HomeMy WebLinkAboutARB201100051 Review Comments Preliminary Site Plan 2011-05-27ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2011 -51: Claudius Place
Review Type
Preliminary Review of a Site Development Plan
Parcel Identification
Tax Map 56A2, Section 1, Parcel 70
Location
On the north side of New Main Street, approximately 175' east of Crozet Avenue
Zoned
Downtown Crozet District (DCD), Entrance Corridor (EC)
Owner /Applicant
J. Bruce Barnes Inc. /Katurah Roell
Magisterial District
Whitehall
Proposal
To construct a building to house retail, restaurant, and office uses, with associated site improvements.
Context/Visibility
The Claudius Place site is situated on the north side of Main Street in Crozet. The proposed building would
be located approximately 150' from the Crozet Avenue Entrance Corridor, and across Main Street from the
parking lot of the future Crozet Library. The west and south elevations of the proposed building will be
clearly visible to northbound traffic on the EC. Southbound traffic will have views of the building between
existing structures on the east side of Crozet Avenue. From Crozet Avenue, the building will be viewed
rising above the one -story buildings that front the Entrance Corridor. The proposed building will also be
visible at a distance from the Three Notch'd Road Entrance Corridor, across the railroad tracks.
ARB Meeting Date
June 6, 2011
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
DATE
REVIEW
RESULT
4 -4 -11
Other
At the applicants' request, the ARB provided informal, preliminary comments on the proposed building,
business
including the following: building forms should not compete with the library; the design has numerous parts, it
The goal of the regulation of the design of
The hipped and metal roofs and brick walls of the
is too busy; provide more of a gesture to pedestrians and the space between the front door and the street; it feels
development within the designated Entrance
more like a corporate office than a Main Street building.
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
GENERAL GUIDELINES
1
The goal of the regulation of the design of
The hipped and metal roofs and brick walls of the
See comments below.
development within the designated Entrance
proposed bay relate to the architecture of the area,
Corridors is to insure that new development
but the overall design does not have a strong
within the corridors reflects the traditional
connection to Crozet's historic architecture. It is
architecture of the area. Therefore, it is the
anticipated that the size and scale of the building
purpose of ARB review and of these
will overpower the single -story buildings along the
Guidelines, that proposed development
EC, but the Downtown Crozet District zoning
within the designated Entrance Corridors
provides for this larger scale of development.
reflect elements of design characteristic of
the significant historical landmarks,
buildings, and structures of the
Charlottesville and Albemarle area, and to
promote orderly and attractive development
within these corridors. Applicants should
note that replication of historic structures is
neither required nor desired.
3
New structures and substantial additions to
existing structures should respect the
traditions of the architecture of historically
significant buildings in the Charlottesville
and Albemarle area.
5
It is also an important objective of the
Guidelines to establish a pattern of
compatible architectural characteristics
throughout the Entrance Corridor in order to
achieve unity and coherence. Building
designs should demonstrate sensitivity to
other nearby structures within the Entrance
Corridor. Where a designated corridor is
substantially developed, these Guidelines
require striking a careful balance between
harmonizing new development with the
existing character of the corridor and
achieving compatibility with the significant
historic sites in the area.
Site development and layout
6
Site development should be sensitive to the
The site of the proposed building is located behind
Provide site sections
existing natural landscape and should
small - scale, one -story buildings. The corner tower,
and/or perspective
contribute to the creation of an organized
which is a primary feature of the proposed
streetscape sketches to
development plan. This may be
building, reaches a height of 36'8". That height,
clarify the appearance of
accomplished, to the extent practical, by ...
together with the increased finished floor elevation
the proposed building in
limiting the building mass and height to a
(compared to the buildings fronting the EC), will
the streetscape as viewed
scale that does not overpower the natural
result in a very visible building that will
from the Crozet Avenue
settings of the site, or the Entrance Corridor.
overpower the existing one -story buildings on the
EC.
