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HomeMy WebLinkAboutARB201500041 Staff Report 2015-05-11ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2015-41: Old Trail Village Block 27 Initial Plan Review Type Initial Site Plan Parcel Identification 055EO010000OA1 Location 5496 Golf Drive, bounded by Golf Drive on the north, Ashlar Avenue on the south, Bel Grove Street on the west, and Alpha Street on the east, approximately 3000' north of Rt. 250. Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC) Owner/Applicant March Mountain Properties LLC/Roudabush Gale & Associates, Inc. (Chris Mulligan) Magisterial District White Hall Proposal To construct 9 single family detached residential units and 16 attached units with associated site improvements. Context The area surrounding the site includes developed and as yet undeveloped blocks of the Old Trail development. Visibility At this time, wooded area north of Rt. 250 screens the view of Block 27. Visibility is expected to increase as wooded area is removed for other blocks of the development, then decrease as blocks closer to the Entrance Corridor are built. ARB Meeting Date May 18, 2015 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB has reviewed several blocks of development in Old Trail. This is the first review for this block. 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 aren't required Based on the anticipated within the designated Entrance Corridors is to insure that to be submitted with the initial site extremely limited new development within the corridors reflects the plan and they haven't been included visibility from the EC, the traditional architecture of the area. Therefore, it is the with this application. architectural designs of purpose of ARB review and of these Guidelines, that the buildings proposed in proposed development within the designated Entrance Block 27 is located approximately Block 27 do not require a Corridors 6flect elements of design characteristic of the 3000' north of the Rt. 250 Entrance Certificate of Significant historical landmarks, buildings, and structures Corridor. Currently, wooded area Appropriateness. of the Charlottesville and Albemarle area, and to promote standing near Rt. 250 screens the view orderly and attractive development within these corridors. of the block. Most of this wooded area Applicants should note that replication of historic structures will eventually be removed to make is neither required nor desired. way for other blocks of the development. The wooded area that is 3 New structures and substantial additions to existing structures should respect the traditions of the architecture to remain is expected to limit views of of historically significant buildings in the Charlottesville the buildings in Block 27, but it may and Albemarle area. Photographs of historic buildings in not screen it completely year-round. the area, as well as drawings of architectural features, Eventually, the buildings constructed which provide important examples of this tradition are in the blocks between 27 and the EC contained in Appendix A. will screen Block 27 buildings. This, combined with the distance of Block 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible 27 from the EC, suggests that review with the forms and features of the significant historic of the architectural design of the buildings in the area, exemplified by (but not limited tol attached units is not required. 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. 5 It is also an important objective of the Guidelines to Although architectural designs have None. establish a pattern of compatible architectural not been submitted for review, it is characteristics throughout the Entrance Corridor in order anticipated that the designs will to achieve unity and coherence. Building designs should appear consistent with other demonstrate sensitivity to other nearby structures within residential units already constructed in the Entrance Corridor. Where a designated corridor is the development. Any significant substantially developed, these Guidelines require striking differences that might exist are not careful balance between harmonizing new development expected to be noticeable from the EC with the existing character of the corridor and achieving due to the distance of Block 27 from compatibility with the significant historic sites in the area. the EC street. 10 Buildings should relate to their site and the surrounding context of buildings. 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 The residential units are not expected None. design should be relieved using design detail or vegetation to have blankness as a feature of their or both. design, but the distance from the EC will likely mitigate any blankness that could exist. 14 Arcades, colonnades, or other architectural connecting The proposal is for 4 groups of None. devices should be used to unify groups of buildings within attached residential units. Arcades or a development. colonnades are not expected, and they would not likely have a significant impact on the EC due to the distance from the street. 15 Trademark buildings and related features should be The design of the proposed residential None. modified to meet the requirements of the Guideliness units may be used in other blocks of Old Trail or elsewhere in the County, but the details of the designs are not expected to have a significant impact on the EC due to the distance from the street. 16 Window glass in the Entrance Corridors should not be Given the distance from the EC, the None. highly tinted or highly reflective. Window glass in the type of window glass used is not Entrance Corridors should meet the following criteria: expected to have a significant impact Visible light transmittance (VLT) shall not drop below on the EC. 40%. Visible light reflectance (VLR) shall not exceed 30% Specifications on the proposed window glass should bei submitted with the application for final review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated The proposed residential development None. into the overall plan of development Ind shall, to the does not include loading, service or tent posse e, be compatible with the building designI storage areas. Typical residential-scale used on the site. refuse areas and mechanical equipment are expected in this block, 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these but they will not be noticeable from features will still have a negative visual impact on the the EC, given the distance of the block Entrance Corridor street, screening should be provided to from Rt. 250. eliminate visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above-ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of.- f:a. a.Walls, b. Plantings, and c. Fencing. 20 Surface runoff structures and detention ponds should be No stormwater ponds are proposed in None. designed to fit into the natural topography to avoid the need this block. for screening. When visible from the 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 drainagepatterns) should be incorporated into the finished site to the extent possible. 