HomeMy WebLinkAboutARB202000056 Staff Report 2020-06-11ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2020-56: Stonefield DI
Review Type
Final Site Plan
Parcel Identification
061 WO-03-00-019AO
Location
The site is bounded by Hydraulic Road, Bond Street, Inglewood Drive and District Avenue
Zoned
Neighborhood Model District (NMD)/Entrance Corridor (EC)
Owner/Applicant
OCT Stonefield Property Owner LLC/Mitchell Mathews (Alan Wong)
Magisterial District
Jack Jouett
Proposal
To construct an apartment building with associated site improvements.
Context
The site is located within the Stonefield mixed -use development. Nearby buildings have been approved with heights above 5 stories. These include the Hyatt Place Hotel
to the north at 6 stories, the Hyatt House hotel to the northeast at 6 stories (not yet constructed), and a mixed -use building at Bond and Inglewood to the northwest at 6
stories (not yet constructed). The Regal movie theater is to the southeast. Townhouses are to the west.
Visibility
The apartment building will be readily visible from the Hydraulic Road Entrance Corridor and the upper stories of the building will be visible from a distance on the Rt.
29 Entrance Corridor.
ARB Meeting Date
June 15, 2020
Staff Contact
Margaret Maliszewski
PROJECT HISTORY/CHANGES TO THE PROPOSAL
The ARB completed a preliminary review of this proposal on December 16, 2019. Comments made at that meeting are included in the Analysis section of this report and a few images from that proposal
are included at the end of this report. Significant changes have been made to the architectural elevation facing the Hydraulic Road Entrance Corridor and additional detail has been provided on proposed
landscaping and lighting.
REF
GUIDELINE
12/16/2019 ARB
ISSUE
RECOMMENDATION
RECOMMENDATION
GENERAL GUIDELINES
Purpose, Compatibility with significant historic sites, Structure design
1
The goal of the regulation of the design of development within the designated
Provide for review samples
Building material samples have been provided
Identify specific colors
Entrance Corridors is to insure that new development within the corridors reflects
of the proposed materials
for review. (See list at end of report.)
for each proposed
the traditional architecture of the area. Therefore, it is the purpose of ARB review
and colors.
Proposed materials include red brick, fiber
material.
and of these Guidelines, that proposed development within the designated
cement lap siding, a reveal panel system,
Entrance Corridors reflect elements of design characteristic of the significant
Revise the Hydraulic Road
metal louvers and metal guardrail. Siding and
Identify the material and
historical landmarks, buildings, and structures of the Charlottesville and
elevation to present more of
panel colors range from sand/tan to
color of the site walls
Albemarle area, and to promote orderly and attractive development within these
a "primary fagade"
gray/bronze. The range appears appropriate,
shown in the elevation
corridors. Applicants should note that replication of historic structures is neither
appearance in line with the
but identification of specific colors is needed
drawings.
required nor desired.
materials, balance and use
of hierarchy displayed in
to confirm compatibility. Color line drawing
elevations have been provided with material
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
the Bond Street elevation.
identification. As illustrated, the materials
accomplish the integration of buildings, land, and vegetation characteristic of
Consider adjusting the
appear to be appropriate.
these sites, the Guidelines require attention to four primary factors: compatibility
District and Inglewood
with significant historic sites in the area; the character of the Entrance Corridor;
elevations to reduce
The Hydraulic Road elevation has been
site development and layout; and landscaping.
perceived length, expanse
and repetition.
revised to appear more like a primary fagade,
consistent with the Bond Street elevation. The
3
New structures and substantial additions to existing structures should respect the
traditions of the architecture of historically significant buildings in the
continuous elevation along Hydraulic has
Charlottesville and Albemarle area. Photographs of historic buildings in the area,
To better determine
been revised to two end wings with a central
as well as drawings of architectural features, which provide important examples
appropriateness of the
recessed courtyard. This breaks up the
of this tradition are contained in Appendix A.
