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HomeMy WebLinkAboutARB201700064 Review Comments Architectural Review Board Approval 2017-07-27ARB2017-64: Riverside Village, Block 1, Initial Site Plan HNM 7/7/17 ENTRANCE CORRIDOR GUIDELINES CHECKLIST for INITIAL SITE DEVELOPMENT PLAN REVIEW 21412013 Gray highlight = guideline can't be reviewed at initial site plan stage, can provide recommendations for final Yellow highlight = can only review for location/configuration at initial site plan Regular text = guideline can be reviewed at initial site plan stage, can make condition of initial plan approval, can be basis for denial REF # GUIDELINE NOTES GENERAL GUIDELINES Purpose ❑ 1 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 At this initial phase, the proposed buildings landmarks, buildings, and structures of the Charlottesville and Albemarle are demarcated as rectangular footprints. area, and to promote orderly and attractive development within these Therefore it is impossible to determine corridors. Applicants should note that replication of historic structures is whether their design will reflect traditional, neither required nor desired. local architecture in form, material, or style. ❑ 2 Visitors to the significant historical sites in the Charlottesville and Albemarle County's prevailing rural Albemarle area experience these sites as ensembles of buildings, land, and character is not preserved or reinforced by vegetation. In order to accomplish the integration of buildings, land, and this densiflcation along Rt. 20 which vegetation characteristic of these sites, the Guidelines require attention to employs urban design elements, such as four primary factors: compatibility with significant historic sites in the area; hardscaped plazas. However, this the character of the Entrance Corridor; site development and layout; and development is appropriate for this corridor. landscaping. Compatibility with significant historic sites: ❑ 3 New structures and substantial additions to existing structures should The applicant must supply further respect the traditions of the architecture of historically significant buildings information on the design of the buildings in the Charlottesville and Albemarle area. Photographs of historic buildings for the final site plan review. in the area, as well as drawings of architectural features, which provide ARB2017-64: Riverside Village, Block 1, Initial Site Plan HNM 7/7/17 REF # GUIDELINE NOTES important examples of this tradition are contained in Appendix A. ❑ 4 The examples contained in Appendix A should be used as a guide for See below comment. 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 asspecial functional requirements. Compatibility with the character of the Entrance Corridor ❑ 5 It is also an important objective of the Guidelines to establish a pattern of Compatibility can be achieved through mass, compatible architectural characteristics throughout the Entrance Corridor in scale, form, and materiality. Sensitivity can order to achieve unity and coherence. Building designs should demonstrate be achieved through siting, spatial sensitivity to other nearby structures within the Entrance Corridor. Where a organization, and landscaping as well as designated corridor is substantially developed, these Guidelines require through architectural design that alludes to striking a careful balance between harmonizing new development with the local, traditional architectural precedents existing character of the corridor and achieving compatibility with the through form, materiality, or style. significant historic sites in the area. Site development and layout ❑ 6 Site development should be sensitive to the existing natural landscape and Frontage landscaping (along Rt. 20) and should contribute to the creation of an organized development plan. This planting on the site's southeast corner have may be accomplished, to the extent practical, by preserving the trees and been approved previously and have been rolling terrain typical of the area; planting new trees along streets and partially installed to date. pedestrian ways and choosing species that reflect native forest elements; insuring that any grading will blend into the surrounding topography The three proposed mixed -use buildings on thereby creating a continuous landscape; preserving, to the extent practical, this block are intended to be 2-3 stories, existing significant river and stream valleys which may be located on the which is compatible with surrounding, site and integrating these features into the design of surrounding contemporary development. 