HomeMy WebLinkAboutARB202000019 Staff Report 2020-03-16 (2)ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2020-19: 2415 Ivy Road Building Permit Review
Review Type
Preliminary review of a Building Permit
Parcel Identification
060000000025AO
Location
2415 Ivy Road near the intersection of Canterbury Road (Figure 1)
Zoned
Commercial (CI)/Entrance Corridor (EC)/Airport Impact Area (AIA)/Steep Slopes - Managed
Owner/Applicant
JPA Tower Investors, LLC/Clark Gathright
Magisterial District
Samuel Miller
Proposal
To renovate 10,000 sf of the street -facing end of the existing commercial building for retail use.
Context
2415 Ivy Road is part of a small group of buildings (including 2405, 2409 and 2411) originally constructed as a John
Deere dealership. This portion of Ivy Road is a mixture of commercial (Figure 4) and residential uses. A golf course
is to the southwest. The commercial buildings in the vicinity are one and two stories tall.
Visibility
The south, east and west sides of the building are clearly visible from the EC (Ivy Road). The building is 68' from the
right-of-way and 82' from the curb.
ARB Meeting Date
March 16, 2020
Staff Contact
Paty Saternye
PROJECT HISTORY
The existing buildings on the site were built in 1950, prior to the creation of the Entrance Corridor (EC) overlay district, as a John Deere dealership. The
ARB has reviewed a number of sign applications for this property since 1990 and reviewed the initial site plan on January 21, 2020.
DATE
APPLICATION/REVIEW TYPE
RESULT
1/21/2020
ARB-2019-123: Ivy Road Commercial, Initial Site
Development Plan review
ARB meeting & review comments.
3/16/2020
ARB-20120-19: 2415 Ivy Road, Building Permit plan
The ARB will review this building permit plan.
REF
GUIDELINE
ISSUE
RECOMMENDATION
Structure design
1
The goal of the regulation of the design of development
The applicant proposes to alter the street -facing
Provide color samples for
within the designated Entrance Corridors is to insure that
end of the building, including the facade and the
the metal canopy and the
new development within the corridors reflects the
southern ends of the east and west side elevations
metal parapet cap.
traditional architecture of the area. Therefore, it is the
(Figure 2).
purpose of ARB review and of these Guidelines, that
Revise the wall section to
proposed development within the designated Entrance
The proposed facade alterations include removing
clearly delineate the
Corridors reflect elements of design characteristic of the
the original windows and doors and a portion of
material utilized in each
significant historical landmarks, buildings, and structures
the brick veneer, and establishing storefronts with
portion of the wall.
of the Charlottesville and Albemarle area, and to promote
some pilasters, a sign band, and a canopy, and
orderly and attractive development within these corridors.
establishing a corner bay. The altered walls are
Revise the design to reflect
Applicants should note that replication of historic structures
proposed to be beige stucco and painted brick.
the original materials and
is neither required nor desired.
The new storefront doors and windows, the new
metal canopy on the front, and a fabric awning on
industrial character of the
building.
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these sites as
the side are proposed to be dark green. The
ensembles of buildings, land, and vegetation. In order to
parapet would be extended vertically to conceal
accomplish the integration of buildings, land, and
the new rooftop equipment.
vegetation characteristic of these sites, the Guidelines
require attention to four primary factors: compatibility with
The red brick veneer of the existing building is a
significant historic sites in the area; the character of the
predominant feature in many of the historic
Entrance Corridor; site development and layout; and
landmarks of the area (Figure 3). Although no
landscaping.
alteration is planned for the warehouse portion of
the building, to the north, painting the brick on the
3
New structures and substantial additions to existing
structures should respect the traditions of the architecture
front portion of the building eliminates this
of historically significant buildings in the Charlottesville
connection and transforms a building with a
and Albemarle area. Photographs of historic buildings in
traditional industrial character into a
the area, as well as drawings of architectural features,
contemporary strip shopping center. A renovation
which provide important examples of this tradition are
that maintains some of the industrial character of
contained in Appendix A.
the building would be more appropriate.
