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HomeMy WebLinkAboutARB202100006 Staff Report 2021-02-24ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2021-06: Parking Lot Elevator & Stair Replacement at Charlottesville -Albemarle Airport Review Type Minor Amendment Parcel Identification 03200-00-00-01000 Location 15 Aviation Drive Zoned Rural Area (RA) / Entrance Corridor (EC) Owner/Applicant Charlottesville -Albemarle Airport Authority / Talbert & Bright (Christopher Jaeger) Magisterial District White Hall Proposal To remove the central parking lot elevator and flanking stairs; to construct two elevator pavilions, and to complete associated improvements. Context and Visibility The airport property is located at the western terminus of the Airport Road Entrance Corridor. The new elevator pavilions, located north and south of the central structure, are located approximately 650'and 900' from the Airport Road EC. Although this distance mitigates impacts to a large degree, the pavilion structures have increased mass and height that will make them visible from some vantage points. ARB Meeting Date March 1, 2021 Staff Contact Margaret Maliszewski PROJECT HISTORY A Letter of Revision was approved on August 24, 2016 to replace the steps leading from the long-term parking lot to the airport terminal building. The steps were replaced in the same location using pre -cast concrete treads, brick risers and handrails matching those that lead from the airport to the elevator. In January 22, 2019, the ARB reviewed an application to replace the existing central elevator and flanking stairs with a 2-story entrance pavilion enclosing new elevators, escalators and stairs to provide access from the long-term parking lot to the terminal building, along with a new canopy to connect the pavilion with the terminal building. That project received a Certificate of Appropriateness in February 2019. It was not constructed and the project is being replaced with the current proposal. PROJECT DETAILS This proposal includes the removal of the central stairs and elevator leading from the parking lot to the terminal building, infill of masonry walls at the existing patio lookout, and replacement of landscaping in that area; construction of an elevator pavilion at both the north and south stairs leading from the parking lot to the terminal building with canopies connecting to the canopy at the terminal building; and associated lighting changes and landscaping. A reduction in parking spaces results from the proposed changes. (See Figure 1.) ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION GENERAL GUIDELINES ftrpose 1 The goal of the regulation of the design of development Construction of the airport terminal building See #9, below. within the designated Entrance Corridors is to insure that predates the establishment of the Entrance new development within the corridors reflects the Corridors. The terminal design is contemporary. traditional architecture of the area. Therefore, it is the Orderly and attractive development would be purpose of ARB review and of these Guidelines, that promoted in this case with elevator pavilion proposed development within the designated Entrance designs that are compatible with the design of the Corridors reflect elements of design characteristic of the terminal. 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. Conwalibility with significant historic sites: 3 New structures and substantial additions to existing The elevator pavilion and canopy additions are See #9, below. structures should respect the traditions of the architecture consistent in form, material and color with the of historically significant buildings in the Charlottesville existing terminal building, which predates the and Albemarle area. Photographs of historic buildings in establishment of the ECs. With this level of the area, as well as drawings of architectural features, compatibility, the new construction is expected to which provide important examples of this tradition are have an appropriate appearance from the EC. 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 re uirements. Compatibility with the character of the Entrance Corridor 5 It is also an important objective of the Guidelines to The proposed pavilion designs are compatible with None. establish a pattern of compatible architectural the terminal building; visual unity and coherence characteristics throughout the Entrance Corridor in order are an anticipated result. 