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HomeMy WebLinkAboutARB202100059 Staff Report 2021-07-06ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2021-59: Albemarle Business Center — Office Building — Preliminary Review Type Preliminary review of a Site Development Plan and an architectural design Parcel Identification 07600-00-00-05400 Location At the west comer of the intersection of Wahoo Way and 51 Street Zoned Neighborhood Model District (NMD) / Entrance Corridor (EC) Owner/Applicant 51h Street Forest LLC / BRW Architects PC (Bruce Wardell) Magisterial District Scottsville Proposal To construct a 4-story office building with a footprint of approximately 17,000 sf and associated site improvements. 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 With frontage on 51 Street Extended, the office building will be readily visible from the Entrance Corridor street. ARB Meeting Date July 6, 2021 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB recommended approval of the Initial Site Plan for the overall Albemarle Business Campus development on December 7, 2020. On February 1, 2021, the ARB approved the storage building in Block 5 of this development. Conditions of approval for Block 5 were satisfied on June 17, 2021. Grading and clearing of the overall site are under way. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Purpose, Compatibility with significant historic sites, Compatibility with the character of the Entrance Corridor, Structure design 1 The goal of the regulation of the design of development within The proposed building design is Consider changes to the the designated Entrance Corridors is to insure that new contemporary in style. It is not a strong building design to development within the corridors reflects the traditional reflection of the traditional architecture of establish a greater architecture of the area. Therefore, it is the purpose of ARB the area. It features glass corners; the connection to the historic review and of these Guidelines, that proposed development primary one at the southeast has a roof that architecture of the area. within the designated Entrance Corridors reflect elements of angles up and out over the corner. The design characteristic of the significant historical landmarks, emphasis on glass is not a feature of local Provide additional buildings, and structures of the Charlottesville and Albemarle historic architecture, but the central portions information to clarify the area, and to promote orderly and attractive development within of the proposed building are rendered in use of fiber cement these corridors. Applicants should note that replication of historic white brick above a darker brick lower panels in the window structures is neither required nor desired. story. Brick is representative of local traditional building materials. The openings. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of elevations do not identify other materials. Provide material samples, buildings, land, and vegetation. In order to accomplish the including glass samples integration of buildings, land, and vegetation characteristic of The proposed building height is 4 stories. and specs, for review. these sites, the Guidelines require attention to four primary That height is not typical of local historic factors: compatibility with significant historic sites in the area; architecture, but it is compatible with the Revise the elevation the character of the Entrance Corridor; site development and nearby apartment buildings and the building drawings to include more layout: and landscaping. height is modulated by the lowest story being set mostly below street level. The complete materials identification. 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically mass and scale of the building are tempered significant buildings in the Charlottesville and Albemarle area. by the juxtaposition of the glass and brick Photographs of historic buildings in the area, as well as drawings forms. of architectural features, which provide important examples of this tradition are contained in Appendix A. Window openings in the brick are partially filled with fiber cement panels. This is not 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 traditional window treatment. Depending on historic structures is not intended to impose a rigid design the size and color, these panels could help solution for new development. Replication of the design of the visually connect the brick walls to the glass important historic sites in the area is neither intended nor desired. walls, which appear to include black The Guideline's standard of compatibility can be met through spandrel glass. Additional information is building scale, materials, and forms which may be embodied in needed to clarify the treatment of the architecture which is contemporary as well as traditional. The windows in the brick walls. Guidelines allow individuality in design to accommodate varying tastes as well as s ecial functional requirements. Entrances are located on the east and west sides of the building. They are marked by 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural characteristics throughout the canopies supported by steel tubing, the Entrance Corridor in order to achieve unity and coherence. eastern one of which angles upward from Building designs should demonstrate sensitivity to other nearby the building. 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. 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 Coun is not the objective of these guidelines. 10 Buildings should relate to their site and the surrounding context of buildings. 11 The overall design of buildings should have human scale. Scale The lowest story of the building is held None. should be integral to the building and site design. mostly below street level, but the top of the wall is visible from the street, where it acts like a water table and helps provide human scale. 12 Architecture proposed within the Entrance Corridor should use The repetition of glass elements at the None. forms, shapes, scale, and materials to create a cohesive whole. building's comers, the continuous dark brick base, and (possibly) the use of dark siding panels in the window openings of the brick walls help create a cohesive whole. 13 Any appearance of "blankness" resulting from building design Blankness is not a characteristic of the None. should be relieved using design detail or vegetation, or both. proposed design. 14 Arcades, colonnades, or other architectural connecting devices The current proposal is for a single building. None. should be used to unify groups of buildings within a Physical connecting devices are not develo ment. proposed between buildings in the development. 