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HomeMy WebLinkAboutARB201600022 Staff Report 2016-03-28ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2016-22: Sunset Overlook Final Site Plan Review Type Final Site Development Plan Parcel Identification 07600000005200 & 076000000052NO 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 & Joshua or Mallory White/Collins Engineering (Scott Collins) Magisterial District Samuel Miller Proposal To construct 23 attached and 18 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 5' 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 18 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. The units located northwest of lots 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. The wooded area on adjacent sites will also help limit views into the development. ARB Meeting Date April 1, 2016 Staff Contact Paty Saternye PROJECT HISTORY The Architectural Review Board reviewed the initial site plan for this proposal at the December 7, 2015 meeting. The action letter from that meeting is included as Attachment A to this report and the recommendations are included in the Analysis table, below. The layout of the Final Site Plan is slightly different, with two additional single family detached and four fewer single family attached units. ANALYSIS REF GUIDELINE 12/7/15 CURRENT ISSUE RECOMMENDATION COMMENTS Structure design 1 The goal of the regulation of the design of None. Architectural designs have not been submitted for See #32. development within the designated Entrance review. Visibility of the overall development is expected Corridors is to insure that new development within to be limited. Only two detached single family units (lots the corridors reflects the traditional architecture of the 9 & 10) adjacent to Rt. 631 are expected to have direct area. Therefore, it is the purpose of ARB review and visibility. The view will be into the side yards of the of these Guidelines, that proposed development units. Existing wooded area to remain and new frontage within the designated Entrance Corridors reflect trees to be planted may filter the view of these units. (See elements of design characteristic of the significant #32 for additional comments on frontage trees.) historical landmarks, buildings, and structures of the However, the architectural design of single family Charlottesville and Albemarle area, and to promote detached residences is not subject to ARB review. The orderly and attractive development within these attached housing units are located approximately 740' corridors. Applicants should note that replication of from the Route 631 Entrance Corridor (EC) and are not historic structures is neither required nor desired. expected to be visible from the corridor, so the review of 2 Visitors to the significant historical sites in the those designs is also not required. Charlottesville and Albemarle area experience these 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 None. The majority of nearby existing buildings are single None. establish a pattern of compatible architectural family houses with traditional forms and materials. The characteristics throughout the Entrance Corridor in 18 proposed detached units wrap around a small group of order to achieve unity and coherence. Building existing single family homes, with two of the proposed designs should demonstrate sensitivity to other detached units (lots 17 & 18) located directly between nearby structures within the Entrance Corridor. the proposed attached units and the existing single family Where a designated corridor is substantially dwellings on Sunset Avenue Extended. developed, these Guidelines require striking a careful balance between harmonizing new development with The number of detached units is listed as 19 on the cover Change the detached unit count on the existing character of the corridor and achieving sheet but the number of detached units shown on the plan the cover sheet to 18 and update any compatibility with the significant historic sites in the is 18. calculations based on that count. area. The 23 attached units are not expected to be visible from None. 10 Buildings should relate to their site and the surrounding context of buildings. the EC, but they face Sunset Avenue Extended and their front stoops connect to the sidewalk along the road. Currently there are no structures directly across the street from their proposed location. Accessory structures and equipment 17 Accessory structures and equipment should be 4) Preserve The trees in the open space along Rt. 631, although If the existing trees within the open integrated into the overall plan of development and existing trees shown behind tree protection fencing, are not labeled as space along Rt. 631 are meant to be shall, to the extent possible, be compatible with the within the "preserved". preserved add a note specifying that. building designs used on the site. proposed open 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will still have a space along Rt. The tree protection fencing in lots 2 through 9 and the Adjust the tree protection fencing negative visual impact on the Entrance Corridor 631. existing tree line to remain are not consistent. and/or the existing tree line to remain street, screening should be provided to eliminate so that they accurately represent the visibility. 2) Show extents of the retained existing a. Loading areas, b. Service areas, c. Refuse areas, d. mechanical wooded area. Storage areas, e. Mechanical equipment, f. Above- equipment on the ground utilities, and g. Chain link fence, barbed wire, plan. Show how Standard residential mechanical equipment and similar Modify the notes to state that the razor wire, and similar security fencing devices. visibility of the items are expected to be located in the yards of the HVAC unit will be "... located in the equipment will residential units. No accessory structures or equipment north side yard of the house or at the 19 Screening devices should be compatible with the design of the buildings and surrounding natural be eliminated. are shown on the plan, but the standard mechanical rear of the house screened or vegetation and may consist of: a. Walls, b. Plantings, equipment note has been added to the site plan. A note enclosed with a fence or and c. Fencing. 