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HomeMy WebLinkAboutARB201000062 Review Comments Preliminary Site Plan 2010-08-09ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2010 -62: National College Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 32, Parcel 22L1 Location 3926 Seminole Trail, on the west side of Route 29N, approximately 1,000' southwest of the intersection with Design Planning comments provided during review, proposed architectural design Lewis and Clark Drive behind the Fabrics Unlimited store. Zoned Li ht Industrial (LI), Entrance Corridor (EC) Owner/Applicant Corolla Management Corporation, Jeff Doering K4 Architecture LLC (applicant) Magisterial District Rio Proposal To construct a business college with site improvements including a 162 space parking lot and 2 -story building with an 80' x 125' footprint. A 4,000 s.f. future building expansion is proposed at north end of the proposed structure. Future parking expansion is proposed at the west end of the proposed parking lot. Retaining walls are proposed along the southern and northern boundaries of the proposed parking lot. Context The proposed development is located along a section of the Route 29N Entrance Corridor that is sparsely developed with a mix of office, industrial, high density residential and commercial facilities. The UVA Research Park adjoins the northwest rear property line with a Route 29N site entrance located approximately 1000' northeast of the site under review. Visibility The proposed building and entrance road are expected to be visible from the section of the Entrance Corridor directly in front (east) of the proposal. The degree of visibility will be impacted by how many existing trees between the proposed building and EC remain. That cannot be determined from the information provided. Visibility of the parking lot behind (west) of the building is expected to be limited. ARB Meeting Date August 16, 2010 Staff Contact Brent Nelson Proiect History DATE Review Type RESULT 6/9/10 Zoning Map Amendment Proposed rezoning from R -1 to LI approved. Design Planning comments provided during review, proposed architectural design revised in response. 7/15/10 Request to Reschedule The proposal, originally scheduled for review at the 8/2/10 ARB meeting, was rescheduled at the applicant's request for review at the 8/16/10 meeting. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Purpose 1 The goal of the regulation of the design of development Sheet C2.0 Layout Plan shows a 50' x 80' Revise all applicable within the designated Entrance Corridors is to insure that building expansion (footprint) adjoining the drawings to clearly new development within the corridors reflects the northeast end of the building under review. indicate that the future traditional architecture of the area. Therefore, it is the The drawing also shows a future parking building addition and purpose of ARB review and of these Guidelines, that expansion area at the west end of the parking expansion will be proposed development within the designated Entrance proposed parking area. ARB review and a part of Phase 2 of Corridors reflect elements of design characteristic of the Certificate of Appropriateness will be construction. significant historical landmarks, buildings, and structures of required for construction of the future the Charlottesville and Albemarle area, and to promote building addition and the future parking orderly and attractive development within these corridors. expansion. The site plan should be revised to clearly indicate that both will be part of Phase 2 of construction. Compatibility with significant historic sites: 4 The examples contained in Appendix B should be used as a The applicant is proposing the use of two Provide a sample of the guide for building design: the standard of compatibility brick types and has provided samples of mortar proposed for both with the area's historic structures is not intended to impose both with this submission. A darker brick types. Revise the a rigid design solution for new development. Replication of terracotta colored brick is proposed for the building materials key on the design of the important historic sites in the area is first story with a lighter terracotta colored Sheet A -5 to include all neither intended nor desired. The Guideline's standard of brick proposed for the second story. A mortar types proposed. compatibility can be met through building scale, materials, sample of the mortar color for both brick Revise the proposed EIFS and forms which may be embodied in architecture which is types was not included with this submission colors for the parapet to a contemporary as well as traditional. The Guidelines allow and the mortar type /color was not noted in single darker, more individuality in design to accommodate varying tastes as the materials section of the elevation muted tone matching the well as special functional requirements. drawing Sheet A -S. The proposed