HomeMy WebLinkAboutARB201400141 Review Comments Major Amendment, Preliminary Plan 2014-12-29ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2014 -141: Northridge Medical Building Renovation
Review Type
Amendment to a Certificate of Appropriateness
Parcel Identification
059000000023BO
Location
2955 Ivy Road, on the north side of Ivy Road, approximately 550' east of Kirtley Lane
Zoned
Commercial (C1) /Entrance Corridor (EC)
Owner /Applicant
University of Virginia Physicians Group /William B. Daggett and John Gorman
Magisterial District
Samuel Miller
Proposal
To replace the fagade of the Northridge medical building, including removal of the mirrored glass, and to undertake
associated site and landscape changes.
Context
The Northridge medical building is located in the Northridge Medical Park, just east of the UVA Transitional Care
Hospital (previously known as the Long Term Acute Care Hospital, LTACH). A mix of commercial buildings stands
in the vicinity along the north side of the road. The south side of the road has a more rural character.
Visibility
The south and east sides of the L- shaped Northridge building are readily visible from the Rt. 250 Entrance Corridor.
The existing glass wall of the drum at the southeast corner of the building is a primary visual feature along the
corridor. The west end of the southern leg of the building is also visible from the corridor. The north elevations of the
building, and the west wall of the northern leg of the building, are not visible from the corridor.
ARB Meeting Date
January 5, 2015
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
DATE
APPLICATION
RESULT
1987 -88
n/a
The 1987 -88 construction of the Northridge building re -dates the establishment of the Entrance Corridors.
1 -7 -2009
ARB- 2008 -48
Certificate of Appropriate issued for the UVA Long Term Acute Care Hospital (LTACH). This approval
The goal of the regulation of the design of development
At the October work session, the ARB
included landscaping around the Northridge building.
10 -6 -2014
ARB work session
The ARB held a work session on the Northridge building renovation and made the following comments:
samples for the EIFS and
1. The willow oaks will need to be replaced, but the building doesn't need to be screened.
between the barrel and the wings of the
cast stone.
2. Provide an argument for the use of the spandrel glass in a larger context.
traditional architecture of the area. Therefore, it is the
building. It may be valuable to look at
3. Consider making a distinction between the barrel and the wings of the building. It may be valuable to
purpose of ARB review and of these Guidelines, that
look at differentiation and breaking down the scale.
4. Other potential concerns noted were: visibility of roof equipment, alternate spandrel materials /colors,
scale. " In response to this comment,
providing samples of all proposed materials /colors.
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
Structure design
1
The goal of the regulation of the design of development
At the October work session, the ARB
Provide material /color
within the designated Entrance Corridors is to insure that
said, "Consider making a distinction
samples for the EIFS and
new development within the corridors reflects the
between the barrel and the wings of the
cast stone.
traditional architecture of the area. Therefore, it is the
building. It may be valuable to look at
purpose of ARB review and of these Guidelines, that
differentiation and breaking down the
proposed development within the designated Entrance
scale. " In response to this comment,
Corridors reflect elements of design characteristic of the
the work session design has been
significant historical landmarks, buildings, and structures
changed to show the drum rising above
of the Charlottesville and Albemarle area, and to promote
the wings, and terminating in a simple
orderly and attractive development within these corridors.
EIFS coping. The third floor window
Applicants should note that replication of historic
design was also revised. The rhythm
structures is neither required nor desired.
created by the new window pattern
2
Visitors to the significant historical sites in the
further distinguishes the drum from the
Charlottesville and Albemarle area experience these sites
as ensembles of buildings, land, and vegetation. In order to
wings.
accomplish the integration of buildings, land, and
At the October work session, the ARB
vegetation characteristic of these sites, the Guidelines
require attention to four primary factors: compatibility
also expressed concern about samples
with significant historic sites in the area; the character of
for all proposed materials /colors.
the Entrance Corridor; site development and layout; and
Samples have been submitted for the
landscaping.
brick, glass, and anodized aluminum.