21 The following note should be added to the site plan and the The note does not appear on the plan None. architectural plan: "Visibility of all mechanical equipment and equipment, if present, is not from the Entrance Corridor shall be eliminated." expected to be visible from the EC due to the distance from the street. Lighting Lighting has not been proposed. None. Landscaping 7 The requirements of the Guidelines regarding landscaping The proposed development does not None. are intended to reflect the landscaping characteristic of have frontage along the Entrance many of the area's significant historic sites which is Corridor street. characterized by large shade trees and lawns. Landscaping should promote visual order within the Entrance Corridor and help to integrate buildings into the existing environment of the corridor. 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such common 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 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 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. 33 Landscaping along interior roads: Trees are proposed along interior None. a. Large trees should be planted parallel to all interior roads, but the planting size is smaller roads. Such trees should be at least 2%2 inches caliper (1 %2" caliper) and the spacing is larger (measured six inches above the ground) and should be of 4 (varies from 35' to over 80' due to plant species common to the area. Such trees should be, utilities and sight distance located at least every 40 feet on center. requirements) than the guidelines requirement. With wooded area 38 Plant health: The following note should be added to the landscape plan: currently screening the block from "All site plantings of trees and shrubs shall be allowed to view on Rt. 250, and with future reach, and be maintained at, mature height; the topping of development expected to screen the trees is prohibited. Shrubs and trees shall be pruned block when the wooded area is minimally and only to support the overall health of the removed, the proposed tree size and plant." spacing are not expected to have a negative impact on the EC. 34 Landscaping along interior pedestrian ways: Sidewalks are proposed along the None. a. Medium trees should be planted parallel to all interior main streets where trees are also pedestrian ways. Such trees should be at least 2'/2 inches proposed. 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: Parking lots are not proposed with this None. a. Large trees should align the perimeter of parking areas, development. 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: The attached units are arranged in None. a. Trees or other vegetation should be planted along the groups of 4. These groups are not front of long buildings as necessary to soften the excessively long and aren't expected appearance of exterior walls. The spacing, size, and type of to need additional planting to offset such trees or vegetation should be determined by the blankness as viewed from the EC. 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 proposed plants are found in the None. a. Plant species required should be as approved by the various lists. Staff based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). Development pattern 6 Site development should be sensitive to the existing The proposed development does not None. natural landscape and should contribute to the creation of front the EC. The overall layout an organized development plan. This may be appears organized and consistent with accomplished, to the extent practical, by preserving the other blocks in Old Trail. Pedestrian trees and rolling terrain typical of the area; planting new connections are made with sidewalks trees along streets and pedestrian ways and choosing along Golf View Drive, Bel Grove species that reflect native forest elements; insuring that Street, Ashlar Avenue, and Alpha any grading will blend into the surrounding topography Street. Views are not expected to be thereby creating a continuous landscape; preserving, to the negatively impacted by the proposed extent practical, existing significant river and stream development. 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 No retaining walls are proposed in None. to surrounding conditions by limiting the use of retaining this block. Contours are generally walls and by shaping the terrain through the use of smooth, rounded. rounded land forms that blend with the existing terrain. Steep cut or fill sections are generally unacceptable. Proposed contours on the grading plan 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&hall be terraced and planted to blend with the landscape. 41 No grading, trenching, or tunneling should occur within the The Existing Conditions plan shows None. drip line of any trees or other existing features designated for no existing trees to remain within the preservation in the final Certificate of Appropriateness. area of work. Adequate tree protection fencing should be shown on, and coordinated throughout, the grading, landscaping and SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Anticipated visibility of Block 27 buildings from the EC 2. Need for review of the architectural design of the attached residential units 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): None. Regarding recommendations on the plan as it relates to the guidelines: None. Regarding recommended conditions of initial plan approval: None. Based on the anticipated limited visibility from the EC, the architectural design of the buildings proposed in Block 27 do not require a Certificate of Appropriateness. The plan is approved as proposed. Regarding conditions to be satisfied prior to issuance of a grading permit: None. 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. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Anticipated visibility of Block 27 buildings from the EC 2. Need for review of the architectural design of the attached residential units 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): None. Regarding recommendations on the plan as it relates to the guidelines: None. Regarding recommended conditions of initial plan approval: None. Based on the anticipated limited visibility from the EC, the architectural design of the buildings proposed in Block 27 do not require a Certificate of Appropriateness. The plan is approved as proposed. Regarding conditions to be satisfied prior to issuance of a grading permit: None. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date 1 Cover Sheet March 25, 2015 2 Soils, Demolition & Ex. Conditions Plan March 25, 2015 3 Layout Plan March 25, 2015 4 Utility Plan March 25, 2015 5 Utility Plan March 25, 2015 6 Grading Plan March 25, 2015 7 Landscaping Plan March 25, 2015 10