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HomeMy WebLinkAboutARB201500091 Staff Report 2015-09-08ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2015 -91: Riverside Village Block 5 Initial Plan Review Type Initial Site Plan Parcel Identification 07800000005800 Location On the west side of Stony Point Road (Rt. 20), approximately 600' south of Elk Drive Zoned Neighborhood Model District (NMD) /Entrance Corridor (EC) Owner /Applicant Riverside Village Properties Inc. / Shimp Engineering (Justin Shimp) Magisterial District Rivanna Proposal To construct a 24 -unit multi - family residential building with associated site improvements as one phase of a larger mixed -use development. Context and Visibility The proposal is part of the Riverside Village development. The proposed building is located at the back of the development as viewed from the EC. The building can reach up to 60' high. It is expected to be visible from the EC, where it will be viewed beyond and above the lower attached and detached residential units that are located along the EC street. ARB Meeting Date September 8, 2015 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION RESULT 7/16/2008 ARB- 2008 -106 Staff provided comments on the rezoning request regarding otential impacts on the ECs. 3/17/2014 ARB- 2014 -07 ARB review of the initial site plan. 11/24/2014 1 ARB- 2014 -94 ARB approval of the final site plan for Blocks 2, 3 and 4. 7/20/2015 ARB- 2015 -76 Subdivision entrance signs approved. 8/3/2015 ARB- 2015 -85 Minor revisions to the architectural design of the attached units in Block 2 approved. 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 1 The goal of the regulation of the design of development within the Architectural designs have not Include proposed designated Entrance Corridors is to insure that new development within yet been submitted for the architectural plans for the corridors reflects the traditional architecture of the area. Therefore, Block 5 building. As illustrated review with the next it is the purpose of ARB review and of these Guidelines, that proposed on the site plan, the multifamily submittal. development within the designated Entrance Corridors jEflect elements residential building measures Qf design characteristic of the significant historical landmarks, almost 143' long and 64' wide. buildings, and structures of the Charlottesville and Albemarle area, and Maximum building height is to promote orderly and attractive development within these corridors. 60'. The building will Applicants should note that replication of historic structures is neither accommodate 24 residential required nor desiredl units. The upper stories of the building will be readily visible 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, from the EC. 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. 5 It is also an important objective of the Guidelines to establish a pattern Architectural designs have not Include proposed of compatible architectural characteristics throughout the Entrance yet been submitted for the architectural plans for Corridor in order to achieve unity and coherence. Building designs Block 5 building. review with the next should demonstrate sensitivity to other nearby structures within the submittal. 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. 11 The overall design of buildings should have human scale. Scale should Architectural designs have not Include proposed be integral to the building and site design. yet been submitted for the Block 5 building. architectural plans for review with the next 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. submittal. 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 should be submitted with the application for final review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the A dumpster pad is illustrated at Provide architectural P verall plan of development and shall, to the extent possible, be the north end of the parking lot. designs for review. C Compatible with the building designs used on the site. The plan does not detail a dumpster screen, but the Indicate if rooftop mechanical equipment is 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will still have a residential units between Block proposed. If it is, clearly negative visual impact on the Entrance Corridor street, screening should 5 and the EC are expected to show how the building be provided to eliminate visibility. block the dumpster from view. design fully screens the a. Loading areas, equipment. b. Service areas, No mechanical equipment, c. Refuse areas, loading, service or storage d. Storage areas, areas, or fencing are shown on e. Mechanical equipment, the plan. f. Above - ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security Visibility of any rooftop fencing devices. mechanical equipment from the EC must be eliminated. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of- a. Walls, b. Plantings, and c. Fencing. 21 The following note should be added to the site plan and the architectural The note appears on the cover None. plan: "Visibility of all mechanical equipment from the Entrance sheet. Corridor shall be eliminated." Lighting 22 Light should be contained on the site and not spill over onto adjacent There is no excessive spillover None. properties or streets; of lighting onto other properties. 23 Light should be shielded, recessed or flush - mounted to eliminate glare. The style of bollard light that is Revise the proposed All fixtures with lamps emitting 3000 lumens or more must be full proposed is generally not bollard fixture to one that cutoff fixtures. considered full cutoff, but a is entirely full cutoff or similar style is available with an one that uses an LED LED lamp, which would meet lamp. the ordinance lighting requirements. 