15 Trademark buildings and related features should be modified to The building does not have the appearance None. meet the re uirements of the Guidelines. of a trademark design. 16 Window glass in the Entrance Corridors should not be highly tinted Glass samples have not been provided, but a Provide glass samples or highly reflective. Window glass in the Entrance Corridors note in the plan states, "Clear glass and specs for review. should meet the following criteria: Visible light transmittance storefront system will meet entrance (VLT) shall not drop below 40%. Visible light reflectance (VLR) corridor guidelines." shall not exceed 30%. Specifications on the proposed window lass should be submitted with the application.forfinal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the The plan shows an unlabeled symbol on the Revise the site plan to overall plan of development and shall, to the extent possible, be EC side of the building that could be label the symbol shown com atible with the building designs used on the site. equipment. This is not an appropriate location for equipment. on the EC side of the building. 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 The elevations show a rooftop structure, but Show the locations of street, screening should be provided to eliminate visibility. a. no details are provided. ground- and building - Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, mounted equipment and e. Mechanical equipment, show how visibility from f. Above -ground utilities, and g. Chain link fence, barbed wire, the Entrance Corridor razor wire, and similar security fencing devices. will be eliminated. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of. Revise the drawings to a. Walls, b. Plantings, and c. Fencing. clarify the rooftop structure. 20 Surface runoff structures and detention ponds should be designed No above -ground stormwater facilities are None. to fit into the natural topography to avoid the need for screening. proposed. When visible from the Entrance Corridor street, these features must be frilly integrated into the landscape. They should not have the atmearance of enizineered features. 21 The following note should be added to the site plan and the The note appears on the cover sheet of the Add the standard architectural plan: "Visibility of all mechanical equipment from site plan, but it is not included on the mechanical equipment the Entrance Corridor shall be eliminated." architectural plans. note to the architectural plans. 22-31 Lighting The site plan includes no lighting. None at this time. Landscaping 7 The requirements of the Guidelines regarding landscaping are Pin Oaks are proposed, 3%" caliper at None. intended to reflect the landscaping characteristic of many of the planting, 35' on center, along the EC street, area's significant historic sites which is characterized by large in the right-of-way. Weeping cherry trees shade trees and lawns. Landscaping should promote visual order are also proposed, interspersed at irregular within the Entrance Corridor and help to integrate buildings into intervals. The planting strip is 8' wide. the existin 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 up on 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'/z 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: Trees along interior roads in this None. a. Large trees should be planted parallel to all interior roads. Such development are addressed in other site trees should be at least 2% inches caliper (measured six inches plans. 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: Interior road and parking lot perimeter trees None. a. Medium trees should be planted parallel to all interior double as pedestrian way trees in many edestrian ways. Such trees should be at least 2% inches caliper places. Trees are provided along both sides (measured six inches above the ground) and should be of a of the path located in the park west of the species common to the area. Such trees should be located at least building. every 25 feet on center. 35 Landscaping of parking areas: London Planetrees are proposed along the Add two interior parking a. Large trees should align the perimeter of parking areas, located south and east sides of the parking lot, lot trees, 2'/z" caliper at 40 feet on center. Trees should be planted in the interior of averaging 40' on center, 2%" caliper at planting. parking areas at the rate of one tree for every 10 parking spaces planting. provided and should be evenly distributed throughout the interior Add a row of shrubs of the parking area. 111 parking spaces are proposed, requiring along the east side, and b. Trees required by the preceding paragraph should measure 2% 11 interior trees. 9 interior trees are along the eastern end of inches caliper (measured six inches above the ground); should be proposed. the south side, of the evenly spaced; and should be of a species common to the area. parking lot, 24" high Such trees should be planted in planters or medians sufficiently No shrubs are provided around the parking minimum at planting. large to maintain the health of the tree and shall be protected by lot. Shrubs on the east side and the eastern curbing. end of the south side of the parking lot c. Shrubs should be provided as necessary to minimize the would soften the view from the EC street. parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 36 Landscaping of buildings and other structures: European Hornbeams, Regent Scholartrees Add shrubs to help a. Trees or other vegetation should be planted along the front of and London Planetrees are proposed in the integrate the retaining long buildings as necessary to soften the appearance of exterior park area on the west side of the building. walls into the landscape. walls. The spacing, size, and type of such trees or vegetation They will help soften the appearance of the should be determined by the length, height, and blankness of such west elevation. EC frontage trees will help Add shrubs along the east walls. to soften the appearance of the south side of and south sides of the b. Shrubs should be used to integrate the site, buildings, and other the building, but there is no landscaping parking lot. structures; dumpsters, accessory buildings and structures; "drive proposed directly adjacent to the building. thru" windows; service areas; and signs. Shrubs should measure A group of cryptomeria is proposed at the Revise the plan to at least 24 inches in height. southeast corner of the site. There appears provide more to be an opportunity to include the retaining coordination among the walls, screening trees and parking lot trees retaining walls, screening in a more coordinated landscape along the trees, parking lot trees, frontage. and additional landscaping along the There are no shrubs proposed on site. south side of the site. Shrubs could help integrate the retaining walls into the landscape and could soften the appearance of the parking lot. 37 Plantspecies: a. Plantspecies required should be as approved by The species are found on the various lists. None. the Staff based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants for Virginia Lands ca es A endix D . 