proposed building height
along Hydraulic Road,
building mass, improves scale, and
emphasizes two balanced wings that
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
provide the following for
incorporate brick and cornice elements to
intended to impose a rigid design solution for new development. Replication of
review: more realistic
establish primacy and address the street.
the design of the important historic sites in the area is neither intended nor
representations of the
desired. The Guideline's standard of compatibility can be met through building
District and Hydraulic
Courtyard elevations are generally consistent
scale, materials, and forms which may be embodied in architecture which is
elevations.
with the District and Inglewood elevations.
contemporary as well as traditional. The Guidelines allow individuality in design
The applicant notes changes to some of the
to accommodate varying tastes as well asspecial functional requirements.
Provide for review the full
line drawing elevations in
balconies and related wall conditions on the
District and Inglewood elevations, but these
9
Building forms and features, including roofs, windows, doors, materials, colors
and textures should be compatible with the forms and features of the significant
color with material/color
changes are less noticeable than the changes
historic buildings in the area, exemplified by (but not limited to) the buildings
call -outs.
made along Hydraulic.
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
Revised color perspectives have been
architecture which is contemporary as well as traditional. The replication of
provided showing angled views at the
important historic sites in Albemarle County is not the objective of these
Hydraulic/District and Hydraulic/Inglewood
guidelines.
intersections. These show a 6- and 7-story
building whose mass is broken down by the
12
Architecture proposed within the Entrance Corridor should use forms, shapes,
scale, and materials to create a cohesive whole.
division into wings and building bays that step
forward and back, with balconies and a
5
It is also an important objective of the Guidelines to establish a pattern of
compatible architectural characteristics throughout the Entrance Corridor in order
variety of window groupings. The massing
to achieve unity and coherence. Building designs should demonstrate sensitivity
and detailing of the elevations appears
to other nearby structures within the Entrance Corridor. Where a designated
appropriate.
corridor is substantially developed, these Guidelines require striking a careful
balance between harmonizing new development with the existing character of the
Site walls are identified on the elevations, but
corridor and achieving compatibility with the significant historic sites in the area.
materials are not specified.
10
Buildings should relate to their site and the surrounding context of buildings.
11
The overall design of buildings should have human scale. Scale should be integral
Revise the EC frontage
The change in building massing to two wings
None.
to the building and site design.
landscaping to promote
on Hydraulic significantly improves the scale
human scale.
of the building as it is perceived from the
Entrance Corridor street.
Large shade trees and interspersed ornamental
trees are proposed along the EC frontage.
Shrubs and ground cover are proposed along
the building frontage.
As viewed on Hydraulic, maximum building
height is 74'. The proposed large shade trees
may not grow that tall, but combined with the
ornamental trees and shrubs, the layered
landscaping is expected to help establish a
comfortable human scale along the corridor.
13
Any appearance of "blankness" resulting from building design should be relieved
None.
Blankness is not a characteristic of the
None.
using design detail or vegetation, or both.
proposed design.
14
Arcades, colonnades, or other architectural connecting devices should be used to
None.
Connecting devices are not proposed and have
None.
unify groups of buildings within a development.
not been used in the development to date.
15
Trademark buildings and related features should be modified to meet the
None.
The proposal does not have the appearance of
None.
requirements of the Guidelines.
a trademark design.
