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HomeMy WebLinkAboutARB201400108 Review Comments Major Amendment, Preliminary Plan 2014-09-08r:1;zy.1YYXQr11; 709 DITA1*12017:1;3MSF.1W2:7D107.94N Project # /Name ARB- 2014 -108: Westgate Clubhouse & Office Renovations Review Type Site Plan Amendment Parcel Identification 06100- 00- 00 -042DO Location 2623 Hydraulic Road, on the west side of Hydraulic Road, approximately 650' south of Georgetown Road Zoned Planned Residential Development (PRD), Entrance Corridor (EC) Owner /Applicant Westgate /Barclay Place I LLC /Great Eastern Management (David Mitchell) Magisterial District Jack Jouett Proposal To build an 850 sf addition on the north side of an existing apartment building and to construct a 750 sf porch on the south and east sides. Context The site is located amidst residential development on Hydraulic Road. It is situated between 2 adjoining parcels (42E and 42D) that make up the Westgate Apartment complex. The complex predates the establishment of the Entrance Corridors. The alterations are proposed to the structure located directly west of the pool. An interior parking lot is located on the west side of the structure and the main apartment complex entrance is located east of the building and pool. There is landscaping along the north side of the structure, bordered by a sidewalk that runs parallel to Hydraulic Road. One- and two -story residences are located across Hydraulic to the east. Visibility The building to be renovated is located approximately 45' south of Hydraulic Road and is visible from the Entrance Corridor. The proposed additions and side porches will also be visible from the EC. The ground floor side elevations are not expected to be visible due to the retaining wall, parked cars, and fence surrounding the swimming pool. ARB Meeting Date September 15, 2014 Staff Contact Margaret Maliszewski PROJECT HISTORY The existing development predates the establishment of the Hydraulic Road Entrance Corridor. A Special Use Permit is required for this proposal. The Planning Commission approved the SP request on July 15, 2014 and the Board of Supervisors review has not yet been scheduled. Staff provided comments regarding impacts of the proposal on the Entrance Corridor during the Special Use Permit review. DETAILS OF THE PROPOSAL The existing structure is a 34' x 56' two -story building with a side - gabled roof. It has casement windows with paneled shutters and is faced with vinyl siding. The applicant has proposed a two - story, 850 sf gabled addition with vinyl siding on the north side of the building and a one - story, 9'x16' flat - roofed addition with vinyl siding on the west side. The additions have casement windows with louvered shutters. The applicant also proposes to construct a 750 sf flat - roofed porch with columns and balustrade at the first story, supported by brick piers at ground level, wrapping around the building from the south to the east and west sides. The main entrance to the structure will remain on the south side of the building, facing an interior parking lot. ANAYLSIS REF GUIDELINE ISSUE RECOMMENDATION 1 The goal of the regulation of the design of development The additions will increase the size of the Revise the elevations to within the designated Entrance Corridors is to insure that building, which will make the building indentify all building new development within the corridors reflects the somewhat more visible from the Entrance materials and colors, traditional architecture of the area. Therefore, it is the Corridor. But the additions improve the scale including siding, roofing, purpose of ARB review and of these Guidelines, that of the building, make the form and detail porch elements, window proposed development within the designated Entrance more visually interesting, and reduce the elements, etc. Corridors reflect elements of design characteristic of the blankness of the existing design. The added significant historical landmarks, buildings, and structures features are compatible with historic of the Charlottesville and Albemarle area, and to promote structures in the county and with the orderly and attractive development within these corridors. surrounding development. Applicants should note that replication of historic structures is neither required nor desired. Brick and wood siding are traditionally used for residential buildings in the County, but 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites this existing development was built with as ensembles of buildings, land, and vegetation. In order vinyl siding prior to the establishment of the to accomplish the integration of buildings, land, and Entrance Corridors. A change in material vegetation characteristic of these sites, the Guidelines would now look inconsistent, so the vinyl require attention to four primary factors: compatibility siding is acceptable in this particular case. with significant historic sites in the area; the character of Also, the vinyl siding is not completely out the Entrance Corridor; site development and layout; and of character with the residences across landscaping. Hydraulic Road. 3 New structures and substantial additions to existing structures should respect the traditions of the architecture The proposed casement windows and of historically significant buildings in the Charlottesville shutters of the additions are compatible