HomeMy WebLinkAboutARB201600104 Staff Report 2016-09-12ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB -2016-104: Oakleigh Rezoning Amendment
Review Type
Conceptual review for an amendment to a Rezoning
Parcel Identification
045000000026AO
Location
On the south side of Rio Road West, across from Woodburn Road
Zoned
Neighborhood Model District (NMD)/Entrance Corridor (EC)
Owner/Applicant
Oakleigh Albemarle LLC/Edwards Design Studio (Steve Edwards)
Magisterial District
Rio
Proposal
To amend a rezoning (the previously approved proffers, Code of Development and Application Plan) to allow an
assisted living facility on the rear half of the site.
Context
The site is located on Rio Road West, across from Woodburn Road. To the west of the site is the Garden Spot
nursery. To the east is Berkmar Crossing, a 1-, 2- and 3 -story office/retail development. A small townhouse
development is located across Rio Road to the north. The Charlottesville Health and Rehab Center and the Berkeley
subdivision are to the south. The parcel consists of open pasture fronting the EC, with a mature wooded area beyond.
Visibility
Buildings A and B fronting the EC will be clearly visible from the EC. Building C and the townhomes block will
have less visibility. Building D, due to its size and its position on the high point of the parcel, will also be visible.
ARB Meeting Date
September 19, 2016
Staff Contact
Margaret Maliszewski
19:101BE" 811K's to) 'A'1
The site was previously occupied by a small farmstead - one of the last remaining historic farmsteads in the County's development areas. It consisted of a
turn -of -the -century wood frame farmhouse, a barn, and outbuildings. A demolition permit was approved for the site in 2005. The farm buildings were
located in the midst of an oak `leigh' (meaning oak meadow in Old English) on the upper part of the property. Several of these trees still stand. The ARB
has reviewed several applications for development of the parcel, as outlined in the table below.
DATE
APPLICATION/REVIEW TYPE
RESULT
9/6/2005
ARB -2005-100: Oakleigh Townhomes
The ARB provided preliminary comments on a preliminary plan to construct 52 townhomes.
11/7/2005
ARB -2005-126: Oakleigh Townhomes
3/6/2006
ARB -2006-08: Oakleigh Townhomes
9/17/2007
ARB -2007-56: Oakleigh Farm
The ARB completed an advisory review of a rezoning proposal for 101 dwelling units and up
to 28,000 sf of commercial uses.
02/02/2009
ARB -2008-177: Oakleigh
The ARB completed a preliminary review of a site plan implementing the 2007-08 rezoning.
11/10/2009
ARB -2009-19: Oakleigh
The ARB reviewed and approved a final site plan with conditions; a C of A was issued.
PRIMARY CHANGES TO THE PLAN
• The back/upper half of the site has been reconfigured to accommodate an assisted living facility (Building D).
• The tree preservation area has been reduced in size.
• Buildings D — I, K and L have been eliminated.
• Building C has been shifted behind Building B and reduced in size.
• Stormwater facilities have been reconfigured.
• Two pocket parks have been added.
REF
GUIDELINE
ISSUE
RECOMMENDATION
Structure design
1
The goal of the regulation of the design of development
Architectural designs have not been
When architectural plans
within the designated Entrance Corridors is to insure that
submitted with the rezoning application.
are submitted for review
new development within the corridors reflects the traditional
However, the applicant has indicated that
with the site plan submittal,
architecture of the area. Therefore, it is the purpose of ARB
the design of Buildings A and B (the Block
address the following
review and of these Guidelines, that proposed development
1 and 2 buildings that front the Entrance
issues:
within the designated Entrance Corridors reflect elements of
Corridor) is not intended to change from
design characteristic of the significant historical landmarks,
what was previously approved by the ARB.