16
Window glass in the Entrance Corridors should not be highly tinted or highly
Providespecs and a sample
The window glass note has been added to the
None.
reflective. Window glass in the Entrance Corridors should meet the following
for the proposed window
architectural drawings. A window sample has
criteria: Visible light transmittance (VLT) shall not drop below 40%. Visible light
glass. Include the standard
been provided. Specs indicate that VLT is
reflectance (VLR) shall not exceed 30%. Specifications on the proposed window
window glass note on the
70% and VLR is 12%, which meets
lass should be submitted with the applicationfiorfinal review.
architectural drawings.
requirements.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall plan of
Clarify the "roof
The applicant has indicated that rooftop
None.
development and shall, to the extent possible, be compatible with the building
appurtenance stepback" and
equipment will not be visible above the
designs used on the site.
confirm that rooftop
equipment will not be
parapet walls. Equipment locations are not
shown on the elevations. In many locations, a
18
The following should be located to eliminate visibility from the Entrance Corridor
street. If, after appropriate siting, these features will still have a negative visual
visible from the ECs.
parapet rises above the elevation of the roof,
impact on the Entrance Corridor street, screening should be provided to eliminate
in places up to 4' tall. This, combined with the
visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e.
building height, provides opportunities for
Mechanical equipment,
screening rooftop equipment.
f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and
similar security fencing devices.
A transformer currently located near the
Hydraulic/District intersection will be shifted
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.
further away from the EC on District Avenue
Fencing.
with this proposal. A transformer will be
added on Inglewood. Its distance from the EC
is expected to mitigate visibility. A water
meter vault is proposed at the
Hydraulic/Inglewood intersection.
21
The following note should be added to the site plan and the architectural plan:
None.
The note appears on the cover sheet.
None.
"Visibility of all mechanical equipment from the Entrance Corridor shall be
eliminated."
Lighting - General Guidelines
22
Light should be contained on the site and not spill over onto adjacent properties or
Provide for review a
A lighting plan has been submitted, but it does
Revise the lighting plans
streets;
lighting plan that includes
not include a luminaire schedule. Cut sheets
to include a complete
all proposed pole lights,
are provided, but many options for most of the
luminaire schedule.
and ground- and building-
fixtures have not been identified. Light spills
Identify all options for
mounted light fixtures.
onto Bond, District and Inglewood, but these
are not public streets. Many of the fixture
proposed fixtures,
including finish, wattage,
23
Light should be shielded, recessed or flush -mounted to eliminate glare. All
fixtures with lamps emitting 3000 lumens or more must be full cutoff fixtures.
labels on the plan are hard to read (XB, XA3,
color temperature (not to
F, J, K).
exceed 3000K), mounting
height etc.
Make all light fixture
labels legible.
24
Light levels exceeding 30 footcandles are not appropriate for display lots in the
Illumination levels reach a high of 51.4 fc at
Reduce illumination to
Entrance Corridors. Lower light levels will apply to most other uses in the
the interior of the Hydraulic -facing courtyard
not exceed 20 fc at the
Entrance Corridors.
and 36.0 fc at the Hydraulic end of the
ground.
courtyard. LED bollard lights, some of which
are at the EC end of the courtyard, are the
source of this illumination.
25
Light should have the appearance of white light with a warm soft glow; however,
Some color temperature choices have been
Revise the lighting plans
a consistent appearance throughout a site or development is required.
identified for the proposed fixtures, but not
to indicate color
Consequently, if existing lamps that emit non -white light are to remain, new
all.
temperatures for all
lamps may be required to match them.
proposed fixtures, not to
exceed 3000K.
26
Dark brown, dark bronze, or black are appropriate colors for free-standing pole
Finishes are not identified for all proposed
Revise the lighting plans
mounted light fixtures in the Entrance Corridors.
fixtures.
to identify a consistent
color/finish for all
fixtures.
27
The height and scale of freestanding, pole -mounted light fixtures should be
Notes on the pole fixture cut sheets indicate
Revise the lighting plans
compatible with the height and scale of the buildings and the sites they are
that they are to match fixtures on adjacent
to clearly show that pole -
illuminating, and with the use of the site. Typically, the height of freestanding
sites. Matching is generally preferred, but the
mounted fixtures will not
pole -mounted light fixtures in the Entrance Corridors should not exceed 20 feet,
details are needed on the plan.
exceed 20' in height,
including the base. Fixtures that exceed 20 feet in height will typically require
including any bases.
