HomeMy WebLinkAboutARB201800032 Staff Report 2018-03-26ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2018-32: Royal Fern Townhomes, Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
07600000005400
Location
North of 5th Street (Route 631/Old Lynchburg Road), east of Old Lynchburg Road, and west of Wahoo Way
Zoned
R10 Residential (R10), Entrance Corridor (EC)
Owner/Applicant
Gambit LLC & Snow Paws LLC, et. al./Landstriker LLC & Shimp Engineering (Justin Shimp)
Magisterial District
Scottsville
Proposal
To construct 30 single-family attached units on 3.43 acres.
Context
The site lies immediately west of the Cavalier Crossing development, on the north side of Old Lynchburg Road. The
area is characterized by a mix of single-family detached dwellings and multi -family residential development; the
County's 51 Street Office Building lies to the south and the Region Ten facility lies adjacent to the north. The
northernmost point of the triangular site lies approximately 680 feet south of the southern edge of the 1-64 right-of-
way while the eastern property line lies approximately 2,250 feet west of the 1-64 interchange with 5th Street [Figure
1]. The parcel is wooded while a knoll on the eastern edge of the property line is fill from previous development at
Cavalier Crossing. Managed slopes lie along the southern property line, adjacent to the EC [Figure 2]. The southern
edge of the parcel varies from 4 to 20 feet north of the north side of 5t' Street.
Visibility
When the site is cleared for development, the majority of the townhouses will be readily visible from the EC. Two
buildings of 7 units each are proposed parallel to the EC, while another building containing 6 units proposed on the
northeast side will be visible via Wahoo Way. The remaining 10 units divided between two buildings positioned on
the northwest property line and at the northern apex of the triangular site are not expected to be visible from the EC.
ARB Meeting Date
April 2, 2018
Staff Contact
Heather N. McMahon
Figure]: the subject parcel (TMP 76-54) lies behveen Old Lynchburg Road, Wahoo Way, and 5'Street/Route 631.
Figure 2: the subject parcel ('1'MP 76-54) has significant grade changes and managed slopes, especially along the EC frontage/southern property boundary.
PROJECT HISTORY
The ARB has not reviewed cases pertaining to this undeveloped parcel previously, although the ARB has reviewed several projects relating to the
neighboring parcel to the east, the residential development now called Cavalier Crossing.
DATE
APPLICATION
REVIEW TYPE
RESULT
6/18/1997
ZMA-1996-24
Application to rezone TMPs 76-54, 76-54A, 76-5513,
and 76-55D (approximately 43 acres) from R-2 to R-15
Request denied; BOS approved rezoning the parcels from
R-2 to R-10
4/2/18
ARB-2018-32
Royal Fern Townhomes Initial Site Development Plan
This is the first time the ARB will review this project
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
No architectural elevations, plans or material
Submit architectural plans,
within the designated Entrance Corridors is to insure that new
samples have been submitted for review.
elevations, and material
development within the corridors reflects the traditional
The site plan proposes 30, three-story (45-
samples for review with the
architecture of the area. Therefore, it is the purpose of ARB
feet tall) townhouse units divided among 5
final site plan.
review and of these Guidelines, that proposed development
buildings: 2 buildings containing 7 units
within the designated Entrance Corridors reflect elements of
each lie on the southern property line,
design characteristic of the significant historical landmarks,
adjacent to the EC; 2 buildings containing 6
buildings, and structures of the Charlottesville and Albemarle
units and 3 units lie on the northeast
area, and to promote orderly and attractive development
property line; and 1 building containing 7
within these corridors. Applicants should note that replication
units lies on the northwest property line.
of historic structures is neither required nor desired.
[Figure 3] The fagades of the 14 units
adjacent to the EC will be visible, as will 4
2
Visitors to the significant historical sites in the Charlottesville
and Albemarle area experience these sites as ensembles of
side elevations of the end units. Similarly,
buildings, land, and vegetation. In order to accomplish the
the southernmost 6 units on the northeast
integration of buildings, land, and vegetation characteristic of
property line will be visible via Wahoo Way.
these sites, the Guidelines require attention to four primary
The 3 units at the northernmost apex of the
factors: compatibility with significant historic sites in the
triangular site and the building containing 7
area; the character of the Entrance Corridor; site development
units on the northwestern property line are
and layout; and landscaping.
not expected to be visible from the EC.
