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HomeMy WebLinkAboutARB201600016 Staff Report 2016-03-14ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2016-16: Crozet Business Office Review Type Preliminary review of a site plan and architectural design Parcel Identification 05500000011000 Location 6183 Rockfish Gap Turnpike, on the south side of Route 250, across from Hillsboro Lane Zoned Highway Commercial (HC)/Entrance Corridor (EC) Owner/Applicant Froehling & Robertson, Inc./BRW Architects (Kurt Keesecker) Magisterial District Whitehall Proposal To construct an office building with associated site improvements. The site of the proposed building is in an area of mixed zoning, mixed uses and mixed styles. An old house and Context its outbuildings stand on the site and are included in the Greenwood Afton National Register Rural Historic District. The Village Residential zoned parcels along Hillsboro Lane are located across Rt. 250 from the subject property. A one-story office building is located to the east. A brewery has located in a renovated building just beyond, and the Restore -n Station convenience store and gas station are located just east of the brewery. Two industrial parcels are located to the west. Rural areas are to the northwest, west and south. Old Trail Village is across Rt. 250 to the northeast. The north and east elevations of the proposed building will be readily visible from the Entrance Corridor. Visibility Visibilityof the west elevation may be limited by existing wooded area to remain. ARB Meeting Date March 21, 2016 Staff Contact Margaret Maliszewski PROJECT HISTORY: The ARB has reviewed no previous proposals for this property. The property contains a historic house that is considered a contributing resource in the Greenwood Afton National Register Rural Historic District. The house and outbuildings would be removed with this proposal. Members of the County's Historic Preservation Committee have documented the buildings in photographs and drawings. The building might be reassembled in a new location. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development The proposed building is divided into None. within the designated Entrance Corridors is to insure two blocks, with one block parallel to the that new development within the corridors reflects the EC and the other one perpendicular. The traditional architecture of the area. Therefore, it is the parallel block measures approximately purpose of ARB review and of these Guidelines, that 90' long and 41' wide. The perpendicular proposed development within the designated Entrance block measures 32' wide and 84' long. Corridors reflect elements of design characteristic of the These sizes are similar to that of the significant historical landmarks, buildings, and adjacent building to the east. The structures of the Charlottesville and Albemarle area, proposed building is one story high (at and to promote orderly and attractive development approximately 15' for the main block), within these corridors. Applicants should note that and this is consistent with many of the replication of historic structures is neither required nor buildings in the immediate vicinity. The desired. scale and mass of the proposed building are consistent with adjacent and nearby 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these buildings. sites as ensembles of buildings, land, and vegetation. In order to accomplish the integration of buildings, land, Proposed building materials include and vegetation characteristic of these sites, the standing seam metal roof, wood slats, Guidelines require attention to four primary factors: steel pipe, aluminum storefront, brick, compatibility with significant historic sites in the area; and painted board and batten siding. the character of the Entrance Corridor; site development Brick, wood and metal are materials that and layout; and landscaping. have been used historically in the buildings of the County and are found in 3 New structures and substantial additions to existing structures should respect the traditions of the the surrounding area. architecture of historically significant buildings in the Charlottesville and Albemarle area. Photographs of The applicant notes that the materials, historic buildings in the area, as well as drawings of the single slope roof forms, and the architectural features, which provide important clerestory windows are all drawn from examples of this tradition are contained in Appendix A. traditional agricultural buildings in the County. The angled roof forms are also 4 The examples contained in Appendix A should be used as a guide for building design: the standard of consistent with gables found on buildings compatibility with the area's historic structures is not along this stretch of the corridor. The intended to impose a rigid design solution for new forms, details and materials do not development. Replication of the design of the important appear to be incompatible with historic historic sites in the area is neither intended nor desired. buildings in the area, but these elements The Guideline's standard of compatibility can be met are combined in a design that is clearly through building scale, materials, and forms which may contemporary. It is likely that most be embodied in architecture which is contemporary as viewers will not see a clear reflection of well as traditional. The Guidelines allow individuality traditional architecture in the design, but in design to accommodate varying tastes as well as the design is expected to promote orderly special functional requirements. development along the corridor. 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 The distribution of glass and brick in the None. scale. Scale should be integral to the building and site design helps break down the mass, design. establishes scale, and creates a rhythm along the fagade. 12 Architecture proposed within the Entrance Corridor The distribution of materials and forms, None. should use forms, shapes, scale, and materials to create and the orientation and joining of the two a cohesive whole. building blocks creates a cohesive whole. 13 Any appearance of "blankness" resulting from building Blankness is not an issue with the None. design should be relieved using design detail or proposed design. vegetation, or both. 14 Arcades, colonnades, or other architectural connecting As viewed from the EC, the two building None. devices should be used to unify groups of buildings blocks are joined by a recessed glass within a development. element. 15 Trademark buildings and related features should be The building is not a trademark design. None. modified to meet the requirements of the Guidelines. 