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HomeMy WebLinkAboutARB202100092 Staff Report 2021-09-09ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2021-92: Albemarle Business Campus Apartments Review Type Preliminary review of a Site Development Plan and architectural design Parcel Identification 07600-00-00-046AA Location South of Mountainwood Road, north of Country Green Road, west of Old Lynchburg Road Zoned Neighborhood Model District (NMD) / Entrance Corridor (EC) Owner/Applicant 51 Street Forest LLC / The Gaines Group (Paul Tassell) Magisterial District Scottsville Proposal To construct five apartment buildings and a clubhouse with swimming pool, with associated site improvements. Context Multi -family residential development is located to the north and west. To the south is (primarily) single-family detached residences and mobiles homes. The Region Ten office building is to the northeast. Visibility The apartment complex site is not adjacent to the EC street. Visibility from the EC will be limited by the distance from the EC and the intervening development and wooded area. If properties between the site and the EC redevelop and trees are removed, visibility would significantly increase. ARB Meeting Date September 7, 2021 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB reviewed and recommended approval of the Initial Site Plan for the overall ABC development in 2020, reviewed and approved the Block 5 storage building in 2020-2021 and reviewed the preliminary plan for the ABC office building in July 2021. ANALYSIS Gray highligh = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial REF GUIDELINE ISSUE RECOMMENDATION GENERAL GUIDELINES Purpose; Compatibility with significant historic sites; Overall, the forms and features of the None. Compatibility with the character of the Entrance Corridor; proposed apartment buildings are Structure design contemporary in style and they do not have a strong connection to the historic 1 The goal of the regulation of the design of development within the designated Entrance Corridors is to insure that new development architecture of the area. The light-colored within the corridors reflects the traditional architecture of the area. "Cobblestone" Hardie panel siding could Therefore, it is the purpose of ARB review and of these Guidelines, make the buildings more obvious in the that proposed development within the designated Entrance setting, even at a distance, but the design Corridors reflect elements of design characteristic of the signific is expected to have minimal visual impact historical landmarks, buildings, and structures of the Charlottesvd on the EC street due to the distance from and Albemarle area, and to promote orderly and attractive the street and because intervening development within these corridors. Applicants should note that development will block some views. As re lication of historic structures is neither required nor desired. viewed from the EC street, the apartment buildings are expected to contribute to an 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, orderly appearance along the corridor. land, and vegetation. In order to accomplish the integration of The proposed materials (brick and fiber buildings, land, and vegetation characteristic of these sites, the cement panels) do refer to materials that Guidelines require attention to four primary factors: compatibility were used historically, so a minimal with significant historic sites in the area; the character of the connection is established. Entrance Corridor; site development and layout; and landscaping. 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. 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. 5 It is also an important objective of the Guidelines to establish a Some characteristics of the proposed None. pattern of compatible architectural characteristics throughout the buildings are consistent with nearby Entrance Corridor in order to achieve unity and coherence. development. The contemporary building Building designs should demonstrate sensitivity to other nearby style, the materials and the proposed structures within the Entrance Corridor. Where a designated colors (dark grey brick and fiber cement corridor is substantially developed, these Guidelines require siding in tan, brown and wood tones) are striking a careful balance between harmonizing new development compatible with other buildings approved with the existing character of the corridor and achieving or proposed within the ABC development. comoatibilitv with the significant historic sites in the area. Light grey block, off-white and beige EFIS, and off-white and black brick were 10 Buildings should relate to their site and the surrounding context of buildings. approved for the ABC storage building. White and grey brick and dark grey fiber 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. cement panels were proposed for the ABC office building. Inset panels were used in the ABC office building. The proposed building size is similar to nearby apartment buildings. 11 The overall design of buildings should have human scale. Scale Changes in materials and colors, a variety None. should be integral to the building and site design. of siding types, and some relief in the wall surfaces help establish human scale. 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. proposal. 14 Arcades, colonnades, or other architectural connecting devices Connecting devices are not proposed and None. should be used to unify groups of buildings within a development. would not likely have a significant visual impact on the EC street. 15 Trademark buildings and related features should be modified to The proposed buildings do not have the None. meet the re uirements of the Guidelines. appearance of trademark designs. 