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HomeMy WebLinkAboutARB201300180 Staff Report 2013-12-10ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2013 -180: Mountaintop Montessori Upper Elementary Classroom Building Review Type Amendment to an Approved Certificate of Appropriateness Parcel Identification 078000000012AO Location 440 Pinnacle Place, at the northwest corner of the intersection of Rt. 250 and Rolkin Road Zoned Commercial Office (CO), Entrance Corridor (EC) Owner /Applicant Montessori Community School of Charlottesville /Wolf Ackerman Design (Fred Wolf) Magisterial District Rivanna Proposal To modify the design of an ARB- approved classroom building with associated site changes. Context A mix of development surrounds the Mountaintop Montessori school. The Rivanna Ridge shopping center is located across Rt. 250 to the south. The Luxor commercial development is located to the east on Rt. 250. Car dealerships are located to the west on Rt. 250. Residential development is located to the north and northeast. Visibility The elevations of the proposed building that will face Rt. 250 and Rolkin Road will be visible from the EC. The view will be up to the site from the Entrance Corridor, with a 20' (approx.) grade difference. The primary views will be for west -bound traffic and for viewers at the intersection of Rolkin and 250. ARB Meeting Date January 21, 2014 Staff Contact Margaret Maliszewski PROJECT HISTORY On May 19, 2008, a Certificate of Appropriateness was issued for the Montessori Community School (ARB- 2008 -17). Changes were subsequently approved for fencing, phasing, a greenhouse, and landscaping. The current proposal is an amendment to the 2008 CofA. On November 18, 2013 the ARB held a work session to discuss the proposed revisions to the previously approved building design. The ARB provided the following comments for the benefit of the applicant's formal submittal: 1. The white color of the base of the building feels too bright. 2. Show how the proposed building relates to the existing structures on site. 3. The amount of landscaping shown in the "Proposed Landscape Enhancement Illustration" could be toned down. Don't screen the building. PROJECT DETAILS The proposed amendment includes: 1. A 300 sf (approx.) increase in the building area. 2. A reduction in the size and amount of decks, porches, and covered terraces. 3. Changes to building materials and colors. 4. Simplified window design. 5. Addition of translucent polycarbonate clerestory windows on the Rolkin Road elevation. 6. Addition of a terraced rain garden between the proposed building and parking lot. 7. A reduction in the planting along Rolkin Road. Proposed building materials and colors include: Building Part Location Proposed Materials /Colors Previously Approved Material Walls Lower level Cement stucco (Parex Variance) in #202 Aspen Davis Colors #8084 Upper level Rolkin Road elevation Translucent polycarbonate clerestory windows above Silbonit cement board panels in "olive" Hardi -panel in Baked Brick Red Side elevations Cedar board - and - batten siding, stained SW 3533 "Leeward" above Silbonit cement board panels in "olive" Hardi -panel in Baked Brick Red Trim Cedar stained SW 3533 "Leeward" Wood painted "Arctic White" Doors/ windows Marvin Integrity, fiberglass clad in bronze Aluminum storefront, bone white Roof Standing seam Galvalume, unpainted No change 2 ANALYSIS REF GUIDELINE ISSUE RECOMMEND'N Structure design 1 The goal of the regulation of the design of development At the November 2013 work session the Include in the within the designated Entrance Corridors is to insure that ARB commented: The white color of the building design new development within the corridors reflects the base of the building feels too bright. Show forms and features traditional architecture of the area. Therefore, it is the how the proposed building relates to the that reflect the purpose of ARB review and of these Guidelines, that existing structures on site. design of the area's proposed development within the designated Entrance historical buildings. Corridors reflect elements of design characteristic of the The proposed changes to the building significant historical landmarks, buildings, and structures of appear to eliminate the minimal ties the Indicate how the the Charlottesville and Albemarle area, and to promote design had to historic buildings in the proposed building orderly and attractive development within these corridors. area and on site. The change from siding relates to the Applicants should note that replication of historic in a traditional horizontal board format existing structures structures is neither required nor desired. to vertically oriented rectangular panels, the change to a non -brick color, and the on site. 