HomeMy WebLinkAboutARB201500148 Staff Report 2016-01-12ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2015 -148: Spring Hill Village Blocks C — G Initial Plan
Review Type
Initial Site Plan
Parcel Identification
09000000002800
Location
1776 Scottsville Road, on the west side of Rt. 20, and east of Avon Street Extended (Rt. 742), between Arden Drive and
Stony Creek Drive
Zoned
Neighborhood Model District (NMD) /Entrance Corridor (EC)
Owner /Applicant
Spring Hill Land Development LLC /Alan Franklin
Magisterial District
Scottsville
Proposal
To establish Blocks C through G of a mixed -use development, including attached and detached dwelling units.
Context
The subject parcel fronts on two Entrance Corridors. On Rt. 20, Parham Construction is located to the north/east of the
site. Single family residences are located along this stretch of the Rt. 20 Entrance Corridor. The east side of Rt. 20 is
designated Rural Area. There is a mix of development on Avon Street Extended, including industrial, residential and
institutional.
Visibility
The proposed development is expected to be clearly visible from both Entrance Corridors.
ARB Meeting Date
January 21, 2016
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The ARB has reviewed no previous applications for this site, although the applicant showed a video of the proposed development to the ARB on June 2,
2014. A rezoning for the property was approved in October of 2014. Staff provided comments on potential impacts to the Entrance Corridors throughout
the rezoning review. Among the issues identified were: the appearance /treatment of retaining walls, landscaping along the EC frontages and utility
conflicts.
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 are not required to be submitted
Note for future submittals
within the designated Entrance Corridors is to insure
with the Initial Plan application and they have not yet
that the Block A building
that new development within the corridors reflects the
been submitted for review. The single family detached
will need to address EC
traditional architecture of the area. Therefore, it is the
residences in the development do not require ARB
Guidelines requirements
purpose of ARB review and of these Guidelines, that
review. The attached units and commercial building
for scale, proportion,
proposed development within the designated Entrance
will require ARB review and approval.
massing, detailing, lack
Corridors reflect elements of design characteristic of th4
of blankness, etc. A
significant historical landmarks, buildings, and
Blocks A and B constitute a future phase of
"back of building"
structures of the Charlottesville and Albemarle area, and
development. It will be particularly important for the
appearance will not be
to promote orderly and attractive development within
Block A building to adequately address EC Guidelines
appropriate for elevations
these corridors. Applicants should note that replication of
requirements for scale, proportion, massing, detailing,
visible from Rt. 20.
historic structures is neither required nor desired.
lack of blankness, etc. A "back of building"
appearance will not be appropriate for elevations
Remove the footprints of
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these
visible from Rt. 20.
future phase buildings
sites as ensembles of buildings, land, and vegetation. In
from the plan.
order to accomplish the integration of buildings, land,
Typically, the ARB does not approve plans showing
and vegetation characteristic of these sites, the
footprints of buildings whose architectural designs
Guidelines require attention to four primary factors:
have not yet been approved. As future phases of
compatibility with significant historic sites in the area;
development, architectural designs will not be
the character of the Entrance Corridor; site development
provided for the Block A and B buildings with the
and layout; and landscaping.
final site plan for this first phase of development.
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.
5
It is also an important objective of the Guidelines to
establish a pattern of compatible architectural
characteristics throughout the Entrance Corridor in order
to achieve unity and coherence. Building designs should
demonstrate sensitivity to other nearby 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.
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.
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 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.
Accessory structures and equipment
17
Accessory structures and equipment should be
The townhouses located closest to the ECs (including
A screening fence detail
integrated into the overall plan of development and
the future lots 42 -53) have their rear elevations facing
indicating size, material
shall, to the extent possible, be compatible with th�
the EC. Consequently, standard residential scale
and color is needed in the
building designs used on the site.
accessory structures and equipment are expected to be
located in the rear yards and to have some visibility
plan. Vinyl with a shiny
surface is not an
18
The following should be located to eliminate visibility
from the Entrance Corridor street. If, after appropriate
from the ECs. Trees along the EC will help break up
appropriate material for
siting, these features will still have a negative visual
the view of the equipment as seen from the EC, but
this fence.
impact on the Entrance Corridor street, screening should
will not likely completely eliminate visibility.
be provided to eliminate visibility. a. Loading areas, b.
Visibility and treatment of equipment associated with
Service areas,
the future commercial /office building in the southeast
c. Refuse areas, d. Storage areas, e. Mechanical
corner of the development will be assessed when that
equipment, f. Above - ground utilities, and g. Chain link
future phase is submitted for review.
fence, barbed wire, razor wire, and similar security
fencing devices.