3) Include the has been added to the cover sheet and landscaping plan landscaping." standard sheet specifying that "Single family detached lots 7-12 21 The following note should be added to the site plan and the architectural plan: "Visibility of all mechanical shall have the HVAC unit located on the west side of the mechanical equipment from the Entrance Corridor equipment note house or at the rear of the house screened or enclosed shall be eliminated." on the site plan. with a fence or landscaping." Placing the HVAC units on the west side of the houses would not block them from the view of the EC. Lighting None. No lighting is proposed for the development. None. Landscaping 7 The requirements of the Guidelines regarding 4) Preserve Open space area is provided along the Rt. 631 frontage in None. See #32 below for information landscaping are intended to reflect the landscaping existing trees which the trees will not be removed. This open space on proposed trees along Route 631. characteristic of many of the area's significant within the ranges in depth from 20' to 35'. Preserving existing trees historic sites which is characterized by large shade proposed open in the open space could help filter the view of accessory trees and lawns. Landscaping should promote visual space along Rt. structures and mechanical equipment for the detached order within the Entrance Corridor and help to 631. In areas units and aid in integrating the development into the EC. integrate buildings into the existing environment of where existing However, the width of canopy includes an area, possibly the corridor. trees are used to 10 feet in width, of grass and underbrush adjacent to the meet tree pedestrian trail along Rt. 631. The grass/underbrush area 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials requirements is not distinguished on the plan (see photos attached), that share similar characteristics. Such common along Rt. 631, but its existence and the depth and configuration of the elements allow for more flexibility in the design of identify existing open space call into question the actual character and structures because common landscape features will individual large appearance of the remaining wooded open space, and the help to harmonize the appearance of development as shade and number of significant trees actually contained within it. seen from the street upon which the Corridor is ornamental trees centered. 32 Landscaping along the frontage of Entrance Corridor on the plan by The location, species and size of the existing trees to None. streets should include the following: size and species remain have not been identified. a. Large shade trees should be planted parallel to the to show that the Entrance Corridor Street. Such trees should be at least minimum New EC frontage trees are proposed; however, they are Move the proposed EC trees to the 31/z inches caliper (measured 6 inches above the requirement can located on the development side of the open space, they area between the existing trail along ground) and should be of a plant species common to be met. If the do not extend the full length of the entrance corridor 631 and the first trunks of the the area. Such trees should be located at least every requirement frontage and they are not spaced according to the EC wooded area and place them in tree 35 feet on center. can't be met, Guidelines. Locating the new EC trees on the EC side of wells. Locate these trees five feet off b. Flowering ornamental trees of a species common show additional the wooded open space, along the edge of the trail , will the edge of the existing trail. to the area should be interspersed among the trees new trees to be provide for a more reliable and improved appearance Increase the number of trees along required by the preceding paragraph. The ornamental planted to meet along Rt. 631 and will better integrate the development the EC so that they will be planted for trees need not alternate one for one with the large the requirement. into the corridor. the full length of the property line shade trees. They may be planted among the large adjacent to Route 631. Space the shade trees in a less regular spacing pattern. large shade trees 35' on center and c. In situations where appropriate, a three or four intersperse ornamentals. Include a board fence or low stone wall, typical of the area, landscape calculation for the EC should align the frontage of the Entrance Corridor street trees. street. d. An area of sufficient width to accommodate the The proposed trees along Route 631, and the proposed None. foregoing plantings and fencing should be reserved trees within the rest of the development, are all on the parallel to the Entrance Corridor street, and exclusive of road right -of --way and utility easements. Recommended Plant List. The Yoshino Flowering Cherry (Prunus yeodensis) is not listed as an ornamental. However, it is a flowering small deciduous tree. There are no utilities shown between Route 631 and the Confirm there are no utilities or detached units. utility easements between the existing pedestrian trail and lots 9 and 10. Show any utilities or easements if they exist. 33 Landscaping along interior roads: None at this Large shade trees are specified along the interior roads of Include a landscape calculation for a. Large trees should be planted parallel to all interior time. the development and along Sunset Avenue Extended. A the street trees along the interior roads. Such trees should be at least 21/2 inches caliper note specifies that they will be spaced 40' on center. streets and along Sunset Avenue (measured six inches above the ground) and should Extended. 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. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should be at least 21/z 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. None. A short pedestrian path has been added between the trail along Route 631 and the cul-de-sac within the proposed development. The path runs through the existing wooded open space and between two of the proposed EC frontage trees. No proposed trees are specifically shown for this path. Add at least one medium shade tree along the proposed pedestrian path in the open space area between the existing wooded area and the cul -de - sac and lots 9 and 10. 