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HomeMy WebLinkAboutARB201800133 Staff Report 2018-11-301 ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2018-133: Oakleigh - Apartment Building Review Type Final Site Development Plan Parcel Identification 045000000026A6 Location 547 W. Rio Road, on the south side of Rio Road across from Woodburn Road Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC) Owner/Applicant Oakleigh Albemarle LLC/Edwards designStudio (Steve Edwards) Magisterial District Rio Proposal To construct a single apartment building with 24 units in Block 4 of the Oakleigh development. Context The site is located on Rio Road West, across from Woodburn Road. To the north of the site is the Garden Spot nursery. To the east is Berkmar Crossing, a 1-, 2- and 3-story office/retail development. A small townhouse development is located across Rio Road to the north. The Charlottesville Health and Rehab Center and the Berkeley subdivision are to the south/west. Construction of the Blake assisted living facility has begun. Visibility The apartment building is expected to be visible from the EC. When construction is complete, Buildings A and B will reduce visibility of the apartment building. In the winter, views to the apartment building site (and the proposed apartment building) are available from Rio West through the Rehab Center site. The upper portions of the apartment building are expected to be visible above and beyond the Garden Spot nursery. ARB Meeting Date December 3, 2018 Staff Contact Margaret Maliszewski 2 PROJECT HISTORY DATE APPLICATION/REVIEW TYPE RESULT 9/17/2007 ARB-2007-56: Oakleigh Farm The ARB completed an advisory review of a rezoning proposal for 101 dwelling units and up to 28,000 sf of commercial uses. 02/02/2009 ARB-2008-177: Oakleigh The ARB completed a preliminary review of a site plan implementing the 2007-08 rezoning. 11/10/2009 ARB-2009-19: Oakleigh The ARB reviewed and approved a final site plan with conditions; a C of A was issued. 9/19/2016 ARB-2016-104: Oakleigh Rezoning Amendment The ARB had no objection to the amendment to the rezoning, with conditions, and made comments related to the architectural and site plans. 6/9/2017 8/20/2018 ARB-2017-05: Oakleigh The ARB reviewed a final site plan. A C of A was issued on June 9, 2017. Revised materials and colors were approved on August 20, 2018. The overall site plan for the development was approved without final architecture for the townhouse block. At the time of ARB action (2/21/2017), it was determined that review and approval of the block would be by staff prior to building permit approval. 4/16/2018 The applicant subsequently changed the block from townhouses to apartments with additional height. On April 16, 2018 the ARB determined that because of the additional height, full ARB review of the apartment building design would be required. 9/13/2018 ARB-2018-98: The Blake Sign Freestanding sign application approved administratively. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development within the designated Entrance Corridors is to insure that new development within the corridors reflects the traditional architecture of the area. Therefore, it is the purpose of ARB review and of these Guidelines, that proposed development within the designated Entrance Corridors reflect elements of design characteristic of the significant historical landmarks, buildings, and structures of the Charlottesville and Albemarle area, and to promote orderly and attractive development within these corridors. Applicants should note that replication of historic structures is neither required nor desired. The proposed design incorporates some traditional building elements, including pitched roofs, paired windows, a water table, brick and siding, and decorative elements at some window and door heads, but there is no strong connection to local historic resources. The distance from the street and intervening buildings are expected to mitigate some impacts. Proposed materials are brick (Triangle “Harper Creek” and “Portsmouth”), Hardi-Plank siding in None. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, and vegetation. In order to accomplish the integration of buildings, land, and vegetation characteristic of these sites, the Guidelines require attention to four primary factors: compatibility with significant historic 3 sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. “Cobblestone”, Hardi-Plank wall trim in “Sailcloth”, and Timberline shingles in “Weathered Wood”. The “Portsmouth” brick was previously approved for Buildings A and B (which front the EC street); “Cobblestone” siding was previously approved for Buildings A, B, C and D; and “Weathered Wood” shingles were previously approved for Buildings C and D. The consistent use of these materials will maintain a level of compatibility with the other buildings in the development. The apartment building forms and features are not exactly the same as those of the other buildings in the development, but they are expected to be compatible. 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically 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. 5 It is also an important objective of the Guidelines to 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. 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and features of the significant historic buildings in the area, exemplified by (but not limited to) the buildings described in Appendix A [of the design guidelines]. The standard of compatibility can be met through scale, 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. Scale should The use of projected and recessed Consider adding material 4 be integral to the building and site design. bays, and changes in wall materials in the front elevation help achieve human scale. The use of a single building material on the side elevation increases blankness and scale, and reduces visual interest. Portions of the side elevation are expected to be visible from the EC. The addition of material changes (for example, continuing brick on the right side elevation of the entrance pavilion) could improve the scale of the right side wall. changes to the right side elevation to achieve a more human scale. 13 Any appearance of “blankness” resulting from building design should be relieved using design detail or vegetation, or both. Although the right side elevation has window openings, it has significantly less detail than the front elevation and the wall surface from first through third stories is a single material (Hardi-Plank siding), with no architectural detail for relief. 