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HomeMy WebLinkAboutARB201600125 Staff Report 2016-10-31ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2016-125: Timberland Park Apartments Review Type Initial Site Development Plan and preliminary architectural review Parcel Identification 076000000046BO Location On the south side of I64, west of Old Lynchburg Road Zoned Residential (Rl5)/Entrance Corridor (EC) Owner/Applicant Woodlands Properties III LLC/Balzer & Associates (Kent O'Donohue) Magisterial District Scottsville Proposal To construct four apartment buildings, a community center and associated site improvements. Context This apartment complex is proposed in an area of similar residential development. The Cavalier Crossing apartments are to the east across Old Lynchburg Road. The 5' Street Apartments development is under construction to the east of Cavalier Crossing. The Woodlands development is to the west. Sherwood Manor is to the south. Visibility The subject parcel is separated from the Entrance Corridor street by wooded right-of-way that ranges in depth from approximately 80' to 130'. This wooded area will help limit direct sustained views of the proposed development, particularly in the summer months. However, the development is expected to be visible through the trees, with levels of visibility similar to that of the neighboring residential developments. ARB Meeting Date November 7, 2016 Staff Contact Margaret Maliszewski PROJECT HISTORY: The ARB has reviewed no previous proposals for this site. 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 The proposed apartment buildings and Provide for review within the designated Entrance Corridors is to insure that community center building use traditional samples of the proposed new development within the corridors reflects the building elements, including gabled roofs, building materials and traditional architecture of the area. Therefore, it is the paired double -hung windows with shutters, and colors. purpose of ARB review and of these Guidelines, that brick detailing at window heads and sills. proposed development within the designated Entrance Proposed materials include red brick with gray Revise shutter width to Corridors reflect elements of design characT of the mortar, fiber -cement lap siding, architectural match window width. gm scant historical landmarks, buildings, and structures profile shingles, and white windows with dark of the Charlottesville and Albemarle area, and to promote gray shutters. Based on the color rendering, orderly and attractive development within these corridors. these materials and colors are consistent with Applicants should note that replication of historic structures those used in traditional architecture of the area. s neither required nor desired. However, samples will be needed for confirmation. Note that proposed apartment 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites shutter width does not match window width. as ensembles of buildings, land, and vegetation. In order With these forms and materials, the buildings to accomplish the integration of buildings, land, and are expected to maintain a level of compatibility vegetation characteristic of these sites, the Guidelines with Albemarle County's historic architecture require attention to four primary factors: compatibility without replicating historic buildings and with significant historic sites in the area; the character of without using incompatible contemporary the Entrance Corridor; site development and layout; and forms. Given the general character of the landscaping. proposed buildings and the anticipated view from the I64 EC, the proposal is expected to 3 New structures and substantial additions to existin structures should respect the traditions of the architecture promote orderly and attractive development. of historically significant buildings in the Charlottesville and Albemarle area. Photographs of historic buildings in the area, as well as drawings of architectural features, which provide important examples of this tradition are contained in Appendix A. 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's historic structures is not intended to impose a rigid design solution for new development. Replication of the design of the important historic sites in the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as special functional requirements. 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and features of the significant historic buildings in the area, exemplified by (but not limited to) the buildings described in Appendix A [of the design guidelines]. The standard of compatibility can be met through scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. 11 The overall design of buildings should have human scale. The larger apartment buildings measure None. Scale should be integral to the building and site design. approximately 190' long x 58' wide x 40' tall (3 stories). The building projections, the use of brick, and the use of the open stairwells to separate apartment blocks help break down the mass of the buildings to a human scale. 13 Any appearance of "blankness" resulting from building The end elevations of the apartment blocks and Add trees at the north end design should be relieved using design detail or the community center are blank. Many of these of Building #3 to relieve vegetation, or both. end elevations are angled away from the EC, blankness. thereby limiting visual impact. The north elevation of Building #3 is expected to have some visibility, so trees added at the north end of the building would be appropriate. 