HomeMy WebLinkAboutARB201400108 Staff Reportrl ;zy:IMY�L�11 11 . : • ' yll/:1yg;7Dia771y
Project # /Name
ARB- 2014 -108: Westgate Clubhouse & Office Renovations
Review Type
Site Plan Amendment
Parcel Identification
06100- 00- 00 -042DO
Location
2623 Hydraulic Road, on the west side of Hydraulic Road, approximately 650' south of Georgetown Road
Zoned
Planned Residential Development (PRD), Entrance Corridor (EC)
Owner /Applicant
Westgate /Barclay Place I LLC /Great Eastern Management (David Mitchell)
Magisterial District
Jack Jouett
Proposal
To build an 850 sf addition on the north side of an existing apartment building and to construct a 750 sf porch on the
south and east sides.
Context
The site is located amidst residential development on Hydraulic Road. It is situated between 2 adjoining parcels (42E
and 42D) that make up the Westgate Apartment complex. The complex predates the establishment of the Entrance
Corridors. The alterations are proposed to the structure located directly west of the pool. An interior parking lot is
located on the west side of the structure and the main apartment complex entrance is located east of the building and
pool. There is landscaping along the north side of the structure, bordered by a sidewalk that runs parallel to Hydraulic
Road. One- and two -story residences are located across Hydraulic to the east.
Visibility
The building to be renovated is located approximately 45' south of Hydraulic Road and is visible from the Entrance
Corridor. The proposed additions and side porches will also be visible from the EC. The ground floor side elevations
are not expected to be visible due to the retaining wall, parked cars, and fence surrounding the swimming pool.
ARB Meeting Date
September 15, 2014
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The existing development predates the establishment of the Hydraulic Road Entrance Corridor. A Special Use Permit is required for this proposal.
The Planning Commission approved the SP request on July 15, 2014 and the Board of Supervisors review has not yet been scheduled. Staff
provided comments regarding impacts of the proposal on the Entrance Corridor during the Special Use Permit review.
DETAILS OF THE PROPOSAL
The existing structure is a 34' x 56' two -story building with a side - gabled roof. It has casement windows with paneled shutters and is faced with
vinyl siding. The applicant has proposed a two - story, 850 sf gabled addition with vinyl siding on the north side of the building and a one - story,
9'x16' flat - roofed addition with vinyl siding on the west side. The additions have casement windows with louvered shutters. The applicant also
proposes to construct a 750 sf flat - roofed porch with columns and balustrade at the first story, supported by brick piers at ground level, wrapping
around the building from the south to the east and west sides. The main entrance to the structure will remain on the south side of the building,
facing an interior parking lot.
ANAYLSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
1
The goal of the regulation of the design of development
The additions will increase the size of the
Revise the elevations to
within the designated Entrance Corridors is to insure that
building, which will make the building
indentify all building
new development within the corridors reflects the
somewhat more visible from the Entrance
materials and colors,
traditional architecture of the area. Therefore, it is the
Corridor. But the additions improve the scale
including siding, roofing,
purpose of ARB review and of these Guidelines, that
of the building, make the form and detail
porch elements, window
proposed development within the designated Entrance
more visually interesting, and reduce the
elements, etc.
Corridors reflect elements of design characteristic of the
blankness of the existing design. The added
significant historical landmarks, buildings, and structures
features are compatible with historic
of the Charlottesville and Albemarle area, and to promote
structures in the county and with the
orderly and attractive development within these corridors.
surrounding development.
Applicants should note that replication of historic structures
is neither required nor desired.
Brick and wood siding are traditionally used
for residential buildings in the County, but
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these sites
this existing development was built with
as ensembles of buildings, land, and vegetation. In order
vinyl siding prior to the establishment of the
to accomplish the integration of buildings, land, and
Entrance Corridors. A change in material
vegetation characteristic of these sites, the Guidelines
would now look inconsistent, so the vinyl
require attention to four primary factors: compatibility
siding is acceptable in this particular case.
with significant historic sites in the area; the character of
Also, the vinyl siding is not completely out
the Entrance Corridor; site development and layout; and
of character with the residences across
landscaping.
Hydraulic Road.