with and Albemarle area. Photographs of historic buildings in the existing windows in the development. the area, as well as drawings of architectural features, The proposed porch and its columns are which provide important examples of this tradition are characteristic of historic structures in the area contained in Appendix A. and they help establish a more human scale for the building, which improves the 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility building's overall character. with the area's historic structures is not intended to impose a rigid design solution for new development. Building materials and colors have not been Replication of the design of the important historic sites in identified on the elevation drawings. the area is neither intended nor desired. The Guideline's Compatibility of siding colors with other standard of compatibility can be met through building colors used in the apartment complex will scale, materials, and forms which may be embodied in help maintain the visual integrity of the area. architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as special functional requirements. 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and features of the significant historic buildings in the area, exemplified by (but not limited to) the buildings described in Appendix A [of the design guidelines]. The standard of compatibility can be met through scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or vegetation, or both. 12 Architecture proposed within the Entrance Corridor The buildings in the development are not None. should use forms, shapes, scale, and materials to create a currently connected physically. They are cohesive whole. connected visually through consistent use of architectural forms, materials and colors. The 14 Arcades, colonnades, or other architectural connecting devices should be used to unify groups of buildings within porch proposed for the building is a new a development. feature for the development. Its form and elements (piers, columns, balustrades) draw on historic examples, and though they are not present elsewhere in the development, these elements are compatible with the architecture of the existing development and allow the development to maintain a cohesive appear e. Compatibility with the character of the Entrance Corridor 5 It is also an important objective of the Guidelines to With the proposed addition on the west side Revise the plan to establish a pattern of compatible architectural of the building, only 20' of clearance accurately show existing characteristics throughout the Entrance Corridor in order remains from the addition to the oak tree site elements (curb lines, to achieve unity and coherence. Building designs should located near the curb. With the addition on parking, dumpster, trees, demonstrate sensitivity to other nearby structures within the north side, 25' of clearance remains shrubs, mechanical the Entrance Corridor. Where a designated corridor is between the addition and the maple tree near equipment, retaining substantially developed, these Guidelines require striking Hydraulic Road. On the east side, 10' of walls, etc.) in the area a careful balance between harmonizing new development clearance remains between the addition and immediately surrounding with the existing character of the corridor and achieving the pool. Although the additions improve the the additions, from the compatibility with the significant historic sites in the area. scale and character of the current structure, the size of the additions and their proximity swimming pool, to the curbs on the south and 10 Buildings should relate to their site and the surrounding context of buildings. to other site elements question the west sides of the building, appropriateness of the scale of the addition in to Hydraulic Road. relation to the adjacent site features. A more detailed plan would clarify the relationship of the additions to existing site elements. 15 Trademark buildings and related features should be The designs of the existing building and None. modified to meet the requirements of the Guidelines. proposed renovations are not trademark designs. 16 Window glass in the Entrance Corridors should not be The window glass note was not included on Provide the window glass highly tinted or highly reflective. Window glass in the the plan. note on the architectural Entrance Corridors should meet the following criteria: drawings. Visible light transmittance (VLT) shall not drop below 4001o. Visible light reflectance (VLR) shall not exceed 3001o. Specifications on the proposed window glass should be submitted with the application forfinal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated The existing dumpster and mechanical Revise the site plan to into the overall plan of development and shall, to the equipment aren't indicated on the site plan, show the current and extent possible, be compatible with the building designs but there are mechanical units located on the proposed locations of the used on the site. north side of the building facing Hydraulic Road, and a dumpster (screened on three dumpster and mechanical equipment. Use site 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, sides with a white fence) is located to the features to screen the these features will still have a negative visual impact on the northwest of the building, near the EC. The