Figure 3: proposed site plan for the subject parcel (TW 76-54), Initial Site Development Plan for Royal Fern Townhomes, Albemarle County, Virginia,
(C3: Site Plan), drawn by Shimp Engineering, P.C., 2120118
4
Compatibility with significant historic sites:
3
New structures and substantial additions to existing structures
No architectural elevations, plans or material
See recommendation in #1.
should respect the traditions of the architecture of historically
samples have been submitted for review.
significant buildings in the Charlottesville and Albemarle
area. Photographs of historic buildings in the area, as well as
drawings of architectural features, which provide important
examples of this tradition are contained in Appendix A.
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.
Compatibility with the character of the Entrance Corridor
5
It is also an important objective of the Guidelines to establish
The character of this portion of the EC is
See recommendation in # 1.
a pattern of compatible architectural characteristics
largely residential, with a mix of single -
throughout the Entrance Corridor in order to achieve unity
family detached homes and multi -family
and coherence. Building designs should demonstrate
residential development, although the
sensitivity to other nearby structures within the Entrance
Region Ten facility lies northwest of the
Corridor. Where a designated corridor is substantially
parcel and the County Office Building lies
developed, these Guidelines require striking a careful balance
directly across 5t' Street, to the south. The
between harmonizing new development with the existing
development of this block is entirely
character of the corridor and achieving compatibility with the
residential and is in keeping with this
significant historic sites in the area.
parcel's zoning.
Site development and layout
6
Site development should be sensitive to the existing natural
The site plan is configured to fit within the
None.
landscape and should contribute to the creation of an
triangular -shaped parcel [see Figure 3]. 5
organized development plan. This may be accomplished, to
buildings are oriented around a central,
the extent practical, by preserving the trees and rolling terrain
triangular open space encompassing 6,129
typical of the area; planting new trees along streets and
square feet; a private street (Road A) and a
pedestrian ways and choosing species that reflect native
private alley circumscribe the open space.
forest elements; insuring that any grading will blend into the
The rear elevations are oriented to the
surrounding topography thereby creating a continuous
interior of the site.
landscape; preserving, to the extent practical, existing
The topography of the site is drastically
significant river and stream valleys which may be located on
undulating, with managed slopes within the
the site and integrating these features into the design of
site, predominantly on the southern property
surrounding development; and limiting the building mass and
line (closest to the EC) [Figure 4]. Extensive
height to a scale that does not overpower the natural settings
grading will be necessary to create building
of the site, or the Entrance Corridor.
sites. While this guideline recommends
"preserving the ... rolling terrain" to the
extent practical, the dramatic character of
this site would preclude any development
without significant grading and fill. Still,
grading could be accomplished that "insures
any grading will blend into the surrounding
topography thereby creating a continuous
landscape."
Only those trees in the southwestern corner
(dog -leg) of the parcel are proposed to be
retained; the rest will be cleared for
development.
Figure 4: panoramic view of the subject parcel (TMP 76-54), showing grade differentiation across site. Photo taken by Heather McMahon 3115118.
Landscaping
7
The requirements of the Guidelines regarding landscaping are
The proposed landscaping is limited to
Provide a landscape plan that
intended to reflect the landscaping characteristic of many of
street trees along the EC and Wahoo Way.
addresses all EC landscape
the area's significant historic sites which is characterized by
guidelines, complete with
large shade trees and lawns. Landscaping should promote
plant schedule, for review with
visual order within the Entrance Corridor and help to
the final site plan.
integrate buildings into the existing environment of the
corridor.
8
Continuity within the Entrance Corridor 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.
Compatibility with significant historic sites
9-16
Structure design
No architectural elevations, plans or
See recommendation in #1.
material samples have been submitted for
review. The fagades of the 14 units adjacent
to the EC will be visible, as will 4 side
elevations of the end units. Similarly, the
southernmost 6 units on the northeast
property line will be visible via Wahoo
Way. Therefore, the designs of these side
elevations should have sufficient detailing
to meet the EC design guidelines. The 3
units at the northernmost apex of the
triangular site and the building containing 7
units on the northwestern property line are
not expected to be visible from the EC.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into
No accessory structures or equipment are
None.
the overall plan of development and shall, to the extent
illustrated on the site plans. A note on the
possible, be compatible with the building designs used on the
cover sheet (C 1) of the site plan set states
site.
each unit will have an individual trash can.
