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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 13 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