HomeMy WebLinkAboutARB202000022 Staff Report 2020-05-07Project #/Name
ARB-2020-22: D.S. Tavern Preliminary Site Plan
Review Type
Preliminary review of a Site Development Plan and architectural design
Parcel Identification
059000000015A0
Location
3449 Ivy Road
Zoned
C 1 Commercial/Rural Area, Entrance Corridor (EC)
Owner/Applicant
Ivy Road RE LLC/FGS Design, LLC. (Catherine Carter Davis)
Magisterial District
Samuel Miller
Proposal
To renovate the historic DS Tavern, including demolishing existing additions and replacing them with new additions
as well as associated site improvements on approximately 2.02 acres.
Context
The subject property is located along the south side of Route 250 surrounded by primarily Rural Area zoned
residential parcels with commercial parcels to the west and adjacent to the east (59-15A1).
Visibility
The proposed development will be readily visible from the Entrance Corridor.
ARB Meeting Date
Rescheduled from March 16, 2020 to May 11, 2020
Staff Contact
Khris Taggart
Figure 1: Google image (left) showing property along the Entrance Corridor and County GIS map (right) highlighting subject property.
PROJECT HISTORY
The ARB has reviewed no previous proposals for this site. A pre -application plan was submitted on December 20, 2019 in which Design Planning
comments were provided. The site plan includes two parcels — 59-15A and 59-15A1. Changes are only proposed to the parcel on which the D.S. Tavern
is located — 59-15A. Consequently, this review does not address 59-15A1.
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
GENERAL GUIDELINES
Compatibility with significant historic sites and the
character of the Entrance Corridor:
1
The goal of the regulation of the design of development
D.S. Tavern is a historically significant
Revise the design of the
within the designated Entrance Corridors is to ensure that
landmark within the Charlottesville and
hyphen to demonstrate
new development within the corridors reflects the
Albemarle area. It is listed in both the
sensitivity to the adjacent
traditional architecture of the area. Therefore, it is the
Virginia Landmarks Register (VLR) and the
historic structures with a
purpose of ARB review and of these Guidelines, that
National Register of Historic Places (NRHP)
smaller form and
proposed development within the designated Entrance
(see attachment). It is one of the few
appropriate detailing.
Corridors reflect elements of design characteristic of the
remaining taverns in Albemarle County.
significant historical landmarks, buildings, and structures
of the Charlottesville and Albemarle area, and to promote
orderly and attractive development within these corridors.
Applicants should note that replication of historic structures
is neither required nor desired.
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
The two-story main structure and the eastern
a guide for building design: the standard of compatibility
one-story kitchen are historic. Currently,
with the area's historic structures is not intended to
there is a one-story hyphen that connects the
impose a rigid design solution for new development.
main structure to the kitchen and a one-story
Replication of the design of the important historic sites in
addition on the rear of the main structure.
the area is neither intended nor desired. The Guideline's
The proposal includes the demolition of
standard of compatibility can be met through building
these additions and the construction of a new
scale, materials, and forms which may be embodied in
one-story hyphen and a two-story addition on
architecture which is contemporary as well as traditional.
the rear (south side) of the main structure. As
The Guidelines allow individuality in design to
currently illustrated, with its porch and its
accommodate varying tastes as well as special functional
height between that of the adjacent historic
requirements.
structures, the new hyphen suggests an
inaccurate historic evolution of the building
5
It is also an important objective of the Guidelines to
establish a pattern of compatible architectural
(i.e., it was built after the two-story tavern
characteristics throughout the Entrance Corridor in order
but before the one-story kitchen). This is not
to achieve unity and coherence. Building designs should
an appropriate treatment as it does not
demonstrate sensitivity to other nearby structures within
demonstrate a level of sensitivity to the
the Entrance Corridor. Where a designated corridor is
adjacent historic structures. (The Virginia
substantially developed, these Guidelines require striking
Department of Historic Resources (VDHR)
a careful balance between harmonizing new development
concurs with this finding and warns of the
with the existing character of the corridor and achieving
potential for de -listing due to inappropriate
compatibility with the significant historic sites in the area.
renovations.) In this case, compatibility can
be achieved with a smaller form and
9
Building forms and features, including roofs, windows,
doors, materials, colors and textures should be compatible
eliminating the porch. The two-story rear
with the forms and features of the significant historic
addition may have some compatibility issues
buildings in the area, exemplified by (but not limited to)
as well, but it is not expected to be visible
the buildings described in Appendix A [of the design
from the Entrance Corridor (EC) street, so
guidelines]. The standard of compatibility can be met
that compatibility issue is not addressed here.
through scale, materials, and forms which may be
embodied in architecture which is contemporary as well as
traditional. The replication of important historic sites in
Albemarle County is not the objective of these guidelines.
