HomeMy WebLinkAboutARB202200029 Staff Report 2022-04-27ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2022-29: TJACH Premier Circle Initial Plan
Review Type
Initial Site Plan
Parcel Identification
061M0000000600
Location
405 Premier Circle, on the west side of Rt. 29, approximately 300' north of Westfield Road
Zoned
Neighborhood Model District (NMD) / Entrance Corridor (EC)
Owner/Applicant
PHA Premier Circle / Timmons Group (Jonathan Showalter)
Magisterial District
Rio
Proposal
To begin a three-phase development for Virginia Supportive Housing (VSH), Piedmont Housing Alliance (PHA), and the Thomas Jefferson Area Coalition for the Homeless (TJACH), the
first phase of which involves constructing a four-story, 80-unit single room occupancy (SRO) building for VSH with associated site improvements.
Context
The site of the proposed development is surrounded by a mix of commercial development, including retail, restaurants, gas stations, banks, hotels, and motels to the north, south and east,
and residential development to the west.
Visibility
The proposed development will be readily visible from the Entrance Corridor.
ARB Meeting Date
May 2, 2022
Staff Contact
Khris Taggart
PROJECT HISTORY
The motel on this site predates the establishment of the Entrance Corridors. The ARB approved a sign application for the motel in 2001 and reviewed, but did not recommend approval of, ARB2017-07, an Initial
Site Plan for a Lidl grocery store. A revised initial site plan to address ARB comments for the Lidl grocery was not submitted. A rezoning and special exception for this site were approved by the Board of
Supervisors on February 17, 2021. Design Planning staff comments on the rezoning focused on providing adequate planting area for EC landscaping free of utility conflicts in both Phase 11 and III and noting that
the Rt. 29 elevation of the Phase III building must be a fully designed front.
ANALYSIS
Gray highlight = 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, and location/configuration can be made a condition of initial plan approval, and can be the basis for denial
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
Structure design
1
The goal of the regulation of the design of development within the designated Entrance
Buildings on sites adjacent to the subject parcel predate the establishment of
Provide material/color
Corridors is to ensure that new development within the corridors reflects the traditional
the Entrance Corridor. These include the 3-story Royal Inn motel and a 2-
samples for review.
architecture of the area. Therefore, it is the purpose of ARB review and of these Guidelines, that
story office building to the north, and the 2-story former Nature
proposed development within the designated Entrance Corridors reflect elements of design
Conservancy building to the south. Buildings in the area that have been
Revise the windows
characteristic of the significant historical landmarks, buildings, and structures of the
reviewed and approved by the ARB include the Pet Supplies Plus building,
along the south
Charlottesville and Albemarle area, and to promote orderly and attractive development within
the AutoZone building, the Shell station, the 7-11, Waffle House, and
elevation, west of the
these corridors. Applicants should note that replication of historic structures is neither required nor
buildings in the Branchlands development. A Springhill Town Place Suites
courtyard area to match
desired.
hotel was approved across Rt. 29, behind the Flaming Wok building, but has
not been constructed.
the scale of the windows
present in the overall
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
building design or
of buildings, land, and vegetation characteristic of these sites, the Guidelines require attention to
The overall building design is one that is contemporary in style but uses
otherwise relieve the
four primary factors: compatibility with significant historic sites in the area; the character of the
building materials (brick and metal) that are reflective of ones used
blankness.
Entrance Corridor, site development and layout; and landscaping.
historically within the County, providing a minimal connection to the
surrounding context and local historic architecture. The proposed brick color
Revise the design of the
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.
(Dover white), as described by the manufacturer, has the look of a
southern portion of the
Photographs of historic buildings in the area, as well as drawings of architectural features, which
weathered painted brick with red undertones. The color is not representative
east elevation to add
provide important examples of this tradition are contained in Appendix A.
of the red brick found in the surrounding context of the site, but it is
expected to have an appropriate appearance.
architectural details to
relieve the blankness.
