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HomeMy WebLinkAboutARB201500110 Staff Report 2015-10-02ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2015-110: Kenridge — Colridge Entrance Enhancement Review Type Amendment to a Site Development Plan Parcel Identification 060K0000000OAl Location On the north side of Rt. 250, across from Birdwood Drive and Golf Course Drive Zoned Commercial Office (CO)/Entrance Corridor (EC) Owner/Applicant Kenridge LLC/Kirk Hughes and Associates (Rob Cummings) Magisterial District Samuel Miller Proposal To revise the landscaping at the entrance to the development. Context Kenridge is located on a segment of Ivy Road that is characterized by large houses with expansive landscaped lawns. White Gables is located to the east and the Textile Institute is to the west. Kenridge is listed in the National Register of Historic Places. The property has a rolling landscape with a wide variety of mature shrubs and shade trees. The mansion was designed by Washington architect W. J. Marsh and built in the Colonial Revival style ca. 1922 for Hollis Rinehart. It was the first of four early 20t1i-century mansions built along Rt. 250 West, which became known by local residents as "Rinehart Row." Within approximately one mile of the project area are forty-eight identified historic resources, including Ednam, Farmington, Westover, and Birdwood. Visibility The entrance to the site and the landscaping along the Rt. 250 frontage are readily visible from the EC. The historic Kenridge house is visible through the trees. The southernmost of the newly constructed residences are also visible from the EC. ARB Meeting Date October 5, 2015 Staff Contact Margaret Maliszewski ''ellBE"811K'sto7: lff.101111D1MIski In October 2006 a Certificate of Appropriateness was issued for a site plan for this property following a review that included much discussion about existing trees on site, trees to remain, grading and tree protection. Some of the ARB's primary concerns at the time of the review were: maintaining the existing character of the site (i.e., broad lawns with mature trees) as viewed from the Route 250 East Entrance Corridor; maintaining the prominence of the Kenridge mansion on site, as viewed from the EC; and replacing trees lost to construction. In 2007 the ARB reviewed and approved a request to add to the site two Nellie Stevens Holly and two Willow Oaks to compensate for two trees that were removed from the site without approval. Later in 2007, the ARB denied a request to remove 5 trees and to plant 12 new trees. The original tree survey completed for the original proposal in 2005 was not accurate and not all trees proposed to be planted were planted. There is a vast discrepancy between the previously approved plan and the current condition. In terms of quantity, in the areas south of Kenridge Drive, east of Colridge Drive and south of the southernmost residence, and at the northwest corner of the intersection of Kenridge and Colridge Drive, there exist 16 fewer trees than are shown on the approved plan. The applicant wants to amend the landscape plan to improve the appearance at the entrance to the Kenridge development. The boxwood hedge in this area is unhealthy. The County would like to take this opportunity to also resolve the discrepancies in the landscape plan. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design There are no changes proposed to any existing None. structures. No new structures are proposed. Accessory structures and equipment There are no changes proposed to any existing None. accessory structures or equipment. No new accessory structures or equipment are proposed. Lighting No changes to lighting are proposed. None. Landscaping 2 Visitors to the significant historical sites in the The site is characterized by a naturalistic tree layout None. Charlottesville and Albemarle area experience these sites which continues on the adjacent properties and is as ensembles of buildings, land, and vegetation. In order compatible with the landscape of the golf course to accomplish the integration of buildings, land, and across the street. This is the historic character of the vegetation characteristic of these sites, the Guidelines site and the current appearance is appropriate for the require attention to four primary factors: compatibility EC. with significant historic sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. 7 The requirements of the Guidelines regarding This is one of the relatively few sites in the Entrance None. landscaping are intended to reflect the landscaping characteristic of many of the area's significant historic sites which is 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. Corridors where a lawn with shade trees is appropriate. That existing condition would be preserved with the current proposal. 8 Continuity within the Entrance Corridor should be The proposed plant species are typical of landscapes None. obtained by planting different types of plant materials in the ECs. Boxwood hedges are often found at that share similar characteristics. Such common elements historic properties like this one, but they would be allow for more flexibility in the design of structures removed from the site with this proposal. In this because common landscape features will help to case, the plants are unhealthy and unsightly, so harmonize the appearance of development as seen from removal and replacement with alternate plants is the street upon which the Corridor is centered. appropriate. 