4
The examples contained in Appendix A should be used as a
guide for building design: the standard of compatibility
Although the proposal does not reflect the
with the area's historic structures is not intended to impose
characteristics of the significant historic sites of
a rigid design solution for new development. Replication of
the area, the painted brick, awnings, canopy, and
the design of the important historic sites in the area is
storefront are alterations found in other
neither intended nor desired. The Guideline's standard of
commercial buildings in the immediate vicinity,
compatibility can be met through building scale, materials,
though much of this did not require ARB approval
and forms which may be embodied in architecture which is
(Figure 4).
contemporary as well as traditional. The Guidelines allow
individuality in design to accommodate varying tastes as
Samples of the fabric awning and the storefront
well asspecial functional requirements.
system have been submitted but color samples for
the metal canopy and the metal parapet cap have
9
Building forms and features, including roofs, windows,
doors, materials, colors and textures should be compatible
not been provided. Also, the wall section does not
with the forms and features of the significant historic
clearly delineate the material for each part of the
buildings in the area, exemplified by (but not limited to) the
wall.
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
The standard window glass note is not provided
Revise the plan to include
tinted or highly reflective. Window glass in the Entrance
on the plan.
the standard window glass
Corridors should meet the following criteria: Visible light
note and ensure that the
transmittance (VLT) shall not drop below 40%. Visible
proposed windows meet
light reflectance VLR shall not exceed 30%.
this requirement.
Specifications on the proposed window glass should be
submitted with the applicationfiorfinal review.
5
It is also an important objective of the Guidelines to
The majority of the buildings in the area predate
See comments in #9.
establish a pattern of compatible architectural
the establishment of the Ivy Road EC (Figure 4);
characteristics throughout the Entrance Corridor in order to
some may not meet the requirements of the EC
achieve unity and coherence. Building designs should
guidelines.
demonstrate sensitivity to other nearby structures within the
Entrance Corridor. Where a designated corridor is
The proposed alterations utilize stucco, painted
substantially developed, these Guidelines require striking a
brick, metal canopies and fabric awnings which
careful balance between harmonizing new development
are design features of buildings in the immediate
with the existing character of the corridor and achieving
vicinity, but (with the exception of the metal
compatibility with the significant historic sites in the area.
canopies) the changes are not consistent with the
industrial character of the original building.
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.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
The exhibits showing the visibility of the rooftop
Revise the mechanical
into the overall plan of development and shall, to the extent
mechanical equipment are not coordinated in
equipment exhibits to be to
possible, be compatible with the building designs used on
terms of scale and dimensions. The line of sight
scale, utilize all of the same
the site.
is shown from the nearest edge of the right -of-
way.
measurements, show the
anticipated maximum
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting, these
height of the HVAC units,
features will still have a negative visual impact on the
The view of the proposed rooftop mechanical
have the line of sight from
Entrance Corridor street, screening should be provided to
equipment from the west and east along the EC is
the farthest edge of the
eliminate visibility.
not considered. The proposed parapet extends
right-of-way, and provide
a. Loading areas, b. Service areas, c. Refuse areas, d.
along the west side of the building for the full
views from the west and
Storage areas, e. Mechanical equipment, £ Above -ground
depth of the area where the HVAC units are
east along the EC.
utilities, and g. Chain link fence, barbed wire, razor wire,
proposed, but the proposed parapet on the east
and similar security fencing devices.
side of the building does not extend as far back as
the proposed HVAC unit(s).
Ensure that the reduced
depth of the new parapet
19
Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
extension on the east side of
consist of: a. Walls, b. Plantings, and c. Fencing.
The height of the illustrated HVAC unit is 6', but
this not specified as a maximum.
the building will completely
screen the proposed HVAC
21
The following note should be added to the site plan and the
architectural plan: "Visibility of all mechanical equipment
units from the EC.
from the Entrance Corridor shall be eliminated."
