HomeMy WebLinkAboutARB201700077 Staff Report 2017-08-30ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB -2017-77: Riverside Village, Block 1, Preliminary Site Plan
Review Type
Preliminary Site Development Plan
Parcel Identification
078G0 -00-01-000A0
Location
West of Trailside Drive and south of Trailside Court in the Riverside Village development located between Rt. 20, Elk Drive, and Free Bridge Lane. Block 1 is
located adjacent to Rt. 20.
Zoned
Neighborhood Model District (NMD), Entrance Corridor (EC)
Owner/Applicant
Riverside Village Properties, Inc./Wolf Ackerman Design (Fred Wolf)
Magisterial District
Rivanna
Proposal
To construct three mixed-use, three-story buildings with associated site improvements.
Context
The proposed development is directly east of and at the entrance of the residential development, Riverside Village. The surrounding area is a mix of
development with commercial sites to the south, residential to the east, parkland to the north, and the river to the west.
Visibility
Block 1 fronts the Rt. 20 EC and will be readily visible from the EC. When the Block 1 buildings are completed, they will limit some of the views into the
overall site.
ARB Meeting Date
September 5, 2017
Staff Contact
Heather McMahon
PROJECT HISTORY
DATE
APPLICATION
RESULT
7/16/2008
ARB -2008-106
Staff comments provided on the rezoning proposal.
3/17/2014
ARB -2014-07
ARB review of the initial site plan for Blocks 2, 3 and 4.
11/24/2014
ARB -2014-94
ARB approval of the final site plan for Blocks 2, 3 and 4, including landscaping along the Rt. 20 frontage.
7/20/2015
ARB -2015-76
Subdivision entrance signs approved.
8/3/2015
ARB -2015-85
Minor revisions to the architectural design of the attached units in Block 2 approved.
9/8/2015
ARB -2015-91
ARB review of the initial site plan for Block 5.
1/28/2016
ARB -2015-124
Block 5 Certificate of Appropriateness issued.
4/18/2016
ARB -2016-29
ARB preliminary review of Block 1.
5/10/2017
ZMA-2016-19
BOS approval of request to increase number of units; decrease total amount of commercial square footage; subdivide one 5,000 square -foot plaza into multiple plazas
totaling 5,000 square feet; reduce the minimum build -to line on Trailside Drive; make accessory uses and buildings by -right rather than by special use permit; modify
proffers to provide 15% affordable units in Block 1; and provide a cash proffer for the 36 additional units of $7,419.91 for each new multi -family dwelling unit.
8/7/2017
ARB2017-64
ARB review of initial site plan for Block 1.
9/5/17
ARB2017-77
ARB review of the preliminary site plan for Block 1.
A number of houses and the apartment building have been constructed and some landscaping is in place.
The ARB completed an initial site development plan review of Block 1 on August 7, 2017 (see Attachment A for the action letter). At that meeting, their comments focused on attaining more
information on the design of the proposed buildings, in which they asked the applicants to submit material and color samples, dimensioned elevations, a landscape plan with complete grading and a plant
schedule, and a lighting plan for review at a future date.
CHANGES TO THE PLAN SINCE THE LAST REVIEW
The current proposal is fundamentally different from the conceptual design that the ARB reviewed in April 2016 in several ways. Firstly, whereas that conceptual design had a 5,000 -square -foot central
plaza (between the northernmost and central buildings) on a cardinal axis with the pedestrian path west of the proposed parking, the present configuration has four plazas totaling 5,000 square feet
flanking the three buildings. Secondly, the amount of commercial space has also been reduced from 16,000 square feet total to 8,000 square feet while each building has been allotted eight residential
units above the first -floor commercial spaces. Lastly, the architectural style and scale of the three buildings have been revised: while the original submission exhibited two-story commercial structures
with hipped roofs and stone foundations, rendered in a primarily gray palette [Figure 1], the current submission shows three -and -a -half -story, mixed-use buildings with hybrid flat/parapet and pitched
roofs. Balconies and overhangs have been added to the upper stories, the fenestration has been altered, and the materials and color palette have shifted from gray stone and cementitious siding to "vintage
black" modular brick and a green screen system at the first floor and a burnished composite wood siding at the second and third floors. The pitched roofs are clad in a gray -colored standing seam metal.
