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HomeMy WebLinkAboutARB202200111 Staff Report 2023-02-06ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2022-111: Gold Eagle Pool and Health Club Initial Review Type Initial Site Development Plan Parcel Identification 07500-00-00-055CO3 07500-00-00-05500 Location South of I64, north of Rt. 29, approximately 1000' north of the Rt. 29/Gold Eagle Dr. intersection (Fig. 1) Zoned Highway Commercial (HQ / Entrance Corridor (EC) Owner/Applicant JW Sieg & Co., Inc. / Collins Engineering (Scott Collins) Magisterial District Samuel Miller Proposal To construct a health spa with pool, gym, and associated site improvements. Context/Visibility Parcel 75-55 falls within the EC overlay; parcel 75-55C does not. Both parcels are heavily wooded. Both Rt. 29 and I64 (including the on/off ramps) are Entrance Corridors. The Virginia Eagle Distributing Company is located to the south of the subject parcels. Notes on the plan indicate a maximum proposed building height of 25', which should help minimize visibility from the ECs. Existing trees in the right-of-way (not under the applicant's control) provide a visual buffer from the adjacent streets. Views into the site, through the wooded area, are currently available in the winter months. Existing wooded area will be removed from the site, increasing the opportunity for views into the site. ARB Meeting Date February 6, 2023 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB has reviewed no previous proposals for this property. An application (ZMA-2022-02) to rezone these parcels and a few nearby properties to Neighborhood Model District (NMD) was received in 2022. Staff comments were provided on potential impacts of the rezoning on the ECs. Figure 1: GIS map/aerial view of the proposed poject area. 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, 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 GENERAL GUIDELINES Purpose; Compatibility with significant historic sites; Compatibility with the character of the Entrance Corridor 1 The goal of the regulation of the design of development within the The proposed development is not See recommendations, designated Entrance Corridors is to insure that new development expected to have a strong relationship to below. within the corridors reflects the traditional architecture of the area. the historic architecture of the area. Therefore, it is the purpose of ARB review and of these Guidelines, Orderly and attractive development, and that proposed development within the designated Entrance Corridors unity and coherence along the corridor, reflect elements of design characteristic of the significant historical can be promoted through the landmarks, buildings, and structures of the Charlottesville and appropriate choice of building materials Albemarle area, and to promote orderly and attractive development and colors, lighting and landscaping. within these corridors. Applicants should note that replication of historic structures is neither required nor desired. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, and vegetation. In order to accomplish the integration of buildings, land, and vegetation characteristic of these sites, the Guidelines require attention to four primary factors: compatibility with significant historic sites in the area; the character of the Entrance Corridor, site development and layout; and landscaping. 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. 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 sivnificant historic sites in the area. Site development and layout Structure design 9 Building forms and features, including roofs, windows, doors, Architectural designs were not Provide architectural materials, colors and textures should be compatible with the forms submitted with the Initial Site Plan. The designs with the Final and features of the significant historic buildings in the area, plan includes a spa, gym, snack Site Plan submittal. exemplified by (but not limited to) the buildings described in bar/lounge, changing/bath rooms, and Building materials in Appendix A [of the design guidelines]. The standard of compatibility cabanas. Notes state that maximum muted earth tones are can be met through scale, materials, and forms which may be building height will be 25'; this should recommended. embodied in architecture which is contemporary as well as help reduce visual impacts. The off -site traditional. The replication of important historic sites in Albemarle wooded area will also help mitigate County is not the objective of these guidelines. visual impacts, but that area is not under the applicant's control. The proposed 10 Buildings should relate to their site and the surrounding context of buildin s. structures are expected to be somewhat visible from the EC during the winter 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. months. Future development on adjacent parcels could change the level 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. of visibility. Using building materials in muted earth tones would help the 13 Any appearance of "blankness" resulting from building design should be relieved using esign detail or vegetation, or both. development blend with the surroundings. Guidelines related to 14 Arcades, colonnades, or other architectural connecting devices should be used to unify ou s of buildings within a development. architecture can be reviewed when architectural designs are submitted. 15 Trademark buildings and related features should be modified to meet the re uirements of the Guidelines. 16 Window glass in the Entrance Corridors should not be highly tinted or highly reflective. Window glass in the Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop below 40916. 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 integrated into the A dumpster is proposed at the northwest None. overall plan of development and shall, to the extent possible, be comer of parcel 75-55. Topography and compatible with the building designs used on the site. off -site trees are expected to screen the dumpster from surrounding streets. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will still have a negative visual impact on the Entrance Corridor street, screening should be provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the design of the A dumpster screen is proposed. It is not buildings and surrounding natural vegetation and may consist o expected to be visible from the EC Walls, b. Plantings, and c. Fencing. streets. 