10
Buildings should relate to their site and the surrounding
The proposed hyphen exhibits human scale,
context of buildings.
but its size and form create a false
relationship to the adjacent historic
11
The overall design of buildings should have human scale.
Scale should be integral to the building and site design.
buildings. See comments under 1-9.
12
Architecture proposed within the Entrance Corridor
should use forms, shapes, scale, and materials to create a
cohesive whole.
13
Any appearance of "blankness" resulting from building
There is no "blankness" resulting from
None at this time.
design should be relieved using design detail or
building design in the proposed additions.
ve etation, or both.
14
Arcades, colonnades, or other architectural connecting
An updated hyphen is being used to connect
None.
devices should be used to unify groups of buildings within
the two historic buildings.
a development.
15
Trademark buildings and related features should be
The proposed hyphen does not reflect any
None.
modified to meet the requirements of the Guidelines.
trademark design.
16
Window glass in the Entrance Corridors should not be
Notes on the drawings indicate that new
None.
highly tinted or highly reflective. Window glass in the
windows are to match existing, which are not
Entrance Corridors should meet the following criteria:
tinted.
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.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
The site plan does not indicate where the
Indicate on the site plan
into the overall plan of development and shall, to the
ground mounted equipment will be located.
the locations of all
extent possible, be compatible with the building designs
The narrative included with the submittal
ground mounted
used on the site.
indicates that the ground mounted equipment
will be shielded by the building. The location
equipment.
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting,
of the ground mounted equipment needs to
these features will still have a negative visual impact on the
be shown on the site plan.
Entrance Corridor street, screening should be provided to
eliminate visibility. a. Loading areas, b. Service areas, c.
Refuse areas, d. Storage areas, e. Mechanical equipment,
f. Above -ground utilities, and g. Chain link fence, barbed
wire, razor wire, and similar security fencing devices.
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
The note is present on the site plan; however,
Add the standard
architectural plan: "Visibility of all mechanical equipment
it is not present on the architectural plan.
mechanical equipment
from the Entrance Corridor shall be eliminated."
note to the architectural
plan.
20
Surface runoff structures and detention ponds should be
There are no proposed stormwater facilities
None.
designed to fit into the natural topography to avoid the need
with this project.
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.
Lighting
22
Light should be contained on the site and not spill over
There is no photometric plan included with
Provide photometric
onto adjacent properties or streets;
the site plan. However, if the proposed
fixtures will be fitted with 60-watt
diagrams for the light
fixtures.
23
Light should be shielded, recessed or flush -mounted to
eliminate glare. All fixtures with lamps emitting 3000
incandescent bulbs (as is indicated for two of
lumens or more must be full cutoff fixtures.
the fixtures), neither excessive spillover nor
over -illumination are expected. Photometric
24
Light levels exceeding 30 foot-candles are not appropriate
for display lots in the Entrance Corridors. Lower light
diagrams for the fixtures, as opposed to a full
levels will apply to most other uses in the Entrance
photometric plan, may be sufficient.
Corridors.
25
Light should have the appearance of white light with a
The manufacturer's cut sheets that were
Provide manufacturer's
warm soft glow; however, a consistent appearance
provided do not consistently indicate
cut sheets that indicate
throughout a site or development is required.
illumination type, intensity, or color.
lamp type, wattage, and
Consequently, if existing lamps that emit non -white light
color temperature for
are to remain, new lamps may be required to match them.
each proposed fixture.
26
Dark brown, dark bronze, or black are appropriate colors
There are no freestanding pole mounted light
None.
for free-standing pole mounted light fixtures in the
fixtures proposed in the site plan. The
Entrance Corridors.
proposed exterior building light fixtures are
dark bronze/copper and are appropriate for
27
The height and scale of freestanding, pole -mounted light
fixtures should be compatible with the height and scale of
the historic character of the building.
