HomeMy WebLinkAboutARB201700081 Staff Report 2017-09-26ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2017-81: Brookhill Blocks 4A and 8A
Review Type
Initial Site Plan
Parcel Identification
04600000001800, 046000000018A0, 04600000001900
Location
East side of Seminole Trail (Rt. 29 N) and north side of Polo Grounds Road (Rt. 643). Forest Lakes Community is to
the north and Montgomery Ridge is to the east.
Zoned
Neighborhood Model District (NMD)/Entrance Corridor (EC)
Owner/Applicant
Charles R. Haugh and E.J. Oglesby, Jr., Trustees, and Crockett Corporation/Ryan Yauger, Bohler Engineering
Magisterial District
Rivanna
Proposal
To develop block 4A with four multi -family apartment buildings, parking areas, and associated improvements; to
partially develop block 8A with access drives, throats, and stub -outs; to develop an entrance road from Rt. 29, a
roundabout, and the southern portion of an access road that terminates in Polo Grounds Road; associated improvements
on segments of the north side Polo Grounds Road and the east side of Rt. 29.
Context and Visibility
Blocks 4A and 8A lie adjacent to and immediately east of Rt. 29, an EC. Visibility is mitigated by an existing tree line.
Parcels to the west and south are rural in character, while parcels to the north and east are developed as the residential
communities of Forest Lakes and Montgomery Ridge.
ARB Meeting Date
October 2, 2017
Staff Contact
Heather McMahon
PROJECT HISTORY
DATE
APPLICATION
RESULT
11/9/2016
ZMA-2015-07
Staff comments provided on the rezoning proposal.
10/2/2017
ARB-2017-81
ARB review of the initial site plan for Blocks 4A and 8A
Although ARB staff provided comments on the rezoning proposal (ZMA-2015-07), this submission is the first which the ARB will review.
BACKGROUND
Brookhill is a historic house at 2571 Seminole Trail, situated on a rise north of the South Fork of the Rivanna River. [Figure 1] Built circa 1810, the
Federal -style brick edifice was the residence of James Minor, Jr. and operated as a school briefly prior to the Civil War (1857-1861). The associated
landscape includes 10-12-foot high boxwoods planted in the 1930s by owner Ernest Oglesby as well as several ancillary structures in varying states of
decay. The 38-acre parcel on which the house is sited is mostly wooded and includes a historic family cemetery (Dunn Cemetery) as well as vestiges of
Woodlands -era Native American camps. Previous surveys have concluded that Brookhill is eligible for listing on the National Register of Historic Places
for architectural significance.
In 2015, the owners of abutting Tax Map Parcels 46-18, 46-18A, and 46-19 (a combined 277.5 acres) sought a Zoning Map Amendment (ZMA-2015-07)
to rezone the rural properties (zoned R-1 Residential) into a Neighborhood Model District. [Figure 2] As per the approved ZMA, 19 blocks will be
formed and developed as a Neighborhood Service Center (Block 1), Urban Density Residential (Blocks 2 through 4), and Neighborhood Density
Residential (Blocks 5 through 18). Block 19, a reduced three -acre curtilage around Brookhill house, will be preserved. [Figure 3]
This proposal entails a portion of the first phase of development and focuses on Block 4A and the perimeter of Block 8A, as well as road improvements
along Rt. 29 and Polo Grounds Road and the construction of an entrance road from Rt. 29, a roundabout, and a feeder road that terminates at Polo
Grounds Road. [Figures 4 and 5] This initial site plan shows four large, rectangular multi -family apartment buildings on the north, east, and south
perimeters of Block 4A with parking relegated to the interior. The east -west entrance road from Rt. 29 terminates in a roundabout, from which the
southern portion of a north -south access road terminates at Polo Ground Road.