Furthermore, the landscape and site plans provided with this submission differ from those provided in the Initial Site Plan review (ARB -2017-64) that was held on August 7, 2017. In the Initial Site Plan
set, the southeastern corner of the southernmost plaza is chamfered, acknowledging the corner of the entrance drive, while the two middle plazas are bisected by turf -lawn strips. These details are lacking
in the current submission. Unlike the preliminary site plan exhibited in ARB -2016-29, none of the plazas show any formal design concept. The parking area and access configuration is largely the same
in the current proposal as in the previous submission, except for the parking lot planting: while the previous submission showed 26 canopy trees, the current submission proposes 24 unspecified canopy
trees. The current submission provides dimensioned and scaled floor plans and elevations as well as conceptual renderings; although material samples have not been supplied, a list of proposed materials
has been included in the submission packet.
Riverside Village Commercial
Perspective
(view looking north on Route 20)
w6-'loiL.2I9
%vele 510 �O L1'—
f-11011.
Figure 1: Conceptual architectural design from ARB -2016-29 (4/7/16)
Ell ►F.1 W&I KI
REF
GUIDELINE ARB COMMENTS 8/7/17 CURRENT ISSUE RECOMMENDATION
GENERAL GUIDELINES
Purpose
1
The goal of the regulation of the design of development within the designated
See recommendations
Although the applicant explains in the ARB
Incorporate traditional
Entrance Corridors is to insure that new development within the corridors
below.
Narrative (7/24/17; see Attachment B) that
forms and materials on the
reflects the traditional architecture of the area. Therefore, it is the purpose of
"this project's massing and form presents both
elevations which face the
ARB review and of these Guidelines, that proposed development within the
a more modern commercial edge that
EC to better reflect the
designated Entrance Corridors reflect elements of design characteristic of the
corresponds with 20N and a more traditional
traditional architecture in
significant historical landmarks, buildings, and structures of the Charlottesville
side that speaks to more conventional roof
the area and to maintain
and Albemarle area, and to promote orderly and attractive development within
forms and materials that could be found as
compatibility with
these corridors. Applicants should note that replication of historic structures is
part of the residential neighborhoods and the
significant sites in the area
neither required nor desired.
farms outside of town," the use of pitched
roofs, board -and -batten synthetic siding, and
as well as the character of
the EC.
2
Visitors to the significant historical sites in the Charlottesville and Albemarle
area experience these sites as ensembles of buildings, land, and vegetation. In
black bricks laid in a columnar bonding
order to accomplish the integration of buildings, land, and vegetation
pattern are vague references to traditional
characteristic of these sites, the Guidelines require attention to four primary
forms and materials. However, the ARB has
factors: compatibility with significant historic sites in the area; the character of
approved building designs on other ECs that
the Entrance Corridor; site development and layout; and landscaping.
exhibit contemporary design vocabularies.
The site development is a densification of a
formerly rural/suburban lot, which is in
keeping with the Neighborhood Model
District zoning for this parcel.
Compatibility with significant historic sites:
3
New structures and substantial additions to existing structures should respect the
Submit material and color
The interpretation of traditional forms and use
Submit material and color
traditions of the architecture of historically significant buildings in the
samples, dimensioned
of contemporary materials and color palettes
samples for the final
Charlottesville and Albemarle area. Photographs of historic buildings in the area,
elevations, and floor plans
make no direct reference to historically
review.
as well as drawings of architectural features, which provide important examples
for review.
significant buildings in the region.
of this tradition are contained in Appendix A.
See previous
recommendation.
4
The examples contained in Appendix A should be used as a guide for building
design: the standard of compatibility with the area's historic structures is not
intended to impose a rigid design solution for new development. Replication of
the design of the important historic sites in the area is neither intended nor
desired. The Guideline's standard of compatibility can be met through building
scale, materials, and forms which may be embodied in architecture which is
contemporary as well as traditional. The Guidelines allow individuality in design
to accommodate varying tastes as well as special functional requirements.
Com atibility with the character of the Entrance Corridor
5
It is also an important objective of the Guidelines to establish a pattern of
None.
Creating a 3.5 -story wall on the street
Consider reducing the scale
compatible architectural characteristics throughout the Entrance Corridor in
urbanizes, to some extent, a formerly
of the buildings by
order to achieve unity and coherence. Building designs should demonstrate
suburban/rural site and serves to screen the
eliminating the pitched roof
sensitivity to other nearby structures within the Entrance Corridor. Where a
residential development to the west. While the
forms.
designated corridor is substantially developed, these Guidelines require striking a
minimal setback is not in keeping with the
careful balance between harmonizing new development with the existing
current character of the EC, it is consistent
character of the corridor and achieving compatibility with the significant historic
with Neighborhood Model principles and the
sites in the area.
approved rezoning.
