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HomeMy WebLinkAboutARB202000055 Staff Report 2020-06-12ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2020-55: Georgetown Hydraulic Professional Offices Final Site Development Plan Review Type Final Site Development Plan and Architectural Drawings Parcel Identification 060F0000000300 Location Northwest corner of Hydraulic Road (Rt. 743) and Georgetown Road. Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC)/Airport Impact Area (AIA) Owner/Applicant CKW 2 LLC/BMC Holdings Group (Reid A. Murphy) Magisterial District Jack Jouett Proposal To develop a previously undeveloped 1.05-acre parcel with a 6,775-sf office building and associated improvements. Context and Visibility The surrounding area contains mostly multi -family housing and a few commercial buildings. The parcel to the southwest is undeveloped; the parcel to the northwest is developed with townhomes; the parcel to the north holds a one-story commercial building, and Albemarle High School is located further to the north; the parcels to the east, across Hydraulic Road, are developed with apartment buildings and medical offices. Apartments and single-family residences are located to the south. [Figure 1] Visibility from Hydraulic Road will be clear. ARB Meeting Date June 15, 2020 Staff Contact Khris Taggart Fig 1: Google Image (left) showing project area along the Entrance Corridor and County GIS map (right) highlighting subject property. PROJECT HISTORY: The ARB recommended approval of the initial site plan on the May 6, 2019. Architectural elevations and renderings were reviewed and comments were provided during the August 19, 2019 ARB meeting. CHANGES TO THE PROPOSAL The site layout and architectural design remain much as they were proposed in the initial site plan and preliminary architectural reviews. Minor changes to the site layout and architectural design include: 1) Landscaping has been revised, trees and shrubs have been added, and landscaping that conflicted with utilities removed. 2) Utilities are consistently shown on site plan set. 3) Ground -mounted mechanical equipment has been moved to the roof. 4) The hipped roof over the tower has been revised to a flat roof similar to the rest of the building. REF GUIDELINE ACTIONS 8-19-19 ISSUE 6/15/20 RECOMMENDATION 6/15/20 1 The goal of the regulation of the design of development within the Submit revised elevations The elevations have been revised to None. designated Entrance Corridors is to ensure that new development with legible linework that accurately show linework. The within the corridors reflects the traditional architecture of the area. accurately illustrates the bonding pattern is reflected as a Therefore, it is the purpose of ARB review and of these Guidelines, brick patterns and stretcher bond in the architectural that proposed development within the designated Entrance Corridors detailing. Provide floor drawings. reflect elements of design characteristic of the significant historical plans and material samples landmarks, buildings, and structures of the Charlottesville and for review. The architectural drawings have Albemarle area, and to promote orderly and attractive development been revised to clearly show brick within these corridors. Applicants should note that replication of historic Clarify the materials key arches implemented over the structures is neither required nor desired. on Sheet A201 and provide details of the window openings along the elevation. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, corbeled bricks. Clarify and vegetation. In order to accomplish the integration of buildings, where brick arches are The proposed materials have been land, and vegetation characteristic of these sites, the Guidelines require implemented. identified in the elevation sheet attention to four primary factors: compatibility with significant historic notes and on the building materials sites in the area; the character of the Entrance Corridor; site sheet in the architectural drawings development and layout; and landscaping. set. 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. 5 It is also an important objective of the Guidelines to establish a pattern See recommendation in With the exception of the revision None. of compatible architectural characteristics throughout the Entrance #1. to the roof of the tower element, the Corridor in order to achieve unity and coherence. Building designs REF GUIDELINE ACTIONS 8-19-19 ISSUE 6/15/20 RECOMMENDATION 6/15/20 should demonstrate sensitivity to other nearby structures within the architectural design has not been Entrance Corridor. Where a designated corridor is substantially changed since the previous review. developed, these Guidelines require striking a careful balance between harmonizing new development with the existing character of the The design, which is still corridor and achieving compatibility with the significant historic sites minimalistic in nature, achieves in the area. compatibility with historic structures through materials (brick) 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and and scale (two stories). While the features of the significant historic buildings in the area, exemplified by building has attributes of Classical (but not limited to) the buildings described in Appendix A [of the design (regular fenestration, design guidelines]. The standard of compatibility can be met through engaged pilasters, a water table and scale, materials, and forms which may be embodied in architecture architrave) the overall design is which is contemporary as well as traditional. The replication of paired down and modern in nature. important historic sites in Albemarle County is not the objective of While this design meets the these guidelines. Entrance Corridor Guidelines, it does not fully reflect the 10 Buildings should relate to their site and the surrounding context of buildings. Jeffersonian Classical/Traditional architectural style required by the 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. Code of Development. In the ARB meet on August 19, 2019 the board 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. determined that the proposal met each of the architectural 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or vegetation, or both. requirements of the Code to a sufficient degree. 