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HomeMy WebLinkAboutARB201900039 Staff Report 2019-04-30ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2019-39: 1205 Crozet Avenue Review Type Initial Site Plan, preliminary architectural review Parcel Identification 056A2010002000, 056A20100020A0 Location 1193 and 1205 Crozet Avenue Zoned Downtown Crozet District (DCD)/Entrance Corridor (EC) Owner/Applicant Michael B. Alexander/Goodhouse LLC (Victor Colom, Katherine Pabody) Magisterial District White Hall Proposal To renovate a building to accommodate a restaurant and to complete associated site improvements. Proposed work includes the demolition of ramp, steps, walk and stoop; construction of new covered porch, ADA access at southeast side of building, adding a parapet with space for signage, adding a planter at the base of the building, replacement of front door and windows, stucco surfaces including a scored painted stucco base, addition of some landscaping, and addition of screening of equipment. Context The site is located in the commercial area of downtown Crozet, within the limits of the Crozet Historic District. Visibility The site and building are readily visible from the Entrance Corridor ARB Meeting Date May 6, 2019 Staff Contact Margaret Maliszewski PROJECT HISTORY This building was constructed in the mid-1950s as part of a wave of commercial development in downtown Crozet. The applicant's submittal indicates that it was originally constructed as a post office. The building is considered a contributing structure in the Crozet Historic District. Two wall signs were administratively approved for this site — one in 2002 and one in 2010. ANALYSIS Gray ig ig = 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 Structure design 1 The goal of the regulation of the design of development within the The existing building is a contributing None. designated Entrance Corridors is to insure that new development resource in the Crozet Historic District, within the corridors reflects the traditional architecture of the area. although it exhibits few distinguishing Therefore, it is the purpose of ARB review and of these Guidelines, architectural characteristics and projects that proposed development within the designated Entrance Corridors a non -pedestrian friendly image. The reflect elements of design characteristic of the significant historical proposed renovation would add features landmarks, buildings, and structures of the Charlottesville and to improve human scale, character and Albemarle area, and to promote orderly and attractive development pedestrian friendliness. within these corridors. Applicants should note that replication of historic structures is neither required nor desired. The proposed renovation adds architectural elements to the existing 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, building that are found in traditional land, and vegetation. In order to accomplish the integration of architecture of the area. These include a buildings, land, and vegetation characteristic of these sites, the covered porch, a raised parapet, and Guidelines require attention to four primary factors: compatibility storefront windows with divided lights. with significant historic sites in the area; the character of the The added raised pediment at the center Entrance Corridor; site development and layout; and landscaping. front of the fagade references commercial architecture. The wood 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically porch supports and metal porch roof significant buildings in the Charlottesville and Albemarle area. reflect local materials. Stucco is also a Photographs of historic buildings in the area, as well as drawings of traditional material. Although the architectural features, which provide important examples of this proposed design uses stucco to cover a tradition are contained in Appendix A. brick wall surface, its use in this case is appropriate because it provides for 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 coordinated appearance around the entire historic structures is not intended to impose a rigid design solutia building. (The sides and rear elevations for new development. Replication of the design of the important are block.) historic sites in the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building The applicant indicates that proposed scale, materials, and forms which may be embodied in architecture colors recall the history of Crozet. Colors which is contemporary as well as traditional. The Guidelines allow are gray, ivory and putty from the individuality in design to accommodate varying tastes as well as Benjamin Moore Historic Colors special functional requirements. collection. 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. 5 It is also an important objective of the Guidelines to establish a The addition of the porch will help the Consider using block that pattern of compatible architectural characteristics throughout the building relate to other buildings on this matches other site walls Entrance Corridor in order to achieve unity and coherence. Building) stretch of the corridor where similar along Crozet Avenue for designs should demonstrate sensitivity to other nearby structures features exist. the planter and porch. within the Entrance Corridor. Where a designated corridor is substantially developed, these Guidelines require striking a careful Block is used for retaining walls in balance between harmonizing new development with the existing various locations along Crozet Avenue. character of the corridor and achieving compatibility with the Using block for the planter and porch significant historic sites in the area. base could strengthen the connection between this site and the surrounding 10 Buildings should relate to their site and the surrounding context of buildings. context. 11 The overall design of buildings should have human scale. Scale The porch with its posts and railings, and None. should be integral to the building and site design. the planter at the base of the building, both help establish human scale. The scoring of the building's stucco base is another treatment meant to emphasize human scale. The planter also helps integrate the building and site. 12 Architecture proposed within the Entrance Corridor should use The stucco finish will help establish a None. forms, shapes, scale, and materials to create a cohesive whole. cohesive appearance for the overall building. 