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HomeMy WebLinkAboutARB201700005 Staff Report 2017-02-22ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2017-05: Oakleigh Review Type Final Site Development Plan with architecture Parcel Identification 045000000026AO Location On the south side of Hydraulic Road across from Woodburn Road Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC) Owner/Applicant Oakleigh Albemarle LLC/Steve Edwards Magisterial District Rio Proposal To establish a development consisting of 5 buildings for mixed-use, residential, commercial and assisted -living uses, with associated site improvements. 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, although distance and trees (new and existing to remain) will filter the view. ARB Meeting Date February 21, 2017 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. 9/19/2016 ARB -2016-104: Oakleigh Rezoning Amendment The ARB had no objection to the amendment to the rezoning, with conditions, and made comments related to the architectural and site plans. Those comments are included in the analysis section of this report and the corresponding action letter is included as Attachment A. ANALYSIS REF GUIDELINE 9/19/2016 COMMENT ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development within the 1.The design of The applicant has proposed no changes to the Provide to -scale elevation designated Entrance Corridors is to insure that new development within the buildings in the previously approved design of Buildings A and B (the drawings for Building C. corridors reflects the traditional architecture of the area. Therefore, it is the development should buildings fronting the corridor). Approved materials purpose of ARB review and of these Guidelines, that proposed development exhibit compatibility in for Buildings A and B include Lawrenceville Provide for review within the designated Entrance Corridors reflect elements of design form, character and Farmington brick, Hardi-plank siding in cobblestone material and color characteristic of the significant historical landmarks, buildings, and materials. and Monterey taupe, and slate grey metal roof. In the samples for the brick, structures of the Charlottesville and Albemarle area, and to promote orderly current proposal, materials for Building C (located whitewash, and roofing and attractive development within these corridors. Applicants should note that 2. Show how the form behind B as viewed from the EC) would match those for Building D. replication of historic structures is neither required nor desired. and massing of Building of A and B, and the building forms and features are D result in an consistent. Color perspective drawings were submitted Provide for review the 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, and appropriate, compatible for Building C, but elevation drawings were not. architectural design of the vegetation. In order to accomplish the integration of buildings, land, and appearance along the townhouse block. vegetation characteristic of these sites, the Guidelines require attention to Entrance Corridor. Proposed materials for Building D (the assisted living four primary factors: compatibility with significant historic sites in the area; facility at the back of the property) include: the character of the Entrance Corridor; site development and layout; and R1. Revise the Code of whitewashed red brick, stucco painted "Alaskan landscaping. Development to eliminate standards that Husky" (field, BM 1479, a light gray color) and "Seapearl" (band and trim BM 961, an off-white 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically significant buildings in the are either covered by EC color), Hardi-panel painted "Alaskan Husky (BM Charlottesville and Albemarle area. Photographs of historic buildings in the guidelines, are more 1479), composition shingles and standing seam metal. area, as well as drawings of architectural features, which provide important limiting than the EC Specific colors and manufacturers are not identified examples of this tradition are contained in Appendix A. guidelines, or are vague. on the drawings for the brick, the whitewash, or the roofing. As illustrated in the color renderings, the 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 proposed materials for Building D are expected to be structures is not intended to impose a rigid design solution for new compatible with Buildings A, B and C, although the development. Replication of the design of the important historic sites in the colors of D appear to be lighter shades of gray and area is neither intended nor desired. The Guideline's standard of white. compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as Building D (the assisted living facility) uses different traditional. The Guidelines allow individuality in design to accommodate architectural forms and features than A and B, but varying tastes as well asspecial functional requirements. those elements are not incompatible with A and B. The position of Building D beyond A and B helps 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural characteristics throughout the Entrance Corridor in reduce the focus on differences in forms and features. order to achieve unity and coherence. Building designs should demonstrate sensitivity to other nearby structures within the Entrance Corridor. Where a Architecture for the townhomes block has not been designated corridor is substantially developed, these Guidelines require submitted