HomeMy WebLinkAboutARB200900035 Review Comments Preliminary Site Plan 2009-05-28ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #: Name
ARB- 2009 -35: Collins Medical Center
Review Type
Preliminary Review of a Site Development Plan
Parcel Identification
Tax Map 61W, Section 2, Block B, Parcel lA
Location
515 Westfield Road: located on the south side of Westfield Road,
approximately 270' east of the intersection with US 29 North.
Zoned
Commercial (C1), Entrance Corridor (EC)
Owner
JMC Enterprise LLC, Robert Jonas Collins
Applicant
JMC Enterprise LLC, Robert Jonas Collins
Magisterial District
Rio
Proposal
To construct a single -story building and associated site improvements for an
oral surgery medical practice.
ARB Meeting Date
June 15, 2009
Staff Contact
Brent Nelson
SITE/PROJECT HISTORY
4/17/09: SDP 09 -31, Collins Medical Center, Preliminary Site Plan, received and currently under review.
10/25/06: ARB 06 -73, Westfield Road Center, Certificate of Appropriateness issued for the construction
of a 3 -story office /residential building with a rear basement level, 26 parking spaces and other associated
site improvements.
PROJECT DETAILS
The applicant proposes to construct a 1 -story medical office building with a rear walk -out basement. The brick
building, with its hip roof form, occupies a 55' x 71' footprint and is located at the rear, southwest end of the
parcel. A parking lot, providing 20 spaces, is proposed in front of the building and accessed from Westfield
Road.
SITE CONTEXT
The subject parcel is situated on the south side of Westfield Road on a vacant and undeveloped parcel. The
front two thirds of the parcel is a relatively flat open grass surface while the rear portion is a steep downward
slope covered with a mature stand of mostly deciduous trees. The parcel is adjoined to the west by the parking
lot of a relatively flat parcel containing a 1 -story traditional style building, home to United Bank, fronting on
Route 29N. Adjoining the parcel to the east is the parking lot of a 1 -story contemporary, professional office
building located on a sloping parcel that provides for a rear building walkout. Directly behind, southwest of,
the parcel is a large expanse of asphalt providing parking to a 1 -story commercial building. Across Westfield
Road from the parcel is the 3 -story brick Montague Miller office building located close to the street, with
relegated parking.
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VISIBLITY
The parcel under review fronts on Westfield Road. The United Bank site is situated between the Route 29N
Corridor and the northwest boundary of the parcel under review. The western edge of the parcel is located 250'
from the EC right -of -way and the entire parcel falls within the 500' depth of the EC Overlay District. Views of
the proposal are expected to be limited due its distance from the Corridor, the location of the bank
building /development in between, and the 5 existing 18" and 30" caliper Eastern Red Cedars along the western
boundary, designated to remain. Only the right, northwest, building elevation (facing EC) and the front half of
the parking lot, adjoining the Westfield Road frontage, are expected to be visible. Visibility of the parking lot
improvements is expected to be more limited than that of the northwest building elevation.
ANALYSIS based on drawings submitted:
Site plan drawings submitted:
• Sheet 1 of 1: Preliminary Site Plan, date April 14, 2008
Architectural drawings submitted:
• Sheet 1 of 3: First Floor, date April 14, 2009
• Sheet 2 of 3: Front Elevation, Left Elevation, date April 14, 2009
• Sheet 3 of 3: Right Elevation, Rear Elevation, date April 14, 2009
Additional information provided:
• Photographic representation of the proposal, as viewed from Seminole Trail, received April 14, 2009
• Lighting cutsheet, Sternberg pole fixture, received April 14, 2009
Building Design
Issue: Building Materials & Colors /Samples
Comments: Sheet A -101 First Floor contains a list of the proposed exterior building materials and colors. The
applicant is proposing a brick veneer, "Balsa White" trim/door color, asphalt dimensional shingle, precast
corner stone and window arch, white aluminum clad windows, and an EIFS pediment at the main, northeast,
entrance. Samples of these materials were not provided for review with this submission.
Recommendations: Provide samples of all proposed building materials and colors.
Issue: Cantilevered Porch Roof/Right (West) Elevation
Comments: Sheet A -202 Right Elevation, Rear Elevation shows an 8' deep, cantilevered hip porch roof at the
side entrance in the right, northwest, (EC) elevation. The lack of corner column supports contrasts with the
column- supported porch at the main, northeast, entrance to the building; however, views from the Corridor of
the northeast entrance are expected to be limited. The cantilevered roof form is not a traditional form found in
historic structures in the area; however, the orientation of this porch roof to the Corridor, combined with the
265' distance in between, are expected to adequately mitigate its visual impact.
Recommendations: None.
