HomeMy WebLinkAboutARB201900101 Staff Report 2019-10-07ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2019-101: Beaver Creek — Medical Office Building Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
06000000003800
Location
2248 & 2246 Ivy Road, at the intersection with Twin Sycamores Lane (Figures 1-5)
Zoned
Highway Commercial (HC)/Entrance Corridor (EC)/Airport Impact Area (AIA)
Owner/Applicant
West End Shops -West LLC/Turner Enterprises (John Thier)
Magisterial District
Jack Jouett
Proposal
To construct a two story 26,600 sf medical office building, underground parking and associated site improvements on
approximately 1.42 acres.
Context
This portion of Ivy Road is primarily commercial in nature, with strip shopping centers and stand-alone businesses
nearby (Figures 6-8). University Heights apartment complex is directly behind (to the south) the subject parcel.
Many of the commercial buildings in the vicinity are two stories tall. A significant portion of the adjacent
development along Ivy Road predates the establishment of the EC and, consequently, does not meet the requirements
of the EC guidelines.
Visibility
Three sides of the building and site will be clearly visible from the EC (Ivy Road). The proposed building is 10' from
the right-of-way and approximately 30' from the Ivy Road edge of pavement.
ARB Meeting Date
October 7, 2019
Staff Contact
Paty Saternye
PROJECT HISTORY
The existing buildings were built prior to the creation of the Entrance Corridor (EC) overlay district. Oral history holds that the structure at 2248 Ivy Road
was constructed in 1780, though there has been no substantive proof of this. The Albemarle County Historic Preservation Committee will request
permission to document the structure prior to demolition. That documentation may help pinpoint the date of construction. The ARB has reviewed a number
of sign applications for this property since 1990. A preapplication conference was held in 2017 to discuss potential development of this site (according to
a different plan).
DATE
APPLICATION/REVIEW TYPE
RESULT
10/7/2019
ARB-2019-101: Beaver Creek Medical Office
Building, Initial Site Development Plan review
The ARB will review this initial site development plan for the first time.
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
Structure design
1
The goal of the regulation of the design of development
The site plan proposes a building with a 13,600 sf
None at this time.
within the designated Entrance Corridors is to insure that
footprint, a 2-story height, and underground
new development within the corridors reflects the
parking. The building is located approximately 10'
traditional architecture of the area. Therefore, it is the
from the right-of-way and 30' from the EC
purpose of ARB review and of these Guidelines, that
travelway. Architectural designs have not been
proposed development within the designated Entrance
submitted for review. Guidelines relating to
Corridors reflect elements of design characteristic of the
architectural design will be addressed when the full
significant historical landmarks, buildings, and structures
architectural design is submitted for a formal
of the Charlottesville and Albemarle area, and to promote
review.
orderly and attractive development within these corridors.
Applicants should note that replication of historic structures
is neither required nor desired.
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.
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 asspecial functional requirements.
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.
11
The overall design of buildings should have human scale.
Scale should be integral to the building and site design.
13
Any appearance of "blankness" resulting from building
design should be relieved using design detail or
vegetation, or both.
14
Arcades, colonnades, or other architectural connecting
devices should be used to unify groups of buildings within
a development.
15
Trademark buildings and related features should be
modified to meet the requirements of the Guidelines.
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 fiorfinal review.
5
It is also an important objective of the Guidelines to
Many of the buildings in the area predate the
None at this time.
establish a pattern of compatible architectural
establishment of the Route 29 EC and,
characteristics throughout the Entrance Corridor in order
consequently, do not meet the requirements of the
to achieve unity and coherence. Building designs should
EC guidelines (Figures 7 & 8). Architectural
demonstrate sensitivity to other nearby structures within
designs have not been submitted for review.
the Entrance Corridor. Where a designated corridor is
Guidelines relating to context and compatibility
substantially developed, these Guidelines require striking a
will be addressed when the full architectural design
careful balance between harmonizing new development
is submitted for a formal review.
with the existing character of the corridor and achieving
compatibility with the significant historic sites in the area.