These materials and colors are
3
New structures and substantial additions to existing
structures should respect the traditions of the architecture
generally compatible with the historic
of historically significant buildings in the Charlottesville
architecture of the area. An EIFS
and Albemarle area. Photographs of historic buildings in
coping is proposed at the third floor of
the area, as well as drawings of architectural features,
the drum. EIFS cornice is proposed at
which provide important examples of this tradition are
the third floor of the wings. There is a
contained in Appendix A.
cast stone stringcourse at the top of the
4
The examples contained in Appendix A should be used as
second story. The applicant is still
a guide for building design: the standard of compatibility
working to obtain EIFS and cast stone
with the area's historic structures is not intended to impose
samples.
a rigid design solution for new development. Replication
of the design of the important historic sites in the area is
The removal of the mirrored glass and
neither intended nor desired. The Guideline's standard of
replacement with brick and more
compatibility can be met through building scale, materials,
and forms which may be embodied in architecture which is
traditional vision glass result in a
contemporary as well as traditional. The Guidelines allow
design that is more reflective of the
individuality in design to accommodate varying tastes as
historic architecture of the area. The
well asspecial functional requirements.
design is expected to promote greater
order along the corridor and, generally,
9
Building forms and features, including roofs, windows,
doors, materials, colors and textures should be compatible
a more attractive development. (See
with the forms and features of the significant historic
guideline 16 for additional discussion
buildings in the area, exemplified by (but not limited to)
on spandrel glass.)
the buildings described in Appendix A [of the design
guidelines]. The standard of compatibility can be met
Mature trees are to be removed from
through scale, materials, and forms which may be
locations in front of the building to
embodied in architecture which is contemporary as well as
accommodate the proposed renovation.
traditional. The replication of important historic sites in
Appropriate re- planting will be needed
Albemarle County is not the objective of these guidelines.
for a coordinated appearance on site
and to re- integrate the development
into the corridor. (See landscaping
comments for additional information.)
5
It is also an important objective of the Guidelines to
The proposed design is more
None.
establish a pattern of compatible architectural
compatible with the nearby buildings
characteristics throughout the Entrance Corridor in order
than the existing building is due to the
to achieve unity and coherence. Building designs should
increase in brick, the removal of the
demonstrate sensitivity to other nearby structures within
mirrored glass, and the arrangement of
the Entrance Corridor. Where a designated corridor is
window forms.
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.
10
Buildings should relate to their site and the surrounding
context of buildings.
12
Architecture proposed within the Entrance Corridor should
use forms, shapes, scale, and materials to create a cohesive
whole.
11
The overall design of buildings should have human scale.
The scale of the building is improved
None.
Scale should be integral to the building and site design.
with the proposed design. The scale is
broken down with a vertical window
arrangement and brick divisions
between the windows.
13
Any appearance of "blankness" resulting from building
Blankness is not an issue with the
None.
design should be relieved using design detail or vegetation,
proposed design.
or both.
14
Arcades, colonnades, or other architectural connecting
Buildings in the medical park are not
None.
devices should be used to unify groups of buildings within
joined physically but are visually
a development.
connected with materials, colors and
landscaping.
15
Trademark buildings and related features should be
The proposal is not a trademark design.
None.
modified to meet the requirements of the Guidelines.
16
Window glass in the Entrance Corridors should not be
In the proposed renovation, spandrel
None.
highly tinted or highly reflective. Window glass in the
glass appears in each of the
Entrance Corridors should meet the following criteria:
windows /window groupings. At the
Visible light transmittance (VLT) shall not drop below 40 %.