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of change in the size, form and divisions of provide specs for the historically significant buildings in the Charlottesville and the windows all reduce the connection various types of Albemarle area. Photographs of historic buildings in the the design had to historic architecture of glass, noting area, as well as drawings of architectural features, which the area. This is further emphasized by reflectance off the provide important examples of this tradition are contained P P P the prominent clerestory windows and outside pane. in Appendix A. the appearance of the lower level walls. Provide a sample 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility Material samples have not been . the clerestory glass. with the area's historic structures is not intended to impose submitted, but the color drawings a rigid design solution for new development. Replication of suggest that the bright white base has the design of the important historic sites in the area is been revised. 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 significant historic sites in the area. 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and features of the significant historic buildings in the area, exemplified by (but not limited to) the buildings described in Appendix A [of the design guidelines]. The standard of compatibility can be met through scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. 10 Buildings should relate to their site and the surrounding context of buildings. 16 Window glass in the Entrance Corridors should not be highly tinted or highly reflective. Reflectance off the outside pane of glass should be kept below 7 %. Specifications on the proposed window glass and samples of tinted window glass should be submitted with the application for final review. 13 Any appearance of "blankness" resulting from building Some of the building elements of the None. design should be relieved using design detail or vegetation, previously approved design have been or both. reduced in size or eliminated. As a result, more solid wall area is present. Although window area (below the clerestory) has been reduced, there are no long expanses of blank wall. 12 Architecture proposed within the Entrance Corridor should There is no obvious connection between Include in the use forms, shapes, scale, and materials to create a cohesive the proposed building and the main building design whole. 14 Arcades, colonnades, or other architectural connecting building on site. Likewise, the proposed forms and features devices should be used to unify groups of buildings within building includes no forms or features that reflect the a development. that relate to nearby buildings on the design of the area's corridor. historic buildings. Accessory structures and equipment 17 Accessory structures and equipment should be integrated Mechanical equipment is proposed at Coordinate the into the overall plan of development and shall, to the extent the southeast corner of the existing mechanical possible, be compatible with the building designs used on classroom building located just west of equipment with the site. the proposed building. This location eliminates some forsythia and conflicts existing landscaping and utilities. Position 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate with a sewer line. Equipment in this shrubs to ensure that siting, these features will still have a negative visual impact location could be visible from the EC, mechanical on the Entrance Corridor street, screening should be but a shift in proposed shrubs could equipment is provided to eliminate visibility. a. Loading areas, b. Service ensure screening. screened from view. 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 A rain garden is proposed on the north None. designed to fit into the natural topography to avoid the side of the new building. A swale is need for screening. When visible from the Entrance proposed east of the building. The plants Corridor street, these features must be fully integrated into at /around these features may be detected the landscape. They should not have the appearance of from the road, but the features engineered features. themselves are not expected to be seen. 21 The following note should be added to the site plan and the The note does not appear on the plan. Add the standard architectural plan: "Visibility of all mechanical equipment mechanical from the Entrance Corridor shall be eliminated." equipment note to the plan. Lighting Notes on the cover sheet indicate that Clarify whether or lighting is not proposed, but a light not site and/or fixture is proposed on Sheet 8. A note building lights are on that sheet states that the fixture proposed and locations are shown on the site plan, but coordinate the the locations aren't obvious. lighting notes on the cover sheet and the lighting information on Sheet 8 accordingly. Landscaping 32 Landscaping along