The design of buildings in
buildings, and structures of the Charlottesville and
These buildings have two lower levels of
the development should
Albemarle area, and to promote orderly and attractive
retail/office space and an upper level of
exhibit compatibility in
development within these corridors. Applicants should note
residential units for a total of three stories.
form, character and
that replication of historic structures is neither required nor
materials.
desired.
Building C in Block 3 is proposed as a two -
story commercial building. Block 4 includes
Show how the form and
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these sites as
a row of townhouses. The buildings in both
massing of Building D
ensembles of buildings, land, and vegetation. In order to
of these blocks will have reduced visibility
result in an appropriate,
accomplish the integration of buildings, land, and vegetation
from the Entrance Corridor, but some
compatible appearance
characteristic of these sites, the Guidelines require attention
visibility is anticipated. Consequently, a
along the Entrance
to four primary factors: compatibility with significant
level of compatibility with Buildings A and
Corridor.
historic sites in the area; the character of the Entrance
B would be appropriate.
Corridor; site development and layout; and landscaping.
Building D in Block 5 - the assisted living
Provide site sections to
clarify the visibility and
3
New structures and substantial additions to existing
structures should respect the traditions of the architecture of
facility - is a large two-story building,
relative proportions of the
historically significant buildings in the Charlottesville and
currently shown at approximately 220' x
various buildings.
Albemarle area. Photographs of historic buildings in the
255'. It sits at the highest point of the site.
area, as well as drawings of architectural features, which
(The EC street fronting this parcel ranges
Revise the Code of
provide important examples of this tradition are contained in
from an elevation of 550' at the east to 570'
Development to eliminate
Appendix A.
at the west. The high point of the site is at
an elevation of 590'.) This building will
standards that are either
covered by EC guidelines,
4
The examples contained in Appendix A should be used as a
guide for building design: the standard of compatibility with
have greater visibility than the buildings
are more limiting than the
the area's historic structures is not intended to impose a
that were previously proposed at the back of
EC guidelines, or are
rigid design solution for new development. Replication of
the site. Careful massing to break down the
vague.
the design of the important historic sites in the area is
scale of the building will be needed. A level
neither intended nor desired. The Guideline's standard of
of consistency with the forms, materials,
compatibility can be met through building scale, materials,
and general character of Buildings A and B
and forms which may be embodied in architecture which is
would be appropriate.
contemporary as well as traditional. The Guidelines allow
individuality in design to accommodate varying tastes as
The review of the architectural designs of
well as special functional requirements.
the proposed buildings can occur with the
site plan review. Site sections will be useful
9
Building forms and features, including roofs, windows,
doors, materials, colors and textures should be compatible
at that time to clarify visibility and scale.
with the forms and features of the significant historic
buildings in the area, exemplified by (but not limited to) the
The Code of Development (Sheet 5)
buildings described in Appendix A [of the design
includes information on form, massing,
guidelines]. The standard of compatibility can be met
style, materials, etc. Much of this
through scale, materials, and forms which may be embodied
information is very detailed and would
in architecture which is contemporary as well as traditional.
either be addressed during the ARB review
The replication of important historic sites in Albemarle
of the proposal, or proposes a requirement
County is not the objective of these guidelines.
that is more limited than the EC guidelines.
Other standards are somewhat vague and
10
Buildings should relate to their site and the surrounding
context of buildings.
open to interpretation. Eliminating such text
would help avoid confusion in future
11
The overall design of buildings should have human scale.
Scale should be integral to the building and site design.
reviews.
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 4001o. Visible light
reflectance (VLR) shall not exceed 3001o. 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
The applicant has indicated that the design
The design of buildings in
establish a pattern of compatible architectural characteristics
of buildings A and B, which front the
the development should
throughout the Entrance Corridor in order to achieve unity
corridor, is not intended to change from
exhibit compatibility in
and coherence. Building designs should demonstrate
what was previously approved by the ARB.
form, character and
sensitivity to other nearby structures within the Entrance
Those designs were considered consistent
materials.
