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HomeMy WebLinkAboutARB201500049 Staff Report 2015-05-11ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2015-49: Riverside Medical Review Type Conceptual/Advisory Review Parcel Identification 0451310600001130 Location 2335 Seminole Lane, on the east side of Rt. 29, just south of the south fork of the Rivanna River. This building stands in the northwest corner of the Riverside Center shopping center. Zoned Highway Commercial (HC)/Entrance Corridor (EC) Owner/Applicant Jefferson Equity Partners LLC & Oak Hill Partners LLC/BRW Architects (David Timmerman) Magisterial District Rio Proposal To renovate a commercial building into a medical mall. Context The building to be renovated is one of four buildings in this shopping center. A mix of commercial development is located west and south on Rt. 29. Residential development is to the east and southeast. The south fork of the Rivanna River is immediately to the north. Visibility The south and west elevations of the building are visible from the Rt. 29 EC. Wooded area along the river screens most of the view of the north elevation. Northbound views are available from approximately the location of the Floors R Us site. Southbound views are available beginning on the bridge over the Rivanna. ARB Meeting Date May 18, 2015 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION TYPE RESULT 1990-92 - The building was constructed prior to the establishment of the Entrance Corridors. In 1992 the ARB approved the construction of a deck on the side of the building for the Charlottesville Aquatics company, with conditions, following the construction of the deck without a permit. 7/16/2013 ARB -2013-57: Monticello The exterior renovation of 2331 Seminole Lane, the building to the east of 2335, was Community Surgery Center approved. The renovation included a new entrance canopy and associated site changes. 7/7/2014 ARB2014-75: Rhett's Grill A pergola with string lights over the existing deck at 2335 Seminole Lane was approved Pergola following construction of the pergola without a permit. PROJECT DETAILS The proposed renovation includes the removal of the canopy and gable entry features on the existing building and the creation of a single primary entrance located off -center and projecting forward from the south elevation. The new entry vestibule appears to be a glass tower that rises above the height of the parapet. On the front elevation, the glass of the tower appears flanked by piers; the side view shows the piers held away from the face of the existing brick wall, and the glass (with an entrance door) extending from the ground up. The storefront windows would be replaced with new windows in the existing openings. A cornice would be added on the east, south and west elevations, just below the existing soldier course at the top of the wall. A new canopy would be hung from the upper wall across most of the front elevation, and a canopy would be flush - mounted to the wall at the southwest corner, marking the restaurant location. New material would be installed on the face of the wall around the storefront windows. A new canopy would extend out from the entryway to establish a vehicular drop-off. Rooftop mechanical equipment would be replaced and a stair tower would be added on the north (back) elevation. Proposed materials for the project include: metal with a brushed aluminum finish for the new canopies; cementitious material in a light grey color for the new cornice; factory -painted cement panels, in light gray or a color analogous to the brick, for the siding below canopy height; ceramic tile siding in dark grey at the new entry; and brushed aluminum or white storefront. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development within the Architectural elements proposed Provide material and designated Entrance Corridors is to insure that new development in the renovation, including the color samples for review. within the corridors reflects the traditional architecture of the area. horizontal canopies, the Provide additional Therefore, it is the purpose of ARB review and of these emphasized entrance surround, the information to clarify the Guidelines, that proposed development within the designated cornice, and long walls broken up appearance of the Entrance Corridors reflect elements of design characteristic of the with storefront windows, are all proposed canopies. significant historical landmarks, buildings, and structures of the found in historic architecture of Revise the elevation Charlottesville and Albemarle area, and to promote orderly and the area. The renovation is not drawings to identify the attractive development within these corridors. Applicants should expected to establish a very strong proposed materials. note that replication of historic structures is neither required nor connection between the building desired. and historic architecture of the area, but the renovated building 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, would be compatible in scale and land, and vegetation. In order to accomplish the integration of form with the historic architecture. buildings, land, and vegetation characteristic of these sites, the It would remove some elements Guidelines require attention to four primary factors: compatibility that are now considered "dated" with significant historic sites in the area; the character of the features and would establish a Entrance Corridor; site development and layout; and landscaping. cleaner, more refined image. The renovation, by breaking down the 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically length of the building and significant buildings in the Charlottesville and Albemarle area. incorporating additional materials, Photographs of historic buildings in the area, as well as drawings is expected to result in more of architectural features, which provide important examples of this appropriate scale and proportions. tradition are contained in Appendix A. Material and color samples have 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's not yet been provided at this early historic structures is not intended to impose a rigid design solution stage of review, but they will be for new development. Replication of the design of the important needed. Additional information on historic sites in the area is neither intended nor desired. The the appearance of the canopies, Guideline's standard of compatibility can be met through building possibly manufacturer's cut scale, materials, and forms which may be embodied in architecture sheets, would help clarify the which is contemporary as well as traditional. The Guidelines allow appearance of those new elements. 