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,Aith the significant historic sites in the area. Site development and layout 6 Site development should be sensitive to the existing The proposed mass and height of the elevator None. natural landscape and should contribute to the creation of pavilions are expected to blend with the existing an organized development plan. This may be terminal building; they are not expected to accomplished, to the extent practical, by preserving the overpower the setting. The new elevator pavilions trees and rolling terrain typical of the area; planting new are symmetrically placed at the ends of the trees along streets and pedestrian ways and choosing terminal canopy, so the organization of the site species that reflect native forest elements; insuring that would be maintained. any grading will blend into the surrounding topography thereby creating a continuous landscape; preserving, to the extent practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design of surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. Landscaping 7 The requirements of the Guidelines regarding landscaping Landscaping in the area of the demolished elevator See landscaping are intended to reflect the landscaping characteristic of and stairs and in the area of the new elevators recommendations, below. many of the area's significant historic sites which is would help integrate the structures into the characterized by large shade trees and lawns. Landscaping surroundings. should promote visual order within the Entrance Corridor and help to integrate buildings into the existing environment of the corridor. 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. SPECIFIC GUIDELINES CompadbUity with significant historic sites Structure design 9 Building forms and features, including roofs, windows, The design of the proposed elevator pavilions is Revise the plan to doors, materials, colors and textures should be compatible contemporary in style and character. It does not indicate that the masonry with the forms and features of the significant historic exhibit a strong connection to the historic infill walls at the patio buildings in the area, exemplified by (but not limited to) architecture of the area, but the forms, materials lookout will be the buildings described in Appendix A [of the design and colors relate closely to the surrounding context constructed of material to guidelines]. The standard of compatibility can be met of the airport terminal building. (Materials and match the existing wall. through scale, materials, and forms which may be colors are proposed to match existing.) This embodied in architecture which is contemporary as well as connection is important and appropriate. traditional. The replication of important historic sites in Albemarle Coan is not the objective of these guidelines. The proposal calls for the addition of masonry walls to infill the patio lookout wall following 10 Buildings should relate to their site and the surrounding context of buildin s. demolition of the central elevator and stairs. The applicant has confirmed that the new material will 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a match existing, but the plans do not state this. cohesive whole. I I The overall design of buildings should have human scale. The elevator towers have more of a monumental None. Scale should be integral to the building and site design. scale than a human one, but the scale is consistent with the overall airport design and is expected to appear appropriate from the EC. 13 Any appearance of "blankness" resulting from building Blankness is not a characteristic of the proposed None. design should be relieved using design detail or design. veizetation, or both. 14 Arcades, colonnades, or other architectural connecting Canopies are proposed to connect the elevator None. devices should be used to unify groups of buildings within pavilions to the main terminal building. a development. 15 Trademark buildings and related features should be The proposed design is not a trademark design. None. modified to meet the requirements of the Guidelines. 16 Window glass in the Entrance Corridors should not be Proposed window glass is low-E insulated glazing None. highly tinted or highly reflective. Window glass in the to match the existing glass in the terminal building. Entrance Corridors should meet the following criteria: This is expected to result in an appropriate Visible light transmittance (VLT) shall not drop below appearance for the EC. 40%. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application.forfinal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated Equipment associated with the elevator pavilions is None. into the overall plan of development and shall, to the contained within the buildings. extent possible, be compatible with the building designs used on the site. 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 impact on the Entrance Corridor street, screening should be provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of. a. Walls, b. Plantings, and c. Fencing. 20 Surface runoff structures and detention ponds should be No new above -ground stormwater features are None. designed to fit into the natural topography to avoid the need proposed. for screening. visible from the 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 The note does not appear on the plans. Add the standard architectural plan: "Visibility of all mechanical equipment mechanical equipment from the Entrance Corridor shall be eliminated." note to the site and architectural plans. Lighting General Guidelines 22 Light should be contained on the site and not spill over The project area is internal to the site and new None. onto adjacent properties or streets; lights would not contribute to spillover beyond the property lines. 