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HomeMy WebLinkAboutARB201700094 Staff Report 2018-01-03ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2017-94: Avinity Estates II, Initial Site Plan Review Type Initial Site Development Plan Parcel Identification 091000000016CO3 091000000016E0, 091000000016A0 Location North of Pebble Drive, west of Route 20 (Scottsville Road), south of the Kappa Sigma headquarters, and east of the original Avinity development which fronts Avon Street Extended Zoned Planned Residential Development (PRD), Entrance Corridor (EC) Owner/Applicant/Contact Avinity Estates LLC/ Riverbend Development Inc./Scott Collins Magisterial District Scottsville Proposal To construct a residential development with 51 single-family attached units, 51 townhouse units, and one clubhouse on combined 11.886 acres Context The property is a mix of wooded and open areas. Nearby is a mix of residential, institutional, and industrial uses. Property on the opposite side of Scottsville Road retains a rural character. ARB Meeting Date January 8, 2018 Staff Contact Heather McMahon PROJECT HISTORY DATE APPLICATION RESULT 10/1/2014 ZMA-2013-16 Request to rezone 11.886 acres from RI to PRD approved. Design Planning staff comments were provided during the review of the rezoning. The character and appearance of the stormwater facility and landscaping along the EC frontage were identified as primary issues. 3/21/2016 ARB-2015-120 ARB approved an Amendment to the townhome designs in Avinity Estates I 1/8/2018 ARB-2017-94 ARB will review the Initial Site Development Plan for Avinity Estates H This proposal is an extension of the original Avinity development that fronts Avon Street Extended and was reviewed and approved between 2007 and 2010. In November 2014, a Zoning Map Amendment (ZMA-2013-16) to rezone 11.886 acres between the Avinity I development and Route 20 (Scottsville Road) was approved. This development proposes 51 single-family attached units, 51 townhouse units, and a clubhouse. The proposed development will have access to Route 20 as well as Avinity 1. The ARB will review this development for the first time at the January 8, 2018 meeting. (The project was originally slated for the November 6, 2017 ARB meeting but was deferred at the request of the applicant; a resubmittal was received by staff on November 9, 2017 and the project was slated for the December 18, 2017 ARB meeting but was deferred again at the request of the applicant to January 8, 2018.) VISIBILITY The project area abuts the EC street (Route 20 South) in two places: 1) a pipe stem which holds an emergency access road north of the Kappa Sigma Headquarters property, and 2) 0.87 acres of open space with 260' of frontage to the south of Kappa Sigma that includes one of three proposed stormwater management facilities. Both will be visible from the EC. The topography of the site rises steeply westward [Figure 1]; therefore, the roofs, sides, and upper portions of the rear elevations of the single-family attached units in Block C and Block D are expected to be visible, as will be the upper portions of the elevations and ridgelines of the townhouses in the interior Block A. For instance, the FFE at lot 38 is 534 and rises to 568 at lot 24. Therefore, the roofs of lots 83-86 (with FFEs of 554 to 556) will be seen over lots 39-48 (with FFEs of 527 to 547) while townhouses on lots 87-102 may be seen incrementally through the single-family attached unit lots 49-61, as their FFEs are greater by 1-3 feet. Lots 14-17 (FFE 568) will rise above lots 78-87 and lots 39-48. Large portions of the rear (north) elevations of lots 39-48 may be visible; the side (east) elevation of 39 is the closest to the EC and will be visible; the majority of the front (south) elevations of lots 39-43 may be visible at the intersection of Route 20 with Pebble Drive; and the side (east) elevation of lot 38 will be visible. The rear elevations of lots 49-61 (Block C) and possibly the (east) side elevation of the proposed clubhouse will be visible from the EC through the Kappa Sigma property, despite a single row of tree planting and fencing. Figure 1: The property in question rises steeply westward, suggesting that the majority of the proposed dwellings will be visible from the EC. As seen from Route 20 North, and Entrance Corridor. Photograph taken by H. McMahon, 10.26.1 Z ANALYSIS Gray highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial REF GUIDELINE ISSUE RECOMMENDATION GENERAL GUIDELINES Purpose 1 The goal of the regulation of the design of development The proposed development's proximity to Submit all architectural within the designated Entrance Corridors is to insure that the Kappa Sigma Headquarters property elevations for the single - new development within the corridors reflects the traditional could provide a Neoclassical design family attached houses and a architecture of the