Loading...
HomeMy WebLinkAboutARB201900076 Staff Report 2019-07-31Project #/Name ARB-2019-76: Polly's Folly Renovation Review Type Building Permit Parcel Identification 08700000002600 Location 2946 Monacan Trail Road (See Fig. #1.) Zoned Rural Areas (RA)/Entrance Corridor (EC) Owner/Applicant Linda S. Litten/Polly Davis Doig Magisterial District Samuel Miller Proposal To renovate an existing country store building, including new siding, new porch, kitchen addition, new and painted roofs, and new parking. Context The store building is situated very close to the street. The surroundings are rural/residential in character. Visibility The store building is readily visible from the Entrance Corridor street. ARB Meeting Date August 5, 2019 Staff Contact Margaret Maliszewski PROJECT HISTORY On May 6, 2019 staff asked the ARB for direction on how to process this application. The ARB informed staff that full ARB review was required. A sign application was accepted concurrent with the building permit application. The ARB has reviewed no previous applications for this property. ANALYSIS This report is based on a submittal package including floor plans, sketch plans of the new parking area, rendered elevations, rendered perspective views, sign drawings, and supplemental roof and lighting cut sheets. REF GUIDELINE ISSUE RECOMMENDATION GENERAL GUIDELINES Purpose 1 The goal of the regulation of the design of development within The building that is to be renovated was None. the designated Entrance Corridors is to insure that new constructed in 1925 as a residence and was development within the corridors reflects the traditional subsequently used as a store. The building architecture of the area. Therefore, it is the purpose of ARB was not maintained well over the years and review and of these Guidelines, that proposed development building systems and materials are failing. within the designated Entrance Corridors reflect elements of The proposed renovation would maintain the design characteristic of the significant historical landmarks, character of the historic structure and allow buildings, and structures of the Charlottesville and Albemarle continued use of the historic building. (This area, and to promote orderly and attractive development within building qualifies as a Country Store Class A. these corridors. Applicants should note that replication of historic As such it is subject to County Code section structures is neither required nor desired. 5.1.45, which includes certain exemptions.) 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 sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. Compatibility with significant historic sites: 3 New structures and substantial additions to existing structures The proposed renovation would maintain the None. should respect the traditions of the architecture of historically character of the historic structure. 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. Structure design 9 Building forms and features, including roofs, windows, doors, The proposed renovation would maintain the Provide to -scale line materials, colors and textures should be compatible with the form and character of the existing structure. drawing elevations for the forms and features of the significant historic buildings in the The gas canopy would be removed and a street -facing elevation area, exemplified by (but not limited to) the buildings described shallow porch would be added across the and the sides of the new in Appendix A [of the design guidelines]. The standard of lower story on the street elevation. The porch. compatibility can be met through scale, materials, and forms existing wood shingle siding would be which may be embodied in architecture which is contemporary replaced with HardiShingle siding in as well as traditional. The replication of important historic sites "Evening Blue" with white trim. The roof of in Albemarle County is not the objective of these guidelines. the main building will be painted to match the new metal roofs on the garage and porch — slate gray metal. Windows and doors will be replaced with new wood units. Standard to -scale elevation drawings were not provided. The submitted drawings do not accurately show the construction of the porch. (The lowest point of the metal roof rests on the top of the columns.) 5 It is also an important objective of the Guidelines to establish a Unity and coherence along the corridor will None. pattern of compatible architectural characteristics throughout be maintained — and likely improved — the Entrance Corridor in order to achieve unity and coherence. because the architectural character of the Building designs should demonstrate sensitivity to other nearby building will be maintained and the overall structures within the Entrance Corridor. Where a designated appearance of the property will be neatened corridor is substantially developed, these Guidelines require and organized. 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. 10 Buildings should relate to their site and the surrounding context of buildings. 11 The overall design of buildings should have human scale. Scale The human scale of the building will be None. should be integral to the building and site design. maintained with the renovation. 12 Architecture proposed within the Entrance Corridor should use The general forms, shapes and scale of the None. forms, shapes, scale, and materials to create a cohesive whole. existing building will be maintained. The gas canopy will be replaced with a porch, but the porch appears to be in proportion to the existing building. 