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 The architectural elements that None. should be integral to the building and site design. break up the front elevation help maintain a human scale. 5 It is also an important objective of the Guidelines to establish a The removal of the existing gable None. pattern of compatible architectural characteristics throughout the entrances, the gables above the Entrance Corridor in order to achieve unity and coherence. parapet, and the green canopies Building designs should demonstrate sensitivity to other nearby will reduce the connection this structures within the Entrance Corridor. Where a designated building has to the other buildings corridor is substantially developed, these Guidelines require in the center. The buildings will striking a careful balance between harmonizing new development appear less unified. However, the with the existing character of the corridor and achieving existing brick, which matches the compatibility with the significant historic sites in the area. other buildings, will be maintained at the upper part of the 10 Buildings should relate to their site and the surrounding context of buildings. wall and the scale and overall form of the building will remain 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. compatible with the other existing buildings. Note that a new entryway, different in design than that which is currently proposed and different than the original design, was approved for 2331 Seminole Lane, the building to the east. Also, it is anticipated that 2327 Seminole Lane will be renovated in the future. 13 Any appearance of "blankness" resulting from building design The existing west elevation, which Adjust the landscaping at should be relieved using design detail or vegetation, or both. faces the EC, is a brick wall with some brick patterning, but no the EC (side) elevation to achieve a coordinated 36 Landscaping of buildings and other structures: a. Trees or other vegetation should be planted along the front of windows or doors. Blankness is appearance with the side long buildings as necessary to soften the appearance of exterior currently relieved by the deck window bay. Show the walls. The spacing, size, and type of such trees or vegetation with pergola (although the deck is changes on a site plan, as should be determined by the length, height, and blankness of such not compatible with the building), part of a site plan walls. and with landscaping (one tree amendment. b. Shrubs should be used to integrate the site, buildings, and other and a row of shrubs). The deck structures; dumpsters, accessory buildings and structures; "drive and pergola would be removed Clarify on the thru" windows; service areas; and signs. Shrubs should measure at with the proposed renovation, and architectural plans the least 24 inches in height. a version of the front elevation type of glass proposed for design, including storefront, the storefront bay on the cement panels and canopy, would EC elevation. turn the corner for one bay on the side elevation. The new cornice at Show the proposed the top of the wall also continues planters and entrance along the side elevation. These canopy on a site plan, as elements provide for a more part of a site plan consistent design than the deck amendment. and pergola, but the rendering suggests that the side "window" would not include vision glass, and the new storefront bay would take up less space than the deck currently does. Adjustments to the landscaping along the side of the building may be needed to achieve a coordinated appearance on this side, given the smaller size of the new window bay. Neither existing or proposed landscaping are shown on the site plan that was included in the submittal. Planters are proposed at the new entrance to help soften the entry. Depending on the size of the plants, the planters may not have much impact as viewed from the EC. 14 Arcades, colonnades, or other architectural connecting devices The existing buildings in the None. should be used to unify groups of buildings within a development. shopping center are not physically connected. The proposed renovation will not change this condition. 15 Trademark buildings and related features should be modified to The proposed design does not None. meet the requirements of the Guidelines. appear to be a trademark design. 16 Window glass in the Entrance Corridors should not be highly tinted The proposed renovation includes Provide the standard or highly reflective. Window glass in the Entrance Corridors the replacement of all storefront window glass note on the should meet the following criteria: Visible light transmittance windows and the addition of a architectural drawings. (VLT) shall not drop below 40%. Visible light reflectance (VLR) storefront bay on the EC shall not exceed 30%. Specifications on the proposed window elevation. Details on the proposed lass should be submitted with the applicationforfinal review. glass are not yet available. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the Rooftop equipment is currently Provide for review details overall plan of development and shall, to the extent possible, be visible from the EC. Replacement on the rooftop equipment compatible with the building designs used on the site. equipment is part of the renovation proposal. New (size, location) and parapet height, and 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features mechanical units are intended to provide site sections to will still have a negative visual impact on the Entrance Corridor be smaller than the existing ones confirm that the level of street, screening should be provided to eliminate visibility. a. and moved to less visible visibility of the new Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, locations. It is anticipated that equipment will be less e. Mechanical equipment, f. Above -ground utilities, and g. Chain visibility of equipment will be than that of the existing. link fence, barbed wire, razor wire, and similar security fencing reduced, but may not be devices. eliminated. Details on the size of the equipment, parapet height, and 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of: site sections are needed to confirm a. Walls, b. Plantings, and c. Fencing. that the level of visibility will be reduced. 21 The following note should be added to the site plan and the architectural plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." Lighting Lighting information was not included in this submittal. Provide for review all details on proposed 22 Light should be contained on the site and not spill over onto adjacent properties or streets; Discussions in pre -application meetings indicated that exterior exterior wall lights and any changes to parking 23 Light should be shielded, recessed or flush -mounted to eliminate glare. All fixtures with lamps emitting 3000 lumens or more must wall lights would be proposed. lot lighting, including a be full cutoff fixtures. Typically, the ARB has limited exterior building lights to that photometric plan. Show that the building will not 24 Light levels exceeding 30 footcandles are not appropriate for display lots in the Entrance Corridors. Lower light levels will which is needed for safety and be over -illuminated. apply to most other uses in the Entrance Corridors. security. Note that, given the extent of glass proposed at the 25 Light should have the appearance of white light with a warm soft glow; however, a consistent appearance throughout a site or new entrance, interior lighting of development is required. Consequently, if existing lamps that emit the entry vestibule will likely non-white light are to remain, new lamps may be required to make the building more match them. noticeable. 28 In determining the appropriateness of lighting fixtures for the Entrance Corridors, the individual context of the site will be taken into consideration on a case by case basis. 29 The following note should be included on the lighting plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." Landscaping 7 The requirements of the Guidelines regarding landscaping are No changes to frontage None at this time. intended to reflect the landscaping characteristic of many of the landscaping are proposed at this area's significant historic sites which is characterized by large time. 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. 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such common elements allow for more flexibility in the design of structures because common landscape features will help to harmonize the appearance of development as seen from the street upon which the Corridor is centered. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 3'/2 inches caliper (measured 6 inches above the ground) and should be of a plant species common to the area. Such 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 landscaping along None. a. Large trees should be planted parallel to all interior roads. Such interior roads are proposed at this trees should be at least 2%2 inches caliper (measured six inches time. 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: Two new planters are shown at None. a. Medium trees should be planted parallel to all interior the sides of the new entrance pedestrian ways. Such trees should be at least 2'/2 inches caliper canopy, adjacent to the sidewalk (measured six inches above the ground) and should be of a species that fronts the building and common to the area. Such trees should be located at least every 25 aligned with the row of parking feet on center. spaces. The entrance and planters eliminate a few parking spaces, 35 Landscaping of parking areas: a. Large trees should align the perimeter of parking areas, located but no other changes are proposed 40 feet on center. Trees should be planted in the interior of parking to parking lot landscaping. 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: a. Plant species required should be as approved by Plant species have not been None at this time. the Staff based upon but not limited to the Generic Landscape identified at this time. Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The following note should be added to the landscape The note will be needed on the Add the standard plant plan: "All site plantings of trees and shrubs shall be allowed to plans. health note. 