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HomeMy WebLinkAboutARB201500153 Staff Report 2016-04-12ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2015-153: Adelaide Rezoning Review Type Conceptual Review - Zoning Map Amendment Parcel Identification 056000000108AO and 056000000026A2 Location North of Rockfish Gap Turnpike at Brownsville Road Zoned Residential (Rl)/Entrance Corridor (EC) Owner/Applicant Judith S. Herring/Shimp Engineering (Justin Shimp) Magisterial District White Hall Proposal To rezone to R6 to construct a development of 80 residential units including detached, attached, townhome, and affordable units, with associated site improvements, on approximately 20 acres. Context Buildings in the area are primarily single family detached residences on parcels ranging from 1/3 of an acre to 10+ acres. Cory Farms is located immediately to the east. The Clover Lawn and Liberty Hall developments and the Blue Ridge Shopping Center (Harris Teeter) are located approximately 2500' to the east. Visibility The proposed development will be visible from the Entrance Corridor, but the landscape buffer proposed along the EC frontage will filter views into the development. ARB Meeting Date April 18, 2016 Staff Contact Margaret Maliszewski PROJECT HISTORY The rezoning application was submitted on December 7, 2015. The applicant was provided with one round of staff comments, including comments from Design Planning staff (included as Attachment A to this report). Community meetings were held on December 16, 2015 and January 20, 2016. A Planning Commission work session was held on February 23, 2016. A revised rezoning plan was received on March 11, 2016. The ARB has reviewed no previous applications for this property. Note that the original plan proposed 93 total residential units, one full entrance and one emergency entrance from Rt. 250, and potential for stormwater facilities across the full frontage of the EC. The revised plan proposes 80 units, two full entrances, and reduced locations for stormwater facilities along the EC frontage. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development within the Architectural designs have not been ARB review and approval designated Entrance Corridors is to insure that new development submitted at this stage of review. The is required for the within the corridors reflects the traditional architecture of the area. application plan land use plan shows architectural designs of Therefore, it is the purpose of ARB review and of these Guidelines, single family attached and/or detached the residential units, that proposed development within the designated Entrance residential units located in the block excluding single family Corridors reflect elements of design characteristic of the significant adjacent to the EC. The conceptual layout detached units. Note that historical landmarks, buildings, and structures of the Charlottesville plan on the site section sheet shows the elevations visible from and Albemarle area, and to promote orderly and attractive residential units approximately 70' from the EC will need to be development within these corridors. Applicants should note that the Entrance Corridor. fully designed with a replication of historic structures is neither required nor desired. sufficient amount of The site section shows the buildings architectural detailing, 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, approximately 35' tall measured to the and materials, colors, land, and vegetation. In order to accomplish the integration of peak of the roof. The larger buildings scale and proportion, buildings, land, and vegetation characteristic of these sites, the measure approximately 100' x 50'. without blankness, to Guidelines require attention to four primary factors: compatibility Smaller buildings measure approximately create an appropriate with significant historic sites in the area; the character of the 65' x 35'. appearance for the EC. Entrance Corridor; site development and layout; and landscaping. There is nothing about the conceptual 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically layout plan to suggest that the significant buildings in the Charlottesville and Albemarle area. architectural design of the attached units Photographs of historic buildings in the area, as well as drawings of won't be able to incorporate forms, architectural features, which provide important examples of this features, details and materials that reflect tradition are contained in Appendix A. the historic architecture of the county. 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's Buildings on the site section plan are historic structures is not intended to impose a rigid design solution oriented such that back and side yards for new development. Replication of the design of the important could face the Entrance Corridor. Because historic sites in the area is neither intended nor desired. The there will be some level of visibility of Guideline's standard of compatibility can be met through building these elevations, particularly those along scale, materials, and forms which may be embodied in architecture the 40' buffer, these elevations will need which is contemporary as well as traditional. The Guidelines allow to be fully designed with a sufficient individuality in design to accommodate varying tastes as well as amount of architectural detailing, and special functional requirements. appropriate materials, colors, scale and 9 Building forms and features, including roofs, windows, doors, proportion, without blankness, to create materials, colors and textures should be compatible with the forms an appropriate appearance for the EC. and features of the significant historic buildings in the area, exemplified by (but not limited to) the buildings described in The architectural design of attached units Appendix A [of the design guidelines]. The standard of will require ARB review and approval. compatibility can be met through scale, materials, and forms which That review can be accomplished with the may be embodied in architecture which is contemporary as well as site plan review. traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. 