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HomeMy WebLinkAboutARB200900089 Review Comments Preliminary Site Plan 2009-10-22ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2009 -89: Crozet Library Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 56A2, Section 1, Parcel 18 Location 1171 Crozet Avenue, on the east side of Route 240, approximately 230 ft north of the intersection with Tabor Street Zoned Downtown Crozet District (DCD), Entrance Corridor (EC) Owner /Applicant County of Albemarle Magisterial District Whitehall Proposal To construct a new library building. ARB Meeting Date November 2, 2009 Staff Contact Margaret Maliszewski SITE/PROJECT HISTORY • New zoning regulations for the Downtown Crozet District (DCD) were adopted in June 2008 (ZMA- 08-02, ZTA- 07 -05). These regulations are intended to implement the Crozet Master Plan goals for Downtown Crozet. The Master Plan recognizes that Downtown is a special place in Crozet and establishes Downtown as Crozet's primary center and focal point. The Plan recommends redevelopment and invigoration of the downtown area as the development priorities for Crozet, and recommends building heights of two to four stories for Downtown. The new zoning regulations implement the Master Plan primarily through design and building orientation requirements, and by encouraging a pedestrian- friendly environment. The new zoning rules call for both "minimum" and "maximum" setbacks of buildings from the street to ensure that new buildings help "frame" the street and create the sense of spatial enclosure that is essential to pedestrian comfort. A minimum of two - story buildings are a requirement of the ordinance, with one -story buildings and up to six stories permitted by special use permit. (For additional information on the intent of the regulations for the DCD, the "purpose and intent" section of the DCD ordinance is provided as Attachment A.) The Crozet Library is the first new construction project submitted for review under the DCD regulations. • The ARB held a work session on the preliminary design of the Crozet Library on October 20, 2008. The action letter summarizing the comments made at that work session is included as Attachment B to this report. The renderings reviewed at that meeting are provided for reference, following Attachment B. • At the June 3, 2009 meeting, the Board of Supervisors approved the schematic design for the library and directed staff to proceed to construction design. CONTEXT The site of the proposed Crozet Library is located on the east side of Crozet Avenue (SR 240), north of ARB 11/2/2009 Crozet Library - Page 1 Tabor Street and Jarman's Gap Road. Crozet's proposed Main Street is planned just to the north of the library site. A two -story frame residence is located on the parcel to the south, and south of that residence is the Tabor Presbyterian Church site, with the church building set back a considerable distance from the road. Three one -story commercial buildings are located to the north of the library site on the same side of Crozet Avenue. Across Crozet Avenue to the west are one- and two -story commercial buildings and the Crozet United Methodist Church. The library site is currently occupied by a two -story frame house with a carport and sheds at the rear of the property. A number of mature trees also stand on the site. A stone retaining wall borders the front of the property at the sidewalk. This portion of Crozet Avenue falls within the proposed Crozet National Register Historic District. PROJECT DETAILS /CHANGES This proposal is to construct a two - story, 23,000 sf mixed -use building. The Crozet Library is to be located on the upper level of the building, accessed from the new Main Street and the rear parking lot. A commercial space at the lower level will be accessed from Crozet Avenue. The building is being designed to meet LEED certification requirements. The building design has changed since the ARB work session in 2008. The revised design addresses the ARB's comments regarding glass area, entrance from Crozet Avenue, additional masonry at the corner, wider stone piers at the towers, and the incorporation of more traditional window forms. VISIBILITY The north, south and west elevations of the building will be readily visible from the Route 240 EC. The east elevation, which includes the main entrance to the library, will not be visible from the EC. Views of the parking lot will be screened from the EC by the library building. ANALYSIS (based on plans with revision date of 9/17/09: T1, C1.2, C4.1, C4.2, A0.2, A2.1, A2.2, A4.1, A4.2, A9.1) Issue: Planting Comments: There are a number of planting guidelines that have not been met with the current plan: • No plant schedule has been provided. No plant sizes have been provided. • No perimeter parking lot trees or shrubs have