for review. Visibility may be reduced by striking a careful balance between harmonizing new development with the vegetation on adjacent parcels and, eventually, by new existing character of the corridor and achieving compatibility with the trees planted on site. However, a brief but direct view significant historic sites in the area. of the end elevation of the block is expected to be available across the Garden Spot parcel. Typically, the 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and features of the ARB has not approved a site plan that includes significant historic buildings in the area, exemplified by (but not limited to) buildings whose architecture has not also been the buildings described in Appendix A [of the design guidelines]. The approved. In this case, the ARB may determine that standard of compatibility can be met through scale, materials, and forms approval of the architecture can wait until the building which may be embodied in architecture which is contemporary as well as permit stage, based on the degree of visibility. traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. The Code of Development presented at the Board of Supervisors meeting on 2/8/2017 was revised to 10 Buildings should relate to their site and the surrounding context of buildings. exclude standards addressed by EC Guidelines. 11 The overall design of buildings should have human scale. Scale should be - Building D has a large footprint, but the mass and None. integral to the building and site design. scale are broken down with projecting bays that have varying roof forms and material/color changes. 12 Architecture proposed within the Entrance Corridor should use forms, 3.Provide site sections to Two site sections show that the roof of Building D None. shapes, scale, and materials to create a cohesive whole. clarify the visibility and rises slightly higher than the roof of Building B, but relative proportions of Building B is close enough to the EC street that it will the various buildings. block the view of Building D from vantage points directly in front of Building B. A similar situation is anticipated at Building A. A view of Building D will be available from the EC along the entrance drive. The building is located approximately 450' from the EC at the entrance into the site. This distance, and, eventually, mature street trees along the entrance drive, will limit the view. Angled views into the site are also anticipated. These views would be at a comparable distance from the EC and would offer glimpses of the building between other existing buildings and trees. Building D has a significantly larger footprint than the other buildings, but the full mass of the building is not expected to be noticeable from the EC at one time. With the heights illustrated in the drawings, the relative vertical proportions appear appropriate. 13 Any appearance of "blankness" resulting from building design should be - Blankness is not a characteristic of the proposed None. relieved using design detail or vegetation, or both. buildings. 14 Arcades, colonnades, or other architectural connecting devices should be - The buildings in this development will appear unified None. used to unify groups of buildings within a development. through the use of compatible materials, colors and architectural features, but no arcades or colonnades are proposed. 15 Trademark buildings and related features should be modified to meet the - There are a number of Blake assisted living facilities None. requirements of the Guidelines. throughout the Southeast and the buildings share some architectural features, but the proposed facility does not have the appearance of a trademark design. 16 Window glass in the Entrance Corridors should not be highly tinted or highly - Window glass in Building D is not expected to have a None. reflective. Window glass in the Entrance Corridors should meet the following big impact on the EC. criteria: Visible light transmittance (VLT) shall not drop below 4001o. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application forfinal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the overall - Mechanical equipment is grouped in multiple None. plan of development and shall, to the extent possible, be compatible with the locations on each side of Building D. On the EC - building designs used on the site. facing side of the building, screen walls are provided around the equipment. The color rendering shows the 18 The following should be located to eliminate visibility from the Entrance - Corridor street. If, after appropriate siting, these features will still have a wall material as brick to match the brick used in the negative visual impact on the Entrance Corridor street, screening should be building. This is expected to be an appropriate provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse treatment given the location and the distance from the areas, d. Storage areas, e. Mechanical equipment, f. Above -ground utilities, street. and 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: The note is needed. Add the standard "Visibility of all mechanical equipment from the Entrance Corridor shall be mechanical equipment eliminated." note to the plan. Lighting 22 Light should be contained on the site and not spill over onto adjacent - Spillover does not exceed .5 fc. None. properties or streets; 23 Light should be shielded, recessed or flush -mounted to eliminate glare. All - The flood lights proposed to illuminate the signs are Revise the lighting plan fixtures with lamps emitting 3000 lumens or more must be full cutoff not full cutoff fixtures and the luminaire schedule to indicate the number of fixtures. does not indicate the number of lumens emitted. lumens emitted by the sign floodlights. Ensure 28 In determining the appropriateness of lighting fixtures for the Entrance Corridors, the individual context of the site will be taken into consideration that the fixtures emit less on a case by case basis. than 3000 lumens. 