5 It is also an important objective of the Guidelines to establish a Buildings in the area are primarily single None at this time. pattern of compatible architectural characteristics throughout the family detached residences on parcels of Entrance Corridor in order to achieve unity and coherence. varying size. The attached units will have Building designs should demonstrate sensitivity to other nearby a different form and character than the structures within the Entrance Corridor. Where a designated single family detached houses in the corridor is substantially developed, these Guidelines require immediate area. The attached units may striking a careful balance between harmonizing new development have more in common with the Liberty with the existing character of the corridor and achieving Hall buildings, located further east on the compatibility with the significant historic sites in the area. EC, than the Cory Farms residences. The landscape buffer will filter views into the 10 Buildings should relate to their site and the surrounding context of buildings. development, but the buildings will be visible. 11 The overall design of buildings should have human scale. Scale The rezoning application does not include None at this time. should be integral to the building and site design. a level of detail sufficient to address these architectural issues at this time. 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 Mo. Specifications on the proposed window glass should be submitted with the application forfinal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the Buildings on the site section conceptual With the site plan overall plan of development and shall, to the extent possible, be plan are oriented such that back and side submittal, show shrubs at compatible with the building designs used on the site. yards could face the Entrance Corridor. The yards will likely have residential the east and west ends of the block of development 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will scale mechanical equipment, trash cans, adjacent to the EC to still have a negative visual impact on the Entrance Corridor street, sheds, etc. The landscape buffer and berm screen accessory screening should be provided to eliminate visibility. along the EC frontage and the distance structures and equipment a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, between the yards and the road will help from the EC. e. Mechanical equipment, f. Above -ground utilities, and g. Chain diffuse the view of these items from the link fence, barbed wire, razor wire, and similar security fencing EC. Angled views into the development at devices. the entrances from Rt. 250 could also provide views of these items. Tall shrubs 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of. a. at the south, east and west sides of the Walls, b. Plantings, and c. Fencing. yards could help minimize visibility. These landscape details can be addressed with the site plan review. 21 The following note should be added to the site plan and the This note will be needed on the site and None at this time. architectural plan: "Visibility of all mechanical equipment from the architectural plans. Entrance Corridor shall be eliminated." Lighting The rezoning application does not include None at this time. a level of detail on lighting design sufficient to address lighting guidelines at this time. Landscaping 7 The requirements of the Guidelines regarding landscaping are The Crozet Master Plan calls for a At the time of site plan intended to reflect the landscaping characteristic of many of the wooded buffer along Rt. 250 in the area review, show individual area's significant historic sites which is characterized by large of the subject parcels. Planning staff has trees to remain along the shade trees and lawns. Landscaping should promote visual order recommended a 50' minimum depth for EC frontage, appropriate within the Entrance Corridor and help to integrate buildings into the that buffer. The proposed land use plan tree protection, and new existing environment of the corridor. shows open space 40' and 75' deep along Rt. 250. The infrastructure plan states trees to create an integrated buffer. 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar "preserve exiting trees where possible and characteristics. Such common elements allow for more flexibility in replant as per ARB guidelines to create the design of structures because common landscape features will integrated frontage" in this general area. help to harmonize the appearance of development as seen from the The conceptual layout on the site section street upon which the Corridor is centered. sheet shows three different buffer depths along the frontage: 75' at the east end, 40' 32 Landscaping along the frontage of Entrance Corridor streets should include the following: at the middle, and 65-70' at the west end. a. Large shade trees should be planted parallel to the Entrance The buffer is illustrated as a combination Corridor Street. Such trees should be at least 3'/2 inches caliper of existing trees to remain and new trees (measured 6 inches above the ground) and should be of a plant to be planted, and includes a 10' -wide species common to the area. Such trees should be located at least path. The 40' depth is composed of 25' of every 35 feet on center. planted area, 10' of path, and 5' of b. Flowering ornamental trees of a species common to the area should existing wooded area. This 5' is part of be interspersed among the trees required by the preceding paragraph. the 25' depth of wooded area extending The ornamental trees need not alternate one for one with the large into the right-of-way. The path meanders shade trees. They may be planted among the large shade trees in a less through the buffer, which could allow for regular spacing pattern. more opportunities to preserve individual c. In situations where appropriate, a three or four board fence or trees. Individual trees to remain will need low stone wall, typical of the area, should align the frontage of the to be identified on the site plan and will Entrance Corridor street. need to be protected. These details, and d. An area of sufficient width to accommodate the foregoing details regarding quantities, species, etc. plantings and fencing should be reserved parallel to the Entrance of new trees, can be addressed with the Corridor street, and exclusive of road right-of-way and utility site plan. easements. Utilities exist along the front of the property. An underground fiber optic line runs just inside the property line. A water line runs near the Rt. 250 edge of pavement. Existing trees are shown to remain between these utility lines. 