20 Surface runoff structures and detention ponds should be designed to fit A biofilter is proposed to the north of None at this time. into the natural topography to avoid the need for screening. When the site. Trees would be removed to visible from the Entrance Corridor street, these features must be frilly accommodate it. Tree removal increases integrated into the landscape. They should not have the appearance of opportunities for views into the site, but engineered features. given the topography and surrounding wooded area, the biofilter itself is not 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent expected to be visible from surrounding ossible. streets. 21 The following note should be added to the site plan and the architectural The note appears on sheet 3 of the plan. Show how visibility of plan: "Visibility of all mechanical equipment from the Entrance It states that mechanical equipment will mechanical equipment Corridor shall be eliminated." be located on the roof. will be eliminated from the ECs. Lighting General Guidelines 22 Light should be contained on the site and not spill over onto adjacent A lighting plan was not included with Provide a complete ro erties or streets, the Initial Site Plan, but outdoor lighting will be proposed. Limiting lighting to lighting plan with the Final Site Plan submittal. 23 Light should be shielded, recessed or flush -mounted to eliminate tare. All fixtures with lamps emitting 3000 lumens or more must be all full cutoff styles with low-level Full cutoff, low-level full cutoff fixtures. illumination will help integrate the development into the surroundings. illumination is recommended for all 24 Light levels exceeding 30 footcandles are not appropriate for display lots in the Entrance Corridors. Lower light levels will apply to most proposed lighting. other uses in the Entrance Corridors. 25 Light should have the appearance of white light with a warm soft glow; however, a consistent appearance throughout a site or development is required. 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 colors for free- standing vole mounted light fixtures in the Entrance Corridors. 27 The height and scale of freestanding, pole -mounted light fixtures should be compatible with the height and scale of the buildings and the sites they are illuminating, and with the use of the site. Typically, the height of freestanding pole -mounted light fixtures in the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that exceed 20 feet in height will typically require additional screening to achieve an appropriate appearance from the Entrance Corridor. 28 In determining the appropriateness of lighting fixtures for the The use of full cutoff fixtures for all Entrance Corridors, the individual context of the site will be taken proposed lights would be appropriate into consideration on a case by case basis. given the proximity of the site to residential and rural areas. 29 The following note should be included on the lighting plan: "Each The note is needed on the plan. Add the standard lighting outdoor luminaire equipped with a lamp that emits 3,000 or more note to the plan. initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." Guidelines or the Use of Decorative Landscape Lighting 30 Light used for decorative effect shall: A lighting plan was not included with Provide a complete a. be compatible with the character of the Entrance Corridor. the Initial Site Plan. lighting plan with the Compatibility of exterior lighting and lighting fixtures is assessed in Final Site Plan submittal. terms of design, use, size, scale, color, and brightness. Minimize the impacts of b. impact only the immediate site. The effect of the illumination outdoor lighting on the should not be discernible from distances along the Entrance Corridor. Entrance Corridors. 31 Where used for decorative effect, outdoor light fixtures shall: a. beequipped with automatic timing devices and shall be extinguished between the hours of 11:00 p.m. and dawn. b. be shielded and focused to eliminate glare. Glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of mounting height, wattage, aiming angle, fixture placement, etc. c. be cutoff luminaires, aimed so as not to project their output beyond the objects intended to be illuminated; or non -cutoff luminaires, equipped with glare shields, visors, bam doors, and/or other similar shielding accessories as required to meet the following criteria: Light distribution from all lighting installations shall be cut-off at all angles beyond those required to restrict direct illumination to within the perimeter of the landscape feature being illuminated. d. never exceed 3,000 lumens. Further restrictions on lumens may be imposed by the ARB. e. not be modified to reflect seasonal colors. f. be of a number that is compatible with the scale of the object and the development to be illuminated, such that the light emitted will not over -illuminate or overpower the site, as determined by the ARB. Landscaping 7 The requirements of the Guidelines regarding landscaping are A landscape plan was not included with Provide a complete intended to reflect the landscaping characteristic of many of the the Initial Site Plan. landscape plan with the area's significant historic sites which is characterized by large shade Final Site Plan submittal. trees and lawns. Landscaping should promote visual order within the Parcel 75-55 fronts on the I64 off -ramp Provide on -site trees to Entrance Corridor and help to integrate buildings into the existing to Rt. 29S. The right-of-way between help integrate the environment of the corridor. the parcel and the ramp is sloped and wooded. Shade trees added along the development into the corridor and reduce 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar parcel's frontage would not likely be impacts of illumination. characteristics. Such common elements allow for more flexibility ilk distinguished from the trees in the right - the design of structures because common landscape features will help of -way, but on -site trees could help to harmonize the appearance of development as seen from the street reduce impacts of the illuminated ball upon which the Corridor is centered. courts and swimming area on the corridors. 