Note that the existing stone cottage (Figure 3) has
historic significance. Consequently, the property
10
Buildings should relate to their site and the surrounding
context of buildings.
should be thoroughly documented prior to
demolition. The Albemarle county Historic
12
Architecture proposed within the Entrance Corridor should
use forms, shapes, scale, and materials to create a cohesive
Preservation Committee will request permission to
whole.
do so.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
A dumpster enclosure, and a detail for the
Include the type,
into the overall plan of development and shall, to the
enclosure, are shown on the site plan. However,
manufacturer and color of
extent possible, be compatible with the building designs
the type, manufacturer and color of the masonry
the masonry material
used on the site.
material of the screening wall are not specified in
the detail.
utilized in the dumpster
enclosure in the dumpster
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting, these
detail.
features will still have a negative visual impact on the
No mechanical equipment is shown on the site
Entrance Corridor street, screening should be provided to
plan.
Show how visibility of all
eliminate visibility.
mechanical equipment will
a. Loading areas, b. Service areas, c. Refuse areas, d.
The mechanical equipment visibility note is
be eliminated from the EC.
Storage areas, e. Mechanical equipment, £ Above -ground
provided on the plan.
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.
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."
20
Surface runoff structures and detention ponds should be
The proposed layout impacts the full parcel and no
None.
designed to fit into the natural topography to avoid the need
natural drainage patterns will be preserved. The
for screening. When visible from the Entrance Corridor
majority of the stormwater runoff will be stored in
street, these features must be fully integrated into the
underground storage facilities. No detention ponds
landscape. They should not have the appearance of
are proposed.
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.
Li2htinor
No lighting lan has been submitted at this time.
None at this time.
Landscaping
7
The requirements of the Guidelines regarding landscaping
Large shade trees are proposed along the EC at 35'
Consider replacing the
are intended to reflect the landscaping characteristic of
on center and are specified as 3 1/2" caliper.
Ginkgo with a large shade
many of the area's significant historic sites which is
However, the species specified is Princeton Sentry
tree with a broader canopy.
characterized by large shade trees and lawns. Landscaping
Ginkgo, which is columnar in nature. Visual order
should promote visual order within the Entrance Corridor
along the corridor might be enhanced by planting
It is recommended that the
and help to integrate buildings into the existing
trees with a broader canopy (Figure 6).
sf of canopy specified for
environment of the corridor.
The canopy square footage of some of the tree
the Ginkgo be revised in the
plant schedule.
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials that
species in the Plant Schedule appear to be
share similar characteristics. Such common elements allow
incorrect. The ginkgo's canopy is listed at 200 sf
Revise the plan to provide
for more flexibility in the design of structures because
and is actually 20.
additional on -site planting
common landscape features will help to harmonize the
area outside of easements to
appearance of development as seen from the street upon
Flowering ornamental trees are interspersed
accommodate required
which the Corridor is centered.
between the large shade trees along the EC.
frontage planting.
32
Landscaping along the frontage of Entrance Corridor
streets should include the following:
The County has a pending project for bike lane and
Ensure that there are no
a. Large shade trees should be planted parallel to the
sidewalk improvements, and waterline relocation,
conflicts between the
Entrance Corridor Street. Such trees should be at least 3'/2
within the Ivy Road right-of-way. These
utilities and the proposed
inches caliper (measured 6 inches above the ground) and
improvements include a permanent VDOT utility
landscaping.
should be of a plant species common to the area. Such
easement. The VDOT utility easement conflicts
trees should be located at least every 35 feet on center.
with the proposed EC street trees.
b. Flowering ornamental trees of a species common to the
area should be interspersed among the trees required by the
The sidewalk improvements include a variable
preceding paragraph. The ornamental trees need not
width grass buffer strip (6' max. width) within the
alternate one for one with the large shade trees. They may be
right-of-way. The size and location of the buffer
planted among the large shade trees in a less regular spacing
strip is such that it cannot accommodate all of the
pattern.
required frontage trees. Providing additional on-
c. In situations where appropriate, a three or four board
site planting area outside of easements would
fence or low stone wall, typical of the area, should align
provide for a more consistent appearance along the
the frontage of the Entrance Corridor street.
corridor.