Site development and layout
6
Site development should be sensitive to the existing natural landscape and
None.
Clearing and grading the site have been
Provide all landscaping
should contribute to the creation of an organized development plan. This may be
previously approved and implemented.
required by the previously
accomplished, to the extent practical, by preserving the trees and rolling terrain
Frontage landscaping (along the EC, Rt. 20)
approved site plan.
typical of the area; planting new trees along streets and pedestrian ways and
as well as planting on the site's southeastern
Distinguish on the
choosing species that reflect native forest elements; insuring that any grading
corner and northern end have been approved
landscape plan in the final
will blend into the surrounding topography thereby creating a continuous
previously and have been partially installed to
site plan submittal between
landscape; preserving, to the extent practical, existing significant river and
date.
the previously approved
stream valleys which may be located on the site and integrating these features
plants and new plants
into the design of surrounding development; and limiting the building mass and
More landscaping along Rt. 20 is necessary as
proposed with this phase of
height to a scale that does not overpower the natural settings of the site, or the
per previously approved plans.
development. Also clearly
Entrance Corridor.
identify any previously
approved plants that are
proposed to be eliminated
from the plan
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to reflect
None.
Landscaping along the EC street was
See previous
the landscaping characteristic of many of the area's significant historic sites
approved with the first phase of development.
recommendation.
which is characterized by large shade trees and lawns. Landscaping should
Large trees have been planted along the
promote visual order within the Entrance Corridor and help to integrate buildings
Entrance Corridor and the southeastern corner
into the existing environment of the corridor.
of the block has been landscaped; however,
smaller plantings along the Entrance Corridor
8
Continuity within the Entrance Corridor should be obtained by planting different
types of plant materials that share similar characteristics. Such common elements
and the landscaping on the hillside north of
allow for more flexibility in the design of structures because common landscape
the block have not been planted yet.
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
9
Building forms and features, including roofs, windows, doors, materials, colors
None.
Although the applicants have expressed an
Consider reducing the scale
and textures should be compatible with the forms and features of the significant
intention to blend modern design aesthetics
of the buildings by
historic buildings in the area, exemplified by (but not limited to) the buildings
with traditional precedents, these buildings
eliminating the pitched roof
described in Appendix A [of the design guidelines]. The standard of
are wholly modern in terms of materials
forms. Provide larger
compatibility can be met through scale, materials, and forms which may be
(cement board panels, Resysta siding, metal
apertures in more
embodied in architecture which is contemporary as well as traditional. The
mesh screens, cable railings and galvanized
traditional forms on those
replication of important historic sites in Albemarle County is not the objective of
steel rails have little to do with traditional
elevations visible from the
these guidelines.
building materials; the brick on the first floor
EC. Consider using
is a non-traditional color and laid in a non-
materials and a color palette
traditional columnar bond); scale (three-and-
compatible with what has
a-half stories is not a traditional scale on this
been approved previously at
EC); and forms (projecting bays that create
Riverside Village.
cantilevered overhangs, window slots,
projecting window frames, and a juxtaposition
of two different roof forms are modern
contrivances). There is more architectural
interest on the elevations facing the parking
lot than those fronting the EC, while the
"traditional" gable roof forms are on the non-
EC front. (It is unclear from the submittal
whether the gables are functional or simply an
aesthetic choice.) The upper-story window
forms on the EC facade are narrow, un-
inviting, and non-traditional. Furthermore, the
materials are wholly modern and not
consistent with those approved on the
neighboring blocks of Riverside Village: the
townhomes approved in ARB-2014-94 consist
of stone veneer and composite siding (Hardi-
Plank) with architectural roofing shingles
while the condos on Block 5 approved in
ARB-2015-124 were chosen to replicate the
Arts & Crafts style in architectural design and
include stone veneer, Hardi-Plank siding,
Boral trim, MDF panels, cement stucco, PVC
columns and brackets, asphalt shingle roofing,
and a metal canopy and cable railing in a
palette of whites and grays.
10
Buildings should relate to their site and the surrounding context of buildings.