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 Provide the standard The window glass note has only Provide the standard window highly reflective. Window glass in the Entrance Corridors should meet window glass note to the partly been provided on the glass note verbatim to the the following criteria: Visible light transmittance (VLT) shall not drop architectural drawings. architectural drawings. The note is architectural drawings. below 40%. Visible light reflectance (VLR) shall not exceed 30%. missing "Visible light reflectance Specifications on the proposed window glass should be submitted with Provide manufacturer's (VLR) shall not exceed 30%". the application for final review. specifications on the glazing for the Final Site Plan review. 6 Site development should be sensitive to the existing natural landscape None. The site is wooded and slopes down None. and should contribute to the creation of an organized development plan. from east to west with a band of REF GUIDELINE ACTIONS 8-19-19 ISSUE 6/15/20 RECOMMENDATION 6/15/20 This may be accomplished, to the extent practical, by preserving the critical slopes at the middle of the trees and rolling terrain typical of the area; planting new trees along site. Preservation and conservation streets and pedestrian ways and choosing species that reflect native areas occupy the western third of forest elements; insuring that any grading will blend into the the site. 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. 17 Accessory structures and equipment should be integrated into the None. No accessory structures are None. overall plan of development and shall, to the extent possible, be proposed. compatible with the building designs used on the site. 18 The following should be located to eliminate visibility from the Entrance If a refuse area is The refuse area is proposed to be Revise the color of the segmental Corridor street. If, after appropriate siting, these features will still have a proposed, show it on the located in the parking area block for the retaining walls to negative visual impact on the Entrance Corridor street, screening should site plan and include underneath the building, so it will one in the tan/brown range. be provided to eliminate visibility. a. Loading areas, b. Service areas, c. details of the dumpster not be visible from the street. Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above- enclosure in the site plan. Include a retaining wall detail in ground utilities, and g. Chain link fence, barbed wire, razor wire, and Evergreen trees have been the site plan, noting material and similar security fencing devices. Substitute evergreen trees substituted for the viburnums color. with a height over 10' at originally proposed. The Patriot maturity for the 5 Red Holly and Brandywine Red viburnums presently Maple proposed minimum height at proposed on the southeast time of planting will be between 7'- corner and the 3 81. viburnums presently proposed on the northeast The ground -mounted HVAC units corner of the building. have moved to the roof and are screened by a parapet. Provide the top- and bottom -of -wall heights for A material sample has been the retaining walls submitted for the segmental block surrounding the proposed for the retaining walls. It has the ground -mounted HVAC appearance of concrete block. units in the southeast and Revising the color to one in the northeast corners of the tan/brown range would be more building. Provide material REF GUIDELINE ACTIONS 8-19-19 ISSUE 6/15/20 RECOMMENDATION 6/15/20 samples for the retaining appropriate. The site plan does not walls and provide a detail include a retaining wall detail. of the walls on the site plan set. 19 Screening devices should be compatible with the design of the See above buildings and surrounding natural vegetation and may consist of: a. recommendation. Walls, b. Plantings, and c. Fencing. 20 Surface runoff structures and detention ponds should be designed to fit Relocate the landscape The tree in question has been None. into the natural topography to avoid the need for screening. When visible island and tree at the removed from the landscape island. from the Entrance Corridor street, these features must be fully integrated western edge of the into the landscape. They should not have the appearance of engineered parking area away from features. the stormwater outlet. 21 The following note should be added to the site plan and the architectural Include the mechanical The note has been added to both the None. plan: "Visibility of all mechanical equipment from the Entrance equipment note on the site site and architectural plans. Corridor shall be eliminated." plan set and architectural drawings. 22 Light should be contained on the site and not spill over onto adjacent Provide a lighting plan for The photometric plan shows no None. properties or streets; review that includes a photometric plan, a light values that spill over onto adjacent properties or streets. 23 Light should be shielded, recessed or flush -mounted to eliminate glare. All fixtures with lamps emitting 3000 lumens or more must be full luminaire schedule, and cutoff fixtures. manufacturer's cut sheets for all proposed wall- The lighting proposed is shielded, recessed, or flush -mounted. 