16 Window glass in the Entrance Corridors should not be highly tinted or Window glass specs have not been None. highly reflective. Window glass in the Entrance Corridors should provided, but given the distance from the meet the following criteria: Visible light transmittance (VLT) shall street, the glass is not expected to have a not drop below 40%. Visible light reflectance (VLR) shall not significant visual impact. exceed 30%. Specifications on the proposed window glass should be submitted with the a lication or mal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the Dumpsters and ground -mounted None. overall plan of development and shall, to the extent possible, be equipment are not expected to be visible com atible with the building designs used on the site. from the EC street. Site sections show that rooftop equipment won't be visible from 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will the EC. 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 designed to The development would use the None. fit into the natural topography to avoid the need for screening. When stormwater pond on the adjacent parcel, visible from the Entrance Corridor street, these features must be frilly which is not visible from the EC. 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 Site sections were provided to indicate the Add the standard architectural plan: "Visibility of all mechanical equipment from the anticipated level of visibility of the mechanical equipment Entrance Corridor shall be eliminated." development, and to show that rooftop note to the site and equipment won't be visible, but the note architectural plans. does not appear on the plans. Lighting General Guidelines 22 Light should be contained on the site and not spill over onto The fixture cut sheets were not included Add the cuts sheets for adjacent properties or streets; in the site plan set, so conformity with the proposed light 23 Light should be shielded, recessed or flush -mounted to eliminate these guidelines cannot be assessed. fixtures to the lighting glaze. All fixtures with lamps emitting 3000 lumens or more must plan. be full cutoff fixtures. 24 Light levels exceeding 30 footcandles are not appropriate for The maximum proposed light level is 13.3 None. display lots in the Entrance Corridors. Lower light levels will apply fc. to most other uses in the Entrance Corridors. 25 Light should have the appearance of white light with a warm soft The fixture cut sheets were not included Add the cuts sheets for glow; however, a consistent appearance throughout a site or in the site plan set, so conformity with the proposed light development is required. Consequently, if existing lamps that emit these guidelines cannot be assessed. fixtures to the lighting non -white light are to remain, new lamps may be required to match plan. them. 26 Dark brown, dark bronze, or black are appropriate colors for free- standinP Dole mounted light fixtures in the Entrance Corridors. 27 The height and scale of freestanding, pole -mounted light fixtures Notes on the lighting plan indicate that None. should be compatible with the height and scale of the buildings and pole fixtures will be a maximum of 20' the sites they are illuminating, and with the use of the site. tall, including a 2' base. 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 The proposed lighting does not appear to None. Entrance Corridors, the individual context of the site will be taken be excessive and is not expected to have a into consideration on a case by case basis. negative impact on the EC street. 29 The following note should be included on the lighting plan: "Each The note appears on the lighting plan. None. 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." 30- Guidelines for the Use of Decorative Landscape Lighting Decorative lighting is not proposed. None. 31 Landscaping 7 The requirements of the Guidelines regarding landscaping are The plan incorporates a central grass area None. intended to reflect the landscaping characteristic of many of the surrounded by parking lots. A path runs area's significant historic sites which is characterized by large through the space, and trees are provided shade trees and lawns. Landscaping should promote visual order in an irregular pattern along the path. within the Entrance Corridor and help to integrate buildings into the existina environment of the corridor. 8 Continuity within the Entrance Corridor should be obtained by The landscape schedule lists nine tree Consider revising the planting different types of plant materials that share similar species and only two shrub species (with landscape plan to include characteristics. Such common elements allow for more flexibility in a total of 123 shrubs proposed). A greater a minimum of 5 different the design of structures because common landscape features will variety of shrubs species could support a shrub species. help to harmonize the appearance of development as seen from the healthier landscape. street u on which the Corridor is centered. 32 Landscaping along the frontage of Entrance Corridor streets should This site does not have frontage on the EC None. include the following: 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: Trees are provided along Country Green Provide large shade trees, a. Large trees should be planted parallel to all interior roads. Such and Mountainwood Roads at the required 2'/z" caliper at planting, trees should be at least 2'/z inches caliper (measured six inches spacing. The planting size is smaller than 40' on center, along Old above the ground) and should be of a plant species common to the the requirement on Mountainwood, which Lynchburg Road. area. Such trees should be located at least every 40 feet on center. is located at a distance from the EC. Along the western end of Country Green ornamental trees are substituted for large trees where utilities are located nearby. No street trees are shown along Old Lynchburg Rd. 34 Landscaping along interior pedestrian ways: Sidewalks are provided along the building None. a. Medium trees should be planted parallel to all interior pedestrian fronts and a path is provided through the ways. Such trees should be at least 2'/z inches caliper (measured six grass area located between parking lots. inches above the ground) and should be of a species common to the Landscaping is not shown adjacent to the area. Such trees should be located at least every 25 feet on center. building fronts, but some parking lot tree islands are nearby. Trees are provided in 36 Landscaping of buildings and other structures: a. Trees or other vegetation should be planted along the front of an irregular pattern along the central path. long buildings as necessary to soften the appearance of exterior walls. The 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. 