EC. The corner tower of the Claudius Place
building is reminiscent of the Crozet Library
towers. Eventual redevelopment of the one -story
buildings along Crozet Avenue would likely result
in buildings more comparable in size to the
Claudius Place proposal. Site sections and/or
perspective streetscape sketches could help clarify
the visibility and scale issues.
SPECIFIC GUIDELINES
Compatibility with significant historic sites
Structure design
9
Building forms and features, including
The hipped roof forms and the brick and metal
Revise the design to
roofs, windows, doors, materials, colors and
materials of the proposed building are compatible
more strongly reflect
textures should be compatible with the
with historic buildings in the area. However, many
features of local historic
forms and features of the significant historic
of the architectural features that are typical of
architecture, to simplify
buildings in the area, exemplified by (but
Crozet's buildings, such as water tables, cornices,
the materials and overall
not limited to) the buildings described in
brick detailing, pilasters, etc., are missing from
design, and to more fully
Appendix A [of the guidelines]. The
this design. Many of the windows in the proposed
coordinate the various
standard of compatibility can be met
building, their shape, arrangement and divisions,
parts of the building.
through scale, materials, and forms which
don't have a strong connection to Crozet's historic
may be embodied in architecture which is
architecture.
contemporary as well as traditional. The
replication of important historic sites in
The corner tower design is a clearly modern
Albemarle County is not the objective of
feature that will be a focus of the building. It has
these guidelines.
some features in common with the towers of the
10
Buildings should relate to their site and the
approved library design and the single slope roof
surrounding context of buildings.
is found on utilitarian buildings in the County. It
incorporates "pearl" limestone tile, "silver gray"
stone tile, and "sandstone beige" composite wood
panels. These materials are not used elsewhere on
the building as viewed from the EC. Combined
with the brick for the walls, the "medium bronze"
metal for the roofs, the `antique patina" metal for
the sunshades, and the "Concord cream" windows,
the overall material palette is extensive.
Simplification and greater coordination of the
tower materials with the rest of the building and its
materials would be appropriate. The composite
wood panels could be eliminated.
The corner tower and the hipped roof bay of the
building are prominent features that draw the
viewer's attention. Corresponding primary
building functions might be expected in these
locations, but neither one incorporates an entrance
or other similar function as viewed from the EC.
12
Architecture proposed within the Entrance
The proposed building appears to be composed of
Revise the building
Corridor should use forms, shapes, scale,
seven parts. Brick is used for a majority of the
design to simplify it and
and materials to create a cohesive whole.
walls, but the overall material palette is quite
to establish a cohesive
broad. Some of the window types are carried
whole. Consider a
throughout the building, as is the use of horizontal
reduction in the number
sun shades, but overall, the building does not have
of building parts and
the appearance of a cohesive whole. A reduction in
materials used, and
the number of building parts and materials, and
greater coordination of
coordination of tower and main building materials
tower and main building
might be considered to increase continuity.
materials.
13
Any appearance of "blankness" resulting
A portion of the south elevation incorporates an
Provide a landscape plan
from building design should be relieved
area of blank wall, but trees and shrubs are shown
for review. Ensure that
using design detail or vegetation, or both.
along this area on the architectural drawings. No
the landscaping shown
planting is shown on the site plan.
on the site plan is
consistent with the
landscaping shown on
the architectural plans.
16
Window glass in the Entrance Corridors
The exterior finish schedule indicates that clear,
Provides specs and a
should not be highly tinted or highly
low -E glass will be used. The corner tower
sample of the proposed
reflective. Reflectance off the outside pane
includes a substantial amount of glass, so the
window glass.
of glass should be kept below 7 %.
amount of reflectivity will be important.
Reflectance off the
Specifications on the proposed window
outside pane shall be kept
glass and samples of tinted window glass
below 7 %.
should be submitted with the application
for final review.