24 Light levels exceeding 30 footcandles are not appropriate for display lots in - The maximum light level appears to be 12.9 fc. None. 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 a warm soft glow; - All proposed fixtures have LED lamps. None. 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 for free-standing - A note on the plan indicates that all fixtures will have None. pole mounted light fixtures in the Entrance Corridors. a black finish. 27 The height and scale of freestanding, pole -mounted light fixtures should be - Notes on the plan indicate that pole fixtures are None. compatible with the height and scale of the buildings and the sites they are mounted at 16' above a 2' concrete base. illuminating, and with the use of the site. Typically, the height of freestanding pole -mounted light fixtures in the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that exceed 20 feet in height will typically require additional screening to achieve an appropriate appearance from the Entrance Corridor. 29 The following note should be included on the lighting plan: "Each outdoor - The note is on the plan. None. 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." 30- Guidelines for the Use of Decorative Landscape Lighting - Decorative landscape lighting is not proposed. None. 31 Landscaping There appear to be several discrepancies between the Coordinate the number of number of plants illustrated on the plan and the plants illustrated on the quantities listed in the plant list. It also appears that in plan with the quantities some cases, a single symbol is used to identify listed in the plant lists. different species, and vice -versa. Also, "CH" is labeled on the plan but is not included in the lists. Revise the landscape plan to clearly and accurately Some of the plants listed as "supplemental" would identify all plants. have a visual impact on the EC, so they should be Coordinate the plan and included in the "required" list. They include: the AP at plant schedules. the northwest corner of Building A, the plants along the EC elevation of Buildings B, and the trees along Move the following the EC elevation of Building D. plants from the "supplemental" list to the "required" list: the AP at the northwest corner of Building A, the plants along the EC elevation of Building B, and the trees along the EC -elevation of Building D. 7 The requirements of the Guidelines regarding landscaping are intended to 4. Provide assurance that Planting area along the EC frontage is occupied by an Provide assurance that the reflect the landscaping characteristic of many of the area's significant the utility easement and electric easement. A water line and a gas line also run utility easement and the historic sites which is characterized by large shade trees and lawns. the planting along the along the frontage. A note on the demo plan indicates planting along the EC Landscaping should promote visual order within the Entrance Corridor EC frontage can coexist. that overhead electric and other services are to be frontage can coexist. and help to integrate buildings into the existing environment of the placed underground within the existing easement. The corridor. R2. It should be clarified and made consistent applicants state that they are working with the utility companies, but no assurance that the utilities, Ensure that the correct quantity of EC street trees 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such throughout the proposal easements and planting along the frontage can coexist is provided and increase common elements allow for more flexibility in the design of structures Whether 13 or 14 trees has been provided. the planting size of all EC because common landscape features will help to harmonize the are to remain. street trees to 3%" caliper appearance of development as seen from the street upon which the The planting size of some of the large EC street trees minimum. Corridor is centered. R3. The ARB recommends the is smaller than 3 %2" caliper. Intersperse ornamental 32 Landscaping along the frontage of Entrance Corridor streets should include the following: modification of draft There are no ornamental trees interspersed along the trees along the EC a. Large shade trees should be planted parallel to the Entrance Corridor proffer number three to frontage at Building A. frontage at Building A. Street. Such trees should be at least 3%2 inches caliper (measured 6 inches include reverence to site above the ground) and should be of a plant species common to the area. Such construction activities. The plan shows 13 trees to remain on site. However, If the emergency access trees should be located at least every 35 feet on center. at the 2/8/2017 Board of Supervisors meeting, the is located at the northwest b. Flowering ornamental trees of a species common to the area should be applicant presented a plan revision showing an corner of the property, interspersed among the trees required by the preceding paragraph. The