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HomeMy WebLinkAboutARB201100128 Review Comments Preliminary Site Plan 2011-12-27ARCHITECTURAL REVIEW BOARD STAFF REPORT Project # /Name ARB- 2011 -128: Martha Jefferson Apartments at Westminster Canterbury of the Blue Ridge Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 78, Parcel 55A6 Location 267 Pantops Mountain Road, on the north side of Rt 250 East at Pantops Mountain Road Zoned Planned Residential Development (PRD), Entrance Corridor (EC) Owner /Applicant Westminster Canterbury of the Blue Ridge /SFCS (Drew Kepley) Magisterial District Rivanna Proposal To construct a 6 -story addition on the east side of the Monticello Apartment Building at Westminster Canterbury, to house of independent living apartments, wellness /fitness center, and parking, with associated site improvements. Context The proposed addition is to be located on the east side of the Westminster Canterbury development. Westminster Canterbury is located in the Pantops area, surrounded by a mix of commercial, office and residential buildings. Visibility Traveling eastbound on the Route 250 Entrance Corridor, it is anticipated that the upper stories of the apartment addition will be visible beginning at the Rolkin Road intersection. The upper stories may continue to be visible intermittently along the portion of Route 250 that is located in front of the Westminster Canterbury development, between and above the buildings that front the EC. Traveling westbound, the addition is expected to be somewhat less visible. The distance between the addition and the road (approximately 1000') and the intervening development will help mitigate the impacts of the tall addition. ARB Meeting Date January 3, 2012 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION RESULT 5/16/2007 ARB- 2006 -141 Duplex cottages approved. 8/1/2002 ARB- 2002 -75 Maintenance building roof revisions approved. 9/13/2001 ARB- 2001 -14 Major additions to the Westminster Canterbury development approved, including independent living apartments, commons building, assisted living building, and 10 cottages. 1998 -2000 multiple The ARB reviewed several applications for various proposals, including new cottages, a porte cochere, an assisted living building, a fitness addition, and signs. - - The original Westminster Canterbury building was constructed prior to the establishment of Entrance Corridors in the County. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 9 Building forms and features, including roofs, windows, The primary roof of the proposed Consider revising the doors, materials, colors and textures should be building is flat, but there are several material for the "roof compatible with the forms and features of the "roof accents" that project above the accents" to match the significant historic buildings in the area, exemplified by main roof. These "accents" are shingles of the adjacent (but not limited to) the buildings described in Appendix proposed to be copper. The roof shape roofs. A [of the design guidelines]. The standard of and material differ from the typical compatibility can be met through scale, materials, and roof shape and material found in the forms which may be embodied in architecture which is Westminster Canterbury development. contemporary as well as traditional. The replication of Shingles that match the existing important historic sites in Albemarle County is not the development would provide for a more objective of these guidelines. cohesive appearance, but copper is a 12 Architecture proposed within the Entrance Corridor traditional building material. should use forms, shapes, scale, and materials to create a cohesive whole. Accessory structures and equipment 17 Accessory structures and equipment should be A "possible mechanical enclosure" is integrated into the overall plan of development and shown on the roof plan. Given the shall, to the extent possible, be compatible with the height of the building in relation to the building designs used on the site. EC, and the various "roof accents" proposed, rooftop equipment isn't expected to be visible. 21 The following note should be added to the site plan and The note does not appear on the plan. Add the following note to the architectural plan: "Visibility of all mechanical the site plan and the equipment from the Entrance Corridor shall be architectural drawings: eliminated." "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." Lighting No lighting has been proposed at this If site or building- mounted time. lights are proposed, submit a lighting plan and details for review. Landscaping 7 Landscaping should promote visual order within the Although the proposed addition is Provide two trees at 21/2" Entrance Corridor and help to integrate buildings into located a considerable distance from caliper, along the west side the existing environment of the corridor. the EC and the lower levels aren't expected to be visible from the road, of the 13 -space parking row. 