area. Therefore, it is the purpose of ARB influence, while the historic building on materials palette for all review and of these Guidelines, that proposed development TMP 91-16A could also provide design proposed buildings for within the designated Entrance Corridors reflect elements of inspiration. (The existing house and review. design characteristic of the significant historical landmarks, outbuildings on TMP 91-16A are buildings, and structures of the Charlottesville and contributing resources to the Southern Albemarle area, and to promote orderly and attractive Albemarle Historic District. As per the development within these corridors. Applicants should note proffers, the house will be documented that replication of historic structures is neither required nor before demolition.) desired. While the architectural elevations of four 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as types of townhouses have been submitted, ensembles of buildings, land, and vegetation. In order to elevations for the single-family attached accomplish the integration of buildings, land, and vegetation units have not been submitted. Analysis of characteristic of these sites, the Guidelines require attention the townhouse designs is below, in reference to four primary factors: compatibility with significant 3-4. It is likely, however, that the design historic sites in the area; the character of the Entrance aesthetic of the single-family attached units Corridor; site development and layout; and landscaping. will be similar to those housing units built to the west, in Avinity's first phase of development. [Figures 2 and 3] Figures 2 and 3: Architectural designs of townhomes at Avinity Estates L Photographs taken by IL McMahon, 10.26.17. Compatibility with significant historic sites: 3 New structures and substantial additions to existing Architectural drawings for four townhouse See recommendation in # 1. structures should respect the traditions of the architecture of models have been provided. The 3.5-story, historically significant buildings in the Charlottesville and gable -roof forms are in keeping with Albemarle area. Photographs of historic buildings in the contemporary developments on the ECs. area, as well as drawings of architectural features, which provide important examples of this tradition are contained in The townhouses' design aesthetic is loosely Appendix A. based on either the Stick Style or the Craftsman tradition (or a mdlange of both), 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with as exhibited by the use of shed dormers or the area's historic structures is not intended to impose a rigid cross -gables with king post trusses; shingles design solution for new development. Replication of the as exterior wall cladding; barn -like garage design of the important historic sites in the area is neither doors with truncated pergolas that act as intended nor desired. The Guideline's standard of lintels; rustic shutters; two -over -two or two - compatibility can be met through building scale, materials, over -one lite windows; and shed awnings. and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well asspecial functional requirements. Compatibility with the character of the Entrance Corridor 5 It is also an important objective of the Guidelines to See above comment. See recommendation in # 1. establish a pattern of compatible architectural characteristics throughout the Entrance Corridor in order to achieve unity and coherence. Building designs should demonstrate sensitivity to other nearby structures within the Entrance Corridor. Where a designated corridor is substantially developed, these Guidelines require striking a careful balance between harmonizing new development with the existing character of the corridor and achieving compatibility with the significant historic sites in the area. Site development and layout 6 Site development should be sensitive to the existing natural Topography at this site rises from See recommendation in # 1. landscape and should contribute to the creation of an approximately 490' at the center of Route 20 organized development plan. This may be accomplished, to to 568' in the middle of the site. An the extent practical, by preserving the trees and rolling organized pattern of roads planted with terrain typical of the area; planting new trees along streets street trees is proposed, although significant and pedestrian ways and choosing species that reflect native grading of the hilly terrain will be required forest elements; insuring that any grading will blend into the to accommodate the development. Wooded surrounding topography thereby creating a continuous areas will be removed. The applicant has landscape; preserving, to the extent practical, existing submitted four sight line analyses/site significant river and stream valleys which may be located on sections that illustrate visibility of the ridges the site