Loading...
HomeMy WebLinkAboutARB202300018 Staff Report 2023-03-06ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2013-26: Hickory Hope Apartments (Southwood Block 12) Review Type Building Permit Parcel Identification 09000-00-00-OOIAI Location Northeast comer of the intersection of Old Lynchburg Rd. and Hickory St. (Fig. 1 and 2) Zoned Neighborhood Model District (NMD) / Entrance Corridor (EC) Owner/Applicant Southwood Charlottesville LLC / BRW Architects (Whitney McDermott) Magisterial District Scottsville Proposal To construct two 3-story apartment buildings providing a total of 70 residential units as part of a larger development. (Fig. 3) Context The site has been cleared. The existing Southwood mobile home community is located to the east of the site. The Ambrose Commons neighborhood is across the Entrance Corridor to the west. Institutional buildings are located to the north on both sides of the street. Visibility Both apartment buildings will be readily visible from the EC street. The site plan shows trees to remain in the right-of-way ranging in depth from approximately 40' to 100' along Block 12. When the leaves are off the trees, no real screening is provided. During the summer months the trees may provide some filtering of the view of the development. ARB Meeting Date March 6, 2023 Staff Contact Margaret Maliszewski PROJECT HISTORY The final site plan for Blocks 11 and 12 of the Southwood development was submitted to the County under the September 7, 2021 submittal deadline. The plan was not forwarded to the ARB for review because Entrance Corridor regulations were not being applied to 51 St./Old Lynchburg Rd. at that time. The plan received final approval on January 30, 2023. In December 2022, VDOT notified the County that the classification of 51 Street Ext./Old Lynchburg Rd. was revised to "arterial". Consequently, new applications for site plans and building permits along 51 Street Ext./Old Lynchburg Rd. from the city line to Hickory St. are subject to ARB review. Only Block 12 of the Southwood development falls within the Entrance Corridor overlay. Only the architectural design of the Block 12 buildings is under review at this time. NOTE: This report refers to the building whose long side lies parallel to Hickory Street as Building A and the building whose long side lies parallel to Horizon Street as Building B. (Figure 1) M IYN�PO N Figure 1: A portion of the Southwood site. The architectural design of the buildings shaded gray are subject to ARB review and approval. ANALYSIS The following table presents the Entrance Corridor Design Guidelines related to architectural design and an analysis of how the applicant's proposal meets or does not meet those guidelines. Guidelines related to site design have not been included because the final site plan for this development has already been approved. I REF I GUIDELINE I ISSUE I RECOMMENDATION I The goal of the regulation of the design of development within the designated Entrance Corridors is to insure that new development within the corridors reflects the traditional architecture of the area. Therefore, it is the purpose of ARB review and of these Guidelines, that proposed development within the designated Entrance Corridors reflect elements of design characteristic of the significant historical landmarks, buildings, and structures of the Charlottesville and Albemarle area, and to promote orderly and attractive development within these corridors. Applicants should note that replication of 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. 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 The examples contained in Appendix A should be used as a guide for building design: the standard of The proposed apartment building designs do not have a None. strong connection to the significant landmarks of the County, but the buildings are expected to contribute to orderly and attractive development along the corridor. The building facades are broken down into a series of bays that project forwards and back, and material and color changes establish a rhythm along the facades, a treatment found in local architecture. The design includes brick detailing at building corners and below third -story windows that reinforces the rhythm. The use of brick as one of the facing materials forms a minimal tie to local building traditions. The fiber cement panel materials are expected to coordinate with the more traditional wood siding used widely in the County. The tan, brown, black and white colors of the building materials are expected to appear coordinated with each other. Most of the building elevations are rendered in white. White is proposed for the Hardie siding at the third story of most of the projecting bays on the long elevations of both buildings and white brick is proposed for other portions of the projecting bays. The white for the siding is specified as Arctic White (Material D). The white for the brick is specified as Triangle Brick, Dover White (Material Q. The ARB has limited the use of Arctic White to trim and decorative elements on other projects in the ECs where the color would be incompatible with the surroundings or would make screening less effective. Here, the color would be consistent with the colors used in the 10 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. 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. 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. should relate to their site and the apartment building across Hickory Street (Block 11), so it would contribute to an integrated streetscape. The white materials are offset with recessed bays of "Charleston" brick and small inset panels of Khaki Brown Hardie siding. ,jam The plan for the overall development includes an apartment building on Block 11, across Hickory Street from Block 12. The perspective drawings suggest that the buildings share some building forms and have compatible colors. Other buildings on the EC are not readily visible from the site. None. 11 The overall design of buildings should have human I Human scale is achieved in the building designs using I None. scale. Scale should be integral to the building and site I brick as a facing material, through the modulation of the 12 Architecture proposed within the Entrance Corridor The apartment building designs share similar forms, None. should use forms, shapes, scale, and materials to materials and colors. The apartment block is expected to create a cohesive whole. have a cohesive appearance. 