HomeMy WebLinkAboutARB202000132 Staff Report 2021-01-27ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2020-132: Albemarle Business Campus Block 5
Review Type
Final Site Development Plan and second review of an architectural design
Parcel Identification
07600-00-00-046AO and 07600-00-00-05400 and 07600-00-00-046FO (part)
Location
Rt. 631 at Rt. 780 (See Figure 1.)
Zoned
Neighborhood Model District (NMD) / Entrance Corridor (EC)
Owner/Applicant
51 Street Forest LLC / Shimp Engineering (Justin Shimp)
Magisterial District
Samuel Miller
Proposal
To construct a self -storage building as part of a larger mixed -use development.
Context
The surrounding area includes the County Office Building at 5 h Street, apartment communities, and the Region Ten Community Services Board office building, as well
as single family detached residences.
Visibility
The storage building will be readily visible from the 51 Street Entrance Corridor. When future buildings located closer to the EC street are constructed, visibility of the
storage building will be reduced.
ARB Meeting Date
February 1, 2021
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The ARB reviewed the Initial Site Plan and preliminary architectural design for this proposal on December 7, 2020.
ANALYSIS
REF
GUIDELINE
12/7/2020
CURRENT ISSUE
CURRENT
RECOMMENDATION
RECOMMENDATION
Purpose; Compatibility with significant historic sites; Compatibility with
the character o the Entrance Corridor; Structure design
I
The goal of the regulation of the design of development within the
Continue to revise the storage building
The brick and its use at the base of the
None.
designated Entrance Corridors is to insure that new development within the
design to provide greater organization
building, and the treatments related to
corridors reflects the traditional architecture of the area. Therefore, it is the
and unity among the various building
the comer entrance elements have a basis
purpose of ARB review and of these Guidelines, that proposed
elements.
in traditional architecture. The design has
development within the designated Entrance Corridors reflect elements of
been revised to include brick surrounds
design characteristic of the significant historical landmarks, buildings, and
Provide site sections to clarify visibility
at both sides of both comer glass
structures of the Charlottesville and Albemarle area, and to promote orderly
of the storage building from the EC.
elements. The surrounds are not centered
and attractive development within these corridors. Applicants should note
in the glass wall area, but there is now
that replication of historic structures is neither required nor desired.
glass on both sides, which gives this
element a more traditional appearance.
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
Site sections have been provided. They
vegetation characteristic of these sites, the Guidelines require attention to
show that street level falls at about the
four primary factors: compatibility with significant historic sites in the area;
elevation of the front awnings. This may
the character of the Entrance Corridor; site development and layout; and
reduce the visibility of some of the lower
landscaping.
level detailing.
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 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 compatibility with the
significant historic sites in the area.
9
Building forms and features, including roofs, windows, doors, materials,
colors and textures should be compatible with the forms and features of the
significant historic buildings in the area, exemplified by (but not limited to)
the buildings described in Appendix A [of the design guidelines]. The
standard of compatibility can be met through scale, materials, and forms
which may be embodied in architecture which is contemporary as well as
traditional. The replication of important historic sites in Albemarle County
is not the objective of these guidelines.
10
Buildings should relate to their site and the surrounding context of
Provide material/color samples for
Small samples have been provided for
Provide manufacturer's
buildings.
review.
each proposed material. The
material/color palette is generally a
names and color
names/numbers for each
12
Architecture proposed within the Entrance Corridor should use forms,
shapes, scale, and materials to create a cohesive whole.
neutral one with some bold black
accents. Colors range from black to gray
proposed material.
14
Arcades, colonnades, or other architectural connecting devices should be
used to unify groups of buildings within a development.
to off-white and white. Materials include
brick, CMU and EIFS. Specific
manufacturers and color names have not
been identified.
11
The overall design of buildings should have human scale. Scale should be
None.
The building measures 230' long and 90'
None.
integral to the building and site design.
wide and is approximately 42' tall. The
brick base, awnings, and storefronts at
both ends of the building help establish
an appropriate scale.
13
Any appearance of "blankness" resulting from building design should be
None.
Much of the wall area is without
None.
relieved using design detail or vegetation, or both.
windows, but blankness doesn't
predominate due to the distribution of
materials and colors, and the scoring of
the EIFS panels.
15
Trademark buildings and related features should be modified to meet the
None.
The building does not appear to be a
None.
requirements of the Guidelines.
trademark design.
16
Window glass in the Entrance Corridors should not be highly tinted or highly
Eliminate the film coating from the
The window film has been eliminated
None.
reflective. Window glass in the Entrance Corridors should meet the
windows or provide an internal recess to
from the proposal. The interior layout
following criteria: Visible light transmittance LT shall not drop below
allow window transparency.