and integrating these features into the design of of the roofs from the EC. surrounding development; and limiting the building mass and height to a scale that does not overpower the natural While the approved conceptual site plan for settings of the site, or the Entrance Corridor. ZMA-2013-16 showed a T-intersection in the southeast corner onto which townhouses would be sited facing westward (so that their rear elevations faced the EC) [Figure 4], this submission has revised the east -west interior street to terminate in one cul-de-sac on the east; there are no longer any proposed buildings that have rear elevations facing the EC in this part of the site, although Block C, behind the Kappa Sigma property, has 13 lots oriented so that future homes have their backs turned on Route 20. The single row of trees in a 6-foot landscape buffer on the eastern boundary of the site will not greatly mitigate the visibility of these rear elevations from the EC. Depending on the design of these units, some of these trees may need to revised to evergreens. %OTL% ncox..r WILL u-61 "��J&M noun -lrrr Figure 4: Excerpt of approved conceptual site development plan, ZMA-2013-16. Structure design 9 Building forms and features, including roofs, windows, 51 townhouses and 51 single-family See recommendations in #1. doors, materials, colors and textures should be compatible attached dwellings are proposed. Four types with the forms and features of the significant historic of townhouse fagade elevations have been buildings in the area, exemplified by (but not limited to) the submitted. The submittal of only front buildings described in Appendix A [of the design elevations of the four townhouse models guidelines]. The standard of compatibility can be met suffice for staff review purposes, as only the through scale, materials, and forms which may be embodied uppermost portions of the fagades (east in architecture which is contemporary as well as traditional. elevations) of those 45 townhouses in Block The replication of important historic sites in Albemarle A likely will be seen from the EC. However, County is not the objective of these guidelines. no elevations for the single-family attached dwellings have been submitted. 10 Buildings should relate to their site and the surrounding context of buildings. Submitted elevations show all townhouses 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. as 3.5 stories; a note on the cover sheet of the site plan set reads that building height 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive will not exceed 35' high, but this 8 whole. measurement is taken from the mid -point of the roofline; the height is 40' from grade to 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or vegetation, ridge pole. or both. The rectangular footprints, common to 14 Arcades, colonnades, or other architectural connecting devices should be used to unify groups of buildings within a residential development, have planar walls development. relieved by fenestration (including bay windows), shed awnings, and trim as per the 15 Trademark buildings and related features should be modified to meet the requirements of the Guidelines. submitted architectural elevations for the four models of townhouses. 16 Window glass in the Entrance Corridors should not be highly The note has not been provided. Add the standard window tinted or highly reflective. Window glass in the Entrance glass note to the architectural Corridors should meet the following criteria: Visible light drawings. Provide transmittance (VLT) shall not drop below 4091o. Visible light manufacturer's specifications reflectance (VLR) shall not exceed 30% Specifications on for the window glass. the proposed window glass should be submitted with the application for nal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated Loading, service, common refuse (such as Show proposed loading, into the overall plan of development and shall, to the extent dumpsters) and storage areas are not shown service, refuse, and storage possible, be compatible with the building designs used on on the site plan set, nor is mechanical areas as well as mechanical the site. equipment specified. equipment on the site plan set. If mechanical equipment 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these is roof -mounted, provide roof features will still have a negative visual impact on the Entrance plans. Show how the Corridor street, screening should be provided to eliminate visibility of equipment will visibility. a. Loading areas, b. Service areas, c. Refuse areas, be eliminated from the EC. d. Storage areas, e. Mechanical equipment, f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 21 The following note should be added to the site plan and the Note not provided on the site plan set or Add the standard mechanical architectural plan: "Visibility of all mechanical equipment architectural drawings. equipment