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HomeMy WebLinkAboutSDP200800101 Review Comments Final Site Plan and Comps. 2009-01-26ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2008 -177: Oakleigh Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 45, Parcel 26A Location Located on the south side of Rio Road West adjacent to Berkmar Crossing (Rt. 659). Zoned Neighborhood Model District (NMD) and Entrance Corridor (EC) Owner Oakleigh Albemarle, LLC Applicant Terra Concepts, Mark Keller Magisterial District Rio Proposal To develop an 8.82 acre parcel with a mixed use development comprised of two commercial buildings, multiple single - family homes, townhomes, condominiums and associated site improvements. ARB Meeting Date February 2, 2009 Staff Contact Eryn Brennan SITE/PROJECT HISTORY The site was previously occupied by a small farmstead consisting of a turn -of- the - century wood frame farmhouse, a barn, and outbuildings. A demolition permit was approved for the site in 2005. The farm buildings were located in the midst of an oak `leigh' (meaning oak meadow in Old English) on the upper part of the property. Several large White oaks and Red oaks still stand. On the lower part of the site, near the EC, is an open pasture. The ARB approved a recommendation to support a rezoning of the property to Neighborhood Model zoning district with conditions on September 17, 2007 (See Attachment A). The conditions regarding changes to the Code of Development (COD) were determined to be met after a final review by ARB staff on December 11, 2007. CONTEXT The site is located on Rio Road West, across from Woodburn Road. To the west of the site is the Garden Spot nursery. To the east is Berkmar Crossing, a 1 -, 2- and 3 -story office /retail development. A small townhouse development is located across Rio Road to the north. The Heritage Hall development and the Berkeley subdivision are to the south. PROJECT DETAILS The applicant proposes to construct a large mixed -use development, including residential units and mixed ARB 2/2/2009 Oakleigh Preliminary - Page 1 residential and retail units. The project includes parking lots, landscaped green space, road construction, stormwater quality facilities, and stormwater filter units. VISIBILITY Buildings A and B fronting the EC will be clearly visible from the EC. Angled views into the site will provide visibility of Buildings C and D. As stated in item 8 on Attachment A, the ARB reserves the right to review Buildings A -D in detail. Landscaping in front of Buildings A and B will also be clearly visible from the EC, as will landscaping along the north and south parcel boundaries all the way back to Buildings C and D, and plantings in the median of the entrance road. ANALYSIS based on: • Site Plan Sheets 1 -11, dated December 15, 2008 • Architectural Drawings titled, " Oakleigh: Buildings C, D, and F: Final ARB Submittal, 10 pages, dated December 12, 2008 • Elevations and Floor Plans for Buildings A and B, Sheets A -1 — A -7, dated December 15, 2008 • Material sample board with brick, E.I.F.S., siding, and roof shingle samples for Buildings C, D, and F, received December 15, 2008 • Material sample sheet with color, E.I.F.S., window finish, and mortar samples, and a color picture of proposed brick for Buildings A and B, received December 2008 Issue: North Elevations of Buildings A and B Comments: 1. Black and white line drawings have been provided showing the floor plan and elevations of Buildings A and B. As shown in these drawings, the small rectangular windows in the roofs of these buildings do not appear proportional with either the scale of the roof or the building. As well, the cornice in the recessed entrance bay on the north elevation of these buildings sits higher than the cornice for the rest of the building. The entrance bay cornice also consists of three fascias, whereas the cornice for the rest of each structure consists of two fascias. In the black and white drawings, these conditions make the north fagade appear to lack uniformity and consistency. Color rendered architectural drawings and perspectives would help clarify the appearance of these buildings and their details as viewed from the EC. 2. Some of the windows on the third floor of the north elevation have muntins and others do not. There does not appear to be a pattern for those windows with or without muntins, which makes the elevation appear busy and uncoordinated. 3. Sheet A -5 indentifies Cement Fiber Board Panels to be used for the exterior sheathing of Buildings A and B. Color names and samples for the siding proposed for Buildings A and B have been provided, but a material sample, color number, and manufacturer name have not been submitted. 4. Notes on Sheet A -5 regarding the north elevation state that the painted cement fiber board panels will also have painted trim. The color of the cement fiber board panels is identified on the elevation, but the color of the trim is not identified. 5. Mechanical equipment enclosures are proposed at the ends of the front elevation of Building B. They are brick faced walls 7' high. Entry into the mechanical area is visible from the EC. Although the material is coordinated with the building, the enclosures will have a "service" appearance that is not appropriate. Moving the screening walls to the rear of the building would reduce their visibility from the EC and have a more appropriate appearance. A note on Sheet A -5 also states that all mechanical equipment will be located on the roofs of Buildings A and B and will not be visible from the EC; hence, it is unclear what these screening walls are intended to screen. ARB 2/2/2009 Oakleigh Preliminary - Page 2 6. Color samples and names for the siding proposed for Buildings A and B have been provided, but a color number and manufacturer name has not been submitted. 