One of the existing rooftop mechanical units is
currently visible from the EC (Figure 5). The
drawings do not indicate that it is to be
Include in the plan whether
demolished, and it is not clear that the proposed
the existing rooftop
parapet extension will screen this existing HVAC
mechanical unit near the
from the EC.
south end of the building
will remain. If it is to
The mechanical equipment visibility note is not
remain, revise the Roof
provided on the plan.
Plan and Line of Sight of
Mechanical Equipment
exhibit to show the unit and
ensure that it will no longer
be visible from the EC.
Provide the mechanical
equipment visibility note.
20
Surface runoff structures and detention ponds should be
Runoff structures, detention ponds and grading
None.
designed to fit into the natural topography to avoid the need
have been reviewed as part of the site plan review
for screening. When visible from the Entrance Corridor
process.
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.
Lighting
22
Light should be contained on the site and not spill over
No property lines are shown on the two Canopy
Revise the Canopy
onto adjacent properties or streets;
Photometric Plan sheets. Spillover onto the street
Photometric Plan sheets to
cannot be determined.
show the right-of-way line.
Lumens for the light fixtures are specified as
Ensure that spillover from
the luminaires does not
23
Light should be shielded, recessed or flush -mounted to
eliminate glare. All fixtures with lamps emitting 3000
being below 3,000.
exceed 0.5 footcandles at
lumens or more must be full cutoff fixtures.
The wall section suggests that the face of the
the road right-of-way.
24
Light levels exceeding 30 footcandles are not
appropriate for display lots in the Entrance Corridors.
metal canopy shields the LED strip light.
Revise the photometric plan
However, the photometric plan shows significant
to consider any shielding by
Lower light levels will apply to most other uses in the
illumination at ground level beyond the canopy.
the face of the canopy.
Entrance Corridors.
This needs clarification.
See recommendation 9
25
Light should have the appearance of white light with a
warm soft low; however, a consistent appearance
above.
throughout a site or development is required.
The Luminaire Schedule specifies a Light Loss
Consequently, if existing lamps that emit non -white
Factor (LLF) of 0.900. To meet county
Revise the Canopy
light are to remain, new lamps may be required to
requirements, the LLF must be 1.0.
Photometric Plan using a
match them.
The cut sheet for the strip LED light specifies
Light Loss Factor of 1.0 and
note this on the plan.
26
Dark brown, dark bronze, or black are appropriate colors
for free-standing pole mounted light fixtures in the
4,000K, which would be a cool white light.
Entrance Corridors.
The standard lighting note is not provided on the
Canopy Photometric Plan.
Revise the Canopy
Photometric Plan to specify
a warm white light, which
27
The height and scale of freestanding, pole -mounted light
fixtures should be compatible with the height and scale
would be between 2,700 to
of the buildings and the sites they are illuminating, and
No freestanding light poles are proposed.
3,000K.
with the use of the site. Typically, the height of
freestanding pole -mounted light fixtures in the Entrance
Revise the Canopy
Corridors should not exceed 20 feet, including the base.
Photometric Plan to include
Fixtures that exceed 20 feet in height will typically
the standard lighting note.
require additional screening to achieve an appropriate
appearance from the Entrance Corridor.
28
In determining the appropriateness of lighting fixtures
for the Entrance Corridors, the individual context of
the site will be taken into consideration on a case by
case basis.
29
The following note should be included on the lighting
plan: "Each outdoor luminaire equipped with a lamp
that emits 3,000 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
No decorative lighting has been proposed.
None.
31
Lighting
7, 8
&
32-
38
Landscaping
No landscaping has been proposed with the
Building Permit submission.
None.
6 &
Development pattern and site grading
Site layout and grading were reviewed with the
In the next ARB submittal
39-
Initial Site Plan. The applicant's next ARB
provide both site and
43
submittal should be a combined site and
architectural drawings.
architectural submittal.