18
The following should be located to eliminate visibility from the
The residential nature of this block
Provide all proposed utilities
Entrance Corridor street. If, after appropriate siting, these
precludes the need for loading, service,
and associated easements on
features will still have a negative visual impact on the Entrance
refuse (there will be typical single family
the utility plans.
Corridor street, screening should be provided to eliminate
refuse, but dumpsters aren't expected), and
visibility. a. Loading areas, b. Service areas, c. Refuse areas,
storage areas. No mechanical equipment is
Show mechanical equipment
d. Storage areas, e. Mechanical equipment,
shown, but residential -scale HVAC units
on the site plans and/or
f. Above -ground utilities, and g. Chain link fence, barbed
are likely to be ground -mounted (possibly
architectural plans if the
wire, razor wire, and similar security fencing devices.
roof -mounted); they may be visible from the
mechanical equipment will be
EC, depending on their placement. No
roof -mounted.
above -ground utilities are depicted on the
utility plans (water, stormwater sewer, and
sanitary sewer are the only utilities depicted
and they are illustrated as underground),
however, electricity, telephone, gas and
other potential utilities are not included on
this site plan set. No fencing is proposed.
19
Screening devices should be compatible with the design of
No screening devices proposed.
None.
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
2 stormwater management (SWM) areas are
None.
designed to fit into the natural topography to avoid the need for
proposed on an abutting parcel (TMP 76-
screening. When visible from the Entrance Corridor street,
46A), adjacent to this parcel's northwestern
these features must be fully integrated into the landscape. They
boundary, one of which will serve the
should not have the appearance of engineered features.
subject parcel; TMP 76-46 is currently
under review for subdivision for single-
family detached home lots. No information
other than general location is provided (i.e.,
the shape or nature of the SWM facilities).
The SWM facilities are unlikely to be
visible from the EC given their depressed
grade and the configuration of the proposed
buildings on the subject parcel.
21
The following note should be added to the site plan and the
Note not provided.
Provide the standard
architectural plan: "Visibility of all mechanical equipment
mechanical equipment note on
from the Entrance Corridor shall be eliminated."
the Cover Sheet (C 1) of the
site plan set and on the
architectural drawings.
22-
Lighting
No lighting plan was submitted. However, a
If any outdoor lighting is
29
note on the cover sheet (C 1) of the site plan
proposed, submit a lighting
set states "no outdoor lighting is proposed
plan for final review that
on this site development plan."
includes photometric values of
all freestanding and wall -
mounted lights as well as a
luminaire schedule and
manufacturer's specifications.
Landscaping
32
Landscaping along the frontage of Entrance Corridor streets
A Landscape Plan (C6) has been provided
None.
should include the following:
in this site plan set. The proposed
a. Large shade trees should be planted parallel to the
landscaping is limited to 24 large shade
Entrance Corridor Street. Such trees should be at least 3 %2
trees with a proposed planting caliper of 3.5
inches caliper (measured 6 inches above the ground) and
inches and 16 ornamental trees with a
should be of a plant species common to the area. Such trees
proposed planting height of 6-7 feet; 12 of
should be located at least every 35 feet on center.
the shade trees and all 16 of the ornamentals
b. Flowering ornamental trees of a species common to the area
are proposed for the EC frontage, within the
should be interspersed among the trees required by the
right-of-way, while the remaining 12 shade
preceding paragraph. The ornamental trees need not alternate
trees are proposed on Wahoo Way. A new
one for one with the large shade trees. They may be planted
sanitary easement crosses into the front yard
among the large shade trees in a less regular spacing pattern.
of the westernmost townhouse, preventing
c. In situations where appropriate, a three or four board fence
planting along the EC in front of this unit.
or low stone wall, typical of the area, should align the
The species are unspecified in the plant
frontage of the Entrance Corridor street.
schedule provided in the landscape schedule
d. An area of sufficient width to accommodate the foregoing
provided on the Landscape Plan (C6).
plantings and fencing should be reserved parallel to the
Entrance Corridor street, and exclusive of road right-of-way
and utility easements.