Brookhill's approved Code of Development requires a 100-foot tree buffer along Rt. 29 that will screen the western boundary of Blocks 4A and 8A,
mitigating visibility of the complex from Rt. 29, the Entrance Corridor under consideration. [Figure 61 Given this proposed 100-foot tree buffer, staff
presumes that the majority of the interior of the blocks will not be visible from Rt. 29 and therefore will not necessitate ARB review. Staff believes the
entrance drive that stems from Rt. 29 will be visible, and likely the west and north elevations of the two buildings that front the south side of the entrance
drive will be viewed obliquely from Rt. 29. Therefore, most of staff s comments have focused on these portions of the proposed design. It may be,
however, that the two buildings proposed for the southern end of Block 4A are temporarily visible while the 100-foot tree buffer is established; therefore,
the ARB might consider asking for the elevations of these buildings for review in future or requesting that the 100-foot buffer extend the length of the Rt.
29 frontage and be implemented immediately to forestall the need to review these buildings' elevations.
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Figure 2: map showing TMPs 46-18 (Brookhill property), 46-18A and 46-19. Together, the 277.5-acre property has been rezoned as a Neighborhood Model District.
Brookhill Development Land Use flap
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Figure 3: Brookhill Development Land Use Map, page 7 of the Code of Development "Brookhill Neighborhood Model". approved 1119116.
5
Brookhtll DevelopmLmt Illustrative Conceptual Plan
Figure 4: Brookhill Development Illustrative Conceptual Plan, page 8 of the Code of Development "Brookhill Neighborhood Model'; approved 1119116.
Note that the red boxes denote scope of work on this proposal.
Figure 5: Brookhill Initial Site Plan, "Overall Site Plan," C-300
7
CL-D
Figure 6: "Proposed 100' Buffer along Route 29 corridor, "page 20 of the Code of Development "Brookhill Neighborhood Model", approved 1119116.
ANALYSIS
Gray highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final
Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage
Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial
REF
GUIDELINE CURRENT ISSUE RECOMMENDATION
Purpose
1
The goal of the regulation of the design of development
While no architectural drawings have
See recommendations below.
within the designated Entrance Corridors is to insure that new
been submitted, the initial site plan set
development within the corridors reflects the traditional
exhibits four large, multi -family
architecture of the area. Therefore, it is the purpose of ARB
apartment buildings and associated
review and of these Guidelines, that proposed development
parking and road improvements. This
within the designated Entrance Corridors reflect elements o�
development is not reflective of the
design characteristic of the significant historical landmarks,
area's heretofore rural character but is in
buildings, and structures of the Charlottesville and Albemarl4
keeping with the suburbanization of this
area, and to promote orderly and attractive development
area (Forest Lakes to the north and
within these corridors. Applicants should note that replication
Montgomery Ridge to the east) as well as
of historic structures is neither required nor desired.
with the rezoning (ZMA-2015-07) for
this property as Neighborhood Model
District.
2
Visitors to the significant historical sites in the Charlottesville
There is a historic site (19' century
and Albemarle area experience these sites as ensembles of
house and cemetery) on the property with
buildings, land, and vegetation. In order to accomplish the
a reduced curtilage of 3 acres. Mid- to
integration of buildings, land, and vegetation characteristic of
high -density development is proposed on
these sites, the Guidelines require attention to four primary
all sides, which will diminish the cultural
factors: compatibility with significant historic sites in the
resources' historic context.
area; the character of the Entrance Corridor; site development
and layout; and landscaping.
Compatibility with significant historic sites:
3
New structures and substantial additions to existing structure
Architectural information has not been
Submit material and color
should respect the traditions of the architecture of historical)
submitted with the initial site plan. Based
samples, dimensioned elevations,
significant buildings in the Charlottesville and Albemarle
on the required 100-foot landscape
and floor plans of the apartment
area. Photographs of historic buildings in the area, as well as
buffer, along Rt. 29, staff expects the
buildings for review.
drawings of architectural features, which provide important
west and north elevations of the two
examples of this tradition are contained in Appendix A.
northern buildings will be visible. The
Consider submitting site sections
southern elevations of these buildings
clarifying the level of visibility
may be temporarily visible while the
from the EC .
landscape buffer is established. The
Extend the buffer southward at
north, west and southern elevations of the
least to align with the limits of
southern buildings may be temporarily
disturbance.
visible while the landscape buffer is
established and until the senior living
facility is built. As it is difficult to gauge
the temporal length of the visibility of
these buildings, the applicant may want
to submit site sections to clarify visibility
and consider extending the buffer to the
south in this phase of development.