A 6' -tall screening fence is proposed along the
western property line. A fence detail indicating size,
19
Screening devices should be compatible with the design
of the buildings and surrounding natural vegetation and
material and color is needed in the plan. Vinyl with a
may consist of. a. Walls, b. Plantings, and c. Fencing.
shiny surface is not an appropriate material for this
fence.
20
Surface runoff structures and detention ponds should be
Underground stormwater facilities are located at Main
None.
designed to fit into the natural topography to avoid the
Park and adjacent to Rt. 20, just south of townhouse
need for screening. When visible from the Entrance
Lots 42 -53. Typically, trees cannot be planted on top
Corridor street, these features must be fully integrated
of these underground facilities.
into the landscape. They should not have the appearance
of engineered features.
21
The following note should be added to the site plan and
The note does not appear on the plan but is needed.
Add the standard
the architectural plan: "Visibility of all mechanical
mechanical equipment
equipment from the Entrance Corridor shall be
note to both the site and
eliminated."
architectural plans.
Lighting
No lighting is shown at this time.
None at this time.
Landscaping
7
The requirements of the Guidelines regarding
Trees are shown along the frontages of both ECs.
Revise the landscape plan
landscaping are intended to reflect the landscaping
However, the trees on the landscape plan are not
to key the trees on the
characteristic of many of the area's significant historic
keyed to the plant schedule, so the proposed sizes
plan to the plant schedule.
sites which is characterized by large shade trees and
aren't clear.
lawns. Landscaping should promote visual order within
Revise the spacing of
the Entrance Corridor and help to integrate buildings
Trees shown along the ECs are spaced too far apart at
large shade trees along
into the existing environment of the corridor.
40' on center.
the ECs to no greater than
35' on center.
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materially
It appears that ornamental trees are not interspersed
that share similar characteristics. Such common
among the large shade trees along most of the Rt. 20
Intersperse ornamental
elements allow for more flexibility in the design of
frontage.
trees among the large
structures because common landscape features will help
shade trees that are
to harmonize the appearance of development as seen
Underground utility lines are shown along both ECs,
proposed along the ECs.
from the street upon which the Corridor is centered.
and trees are proposed within 5' of the lines. No
easements associated with these lines are shown on
Revise the plans to
32
Landscaping along the frontage of Entrance Corridor
streets should include the following:
the plan, but easement holders typically require trees
clearly show all utility
a. Large shade trees should be planted parallel to the
to be at least 10' from the utility line.
lines with their associated
Entrance Corridor Street. Such trees should be at least
easements. Provide
3'/2 inches caliper (measured 6 inches above the ground)
Work is proposed on Rt. 20 beyond the subject parcel
sufficient planting area,
and should be of a plant species common to the area.
for road improvements and extension of the sewer
free of utilities and
Such trees should be located at least every 35 feet on
line. In at least one location (TMP 90 -27), it appears
easements, along both
center.
that trees will be removed with proposed grading. The
ECs.
b. Flowering ornamental trees of a species common to the_
final appearance of the Rt. 20 frontage beyond the
area should be interspersed among the trees required by
subject parcel following road and utility work is
Clarify the extent of tree
the preceding paragraph. The ornamental trees need not
unclear.
removal and tree
alternate one for one with the large shade trees. They may
replacement planned with
be planted among the large shade trees in a less regular
off -site work along the
spacing pattern.
ECs. Show how an
c. In situations where appropriate, a three or four board
appropriate appearance
fence or low stone wall, typical of the area, should align
for the EC will be
the frontage of the Entrance Corridor street.
maintained.
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 shown along interior roads. However, the
Revise the landscape plan
a. Large trees should be planted parallel to all interior
trees on the landscape plan are not keyed to the plant
to key the trees on the
roads. Such trees should be at least 2%2 inches caliper
schedule, so the proposed sizes aren't clear. The
plan to the plant schedule.
(measured six inches above the ground) and should be
interior road trees are also spaced too far apart at 50'.
of a plant species common to the area. Such trees should
Revise the landscape plan
be located at least every 40 feet on center.
to space the interior road
trees no greater than 40'
apart.