Signs
The architectural drawings show that the
Submit a comprehensive
renovated building will house multiple tenants. A
sign plan for review with
comprehensive sign plan is required for multi-
the next site/architectural
tenant buildings. Approval of a comprehensive
submittal. Note that ARB
sign plan is required prior to final ARB approval.
approval of a
comprehensive sign plan is
required for multi -tenant
buildings with the final site
plan.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Visibility of proposed and existing rooftop mechanical equipment.
2. Proposed architectural design, materials and colors.
3. Photometric Plan
4. Sequence of site and building changes.
Staff recommends the following changes to the architectural design:
1. Provide color samples for the metal canopy and the metal parapet cap.
2. Revise the wall section to clearly delineate the material utilized in each portion of the wall.
3. Revise the design to reflect the original materials and industrial character of the building.
4. Revise the plan to include the standard window glass note and ensure that the proposed windows meet this requirement: "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. "
5. Revise the mechanical equipment exhibits to be to scale, utilize all of the same measurements, show the anticipated maximum height of the
HVAC units, have the line of sight from the farthest edge of the right-of-way, and provide views from the west and east along the EC.
6. Ensure that the reduced depth of the new parapet extension on the east side of the building will completely screen the proposed HVAC units
from the EC.
7. Include in the plan whether the existing rooftop mechanical unit near the south end of the building will remain. If it is to remain, revise the Roof
Plan and Line of Sight of Mechanical Equipment exhibit to show the unit and ensure that it will no longer be visible from the EC.
8. Provide the mechanical equipment visibility note: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
9. Revise the Canopy Photometric Plan sheets to show the right-of-way line. Ensure that spillover from the luminaires does not exceed 0.5
footcandles at the road right-of-way.
10. Revise the photometric plan to consider any shielding by the face of the canopy.
11. Revise the Canopy Photometric Plan using a Light Loss Factor of 1.0 and note this on the plan.
12. Revise the Canopy Photometric Plan to specify a warm white light, which would be between 2,700 to 3,000K.
13. Revise the Canopy Photometric Plan to include the standard lighting note.
14. In the next ARB submittal provide both site and architectural drawings.
15. Submit a comprehensive sign plan for review with the next site/architectural submittal. Note that ARB approval of a comprehensive sign plan is
required for multi -tenant buildings with the final site plan.
ATTACHMENTS
Applicant's submittal items:
1: ARB Booklet
2: Canopy Photometric Plan
3: Photometric cut sheets #1
4: Photometric cut sheets #2
5: Scan of samples
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
1
Cover Sheet — Description & Compatibility
2/27/2020
2
Vicinity Map & Site Plan
2/27/2020
3
Rendered Elevations Front, West & East
2/27/2020
4
Existing Building Photos
2/27/2020
5
Photos of Building to East
2/27/2020
6
Original South and East (labeled as south) Elevations
2/27/2020
7
Original West Elevations South and East
2/27/2020
8
Overall Existing Floor Plan
2/27/2020
9
Retail Area Floor Plan
2/27/2020
10
Detail Elevation west side of front
2/27/2020
11
Detail Elevation (east side of front)
2/27/2020
12
West Elevation
2/27/2020
13
East Elevation
2/27/2020
14
Roof Plan
2/27/2020
15
Wall Section
2/27/2020
16
Line of Sight of Mech. Equipment
2/27/2020
Canopy Photometric Plan — West Side
2/18/2020
Canopy Photometric Plan — East Side
2/18/2020
QTran LED Tela Extrusion Manufacturer's Cut Sheet
2/18/2020
Material Samples: Sunbrella Awning/Marine Solids —Ivy; YKK UC 109881 Storefront
sample - Hartford Green
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Figure]: Vicinity map.
10
7
Figure 2 The W£»f om the Ivy Road EC fan northeast (o# top) and northwest (on bottom).
11
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