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HomeMy WebLinkAboutARB200800179 Staff Report Final Site Plan and Comps. 2009-01-26ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2008 -179: Three Notch'd Center Review Type Final Review of a Site Development Plan Parcel Identification Tax Map 56A3, Parcel 9 Location 5374 Three Notch'd Road: Approximately 0.50 mile from the intersection of Three Notch'd Road (Rt. 240) with Crozet Avenue (Rt. 810). Zoned Planned Development Shopping Center (PDSC), Entrance Corridor (EC) Owner Notch'd LLC Applicant Richard L. Jones, Jr. Magisterial District Whitehall Proposal To construct commercial and office space in two buildings, with associated site improvements. ARB Meeting Date February 2, 2009 Staff Contact Margaret Maliszewski SITE/PROJECT HISTORY The ARB conducted a preliminary review of this proposal at the September 2, 2008 ARB meeting. The action letter from that meeting is included as Attachment A to this report. A site development plan for this project is under review by the Current Development division. The applicant's request for a variation from the approved rezoning plan to allow the maximum roof height on the western building to be increased from 35' to 40' has been approved. CONTEXT The site is currently developed with a 11/2 story house used as a restaurant and a 1- and 2 -story block building housing commercial and office space (video store). Charlottesville Self Storage (approved by the ARB in 2005) is adjoining to the west. The former Con -Agra complex is across Route 240 to the south. There is an undeveloped property to the east. PROJECT CHANGES The applicant has made several revisions to the proposal. Of the 15 comments from the preliminary review, eight were not addressed completely. Changes to the proposal include: • The sidewalk layout around the building has changed. • Light pole locations have changed. Fixtures have changed. Wall lights are shown on the plans and elevations. • Electric and gas meter locations on the buildings are shown. ARB 2/2/2009 Three Notch'd Center - Page 1 • Trees have been added on the north and east sides of the property. Shrubs have been added at the perimeter of the southwestern parking area. Landscaping on the adjacent site to the west is included for reference. Trees have been added along the EC frontage. • The amount of EIFS used in the design has been reduced. Brick and Hardi -plank have been added to the design • The supports for the second -story bridge have been increased in width and are now illustrated as brick. • Changes have been made to the EC fagade of the eastern building to give the appearance of a greater number of grouped buildings. VISIBILITY The development will be readily visible from the Entrance Corridor. ANALYSIS (based on site plan sheets 1 -7 and 11 -13 dated 4/28/08; architectural elevations sheet SK3 with revision date of October 10, 2008; monument sign drawings undated; two color perspective renderings undated; one black and white perspective rendering dated October 10, 2008) Issue: Simplicity and hierarchy of design Comments: • In response to comment #1 from the previous review (see Attachment A), the applicant has indicated that vertical hierarchy has been established with changes in window design, building materials and cornice details, and the horizontal elements have been revised to create smaller building blocks. • The form of the western building has not changed. Changes have been made to the front elevation of the eastern building to give the appearance of a greater number of grouped buildings. Revisions to building materials and colors have provided more distinction among various parts of the buildings, but the overall design does not appear to be simplified. Roof pitches have not been revised. A roof plan would help clarify the revised forms of the buildings. The mansard style roofs used at the bridge and the corner element of the western building don't appear fully coordinated with the rest of the building. • Perspective views have been provided, but they do not show the entire buildings and they do not include the storage center office as requested. The perspective view of the western building shows the 3 -story tower that is located adjacent to the bridge in a different location than the elevation drawings show. • To -scale black and white line drawings of the building elevations with shade /shadow have not been provided as requested. 1/8" scale drawings have not been provided. Recommendations: Provide perspective views of the entire proposed buildings as seen from both directions on the EC. Provide to -scale black and white line drawings of the building elevations with shade /shadow for review. Provide elevations at 1/8" scale. Include the storage center office in the perspective and elevation drawings for reference. Provide a roof plan for review. Coordinate the elevation and perspective drawings regarding location of all building elements. Issue: Plaza elevations Comments: A comment from the previous review stated, "Add windows and/or detail to east and west elevations at plaza." Plaza elevations have not been provided for review. Recommendations: Add windows and/or detail to the east and west plaza elevations. Provide plaza elevations for review. ARB 2/2/2009 Three Notch'd Center - Page 2 Issue: Second -story bridge Comments: A second -story bridge is proposed between the two