Accessory structures and equipment
21
The following note should be added to the
The architectural plans indicate that parapet walls
Include the following
site plan and the architectural plan:
are 36" high and that outdoor HVAC equipment
note on both the site and
"Visibility of all mechanical equipment
will be located behind them, but the standard note
architectural drawings:
from the Entrance Corridor shall be
does not appear on the drawings. With a restaurant
"Visibility of all
eliminated."
proposed as the use for the upper level,
mechanical equipment
confirmation that the required restaurant
from the Entrance
equipment does not exceed 2'6" in height (to
Corridor shall be
allow for curbing that the equipment will be
eliminated." Provide
mounted on) would be appropriate.
documentation that
standard restaurant
mechanical equipment
does not exceed 2'6" in
height.
General Guidelines
Landscaping
33
Landscaping along interior roads:
Minimal setbacks are required in the Downtown
None.
a. Large trees should be planted parallel to
Crozet District, the architectural plans show some
all interior roads. Such trees should be at
trees and shrubs along the proposed building, and
least 21/2 inches caliper (measured six inches
street trees have already been planted along Main
above the ground) and should be of a plant
Street. Consequently, additional trees along New
species common to the area. Such trees
Main Street and along the alley are not
should be located at least every 40 feet on
recommended.
center.
34
Landscaping along interior pedestrian ways:
The architectural plans show planting areas
Provide a landscape plan
a. Medium trees should be planted parallel
adjacent to the north and south sides of the
for review. Ensure that it
to all interior pedestrian ways. Such trees
building. The plants have not been included on the
is coordinated with the
should be at least 21/2 inches caliper
site plan.
architectural plans.
(measured six inches above the ground) and
should be of a species common to the area.
Such trees should be located at least every
25 feet on center.
35
Landscaping of parking areas:
No trees or shrubs are shown in or around the
Provide 21/2" caliper large
a. Large trees should align the perimeter of
parking lot. The 21/2" caliper tree requirement
trees on the north side of
parking areas, located 40 feet on center.
applies to the north side of the parking lot (at 40'
the proposed parking lot,
Trees should be planted in the interior of
on center). Placing 21/2" caliper trees in the two
40' on center. Provide a
parking areas at the rate of one tree for
interior parking islands that are already shown on
minimum of 2 interior
every 10 parking spaces provided and
the plan would satisfy the interior parking lot tree
parking lot trees at 21/2"
should be evenly distributed throughout the
requirement.
caliper.
interior of the parking area.
b. Trees required by the preceding
Shrubs along the north side of the parking lot
paragraph should measure 21/2 inches caliper
would be visible only between parcels 20 and 20A
(measured six inches above the ground);
on Crozet Avenue. Consequently, shrubs in that
should be evenly spaced; and should be of a
location wouldn't have much impact on the EC.
species common to the area. Such trees
should be planted in planters or medians
sufficiently large to maintain the health of
the tree and shall be protected by curbing.
c. Shrubs should be provided as necessary
to minimize the parking area's impact on
Entrance Corridor streets. Shrubs should
measure 24 inches in height.
36
Landscaping of buildings and other
The architectural plans show planting areas on the
Provide a landscape plan
structures:
north and south sides of the building, but a
for review. Ensure that it
a. Trees or other vegetation should be
landscape plan was not provided with the site plan.
is coordinated with the
planted along the front of long buildings as
architectural plan.
necessary to soften the appearance of
exterior walls. The spacing, size, and type
of such trees or vegetation should be
determined by the length, height, and
blankness of such walls.
b. Shrubs should be used to integrate the
site, buildings, and other structures;
dumpsters, accessory buildings and
structures; "drive thru" windows; service
areas; and signs. Shrubs should measure at
least 24 inches in height.
38
Plant health:
The planting note does not appear on the plan.
Add this note to the
The following note should be added to the
landscape plan: "All site
landscape plan: "All site plantings of trees
plantings of trees and
and shrubs shall be allowed to reach, and be
shrubs shall be allowed to
maintained at, mature height; the topping of
reach, and be maintained at,
trees is prohibited. Shrubs and trees shall be
mature height; the topping
pruned minimally and only to support the
of trees is prohibited.
overall health of the plant."
Shrubs and trees shall be
pruned minimally and only
to support the overall health
of the plant."
