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HomeMy WebLinkAboutARB201700017 Staff Report 2017-03-03 of Ats i COUNTY OF ALBEMAR I ji Department of Community Development ` ©s 401 Mchntire•Road,North:Wing , nr Charlottesville,Virginia"22902-4596 frrttr,¢0 434-296-5832 ALBEMARLE COUNTY ARCHITECTURAL REVIEW BOARD FINAL Agenda for March 6, 2017 ALBEMARLE COUNTY OFFICE BUILDING 1:00 PM - Lane Auditorium, Second Floor NOTE:'Plans'and,other items submitted'for the regular review items listed below are available for viewing,at_the .County'Office Building. If you arexinterested in viewing these documents,'please contact the Department of • • - Community Development usingthe information listed in the letterhead. • 1. Call to order 2. Establish a quorum 3. Disclosures 4. Public comment 5. Consent Agenda 6. Regular Review Items a. ARB-2017-17: 2511 Avinity Drive • 3/7/I7 Applicant: Justin Shimp • • . 7. Work Session 8. Other Business a. Scottsville Elementary School: Addition b. Next ARB Meeting: March 20,2017 9. Adjournment • Consent Agenda • -NOTES REGARDING PUBLIC MEETINGS , „ ., 1. Each.applicant is allowed to make a single presentation not exceeding 15 minutes inlength.The applicant may divide the 15-minute,allotment among various presenters,•but the total presentation time will not exceed 15 minutes. 2. Each member of the general public who wishes to speak on a matter shall be allowed one appearance not to exceed 3,minutes. MY person aggrieved by any decision of the Architectural Review Board may'demand a review of the application by the Board Of Supervisors. Such demand shall be made by filing a request therefore in writing with the clerk of the Board of Supervisors within ten'calendar daysiof the date „'• -of such decision,For additional information.see section 30.6.8:of the Zoning,Ordinance. = _ ` 'NOTES,REGARDING ARB ACTIONS 13 •`. Certificates of Appropriateness are valid for the,same period that the corresponding site plan is valid. If there is no site plan required for the ',,. proposed work,the Certificate of Appropriateness is valid for 3 years.Applicants requesting an extension.of.the period of validity must do so in writing:The letter must be received by the Director of Planning prior to the expiration date. ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2017-17: 2511 Avinity Drive Review Type Advisory Review for a Rezoning Parcel Identification 090000000035LO Location 2511 Avinity Drive, on the east side of Avon Street Extended, approximately 60' south of Avinity Drive Zoned Residential (RI), Entrance Corridor (EC) Owner/Applicant James Rogers Moss/Shimp Engineering (Justin Shimp) Magisterial District Scottsville Proposal To rezone the property to Planned Residential District (PRD) to allow the construction of two apartment buildings on .91 acres. Context The Avinity residential development is located immediately to the north and east of the subject parcel. The Cale Elementary School is located further to the north. The Millcreek residential development is located across Avon Street to the west. A mix of single-family residential, institutional, commercial and industrial uses are located to the south. Visibility Development on the subject parcel will be readily visible from the Entrance Corridor. ARB Meeting Date March 6, 2017 Staff Contact Margaret Maliszewski SITE/PROJECT HISTORY The subject parcel is occupied by a single-family residence that was built prior to the establishment of Avon Street as an Entrance Corridor. There is no ARB review history for this site. PROPOSAL The applicant would like to rezone the property to allow the construction of two 3-story buildings, each containing 12 multi -family residential units. The Application Plan shows a courtyard between the buildings, open space along the southern property line, and parking (40 spaces) at the east and south sides of the property. ANALYSIS REF I GUIDELINE I ISSUE I RECOMMENDATION Structure The goal of the regulation of the design of development within the designated Entrance Corridors is to insure that new development within the corridors reflects the traditional architecture of the area. Therefore, it is the purpose of ARB review and of these Guidelines, that proposed development within the designated Entrance Corridors reflect elements of design characteristic of the significant historical landmarks, buildings, and structures of the Charlottesville and Albemarle area, and to promote orderly and attractive development within these corridors. Applicants should note that replication of historic structures is neither reauired nor desired. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, and vegetation. In order to accomplish the integration of buildings, land, and vegetation characteristic of these sites, the Guidelines require attention to four primary factors: compatibility with significant historic sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. 