47' -wide plazas flanked by 50' -tall buildings
Consider making the plazas
will create narrow, shaded tunnels that will
in between the buildings
not provide residents and visitors welcoming
wider, which may
outdoor spaces.
necessitate reducing the
width of the two end plazas
that abut entrances into the
development.
11
The overall design of buildings should have human scale. Scale should be
Provide dimensioned
At 50' tall (with 3.5' -tall parapets), the
See previous
integral to the building and site design.
elevations for review.
buildings are taller than other buildings
nearby on the EC. The commercial, first -floor
recommendation.
12
Architecture proposed within the Entrance Corridor should use forms, shapes,
scale, and materials to create a cohesive whole.
spaces have 12' ceilings, with 2.5 floors
(residential and mechanical) above. A pitched
roof form creates a half -story space.
13
Any appearance of "blankness" resulting from building design should be
Eliminate blankness in the
Rectangular footprints with planar walls are
Consider reducing the scale
relieved using design detail or vegetation, or both.
planar elevations by
broken on the west elevation by stairwells,
of the buildings by
incorporating architectural
minimal cantilevering on the upper floors
eliminating the pitched roof
detailing and relief.
produce overhangs; and the south elevation
forms. Provide larger
has projecting window bays. However, most
apertures in more
of the detailing and the more successful relief
traditional forms on those
is incorporated on the parking lot side of the
elevations visible from the
building while the character of the detailing
EC. Consider using
and relief on the EC side contributes
materials and a color palette
significantly to the buildings' non -historic
compatible with what has
appearance.
been approved previously at
Riverside Village.
14
Arcades, colonnades, or other architectural connecting devices should be used to
None.
No architectural connecting devices are
None.
unify groups of buildings within a development.
proposed.
15
Trademark buildings and related features should be modified to meet the
None.
There is no evidence of a trademark design in
None.
requirements of the Guidelines.
the submitted drawings.
16
Window glass in the Entrance Corridors should not be highly tinted or highly
Add the standard window
The note is not provided on the architectural
Add the standard window
reflective. Window glass in the Entrance Corridors should meet the following
glass note to the
drawings.
glass note to the
criteria: Visible light transmittance (VLT) shall not drop below 4001o. Visible
architectural drawings.
architectural drawings.
light reflectance (VLR) shall not exceed 30%. Specifications on the proposed
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 plan of
Revise the plans to show all
Accessory structures and equipment are not
Provide a site plan that
development and shall, to the extent possible, be compatible with the building
loading and service areas,
shown on the plans. Rooftop mechanical
shows all dumpster, loading
designs used on the site.
storage areas, mechanical
equipment is shown only in the conceptual
and service areas, storage
18
The following should be located to eliminate visibility from the Entrance Corridor
equipment (ground- and
rendering, not in a roof plan or on
areas, mechanical
street. If, after appropriate siting, these features will still have a negative visual
roof -mounted), above-
elevations/sections.
equipment (ground -
impact on the Entrance Corridor street, screening should be provided to eliminate
ground utilities, and any
mounted), above -ground
visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e.
proposed fencing. Show
Dumpster pads, loading/service areas, and
utilities, and any proposed
Mechanical equipment,
how visibility of all
above -ground utilities are not shown on the
fencing. Provide a roof plan
f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and
equipment will be
plans.
and elevations that show
similar security fencing devices.
eliminated.
Provide landscaping at the
No fencing is shown.
roof -mounted mechanical
equipment locations and
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.
dumpster to integrate it into
sizes. Show how visibility
Fencing.
the surroundings.
of all equipment will be
eliminated.
Provide landscaping at the
dumpster to integrate it into
the surroundings.
20
Surface runoff structures and detention ponds should be designed to fit into the
None.
Existing biofilters are located on adjacent
None.
natural topography to avoid the need for screening. When visible from the
blocks, to the south and west.
Entrance Corridor street, these features must be fully integrated 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 plan:
Include the mechanical
The note is not provided on the architectural
Include the mechanical
"Visibility of all mechanical equipment from the Entrance Corridor shall be
equipment note on the
drawings.
equipment note on the
eliminated."
architectural drawings.
architectural drawings.
Lighting
Submit a lighting plan
No lighting plan was provided with this
Submit a lighting plan
which includes all proposed
submission.
which includes all proposed
free-standing and wall-
free-standing and wall -
mounted lights with the
mounted lights with the
final site plan.
final site plan.