33 Landscaping along interior roads: Trees will be needed along interior roads Note that large trees are a. Large trees should be planted parallel to all interior roads. Such at the 40' spacing. Some trees are shown required along interior trees should be at least 2'/2 inches caliper (measured six inches on the site section plan, but not roads, 21/2" caliper at above the ground) and should be of a plant species common to the consistently at the 40' spacing. Landscape planting, spaced 40' on area. Such trees should be located at least every 40 feet on center. details can be reviewed with the site plan. center. 34 Landscaping along interior pedestrian ways: Sidewalks are shown along each street. None. a. Medium trees should be planted parallel to all interior pedestrian With this layout, interior street trees ways. Such trees should be at least 2%2 inches caliper (measured six would double as pedestrian way trees. 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: Parking areas are shown at the attached At the time of site plan a. Large trees should align the perimeter of parking areas, located units. Some interior parking lot trees are review, show shrubs to 40 feet on center. Trees should be planted in the interior of parking shown. limit the view of parked areas at the rate of one tree for every 10 parking spaces provided cars from the EC. and should be evenly distributed throughout the interior of the Much of the parking is relegated behind parking area. and between buildings, but some shrubs b. Trees required by the preceding paragraph should measure 2'/2 may be needed to limit the view of parked inches caliper (measured six inches above the ground); should be cars in some locations. These landscape evenly spaced; and should be of a species common to the area. details can be addressed with the review Such trees should be planted in planters or medians sufficiently of the site plan. 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: The buffer trees along the EC frontage None. a. Trees or other vegetation should be planted along the front of will act as "front of long building" trees. 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 rezoning application does not include None at this time. a. Plant species required should be as approved by the Staff based a level of detail on landscape design upon but not limited to the Generic Landscape Plan Recommended sufficient to address these issues at this Species List and Native Plants for Virginia Landscapes (Appendix time. D). 38 Plant health: The following note should be added to the landscape plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." Development pattern 6 Site development should be sensitive to the existing natural The proposed roads and paths appear to None. landscape and should contribute to the creation of an organized be organized. development plan. This may be accomplished, to the extent practical, by preserving the trees and rolling terrain typical of the Buildings located adjacent to the EC are area; planting new trees along streets and pedestrian ways and oriented parallel to the EC, but the layout choosing species that reflect native forest elements; insuring that suggests that primary building entrances any grading will blend into the surrounding topography thereby may not face the EC. creating a continuous landscape; preserving, to the extent practical, existing significant river and stream valleys which may be located A path is shown across the frontage and on the site and integrating these features into the design of along the west side of the site. Sidewalks surrounding development; and limiting the building mass and are provided along the streets. height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. Wooded area would remain along the north and west sides of the property. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should Single family dwellings surround the be as follows: property, but significant wooded area is a. An organized pattern of roads, service lanes, bike paths, and adjacent to the north. pedestrian walks should guide the layout of the site. b. In general, buildings fronting the Entrance Corridor street should Distant views are not currently available be parallel to the street. Building groupings should be arranged to from the EC in this location due to the parallel the Entrance Corridor street. narrow road and the adjacent wooded c. Provisions should be made for connections to adjacent pedestrian area. With this development, the view will and vehicular circulation systems. open up and the general appearance along d. Open spaces should be tied into surrounding areas to provide this stretch of road will change. 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 Gradin 40 Site grading should maintain the basic relationship of the site to The applicant has indicated that the None at this time. surrounding conditions by limiting the use of retaining walls and by development has been designed to follow shaping the terrain through the use of smooth, rounded land forms existing terrain and to encourage walk -out that blend with the existing terrain. Steep cut or fill sections are basements for the perimeter units to keep generally unacceptable. Proposed contours on the grading plan shall the main roads close to the existing grade. be rounded with a ten foot minimum radius where they meet the adjacent condition. Final grading should achieve a natural, rather than The site section shows a berm along the engineered, appearance. Retaining walls 6 feet in height and taller, EC frontage. when necessary, shall be terraced and planted to blend with the landscape. Proposed contours on the grading plan are generally not rounded. Retaining walls are not shown on the plan. 41 No grading, trenching, or tunneling should occur within the drip line Existing wooded area to remain is shown At the time of site plan of any trees or other existing features designated for preservation in on the plan, but individual trees are not review, show individual the final Certificate of Appropriateness. Adequate tree protection identified, so it isn't possible to tell at this trees to remain in the fencing should be shown on, and coordinated throughout, the grading, time if grading occurs within the drip buffer and show landscaping and erosion and sediment control plans. lines. appropriate tree protection. 