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: There appears to be sufficient planting None at this time. Submit a. Large trees should be planted parallel to all interior roads. Such area to meet these requirements. a complete landscape trees should be at least 2'/z inches caliper (measured six inches above plan with the Final Site the ground) and should be of a plant species common to the area. Plan submittal. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should be at least 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. 35 Landscaping of parking areas: a. Large trees should align the perimeter of parking areas, located 40 feet on center. Trees should be planted in the interior of parking areas at the rate of one tree for every 10 parking spaces provided and should be evenly distributed throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 2'/z inches caliper (measured six inches above the ground); should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to maintain the health of the tree and shall be protected by curbing. c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 36 Landscaping of buildings and other structures: This guideline can be assessed when None at this time. a. Trees or other vegetation should be planted along the front of long architectural plans are submitted for buildings as necessary to soften the appearance of exterior walls. The review. 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. 37 Plant species: a. Plant species required should be as approved by the A landscape plan was not included with None at this time. Staff based upon but not limited to the Generic Landscape Plan the Initial Site 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 plan: The note is needed on the plan. Add the standard plant "All site plantings of trees and shrubs shall be allowed to reach, and health note to the plan. 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 landscape The layout of the site appears generally See landscaping and and should contribute to the creation of an organized development organized. The proposed buildings are lighting plan. This may be accomplished, to the extent practical, by preserving not oriented to the streets, but this is not recommendations. the trees and rolling terrain typical of the area; planting new trees expected to have a negative visual along streets and pedestrian ways and choosing species that reflect impact due to the anticipated level of native forest elements; insuring that any grading will blend into the visibility and the nature of travel along surrounding topography thereby creating a continuous landscape; 164. With a 25' maximum height, preserving, to the extent practical, existing significant river and building scale is not expected to stream valleys which may be located on the site and integrating these overpower the natural setting. Wooded features into the design of surrounding development; and limiting the area would be removed to accommodate building mass and height to a scale that does not overpower the this proposal. New trees could help natural settings of the site, or the Entrance Corridor. offset impacts. 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 32.5.2.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 Retaining walls are not noted on the If retaining walls are surrounding conditions by limiting the use of retaining walls and by plan. If walls are proposed, wall proposed, identify them shaping the terrain through the use of smooth, rounded land forms that materials that blend with the natural on the site plan, provide blend with the existing terrain. Steep cut or fill sections are generally surroundings are recommended to limit wall heights, and indicate unacceptable. Proposed contours on the grading plan shall be rounded visual impacts. Some of the proposed proposed materials. with a ten foot minimum radius where they meet the adjacent condition. contours in the vicinity of the biofrlter Colors that blend with the Final grading should achieve a natural, rather than engineered, are not rounded, but this condition is wooded area are appearance. Retaining walls 6 feet in height and taller, when necessar7 not expected to be visible from the EC recommended. shall be terraced and planted to blend with the landscape. streets. 41 No grading, trenching, or tunneling should occur within the drip line of Existing wooded area will be removed Revise the site plan to any trees or other existing features designated for preservation in the to accommodate the proposed show a "tree line to final Certificate of Appropriateness. Adequate tree protection fencing development. A "tree line to remain' is remain". should be shown on, and coordinated throughout, the grading, not shown on the plan. 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 it completion of the development of the site. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. 10 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Degree of visibility of the proposed development. 2. Potential impacts of lighting and landscaping on the ECs. 3. Suggested building materials for unity and coherence along the corridor. 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 The ARB recommends approval of the Initial Plan. 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: 1. Revise the site plan to show a "tree line to remain'. Maintain grading outside the driplines of trees to remain. Show tree protection fencing on, and coordinated throughout, the grading, landscaping, and erosion and sediment control plans. 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. Provide architectural designs with the Final Site Plan submittal. Building materials in muted earth tones are recommended. 2. Show how visibility of mechanical equipment will be eliminated from the ECs. 3. Provide a complete lighting plan with the Final Site Plan submittal. Minimize the impacts of outdoor lighting on the Entrance Corridors. Full cutoff, low-level illumination is recommended for all proposed lighting. 4. 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." 5. Provide a complete landscape plan with the Final Site Plan submittal. Provide on -site trees to help integrate the development into the corridor and reduce impacts of illumination. 6. Add the standard plant health note to the plan. "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." 7. If retaining walls are proposed, identify them on the site plan, provide wall heights, and indicate proposed materials. Colors that blend with the wooded area are recommended. 8. Revise the site plan to show a "tree line to remain'. ATTACHMENTS: Attach. 1: ARB2022-111: Gold Eagle Initial Site Plan u