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
;a..rw
Revise the site plan set
the area is neither intended nor desired. The Guideline's standard of compatibility can be met
- - �'.� : _
to include a phased
through building scale, materials, and forms which may be embodied in architecture which is
demolition plan.
contemporary as well as traditional. The Guidelines allow individuality in design to
accommodate varying tastes as well as special functional requirements.
Wgq IMIidi"t
Revise the site plan set
to include the limits of
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,
work for each phase of
exemplified by (but not limited to) the buildings described in Appendix A [of the design
_
the development.
guidelines]. The standard of compatibility can be met through scale, materials, and forms which
The metal in the building design is reflective of a historic building material,
may be embodied in architecture which is contemporary as well as traditional. The replication of
but its placement in the design does not reflect the traditional locations
important historic sites in Albemarle Countyis not the objective of these guidelines.
found in historic building design.
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
The " L" shape form of the building helps minimize its mass. The contrasting
coherence. Building designs should demonstrate sensitivity to other nearby structures within the
Entrance Corridor. Where a designated corridor is substantially developed, these Guidelines
color of the vertical metal window bays helps to further break up the
require striking a careful balance between harmonizing new development with the existing
massing and establish a rhythm across the "inner" elevations of the " U.
character of the corridor and achieving compatibility with the significant historic sites in the
However, the end elevation closest to the EC has windows that are much
area.
smaller than those in other parts of the building. This results in a higher
degree of blankness facing the Entrance Corridor.
10
Buildings should relate to their site and the surrounding context of buildings.
12
Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and
materials to create a cohesive whole.
The development of the site is split into three phases. The building and site
improvements for VSH being reviewed in this submittal make up the first
phase, with additional buildings and site improvements north and south of
the Phase I building making up Phases 11(PHA building) and III
(nonresidential), respectively. The demolition plan is not phased; it shows
all site elements that will be demolished for the overall development. A
phased demolition plan is required to determine the extent to which EC
Guidelines should be applied.
11
The overall design of buildings should have human scale. Scale should be integral to the
Human scale can be seen in the overall building design through the use of
building and site design.
alternating materials and though likely to have minimal visibility in later
phases, other elements of human scale in the building design are found in
13
Any appearance of "blankness" resulting from building design should be relieved using design
detail or vegetation, or both.
the brick soldier course at the top of the first floor and the windows and
courtyard at the base of the building. Along the east and south elevations of
the stair tower, storefront windows are used to relieve blankness, add
texture, and provide a sense of scale. However, the wall south of the stair
tower has no windows or detailing visible from the street.
14
Arcades, colonnades, or other architectural connecting devices should be used to unify groups of
A single building is proposed in this phase with two additional buildings to
buildings within a development.
be constructed in later phases. The site layout is not conducive to use of
physical connecting devices.
15
Trademark buildings and related features should be modified to meet the requirements of the
The building does not have the appearance of trademark design.
Guidelines.
16
Window glass in the Entrance Corridors should not be highly tinted or highly reflective. Window
The elevation drawings note that the storefront windows will have limited
Revise the architectural
glass in the Entrance Corridors should meet the following criteria: Visible light transmittance
reflectivity, but frill glass specifications have not yet been provided. The
drawings to note
(VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30%.
updated specifications are visible light transmittance (VLT) shall not drop
conformity with the
Specifications on the proposed window glass should be submitted with the application for final
below 40%. Visible light reflectance (VLR) shall not exceed 30%.
updated window glass
review.
specifications.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall plan of development
A generator pad, utility transformer, and dumpster pad are shown near the
Confirm that the
and shall to the extent possible, be compatible with the building designs used on the site.
northwest comer of the building. This location is expected to be sufficiently
screened by the proposed building and future frontage landscaping.
visibility of roof-
mounted mechanical
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
equipment has been
street, screening should be provided to eliminate visibility. a. Loading areas, b. Service areas, c.
The building elevations show roof -mounted mechanical equipment and what
considered in the
Refuse areas, d. Storage areas, e. Mechanical equipment,
appears to be an elevator tower. The applicant's narrative states that the
perspective drawings.
f Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security
equipment will not be visible, but the degree of visibility of the elevator
fencing devices.
tower is unclear.