3
New structures and substantial additions to existing
structures should respect the traditions of the architecture
The proposed casement windows and
of historically significant buildings in the Charlottesville
shutters of the additions are compatible with
and Albemarle area. Photographs of historic buildings in
the existing windows in the development.
the area, as well as drawings of architectural features,
The proposed porch and its columns are
which provide important examples of this tradition are
characteristic of historic structures in the area
contained in Appendix A.
and they help establish a more human scale
for the building, which improves the
4
The examples contained in Appendix A should be used as
a guide for building design: the standard of compatibility
building's overall character.
with the area's historic structures is not intended to
impose a rigid design solution for new development.
Building materials and colors have not been
Replication of the design of the important historic sites in
identified on the elevation drawings.
the area is neither intended nor desired. The Guideline's
Compatibility of siding colors with other
standard of compatibility can be met through building
colors used in the apartment complex will
scale, materials, and forms which may be embodied in
help maintain the visual integrity of the area.
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.
11
The overall design of buildings should have human scale.
Scale should be integral to the building and site design.
13
Any appearance of "blankness" resulting from building
design should be relieved using design detail or
vegetation, or both.
12
Architecture proposed within the Entrance Corridor
The buildings in the development are not
None.
should use forms, shapes, scale, and materials to create a
currently connected physically. They are
cohesive whole.
connected visually through consistent use of
architectural forms, materials and colors. The
14
Arcades, colonnades, or other architectural connecting
devices should be used to unify groups of buildings within
porch proposed for the building is a new
a development.
feature for the development. Its form and
elements (piers, columns, balustrades) draw
on historic examples, and though they are not
present elsewhere in the development, these
elements are compatible with the architecture
of the existing development and allow the
development to maintain a cohesive
appearan ce.
Compatibility with the character of the Entrance
Corridor
5
It is also an important objective of the Guidelines to
With the proposed addition on the west side
Revise the plan to
establish a pattern of compatible architectural
of the building, only 20' of clearance
accurately show existing
characteristics throughout the Entrance Corridor in order
remains from the addition to the oak tree
site elements (curb lines,
to achieve unity and coherence. Building designs should
located near the curb. With the addition on
parking, dumpster, trees,
demonstrate sensitivity to other nearby structures within
the north side, 25' of clearance remains
shrubs, mechanical
the Entrance Corridor. Where a designated corridor is
between the addition and the maple tree near
equipment, retaining
substantially developed, these Guidelines require striking
Hydraulic Road. On the east side, 10' of
walls, etc.) in the area
a careful balance between harmonizing new development
clearance remains between the addition and
immediately surrounding
with the existing character of the corridor and achieving
the pool. Although the additions improve the
the additions, from the
compatibility with the significant historic sites in the area.
scale and character of the current structure,
the size of the additions and their proximity
swimming pool, to the
curbs on the south and
10
Buildings should relate to their site and the surrounding
context of buildings.
to other site elements question the
west sides of the building,
appropriateness of the scale of the addition in
to Hydraulic Road.
relation to the adjacent site features. A more
detailed plan would clarify the relationship
of the additions to existing site elements.
15
Trademark buildings and related features should be
The designs of the existing building and
None.
modified to meet the requirements of the Guidelines.
proposed renovations are not trademark
designs.
16
Window glass in the Entrance Corridors should not be
The window glass note was not included on
Provide the window glass
highly tinted or highly reflective. Window glass in the
the plan.
note on the architectural
Entrance Corridors should meet the following criteria:
drawings.
Visible light transmittance (VLT) shall not drop below
40 %. Visible light reflectance (VLR) shall not exceed
30 %. Specifications on the proposed window glass should
be submitted with the a lication or anal review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
The existing dumpster and mechanical
Revise the site plan to
into the overall plan of development and shall, to the
equipment aren't indicated on the site plan,
show the current and
extent possible, be compatible with the building designs
but there are mechanical units located on the
proposed locations of the
used on the site.
north side of the building facing Hydraulic
Road, and a dumpster (screened on three
dumpster and mechanical
equipment. Use site
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting,
sides with a white fence) is located to the
features to screen the
these features will still have a negative visual impact on the
northwest of the building, near the EC. The
equipment to eliminate
Entrance Corridor street, screening should be provided to
applicant has indicated that the mechanical
views from the EC.
eliminate visibility.
units and power meters will be relocated to
a. Loading areas,
the west side of the building and has
Accurately show the
b. Service areas,
suggested screening them with a fence
location of the concrete
c. Refuse areas,
similar to the one surrounding the dumpster.
retaining wall on both the
d. Storage areas,
elevations and the site
e. Mechanical equipment,
The dumpster and its screening fence are
plan.