13 Any appearance of "blankness" resulting from building design Blankness is not a characteristic of the None. should be relieved using design detail or vegetation, or both. proposal. 14 Arcades, colonnades, or other architectural connecting devices Connecting devices are not proposed. None. should be used to unify groups of buildings within a development. The project includes a single building. 15 Trademark buildings and related features should be modified to meet The design does not have the appearance None. the requirements of the Guidelines. of a trademark design. 16 Window glass in the Entrance Corridors should not be highly tinted or The applicant's project description Provide specs on the highly reflective. Window glass in the Entrance Corridors should indicates that bifold windows will be proposed window glass. meet the following criteria: Visible light transmittance (VLT) shall used in the enlarged window openings on Include the standard not drop below 4001o. Visible light reflectance (VLR) shall not exceel the front fagade, with minimally window glass note on the 30%. Specifications on the proposed window glass should be reflective glass. drawings. ubmitted with the application forfinal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the Trash and recycling are located at the Coordinate the fence overall plan of development and shall, to the extent possible, be northeast corner (back) of the building, detail in the site plan with compatible with the building designs used on the site. surrounded by a wood fence. Propane tanks are to be located on the north side the fence illustration in the architectural 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will of the building, also surrounded by a drawings. still have a negative visual impact on the Entrance Corridor street, wood fence. The fence is illustrated in screening should be provided to eliminate visibility. a. Loading areas, the architectural drawings with an upper b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical band that mimics the porch railings, equipment, f. Above -ground utilities, and g. Chain link fence, helping to integrate the appearance of the barbed wire, razor wire, and similar security fencing devices. development. However, the fence detail in the site plan does not include the 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of. a. decorative upper band. Three English Walls, b. Plantings, and c. Fencing. Yews are proposed at the west end of the north elevation of the building, further screening the equipment. 21 The following note should be added to the site plan and the The note is needed on the plan. Add the standard architectural plan: "Visibility of all mechanical equipment from the mechanical equipment Entrance Corridor shall be eliminated." note to the plan. Lighting Notes in the architectural submittal Provide complete indicate that programmatic needs for information on lighting lighting have not yet been determined. proposed for the exterior Notes in the site plan indicate that no of the building. outdoor lighting emitting 3000 lumens or more is proposed and that all outdoor light fixtures are located in the porch roof ceilings and thereby meet ordinance full cutoff requirements. Landscaping 7 The requirements of the Guidelines regarding landscaping are There are no trees proposed for the EC. See below. intended to reflect the landscaping characteristic of many of the Trees were provided for Crozet Ave. area's significant historic sites which is characterized by large shade with the Crozet streetscape project in trees and lawns. Landscaping should promote visual order within the 2014. A sidewalk planter exists in front Entrance Corridor and help to integrate buildings into the existing of the building. The streetscape plan environment of the corridor. identify its contents as: Winterberry holly, Inkberry Holly, Summersweet 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar Clethra, and groundcover. A planter is characteristics. Such common elements allow for more flexibility in proposed at the base of the porch. 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. 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 3'/2 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. 33 Landscaping along interior roads: Planting area is being added to Increase the planting size a. Large trees should be planted parallel to all interior roads. Such accommodate two trees at the east end of of the trees proposed at trees should be at least 2'/2 inches caliper (measured six inches abovi the travelway located on the south side the southeast corner of the ground) and should be of a plant species common to the area., of the building. These are large shade the building to 2.5" Such trees should be located at least every 40 feet on center. trees proposed at 1.75" caliper. A liriope caliper. bed with evergreen shrubs is proposed for the new planter proposed at the base of the porch. 34 Landscaping along interior pedestrian ways: A sidewalk is present along Crozet None. a. Medium trees should be planted parallel to all interior pedestrian Avenue on the west side of the building. ways. Such trees should be at least 2% inches caliper (measured six Landscaping was provided for Crozet inches above the ground) and should be of a species common to the Ave. with the Crozet streetscape project area. Such trees should be located at least every 25 feet on center, in 2014. 35 Landscaping of parking areas: Three parking spaces are proposed at the Increase the planting size a. Large trees should align the perimeter of parking areas, located 40 back of the building, in an area that is of the maple tree to 2.5" feet on center. Trees should be planted in the interior of parking currently paved. A maple tree is caliper. areas at the rate of one tree for every 10 parking spaces provided and proposed at the south end of these should be evenly distributed throughout the interior of the parking spaces. It is proposed at 1.75" caliper at area. planting. Given the location of the b. Trees required by the preceding paragraph should measure 2'h parking spaces, shrubs would not inches caliper (measured six inches above the ground); should be significantly impact visibility from the evenly spaced; and should be of a species common to the area. Such EC. 