Landscaping
32
Landscaping along the frontage of Entrance Corridor streets should include the
None.
The quantity and symbol are missing from the
Provide a landscape plan in
following:
plant material schedule included with the
a site plan format. Rectify
a. Large shade trees should be planted parallel to the Entrance Corridor Street.
landscape plan.
the omission of plant
Such trees should be at least 3'h inches caliper (measured 6 inches above the
quantity and symbol on the
ground) and should be of a plant species common to the area. Such trees should
Landscaping along the EC street was
plant material schedule and
be located at least every 35 feet on center.
approved with the first phase of development.
coordinate symbols on the
b. Flowering ornamental trees of a species common to the area should be
Large trees have been planted along the EC
landscape plan for the final
interspersed among the trees required by the preceding paragraph. The ornamental
and the southeastern corner of the block has
site plan submission.
trees need not alternate one for one with the large shade trees. They may be planted
been landscaped; however, smaller plantings
among the large shade trees in a less regular spacing pattern.
along the EC and the landscaping on the
Distinguish on the
c. In situations where appropriate, a three or four board fence or low stone wall,
hillside north of the block have not been
landscape plan in the final
typical of the area, should align the frontage of the Entrance Corridor street.
planted yet.
site plan submittal between
d. An area of sufficient width to accommodate the foregoing plantings and
the previously approved
fencing should be reserved parallel to the Entrance Corridor street, and exclusive
Plazas are enwalled by low walls as per plans;
plants and the new plants
of road right-of-way and utility easements.
however, heights and material(s) have not
proposed with this phase of
been provided.
development. Also clearly
identify any previously
approved plants that are
proposed to be eliminated
from the plan.
Provide the heights and
proposed materials of the
walls encircling the plazas.
33
Landscaping along interior roads:
Add street trees in the gaps
There are large gaps in the spacing of street
Add street trees in the gaps
a. Large trees should be planted parallel to all interior roads. Such trees should
along the north side of
trees along Trailside Drive (where sidewalk is
along the north side of
be at least 2'/2 inches caliper (measured six inches above the ground) and should
Trailside Drive in the
also provided) in the vicinity of the entry into
Trailside Drive in the
be of a plant species common to the area. Such trees should be located at least
vicinity of the entrance into
the Block 1 parking lot. Utilities and
vicinity of the entrance into
every 40 feet on center.
the Block 1 parking lot.
easements exist in this area.
the Block 1 parking lot.
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior pedestrian 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:
Add shrubs along the
24 trees total are proposed for the parking lot:
Add shrubs along the
a. Large trees should align the perimeter of parking areas, located 40 feet on
eastern edge of the parking
7 on the north and south ends (perimeter) and
eastern edge of the parking
center. Trees should be planted in the interior of parking areas at the rate of one
lot where buildings do not
17 on the parking lot interior, including the 6
lot where buildings do not
tree for every 10 parking spaces provided and should be evenly distributed
block parking spaces from
trees which line the pedestrian connection
block parking spaces from
throughout the interior of the parking area.
the EC.
through the parking lot.
the EC.
b. Trees required by the preceding paragraph should measure 2'/2 inches caliper
(measured six inches above the ground); should be evenly spaced; and should be
Shrubs are not provided on the parking lot
of a species common to the area. Such trees should be planted in planters or
perimeter, but much of the parking lot will be
medians sufficiently large to maintain the health of the tree and shall be
obscured from the EC by the buildings.
protected by curbing.
c. Shrubs should be provided as necessary to minimize the parking area's impact
on Entrance Corridor streets. Shrubs should measure 24 inches in height.
36
Landscaping of buildings and other structures:
Provide side elevations for
Side elevations have been provided. They do
Provide at least two (2)
a. Trees or other vegetation should be planted along the front of long buildings
review. Additional
not include blank walls areas that require
benches in all plazas.
as necessary to soften the appearance of exterior walls. The spacing, size, and
landscaping may be needed
landscaping. However, with 50' -tall walls, the
Design the northernmost
10
type of such trees or vegetation should be determined by the length, height, and
to soften the appearance of
47' -wide plazas will be narrow, shaded
plaza as a focal point of the
blankness of such walls.
exterior walls.
tunnels that will not provide residents and
block.
b. Shrubs should be used to integrate the site, buildings, and other structures;
visitors welcoming outdoor spaces for
dumpsters, accessory buildings and structures; "drive thru" windows; service
Provide at least two (2)
convening.