Issue: Rear, South Elevation/Blank Appearance
Comments: Sheet A -202 Right Elevation, Rear Elevation shows a rear, southwest, elevation comprised of 6
equally spaced, 5' tall, divided light windows at the first floor level; similar 6' tall windows are shown on the
other 3 elevations. The applicant has proposed the shorter window due to the proposed surgical use that is to
ARB 6/15/2009 Collins Medical Center, Preliminary - Page 2
occur behind these windows. The rear fagade at the basement level is a solid, blank brick wall. The shorter
height of the windows, combined with the blank wall at the basement level, results in an overall blank
appearance for this elevation, making the windows appear undersized and out of proportion. Impacts of this
design, however, are expected to be sufficiently mitigated by the reduced visibility of the elevation, resulting
from the 270' distance from the Corridor, topographic changes that limit basement level views, and the angle at
which the elevation is viewed.
Recommendations: None.
Site/Landscape Design
Issue: Cut -Fill Slopes/Meeting the Existing Condition/East and West Boundaries
Comments: Sheet 1 of 1 Preliminary Site Plan shows fill slopes along the west side of the building and a cut
slope (elev. 452) in the southeast corner of the parking lot that are not rounded to meet the existing condition.
Entrance Corridor Guidelines recommend a 10' minimum radius where the proposed grading contour meets
the existing condition.
Recommendations: Revise Sheet Iof 1 Preliminary Site Plan to show the grading contours associated with the
fill slopes along the west side of the building and the cut slope (elev. 452) in the southeast corner of the
parking lot rounded to meet the existing condition, with the use of a 10' minimum radius.
Issue: Existing Trees to Remain/Tree Protection/Erosion Control Plan
Comments: Sheet 1 of 1 Preliminary Site Plan shows 6 existing, mature trees along the western boundary that
are designated to remain. The northeast corner of the proposed building footprint and the adjacent sidewalk
appear to encroach upon the drip line of the 14" caliper Buckeye to remain. The proposed dumpster enclosure
and the grading associated with the nearby loading space appear to encroach upon the drip line of the adjacent
18" and 30" caliper Eastern Red Cedars to remain. Preservation of these trees is an important factor in
mitigating the visual impact of this proposal on the Corridor. It appears that the adverse impacts are limited and
could be sufficiently mitigated; however, an Erosion Control Plan showing the method and location of tree
protection was not included with this submission. Verification is needed from a certified arborist that all
proposed grading will not be detrimental to the health of the trees that are to remain. A tree conservation plan,
with measures remedying and limiting impacts on existing trees to remain, will need to be submitted.
Recommendations: Include, with your next submission, an Erosion and Sediment Control Plan showing the
method and location of tree protection. Provide a tree conservation plan with measures limiting and remedying
impacts on existing trees to remain along with verification from a certified arborist that all proposed grading
will not be detrimental to the health of trees designated to remain.
Issue: Westfield Road Street Trees /Overhead Utilities /Conflicts
Comments: Sheet 1 of 1 Preliminary Site Plan shows 3 Winter King Hawthorn trees, 2'/2" caliper, along the
Westfield Road frontage. Two trees are shown on the west side of the site entrance, spaced 35' on center, and 1
tree is shown on the east side of the entrance. The drawing also shows the location of an existing overhead
power line along the full length of the frontage, with the line shown inside the drip lines of these 3 trees. The
easement boundary associated with the overhead line and the distance from the ground to the bottommost line
is not shown on the drawing. The Winter King Hawthorn can reach mature heights of 20' to 30'; therefore, the
potential for conflict with these lines could exist depending on their height. An existing 14" caliper Ash,
located beneath the power line and designated for removal, appears to have been severely pruned to
accommodate the utility.
Recommendations: Revise Sheet 1 of 1 Preliminary Site Plan to include the location of the easement boundary
for the overhead power line along the Westfield Road frontage. Revise the drawing to note the distance from
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the ground to the bottommost line. If the mature height of the 3 proposed Winter King Hawthorn trees conflicts
with the location of this line, revise the proposal to show the use of a shorter tree.
Signage
Issue: Signage Details
Comments: Sheet 1 of 1 Preliminary Site Plan shows the proposed location of a freestanding monument sign
in the northeast corner of the parking lot, adjacent to the site entrance from Westfield Road. The location of
this sign will require approval by the Zoning and Current Development Divisions. Details of the sign structure
and design were not included with this submission. Proposed building signage was not included with this
submission. Designs for all signage visible from the Corridor will need to meet ARB Sign Guidelines, with
freestanding locations avoiding conflicts with overhead and underground utilities. Building signage, visible
from the Corridor, would need to be coordinated with the architecture and reviewed with the building design.
As previously mentioned, only the right, northwest, elevation is expected to be visible.
Recommendations: Designs for all freestanding signage visible from the Corridor will need to meet ARB Sign
Guidelines, with locations free of conflicts with utilities and landscaping. An ARB sign application for
freestanding signage is an additional application that can be submitted separately from the ARB site plan
application. For building signage visible from the Corridor, provide revised elevations showing the sign
location along with details, including materials, colors and dimensions, of the sign design. Wall and
freestanding signs will require a sign permit in addition to ARB approval.