Revise the architectural
drawings to show the
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.
finish (material, color,
detailing) of the elevator
tower and show the
tower in the perspective
drawings.
20
Surface runoff structures and detention ponds should be designed to fit into the natural topography
No above ground stormwater facilities are proposed.
None.
to avoid the need for screening. When visible from the Entrance Corridor street, these features
must be fully integrated into the landscape. They should not have the appearance of engineered
features.
44
Natural drainage patterns (or to the extent required, new drainage patterns) should be
incorporated into the finished site to the extent possible.
21
The following note should be added to the site plan and the architectural plan: "Visibility of all
The note is present on the site plan but not the architectural drawings.
Add the standard
mechanical equipment from the Entrance Corridor shall be eliminated."
mechanical equipment
note to the architectural
plans.
Lighting
22
Light should be contained on the site and not spill over onto adjacent properties or streets;
There is no excessive spillover.
None.
23
Light should be shielded, recessed or flush -mounted to eliminate glare. All fixtures with lamps
All proposed fixtures are full cutoff fixtures.
None.
emitting 3000 lumens or more must be full cutoff fixtures.
24
Light levels exceeding 30 footcandles are not appropriate for display lots in the Entrance
The plan shows a maximum illumination at the ground of 8.6 fc, which is
Revise the lighting plan
Corridors. Lower light levels will apply to most other uses in the Entrance Corridors.
expected to have an appropriate appearance. However, a LLF has not been
to indicate that the plan
indicated on the luminaire schedule.
was calculated using an
LLF of 1.0 for all
fixtures and revise the
photometrics
accordingly.
25
Light should have the appearance of white light with a warn soft glow; however, a consistent
All fixtures shown on the plan specify a color temperature approximating
None.
appearance throughout a site or development is required. Consequently, if existing lamps that
warm white (3000K).
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 pole mounted light
The color of the fixtures and poles has been indicated as dark bronze.
None.
fixtures in the Entrance Corridors.
.27
The height and scale of freestanding, pole -mounted light fixtures should be compatible with the
The heights noted for the poles do not exceed 20' but the plan does not
Revise the plan to
height and scale of the buildings and the sites they are illuminating, and with the use of the site.
indicate if the fixture heights shown include the pole base.
indicate the fixture
Typically, the height of freestanding pole -mounted light fixtures in the Entrance Corridors
heights will not exceed
should not exceed 20 feet, including the base. Fixtures that exceed 20 feet in height will
20' including the base.
typically require additional screening to achieve an appropriate appearance from the Entrance
Corridor.
28
In determining the appropriateness of lighting fixtures for the Entrance Corridors, the individual
The plan does not include any information on wall -mounted lighting.
Revise the lighting Ian
context of the site will be taken into consideration on a case -by -case basis.
to include fixture
locations and
illumination values for
the wall -mounted lights.
29
The following note should be included on the lighting plan: "Each outdoor luminaire equipped
The standard lighting note is missing from the plan.
Add the standard
with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be
lighting note to the plan.
arranged or shielded to reflect light away from adjoining residential districts and away from
adjacent roads. The spillover of lighting from luminaires onto public roads and property in
residential or rural areas zoning districts shall not exceed one half footcandle."
30-31
Guidelines for the Use of Decorative Landscape Lighting
No decorative landscape lighting is proposed.
None.