23 Light should be shielded, recessed or flush -mounted to All proposed fixtures are full cutoff styles. None. eliminate glare. All fixtures with lamps emitting 3000 lumens or more must be full cutoff fixtures. 24 Light levels exceeding 30 footcandles are not appropriate Light levels reach 26.9 footcandles. Maintaining a Revise the lighting plan for display lots in the Entrance Corridors. Lower light maximum of 20 footcandles would be consistent to maintain a maximum levels will apply to most other uses in the Entrance with most non -display lots in the ECs. illumination level of 20 fc Corridors. at the ground. 25 Light should have the appearance of white light with a Proposed fixtures have color temperatures of Consider revising light warm soft glow; however, a consistent appearance 3500K and 4000K. Fixtures in the 2000K — 3000K fixtures to those with throughout a site or development is required. range would produce a warmer light, but the pole color temperatures in the Consequently, if existing lamps that emit non -white light fixtures are consistent with previous approvals. 2000K — 3000K range. are to remain, new lamps may be required to match them. 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. 26 Dark brown, dark bronze, or black are appropriate colors Pole fixtures are proposed with a black finish to None. for free-standing pole mounted light fixtures in the match existing. Entrance Corridors. 27 The height and scale of freestanding, pole -mounted light Pole lights have a maximum height of 20'. None. fixtures should be 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. 29 The following note should be included on the lighting The note appears on the plan. None. 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." Guidelines or the Use o Decorative Landscape Lighting 30 light used for decorative effect shall: Decorative lighting is not proposed. None. a. be compatible with the character of the Entrance Corridor. Compatibility of exterior lighting and lighting fixtures is assessed in terms of design, use, size, scale, color, and brightness. b. impact only the immediate site. The effect of the illumination should not be discernible from distances along the Entrance Corridor. 31 Where used for decorative effect, outdoor light fixtures Decorative lighting is not proposed. None. shall: a. be equipped with automatic timing devices and shall be extinguished between the hours of 11:00 p.m. and dawn. b. be shielded and focused to eliminate glare. Glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of mounting height, wattage, aiming angle, fixture placement, etc. c. be cutoff luminaires, aimed so as not to project their output beyond the objects intended to be illuminated; or non -cutoff luminaires, equipped with glare shields, visors, barn doors, and/or other similar shielding accessories as required to meet the following criteria: Light distribution from all lighting installations shall be cut-off at all angles beyond those required to restrict direct illumination to within the perimeter of the landscape feature being illuminated. d. never exceed 3,000 lumens. Further restrictions on lumens in be imposed by the ARB. e. not be modified to reflect seasonal colors. f. be of a number that is compatible with the scale of the object and the development to be illuminated, such that the light emitted will not over -illuminate or overpower the site, as determined by the ARB. Landscaping 32 Landscaping along the frontage of Entrance Corridor The area of the proposed work is not adjacent to None. streets should include the following: the street. 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: No interior roads are proposed with this plan. None. a. Large trees should be planted parallel to all interior roads. Such trees should be at least 2% inches caliper (measured six inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: No new pedestrian ways are proposed with this None. a. Medium trees should be planted parallel to all interior plan. 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: The project areas are adjacent to an existing Identify on the plan the a. Large trees should align the perimeter of parking areas, parking lot and some landscaping is proposed to be trees and shrubs to be located 40 feet on center. Trees should be planted in the removed. The landscape plan does not detail the demolished and provide a interior of parking areas at the rate of one tree for every 10 trees/shrubs to be removed, but it does show new landscape schedule for parking spaces provided and should be evenly distributed trees and shrubs to be planted. A landscape proposed landscaping. throughout the interior of the parking area. schedule was not included in this plan set. b. Trees required by the preceding paragraph should measure 2'/z 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: Landscaping near the demolished elevator and Provide a landscape a. Trees or other vegetation should be planted along the stairs and in the area of the new elevators would schedule for proposed front of long buildings as necessary to soften the help integrate the structures into the surroundings. landscaping. appearance of exterior walls. The spacing, size, and type Trees and shrubs are proposed in these areas, but a of such trees or vegetation should be determined by the landscape schedule has not been provided. 