Site Development and layout
Development pattern
Site Grading
40
Site grading should maintain the basic
A retaining wall is proposed along the open and
Indicate the color of the
relationship of the site to surrounding
covered parking area at the west end of the site. In
retaining wall on the plan
conditions by limiting the use of retaining
the open parking area (approximately 1/3 of the
and provide a sample for
walls and by shaping the terrain through the
wall's length), the wall reaches approximately
review.
use of smooth, rounded land forms that
9'6" in height. The wall is identified as a
blend with the existing terrain. Steep cut or
segmented retaining wall; the proposed color has
fill sections are generally unacceptable.
not been provided. The wall would be visible from
Proposed contours on the grading plan shall
Crozet Avenue between parcels 20 and 20A, and
be rounded with a ten foot minimum radius
between parcels 20A and 20B.
where they meet the adjacent condition.
Final grading should achieve a natural,
rather than engineered, appearance.
Retaining walls 6 feet in height and taller,
when necessary, shall be terraced and
planted to blend with the landscape.
April 4 comments
building forms should not compete with
The roof of the corner tower has been changed
None.
the library;
from a hipped form to a single -slope form. This
change helps reduce the competition with the
library design, but the corner tower will still have
a connection to the library, given its shape and the
extent of glass proposed.
the design has numerous parts, it is too
busy
See comments under #12, above.
See recommendations
under #12, above.
provide more of a gesture to pedestrians
An entrance has been added at the east end of the
Coordinate the
and the space between the front door and
south elevation, and planters flank that entrance.
architectural plan with
the street; it feels more like a corporate
Trees and shrubs are also shown on the
the site plan and
office than a Main Street building.
architectural drawings just to the west of the
landscape plan. Show on
planters. The addition of an entrance and plants
the site plan the planting
would make the area more pedestrian friendly.
areas that are shown on
However, the architectural plan does not appear to
the architectural
be completely coordinated with the site plan
drawings.
regarding the distance between the building and
the sidewalk, and the area available for planting.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The number of building parts; the cohesiveness of the design
2. The number of materials
3. Coordination between the tower and the rest of the building
Staff offers the following comments on the preliminary plan:
1. Provide site sections and /or perspective streetscape sketches to clarify the appearance of the proposed building in the streetscape as
viewed from the Crozet Avenue EC.
2. Revise the design to more strongly reflect features of local historic architecture, to simplify the materials and overall design, and to more
fully coordinate the various parts of the building.
3. Revise the building design to simplify it and to establish a cohesive whole. Consider a reduction in the number of building parts and
materials used, and greater coordination of tower and main building materials.
4. Provides specs and a sample of the proposed window glass. Reflectance off the outside pane shall be kept below 7 %.
5. Include the following note on both the site and architectural drawings: "Visibility of all mechanical equipment from the Entrance
Corridor shall be eliminated." Provide documentation that standard restaurant mechanical equipment does not exceed 2'6" in height.
6. Provide 21 /z" caliper large trees on the north side of the proposed parking lot, 40' on center. Provide a minimum of 2 interior parking lot
trees at 21/2" caliper.
7. Add this note to the landscape 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. Indicate the color of the retaining wall on the plan and provide a sample for review.
9. Provide a landscape plan for review. Coordinate the architectural plan with the site plan and landscape plan. Show on the site plan the
planting areas that are shown on the architectural drawings.
10
10. ATTACHMENT A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
1 of 6
Title Sheet
4 -11 -11
2 of 6
Existing Conditions
4 -11 -11
3 of 6
Site Plan
4 -11 -11
4 of 6
Utility Plan
4 -11 -11
5 of 6
Grading & Drainage Plan
4 -11 -11
6 of 6
Typical Sections & Details
4 -11 -11
A1.0
Lower Level Plan
4 -25 -11
ALL
Upper Level Plan
4 -25 -11
A2.0
South & West Elevations
4 -25 -11
-
South Elevation (Color)
-
-
West Elevation (Color)
-
ii