been provided. • No demolition plan has been provided. The demolition plan helps clarify which trees are intended to be removed. Trees to be removed should be coordinated on all sheets. • Grading and tree removal also need to be coordinated. It isn't clear whether or not the drip lines of the existing trees to remain are drawn at actual tree size. Grading is proposed into the drip lines of the four existing trees to remain on the south side of the building. Although retaining mature trees is typically a positive factor, these particular trees might not survive the proposed construction and grading within their drip lines. The preferred solution is to maintain all grading outside the drip lines of trees to remain. If grading continues to be proposed within the drip line, an arborist should be consulted for proper treatment. The south building elevation includes blank areas. If the existing trees in this area will not remain, replacement trees would be appropriate. • Two Red Maples are shown under an existing tree to remain on the south side of the building. Proposed trees need to be coordinated with existing trees to remain. • Japanese Pieris, proposed between the parking lot and Main Street, is not a native plant. The EC Guidelines recommend the use of native plants. • Only two plant species are proposed throughout the site — 23 Japanese Pieris and 21 Red Maples. The plant mixture would benefit from additional variety. ARB 11/2/2009 Crozet Library -Page 2 • The standard planting note is not included on the site 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. Recommendations: Provide a plant schedule in the site plan (include scientific and common names, planting sizes, quantities, etc.). Consult the EC Guidelines for minimum sizes and spacing. Provide perimeter parking lot trees, 40' on center, 21 /z" caliper minimum. Provide a demolition plan; ensure that trees to be removed are coordinated throughout the site plan. Coordinate the location of proposed trees with the locations of existing trees. Revise grading to avoid the drip lines of all trees to remain. Show trees to remain at actual size. Consider a native plant alternative to the Japanese Pieris. Increase the variety of proposed plants. Include the standard planting 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. Issue: Lighting Comments: No lighting plan has been provided. However, one of the site plans shows seven parking lot pole lights and a note indicates that they would be 35' tall. 35' is out -of -scale for this small site and for downtown Crozet. 35' would not be recommended for parking lot lights on most sites, even for shopping centers in highly developed commercial areas. The EC Guidelines recommend 15' as an appropriate height for parking lot pole lights. Given the height of the proposed library, a 20' pole light would be acceptable. The elevation drawings also show wall lights at the first story of the building. Recommendations: Provide a complete lighting plan as part of the site plan. Include all exterior lighting, both site lights and wall lights. Reduce the height of parking lot pole lights to 20' maximum. Issue: Mechanical equipment and stormwater facility Comments: • A dumpster is proposed on the southeast corner of the building. A note indicates that a dumpster screen will be provided, but no detail is shown and no materials are identified. Brick facing for the screen would be appropriate. • A generator appears next to the transformer on some, but not all, sheets of the site plan. No screening is provided for the generator or transformer. • A stormwater facility is shown on some drawings in the southwest corner of the site. It would be visible from the Entrance Corridor, but no information has been provided on how the facility will be incorporated into the site, the planting, or the streetscape. Recommendations: Revise the plans to include a dumpster screen detail. Ensure that the detail identifies the material of the screen. Ensure that the material is coordinated with the building material. If a generator is proposed, coordinate its location throughout the site plan drawings. Provide screening for the generator and transformer. If a stormwater facility is proposed, coordinate its location throughout the site plan drawings. Include sufficient information in the site plan to illustrate how the grading and planting of the facility will eliminate its engineered appearance and will incorporate the facility into the site and streetscape. Issue: Blankness Comments: The EC Guidelines state that "trees or other vegetation should be planted along the front of long buildings as necessary to soften the appearance of exterior walls." The southern elevation of the library includes areas of blank wall at the east and west ends. The areas are relatively balanced with the center section of this