4
The examples contained in Appendix A should be used as a
The historic manor, Brookhill, has been
See recommendation above.
guide for building design: the standard of compatibility with
isolated on a 3-acre parcel (Block 19)
the area's historic structures is not intended to impose a rig surrounded
by a 20' tree buffer.
design solution for new development. Replication of the
Development on its edges will be mid- to
design of the important historic sites in the area is neither
high -density. Architecture that is
intended nor desired. The Guideline's standard of
compatible with this historic resource in
compatibility can be met through building scale, materials,
material and forms could tie the new
and forms which may be embodied in architecture which is
development with the site's historic
contemporary as well as traditional. The Guidelines allow
character.
individuality in design to accommodate varying tastes as well
as special functional requirements.
Compatibility with the character of the Entrance Corridor
5
It is also an important objective of the Guidelines to establis4
Compatibility can be achieved through
None.
a pattern of compatible architectural characteristics
mass, scale, form, and materiality.
throughout the Entrance Corridor in order to achieve unity
Sensitivity can be achieved through
and coherence. Building designs should demonstrate
siting, spatial organization, and
sensitivity to other nearby structures within the Entrance
landscaping as well as through
Corridor. Where a designated corridor is substantially
architectural design that alludes to local
developed, these Guidelines require striking a careful balance
architectural precedents through form,
between harmonizing new development with the existing
materiality, or style. The degree to which
character of the corridor and achieving compatibility with the
this is accomplished can be determined
significant historic sites in the area.
when architectural designs are submitted
for review.
Site development and layout
6
Site development should be sensitive to the existing natural
As per the Code of Development, a
Adjust the 100-foot landscape
landscape and should contribute to the creation of an
proposed 100-foot tree buffer will help
buffer to show continuous planting
organized development plan. This may be accomplished, to
mitigate visibility of the site from the EC
throughout the 100-foot depth,
the extent practical, by preserving the trees and rolling terrain
and will help integrate the development
integrated with existing wooded
typical of the area; planting new trees along streets and
into the natural environment. This buffer
area, as exhibited in the Code of
pedestrian ways and choosing species that reflect native
is illustrated in the Code of Develop as a
Development.
forest elements; insuring that any grading will blend into the
continuous planting from the property
surrounding topography thereby creating a continuous
line to a 100-foot depth and integrates
landscape; preserving, to the extent practical, existing
what portions of the existing tree line
10
significant river and stream valleys which may be located on
extend into this zone [see Figure 6].
the site and integrating these features into the design of
While the span of the 100-foot tree buffer
surrounding development; and limiting the building mass and
is drawn on the site plans, the western
height to a scale that does not overpower the natural settings
line of the proposed trees to be added
of the site, or the Entrance Corridor.
falls 30-40 feet short, creating an
unplanted gap. The buffer area should be
continuously planted as per the
illustration in the approved Code of
Development.
The development plan shows an
organized development pattern; however,
significant grading of the natural terrain
will be required to accommodate it.
Stream buffers are preserved.
Landscaping
7
The requirements of the Guidelines regarding landscaping are
Lawns do not figure in this urbanized
Vary the plant species in order to
intended to reflect the landscaping characteristic of many of
block, and no green spaces are proposed
achieve a greater continuity with
the area's significant historic sites which is characterized by
within this portion of the development. A
the natural environment along the
large shade trees and lawns. Landscaping should promote
100-foot tree buffer is proposed to
EC.
visual order within the Entrance Corridor and help to
mitigate visibility from the EC.
integrate buildings into the existing environment of the
corridor.
