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HomeMy WebLinkAboutARB201600047 Staff Report 2016-05-09 (2)ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2016-47: Avon Park 2 Review Type Zoning Map Amendment Parcel Identification 09000000003100 Location 1960 and 1968 Avon Street Extended, approximately 1000' north of the intersection of Avon Street Extended and Route 20, south of Avon Court Zoned Planned Residential Development (PRD)/Entrance Corridor (EC) Owner/Applicant Bellevue Real Estate LLC/Clay Green Magisterial District Scottsville Proposal To amend the proffers and application plan for ZMA-2012-24. The proposed development includes 30 residential units on 5.26 acres. Context The subject parcel is located in an area of mixed residential and industrial development. A large wooded parcel is located to the west. Visibility The proposed development has a relatively narrow frontage and Avon Street in the vicinity of the parcel is narrow, so the development isn't expected to be visible for a long period of time when traveling along the corridor. The view along the frontage will be of trees planted on slopes around stormwater facilities. The mature trees are expected to eventually minimize the visibility of the houses climbing up the slope beyond. ARB Meeting Date May 16, 2016 Staff Contact Margaret Maliszewski PROJECT HISTORY The original Avon Park 2 proposal received a Certificate of Appropriateness on April 1, 2008 (ARB -2008-12). The applicant applied for a rezoning to amend the proffers and application plan in September 2014. Staff comments on potential impacts to the EC were provided at various stages of review. Comments focused on the challenge of appropriately integrating the stormwater facilities into the surrounding landscape. The applicant noted the desire to have a level of certainty regarding ARB approval of the layout, so staff asked the ARB for direction on the proposal on March 21, 2016. At that time the ARB requested a full review of the proposal. REF GUIDELINE ISSUE RECOMMENDATION 1 The goal of the regulation of the design of development The existing parcel slopes up regularly and Note that the details of the within the designated Entrance Corridors is to insure that gradually from Avon Street to the west. In landscape plan will undergo new development within the corridors reflects the the proposed plan, 30 residential units are thorough ARB review with traditional architecture of the area. Therefore, it is the located at the west end and middle of the the site plan submittal. No purpose of ARB review and of these Guidelines, that parcel, flanking a street that climbs up the reduction in the amount of proposed development within the designated Entrance slope. Building designs were not submitted planting shown on the Corridors reflect elements of design characteristic of the with the rezoning application. Only the application plan will be significant historical landmarks, buildings, and structures attached units 28-30 are subject to ARB considered appropriate, but of the Charlottesville and Albemarle area, and to promote review. Side elevations of those units will alternate layout, groupings, orderly and attractive development within these corridors. face the EC. Front elevations are not spacing, locations and plant Applicants should note that replication of historic structures expected to be visible due to the narrow material may be required by is neither required nor desired. width of Stratford Way. The attached unit building designs will be reviewed with a the ARB. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites future site plan submittal. as ensembles of buildings, land, and vegetation. In order to accomplish the integration of buildings, land, and The intensity of the development has vegetation characteristic of these sites, the Guidelines established a requirement for stormwater require attention to four primary factors: compatibility facilities, and the topography of the site with significant historic sites in the area; the character of dictates a generally reasonable location for the Entrance Corridor; site development and layout; and those facilities (at the low end of the landscaping. slope). The result is a heavily graded area at the EC end of the parcel, filled with 20 Surface runoff structures and detention ponds should be designed to fit into the natural topography to avoid the need stormwater facilities. At the stormwater for screening. When visible from the Entrance Corridor pond, that grading has the regular character street, these features must be fully integrated into the associated with engineered site features. landscape. They should not have the appearance of engineered features. The stormwater management pond is located east of the parking lot for the 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished attached units. Very regular grading is site to the extent possible. proposed up to the irregularly shaped pond. Some trees and shrubs are prosed along the 40 Site grading should maintain the basic relationship of the site to surrounding conditions by limiting the use of base of the slope, but planting is not retaining walls and by shaping the terrain through the use of allowed on the slopes of the pond. Water in smooth, rounded land forms that blend with the existing the pond is not expected to be visible from terrain. Steep cut or fill sections are generally unacceptable. the EC, but the regular grading up to the Proposed contours on the grading plan shall be rounded with a ten foot minimum radius where they meet the adjacent 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. structures and pond will be visible and will appear unnatural. The underground infiltration area measures approximately 42' x 135'. It is located between the pond and the EC. Trees can't be planted on this facility, but trees are provided on both the EC and north sides of it. A significant amount of landscaping has been proposed to offset the impacts of the grading and stormwater facilities on the EC, so much that there appears to be no more space available on the plan for additional trees. With the proposed layout and grading, it is the landscaping that will be relied upon to establish an orderly and attractive development along the EC. The mature trees are expected to eventually minimize the visibility of the houses climbing up the slope beyond, and to soften the appearance of the grading at the EC end of the parcel. A sophisticated landscape design could help offset impacts and establish an orderly and attractive development as viewed from the EC. A short length of retaining wall is proposed at the parking lot and longer, tiered retaining walls are proposed along the northern property line east of Hathaway Street. 