emergency access at the northwest corner of the provide a revised plan for ornamental trees need not alternate one for one with the large shade trees. They property that would eliminate two additional trees (#3 ARB review. Ensure that may be planted among the large shade trees in a less regular spacing pattern. and #4a) and would relocate a dumpster close to the all EC landscaping c. In situations where appropriate, a three or four board fence or low stone EC. The BOS agreed to 11 preserved trees. The guidelines are met and wall, typical of the area, should align the frontage of the Entrance Corridor applicant assured the BOS that a connection through relocate the dumpster street. the back of the site to Charlottesville Health and away from the EC. d. An area of sufficient width to accommodate the foregoing plantings and Rehab is the priority, and the access that would fencing should be reserved parallel to the Entrance Corridor street, and eliminate additional trees is strictly a back-up plan. Provide VDOT approval exclusive of road right-of-way and utility easements. for the trees proposed in Three plants at the west end of the EC frontage are the right-of-way. shown in the right-of-way. The EC planting is continued at the east end of the property onto the Provide easement adjacent parcel to help integrate the extended documentation for the travelway into the surroundings. off-site planting east of the parcel. Proffer 3 was revised to include site construction activities. 33 Landscaping along interior roads: - A combination of existing and new trees are proposed None. a. Large trees should be planted parallel to all interior roads. Such trees to meet the interior street tree requirement. The should be at least 2'h inches caliper (measured six inches above the ground) quantity and sizes satisfy the guideline. 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: - Most of the sidewalks in the development are lined None. a. Medium trees should be planted parallel to all interior pedestrian ways. with trees and/or shrubs. 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: - Trees are provided along most of the parking lot None. a. Large trees should align the perimeter of parking areas, located 40 feet on perimeters. In some locations where retaining walls center. Trees should be planted in the interior of parking areas at the rate of are proposed, the trees are planted at a lower level one tree for every 10 parking spaces provided and should be evenly than the parking lot. distributed throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 2'/2 inches Interior parking lot trees are provided as required. 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 Shrubs are provided along the EC frontage, along in planters or medians sufficiently large to maintain the health of the tree and many of the proposed retaining walls, and as shall be protected by curbing. foundation plantings at the buildings. 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: - Existing trees to remain, new trees along Nichols Ct., None. a. Trees or other vegetation should be planted along the front of long and additional trees to be planted near the building buildings as necessary to soften the appearance of exterior walls. The will all help soften the appearance of Building D. spacing, size, and type of such trees or vegetation should be determined by the length, height, and blankness of such walls. b. Shrubs should be used to integrate the site, buildings, and other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: a. Plant species required should be as approved by the Staff - The plants are included on the various lists. None. based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The following note should be added to the landscape plan: "All - The note is needed. Add the standard plant site plantings of trees and shrubs shall be allowed to reach, and be health note to the plan. 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." Site Development and layout 6 Site development should be sensitive to the existing natural landscape Nichols Court provides access from Rio Road to the If the emergency access and should contribute to the creation of an organized development plan. development, traveling between Buildings A and B, is located at the northwest This may be accomplished, to the extent practical, by preserving the trees and up to Building D. A travelway and parking are corner of the property, and rolling terrain typical of the area; planting new trees along streets and provided on all four sides of Building D. All buildings provide a revised plan for pedestrian ways and choosing species that reflect native forest elements; except the townhomes are oriented parallel to the EC ARB review. Ensure that insuring that any grading will blend into the surrounding topography street. Sidewalks are provided along Rio Road and all EC landscaping thereby creating a continuous landscape; preserving, to the extent interior to the site. guidelines are met and practical, existing significant river and stream valleys which may be relocate the dumpster located on the site and integrating these features into the design of As discussed in the 9/19/2016 ARB meeting, the away from the EC. surrounding development; and limiting the building mass and height to a quantity of mature trees to remain has been reduced scale that does not overpower the natural settings of the site, or the since the previous approval. 