October work session, the ARB
Visible light reflectance (VLR) shall not exceed 30%•
expressed concern about the spandrel
Specifications on the proposed window glass should be
materials /colors and said, "Provide an
submitted with the application for final review.
argument for the use of the spandrel
glass in a larger context. " In response,
the applicant has explained that using
brick, stucco, aluminum or other
materials instead of spandrel glass is
not consistent with their attempt to
eliminate the horizontal emphasis of
the existing building, and it would not
establish an appropriate appearance for
the large window openings. Also, the
spandrel glass allows for more
consistent, more traditional
proportions, and both the proposed
vision and spandrel glass match the
glass approved for the nearby LTACH
building.
Generally, spandrel glass does not meet
the window glass guideline because it
is opaque, heavily tinted and reflective.
For these reasons, the approval of
spandrel glass in the Entrance
Corridors has been limited over the
years, and many examples of spandrel
glass that have been approved have not
resulted in an appropriate appearance.
Chief among these are the use of
spandrel glass instead of vision glass in
EC- facing storefront windows in strip
style shopping centers and drug stores
where the spandrel is used to hide
interior uses that are better suited to
non -EC- facing elevations. In the
current proposal, spandrel glass is used
in a more traditional architectural
application between the head of the
window in one story and the sill of the
window in the story above, or in
similar locations, in an office building.
Given the building type, the proposed
locations of the spandrel glass, the
existing conditions of the building, the
consistency of the glass with the
neighboring building, and the overall
improvement in the appearance of the
building, the use of spandrel glass in
this case appears to be appropriate.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
At the October work session, the ARB
None.
into the overall plan of development and shall, to the
expressed concern about the visibility
extent possible, be compatible with the building designs
of rooftop equipment. The applicant
used on the site.
has indicated that no new rooftop
equipment is proposed, existing rooftop
18
The following should be located to eliminate visibility
from the Entrance Corridor street. If, after appropriate
equipment is not visible, and the
siting, these features will still have a negative visual
parapet heights at the wings are not
impact on the Entrance Corridor street, screening should
changing. The drum rises almost 2'
be provided to eliminate visibility. a. Loading areas, b.
above the wings.
Service areas, c. Refuse areas, d. Storage areas,
e. Mechanical equipment, f. Above - ground utilities, and
g. Chain link fence, barbed wire, razor wire, and similar
security fencing devices.
19
Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
consist of a. Walls, b. Plantings, and
c. Fencing.
20
Surface runoff structures and detention ponds should be
No new stormwater features are
None.
designed to fit into the natural topography to avoid the
proposed.
need 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.
44
Natural drainage patterns (or to the extent required, new
drainage patterns) should be incorporated into the finished
site to the extent possible.
21
The following note should be added to the site plan and
The note does not appear on the plans.
Add the mechanical
the architectural plan: "Visibility of all mechanical
equipment note to both
equipment from the Entrance Corridor shall be
the site and architectural
eliminated."
drawings.
Lighting
No new lighting is proposed.
None.
Landscaping
7
The requirements of the Guidelines regarding landscaping
The three large oaks fronting the south
Replace the magnolia
are intended to reflect the landscaping characteristic of
wing of the building are to be removed
with a tree whose mature
many of the area's significant historic sites which is
and replaced with three magnolia
height is more consistent
characterized by large shade trees and lawns. Landscaping
stellata "pink stardust ". At the October
with the other
should promote visual order within the Entrance Corridor
work session, the ARB said, "The
landscaping shown on
and help to integrate buildings into the existing
willow oaks will need to be replaced,
the plan.
environment of the corridor.
but the building doesn't need to be
screened. " Although the building
Revise the landscape
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials that
doesn't need to be screened, the
plan to show all utilities
share similar characteristics. Such common elements allow
proposed magnolia typically grows
and easements. Ensure
for more flexibility in the design of structures because
only 10' -15' high. This is expected to
that utility /landscape
common landscape features will help to harmonize the
appear too small and out of scale with
conflicts are eliminated.
appearance of development as seen from the street upon
the building and the surrounding
which the Corridor is centered.