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 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
There is no lighting plan included with this
Provide photometric
plan: "Each outdoor luminaire equipped with a lamp that
submission.
diagrams for the light
emits 3,000 or more initial lumens shall be a full cutoff
fixtures.
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 foot-candle."
Guidelines or the Use o Decorative Landscape Lighting
30
Light used for decorative effect shall:
The documents included with the submittal
Provide manufacturer's
a. be compatible with the character of the Entrance
indicate that lighting is proposed to
cut sheets for the
Corridor. Compatibility of exterior lighting and lighting
illuminate a proposed sign and an existing
proposed landscape
fixtures is assessed in terms of design, use, size, scale,
yellow poplar tree. No information has been
lighting and note the
color, and brightness.
provided regarding these fixtures. New
location of the fixture in
b. impact only the immediate site. The effect of the
lighting for signage will need to be included
the plans.
illumination should not be discernible from distances
in a sign application.
along the Entrance Corridor.
Provide notes on the plan
indicating that the
31
Where used for decorative effect, outdoor light fixtures
shall:
landscape lighting meets
a. be equipped with automatic timing devices and shall be
the timing, glare, cutoff,
extinguished between the hours of 11:00 p.m. and dawn.
intensity, and color
b. be shielded and focused to eliminate glare. Glare
requirements.
control shall be achieved primarily through the use of such
means as cutoff fixtures, shields and baffles, and
appropriate application of mounting height, wattage,
aiming angle, fixture placement, etc.
c. be cutoff luminaires, aimed so as not to project their
output beyond the objects intended to be illuminated; or
non -cutoff luminaires, equipped with glare shields, visors,
barn doors, and/or other similar shielding accessories as
required to meet the following criteria: Light distribution
from all lighting installations shall be cut-off at all angles
beyond those required to restrict direct illumination to
within the perimeter of the landscape feature being
illuminated.
d. never exceed 3,000 lumens. Further restrictions on
lumens may be imposed by the ARB.
e. not be modified to reflect seasonal colors.
f. be of a number that is compatible with the scale of the
object and the development to be illuminated, such that
the light emitted will not over -illuminate or overpower the
site, as determined by the ARB.
Landscaping
7
The requirements of the Guidelines regarding landscaping
The property includes a small lawn that
Consider replacing the
are intended to reflect the landscaping characteristic of
separates the street from the parking. The
row of shrubs along the
many of the area's significant historic sites which is
lawn includes a number of trees to remain.
frontage with a more
characterized by large shade trees and lawns. Landscaping
informal planting
should promote visual order within the Entrance Corridor
Street frontage along this stretch of the EC is
consistent with the nearby
and help to integrate buildings into the existing
characterized primarily by a mix of trees in
context.
environment of the corridor.
natural informal arrangements. (The
commercial property to the west is an
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials that
exception). Visual order and continuity
share similar characteristics. Such common elements
would be promoted by maintaining the
allow for more flexibility in the design of structures
informal planting found in the surrounding
because common landscape features will help to
context.
harmonize the appearance of development as seen from
the street upon which the Corridor is centered.
32
Landscaping along the frontage of Entrance Corridor
Two large (34" and 14" caliper), mature trees
streets should include the following:
currently stand in the lawn area and are to
a. Large shade trees should be planted parallel to the
remain on site. They are spaced
Entrance Corridor Street. Such trees should be at least 3%
approximately 65' apart and one of them is
inches caliper (measured 6 inches above the ground) and
located in the Route 250 right-of-way. No
should be of a plant species common to the area. Such
additional trees are proposed. Although an
trees should be located at least every 35 feet on center.
informal arrangement of trees is preferred to
b. Flowering ornamental trees of a species common to the
a regular -spaced row of trees in this case,
area should be interspersed among the trees required by the
additional trees in the lawn area would be
preceding paragraph. The ornamental trees need not
consistent with nearby properties. However,
alternate one for one with the large shade trees. They may be
existing overhead electric lines and septic
planted among the large shade trees in a less regular spacing
lines below limit planting area for trees. A
pattern.
row of screening shrubs is proposed along
c. In situations where appropriate, a three or four board
the frontage. This formal row of shrubs is not
fence or low stone wall, typical of the area, should align
entirely consistent with the surroundings.
the frontage of the Entrance Corridor street.
d. An area of sufficient width to accommodate the
Existing flowering ornamental trees are
foregoing plantings and fencing should be reserved
located in the western part of the lawn and
parallel to the Entrance Corridor street, and exclusive of
are proposed to remain. While they are not
road right-of-way and utility easements.
planted parallel to the EC, they contribute to
an informal planting that is typical of the
nearby context.