13 existing trees are Entrance Corridor. shown to remain on the current plan. If emergency access is provided at the northwest corner of the site, 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: the number will be reduced to 11. a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. No existing distant views are expected to be impacted b. In general, buildings fronting the Entrance Corridor street should be by this proposal, but the appearance along the corridor parallel to the street. Building groupings should be arranged to parallel the will be significantly different than the current Entrance Corridor street. appearance. 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 site to surrounding 5.Ensure that retaining Several retaining walls are proposed throughout the None. conditions by limiting the use of retaining walls and by shaping the terrain wall location and development. Most are proposed with brick veneer to through the use of smooth, rounded land forms that blend with the existing construction method match the nearby buildings. Most that are located terrain. Steep cut or fill sections are generally unacceptable. Proposed contours allows for required closer to the EC side of the property do not appear to on the grading plan shall be rounded with a ten foot minimum radius where planting at the perimeter exceed 6' in height. One located southeast of Building they meet the adjacent condition. Final grading should achieve a natural, rather of parking lots/ C approximately 360' from the EC, reaches 8' high. than engineered, appearance. Retaining walls 6 feet in height and taller, when travelways and at the Plants (Yoshino Japanese Cryptomeria) are proposed necessary, shall be terraced and planted to blend with the landscape. base of the walls. at the base, to reduce visual impacts. Walls towards Maximum height for the back of the property do reach 10' and 11' high. retaining walls that are The location and distance from the road are expected visible from the to sufficiently limit impacts. Walls are not terraced, so Entrance Corridor is 6'. planting between walls is not an issue. Taller walls must be terraced and planted. 10 41 No grading, trenching, or tunneling should occur within the drip line of any - Grading is shown within the dripline of trees to Coordinate proposed trees or other existing features designated for preservation in the final remain. Grading crosses locations of proposed tree grading with drip lines Certificate of Appropriateness. Adequate tree protection fencing should be protection fencing. It is not clear whether the proposed and tree protection shown on, and coordinated throughout, the grading, landscaping and erosion layout can be accomplished without grading into the fencing. and sediment control plans. driplines. 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 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 into the - An underground stormwater facility is located north of None. natural topography to avoid the need for screening. When visible from the Building B. A biofilter is located west of Building D. Entrance Corridor street, these features must be fully integrated into the landscape. They should not have the appearance of 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. SIGNS Two monument signs are proposed. The "Oakleigh" sign is located in the median at the entrance to the development. The "Blake" sign is located on Revise the lighting plan to indicate the west side of the entrance drive approximately 140' north of Building D. The Blake sign is not expected to have significant visibility from the EC. the number of lumens emitted by Proposed materials and colors for both signs are coordinated with materials and colors for the buildings. External illumination consisting of ground- the sign floodlights. Ensure that the mounted floodlights is proposed for the signs, but the fixtures are not full cutoff fixtures and the luminaire schedule does not indicate the number of fixtures emit less than 3000 lumens. lumens emitted. Ground cover and one shrub are proposed at the base of the Oakleigh sign. Additional shrubs are needed to ensure that the ground- Note that shrubs should be added mounted fixtures are shielded and the sign is fully integrated into the development. Note that a full review of the sign proposal has not been around the Oakleigh sign to screen completed and the sign locations are not approved with the site plan. A full review will be completed when a separate sign application is submitted the floodlights and integrate the for review. sign into the development. 10 Staff recommends the following as the primary points of discussion: 1. The design and visibility of Building D. 2. Grading within the driplines of trees to remain. 3. Visibility of the townhouse block; level of review required. Staff offers the following comments on the proposal: 1. Provide to -scale elevation drawings for Building C. 2. Provide for review material and color samples for the brick, whitewash, and roofing for Building D. 3. Provide for review the architectural design of the townhouse block. 4. Add the standard mechanical equipment note to the plan. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 5. Revise the lighting plan to indicate the number of lumens emitted by the sign floodlights. Ensure that the fixtures emit less than 3000 lumens. 6. Coordinate the number of plants illustrated on the plan with the quantities listed in the plant lists. 