HomeMy WebLinkAboutARB201600066 Staff Report 2016-07-12ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB -2016-66: Old Trail Village Blocks 5, 20 and 21 Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
055EOOI000OOA1
Location
South of Golf Drive and west of Old Trail Drive
Zoned
Neighborhood Model District (NMD)/Entrance Corridor (EC)
Owner/Applicant
March Mountain Properties LLC/Shimp Engineering (Justin Shimp)
Magisterial District
White Hall
Proposal
To construct three apartment buildings and a row of townhouses, with associated site improvements.
Context
The site lies within the Old Trail development. The town center is located to the northeast. Stream buffer is located to
the west and south.
Visibility
Currently, wooded area blocks the proposed area of development as viewed from the EC. Some of this wooded area
will be eliminated by the proposal for Blocks 5, 20 and 21, and from other future development. This will reduce the
screening, but will not completely open the view. Ultimately, the completed development in Blocks 5, 20 and 21 is
expected to have reduced visibility from the Rt. 250 EC due to the distance from the road (approximately 1500' and
more), the alignment of Old Trail Drive, and wooded area to remain.
ARB Meeting Date
July 5, 2016
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The ARB has reviewed several applications for development in Old Trail Village, all located on the east side of Old Trail Drive. Blocks 5, 20 and 21 are
the first to be reviewed by the ARB on the west side of Old Trail Drive.
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 within the
Information on the architectural Continued Entrance
designated Entrance Corridors is to insure that new development
design of the proposed buildings Corridor review of this
within the corridors reflects the traditional architecture of the area.
has not yet been submitted for proposal shall be a staff
Therefore, it is the purpose of ARB review and of these Guidelines,
review. However, the plan level review of a County -
that proposed development within the designated Entrance Corridors
indicates that the apartment wide Certificate of
reflect elements of design characteristic of the significant historical
buildings in Blocks 5 and 20 will Appropriateness for
landmarks, buildings, and structures of the Charlottesville and
be no more than 60' tall. (The site structures 750' or more
Albemarle area, and to promote orderly and attractive development
section shows 3 stories and 55' from the EC. Building
within these corridors. Applicants should note that replication of
tall.) A block of seven mass, roof form, building
historic structures is neither required nor desired.
townhouses is located south of materials/colors, and
the apartment buildings, in Block landscaping will be the
2
Visitors to the significant historical sites in the Charlottesville and
Albemarle area experience these sites as ensembles of buildings,
21. Given the anticipated reduced focus of review.
land, and vegetation. In order to accomplish the integration of
visibility from the EC, the focus
buildings, land, and vegetation characteristic of these sites, the
of review is expected to be mass,
Guidelines require attention to four primary factors: compatibility
roof form, and materials/colors of
with significant historic sites in the area; the character of the
the apartment buildings, as well
Entrance Corridor; site development and layout; and landscaping.
as landscaping. Given the
distance from the EC, the
3
New structures and substantial additions to existing structures
should respect the traditions of the architecture of historically
proposal is available for review as
significant buildings in the Charlottesville and Albemarle area.
a county -wide Certificate of
Photographs of historic buildings in the area, as well as drawinAppropriateness
for structures
architectural features, which provide important examples of thir
750' or more from the EC.
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
The apartment buildings in
None at this time.
should be integral to the building and site design.
Blocks 5 and 20 are big buildings
with long elevations — over 300'
12
Architecture proposed within the Entrance Corridor should use
forms, shapes, scale, and materials to create a cohesive whole.
long — but they appear to
incorporate projections and
13
Any appearance of "blankness" resulting from building design
should be relieved using design detail or vegetation, or both.
recessed areas to help break up
the length of the walls. This
should help establish an
appropriate scale and relieve
blankness. The distance from the
Entrance corridor and wooded
area to remain should help
minimize the impacts of the scale.
The townhouses will have a
different, smaller scale, but will
likely be compatible with the
townhouses already built in the
development on the other side of
Old Trail Drive.
14
Arcades, colonnades, or other architectural connecting devices
The proposed buildings are not
None at this time.
should be used to unify groups of buildings within a developmAR
physically connected by arcades
or colonnades. It is anticipated
that the apartment buildings will
appear unified through the use of
compatible materials, colors,
forms and details.
15
Trademark buildings and related features should be modifie:d:t:o—m-E
The proposed buildings are not
None at this time.
the requirements of the Guidelines.
expected to have the appearance
of a trademark design.
16
Window glass in the Entrance Corridors should not be highly tinted or
The window glass used in these
None at this time.
highly reflective. Window glass in the Entrance Corridors should
blocks is not expected to have a
meet the following criteria: Visible light transmittance (VLT) shall
significant impact on the EC due
not drop below 4001o. Visible light reflectance (VLR) shall not exceed
to the distance from the road.
30%. Specifications on the proposed window glass should be
submitted with the application forfinal review.
5
It is also an important objective of the Guidelines to establish a
Architectural designs have not yet
None at this time.
pattern of compatible architectural characteristics throughout A
been provided for review.