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. Landscaping ❑ 7 The requirements of the Guidelines regarding landscaping are intended to Trees and understory will be and partially reflect the landscaping characteristic of many of the area's significant ARB2017-64: Riverside Village, Block 1, Initial Site Plan HNM 7/7/17 REF # GUIDELINE NOTES historic sites which is characterized by large shade trees and lawns. have been planted along the EC. Landscaping should promote visual order within the Entrance Corridor and help to integrate buildings into the existing environment of the corridor. ❑ 8 Continuity within the Entrance Corridor should be obtained by planting Planting schedule will be required for final different types of plant materials that share similar characteristics. Such site plan review. common elements allow for more flexibility in the design of structures because common landscape features will help to harmonize the appearance of development as seen from the street upon which the Corridor is centered. SPECIFIC GUIDELINES Compatibility with significant historic sites Structure design N/A at the initial site plan stage ❑ 9 Building forms and features, including roofs, windows, doors, materials, One conceptual building design was colors and textures should be compatible with the forms and features of the previously reviewed with ARB2016-29. The significant historic buildings in the area, exemplified by (but not limited to) applicant must supply further information on the buildings described in Appendix A. The standard of compatibility can the design of the buildings for the final site be met through scale, materials, and forms which may be embodied in plan review. 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 relieved using design detail or vegetation, or both. ❑ 14 Arcades, colonnades, or other architectural connecting devices should be used to unify groups of buildings within a development. ❑ 15 Trademark buildings and related features should be modified to meet the requirements of the Guidelines. ❑ 16 Window glass in the Entrance Corridors should not be highly tinted or highly reflective. Reflectance off the outside pane of glass should be kept ARB2017-64: Riverside Village, Block 1, Initial Site Plan HNM 7/7/17 REF # GUIDELINE NOTES below 7%. Specifications on the proposed window glass and samples of tinted window glass should be submitted with the application for final review. Accessory structures and equipment ❑ 17 Accessory structures and equipment should be integrated into the overall Sidewalks, steps, and ramps are well plan of development integrated. Equipment has not been addressed. and shall, to the extent possible, be compatible with the building designs used on the site. ❑ 18 The following should be located to eliminate visibility from the Entrance New dumpster pad's location on the site's Corridor street. If, after appropriate siting, these features will still have a southwestern corner may be visible from the negative visual impact on the Entrance Corridor street, screening should be EC. Additional screening may be necessary. provided to eliminate visibility. a. Loading areas, Loading and service areas, storage areas, b. Service areas, mechanical equipment (ground- and roof- c. Refuse areas, mounted), above -ground utilities, and any d. Storage areas, proposed fencing must be illustrated on the e. Mechanical equipment, final site plans. 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 N/A: stormwater management features into the natural topography to avoid the need for screening. When visible located on other blocks and are not from the Entrance Corridor street, these features must be fully integrated considered in this review. into the landscape. They should not have the appearance of engineered features. ❑ 21 The following note should be added to the site plan and the architectural Note provided on cover sheet of site plan set. plan: "Visibility of all mechanical equipment from the Entrance Corridor ARB2017-64: Riverside Village, Block 1, Initial Site Plan HNM 7/7/17 REF # GUIDELINE NOTES shall be eliminated." Lighting General Guidelines Lighting plan not provided in this submission; a lighting plan which shows all proposed free-standing and wall -mounted lights must be submitted with the final site plan. These drawings should include a photometric illustration, light fixture schedule and key, cut -sheets, and the following information. ❑ 22 Light should be contained on the site and not spill over onto adjacent properties or streets; ❑ 23 Light should be shielded, recessed or flush -mounted to eliminate glare. All fixtures with lamps emitting 3000 lumens or more must be full cutoff fixtures. ❑ 24 Light levels exceeding 30 footcandles are not appropriate for display lots Values lower than 20 footcandles are in the Entrance Corridors. Lower light levels will apply to most other appropriate for sites along the EC uses in the Entrance Corridors. ❑ 25 Light should have the appearance of white light with a 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 for free-standing Fixture colors should be listed on the pole mounted light fixtures in the Entrance Corridors. Lighting plan or in the cut sheets ❑ 27 The height and scale of freestanding, pole -mounted light fixtures should Mounting height must include the base be compatible with the height and scale of the buildings and the sites height as well as the pole height, combined. they are 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. 