Lighting
Issue: Photometric Plan/Luminaire Schedule
Comments: Sheet 1 of 1 Preliminary Site Plan shows the location of a proposed post -mount lantern light
fixture, at a 12' height, in the planting island at the west side of the site entrance and another one adjacent to
the sidewalk at the southwest corner of the parking lot. The legend included on Sheet 1 indicates that the
fixture is to be a full cutoff style with a black finish. The proposed 12' height is appropriate for this 1 -story
building. The 8'/2" x 11" lighting cutsheet, included with the application, does not include the product ID and
does not show the location of the light source in the fixture. To be a full cutoff style fixture, the light source
must be located up inside the solid housing of the fixture with no glass /plastic hanging below the housing or
visible on the face of the housing. Traditional style coach lamps, similar to what is proposed, have been found
to not meet full cutoff requirements. A photometric plan, showing lighting levels and the location of all
proposed site and building lighting, was not included with this submission. Entrance Corridor Guidelines state:
• Light should be contained on the site and not spill over onto adjacent properties or streets.
• Light should be shielded, recessed, or flush- mounted to eliminate glare.
• The light should achieve an incandescent effect.
• Dark brown, dark bronze, or black are appropriate colors for free- standing pole mounted light
fixtures.
• The height and scale of freestanding pole- mounted light fixtures should be compatible with the height
and scale of the buildings and the site they are illuminating, and with the use of the site. Fixtures
should not exceed 15' in height. Fixtures that exceed 15' in height will require additional screening.
• In determining the appropriateness of lighting fixtures, the individual context of the site will be
considered.
Recommendations: Provide a lighting photometric plan showing the location of all proposed site, building and
decorative lighting. Include all lighting cutsheets in the full size drawings. Provide a luminaire schedule of all
proposed exterior lighting on the photometric plan, clearly indicating all lighting options chosen, including but
ARB 6/15/2009 Collins Medical Center, Preliminary - Page 4
not limited to heights and colors proposed for all fixtures and poles. All fixtures emitting 3,000 or more lumens
shall be full cutoff style fixtures.
Issue: Drafting Issues
Comments:
• The drawing date for Sheet 1 of I Preliminary Site Plan is incorrectly shown as 4 -14 -08 instead of 4-
14-09. All the other drawings included in this submission reference the year 2009.
• Sheet Al -101 First Floor has the patient restroom misspelled as PATIENCE REST.
Recommendations:
• Revise the drawing date for Sheet 1 of I Preliminary Site Plan to correctly reference the year as 4 -14-
09.
• Revise the misspelled label PATIENCE REST. on Sheet Al -101 First Floor to read PATIENT REST.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The proposed building design including materials and colors.
2. The cantilevered porch roof in the side, west (EC) elevation.
3. The existing trees along the western boundary, designated to remain, and the need for adequate tree
protection.
Staff offers the following comments on the preliminary site plan:
1. Provide samples of all proposed building materials and colors.
2. Revise Sheet 1 o I Preliminary Site Plan to show the grading contours associated with the fill slopes along
the west side of the building and the cut slope (elev. 452) in the southeast corner of the parking lot rounded
to meet the existing condition, with the use of a 10' minimum radius.
3. Include, with your next submission, an Erosion and Sediment Control Plan showing the method and
location of tree protection. Provide a tree conservation plan with measures limiting and remedying impacts
on existing trees to remain along with verification from a certified arborist that all proposed grading will
not be detrimental to the health of trees designated to remain.
4. Revise Sheet 1 of 1 Preliminary Site Plan to include the location of the easement boundary for the
overhead power line along the Westfield Road frontage. Revise the drawing to note the distance from the
ground to the bottommost line. If the mature height of the 3 proposed Winter King Hawthorn trees
conflicts with the location of this line, revise the proposal to show the use of a shorter tree.
5. Designs for all freestanding signage visible from the Corridor will need to meet ARB Sign Guidelines,
with locations free of conflicts with utilities and landscaping. An ARB sign application for freestanding
signage is an additional application that can be submitted separately from the ARB site plan application.
For building signage visible from the Corridor, provide revised elevations showing the sign location along
with details, including materials, colors and dimensions, of the sign design. Wall and freestanding signs
will require a sign permit in addition to ARB approval.
6. Provide a lighting photometric plan showing the location of all proposed site, building and decorative
lighting. Include all lighting cutsheets in the full size drawings. Provide a luminaire schedule of all
proposed exterior lighting on the photometric plan, clearly indicating all lighting options chosen, including
but not limited to heights and colors proposed for all fixtures and poles. All fixtures emitting 3,000 or
more lumens shall be full cutoff style fixtures.
7. Revise the drawing date for Sheet 1 of 1 Preliminary Site Plan to correctly reference the year as 4- 14 -09.
8. Revise the misspelled label PATIENCE REST. on Sheet Al -101 First Floor to read PATIENT REST.
ARB 6/15/2009 Collins Medical Center, Preliminary - Page 5