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HomeMy WebLinkAboutARB201200009 Review Comments Final Site Plan and Comps. 2012-02-29ARCHITECTURAL REVIEW BOARD STAFF REPORT Project # /Name ARB- 2012 -09: Claudius Place Review Type Final Review of a Site Development Plan Parcel Identification Tax Map 56A2, Section 1, Parcel 70 Location At the northwest corner of Library Ave. and Oak St., approximately 170' east of Crozet Ave. Zoned Downtown Crozet District (DCD), Entrance Corridor (EC) Owner /Applicant Crozet Square LLC /Collins Engineering (Scott Collins) Magisterial District White Hall Proposal To construct a building to house retail, restaurant, and office uses, with associated site improvements. Context/Visibility Claudius Place is situated on the north side of Main Street, approximately 170' from the Crozet Ave. Entrance Corridor, and across Library Ave. (Main St.) from the future Crozet Library parking lot. The west and south elevations of the building will be clearly visible to northbound EC traffic. Southbound traffic will have views of the building between existing structures on the east side of Crozet Ave. From Crozet Ave., the building will be seen rising above the one -story buildings that front the EC. The proposed building will also be visible at a distance from the Three Notch'd Rd. EC, across the railroad tracks. ARB Meeting Date March 5, 2012 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION/REVIEW TYPE RESULT 6/6/2011 ARB- 2011 -51: Preliminary Review ARB reviewed the preliminary proposal and provided recommendations for the applicant's next submittal. (See the "Comments" column in the Analysis table and the action letter at the end of this report.) ANALYSIS REF GUIDELINE COMMENTS FROM 6/6/2011 REVIEW ISSUES RECOMMENDATION 6 Site development should be 1. Provide site sections and/or Site sections have been None. sensitive to the existing natural perspective streetscape provided. The sections show landscape and should contribute to sketches to clarify the that the proposed building the creation of an organized appearance of the proposed won't be visible when viewers development plan. This may be building in the streetscape as are directly in front of the accomplished, to the extent viewed from the Crozet building on parcel 20A. But, practical, by preserving the trees Avenue EC. the building will be visible and rolling terrain typical of the between existing buildings area; planting new trees along and above the shorter streets and pedestrian ways and buildings on Crozet Avenue. choosing species that reflect native A clear view will be had by forest elements; insuring that any viewers moving north on grading will blend into the Crozet Avenue at the Library surrounding topography thereby Avenue intersection. The creating a continuous landscape; corner tower (2 stories tall preserving, to the extent practical, plus a partially covered existing significant river and stream rooftop terrace) and the length valleys which may be located on of the Library Avenue the site and integrating these elevation will be seen. The features into the design of retaining wall and parked cars surrounding development; and along that wall will be limiting the building mass and somewhat visible from Crozet height to a scale that does not Avenue. overpower the natural settings of the site, or the Entrance Corridor. 9 Building forms and features, 2. Revise the design to more The current design has a more None. including roofs, windows, doors, strongly reflect features of coordinated appearance than materials, colors and textures local historic architecture, to the previous proposal. The should be compatible with the simplify the materials and hipped roof form is still used, forms and features of the significant overall design, and to more but it is now the only roof historic buildings in the area, fully coordinate the various shape used in the design. exemplified by (but not limited to) parts of the building. Window types are more the buildings described in consistent throughout. The Appendix A [of the design 11. Provide architectural tower material has been guidelines]. The standard of detailing at the top of the wall. revised to stone and the stone compatibility can be met through has been carried over to scale, materials, and forms which 13. Consider an alternative detailing along the parapet may be embodied in architecture roof form for the hipped roof. wall. which is contemporary as well as traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. 10 Buildings should relate to their site and the surrounding context of buildings. 12 Architecture proposed within the 3. Revise the building design The building design has been None. Entrance Corridor should use to simplify it and to establish a simplified. The changes to the forms, shapes, scale, and materials cohesive whole. Consider a roofs, windows and parapet to create a cohesive whole. reduction in the number of increase the coordination building parts and materials among the various parts of the used, and greater coordination building. of tower and main building materials. 13 Any appearance of "blankness" 9. Provide a landscape plan for A landscape plan has been Consider adding shrubs resulting from building design review. Coordinate the submitted. Planting has been at the base of the two should be relieved using design architectural plan with the site removed from the easternmost bays on the detail or vegetation, or both. plan and landscape plan. Show on the site plan the planting architectural sheets, so the coordination problem has south side of the building. 