mortar color at the second parapet/cornice on the building is expected story level. to be highly visible. The proposed contrasting light and dark EIFS colors for Revise the application the parapet/cornice have an uncoordinated, drawings to show a unfinished appearance with the overall bronze color storefront building design, causing the parapet to for all windows and appear disproportionately small and out of doors. scale with the building below. Revising the proposal to show one EIFS color for the Provide a glazing sample parapet in a darker muted tone, matching a with a cutsheet REF GUIDELINE ISSUE RECOMMENDATION brick mortar color approved for the second demonstrating that the story level, would be appropriate. reflectance value is below 7%. Clear anodized aluminum storefront is proposed for the windows and entry doors. Both stories of the building have a significant number of windows that will be visible from the Entrance Corridor. Aluminum storefront and the clear anodized aluminum color do not have any historic reference and do not coordinate with the other building colors. A bronze color storefront would coordinate better with the other building colors and provide a more traditional appearance. A sample of the proposed window glazing and a cutsheet documenting the reflectance value was not provided with this application. Typically the ARB requires that the reflectance value be held below 7 %. Landscaping 8 Continuity within the Entrance Corridor should be obtained Of the 54 total large trees proposed on Revise the landscape by planting different types of plant materials that share Sheet L1.0 Landscape Plan, 26 are Heritage proposal by limiting the similar characteristics. Such common elements allow for River Birch trees. This represents an over- number of proposed more flexibility in the design of structures because common use (monoculture) of one species. The over- plants for any one species landscape features will help to harmonize the appearance of use of any one species in a development can to 25% of the total development as seen from the street upon which the lead to a single disease having a major proposed for that plant Corridor is centered. impact on the landscape. Over -use can also type. result in a monotonous appearance. Generally speaking, limiting the use of a particular species to a smaller percentage of the total number proposed for that plant type (tree, shrub) will result in a landscape that is less susceptible to the impact of disease while also meeting the intent of the Entrance Corridor Guidelines for variety in REF GUIDELINE ISSUE RECOMMENDATION the design. Some localities limit the number of proposed plants for one species to 25% of the total proposed for that plant type (tree, shrub). That would be appropriate for this site. Compatibility with significant historic sites Accessory structures and equipment 17 The following should be screened to eliminate visibility Sheet C2.0 Layout Plan shows a dumpster Provide sitelbuilding from the Entrance Corridor street: with wooden gates adjacent to the sections demonstrating a. Loading areas, southwest corner of the proposed building. that the rooftop b. Service areas, The type of enclosure (construction and mechanical equipment c. Refuse areas, material) proposed for screening the will not be visible from d. Storage areas, dumpster was not indicated in this the Corridor. Include e. Mechanical equipment, application; however, the dumpster is not dimensions of the f. Above - ground utilities, and expected to be visible from the EC due to proposed equipment and g. Chain link fence, barbed wire, razor wire, and similar the close proximity of the proposed parapet structure. security fencing devices. building and the 19' tall site retaining wall. Sheet C2.0 contains a note indicating that all mechanical equipment is to be located on the south end of the roof. Details including exact location, equipment dimensions and method of concealment were not included in this submission. As a result, the degree of visibility could not be determined. Siteibuilding sections will be required demonstrating that the equipment will not be visible from the Corridor. Lighting General Guidelines 21 Light should be shielded, recessed or flush - mounted to Fixture A shown on Sheet A -2 Site Lighting Revise the lamp proposed eliminate glare; Plan is a coach style post lantern exceeding for Fixture A with one the 3,000 lumens threshold for full cutoff that emits less than 3,000 requirement. This fixture is proposed along lumens or replace the the south edge of the entrance road. The fixture with one that is bulb location is not shown on the cutsheet full cutoff. provided and this type of fixture is typically REF GUIDELINE ISSUE RECOMMENDATION not a full cutoff style. Revise the Luminaire Schedule to: Luminaire Schedule on Sheet A -2: • Fixture B, 400 watt MH floodlight, • Indicate the correct incorrectly identified as being number of lumens for equivalent to 1 