17 Accessory structures and equipment should be integrated Residential scale equipment and refuse With the site plan into the overall plan of development and shall, to the areas are expected here, as with typical submittal, include the extent possible, be compatible with the building designs residential developments. It is anticipated standard mechanical used on the site. that landscaping will be sufficient for equipment note. 18 The following should be located to eliminate visibility from screening these features. Details can be the Entrance Corridor street. If, after appropriate siting, reviewed with a future site plan submittal. Provide on the site plan for these features will still have a negative visual impact on the review details on the Entrance Corridor street, screening should be provided to A small recreation area could be located at appearance of the chained eliminate visibility. a. Loading areas, b. Service areas, c. the south corner of the property. access point at the Refuse areas, d. Storage areas, maintenance path. e. Mechanical equipment, f. Above -ground utilities, and A chained gravel maintenance/access drive g. Chain link fence, barbed wire, razor wire, and similar is proposed from Avon Street through the security fencing devices. stormwater management area up to the parking lot. It curves around the infiltration 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may area and the stormwater pond. The consist of. a. Walls, b. Plantings, and c. Fencing. appearance of the chained access point and the existing rip rap and ditch nearby signal the service nature of the area. 21 The following note should be added to the site plan and the The note will be needed on the site plan architectural plan: "Visibility of all mechanical equipment and can be added with a future site plan from the Entrance Corridor shall be eliminated." submittal. Lighting Proposed lighting is not included in this None at this time. proposal. Lighting can be reviewed with a future site plan submittal. Landscaping 7 The requirements of the Guidelines regarding landscaping Six large trees are shown along the EC None at this time. are intended to reflect the landscaping characteristic of frontage at approximately 35' on center. many of the area's significant historic sites which is Smaller trees are interspersed and characterized by large shade trees and lawns. Landscaping additional small trees are proposed in the should promote visual order within the Entrance Corridor area. A concentration of trees along the and help to integrate buildings into the existing frontage could help reduce visibility and environment of the corridor. limit impacts of development further up the hill. A plant schedule is not included in 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that the rezoning application plan. Details share similar characteristics. Such common elements regarding size and species can be reviewed allow for more flexibility in the design of structures with a future site plan submittal. because common landscape features will help to harmonize the appearance of development as seen from A utility easement runs along the EC the street upon which the Corridor is centered. frontage. Landscaping is shown outside the easement. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: a. Large shade trees should be planted parallel to the No fencing is proposed along the EC Entrance Corridor Street. Such trees should be at least 31/2 frontage. A 3-board fence is proposed inches caliper (measured 6 inches above the ground) and along the east end of the southern property should be of a plant species common to the area. Such line. A board-on-board fence is proposed trees should be located at least every 35 feet on center. along the west end. 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: Trees are shown along Hathaway Street None at this time. a. Large trees should be planted parallel to all interior and Stratford Way at approximately 40' on roads. Such trees should be at least 2%2 inches caliper center. (measured six inches above the ground) and should 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: Sidewalks are provided along Stratford None. a. Medium trees should be planted parallel to all interior Way, so interior road trees would double pedestrian ways. Such trees should be at least 2'/2 inches as pedestrian way trees. 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 Note that interior and a. Large trees should align the perimeter of parking areas, development. It has 10 spaces and is perimeter trees are required located 40 feet on center. Trees should be planted in the located east of the attached residential for the parking lot proposed interior of parking areas at the rate of one tree for every 10 units. No perimeter or interior trees are for the attached units. parking spaces provided and should be evenly distributed provided. Shrubs are proposed on the EC throughout the interior of the parking area. side of the lot. The tree requirement can be b. Trees required by the preceding paragraph should addressed with a future site plan submittal. measure 2'/2 inches caliper (measured six inches above the ground); should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to maintain the health of the tree and shall be protected by curbing. c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 36 Landscaping of buildings and other structures: The proposed buildings are not particularly Not at this time. a. Trees or other vegetation should be planted along the long, so significant additional landscaping front of long buildings as necessary to soften the to offset impacts of the building length is appearance of exterior walls. The spacing, size, and type not anticipated. 