elevation, which includes windows and two tower elements. Trees planted along the end sections could mitigate the blankness, particularly if the existing trees in those areas cannot be ARB 11/2/2009 Crozet Library -Page 3 retained. Recommendations: Coordinate existing and proposed trees on the south side of the building, ensuring that trees and /or shrubs are provided to soften the appearance of the blank wall areas. Issue: Retaining wall Comments: One of the plans indicates that there is a retaining wall at the rear of the parking lot. No information has been provided regarding maximum height of the wall, top of waMottom of wall elevations, or proposed materials. The ARB has consistently required that retaining walls 6' in height or more be terraced and planted, and that retaining wall materials be coordinated with the building and integrated with the site. Recommendations: If a retaining wall is proposed, coordinate its location throughout the site plan. Indicate maximum wall height and top of wall/bottom of wall elevations. Indicate proposed materials and provide a sample. For walls 6' high or taller, provide a coordinated planting plan to mitigate the engineered appearance. Issue: Materials Comments: Building materials have been proposed as follows: • Windows: Guardian Sunguard Super Neutral 54 double glazing • Walls: o Brick: Field: Norman Desert Ironspot (Endicott Clay Products) Accent: Flash Manganese Smooth (Yankee Hill) o Stone: • Dark buff limestone (Continental Cast Stone) • Simulated stone veneer: Eldorado /Clearwater Rustic Ledge o Mortar: Sand C320 (Flamingo) Metal: • Trim: Almond (Pac Clad) • Roof: Aged copper (Pac Clad) • Canopy: Polycarbonate Panel System: Clear and white • The Norman Desert Ironspot brick is a light colored brick that is proposed for the majority of the wall surfaces of the library. It appears lighter and more orange/less red than most bricks proposed for use in the ECs. The Flash Manganese is a darker brick proposed to be used as an accent. It appears at the corners of the building and at the cornice. The smooth texture of the bricks is also not typical of bricks proposed for use in the ECs. The applicant has pointed out that the lighter color for the field brick, and the size of the brick (which accentuates the horizontal), help to scale down the building. • Off -white metal infill panels are proposed above the windows in the towers proposed along Main Street (the west elevation). The metal panels help to minimize the glass area (which was a concern of the library committee and the ARB), and they hide the structure beyond. On Crozet Avenue, the panels are not used. Instead, the stone facing is continued above the window arch. The Main Street windows are projecting bays, so using stone instead of metal panels is not feasible in those locations. • At the base of both of the towers on Main Street, the stone facing is punctuated by a brick panel with an arched top. These features are intended to help reduce the scale of the building for the pedestrian. Reducing the scale is a reasonable objective; however, the brick appears to be an abrupt change in the appearance of the tower base. An alternate feature or detailing might relieve ARB 11/2/2009 Crozet Library -Page 4 the expanse of stone while providing a more coordinated appearance. • A doorway is proposed near the south end of the west elevation on Main Street. The door is smaller than the doorway, the door is colored white in the rendering, and the element appears uncoordinated in the overall elevation. An alternate treatment might provide for a more coordinated appearance. • At its October 2008 meeting, the ARB indicated that the amount of window area could be an issue, and that glass samples should be provided early in the process for review. The window area has been reduced at the towers and at the Crozet Avenue/Main Street corner. The proposed window glass has 13% reflectance on the outside pane. The ARB has consistently required that reflectance be held below 7 %. The applicant has agreed to look into an alternate glass with reduced reflectance, but reduced reflectance will likely lead to increased heat gain and increased energy costs. Also, it should be noted that the Guiding Design Principles for the library, approved by the Board of Supervisors, include the following: "Design should employ sustainable design principles with objective of achieving at least Leed Certification." • The canopy on the east side of the building won't be visible from the Entrance Corridor. A small canopy is proposed over the Crozet Avenue entrance to the library. The canopies utilize a polycarbonate system with a combination of clear and white panels sandwiched together. The combination provides a translucent appearance while limiting visibility of dirt, leaves, etc. from below. The material will have