buildings. Comments from the last review required that the bridge be shown on the site plan. The plan does not clearly identify the bridge as occupiable space. Recommendations: Revise the plan to clearly show that the second -story bridge is occupiable space. Issue: Materials Comments: A comment from the previous review requested that a materials schedule be added to the architectural elevation sheets. Materials are identified on the elevations, but a materials schedule does not appear on the drawings. Colors and materials currently proposed for the buildings are as follows: • Tan/brown dry stack stone water table • Dryvit in 380 Chocolate Mousse and 387A Pancake • Timberline shingles in Shadow Accent Ultra Burnt Sienna Blend • Dark brown metal roof • Dark bronze aluminum frame windows • Clear window glazing • Hardi -plank horizontal siding in Autumn tan; Hardi -corner boards in white and Autumn tan • Old Virginia brick in Poplar Forest Two roof materials have been proposed but four are shown on the color renderings. Photocopies of proposed colors were provided with the previous submittal for the metal roof and the EIFS colors. No additional samples have been provided. Photocopies cannot be relied upon for accuracy. Actual samples are required for review. Recommendations: Include a color /material schedule on the architectural elevation drawings. Provide actual color /material samples for all proposed materials. Issue: EC trees Comments: Large shade trees and interspersed ornamental trees are required along the EC frontage. These guidelines are met with a row of 31/2" Zelkovas and three purple leaf plums. There is also one Red maple proposed along the EC. The Red maple appears out of place in the Zelkova row and the placement of the plum at the west side of the entrance to the plaza throws the planting layout off balance. A pair of trees of the same species flanking the plaza entrance would have a more balanced and appropriate appearance. Recommendations: Delete the Red Maple currently shown along the EC and add another plum tree. Revise the planting scheme to provide Zelkovas flanking the entrance to the plaza. Issue: Perimeter parking lot trees Comments: • Trees are required 40' on center at the perimeter of parking areas. Trees have not been provided along the western property line. The applicant has indicated that this is because of a conflict with an electric line in that location. There is no electric line illustrated on the plan. • Arborvitae have been provided along the northern property line at 35' on center. Arborvitae is typically used for screening. Screening is not required in the proposed location. Trees that blend with the wooded backdrop would be more appropriate. Recommendations: Provide perimeter parking lot trees at 21/2" caliper, 40' on center, along the western property line. If an existing utility is located in this area, clearly show its location and associated easement on the plan. Revise the Arborvitae at the northern property line to a mix of trees that blend with the wooded area to remain. ARB 2/2/2009 Three Notch'd Center - Page 3 Issue: Interior parking lot trees Comments: Maples are proposed in the long planting island in the parking area behind (north of) the proposed buildings. They are spaced approximately 20' to 30' on center, and Arborvitae flank the loading zone. Red maples can grow up to 50' to 60' wide, so a spacing of 40' would be more appropriate. The Arborvitae is an odd choice for an interior parking lot tree and could grow to conflict with the loading spaces. Recommendations: Eliminate the Arborvitae from the interior of the parking lot. Revise the spacing of the Red maples at the interior of the parking lot to 30' -40'on center. Issue: General landscape notes Comments: Landscape notes appear on the lighting sheet. Notes 4 and 5 don't appear to apply to this proposal. The quantity of abelia indicated in the plant schedule differs from the quantity shown on the plan. Recommendations: Move the landscape notes from the lighting sheet to the landscape sheet. Eliminate notes 4 and 5 or indicate how they apply to this proposal. Coordinate the quantity of abelia on the plan and in the plant schedule. Issue: Lighting Comments: Cut sheets have not been provided for the G and REC fixtures. In the catalog numbers for the OJ and OK fixtures, it is not clear what "EH22" and "MOG" refer to. The symbols in the lighting schedule do not match the symbols used on the lighting plan. Fixture and pole colors are not identified on the lighting plan. The standard lighting notes do not appear on the plan. Recommendations: Provide for review the cut sheets for the G and REC fixtures. Clarify the meaning of the "EH22" and "MOG" designations in the catalog numbers for the OJ and OK fixtures. Revise the lighting plan so that the symbols on the plan match the symbols in the schedule. Include in the luminaire schedule the proposed colors for the fixtures and poles. Dark bronze or black are recommended. Include the following note on the plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one -half footcandle." Issue: Dumpster Comments: Site plan note #5 on sheet 3 indicates that the dumpster will have a wooden enclosure. A note on sheet 6 indicates that the enclosure will be masonry to match the building. No dumpster enclosure detail appears in the drawing set. Recommendations: Coordinate all dumpster