40%. Visible light reflectance (VLR) shall not exceed 30%. Specifications
Alternatively, consider other strategies to
has been revised to provide a corridor
on the proposed window glass should be submitted with the application for
break up the scale and blankness.
behind all windows.
final review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall
Provide additional information to show
Rooftop units will be 66" tall, so they
Adjust the location and/or
plan of development and shall, to the extent possible, be compatible with
that the 3'-tall parapet is sufficient to
will rise above the parapet and the
length of the rooftop
the building designs used on the site.
screen rooftop equipment.
applicant proposes a 70" rooftop
equipment screen. Added screens are not
mechanical equipment
screen to correspond
18
The following should be located to eliminate visibility from the Entrance
Corridor street. If, after appropriate siting, these features will still have a
the preferred method for screening.
more with the overall
negative visual impact on the Entrance Corridor street, screening should be
However, the screen is illustrated as
architectural design.
provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse
beige scored EIFS to match the primary
Provide a rooftop screen
areas, d. Storage areas, e. Mechanical equipment, f. Above -ground utilities,
material/color of the building walls and
detail in the architectural
and g. Chain link fence, barbed wire, razor wire, and similar security
the screen is small in comparison to the
drawings.
fencing devices.
overall building. The location of the
screen doesn't have a clear relationship
19
Screening devices should be compatible with the design of the buildings
and surrounding natural vegetation and may consist of. a. Walls, b.
to other building elements. Adjusting the
Plantings, and c. Fencing.
location and/or length to correspond with
the wall design would be appropriate.
20
Surface runoff structures and detention ponds should be designed to fit into
None.
Stormwater features are proposed
None.
the natural topography to avoid the need for screening. When visible from the
underground.
Entrance Corridor street, these features must be frilly integrated into the
landscape. They should not have the appearance of engineered features.
21
The following note should be added to the site plan and the architectural plan:
Add the standard equipment visibility
The note has been added to the
None.
"Visibility of all mechanical equipment from the Entrance Corridor shall be
note to the architectural plans.
architectural plans.
eliminated."
22-
Lighting
None at this time.
31
General Guidelines
22
Light should be contained on the site and not spill over onto adjacent
There is no excessive spillover.
None.
properties or streets;
23
Light should be shielded, recessed or flush -mounted to eliminate glare. All
Proposed wall fixtures are frill cutoff
None.
fixtures with lamps emitting 3000 lumens or more must be full cutoff
fixtures.
fixtures.
24
Light levels exceeding 30 footcandles are not appropriate for display lots in
The maximum lighting level appears to
None.
the Entrance Corridors. Lower light levels will apply to most other uses in
be about 5 fc.
the Entrance Corridors.
25
Light should have the appearance of white light with a wane soft glow;
Proposed color temperature is 3000K,
None.
however, a consistent appearance throughout a site or development is
which is a wane white color.
required. Consequently, if existing lamps that emit non -white light are to
remain, new lamps may be required to match them.
26
Dark brown, dark bronze, or black are appropriate colors for free-standing
No pole lights are proposed.
None.
pole mounted light fixtures in the Entrance Corridors.
27
The height and scale of freestanding, pole -mounted light fixtures should be
No pole lights are proposed.
None.
compatible with the height and scale of 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
The proposed wall lights will have
None.
Corridors, the individual context of the site will be taken into consideration
limited impact given the distance
on a case by case basis.
between the building and the street.
29
The following note should be included on the lighting plan: "Each outdoor
-
The note does not appear on the plan.
Add the standard lighting
luminaire equipped with a lamp that emits 3,000 or more initial lumens
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-
Guidelines for the Use of Decorative Landscape Lighting
No decorative lighting is proposed.
None.
31
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to
None.
Block 5 has no EC frontage, but the
None.
reflect the landscaping characteristic of many of the area's significant
applicant proposes to grade the entire site
historic sites which is characterized by large shade trees and lawns.
with the development of this block. The
Landscaping should promote visual order within the Entrance Corridor and
applicant plans to install EC frontage
help to integrate buildings into the existing environment of the corridor.
trees in the future, with the development
of Blocks 3 and 4.
8
Continuity within the Entrance Corridor should be obtained by planting
different types of plant materials that share similar characteristics. Such
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
Consider installing the EC frontage trees
the following:
with the first block that is constructed.
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:
Provide large trees, 2%" caliper at
The applicant has indicated that trees
Provide large trees, 2%"
a. Large trees should be planted parallel to all interior roads. Such trees
planting, along Old Lynchburg, Country
along Old Lynchburg, Country Green,
caliper at planting, along
should be at least 2% inches caliper (measured six inches above the ground)
Green, and Mountainwood Roads, free
and Mountainwood Roads will be
both sides of the
and should be of a plant species common to the area. Such trees should be
of utilities and easements.
planted with the development of the
travelway located south
located at least every 40 feet on center.
blocks adjacent to these streets.
of the Block B building.
Adjust utilities as
34
Landscaping along interior pedestrian ways:
Where large shade trees are not already
a. Medium trees should be planted parallel to all interior pedestrian ways.
provided to meet other requirements,
Trees are not provided along the eastern
necessary.