14 Arcades, colonnades, or other architectural connecting The apartment blocks and community center are None. devices should be used to unify groups of buildings within not connected physically, but will be connected a development. visually through the use of similar materials and architectural forms/features. 15 Trademark buildings and related features should be Buildings of the proposed designs may have None. modified to meet the requirements of the Guidelines. been constructed elsewhere, but the designs do not have an obvious trademark character. 16 Window glass in the Entrance Corridors should not be The note will be needed on the plans. Add the standard window highly tinted or highly reflective. Window glass in the glass note to the Entrance Corridors should meet the following criteria: architectural plans. Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application for anal review. 5 It is also an important objective of the Guidelines to Other apartment complexes are located nearby None. establish a pattern of compatible architectural to the east (Cavalier Crossing and 5' Street characteristics throughout the Entrance Corridor in order Apartments) and the west (Woodlands). to achieve unity and coherence. Building designs should Buildings in these developments have pitched demonstrate sensitivity to other nearby structures within roofs and are faced with a combination of brick the Entrance Corridor. Where a designated corridor is and siding. The proposed architectural forms substantially developed, these Guidelines require striking and materials are similar to those used in the a careful balance between harmonizing new development nearby apartment complexes. 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. 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 Dumpsters are proposed on the 164 side of the Show locations of into the overall plan of development and shall, to the site, but distance, topography and wooded area proposed equipment and extent possible, be compatible with the building desigil are expected to sufficiently minimize visibility. show how visibility will sed on the site. Mechanical equipment locations have not yet be eliminated. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, been identified on the plan. Because the these features will still have a negative visual impact on the proposed buildings have pitched roofs, roof- Entrance Corridor street, screening should be provided to mounted equipment is not expected to be an eliminate visibility. a. Loading areas, b. Service areas, c. issue. Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above-ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the design 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 The note appears on sheet C3 of the site plan. It Add the standard architectural plan: "Visibility of all mechanical equipment does not appear on the architectural drawings. mechanical equipment from the Entrance Corridor shall be eliminated." note to the architectural drawings. Lighting Lighting information was not submitted in time to include in the ARB packets, but staff completed a preliminary review. 22 Light should be contained on the site and not spill over The photometric plan shows no excessive None. onto adjacent properties or streets; spillover. 23 Light should be shielded, recessed or flush -mounted to The cut sheets submitted for review indicate that None. eliminate glare. All fixtures with lamps emitting 3000 the proposed fixtures are full cutoff fixtures. lumens or more must be full cutoff fixtures. 24 Light levels exceeding 30 footcandles are not appropriate Light levels reach of maximum of 9.1 fc. None. for display lots in the Entrance Corridors. Lower light levels will apply to most other uses in the Entrance Corridors. 25 Light should have the appearance of white light with 9 All fixtures are proposed with LED lamps. None. warm soft glow; however, a consistent appearance throughout a site or development is required. Consequently, if existing lamps that emit non-white light are to remain, new lamps may be required to match them. 26 Dark brown, dark bronze, or black are appropriate colors The color proposed for the poles and fixtures Identify on the lighting for free-standing pole mounted light fixtures in the has not been identified on the plan. plan the color proposed Entrance Corridors. for the poles and fixtures. Bronze is recommended. 27 The height and scale of freestanding, pole -mounted light Proposed pole height is 25'. If bases are used, Reduce pole light height fixtures should be compatible with the height and scale of total height will likely be 27'. Many of the pole to 20' total, maximum. the buildings and the sites they are illuminating, and with lights are not located behind buildings as the use of the site. Typically, the height of freestanding viewed from the EC. Similar developments, pole -mounted light fixtures in the Entrance Corridors including the 5t1i Street Apartments, met the 20' should not exceed 20 feet, including the base. Fixtures th] height limit. exceed 20 feet in height will typically require additional screening to achieve an appropriate appearance from the Entrance Corridor. 28 In determining the appropriateness of lighting fixtures for the Entrance Corridors, the individual context of the site will be taken into consideration on a case by case basis. 29 The following note should be included on the lighting The note is needed on the plan. Add the standard lighting plan: "Each outdoor luminaire equipped with a lamp that note to the plan. emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areag zoning districts shall not exceed one half footcandle." 