notes to indicate that the dumpster enclosure will be brick masonry to match the building. Include in the drawing set a dumpster enclosure detail. Issue: Equipment Comments: The applicant's memo indicates that equipment is to be roof mounted. The proposed buildings have a mix of flat and pitched roofs. Information provided is not sufficient to confirm that the equipment won't be visible from the EC. Recommendations: Revise the drawings to indicate the location and height of rooftop equipment. Provide on the drawings sufficient information to clearly confirm that rooftop equipment will not be visible from the EC. ARB 2/2/2009 Three Notch'd Center - Page 4 Issue: Signs Comments: • A freestanding sign is proposed just west of the entrance to the plaza that is located between the two buildings. It is a non - illuminated monument style sign. The monument is faced with stone, presumably to match the material at the base of the building. A slate panel installed on the face of the monument would receive dimensional acrylic letters reading "Three Notch'd Center ". The landscape plan does not include plants at the base of the sign. • Wall signs are shown on the elevation drawings. Signs appear over the buildings' entrances, and the locations appear appropriate. The signs look like panel signs and are less than 2' tall, but the scale of the drawings makes it difficult to know the exact size. Information on proposed wall sign criteria was requested in the last review, but no details were provided. Recommendations: Revise the freestanding sign drawing to indicate that the stone facing will match the stone of the building. Revise the landscape plan to include plants at the base of the monument sign that will help integrate the sign into the landscape. (Note that the sign location is provided for information and coordination at this time. Final approval of the sign location will not be granted until a sign permit application is made, reviewed and approved by the County.) Provide for review an outline of proposed wall sign criteria, including but not limited to sign type, illumination type, materials, colors, size limits, etc. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Simplicity of design and hierarchy of building elements: roof forms, windows, number of building parts 2. Proposed materials and distribution of materials on the buildings Staff offers the following comments on the proposal: 1. Provide perspective views of the entire proposed buildings as seen from both directions on the EC. Provide to -scale black and white line drawings of the building elevations with shade /shadow for review. Provide elevations at 1/8" scale. Include the storage center office in the perspective and elevation drawings for reference. Provide a roof plan for review. Coordinate the elevation and perspective drawings regarding location of all building elements. 2. Add windows and/or detail to the east and west plaza elevations. Provide plaza elevations for review. 3. Revise the plan to clearly show that the second -story bridge is occupiable space. 4. Include a color /material schedule on the architectural elevation drawings. Provide actual color /material samples for all proposed materials. 5. Delete the Red Maple currently shown along the EC and add another plum tree. Revise the planting scheme to provide Zelkovas flanking the entrance to the plaza. 6. Provide perimeter parking lot trees at 21/2" caliper, 40' on center, along the western property line. If an existing utility is located in this area, clearly show its location and associated easement on the plan. Revise the Arborvitae at the northern property line to a mix of trees that blend with the wooded area to remain. 7. Eliminate the Arborvitae from the interior of the parking lot. Revise the spacing of the Red maples at the interior of the parking lot to 40' on center. 8. Move the landscape notes from the lighting sheet to the landscape sheet. Eliminate notes 4 and 5 or indicate how they apply to this proposal. Coordinate the quantity of abelia on the plan and in the plant schedule. 9. Provide for review the cut sheets for the G and REC fixtures. Clarify the meaning of the "EH22" and ARB 2/2/2009 Three Notch'd Center - Page 5 10. 11 12. "MOG" designations in the catalog numbers for the OJ and OK fixtures. Revise the lighting plan so that the symbols on the plan match the symbols in the schedule. Include in the luminaire schedule the proposed colors for the fixtures and poles. Dark bronze or black are recommended. Include the following note on the plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one -half footcandle." Coordinate all dumpster notes to indicate that the dumpster enclosure will be brick masonry to match the building. Include in the drawing set a dumpster enclosure detail. Revise the drawings to indicate the location and height of rooftop equipment. Provide on the drawings sufficient information to clearly confirm that rooftop equipment will not be visible from the EC. Revise the freestanding sign drawing to indicate that the stone facing will match the stone of the building. Revise the landscape plan to include plants at the base of the monument sign that will help integrate the sign into the landscape. (Note that the sign location is provided for information and coordination at this time. Final approval of the sign location will not be granted until a sign permit