equipment to eliminate Entrance Corridor street, screening should be provided to applicant has indicated that the mechanical views from the EC. eliminate visibility. units and power meters will be relocated to a. Loading areas, the west side of the building and has Accurately show the b. Service areas, suggested screening them with a fence location of the concrete c. Refuse areas, similar to the one surrounding the dumpster. retaining wall on both the d. Storage areas, elevations and the site e. Mechanical equipment, The dumpster and its screening fence are plan. f. Above - ground utilities, and readily visible from the Entrance Corridor. g. Chain link fence, barbed wire, razor wire, and similar The proximity to the EC, the bright white security fencing devices. color of the fence, and the open view of the dumpster on the west side attract attention 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may but do not contribute to an orderly and consist of: attractive development along the EC. The a. Walls, dumpster condition is an existing one, but b. Plantings, and toning down the color of the fence and c. Fencing. installing gates that remain closed when not in use (if not relocating the dumpster to a less visible location) would promote an orderly and attractive development. The exact location proposed for the mechanical equipment is not shown on the plan, so it is difficult to determine impacts. Using existing or new site elements to screen the equipment is preferred to installing additional fencing, particularly if the fencing attracts attention like the existing dumpster fence does. Options include locating the equipment behind the western addition or behind the dumpster, to eliminate views from the EC. A concrete retaining wall runs parallel to Hydraulic Road, beginning near the northwest end of the building and extending westward. The architectural elevations show the wall beginning much further to the east, which has a greater negative impact on the building and site. 20 Surface runoff structures and detention ponds should be No changes to stormwater facilities are None. designed to fit into the natural topography to avoid the need proposed. for screening. When visible from the Entrance Corridor street, these features must be fully integrated into the landscape. They should not have the appearance of engineered features. 21 The following note should be added to the site plan and the The note was not included on the site plan or Revise the site plan and architectural plan: "Visibility of all mechanical equipment architectural drawings. architectural drawings to from the Entrance Corridor shall be eliminated." include the standard mechanical equipment note. Lighting No lighting plan was submitted. Indicate if any new site or building lights are proposed, or if any existing lighting is to be changed. If new lighting or changes are proposed, provide a complete lighting lan for review. Landscaping 7 The requirements of the Guidelines regarding landscaping The current site plan identifies one 8" Revise the site plan to are intended to reflect the landscaping characteristic of dogwood located at the southwest corner of include all existing many of the area's significant historic sites which is characterized by large shade trees and lawns. Landscaping should promote visual order within the Entrance Corridor and help to integrate buildings into the existing environment of the corridor. the structure, one 22" oak tree located on the west side of the building, and one 16" maple tree positioned on the north side of the building closest to the sidewalk that runs parallel to Hydraulic Road. landscaping in the area immediately surrounding the building, from the swimming pool, to the curbs on the south and west sides of the building, 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that The applicant has indicated that only one tree to Hydraulic Road. share similar characteristics. Such common elements or shrub at the northeast corner of the allow for more flexibility in the design of structures building and the vegetation along the south Revise the site plan to because common landscape features will help to side will be impacted by the proposal. show all existing harmonize the appearance of development as seen from However, the additions would be constructed landscaping that will be the street upon which the Corridor is centered. very close to existing vegetation on the north impacted by the proposal and west sides of the structure, and the plan and indicate the size and does not show all existing trees and shrubs. species of the plants replacing the vegetation The plan is missing 8 boxwoods on the south in those impacted areas. side of the structure and 3 more on the west side next to the oak tree. There are also 12 Revise the site plan to lily turf shrubs located along the brick and include a conservation metal fence that extends to the northeast checklist for all corner of the building. On the north side of vegetation located in the the structure, there are 8 large ferns that run area around the building the perimeter of the site from the curb to the and identify new plants concrete retaining wall at the northwest replacing existing corner of the building. There is also a smaller vegetation. dogwood located near the north side of the building. 