3 New structures and substantial additions to existing structures should respect the traditions of the architecture 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 Architectural elevations have not been submitted for review, so the extent to which the appearance of the proposed buildings will be appropriate for the EC cannot be completely determined. Likewise, the degree to which architectural elements, materials, colors and design features successfully establish human scale in the buildings cannot be completely determined. The building form and massing differ considerably from that of the surrounding development. The footprint and unit layout suggest that the proposed buildings will look very different from buildings in the surrounding context and will not establish a cohesive whole along the corridor. Assurance that a level of continuity along the Avon Street streetscape will be achieved is required. Provide for review architectural elevations or other images sufficient to show that the form, mass, scale and style of the proposed buildings will be compatible and integrated with surrounding recent development and that the buildings will have an appropriate appearance for the Entrance Corridor. well as special functional requirements. 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural characteristics throughout the Entrance Corridor in order to achieve unity and coherence. Building designs should demonstrate sensitivity to other nearby structures within the Entrance Corridor. Where a designated corridor is substantially developed, these Guidelines require striking a careful balance between harmonizing new development with the existing character of the corridor and achieving compatibility with the significant historic sites in the area. 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. 10 Buildings should relate to their site and the surrounding context of buildings. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. 13 Any appearance of "blankness" resulting from building design should be The degree of blankness of the relieved using design detail or vegetation, or both. building design cannot be determined from the Application Plan. Building elevations are needed for review. 14 Arcades, colonnades, or other architectural connecting devices should be used A courtyard separates the two None. to unify groups of buildings within a development. apartment buildings. Arcades or similar features are not used. 15 Trademark buildings and related features should be modified to meet the Trademark buildings are not None. requirements of the Guidelines. expected. 16 Window glass in the Entrance Corridors should not be highly tinted or highly This level of detail is not None at this time. reflective. Window glass in the Entrance Corridors should meet the following included in the Application Plan criteria: Visible light transmittance (VLT) shall not drop below 4001o. Visible and can be reviewed with future light reflectance (VLR) shall not exceed 30%. Specifications on the proposed submittals should the project window glass should be submitted with the application for final review. move forward. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the overall plan Accessory structures and None at this time. of development and shall, to the extent possible, be compatible with the equipment are not shown on the building designs used on the site. Application Plan. These items will need to be located to 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 eliminate visibility. This can be eliminated." addressed in future applications should the proposal move forward. However, available site area appears to be limited. 18 The following should be located to eliminate visibility from the Entrance Notes on the application plan Revise the application Corridor street. If, after appropriate siting, these features will still have a state that a stormwater facility plan to indicate that negative visual impact on the Entrance Corridor street, screening should be will be accommodated in the stormwater facilities will provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse open space area on the southern be located under the areas, d. Storage areas, side of the site or under the parking lot. e. Mechanical equipment, f. Above -ground utilities, and g. Chain link fence, parking area. The facility would barbed wire, razor wire, and similar security fencing devices. be visible from the EC if it is located in the open space, so 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 locating it under the parking lot c. Fencing. is the appropriate location. 20 Surface runoff structures and detention ponds should be designed to fit into the natural topography to avoid the need for screening. When visible from the 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. Lighting No information on lighting is None at this time. included in this application. It is anticipated that lighting can be accomplished in a way that meets the guidelines and can be reviewed with future site plan submittals should the project move forward. Landscaping 7 The requirements of the Guidelines regarding landscaping are intended to Trees are shown along the EC Confirm that there are no reflect the landscaping characteristic of many of the area's significant historic frontage. Sizes and species utilities or easements on sites which is characterized by large shade trees and lawns. Landscaping aren't indicated at this time, but the property that would should promote visual order within the Entrance Corridor and help to it appears that this guideline can conflict with required inte ate buildings into the existing environment of the corridor. be met if there are no utility or easement conflicts. planting. If such elements do exist, revise the plan 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such to provide planting area common elements allow for more flexibility in the design of structures clear of utilities and because common landscape features will help to harmonize the appearance of easements. development as seen from 