HomeMy WebLinkAboutARB201500134 Staff Report 2015-11-20ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB -2015-134: Sunset Overlook Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
07600000005200
Location
On the north/west 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/Collins Engineering (Scott Collins)
Magisterial District
Samuel Miller
Proposal
To construct 27 attached and 16 detached 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 5t' 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
A cul-de-sac off of Sunset Avenue Extended with 15 detached residential units ends near Old Lynchburg Road.
Residential units 9 and 10 located along Old Lynchburg Road will be visible, but through a wooded open space area
with no proposed grading currently shown. The units located north of 9 and10 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
December 7, 2015
Staff Contact
Ellie Ray
PROJECT HISTORY The ARB reviewed a previous proposal for this site at the March 16, 2015 meeting. Though the layout of that proposal was
slightly different with seven attached units backing up to the Entrance Corridor, the visibility of residential units was very similar. That review resulted in
one requirement and nine recommendations.
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 been None.
within the designated Entrance Corridors is to insure
submitted for review. Visibility of the
that new development within the corridors reflects the
overall development is expected to be
traditional architecture of the area. Therefore, it is the
limited. Only two detached single
purpose of ARB review and of these Guidelines, that
family units (Lots 9 & 10) adjacent to
proposed development within the designated Entrance
Rt. 631 are expected to have direct
Corridors reflect elements of design characteristic of the
visibility. The view will be into the side
significant historical landmarks, buildings, and
yards of the units, with existing
structures of the Charlottesville and Albemarle area,
wooded area in open space a minimum
and to promote orderly and attractive development
20' depth between the units and the
within these corridors. Applicants should note that
corridor. The architectural design of
replication of historic structures is neither required nor
single family detached residences is not
desired.
subject to ARB review. The attached
2
Visitors to the significant historical sites in the
units are not expected to be visible
Charlottesville and Albemarle area experience these
from the Entrance Corridor.
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 should
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 been
establish a pattern of compatible architectural
submitted for review. The majority of
characteristics throughout the Entrance Corridor in
nearby buildings are single family
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
Preserve existing trees
integrated into the overall plan of development and
are shown on the plan. Standard
within the proposed open
shall, to the extent possible, be compatible with the
residential mechanical equipment and
space along Rt. 631.
building designs used on the site.
similar items are expected to be located
in the yards of the residential units. The
Show mechanical
18
The following should be located to eliminate visibility
from the Entrance Corridor street. If, after appropriate
wooded area along the corridor, if
equipment on the plan.
siting, these features will still have a negative visual
protected, should help limit views of
Show how visibility of
impact on the Entrance Corridor street, screening
these elements, but visibility may not
the equipment will be
should be provided to eliminate visibility.
entirely be eliminated.
eliminated. Include the
a. Loading areas, b. Service areas, c. Refuse areas, d.
standard mechanical
Storage areas, e. Mechanical equipment, f. Above-
equipment note on the
ground utilities, and g. Chain link fence, barbed wire,
site plan.
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: 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
Preserve existing trees
landscaping are intended to reflect the landscaping
initial plan submittal. Open space area
within the proposed open
characteristic of many of the area's significant historic
is provided along the Rt. 631 frontage.
space along Rt. 631. In
sites which is characterized by large shade trees and
It ranges in depth from 20' to 35'.
areas where existing trees
lawns. Landscaping should promote visual order within
Preserving existing trees in the open
are used to meet tree
the Entrance Corridor and help to integrate buildings
space could help limit visibility of
requirements along Rt.
into the existing environment of the corridor.
accessory structures and equipment,
and could count towards frontage
631, identify existing
individual large shade
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials
planting requirements. To ensure that
and ornamental trees on
that share similar characteristics. Such common
frontage planting requirements can be
the plan by size and
elements allow for more flexibility in the design of
met, individual existing trees to remain
species to show that the
structures because common landscape features will help
should be identified on the plan. No
minimum requirement
to harmonize the appearance of development as seen
utilities are shown along Rt. 631.
can be met. If the
from the street upon which the Corridor is centered.
requirement can't met,
32
Landscaping along the frontage of Entrance Corridor
show additional new
streets should include the following:
trees to be planted
a. Large shade trees should be planted parallel to the
meet the requiremenn t.
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
ending with units 9 and 10. Glimpses
roads. Such trees should be at least 212 inches caliper
of the road may be visible from the Rt.
(measured six inches above the ground) and should be
631 EC. It is anticipated that street
of a plant species common to the area. Such trees
trees will be provided along this road,
should be located at least every 40 feet on center.
but 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 21/2 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 212 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 near the Entrance
None.
a. Trees or other vegetation should be planted along the
Corridor are detached single family
front of long buildings as necessary to soften the
units. It is anticipated that trees in the
appearance of exterior walls. The spacing, size, and
open space and frontage planting
type of such trees or vegetation should be determined
requirements will sufficiently mitigate
by the length, height, and blankness of such walls.
the architectural design.