35 Landscaping of parking areas: Some shrubs are provided in two Provide perimeter a. Large trees should align the perimeter of parking areas, located locations at the perimeters of parking parking lot trees, 40' on 40 feet on center. Trees should be planted in the interior of parking areas, but trees are not provided. Some center, 2'/z" caliper at areas at the rate of one tree for every 10 parking spaces provided perimeters are adjacent to sidewalks and planting along the and should be evenly distributed throughout the interior of the very close to buildings or utilities. northeast comer of the parking area. parking lot. 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 hei t. 37 Plant species: The plants appear on the various lists. None. 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 for Virginia Landscapes (Appendix D. 38 Plant health: The note is on the landscape plan. None. The following note should be added to the landscape plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of theplant." Site Development and layout Development pattern 6 Site development should be sensitive to the existing natural The site layout is much the same as was None. landscape and should contribute to the creation of an organized shown in the Initial Site Plan. The development plan. This may be accomplished, to the extent apartment complex is accessed from practical, by preserving the trees and rolling terrain typical of the Country Green Road and the buildings are area; planting new trees along streets and pedestrian ways and arranged around a central parking area. choosing species that reflect native forest elements; insuring that The layout appears organized. The entire any grading will blend into the surrounding topography thereby site would be graded, and all trees would creating a continuous landscape; preserving, to the extent practical, be removed. Trees are proposed along existing significant river and stream valleys which may be located most of the streets. (See the landscape on the site and integrating these features into the design of analysis for more information.) The 3- surrounding development; and limiting the building mass and and 4-story building heights are height to a scale that does not overpower the natural settings of the compatible with nearby apartment site, or the Entrance Corridor. buildings but are taller and more massive than existing development located 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should between the site and the EC street. The be as follows: buildings are not parallel to the EC street, a. An organized pattern of roads, service lanes, bike paths, and but they are not adjacent to the street, so pedestrian walks should guide the layout of the site. the orientation has less impact. Pedestrian b. In general, buildings fronting the Entrance Corridor street should connections are provided. Views are not be parallel to the street. Building groupings should be arranged to expected to be negatively impacted. 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 Most of the grading is rounded. Retaining None. surrounding conditions by limiting the use of retaining walls and by walls reaching 6' high are proposed near shaping the terrain through the use of smooth, rounded land forms the northeast and southeast walls of that blend with the existing terrain. Steep cut or fill sections are Building 103 and west of Building 104. generally unacceptable. Proposed contours on the grading plan shall Shorter walls are proposed at Buildings be rounded with a ten foot minimum radius where they meet the 101 and 102 and the clubhouse. The walls adjacent condition. Final grading should achieve a natural, rather than are not expected to have a big visual engineered, appearance. Retaining walls 6 feet in height and taller, impact on the EC. 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 No trees are to remain. None. 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, landsca in 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 a ui ment within this area. 44 Natural drainage patterns (or to the extent required, new drainage Stormwater is being directed to an None. patterns) should be incorporated into the finished site to the extent existing facility on the adjacent parcel to possible. the west. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The anticipated visibility of the apartment buildings. 2. The proposed architectural design; its visual impacts on the EC, coordination with nearby development. 3. Method of review for the final site plan: ARB review/staff level review. Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee: • Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval: o Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB: None. • Regarding recommendations on the plan as it relates to the guidelines: None. • Regarding conditions to be satisfied prior to issuance of a grading permit: None. • Regarding the final site plan submittal: A Certificate of Appropriateness is required prior to final site plan approval. The following items and all items on the ARB Final Site Plan Checklist must be addressed: 1. Add the standard mechanical equipment note to the site and architectural plans. 2. Add the cuts sheets for the proposed light fixtures to the lighting plan. 3. Consider revising the landscape plan to include a minimum of 5 different shrub species. 4. Provide large shade trees, 2%" caliper at planting, 40' on center, along Old Lynchburg Road. 5. Provide perimeter parking lot trees, 40' on center, 2%" caliper at planting along the northeast corner of the parking lot. ATTACHMENTS Attach. 1: ARB2021-92: ABC Apartments Architectural Plan Attach. 2: ARB2021-92: ABC Apartments Site Plan 10