landscaping. A tree that grows to a
Provide a complete plant
32
Landscaping along the frontage of Entrance Corridor
streets should include the following:
taller mature height would be
schedule on the plan.
a. Large shade trees should be planted parallel to the
appropriate. These trees also don't
Entrance Corridor Street. Such trees should be at least 3%
meet the 35' spacing requirement, but
Revise the landscape
inches caliper (measured 6 inches above the ground) and
the proposed spacing is consistent with
plans to make all plants
should be of a plant species common to the area. Such
existing landscaping.
and notes fully legible in
trees should be located at least every 35 feet on center.
the black- and -white
b. Flowering ornamental trees of a species common to the
Dogwoods are interspersed with the
printed copies.
area should be interspersed among the trees required by
magnolias.
the preceding paragraph. The ornamental trees need not
alternate one for one with the large shade trees. They may
The plan includes no proposed plant
be planted among the large shade trees in a less regular
heights; there is no complete plant
spacing pattern.
schedule.
c. In situations where appropriate, a three or four board
fence or low stone wall, typical of the area, should align
Utilities and easements are not shown
the frontage of the Entrance Corridor street.
on the plan.
d. An area of sufficient width to accommodate the
foregoing plantings and fencing should be reserved
The landscape plans are difficult to
parallel to the Entrance Corridor street, and exclusive of
read.
road right -of -way and utility easements.
36
Landscaping of buildings and other structures:
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.
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.
33
Landscaping along interior roads:
Interior roads are not changing.
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:
A sidewalk runs along the south side of
None.
a. Medium trees should be planted parallel to all interior
the building. Shrubs and ground cover
pedestrian ways. Such trees should be at least 2%2 inches
are proposed between the sidewalk and
caliper (measured six inches above the ground) and should
the building. Trees and shrubs are
be of a species common to the area. Such trees should be
proposed south of the sidewalk.
located at least every 25 feet on center.
35
Landscaping of parking areas:
No changes to parking areas are
None.
a. Large trees should align the perimeter of parking areas,
proposed.
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.
37
Plant species:
The proposed plant species are found in
None.
a. Plant species required should be as approved by the
the noted lists.
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 note does not appear on the plan.
Add the standard plant
The following note should be added to the landscape plan:
health note to the
"All site plantings of trees and shrubs shall be allowed to
landscape plan.
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."
Development pattern
6
Site development should be sensitive to the existing
The physical relationship of the
See landscaping
natural landscape and should contribute to the creation of
building to the Entrance Corridor isn't
recommendations.
an organized development plan. This may be
changing.
accomplished, to the extent practical, by preserving the
trees and rolling terrain typical of the area; planting new
Significant natural features existing on
trees along streets and pedestrian ways and choosing
site include the three mature oak trees
species that reflect native forest elements; insuring that
to be removed. (See the landscaping
any grading will blend into the surrounding topography
comments for more information.)
thereby creating a continuous landscape; preserving, to the
extent practical, existing significant river and stream
valleys which may be located on the site and integrating
these features into the design of surrounding development;
and limiting the building mass and height to a scale that
does not overpower the natural settings of the site, or the
Entrance Corridor.
39
The relationship of buildings and other structures to the
Entrance Corridor street and to other development within
10
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 proposed grading that will
None.
site to surrounding conditions by limiting the use of
be visible from the EC.
retaining walls and by shaping the terrain through the use
of smooth, rounded land forms that blend with the
existing 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 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
Tree protection fencing will be needed
Show tree protection
the drip line of any trees or other existing features
for the landscaping to remain on the
fencing on the grading,
designated for preservation in the final Certificate of
east and south sides of the site.
landscaping and E &S
10
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The use of spandrel glass
2. The replacement trees
Staff offers the following comments on the proposal:
1. Provide material /color samples for the EIFS and cast stone.
2. Add the mechanical equipment note to both the site and architectural drawings: "Visibility of all mechanical equipment from the
Entrance Corridor shall be eliminated."