a very modern appearance. A metal canopy, in a color that is coordinated with the roof, could provide a more traditional appearance on the EC side of the building. Recommendations: Consider metal to match the roof material as a more traditional replacement for the polycarbonate panel canopy over the Crozet Avenue entrance. Clearly identify the color and material of the Crozet Avenue canopy on the drawings. Issue: Building height, scale and mass Comments: • At its October 2008 meeting, the ARB indicated that building height could be an issue and recommended that the applicant consider the grandeur of the building relative to Crozet, showing the vernacular of Crozet and how the building relates to it. • As indicated above under "Context ", most of the buildings that stand near the library site are one- and two -story commercial and residential buildings, and they exhibit a scale that is considerably smaller than that of the proposed library. The tallest nearby buildings are the corner building on The Square, occupied by the Mudhouse coffee shop, at approximately 25 -30' high, and the Mountainside Senior Living building at approximately 75' high. The Crozet United Methodist Church building incorporates a tall entrance feature, estimated at 20' high. The main block of the proposed library is 38' tall and the towers reach 48'6 ". • The topography of the library site, combined with VDOT road and entrance requirements, result in the parking lot being located on the back half of the library site. This, combined with the DCD zoning regulations (front setback of 1' to 10', side setbacks from 0' to 20', and building height from 30' to 50'), generally establish the size and placement of the library building. • Although the proposed building appears to be more massive than its current surroundings, it incorporates forms and details of traditional commercial buildings (window shape and pattern, sill courses, water table, second story cornice), the mass is broken down by the tower elements, and the building is responding to the new zoning regulations. By incorporating the new zoning requirements, the library design is taking a step towards the iniill and redevelopment that is envisioned for downtown Crozet. ARB 11/2/2009 Crozet Library -Page 5 Recommendations: None. Issue: General character of the building Comments: The proposed building design combines traditional and modern forms and details. The roof overhangs at the towers, the glass at the clerestory and in the Main Street towers, the corner windows, and the polycarbonate canopies identify the building as a contemporary one. The use of brick and stone, pitched roof forms, water tables, sill courses, and much of the window arrangement in the building design recall traditional building forms of the area. The EC Guidelines state that building forms and features should be compatible with the forms and features of the significant historic buildings in the area, and those forms may be embodied in architecture that is contemporary or traditional. The proposed library presents a design that balances the traditional with the contemporary. Recommendations: None. Issue: Signs Comments: Two "Library" signs are illustrated on the elevation drawings. The signs are comprised of individual letters located at the entrance pavilion at the northwest corner of the building. The signs appear to be appropriate, and are expected to have limited visibility from the Entrance Corridor. If additional signs are proposed for the building, their type and location should be considered now for coordination with the design of the building. (Sign permits will still be required.) Recommendations: Indicate if additional wall signs will be proposed for the building. If so, provide complete information for review (type, location, size, color, material, etc.). SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Glass area 2. Building mass and scale 3. Building materials 4. Blank wall area on south elevation Staff offers the following comments at the preliminary review: 1. Provide a plant schedule in the site plan (include scientific and common names, planting sizes, quantities, etc.). Consult the EC Guidelines for minimum sizes and spacing. 2. Provide perimeter parking lot trees, 40' on center, 2'/2" caliper minimum. 3. Provide a demolition plan; ensure that trees to be removed are coordinated throughout the site plan. Coordinate the location of proposed trees with the locations of existing trees. 4. Revise grading to avoid the drip lines of all trees to remain. Show trees to remain at actual size. 5. Consider a native plant alternative to the Japanese Pieris. 6. Increase the variety of proposed plants. 7. Include the standard planting 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. 