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on the Some of the existing wooded area to site prior to any grading activity on the site. This protection should remain along the EC frontage appears to remain in place until completion of the development of the site. be the size of individual trees or small groups of trees. Individual trees to remain 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. will need to be identified on the site plan and will need to be protected. This can be addressed with the site plan review. 20 Surface runoff structures and detention ponds should be designed to The application plan shows a number of Remove from the fit into the natural topography to avoid the need for screening. When potential stormwater management areas in application plan the two visible from the Entrance Corridor street, these features must be fully various locations throughout the site. stormwater facility integrated into the landscape. They should not have the appearance of Three are close to the EC and two of them options that are located in engineered features. are within the buffer area. Trees typically can't be planted in or immediately around the buffer along the EC. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent the stormwater facilities, so the facilities possible. should be located north of the buffer so the buffer can act as a buffer. Facilities visible from the EC will need to be fully integrated into the site design to appear as integrated landscape elements, not just engineered features. Staff recommends the following as the primary points of discussion: 1. The buffer along the EC: depth, location of path, combination of existing and new trees, location of stormwater facilities 2. Location and arrangement of the attached units near the EC frontage Staff recommends that the ARB forward the following recommendations to the Planning Commission: The ARB has no objection to the proposed rezoning, with the following condition: 1. Remove from the application plan the two stormwater facility options that are located in the buffer along the EC. Staff offers the following comments for future site plan submittals: 1. ARB review and approval is required for the architectural designs of the residential units, excluding single family detached units. Note that elevations visible from the EC will need to be fully designed with a sufficient amount of architectural detailing, and materials, colors, scale and proportion, without blankness, to create an appropriate appearance for the EC. 2. Show shrubs at the east and west ends of the block of development adjacent to the EC to screen accessory structures and equipment from the EC. 3. Large trees are required along interior roads, 21/2" caliper at planting, spaced 40' on center. 4. Show shrubs to limit the view of parked cars from the EC. 5. Show individual trees to remain in the buffer along the EC frontage, appropriate tree protection, new trees to create an integrated buffer, and a tree conservation plan. TABLE A This report is based on the following submittal items Sheet # I Drawing Name Drawing Date/Revision Date Rezoning Application Cl Cover Sheet 3/7/2016 C2 Project Overview 3/7/2016 C3 Existing Conditions 3/7/2016 C4 Plan of Development — Land Use 3/7/2016 C5 Plan of Development - Infrastructure 3/7/2016 ARB Submittal - Conceptual Plan of Development - 4 pages Written Narrative - 4 pages Site Photos - - Site Section 3/10/2016 ATTACHMENT A Design Planning Staff Comments on Original Adelaide Rezoning Proposal 1. The plan notes that no historical features have been located on the site. It is Historic Preservation Committee policy to obtain a photographic record of all buildings to be demolished prior to demolition. It is recommended that the applicant provide labeled photographs of each building that is to be demolished for the development. 2. The color conceptual plan shows trees along the EC frontage. Are these intended to be new trees, existing trees, or a combination of new and existing? 3. With the layout shown, there appears to be no planting area available along the Rt. 250 Entrance Corridor. The application plan shows a potential stormwater facility extending nearly the full frontage of the corridor. A path and underground utilities (fiber optic and copper telecommunication) are located between the facility and the street, and a sewer line is shown on the Adelaide side of the facility. (A 12" water line is also located along the frontage, closer to the road.) Where will the EC frontage landscaping be located? Clarify how the frontage landscaping requirements will be met while avoiding utility conflicts and maintaining the frontage plants outside of individual homeowners' lots. 4. The ARB will require that stormwater facilities visible from the EC look like fully integrated landscape elements. Engineered site features unrelated to the surroundings will not meet the EC guidelines. 5. There is a big size discrepancy between the EC -fronting stormwater facilities shown on the ARB concept plan and those shown on the rezoning application plan. It is anticipated that it will not be possible to fully and appropriately integrate a facility extending the full length of the frontage into the landscape. 6. Moving the path into the right-of-way may help acquire some space for on-site frontage landscaping. 7. It is recommended that a creative, holistic approach to the treatment of the EC frontage be devised, to fully integrate stormwater, landscape, streetscape and path requirements, resulting in a treatment that meets the EC Guidelines and maintains a rural scenic character that is consistent with the status of Rt. 250 West as a scenic byway. 10