35 Landscaping of parking areas: None. 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 21/2 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: None. Residential units near the Entrance Corridor are detached See #17 & #32 above. a. Trees or other vegetation should be planted along single family units that do not require ARB review. It is the front of long buildings as necessary to soften the anticipated that the trees retained in the open space and appearance of exterior walls. The spacing, size, and added along the EC will help integrate the buildings into type of such trees or vegetation should be determined the corridor. 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: None at this The specified tree species are all found in the None. a. Plant species required should be as approved by the time. Recommended Plant List. Staff based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes. 38 Plant health: 4) Add the The plant health note was included in the Landscape None. The following note should be added to the landscape standard plant Plan. plan: "All site plantings of trees and shrubs shall be health note to the allowed to reach, and be maintained at, mature height; plan. the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of theplant." Site Development and layout; Site grading 6 Site development should be sensitive to the existing 4) Preserve Tree protection fencing is shown along the edge of the See #17, #18 & #32 above. natural landscape and should contribute to the existing trees wooded area between lots 9 and 10 and the EC. Large creation of an organized development plan. This may within the shade and ornamental trees are also proposed along the be accomplished, to the extent practical, by proposed open edge of that wooded open space. preserving the trees and rolling terrain typical of the space along Rt. area; planting new trees along streets and pedestrian 631. ways and choosing species that reflect native forest elements; insuring that any grading will blend into 5) Show the The existing trail is shown. A pedestrian path is proposed Show details for any stairs and the surrounding topography thereby creating a existing asphalt to link the existing trail along Route 631 to the sidewalk railings that are required for the continuous landscape; preserving, to the extent path on the network within the development. Stairs and a railing proposed pedestrian path. practical, existing significant river and stream valleys plans. may be required for the new pedestrian path because of which may be located on the site and integrating the steep slope. these features into the design of surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settingsof the site, or the Entrance Corridor. The shape and layout of the development limits its visibility from the EC. The detached units adjacent to the None. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development EC are oriented parallel to it. within the corridor should be as follows: a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout The site is currently wooded and most of the trees will be See #17, 18 & #32 above. of the site. removed to construct the development as illustrated. b. In general, buildings fronting the Entrance Over two and a half acres of existing wooded area is Corridor street should be parallel to the street. shown as preserved. Preserving these trees will maintain Building groupings should be arranged to parallel the a tie to the surrounding area and can help mitigate the Entrance Corridor street. layout that results in no "fronts" facing the road. c. Provisions should be made for connections to Individual trees are not identified within the wooded adjacent pedestrian and vehicular circulation systems. areas to be preserved or within the open space along Rt. d. Open spaces should be tied into surrounding areas 631. Because of the depth and configuration of the open to provide continuity within the Entrance Corridor. space adjacent to the EC it is possible that few significant e. If significant natural features exist on the site trees, if any, will actually be located within the open (including creek valleys, steep slopes, significant space parcel. 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 A significant amount of grading is proposed to None. respect existing views and vistas on and around the accomplish the development as illustrated. There are site. walls proposed that are over 6' high, but they will not be visible from the entrance corridor because of the 40 Site grading should maintain the basic relationship of the site to surrounding conditions by limiting the use preserved woods and a distance of over 1,000' to the EC. of retaining walls and by shaping the terrain through the use of smooth, rounded land forms that blend Along the EC frontage of the parcel, Rt. 631 rises east to None. with the existing terrain. Steep cut or fill sections are west from an elevation of 464' to 484'. The site also rises generally unacceptable. Proposed contours on the up from the road, gaining 20' at the southeast corner. grading plan shall be rounded with a ten foot Consequently, the residential units will appear to sit minimum radius where they meet the adjacent somewhat above the level of the road. condition. Final grading should achieve a natural, rather than engineered, appearance. Retaining walls 6 feet in height and taller, when necessary, shall be terraced and planted to blend with the landscape. 41 No grading, trenching, or tunneling should occur 4) Preserve See #17 & #18 above. See #17 & #18 above. within the drip line of any trees or other existing existing trees features designated for preservation in the final within the Tree protection fencing is only shown on the landscaping Show the tree protection fencing on Certificate of Appropriateness. Adequate tree proposed open plan sheet. the grading and erosion and sediment protection fencing should be shown on, and control sheets. 10 coordinated throughout, the grading, landscaping and space along Rt. erosion and sediment control plans. 