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
The note appears on the cover sheet of the site
None.
luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a
plan.
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."
30-31
Guidelines for the Use of Decorative Landscape Lighting
Decorative landscape lighting does not appear
None.
to be proposed.
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to reflect
Provide at least one
7 large shade trees (Willow Oaks) are
Include clearly identified
the landscaping characteristic of many of the area's significant historic sites
additional 31/2" caliper large
provided along the Hydraulic Road frontage
utilities and easements on
which is characterized by large shade trees and lawns. Landscaping should
shade tree near the center of
at 3 %2" caliper. White Fringetree and
the landscape plan.
promote visual order within the Entrance Corridor and help to integrate buildings
the Hydraulic Road
Sweetbay Magnolia are interspersed. A mix
Ensure coordination of
into the existing environment of the corridor.
frontage.
of shrubs and ground covers is proposed along
the building. There are utilities and easements
landscaping with utilities
and easements without
8
Continuity within the Entrance Corridor should be obtained by planting different
types of plant materials that share similar characteristics. Such common elements
See recommendations
along the Hydraulic frontage, but they are not
reducing plant quantities.
allow for more flexibility in the design of structures because common landscape
under #11.
shown on the landscape plan. The proposed
features will help to harmonize the appearance of development as seen from the
large shade trees, combined with the
street upon which the Corridor is centered.
ornamental trees and shrubs, are expected to
help establish a comfortable human scale.
32
Landscaping along the frontage of Entrance Corridor streets should include the
following:
a. Large shade trees should be planted parallel to the Entrance Corridor Street.
Such trees should be at least 31/2 inches caliper (measured 6 inches above the
ground) and should be of a plant species common to the area. Such trees should
be located at least every 35 feet on center.
b. Flowering ornamental trees of a species common to the area should be
interspersed among the trees required by the preceding paragraph. The ornamental
trees need not alternate one for one with the large shade trees. They may be planted
among the large shade trees in a less regular spacing pattern.
c. In situations where appropriate, a three or four board fence or low stone wall,
typical of the area, should align the frontage of the Entrance Corridor street.
d. An area of sufficient width to accommodate the foregoing plantings and
fencing should be reserved parallel to the Entrance Corridor street, and exclusive
of road right-of-way and utility easements.
36
Landscaping of buildings and other structures:
Revise the landscape plan
a. Trees or other vegetation should be planted along the front of long buildings as
to satisfy the EC minimums
necessary to soften the appearance of exterior walls. The spacing, size, and type
and add trees to
of such trees or vegetation should be determined by the length, height, and
complement the
blankness of such walls.
architectural design and
b. Shrubs should be used to integrate the site, buildings, and other structures;
balance the building height.
dumpsters, accessory buildings and structures; "drive thru" windows; service
areas; and signs. Shrubs should measure at least 24 inches in height.
33
Landscaping along interior roads:
Add large shade trees, 21/2"
Two large shade trees are missing on
None.
a. Large trees should be planted parallel to all interior roads. Such trees should be
caliper at planting, on
Inglewood due to sight distance requirements.
at least 2'/2 inches caliper (measured six inches above the ground) and should be
Inglewood to establish a
of a plant species common to the area. Such trees should be located at least every
continuous row spaced 40'
40 feet on center.
on center.
34
Landscaping along interior pedestrian ways:
See #32.
See #32 and #33.
See #32.
a. Medium trees should be planted parallel to all interior pedestrian ways. Such
trees should be at least 21/2 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:
None.
The existing surface parking lot would be
None.
a. Large trees should align the perimeter of parking areas, located 40 feet on
removed with this proposal and a parking
center. Trees should be planted in the interior of parking areas at the rate of one
garage interior to the building would be
tree for every 10 parking spaces provided and should be evenly distributed
constructed. The garage would not be visible
throughout the interior of the parking area.
from surrounding streets.
b. Trees required by the preceding paragraph should measure 2'/2 inches caliper
(measured six inches above the ground); 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.