Corridor. Where a designated corridor is substantially
with the architecture of the Entrance
developed, these Guidelines require striking a careful
Corridors. Maintaining a level of
balance between harmonizing new development with the
consistency among all proposed buildings
existing character of the corridor and achieving
would be appropriate.
compatibility with the significant historic sites in the area.
12
Architecture proposed within the Entrance Corridor should
use forms, shapes, scale, and materials to create a cohesive
whole.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
In the previously approved plans,
None at this time.
into the overall plan of development and shall, to the extent
mechanical equipment for Buildings A and
possible, be compatible with the building designs used on
B was to be screened at lower levels by
the site.
brick screening walls and at upper levels by
a recessed area in the roof. Dumpsters are
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting, these
shown at the ends of the A and B parking
features will still have a negative visual impact on the
lots. Details of the screening methods can
Entrance Corridor street, screening should be provided to
be reviewed with future site plan submittals.
eliminate visibility. a. Loading areas, b. Service areas, c.
The mechanical equipment note will be
Refuse areas, d. Storage areas,
needed on the site and architectural
e. Mechanical equipment, f. Above -ground utilities, and
drawings.
g. Chain link fence, barbed wire, razor wire, and similar
security fencing devices.
19
Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
consist of. a. Walls, b. Plantings, and c. Fencing.
21
The following note should be added to the site plan and the
architectural plan: "Visibility of all mechanical equipment
from the Entrance Corridor shall be eliminated."
Lighting
Information on lighting was not included
None at this time.
with the rezoning application and can be
reviewed with future site plan submittals.
Landscaping
7
The requirements of the Guidelines regarding landscaping
New landscaping is not addressed in the
With future site plan
are intended to reflect the landscaping characteristic of many
current submittal. However, it is anticipated
submittals, provide
of the area's significant historic sites which is characterized
that landscaping will be consistent with the
assurance that the utility
by large shade trees and lawns. Landscaping should promote
previously approved plan. Planting area
easement and the planting
visual order within the Entrance Corridor and help to
along the EC frontage is occupied by an
along the EC frontage can
integrate buildings into the existing environment of the
electric easement. In the previous plan, the
coexist.
corridor.
utility line was to be moved underground.
Assurance should be provided with the
8
Continuity within the Entrance Corridor should be obtained
by planting different types of plant materials that share
future site plan submittal that the utility
similar characteristics. Such common elements allow for
easement and the planting can still coexist.
more flexibility in the design of structures because common
Planting area is available along many of the
landscape features will help to harmonize the appearance of
interior travelways and sidewalks. The
development as seen from the street upon which the
landscape plan can be reviewed with the site
Corridor is centered.
plan submittals.
32
Landscaping along the frontage of Entrance Corridor streets
should include the following:
a. Large shade trees should be planted parallel to the
Entrance Corridor Street. Such trees should be at least 3 %2
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:
a. Large trees should be planted parallel to all interior roads.
Such trees should be at least 2'h inches caliper (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:
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:
Few interior parking lot tree islands are
Provide sufficient space
a. Large trees should align the perimeter of parking areas,
shown, but the parking lots are not very
between retaining walls and
located 40 feet on center. Trees should be planted in the
deep, and none have more than two rows.
parking lots/travelways to
interior of parking areas at the rate of one tree for every 10
accommodate required
parking spaces provided and should be evenly distributed
Planting area is available on some, but not
trees.
throughout the interior of the parking area.
all, parking perimeters. Perimeter trees will
b. Trees required by the preceding paragraph should
be important, particularly for Building D, to
Ensure that the retaining
measure 2'/z inches caliper (measured six inches above the
help integrate the large building into the
wall construction method
ground); should be evenly spaced; and should be of a
surroundings. Retaining walls are shown
allows for the planting of
species common to the area. Such trees should be planted in
close to parking lots — as close as 4' at
trees and shrubs in close
planters or medians sufficiently large to maintain the health
building D and less at Building C. Greater
proximity to the walls.
of the tree and shall be protected by curbing.
separation may be needed to meet the
c. Shrubs should be provided as necessary to minimize the
planting requirements.
parking area's impact on Entrance Corridor streets. Shrubs
should measure 24 inches in height.