24 Light levels exceeding 30 footcandles are not appropriate for display Light levels at the ground do None. lots in the Entrance Corridors. Lower light levels will apply to most not exceed 10 fc. other uses in the Entrance Corridors. 25 Light should have the appearance of white light with a warm soft glow; Metal halide lamps are None. however, a consistent appearance throughout a site or development is proposed. required. Consequently, if existing lamps that emit non -white light are to remain, new lamps may be required to match them. 26 Dark brown, dark bronze, or black are appropriate colors for free- Bronze is the standard color for None. standing pole mounted light fixtures in the Entrance Corridors. the fixtures that are proposed. No alternate finish has been proposed. 27 The height and scale of freestanding, pole- mounted light fixtures should Pole height has not been Specify light pole height be compatible with the height and scale of the buildings and the sites specified. on the lighting plan, they are illuminating, and with the use of the site. Typically, the height clearly indicating that the of freestanding pole- mounted light fixtures in the Entrance Corridors base (if one is proposed) should not exceed 20 feet, including the base. Fixtures that exceed 20 is included in the total feet in height will typically require additional screening to achieve an height. Total height (pole appropriate appearance from the Entrance Corridor. and base) should not exceed 20'. 28 In determining the appropriateness of lighting fixtures for the Entrance The bollards are not expected to None. Corridors, the individual context of the site will be taken into be seen from the EC. The pole consideration on a case by case basis. lights may have reduced impact on the EC given the residential units to be constructed between the Block 5 parking lot and the EC. 29 The following note should be included on the lighting plan: "Each The note does not appear on the Add the standard lighting outdoor luminaire equipped with a lamp that emits 3,000 or more initia lighting plan. note to the plan. lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." Guidelines for the Use of Decorative Landscape Lighting No decorative landscape None. lighting is proposed. Landscaping A conceptual landscape plan is Provide a complete included in the site plan set. landscape plan with all related details for review. 7 The requirements of the Guidelines regarding landscaping are intended Block 5 does not have EC None. to reflect the landscaping characteristic of many of the area's significant frontage. EC frontage trees historic sites which is characterized by large shade trees and lawns. were included in the previously Landscaping should promote visual order within the Entrance Corridor approved plan. and help to integrate buildings into the existing environment of the corridor. 8 rContinuity 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: There are no interior roads None. a. Large trees should be planted parallel to all interior roads. Such trees proposed in Block 5. should be at least 2'h inches caliper (measured six inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: A sidewalk is proposed along Provide a complete a. Medium trees should be planted parallel to all interior pedestrian the front of the Block 5 landscape plan with all ways. Such trees should be at least 2'/2 inches caliper (measured six building. No trees are proposed related details for review. inches above the ground) and should be of a species common to the along the sidewalk or the area. Such trees should be located at least every 25 feet on center. building. A short sidewalk runs through the landscape area in the center of the Block 5 parking lot. Plants are proposed on both sides of the sidewalk. Details about the plants (species, size, etc.) have not yet been provided. The sidewalks will not be visible from the EC. 35 Landscaping of parking areas: A staggered row of what appear Add a tree at the middle a. Large trees should align the perimeter of parking areas, located 40 to be evergreen trees spaced 10' of the south side of the feet on center. Trees should be planted in the interior of parking areas at on center is proposed along the parking lot and a tree at the rate of one tree for every 10 parking spaces provided and should be east (EC) side of the parking the northwest corner of evenly distributed throughout the interior of the parking area. lot. Two trees are proposed on the parking lot. b. Trees required by the preceding paragraph should measure 2%2 inchej the south side of the parking lot, caliper (measured six inches above the ground); should be evenly spaced 70' apart. Planting area Provide a complete spaced; and should be of a species common to the area. Such trees appears to be available in the landscape plan with all should be planted in planters or medians sufficiently large to maintain northwest corner of the parking related details for review. the health of the tree and shall be protected by curbing. lot, but no tree is proposed c. Shrubs should be provided as necessary to minimize the parking there. area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 48 parking spaces are proposed. This requires 5 interior trees. Five trees are proposed, but they are located at the perimeter of the parking area — not the interior. An underground water detention area is located below the parking lot. Trees cannot be planted above this facility. Details about the proposed trees (species, size, etc.) have not yet been provided. The parking lot is over 600' from the EC, so shrubs around the parking lot would not have a significant visual impact on the EC. 36 Landscaping of buildings and other structures: A staggered row of evergreen Not at this time. a. Trees or other vegetation should be planted along the front of long trees spaced 10' on center is buildings as necessary to soften the appearance of exterior walls. The proposed along the north side of spacing, size, and type of such trees or vegetation should be determined the Block 5 building. No trees by the length, height, and blankness of such walls. are proposed along the EC- b. Shrubs should be used to integrate the site, buildings, and other facing elevation. When structures; dumpsters, accessory buildings and structures; "drive thru" architectural designs are windows; service areas; and signs. Shrubs should measure at least 24 submitted for review, a inches in height. determination can be made regarding the need for trees along the front (east) and sides of the building. 