HomeMy WebLinkAboutARB201800103 Staff Report 2018-08-22ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2018-103: Brookhill Blocks 9, 10 and 11 Initial Plan
Review Type
Initial Site Development Plan
Parcel Identification
046000000019134
Location
On the east side of Rt. 29, approximately 550' south of Ashwood Blvd.
Zoned
Neighborhood Model District (NMD)/Entrance Corridor (EC)
Owner/Applicant
Crocket Corporation/Collins Engineering (Scott Collins)
Magisterial District
Rivanna
Proposal
To construct 85 attached townhouses with associated site improvements.
Context
Blocks 9, 10 and 11 are located in the northwest section of the Brookhill development. Block 9 is adjacent to Rt. 29. Block 10
is to the east of Block 9, and Block 11 is to the southeast. (See Attachment A.) Brookhill Block 4B is to the south. Residential
development (Forest Lakes and Montgomery Ridge) is to the north and east.
Visibility
The residential units of Block 9 will be the most visible from the EC street. Blocks 10 and 11 are not expected to have much
visual impact on the EC due to their increasing distance from the street and the topography that falls away to the east. The
visibility of Block 9 will be reduced by the landscape buffer that is required along Rt. 29.
ARB Meeting Date
August 20, 2018
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
DATE
APPLICATION
RESULT
11/9/2016
ZMA-2015-07
Brookhill rezoning approved.
5/7/2018
ARB 2018-52
Brookhill Block 4B Initial Plan reviewed.
5/29/2018
ARB-2018-53
Brookhill Block 3 Ice Rink Initial Plan reviewed.
8/20/2018
ARB-2018-83 and -102
ARB review of Final Site Plan for Blocks 4A and 4B, and Initial Plan for Block 8B scheduled.
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
Purpose, Compatibility with significant historic sites:
1
The goal of the regulation of the design of development within the
Architectural designs have not yet
With the final site plan,
designated Entrance Corridors is to insure that new development
been submitted for review. It is likely
submit architectural
within the corridors reflects the traditional architecture of the area.
that the proposed design will
drawings for the
Therefore, it is the purpose of ARB review and of these Guidelines,
incorporate architectural elements
residential units in Block
that proposed development within the designated Entrance Corridors
derived from traditional residential
9. The architecture of
reflect elements of design characteristic of the significant historical
buildings, but the overall development
Blocks 10 and 11 does
landmarks, buildings, and structures of the Charlottesville and
will not have a strong traditional
not require ARB review
Albemarle area, and to promote orderly and attractive development
character. The buffer along Rt. 29 will
due to anticipated limited
within these corridors. Applicants should note that replication of histo '
reduce the visual impact of the
visibility.
structures is neither required nor desired.
development on the street. As such, it
will also serve to promote orderly and
2
Visitors to the significant historical sites in the Charlottesville and
Albemarle area experience these sites as ensembles of buildings, land,
attractive development.
and vegetation. In order to accomplish the integration of buildings,
land, and vegetation characteristic of these sites, the Guidelines require
Maximum building height is identified
attention to four primary factors: compatibility with significant historic
as 3 stories or 40'. Residential units
sites in the area; the character of the Entrance Corridor; site
closest to the EC have their rear
development and layout; and landscaping.
elevations facing the EC. The
landscape buffer is expected to
3
New structures and substantial additions to existing structures should
respect the traditions of the architecture of historically significant
mitigate impacts of these elevations.
buildings in the Charlottesville and Albemarle area. Photographs of
The ground elevation drops away from
historic buildings in the area, as well as drawings of architectural
the street moving eastward, effectively
features, which provide important examples of this tradition are
eliminating the visibility of the
contained in Appendix A.
residences in Blocks 10 and 11 from
the EC.
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 a pattern
The landscape buffer that is required
See landscape
of compatible architectural characteristics throughout the Entrance
along Rt. 29 will establish a level of
recommendations.