33
Landscaping along interior roads:
12 shade trees with (proposed) 3.5-inch
Reduce the on -center distances
a. Large trees should be planted parallel to all interior roads.
caliper planting size are proposed along
of the three trees proposed on
Such trees should be at least 2%2 inches caliper (measured six
Wahoo Way: 9 on the west side and 3 on
the east side of Wahoo Way to
inches above the ground) and should be of a plant species
the east side. The on -center distances
meet the 40' spacing
common to the area. Such trees should be located at least
between the 9 trees on the west side of
requirement.
every 40 feet on center.
Wahoo Way vary between 35 and 40 feet,
but the two on -center distances between the
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
3 trees proposed for the east side of the
pedestrian ways. Such trees should be at least 2% inches
drive are 52 and 60 feet.
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:
8 parking spaces (divided into two groups
Consider providing large
a. Large trees should align the perimeter of parking areas,
of 4, located on the southwest corner and in
shade trees around the two
located 40 feet on center. Trees should be planted in the
the interior of the site) are devoted to guest
guest parking areas in the
interior of parking areas at the rate of one tree for every 10
parking; a note describes each unit
center and in the southwest
parking spaces provided and should be evenly distributed
including 2 parking spaces. No interior site
corner of the site.
throughout the interior of the parking area.
trees are proposed for the "recreational
b. Trees required by the preceding paragraph should measured
space" in the center of the site or the interior
2'/z inches caliper (measured six inches above the ground);
streets/parking areas. No shrubs are
should be evenly spaced; and should be of a species common
proposed.
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:
No vegetation is proposed along the
None at this time.
a. Trees or other vegetation should be planted along the front
building elevations. When architectural
of long buildings as necessary to soften the appearance of
drawings are submitted for review, the
exterior walls. The spacing, size, and type of such trees or
amount of additional landscaping needed
vegetation should be determined by the length, height, and
along the buildings can be determined.
blankness of such walls.
b. Shrubs should be used to integrate the site, buildings, and
other structures; dumpsters, accessory buildings and
structures; "drive thru" windows; service areas; and signs.
Shrubs should measure at least 24 inches in height.
37
Plant species:
While "large shade tree" and "ornamental
See recommendation in 47
a. Plant species required should be as approved by the Staff
tree" have been delineated on the Landscape
based upon but not limited to the Generic Landscape Plan
Plan (C6), no species have been specified.
Recommended Species List and Native Plants for Virginia
Landscapes (Appendix D).
38
Plant health:
Note has been provided on the Landscape
None.
The following note should be added to the landscape plan: "All
Plan (C6).
site plantings of trees and shrubs shall be allowed to reach,
d be maintained at, mature height; the topping of trees is
ro hibited. Shrubs and trees shall be pruned minimally and dmy
to support the overall health of the plant."
Site Development and layout
Development pattern
39
The relationship of buildings and other structures to the
The proposed concept plan for the site
Clarify the tie-in of the
Entrance Corridor street and to other development within the
layout exhibits an organized pattern of roads
sidewalk at Wahoo Way's
10
corridor should be as follows:
and an alley with two entrances onto Wahoo
throat with proposed sidewalk
a. An organized pattern of roads, service lanes, bike paths,
Way.
expansion and/or existing
and pedestrian walks should guide the layout of the site.
The configuration of the 5 proposed
asphalt path throughout the
b. In general, buildings fronting the Entrance Corridor street
buildings conforms to the triangular shape
site plan set.
should be parallel to the street. Building groupings should be
of the parcel, while 2 of the buildings are
arranged to parallel the Entrance Corridor street.
parallel to the EC street.