13 Any appearance of "blankness" resulting from building design Blankness is not a characteristic of the design. None. should be relieved using design detail or vegetation, or both. 14 Arcades, colonnades, or other architectural connecting devices The project involves a single building. None. should be used to unify groups of buildings within a development. 15 Trademark buildings and related features should be modified to The proposal does not include a trademark None. meet the requirements of the Guidelines. design. 16 Window glass in the Entrance Corridors should not be highly Windows and doors are proposed to be Provide information on tinted or highly reflective. Window glass in the Entrance replaced with new wood units. Glass specs the proposed window Corridors should meet the following criteria: Visible light have not been provided. glass showing that VLT transmittance (VLT) shall not drop below 4001o. Visible light is not below 40% and reflectance (VLR) shall not exceed 30%. Specifications on the VLR is not above 30%. proposed window glass should be submitted with the application.for.final review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into A kitchen addition is planned behind the None. the overall plan of development and shall, to the extent garage. It is not expected to be visible from possible, be compatible with the building designs used on the the street. site. 18 The following should be located to eliminate visibility from the Mechanical equipment will be placed either None. Entrance Corridor street. If, after appropriate siting, these features behind the building or under the second story will still have a negative visual impact on the Entrance Corridor porch behind the existing screen panel. In street, screening should be provided to eliminate visibility. a. both cases, the equipment is not expected to Loading areas, b. Service areas, be visible from the street. 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. 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 A storm drain is shown in the center of the None. to fit into the natural topography to avoid the need for screening. parking area. 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. 21 The following note should be added to the site plan and the The note is not on the drawings. Add the standard architectural plan: "Visibility of all mechanical equipment from mechanical equipment the Entrance Corridor shall be eliminated." note to the drawings. Lighting 22 Light should be contained on the site and not spill over onto A gooseneck style lamp is proposed over the Ensure that the full cutoff adjacent properties or streets; store entrance. It has a 14" shade and an oil- rubbed bronze finish. The chosen LED lamps gooseneck lamp is chosen for the lamp over the 23 Light should be shielded, recessed or flush -mounted to eliminate glare. All fixtures with lamps emitting 3000 lumens emit 2000 lumens. The fixture is available in a door. or more must be full cutoff fixtures. full cutoff option. Given the rural surroundings, the full cutoff option is appropriate, even for the lower illumination level. 24 Light levels exceeding 30 footcandles are not appropriate for A photometric diagram has not been provided, Provide the display lots in the Entrance Corridors. Lower light levels will but the level of illumination is not expected to manufacturer's apply to most other uses in the Entrance Corridors. be excessive. photometric diagram for the gooseneck fixture. 25 Light should have the appearance of white light with a warm The LED fixtures are available in a range of Choose 2700K for the soft glow; however, a consistent appearance throughout a site color temperatures. 2700K would be lamp's color temperature. or development is required. Consequently, if existing lamps appropriate for this location. that emit non -white light are to remain, new lamps may be required to match them. 26 Dark brown, dark bronze, or black are appropriate colors for No freestanding pole mounted fixtures are None. free-standing pole mounted light fixtures in the Entrance proposed. Corridors. 27 The height and scale of freestanding, pole -mounted light fixtures should be compatible with the height and scale of the buildings and the sites they are illuminating, and with the use of the site. Typically, the height of freestanding pole -mounted light fixtures in the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that exceed 20 feet in height will typically require additional screening to achieve an appropriate appearance from the Entrance Corridor. 28 In determining the appropriateness of lighting fixtures for the Low level illumination is appropriate for this See lighting Entrance Corridors, the individual context of the site will be location. recommendations, above. taken into consideration on a case by case basis. 29 The following note should be included on the lighting plan: The note is needed on the drawings. Add the standard lighting "Each outdoor luminaire equipped with a lamp that emits 3,000 note to the plans. or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 30- Guidelines for the Use of Decorative Landscape Lighting No decorative landscape lighting is proposed. None. 31 Landscaping 7 The requirements of the Guidelines regarding landscaping are The yard to the north of the building includes None. intended to reflect the landscaping characteristic of many of the some large shade trees that are to remain. 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. 8 Continuity within the Entrance Corridor should be obtained by No landscaping is proposed. None. 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. 