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HomeMy WebLinkAboutARB201700050 Staff Report 2017-05-18ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2017-50: Field School of Charlottesville Review Type Initial Site Development Plan Parcel Identification 06000000006800, 060000000068E0 Location South side of Barracks Rd (Rt. 654) between Montvue Drive and Colthurst Drive Zoned Rural Areas (RA), Entrance Corridor (EC) Owner/Applicant Aguilera LLC (Jay Fennell)/Shimp Engineering (Justin Shimp) Magisterial District Jack Jouett Proposal To construct phase 1 of a new private school development, including a 64,000 square foot ballfield, accessway, stormwater management facility, associated parking and some landscaping. Context Residential development surrounds the property in a mix of single family, multi -family and senior living formats. Visibility A significant amount of wooded area would be removed to accommodate the proposed development. This, combined with the establishment of an entrance into the site, would open up the view from the road. A clear view will be had up through the site entrance. Views will also be available through the reduced wooded area along the frontage. ARB Meeting Date June 5, 2017 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB has reviewed no previous proposals for this property. 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 Purpose 1 The goal of the regulation of the design of development within the Nothing is evident in the current See recommendations, designated Entrance Corridors is to insure that new development proposal that reflects the traditional below. within the corridors reflects the traditional architecture of the area. 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 istoric structures is neither required nor desired. 2 Visitors to the significant historical sites in the Charlottesville and Landscaping could be used to more See landscaping Albemarle area experience these sites as ensembles of buildings, fully integrate the development into the recommendations, below. land, and vegetation. In order to accomplish the integration of surroundings. 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. Compatibility with significant historic sites: 3 New structures and substantial additions to existing structures shoull No buildings are proposed in the Phase None at this time. respect the traditions of the architecture of historically significant 1 development. Architectural designs buildings in the Charlottesville and Albemarle area. Photographs of have not been provided for buildings historic buildings in the area, as well as drawings of architectural designated for future phases. 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 vAj6jfigkstes as wP&% fiV��� requirements. Compatibility with the character of the Entrance Corridor 5 It is also an important objective of the Guidelines to establish a No buildings are proposed in the Phase None at this time. pattern of compatible architectural characteristics throughout the 1 development. Architectural designs Entrance Corridor in order to achieve unity and coherence. Building have not been provided for the future designs should demonstrate sensitivity to other nearby structures buildings. 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 ignificant historic sites in the area. 9-16 Structure design Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the A portable toilet is proposed at the Relocate the portable overall plan of development and shall, to the extent possible, b� southeast corner of the grass surface toilet to eliminate lompatible with the TuMing designs used on the site. parking area. Though at a distance, it would be visible from the entrance into visibility from the EC. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will the site. Locations visible from the EC still have a negative visual impact on the Entrance Corridor street, are not appropriate. screening should be provided to eliminate visibility. a. Loading areas, b. Service areas, c. 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 of the buildings and surrounding natural vegetation and may consist of. a. Walls, b. Plantings, and c. Fencing. 20 Surface runoff structures and detention ponds should be designed to fit In the Phase 1 development, a Add a mix of shrubs on into the natural topography to avoid the need for screening. When stormwater facility is proposed north of the slopes near the visible from the Entrance Corridor street, these features must be fully the ball field. It is anticipated that this entrance into the site to integrated into the landscape. They should not have the appearance of facility will not be visible from the EC integrate the storm pipe engineered features. due to topography. and related grading into the surroundings. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent With the future development, another possible. facility would be located east of the Revise the design of the entrance drive. The pond itself may not stormwater facility be visible from the EC, but the located southeast of the appearance of the grading around the site entrance and adjacent pond will make its presence known. landscaping to fully integrate the facility into A replacement storm pipe is proposed at the landscape. the entrance into the site. Additional shrubs planted on the adjacent slopes could help screen the ends of the pipe as viewed from the EC and blend the grading into the surroundings. 21 The following note should be added to the site plan and the architectural No mechanical equipment is shown on Add the standard plan: "Visibility of all mechanical equipment from the Entrance the plan. mechanical equipment orridor shall be eliminated." note to the drawings. 