36
Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along the
front of 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.
Development paffern and Gradin
6
Site development should be sensitive to the existing natural
Significant natural features remaining on
Clarify and make consistent
landscape and should contribute to the creation of an
site are the mature oak trees that are
throughout the proposal
organized development plan. This may be accomplished, to
grouped near the high point of the site and
whether 13 or 14 trees are
the extent practical, by preserving the trees and rolling
near the northwest corner of the site. A
to remain.
terrain typical of the area; planting new trees along streets
major part of the previous proposal was the
and pedestrian ways and choosing species that reflect native
preservation of the mature trees. The
Ensure that retaining wall
forest elements; insuring that any grading will blend into the
applicant has indicated that the
location and construction
surrounding topography thereby creating a continuous
condominiums proposed in the previous
allows for the trees required
landscape; preserving, to the extent practical, existing
application are no longer feasible, and the
at the perimeter of parking
significant river and stream valleys which may be located on
condition of many of the trees has
lots and planting at the base
the site and integrating these features into the design of
diminished since the previous approval. The
of the walls. Maximum
surrounding development; and limiting the building mass
applicant's proposal for the development of
height for retaining walls
and height to a scale that does not overpower the natural
this parcel now includes an assisted living
that are visible from the
settings of the site, or the Entrance Corridor.
facility located at the high point of the site,
necessitating the removal of 24 trees. The
Entrance Corridor is 6'.
Taller walls must be
39
The relationship of buildings and other structures to the
Entrance Corridor street and to other development within the
applicant's tree expert indicates that eight of
terraced and planted.
corridor should be as follows:
these trees are structurally compromised or
a. An organized pattern of roads, service lanes, bike paths,
have recently declined.
and pedestrian walks should guide the layout of the site.
b. In general, buildings fronting the Entrance Corridor street
Thirteen or 14 mature trees are proposed to
should be parallel to the street. Building groupings should
remain. (Tree #34 is shown south of
be arranged to parallel the Entrance Corridor street.
Building C, but is not numbered on the
c. Provisions should be made for connections to adjacent
plan.) Seven of these trees are located
pedestrian and vehicular circulation systems.
across the front of the proposed building
d. Open spaces should be tied into surrounding areas to
and are described as "spectacular."
provide continuity within the Entrance Corridor.
e. If significant natural features exist on the site (including
Tree preservation was a significant factor in
creek valleys, steep slopes, significant trees or rock
the 2006-2009 ARB reviews. The quantity
outcroppings), to the extent practical, then such natural
of mature trees to remain was considered a
features should be reflected in the site layout. If the
positive feature in the development,
provisions of Section 32.5.6.n of the Albemarle County
showing sensitivity to the existing
Zoning Ordinance apply, then improvements required by
landscape, helping to integrate the
that section should be located so as to maximize the use of
development into the surroundings, and
existing features in screening such improvements from
maintaining a tie to the historic character of
Entrance Corridor streets.
the site. Fewer trees would be preserved
f. The placement of structures on the site should respect
with the current proposal, but some prime
existing views and vistas on and around the site.
examples would remain. They are expected
to still maintain a visual presence on the site
40
Site grading should maintain the basic relationship of the site
to surrounding conditions by limiting the use of retaining walls
and to help integrate the assisted living
and by shaping the terrain through the use of smooth, rounded
facility into the surroundings.
land forms that blend with the existing terrain. Steep cut or fill
sections are generally unacceptable. Proposed contours on the
Maintaining the health of the existing trees
grading plan shall be rounded with a ten foot minimum radius
to remain will be important. Grading is
where they meet the adjacent condition. Final grading should
shown within the driplines of five of these
achieve a natural, rather than engineered, appearance.
trees (including #34). Also, the retaining
Retaining walls 6 feet in height and taller, when necessary,
wall on the west side of Building D extends
shall be terraced and planted to blend with the landscape.
around the travelway and within the
driplines of three trees to remain. An
41
No grading, trenching, or tunneling should occur within the
drip line of any trees or other existing features designated for
arborist has been working with the applicant
preservation in the final Certificate of Appropriateness.
at this site for several years.