8
Continuity within the Entrance C idor should be obtained
by planting different types of plant materials that share
similar characteristics. Such 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
9
Building forms and features, including roofs, windows,
The degree to which compatibility with
None.
doors, materials, colors and textures should be compatible
local, historic precedents is accomplished
with the forms and features of the significant historic
can be determined when architectural
buildings in the area, exemplified by (but not limited to) the
designs are submitted for review.
buildings described in Appendix A [of the design guidelines].
The standard of compatibility can be met through scale,
11
materials, and forms which may be embodied in architecture
which is contemporary as well as traditional. The replication
of important historic sites in Albemarle County is not the
objective of these guidelines.
10
Buildings should relate to their site and the surrounding
context of buildings.
12
Architecture proposed within the Entrance Corridor should
use forms, shapes, scale, and materials to create a cohesive
whole.
11
The overall design of buildings should have human scale.
Architectural information was not
Submit dimensioned elevations
Scale should be integral to the building and site design.
submitted with the initial site plan.
and floor plans for review.
13
Any appearance of "blankness" resulting from building
The four proposed buildings are
Eliminate blankness in the planar
design should be relieved using design detail or vegetation, or
delineated simply as large rectangular
elevations by incorporating
both.
volumes with no architectural relief.
architectural detailing and relief.
14
Arcades, colonnades, or other architectural connecting
No architectural connecting devices are
None.
devices should be used to unify groups of buildings within a
evident in the plans submitted.
development.
15
Trademark buildings and related features should be modified
There is no evidence of a trademark
None.
to meet the requirements of the Guidelines.
design in the submitted drawings.
16
Window glass in the Entrance Corridors should not be highly
Architectural information has not been
Add the standard window glass
tinted or highly reflective. Window glass in the Entrance
submitted with the initial site plan.
note to the architectural drawings.
Corridors should meet the following criteria: Visible lighi
transmittance (VLT) shall not drop below 4001o. Visible 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
No accessory structures, features, or
Revise the plans to show all
the overall plan of development and shall, to the extent
equipment are shown on the site plans.
loading and service areas, storage
ossible, be compatible with the building designs used on thl
Ii
However, the 100-foot tree buffer is
areas, mechanical equipment
te.
expected to eliminate visibility of these
site features from the EC.
(ground- and roof -mounted),
above -ground utilities, and any
18
The following should be located to eliminate visibility from the
Entrance Corridor street. If, after appropriate siting, these
proposed fencing. Show how
features will still have a negative visual impact on the Entrance
visibility of all equipment will be
Corridor street, screening should be provided to eliminate
eliminated.
visibility. a. Loading areas, b. Service areas, c. Refuse areas,
d. Storage areas, e. Mechanical equipment, f. Above -ground
utilities, and g. Chain link fence, barbed wire, razor wire, and
12
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
N/A: stormwater management features
None.
designed to fit into the natural topography to avoid the need for
are located on other blocks.
screening. When visible from the Entrance Corridor street,
these features must be fully integrated into the landscape. They
should not have the appearance of engineered features.
21
The following note should be added to the site plan and the
Note not provided on the site plan set.
Include the mechanical equipment
architectural plan: "Visibility of all mechanical equipment
note on the site plans and
in the Entrance Corridor shall be eliminated."
architectural drawings.
Lighting
Lighting information has not been
Submit a lighting plan which
submitted with the initial site plan.
includes all proposed free-standing
and wall -mounted lights and their
photometric output,
manufacturers' specifications, and
cut sheets with the final siteplan._
Landscaping
32
Landscaping along the frontage of Entrance Corridor streets
Some street trees and a multi -use
Adjust the 100-foot landscape
should include the following:
recreation path have been installed along
buffer to show continuous planting
a. Large shade trees should be planted parallel to the
the eastern side of the EC. As well, an
throughout the 100-foot depth,
Entrance Corridor Street. Such trees should be at least 3'/2
existing tree buffer of varying depth lies
integrated with existing wooded
inches caliper (measured 6 inches above the ground) and
to the east of the multi -use path which
area, as exhibited in the Code of
should be of a plant species common to the area. Such trees
mitigates the site's visibility from the
Development.
should be located at least every 35 feet on center.