34 Landscaping along interior pedestrian ways: areas that are shown on the been eliminated. a. Medium trees should be planted architectural drawings. parallel to all interior pedestrian The planting areas previously ways. Such trees should be at least 10. Address the blankness of proposed along the two 2'/2 inches caliper (measured six the wall behind the trees easternmost bays of the south inches above the ground) and shown along the Main Street elevation have been deleted. should be of a species common to the area. Such trees should be located at least every 25 feet on center. elevation. 12. Blankness can be treated with texture, pattern, and /or recessed areas. A course of brick distinguishes the first story from the second story at these bays. The lower level of the western of these bays is 36 Landscaping of buildings and other structures: mostly blank, with only one a. Trees or other vegetation should door. There is minimal be planted along the front of long planting area available along buildings as necessary to soften the these two bays, but it may be appearance of exterior walls. The large enough to accommodate spacing, size, and type of such trees shrubs. 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. 16 Window glass in the Entrance 4. Provides specs and a sample A glass sample and specs Provide information to Corridors should not be highly tinted of the proposed window glass. have been submitted. The clarify how the windows or highly reflective. Reflectance off Reflectance off the outside applicant has indicated that backed by solid wall will the outside pane of glass should be pane shall be kept below 7 %. the glass reflectance will be be successfully kept below 7 %. Specifications on the kept below 7 %, but the specs constructed and proposed window glass and samples suggest that 12% is the maintained. Include a of tinted window glass should be reflectance that corresponds detail(s) in the submitted with the application for to the sample provided. The architectural plans. final review. sample has an appropriate appearance. Some of the second story windows in the second bay from the east on the south elevation are to be backed by solid wall. Some previous proposals of this type have proven to be unsuccessful in terms of maintenance and/or appearance. 21 The following note should be added 5. Include the following note The parapet has been raised Add the following note to to the site plan and the architectural on both the site and from 36" to 40" to screen the site plan and the plan: "Visibility of all mechanical architectural drawings: mechanical equipment. A note architectural plan equipment from the Entrance "Visibility of all mechanical on the plan states, "All following the Corridor shall be eliminated." equipment from the Entrance outdoor HVAC equipment HVAC /parapet note: Corridor shall be eliminated." shall be screened on the roof "Visibility of all Provide documentation that behind 42" high parapets." mechanical equipment standard restaurant mechanical The intent appears to be in from the Entrance equipment does not exceed line with the standard note, Corridor shall be 2'6" in height. but the standard wording is eliminated." not provided. 35 Landscaping of parking areas: 6. Provide 21 /z" caliper large 21 /z" Southern Red Oak trees None. a. Large trees should align the trees on the north side of the are proposed 40' on center on perimeter of parking areas, located proposed parking lot, 40' on the north side of the parking 40 feet on center. Trees should be center. Provide a minimum of lot. planted in the interior of parking 2 interior parking lot trees at areas at the rate of one tree for 21/2'9 caliper. One Red Maple at 21/2'9 caliper every 10 parking spaces provided and one Serviceberry at 6 -7' and should be evenly distributed tall are proposed at the throughout the interior of the interior of the parking lot. parking area. b. Trees required by the preceding paragraph should measure 21/2 inches caliper (measured six inches above the ground); should be evenly spaced; and should be of a 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. 38 Plant health: 7. Add this note to the The note has been added to None. The following note should be added landscape plan: "All site sheet 8 of 8. to the landscape plan: "All site plantings of trees and shrubs plantings of trees and shrubs shall shall be allowed to reach, and be allowed to reach, and be be maintained at, mature maintained at, mature height; the height; the topping of trees is topping of trees is prohibited. prohibited. Shrubs and trees Shrubs and trees shall be pruned shall be pruned minimally and minimally and only to support the only to support the overall overall health of the plant." health of the plant." 40 Site grading should maintain the 8. Indicate the color of the The wall in question reaches a Coordinate the notes basic relationship of the site to retaining wall on the plan and maximum height of 13' and is throughout the plan to surrounding conditions by limiting provide a sample for review. located approximately 190' indicate that the retaining the use of retaining walls and by from the EC. wall color and material shaping the terrain through the use of shall match the Library smooth, rounded land forms that The applicant intends for the Avenue retaining wall blend with the existing terrain. Steep retaining wall to match the (not a wall on the library cut or fill sections are generally wall on Library Avenue. site). Coordinate the unacceptable. Proposed contours on However, the note on the site notes throughout the the grading plan shall be rounded plan (sheet 3 of 8) references submittal regarding the with a ten foot minimum radius a wall on the library site. railing on the retaining where they meet the adjacent Since there are walls on the wall at the parking area, condition. Final grading should library site that do not use the provide a detail in the achieve a natural, rather than segmented block, the note drawings, and indicate engineered, appearance. Retaining could be confusing. the color. Standard metal walls 6 feet in height and taller, guard rail is not when necessary, shall be terraced Notes also vary regarding the appropriate. and planted to blend with the railing at the top of the SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The coordination of building parts. 