Adequate tree protection fencing should be shown on, and
Correspondence from the applicant
coordinated throughout, the grading, landscaping and erosion
indicates that the health of the trees to
and sediment control plans.
remain is supported by limiting the
excavation footprint near the trees,
42
Areas designated for preservation in the final Certificate of
Appropriateness should be clearly delineated and protected
increasing the clearance from the building
on the site prior to any grading activity on the site. This
to the trees, and using permeable pavers in
protection should remain in place until completion of the
the vicinity of the trees. Also, a tree
development of the site.
preservation proffer states that a tree
preservation plan for 13 trees will be
43
Preservation areas should be protected from storage or
movement of heavy equipment within this area.
included with the Final Site Plan and a bond
will be posted to guarantee replacement of
trees that may die within five years of the
issuance of the last Certificate of
Occupancy.
With this proposal, extensive retaining walls
would be used to develop the site. Building
D is surrounded on three sides by retaining
walls. Those walls extend around the pocket
park that fronts Building D, and to Building
C, whose parking lot is also surrounded by
walls. At the pocket park, the wall extends
through the drip lines of three of the trees to
remain (#7, 8 and 9).
20
Surface runoff structures and detention ponds should be
Two stormwater management areas are
None at this time.
designed to fit into the natural topography to avoid the need
identified at the back of the site and an
for screening. When visible from the Entrance Corridor street,
underground facility is proposed in the
these features must be fully integrated into the landscape.
Building B parking lot. None of the
They should not have the appearance of engineered features.
facilities are expected to be visible from the
EC.
44
Natural drainage patterns (or to the extent required, new
drainage patterns) should be incorporated into the finished
site to the extent possible.
I.IUUTluF.1W&OaRO[KI]UlU1NODZINYLOW
Staff recommends the following as the primary points of discussion:
1. The revised site layout; the potential visual impact of the assisted living facility on the Entrance Corridor
2. The reduced quantity of mature trees to remain
3. Visibility of the townhomes and Building C
Staff offers the following comments on the proposed rezoning:
Staff recommends the ARB forward the following recommendation to the Planning Commission:
The ARB has no objection to the amendment to the proposed rezoning, with the following conditions:
1. The Code of Development should be revised to eliminate standards that are either covered by EC guidelines, are more limiting than the
EC guidelines, or are vague.
2. It should be clarified and made consistent throughout the proposal whether 13 or 14 trees are to remain.
Staff offers the following comments for future site plan submittals:
1. When architectural and site plans are submitted for review with the site plan submittal, address the following issues:
a. The design of buildings in the development should exhibit compatibility in form, character and materials.
b. Show how the form and massing of Building D result in an appropriate, compatible appearance along the Entrance Corridor.
c. Provide site sections to clarify the visibility and relative proportions of the various buildings.
d. Provide assurance that the utility easement and the planting along the EC frontage can coexist.
e. Ensure that retaining wall location and construction method allows for required planting at the perimeter of parking lots/travelways and at
the base of the walls. Maximum height for retaining walls that are visible from the Entrance Corridor is 6'. Taller walls must be terraced and
planted.
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
1
Cover Sheet
30 June 2016
2
Parcel Overview & Regional Context
30 June 2016
3
Existing Conditions Plan
30 June 2016
4
Block Plan
30 June 2016
5
Code of Development
30 June 2016
6
Application Plan
30 June 2016
10