16 Window glass in the Entrance Corridors should not be A note on the drawings indicates that Add the standard window highly tinted or highly reflective. Window glass in the non -reflective low -e glass will be used. glass note to the Entrance Corridors should meet the following criteria: The standard window glass note does not architectural drawings. Visible light transmittance (VLT) shall not drop below appear on the drawings. 40%. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application for final review. Compatibility with the character of the Entrance Corridor 5 It is also an important objective of the Guidelines to The scale of the proposed building and None. establish a pattern of compatible architectural the linear form are consistent with the characteristics throughout the Entrance Corridor in existing building located immediately to order to achieve unity and coherence. Building designs the east, and the nearby gas station on the should demonstrate sensitivity to other nearby north side of Rt. 250. structures within the Entrance Corridor. Where a designated corridor is 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. Accessory structures and equipment 17 Accessory structures and equipment should be A dock and dumpsters would be located None. integrated into the overall plan of development and on the south side of the building and are shall, to the extent possible, be compatible with the not expected to be visible from the EC. building designs used on the site. 18 The following should be located to eliminate visibility The entrance drive/travelway is extended None. from the Entrance Corridor street. If, after appropriate to the south to accommodate delivery siting, these features will still have a negative visual trucks. This is not expected to create a impact on the Entrance Corridor street, screening should negative visual impact on the EC. be provided to eliminate visibility. a. Loading areas, b. 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 The building itself provides screening for None. of the buildings and surrounding natural vegetation and the dumpsters and dock. may consist of: a. Walls, b. Plantings, and c. Fencing. 21 The following note should be added to the site plan and The note does not appear on the Add the standard the architectural plan: "Visibility of all mechanical drawings but is needed. mechanical equipment equipment from the Entrance Corridor shall be note to the drawings. eliminated." Lighting No lighting is shown on the site or If lighting is proposed, architectural drawings. include the fixture locations on the site and architectural drawings and provide a photometric plan for review. Landscaping 7 The requirements of the Guidelines regarding Three new trees are shown along the east Show all new trees to be landscaping are intended to reflect the landscaping end of the Rt. 250 frontage, spaced 40' planted on site — not in the characteristic of many of the area's significant historic apart. Two of these trees are in the right- right-of-way. Eliminate sites which is characterized by large shade trees and of -way; one is shown on site. The trees the pipe conflict along the lawns. Landscaping should promote visual order within are identified as "medium" in size. frontage. the Entrance Corridor and help to integrate buildings into the existing environment of the corridor. At the west end of the frontage, existing wooded area is shown to remain. If existing trees are to be applied toward 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials Existing wooded area has been used from landscaping requirements, that share similar characteristics. Such common time to time to account for frontage tree locate the individual trees elements allow for more flexibility in the design of requirements when existing trees of on the plan and identify structures because common landscape features will help appropriate size, spacing and health are size and species. Standard to harmonize the appearance of development as seen available. Such trees need to be spacing for large EC from the street upon which the Corridor is centered. identified individually on the plan if they are to be used to meet requirements. frontage trees is 35' on center. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: a. Large shade trees should be planted parallel to the Note that an irregular spacing of trees Provide large frontage Entrance Corridor Street. Such trees should be at least has been approved in some cases where trees at a minimum of 3'/2" 31/2 inches caliper (measured 6 inches above the ground) the character of the area warrants, but the caliper at planting. and should be of a plant species common to the area. required quantities and sizes still need to Such trees should be located at least every 35 feet on be met. Intersperse ornamental center. trees among the large frontage trees. b. Flowering ornamental trees of a species common to the A pipe is shown on-site along the EC area should be interspersed among the trees required by frontage. This conflicts with the required the preceding paragraph. The ornamental trees need not frontage planting. 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. 34 Landscaping along interior pedestrian ways: No sidewalks are proposed. None. a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should be at least 21/2 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. 33 Landscaping along interior roads: Paving at the entrance and travelway Resolve the grading and a. Large trees should be planted parallel to all interior extends beyond the property line on the wooded area conflict at roads. Such trees should be at least 2%2 inches caliper east side. Typically, trees would be the southeast corner of the (measured six inches above the ground) and should be required along the entrance drive. A "tree property. of a plant species common to the area. Such trees line to remain" is shown along the should be located at least every 40 feet on center. property line, but proposed grading runs Add trees along the 35 Landscaping of parking areas: through it. eastern edge of the paved a. Large trees should align the perimeter of parking area. areas, located 40 feet on center. Trees should be planted 25 parking spaces are shown. This in the interior of parking areas at the rate of one tree for requires 3 interior parking lot trees. Two Provide a complete plant every 10 parking spaces provided and should be evenly interior trees are shown, and one frontage schedule for review. distributed throughout the interior of the parking area. tree is located adjacent to a parking b. Trees required by the preceding paragraph should measure 2'/2 inches caliper (measured six inches above space. the ground); should be evenly spaced; and should be of Three shrubs are shown at the north end a species common to the area. Such trees should be of the parking row closest to the EC. planted in planters or medians sufficiently large to Most of the parking is relegated to maintain the health of the tree and shall be protected by curbing. locations behind the building, so c. Shrubs should be provided as necessary to minimize additional shrubs aren't needed to the parking area's impact on Entrance Corridor streets. minimize the impact of parking. Shrubs should measure 24 inches in height. A plant schedule has not been provided. 