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Home My WebLink AboutARB200900004 Review Comments Final Site Plan and Comps. 2009-02-09ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2009 -04: Hollymead Town Center -Area C -Block 9- Building C Review Type Preliminary Review of an Amendment to a Site Development Plan Parcel Identification Tax Map 32, Parcel 41R Location Located north of the intersection of Laurel Park Lane and Timberwood Blvd. in Area C of the Hollymead Town Center Zoned Planned Development Mixed Commercial (PDMC), Entrance Corridor (EC) Owner Post Office Land Trust; Charles WM Hurt & Shirley L Fisher Trustees Applicant Steve Melton Magisterial District Rio Proposal To construct a 2- story, 12,720 sf. commercial building, in the Hollymead Town Center. ARB Meeting Date March 2, 2009 Staff Contact Margaret Maliszewski SITE/PROJECT HISTORY • The ARB reviewed a proposal for Buildings A, B and C (ARB -05 -98 and ARRB -05 -131) at this site in September and November 2005. Buildings A and B are located along Timberwood Blvd. just south of Building C. In mid -2006, the applicant chose to delete Building C from the proposal. In December 2006 Buildings A and B received a Certificate of Appropriateness. Buildings A and B are under construction. • The Timberwood Commons buildings, located behind (west of) the CVS building, received a Certificate of Appropriateness in September 2008. CONTEXT: Building C is to be located north of the intersection of Timberwood Blvd. and Laurel Park Lane, in Block 9 of Area C of the Hollymead Town Center. The building site is located slightly northwest of Buildings A and B, which front Timberwood Blvd. The Building C site is located approximately 800' west of the Route 29 North Entrance Corridor. PROJECT DETAILS /CHANGES: The applicant proposes to construct a 2 -story 12,720 sf commercial building. The current design of Building C differs considerably from the design reviewed by the ARB in 2005 and 2006. The building has been reduced in size and the architectural design is now simpler and more traditional. The forms and materials of the design are similar to those used in Buildings A and B. ARB 3/2/2009 HTC C 9 C - Page 1 VISIBILITY • The lower level of the proposed Building C has a finished floor elevation of 583'. The ridge of the roof on the corner element reaches a height of 36' 3 ". • Buildings A and B have finished floor elevations ranging from 553' to 564'. They are primarily two - story buildings reaching a maximum of 38'. • The finished floor elevations of the Timberwood Commons buildings range from 543' to 547'. Those buildings are generally two stories tall with a maximum height of just under 44' tall. The buildings are to be faced with brick and have gray and green roofs. • The elevation of the Route 29 North EC at the Timberwood Blvd. intersection is approximately 526'. • Building C is expected to be most visible when traveling northbound on Route 29 between the Target building and the CVS building. It will be viewed above and slightly beyond Buildings A and B. When traveling southbound, the building may be glimpsed in the distance between buildings that are already constructed along the EC north of the CVS. The distance from the EC and the amount of construction already in place along the EC are expected to minimize impacts on southbound views. ANALYSIS (based on plans C4 and C10 dated 1/9/09; Al and A2 dated 1/20/09; color perspectives undated; material/color samples, see list below) Issue: Materials /colors Comments: The following materials /colors are proposed: • Standing seam metal roof: ATAS "forest green" (sample submitted) • Metal fascia and trim: ATAS, "patina green" (sample submitted) • Storefront: Kawneer "dark bronze" no. 40 (sample submitted) • Panel: painted Benjamin Moore "cedar path" 454, high gloss (sample submitted) • Brick: Lawrenceville, "Santa Fe" 3 -542 (sample submitted) Lawrenceville, "Carter's Grove" 4 -473 (also used for accent brick, sample submitted) • Storefront glass: clear (sample submitted) • Windows: Pella, vinyl -clad wood, white Carter's Grove brick was used in Buildings A and B. The lighter color Santa Fe brick is not a typical choice for the Entrance Corridors, but as an accent it is expected to be compatible with the surrounding brick commercial buildings. The samples for the green colors that are proposed for the roof, sign bands and storefront base are more compatible than the color renderings suggest. Recommendations: See "gables /pediments ". Issue: Gables /pediments Comments: The applicant has indicated that the proposed building has been designed to appear as a row of buildings, with the southeast corner given prominence with increased height and a metal roof. The roof is a cross - gabled one. The pitch of the gables appears somewhat shallow. The lighter color brick is proposed for the face of the pediments, and the fascia is proposed as a lighter green than the roof. This combination of elements gives the corner an uncoordinated appearance. A parapet with additional decorative brickwork, instead of a gabled roof, would provide a more coordinated, consistent form and appearance. Recommendations: Revise the roof of the corner element to a parapet with additional decorative brickwork instead of a gabled roof form. ARB 3/2/2009 HTC C 9 C - Page 2 Issue: Blank walls Comments: The lower level of the northeast elevation is blank. However, the distance from the building to the EC and the buildings already constructed between the building and the EC are expected to sufficiently mitigate the blankness as viewed from the EC. Recommendations: None. Issue: Windows Comments: Windows are proposed above the second story in the corner element. The applicant has indicated that the windows are true windows that open into the high ceiling