Consider dedicating more
c. Provisions should be made for connections to adjacent
Provisions have been made for connections
frontage along the southern
pedestrian and vehicular circulation systems.
to pedestrian and vehicular circulation
property line to sidewalk
d. Open spaces should be tied into surrounding areas to
systems: the 2 blocks fronting the EC have
improvements.
provide continuity within the Entrance Corridor.
entry walks that connect to an existing
e. If significant natural features exist on the site (including
pedestrian path, but that pedestrian path is
creek valleys, steep slopes, significant trees or rock
primitive (it is merely the asphalt
outcroppings), to the extent practical, then such natural
continuation of the road separated by a
features should be reflected in the site layout. If the
guardrail) and is currently an uninviting
provisions of Section 32.5.6.n of the Albemarle County
pedestrian environment. [Figures 5 and 6]
Zoning Ordinance apply, then improvements required by that
Sidewalk improvements will be requested
section should be located so as to maximize the use of
by the lead planner of the Site Development
existing features in screening such improvements from
Review.
Entrance Corridor streets.
The only proposed open space is sited
f. The placement of structures on the site should respect
within the development and will not be
existing views and vistas on and around the site.
visible from the EC.
Managed slopes (wooded ravines) exist on
the site which will make construction
difficult without extensive grading; a
significant portion of the existing treeline
will be cleared for the building sites.
I
Figures S and 6: views of the pedestrian path on the subject parcel's southern property line, looking west. Photos taken by Heather McMahon 3115118.
Site Grading
40
Site grading should maintain the basic relationship of the site to
The natural topography on this site is vastly
None.
surrounding conditions by limiting the use of retaining walls
variable, with deep ravines and a high knoll
and by shaping the terrain through the use of smooth, rounded
that appears to be earth removed from
land forms that blend with the existing terrain. Steep cut or fill
adjacent, previous development. The
sections are generally unacceptable. Proposed contours on the
proposed grading is extensive, especially in
grading plan shall be rounded with a ten foot minimum radius
the southeastern corner of the site, closest to
where they meet the adjacent condition. Final grading should
the EC. No retaining walls are proposed.
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.
12
41
No grading, trenching, or tunneling should occur within the
A "demo tree line" is illustrated on the
Show tree protection fencing
drip line of any trees or other existing features designated for
Existing Conditions & Demo Plan (C2) in
on the grading and landscape
preservation in the final Certificate of Appropriateness.
the far southwestern corner (dogleg) of the
plans (C4 and C6).
Adequate tree protection fencing should be shown on, and
parcel; no individual trees have been called
coordinated throughout, the grading, landscaping and erosion
out for preservation. The majority of the
and sediment control plans.
parcel will be cleared for the proposed
development.
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
The placement of the 2 SWM areas on the
protection should remain in place until completion of the
neighboring parcel do take advantage of
development of the site.
natural drainage patterns, as they are sited in
lower -lying areas 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. Improvement of the pedestrian path located adjacent to the EC for better organization and views.
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:
o Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB: None.
• Regarding recommendations on the plan as it relates to the guidelines:
1. Consider providing large shade trees around the two guest parking areas in the center and in the southwest corner of the site.
2. Consider dedicating more frontage along the southern property line to sidewalk improvements.
• Regarding conditions to be satisfied prior to issuance of a grading permit: None.
• Regarding the final site plan submittal:
1. Submit architectural plans, elevations, and material samples for review with the final site plan.
2. Provide a landscape plan that addresses all EC landscape guidelines, complete with plant schedule, for review with the final site plan.
3. Provide all proposed utilities and associated easements on the utility plans.
4. Show mechanical equipment on the site plans and/or architectural plans if the mechanical equipment will be roof -mounted.
13
5. Provide the standard mechanical equipment note on the Cover Sheet (C 1) of the site plan set and on the architectural drawings: Visibility of
all mechanical equipment from the Entrance Corridor shall be eliminated.
6. If any outdoor lighting is proposed, submit a lighting plan for final review that includes photometric values of all freestanding and wall -
mounted lights as well as a luminaire schedule and manufacturer's specifications.
7. Reduce the on -center distances of the three trees proposed on the east side of Wahoo Way to meet the 40' spacing requirement.
8. Clarify the tie-in of the sidewalk at Wahoo Way's throat with proposed sidewalk expansion and/or existing asphalt path throughout the site
plan set
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
CI
Cover Sheet
2/20/18
C2
Existing Conditions & Demo Plan
2/20/18
C3
Site Plan
2/20/18
C4
Grading Plan
2/20/18
C5
Utility Plan
2/20/18
C6
Landscape Plan
2/20/18
14