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials large trees planted near the addition Revise the planting at the that share similar characteristics. Such common will eventually have an impact on the base of the building to elements allow for more flexibility in the design of development and its appearance from provide 21/2" caliper trees structures because common landscape features will help the road, from both close and distant spaced 40' apart along the to harmonize the appearance of development as seen vantage points. Large trees can help travelway located on the from the street upon which the Corridor is centered. break up and soften the appearance of east side of the addition. 33 Landscaping along interior roads: the built sections of the development, a. Large trees should be planted parallel to all interior and help integrate dissimilar elements. Include the interior parking roads. Such trees should be at least 21/2 inches caliper lot trees, perimeter parking (measured six inches above the ground) and should be Two American elm trees are proposed lot trees and interior road of a plant species common to the area. Such trees at the end of the 13 -space parking row trees in the Required Plant should be located at least every 40 feet on center. located west of the building addition. Material Schedule. 35 Landscaping of parking areas: These trees meet the interior tree a. Large trees should align the perimeter of parking areas, located 40 feet on center. Trees should be planted requirement. It appears that there is in the interior of parking areas at the rate of one tree for planting area available along the west every 10 parking spaces provided and should be evenly side of the parking spaces. Trees in that distributed throughout the interior of the parking area. location could meet the perimeter b. Trees required by the preceding paragraph should parking area requirement. measure 21 /z inches caliper (measured six inches above the ground); should be evenly spaced; and should be of Nine additional trees are proposed at a species common to the area. Such trees should be the base of the building. Some of these planted in planters or medians sufficiently large to could qualify as interior road trees, but maintain the health of the tree and shall be protected by the spacing isn't consistent and only curbing. the elm trees are identified by size and 36 Landscaping of buildings and other structures: species on the plan. a. Trees or other vegetation should be planted along the front of long buildings as 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. 38 Plant health: The note does not appear on the plans. Add the following note to the The following note should be added to the landscape landscape plan: "All site plan: "All site plantings of trees and shrubs shall be plantings of trees and shrubs allowed to reach, and be maintained at, mature height; the shall be allowed to reach, topping of trees is prohibited. Shrubs and trees shall be and be maintained at, pruned minimally and only to support the overall health of mature height; the topping the plant." of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Anticipated visibility of the proposed addition 2. Material for the roof accents 3. Proposed landscaping Staff offers the following comments on the preliminary proposal: 1. Consider revising the material for the "roof accents" to match the shingles of the adjacent roofs. 2. Add the following note to the site plan and the architectural drawings: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 3. If site or building- mounted lights are proposed, submit a lighting plan and details for review. 4. Provide two trees at 2' /z" caliper, along the west side of the 13 -space parking row. 5. Revise the planting at the base of the building to provide 21/2" caliper trees spaced 40' apart along the travelway located on the east side of the addition. 6. Include the interior parking lot trees, perimeter parking lot trees and interior road trees in the Required Plant Material Schedule. 7. Add the following 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." W TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date L1.0 Overall Plan November 17, 2011 L1.1 Landscape Plan November 17, 2011 C1.1 Existing Conditions Plan — New Building Area 10 /10 /11 C3.0 Grading & Drainage Plan — New Building Addition 10 /10 /11 AL I Lower Level Three — Floor Plan November 21, 2011 A1.2 Lower Level Two — Floor Plan November 21, 2011 A1.3 Lower Level One — Floor Plan November 21, 2011 A1.4 Level One — Floor Plan November 21, 2011 A1.5 Levels Two, three and Four — Floor Plan November 21, 2011 A1.6 Level Five — Floor Plan November 21, 2011 A1.7 Roof Plan November 21, 2011 A5.1 Exterior Elevations (South) November 21, 2011 A5.2 Exterior Elevations (East) November 21, 2011 A5.3 Exterior Elevations (North) November 21, 2011 - Foundation Landscape Plan - - Photos of site from EC (3) - - Profiles (4) -