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HomeMy WebLinkAboutARB202000131 Staff Report 2021-01-15ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2020-131: White Gables Major Site Plan Amendment Review Type Major Amendment including site and architectural design Parcel Identification 06000-00-00-02600 Location On the north side of Ivy Road at White Gables Lane Zoned Commercial Office (CO) / Entrance Corridor (EC) Owner/Applicant White Gables Charlottesville LC c/o Robinson Dev Group Inc./Collins Engineering (Scott Collins) Magisterial District Samuel Miller Proposal To construct a total of 42 residential units in three condominium buildings (Pavilions 2, 4 and 6) with associated site improvements. Context The pavilions are proposed for the eastern side of the White Gables development, which is located across Rt. 250 from Birdwood Golf Course. The core of the development is the White Gables mansion, one of the large historic residences built along this segment of the Rt. 250 West corridor. Visibility When all buildings are constructed, only the southern ends of the southern pavilions (V which is already constructed and VI which would be amended with this application) are expected to visible from the EC street. Trees between Pavilion VI and the street will filter the view, but the building will be visible, particularly in the winter months. Pavilion VI will block the view of Pavilions II and IV. However, Pavilion 11 is to be constructed first, followed by Pavilion IV. This earlier construction is expected to have minimal visual impact. (See Figures 1 and 2.) ARB Meeting Date January 19, 2021 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB reviewed plans for the White Gables development beginning in 2002. A Certificate of Appropriateness was issued for Phase 1 (Pavilions 1 and 3 in the northwest comer of the site) in November 2003. Pavilion 5 (west side, front) was approved in 2006. Pavilion 6 (east side, south end ARB-2006- 111) was approved in June 2007. Pavilions 2 and 4 (northeast comer, ARB-2007-09) were approved in May 2008. Construction of the west side buildings has been completed. Final site plan approval for the eastern buildings is now being pursued with this amendment. The amendment includes minor site changes compared to the designs previously reviewed by the ARB and more significant architectural changes. The overall building mass, materials and colors remain consistent with the previous approvals. Changes include: footprints are slightly different, buildings are now aligned parallel to each other, the curved fieldstone wall at the base of the southern building has been deleted, the elevation facing the street is no longer symmetrical and it has considerably less detail than the previous design. Figure 1: Google street view of the White Gables development from the Rt. 250 West Entrance Corridor. Figure 2: Google street view of the White Gables development from the site entrance at Rt. 250 West. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Purpose I The goal of the regulation of the design of development within the The proposed architectural designs None. designated Entrance Corridors is to insure that new development within reflect the traditional architecture the corridors reflects the traditional architecture of the area. Therefore, it is of the area in their materials, the purpose of ARB review and of these Guidelines, that proposed colors, textures, forms and development within the designated Entrance Corridors reflect elements of detailing. design characteristic of the 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. Compatibility with significant historic sites; Compatibility with the character o the Entrance Corridor 3 New structures and substantial additions to existing structures should The proposed building designs None. respect the traditions of the architecture of historically significant incorporate elements of the area's buildings in the Charlottesville and Albemarle area. Photographs of traditional architecture and are historic buildings in the area, as well as drawings of architectural features, compatible with the buildings which provide important examples of this tradition are contained in already constructed in the Atmendix A. development. 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 varvina tastes as well as special functional requirements. 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural characteristics throughout the Entrance Corridor in order to achieve unity and coherence. Building designs should demonstrate sensitivity to other nearby structures within the Entrance Corridor. Where a designated corridor is substantially developed, these Guidelines require striking a careful balance between harmonizing new development with the existing character of the corridor and achieving COMDatibilitv with the significant historic sites in the area. Structure design 9 Building forms and features, including roofs, windows, doors, materials, The proposed architectural designs Consider adding detail to colors and textures should be compatible with the forms and features of the use building forms, roof shapes, the south elevation of significant historic buildings in the area, exemplified by (but not limited window forms, architectural Pavilion VI to make it to) the buildings described in Appendix A [of the design guidelines]. The details, materials and colors that more consistent with the standard of compatibility can be met through scale, materials, and forms are found in historic architecture of south elevation of which may be embodied in architecture which is contemporary as well as the area. The forms and features Pavilion V. traditional. The replication of important historic sites in Albemarle County are compatible with those of the is not the objective of these guidelines. pavilions already constructed in the development, though