Correct the site plans so
areas; and signs. Shrubs should measure at least 24 inches in height.
benches and landscaping in
that the pedestrian
all plazas. Design the
Shrubs and grasses line the buildings; the
connection is a single
northernmost plaza as a
plazas will have ornamental trees (between 4
material.
focal point of the block.
and 7) planted in each.
Correct the site plans so
Dumpsters and service/loading areas are not
that the pedestrian
shown on plans.
connection is a single
material.
The Code of Development includes a
provision for four (4) benches and
landscaping in amenity areas, while the
ZMA(2016-19) approval stipulated that the
plazas must have two (2) benches and one
plaza must create a focal point. The
northernmost plaza, which acts as a terminus
for the pedestrian connection, is a logical
choice for the location of the focal point. The
preliminary site plan for this block proposed a
formally -designed central plaza with raised
planting beds which has been deleted from
this submission. The previously submitted
formal landscape design vocabulary — or
another equally elaborated design — would be
appropriate in this space. The swathes of turf
lawn are extremely minimal and aren't
sufficient to create a focal point. Additional
planting beds would soften the plazas'
hardsca in .
37
Plant species:
None.
The proposed plant species are acceptable.
None.
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 or Virginia Landscapes (Appendix D).
38
Plant health:
None.
The note is not provided on the landscape
Provide the standard health
The following note should be added to the landscape plan: "All site plantings of
plan.
plant note on the landscape
10
trees and shrubs shall be allowed to reach, and be maintained at, mature height;
plan.
the topping of trees is prohibited. Shrubs and trees shall be pruned minimally
and only to support the overall health of theplant."
Site Development and layout
Development paftern
39
The relationship of buildings and other structures to the Entrance Corridor street
None.
The development exhibits an organized
None.
and to other development within the corridor should be as follows:
pattern of roads, service lanes, and pedestrian
a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks
walks. Buildings fronting the Entrance
should guide the layout of the site.
Corridor are parallel to the street. A proposed
b. In general, buildings fronting the Entrance Corridor street should be parallel to
pedestrian connection links this block with
the street. Building groupings should be arranged to parallel the Entrance
development to the west. Open spaces are
Corridor street.
provided by four plazas totaling 5,000 square
c. Provisions should be made for connections to adjacent pedestrian and
feet, and trees have been proposed as
vehicular circulation systems.
landscaping elements that offer continuity
d. Open spaces should be tied into surrounding areas to provide continuity within
with development along the EC. No
the Entrance Corridor.
significant natural features are present on the
e. If significant natural features exist on the site (including creek valleys, steep
site.
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
None.
The site had already been cleared and graded
None.
conditions by limiting the use of retaining walls and by shaping the terrain through
as per previous approvals. The site is
the use of smooth, rounded land forms that blend with the existing terrain. Steep cut
relatively flat.
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 or
None.
All pre-existing trees have been cleared from
None.
other existing features designated for preservation in the final Certificate of
the site; some trees have been planted along
Appropriateness. Adequate tree protection fencing should be shown on, and
the Entrance Corridor (Rt. 20).
coordinated throughout, the grading, 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.
44
Natural drainage patterns (or to the extent required, new drainage patterns)
should be incorporated into the finished site to the extent possible.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The need for a formal design vocabulary on the northernmost plaza.
2. The scale of the buildings vis-a-vis the width of the plazas in between each building.
Staff offers the following comments on the proposal:
1. Incorporate traditional forms and materials on the elevations which face the EC to better reflect the traditional architecture in the area and to maintain compatibility with significant sites in the area as
well as the character of the EC.
2. Submit material and color samples for the final review.
3. Consider reducing the scale of the buildings by eliminating the pitched roof forms.
4. Provide all landscaping required by the previously approved site plan. Distinguish on the landscape plan in the final site plan submittal between the previously approved plants and new plants
proposed with this phase of development. Also clearly identify any previously approved plants that are proposed to be eliminated from the plan.
5. Provide larger apertures in more traditional forms on those elevations visible from the EC. Consider a materials palette that is compatible with what has been approved previously at Riverside
Village.
6. Consider making the plazas in between the buildings wider, which may necessitate reducing the width of the two end plazas that abut entrances into the development.
7. Add the standard window glass note to the drawings: Window glass in the Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop below 40%. Visible
light reflectance (VLR) shall not exceed 30%.