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to reflect the landscaping
No landscaping is shown along the frontage in this phase of the
Staff does not
characteristic of many of the area's significant historic sites which is characterized by large
development. The frontage trees shown in the overall landscape plan are
recommend approval of
shade trees and lawns. Landscaping should promote visual order within the Entrance Corridor
located near the overhead power line and most are within a VEPCO
the site plan at this time
and help to integrate buildings into the existing environment of the corridor.
easement. Existing underground power and gas lines further reduce planting
area. The approved application plan and code of development for this site
because of the
utility/easement conflicts
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
clearly state that the EC frontage landscaping requirements are to be met.
with frontage
the design of structures because common landscape features will help to harmonize the
The proposed planting plan does not meet the guidelines and there does not
landscaping.
appearance of development as seen from the street upon which the Corridor is centered.
appear to be sufficient planting area available to shift the trees to alternate
locations along the frontage while maintaining the current layout of
Revise the site plan to
provide for planting area
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
buildings and parking areas. Increasing the planting area could resolve the
along the EC frontage
be at least 3% inches caliper (measured 6 inches above the ground) and should be of a plant
problem; this would require changes to the Phase 3 building and parking.
that accommodates all
species common to the area. Such trees should be located at least every 35 feet on center.
Consequently, approval of the initial site plan is not recommended.
required landscaping
b. Flowering ornamental trees of a species common to the area should be interspersed among the
while avoiding all utility
trees required by the preceding paragraph. The ornamental trees need not alternate one for one with
and easement conflicts.
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 landscaping is shown along Premier Circle in this phase of the
None
a. Large trees should be planted parallel to all interior roads. Such trees should be at least 2%:
development. The trees in the overall landscape plan exceed spacing
inches caliper (measured six inches above the ground) and should be of a plant species commil
requirements near the entrances into the parking areas but meet quantity
to the area. Such trees should be located at least every 40 feet on center.
requirements.
34
Landscaping along interior pedestrian ways:
Sidewalks are provided along the north, east, and south elevations of the
a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should be
Phase I building. Where there are planting areas adjacent to sidewalks trees
at least 2'/z inches caliper (measured six inches above the ground) and should be of a species
are provided.
common to the area. Such trees should be located at least every 25 feet on center.
36
Landscaping of buildings and other structures:
There do not appear to be any long building elevations that will require
a. Trees or other vegetation should be planted along the front of long buildings as necessary to
landscaping in any phase of the development.
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:
For the changes shown to the parking areas in Phase 1, interior and
Revise the landscape
a. Large trees should align the perimeter of parking areas, located 40 feet on center. Trees should
perimeter parking trees are provided as required, with shrubs shown along
plan to provide
be planted in the interior of parking areas at the rate of one tree for every 10 parking spaces
the parking row near the entrance along Premier Circle.
additional trees to meet
provided and should be evenly distributed throughout the interior of the parking area.
the interior parking area
b. Trees required by the preceding paragraph should measure 2% inches caliper (measured six
For the overall landscape plan, a couple of perimeter trees along parking lot
landscaping
inches above the ground); should be evenly spaced; and should be of a species common to the
#2 are also shown within the VEPCO easement and the interior parking tree
requirements (one tree
area. Such trees should be planted in planters or medians sufficiently large to maintain the health
requirements (18 trees) are not met. The parking spaces provided appear to
for every 10 spaces
of the tree and shall be protected by curbing.
be more than what is required, so there is some opportunity for interior
evenly distributed).
c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance
planting islands in the parking areas.
Corridor streets. Shrubs should measure 24" in height.
Adjust the planting area
along parking lot #2 to
avoid utility/easement
conflicts while meeting
all planting
requirements.
37
Plant species: a. Plant species required should be as approved by the Staff based upon but not
The plants are found on the various lists.
None.
limited to the Generic Landscape Plan Recommended Species List and Native Plants for
Virginia Landscapes (Appendix D .
38
Plant health: The following note should be added to the landscape plan: "All site plantings of trees
The standard plant health note appears on Sheet L2.1.
None.
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 Develo ment and layout
6
Site development should be sensitive to the existing natural landscape and should contribute to
The site is already developed with a motel, travelways and parking areas.
None.
the creation of an organized development plan. This may be accomplished, to the extent
There are no existing open spaces, but the site does contain some mature
practical, by preserving the trees and rolling terrain typical of the area; planting new trees along
trees. No views are expected to be impacted by the proposed development.
streets and pedestrian ways and choosing species that reflect native forest elements; insuring that
any grading will blend into the surrounding topography thereby creating a continuous landscape;
The new building is shown behind the existing motel building adjacent to
preserving, to the extent practical, existing significant river and stream valleys which may be
the frontage and is oriented nearly parallel to the EC.