£ Above - ground utilities, and
readily visible from the Entrance Corridor.
g. Chain link fence, barbed wire, razor wire, and similar
The proximity to the EC, the bright white
security fencing devices.
color of the fence, and the open view of the
dumpster on the west side attract attention
19
Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
but do not contribute to an orderly and
consist o£
attractive development along the EC. The
a. Walls,
dumpster condition is an existing one, but
b. Plantings, and
toning down the color of the fence and
c. Fencing.
installing gates that remain closed when not
in use (if not relocating the dumpster to a
less visible location) would promote an
orderly and attractive development.
The exact location proposed for the
mechanical equipment is not shown on the
plan, so it is difficult to determine impacts.
Using existing or new site elements to screen
the equipment is preferred to installing
additional fencing, particularly if the fencing
attracts attention like the existing dumpster
fence does. Options include locating the
equipment behind the western addition or
behind the dumpster, to eliminate views from
the EC.
A concrete retaining wall runs parallel to
Hydraulic Road, beginning near the
northwest end of the building and extending
westward. The architectural elevations show
the wall beginning much further to the east,
which has a greater negative impact on the
building and site.
20
Surface runoff structures and detention ponds should be
No changes to stormwater facilities are
None.
designed to fit into the natural topography to avoid the need
proposed.
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.
21
The following note should be added to the site plan and the
The note was not included on the site plan or
Revise the site plan and
architectural plan: "Visibility of all mechanical equipment
architectural drawings.
architectural drawings to
from the Entrance Corridor shall be eliminated."
include the standard
mechanical equipment
note.
Lighting
No lighting plan was submitted.
Indicate if any new site or
building lights are
proposed, or if any
existing lighting is to be
changed. If new lighting
or changes are proposed,
provide a complete
lighting lan for review.
Landscaping
7
The requirements of the Guidelines regarding landscaping
The current site plan identifies one 8"
Revise the site plan to
are intended to reflect the landscaping characteristic of
dogwood located at the southwest corner of
include all existing
many of the area's significant historic sites which is
characterized by large shade trees and lawns. Landscaping
should promote visual order within the Entrance Corridor
and help to integrate buildings into the existing
environment of the corridor.
the structure, one 22" oak tree located on the
west side of the building, and one 16" maple
tree positioned on the north side of the
building closest to the sidewalk that runs
parallel to Hydraulic Road.
landscaping in the area
immediately surrounding
the building, from the
swimming pool, to the
curbs on the south and
west sides of the building,
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials that
The applicant has indicated that only one tree
to Hydraulic Road.
share similar characteristics. Such common elements
or shrub at the northeast corner of the
allow for more flexibility in the design of structures
building and the vegetation along the south
Revise the site plan to
because common landscape features will help to
side will be impacted by the proposal.
show all existing
harmonize the appearance of development as seen from
However, the additions would be constructed
landscaping that will be
the street upon which the Corridor is centered.
very close to existing vegetation on the north
impacted by the proposal
and west sides of the structure, and the plan
and indicate the size and
does not show all existing trees and shrubs.
species of the plants
replacing the vegetation
The plan is missing 8 boxwoods on the south
in those impacted areas.
side of the structure and 3 more on the west
side next to the oak tree. There are also 12
Revise the site plan to
lily turf shrubs located along the brick and
include a conservation
metal fence that extends to the northeast
checklist for all
corner of the building. On the north side of
vegetation located in the
the structure, there are 8 large ferns that run
area around the building
the perimeter of the site from the curb to the
and identify new plants
concrete retaining wall at the northwest
replacing existing
corner of the building. There is also a smaller
vegetation.
dogwood located near the north side of the
building.
32
Landscaping along the frontage of Entrance Corridor
The standard EC frontage trees do not exist
None.
streets should include the following:
at this site, there is no planting area existing
a. Large shade trees should be planted parallel to the
along the corridor where additional trees
Entrance Corridor Street. Such trees should be at least 31/2
could be easily planted, and a concrete
inches caliper (measured 6 inches above the ground) and
retaining wall runs along a majority of the
should be of a plant species common to the area. Such
development's frontage.