note to the site from the Entrance Corridor shall be eliminated." plan set and architectural drawings. Lighting No lighting plan has been provided. Submit a lighting plan with photometric values for all freestanding and wall - mounted lights as well as a lighting schedule and cut sheets for review. Landscaping 7 The requirements of the Guidelines regarding landscaping A single row of eight large trees (pin oaks) Provide a quantity of large are intended to reflect the landscaping characteristic of many is shown along the eastern boundary of the shade trees along the EC of the area's significant historic sites which is characterized property and along the EC frontage. They frontage equivalent to 35' on by large shade trees and lawns. Landscaping should promote are listed as 2.5" caliper in the plant center, free of utilities and visual order within the Entrance Corridor and help to schedule and average a planting distance of easements, 3.5" caliper at integrate buildings into the existing environment of the 38' o.c. Overhead electrical lines run along planting. Show the power line corridor. the EC frontage, as close as 10' from the property line. Some of the proposed trees easement on the plans. Show utilities and associated 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share conflict with this line and any associated easements on the landscape similar characteristics. Such common elements allow for easement. Sanitary sewer pipes and plan. more flexibility in the design of structures because common easements, and a pipe from the stormwater landscape features will help to harmonize the appearance of facility occupy the northeast corner of the Relocate the access road to development as seen from the street upon which the Corridor Route 20 frontage. There may be additional the west side of the SWMF is centered. landscape conflicts in this area. and show it consistently throughout the site plan set. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may The eastern edge of the SWMF is located as consist of: a. Walls, b. Plantings, and c. Fencing. close as 17' to the EC at the south end, as far as 40' from the EC on the north end. Given Revise the shape of the SWMF pond to be more 20 Surface runoff structures and detention ponds should be designed to fit into the natural topography to avoid the need this proximity, and the engineered naturalistic. Provide for screening. When visible from the Entrance Corridor street, appearance of the facility, a denser tree naturalistic landscaping to these features must be fully integrated into the landscape. buffer separating the SWMF from the EC is screen the SWMF from the They should not have the appearance of engineered features. appropriate. Better screening and integration would be achieved if small trees and shrubs EC and integrate it into the surroundings. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: were layered among the larger proposed a. Large shade trees should be planted parallel to the trees, creating a denser screening effect. Create a denser vegetative Entrance Corridor Street. Such trees should be at least 3'/z Planting shrubs under the overhead utility cover along the EC frontage. inches caliper (measured 6 inches above the ground) and line could forestall complications and the Revise the frontage planting should be of a plant species common to the area. Such trees need to top trees in the future. to include small trees and should be located at least every 35 feet on center. shrubs layered among the b. Flowering ornamental trees of a species common to the area The detention pond itself has been enlarged large trees. Increase planting should be interspersed among the trees required by the since the concept plan approved with ZMA- area (open space) to preceding paragraph. The ornamental trees need not alternate 2013-16. That approved plan [Figure 4] accommodate this planting. one for one with the large shade trees. They may be planted shows a SWMF that is more naturalistic in among the large shade trees in a less regular spacing pattern. shape with more naturalistic plantings (trees Make the width of the c. In situations where appropriate, a three or four board fence in stands rather than rows) than what is landscape buffer consistent 10 or low stone wall, typical of the area, should align the currently proposed. The common open space throughout the site plan set; frontage of the Entrance Corridor street. proposed in the ZMA application was 1.47 add the access road to all d. An area of sufficient width to accommodate the foregoing acres; it has been reduced to 0.87 acres, and pertinent sheets in the site plantings and fencing should be reserved parallel to the the pond itself has taken on a much more plan set. Entrance Corridor street, and exclusive of road right-of-way "engineered" appearance. and utility easements. Provide landscaping An access road has been added to the