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
A sidewalk exists along Rt. 29, with pedestrian connections to the site along
of the site, or the Entrance Corridor.
Premier Circle planned for a future phase of the development.
39
The relationship of buildings and other structures to the Entrance Corridor street and to other
development within the corridor should be as follows:
a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide
the layout of the site.
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 32.5.6.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 conditions by limiting
A berm approximately 10' high exists along the EC frontage. No changes
None.
the use of retaining walls and by shaping the terrain through the use of smooth, rounded landforms
are proposed to this berm in any phase of the development. Retaining walls
that blend with the existing terrain. Steep cut or fill sections are generally unacceptable. Proposed
are proposed along the west side of the property and south of the Phase 1
contours on the grading plan shall be rounded with a ten -foot minimum radius where they meet the
building. Wall heights are not given but they are not expected to be visible
adjacent condition. Final grading should achieve a natural, rather than engineered, appearance.
from the EC.
Retaining walls 6 feet in height 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 trees or other existing
The site contains some mature trees which are not expected to remain, but it
Revise the site plan to
features designated for preservation in the final Certificate of Appropriateness. Adequate tree
is unclear in what phases these trees will be removed.
show the limits of work
protection fencing should be shown on, and coordinated throughout, the grading, landscaping and
for Phase 1 of the
erosion and sediment control plans.
development. Show tree
protection fencing on,
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
and coordinated
should remain in place until completion of the development of the site.
throughout, the grading,
landscaping, and erosion
43
Preservation areas should be protected from storage or movement of heavy equipment within
this area.
and sediment
control plans where
needed.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Frontage planting and utility conflicts.
2. The building design: form, materials, colors, detailing, blankness.
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 Initial Site Plan approval:
o Staff does not recommend approval of the site plan at this time because of the utility/easement conflicts with frontage landscaping.
• 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:
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. Provide material/color samples for review.
2. Revise the windows along the south elevation, west of the courtyard area to match the scale of the windows present in the overall building design or otherwise relieve the blankness.
3. Revise the design of the southern portion of the east elevation to add architectural details to relieve the blankness.
4. Revise the site plan set to include a phased demolition plan.
5. Revise the site plan set to include the limits of work for each phase of the development.
6. Revise the architectural drawings to note conformity with the updated window glass specifications. The updated specifications are visible light transmittance (VLT) shall not drop below 40%.
Visible light reflectance (VLR) shall not exceed 30%.
7. Confirm that the visibility of roof -mounted mechanical equipment has been considered in the perspective drawings.
8. Revise the architectural drawings to show the finish (material, color, detailing) of the elevator tower and show the tower in the perspective drawings.
9. Add the standard mechanical equipment note to the architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
10. Revise the lighting plan to indicate that the plan was calculated using an LLF of 1.0 for all fixtures and revise the photometrics accordingly.
11. Revise the plan to indicate the fixture heights will not exceed 20' including the base.
12. Revise the lighting plan to include fixture locations and illumination values for the wall -mounted lights.
13. Add the standard lighting note to the plan "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to
reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning
districts shall not exceed one half footcandle."
14. Revise the site plan to provide for planting area along the EC frontage that accommodates all required landscaping while avoiding all utility and easement conflicts. Revise the landscape plan to
provide additional trees to meet the interior parking area landscaping requirements (one tree for every 10 spaces evenly distributed).
15. Adjust the planting area along parking lot #2 to avoid utility conflicts while meeting all planting requirements.
16. Revise the site plan to show the limits of work for Phase 1 of the development. Show tree protection fencing on, and coordinated throughout, the grading, landscaping, and erosion and sediment
control plans where needed.
ATTACHMENTS
Attach. 1: ARB-2022-29: TJACH Premier Circle Initial Site Plan
Attach. 2: ARB-2022-29: TJACH Premier Circle Architectural Drawings