7. A picture of the proposed brick has been submitted for Buildings A and B, but a brick sample has not been provided. Recommendations: 1. Submit color rendered architectural drawings and perspectives of Buildings A and B. 2. Simplify the arrangement of muntin bars in the windows on the third floor of the north elevation of Buildings A and B (on Sheet A -5). 3. Provide a material sample for the Cement Fiber Board Panels proposed on Buildings A and B. Submit numbers and manufacturer information for the color samples submitted for Buildings A and B. 4. Identify the proposed color for the trim of the cement fiber board panels on the north elevation on Sheet A -5 and include the appropriate information concerning the cement fiber board panels and trim in the finish schedule. 5. Revise the site plan and elevation drawings to show the equipment screening walls for Building B located on the rear elevation. Include a note on the site plan indicating what the walls are intended to screen, the height of the screening wall, and a note stating that equipment located within the walls will not be higher than the walls. 6. Submit a sample of the proposed brick for Buildings A and B. Issue: Elevations of Buildings C and D Comments: 1. The architectural drawings for Buildings C and D do not have sheet numbers or north arrows. 2. Color architectural drawings and perspectives have been provided for Buildings C and D; however, some of the detailed elements, such as the muntin configuration and cornice, are difficult to discern. Black and white line drawings of the elevations should also be submitted in order to understand the details concerning the design of Buildings C and D. 3. There appear to be small false windows at the top of the projecting bays on all of the facades of Buildings C and D, with the main cornice of the building visible behind the windows. False windows are not a traditional window treatment and should not be used in the EC. 4. The central double window on the third floor above the entrance does not have a muntin in the window on the right, which disrupts the otherwise balanced pattern of window muntins on the front elevation. 5. A finish schedule identifying the manufacturer, material, and color for all the materials proposed for Buildings C and D has not been provided on the architectural drawings. 6. There appear to be railings or other detailing attached to the front facades of Buildings C and D in between the first and second story windows of the projecting bays. The detailing should be clarified, with material, color, and design specified on the drawings. 7. An "architectural rail with panel" is identified as enclosing the balconies on the second floor of Buildings C and D. The material and color are not specified and samples have not been provided for the panels. 8. The elevation drawings of Buildings C and D do not identify the material and color of the window lintels on the second floor. 9. A material sample of the window glass and trim has not been submitted. Recommendations: 1. Provide sheet numbers and north arrows on each architectural drawing for Buildings C and D. 2. Submit a set of black and white line drawings for Buildings C and D. 3. Eliminate any false windows proposed in the projecting bays of Buildings C and D. If true windows ARB 2/2/2009 Oakleigh Preliminary - Page 3 are proposed for these facades, revise the drawings to eliminate the cornice shown behind the windows in the color renderings. 4. Revise the double window in the third floor above the entrance on the front elevation to have a muntin in the window on the right that matches the location of the muntin in the window on the left. 5. Revise the architectural drawings to include a finish schedule identifying the manufacturer, material, and color for all the materials proposed for Buildings C and D. 6. Submit a detailed drawing of the proposed railing and any other detailing on the front elevation of Buildings C and D, including material, color, and design specified on the drawings. Include material and color information in the finish schedule. 7. Identify the color and material of the proposed balcony panels on the second floor on the elevation drawings for Buildings C and D, and include this information in the finish schedule. Submit a color and material sample of the panels. 8. Identify the color and material of the window lintels on the second floor on the elevation drawings for Buildings C and D. Submit material and color samples for the lintels and include this information in the finish schedule. 9. Submit a sample of the proposed window glass and trim for Buildings C and D. Issue: Widow's Walks on Buildings C and D Comments: The Widow's Walk elements on Buildings C and D are not proportional to the scale of the building and present an awkward, uncoordinated appearance with the overall design of the building. Widow's Walks in Charlottesville and Albemarle County are generally only found on single - family residential homes to allow access to paired chimneys. Widow's Walks are not a traditional architectural feature on large multi -unit residential housing blocks and, as proposed, are not appropriate in the EC. Recommendations: Revise the elevation drawings and roof plan to remove the Widow's Walk elements on Buildings C and D. Issue: Tree Protection Fencing Comments: The applicant is proposing to protect many of the site's mature trees, but tree protection fencing is not shown around the cluster of trees in the northwest corner of the site. Recommendations: Revise the site plan to show tree protection fencing around the cluster of trees in the northwest corner of the site. Issue: Notes on Sheet 4 Layout Plan Comments: The notes concerning the dumpster enclosure and concrete paving on the east side of the parcel boundary do not appear to be in the proper location. The "Dumpster Enclosure" note is pointing to a gravel area and the "Concrete Paving" note is also pointing to a gravel area. The standard note concerning ground equipment is not included on the site plan. Recommendations: Relocate the notes on Sheet 4 Layout Plan along the east side of the parcel boundary to correspond to their appropriate location. Add the following standard note concerning equipment on Sheet 4 Layout Plan: "Equipment shall not be visible from the Entrance Corridor." Issue: Landscape Plan Comments: 1. The Paperbark Maples located in front of Building A are shown in the Plant List as 2.5 -3" caliper at planting. The EC Guidelines require large shade trees to be at least 3.5" caliper at planting; however, the seven Shumard Oaks along the EC help mitigate the impact of the development and compensate for the smaller caliper maples. The Shumard Oaks are in VDOT right -of -way. VDOT will be ARB 2/2/2009 Oakleigh Preliminary - Page 4 responsible for maintaining the trees, and they have the authority to take down the trees as well. Confirmation that VDOT has approve the trees is required. 2. A retaining wall is shown in front of the row of Paperbark Maples in front of Building A on the landscape plan, but no details concerning the material and design of the retaining wall has been provided. Other details pertaining to the stairs, paving, and emergency access material have not been provided. 3. Grading and planting are proposed on the adjacent parcel to the east. A grading/landscaping easement is required. A note on Sheet 3 Existing Conditions and Demolition Plan states that the row of Leyland Cypress trees at the north end of the eastern property line will be transplanted until site improvements are complete. This conspicuous row of screening trees does not represent a planting that is integrated with the site or corridor. Revising this area to a mixed planting of trees and shrubs would help mitigate the impact of the development on the EC and better integrate the development into the corridor. 4. Planting along interior pedestrian ways is required by the EC Guidelines, and the landscape plan does not show any plantings along the interior pedestrian way between the parking lot and Building B. Plantings in this area would also help mitigate the impact of the parking lot and development on the EC. Recommendations: 1. Provide confirmation that VDOT will allow the Oaks to be planted along the EC. 2. Submit a detailed drawing of the retaining wall proposed in front of the row of Paperbark Maples in front of Building A, including information regarding the materials and design. Submit detailed drawings of the stairs, paving, and emergency access material in front of and near Building A. 3. Revise the landscape plan to the east to show increased plantings and an integrated, coordinated planting scheme to reduce the impact of the development on the EC. A grading/landscape easement is required. 4. Revise Sheet 8 Landscape Plan to show plantings along the interior pedestrian way between the parking area and Building B. Issue: Lighting Plan Comments: • The standard lighting note regarding spillover is missing from the plan. • There appears to be excessive spillover onto the public roadway in the northeast corner of the site. • Some of the light level readings on Sheet 10 Photometric Plan are obscured by architectural elements and are not legible. • Proposed lighting fixtures A, B, and C exceed 3,000 lumens and do not meet the County's definition of full cutoff light fixtures. A waiver from the Planning Commission is required to use these light fixtures in the development. Recommendations: • Add the following standard lighting note to the photometric 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." • Revise Sheet 10 Photometric Plan to show light level readings beyond the north edge of the property line. Ensure that spillover onto the public roadway is below .5 fc. • Revise Sheet 10 Photometric Plan to clearly show all the light levels in the calculation grid. • Revise proposed lighting fixtures A, B, and C to meet the County's definition of full cutoff, reduce the light level to less than 3,000 lumens, or obtain a lighting waiver from the Planning Commission. ARB 2/2/2009 Oakleigh Preliminary - Page 5 Issue: Proposed Signage Comments: Sheet 4 Layout Plan states that a project sign is to be attached to the retaining wall proposed in front of Building A. No sign drawings have been submitted and no landscaping is proposed in front of the sign location. Recommendations: Submit detailed drawings of the proposed sign and its location, addressing all ARB sign checklist requirements, including overall design and size, lettering, color, manner of illumination, and landscaping around the base of the sign. Submit color and material samples. (The applicant should note that the sign location is provided for coordination purposes at this time and cannot be approved until a sign permit is applied for). Issue: Privacy Fence Details Comments: A privacy fence is shown on Sheet 5 Grading Plan south of the parking lots behind Buildings A and B. The easternmost portion of the privacy fence will be visible from the EC. Details concerning the material, color, height, and design of the privacy fence have not been provided. Recommendations: Provide on the plan a detailed drawing of the privacy fence south of the parking lots behind Buildings A and B, stating on the drawing the material, color, height, and general design of the fence. Submit material and color samples. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Mechanical enclosures on the front of Building B. 2. The appropriateness of false windows on Buildings C and D. 3. The appropriateness of Widow's Walks on Buildings C and D. 4. The need for additional plantings between the front parking lot and Building B. Staff offers the following comments on the preliminary site plan: 1. Submit color rendered architectural drawings and perspectives of Buildings A and B. 2. Simplify the arrangement of muntin bars in the windows on the third floor of the north elevation of Buildings A and B (on Sheet A -5). 3. Provide a material sample for the Cement Fiber Board Panels proposed on Buildings A and B. Submit numbers and manufacturer information for the color samples submitted for Buildings A and B. 4. Identify the proposed color for the trim of the cement fiber board panels on the north elevation on Sheet A -5 and include the appropriate information concerning the cement fiber board panels and trim in the finish schedule. 5. Revise the site plan and elevation drawings to show the equipment screening walls for Building B located on the rear elevation. Include a note on the site plan indicating what the walls are intended to screen, the height of the screening wall, and a note stating that equipment located within the walls will not be higher than the walls. 6. Submit a sample of the proposed brick for Buildings A and B. 7. Provide sheet numbers and north arrows on each architectural drawing for Buildings C and D. 8. Submit a set of black and white line drawings for Buildings C and D. 9. Eliminate any false windows proposed in the projecting bays of Buildings C and D. If true windows are proposed for these facades, revise the drawings to eliminate the cornice shown behind the windows in the color renderings. ARB 2/2/2009 Oakleigh Preliminary - Page 6 10. Revise the double window in the third floor above the entrance on the front elevation to have a muntin in the window on the right that matches the location of the muntin in the window on the left. 11. Revise the architectural drawings to include a finish schedule identifying the manufacturer, material, and color for all the materials proposed for Buildings C and D. 12. Submit a detailed drawing of the proposed railing and any other detailing on the front elevation of Buildings C and D, including material, color, and design specified on the drawings. Include material and color information in the finish schedule. 13. Identify the color and material of the proposed balcony panels on the second floor on the elevation drawings for Buildings C and D, and include this information in the finish schedule. Submit a color and material sample of the panels. 14. Identify the color and material of the window lintels on the second floor on the elevation drawings for Buildings C and D. Submit material and color samples for the lintels and include this information in the finish schedule. 15. Submit a sample of the proposed window glass and trim for Buildings C and D. 16. Revise the elevation drawings and roof plan to remove the Widow's Walk elements on Buildings C and D. 17. Revise the site plan to show tree protection fencing around the cluster of trees in the northwest corner of the site. 18. Relocate the notes on Sheet 4 Layout Plan along the east side of the parcel boundary to correspond to their appropriate location. Add the following standard note concerning equipment on Sheet 4 Layout Plan: "Equipment shall not be visible from the Entrance Corridor." 19. Provide confirmation that VDOT will allow the Oaks to be planted along the EC. 20. Submit a detailed drawing of the retaining wall proposed in front of the row of Paperbark Maples in front of Building A, including information regarding the materials and design. Submit detailed drawings of the stairs, paving, and emergency access material in front of and near Building A. 21. Revise the landscape plan to the east to show increased plantings and an integrated, coordinated planting scheme to reduce the impact of the development on the EC. A grading/landscape easement is required. 22. Revise Sheet 8 Landscape Plan to show plantings along the interior pedestrian way between the parking area and Building B. 23. Add the following standard lighting note to the photometric 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." 24. Revise Sheet 10 Photometric Plan to show light level readings beyond the north edge of the property line. Ensure that spillover onto the public roadway is below .5 fc. 25. Revise Sheet 10 Photometric Plan to clearly show all the light levels in the calculation grid. 26. Revise proposed lighting fixtures A, B, and C to meet the County's definition of full cutoff, reduce the light level to less than 3,000 lumens, or obtain a lighting waiver from the Planning Commission. 27. Submit detailed drawings of the proposed sign and its location, addressing all ARB sign checklist requirements, including overall design and size, lettering, color, manner of illumination, and landscaping around the base of the sign. Submit color and material samples. (The applicant should note that the sign location is provided for coordination purposes at this time and cannot be approved until a sign permit is applied for). 28. Provide on the plan a detailed drawing of the privacy fence south of the parking lots behind Buildings A and B, stating on the drawing the material, color, height, and general design of the fence. Submit material and color samples. ARB 2/2/2009 Oakleigh Preliminary - Page 7