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: A planter is proposed at the base of the Substitute the Ilex a. Trees or other vegetation should be planted along the front of long porch. Twelve Ilex Crenata Sky Pencil in Crenata Sky Pencil with a buildings as necessary to soften the appearance of exterior walls. a liriope bed are proposed for the planter native evergreen shrub The spacing, size, and type of such trees or vegetation should be on the south side of the building. with a softer appearance. determined by the length, height, and blankness of such walls. Rosemary and annuals are proposed for b. Shrubs should be used to integrate the site, buildings, and other the west side. The Sky Pencil shrubs structures; dumpsters, accessory buildings and structures; "drive have a very manicured, formal thru" windows; service areas; and signs. Shrubs should measure at appearance and they are not native least 24 inches in height. plants. An alternate, native shrub with a softer appearance would be more 37 Plant species: a. Plant species required should be as approved by thd Staff based upon but not limited to the Generic Landscape Plan a ropriate. Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The following note should be added to the landscape The note is needed on the plan. Add the standard plant plan: "All site plantings of trees and shrubs shall be allowed to reach, health note to the site and be maintained at, mature height; the topping of trees is plan. prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." Development pattern 6 Site development should be sensitive to the existing natural Both 1193 and 1205 Crozet Avenue have See recommendations landscape and should contribute to the creation of an organized already been developed. The proposed under #36. development plan. This may be accomplished, to the extent porch and planter at 1205 extend into the practical, by preserving the trees and rolling terrain typical of the existing travelway located between the area; planting new trees along streets and pedestrian ways and two buildings. The proposal formalizes a choosing species that reflect native forest elements; insuring that any 14' one-way travelway between the grading will blend into the surrounding topography thereby creating buildings, 3 parking spaces behind 1205, a continuous landscape; preserving, to the extent practical, existing and 4 parking spaces at 1193 (one significant river and stream valleys which may be located on the site handicap space on the north side and 3 and integrating these features into the design of surrounding spaces east of the building). development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the The renovation proposed for 1205 Entrance Corridor. improves the scale and better integrates the building into the streetscape. The 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should building will continue to front the be as follows: Entrance Corridor, but with a more a. An organized pattern of roads, service lanes, bike paths, and inviting entrance. Evergreens in the pedestrian walks should guide the layout of the site. planter at the base of the porch will help b. In general, buildings fronting the Entrance Corridor street should soften the appearance. 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 The site has already been graded and None. surrounding conditions by limiting the use of retaining walls and by developed. The planter at the base of the shaping the terrain through the use of smooth, rounded land forms that porch wall will help integrate the blend with the existing terrain. Steep cut or fill sections are generall structure into the streetscape and unacceptable. Proposed contours on the grading plan shall be rounn improve the scale. 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. 41 No grading, trenching, or tunneling should occur within the drip line of There are existing trees along the None. any trees or other existing features designated for preservation in the property line on the north side of the site. final Certificate of Appropriateness. Adequate tree protection fencing Construction on this side of the building should be shown on, and coordinated throughout, the grading, is limited to the installation of screening landscaping and erosion and sediment control plans. fences. 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. 20 Surface runoff structures and detention ponds should be designed to fit No stormwater facilities are proposed. None. 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. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. Staff recommends the following as the primary points of discussion: 1. The proposed building materials and colors 2. The design of the porch, planter, and storefront windows 3. The proposed landscaping 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: None. 1. Consider using block that matches other site walls along Crozet Avenue for the planter and porch. • Regarding conditions to be satisfied prior to issuance of a grading permit: None. • Regarding the final site plan submittal: A Certificate of Appropriateness is required prior to final site plan approval. The following items and all items on the ARB Final Site Plan Checklist must be addressed: 1. Consider using block that matches other site walls along Crozet Avenue for the planter and porch. 2. Provide specs on the proposed window glass. Include the standard window glass note on the drawings. 3. Coordinate the fence detail in the site plan with the fence illustration in the architectural drawings. 4. Add the standard mechanical equipment note to the plan. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 5. Provide complete information on lighting proposed for the exterior of the building. 6. Increase the planting size of the trees proposed at the southeast corner of the building to 2.5" caliper. 7. Substitute the Ilex Crenata Sky Pencil with a native evergreen shrub with a softer appearance. 8. Add the standard plant health note to the site 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." 0M:3 0 W.1 This report is based on the following submittal items: Sheet # Drawing Name Drawin Date T1.0 Title Sheet 3/25/19 C-1.0 Existing Conditions 3/25/19 C-1.1 Demolition Plan 3/25/19 C-1.2 Site Plan 3/25/19 L-1.0 Landscape Plan 3/25/19 C-2.0 Details 3/25/19 Architectural package: project description, vicinity map, site photos with key, ARB-1 proposed floor plan, aRB-2 proposed elevations, ARB-3 proposed elevations, ARB-4 existing elevations, ARB-5 proposed section, perspective views (2 sheets), context photos 2 sheets), plant palette examples 3/25/19 10