the 10 Buildings should relate to their site and the surrounding context of buildings. proposed designs are much simplified, particularly on the end 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. elevations, including the one visible from the EC street. The original approved roof material was copper. The current proposal is for standing seam metal in a "copper brown' color. Given the degree of visibility, this is expected to have an appropriate appearance. The drawings show stucco and brick to match existing. The original design intent was to flank the White Gables manor house with buildings of the same design to establish a formal, balanced arrangement with a central focus on the manor house. (See Figure 3.) Available views somewhat limit the perception of this arrangement from the street. l I The overall design of buildings should have human scale. Scale should be The proposed buildings are large None. integral to the building and site design. but incorporate material and color changes, and architectural details that help break down the mass of the building and provide elements of human scale. 13 Any appearance of "blankness" resulting from building design should be Windows are regularly spaced Consider adding detail to relieved using design detail or vegetation, or both. across most of the elevation that the south elevation of will be visible from the street, but Pavilion VI to make it the easternmost bay of this more consistent with the elevation has no windows. This south elevation of reinforces the appearance of this Pavilion V. wall as a secondary elevation. The distance from the street and the filtering of the view provided by trees between the building and the street are expected to mitigate this. 14 Arcades, colonnades, or other architectural connecting devices should be The pavilions are not physically None. used to unify groups of buildings within a development. connected but appear visually connected through the use of similar massing, materials and details. 15 Trademark buildings and related features should be modified to meet the The proposed designs do not have None. requirements of the Guidelines. the appearance of trademark designs. 16 Window glass in the Entrance Corridors should not be highly tinted or highly Window glass is identified as None. reflective. Window glass in the Entrance Corridors should meet the "clear glass". Given the building following criteria: Visible light transmittance (VLT) shall not drop below design and the anticipated 40%. Visible light reflectance (VLR) shall not exceed 30%. Specifications visibility, the window glass is not on the proposed window glass should be submitted with the application for expected to have a significant final review. visual impact. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the overall No accessory structures or None. plan of development and shall, to the extent possible, be compatible with equipment are shown on the plan. the building desi used on the site. 18 The following should be located to eliminate visibility from the Entrance Loading zones are screened by the None. Corridor street. If, after appropriate siting, these features will still have a buildings. Trash receptacles are to negative visual impact on the Entrance Corridor street, screening should be be stored inside the buildings. provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse Other features are not shown on areas, d. Storage areas, e. Mechanical equipment, the plan. 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. Fencin . 20 Surface runoff structures and detention ponds should be designed to fit into Stormwater features are located in None. the natural topography to avoid the need for screening. When visible from areas that are not expected to be the Entrance Corridor street, these features must be fully integrated into the visible from the street. 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. 21 The following note should be added to the site plan and the architectural plan: The note does not appear on the Add the standard "Visibility of all mechanical equipment from the Entrance Corridor shall plan. mechanical equipment be eliminated." note to the plan. Lighting General Guidelines 22 Light should be contained on the site and not spill over onto adjacent Spillover meets requirements. None. ro erties or streets; 23 Light should be shielded, recessed or flush -mounted to eliminate glare. All The luminaire schedule states that None. fixtures with lamps emitting 3000 lumens or more must be full cutoff Fixtures D, G and I emit less than fixtures. 3000 lumens. 24 Light levels exceeding 30 footcandles are not appropriate for display lots Maximum footcandles is 3.8 but Confirm that the in the Entrance Corridors. Lower light levels will apply to most other uses the maintenance factor used to photometrics were in the Entrance Corridors. calculate the photometrics is not calculated using a indicated on the plan. maintenance factor of 1.0 and note the maintenance factor on the lighting tan. 25 Light should have the appearance of white light with a warn soft glow; The proposed lamps are expected None. however, a consistent appearance throughout a site or development is to be consistent in appearance with required. Consequently, if existing lamps that emit non -white light are to those already installed in the remain, new lam s may be required to match them. development. 26 Dark brown, dark bronze, or black are appropriate colors for free-standing The post fixtures are proposed None. pole mounted light fixtures in the Entrance Corridors. with a black finish. 27 The height and scale of freestanding, pole -mounted light fixtures should be The height of the post fixtures is Indicate on the lighting compatible with the height and scale of the buildings and the sites they are not indicated on the plan. plan that the height of the illuminating, and with the use of the site. Typically, the height of post fixtures will match freestanding pole -mounted light fixtures in the Entrance Corridors should the height of existing post not exceed 20 feet, including the base. Fixtures that exceed 20 feet in fixtures. 