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 theplant." Development pattern 6 Site development should be sensitive to the existing natural None of the major existing site Revise the site plan to landscape and should contribute to the creation of an organized elements would change with this show the proposed development plan. This may be accomplished, to the extent proposal. Roads and building entrance and related practical, by preserving the trees and rolling terrain typical of the orientation will not change. Open features, the rear stair area•, planting new trees along streets and pedestrian ways and spaces and natural features no tower, the removal of the choosing species that reflect native forest elements; insuring that longer exist. Views are not deck, and all related site any grading will blend into the surrounding topography thereby expected to change with the changes. creating a continuous landscape; preserving, to the extent proposed renovation. practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design The building footprint would of surrounding development; and limiting the building mass and change minimally with this height to a scale that does not overpower the natural settings of the proposal, with the addition of an site, or the Entrance Corridor. entrance feature with canopy on the south elevation, the addition of 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor a stair on the north elevation, and should be as follows: the removal of the deck on the a. An organized pattern of roads, service lanes, bike paths, and west (EC) elevation. The changes pedestrian walks should guide the layout of the site. will need to be included in a site b. In general, buildings fronting the Entrance Corridor street plan amendment. 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 10 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 Gradin 40 Site grading should maintain the basic relationship of the site to No grading is proposed. No trees None. surrounding conditions by limiting the use of retaining walls and by are proposed for removal. 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 the drip line of any trees or other existing features designated for preservation in the final Certificate of Appropriateness. Adequate tree protection fencing should be shown on, and 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. 20 Surface runoff structures and detention ponds should be designed to No changes to stormwater None. fit into the natural topography to avoid the need for screening. management are proposed. 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 10 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Appropriateness of the renovation: new entrance, canopies, materials. 2. The decrease in unified design throughout the shopping center that will result from the renovation. 3. The treatment of the EC -facing elevation: single window bay, glass type, blank wall, landscaping . 4. Rooftop equipment. 5. Building illumination. Staff offers the following comments on the conceptual review: 1. Provide material and color samples for review. Provide additional information to clarify the appearance of the proposed canopies. Revise the elevation drawings to identify the proposed materials. 2. Adjust the landscaping at the EC (side) elevation to achieve a coordinated appearance with the side window bay. Show the changes on a site plan, as part of a site plan amendment. 3. Clarify on the architectural plans the type of glass proposed for the storefront bay on the EC elevation. 11 possible. SIGNS The proposed renovation does not Consider tenants' needs leave much wall area for signage for walls signs, adjust the on the south elevation. The architectural design if applicant is encouraged to needed while still consider the need for wall signs meeting all EC now, so that the architectural Guidelines, and submit a design can provide for signs if proposal for revisions to they will be needed. The the approved comprehensive sign plan for the comprehensive sign center will need to be revised criteria for this building accordingly. Although there is in the shopping center. considerable blank wall area available on the EC -facing elevation, signs lined up along the length of that elevation, and/or overscaled signs would have an inappropriate appearance for the EC. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Appropriateness of the renovation: new entrance, canopies, materials. 2. The decrease in unified design throughout the shopping center that will result from the renovation. 3. The treatment of the EC -facing elevation: single window bay, glass type, blank wall, landscaping . 4. Rooftop equipment. 5. Building illumination. Staff offers the following comments on the conceptual review: 1. Provide material and color samples for review. Provide additional information to clarify the appearance of the proposed canopies. Revise the elevation drawings to identify the proposed materials. 2. Adjust the landscaping at the EC (side) elevation to achieve a coordinated appearance with the side window bay. Show the changes on a site plan, as part of a site plan amendment. 3. Clarify on the architectural plans the type of glass proposed for the storefront bay on the EC elevation. 11 4. Show the proposed planters and entrance canopy on a site plan, as part of a site plan amendment. 5. Provide the standard 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%. Specifications on the proposed window glass should be submitted with the application for final review. 6. Provide for review details on the rooftop equipment (size, location) and parapet height, and provide site sections to confirm that the level of visibility of the new equipment will be less than that of the existing. 7. Provide for review all details on proposed exterior wall lights and any changes to parking lot lighting, including a photometric plan. Show that the building will not be over -illuminated. 8. Add the standard plant health note: 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. 9. Revise the site plan to show the proposed entrance and related features, the rear stair tower, the removal of the deck, and all related site changes. 10. Consider tenants' needs for walls signs, adjust the architectural design, if needed, while still meeting all EC Guidelines, and submit a proposal for revisions to the approved comprehensive sign criteria for this building in the shopping center. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date - Elevation Sketches 4-6-15 - Building Elevations 4-6-15 -I Plan (Architectural) 4-6-15 - Entry Elevation Sketch 4-6-15 - Entry Section at En 4-6-15 - Entry Section at Vestibule 4-6-15 - Rendered Elevation 4-6-15 - Riverside Medical 2323 Seminole Trail Survey 4-6-15 - Photos of the existing development as viewed from the EC - 12