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
Preserve existing trees
natural landscape and should contribute to the creation
the development limit the number of
within the proposed open
of an organized development plan. This may be
units that will be visible from the EC.
space along Rt. 631.
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
Show the existing asphalt
trees along streets and pedestrian ways and choosing
sides of the units face the EC. The units
path on the plans.
species that reflect native forest elements; insuring that
will be visible from the EC, and they
any grading will blend into the surrounding topography
will tend to block most views beyond
thereby creating a continuous landscape; preserving, to
and into the rest of the development.
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.
The development is 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. Two acres of existing
a. An organized pattern of roads, service lanes, bike
wooded area is shown as preserved,
paths, and pedestrian walks should guide the layout of
though not the trees in the open space
the site.
along Rt. 631. Preserving these trees
b. In general, buildings fronting the Entrance Corridor
will maintain a tie to the surrounding
street should be parallel to the street. Building
area and can help mitigate the layout
groupings should be arranged to parallel the Entrance
that results in no "fronts" facing the
Corridor street.
c. Provisions should be made for connections to
road. Individual trees are not identified
adjacent pedestrian and vehicular circulation systems.
within the wooded areas to remain or
d. Open spaces should be tied into surrounding areas to
Within the open space along Rt. 631.
provide continuity within the Entrance Corridor.
The configuration of the open space,
e. If significant natural features exist on the site
shown on the east and west sides of the
(including creek valleys, steep slopes, significant trees
property at the south end of the
or rock outcroppings), to the extent practical, then such
development near the EC, suggests that
natural features should be reflected in the site layout. If
few significant trees in these areas, if
the provisions of Section 32.5.6.n of the Albemarle
any, will actually be located on the
County Zoning Ordinance apply, then improvements
subject parcel. If the wooded area on
required by that section should be located so as to
the adjacent properties was to be
maximize the use of existing features in screening such
removed, greater views into the
improvements from Entrance Corridor streets.
inward -oriented development would
f. The placement of structures on the site should respect
become available.
existing views and vistas on and around the site.
A significant amount of grading is
40
Site grading should maintain the basic relationship of
the site to surrounding conditions by limiting the use of
proposed to accomplish the
retaining walls and by shaping the terrain through the
development as illustrated. Some
use of smooth, rounded land forms that blend with the
retaining walls are proposed, but they
existing terrain. Steep cut or fill sections are generally
are not expected to be visible from the
unacceptable. Proposed contours on the grading plan
EC.
shall be rounded with a ten foot minimum radius where
Along the EC frontage of the parcel,
they meet the adjacent condition. Final grading should
Rt. 631 rises east to west from an
achieve a natural, rather than engineered, appearance.
elevation of 464' to 484'. The site also
Retaining walls 6 feet in height and taller, when
rises up from the road, gaining 20' at
necessary, shall be terraced and planted to blend with
the southeast corner. Consequently, the
the landscape.
residential units will appear to sit
somewhat above the level of the road.
There is an existing asphalt path along
Rt. 631, but it is not shown on the plan.
41
No grading, trenching, or tunneling should occur
Two acres of existing wooded area is
Preserve existing trees
within the drip line of any trees or other existing
shown as preserved, though not the
within the proposed open
features designated for preservation in the final
trees in the open space along Rt. 631.
space along Rt. 631.
Certificate of Appropriateness. Adequate tree
These trees should be preserved to
Provide a conservation
protection fencing should be shown on, and
minimize visibility. Individual trees are
checklist on the plan.
coordinated throughout, the grading, landscaping and
not identified within the open space.
Show tree protection
erosion and sediment control plans.
fencing on the plan.
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.
2. Frontage treatment along the EC; existing wooded area to remain.
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. Preserve existing trees within the proposed open space along Rt. 631. In areas where existing trees are 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 minimum 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. Show mechanical equipment on the plan. Show how visibility of the equipment will be eliminated.
3. Include the standard mechanical equipment note on the site plan: "Visibility of all mechanical equipment from the Entrance Corridor
shall be eliminated."
4. Preserve existing trees within the proposed open space along Rt. 631. In areas where existing trees are 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 minimum requirement can be met. If the requirement can't be met, show additional new trees to be planted to meet the
requirement. 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."
5. Show the existing asphalt path on the plans.
6. Provide a conservation checklist on the plan.
7. 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
1
Site Plan
10/26/2015
2
Existing Conditions
10/26/2015
3
Site Plan, Utilities, & Grading
10/26/2015
4
Site Plan, Utilities, & Grading
10/26/2015
5
Stormwater Management Plan
10/26/2015
6
Notes & Details
10/26/2015