lumens. Fixture B. • The schedule incorrectly lists 3 "F" • Show the use of 2 fixtures (2 shown on plan) and 7 "D" "F" fixtures and 9 fixtures (9 shown on plan). "D" fixtures. • The degree of tilt for pole site lighting • Include the degree of is not indicated; a zero degree tilt is tilt for all pole site required. lighting. • Proposed lighting maintenance factors • Indicate the correct include 0.8, 0.72 and 0.76. Only a lighting maintenance maintenance factor of 1.0 is permitted. factor of 1.0 for all fixtures. The following standard lighting note, not included in this submission, is required on Revise the Site Lighting the lighting plan: Plan to include the Each outdoor luminaire equipped with a following note: lamp that emits 3,000 or more initial Each outdoor luminaire lumens shall be a full cutoff luminaire. The equipped with a lamp that spillover of lighting from luminaires onto emits 3,000 or more public roads and property in residential or initial lumens shall be a rural areas zoning districts shall not exceed full cutoff luminaire. The one -half footcandle. spillover of lighting from Lighting cutsheets, included in this luminaires onto public submission, were on separate 8.5" x 11" roads and property in sheets and should be on full size sheets residential or rural areas inserted in the plan set. zoning districts shall not exceed one -half footcandle. Revise the lighting plan proposal by placing all proposed cutsheets on full size site plan sheets REF GUIDELINE ISSUE RECOMMENDATION inserted in the plan set. 22 The light should achieve an incandescent effect; 23 Dark brown, dark bronze, or black are appropriate colors Proposed fixture and pole colors for the Revise the lighting for free - standing pole mounted light fixtures in the free - standing parking lot fixtures (fixture C) proposal by including the Entrance Corridors. and entrance drive fixtures (fixture A) were proposed fixture and pole not included in this submission. colors for fixtures A and C; dark brown, bronze or black is preferred. 24 The height and scale of freestanding, pole- mounted light The Luminaire Schedule indicates that the None. fixtures should be compatible with the height and scale of parking lot light poles are to be 25' tall with the buildings and the sites they are illuminating, and with a 2.5' tall base for a total of 27.5'. The the use of the site. Typically, freestanding pole- mounted proposed building is 35' -8" tall. The light fixtures in the Entrance Corridors should not exceed limited visibility of these poles on the 15 feet in height. Fixtures that exceed 15 feet in height will northwest side of the building, behind the typically require additional screening to achieve an building as viewed from the EC, combined appropriate appearance from the Entrance Corridor. with the proposed building height sufficiently mitigates the impact of their excessive height. 28 Landscaping along interior roads: Sheet L1.0 Landscape Plan shows Northern Revise the Plant Schedule a. Trees should be planted parallel to all interior roads. Red Oak trees 40' on center along the to indicate a minimum Such trees should be at least 21/2 inches caliper (measured entrance road. The Plant Schedule shows planting size of 2.5" six inches above the ground) and should be of a plant the caliper at planting as 2" instead of the caliper for the Northern species common to the area. Such trees should be located at 2.5" minimum caliper required. Red Oaks shown along least every 40 feet on center. the entrance road. 30 Landscaping of parking areas: The landscape plan shows large trees, 40' Revise the Plant Schedule a. Trees should align the perimeter of parking areas, located on center, along the perimeter of the to indicate a minimum 40 feet on center. Trees should be planted in the interior of parking area. The Plant Schedule shows the planting size of 2.5" parking areas at the rate of one tree for every 10 parking caliper at planting as 2" instead of the 2.5" caliper for the large trees spaces provided and should be evenly distributed minimum caliper required. shown along the throughout the interior of the parking area. perimeter of the parking b. Trees required by the preceding paragraph should The following required note was not area. measure 21/2 inches caliper (measured six inches above the included on the Landscape Plan: ground); should be evenly spaced; and should be of a All site plantings of trees and shrubs shall Revise the Landscape species common to the area. Such trees should be planted in be allowed to reach, and be maintained at, Plan to include the planters or medians sufficiently large to maintain the health mature height, the topping of trees is following note: of the tree and shall be protected by curbing. prohibited. Shrubs and trees shall be All site plantings of trees c. Shrubs should be provided as necessary to minimize the pruned minimally and only to support the and shrubs shall be REF GUIDELINE ISSUE RECOMMENDATION parking area's impact on Entrance Corridor streets. Shrubs overall health of the plant. allowed to reach, and be should measure 24 inches in height. 