HomeMy WebLinkAboutARB202200061 Staff Report 2022-07-27ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2022-61: TJACH Premier Circle Final Plan
Review Type
Final Site Plan and Review of Architecture
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
August 1, 2022
Staff Contact
Khris Taggart
PROJECT HISTORY
The ARB recommended approval of the initial site plan (ARB2022-29) for this development and provided preliminary comments on the architectural design on May 2, 2022. Those comments are included in the
Analysis section of this report. The changes to the application since the previous review include the addition of windows to the southern portion of the east elevation of the building and revising the site plan to
show only the proposed site changes in Phase I of the development.
ANALYSIS
REF
GUIDELINE
RECOMMENDATION
ISSUE 8/1/2022
RECOMMENDATION
5/2/2022
8/1/2022
Structure design
I
The goal of the regulation of the design of
Provide material/color samples
Material and color samples have been provided. The brick sample matches
Revise the overall phasing plan to
development within the designated Entrance
for review.
the appearance described by the manufacturer of a weathered painted brick
include the parking area and
Corridors is to ensure that new development within
with red undertones. The other colors (dark bronze and black) in the
landscaping within Phase I of the
the corridors reflects the traditional architecture of
Consider revising the windows
building design are ones that are compatible with the brick and the
development.
the area. Therefore, it is the purpose of ARB review
along the south elevation, west
surrounding context of the site.
and of these Guidelines, that proposed development
of the courtyard area to match
within the designated Entrance Corridors reflect
the scale of the windows present
r:
elements of design characteristic of the significant
in the overall building design or
historical landmarks, buildings, and structures of the
g
otherwise relieve the blankness.
Charlottesville and Albemarle area, and to promote
orderly and attractive development within these
Consider revising the design of
"
corridors. Applicants should note that replication of
the southern portion of the east
- • =-- --^^
historic structures is neither required nor desired.
elevation to add architectural
details to relieve the blankness.
%$
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these
sites as ensembles of buildings, land, and vegetation.
Revise the site plan set to
- - - — - `-- — "-
In order to accomplish the integration of buildings,
include a phased demolition
land, and vegetation characteristic of these sites, the
plan
No changes to the scale of the windows along the south elevation, west of
Guidelines require attention to four primary factors:
the courtyard area have been made. However, windows that have similar
compatibility with significant historic sites in the
Revise the site plan set to
scale were added along the southern portion of the east elevation which
area; the character of the Entrance Corridor; site
include the limits of work for
helps to reduce blankness and establish eater continuity m the overall
p greater �
development and layout; and landscaping.
each phase of the development.
building design.
3
New structures and substantial additions to existing
structures should respect the traditions of the
The demolition plan has been revised to show all site elements that will be
architecture of historically significant buildings in
removed in this phase.
the Charlottesville and Albemarle area. Photographs
of historic buildings in the area, as well as drawings
The site plan set has been revised to show the limits of work for this phase
of architectural features, which provide important
of the development. However, the overall phasing plan excludes some of
examples of this tradition are contained in Appendix
the parking area and landscaping that is a part of the Phase I development.
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 pattern of compatible architectural
characteristics throughout the Entrance Corridor in
order to achieve unity and coherence. Building
designs should demonstrate sensitivity to other
nearby structures within the Entrance Corridor.
Where a designated corridor is substantially
developed, these Guidelines require striking a careful
balance between harmonizing new development with
the existing character of the corridor and achieving
compatibility with the significant historic sites in the
area.
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.
11
The overall design of buildings should have human
The elevation south of the stair tower has been revised to show windows
scale. Scale should be integral to the building and
that match the scale of windows along the south elevation, west of the
site design.
courtyard area. The windows help to relieve some of the blankness and
provide scale.
13
Any appearance of "blankness" resulting from
building design should be relieved using design
detail or vegetation, or both.
i
A single building is proposed in this phase with two additional buildings to
14
Arcades, colonnades, or other architectural
None.
connecting devices should be used to unify groups of
be constructed in later phases. The site layout is not conducive to the use of
buildings within a development.
physical connecting devices.