38 Plant health: The following note should be added to the landscape The note appears on the landscape plan. None. 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 supoort the overall health of theplant." Site Development and layout Development paftern 6 Site development should be sensitive to the existing natural A 10' wide path is shown along the EC None. landscape and should contribute to the creation of an organized street. Steps are proposed leading down development plan. This may be accomplished, to the extent from street level to a park on the west side practical, by preserving the trees and rolling terrain typical of the of the building. A path is proposed through area; planting new trees along streets and pedestrian ways and the park, connecting to sidewalks interior to choosing species that reflect native forest elements; insuring that the site. A sidewalk is also provided east of any grading will blend into the surrounding topography thereby the parking lot along Wahoo Way. creating a continuous landscape; preserving, to the extent practical, existing significant river and stream valleys which may The proposed building is oriented parallel to be located on the site and integrating these features into the the street. A greenway is proposed along the design of surrounding development; and limiting the building corridor frontage. mass and height to a scale that does not overpower the natural settin s of the site, or the Entrance Corridor. Trees and rolling terrain will not be preserved. Street trees are proposed, as is 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor interior landscaping. should be as follows: a. An organized pattern of roads, service lanes, bike paths, and Existing views are not expected to be pedestrian walks should guide the layout of the site. impacted. 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 The ground story of the proposed building Revise the plan to surrounding conditions by limiting the use of retaining walls and by is mostly below street level. Retaining walls provide more shaping the terrain through the use of smooth, rounded land forms extend from the building to the east and the coordination among the that blend with the existing terrain. Steep cut or fill sections are west. At the west, the wall is punctuated by retaining walls, screening generally unacceptable. Proposed contours on the grading plan shall steps leading down to the park. At the east, trees, parking lot trees, be rounded with a ten foot minimum radius where they meet the the wall is not coordinated with the parking and additional adjacent condition. Final grading should achieve a natural, rather lot or with landscaping. Retaining wall landscaping along the than engineered, appearance. Retaining walls 6 feet in height and material is not identified on the site plan, south side of the site. taller, when necessary, shall be terraced and planted to blend with although the renderings suggest that it the landscape. matches the darker brick of the building Indicate retaining wall base. material on the site plan. Provide coordination with the material of the building's base. 41 No grading, trenching, or tunneling should occur within the drip No trees are proposed to be retained. None. line of any 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 Dlans. 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 a ui ment within this area. 44 Natural drainage patterns (or to the extent required, new drainage The utility plans show new stormwater None. patterns) should be incorporated into the finished site to the pipes connecting to existing systems to the extent possible. east. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion 1. The architectural design, the amount of glass used, the fiber cement panels in the window openings 2. The landscape design, frontage planting, shrubs 3. The retaining wall on the south side of the site Staff offers the following comments on the preliminary plan: 1. Consider changes to the building design to establish a greater connection to the historic architecture of the area. 2. Provide additional information to clarify the use of fiber cement panels in the window openings. 3. Provide material samples, including glass samples and specs, for review. 4. Revise the elevation drawings to include more complete materials identification. 5. Revise the site plan to label the symbol shown on the EC side of the building. 6. Show the locations of ground- and building -mounted equipment and show how visibility from the Entrance Corridor will be eliminated. 7. Revise the drawings to clarify the rooftop structure. 8. Add the standard mechanical equipment note to the architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 9. Add two interior parking lot trees, 2%:" caliper at planting. 10. Add a row of shrubs along the east side, and along the eastern end of the south side, of the parking lot, 24" high minimum at planting. 11. Add shrubs to help integrate the retaining walls into the landscape. 12. Add shrubs along the east and south sides of the parking lot. 13. Revise the plan to provide more coordination among the retaining walls, screening trees, parking lot trees, and additional landscaping along the south side of the site. 14. Indicate retaining wall material on the site plan. Provide coordination with the material of the building's base. ATTACHMENTS Attach. 1: ARB2021-59: Albemarle Business Center Architectural Drawings Attach. 2: ARB2021-59: Albemarle Business Center Site Plan TABLE A This report is based on the following submittal items: Sheet Drawing Name Drawing Date/Revision Date Site Plan SHEETINDEX 10-5-2020 C1 COVER C2 EXISTING CONDITIONS OVERVIEW C] EXISTING CONDITIONS C6 EXISTING CONDITIONS CS SITE PLAN C6 SITE PLAN C7 SITE PLAN C6 GRADING 6 UTILITY PLAN C9 GRADING 6 UTILITY PLAN C70 LANDSCAPE PLAN C11 LANDSCAPE PLAN C12 LANDSCAPF PLAN C12 LANDSCAPE DETAILS Architectural Plans Cover sheet, context map, project narrative and views from street, site plan, elevations — overview, southeast May 24, 2021 conceptual render, south and east elevations, west conceptual render, west elevation, conceptual renders — office park, representative materials and finishes 10