application is made, reviewed and approved by the County.) Provide for review an outline of proposed wall sign criteria, including but not limited to sign type, illumination type, materials, colors, size limits, etc. ARB 2/2/2009 Three Notch'd Center - Page 6 Attachment A aL ti � �IRGINZ�FJ COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, Room 227 Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 September 5, 2008 Jones and Jones Associates c/o Richard L. Jones, Jr. 6120 Peters Creek Road Roanoke, Va. 24019 RE: ARB- 2008 -99: Three Notch'd Center Tax Map 56A3, Parcel 9 Dear Mr. Jones, The Albemarle County Architectural Review Board, at its meeting on September 2, 2008, completed a preliminary review of the above -noted request to construct commercial and office space in two buildings, with associated site improvements. The Board offered the following comments for the benefit of the applicant's next submittal. Please note that the following comments are those that have been identified at this time. Additional comments may be added or eliminated based on further review and changes to the plan. 1. Simplify the architectural design by reducing the number of building elements used and by establishing a stronger hierarchy of elements. Establish greater identity for building blocks. Emphasize building component edges to provide a sense of rhythm along the street. Consider increasing the roof pitch on non -tower elements. Consider selective use of color for break -up of building massing. Consider using a variety of glazing dimensions and hierarchy of fenestration. Consider detail of cornice and other building elements to enhance hierarchy. 2. Reduce the amount of EIFS used on the EC and side elevations. Reconsider the vertical banding of EIFS to reduce the "busy" appearance. 3. For each of the proposed materials, provide actual samples for review. Add a materials schedule to the elevations sheet. 4. Provide perspective views of the proposed building as seen from both directions on the EC. Provide to -scale black and white line drawings of the building elevations with shade /shadow for review. Include the storage center office in the perspective and elevation drawings for reference. Provide wall section or cornice details. 5. Correct the notes on the plan regarding the number of stories in each building. 6. Reconsider the design of the supports for the bridge. Scale and proportion of all elements and openings must be addressed. Add windows and /or detail to east and west elevations at plaza. 7. Revise the landscape plan to meet all EC Guidelines. Be sure to include trees along the perimeter of all parking areas and along the travelway on the east side of the property. Revise the drainage easement to allow for trees along the EC, along the west and east sides of the eastern ARB 2/2/2009 Three Notch'd Center - Page 7 travelway, and on the north side of the parking area. Include the following 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." Provide full coordination of landscape, hard -scape and architectural elements, relative to the EC. 8. Show the proposed tree line to remain, with coordinated tree protection fencing, on the grading and landscape plans. 9. Provide a photometric plan for review. Be sure to use a maintenance factor of 1.0. Include all lighting details, including total pole height, colors, etc. Indicate that a flat glass lens will be used. Coordinate the photometric plan with all other site plan sheets. 10. Coordinate the architectural plan with the site plan regarding building entrances and sidewalks, and all other features. 11. Show the second -story bridge that is proposed between the two buildings on the site plan. 12. Make the number of parking spaces shown on the plan match the number the cover sheet says is provided. 13. Revise the dumpster enclosure to a masonry material that is coordinated with the materials of the building. Show the locations of all ground- and building- mounted equipment on the plans. Use the architecture of the building to eliminate views of the equipment from the EC. Add the following note to both the architectural and the site plans: "Mechanical equipment shall not be visible from the Entrance Corridor." 14. Indicate wall sign locations on the elevation drawings. Provide for review an outline of proposed wall sign criteria, including but not limited to: sign type, illumination type, materials, colors, etc. 15. Provide at least one site and building cross section from street to rear of property. You may submit your application for continued ARB review at your earliest convenience. Application forms, checklists and schedules are available on -line at www.albemarle.org /planning. Revised drawings addressing the comments listed above are required. Include updated ARB revision dates on each drawing and an ARB approval signature panel. Please provide a memo including detailed responses indicating how each comment has been addressed. If changes other than those requested have been made, identify those changes in the memo also. Highlighting the changes in the drawing with "clouding" or by other means will facilitate review and approval. If you have any questions concerning any of the above, please feel free to call me. Sincerely, Margaret Maliszewski Principal Planner Cc: Notch'd LLC 90 Stockton Ridge PI Greenwood Va 22943 ARB File ARB 2/2/2009 Three Notch'd Center - Page 8