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. 32 Plant species: Flowering Dogwoods, shade - loving Revise the planting a. Plant species required should be as approved by the Staff understory trees, are shown on the east side proposal by replacing the based upon but not limited to the Generic Landscape Plan of the building in a sunny location. Use of proposed Dogwood trees Recommended Species List and Native Plants for Virginia a more sun tolerant ornamental tree in this with a more sun tolerant Landscapes (Appendix D). location would be more appropriate. ornamental tree. Site Grading 34 The site grading should respect the existing topographic The applicant is proposing the use of three None. characteristics of the site and blend with adjacent retaining walls in this proposal with heights properties. up to 19'. Use of walls that tall would suggest that the proposed grading does not respect the existing topo of this site and the surrounding properties. The walls, however, are not expected to be visible from the Corridor due to the location of the proposed building, existing /proposed topo in between and the walls being located 350' or more from the EC. 37 Cut and fill slopes should be rounded (minimum ten foot Proposed grading, as shown on the Layout Revise the proposed radius) to meet adjacent conditions. Plan, adjacent to the northeast and grading plan by rounding southwest side boundaries, is not rounded the proposed cut and fill to meet the existing conditions. As a result, slopes (minimum ten foot proposed tree lines along the northeast and radius) to meet the southwest boundaries cannot be established existing conditions. and preserved as shown. 31/38 31: Landscaping of buildings and other structures: Sheet C1.0 Existing Conditions Plan Provide evidence of a a. Trees or other vegetation should be planted along the contains a note indicating that existing grading /planting front of long buildings as necessary to soften the Virginia Pine trees located off -site on the easement permitting the appearance of exterior walls. The spacing, size, and type of adjoining property to the southeast are to be proposed removal of the REF GUIDELINE ISSUE RECOMMENDATION such trees or vegetation should be determined by the length, removed. The location of the individual Virginia Pine trees and height, and blankness of such walls. Virginia Pine trees that are to be removed the planting of the b. Shrubs should be used to integrate the site, buildings, and was not provided in this application. proposed trees on the other structures; dumpsters, accessory buildings and During the review of the ZMA for this adjoining property to the structures; "drive thru" windows; service areas; and signs. proposal, staff recommended removal of southeast. Revise the Shrubs should measure at least 24 inches in height. these trees due to their tendency to fall over landscape plan by once nearby grading is conducted. The showing additional 38: No grading, trenching, or tunneling should occur within Landscape Plan shows Red Maples, plantings including trees the drip line of any trees or other existing features Dogwoods, Redbuds and Nellie Stevens and shrubs, located closer designated for preservation in the final Certificate of Hollies proposed in this same off -site to the east fagade of the Appropriateness location. Evidence of a temporary grading building, in a design that easement to allow for the removal of the further integrates the existing trees or a planting easement to building with the overall allow for the planting of the proposed trees landscape plan. was not included with this submission. Additional plantings including trees and shrubs, located closer to the east fagade of the building, in a design that further integrates the building with the overall landscape plan, are needed. 39 Areas designated for preservation in the final Certificate of The location and method of tree protection, Revise the site Appropriateness should be clearly delineated and protected included in the landscape plan, is not shown layout/grading plan to on the site prior to any grading activity on the site. This on the site layout/grading plan. The show the location and protection should remain in place until completion of the proposed tree line is not labeled on the method of tree protection. development of the site. layout/grading plan and the landscape plan. Revise the layout/grading plan and landscape plan by labeling the proposed tree line. Signage The applicant is proposing the use of white, Revise the building 9.d: The wall sign's size must coordinate with the aluminum, LED, halo -lit reverse channel signage proposal by architectural element's size. The sign should not over- letters at the second story level of the east, reducing the sign size to crowd the architectural element, the wall, or the sign