30- Guidelines for the Use of Decorative Landscape Lighting No decorative landscape lighting has been None. 31 proposed. Landscaping 7 The requirements of the Guidelines regarding landscaping Although landscaping is shown on various Include a complete are intended to reflect the landscaping characteristic of sheets of the plan set, a landscape plan and landscape plan and many of the area's significant historic sites which is landscape schedule were not included, and the schedule with the next characterized by large shade trees and lawns. Landscaping landscaping that is shown varies from sheet to submittal. Show planting should promote visual order within the Entrance Corridor sheet. consistently throughout and help to integrate buildings into the existing the plan set. environment of the corridor. Trees are proposed along the EC side of the site. They are identified as 3'/2" caliper trees that will Provide a mix of large 8 continuity within the Entrance Corridor should be obtained by planting different types of plant materials" have a mature height of 50' or more. They are tree species along the EC [hare similar characteristics. Such common elements generally spaced closer together than the 35' side of the site. �Ilow for more flexibility in the design of structures requirement. Flowering ornamental trees are not Intersperse ornamental ecause common landscape features will help to shown. A mix of trees would be appropriate. trees among the shade armonize the appearance of development as seen from trees. the street upon which the Corridor is centered. 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'/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: Trees are proposed along Old Lynchburg Road Trees along Old a. Large trees should be planted parallel to all interior at 25-35' on center. Lynchburg Road shall be roads. Such trees should be at least 2% inches caliper a minimum of 2%" (measured six inches above the ground) and should be of a caliper at planting. 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 throughout the site but None. a. Medium trees should be planted parallel to all interior trees that are located near them are primarily pedestrian ways. Such trees should be at least 2'/2 inches interior parking lot 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: 160 parking spaces are proposed, requiring 16 Provide perimeter a. Large trees should align the perimeter of parking areas, interior parking lot trees. There are at least 18 parking lot trees, 40' on located 40 feet on center. Trees should be planted in the interior trees proposed. However, there are no center, 2%2" caliper at interior of parking areas at the rate of one tree for every 10 perimeter parking lot trees provided. Shrubs are planting. parking spaces provided and should be evenly distributed not shown on the plan, but they would not have throughout the interior of the parking area. a significant impact on the EC due to distance, b. Trees required by the preceding paragraph should topography and wooded area in the right -of - measure 2'/2 inches caliper (measured six inches above the way. 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: A note on the plan states that foundation Add trees in the open area a. Trees or other vegetation should be planted along the planting will be provided around all buildings. west of Building #3 to front of long buildings as necessary to soften the Foundation plantings wouldn't include trees, help soften the appearance of exterior walls. The spacing, size, and type and in many locations trees proposed as interior appearance of the wall. of such trees or vegetation should be determined by the and perimeter trees would also act to help soften length, height, and blankness of such walls. the appearance of long walls. West of Building b. Shrubs should be used to integrate the site, buildings, #3 is a relatively open area without planting. A and other structures; dumpsters, accessory buildings and few trees in this area would help soften the structures; "drive thru" windows; service areas; and signs. western elevation. Shrubs should measure at least 24 inches in height. 37 Plant species: Plant species have not yet been identified. Include a complete plant a. Plant species required should be as approved by the schedule with the next Staff based upon but not limited to the Generic Landscape submittal. Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The note will be needed on the plan. Add the standard plant The following note should be added to the landscape plan: health note to the 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 tho lant." Development paftern 6 Site development should be sensitive to the existing The proposed buildings are not oriented parallel None. natural landscape and should contribute to the creation of to the 164 Entrance Corridor, but they are nearly an organized development plan. This may be parallel to Old Lynchburg Road, where access accomplished, to the extent practical, by preserving the to the development will be located. This trees and rolling terrain typical of the area; planting new orientation appears acceptable because of the trees along streets and pedestrian ways and choosing distance from 164, the wooded area along the species that reflect native forest elements; insuring that EC, and the character of travel along the any grading will blend into the surrounding topography interstate. thereby creating a continuous landscape; preserving, to the extent practical, existing significant river and stream Pedestrian connections are provided. valleys which may be located on the site and integrating these features into the design of surrounding development; The site is completely wooded. The proposed and limiting the building mass and height to a scale that development does not occupy the entire site, but does not overpower the natural settings of the site, or the in the area of proposed development, all trees Entrance Corridor. would be removed. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within No views are expected to be negatively the corridor should be as follows: impacted. 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. 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 The ground elevations at this site range from None. site to surrounding conditions by limiting the use of 420' at the proposed entrance on Old Lynchburg retaining walls and by shaping the terrain through the use of Road to 480' at the west end of the proposed smooth, rounded land forms that blend with the existing cleared area and 540' at the west end of the terrain. Steep cut or fill sections are generally unacceptable. parcel. From the northern property line, the Proposed contours on the grading plan shall be rounded with right-of-way slopes up from approximately 420' a ten foot minimum radius where they meet the adjacent along the property line to 460' at 164. A condition. Final grading should achieve a natural, rather than retaining wall with a maximum height of 20' is engineered, appearance. Retaining walls 6 feet in height and proposed west of the westernmost apartment taller, when necessary, shall be terraced and planted to blend building and along the western end of the with the landscape. southern part of the developed area. The total length of the proposed wall is 530'. It is not shown as a stepped wall, but it is not expected to be visible from the EC because apartment buildings would block the view as seen from the EC, or because wooded area to remain will screen it. 41 No grading, trenching, or tunneling should occur within the No development is proposed for the western None. drip line of any trees or other existing features designated part of the parcel. The existing wooded area 10 for preservation in the final Certificate of Appropriateness. there is to remain. Individual trees are not Adequate tree protection fencing should be shown on, and identified. There could likely be damage to coordinated throughout, the grading, landscaping and some of the trees along the "tree line to remain" erosion and sediment control plans. but the loss of a few individual trees won't be noticed given the amount of wooded area to 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and remain. protected on the 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 Stormwater facilities are located on the I64 side None. designed to fit into the natural topography to avoid the need of the site at the low point of the parcel. for screening. When visible from the Entrance Corridor Distance, topography and wooded area are street, these features must be fully integrated into the expected to sufficiently minimize visibility from landscape. They should not have the appearance of the EC. engineered features. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. 10 Staff recommends the following as the primary points of discussion: 1. The proposed building designs 2. Blankness in the end elevations Regarding the Initial Site Plan, 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. The following items shall be addressed in the final site plan submittal: 1. Provide for review samples of the proposed building materials and colors. 2. Add trees at the north end of Building #3. 3. Add the standard window glass note to the architectural plans. Window glass in the Entrance Corridors shall meet the following criteria: Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application for final review. 4. Show locations of proposed equipment and show how visibility will be eliminated. 5. Add the standard mechanical equipment note to the architectural drawings. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 6. Identify on the lighting plan the color proposed for the poles and fixtures. Bronze is recommended. 7. Reduce pole light height to 20 total, maximum. 8. Add the standard lighting note to the plan. "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 9. Include a complete landscape plan and schedule with the next submittal. Show planting consistently throughout the plan set. 10. Provide a mix of large tree species along the EC side of the site. Intersperse ornamental trees among the large shade trees. 11. Trees along Old Lynchburg Road shall be a minimum of 21/2" caliper at planting. 12. Provide perimeter parking lot trees, 40' on center, 21/2" caliper at planting. 13. Add trees in the open area west of Building #3 to help soften the appearance of the wall. 14. Add the standard plant health note to the 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." • Regarding conditions to be satisfied prior to issuance of a grading permit: None. 11 0M:3 0 W.1 This report is based on the following submittal items: Sheet # Drawing Name Drawin Date/Revision Date C 1 Cover Sheet 9-26-2016 C2 Existing Conditions 9-26-2016 C3 I Layout & Utility Plan 9-26-2016 C4 Grading Plan 9-26-2016 A1.01 Residential Buildings Building Plans 2-29-2016 A1.02 Residential Buildings Building Plans 9-19-2016 A1.03 Community Center Building Plan 2-24-2016 A5.0 uilding Elevations 2-5-2016 A5.02 Building Elevations 9-19-2016 lof 1 Site Sections 9-26-2016 12