0 28 In determining the appropriateness of lighting fixtures for the Entrance ARB2017-64: Riverside Village, Block 1, Initial Site Plan HNM 7/7/17 REF # GUIDELINE NOTES 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 plan: `Bach Include this note on the lighting plan. 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." Guidelines for the Use of Decorative Landscape Lighting ❑ 30 light used for decorative effect shall: Any proposed landscape lighting (which a. be compatible with the character of the Entrance Corridor. Compatibility includes proposed lighting for the plazas) of exterior lighting and lighting fixtures is assessed in terms of design, use, must be included on the lighting plan for the size, scale, color, and brightness. final site plan review. b. impact only the immediate site. The effect of the illumination should not be discernible from distances along the Entrance Corridor. ❑ 31 Where used for decorative effect, outdoor light fixtures shall: a. be equipped with automatic timing devices and shall be extinguished between the hours of 11:00 p.m. and dawn. b. be shielded and focused to eliminate glare. Glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of mounting height, wattage, aiming angle, fixture placement, etc. c. be cutoff luminaires, aimed so as not to project their output beyond the objects intended to be illuminated; or non -cutoff luminaires, equipped with glare shields, visors, barn doors, and/or other similar shielding accessories as required to meet the following criteria: Light distribution from all lighting installations shall be cut-off at all angles beyond those required to restrict direct illumination to within the perimeter of the landscape feature being illuminated. d. never exceed 3,000 lumens. Further restrictions on lumens may be imposed by the ARB. e. not be modified to reflect seasonal colors. ARB2017-64: Riverside Village, Block 1, Initial Site Plan HNM 7/7/17 REF # GUIDELINE NOTES f. be of a number that is compatible with the scale of the object and the development to be illuminated, such that the light emitted will not over - illuminate or overpower the site, as determined by the ARB. Landscaping ❑ 32 Landscaping along the frontage of Entrance Corridor streets should include A plant schedule which lists caliper and the following: species must be included on the landscape a. Large shade trees should be planted parallel to the Entrance Corridor plan for the final site plan review. 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 The median on which the trees will be fencing should be reserved parallel to the Entrance Corridor street, and planted appears to be 15' wide from the edge exclusive of road right-of-way and utility easements. of the public sidewalk to the building line. ❑ 33 Landscaping along interior roads: A planting schedule is required to verify that a. Large trees should be planted parallel to all interior roads. the proposed trees meet size criteria. Such trees should be at least 2%2 inches caliper (measured six inches above A planting schedule is required to verify that the ground) and should be of a plant species common to the area. Such trees the proposed trees meet caliper and species should be located at least every 40 feet on center. criteria. ❑ 34 Landscaping along interior pedestrian ways: More trees should be planted along the a. Medium trees should be planted parallel to all interior pedestrian ways. interior drive and parking lot entrance/mouth Such trees should be at least 2%2 inches caliper (measured six inches above A planting schedule is required to verify that the ground) and should be of a species common to the area. Such trees the proposed trees meet caliper and species should be located at least every 25 feet on center. criteria. ❑ 35 Landscaping of parking areas: The northeastern edge of the parking lot is a. Large trees should align the perimeter of parking areas, lined with 4 large pin oaks; the other edges ARB2017-64: Riverside Village, Block 1, Initial Site Plan HNM 7/7/17 REF # GUIDELINE NOTES lack perimeter planting, but trees are provided in islands throughout the parking lot. located 40 feet on center. Trees should be planted in the interior of parking areas at the rate of one Total parking spaces = 118; the plan tree for every 10 parking spaces provided and should be evenly distributed provides for 20 large shade trees (pin oaks) throughout the interior of the parking area. within the parking lot, and 4 on the northeastern perimeter b. Trees required by the preceding paragraph should measure 2'/z inches The proposed trees are 2.5" caliper but are caliper (measured six inches above the ground); should be evenly spaced; irregularly spaced, especially on the southern and should be of a species common to the area. edge of the parking lot, where o.c. distances average 75' Such trees should be planted in planters or medians sufficiently large to The proposed trees are planted in islands, the maintain the health of the tree and shall be protected by curbing. majority of which appear potentially too c. Shrubs should be provided as necessary to minimize the parking area's small to hold the scale of the tree impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. Planting schedule