631. The limits of disturbance and tree protection fencing note for the portion of the woods along Route 631 does not Move the Limits of Clearing and Grading and Tree Protection Fencing 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly point to the protection fencing. note for the wooded area along the delineated and protected on the site prior to any EC so that it points at the protective grading activity on the site. This protection should fencing. If the limits and the fencing remain in place until completion of the development 6) Provide a are not in the same place clarify the of the site. conservation checklist on the notes and lines. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. plan. A conservation checklist was added to the Landscape None. Plan. 7) Show tree protection fencing on the plan. See #18, #41 & #42 above. See #18, #41 & #42 above. 20 Surface runoff structures and detention ponds None. Three stormwater ponds are shown in the development. None. should be designed to fit into the natural topography None are expected to be visible from the Rt. 631 EC. to avoid the need 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. None. None. None. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. 10 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 a. Existing wooded area to remain. b. Location of new EC trees. c. Entrance to trail along EC with possible stairs. Staff recommends approval with the following conditions: 1. Move the proposed Entrance Corridor (EC) trees to the area between the existing trail along 631 and the first trunks of the wooded area and place them in tree wells. These trees should be located five feet off the edge of the existing trail. Increase the number of trees along the EC so that they will be planted for the full length of the property line adjacent to Route 631. The large shade trees should be spaced 35' on center (O.C.) and have the ornamental trees intermixed as specified in the ARB Design Guidelines. 2. If the existing trees within the open space along Rt. 631 are meant to be preserved add a note specifying that. 3. Adjust the tree protection fencing and/or the existing tree line so that they accurately represent the extents of the retained existing wooded area. 4. Modify the mechanical notes to state that the HVAC unit will be "... located in the north side yard of the house or at the rear of the house screened or enclosed with a fence or landscaping." 5. Include a landscape calculation for the EC street trees. 6. Confirm there are no utilities or utility easements between the existing pedestrian trail and lots 9 and 10. Show any utilities or easements if they exist. 7. Include a landscape calculation for the street trees along the interior streets and along Sunset Avenue Extended. 8. Add at least one medium shade trees along the proposed pedestrian path in the open space area between the existing wooded area and the cul-de-sac and lots 9 and 10 9. Show details for any stairs and railings that are required for the proposed pedestrian path. 10. Show the tree protection fencing on the grading and erosion and sediment control sheets. 11. Move the Limits of Clearing and Grading and Tree Protection Fencing note for the wooded area along the EC so that it points at the protective fencing. If the limits and the fencing are not in the same place clarify the notes and lines. 12 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date 1 Cover 2/22/2016 2 Existing Conditions 2/22/2016 3 Layout Plan 2/22/2016 4 Layout Plan 2/22/2016 5 Utility Plan 2/22/2016 6 Utility Plan 2/22/2016 7 Grading and Drainage Plan 2/22/2016 8 Grading and Drainage Plan 2/22/2016 9 Landscaping Plan 2/22/2016 14 ATTACHMENT A iw .v+.r =.. s, .. � r7 emt` COUNTY OF ALBElI.tili.LE Depart—al, of C om man iry Development .101 IIcI¢fire EA ad, tiortb R-i¢g Charlo �tetrille; ["irgi¢ir 2 29 02-4 696 Ph... (434) 2W5832 Fu {43d} 471-4124 December LB, HIS Scott C.115- 2100 allips200 Garrett St., Ste. A Charlottesville, VA 22902 RE: ARB -2015-134: Sunset Overlook Initial Site Plan Dear Mr. Collins, At its meeting on Monday, December 7, 2015, the Albemarle County Architectural Review Board, by. rote of 4:0, voted to forward the foilowi ng recommendations a n the above -noted I n itia I Site Development Plan to the agent for the Site Review Committee: Regarding requirements to satisfy the design guidelines a s per § 18-30.6.412j, 13j and (S): 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 sha de and ornamental trees on the plan by sixe and species to show that the minimum requirement can he met. If the requirement can't be met, show additional new trees to he planted to meet the requirement Re,gardingrecom men dations on the p Ian as it relates to th a guidelines: None. Regarding recommended can ditio ns of initial plan approval: A Certificate of Appropriateness is required prior to final site plan approval. Show mechanical equipment on the plan. Show how visibility of the equipment will he eliminated. Include the standard mecha nical equ ipment note on the site plan: "Visibility of all mechanical equipmentfrom the Entrance Corridorshall be eliminated." 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 largeshade and orna m enta I trees on th a plan by sixe and species to show that the minimum requirement can he met. If the requirement can't be met, show additional new trees to he planted to meet the requirement Add th a sta nd and plant health note to the p Ian: "AII site plantings of trees and shrubs shall be allowed to reach, and he maintained at, mature height; the topping oftrees is prohibited. Shrubsand trees shall he pruned minimallyand onlyto support theoverall health of the plant-" Show the existingasphalt path on the plans - Provide a conservation checklist on the plan. Show tree protection fencing on th e p la n. Regarding conditions to he satisfied prior co issuance of a grading permit: 1. Provide a conservation checklist on the plan. Show tree protection Fencing on the plan. You maysubmit yourapplication for continued ARE review at your earliest convenience-Applicationforms, checklists and schedules are available on-line at www.alhemarle.grg/ARB. Please be certain that your ARB submittal addressesthe above -noted issues. Ifyou have any questions concerning any of the above, please feel free to call me. Sinoerely, Ellie Ray Senior Planner CC: Forge Farm LLC 195 Riverhead Drive Charlottesville VA 22911 15