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 Ground -mounted up -lights are None. Corridors, the individual context of the site will be taken into consideration proposed along the front (west on a case by case basis. facing) elevations of the buildings. These walls are not expected to be visible from the EC street. 29 The following note should be included on the lighting plan: "Each outdoor The note does not appear on the Add the standard lighting luminaire equipped with a lamp that emits 3,000 or more initial lumens plan. note to the plan. 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." 30-31 Guidelines for the Use of Decorative Landscape Lighting Cut sheets are provided for a Coordinate the H light fixture H, but the fixture locations fixture cut sheets with the are not indicated on the plan, and lighting plan and H fixtures do not appear in the schedule. luminaire schedule. Landscaping 7 The requirements of the Guidelines regarding landscaping are intended to A more naturalistic distribution of None. reflect the landscaping characteristic of many of the area's significant trees along the EC frontage was historic sites which is characterized by large shade trees and lawns. established with previous Landscaping should promote visual order within the Entrance Corridor and approvals. help to integrate buildings into the existing environment of the corridor. A stone wall runs along the 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such frontage. common elements allow for more flexibility in the design of structures because common landscape features will help to harmonize the appearance of development as seen from the street upon which the Corridor is centered. 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 3% 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. 33 Landscaping along interior roads: Large trees and ornamental trees None. a. Large trees should be planted parallel to all interior roads. Such trees are proposed along the interior should be at least 2% inches caliper (measured six inches above the road. They are spaced irregularly, ground) and should be of a plant species common to the area. Such trees which is appropriate given the should be located at least every 40 feet on center. character of the site, and the quantity meets the guidelines requirement. 34 Landscaping along interior pedestrian ways: n/a None. a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should be at least 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: There are a few on -street parking None. a. Large trees should align the perimeter of parking areas, located 40 feet spaces, but most of the parking is on center. Trees should be planted in the interior of parking areas at the within the building. rate of one tree for every 10 parking spaces provided and should be evenly distributed throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 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 heipht. 36 Landscaping of buildings and other structures: Trees and foundation plantings are None. a. Trees or other vegetation should be planted along the front of long proposed on all sides of the buildings as necessary to soften the appearance of exterior walls. The buildings. spacing, size, and type of such trees or vegetation should be determined by the length, height, and blankness of such walls. b. Shrubs should be used to integrate the site, buildings, and other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: a. Plant species required should be as approved by the Staff The plants are found on the None. based upon but not limited to the Generic Landscape Plan Recommended various lists. Species List and Native Plants or Virginia Landscapes (Appendix D . 38 Plant health: The following note should be added to the landscape plan: "All The note is on the landscape plan. None. 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 the plant. - Site Development and layout Develo meat Dattern 6 Site development should be sensitive to the existing natural landscape and The curved fieldstone wall Provide the curved should contribute to the creation of an organized development plan. This previously shown at the base of the fieldstone wall as may be accomplished, to the extent practical, by preserving the trees and southern building is no longer previously proposed rolling terrain typical of the area; planting new trees along streets and proposed. The wall was one of the south of Pavilion VI. pedestrian ways and choosing species that reflect native forest elements; elements that contributed to a insuring that any grading will blend into the surrounding topography formal organization and a thereby creating a continuous landscape; preserving, to the extent symmetrical, balanced practical, existing significant river and stream valleys which may be development around the manor located on the site and integrating these features into the design of house. surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the The buildings are oriented parallel Entrance Corridor. to the EC, though the elevation of Pavilion VI that faces the EC reads 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: as a secondary elevation, more a. An organized pattern of roads, service lanes, bike paths, and pedestrian than in the previously approved walksshouldguide the layout of the site. design. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor street. c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. 