33
Landscaping along interior roads:
The interior road is located on the adjoining
None.
a. Large trees should be planted parallel to all interior
parcel (TMP 59-15A1).
roads. Such trees should be at least 2%2 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 paver walkway is proposed between the
None.
a. Medium trees should be planted parallel to all interior
parking and the building, with connections to
pedestrian ways. Such trees should be at least 2%2 inches
the house located to the west and to the rear
caliper (measured six inches above the ground) and should
addition. A tree is located at the west end of
be of a species common to the area. Such trees should be
the walkway.
located at least every 25 feet on center.
35
Landscaping of parking areas:
Based off the number of parking spaces
Provide a complete
a. Large trees should align the perimeter of parking areas,
provided (13), one interior tree is required
planting schedule in the
located 40 feet on center. Trees should be planted in the
and proposed.
site plan.
interior of parking areas at the rate of one tree for every 10
parking spaces provided and should be evenly distributed
There is no planting schedule included with
throughout the interior of the parking area.
the site plan.
b. Trees required by the preceding paragraph should
measure 2'/z inches caliper (measured six inches above the
A row of shrubs is proposed parallel to the
ground); should be evenly spaced; and should be of a
parking area to screen the vehicles from the
species common to the area. Such trees should be planted
street. No planting schedule has been
in planters or medians sufficiently large to maintain the
provided; consequently, shrub height cannot
health of the tree and shall be protected by curbing.
be determined.
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 hedge is proposed along the fagade of the
Provide a complete
a. Trees or other vegetation should be planted along the
building; however, size and type have not
planting schedule in the
front of long buildings as necessary to soften the
been provided. Consequently, compatibility
site plan.
appearance of exterior walls. The spacing, size, and type
cannot be determined at this time.
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:
There is no planting schedule provided with
a. Plantspecies required should be as approved by the
the site plan.
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 not present on the landscaping
Add the standard plant
The following note should be added to the landscape plan:
plan.
health note to the
"All site plantings of trees and shrubs shall be allowed to
landscaping plan.
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
lant."
Site Development and layout
Development pattern
6
Site development should be sensitive to the existing
The site has already been developed. Trees
None.
natural landscape and should contribute to the creation of
standing behind the tavern and related
an organized development plan. This may be
structures are to remain.
accomplished, to the extent practical, by preserving the
trees and rolling terrain typical of the area; planting new
trees along streets and pedestrian ways and choosing
species that reflect native forest elements; insuring that
any grading will blend into the surrounding topography
thereby creating a continuous landscape; preserving, to the
extent practical, existing significant river and stream
valleys which may be located on the site and integrating
these features into the design of surrounding development;
and limiting the building mass and height to a scale that
does not overpower the natural settings of the site, or the
Entrance Corridor.
39
The relationship of buildings and other structures to the
The basic layout of roads and paths will not
Revise the plans to
Entrance Corridor street and to other development within
change with this proposal. This part of Rt.
clearly identify all trees
the corridor should be as follows:
250 has no sidewalks. The entrance to the
to remain.
a. An organized pattern of roads, service lanes, bike paths,
site from Rt. 250 also provides access to the
and pedestrian walks should guide the layout of the site.
adjacent parcel to the east. The wooded area
b. In general, buildings fronting the Entrance Corridor
at the back of the site connects with wooded
street should be parallel to the street. Building groupings
areas on adjacent parcels.
should be arranged to parallel the Entrance Corridor street.
c. Provisions should be made for connections to adjacent
The existing buildings are set at a slight
pedestrian and vehicular circulation systems.
angle to the EC street. The proposed
d. Open saces should be tied into surrounding areas to
additions will maintain this orientation.