37 Plant species: Details about proposed plants Provide a complete a. Plant species required should be as approved by the Staff based upon (species, size, etc.) have not yet landscape plan with all but not limited to the Generic Landscape Plan Recommended Species been provided. related details for review. List and Native Plants or Virginia Landscapes (Appendix D). 38 Plant health: The note appears on Sheet C6. None. The following note should be added to the landscape 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 6 Site development should be sensitive to the existing natural landscape The general layout of the None. and should contribute to the creation of an organized development plan. development was approved This may be accomplished, to the extent practical, by preserving the with the rezoning application trees and rolling terrain typical of the area; planting new trees along plan. The proposal appears to streets and pedestrian ways and choosing species that reflect native be in line with the rezoning. forest elements; insuring that any grading will blend into the surrounding topography thereby creating a continuous landscape; preserving, to the extent practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design of surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. 39 The relationship of buildings and other structures to the Entrance The proposed building is None. Corridor street and to other development within the corridor should be oriented toward, but not directly as follows: parallel to, the EC. This a. An organized pattern of roads, service lanes, bike paths, and orientation was illustrated on pedestrian walks should guide the layout of the site. the rezoning application plan. 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 Grading proposed in Block 5 None. surrounding conditions by limiting the use of retaining walls and by will tie in with the surrounding shaping the terrain through the use of smooth, rounded land forms that development. blend with the existing terrain. Steep cut or fill sections are generally unacceptable. Proposed contours on the grading plan shall be rounded ith a ten foot minimum radius where they meet the adjacent condition. inal grading should achieve a natural, rather than engineered, ppearance. 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 drip line of No individual trees to remain Show the existing tree any trees or other existing features designated for preservation in the final are shown on the plan. Off -site line, the tree line to Certificate of Appropriateness. Adequate tree protection fencing should be grading is shown south of the remain, and tree shown on, and coordinated throughout, the grading, landscaping and parking lot. Similar grading was protection fencing at the erosion and sediment control plans. shown on the previous plan, with tree protection fencing and Block 5 perimeter. 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on the site a tree line to remain. The prior to any grading activity on the site. This protection should remain current plan does not show the in place until completion of the development of the site. fencing or the tree line. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. 20 Surface runoff structures and detention ponds should be designed to fit Underground detention was None. into the natural topography to avoid the need for screening. When visible approved with the previous from the Entrance Corridor street, these features must be fully integrated plan. 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. Landscaping of the parking lot 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) AND Regarding recommended conditions of initial plan approval: 1. A Certificate of Appropriateness is required prior to final site plan approval. 2. Include proposed architectural plans for review with the next submittal. 3. Indicate if rooftop mechanical equipment is proposed. If it is, clearly show how the building design fully screens the equipment from view. 4. Revise the proposed bollard fixture to one that is entirely full cutoff or one that uses an LED lamp. 5. Specify light pole height on the lighting plan, clearly indicating that the base (if one is proposed) is included in the total height. Total height (pole and base) should not exceed 20'. 6. Add the standard lighting note to the plan. "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 7. Add a tree at the middle of the south side of the parking lot and a tree at the northwest corner of the parking lot. 8. Provide a complete landscape plan with all related details for review. 9. Show the existing tree line, the tree line to remain, and tree protection fencing at the Block 5 perimeter. Regarding recommendations on the plan as it relates to the guidelines: None. Regarding conditions to be satisfied prior to issuance of a grading permit: 1. Show the existing tree line, the tree line to remain, and tree protection fencing at the Block 5 perimeter. 10 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date C 1 Cover Sheet 7/27/2015 C2 Approved Proffers &Lot Regulations 7/27/2015 C3 Existing Conditions & Demo Plan 7/27/2015 C4 Site Plan 7/27/2015 C5 Grading and Utility Plan 7/27/2015 C6 Landscape Plan & Details 7/27/2015 C7 Lighting Plan & Details 7/27/2015