37
Plant species: a. Plant species required should be as approved by the Staff based
None.
Miscanthus Sinensis is included on some
Consider replacing the
upon but not limited to the Generic Landscape Plan Recommended Species List
invasive species lists.
Miscanthus Sinensis with
and Native Plants for Virginia Landscapes (Appendix D .
a locally nativespecies.
38
Plant health: The following note should be added to the landscape plan: "All site
None.
The note is on L4.0 but the landscape and
Include the landscape and
plantings of trees and shrubs shall be allowed to reach, and be maintained at,
lighting plans have been submitted separate
lighting plans as part of
mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned
from the site plan.
the overall site plan set.
minimally and only to support the overall health of theplant."
Site Development and layout, Development paftern
6
Site development should be sensitive to the existing natural landscape and should
None.
The proposed building occupies the entire
None.
contribute to the creation of an organized development plan. This may be
block as viewed from the Hydraulic corridor.
accomplished, to the extent practical, by preserving the trees and rolling terrain
The pattern of roads, lanes, paths and walks
typical of the area; planting new trees along streets and pedestrian ways and
are those that already exist at the perimeter of
choosing species that reflect native forest elements; insuring that any grading will
the block, and they connect to adjacent
blend into the surrounding topography thereby creating a continuous landscape;
organized circulation systems.
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
The proposed building is oriented parallel to
surrounding development; and limiting the building mass and height to a scale
the Hydraulic EC, although the primary
that does not overpower the natural settings of the site, or the Entrance Corridor.
entrance is at the opposite end of the building.
39
The relationship of buildings and other structures to the Entrance Corridor street
and to other development within the corridor should be as follows:
The site has already been developed as a
a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks
parking lot; no significant natural features
should guide the layout of the site.
remain.
b. In general, buildings fronting the Entrance Corridor street should be parallel to
the street. Building groupings should be arranged to parallel the Entrance
For drivers and pedestrians traveling east on
Corridor street.
Hydraulic, the view across the Stonefield
c. Provisions should be made for connections to adjacent pedestrian and vehicular
development to the northeast will be reduced
circulation systems.
by the proposed 6-8 story building.
d. Open spaces should be tied into surrounding areas to provide continuity within
the Entrance Corridor.
e. If significant natural features exist on the site (including creek valleys, steep
slopes, significant trees or rock outcroppings), to the extent practical, then such
natural features should be reflected in the site layout. If the provisions of Section
32.5.2.n of the Albemarle County Zoning Ordinance apply, then improvements
required by that section should be located so as to maximize the use of existing
features in screening such improvements from Entrance Corridor streets.
f. The placement of structures on the site should respect existing views and vistas
on and around the site.
Site Grading
40
Site grading should maintain the basic relationship of the site to surrounding
None.
The site has already been graded. The
None.
conditions by limiting the use of retaining walls and by shaping the terrain through
proposal takes advantage of the change in
the use of smooth, rounded land forms that blend with the existing terrain. Steep cut
grade across the site, placing 6 stories along
or fill sections are generally unacceptable. Proposed contours on the grading plan
Hydraulic and 8 stories at the middle of the
shall be rounded with a ten foot minimum radius where they meet the adjacent
building along District Ave.
condition. Final grading should achieve a natural, rather than engineered,
appearance. Retaining walls 6 feet in height and taller, when necessary, shall be
No retaining walls are proposed.
terraced and planted to blend with the landscape.
41
No grading, trenching, or tunneling should occur within the drip line of any trees or
Show how existing trees to
The demolition plan shows 4 trees to remain
Coordinate the site,
other existing features designated for preservation in the final Certificate of
remain will be maintained
on Inglewood, but the landscape plan shows 5
demolition, and landscape
Appropriateness. Adequate tree protection fencing should be shown on, and
in a healthy condition
existing trees on Inglewood. A note on the
plans regarding the trees
coordinated throughout, the grading, landscaping and erosion and sediment control
during construction.
demo plan states that the contractor shall
to remain on Inglewood
Tans.
provide tree protection for all trees to remain,
but no tree protection is shown.