34
Landscaping along interior pedestrian ways:
Sidewalks are shown along the interior roads and the
None.
a. Medium trees should be planted parallel to all interior
ECs. The street trees double as pedestrian -way trees.
pedestrian ways. Such trees should be at least 21/2 inches
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:
One parking lot is proposed in the development. It is
Revise the landscape plan
a. Large trees should align the perimeter of parking
located on the north side of Lots 42 -53 and contains
to key the trees on the
areas, located 40 feet on center. Trees should be planted
46 spaces aligned along Road C. The lot requires 5
plan to the plant schedule.
in the interior of parking areas at the rate of one tree for
interior trees. Two trees are provided in tree islands at
every 10 parking spaces provided and should be evenly
the center of the lot. Trees are also proposed at each of
Provide shrubs, minimum
distributed throughout the interior of the parking area.
the four corners of the lot. Perimeter trees meet the
24" high at planting, on
b. Trees required by the preceding paragraph should
spacing requirement.
the south side of the
measure 21/2 inches caliper (measured six inches abov4
parking lot at Road C, to
the ground); should be evenly spaced; and should be of
No shrubs are proposed around the parking lot. Shrubs
screen the parked cars as
a species common to the area. Such trees should be
on the south side of the parking lot would help screen
viewed from the EC.
planted in planters or medians sufficiently large to
the parked cars as viewed from the EC until such time
maintain the health of the tree and shall be protected by
as the townhouses are completed.
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 need for landscaping along buildings will be
Adjust the locations of
a. Trees or other vegetation should be planted along the
determined when the architectural designs are
trees south of lots 42 -53
front of long buildings as necessary to soften the
submitted for review.
to remain outside of the
appearance of exterior walls. The spacing, size, and type
sewer easement.
of such trees or vegetation should be determined by the
An irregular row of trees is proposed south of
length, height, and blankness of such walls.
townhouse Lots 42 -53. These trees, and those along
b. Shrubs should be used to integrate the site, buildings,
the perimeter of the Road C parking lot, those around
and other structures; dumpsters, accessory buildings and
Main Park, the street trees, and the trees on the east
structures; "drive thru" windows; service areas; and
side of the parcel will help integrate the buildings of
signs. Shrubs should measure at least 24 inches in
the development into the surroundings and soften the
height.
overall appearance. However, some of the trees south
of townhouse lots 42 -53 appear to be in a sewer
easement.
37
Plant species:
The trees listed in the plant schedule are found on the
None at this time.
a. Plant species required should be as approved by al
various lists. No shrubs are included in the schedule.
Staff based upon but not limited to the Generic
Landscape Plan Recommended Species List and NatiA
Plants or Virginia Landscapes (Appendix D).
38
Plant health:
The note does not appear on the plan but is needed.
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 plant."
Development paftern
6
Site development should be sensitive to the existing
Buildings located along the Route 20 EC are oriented
None.
natural landscape and should contribute to the creation
parallel to the EC, although the backs of the
of an organized development plan. This may be
townhouses face the street. Trees planted on the Rt. 20
accomplished, to the extent practical, by preserving the
side of these lots will help mitigate the view of the
trees and rolling terrain typical of the area; planting new
backs of the residential buildings. (These buildings are
trees along streets and pedestrian ways and choosing
designated as a future phase.)
species that reflect native forest elements; insuring that
any grading will blend into the surrounding topography
Three groups of townhouses are situated along the
thereby creating a continuous landscape; preserving, to
Avon Street corridor, also with their backs facing the
the extent practical, existing significant river and stream
street. One group is oriented parallel to the street; the
valleys which may be located on the site and integrating
others are not. The arrangement of the townhouse
these features into the design of surrounding
blocks, together with the landscaping and pocket park
development; and limiting the building mass and height
that is proposed between the buildings and the street,
to a scale that does not overpower the natural settings of
help establish an acceptable presentation to the street.
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
The grade of this site drops significantly from Avon
Provide material and
site to surrounding conditions by limiting the use of
Street down to Rt. 20. Avon Street in the vicinity of
color samples for the
retaining walls and by shaping the terrain through the use
the project area ranges from an elevation of
retaining walls. Indicate
of smooth, rounded land forms that blend with the existing
approximately 640' at the east to 630' at the west.
material and color on the
terrain. Steep cut or fill sections are generally
Route 20 in the vicinity of the project area ranges
site plan.
unacceptable. Proposed contours on the grading plan shall
from an elevation of 530' at the east to 550' at the
e rounded with a ten foot minimum radius where they
west. Retaining walls are used in several locations to
meet the adjacent condition. Final grading should achieve
accommodate the proposed development of the
a natural, rather than engineered, appearance. Retaining
property. Two retaining walls are located close to
walls 6 feet in height and taller, when necessary, shall be
Avon Street. Others are located between rows of
terraced and planted to blend with the landscape.
buildings, on the east side of the development, and
south of Main Park. The walls do not exceed 6' in
height. Some of the walls will be visible from the Rt.
20 EC. Material and color samples are needed.
In many cases, proposed contours are not rounded
where they meet the adjacent condition at the east and
west property lines. Trees are proposed all along the
east and west property lines, and should help soften
this view.
41
No grading, trenching, or tunneling should occur within
Much of the existing site is wooded, but the plan
None.
the drip line of any trees or other existing features
shows no trees to remain.
designated for preservation in the final Certificate of
Appropriateness. Adequate tree protection fencing should
be shown on, and 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.