36 Landscaping of buildings and other structures: Given the proximity of the building to None. a. Trees or other vegetation should be planted along the the street, frontage trees double as "front front of long buildings as necessary to soften the of long building" trees. 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. 37 Plant species: a. Plant species required should be as A plant schedule has not been provided. Provide a complete plant approved by the Staff based upon but not limited to the schedule for review. Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The following note should be added to the The note does not appear on the plan. Provide the standard plant landscape plan: "All site plantings of trees and shrubs health note on the plan. 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." Development pattern 6 Site development should be sensitive to the existing Half of the entrance to the site appears to Clarify the discrepancy natural landscape and should contribute to the creation be located on the adjacent parcel, but the between the drawing and of an organized development plan. This may be project description states that access is the project description accomplished, to the extent practical, by preserving the "entirely on the new property." regarding the location of trees and rolling terrain typical of the area; planting new the site entrance. trees along streets and pedestrian ways and choosing The front of the proposed building is species that reflect native forest elements; insuring that aligned with the building to the east. The any grading will blend into the surrounding topography proposed building is oriented parallel to thereby creating a continuous landscape; preserving, to the EC. The main entrance to the the extent practical, existing significant river and stream building is on the east elevation. valleys which may be located on the site and integrating these features into the design of surrounding Wooded area will be cleared to development; and limiting the building mass and height accommodate the proposed development. to a scale that does not overpower the natural settings of The greater area to the south and west the site, or the Entrance Corridor. would remain wooded. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development Significant views are not expected to within the corridor should be as follows: change as a result of the development. 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 Gradin 40 Site grading should maintain the basic relationship of the The proposed grading is expected to None. site to surrounding conditions by limiting the use of appear minimal from the street. retaining walls and by shaping the terrain through the use of smooth, rounded land forms that blend with the Contours are not rounded at the BMP, existing terrain. Steep cut or fill sections are generally but given the location, this isn't expected unacceptable. Proposed contours on the grading plan shall to have a negative impact on the EC. 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 existing tree line will be pushed Show tree protection the drip line of any trees or other existing features back to accommodate the proposed fencing on the plan. designated for preservation in the final Certificate of development. A new tree line is shown Appropriateness. Adequate tree protection fencing should on the plan, but individual trees are not be shown on, and coordinated throughout, the grading, identified. Grading and construction landscaping and erosion and sediment control plans. activities are likely to impact some drip lines. Tree protection fencing is not yet 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and shown on the plan. 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 A BMP is proposed near the southeast None. designed to fit into the natural topography to avoid the corner of the property. Given the need for screening. When visible from the Entrance proximity of the adjacent building, which Corridor street, these features must be fully integrated limits views to the back of the site, the into the landscape. They should not have the appearance BMP is not expected to have a negative of engineered features. impact on the EC. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The architectural design and the degree to which it reflects the traditional architecture of the area. 2. The frontage trees and the character of the planting on the EC. Staff offers the following comments on the preliminary proposal: 1. Add the standard window glass note to 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%." 2. Add the standard mechanical equipment note to the drawings: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 3. If lighting is proposed, include the fixture locations on the site and architectural drawings and provide a photometric plan for review. 4. Show all new trees to be planted on site — not in the right-of-way. Eliminate the pipe conflict along the frontage. 5. If existing trees are to be applied toward landscaping requirements, locate the individual trees on the plan and identify size and species. Standard spacing for large EC frontage trees is 35' on center. 6. Provide large frontage trees at a minimum of 3'/2" caliper at planting. 7. Intersperse ornamental trees among the large frontage trees. 8. Resolve the grading and wooded area conflict at the southeast corner of the property. 9. Add trees along the eastern edge of the paved area. 10. Provide a complete plant schedule for review. 11. Provide the standard plant health 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." 12. Clarify the discrepancy between the drawing and the project description regarding the location of the site entrance. 13. Show tree protection fencing on the plan. 10 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date 1 Cover Sheet 2-8-16 2 Context Map/Project Narrative 2-8-16 3 Existing views moving east toward site 2-8-16 4 Existing Views/Neighboring Buildings 2-8-16 5 Proposed Site Organization 2-8-16 7 Floor plan 2-8-16 8 Exterior Elevations(North and East) 2-8-16 9 Exterior Elevations (South and West) 2-8-16 10 Massing Studies 2-8-16 11 Exterior View of Proposed Building 2-8-16 12 Exterior View of Proposed Building 2-8-16 13 Typical Exterior Materials 2-8-16 1 of 1 ARB Site Layout 2-8-16 11