2. The roof forms. 3. The planting plan. 4. The retaining wall and railing. Staff recommends approval with the following conditions: 1. Consider adding shrubs at the base of the two easternmost bays on the south side of the building. 2. Provide information to clarify how the windows backed by solid wall will be successfully constructed and maintained. Include a detail(s) in the architectural plans. 3. Add the following note to the site plan and the architectural plan following the HVAC /parapet note: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 4. Coordinate the notes throughout the plan to indicate that the retaining wall color and material shall match the Library Avenue retaining wall (not a wall on the library site). 5. Coordinate the notes throughout the submittal regarding the railing on the retaining wall at the parking area, provide a detail in the drawings, and indicate the color. Standard metal guard rail is not appropriate. 7 landscape. retaining wall. An architectural plan identifies it as a metal guard rail, the site plans identify it as a railing, a handrail and a metal privacy rail. A standard metal guard rail would not have an appropriate appearance. Also, the color of the railing is not specified on the plans. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The coordination of building parts. 2. The roof forms. 3. The planting plan. 4. The retaining wall and railing. Staff recommends approval with the following conditions: 1. Consider adding shrubs at the base of the two easternmost bays on the south side of the building. 2. Provide information to clarify how the windows backed by solid wall will be successfully constructed and maintained. Include a detail(s) in the architectural plans. 3. Add the following note to the site plan and the architectural plan following the HVAC /parapet note: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 4. Coordinate the notes throughout the plan to indicate that the retaining wall color and material shall match the Library Avenue retaining wall (not a wall on the library site). 5. Coordinate the notes throughout the submittal regarding the railing on the retaining wall at the parking area, provide a detail in the drawings, and indicate the color. Standard metal guard rail is not appropriate. 7 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing/Revision Date 1 of 8 Title Sheet 1 -23 -2012 2 of 8 Existing Conditions 1 -23 -2012 3 of 8 Site Plan 1 -23 -2012 4 of 8 Utility Plan 1 -23 -2012 5 of 8 Grading & Drainage Plan 1 -23 -2012 6 of 8 Typical Sections & Details 1 -23 -2012 7 of 8 Sections 1 -23 -2012 8 of 8 Landscaping Plan 1 -23 -2012 - Lower Level Plan - - Upper Level Plan - - Mezzanine Level Plan - A2.0 South & West Elevations 1 -20 -2012 - South Elevation (Color) - - West Elevation (Color) - Main Street Retaining Wall sheets 1, 2 and 3 8 -13 -2010 Retaining wall stain information 8 -6 -2010 Window glass sample and specs: Dodson Glass 60927 -1; clear insulated; Solarban 70 XL - Brick samples: Statesville Brick: Cedar Ridge Oversize Tumbled; Endicott Clay Products: Dark Ironspot Smooth Modular Mortar samples: C247A and Magnolia ultra -dark Stone sample: Bluestone Photos: Assorted site photos and photo of block wall on Crozet Avenue ACTION LETTER FROM JUNE 6, 2011 PRELIMINARY REVIEW COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 June 10, 2011 Piedmont Dev. Group C/O Katurah Roell 2811 Hydraulic Road Charlottesville, Va. 22901 RE: ARB201100051 Claudius Place Tax Map 56A2, Section 1, Parcel 70 Dear Mr. Roell: The Albemarle County Architectural Review Board, at its meeting on June 6, 2011, completed a preliminary review of the above -noted request to construct a building to house retail, restaurant, and office uses, with associated site improvements. The Board offered the following comments for the benefit of the applicant's next submittal. Please note that the following comments are those that have been identified at this time. Additional comments may be added or eliminated based on further review and changes to the 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 %. 9 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 21/2" 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. Address the blankness of the wall behind the trees shown along the Main Street elevation. 11. Provide architectural detailing at the top of the wall. 12. Blankness can be treated with texture, pattern, and /or recessed areas. 13. Consider an alternative roof form for the hipped roof. You may submit your application for continued ARB review at your earliest convenience. Application forms, checklists and schedules are available on -line at www.albemarle.org /planning. Revised drawings addressing the comments listed above are required. Include updated ARB revision dates on each drawing and an ARB approval signature panel. Please provide a memo including detailed responses indicating how each comment has been addressed. If changes other than those requested have been made, identify those changes in the memo also. Highlighting the changes in the drawing with "clouding" or by other means will facilitate review and approval. If you have any questions concerning any of the above, please feel free to call me. Sincerely, Margaret Maliszewski Principal Planner Cc: J Bruce Barnes Inc P O Box 85 Crozet Va 22932 File 10