8. Provide a site plan that shows all dumpster, loading and service areas, storage areas, mechanical equipment (ground -mounted), above -ground utilities, and any proposed fencing. Provide a roof plan
and elevations that show roof -mounted mechanical equipment locations and sizes. Show how visibility of all equipment will be eliminated.
9. Provide landscaping at the dumpster to integrate it into the surroundings.
10. Include the mechanical equipment note on the architectural drawings.
11. Provide a lighting plan which includes all proposed free-standing and wall -mounted lights with the final site plan.
12. Provide a landscape plan in a site plan format. Rectify the omission of plant quantity and symbol on the plant material schedule and coordinate symbols on the landscape plan for the final site plan
submission.
13. Provide the heights and proposed materials of the walls encircling the plazas.
14. Add street trees in the gaps along the north side of Trailside Drive in the vicinity of the entrance into the Block 1 parking lot.
15. Add shrubs along the eastern edge of the parking lot where buildings do not block parking spaces from the EC.
12
16. Provide at least two (2) benches in all plazas. Design the northernmost plaza as a focal point of the block.
17. Correct the site plans so that the pedestrian connection is a single material.
18. Provide standard health plant note to the landscape 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.
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
Illustrative Plan
7/24/17
1St Floor Plan
7/24/17
2nd & 3rd Floor Plan
7/24/17
East & West Elevation
7/24/17
North Elevation
7/24/17
South Elevation
7/24/17
Prespective [sic] from Rt. 20
7/24/17
Aerial Prespective [sic]
7/24/17
Prespective [sic] from Parking Lot
7/24/17
Material Palette
7/24/17
Planting Plan
7/24/17
Plant Schedule
7/24/17
Planting
7/24/17
Materials
7/24/17
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ATTACHMENT A
Of n r
\ f
iy
COUNTY OF ALSI!:14[Ad1 Li;
Depa ronent of Commu nity Uevelop meal
401 Mel titire Road .North Wing
CharILAIrnyilie, Virginia 22902-4396
Phone (434) 2!ft'w,W2 Fax {434} 972-4126
Augstst 11, 2017
]ostia 511imp
Shimp Engineering
241 E- Main Srreetr SuiteM
Chulorte;ville, VA 22902
RF.: .#RFl~2017-64: Rive rside V illage JRluck 1
Dor MT. Shimp,
.At ir5 meeting an h7onday, August 7, ?017, the AIbcmarlc C;ourtty Archil&Ctural Review Board. by a vote
of 4:b virtt:d to forward the follmyhig recommendations on the ahx ve-rioted Tnitiill Site Devclopmcnt?Ian
to the aL2"t f(IT 1116 Site Review Committee:
Re{tsrding reguiremeDI to satisfy the JCaIign gui,ielines as per 16-30,G,ec[i} (3) and (5) and
reCattunnended conditions of irdlial plan approval:
1. A Certificate of Appropriateness is required prior to final site palitn xppnwal.
RcKarding recommendations on the plan as it relates to the guidelines; None -
Regard i n g
one -
Regarding conditions to be satisfied prior to issuarnce of a p,rading permit' None.
IF Reganling The final Site plan submittal'
1. Arrhiteerure and landscaping will bo rcvkCwed wit11 a future submittal, A C.crtificxte of
Appropriaterncss is rcquiTod prior to Final sire plan, approval.
I Prov idc matCTirTI and u1141TSamp16s, dimensioned elevalions, and floor plans for ravit:vr.
3, P..Iiminale Frlankness in the planar olovarions by incorporating arrhitwural dctailin4� and Belief,
4. .add the Mandard winds w glass note to the drawings; Wind9w glass ixr rhe EFrrrrz+ace Corridors ShOVId
mmer rhe fudvwinh CriIrria.- Visible faghl "nsrnirrance (YL F) shall nor drop below 40%. VWhie li&
!-eJ2PCk7rl�'e (Vl. h') .shat( not exceed 30%.
f- Revise rhe platys to show all loading and service areas, storage meas, mechanical equipment (ground=
and roof mouracd), abowc�gound militics, and any Proposed ferneirry Show how vi9ihility of all
cquipmcnt wiH be climiaarcd-
6, AdrlthcsLan durd ntcck9r]iCalequlpmentnow tothearchitCCTUTaIclTawinLVLv r ihilirygf'cdffinmhanrcjl
equipment from rhe Enlronoe Cco rUor s-za(l be elimixiated.