required to verify ❑ 36 Landscaping of buildings and other structures: No plantings along buildings proposed. The a. Trees or other vegetation should be planted along the front of long design of the northernmost plaza, which acts buildings as necessary to soften the appearance of exterior walls. The as a terminus for the pedestrian path, should spacing, size, and type of such trees or vegetation should be determined by be further developed to make that area a the length, height, and blankness of such walls. focal point. Each plaza should contain 4 b. Shrubs should be used to integrate the site, buildings, and other benches and landscaping; planting beds structures; dumpsters, accessory buildings and structures; "drive thru" could soften the hardscape. The preliminary windows; service areas; and signs. Shrubs should measure at least 24 inches site plan for this block showed a formally in height. designed central plaza with raised planting beds which has been deleted from this plan. As the proposed pedestrian connection terminates in the northeastern -most plaza in this initial site plan, the applicant should restore the previous formal landscape design vocabulary to this open space. ARB2017-64: Riverside Village, Block 1, Initial Site Plan HNM 7/7/17 REF # GUIDELINE NOTES ❑ 37 Plant species: a. Plant species required should be as approved by the Staff based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). ❑ 38 Plant health: Add note to landscape plan for final site plan The following note should be added to the landscape plan: "All site review. 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 theplant." ❑ Check The number of plants shown in the plant schedule corresponds to the number of plants shown on the plan ❑ Check Limit the number of proposed plants for any one species to 25% of the total proposed for that plant type tree, shrub). Site Development and layout Development pattern ❑ 39 The relationship of buildings and other structures to the Entrance Corridor The development exhibits an organized street and to other development within the corridor should be as follows: pattern of roads, service lanes, and a. An organized pattern of roads, service lanes, bike paths, and pedestrian pedestrian walks. walks should guide the layout of the site. b. In general, buildings fronting the Entrance Corridor street should be Buildings fronting the EC are parallel to the parallel to the street. Building groupings should be arranged to parallel the street. Entrance Corridor street. c. Provisions should be made for connections to adjacent pedestrian and A proposed pedestrian connection links vehicular circulation systems. block 1 with development to the north. d. Open spaces should be tied into surrounding areas to provide continuity within the Entrance Corridor. Open spaces provided by four plazas and e. If significant natural features exist on the site (including creek valleys, landscaped area to the northeast. steep slopes, significant trees or rock outcroppings), to the extent practical, then such natural features should be reflected in the site layout. If the This scheme differs from ARB2016-29 in provisions of Section 32.5.2.n of the Albemarle County Zoning Ordinance apply, then improvements required by that section should be located so as that the central plaza with formal detailing to maximize the use of existing features in screening such improvements has been deleted and a total of four plazas lie from Entrance Corridor streets. between the three buildings. f. The placement of structures on the site should respect existing views and ARB2017-64: Riverside Village, Block 1, Initial Site Plan HNM 7/7/17 REF # GUIDELINE NOTES vistas on and around the site. Site Grading ❑ 40 Site grading should maintain the basic relationship of the site to The site has already been graded and the surrounding conditions by limiting the use of retaining walls and by grading is consistent with previous shaping the terrain through the use of smooth, rounded land forms that approvals. 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 Because grading is consistent with natural minimum radius where they meet the adjacent condition. Final grading topographic contours, the grading will should achieve a natural, rather than engineered, appearance. Retaining appear natural in its setting. 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 All pre-existing trees have been cleared from trees or other existing features designated for preservation in the final the site; some trees have been planted along Certificate of Appropriateness. Adequate tree protection fencing should be the Rt. 20 frontage. shown on, and coordinated throughout, the grading, landscaping and erosion and sediment control plans. ❑ 42 Areas designated for preservation in the final Certificate of Appropriateness N/A 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 N/A equipment within this area. ❑ 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. • A standard condition of initial site plan approval will be the approval of a Certificate of Appropriateness prior to final site plan approval. [rl7