EC. As per the Code of Development, the
b. Flowering ornamental trees of a species common to the are
existing tree buffer will be expanded to
should be interspersed among the trees required by the
100 feet to further mitigate visibility.
preceding paragraph. The ornamental trees need not alternate
one for one with the large shade trees. They may be planted
among the large shade trees in a less regular spacing pattern.
c. In situations where appropriate, a three or four board fence
or low stone wall, typical of the area, should align the
frontage of the Entrance Corridor street.
d. An area of sufficient width to accommodate the foregoing
plantings and fencing should be reserved parallel to the
Entrance Corridor street, and exclusive of road right-of-way
and utility easements.
13
33
Landscaping along interior roads:
The scope of work includes two interior
Reduce the on -center distances
a. Large trees should be planted parallel to all interior roads.
roads: an east -west entrance road that
between trees lining the entrance
Such trees should be at least 2%2 inches caliper (measured six
extends from Rt. 29 to a proposed
road to 40' o.c. Add canopy trees
inches above the ground) and should be of a plant species
roundabout, and the south portion of a
to the 19-30-foot wide medians
common to the area. Such trees should be located at least
north -south access road that extends from
within the entrance road. Provide
every 40 feet on center.
the roundabout to Polo Grounds Road.
Staff expects the entrance drive will be
ornamental trees and shrubbery on
the north side of the entrance road
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
visible from Rt. 29. There are large trees
to match what is proposed on the
pedestrian ways. Such trees should be at least 21/2 inches
(2.5-3-inch caliper) proposed for this
south side of the entrance road.
caliper (measured six inches above the ground) and should bi
interior road, yet they average 50 feet on
of a species common to the area. Such trees should be locate
center. Furthermore, shrubbery and
at least every 25 feet on center.
ornamental trees are proposed between
the large street trees on the south side of
the entrance drive, but not on the north
side.
35
Landscaping of parking areas:
Staff expects that the parking area, most
Increase the interior parking lot
a. Large trees should align the perimeter of parking areas,
of which is relegated to the interior of
tree count to 37 trees.
located 40 feet on center. Trees should be planted in the
Block 4A, will not be visible from the
interior of parking areas at the rate of one tree for every 10
EC once the 100-foot landscape buffer is
Coordinate the perimeter parking
parking spaces provided and should be evenly distributed
established. However, the southern
lot planting (trees and shrubs) with
throughout the interior of the parking area.
parking area may be visible unless the
the buffer planting for a
b. Trees required by the preceding paragraph should measurq
landscape buffer is extended southward.
coordinated appearance.
2'/2 inches caliper (measured six inches above the ground);
The perimeter planting of the interior
should be evenly spaced; and should be of a species common
parking lot should be integrated with the
Increase minimum planting height
to the area. Such trees should be planted in planters or
buffer planting; perimeter parking trees
of proposed shrubs on the north
medians sufficiently large to maintain the health of the tree
should be added to the southern
entrance to the parking area and
and shall be protected by curbing.
boundary of the southern parking area.
along the entrance drive to 24
c. Shrubs should be provided as necessary to minimize the
Also, to meet zoning requirements, more
inches.
parking area's impact on Entrance Corridor streets. Shrubs
trees will need to be provided for the
should measure 24 inches in height.
interior of the parking areas: one tree
should be planted for every 10 parking
spaces.
Proposed shrubs along the entrance drive
and the north entrance to the parking
area, which may be visible from the EC,
measure 18 inches in height minimum.
