Loading...
HomeMy WebLinkAboutARB201500116 Staff Report 2015-12-14ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2015-116: Piedmont Place Amendment Review Type Amendment to an Approved Certificate of Appropriateness Parcel Identification 056A2-01-00-07000 Location At the northwest corner of Library Avenue and Oak Street, approximately 170' east of Crozet Avenue Zoned Downtown Crozet District (DCD)/Entrance Corridor (EC) Owner/Applicant Piedmont Realty Holdings I LLC/Bob Anderson Magisterial District White Hall Proposal To revise the architectural design of an ARB -approved mixed-use building. Context/Visibility Claudius Place is situated on the north side of Main Street, approximately 170' from the Crozet Avenue Entrance Corridor, and across Library Avenue from the Crozet Library parking lot. The west and south elevations of the building will be clearly visible to northbound traffic on the Crozet Avenue EC. Southbound traffic will have views of the building between existing structures on the east side of Crozet Avenue. From Crozet Avenue, 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 Road EC, across the railroad tracks. ARB Meeting Date December 21, 2015 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION RESULT 6/6/2011 ARB 2012-09: Claudius Place Preliminary review completed. Comments provided. 3/5/2012 ARB 2011-51: Claudius Place Final review. ARB approved with conditions. Conditions resolved. CofA issued March 29, 2012. 9/18/2015 ARB -2015-116: Piedmont Place Application received for an amendment to the approved architectural design. Applicant requested deferral on 9/30/2015. Applicant submitted a revised design on November 9, 2015. [a] so EVEN DkV Ilea 0 11 Do 13 V3 1140 The building height has increased to 3 %2 stories. The open-air rooftop elements have been revised to a pavilion at the top of the northwest corner of the building. Landscaping near the building has shifted to accommodate the revised building footprint. Building materials/colors have changed, including a change from red brick to brick painted white for most of the wall surfaces. A more significant entrance to the building is established on the Library Avenue elevation. More of a base is established for the building with the addition of stone at the ground level. The glass and tile tower at the southwest corner has been revised to a restaurant entrance with glass at two stories, a projecting canopy, and a ground - level terrace for outdoor dining. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development within the The overall building is broken up Revise the elevation designated Entrance Corridors is to insure that new development into a series of vertical blocks. The drawings to consistently within the corridors reflects the traditional architecture of the area. resulting form and proportions are show the cornices at the Therefore, it is the purpose of ARB review and of these reminiscent of "downtown" tops of the walls. Guidelines, that proposed development within the designated commercial buildings, including Entrance Corridors reflect elements of design characteristic of the some of those in downtown Crozet, Revise the design of the significant historical landmarks, buildings, and structures of the even though most of Crozet's rooftop pavilion to show Charlottesville and Albemarle area, and to promote orderly and commercial buildings don't reach the a connection and attractive development within these corridors. Applicants should height of the proposed building. coordination with the note that replication of historic structures is neither required nor design of the main desired. The stone at the base of the building and the cornices at the top reflect the building. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, divisions and detailing of traditional land, and vegetation. In order to accomplish the integration of commercial buildings. The use of buildings, land, and vegetation characteristic of these sites, the brick and stone is consistent with Guidelines require attention to four primary factors: compatibility building materials in the area. The with significant historic sites in the area; the character of the use of painted brick reflects a current Entrance Corridor; site development and layout; and landscaping. trend, generally, and is already present at the pharmacy and 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically Fardowner's buildings in Crozet significant buildings in the Charlottesville and Albemarle area. Square. The white walls with earth Photographs of historic buildings in the area, as well as drawings tone detailing is expected to of architectural features, which provide important examples of this complement the Crozet Library tradition are contained in Appendix A. located across Library Avenue. 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's The design incorporates three roof historic structures is not intended to impose a rigid design solution level changes. The perspective view for new development. Replication of the design of the important shows cornices at the tops of the historic sites in the area is neither intended nor desired. The walls at each of the various levels, Guideline's standard of compatibility can be met through building but cornices are not consistently scale, materials, and forms which may be embodied in architecture shown on the elevation drawings. which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as A pavilion is proposed above the special functional requirements. third story at the northwest corner of the building. It is illustrated with a 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural characteristics throughout the very basic design consisting of four Entrance Corridor in order to achieve unity and coherence. posts supporting a pyramidal Building designs should demonstrate sensitivity to other nearby standing seam metal roof. The structures within the Entrance Corridor. Where a designated design of the pavilion does not corridor is substantially developed, these Guidelines require appear to have a strong connection to striking a careful balance between harmonizing new development the design of the main building. with the existing character of the corridor and achieving compatibility with the significant historic sites in the area. The Library Avenue entrance has been revised and has more of a 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms presence on the street than the and features of the significant historic buildings in the area, previous design. This is consistent exemplified by (but not limited to) the buildings described in with historic buildings of this type Appendix A [of the design guidelines]. The standard of and helps break up the mass of the compatibility can be met through scale, materials, and forms building and gives focus to this which may be embodied in architecture which is contemporary as elevation. 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. 11 The overall design of buildings should have human scale. Scale The building is broken up into None. should be integral to the building and site design. vertical blocks that appear similar in scale to downtown commercial buildings. These divisions, together with the stone base, the windows, balconies, the emphasized entrance on Library Avenue, and the detailing at the southwest corner of the building all contribute to establishing human scale. The increased height of the building will make it taller than most in the area. It will have a significantly larger scale than the single story buildings that front Crozet Avenue, but it will be compatible with the library building and the two-story commercial buildings around Crozet Square. The Wyndham apartment building (the old Crozet apple packing building) is considerably taller and is located a short distance north on the EC. 12 Architecture proposed within the Entrance Corridor should use Among the various building blocks, None. forms, shapes, scale, and materials to create a cohesive whole. the repetition of features and detailing ties the building design 14 Arcades, colonnades, or other architectural connecting devices should be used to unify groups of buildings within a development. together. 