7. Pruv ide a li&ting p Lan, which inaltrdes all pmpg" &e&-staadiug and wal l -mounted lights wii h the
final site plan,
d. Pic vide lan dscaping at the du rapster to integrate it into the surroundings,
9. .add ,Lrrt:l trees in the gaps along the north side of TraiIside 13riw6 in the vicill its ofthc cntrancc into
the Block b parking laT,
10. A dd shrubs along thr ; uStern eft ofthe park ing lot wiTCrr buildings du nut black park ing spaces from
tho E.C.
11, Prmride side ctcval i rms for review. Additional landscaping maybe Treaded itl soiled tltc BppCararta of
exterior walls.
13. Provide Bl least two (2) bC,nohc5 and lxmkcapiri in all plazas- Ucsign IhC nwth&rnrrrast plaza as a
focal poini of`xhe block
13. Corroct the site plans 5a That the pedestrian o3nnection is a single maierial.
You may submit yoat app I ication for 4xinti rtued ARB review at your Carl iC5t cunverdm5ue- Application forms,
checklists and schedules arc available an-lin6 at www.albenlarlc.orVARL3. Pleww lie certain tllat your AK8
submittal addresses the above -noted issues.
Tf you have ajiy qucslions cvnccrning,my of the above, please Fccl fine to call me.
Sincerely,
�tft&—f x4a"e—r—
Hcathcr -McMahon
Senior Planner
CC: Fite
14
ATTACHMENT B
AJVER KIE VILLAGE - BLOCK 1
ARB NARRATIVE I July 24. 2017
This project is lor,,ateo orw a commertriel entry corridor near the intersection of A0Lre 250
and Route 24 North. Thee site is part of a low to Medium donsity commercial and retail
while also adjacent to rr^u'ti-family housing and new resident al development Hayand
the immediate surrounding context, Route 20,N leads to larger resider,,ial estates and
farms and has a variety of aesthetic styles and forms that relate to an agrarAn
architectural style.
This project's massing ar•d farm presents bath a more rnodern commercial ewe that
corresponds with 20N and a m^re tradiricnaI side that speaks to more conventional roof
forms and rnate ria is that could be Lound as part of the residential neighborhoods -arab
the farms outside of town We, have used a gabled metal roof combined with a FA roof
and parapet io l0reek up the massing across the depths of the buildings across the width
of the site. This means the sloped roofs and small exterior balconies faoe away from
2ON towards tho new single family homes in the Riverside Devefopment while a more
typic&I frs.t-ruled comrr,ercial envelop with aluminum storefront and canopies faces
20N.
Small terraces allow us to step the buildings as they work down the sloped hill following
the grade of 20N. These serve the commercial I retail levels as well as prr)vidIng a
break in the overall massing and allowing pedestrians to filter Through the side at
several points. These larld$r' apeO spOIaes, combirrad with a landscaped parking area
will provide a semi-poraus t)uffer between the noise and ackivity of 2ON ana the
residential areas behind.
Dur rnalerIN palette is sirnpre anal uses oommon materials but in a modern way. The
buildings all have a bri[k base using a dark grey brick set in a stacked bond patten.
These sections of well are articulated as pOnels with with eerrlent brd panels above
any sect on of storefront at grade. Above we are proposing a synthetic wood product
used in a vertical TBG siding wl a 4" exposure. The orientation fs similar to a board $�
battery applioation but itne scale �s more cansistant with a residential siding. It also
speaks to a modern application of o warm, farniliar materiel - without the mai rrtenanae
issues of real wo-ad. The balcanfes and screen waII prat ting the main stairs cn each
burhdinq wi;l ba a painted metal. Railings will use a stainless steel cat le design. And we
have proposed a green screen waII attached to a section of our building on each terrace
elevation. The roof will be a standing s�,-am metal root~
rhe buildings mai ntairi a smaif footprint of approximately 4:3CO S F, However, t,ney wDrk
tOgNhef as a oomposi`.iQn or small 'village' within their larger landscape along 201. We
feel these form work ars the scaie of the -auatarnobM aria with the speed of vehicular
traffic a,ong this corridor while ahso providing a pedestrr-.n-friendly scala and character
for the residents and custo-nars who will- utilize these buildings as a ne+gflbdrhood
cer?ter
15