Such trees should be at least 2% inches caliper (measured six inches above
provide medium trees, 2%" caliper at
end of the travelway located south of the
the ground) and should be of a species common to the area. Such trees
planting, along all paths and sidewalks.
proposed storage building. The proposed
should be located at least every 25 feet on center.
location of new stonnwater pipes limits
planting area.
35
Landscaping of parking areas:
Provide large trees, 2 %" caliper at
a. Large trees should align the perimeter of parking areas, located 40 feet
planting, 40' on center along the
on center. Trees should be planted in the interior of parking areas at the rate
perimeter of all parking areas.
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
height.
36
Landscaping of buildings and other structures:
None at this time.
Perimeter parking lot trees also function
None.
a. Trees or other vegetation should be planted along the front of long
to soften the appearance of the storage
buildings as necessary to soften the appearance of exterior walls. The
building.
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
None.
Proposed species 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
None.
The note appears on the plans.
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
Development pattern
6
Site development should be sensitive to the existing natural landscape and
Note that the retail, office and hotel
The site is currently wooded; all trees
None.
should contribute to the creation of an organized development plan. This
buildings will need to have fully
would be removed from the site to
may be accomplished, to the extent practical, by preserving the trees and
designed fronts on elevations visible
accommodate the proposed development.
rolling terrain typical of the area; planting new trees along streets and
from the EC street.
The rolling terrain will not be preserved,
pedestrian ways and choosing species that reflect native forest elements;
but the Block 5 building (and possibly
insuring that any grading will blend into the surrounding topography
others) will take advantage of the change
thereby creating a continuous landscape; preserving, to the extent practical,
in grade to reduce the perceived scale of
existing significant river and stream valleys which may be located on the
the structure.
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 Entrance Corridor
The Block 5 building is oriented parallel
None.
street and to other development within the corridor should be as follows:
to the EC street. The road system appears
a. An organized pattern of roads, service lanes, bike paths, and pedestrian
organized. Pedestrian connections are
walks should guide the layout of the site.
provided. The site will be cleared. No
b. In general, buildings fronting the Entrance Corridor street should be
views are expected to be compromised.
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
Integrate retaining walls with nearby site
A retaining wall with a maximum height
None.
conditions by limiting the use of retaining walls and by shaping the terrain
features.
of 10' extends from the middle of the
through the use of smooth, rounded land forms that blend with the existing
western building wall. Winter Jasmine is
terrain. Steep cut or fill sections are generally unacceptable. Proposed
proposed on the street side of the wall. It
contours on the grading plan shall be rounded with a ten foot minimum radius
will not grow as tall as the wall. The
where they meet the adjacent condition. Final grading should achieve a
distance from the street will mitigate
natural, rather than engineered, appearance. Retaining walls 6 feet in height
visual impacts.
and taller, when necessary, shall be terraced and planted to blend with the
landscape.
41
No grading, trenching, or tunneling should occur within the drip line of any
None.
No trees are proposed to be retained.
None.
trees or other existing features designated for preservation in the final
Certificate of Appropriateness. Adequate tree protection fencing should be
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 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.
44
Natural drainage patterns (or to the extent required, new drainage patterns)
None.
The utility plans show new stormwater
None.
should be incorporated into the finished site to the extent possible.
pipes connecting to existing systems just
east and west of the development.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The proposed materials and colors for the storage building and for the overall development.
2. The architectural revisions to the storage building design.
3. The design of the rooftop mechanical equipment screen.
Staff recommends approval with the following conditions:
1. Provide large trees, 2%" caliper at planting, along both sides of the travelway located south of the Block B building. Adjust utilities as necessary.
2. Add the standard lighting note to the plan. "Each outdoor luminalre 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."
3. Adjust the location and/or length of the rooftop mechanical equipment screen to correspond more with the overall architectural design. Provide a rooftop screen detail in the architectural drawings.
4. Provide manufacturer's names and color names/numbers for each proposed material.
ATTACHMENTS
Attach. A — ABC Block 5 Site Plan
Attach. B — ABC Block 5 Architectural Plan
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10
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
FINAL SITE PLAN BLOCK 5
C1
Cover
12/21/2020
C2
Approved /ZMA201900003 Proffers
C3
ABC Performance Agreement
C4
Existing Conditions: Overview
C5
Existing Conditions: Block 2-5
C6
Site & Utility Plan
C7
Grading & Utility Plan
C10
Lighting Plan
Cll
Landscape Plan
C 12
Landscape and Site Details
C 15
Site & ACSA Details
ARCHITECTURAL PLANS
1
Cover
12/21/2020
2
Narrative
3
Site Plan Block 5
4
Existing Site Conditions vs New Development
5
Exterior Elevations and Finish Materials
6
Exterior Elevations
7
Site Sections
8
Schematic Floor Plans
11