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:
No large shade trees have been provided along
Provide large shade trees, at
a. Large trees should be planted parallel to all interior
Twin Sycamores Lane.
least 2 '/Z" caliper in size at
roads. Such trees should be at least 2'/2 inches caliper
planting and a spacing of 40
(measured six inches above the ground) and should be of a
feet on center, along Twin
plant species common to the area. Such trees should be
Sycamores Lane.
located at least every 40 feet on center.
34
Landscaping along interior pedestrian ways:
Because of the proximity of the building to the EC
Depending on the
a. Medium trees should be planted parallel to all interior
right-of-way, street trees are shown close to the
architectural design,
pedestrian ways. Such trees should be at least 2'/2 inches
front of the building. No shrubs, however, are
additional landscaping may
caliper (measured six inches above the ground) and should
proposed along the front of the building, which is
be required along the length
be of a species common to the area. Such trees should be
over 160' in length.
of the building.
located at least every 25 feet on center.
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.
35
Landscaping of parking areas:
There is approximately 350 feet of perimeter
Provide large trees along
a. Large trees should align the perimeter of parking areas,
around the parking lot to the rear of the
the perimeter parking area
located 40 feet on center.
building and only one large shade tree is
at a spacing of 40' on center
Trees should be planted in the interior of parking areas at the
proposed along the perimeter.
and 2 %" caliper.
rate of one tree for every 10 parking spaces provided and
should be evenly distributed throughout the interior of the
A willow oak in the parking lot appears to
See recommendations 32
parking area.
have a conflict with an existing gas line.
above.
b. Trees required by the preceding paragraph should measure
2'h inches caliper (measured six inches above the ground);
The parking area is behind the proposed
should be evenly spaced; and should be of a species common
building and is not expected to have an impact
to the area. Such trees should be planted in planters or
on the EC.
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.
37
Plant species:
The proposed plant species are appropriate.
None.
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 .
38
Plant health:
The note is provided on the site plan.
None.
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."
Development pattern and site grading
6
Site development should be sensitive to the existing natural
The existing site has very little of its "natural
Ensure that the proposed
landscape and should contribute to the creation of an
setting" remaining. There is a slope from the
sidewalk connects to
organized development plan. This may be accomplished, to
EC up to a parking area and the existing old
proposed County
the extent practical, by preserving the trees and rolling terrain
stone cottage (Figure 2). Adjacent to the
streetscape improvements.
typical of the area; planting new trees along streets and
stone cottage are two large shade trees and an
pedestrian ways and choosing species that reflect native
open lawn area. The rest of the parcel
Ensure that the building
forest elements; insuring that any grading will blend into the
includes a large commercial structure, a
does not conflict with
surrounding topography thereby creating a continuous
private street, parking areas and parking
easements.
landscape; preserving, to the extent practical, existing
accesswa s (Figures 4 & 5).
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 proposed layout of the site plan is
organized, with the proposed building parallel
to Ivy Road and the parking located under and
behind the proposed structure.
See recommendations 18
and 19 above.
39
The relationship of buildings and other structures to the
Entrance Corridor street and to other development within the
The proximity of the building to the EC is
corridor should be as follows:
much closer than any of the other
a. An organized pattern of roads, service lanes, bike paths,
developments in the immediate area.
and pedestrian walks should guide the layout of the site.
However, it meets the setbacks specified by
b. In general, buildings fronting the Entrance Corridor street
County's current zoning ordinance and,
should be parallel to the street. Building groupings should be
therefore, future buildings along Ivy Road
arranged to parallel the Entrance Corridor street.
should have a similar proximity.
c. Provisions should be made for connections to adjacent
pedestrian and vehicular circulation systems.