14 Arcades, colonnades, or other architectural connecting devices should be used to unify groups of buildings within a development. Architectural connecting devices are not proposed in the current submittal and were not required previously. None. 15 Trademark buildings and related features should be modified to meet the requirements of the Guidelines. The apartment building does not have the appearance of a trademark building. None. 16 Window glass in the Entrance Corridors should not be highly tinted or highly reflective. 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%. Specifications on the proposed window glass should be submitted with the application for final review. Glass specs have not been provided. Provide specs for the window glass. Show that visible light transmittance (VLT) shall not drop below 40% and visible light reflectance (VLR) shall not exceed 30%. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the overall plan of development and shall, to the extent possible, be compatible with the building designs used on the site. Mechanical equipment and chain link fencing are shown behind the apartment building. Sizes and details are not provided. Landscaping and Provide a solid, non- chain link fence for the mechanical equipment located behind the 18 The following should be located to eliminate visibility from the Entrance 5 Corridor street. If, after appropriate siting, these features will still have a negative visual impact on the Entrance Corridor street, screening should be provided to eliminate 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 similar security fencing devices. planting area previously proposed on the north and west sides of the townhouse block that would have screened these elements have been deleted from the current plan. The equipment and fence are expected to be visible from the EC during the winter months, across the adjacent property. The Garden Spot development and off-site vegetation on the adjacent parcel to the northwest (in the summer months) may limit some visibility, but these areas are not under the control of the applicant. Foster’s Holly are proposed behind the dumpster enclosure. apartment building. Provide a detail for review. 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 designed to fit into the natural topography to avoid the need for 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. The stormwater facility south of the apartment building appears much as it was in the previous plan. None. 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.” The note appears on sheet 4. None. 22-31 Lighting No lighting changes were included in the submittal, but light pole locations would have to shift to accommodate the new layout. Provide a revised lighting plan for review. Landscaping 7 The requirements of the Guidelines regarding landscaping are intended to reflect the landscaping characteristic of many of the area’s significant historic sites which is characterized by large shade trees and lawns. Landscaping should promote visual order within the Entrance Corridor and help to integrate buildings into the existing environment of the corridor. Two parking spaces have been added within the driplines of existing mature oak trees to remain. The oak trees are remnants of the historic farmstead that previously occupied the site and the source of the property name. The significance of the trees is reflected in the tree Move the two new parking spaces outside the dripline of existing oak trees to remain or delete the two parking spaces. 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such 6 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. protection proffer included in the rezoning. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 3½ inches caliper (measured 6 inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 35 feet on center. b. Flowering ornamental trees of a species common to the area should be interspersed among the trees required by the 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. No changes are proposed to frontage landscaping. None. 33 Landscaping along interior roads: a. Large trees should be planted parallel to all interior roads. Such trees should be at least 2½ inches caliper (measured six inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 40 feet on center. Landscaping has been revised on the north side of the travelway and sidewalk leading to the apartment building. A retaining wall has been added in this area. A 125’-long row of Arborvitae is proposed, leaving a gap of approximately 40’ in the vicinity of the dumpster without planting. A dumpster detail was not included in the current submittal, but the previously approved design had walls of brick to match the adjacent building. Although a tree line is shown on the adjacent (Garden Spot) parcel, it is not under the control of the applicant and its depth is minimal. The lower parts of the wall Include in the plan a detail for the design of the dumpster adjacent to the apartment building. 34 Landscaping along interior pedestrian ways: a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should be at least 2½ 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. 7 are not expected to have a significant impact on the EC. 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 interior of parking areas at the rate of one tree for every 10 parking spaces provided and should be evenly distributed throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 2½ 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. There are three rows of parking spaces near the apartment building. One extends into the dripline of existing mature Oak trees to remain. Another 6-space row in front of the building has a pair of trees adjacent to it. The 8-space row southwest of the building has two trees adjacent. Move the two new parking spaces outside the driplines of existing Oak trees to remain, or delete the parking spaces. 