15
Trademark buildings and related features should be
The building does not have the appearance of a trademark design.
None.
modified to meet the requirements of the Guidelines.
16
Window glass in the Entrance Corridors should not be
Revise the architectural
The architectural drawings have been revised to note conformity with the
None.
highly tinted or highly reflective. Window glass in the
drawings to note conformity
Entrance Corridor window glass specifications, and the glass sample
Entrance Corridors should meet the following
with the updated window glass
specifies a VLT of 50% and a VLR of 20%.
criteria: Visible light transmittance (VLT) shall not
specifications.
drop below 40%. Visible light reflectance (VLR)
shall not exceed 30%. Specifications on the proposed
window glass should be submitted with the
applicationforfinal review.
Accessory structures and equipment
17
Accessory structures and equipment should be
Confirm that the visibility of
The submittal includes a note that the elevator and mechanical equipment
Revise the drawings to coordinate
integrated into the overall plan of development and
roof -mounted mechanical
will be visible from 21' above ground level and higher. Due to the grade of
the elevator height and
shall, to the extent possible, be compatible with the
equipment has been considered
this portion of the EC street being below the site, this equipment will not be
orientation. If the elevator will be
building designs used on the site.
in the perspective drawings.
visible from the EC.
visible from the street, add the
materials and colors to the
18
The following should be located to eliminate visibility
from the Entrance Corridor street. If, after appropriate
Revise the architectural
Sections have been provided for the elevator. The drawings note that the
elevation drawings.
siting, these features will still have a negative visual
drawings to show the finish
elevator roof is 1'4" above the parapet, which would render the elevator not
impact on the Entrance Corridor street, screening
(material, color, detailing) of the
visible from the street. However, the location of what looks like an elevator
should be provided to eliminate visibility. a. Loading
elevator tower and show the
in the building elevation appears to be oriented differently than in the roof
areas, b. Service areas, c. Refuse areas, d. Storage
tower in the perspective
plan and it appears much taller than 1'4".
areas, e. Mechanical equipment,
drawings.
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
None.
No above -ground stormwater facilities are proposed.
None.
be designed to fit into the natural topography 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
Add the standard mechanical
The standard mechanical equipment note has been added to the
None.
the architectural plan: "Visibility of all mechanical
equipment note to the
architectural plans.
equipment from the Entrance Corridor shall be
architectural plans.
eliminated."
Li htln
22
Light should be contained on the site and not spill
None.
There is no excessive spillover.
None.
over onto adjacent properties or streets;
23
Light should be shielded, recessed or flush -mounted
None.
The pole -mounted fixtures are full cutoff; however, no information has
Revise the site plan to provide
to eliminate glare. All fixtures with lamps emitting
been provided to confirm if the building -mounted fixtures are full cutoff.
cutsheets on the building -mounted
3000 lumens or more must be full cutoff fixtures.
fixtures.
25
Light should have the appearance of white light with
None.
All the pole -mounted fixtures shown on the plan specify a color
a wane soft glow; however, a consistent appearance
temperature approximating warn white (3000K). However, the color
throughout a site or development is required.
temperature of the building -mounted lighting has not been provided.
Consequently, if existing lamps that emit non -white
light are to remain, new lamps may be required to
match them.
26
Dark brown, dark bronze, or black are appropriate
None.
The color of the fixtures and poles has been indicated as dark
colors for free-standing pole mounted light fixtures
bronze/bronze. However, the color of the building -mounted fixtures has not
in the Entrance Corridors.
been provided.
24
Light levels exceeding 30 footcandles are not
Revise the lighting plan to
The lighting plan has been revised to show building -mounted fixtures but
Revise the lighting plan to
appropriate for display lots in the Entrance Corridors.
indicate that the plan was
the LLF for this lighting is less than 1.0 and no LLF has been indicated for
indicate that the plan was
Lower light levels will apply to most other uses in
calculated using an LLF of 1.0
the pole -mounted fixtures.
calculated using an LLF of 1.0 for
the Entrance Corridors.
for all fixtures and revise the
all fixtures and revise the
hotometrics accordingly.
photometrics accordingly.