22- Lighting A note on the plan states that the Phase None. 31 1 development includes no lighting. Landscaping 6 Site development should be sensitive to the existing natural landscape In Phase 1, existing wooded area is to Add the landscape buffer and should contribute to the creation of an organized development remain along the EC frontage, so no note to the plan. plan. This may be accomplished, to the extent practical, by preserving new trees are proposed. In a future the trees and rolling terrain typical of the area; planting new trees phase of development, the frontage will Provide complete details along streets and pedestrian ways and choosing species that reflect be impacted as a result of entrance and on the proposed frontage native forest elements; insuring that any grading will blend into the turn lane work. Trees to be added are planting. surrounding topography thereby creating a continuous landscape; shown along the frontage. Trees are preserving, to the extent practical, existing significant river and spaced 50' apart in two staggered rows. stream valleys which may be located on the site and integrating these Information on the planting is features into the design of surrounding development; and limiting the incomplete, so it isn't clear if this building mass and height to a scale that does not overpower the planting is appropriate. natural settings of the site, or the Entrance Corridor. A note references a landscape buffer 32 Landscaping along the frontage of Entrance Corridor streets should include the following: note on sheet C5, but there is no such a. Large shade trees should be planted parallel to the Entrance note. 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: Trees are shown along the entrance Revise the spacing of a. Large trees should be planted parallel to all interior roads. Such drive spaced between 40' and 50' apart. trees along the entrance trees should be at least 21/2 inches caliper (measured six inches abovi Size and species are not identified. drive to maximum 40' the ground) and should be of a plant species common to the area. apart. Coordinate tree Such trees should be located at least every 40 feet on center. locations with other planting requirements for the parking area and slopes. Indicate size and species in a plant schedule on the plan. 34 Landscaping along interior pedestrian ways: No interior pedestrian ways are None. a. Medium trees should be planted parallel to all interior pedestrian proposed. ways. Such trees should be at least 2%2 inches caliper (measured six inches above the ground) and should be of a species common to the area. Such trees should be located at least every 25 feet on center. 35 Landscaping of parking areas: A grass surface parking area is Consider alternate a. Large trees should align the perimeter of parking areas, located 44 proposed with 24 car spaces and a bus locations for the parking feet on center. Trees should be planted in the interior of parking areas parking area. Creation of the entrance area to reduce visibility at the rate of one tree for every 10 parking spaces provided and drive opens up a view of this parking from the EC. should be evenly distributed throughout the interior of the parking area from the street. Alternate locations area. could reduce visibility. Provide a quantity of b. Trees required by the preceding paragraph should measure 2%2 trees equivalent to that inches caliper (measured six inches above the ground); should be No trees are proposed in or around the required at 40' spacing at evenly spaced; and should be of a species common to the area. Such parking area. Trees in a regular row the perimeter of the trees should be planted in planters or medians sufficiently large to along the perimeter of the parking area parking area. Place these maintain the health of the tree and shall be protected by curbing. would not be coordinated with the trees in locations c. Shrubs should be provided as necessary to minimize the parking appearance of the surrounding wooded coordinated with the trees area's impact on Entrance Corridor streets. Shrubs should measure 24 area, but an alternate distribution could required along the inches in height. be appropriate. Shrubs could also help entrance road and on the mitigate this visibility. slopes. Provide evergreen shrubs, 24" high at planting, in a naturalistic pattern to screen the parking area and blend with the adjacent landscaping and wooded surroundings. 36 Landscaping of buildings and other structures: Buildings are not proposed in Phase 1. None at this time. a. Trees or other vegetation should be planted along the front of long Architectural designs have not been buildings as necessary to soften the appearance of exterior walls. The provided for future phases. 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: Plant species have not been identified Include a plant schedule a. Plant species required should be as approved by the Staff based on this plan. on the landscape plan. upon but not limited to the Generic Landscape Plan Recommended Plant selection should be Species List and Native Plants for Virginia Landscapes (Appendix D). 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 note does not appear on the plan. Add the standard plant The following note should be added to the landscape plan: "All site health note to the plan. 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." Development pattern 39 The relationship of buildings and other structures to the Entrance No buildings are proposed in Phase 1, Either revise the plan title Corridor street and to other development within the corridor should but the plan set includes a master plan to exclude "Phase 1" or be as follows: showing future buildings, which is eliminate the future a. An organized pattern of roads, service lanes, bike paths, and inconsistent with the plan title. buildings from the Phase pedestrian walks should guide the layout of the site. I plan. b. In general, buildings fronting the Entrance Corridor street should A significant amount of wooded area be parallel to the street. Building groupings should be arranged to would be removed from the site to Orient the academic parallel the Entrance Corridor street. accommodate the proposed building parallel to the c. Provisions should be made for connections to adjacent pedestrian development. EC. and vehicular circulation systems. d. Open spaces should be tied into surrounding areas to provide An entrance drive is proposed from the continuity within the Entrance Corridor. EC street. It curves more or less e. If significant natural features exist on the site (including creek southward from the EC for valleys, steep slopes, significant trees or rock outcroppings), to the approximately 300' and rises from an extent practical, then such natural features should be reflected in the elevation of 540' at the street to 552' at site layout. If the provisions of Section 32.5.6.n of the Albemarle the parking area. County Zoning Ordinance apply, then improvements required by that section should be located so as to maximize the use of existing The future proposed buildings are not