32 Landscaping along the frontage of Entrance Corridor The existing EC frontage planting is a naturalistic Add 2 trees in the lawn streets should include the following: layout of mostly mature trees. A regular, evenly area at the northwest a. Large shade trees should be planted parallel to the spaced row of shade trees would not be appropriate corner of the intersection Entrance Corridor Street. Such trees should be at least 3'/2 in this location. No trees that currently exist on site of Colridge and Kenridge inches caliper (measured 6 inches above the ground) and are proposed to be removed. However, existing trees Park Drives to break up should be of a plant species common to the area. Such do not match the approved plan. Because of the the view of the trees should be located at least every 35 feet on center. degree of disparity between the original tree survey residences, as viewed b. Flowering ornamental trees of a species common to the and the actual site conditions, it is hard to determine from the EC. area should be interspersed among the trees required by the exactly which trees weren't planted. In general preceding paragraph. The ornamental trees need not terms of quantity, there are approximately 16 fewer alternate one for one with the large shade trees. They may trees currently on site than were shown on the be planted among the large shade trees in a less regular original approved plan. With the current proposal spacing pattern. (removing 3 trees and adding 17), there would be 2 c. In situations where appropriate, a three or four board fewer trees than on the previously approved plan. fence or low stone wall, typical of the area, should align Currently, the site generally has an appropriate the frontage of the Entrance Corridor street. appearance as viewed from the EC. The d. An area of sufficient width to accommodate the southernmost houses built along Colridge Drive are foregoing plantings and fencing should be reserved visible from the EC. The lawn area south of the parallel to the Entrance Corridor street, and exclusive of house on the west side of Colridge has some open road right-of-way and utility easements. area without trees. The house is not incompatible with the historic resources of the County, but one of the original concerns of the ARB with this proposal was maintaining the prominence of the main historic house. The addition of a limited number of trees in the lawn area at the northwest corner of the intersection of Colridge and Kenridge Park Drives, to minimize the view of the new residences, could help maintain the prominence of the historic house. 33 Landscaping along interior roads: The applicant proposes to remove the rows of None. a. Large trees should be planted parallel to all interior boxwoods located on both sides of the entrance roads. Such trees should be at least 2%2 inches caliper drive (Colridge Drive) and three trees on the east (measured six inches above the ground) and should be of side of the drive just north of the intersection with a plant species common to the area. Such trees should be Kenridge Park Drive. The plans would be replaced located at least every 40 feet on center. with rows of Willow Oaks (2'/z" caliper at planting, 40' on center or closer) on both sides of the drive. The Oaks would be supplemented with crape myrtles, cherry laurel, hydrangea, and liriope located closer to the intersection with Rt. 250. This planting is expected to have an appropriate appearance. Enhancing the landscape at the entrance, as is proposed here, is also consistent with nearby properties. 34 Landscaping along interior pedestrian ways: A path runs along the row of Willow Oaks to be None. a. Medium trees should be planted parallel to all interior planted on the east side of Colridge Drive, north of pedestrian ways. Such trees should be at least 2'/2 inches Kenridge Park Drive. 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 changes to parking areas 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: No changes to buildings are proposed. None. a. Trees or other vegetation should be planted along the front of long buildings as necessary to soften the 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 proposed plant species are found in the various None. a. Plant species required should be as approved by the lists. 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 does not appear on the plan. Add the standard plant The following note should be added to the landscape plan: 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 lant." Site Development and layout No changes are proposed to the site layout. None. Site Grading No grading changes are proposed. None. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Replacement of the boxwood hedge with Willow Oaks and other assorted trees and shrubs 2. The general appearance and appropriateness of the existing planting along the EC Staff offers the following comments on the proposed amendment: 1. Add 2 trees in the lawn area at the northwest corner of the intersection of Colridge and Kenridge Park Drives to break up the view of the residences, as viewed from the EC. 2. 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." TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date S1.00 Tree Survey August 11, 2015 L2.01 Existing Conditions and Demolition Plan 9-3-2015 L3.01 I Entrance Planting 9-3-2015