area. EC, elevation. allow for a more adequate Proposed text: clear space at the top and 9.a: Wall signs must integrate with the building's National College (42" tall) bottom of the sign and architecture. Charlottesville Campus (14" tall) provide dimension The proposed signage, as illustrated in the drawings of the sign band elevation drawing on Sheet A -5, appears to area and sign text. REF GUIDELINE ISSUE RECOMMENDATION overcrowd the sign band area. In particular, the sign appears to lack an adequate clear space above and below the letters. Dimensioned drawings of the sign band area and sign text, demonstrating the amount of clear space above and below the sign, would aide in evaluating the proposal. Details concerning freestanding signage, including location and type, were not included with this submission. The applicant has verbally indicated that a freestanding sign is not proposed due to a lack of required site frontage. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Proposed building materials and colors. 2. Proposed off -site tree removal and planting. 3. Proposed coach style post lanterns. 4. Proposed pole light height. Staff recommends approval of the Certificate of Appropriateness, pending staff administrative approval of the following conditions. 1. Revise all applicable drawings to clearly indicate that the future building addition and parking expansion will be part of Phase 2 of construction. 2. Provide a sample of the mortar proposed for both brick types. Revise the building materials key on Sheet A -5 to include all mortar types proposed. Revise the proposed EIFS colors for the parapet to a single darker, more muted tone matching the mortar color at the second story level. 3. Revise the application drawings to show a bronze color storefront for all windows and doors. Provide a glazing sample with a cutsheet demonstrating that the reflectance value is below 7 %. 4. Revise the landscape proposal by limiting the number of proposed plants for any one species to 25% of the total proposed for that plant type. 5. Provide site/building sections demonstrating that the rooftop mechanical equipment will not be visible from the Corridor. Include dimensions of the proposed equipment and parapet structure. 6. Revise the lamp proposed for Fixture A with one that emits less than 3,000 lumens or replace the fixture with one that is full cutoff. 7. Revise the Luminaire Schedule to: 9 • Indicate the correct number of lumens for Fixture B. • Show the use of 2 "F" fixtures and 9 "D" fixtures. • Include the degree of tilt for all pole site lighting. • Indicate the correct lighting maintenance factor of 1.0 for all fixtures. 8. Revise the Site Lighting Plan to include the following note: 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 the lighting plan proposal by placing all proposed cutsheets on full size site plan sheets inserted in the plan set. 9. Revise the lighting proposal by including the proposed fixture and pole colors for fixtures A and C; dark brown, bronze or black is preferred. 10. Revise the Plant Schedule to indicate a minimum planting size of 2.5" caliper for the Northern Red Oaks shown along the entrance road. Revise the Plant Schedule to indicate a minimum planting size of 2.5" caliper for the large trees shown along the perimeter of the parking area. 11. Revise the Landscape Plan to include the following note: 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 12. Revise the planting proposal by replacing the proposed Dogwood trees with a more sun tolerant ornamental tree. 13. Revise the proposed grading plan by rounding the proposed cut and fill slopes (minimum ten foot radius) to meet the existing conditions. 14. Provide evidence of a grading /planting easement permitting the proposed removal of the Virginia Pine trees and the planting of the proposed trees on the adjoining property to the southeast. Revise the landscape plan by showing additional plantings including trees and shrubs, located closer to the east fagade of the building, in a design that further integrates the building with the overall landscape plan. Revise the site layout/grading plan to show the location and method of tree protection. Revise the layout/grading plan and landscape plan by labeling the proposed tree line. 15. Revise the building signage proposal by reducing the sign size to allow for a more adequate clear space at the top and bottom of the sign and provide dimension drawings of the sign band area and sign text. TIC APPENDIX A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date T -1 Cover Sheet 6/21/10 C -1 Existing Conditions Plan 6/21/10 C2.0 Layout Plan 6/21/10 L1.0 Landscape Plan 6/21/10 L2.0 Landscape Notes and Details 6/21/10 A -1 Site Plan 6/21/10 A -2 Site Lighting Plan 6/21/10 A -3 First Floor Plan 6/21/10 A -4 Second Floor Plan 6/21/10 A -5 Elevation Drawings 7/9/10 A -6 Site Sections 6/21/10 Site Lighting Manufacture Data 6/21/10 Existing Site Photos 1 — 4 6/21/10 Materials Board 6/21/10 11