Corridor in order to achieve unity and coherence. Building designs
unity and coherence along the corridor
should demonstrate sensitivity to other nearby structures within the
for the development.
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.
9-16
Structure design
Architectural designs were not
Provide for review
included in this submittal. The degree
architectural drawings for
to which compatibility with local,
the residential units in
historic precedents is accomplished
Block 9 with the Final
can be determined when architectural
Site Plan.
designs are submitted for review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the
Accessory structures and equipment
See landscaping
overall plan of development and shall, to the extent possible, be
associated with the residences in Block
recommendations.
ompatible with the building designs used on the site.
9 are expected to be of the variety and
scale typically seen in residential
18
The following should be located to eliminate visibility from the Entrance
Corridor street. If, after appropriate siting, these features will still have a
yards. A substantial buffer along Rt. 29
negative visual impact on the Entrance Corridor street, screening should
that includes evergreen plants and a
be provided to eliminate visibility. a. Loading areas, b. Service areas, c.
mix of trees and shrubs should
Refuse areas, d. Storage areas, e. Mechanical equipment,
minimize visibility of these items to a
f. Above -ground utilities, and g. Chain link fence, barbed wire, razor
sufficient degree.
wire, and similar security fencing devices.
19
Screening devices should be compatible with the design of the
buildings and surrounding natural vegetation and mayAonsist of. a.
Walls, b. Plantings, and c. Fencing.
20
Surface runoff structures and detention ponds should be designed to fit
In Blocks 9, 10 and 11, no stormwater
None.
into the natural topography to avoid the need for screening. When
management facilities are proposed in
visible from the Entrance Corridor street, these features must be fully
locations that are expected to be visible
integrated into the landscape. They should not have the appearance of
from the EC.
engineered features.
21
The following note should be added to the site plan and the architectural
plan: "Visibility of all mechanical equipment from the Entrance
Corridor shall be eliminated."
Lighting
A note on Sheet 1 states that no
Provide in the site plan
lighting is proposed. If exterior wall-
sufficient details to show
mounted fixtures are proposed,
that all proposed light
sufficient detail is needed in the plan to
fixtures meet the
show that the fixtures meet the
requirements of the
requirements of the lighting ordinance.
lighting ordinance.
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended
A landscape plan has been provided,
Provide the landscape
to reflect the landscaping characteristic of many of the area's
but it is not at a workable scale, and no
plan at the same scale as
significant historic sites which is characterized by large shade trees
plant schedule is provided. The plan
the rest of the site plan
and lawns. Landscaping should promote visual order within the
set does not show the full frontage and
set.
Entrance Corridor and help to integrate buildings into the existing
buffer along Rt. 29.
environment of the corridor.
The Brookhill Code of Development
Revise the site plan to
show the frontage along
8
rontinuity within the Entrance Corridor should be obtained by
planting different types of plant materials that share similar
requires a 100'-deep buffer along the
Rt. 29 out to the street.
[haracteristics. Such common elements allow for more flexibility i4
EC street, composed of a 30' planted
[he design of structures because common landscape features will help
buffer and a 70' natural undisturbed
Revise the site plan to
ko harmonize the appearance of development as seen from the street
buffer. Most, but not all, of this is
show the 30' Rt. 29
Won which the Corridor is centered.
shown on the landscape plan. The plan
shows trees added into bare areas of
buffer outside of the
private lots.
32
tandscaping along the frontage of Entrance Corridor streets should
include the following:
the 70' buffer, and in graded areas of
a. Large shade trees should be planted parallel to the Entrance
the 30' buffer.
Corridor Street. Such trees should be at least 3%2 inches caliper
(measured 6 inches above the ground) and should be of a plant speciel
The 30' buffer overlaps the 10' rear
common to the area. Such trees should be located at least every 35 feed
setback of Lots 1-12. The Code of
on center.
Development (see Attachment B) does
b. Flowering ornamental trees of a species common to the area should be
not allow this, stating that buffers are
interspersed among the trees required by the preceding paragraph. Thq
not allowed within any private lot.