features in screening such improvements from Entrance Corridor oriented parallel to the EC street. The streets. closest building is located f. The placement of structures on the site should respect existing approximately 240' from the EC. The views and vistas on and around the site. finished floor elevation of this building is 562'. The elevation of the EC along the parcel frontage ranges from 520' to 570', with the entrance at 542'. The buildings will be visible up along the entrance drive and through the reduced wooded area. Orienting the front academic building (either the footprint or a major architectural feature) towards the EC would help make buildings the focus of the site rather than the ball fields, which would be appropriate for the EC. Site Gradin 7 The requirements of the Guidelines regarding landscaping are A significant amount of grading is Add a mix of evergreen intended to reflect the landscaping characteristic of many of the required to level the site for a playing and deciduous trees and area's significant historic sites which is characterized by large shade field measuring 200' x 320'. A short shrubs in a naturalistic trees and lawns. Landscaping should promote visual order within the length of retaining wall reaching a pattern along the graded Entrance Corridor and help to integrate buildings into the existing maximum height of 3' is proposed at slopes. environment of the corridor. the north corner of the field. Proposed 40 Site grading should maintain the basic relationship of the site to grading is very regular in appearance, surrounding conditions by limiting the use of retaining walls and by resulting in an engineered appearance shaping the terrain through the use of smooth, rounded land forms that along the east side of the entrance drive, blend with the existing terrain. Steep cut or fill sections are generally which will be visible from the EC. The unacceptable. Proposed contours on the grading plan shall be rounded same condition exists north of the ball ith a ten foot minimum radius where they meet the adjacent condition. field. As proposed in Phase 1, the Final grading should achieve a natural, rather than engineered, development will have a very appearance. Retaining walls 6 feet in height and taller, when necessarx] engineered appearance as viewed from shall be terraced and planted to blend with the landscape. the EC. Adding trees and shrubs in a naturalistic pattern on the graded slopes 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar could help establish an appearance that characteristics. Such common elements allow for more flexibility in is more coordinated with the existing the design of structures because common landscape features will help wooded area to remain. to harmonize the appearance of development as seen from the street upon which the Corridor is centered. 41 No grading, trenching, or tunneling should occur within the drip line of Tree protection fencing will be needed. Show tree protection any trees or other existing features designated for preservation in the Given the nature of the wooded area, it fencing on the plan. final Certificate of Appropriateness. Adequate tree protection fencing is likely that grading will occur within should be shown on, and coordinated throughout, the grading, the driplines of some trees to remain. landscaping and erosion and sediment control plans. 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. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Orientation of future academic building. 2. Location, visibility and treatment of the parking area. 3. Character and appearance of landscaping proposed along the entrance drive and EC frontage, and of the graded slopes. 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) and recommended conditions of initial plan approval:. 1. A Certificate of Appropriateness is required prior to final site plan approval. • Regarding recommendations on the plan as it relates to the guidelines: 1. Consider alternate locations for the parking area to reduce visibility from the EC. • Regarding the final site plan submittal: 1. Relocate the portable toilet to eliminate visibility from the EC. 2. Add a mix of shrubs on the slopes near the entrance into the site to integrate the storm pipe and related grading into the surroundings. 3. Revise the design of the stormwater facility located southeast of the site entrance, and adjacent landscaping, to fully integrate the facility into the landscape. 4. Add the standard mechanical equipment note to the drawings. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. " 5. Add the landscape buffer note to the plan. 6. Provide complete details on the proposed frontage planting. 7. Revise the spacing of trees along the entrance drive to maximum 40' apart. Coordinate tree locations with other planting requirements for the parking area and slopes. Indicate size and species in a plant schedule on the plan. 8. Consider alternate locations for the parking area to reduce visibility from the EC. 9. Provide a quantity of trees equivalent to that required for 40' spacing at the perimeter of the parking area. Place these trees in locations coordinated with the trees required along the entrance road and on the slopes. 10. Provide evergreen shrubs, 24" high at planting, in a naturalistic pattern to screen the parking area and blend with adjacent landscaping and the wooded surroundings. 11. Include a plant schedule on the landscape plan. 12. Plant selection should be based upon, but not limited to, the County's Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 13. 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." 14. Either revise the plan title to exclude "Phase 1" or eliminate the future buildings from the Phase 1 plan. 15. Orient the academic building parallel to the EC. 16. Add a mix of evergreen and deciduous trees and shrubs in a naturalistic pattern along the graded slopes. 17. Show tree protection fencing on the plan. • Regarding conditions to be satisfied prior to issuance of a grading permit: 1. Show tree protection fencing on the plan. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawin Date/Revision Date C1 Cover Sheet 4/24/17 C2 SP Application Plan and Conditions 4/24/17 C3 I Boundary Line Adjustment — Proposed 4/24/17 C4 Existing Conditions & Demo Plan 4/24/17 C5 Master Plan of Development 4/24/17 C6 Phase 1 Ballfield Plan of Development 4/24/17 C7 Phase 1 Site Details 4/24/17 10