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:
No changes to interior roads are proposed.
None.
a. Large trees should be planted parallel to all interior
roads. Such trees should be at least 21/2 inches caliper
(measured six inches above the ground) and should be of a
plant species common to the area. Such trees should be
located at least every 40 feet on center.
34
Landscaping along interior pedestrian ways:
No new sidewalks are proposed.
None
a. Medium trees should be planted parallel to all interior
pedestrian ways. Such trees should be at least 2%2 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:
No new parking areas are proposed.
None
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 21/2 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 inches in height.
36
Landscaping of buildings and other structures:
One maple tree and eight ferns run along the
None.
a. Trees or other vegetation should be planted along the
north side of the structure, which faces
front of long buildings as necessary to soften the
Hydraulic Road. This landscaping helps
appearance of exterior walls. The spacing, size, and type
screen the mechanical units as viewed from
of such trees or vegetation should be determined by the
the EC, and it helps relieve some of the
length, height, and blankness of such walls.
blankness of the walls. The proposed
b. Shrubs should be used to integrate the site, buildings,
additions will help relieve the blankness of
and other structures; dumpsters, accessory buildings and
the walls, so no additional landscaping is
structures; "drive thru" windows; service areas; and signs.
necessary.
Shrubs should measure at least 24 inches in height.
37
Plant species:
There are no new trees or shrubs proposed.
None.
a. Plant species required should be as approved by the
Staff based upon but not limited to the Generic Landscape
Plan Recommended Species List and Native Plants for
Virginia Landscapes CAppendix D).
38
Plant health:
The plant health note does not appear on the
Provide the plant health
The following note should be added to the landscape plan:
plan.
note on 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."
Site develo ment and la out
6
Site development should be sensitive to the existing
The apartment complex was built prior to the
Revise the site plan to
natural landscape and should contribute to the creation of
establishment of the Entrance Corridors. The
include all existing
an organized development plan. This may be
building in question is oriented parallel to the
landscaping in the area
accomplished, to the extent practical, by preserving the
Entrance Corridor and the proposed work
immediately surrounding
trees and rolling terrain typical of the area; planting new
will not alter the building's orientation or the
the building, from the
trees along streets and pedestrian ways and choosing
basic site layout.
swimming pool, to the
species that reflect native forest elements; insuring that
curbs on the south and
any grading will blend into the surrounding topography
Significant natural features that exist on site
west sides of the building,
thereby creating a continuous landscape; preserving, to the
are mature trees found throughout the
to Hydraulic Road.
extent practical, existing significant river and stream
development. These trees are significant
valleys which may be located on the site and integrating
because the standard EC frontage planting
10
these features into the design of surrounding development;
does not exist, and the mature trees help
and limiting the building mass and height to a scale that
soften the appearance of the development
does not overpower the natural settings of the site, or the
from the EC. This landscaping is considered
Entrance Corridor.
an integral part of the development.
39
The relationship of buildings and other structures to the
Entrance Corridor street and to other development within
the corridor should be as follows:
a. An organized pattern of roads, service lanes, bike paths,
and pedestrian walks should guide the layout of the site.
b. In general, buildings fronting the Entrance Corridor
street should be parallel to the street. Building groupings
should be arranged to parallel the Entrance Corridor street.
c. Provisions should be made for connections to adjacent
pedestrian and vehicular circulation systems.
d. Open spaces should be tied into surrounding areas to
provide continuity within the Entrance Corridor.
e. If significant natural features exist on the site (including
creek valleys, steep slopes, significant trees or rock
outcroppings), to the extent practical, then such natural
features should be reflected in the site layout. If the
provisions of Section 32.5.6.n of the Albemarle County
Zoning Ordinance apply, then improvements required by
that section should be located so as to maximize the use of
existing features in screening such improvements from
Entrance Corridor streets.
f. The placement of structures on the site should respect
existing views and vistas on and around the site.