24 Light levels exceeding 30 footcandles are not appropriate for display lots in the Entrance Corridors. Lower light levels will apply to most mounted and freestanding other uses in the Entrance Corridors. fixtures. The highest value shown on the lighting plan is 8.6 fc, which is well 25 Light should have the appearance of white light with a warm soft glow; however, a consistent appearance throughout a site or development is below the maximum allowed. required. Consequently, if existing lamps that emit non -white light are to remain, new lamps may be required to match them. The fixtures are proposed with lamps producing a warm white 26 Dark brown, dark bronze, or black are appropriate colors for free- standing pole mounted light fixtures in the Entrance Corridors. light. 27 The height and scale of freestanding, pole -mounted light fixtures should be compatible with the height and scale of the buildings and the The color for the proposed light sites they are illuminating, and with the use of the site. Typically, the fixtures is dark bronze. height of freestanding pole -mounted light fixtures in the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that REF GUIDELINE ACTIONS 8-19-19 ISSUE 6/15/20 RECOMMENDATION 6/15/20 exceed 20 feet in height will typically require additional screening to The maximum height proposed for achieve an appropriate appearance from the Entrance Corridor. freestanding fixtures is 15'. 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 Provide the standard The standard lighting note verbatim None. outdoor luminaire equipped with a lamp that emits 3,000 or more initial lighting note verbatim on has been added to the lighting plan. lumens shall be a full cutoff luminaire and shall be arranged or shielded the lighting plan submitted to reflect light away from adjoining residential districts and away from for the Final Site Plan adjacent roads. The spillover of lighting from luminaires onto public review. roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 30-31 Guidelines or the Use o Decorative Landscape Lighting None. None roposed. None. 7 The requirements of the Guidelines regarding landscaping are intended Ensure that no proposed The large trees are proposed at least Provide a copy of the RSWA to reflect the landscaping characteristic of many of the area's tree conflicts with an 7' from the center of utility lines. correspondence documenting significant historic sites which is characterized by large shade trees and existing or proposed utility their approval of the plants in lawns. Landscaping should promote visual order within the Entrance or its easement and that The applicant's response memo their easement. Corridor and help to integrate buildings into the existing environment large shade trees are states that the proposed vegetation of the corridor. placed a minimum of 7 feet from the center of a is on the RWSA approved plant list. However, no documentation has 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such utility line. If trees are been provided from RWSA to common elements allow for more flexibility in the design of structures placed in easements, confirm this. because common landscape features will help to harmonize the provide documentation appearance of development as seen from the street upon which the from the easement holders The site plan set has been revised to Corridor is centered. that the vegetation is permissible. show all utilities and easements consistently throughout. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: The ginkgoes have been removed a. Large shade trees should be planted parallel to the Entrance Corridor Revise the site plan set to from the landscape plan. Street. Such trees should be at least 3'/z inches caliper (measured 6 show all utilities and inches above the ground) and should be of a plant species common to easements consistently the area. Such trees should be located at least every 35 feet on center. throughout the site plan b. Flowering ornamental trees of a species common to the area should be set. interspersed among the trees required by the preceding paragraph. The ornamental trees need not alternate one for one with the large shade trees. Provide a note that the They may be planted among the large shade trees in a less regular spacing ginkgoes planted will not pattern. be female. REF GUIDELINE ACTIONS 8-19-19 ISSUE 6/15/20 RECOMMENDATION 6/15/20 c. In situations where appropriate, a three or four board fence or low stone wall, typical of the area, should align the frontage of the Entrance Corridor street. d. An area of sufficient width to accommodate the foregoing plantings and fencing should be reserved parallel to the Entrance Corridor street, and exclusive of road right-of-way and utility easements. 33 Landscaping along interior roads: None. There are no interior roads. The None. a. Large trees should be planted parallel to all interior roads. Such trees trees that line the building suffice as should be at least 21/2 inches caliper (measured six inches above the landscaping for the pedestrian ground) and should be of a plant species common to the area. Such ways. trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should be at least 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: Provide four trees in the The proposed surface parking None. a. Large trees should align the perimeter of parking areas, located 40 parking area at a minimum includes 36 spaces and one feet on center. Trees should be planted in the interior of parking areas of 2.5" caliper. Update the additional loading space. The at the rate of one tree for every 10 parking spaces provided and should plant schedule on Sheet 5 landscape plan has been revised to be evenly distributed throughout the interior of the parking area. to reflect this change. show 2 Goldenrain trees at 2.5" b. Trees required by the preceding paragraph should measure 2'/2 inches caliper, and 1 Natchez Crepe Myrtle caliper (measured six inches above the ground); should be evenly Ensure that no proposed tree (caliper size not provided). spaced; and should be of a species common to the area. Such trees tree conflicts with an There are numerous trees along the should be planted in planters or medians sufficiently large to maintain existing or proposed utility western perimeter of the parking the health of the tree and shall be protected by curbing. or its easement. area that satisfy the caliper c. Shrubs should be provided as necessary to minimize the parking requirement for the remaining area's impact on Entrance Corridor streets. Shrubs should measure 24 interior parking tree. inches in height. 