east consistent with the side of the facility since the ZMA application plan, free of application, and less landscaping is shown utilities and easements. between the road and the EC. In fact, the landscape buffer on the east boundary of the SWMF parcel tapers from 8' in the north to 4' in the south on the Layout Plan (sheet 3A) and Landscape Plan (sheet 9A), but is drawn as consistently 4' wide on the Utility and Grading plans (sheets 4A and 5A). While no access road is shown on the Layout Plan (sheet 3A) and Landscape Plan (sheet 9A), it is drawn on the Utility and Grading plans (sheets 4A and 5A). Furthermore, while the landscape buffer on the east side of the entire development is labeled as 6' wide, the scale shows the measurement as 5' wide. These inconsistencies must be addressed. The access road will not have an appropriate appearance for the EC. It would have less impact if located on the west side of the basin, and if landscaping were arranged to screen it and integrate it into the surroundings. Furthermore, two retaining walls, each measuring 6' tall, appear on the west boundary of the SWMF 0.87-acre parcel; although they are landscaped with shrubbery, they add to that engineered appearance which was not portrayed in the approved plan of ZMA-2013-16. At Route 20, the elevation is 490'; the bottom of the first retaining wall is at 506' while the top of the second wall is at 520'; thereby, the walls will be highly visible above the EC grade. A 3-board fence is proposed along the EC frontage, and the north and south sides of the SWMF. The fence will not provide screening, but could contribute to the creation of an appropriate rural -character landscape/streetscape. A similar treatment was approved for the Cascadia stormwater facility adjacent to the Route 20 EC [Figure 5]. That facility (which is much larger than this SWMF) is in place, but the landscaping and fence do not appear to be complete. The facility is very visible from the EC. 12 Figure S. Stormwater Management Facility at Cascadia, as seen from Route 20 North, and Entrance Corridor. Photograph taken by H. McMahon, 10.26.17. 13 33 Landscaping along interior roads: A note on sheet 1 of the site plan set states Revise the spacing of street a. Large trees should be planted parallel to all interior roads. that "street trees shall be provided along the trees on interior streets within Such trees should be at least 2%2 inches caliper (measured six public streets 50' o.c." Trees along interior the development to 40' o.c. inches above the ground) and should be of a plant species streets will have a significant impact on the common to the area. Such trees should be located at least view of the overall development from the Rectify the plant schedule to every 40 feet on center. EC; consequently, the interior street trees should be planted 40' o.c. to meet EC reflect the requirement that all shrubs measure 24" in height 34 Landscaping along interior pedestrian ways: a. Medium trees should be planted parallel to all interior guidelines. at planting. pedestrian ways. Such trees should be at least 2% inches caliper (measured six inches above the ground) and should Street trees (52 allee elms and 54 pin oaks) Provide perimeter and interior be of a species common to the area. Such trees should be are provided throughout the site that serve to parking lot trees at the located at least every 25 feet on center. shade street parking and sidewalks. Their planting distances range from 25' to 80' o.c. clubhouse parking lot, 2 ''/z" caliper at planting. 35 Landscaping of parking areas: a. Large trees should align the perimeter of parking areas, located 40 feet on center. Trees should be planted in the A ten -space parking area is proposed south interior of parking areas at the rate of one tree for every 10 of the clubhouse. No interior or perimeter parking spaces provided and should be evenly distributed trees are proposed for this parking. throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 3 out of 5 shrub types are proposed to be 2'/2 inches caliper (measured six inches above the ground); planted at 18" high. should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to maintain the health of the tree and shall be 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: The street trees which line the Show on the plan that the tree a. Trees or other vegetation should be planted along the front development's interior roads are placed buffers on the north and east of long buildings as necessary to soften the appearance of within a 10' landscaping and maintenance parcel boundary lines are exterior walls. The spacing, size, and type of such trees or easement. Those trees that line the north and planted within a 10' vegetation should be determined by the length, height, and east parcel boundary lines, separating the landscaping easement blankness of such walls. development from the Kappa Sigma