8. Provide a complete lighting plan as part of the site plan. Include all exterior lighting, both site lights and wall lights. Reduce the height of parking lot pole lights to 20' maximum. ARB 11/2/2009 Crozet Library -Page 6 9. Revise the plans to include a dumpster screen detail. Ensure that the detail identifies the material of the screen. Ensure that the material is coordinated with the building material. 10. If a generator is proposed, coordinate its location throughout the site plan drawings. Provide screening for the generator and transformer. 11. If a stormwater facility is proposed, coordinate its location throughout the site plan drawings. Include sufficient information in the site plan to illustrate how the grading and planting of the facility will eliminate its engineered appearance and will incorporate the facility into the site and streetscape. 12. Coordinate existing and proposed trees on the south side of the building, ensuring that trees and/or shrubs are provided to soften the appearance of the blank wall areas. 13. If a retaining wall is proposed, coordinate its location throughout the site plan. Indicate maximum wall height and top of wall/bottom of wall elevations. Indicate proposed materials and provide a sample. For walls 6' high or taller, provide a coordinated planting plan to mitigate the engineered appearance. 14. Consider metal to match the roof material as a more traditional replacement for the polycarbonate panel canopy over the Crozet Avenue entrance. Clearly identify the color and material on the drawings. 15. Indicate if additional wall signs will be proposed for the building. If so, provide complete information for review (type, location, size, color, material, etc.). ARB 11/2/2009 Crozet Library -Page 7 Attachment A 20B.1 PURPOSE AND INTENT The purpose of the Downtown Crozet District (hereinafter referred to as the "DCD ") is to establish a district in which traditional downtown development, as described for the CT6 Urban Core and CT5 Urban Center transects in the Crozet master plan, will occur. To these ends, the DCD provides for flexibility and variety of development for retail, service, and civic uses with light industrial and residential uses as secondary uses. The regulations for the DCD are intended to promote a development form and character that is different from typical suburban development allowed by conventional zoning, and are also intended to: (i) promote the economic and social vitality and diversity of downtown Crozet; (ii) implement the Crozet master plan for the downtown area of Crozet so that it may serve as the commercial hub of Crozet and its environs; (iii) provide a greater mix of uses in downtown Crozet, including increased employment; (iv) facilitate infill and redevelopment; (v) increase the utility of the land; (vi) retain the uniquely diverse character of Crozet; and (vii) promote a pedestrian - friendly environment. These regulations are intended to provide maximum flexibility in establishing uses and structures in order to implement the relevant policies of the Crozet master plan. Accordingly, although the DCD permits uses that are commercial and light industrial in character, neither sections 21 nor 26 of this chapter apply to the DCD. ARB 11/2/2009 Crozet Library - Page 8 Attachment B AL$� ti � �IRGINZ�FJ COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 October 24, 2008 Albemarle County Facilities Management c/o Ron Lilley 401 McIntire Road Charlottesville, VA 22902 RE: Crozet Library Dear Mr. Lilley, The Albemarle County Architectural Review Board, at its meeting on October 20, 2008, held a work session on the preliminary design of the Crozet Library. The ARB had the following comments: 1. Building height could be an issue. Consider the grandeur of the building relative to Crozet. Show the vernacular of Crozet and how this building relates to it. 2. The amount of window area could be an issue. Glass samples should be provided early in the review process. 3. An entrance or the appearance of an entrance from Route 240 should be retained. 4. Consider a masonry corner. 5. Wider stone piers may be appropriate. 6. Punched opening aesthetic is part of Crozet's traditional window pattern and could be appropriate here. You may submit an application for preliminary ARB review at your earliest convenience. Application forms, checklists and schedules are available on -line at www.albemarle.org /planning. Please consider the above comments in your revisions to the design of the library. If you have any questions concerning any of the above, please feel free to call me. Sincerely, Margaret Maliszewski Principal Planner cc: ARB file ARB 11/2/2009 Crozet Library -Page 9 Exhibit displayed at October 20, 2008 ARB meeting. ARB 11/2/2009 Crozet Library - Page 10 0 D z r u y k �h y I i f n m C a7 O 0 c� CD Exhibit displayed at October 20, 2008 ARB meeting. ARB 11/2/2009 Crozet Library - Page 11