.27
The height and scale of freestanding, pole -mounted
Revise the plan to indicate the
The applicant's comment letter indicates that the fixture heights will not
Revise the plan to indicate the
light fixtures should be compatible with the height
fixture heights will not exceed
exceed 20' including the base but no note has been added to the plan.
fixture heights will not exceed 20'
and scale of the buildings and the sites they are
20' including the base.
including the base.
illuminating, and with the use of the site. Typically,
the height of freestanding pole -mounted light fixtures
in the Entrance Corridors should not exceed 20 feet,
including the base. Fixtures that exceed 20 feet in
height will typically require additional screening to
achieve an appropriate appearance from the Entrance
Corridor.
28
In determining the appropriateness of lighting
Revise the lighting plan to
The fixture locations and illumination values for the wall -mounted lights
Revise the lighting plan to clearly
fixtures for the Entrance Corridors, the individual
include fixture locations and
are not clearly legible on the lighting plan.
show fixture locations and
context of the site will be taken into consideration on
illumination values for the wall-
illumination values for the wall-
a case -by -case basis.
mounted lights.
mounted lights.
29
The following note should be included on the
Add the standard lighting note to
The standard lighting note has not been added to the site plan.
Add the standard lighting note to
lighting plan: "Each outdoor luminaire equipped with
the plan.
the site plan.
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
None.
No decorative landscape lighting is proposed.
None.
31
Lighting
Landscaping
7
The requirements of the Guidelines regarding
The ARB recommends approval
The site plan has been revised to show only the landscaping for Phase I of
None.
landscaping are intended to reflect the landscaping
of the initial site plan base on the
the development. The frontage landscaping requirements can be reviewed
characteristic of many of the area's significant
revised landscape plan presented
when an application for Phase 11 is submitted.
historic sites which is characterized by large shade
at the May 2 meeting which
trees and lawns. Landscaping should promote visual
resolves the easement and
order within the Entrance Corridor and help to
landscape conflicts along the
integrate buildings into the existing environment of
frontage.
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.
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% 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:
None.
No landscaping is shown along Premier Circle in this phase of the
Revise the landscape plan to
a. Large trees should be planted parallel to all interior
development. However, there are trees in the overall landscape plan along
include the interior road trees that
roads. Such trees should be at least 2% inches caliper
Premier Circle that are within the limits of work of Phase L Revising the
are within the Phase I limits of
(measured six inches above the ground) and should
Phase I landscape plan to include these trees would be appropriate so that
work.
be of a plant species common to the area. Such trees
each phase meets EC landscaping requirements.
should be located at least every 40 feet on center.
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
Phase I building. Along the sidewalks east of the building three trees have
interior pedestrian ways. Such trees should be at least
been provided.
2'/z 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.
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
landscaping in any phase of the development.
the front of 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:
Revise the landscape plan to
The site plan has been revised to show only the landscaping for Phase I of
None.
a. Large trees should align the perimeter of parking
provide additional trees to meet
this development. The parking area for the Phase I building has 28 spaces.
areas, located 40 feet on center. Trees should be
the interior parking area
Three large trees are required and have been provided.
planted in the interior of parking areas at the rate of
landscaping requirements (one
one tree for every 10 parking spaces provided and
tree for every 10 spaces evenly
should be evenly distributed throughout the interior
distributed).
of the parking area.
b. Trees required by the preceding paragraph should
measure 2% inches caliper (measured six inches
above the ground); should be evenly spaced; and
should be of a species common to the area. Such
trees should be planted in planters or medians
sufficiently large to maintain the health of the tree
and shall be protected by curbing.
c. Shrubs should be provided as necessary to
minimize the parking area's impact on Entrance
Corridor streets. Shrubs should measure 24" in
height.
37
Plant species: a. Plant species required should be as
None.
The plants are found on the various lists.
None.
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 following note should be added to the
None.
