
context of buildings.
Accessory structures and equipment
17
Accessory structures and equipment should be
No accessory structures or equipment
Show mechanical
integrated into the overall plan of development and
are shown on the plan. Standard
equipment on the plan.
shall, to the extent possible, be compatible with the
residential mechanical equipment and
Show how visibility of
building designs used on the site.
similar items are expected to be located
in the back yards of the residential
the equipment will be
eliminated. Include the
18
The following should be located to eliminate visibility
from the Entrance Corridor street. If, after appropriate
units. The wooded area to remain along
standard mechanical
siting, these features will still have a negative visual
the corridor should help limit views of
equipment note on both
impact on the Entrance Corridor street, screening
these elements, but visibility may not
the site and architectural
should be provided to eliminate visibility.
entirely be eliminated.
drawings.
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 o£ a. Walls, b. Plantings, and c. Fencing.
21
The following note should be added to the site plan and
the architectural plan: "Visibility of all mechanical
equipment from the Entrance Corridor shall be
eliminated."
Lighting
No lighting is proposed for the
None.
development.
Landscaping
7
The requirements of the Guidelines regarding
New landscaping is not included in the
In areas where wooded
landscaping are intended to reflect the landscaping
initial plan submittal. Existing wooded
area to remain is used to
characteristic of many of the area's significant historic
area is shown to remain along the Rt.
meet tree requirements
sites which is characterized by large shade trees and
631 frontage. It ranges in depth from
along Rt. 631, identify
lawns. Landscaping should promote visual order within
10' to 45'. To ensure that frontage
existing individual large
the Entrance Corridor and help to integrate buildings
planting requirements can be met,
shade and ornamental
into the existing environment of the corridor.
individual existing trees to remain
should be identified on the plan. No
trees on the plan by size
and species to show that
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials
utilities are shown along Rt. 631.
the minim requirement
that share similar characteristics. Such common
can be met. If the
elements allow for more flexibility in the design of
requirement can't be met,
structures because common landscape features will help
show additional new
to harmonize the appearance of development as seen
trees to be planted to
from the street upon which the Corridor is centered.
meet the requirement.
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:
An interior road leads to a cul -de -sac
None at this time.
a. Large trees should be planted parallel to all interior
centered on units 1 -7. Glimpses of the
roads. Such trees should be at least 2'/2 inches caliper
road may be visible from the Rt. 631
(measured six inches above the ground) and should be
EC. It is anticipated that street trees
of a plant species common to the area. Such trees
will be provided along this road, but
should be located at least every 40 feet on center.
landscaping was not included with the
initial plan submittal.
34
Landscaping along interior pedestrian ways:
Sidewalks are provided along the
None.
a. Medium trees should be planted parallel to all interior
interior streets where street trees are
pedestrian ways. Such trees should be at least 2'/2 inches
anticipated.
caliper (measured six inches above the ground) and
should be of a species common to the area. Such trees
should be located at least every 25 feet on center.
35
Landscaping of parking areas:
No 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 and
None.
a. Trees or other vegetation should be planted along the
3s. This length isn't expected to be
front of long buildings as necessary to soften the
sufficient to require additional
appearance of exterior walls. The spacing, size, and
landscaping for softening of the
type of such trees or vegetation should be determined
appearance of the buildings.
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:
Plant species aren't identified on the
None at this time.
a. Plant species required should be as approved by the
plan at this time.
Staff based upon but not limited to the Generic
Landscape Plan Recommended Species List and Native
Plants for Virginia Landscapes (Appendix D).
38
Plant health:
The note will be needed on the plan.
Add the standard plant
The following note should be added to the landscape
health note to the plan.
plan: "All site plantings of trees and shrubs shall be
allowed to reach, and be maintained at, mature height; the
topping of trees is prohibited. Shrubs and trees shall be
pruned minimally and only to support the overall health of
the plant."
Site Development and layout; Site grading
6
Site development should be sensitive to the existing
The shape of the site and the layout of
Show the existing asphalt
natural landscape and should contribute to the creation
the development limit the number of
path on the plans.
of an organized development plan. This may be
units that will be visible from the EC.
accomplished, to the extent practical, by preserving the
The units situated adjacent to the EC
trees and rolling terrain typical of the area; planting new
are oriented parallel to it, though the
trees along streets and pedestrian ways and choosing
backs of the units face the EC. The
species that reflect native forest elements; insuring that
units will be visible from the EC, and
any grading will blend into the surrounding topography
they will tend to block most views
thereby creating a continuous landscape; preserving, to
beyond and into the rest of the
the extent practical, existing significant river and stream
development. The development is
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.
inward oriented. None of the units have
fronts facing the EC.