10
provide continuity within the Entrance Corridor.
e. If significant natural features exist on the site (including
Several trees at the front of the site are
creek valleys, steep slopes, significant trees or rock
identified as to remain. However, many of
outcroppings), to the extent practical, then such natural
these features are not shown as preserved on
features should be reflected in the site layout. If the
the landscape plan.
provisions of Section 32.5.2.n of the Albemarle County
Zoning Ordinance apply, then improvements required by
There is an existing row of shrubs along the
Revise the plans to
that section should be located so as to maximize the use of
west side of the parcel that is not clearly
identify the existing row
existing features in screening such improvements from
identified on the existing conditions or
of shrubs along the west
Entrance Corridor streets.
landscape plans. (Screening is required there
side of the parcel on the
f. The placement of structures on the site should respect
to buffer the commercial use from the
existing conditions plan
existing views and vistas on and around the site.
adjacent Rural Areas zoning.)
and identify it as to
remain on the landscape
The placement of the additions respects the
plan.
existing views and vistas on and around the
site.
Site Grading
40
Site grading should maintain the basic relationship of the
There are no changes proposed to the
None.
site to surrounding conditions by limiting the use of
existing site grading.
retaining walls and by shaping the terrain through the use of
smooth, rounded landforms 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
Adequate tree protection fencing is shown on
Show the tree protection
drip line of any trees or other existing features designated
the grading/erosion and sediment control
fencing on the landscape
for preservation in the final Certificate of Appropriateness.
plan; however, it does not carry over to the
plan.
Adequate tree protection fencing should be shown on, and
landscape plan.
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. The landscaping along the EC.
2. The architectural compatibility of the "hyphen" with the historic buildings.
Staff recommends the following revisions:
1. Revise the design of the hyphen to demonstrate sensitivity to the adjacent historic structures with a smaller form and appropriate detailing.
2. Indicate on the site plan the locations of all ground mounted equipment.
3. Add the standard mechanical equipment note to the architectural plan.
4. Provide photometric diagrams for the light fixtures.
5. Provide manufacturer's cut sheets that indicate lamp type, wattage, and color temperature for each proposed fixture.
6. Provide photometric diagrams for the light fixtures.
7. Provide manufacturer's cut sheets for the proposed landscape lighting and note the location of the fixture in the plans.
8. Provide notes on the plan indicating that the landscape lighting meets the timing, glare, cutoff, intensity, and color requirements.
9. Consider replacing the row of shrubs along the frontage with a more informal planting consistent with the nearby context.
10. Provide a complete planting schedule in the site plan.
11. Add the standard plant health note to the landscaping plan.
12. Revise the plans to clearly identify all trees to remain.
13. Revise the plans to identify the existing row of shrubs along the west side of the parcel on the existing conditions plan and identify it as to remain
on the landscape plan.
14. Show the tree protection fencing on the landscape plan.
12
TABLE A This report is based on the following submittal items:
Site Plan
Sheet #
Drawing Name
Drawing Date/Revision Date
C-01
Title Sheet
2/3/20
C-02
General Notes
2/3/20
C-03
Existing Conditions
2/3/20
C-04
Overall Site Plan
2/3/20
C-04 A
Landscaping Plan
2/3/20
C-05
Grading / E&SC Plan
2/3/20
C-06
Construction Details
2/3/20
C-07
Landscaping Details
2/3/20
Architectural Plan
Sheet #
Drawing Name
Drawing Date/Revision Date
SP100
Existing Site Plan
2/28/20
SP101
Proposed Site Plan
2/28/20
A101.0
Existing First Floor Plan
2/28/20
A102.0
Existing Second Floor Plan
2/28/20
A103.0
Proposed First Floor Plan
2/28/20
A104.0
Proposed Second Floor Plan
2/28/20
A105.0
Roof Plan
2/28/20
A200.0
Existing Elevations
2/28/20
A201.0
Existing Elevations
2/28/20
A202.0
Proposed Elevations
2/28/20
A203.0
Proposed Elevations
2/28/20
A204.0
Building Sections
2/28/20
A205.0
Building Sections
2/28/20
A600.0
Proposed Elevation Material Keys
2/28/20
A601.0
Proposed Elevation Material Keys
2/28/20
Perspective #1
2/28/20
Perspective #2
2/28/20
Perspective #3
2/28/20
Perspective #4
2/28/20
Perspective #5
2/28/20
13
Figure 2: Landscaping Plan.
14
0 PROPOSED NORTH ELEVATION
Figure 3: Proposed North Elevation.
15
Figure 4: Perspective #3.
16
F.110 KTIN:1YIDOKy
1. D.S. Tavern National Register Nomination
Applicant's Submittal
2. Renovation Proposal
3. Site Plan and Architectural Drawings
17