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 The site wall previously proposed Provide the curved conditions by limiting the use of retaining walls and by shaping the terrain near the base of the southernmost fieldstone wall as through the use of smooth, rounded land forms that blend with the existing pavilion has been eliminated from previously proposed terrain. Steep cut or fill sections are generally unacceptable. Proposed the plan. The wall was one of the south of Pavilion VI. contours on the grading plan shall be rounded with a ten foot minimum elements provided to help balance radius where they meet the adjacent condition. Final grading should achieve a the new development with the natural, rather than engineered, appearance. Retaining walls 6 feet in height existing manor house. and taller, when necessary, shall be terraced and planted to blend with the landsca e. 41 No grading, trenching, or tunneling should occur within the drip line of any Tree protection fencing is shown Show tree protection trees or other existing features designated for preservation in the final on the landscape plan. fencing on the grading Certificate of Appropriateness. Adequate tree protection fencing should be and E&S plans. shown on, and 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 lace until completion of the development of the site. 43 Preservation areas should be protected from storage or movement of heavy e ui ment within this area. 10 Av,uw v. wpm oevagx dISIING MI.N(R KVS d �� [�ATVNf Rp MM SAV WJN_�9dIT1 [INATgI Figure 3: South elevations of Pavilions V (left) and VI (right) approved in 2006 and 2007, and the White Gables Manor House (center). SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The sequence of construction and anticipated visibility of the various pavilions from the EC 2. The change in architectural design of Pavilion VI 3. The difference between the designs of the south elevations of Pavilions V and VI 4. Eliminating the curved stone wall south of Pavilion VI Staff offers the following comments on the amendment: 1. Consider adding detail to the south elevation of Pavilion VI to make it more consistent with the south elevation of Pavilion V. 2. Add the standard mechanical equipment note to the plan. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 3. Revise the lighting plan to note that the maintenance factor used to calculate the photometrics is 1.0 and revise photometrics if necessary. 4. Indicate on the lighting plan that the height of the post fixtures will match the height of existing post fixtures. 5. Add the standard lighting note to the 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." 6. Coordinate the H light fixture cut sheets with the lighting plan and schedule. 7. Provide the curved fieldstone wall as previously proposed south of Pavilion VI. 8. Show tree protection fencing on the grading and E&S plans. ATTACHMENTS Att. A ARB2020-131 White Gables - Site Plan Att. B ARB2020-131 White Gables - Architectural Plans 11 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing/Revision Date 1-12 Narrative, Vicinity map, Color architectural elevations; Photos of Pavilions I,111 and V. November 30, 2020 A1.0 — Al.11 Black and white architectural line drawings: floor plans, elevations for end building and center building 11-30-2020 1-8 Site Plan: Cover, Existing Conditions, Overall Phasing Plan, Layout & Utility Plan, Grading & Drainage Plan, Landscaping Plan, Lighting Plan, Lighting Details 11/30/20 - Photos of site from Entrance Corridor street - 12 tq of A% COUNTY OF ALBEMARLE g 1 ► � Department of Community Development a �� 401 McIntire Road,North Wing �"`w� Charlottesville,Virginia 22902 `IRGINIt 434-296-5832 ALBEMARLE COUNTY ARCHITECTURAL REVIEW BOARD FINAL Agenda for January 19, 2021 - TUESDAY ALBEMARLE COUNTY OFFICE BUILDING 1:00 PM - VIRTUAL MEETING NOTE: This meeting is being held pursuant to and in compliance with Ordinance No.20-A(16),An Ordinance to Ensure the Continuity of Government During the COVID-19 Disaster.The opportunities for the public to access and participate in the electronic meeting are posted on the Albemarle County website on the Albemarle County calendar. Participation will include the opportunity to comment on those matters for which comments from the public will be received. 1. Call to order 2. Establish a Quorum 3. Disclosures 4. Public Comment 5. Consent Agenda—None 6. Regular Review Items a. ARB-2020-128: Ivy Proper Staff: Khris Taggart b. ARB-2020-131: White Gables Staff: Margaret Maliszewski 7. Work Session a. Rio29 Form Based Code: User Guide and Architectural Standards Discussion Staff: Michaela Accardi and Rachel Falkenstein 8. Other Business a. EC Guidelines Discussion: Route 240 b. Approval of Minutes: January 4,2021 c. Next ARB Meeting: February 1,2021, 1:00 PM-VIRTUAL MEETING 9. Adjournment Consent Agenda NOTES REGARDING PUBLIC MEETINGS 1. Each applicant is allowed to make a single presentation not exceeding 15 minutes in length The applicant may divide the 15-minute allotment among various presenters,but the total presentation time will not exceed 15 minutes 2 Each member of the general public who wishes to speak on a matter shall be allowed one appearance not to exceed 3 minutes. 3. Any person aggrieved by any decision of the Architectural Review Board may demand a review of the application by the Board of Supervisors.Such demand shall be made by filing a request therefore in writing with the clerk of the Board of Supervisors within ten calendar days of the date of such decision.For additional information see section 30 6 8 of the Zoning Ordinance. NOTES REGARDING ARB ACTIONS 1 Certificates of Appropriateness are valid for the same period that the corresponding site plan is valid If there is no site plan required for the proposed work,the Certificate of Appropriateness is valid for 3 years Applicants requesting an extension of the period of validity must do so in writing.The letter must be received by the Director of Planning prior to the expiration date.