the frontage of Entrance Corridor streets This phase of development includes a Provide large shade should include the following: frontage of approximately 150' along trees, 31/2" caliper at a. Large shade trees should be planted parallel to the the EC. Only one large shade tree is planting, 35' on Entrance Corridor Street. Such trees should be at least 31/2 proposed along the EC frontage. center along the Rt. inches caliper (measured 6 inches above the ground) and Ornamental trees are interspersed. An 250 frontage of the should be of a plant species common to the area. Such trees overhead electric easement is present site. should be located at least every 35 feet on center. along the frontage, so large trees must b. Flowering ornamental trees of a species common to the be located outside the easement. Correct the area should be interspersed among the trees required by the discrepancies preceding paragraph. The ornamental trees need not There are discrepancies between the between the plan and alternate one for one with the large shade trees. They may plant list and the plants drawn on the plant list regarding be planted among the large shade trees in a less regular plan for the following: VT, SA and JV. the VT, SA and JV spacing pattern. plants. c. In situations where appropriate, a three or four board Fence details are included in the site fence or low stone wall, typical of the area, should align the plan set, but the fence location is not Coordinate the plan frontage of the Entrance Corridor street. shown on the plan. regarding the fence d. An area of sufficient width to accommodate the location and the foregoing plantings and fencing should be reserved parallel fence details. to the Entrance Corridor street, and exclusive of road right - of -way and utility easements. 33 Landscaping along interior roads: At the November 2013 work session the Provide large shade a. Large trees should be planted parallel to all interior roads. ARB commented: The amount of trees, 21/2" caliper at Such trees should be at least 21/2 inches caliper (measured landscaping shown in the "Proposed planting, along the six inches above the ground) and should be of a plant Landscape Enhancement Illustration " could Rolkin Road side of species common to the area. Such trees should be located at be toned down. Don't screen the building. the site and along least every 40 feet on center. the entrance drive, A mix of trees and shrubs is proposed in spaced 40' on the area between Rolkin Road and the center, or provide an entrance drive, the parking lot and the proposed building. The amount of plants equivalent quantity has been reduced from the previously if not regularly approved plan. Although the trees spaced. required along Rolkin don't have to be regularly spaced, the quantity of large trees proposed along Rolkin and the entrance drive should meet the guidelines requirement. 35 Landscaping of parking areas: Perimeter parking lot trees have not Provide large trees, a. Large trees should align the perimeter of parking areas, been provided. Two interior parking lot 21/2" caliper, 40' on located 40 feet on center. Trees should be planted in the trees are required (based on the 16 center, at the interior of parking areas at the rate of one tree for every 10 parking spaces provided), but only one perimeter of the parking spaces provided and should be evenly distributed tree is provided. That tree is an existing parking lot. Provide throughout the interior of the parking area. tree to remain, and proposed grading is a total of 2 large b. Trees required by the preceding paragraph should shown within its drip line. Two existing interior parking lot measure 21/2 inches caliper (measured six inches above the boxwoods are shown to remain, but they trees at 21/2" caliper. ground); should be evenly spaced; and should be of a are located within parking spaces. 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: No trees are provided along the Rolkin See other landscape a. Trees or other vegetation should be planted along the Road side of the proposed building. recommendations. front of long buildings as necessary to soften the However, there are no long expanses of appearance of exterior walls. The spacing, size, and type of blank wall. If the other landscaping such trees or vegetation should be determined by the length, guidelines are met, it is anticipated that height, and blankness of such walls. no trees will be needed along the b. Shrubs should be used to integrate the site, buildings, and building. other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 38 Plant health: The note does not appear on the plan. Add the standard The following note should be added to the landscape plan: landscape note to the "All site plantings of trees and shrubs shall be allowed to plan. 