Site Grading
40
Site grading should maintain the basic relationship of the
There is no grading shown on the plan, but
Revise the plan to show
site to surrounding conditions by limiting the use of
the applicant has stated that approximately
the proposed grading
retaining walls and by shaping the terrain through the use of
600 sf of the landscape on the west side of
associated with the
smooth, rounded land forms that blend with the existing
the existing structure will be disturbed.
additions.
terrain. Steep cut or fill sections are generally unacceptable.
Proposed contours on the grading plan shall be rounded with
a ten foot minimum radius where they meet the adjacent
condition. Final grading should achieve a natural, rather than
10
engineered, appearance. Retaining walls 6 feet in height and
taller, when necessary, shall be terraced and planted to blend
with the landscape.
41
No grading, trenching, or tunneling should occur within the
Proposed additions are located close to
Revise site plan to
drip line of any trees or other existing features designated
existing trees that remain on the site. Tree
include tree protection
for preservation in the final Certificate of Appropriateness.
protection fencing will be needed, but is not
fencing.
Adequate tree protection fencing should be shown on, and
shown on the current plan.
coordinated throughout, the grading, landscaping 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 until
completion of the development of the site.
43
Preservation areas should be protected from storage or
movement of heavy equipment within this area.
44
Natural drainage patterns (or to the extent required, new
Drainage patterns are not proposed to
None.
drainage patterns) should be incorporated into the finished
change.
site to the extent possible.
1,7 B[Kl]U Mu 1 Die[7WIRy
Staff recommends the following as the primary points of discussion:
1. The scale and character of the additions in relation to the existing building and the overall site.
2. The vegetation along the north and west side of the building impacted by alterations.
3. The location, visibility, and screening of mechanical equipment and the dumpster.
Staff offers the following comments on the preliminary proposal:
1. Revise the elevations to indentify all building materials and colors, including siding, roofing, porch elements, window elements, etc.
2. Revise the plan to accurately show existing site elements (curb lines, parking, dumpster, trees, shrubs, mechanical equipment, retaining walls,
etc.) in the area immediately surrounding the additions, from the swimming pool, to the curbs on the south and west sides of the building, to
Hydraulic Road.
3. Provide the window glass note on the architectural drawings. Window glass in the Entrance Corridors should meet the following criteria:
Visible light transmittance (VLT) shall not drop below 40 %. Visible light reflectance (VLR) shall not exceed 30 %.
4. Revise the site plan to show the current and proposed locations of the dumpster and mechanical equipment. Use site features to screen the
equipment to eliminate views from the EC.
5. Accurately show the location of the concrete retaining wall on both the elevations and the site plan.
6 Revise the site plan and architectural drawings to include the standard mechanical equipment note: Visibility of all mechanical equipment from
the Entrance Corridor shall be eliminated.
7. Indicate if any new site or building lights are proposed, or if any existing lighting is to be changed. If new lighting or changes are proposed,
provide a complete lighting plan for review.
8. Revise the site plan to include all existing landscaping in the area immediately surrounding the building, from the swimming pool, to the curbs
on the south and west sides of the building, to Hydraulic Road.
9. Revise the site plan to show all existing landscaping that will be impacted by the proposal and indicate the size and species of the plants
replacing the vegetation in those impacted areas.
10. Revise the site plan to include a conservation checklist for all vegetation located in the area around the building and identify new plants
replacing existing vegetation.
11. Provide the plant health note on the plan.
12. Revise the plan to show the proposed grading associated with the additions.
13. Revise site plan to include tree protection fencing.
12
IAl .1-9W1
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date /Revision Date
-
Sketch site plan
-
ARB.01
Cover sheet
8 -4 -14
ARB.02
Existing ground floor plan
8 -4 -14
ARB.03
Existing first floor plan
8 -4 -14
ARB.04
Existing second floor plan
8 -4 -14
ARB.05
Existing north elevation
8 -4 -14
ARB.06
Existing east and west elevations
8 -4 -14
ARB.07
Existing south elevation
8 -4 -14
ARB.08
Proposed ground floor plan
8 -4 -14
ARB.09
Proposed first floor plan
8 -4 -14
ARB.10
Proposed second floor plan
8 -4 -14
ARB.11
Proposed north elevation
8 -4 -14
ARB.12
Proposed east elevation
8 -4 -14
ARB.13
Proposed south elevation
8 -4 -14
ARB.14
Proposed west elevation
8 -4 -14
13