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.
33
Landscaping along interior roads:
Sidewalks and street trees are shown
None at this time.
a. Large trees should be planted parallel to all interior roads. Such
along most of the streets. Trees are not
trees should be at least 2'/2 inches caliper (measured six inches aboA
shown along portions of Stella Lane
the ground) and should be of a plant species common to the area. Such
and Foxworth Lane that are shown as
trees should be located at least every 40 feet on center.
future extensions.
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior pedestrian
ways. Such trees should be at least 2%2 inches caliper (measured six
inches above the ground) and should be of a species common to the
area. Such trees should be located at least every 25 feet on center.
35
Landscaping of parking areas:
Some on -street parking is provided
None.
a. Large trees should align the perimeter of parking areas, located 40
throughout the development. One
feet on center. Trees should be planted in the interior of parking areas
parking "lot" containing 6 spaces is
at the rate of one tree for every 10 parking spaces provided and should
proposed at the south end of Flora
be evenly distributed throughout the interior of the parking area.
Drive. It is not expected to be visible
b. Trees required by the preceding paragraph should measure 2A
from the EC.
inches caliper (measured six inches above the ground); 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 residences in Block 9 are grouped
None.
a. Trees or other vegetation should be planted along the front of long
in blocks of 2, 4 and 5 units. The 5-
buildings as necessary to soften the appearance of exterior walls. The
unit block, located on the east side of
spacing, size, and type of such trees or vegetation should be
Koch Court, measures approximately
determined by the length, height, and blankness of such walls.
160' long. The front and rear
b. Shrubs should be used to integrate the site, buildings, and other
elevations of these units project
structures; dumpsters, accessory buildings and structures; "drive thru"
forward/back from adjacent units.
windows; service areas; and signs. Shrubs should measure at least 24
Street trees provided along Koch
inches in height.
Court, and trees in the 100' buffer, will
help reduce the visibility of all the
units in these blocks. With a
substantial buffer, additional
vegetation would not be required along
the elevations.
37
Plant species:
Plant species have not been identified.
Include a complete plant
a. Plant species required should be as approved by the Staff based
schedule in the landscape
upon but not limited to the Generic Landscape Plan Recommended
plan.
Species List and Native Plants for Virginia Landscapes (Appendix D).
38
Plant health:
The note does not appear on the plan.
Add the standard plant
The following note should be added to the landscape plan: "All site
health note to the plan.
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 theplant."
Site Development and layout
Development pattern
6
Site development should be sensitive to the existing natural landscape
The development exhibits an organized
None.
and should contribute to the creation of an organized development
pattern of roads and sidewalks. The
plan. This may be accomplished, to the extent practical, by preserving
residences in Block 9 are not exactly
the trees and rolling terrain typical of the area; planting new trees
parallel to the EC street; they are
along streets and pedestrian ways and choosing species that reflect
oriented towards Koch Court, a new
native forest elements; insuring that any grading will blend into the
street between Rt. 29 and Stella Lane,
surrounding topography thereby creating a continuous landscape;
which travels north/south through the
preserving, to the extent practical, existing significant river and stream
western end of the development. Stella
valleys which may be located on the site and integrating these features
Lane is shown connecting to Polo
into the design of surrounding development; and limiting the building
Grounds Road at the south and
mass and height to a scale that does not overpower the natural settings
Ashwood Blvd. at the north.
of the site, or the Entrance Corridor.
Greenways and stream buffers border
the north and south perimeters of the
39
The relationship of buildings and other structures to the Entrance
Corridor street and to other development within the corridor should be
combined blocks.
as follows:
a. An organized pattern of roads, service lanes, bike paths, and
pedestrian walks should guide the layout of the site.
b. In general, buildings fronting the Entrance Corridor street should be
parallel to the street. Building groupings should be 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 32.5.2.n of the Albemarle
County Zoning Ordinance apply, then improvements required by that
section should be located so as to maximize the use of existing
features in screening such improvements from Entrance Corridor
streets.
f. The placement of structures on the site should respect existing views
and vistas on and around the site.