36
Landscaping of buildings and other structures:
No plantings to soften the appearance of
Additional landscaping may be
a. Trees or other vegetation should be planted along the front
the buildings' exteriors have been
needed to soften the appearance of
14
of long buildings as necessary to soften the appearance of
proposed. However, the proposed
exterior walls.
exterior walls. The spacing, size, and type of such trees or
landscape buffer comes very close to the
vegetation should be determined by the length, height, and
western elevation of the northwestern
blankness of such walls.
building. Consider architectural issues
b. Shrubs should be used to integrate the site, buildings, and
when implementing the landscape buffer
other structures; dumpsters, accessory buildings and
in this section.
structures; "drive thru" windows; service areas; and signs.
Shrubs should measure at least 24 inches in height.
37
Plant species:
A plant schedule appears on Sheet C-700
Revise plant schedule to be
a. Plant species required should be as approved by the Staff
but it is incomplete and lacks associated
comprehensive.
based upon but not limited to the Generic Landscape Plan
symbols.
Recommended Species List and Native Plants for Virginia
Landscapes (Appendix D).
38
Plant health:
The note appears on Sheet C-700.
None.
The following note should be added to the landscape plan: "All
site plantings of trees and shrubs shall be allowed to reach,
and be maintained at, mature height; the topping of trees is
prohibited. Shrubs and trees shall be pruned minimally and
only to support the overall health of the plant."
Site Development and layout
Development paftern
39
The relationship of buildings and other structures to the
The development exhibits an organized
See landscape recommendations.
Entrance Corridor street and to other development within the
pattern of roads, service lanes, and
corridor should be as follows:
pedestrian walks. Buildings are
a. An organized pattern of roads, service lanes, bike paths,
perpendicular to the EC but are separated
and pedestrian walks should guide the layout of the site.
from the EC by a 100-foot tree buffer.
b. In general, buildings fronting the Entrance Corridor street
No open spaces are proposed within
should be parallel to the street. Building groupings should be
Block 4A.
arranged to parallel the Entrance Corridor street.
c. Provisions should be made for connections to adjacent
pedestrian and vehicular circulation systems.
d. Open spaces should be tied into surrounding areas to
provide continuity within the Entrance Corridor.
e. If significant natural features exist on the site (including
creek valleys, steep 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
15
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 Grading
40
Site grading should maintain the basic relationship of the site to
Two retaining walls — one measuring a
None.
surrounding conditions by limiting the use of retaining walls
maximum 17 feet in height and a second
and by shaping the terrain through the use of smooth, rounded
measuring a maximum 26 feet in height —
land forms that blend with the existing terrain. Steep cut or fill
are proposed on Blocks 19 and 8A/8B;
sections are generally unacceptable. Proposed contours on the
the former is outside this proposed scope
grading plan sha e rounded with a ten foot minimum radius
of work. If the 17-foot wall is to be
where they meet the adjacent condition. Final grading should
included in this scope of work, then the
achieve a natural, rather than engineered, appearance. Retaining
boundaries of the limits of disturbance
walls 6 feet in height and taller, when necessary, shall be
must be adjusted. The heights of these
terraced and planted to blend with the landscape.
proposed walls do not meet ARB
standards and criteria; however, staff
expects these walls will not be visible
from the EC, and therefore do not
necessitate ARB review.
41
No grading, trenching, or tunneling should occur within the
Tree protection fencing is not shown on
Revise the site plans to show
drip line of any trees or other existing features designated for
the site plans.
adequate tree protection fencing.
preservation in the final Certificate of Appropriateness.
Revise the site plans to show
Adequate tree protection fencing should be shown on, and
Preservation and protection of the
protection of adjacent cultural
coordinated throughout, the grading, landscaping and erosion
identified historic cultural resources (i.e.,
resources marked for preservation
and sediment control plans.
Brookhill property and the Dunn
cemetery) are not shown on site plans.
if the proposed retaining wall will
be constructed in this phase.