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: A plant schedule was not provided with the Not at this time. a. Plant species required should be as approved by the application plan, so plant species have not Staff based upon but not limited to the Generic Landscape been identified. Species can be reviewed Plan Recommended Species List and Native Plants for with a future site plan submittal. Virginia Landscapes (Appendix D). 38 Plant health: The plant health note will be needed on the When the site plan is The following note should be added to the landscape plan: site plan. submitted for review, "All site plantings of trees and shrubs shall be allowed to provide the standard plant reach, and be maintained at, mature height; the topping of health note on the plan. 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 Buildings are not oriented exactly parallel None. natural landscape and should contribute to the creation of to the EC. The lot is narrow and buildings an organized development plan. This may be are aligned with the north and south lot accomplished, to the extent practical, by preserving the lines. The slight angle to the road is not trees and rolling terrain typical of the area; planting new expected to have a negative impact. trees along streets and pedestrian ways and choosing species that reflect native forest elements; insuring that A central street (Stratford Way) is any grading will blend into the surrounding topography proposed for the development. It ends in a thereby creating a continuous landscape; preserving, to the cul-de-sac near the west end of the parcel extent practical, existing significant river and stream and a small parking lot approximately 250' valleys which may be located on the site and integrating from the Avon Street Extended EC at the these features into the design of surrounding development; east. A chained gravel maintenance/access and limiting the building mass and height to a scale that drive is proposed from Avon Street does not overpower the natural settings of the site, or the through the stormwater management area Entrance Corridor. to the parking lot; it curves around the infiltration area and the stormwater pond. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within Hathaway Street in the original Avon Park the corridor should be as follows: development would be extended into Avon a. An organized pattern of roads, service lanes, bike paths, Park 2 near the cul-de-sac. and pedestrian walks should guide the layout of the site. b. In general, buildings fronting the Entrance Corridor The back half of the parcel is currently street should be parallel to the street. Building groupings wooded. It would all be removed to should be arranged to parallel the Entrance Corridor street. accommodate the proposed development. c. Provisions should be made for connections to adjacent A large wooded area exists on the property pedestrian and vehicular circulation systems. to the west. 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. 41 No grading, trenching, or tunneling should occur within the All trees would be removed from the None. drip line of any trees or other existing features designated parcel to accommodate the proposed for preservation in the final Certificate of Appropriateness. development. 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 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Visibility of the residential units and the impact of those units on the EC. 2. The visibility and impact of the grading and stormwater facilities on the EC. 3. The proposed landscaping and the ability of the landscaping to offset the impacts of the grading and stormwater facilities. Staff recommends that the ARB forward the following comment to the Planning Commission: To offset the impacts of the proposed development, the quantity and general distribution of plants shown on the application plan should be considered a minimum requirement of the rezoning. Staff notes the following items for the applicant's future site plan submittal: 1. Note that the details of the landscape plan will undergo thorough ARB review with the site plan submittal. No reduction in the amount of planting shown on the application plan will be considered appropriate, but alternate layout, groupings, spacing, locations and plant material may be required by the ARB. 2. Provide on the site plan for review details on the appearance of the chained access point at the maintenance path. 3. Note that interior and perimeter trees are required for the parking lot proposed for the attached units. 4. With the site plan submittal, include the standard mechanical equipment and plant health notes. 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. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Visibility of the residential units and the impact of those units on the EC. 2. The visibility and impact of the grading and stormwater facilities on the EC. 3. The proposed landscaping and the ability of the landscaping to offset the impacts of the grading and stormwater facilities. Staff recommends that the ARB forward the following comment to the Planning Commission: To offset the impacts of the proposed development, the quantity and general distribution of plants shown on the application plan should be considered a minimum requirement of the rezoning. Staff notes the following items for the applicant's future site plan submittal: 1. Note that the details of the landscape plan will undergo thorough ARB review with the site plan submittal. No reduction in the amount of planting shown on the application plan will be considered appropriate, but alternate layout, groupings, spacing, locations and plant material may be required by the ARB. 2. Provide on the site plan for review details on the appearance of the chained access point at the maintenance path. 3. Note that interior and perimeter trees are required for the parking lot proposed for the attached units. 4. With the site plan submittal, include the standard mechanical equipment and plant health notes. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date 1 Cover Sheet March 7, 2016 2 Overall Layout and Drainage Plan March 7, 2016 3 Existing Conditions March 7, 2016 4 Existing Conditions March 7, 2016 5 Layout Plan March 7, 2016 6 Layout Plan March 7, 2016 7 Grading and Utility Plan March 7, 2016 8 Conceptual BMP and Grading Plan March 7, 2016 9 Landscaping plan March 7, 2016 10 andscaping plan March 7, 2016 1 O Line of Sight Exhibit March 29, 2016