Drive. Show tree
protection fencing.
42
Areas designated for preservation in the final Certificate of Appropriateness
should be clearly delineated and protected on the site prior to any grading activity
on the site. This protection should remain in place until completion of the
development of the site.
43
Preservation areas should be protected from storage or movement of heavy
equipment within this area.
20
Surface runoff structures and detention ponds should be designed to fit into the
None.
Stormwater will tie into the existing
None.
natural topography to avoid the need for screening. When visible from the
underground system.
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.
1.100T1uMWK01]a►31rOJU1uIBiel IM11Y113W
Staff recommends the following as the primary points of discussion:
1. The change in massing and architectural elevations along Hydraulic Road.
2. Proposed colors of building materials.
3. Visibility of rooftop equipment; additional information needed?
Staff recommends approval of the proposal with the following conditions:
1. Identify specific colors for each proposed material.
2. Identify the material and color of the site walls shown in the elevation drawings.
3. Revise the lighting plans to include a complete luminaire schedule. Identify all options for proposed fixtures, including finish, wattage, color temperature (not to exceed 3000K), mounting height
etc.
4. Make all light fixture labels legible.
5. Reduce illumination to not exceed 20 fc at the ground.
6. Revise the lighting plans to indicate color temperatures for all proposed fixtures, not to exceed 3000K.
7. Revise the lighting plans to identify a consistent color/finish for all fixtures.
8. Revise the lighting plans to clearly show that pole -mounted fixtures will not exceed 20' in height, including any bases.
9. Include clearly identified utilities and easements on the landscape plan. Ensure coordination of landscaping with utilities and easements without reducing plant quantities.
10. Consider replacing the Miscanthus Sinensis with a locally native species.
11. Include the landscape and lighting plans as part of the overall site plan set.
12. Coordinate the site, demolition, and landscape plans regarding the trees to remain on Inglewood Drive. Show tree protection fencing.
ATTACHMENTS
A — Stonefield drawings Part 1
B — Stonefield drawings Part 2
C — Stonefield drawings Part 3
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Perspective image of proposed building from Hydraulic/Inglewood intersection from December 16, 2019 ARB review.
Perspective image of proposed building from Hydraulic/District intersection from December 16, 2019 ARB review.
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
C1
SITE PLAN
Cover Sheet
5/21/20
C2
Abbreviations and legend
C3
General Notes
C4
Earthwork Requirements
C5
Proffers, Variations and Special Exceptions
C6
Existing Conditions
C7
Demolition Plan
C8
Site Layout Plan
C9
Site Grading Plan
C 10-11
Details
C12
Storm Sewer Profiles
L3.0-L4.0
Landscape Plans
11/26/2020
L5.0-L6.1
Lighting Plan
11/26/2020
1-2
ARCHITECTURAL SUBMITTAL
Response to Comments
5/4/2020
3
Description
4
Vicinity
5
Site Photos
6-7
Site Plans
8-10
Landscape Plans
11
Context
12-15
Perspective Illustrations
16-19
Elevations
20
Exterior Palette
21
Glass Specifications
22
Photometric Plan
23
Exterior Lighting Cut Sheets
A201-206
1/8" scale color elevations
A301
Building Sections
-
Illustrative Site Plan
-
AP-1
Parking Garage Layout
2/28/20
Materials: Lawrenceville Brick: Monticello (face brick type A); Sto sand/tan -color samples? (horizontal banding and trim); Hardie Artisan lap siding, reveal panel system, accent trim (trim); black metal storefront; Kynar metal for louvers
black or bronze); Metal guardrail black or bronze); Marvin Integrity windows color to coordinate with adjacent siding or brick
12