13 Any appearance of "blankness" resulting from The building elevations do not appear blank. The Consider revising the building design should be relieved using design buildings were designed to orient to the park at the south design of Building A to detail or ve etation, or both. comer of the site, not the EC street, so the elevation that is closest to the EC does not have the appearance of a establish more of a "front" facing the EC 36 Landscaping of buildings and other structures: a. Trees or other vegetation should be planted along primary elevation. However, brick detailing emphasizes street. the front of long buildings as necessary to soften the the building corner adjacent to the site entrance from appearance of exterior walls. The spacing, size, and Old Lynchburg Rd. and is an appropriate embellishment type of such trees or vegetation should be determined for this location. by the length, height, and blankness of such walls. b. Shrubs should be used to integrate the site, Note that the color renderings show new trees between buildings, and other structures; dumpsters, accessory Building A and the EC street. These trees do not appear buildings and structures; "drive thru" windows; on the approved site plan, and they are located off -site in service areas; and signs. Shrubs should measure at an area not under the applicant's control. least 24 inches in height. i :HBURG ROAD v The site plan shows street trees along Hickory St. that should help integrate the long street elevation of Building A into the development. 14 Arcades, colonnades, or other architectural The buildings are linked by an open-air, roofed None. connecting devices should be used to unify groups of connector off the park at the south comer of Block 12. buildings within a development. 15 Trademark buildings and related features should be The buildings are not expected to look like trademark None. modified to meet the requirements of the Guidelines. designs. 16 Window glass in the Entrance Corridors should not be The submittal does not include window glass Add the window glass highly tinted or highly reflective. Window glass in the information but the applicant has followed up with specs on VLR and VLT Entrance Corridors should meet the following information from the manufacturer confirming that the to the architectural plans. criteria: Visible light transmittance T shall not window glass meets the specifications. drop below 40516. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application for final review. 17 Accessory structures and equipment should be Some ground -mounted mechanical equipment is shown None. integrated into the overall plan of development and on the approved site plan. A dumpster and transformers shall, to the extent possible, be compatible with the are shown on the parking lot side the buildings. building designs used on the site. Topography is expected to sufficiently limit visibility of these items. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of. a. Walls, b. Plantings, Numerous short mechanical units are proposed to be and c. Fencing. located on the roofs of the buildings. Drawings provided by the applicant indicate that the buildings' parapet walls will screen the equipment from view. 21 The following note should be added to the site plan and The note does not appear on the architectural plans. Add the standard the architectural plan: "Visibility of all mechanical mechanical equipment equipment from the Entrance Corridor shall be note to the architectural eliminated." plans. fIudj113/_\WO) 9NDCKI7JA1u1DIO117_V1[IR Staff recommends the following as the primary points of discussion: 1. Proposed materials and colors: Arctic White Hardie siding, Dover White brick 2. The design of the northwest elevation of Building A Staff recommends approval of the building permit with the following conditions: 1. Consider revising the design of Building A to establish more of a "front" facing the EC street. 2. Add the window glass specs on VLR and VLT to the architectural plans. 3. Add the standard mechanical equipment note to the architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. " ATTACHMENTS Attach. 1: ARB2023-18: Hickory Hope Apartments Elevations & Materials Attach. 2: ARB2023-18: Hickory Hope Apartments Rendering & Other Information Attach. 3: ARB2023-18: Hickory Hone Apartments Southwood Blocks 11 and 12 Final Site Development Plan (nartial Attach. 4: ARB2023-18: Hickory Hope Apartments Project Description Attach. 5: ARB2023-18: Hickory Hope Apartments Mechanical Equipment Information Iv> '0 JJP y p• )): llu ttJ rr` s f9 I O-� 22 �'e'U0 -3 '\1 V 1 .", 4YP {J Jf-RFJ l� IM1AE .7 h✓/ M ]L ]1 �'. t x S 1r10>Oflarl — '',\ V f3.r 1 eel _ Jeb —� ' sl •. 12�r, -�la1419 rE]]r] r \ )Cb qY ti i rx f'�) '1111f Ife1 1 ti r Ixril �AII Je 1114 \� fgv !M1l1 r4!YI iii Y CC Ifllt 9' �$ �! iJyf )-Yrr.l �, �-% lnw u:. rJ n.; 1L) .pA. l:le O,r Ixnn '/V! - al cI $lo))YeIt •nnr.m tlf Jn `,f51 C 1)]5 Ior YE.IIIII ;0 I)N ]f lnF l0 _ ypF SKIS YH 9` frEJl �Y i '•I ). n�.J. _ tlti lOJ ]w"Jt) )M )0 )]a / . 8 S f+ rfl9Yln!� YS� )ln 7,.., ]Is M4J lA5 Ie4J n/ WE-f4 \/ �fff -]Gfl f 19 ]90 y ))O]31691 /;kl e pf (/\ 16 ) ) 690 W['. 15.4 It Ar 12Ni Jp.) \N I01 I lU)t x It" Be)n.01O �]�u N] ]M eVl ( ISnf VI4'1] rV[' Si€ , , 4M, IOJI. .9]) f]0 b5y .e0 ASP n4]fYf�3 pl IxVn IIIJ IONS YJI VI« B1.[ nle V flf/ 1� • 1(O fY..IEI JJ3f Jrr l _j71 I Sl] �plWp� � SJ% ,Mrt VJ: Xan V>'I Yle YIV 1310 �13 ly .i[ `a p ` Y•Ie Y'� ffS nl« Ins• Cj�; le]ll Is]X 't �Jlsn -<+ro u�l c.w lib - lfiL leb9 I094 )V]x lnVe 1y. IrJn lee9 n.l sne Ixao YelQ (ht ], ♦ ales) ,on+ vl< S fSff E 1 1, ,ngFL 1f• .,,a A fy. /1el?'�13Y all. t ll, u•)I ( �4 r��n i JI9«' Iw.Maorr Cq - �� ✓55 lf-] .�.I IaJ ,]Y] ]J)J I Y It to JLS IeSVYV)!fl IPt J]J11IJfi lRV 11+J llel IInY Ire1 InM' t«S) �.p llnn IIiJ IKY /\/ ]� .11 �IRJ. Ifn] 19A�? tt'N )3Y) Figure 2: Location of the Hickory Hope Apartments project. 7 9 t/G N, �L p�0 y ��E IL �. ® :o t✓-> a* ,a m Figure 3: Hickory Hope Apartments project area (red dashed line) relative to the larger Southwood redevelopment project.