42
Areas designated for preservation in the final Certificate of
Appropriateness should be clearly delineated and protected
Block 19, on which these cultural
on the site prior to any grading activity on the site. This
resources are located, are adjacent to and
protection should remain in place until completion of the
east of Blocks 4A and 8A, and a 17-foot-
development of the site.
high retaining wall is proposed along the
western boundary of Block 4A.
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.
16
Staff recommends the following as the primary points of discussion:
1. Visibility of the southern portion of Block 4A, the extent of the implementation of the 100-foot screening buffer in this first phase of development,
and the need for ARB review of elevations.
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
• Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval:.
1. A Certificate of Appropriateness is required prior to final site plan approval.
• Regarding recommendations on the plan as it relates to the guidelines: None.
• Regarding conditions to be satisfied prior to issuance of a grading permit:
1. Clarify plan to show that no retaining wall is proposed at the historic resource in Block 19 in this first phase of development
Regarding the final site plan submittal:
1. Architecture and landscaping will be reviewed with a future submittal. A Certificate of Appropriateness is required prior to final site plan
approval.
2. Submit material and color samples, dimensioned elevations, and floor plans of the apartment buildings for review.
3. Consider submitting site sections clarifying the level of visibility from the EC.
4. Extend the buffer southward at least to align with the limits of disturbance. Adjust the 100-foot landscape buffer to show continuous planting
throughout the 100-foot depth, integrated with existing wooded area, as exhibited in the Code of Development
5. Vary the plant species in order to achieve a greater continuity with the natural environment along the EC.
6. Eliminate blankness in the planar elevations by incorporating architectural detailing and relief.
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. Revise the plans to show all loading and service areas, storage areas, mechanical equipment (ground- and roof -mounted), above -ground utilities,
and any proposed fencing. Show how visibility of all equipment will be eliminated.
9. Add the standard mechanical equipment note to the site plans and architectural drawings: Visibility of all mechanical equipment from the
Entrance Corridor shall be eliminated.
10. Provide a lighting plan which includes all proposed free-standing and wall -mounted lights and their photometric output, manufacturers'
specifications, and cut sheets with the final site plan.
11. Reduce the on center distances between trees lining the entrance road to 40' o.c.
12. Add canopy trees to the 19-30-foot wide medians within the entrance road.
13. Provide ornamental trees and shrubbery on the north side of the entrance road to match what is proposed on the south side of the entrance road.
14. Increase the interior parking lot tree count to 37 trees.
15. Coordinate the perimeter parking lot planting (trees and shrubs) with the buffer planting for a coordinated appearance.
16. Increase minimum planting height of proposed shrubs on the north entrance to the parking area and along the entrance drive to 24 inches.
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17. Additional landscaping may be needed to soften the appearance of exterior walls.
18. Revise plant schedule to be comprehensive.
19. Revise the site plans to show adequate tree protection fencing and to show protection of adjacent cultural resources marked for preservation if
the proposed 17-foot tall retaining wall will be constructed in this phase.
0IF.1130DKI
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date
C-100
Cover Sheet
7/31/17
C-101 through C-102
General Notes
7/31/17
C-103 through C-104
Approved Proffers
7/31/17
C-105 through C-106
Phasing Plan
7/31/17
C-200
Existing Conditions and Demolition Plan
7/31/17
C-300
Overall Site Plan
7/31/17
C-301 through C-304
Site Plan
7/31/17
C-400
Overall Grading Plan
7/31/17
C-401 through C-406
Grading Plan
7/31/17
C-500
Overall Utility Plan
7/31/17
C-501 through C-506
Utility Plan
7/31/17
C-700
Overall Landscape Plan
7/31/17
C-701 through C-704
Landscape Plan
7/31/17
C-900 through C-901
Construction Details
7/31/17
C-902
Site Details
7/31/17
C-903
Landsca e Details
7/31/17
C-904 through C-905
Water and Sewer Utility Details
7/31/17
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