32 Landscaping along the frontage of Entrance Corridor streets There is no opportunity for standard frontage None. should include the following: planting at this site. The frontage has been a. Large shade trees should be planted parallel to the Entrance entirely paved and open to the street for years. Corridor Street. Such trees should be at least 3%2 inches caliper Grading has been undertaken to establish a (measured 6 inches above the ground) and should be of a plant parking area to the south of the building. 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: There are no interior roads or pedestrian None. a. Large trees should be planted parallel to all interior roads. ways. Such trees should be at least 2'/z 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. 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'/z 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: A 56' x 60' parking area with 8 parking It is recommended that a. Large trees should align the perimeter of parking areas, spaces is being established on the south side trees be planted at the located 40 feet on center. Trees should be planted in the interior of the building, immediately adjacent to the perimeter of the parking of parking areas at the rate of one tree for every 10 parking garage. (Compare Figures 2 and 3.) Although area. spaces provided and should be evenly distributed throughout establishing perimeter planting at the new the interior of the parking area. parking area would be appropriate, Class A b. Trees required by the preceding paragraph should measure country stores are exempt from parking lot 2'/2 inches caliper (measured six inches above the ground); landscape requirements. 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 building does not have a long front in None. a. Trees or other vegetation should be planted along the front of need of softening. 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. 37 Plant species: a. Plant species required should be as approved No new landscaping is proposed. None. by the Staff based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants or Virginia Landscapes (Appendix D . 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 and trees shall be pruned minimally and only to support the overall health of theplant." Site Development and layout, Grading 6 Site development should be sensitive to the existing natural A 56' x 60' parking area with 8 parking It is recommended that landscape and should contribute to the creation of an organized spaces is being established on the south side trees be planted at the development plan. This may be accomplished, to the extent of the building, immediately adjacent to the perimeter of the parking practical, by preserving the trees and rolling terrain typical of garage. Although establishing perimeter area. the area; planting new trees along streets and pedestrian ways planting at the new parking area would be and choosing species that reflect native forest elements; appropriate, Class A country stores are insuring that any grading will blend into the surrounding exempt from parking lot landscape topography thereby creating a continuous landscape; requirements. preserving, to the extent practical, existing significant river and stream valleys which may be located on the site and integrating Replacing the gas canopy with a porch that these features into the design of surrounding development; and doesn't extend as far towards the street allows limiting the building mass and height to a scale that does not more space for decelerating vehicles entering overpower the natural settings of the site, or the Entrance the property. Excavation has already occurred Corridor. south of the building to establish the larger parking area. Low concrete retaining walls 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the establish the boundaries of the paved area corridor should be as follows: between the building and the street. 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. 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. 41 No grading, trenching, or tunneling should occur within the drip Some trees were removed from the property None. line of any trees or other existing features designated for before the applicant closed on the property. preservation in the final Certificate of Appropriateness. Adequate No additional tree removal is planned. tree protection fencing should 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. Staff recommends the following as the primary points of discussion: 1. The general character of the proposed renovations; the proposed materials and porch 2. The need for to -scale line drawing elevations Staff recommends approval with the following conditions: 1. Provide to -scale line drawing elevations for the street -facing elevation and the sides of the new porch. 2. Provide information on the proposed window glass showing that VLT is not below 40% and VLR is not above 30%. 3. Add the standard mechanical equipment note to the drawings. 4. Ensure that the full cutoff gooseneck lamp is chosen for the lamp over the door. 5. Provide the manufacturer's photometric diagram for the gooseneck fixture. 6. Choose 2700K for the lamp's color temperature. 7. Add the standard lighting note to the plans. 8. It is recommended that trees be planted at the perimeter of the parking area. 10 Fig. #1: 2946 Monacan Trail Road 11 3 �.t� , �� � t _ b,� �`' `�',� Vie'„� M� tp..����`i.�j. " k �M • , may, . 77g,,,+r ,�, 0� Y r+• 1 �I�� r� ry..•r J f •g r� `• Nt + Na J' r " ^off 'r • '� ��, • ; ,�� �r ~k►+` . _ r "#,r+Sp. a �w� ..`Y; ' 1° /yr ti _ . • , y,�, ,+ p " '°K + �. s ' �' Aw i ow •�;+� a 'iJJ�l I �� R�7��,'�. "# eel '. �. _ .• yr - s — - - _ • Fig. #3: Current condition of 2946 Monacan Trail Road. Photos provided by Polly Davis Doig, July 21, 2019 13