44
Natural drainage patterns (or to the extent required, new
Underground stormwater facilities are located at Main
Revise the plan to show a
drainage patterns) should be incorporated into the
Park and adjacent to Rt. 20, just south of townhouse
temporary landscape
finished site to the extent possible.
Lots 42 -53. Typically, trees cannot be planted on top
treatment for the
of these underground facilities.
sediment basin located at
the southeast corner of
The Existing Conditions plan shows a sediment basin
the property to establish
at the southeast corner of the property, at Route 20, to
an appropriate
be used during construction. It is likely that the basin
appearance for the EC.
will have the appearance of a construction- related
engineering feature, not an integrated landscape
feature, during construction. If construction extends
over a long time period, a temporary landscape
treatment would be appropriate.
Staff recommends the following as the primary points of discussion:
1. Orientation of residential units to the ECs
2. EC frontage landscaping and utility conflicts
3. Appearance of the sediment basin at the southeast corner of the property
4. Off -site work
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- 30.6.4c(2), (3) and (5):
1. Remove the footprints of future phase buildings from the plan.
2. A screening fence detail indicating size, material and color is needed in the plan. Vinyl with a shiny surface is not an appropriate material for
this fence.
3. Add the standard mechanical equipment note to both the site and architectural plans. "Visibility of all mechanical equipment from the
Entrance Corridor shall be eliminated."
4. Revise the landscape plan to key the trees on the plan to the plant schedule.
5. Revise the spacing of large shade trees along the ECs to 35' on center.
6. Intersperse ornamental trees among the large shade trees that are proposed along the ECs.
7. Revise the plans to clearly show all utility lines with their associated easements. Provide sufficient planting area, free of utilities and
easements, along both ECs.
8. Clarify the extent of tree removal and tree replacement planned with off -site work along the ECs.
9. Revise the landscape plan to space the interior road trees no greater than 40' apart. Show how an appropriate appearance for the EC will be
maintained.
10. Provide shrubs, minimum 24" high at planting, on the south side of the parking lot at Road C, to screen the parked cars as viewed from the
EC.
11. Adjust the locations of trees south of lots 42 -53 to remain outside of the sewer easement.
12. 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."
13. Provide material and color samples for the retaining walls. Indicate material and color on the site plan.
14. Revise the plan to show a temporary landscape treatment for the sediment basin located at the southeast corner of the property to establish an
appropriate appearance for the EC.
Regarding recommendations on the plan as it relates to the guidelines:
Note for future submittals that the Block A building will need to address EC Guidelines requirements for scale, proportion, massing, detailing,
lack of blankness, etc. A "back of building" appearance will not be appropriate for elevations visible from Rt. 20.
Regarding recommended conditions of initial plan approval: A Certificate of Appropriateness is required prior to final site plan approval.
1. Remove the footprints of future phase buildings from the plan.
10
2. Revise the plans to clearly show all utility lines with their associated easements. Provide sufficient planting area, free of utilities and
easements, along both ECs.
3. Revise the plan to show a temporary landscape treatment for the sediment basin located at the southeast corner of the property to establish an
appropriate appearance for the EC.
Regarding conditions to be satisfied prior to issuance of a grading permit:
None.
U �I:,11.10 W1
This report is based on the following submittal items:
Sht #
Drawing Name
Drawing Date
Sht #
Drawing Name
Drawing Date
1
Cover
12 -7 -15
13
Route 20 Improvements Grading Plan
12 -7 -15
2
Notes
12 -7 -15
14
Site Details
12 -7 -15
3
Existing Conditions
12 -7 -15
1 15
Site Landscape Plan
12 -7 -15
4
Rezoning Application/Block Plan
12 -7 -15
16
Site Landscape Plan
12 -7 -15
5
Site Layout Plan
12 -7 -15
17
Landscape Data
12 -7 -15
6
Site Layout Plan
12 -7 -15
18
Landscape Details
12 -7 -15
7
Route 20 Improvements Layout Plan
12 -7 -15
19
Site Utility Plan
12 -7 -15
8
Typical Road Sections
12 -7 -15
20
Site Utility Plan
12 -7 -15
9
Road Profiles
12 -7 -15
1 21
Route 20 Sanitary Sewer Extension Plan
12 -7 -15
10
Road Profiles
12 -7 -15
22
Route 20 Sanitary Sewer Extension Plan
12 -7 -15
11
Site Grading Plan
12 -7 -15
23
Waterline Details
12 -7 -15
12
Site Grading Plan
12 -7 -15
24
Sanitary Sewer Details
12 -7 -15
11