36 Landscaping of buildings and other structures: a. Trees or other vegetation should be planted along the front of long buildings as necessary to soften the appearance of exterior walls. The spacing, size, and type of such trees or vegetation should be determined by the length, height, and 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. The building measures 90’ x 130’ at its largest dimensions. The right side elevation has window openings but it has significantly less detail than the front elevation, and the wall surface from first through third stories is a single material (Hardi-Plank siding), with no architectural detail for relief. A magnolia is proposed in the recess created by the entrance pavilion. The length of the rear elevation is broken up by alternating recessed bays and the use of two roof forms. Trees behind the building would further soften the appearance, but no space for planting area has been provided. Consider adding material changes to the right side elevation to achieve a more human scale. 37 Plant species: a. Plant species required should be as approved by the Staff based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). The proposed plant species are generally consistent with the previous approval. None. 38 Plant health: 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 The note appears on the plan. None. 8 and trees shall be pruned minimally and only to support the overall health of the plant.” Site Development and layout Development pattern 6 Site development should be sensitive to the existing natural landscape and should contribute to the creation of an organized development plan. This may be accomplished, to the extent practical, by preserving the trees and rolling terrain typical of the area; planting new trees along streets and pedestrian ways and choosing species that reflect native forest elements; insuring that any grading will blend into the surrounding topography thereby creating a continuous landscape; preserving, to the extent practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design of surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. The apartment building is proposed in the same general location as the townhouse block was proposed; however, the footprints and sizes are different. The townhouse block measured approximately 42’ x 120’. The apartment building measures approximately 77’ x 120’ with a 30’ x 35’ entrance pavilion added to the east corner. Paved areas around the building have also changed. The parking and travelway at the front of the building have been extended into the dripline of one of the Oak trees to remain and a pair of parking spaces has been located within the driplines of two additional Oak trees to remain. A travelway has been extended along the north side of the building, ending in a dumpster. The travelway on the south side of the building now provides access to under-building parking. Landscaping previously proposed on the north and west sides of the townhouse block has been deleted from the plan. HVAC equipment and fencing are now shown on the west side of the building. A site plan amendment is required for the proposed revisions. See other landscaping recommendations. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be 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 9 40 Site grading should maintain the basic relationship of the site to surrounding conditions by limiting the use of retaining walls and by shaping the terrain through the use of smooth, rounded land forms that blend with the existing terrain. Steep cut or fill sections are generally unacceptable. Proposed contours on the grading plan shall be rounded with a ten foot minimum radius where they meet the adjacent condition. Final grading should achieve a natural, rather than engineered, appearance. Retaining walls 6 feet in height and taller, when necessary, shall be terraced and planted to blend with the landscape. Retaining walls have been added extending from the northwest and southwest corners of the building. The walls are adjacent to property lines; there is no space provided for planting at the base of the northern wall. The Garden Spot development will limit some visibility of this wall from the street. Top of wall and bottom of wall elevations have not been provided. Provide top of wall and bottom of wall elevations for the retaining walls. 41 No grading, trenching, or tunneling should occur within the drip line of any trees or other existing features designated for preservation in the final Certificate of Appropriateness. Adequate tree protection fencing should be shown on, and coordinated throughout, the grading, landscaping and erosion and sediment control plans. The parking and travelway at the front of the building have been extended into the dripline of one of the Oak trees to remain and a pair of parking spaces has been located within the driplines of two additional Oak trees to remain. Revise the plan to eliminate additional impact to oak trees to remain. 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. The stormwater facility south of the apartment building appears much as it was in the previous plan. None. 10 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Anticipated visibility of the apartment building from the EC 2. The architectural design of the apartment building; the right side elevation 3. New parking spaces within the driplines of trees to remain 4. Landscaping near the apartment building Staff recommends approval with the following condition: 1. Provide specs for the window glass. Show that visible light transmittance (VLT) shall not drop below 40% and visible light reflectance (VLR) shall not exceed 30%. 2. Provide a solid, non-chain link fence for the mechanical equipment located behind the apartment building. Provide a detail for review. 3. Provide a revised lighting plan for review. 4. Include in the plan a detail for the design of the dumpster adjacent to the apartment building. 5. Consider adding material changes to the right side elevation to achieve a more human scale. 6. Provide top of wall and bottom of wall elevations for the retaining walls. 7. Revise the plan to eliminate additional impact to oak trees to remain. Move the two new parking spaces outside the driplines of existing Oak trees to remain, or delete the parking spaces. 8. Note that a site plan amendment is required for the proposed revisions. 11 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date 4 Layout Plan 10/22/18 5 Grading Plan 10/22/18 17 Landscape Plan 10/22/18 17A Supplemental Landscape Plan 10/22/18 - Lofts at Oakleigh – Right Façade (color) - - Lofts at Oakleigh – Rear Façade (color) - - Lofts at Oakleigh – Front Facade (color) - 1 First Level Plan - 2 Second Level Plan - 3 Third Level Plan - 4 Fourth Level Plan - 5 Enlarged Plan – Unit A and Unit B - 6 Front Elevation - 7 Rear Elevation - 8 Left Elevation - 9 Right Elevation -