maintained by the HOA. b. Shrubs should be used to integrate the site, buildings, and Headquarters property, however, fall within other structures; dumpsters, accessory buildings and a 6'-wide "landscaping strip." A note on the Provide additional structures; "drive thru" windows; service areas; and signs. Layout Plan states that screening for this information on the screening Shrubs should measure at least 24 inches in height. area will be installed on the Kappa Sigma to be installed on the Kappa 14 property. A note on the cover page reads Sigma property. "All proposed easements shall be dedicated to public use, except for the landscaping easement, the emergency access easement, and the stormwater management easement for access, which shall be maintained by the HOA." 37 Plant species: A plant schedule has been provided on the None. a. Plant species required should be as approved by the Staff landscape plan (sheets 9 and 9A) and all of based upon but not limited to the Generic Landscape Plan the plants listed are included in the approved Recommended Species List and Native Plants for Virginia species lists. Landscapes (Appendix D). 38 Plant health: Note not provided. Add the standard plant health The following note should be added to the landscape plan: "All note to the landscape plan. 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 None of the proposed residential units front None. Entrance Corridor street and to other development within the the EC, and none are parallel to the EC. corridor should be as follows: Most have their sides or rear elevations a. An organized pattern of roads, service lanes, bike paths, turned to the EC, looking inward. and pedestrian walks should guide the layout of the site. b. In general, buildings fronting the Entrance Corridor street The site plan exhibits an organized pattern should be parallel to the street. Building groupings should be of roads and pedestrian connections. arranged to parallel the Entrance Corridor street. c. Provisions should be made for connections to adjacent Open spaces are reduced to one park space pedestrian and vehicular circulation systems. and two SWMFs. d. Open spaces should be tied into surrounding areas to provide continuity within the Entrance Corridor. No notable natural features exist on the site, e. If significant natural features exist on the site (including nor are viewsheds emphasized by the creek valleys, steep slopes, significant trees or rock arrangement of housing. 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 15 that section should be located so as to maximize the use of existing features in screening such improvements from Entrance Corridor streets. £ 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 Grading on the site is extensive. Two 6'-tall Indicate on the plan the to surrounding conditions by limiting the use of retaining walls segmented retaining walls are proposed west proposed material and color and by shaping the terrain through the use of smooth, rounded of the SWMF, separating the open space for the retaining wall and land forms that blend with the existing terrain. Steep cut or fill from the housing. A single row of 6 Yoshino submit a sample for review. sections are generally unacceptable. Proposed contours on the cherry trees interspersed with abelias and grading plan shall be rounded with a ten foot minimum radius Chinese hollies are proposed for the 15' where they meet the adjacent condition. Final grading should wide strip between the walls and the western achieve a natural, rather than engineered, appearance. edge of the SWMF. The lower wall is Retaining walls 6 feet in height and taller, when necessary, planted with Nellie Stevens hollies and shall be terraced and planted to blend with the landscape. Eastern Red Cedars that are 4'-7' feet high at planting; the upper wall is planted with 41 No grading, trenching, or tunneling should occur within the drip line of any trees or other existing features designated for shrubbery (sweetspire and red twig preservation in the final Certificate of Appropriateness. dogwood) that are only 18" high at planting. Adequate tree protection fencing should be shown on, and Even fronted by landscaping, the wall will coordinated throughout, the grading, landscaping and erosion be visible, so the material and color of the and sediment control plans. retaining wall block is important. 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. Visibility of the development from the EC; architectural drawings required for the next submittal. 