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 based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants or Vir nia Landscapes (Appendix D . 38 Plant health: The following note should be added to the The note does not appear on the plan. Add the standard plant landscape plan: "All site plantings of trees and shrubs shall health note to the plan. 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 lant.- Site Development and layout Develo meat Dattern 39 The relationship of buildings and other structures to the The elevator pavilions follow the orientation of the None. Entrance Corridor street and to other development within main building. Connections are provided to the corridor should be as follows: existing pedestrian and vehicular circulation a. An organized pattern of roads, service lanes, bike paths, systems. The project area is already developed, and pedestrian walks should guide the layout of the site. with no open spaces or natural features present. b. In general, buildings fronting the Entrance Corridor Views are not expected to change because of this street should be parallel to the street. Building groupings proposal. 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 existina views and vistas on and around the site. Site Grading 40 Site grading should maintain the basic relationship of the Minimal grading will be needed around the None. site to surrounding conditions by limiting the use of existing elevator and stairs. retaining walls and by shaping the terrain through the use of smooth, rounded land forms that blend with the existing terrain. Steep cut or fill sections are generally unacceptable. Proposed contours on the grading plan shall be rounded with a ten foot minimum radius where they meet the adjacent condition. Final grading should achieve a natural, rather than engineered, appearance. Retaining walls 6 feet in height and taller, when necessary, shall be terraced and planted to blend with the landsca e. 41 No grading, trenching, or tunneling should occur within the No grading is proposed within the driplines of trees None. drip line of any trees or other existing features designated to remain. for preservation in the final Certificate of Appropriateness. Adequate tree protection fencing should be shown on, and 10 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 com letion 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 Tie-ins to the existing drainage system will be None. drainage patterns) should be incorporated into the finished provided. site to the extent ossible. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The architectural design of the elevator pavilions. 2. Proposed lighting and landscaping. Staff recommends approval of the proposal with the following conditions: 1. Revise the plan to indicate that the masonry infill walls at the patio lookout will be constructed of material to match the existing wall. 2. Add the standard mechanical equipment note to the site and architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. " 3. Revise the lighting plan to maintain a maximum illumination level of 20 fc at the ground. 4. Consider revising light fixtures to those with color temperatures in the 2000K — 3000K range. 5. Identify on the plan the trees and shrubs to be demolished. 6. Provide a landscape schedule for proposed landscaping. 7. Add the standard plant health note to the 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 the plant." ATTACHMENTS Attach. 1: ARB2021-06: Airport Elevators & Stairs Site and Architectural Drawings 11 x<_ P., .77 ' . s TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date cl (AVER SHEET December 2020 C2 GENERAL LAYOUT & NOTES CS SITE PLAN E1 NORTH AND SOUTH ELEVATORS PARTIAL PLAN - LIGHTING PHOTOMEiRICS E2 PARTIAL SITE PLAN - PHOTOIr MICS ES DETAILS L1 CONCEPTUAL LANDSCAPE PLAN Al ARCHITECTURAL SITE PLAN - OPTION B A2 ARCHITECTURAL LEVEL 2 - OPTION B A9 ARCHITECTURAL: LEVEL 1 - OPTION S A4 ARCHITECTURAL: ELEVATIONS - onm B A5 ARCHITECTURAL: SECTIONS - OPTION B AS ARCHITECTURAL: CEILING PLAN - OPTION B A7 ARCHITECTURAL: PAR10N0 PERSPECTIVE VIEW - B AS ARCHITECTURAL: AXONOAEiAIC NORTH PAVILION A9 ARCHITECTURAL: AXONOAETRIC SOUTH PAVILION A10 ARCHITECTURAL EAST APPROACH VIEW FROM ENTIRMCE COMM (W1 TREES) All ARCHITECTURAL: EXTERIOR FINISHES REF #1 SDP-2014 OW19: SHEET 1 REF #2 SOP-2014-OW19: SHEET40F2? Supplementary information: Project description, materials list and photos, EC photos, photos of terminal, elevator and stairs December 21, 2021 13