13 Any appearance of "blankness" resulting from building design Blankness is not a feature of the None. should be relieved using design detail or vegetation, or both. proposed design. 15 Trademark buildings and related features should be modified to The proposal is not a trademark None. meet the requirements of the Guidelines. design. 16 Window glass in the Entrance Corridors should not be highly tinted The type of window glass to be used Indicate the type of or highly reflective. Window glass in the Entrance Corridors has not been identified. window glass to be used. should meet the following criteria: Visible light transmittance Provide a spec sheet for (VLT) shall not drop below 40%. Visible light reflectance (VLR) review. Add the standard shall not exceed 3001o. Specifications on the proposed window window glass note to the lass should be submitted with the application for final review. architectural drawings. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the A note on the elevation drawing Clarify on the drawings overall plan of development and shall, to the extent possible, be states that all outdoor HVAC the location of restaurant compatible with the building designs used on the site. equipment is to be located on the roof behind the penthouse area. The equipment that will be required and how 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features bird's-eye perspective view shows visibility of that will still have a negative visual impact on the Entrance Corridor the equipment located to the east of equipment will be street, screening should be provided to eliminate visibility. the penthouse. It isn't entirely clear eliminated from the EC. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage from this information that the areas, e. Mechanical equipment, f. Above -ground utilities, and g. equipment won't be visible from Clarify the extent of Chain link fence, barbed wire, razor wire, and similar security Crozet Avenue south of Library visibility anticipated for fencing devices. Avenue. It is also not clear from the proposal what additional equipment the penthouse. Indicate materials, colors and 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of: will be needed to accommodate the detailing proposed for the a. Walls, b. Plantings, and c. Fencing. terrace -level restaurant, if any. Such penthouse structure. equipment could negatively impact the view from the EC. The elevator penthouse itself appears on the drawing with no detail. A strictly utilitarian appearance may not be appropriate, depending on visibility. 20 Surface runoff structures and detention ponds should be designed to No changes are proposed. None. fit into the natural topography to avoid the 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. 21 The following note should be added to the site plan and the The note is needed on the drawings. Add the standard architectural plan: "Visibility of all mechanical equipment from the mechanical equipment Entrance Corridor shall be eliminated." note to the architectural drawings. Lighting No lighting changes have been If building -mounted proposed. No building -mounted lights are proposed, lights are shown on the drawings. provide cut sheets and locations for review. Landscaping The architectural plan included in the Submit for review a site submittal does not show the plan corresponding to the complete site. The landscaping that revised building design is included on the architectural plan with all associated is consistent with the previous changes. An amendment approval, with minor changes to the approved site plan corresponding to changes in the will be required to building footprint, and some shrub document changes to the quantities increasing. The changes approved site layout. proposed to the building do not necessitate additional planting. A site plan covering the entire parcel should be submitted to confirm all landscape requirements are still being met. An amendment to the approved plan will be required to document the changes. Development paftern 6 Site development should be sensitive to the existing natural The site layout remains basically the Submit for review a site landscape and should contribute to the creation of an organized same as the previously approved plan corresponding to the development plan. This may be accomplished, to the extent design. Minor changes are proposed revised building design practical, by preserving the trees and rolling terrain typical of the to the building footprint and to with all associated area; planting new trees along streets and pedestrian ways and outdoor areas adjacent to the changes. An amendment choosing species that reflect native forest elements; insuring that building. to the approved site plan any grading will blend into the surrounding topography thereby will be required to creating a continuous landscape; preserving, to the extent document changes to the practical, existing significant river and stream valleys which may approved site layout. 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 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 No grading changes have been None. proposed. A retaining wall remains a part of the proposal along the parking spaces at the northwest corner of the building. No changes are proposed related to the reservation of existing trees. Staff recommends the following as the primary points of discussion: 1. The increased height of the building and corresponding architectural design 2. The design of the roof -top pavilion and penthouse; coordination with the design of the main building 3. Mechanical equipment Staff recommends approval of the proposal with the following conditions: 1. Revise the elevation drawings to consistently show the cornices at the tops of the walls. 2. Revise the design of the rooftop pavilion to show a connection and coordination with the design of the main building. 3. Indicate the type of window glass to be used. Provide a spec sheet for review. Add the standard window glass note to the architectural drawings. 4. Clarify on the drawings the restaurant equipment that will be required and how visibility of that equipment will be eliminated from the EC. 5. Clarify the extent of visibility anticipated for the penthouse. Indicate materials, colors and detailing proposed for the penthouse structure. 6. Add the standard mechanical equipment note to the architectural drawings: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 7. If building -mounted lights are proposed, provide cut sheets and locations for review. 8. Submit for review a site plan corresponding to the revised building design with all associated changes. An amendment to the approved site plan will be required to document changes to the approved site layout. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date - South elevation 11-6-2015 - West elevation 11-6-2015 - Building section - - Landscape plan, planting schedule 11-6-2015 - Perspective view - - Material/color samples: Brick painted Benjamin Moore Indian White OC -88; Benjamin Moore dash of pepper 1554 (accent brick, cornice, columns, fascia, trim); Metal roof: Atas 03 Medium Bronze; Vinyl windows: Pella Enduraclad Coating PR7842 Portobello; Stone: Heritage Stone, Provia Products, Osage Ledgestone -