Entrance Corridor in order to achieve unity and coherence. Buildin
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.
10
Buildings should relate to their site and the surrounding context of
buildings.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the
Dumpsters are proposed for each
None at this time.
overall plan of development and shall, to the extent possible, be
of the apartment buildings. The
compatible with the building designs used on the sitel
dumpsters are not expected to be
noticeable from the EC.
18
The following should be located to eliminate visibility from the
Entrance Corridor street. If, after appropriate siting, these features will
Mechanical equipment is not
still have a negative visual impact on the Entrance Corridor street,
shown on the plan. Ground -
screening should be provided to eliminate visibility. a. Loading areas,
mounted equipment is not
b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical
expected to be noticeable from
equipment,
the EC. Given the distance from
f. Above -ground utilities, and g. Chain link fence, barbed wire, razor
the EC and other visibility
wire, and similar security fencing devices.
factors, rooftop equipment is not
likely to have an impact on the
19
Screening devices should be compatible with the design of the
buildings and surrounding natural vegetation and may consist of.
EC. Typical residential -scale
Walls, b. Plantings, and c. Fencing.
refuse areas and mechanical
equipment associated with the
21
The following note should be added to the site plan and the
architectural plan: "Visibility of all mechanical equipment from the
townhouse units are not expected
Entrance Corridor shall be eliminated."
to be noticeable from the EC.
22-31
Lighting
Information on proposed lighting
None at this time.
is not available at this time.
Landscaping
7
The requirements of the Guidelines regarding landscaping are
Proposed landscaping has not yet
None at this time.
intended to reflect the landscaping characteristic of many of the
been provided for review.
area's significant historic sites which is characterized by large shade
Although the distance from the
trees and lawns. Landscaping should promote visual order within the
EC may limit the need to review
Entrance Corridor and help to integrate buildings into the existing
smaller scale details of the
environment of the corridor.
architectural designs, meeting all
of the landscape guidelines
8
Continuity within the Entrance Corridor should be obtained by
planting different types of plant materials that share similar
remains important for this
characteristics. Such common elements allow for more flexibility in
development because a significant
the design of structures because common landscape features will
amount of wooded area is being
help to harmonize the appearance of development as seen from the
removed and because mature
street upon which the Corridor is centered.
trees, even at a distance, play a
significant role in integrating
buildings into the surroundings
and establishing visual order
along the Corridors.
32
Landscaping along the frontage of Entrance Corridor streets shoull
The proposed development does
None.
include the following:
not have frontage along the
a. Large shade trees should be planted parallel to the Entrance
Entrance Corridor street.
Corridor Street. Such trees should be at least 3'/z inches caliper
(measured 6 inches above the ground) and should be of a plant
species common to the area. Such trees should be located at least
every 35 feet on center.
b. Flowering ornamental trees of a species common to the area should
be interspersed among the trees required by the preceding paragraph.
The ornamental trees need not alternate one for one with the large
shade trees. They may be planted among the large shade trees in a less
regular spacing pattern.
c. In situations where appropriate, a three or four board fence or low
stone wall, typical of the area, should align the frontage of the
Entrance Corridor street.
d. An area of sufficient width to accommodate the foregoing
plantings and fencing should be reserved parallel to the Entrance
Corridor street, and exclusive of road right-of-way and utility
easements.
33
Landscaping along interior roads:
There appears to be planting area
None at this time.
a. Large trees should be planted parallel to all interior roads. Such
available for the trees required
trees should be at least 2%2 inches caliper (measured six inches abort
along roads and sidewalks.
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:
a. Medium trees should be planted parallel to all interior pedestrian
ways. Such trees should be at least 2'/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:
There appears to be planting area
If existing trees to remain
a. Large trees should align the perimeter of parking areas, located 40
available for perimeter and
are intended to be
feet on center. Trees should be planted in the interior of parking
interior parking lot trees. Wooded
counted towards
areas at the rate of one tree for every 10 parking spaces provided and
area to remain is shown along
landscaping
should be evenly distributed throughout the interior of the parking
some parking areas. If existing
requirements, show the
area.
trees to remain are intended to be
individual trees to remain
b. Trees required by the preceding paragraph should measure 2'/2
counted towards the perimeter
on the plan and identify
inches caliper (measured six inches above the ground); should be
parking lot tree requirement, the
them by size and species.
evenly spaced; and should be of a species common to the area. Such
individual trees to remain must be
trees should be planted in planters or medians sufficiently large to
identified by size and species on
maintain the health of the tree and shall be protected by curbing.
the plan.
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 apartment buildings have
None at this time.
a. Trees or other vegetation should be planted along the front of long
long walls — over 300' long — but
buildings as necessary to soften the appearance of exterior walls.
they appear to incorporate
The spacing, size, and type of such trees or vegetation should be
projections and recessed areas to
determined by the length, height, and blankness of such walls.
help break up the length. It is
b. Shrubs should be used to integrate the site, buildings, and other
anticipated that the street, parking
structures; dumpsters, accessory buildings and structures; "drive
lot and sidewalk tree
thru" windows; service areas; and signs. Shrubs should measure at
requirements will be sufficient to
least 24 inches in height.
address this guideline.