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." Site Grading 40 Site grading should maintain the basic relationship of the The grading plan shows grading outside Coordinate the site to surrounding conditions by limiting the use of the proposed limits of work and within grading shown on retaining walls and by shaping the terrain through the use the drip line of a number of trees to the plan with the of smooth, rounded land forms that blend with the existing remain. proposed limits of terrain. Steep cut or fill sections are generally work. unacceptable. Proposed contours on the grading plan shall Stair details are included in the site plan be rounded with a ten foot minimum radius where they set, but the stair location is not shown Maintain all grading meet the adjacent condition. Final grading should achieve a on the plan. outside the drip line natural, rather than engineered, appearance. Retaining of trees to remain. walls 6 feet in height and taller, when necessary, shall be terraced and planted to blend with the landscape. Coordinate the plan regarding the stair location and the stair details. 41 No grading, trenching, or tunneling should occur within the Grading is proposed within the drip line Maintain all drip line of any trees or other existing features designated of trees identified as to remain and proposed grading for preservation in the final Certificate of Appropriateness. within tree protection fencing shown outside the drip line Adequate tree protection fencing should be shown on, and within the limits of work. of trees to remain. coordinated throughout, the grading, landscaping and erosion and sediment control plans. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Relationship of the building forms and features to the design of buildings on site and to the traditional architecture of the area 2. Proposed materials and colors 3. Landscaping requirements Staff offers the following comments on the proposal: 1. Include in the building design forms and features that reflect the design of the area's historical buildings. 2. Indicate how the proposed building relates to the existing structures on site. 3. Provide specs for the various types of glass, noting reflectance off the outside pane. Provide a sample of the clerestory glass. 4. Coordinate the mechanical equipment with existing landscaping and utilities. Position shrubs to ensure that mechanical equipment is screened from view. 5. Clarify whether or not site and/or building lights are proposed and coordinate the lighting notes on the cover sheet and the lighting information on Sheet 8 accordingly. 6. Add the standard mechanical equipment note to the plan. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 7. Provide large shade trees, 31/2" caliper at planting, 35' on center along the Rt. 250 frontage of the site. 8. Correct the discrepancies between the plan and plant list regarding the VT, SA and JV plants. 9. Coordinate the plan regarding the fence location and the fence details. 10. Provide large shade trees, 2%2" caliper at planting, along the Rolkin Road side of the site and along the entrance drive, spaced 40' on center, or provide an equivalent quantity if not regularly spaced. 11. Provide large trees, 2%2" caliper, 40' on center, at the perimeter of the parking lot. 12. Provide a total of 2 large interior parking lot trees at 21/2" caliper minimum. 13. Add the standard landscape 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." 14. Coordinate the grading shown on the plan with the proposed limits of work. 15. Maintain all proposed grading outside the drip line of trees to remain. 16. Coordinate the plan regarding the stair location and the stair details. X TABLE A This report is based on the following submittal items: Sheet I Drawing Name Drawing/Revision Date Sheet I Drawing Name Drawing/Revision Date Architectural Plans Site Plan - Site Plan (with color) 12 -06 -13 1 Cover Sheet and Notes 12/24/13 - Sections 12 -06 -13 2 Existing Conditions and Demolition Plan 12/24/13 - Cover /Project Data Sheet 12 -09 -13 3 Erosion and Sediment Control Plan 12/24/13 - Floor Plan 12 -09 -13 4 Layout and Dimension Plan 12/24/13 - Floor Plan 12 -09 -13 5 Grading and Utility Plan 12/24/13 - Elevations (north and south) 12 -09 -13 6 Landscape Plan 12/24/13 - Elevations (east and west) 12 -09 -13 7 Utility Profiles 12/24/13 - Southwest Corner View 12 -09 -13 8 Site Details 12/24/13 - Northwest Corner View 12 -09 -13 9 Site Details 12/24/13 - View from Entrance Corridor (250 at Rolkin Road) 12 -09 -13 10 Landscape Details 12/24/13 - View from Entrance Corridor (250 at Rolkin Road) with planted buffer 12 -09 -13 11 Erosion and Sediment Control Details 12/24/13 - Comparison to approved south elevation 12 -09 -13 12 Utility Details 12/24/13 - Comparison to approved east and west elevations 12 -09 -13 13 Utility and Site Details 12/24/13 - Comparison to approved north elevation 12 -09 -13 10