Site Grading
40
Site grading should maintain the basic relationship of the site to
Significant grading is required to
None.
surrounding conditions by limiting the use of retaining walls and by
develop the property as proposed.
shaping the terrain through the use of smooth, rounded land forms that
Throughout the plan, grading generally
blend with the existing terrain. Steep cut or fill sections are generally
has an engineered appearance,
unacceptable. Proposed contours on the grading plan shall be rounded
including that which is proposed into
with a ten foot minimum radius where they meet the adjacent condjA
the 30' buffer along the EC. These
Final grading should achieve a natural, rather than engineered,
areas will be replanted. The replanting
appearance. Retaining walls 6 feet in height and taller, when necessary,
and the 70' buffer are expected to
shall be terraced and planted to blend with the landscape.
sufficiently minimize the impacts of
the grading on the EC.
41
No grading, trenching, or tunneling should occur within the drip line of
Tree protection fencing is not shown
Revise the plans to show
any trees or other existing features designated for preservation in the final
on the plans, but is needed.
adequate tree protection
Certificate of Appropriateness. Adequate tree protection fencing should
fencing.
be shown on, and coordinated throughout, the grading, landscaping and
erosion and sediment control plans.
42
Areas designated for preservation in the final Certificate of
Appropriateness should be clearly delineated and protected on the site
prior to any grading activity on the site. This protection should remain
in place until completion of the development of the site.
43
Preservation areas should be protected from storage or movement of
heavy equipment within this area.
44
Natural drainage patterns (or to the extent required, new drainage
In Blocks 9, 10 and 11, no stormwater
None.
patterns) should be incorporated into the finished site to the extent
management facilities are proposed in
possible.
locations that are expected to be visible
from the EC.
Staff recommends the following as the primary points of discussion:
1. Anticipated visibility of blocks 9, 10 and 11
2. The need for review of the architectural designs for Blocks 10 and 11
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. Note that a Certificate of Appropriateness is required prior to final site plan approval.
• Regarding recommendations on the plan as it relates to the guidelines:
o None.
• Regarding conditions to be satisfied prior to issuance of a grading permit:
o Revise the plans to show adequate tree protection fencing.
• Regarding the final site plan submittal:
1. With the final site plan, submit architectural drawings for the residential units in Block 9 for review. The architecture of Blocks 10 and 11 does
not require ARB review due to anticipated limited visibility.
2. Provide in the site plan sufficient details to show that all proposed light fixtures meet the requirements of the lighting ordinance.
3. Provide the landscape plan at the same scale as the rest of the site plan set.
4. Revise the site plan to show the 30' Rt. 29 buffer outside of the private lots.
5. Revise the site plan to show the frontage along Rt. 29 out to the street.
6. Include a complete plant schedule in the landscape plan.
7. Add the standard plant health note to the 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."
8. Revise the plans to show adequate tree protection fencing.
0M:3 0 W.1
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawin Date/Revision Date
1
Cover
7/9/18
2
Overall Master Plan
7/9/18
3
Overall Block Plan
7/9/18
4
Existing Conditions
7/9/18
5
Layout Plan
7/9/18
5A
Layout Plan
7/9/18
6
Utility Plan
7/9/18
6A
Utility Plan
7/9/18
7
Layout & Utility Plan
7/9/18
8
Layout & Utility Plan
7/9/18
9
Grading & Drainage Plan
7/9/18
9A
Grading & Drainage Plan
7/9/18
10
Grading & Drainage Plan
7/9/18
11
Grading & Drainage Plan
7/9/18
12
Notes & Details
7/9/18
13
Notes & Details
7/9/18
14
Stormwater Management Plan
7/9/18
15
Landscaping Plan
7/9/18
16
Proffers
7/9/18
16A
Proffers
7/9/18
BrookhIll Development nd Use Map
B o khm Blocks %!Qand II are located in the northwest c m7 0 the development.