37
Plant species: a. Plant species required should be as approved by the
This requirement will be
None at this time.
Staff based upon but not limited to the Generic Landscape Plan
reviewed when a resubmittal
Recommended Species List and Native Plants for Virginia
including a landscape plan is
Landscapes (Appendix D).
made.
38
Plant health: The following note should be added to the landscape
This note will be needed on the
Include the standard
plan: "All site plantings of trees and shrubs shall be allowed to reach,
landscape plan.
planting note on the site
and be maintained at, mature height; the topping of trees is
plan.
prohibited. Shrubs and trees shall be pruned minimally and only to
support the overall health of theplant."
Site Development and layout
6
Site development should be sensitive to the existing natural
The proposed development does
None.
landscape and should contribute to the creation of an organized
not front the EC. The layout of
development plan. This may be accomplished, to the extent
the development appears to be
practical, by preserving the trees and rolling terrain typical of the
organized. Pedestrian connections
area•, planting new trees along streets and pedestrian ways and
are made with sidewalks
choosing species that reflect native forest elements; insuring that any
throughout the blocks. A large
grading will blend into the surrounding topography thereby creating
area of trees will be removed, but
a continuous landscape; preserving, to the extent practical, existing
wooded area associated with the
significant river and stream valleys which may be located on the site
stream and stream buffer will
and integrating these features into the design of surrounding
remain on the west and south
development; and limiting the building mass and height to a scale
sides of the development. The
that does not overpower the natural settings of the site, or the
distant view of the mountains
Entrance Corridor.
from the EC is not expected to be
negatively impacted by the
39
The relationship of buildings and other structures to the Entrance
Corridor street and to other development within the corridor should
proposed development.
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.
£ 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
No retaining walls are proposed.
Coordinate the proposed
surrounding conditions by limiting the use of retaining walls and by
The finished floor elevations of
grading with the wooded
shaping the terrain through the use of smooth, rounded land forms that
the apartment buildings gradually
area to remain.
blend with the existing terrain. Steep cut or fill sections are generally
step up in elevation from south to
unacceptable. Froposect contours on the grading p an s all ba
north. Grading west of the
with a ten foot minimum radius where they meet the adjacent
buildings will be difficult to
condition. Final grading should achieve a natural, rather than
distinguish from the EC.
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 within the drip line of
Proposed grading is shown
any trees or other existing features designated for preservation in the
through areas drawn as wooded
final Certificate of Appropriateness. Adequate tree protection fencing
area to remain.
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
Tree protection fencing will need
Show tree protection
Appropriateness should be clearly delineated and protected on the
to be shown on the plan.
fencing on the plan.
site prior to any grading activity on the site. This protection should
remain in place until completion of the development of the site.
43
Preservation areas should be protected from storage or movement of
heavy equipment within this area.
20
Surface runoff structures and detention ponds should be designed to fit
Three biofilters and two
None at this time.
into the natural topography to avoid the need for screening. When
underground detention areas are
visible from the Entrance Corridor street, these features must be fully
proposed in the development.
integrated into the landscape. They should not have the appearance of
These features are not expected to
engineered features.
have a negative visual impact on
the EC due to the distance from
44
Natural drainage patterns (or to the extent required, new drainage
patterns) should be incorporated into the finished site to the extent
the road.
possible.
Staff recommends the following as the primary points of discussion:
1. Anticipated degree of visibility
2. Continued review as a staff -level review of a County -wide Certificate of Appropriateness
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):
None.
• Regarding recommendations on the plan as it relates to the guidelines:
None.
Regarding recommended conditions of initial plan approval:
A Certificate of Appropriateness is required prior to final site plan approval. For the Certificate of Appropriateness, the applicant shall submit an
ARB application for a County -wide Certificate of Appropriateness for structures 750' or more from the EC. The submittal should address the
corresponding checklist requirements and the following:
1. Building mass, roof form, building materials/colors, and landscaping will be the focus of review.
2. If existing trees to remain are intended to be counted towards landscaping requirements, show the individual trees to remain on the plan
and identify them by size and species.
3. Include the standard planting note on the site 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."
4. Coordinate the proposed grading with the wooded area to remain.
5. Show tree protection fencing on the plan.
• Regarding conditions to be satisfied prior to issuance of a grading permit:
1. Coordinate the proposed grading with the wooded area to remain.
2. Show tree protection fencing on the plan.
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
C1
Cover Sheet
5/23/16
C2
Proffers
5/23/16
C3
Existing Conditions & Demo Plan
5/23/16
C4
Site Overview
5/23/16
C5
Preliminary Site Plan and Utilities
5/23/16
C6
Preliminary Site Plan and Utilities
5/23/16
C7
Preliminary Site Plan and Utilities
5/23/16
C8
Preliminary Grading Plan
5/23/16
C9
Preliminary Grading Plan
5/23/16
C10
Preliminary Grading Plan
5/23/16
-
Photos of site
-
-
Site Section
6/17/16
10