2. Treatment of the stormwater management facility adjacent to the EC. 3. Frontage landscape treatment 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. Prior to initial plan approval revise the plan as follows: a) Revise the shape of the SWMF pond to be more naturalistic. b) Relocate the access road to the west side of the SWMF and show it consistently throughout the site plan set. c) Show the power line easement on the plans. Show utilities and associated easements on the landscape plan. d) Create a denser, more naturalistic vegetative cover along the EC frontage to screen the SWMF from the EC and integrate it into the surroundings. Provide a quantity of large shade trees along the EC frontage equivalent to 35' on center, 3.5" caliper at planting. Add small trees and shrubs layered among the large trees. Increase planting area (open space) to accommodate this planting free of utilities and easements. e) Make the width of the landscape buffer consistent throughout the site plan set. f) Provide landscaping consistent with the application plan, free of utilities and easements. 2. 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 the final plan submittal: 1. A Certificate of Appropriateness is required prior to final site plan approval. 2. Submit all architectural elevations for the single-family attached houses and a materials palette for all proposed buildings for review. 3. Add the standard window glass note to the architectural drawings, Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30% Provide manufacturer's specifications for the window glass. 4. Show proposed loading, service, refuse, and storage areas as well as mechanical equipment on the site plan set. If mechanical equipment is roof -mounted, provide roof plans. Show how the visibility of equipment will be eliminated from the EC. 5. Add the standard mechanical equipment note to the site plan set and architectural drawings, Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. 6. Submit a lighting plan with photometric values for all free-standing and wall -mounted lights as well as a lighting schedule and cut sheets for review. 7. Revise the shape of the SWMF pond to be more naturalistic. 8. Relocate the access road to the west side of the SWMF and show it consistently throughout the site plan set. 9. Show the power line easement on the plans. Show utilities and associated easements on the landscape plan. 17 10. Create a denser, more naturalistic vegetative cover along the EC frontage to screen the SWMF from the EC and integrate it into the surroundings. Provide a quantity of large shade trees along the EC frontage equivalent to 35' on center, 3.5" caliper at planting. Add small trees and shrubs layered among the large trees. Increase planting area (open space) to accommodate this planting free of utilities and easements. 11. Make the width of the landscape buffer consistent throughout the site plan set. 12. Provide landscaping consistent with the application plan, free of utilities and easements. 13. Revise the spacing of street trees on interior streets within the development to 40' o.c. 14. Rectify the plant schedule to reflect the requirement that all shrubs measure 24" in height at planting. 15. Provide perimeter and interior parking lot trees at the clubhouse parking lot, 2 %2" caliper at planting 16. Show on the plan that the tree buffers on the north and east parcel boundary lines are planted within a 10' landscaping easement maintained by the HOA. 17. Provide additional information on the screening to be installed on the Kappa Sigma property. 18. Add the standard plant health 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. 19. Indicate on the plan the proposed material and color for the retaining wall and submit a sample for review. Regarding conditions to be satisfied prior to issuance of a grading permit: 1. Revise the shape of the SWMI` pond to be more naturalistic. 2. Relocate the access road to the west side of the SWMF and show it consistently throughout the site plan set. 3. Show the power line easement on the plans. Show utilities and associated easements on the landscape plan. 4. Create a denser, more naturalistic vegetative cover along the EC frontage to screen the SWMF from the EC and integrate it into the surroundings. Provide a quantity of large shade trees along the EC frontage equivalent to 35' on center, 3.5" caliper at planting. Add small trees and shrubs layered among the large trees. Increase planting area (open space) to accommodate this planting free of utilities and easements. 5. Make the width of the landscape buffer consistent throughout the site plan set. 6. Provide landscaping consistent with the application plan, free of utilities and easements. 18 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date 1 Cover Sheet 11/9/17 2 Existing Conditions 11/9/17 3 Layout Plan 11/9/17 3A Layout Plan 11/9/17 4 Utility Plan 11/9/17 4A Utility Plan 11/9/17 5 Grading Plan 11/9/17 5A Grading Plan 11/9/17 6 Traffic, Notes, & Details 11/9/17 7 Traffic, Notes, & Details 11/9/17 8 Proffers 11/9/17 9 Landscaping Plan 11/9/17 9A Landscaping Plan 11/9/17 10 Site Sections 11/9/17 A -IA B70 TH Floor Plans 8/1/17 A-2A B70 TH Floor Plans 8/1/17 A-4A B70 TH Elevation "A & B" 8/1/17 A-4A B70 TH Elevation "C & D" 8/1/17 19