36 Landscaping of buildings and other structures: None. Landscaping has been provided on None. a. Trees or other vegetation should be planted along the front of long the eastern fagade of the building in buildings as necessary to soften the appearance of exterior walls. The the form of large shade trees, spacing, size, and type of such trees or vegetation should be determined understory trees, and evergreen and by the length, height, and blankness of such walls. deciduous shrubs. The latter are b. Shrubs should be used to integrate the site, buildings, and other proposed 24" in height at time of structures; dum sters, accessory buildings and structures; "drive thru" planting. REF GUIDELINE ACTIONS 8-19-19 ISSUE 6/15/20 RECOMMENDATION 6/15/20 windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: Consider substituting Of the non-native species originally Rectify errors in the number of a. Plant species required should be as approved by the Staff based upon locally native species for proposed, the Ilex x `Conty' and Sweet Gum proposed in the plant but not limited to the Generic Landscape Plan Recommended Species the non-native plants Koelreuteria paniculate still remain schedule or shown on the plan on List and Native Plants for Virginia Landscapes (Appendix D). proposed. on the landscape plan. The other Sheet 9. non-native plants have been Provide at least two more substituted. Correct the landscape call -outs on evergreen shrub species so Sheet 9 that show no species or that no one species of The number of Buxus x Glencoe has quantities. shrub proposed exceeds, in been revised so that it does not number, one -quarter of the exceed one -quarter of the total total number of shrubs number of shrubs proposed. proposed. The AR (Red Maple) have been Rectify errors in the plant removed from the landscape plan. schedule on Sheet 5. The quantity of LS (Sweet Gum) have been revised to 2 on the plant schedule; however, only one is shown on the landscape plan. Additionally, there are call -outs shown on the landscape plan near the intersection of Georgetown and Hydraulic Roads that do not identify species or quantity. VD f "4 00 / 000 AG ';�a "� • JI 6 PLIG 00 000 AG ;! 00 �:� y B a P �� . �� 000 Q 11 REF GUIDELINE ACTIONS 8-19-19 ISSUE 6/15/20 RECOMMENDATION 6/15/20 38 Plant health: None. None. 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." 39 The relationship of buildings and other structures to the Entrance Provide all site elements Some of the site elements required None at this time. Corridor street and to other development within the corridor should be required by the Proffers by the Proffers and Code of as follows: and Code of Development Development have been provided a. An organized pattern of roads, service lanes, bike paths, and approved with ZMA- (widened sidewalk, a bicycle rack, pedestrian walks should guide the layout of the site. 2006-14, including a and picnic tables). The entry plaza b. In general, buildings fronting the Entrance Corridor street should be widened sidewalk; an and bus shelter are still not shown. parallel to the street. Building groupings should be arranged to parallel entry plaza with picnic Planning staff is reviewing for these the Entrance Corridor street. tables; a bicycle rack; and items. If the plaza and shelter are c. Provisions should be made for connections to adjacent pedestrian a bus shelter. Show these added, and if they have significant and vehicular circulation systems. site elements on the site visual impacts on the site, staff will d. Open spaces should be tied into surrounding areas to provide plan. forward these changes to the ARB continuity within the Entrance Corridor. for review. 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. 10 1.100TIuMWK01]a;3DrOJuIuIBiel 17.'%IT1"L I Staff recommends the following as the primary points of discussion: 1. The proposed architectural design. 2. The visibility of the retaining walls and the color proposed for the segmental block. Staff recommends approval of the Final Site Plan with the following conditions: 1. Provide the standard window glass note verbatim to the architectural drawings. 2. Revise the color of the segmental block for the retaining walls to one in the tanibrown range. 3. Include a retaining wall detail in the site plan, noting material and color. 4. Provide a copy of the RWSA correspondence documenting their approval of the plants in their easement. 5. Rectify errors in the number of Sweet Gum proposed in the plant schedule or shown on the plan on Sheet 9. 6. Correct the landscape call -outs on Sheet 9 that show no species or quantities. ATTACHMENTS A — Georgetown Hydraulic Office Site Plan and Architectural Drawings 11 TABLE This report is based on the following submittal items: Sheet # Drawing Name Drawing Date 1 Cover Sheet 4/22/2020 2 Existing Conditions and Demolition Plan 4/22/2020 3 Site Layout Plan 4/22/2020 4 Utility Plan 4/22/2020 5 Grading Plan 4/22/2020 6 Sight Distance Plan & Profiles 4/22/2020 7 Traffic Calculations & Details 4/22/2020 8 Traffic Control Plan 4/22/2020 9 Landscape Plan, Notes and Details 4/22/2020 10 Photometric Plan & Details 4/22/2020 11 Photometric Plan & Details 4/22/2020 12 Construction Details 4/22/2020 Al Floor Plans 4/24/2020 A2 Floor Plans 4/24/2020 A3 Floor Plans 4/24/2020 A4 Elevations 4/24/2020 A5 Elevations 4/24/2020 A6 Sections 4/24/2020 A7 Sections 4/24/2020 Views South 4/24/2020 Views (South) 4/24/2020 Views(North) 4/24/2020 Views(North) 4/24/2020 Materials 4/24/2020 12