area of the second floor. Given that condition, the windows are expected to have an appropriate appearance. Recommendations: None. Issue: Mechanical equipment Comments: The majority of the proposed building has a flat roof with parapet walls. The applicant has indicated that the parapet walls will screen rooftop mechanical equipment from view. The standard mechanical equipment note is not on the plans. Recommendations: Revise the site and architectural drawings to include the following note: "Mechanical equipment shall not be visible from the Entrance Corridor." Issue: Trees on Timberwood Blvd. and Laurel Park Lane Comments: • The applicant has indicated that Ginkgo Biloba "Fastigiata" was approved as the street tree for Timberwood Blvd., but these trees cannot be obtained at 3'/2" caliper. The applicant would like to revise the Ginko to Acer "Armstrong ", which has a narrow habit that could work well in the small planting area that is available. The revised species is acceptable, but the plan should more clearly identify the change as part of the amendment. • A note on Sheet C -10 indicates that three Zelkova trees previously approved on the east side of Laurel Park Lane are now proposed on the west side of the road as part of this amendment. Although the shift makes sense given the location of the entrance into the Building C site, the west side of Laurel Park Lane is not a part of the parcel for which this amendment is being requested. Consequently, parcel 41Q (where the trees are now proposed) would need to be included in the amendment, and the applicant should be aware that those three trees will not count toward canopy calculations for parcel 41R. Furthermore, it isn't clear enough on the plan which trees on 41Q are part of the amendment and which have already been approved in the location shown. Recommendations: Include the Timberwood Blvd. street trees in the "bubbled" limits of the site plan amendment. Include the three relocated Zelkovas in the "bubbled" limits of the site plan amendment. Revise the site data to indicate that the amendment includes parcel 41Q. Issue: Signs Comments: Wall signs are shown in green panels above the fist story storefront windows. The general appearance of the signs is appropriate. Proposed sign criteria are as follows: Type: Individual letters surface mounted to panels Locations: Above first story storefronts as illustrated on the architectural elevations Sizes: Letters: 12" to 18" tall; Panels: 2'6" tall x the length of the storefront Colors: Letters: Gemini Ivory 2718; Panels (background): Benjamin Moore "cedar path" 454 Fonts: Helvetica, Optima, Roman, Times Bold Illumination: None ARB 3/2/2009 HTC C 9 C - Page 3 The criteria do not address graphics. The applicant should note that permits will be required for each sign. Recommendations: Include the following statement in the sign criteria: "Logos /Graphics: Logos and/or graphics shall not exceed 18" in height and shall be incorporated as an integral part of the overall sign design in the sign panel." Issue: Lighting Comments: No site or building lights are included in the proposal. Site lights were approved throughout the parking area with the 2005 site plan approval for Buildings A and B (SDP -05 -104). Those site lights previously included in the area of the current site plan amendment would no longer be approved with this amendment (because they are not shown on the amended plan). Furthermore, it is anticipated that some building lights would be proposed. Recommendations: Confirm that no site lights are to be installed in the area associated with the Building C amendment, or provide a lighting plan as part of the amended plan that includes all information related to the proposed site lights for the area of the amendment. Include all information related to proposed wall lights on the lighting plan, as well. Issue: Planting Comments: The standard planting note is not included on the plan. Recommendations: Add the following 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." SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Roof form for the corner tower 2. Proposed materials /colors Staff recommends approval of a Certificate of Appropriateness pending staff approval of the following conditions: 1. Revise the roof of the corner element to a parapet with additional decorative brickwork instead of a gabled roof form. Revise the site and architectural drawings to include the following note: "Mechanical equipment shall not be visible from the Entrance Corridor." 2. Include the Timberwood Blvd. street trees in the "bubbled" limits of the site plan amendment. Include the three relocated Zelkovas in the "bubbled" limits of the site plan amendment. 3. Confirm that no site lights are to be installed in the area associated with the Building C amendment, or provide a lighting plan as part of the amended plan that includes all information related to the proposed site lights for the area of the amendment. Include all information related to proposed wall lights on the lighting plan, as well. 4. Add the following 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." Staff recommends approval of the following comprehensive sign criteria for Building C: ARB 3/2/2009 HTC C 9 C - Page 4 Type: Individual letters surface mounted to panels Locations: Above first story storefronts as illustrated on the architectural elevations Sizes: Letters: 12" to 18" tall; Panels: 2'6" tall x the length of the storefront Colors: Letters: Gemini Ivory 2718; Panels (background): Benjamin Moore Cedar Path 454 Fonts: Helvetica, Optima, Roman, Times Bold Illumination: None Logos /Graphics: Logos and/or graphics shall not exceed 18" in height and shall be incorporated as an integral part of the overall sign design in the sign panel. ARB 3/2/2009 HTC C 9 C - Page 5