3. Replace the magnolia with a tree whose mature height is more consistent with the other landscaping shown on the plan.
4. Revise the landscape plan to show all utilities and easements. Ensure that utility /landscape conflicts are eliminated.
5. Provide a complete plant schedule on the plan.
6. Revise the landscape plans to make all plants and notes fully legible in the black - and -white printed copies.
7. Add the standard plant health 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. Show tree protection fencing on the grading, landscaping and E &S plans.
11
Appropriateness. Adequate tree protection fencing should
be shown on, and coordinated throughout, the grading,
landscaping and erosion and sediment control plans.
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.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The use of spandrel glass
2. The replacement trees
Staff offers the following comments on the proposal:
1. Provide material /color samples for the EIFS and cast stone.
2. Add the mechanical equipment note to both the site and architectural drawings: "Visibility of all mechanical equipment from the
Entrance Corridor shall be eliminated."
3. Replace the magnolia with a tree whose mature height is more consistent with the other landscaping shown on the plan.
4. Revise the landscape plan to show all utilities and easements. Ensure that utility /landscape conflicts are eliminated.
5. Provide a complete plant schedule on the plan.
6. Revise the landscape plans to make all plants and notes fully legible in the black - and -white printed copies.
7. Add the standard plant health 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. Show tree protection fencing on the grading, landscaping and E &S plans.
11
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Date
C0.0
Cover
11 -21 -14
C1.0
Notes & Details
11 -21 -14
C2.0
Existing Conditions Plan
11 -21 -14
C3.0
Erosion & Sediment Control Notes & Details
11 -21 -14
C3.1
Erosion & Sediment Control Plan — Phase 1
11 -21 -14
C3.2
Erosion & Sediment Control Plan — Phase 2
11 -21 -14
C4.0
Layout & Utility Plan
11 -21 -14
C5.0
Grading Plan
11 -21 -14
C6.0
Stormwater Management Plan
11 -21 -14
L1.0
Landscape Plan
11 -21 -14
L1.1
Landscape Notes & Details
11 -21 -14
L2.0
Landscape Plan - Demolition
11 -24 -2014
L2.1
Landscape Plan — New Work
11 -24 -2014
Facade Replace't Pro' Attach 1
Aerial view of Ivy Road
11 -24 -2014
Facade Replace't Pro' Attach 2
Existing Building from Southeast on Ivy Road
11 -24 -2014
Facade Replace't Pro' Attach 3
Existing Building from Southwest on Ivy Road
11 -24 -2014
Facade Replace't Proj Attach 4
Existing Building Entrance
11 -24 -2014
Facade Replace't Pro' Attach 5
Proposed Design from Southeast on Ivy Road
11 -24 -2014
Facade Replace't Proj Attach 6
Proposed Design from Southwest on Ivy Road
11 -24 -2014
Facade Replace't Pro' Attach 7
Proposed Building Entrance
11 -24 -2014
Facade Replace't Proj Attach 8
Early Facade Study Using Non -glass Spandrels
11 -24 -2014
Facade Replace't Pro' Attach 9
UVA Transitional Care Hospital — Vision and Spandrel Lites
11 -24 -2014
A101
First Floor
11 -24 -2014
A102
Second Floor
11 -24 -2014
A103
Third Floor
11 -24 -2014
A201
Elevations — North & South
11 -24 -2014
A202
Elevations — East & West
11 -24 -2014
A900
Exterior Perspectives
11 -24 -2014
Material samples
Old VA Brick Montpelier Colonial series modular; clear anodized aluminum; vision glass: 1" AGC Pure Gray /AGC Clear IG
VLT 40 %, VLR 7 %; spandrel glass: 1" AGC pure gray /AGC ceramic fit spandrel IG (E -159 Harmony graylite); EIFS Sto 20001
ITS White, limestone texture (photocopy); Seaboard Concrete Products Co., cat stone, French Ivory 9122 (photocopy)
12
a