The site is currently wooded and most
of the trees will be removed to
39
The relationship of buildings and other structures to the
Entrance Corridor street and to other development
construct the development as
within the corridor should be as follows:
illustrated. A "tree line to remain" is
a. An organized pattern of roads, service lanes, bike
shown just beyond proposed grading
paths, and pedestrian walks should guide the layout of
along much of the perimeter of the site.
the site.
Individual trees are not identified
b. In general, buildings fronting the Entrance Corridor
within the wooded area to remain. The
street should be parallel to the street. Building
proximity of the tree line to remain,
groupings should be arranged to parallel the Entrance
shown on the east and west sides of the
Corridor street.
c. Provisions should be made for connections to
property at the south end of the
adjacent pedestrian and vehicular circulation systems.
development near the EC, to the
d. Open spaces should be tied into surrounding areas to
property lines suggests that few
provide continuity within the Entrance Corridor.
significant trees to remain in these
e. If significant natural features exist on the site
areas, if any, will actually be located on
(including creek valleys, steep slopes, significant trees
the subject parcel. If the wooded area
or rock outcroppings), to the extent practical, then such
on the adjacent properties was to be
natural features should be reflected in the site layout. If
removed, greater views into the
the provisions of Section 32.5.6.n of the Albemarle
inward - oriented development would
County Zoning Ordinance apply, then improvements
become available.
required by that section should be located so as to
maximize the use of existing features in screening such
A significant amount of grading is
improvements from Entrance Corridor streets.
proposed to accomplish the
f. The placement of structures on the site should respect
development as illustrated. Some
existing views and vistas on and around the site.
retaining walls are proposed, but they
are not expected to be visible from the
40
Site grading should maintain the basic relationship of
the site to surrounding conditions by limiting the use of
EC.
retaining walls and by shaping the terrain through the
use of smooth, rounded land forms that blend with the
Along the EC frontage of the parcel,
existing terrain. Steep cut or fill sections are generally
Rt. 631 rises east to west from an
unacceptable. Proposed contours on the grading plan
elevation of 464' to 484'. The site also
Shall be rounded with a ten foot minimum radius where
rises up from the road, gaining 20' at
they meet the adjacent condition. Final grading should
the southeast corner. Consequently, the
achieve a natural, rather than engineered, appearance.
residential units will appear to sit
Retaining walls 6 feet in height and taller, when
somewhat above the level of the road.
necessary, shall be terraced and planted to blend with
There is an existing asphalt path along
the landscape.
Rt. 631, but it is not shown on the plan.
41
No grading, trenching, or tunneling should occur
A "tree line to remain" is shown just
Provide a conservation
within the drip line of any trees or other existing
beyond proposed grading along much
checklist on the plan.
features designated for preservation in the final
of the perimeter of the site. Individual
Show tree protection
Certificate of Appropriateness. Adequate tree
trees are not identified within the
fencing on the plan.
protection fencing should be shown on, and
wooded area to remain.
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
Three stormwater ponds are shown in
None.
be designed to fit into the natural topography to avoid
the development. None are expected to
the need for screening. When visible from the
be visible from the Rt. 631 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 development from the EC; extent of architectural review required.
2. Frontage treatment along the EC; existing wooded area to remain
3. Orientation of residential units to the EC.
4. Additional landscaping required along east and west property lines at south end of parcel?
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. In areas where wooded area to remain is used to meet tree requirements along Rt. 631, identify existing individual large shade and
ornamental trees on the plan by size and species to show that the minim requirement can be met. If the requirement can't be met,
show additional new trees to be planted to meet the requirement.
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. Submit architectural elevations for units 1 -7 for review.
3. Show mechanical equipment on the plan. Show how visibility of the equipment will be eliminated.
4. Include the standard mechanical equipment note on both the site and architectural drawings: "Visibility of all mechanical equipment
from the Entrance Corridor shall be eliminated."
5. In areas where wooded area to remain is used to meet tree requirements along Rt. 631, identify existing individual large shade and
ornamental trees on the plan by size and species to show that the minim requirement can be met. If the requirement can't be met,
show additional new trees to be planted to meet the requirement.
6. 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."
7. Show the existing asphalt path on the plans.
8. Provide a conservation checklist on the plan.
9. Show tree protection fencing on the plan.
Regarding conditions to be satisfied prior to issuance of a grading permit:
1. Provide a conservation checklist on the plan. Show tree protection fencing on the plan.
10
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date /Revision Date
C 1
Cover Sheet
2/2/2015
C2
Existing Conditions
2/2/2015
C3
Site Plan Overview & Sheet Key
2/2/2015
C4
Site Plan
2/2/2015
C5
Site Plan
2/2/2015
C6
Street A Plan and Profile
2/2/2015
C7
Streets B and C Plan and Profile
2/2/2015
ii