32 Landscaping along the frontage of Entrance Corridor The standard EC frontage trees do not exist None. streets should include the following: at this site, there is no planting area existing a. Large shade trees should be planted parallel to the along the corridor where additional trees Entrance Corridor Street. Such trees should be at least 3'/2 could be easily planted, and a concrete inches caliper (measured 6 inches above the ground) and retaining wall runs along a majority of the should be of a plant species common to the area. Such development's frontage. trees should be located at least every 35 feet on center. b. Flowering ornamental trees of a species common to the area should be interspersed among the trees required by the preceding paragraph. The ornamental trees need not alternate one for one with the large shade trees. They may be planted among the large shade trees in a less regular spacing pattern. c. In situations where appropriate, a three or four board fence or low stone wall, typical of the area, should align the frontage of the Entrance Corridor street. d. An area of sufficient width to accommodate the foregoing plantings and fencing should be reserved parallel to the Entrance Corridor street, and exclusive of road right-of-way and utility easements. 33 Landscaping along interior roads: No changes to interior roads are proposed. None. a. Large trees should be planted parallel to all interior roads. Such trees should be at least 2'/2 inches caliper (measured six inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: No new sidewalks are proposed. None a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should be at least 2%2 inches caliper (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 new parking areas are proposed. None a. Large trees should align the perimeter of parking areas, located 40 feet on center. Trees should be planted in the interior of parking areas at the rate of one tree for every 10 parking spaces provided and should be evenly distributed throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 2'/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. 36 Landscaping of buildings and other structures: One maple tree and eight ferns run along the None. a. Trees or other vegetation should be planted along the north side of the structure, which faces front of long buildings as necessary to soften the Hydraulic Road. This landscaping helps appearance of exterior walls. The spacing, size, and type screen the mechanical units as viewed from of such trees or vegetation should be determined by the the EC, and it helps relieve some of the length, height, and blankness of such walls. blankness of the walls. The proposed b. Shrubs should be used to integrate the site, buildings, additions will help relieve the blankness of and other structures; dumpsters, accessory buildings and the walls, so no additional landscaping is structures; "drive thru" windows; service areas; and signs. necessary. Shrubs should measure at least 24 inches in height. 37 Plant species: There are no new trees or shrubs proposed. None. a. Plant species required should be as approved by the Staff based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The plant health note does not appear on the Provide the plant health The following note should be added to the landscape plan: plan. 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." Site development and layout 6 Site development should be sensitive to the existing The apartment complex was built prior to the Revise the site plan to natural landscape and should contribute to the creation of establishment of the Entrance Corridors. The include all existing an organized development plan. This may be building in question is oriented parallel to the landscaping in the area accomplished, to the extent practical, by preserving the Entrance Corridor and the proposed work immediately surrounding trees and rolling terrain typical of the area; planting new will not alter the building's orientation or the the building, from the trees along streets and pedestrian ways and choosing basic site layout. swimming pool, to the species that reflect native forest elements; insuring that curbs on the south and any grading will blend into the surrounding topography Significant natural features that exist on site west sides of the building, thereby creating a continuous landscape; preserving, to the are mature trees found throughout the to Hydraulic Road. extent practical, existing significant river and stream development. These trees are significant valleys which may be located on the site and integrating because the standard EC frontage planting 10 these features into the design of surrounding development; does not exist, and the mature trees help and limiting the building mass and height to a scale that soften the appearance of the development does not overpower the natural settings of the site, or the from the EC. This landscaping is considered Entrance Corridor. an integral part of the development. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor street. c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. d. Open spaces should be tied into surrounding areas to provide continuity within the Entrance Corridor. e. If significant natural features exist on the site (including creek valleys, steep slopes, significant trees or rock outcroppings), to the extent practical, then such natural features should be reflected in the site layout. If the provisions of Section 32.5.6.n of the Albemarle County Zoning Ordinance apply, then improvements required by that section should be located so as to maximize the use of existing features in screening such improvements from Entrance Corridor streets. f. The placement of structures on the site should respect existing views and vistas on and around the site. Site Grading 40 Site grading should maintain the basic relationship of the There is no grading shown on the plan, but Revise the plan to show site to surrounding conditions by limiting the use of the applicant has stated that approximately the proposed grading retaining walls and by shaping the terrain through the use of 600 sf of the landscape on the west side of associated with the smooth, rounded land forms that blend with the existing the existing structure will be disturbed. additions. terrain. Steep cut or fill sections are generally unacceptable. Proposed contours on the grading plan shall be rounded with a ten foot minimum radius where they meet the adjacent condition. Final grading should achieve a natural, rather than 10 engineered, appearance. Retaining walls 6 feet in height and taller, when necessary, shall be terraced and planted to blend with the landscape. 41 No grading, trenching, or tunneling should occur within the Proposed additions are located close to Revise site plan to drip line of any trees or other existing features designated existing trees that remain on the site. Tree include tree protection for preservation in the final Certificate of Appropriateness. protection fencing will be needed, but is not fencing. Adequate tree protection fencing should be shown on, and shown on the current plan. coordinated throughout, the grading, landscaping and erosion and sediment control plans. 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on the site prior to any grading activity on the site. This protection should remain in place until completion of the development of the site. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. 44 Natural drainage patterns (or to the extent required, new Drainage patterns are not proposed to None. drainage patterns) should be incorporated into the finished change. site to the extent possible. 19 Blois] UV 1u 101►1 IM Y to] eKI Staff recommends the following as the primary points of discussion: 1. The scale and character of the additions in relation to the existing building and the overall site. 2. The vegetation along the north and west side of the building impacted by alterations. 3. The location, visibility, and screening of mechanical equipment and the dumpster. Staff offers the following comments on the preliminary proposal: 1. Revise the elevations to indentify all building materials and colors, including siding, roofing, porch elements, window elements, etc. 2. Revise the plan to accurately show existing site elements (curb lines, parking, dumpster, trees, shrubs, mechanical equipment, retaining walls, etc.) in the area immediately surrounding the additions, from the swimming pool, to the curbs on the south and west sides of the building, to Hydraulic Road. 3. Provide the window glass note on the architectural drawings. Window glass in the Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop below 40 %. Visible light reflectance (VLR) shall not exceed 30 %. 4. Revise the site plan to show the current and proposed locations of the dumpster and mechanical equipment. Use site features to screen the equipment to eliminate views from the EC. 5. Accurately show the location of the concrete retaining wall on both the elevations and the site plan. 6. Revise the site plan and architectural drawings to include the standard mechanical equipment note: Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. 7. Indicate if any new site or building lights are proposed, or if any existing lighting is to be changed. If new lighting or changes are proposed, provide a complete lighting plan for review. 8. Revise the site plan to include all existing landscaping in the area immediately surrounding the building, from the swimming pool, to the curbs on the south and west sides of the building, to Hydraulic Road. 9. Revise the site plan to show all existing landscaping that will be impacted by the proposal and indicate the size and species of the plants replacing the vegetation in those impacted areas. 10. Revise the site plan to include a conservation checklist for all vegetation located in the area around the building and identify new plants replacing existing vegetation. 11. Provide the plant health note on the plan. 12. Revise the plan to show the proposed grading associated with the additions. 13. Revise site plan to include tree protection fencing. 12 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date /Revision Date - Sketch site plan - ARB.01 Cover sheet 8 -4 -14 ARB.02 Existing ground floor plan 8 -4 -14 ARB.03 Existing first floor plan 8 -4 -14 ARB.04 Existing second floor plan 8 -4 -14 ARB.05 Existing north elevation 8 -4 -14 ARB.06 Existing east and west elevations 8 -4 -14 ARB.07 Existing south elevation 8 -4 -14 ARB.08 Proposed ground floor plan 8 -4 -14 ARB.09 Proposed first floor plan 8 -4 -14 AR13.10 Proposed second floor plan 8 -4 -14 ARB.11 Proposed north elevation 8 -4 -14 ARB.12 Proposed east elevation 8 -4 -14 ARB.13 Proposed south elevation 8 -4 -14 ARB.14 Proposed west elevation 8 -4 -14 13