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 %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: No interior roads are shown on None at this time. a. Large trees should be planted parallel to all interior roads. Such trees the Application Plan. should be at least 2'V2 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: Trees are shown along the Adjust site elements to a. Medium trees should be planted parallel to all interior pedestrian ways. sidewalk on the east side of the provide planting area Such trees should be at least 2%2 inches caliper (measured six inches above the eastern building, but none are consistently along the ground) and should be of a species common to the area. Such trees should be shown along the sidewalk on the south side of the parking located at least every 25 feet on center. south side of that building. lot. 35 Landscaping of parking areas: The plan shows the southwest a. Large trees should align the perimeter of parking areas, located 40 feet on corner of the parking lot In the event that the center. Trees should be planted in the interior of parking areas at the rate of extending onto the adjacent proposal moves forward, one tree for every 10 parking spaces provided and should be evenly parcel. Planting area is not ensure that trees are distributed throughout the interior of the parking area. provided consistently along the provided sufficient to b. Trees required by the preceding paragraph should measure 2'/2 inches southern side of the parking lot. meet perimeter and caliper (measured six inches above the ground); should be evenly spaced; and Perimeter parking lot trees are interior parking lot should be of a species common to the area. Such trees should be planted in provided, except along the side requirements. planters or medians sufficiently large to maintain the health of the tree and of the parking lot adjacent to the shall be protected by curbing. south side of the eastern c. Shrubs should be provided as necessary to minimize the parking area's building. One interior parking lot impact on Entrance Corridor streets. Shrubs should measure 24 inches in tree is shown; four are required. height. 36 Landscaping of buildings and other structures: The proposed buildings are set Provide building a. Trees or other vegetation should be planted along the front of long back only 5' from the northern elevations or other buildings as necessary to soften the appearance of exterior walls. The spacing, property line, leaving representations of the size, and type of such trees or vegetation should be determined by the length, insufficient space for planting proposed style and height, and blankness of such walls. along the northern building character of the buildings b. Shrubs should be used to integrate the site, buildings, and other structures; elevations. The quantity of for review. dumpsters, accessory buildings and structures; "drive thru" windows; service landscaping required in this area areas; and signs. Shrubs should measure at least 24 inches in height. can be determined once building Allow for the possibility elevations are submitted for of increasing the setback review. Note that some trees on the northern property stand in the Avinity open space line depending on the located between the subject need for landscaping parcel and Avinity Drive. along the building elevations. Revise the Application Plan to show the approved landscaping along Avinity Drive for context and coordination. 37 Plant species: a. Plant species required should be as approved by the Staff This level of detail is not None at this time. based upon but not limited to the Generic Landscape Plan Recommended included in the Application Plan Species List and Native Plants for Virginia Landscapes (Appendix D). and can be reviewed with future submittals should the proposal 38 Plant health: The following note should be added to the landscape plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, move forward. 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 and The proposed buildings are Provide a pedestrian should contribute to the creation of an organized development plan. This may oriented parallel to the EC, but it connection to Avinity be accomplished, to the extent practical, by preserving the trees and rolling cannot be determined from the Drive and Avon Street. terrain typical of the area; planting new trees along streets and pedestrian ways and choosing species that reflect native forest elements; insuring that any grading will blend into the surrounding topography thereby creating a continuous landscape; preserving, to the extent practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design of surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. Application Plan whether the building elevations that face, and that will be visible from, the EC street will have an appropriate appearance as fully designed elevations — not elevations with a "back of building" appearance. The application plan shows open Reorganize site elements for better coordination of existing and proposed open space. See comments under #1. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: space doubling as required a. An organized pattern of roads, service lanes, bike paths, and pedestrian planting area, parking areas walks should guide the layout of the site. extending into adjacent b. In general, buildings fronting the Entrance Corridor street should be properties, extremely narrow parallel to the street. Building groupings should be arranged to parallel the setbacks, minimal planting area, Entrance Corridor street. and minimal space for site c. Provisions should be made for connections to adjacent pedestrian and elements like dumpsters, vehicular circulation systems. mechanical equipment, etc. The d. Open spaces should be tied into surrounding areas to provide continuity proposed development may be within the Entrance Corridor. excessive for the available land e. If significant natural features exist on the site (including creek valleys, area. steep slopes, significant trees or rock outcroppings), to the extent practical, then such natural features should be reflected in the site layout. If the A travelway is proposed off provisions of Section 32.5.6.n of the Albemarle County Zoning Ordinance Avinity Drive to provide access apply, then improvements required by that section should be located so as to into the site. maximize the use of existing features in screening such improvements from Entrance Corridor streets. Sidewalks do not connect from f. The placement of structures on the site should respect existing views and the proposed development to vistas on and around the site. existing circulation systems. Open space associated with the Avinity development is located between the subject parcel and Avinity Drive. The Application Plan labels open space in several locations on the subject parcel. However, most of the open space doubles as required planting area. There may be opportunities to reorganize site elements to allow for more coordination of existing and proposed open space. Significant natural features do not exist on site. Existing views and vistas are not expected to be impacted by the proposal. Site Grading 40 Site grading should maintain the basic relationship of the site to surrounding Proposed grading is not shown None at this time. conditions by limiting the use of retaining walls and by shaping the terrain on the Application Plan. through the use of smooth, rounded land forms that blend with the existing terrain. Steep cut or fill sections are generally unacceptable. Proposed contours on the grading plan shall be rounded with a ten foot minimum radius where they meet the adjacent condition. Final grading should achieve a natural, rather than engineered, appearance. Retaining walls 6 feet in height and taller, when necessary, shall be terraced and planted to blend with the landscape. 41 No grading, trenching, or tunneling should occur within the drip line of any trees The applicant's memo states that None at this time. or other existing features designated for preservation in the final Certificate of existing vegetation will be Appropriateness. Adequate tree protection fencing should be shown on, and preserved wherever possible, but coordinated throughout, the grading, landscaping and erosion and sediment the Application Plan shows the control plans. entire site being developed, so the retention of existing 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on the site prior to any grading vegetation seems unlikely. 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. Staff recommends the following as the primary points of discussion: 1. The form and mass of the proposed apartment buildings. 2. The location of stormwater management facilities. Staff recommends the following on the proposed rezoning: 1. So that the ARB may provide useful comments to the Planning Commission, provide for ARB review architectural elevations or other images sufficient to show that the form, mass, scale, style and character of the proposed buildings will be compatible and integrated with surrounding recent development and that the buildings will have an appropriate appearance for the Entrance Corridor. 2. Revise the application plan to indicate that stormwater facilities will be located under the parking lot. 3. Confirm that there are no utilities or easements on the property that would conflict with required planting. If such elements do exist, revise the plan to provide planting area clear of utilities and easements. 4. Adjust site elements to provide planting area consistently along the south side of the parking lot. 5. In the event that the proposal moves forward, ensure that trees are provided sufficient to meet Entrance Corridor perimeter and interior parking lot requirements. 6. Allow for the possibility of increasing the setback on the northern property line depending on the need for landscaping along the building elevations. 7. Revise the Application Plan to show the approved landscaping along Avinity Drive for context and coordination. 8. Provide a pedestrian connection to Avinity Drive and Avon Street. 9. Reorganize site elements for better coordination of existing and proposed open space. Should the applicant choose to move forward without additional ARB review, staff recommends that the ARB forward the following recommendation to the Planning Commission: • Provide for review architectural elevations or other images sufficient to show that the form, mass, style and character of the proposed buildings will be compatible and integrated with surrounding development and will have an appropriate appearance for the Entrance Corridor. TABLE A This report is based on the following submittal items: Sheet # Drawing Name DrawingDate 1 Overview Exhibit December 5, 2016 2 Regional Context Exhibit December 5, 2016 3 Existing Conditions December 5, 2016 4 General Development Plan December 5, 2016 Applicant's memo (2 pages) December 5, 2016