ATTACHMENT A
10
2.4.2 Buffers
Buffers are part of the Gmenspace Area within Brookhill There are (5) proposed Buffers to be
located on the Broolthill property, which are outlined below Each of the but3'ers shall be established
at the time of development of the individual block that contains the buffer if the buffers as shown
on the Application plan and desenbed below are disturbed during construction (above What is
permitted), additional approvals for increases in square footage and/or dwelling units
(site/subdivision plans and/or building permits) will not be approved until the buffer is restored or
bonded. All buffers shall be measured from the property lines or edges of the public right-nf--way
Installation and maintenance of freestanding signage, pedestnan paths, and trails shall be allowable
disturbances witlun the buffer areas Disturbances to the Buffer for required site distances for the
roadway access }paints as shown on the Application plan and utility connections shall also he
allowed In addition, removal and replacement of trees within the buffer shall be allowed if the
Director of Community Development determines that the existing tree or trees create a substanttal
risk to people or property or the uses are diseased or dying Buffers shall not be located within any
private lot, and the buffer shall be owned and maintained by the Homeowners Association
Buffer Cltssiflcation
Buffer
Buffer Width
Descri Lion
Notes
Route 29
100 feet wide
Buffer along Route 29 to
1. 30' portion of the buffer may be disturbed for grading
Buffer
(70' Natural
screen development from
within the development, and shall be replanied with a
Undisturbed
Entrance Corridor
mixture of deciduous and evergreen shrubs and trees
Buffer & 30'
to be approved by the Director of Planning
Planted I
Note See Figure 4 for
2 Buffer shall he reduced to 5G' between the VDOT
Reforested
additional details on the
stormwater management facility and the development
Ruffrr)
Buffer
Any pinion of the 50' buffer that is disturbed shall be
replanted with a mixture ofilmiduous and cvcrgrccn
sl=hs and trees to be approved by the Director of
PIannin
Perimeter
.30 feet wide
Natural undisturbed buffer
] Any portion of the Perimeter Buffer that is not
Buffer
Huffer
blw the development and
currently wooded shall be planted and screened wtth a
the adjacent Neighborhoods
mixture of deciduous and evergreen shrubs and trees
Note See Figure 5 & 6 for
to be approved by the Director of Planning
additional details on the
2 (2) proposed connection points within the perimeter
Buffer.
buffer -see Application plan For location
Palo
30 fmt wide
Natural undisturbed buffer
I Any portion of the Polo Cyrounds Road Buffer that is
Grounds
Buffer
or replanted/landscaped
not currently wooded or that is disturbed during the
Rued Buffer
buffer between the
grading for the devriopi-writ yr roadway
dcvelopment and Polo
improvements shall be planted and screened with a
Grounds Road
mixture ofdeciduous andeyergreen shmbs and trees
Note See Figure 7 for
to be approved by the Daector or Planning
additions[ details on the
2 (2) prr9nfed mold connection points within the Polo
Buffer
Grounds Road buffer - see AppJtcatuxi plan
Brookhill
20 feel wide
Natural undisturbed buffer
1 Any portion oFdne Brookhill Histone House Buffer
Historne
Buffer around the
and new landscaping
that is not currently wooded shall be plaracd/screened
House
perimeter of the
belwiten the deve]opment
in accordance with County snorer DHR buffer
Buffer
Brookhill lot
and the Brookhdl lot
screening requirements
Ashwood
Vanable width.
Natwal undisturbed buffer
r Minimum 10 feet wide buffer between the adjacent
Connector
Minimum 20 feet
or replanlyd evergreen
Itxs and the proposed Ashwood connector road
Road suffer
wide buffer
landscaped buffer
2 Replant any portion oFbutfcr that is disturbed from
road construction with evergreen trees and shrubs
ATTACHMENT B
11