7. Revise the landscape plan to clearly and accurately identify all plants. Coordinate the plan and plant schedules. 8. Move the following plants from the "supplemental" list to the "required" list: the AP at the northwest corner of Building A, the plants along the EC elevation of Building B, and the trees along the EC -elevation of Building D. 9. Provide assurance that the utility easement and the planting along the EC frontage can coexist. 10. Ensure that the correct quantity of EC street trees is provided and increase the planting size of all EC street trees to 31/2" caliper minimum. 11. Intersperse ornamental trees along the EC frontage at Building A. 12. If the emergency access is located at the northwest corner of the property, provide a revised plan for ARB review. Ensure that all EC landscaping guidelines are met and relocate the dumpster away from the EC. 13. Provide VDOT approval for the trees proposed in the right-of-way. 14. Provide easement documentation for the off-site planting east of the parcel. 15. 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." 16. Coordinate proposed grading with drip lines and tree protection fencing. 17. Note that a full review of the sign proposal has not been completed and the sign locations are not approved with the site plan. A full review will be completed when a separate sign application is submitted for review. Note that shrubs should be added around the Oakleigh sign to screen the floodlights and integrate the sign into the development. 11 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date Sheet # Drawing Name Drawing Date Site Plan Architectural Drawin s 2 Notes and Project Data * 1 Site Sections 1/23/2017 3 Existing Conditions and Demolition Plans * - The Blake First Floor Plan Issued 1-18-17 4 Layout Plan * - The Blake Second Floor Plan Issued 1-18-17 5 Gradin Plan * - The Blake Colored Building Elevations Issued 1-18-17 6 Tree Conservation Plan * 03 The Blake Exterior Elevations Issued 1-18-17 7 Tree Conservation Plan * 1 Building C Architectural Drawings 18 Utility Plan * - Materials - 23 Landscape Plan 24 Landscape Details 25 Photometric Plan 26 Lighting Details 27-30 Site details Supplemental Landscape Plan L1.00 Overall Hardscape Plan L1.01 Assisted Living Courtyard Hardscape Plan L1.02 Memory Care Courtyard Hardscape Plan L1.03 Assisted Living and Memory Care Courtyard Dimensions * L 1.04 Assisted Living and Memory Care Courtyard Details * L2.00 Overall Foundation Landscape Plan L2.01 Foundation Landscape Enlargement L2.02 Foundation Landscape Enlargement L2.03 Landscape Details • These drawings are labeled: Approved by BOS 2/8/2017 and issued 2/23/2017, but were received at the County on 1/23/2017. 12 0 C O L:N IY OF A I.BF h1.4.lU X Dcp-ldn—t of C'ummu.ity Dcvclnpmcnt 401 4lcdgtln: Road, —th Wing CharMtfnvr[lc,',irgiera 229412-45% Phome(433) 296.5032 Fax 434 972-41264 Septerrtier.23, 210 16 To- Edwa•ds Oakleigh Albemarle LLC ISK Berkmar Cir Gharlonesv+Ile, VA 22967 RE: ARB -2016464: Oakl sigh. Conce ptu al B y i Wing Des Ig 11 Dear Mr. Eowa ds Tie Alberrare County Am.litedura' Review 6oarc a: is meeting or Septem4er 19, 2016. cornple;ed a preliminary review of The above -rated reyucst. rte Gua:d took the Ulcw-ng actions Reaardina rile Lonina Man Amendment, pie buarc by a vote of 5:9, forwardeo the follamng rerammenuatieri to the Planning Cd.nmiss on, I he ARB as no objection To the emendmert to the prLopo5ed rezoning, *Th :he following conditions: 1. T -e Code of Geve.opment should be revowd to eliminate siand,ds that aro either covered by EC guicelines. are mare lin-Ang Than the EG guideline9. 0r arevague 2 It Shou.d De Claflrled ar`d made Consistent Mrodg hou' the proposal w!"Alhief 13 or 14 treeg art to remain. 3 The ARB recommends the mQdirlpatio^ of putt broffer number lnree to include deference to site consrruCtibA acll 18s. Regarding the slta plan, the ARBaffem the following comme-ts for fulure site plan subm:t�als: uvnen architectural and Sia plans are subml ed for review vnlh the site plan submittal address the ICIb.irg issues: 1. The deWri or buildings in the cNe10pn1Qnt should Bxhl bit fA rTpatitallLy In Intm. charac'er and rna'erials. 2. Show hew!he form end -95s ng Of 6ullding Dreoult in al appr0pnate, Comoa:lble appeBfanCc atang the Entrance Corridor. 3. P•ovide Ve seCbo IS tb cl,ify the msib ilily and relative proportions cd the various h.ilding5 d. Provlcs assurance that the utility easement and Tie planting along tie EC frontage can ccexisl. 5 Ensu:a that reta.ning wall txalon and construct on me tnbd al. ows for regalred planting at the pe-imeter of parking IotsRravelways and al the base (if the wars. Maximum heig.nt for retaining walls that afe v%ible hom the Entrance Cord did, is 6'. Taller walls must be:maned and planted You may sdbmi! )mu: appncarion for Canllnueld AHLI review at your earliest convenience. Application rorms checklists and 5ahedule5 are ava.'able on-line at wvw.albemarlo.urWARt3. R",sad drawingsaddressi,g the QQmrrle,,M listed aoove are re Uired. Include upcated ARS Uvision datesan each drew.ng Rea3e provide a memo Including 06'ail8d r68pbnse51 dicatirg hoax each comment has been addressed. if Changesalhcr Phar those requested have bee- made. identifytt 5eChanges in The rnemoal8O. highlighting the changes 'n the drawing v.rth' CIp,i0ing' or by other means w'III NO. Tale reVpGw and approval. if you have any questions cenearrong any o.'the above, please feel free to call me Sincerer. h1 a r ga re t'}JI a l t SzieeT k i Principal P anner ATTACHMENT A 13