The standard plant health note appears on Sheet L2.1.
None.
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
6
Site development should be sensitive to the existing
None.
The site is already developed with a motel, travelwa s and parking areas.
None.
natural landscape and should contribute to the
There are no existing open spaces, but the site does contain some mature
creation of an organized development plan. This may
trees. No views are expected to be impacted by the proposed development.
be accomplished, to the extent practical, by
preserving the trees and rolling terrain typical of the
The new building is shown behind the existing motel building adjacent to
area; planting new trees along streets and pedestrian
the frontage and is oriented nearly parallel to the EC.
ways and choosing species that reflect native forest
elements; insuring that any grading will blend into
A new sidewalk is shown along Premier Circle that connects the Phase I
the surrounding topography thereby creating a
development to the existing sidewalk along Rt. 29.
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.
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
None.
A berm approximately 10' high exists along the EC frontage. No changes
None.
the site to surrounding conditions by limiting the use of
are proposed to this berm in any phase of the development. Retaining walls
retaining walls and by shaping the terrain through the
are proposed along the west side of the property and south of the Phase I
use of smooth, rounded landforms that blend with the
building. Wall heights are not given but the walls are not expected to be
existing terrain. Steep cut or fill sections are generally
visible from the EC.
unacceptable. Proposed contours on the grading plan
shall be rounded with a ten -foot minimum radius
A note has been added to sheet C4.0 stating that the retaining walls will be
where they meet the adjacent condition. Final grading
topped with either a pedestrian guardrail or chain link fencing. Chain link
should achieve a natural, rather than engineered,
fencing is not appropriate for the EC, but the fencing is not expected to be
appearance. Retaining walls 6 feet in height and taller,
visible in any phase of this development.
when necessary, shall be terraced and planted to blend
with the landscape.
41
No grading, trenching, or tunneling should occur
Revise the site plan to show the
The site plan set has been revised to show the limits of work for Phase I of
Show tree protection fencing on,
within the drip line of any trees or other existing
limits of work for Phase I of the
the development. However, no tree protection fencing is shown along the
and coordinated throughout, the
features designated for preservation in the final
development. Show tree
existing tree line that runs near the western perimeter of the site.
grading, landscaping, and erosion
Certificate of Appropriateness. Adequate tree
protection fencing on, and
and sediment
protection fencing should be shown on, and
coordinated throughout, the
control plans where needed.
coordinated throughout, the grading, landscaping and
grading, landscaping, and
erosion and sediment control plans.
erosion and sediment
control plans where needed.
42
Areas designated for preservation in the final
Certificate of Appropriateness should be clearly
delineated and protected on the site prior to any
grading activity on the site. This protection should
remain in place until completion of the development
of the site.
43
Preservation areas should be protected from storage
or movement of heavy equipment within this area.
M
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The addition of windows on the southern portion of the east elevation to relieve blankness.
2. The level of visibility of the guardrail/chain link fencing on the western perimeter of the site from the EC.
3. The level of visibility of the elevator tower from the EC.
Staff recommends approval of the Final Site Plan with the following revisions:
1. Revise the overall phasing plan to include the parking area and landscaping within Phase I of the development.
2. Revise the drawings to coordinate the elevator height and orientation. If the elevator will be visible from the street, add the materials and colors to the elevation drawings.
3. Revise the site plan to provide cutsheets on the building -mounted fixtures.
4. 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.
5. Revise the plan to indicate the fixture heights will not exceed 20' including the base.
6. Revise the lighting plan to clearly show fixture locations and illumination values for the wall -mounted lights.
7. Add the standard lighting note to the site 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."
8. Revise the landscape plan to include the interior road trees that are within the Phase I limits of work.
9. Show tree protection fencing on, and coordinated throughout, the grading, landscaping, and erosion and sediment
control plans where needed.
ATTACHMENTS
• Attach. 1: ARB-2022-61: TJACH Premier Circle Final Site Plan
• Attach. 2: ARB-2022-61: TJACH Premier Circle Architectural Drawings
11