It is important to note, however, that the
d. Open spaces should be tied into surrounding areas to
location of the building conflicts with a
provide continuity within the Entrance Corridor.
Dominion Energy easement and the VDOT
e. If significant natural features exist on the site (including
utility easement.
creek valleys, steep slopes, significant trees or rock
outcroppings), to the extent practical, then such natural
All existing vehicle connections within the
features should be reflected in the site layout. If the
site are being maintained.
provisions of Section 32.5.6.n of the Albemarle County
Zoning Ordinance apply, then improvements required by that
No sidewalks or bike lanes currently exist on
section should be located so as to maximize the use of
this portion of Ivy Road. However, bike lane
existing features in screening such improvements from
and sidewalk improvements are planned by
Entrance Corridor streets.
the County in this section of Ivy Road, and
f. The placement of structures on the site should respect
the plan shows a sidewalk along the frontage.
existing views and vistas on and around the site.
No retaining walls are proposed for 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
No significant natural features exist on the
land forms that blend with the existing terrain. Steep cut or fill
site.
sections are generally unacceptable. Proposed contours on the
grading plan shall be rounded with a ten foot minimum radius
See issues 18 and 19 above.
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
No existing trees are shown to be preserved.
None
drip line of any trees or other existing features designated for
No existing trees appear to be within the
preservation in the final Certificate of Appropriateness.
"undisturbed buffer" area that will be required
Adequate tree protection fencing should be shown on, and
at the rear of the parcel.
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.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Easement conflicts along Ivy Road (both building and landscaping).
2. Insufficient large shade trees proposed along the interior street (Twin Sycamores Lane).
3. The columnar nature of the large shade tree proposed along the EC (Ivy Road).
Regarding the Initial Site Plan:
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 § 18-30.6.4(2), (3) and (5):
A Certificate of Appropriateness is required prior to final site plan approval.
1. Include the type, manufacturer and color of the masonry material utilized in the dumpster enclosure in the dumpster detail.
2. Show how visibility of all mechanical equipment will be eliminated from the EC.
3. Revise the plan to provide additional on -site planting area outside of easements to accommodate required frontage planting.
4. Ensure that there are no conflicts between the utilities and the proposed landscaping.
5. Provide large shade trees, at least 2 ''/z" caliper in size at planting and a spacing of 40 feet on center, along Twin Sycamores Lane.
6. Depending on the architectural design, additional landscaping may be required along the length of the building.
7. Provide large trees along the perimeter parking area at a spacing of 40' on center and 2 %z" caliper.
8. Ensure that the proposed sidewalk connects to proposed County streetscape improvements.
9. Ensure that the building does not conflict with easements.
Regarding recommendations on the plan as it relates to the guidelines:
1. Consider replacing the Ginkgo with a large shade tree with a broader canopy.
2. It is recommended that the sf of canopy specified for the Ginkgo be revised in the plant schedule.
• Regarding recommended conditions of initial plan approval:
Prior to Initial Plan approval
None
• Regarding conditions to be satisfied prior to issuance of a grading permit:
None
10
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
C0.0
Cover Sheet
8/26/2019
C 1.0
Notes and Details 1
8/26/2019
C1.1
Notes and Details 2
8/26/2019
C1.2
Notes and Details 3
8/26/2019
C 1.3
Notes and Details 4
8/26/2019
C2.0
Existing Conditions
8/26/2019
C2.1
Demolition Plan
8/26/2019
C4.0
Site Plan
8/26/2019
C5.0
Grading and Drainage Plan
8/26/2019
C5.1
Sight Distance Profiles
8/26/2019
C6.0
Stormwater Management Plan
8/26/2019
L1.0
Landscape Plan
8/26/2019
L1.0
Landscape Notes and Details
8/26/2019
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12
Figure 2: The view from Ivy Road (EQ.
13
Figure 4: The existing commercial building.
15
Figure S: Existing parking to the rear of the commercial building.
16
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19