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HomeMy WebLinkAboutARB201600029 Staff Report 2016-04-12ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2016-29: Riverside Village Block 1 Review Type Preliminary Review Parcel Identification 078G00001000A0 Location West of Trailside Drive and south of Trailside Court in the Riverside Village development located between Rt. 20, Elk Drive, and Free Bridge Lane. Block 1 is located adjacent to Rt. 20. Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC) Owner/Applicant Riverside Village Properties, Inc./Justin Shimp Magisterial District Rivanna Proposal To construct three two-story retail/office buildings with associated site improvements. Context and Visibility Block 1 fronts the Rt. 20 EC and will be readily visible from the EC. When the Block 1 buildings are completed, they will limit some of the views into the overall site. The surrounding area is a mix of development with commercial sites to the south, residential to the east, parkland to the north, and the river to the west. ARB Meeting Date April 18, 2016 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION RESULT 7/16/2008 ARB -2008-106 Staff comments provided on the rezoning proposal. 3/17/2014 ARB -2014-07 ARB review of the initial site plan for Blocks 2, 3 and 4. 11/24/2014 ARB -2014-94 ARB approval of the final site plan for Blocks 2, 3 and 4. 7/20/2015 ARB -2015-76 Subdivision entrance signs approved. 8/3/2015 ARB -2015-85 Minor revisions to the architectural design of the attached units in Block 2 approved. 9/8/2015 ARB -2015-91 ARB review of the initial site plan for Block 5. 1/28/2016 ARB -2015-124 Block 5 Certificate of Appropriateness issued. Some houses have been constructed and some landscaping is in place. 1:W/1 SIR] KI REF GUIDELINE ISSUE RECOMMENDATION Purpose 1 The goal of the regulation of the design of development within the The proposed buildings do not have See recommendations designated Entrance Corridors is to insure that new development a strong relationship to the historic below. within the corridors reflects the traditional architecture of the area. architecture of the county, but Therefore, it is the purpose of ARB review and of these Guidelines, elements of the designs do have a that proposed development within the designated Entrance Corridors connection. It is anticipated that the reflect elements of design characteristic of the significant historical proposed buildings will have an landmarks, buildings, and structures of the Charlottesville and orderly and attractive appearance on Albemarle area, and to promote orderly and attractive development the corridor and, with appropriate within these corridors. Applicants should note that replication of historic landscaping, will appear compatible structures is neither required nor desired. and coordinated. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, and vegetation. In order to accomplish the integration of buildings, land, and vegetation characteristic of these sites, the Guidelines require attention to four primary factors: compatibility with significant historic sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. Structure design 3 New structures and substantial additions to existing structures should The proposed buildings are two Submit material and color respect the traditions of the architecture of historically significant buildings in the Charlottesville and Albemarle area. Photographs of historic buildings in the area, as well as drawings of architectural features, which provide important examples of this tradition are contained in Appendix A. stories tall with hipped roofs. The footprints measure 60' x 84' and 57' x 100'. Proposed materials include a Luck Stone Timber Ridge base, Hardi-siding in Sherwin Williams Rare Gray, and cement samples for review. 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's historic stucco with a sand finish, painted structures is not intended to impose a rigid design solution for new Sherwin Williams Antique White. development. Replication of the design of the important historic sites Actual material/color samples have in the area is neither intended nor desired. The Guideline's standard of not yet been submitted for review. compatibility can be met through building scale, materials, and forms Photocopies of materials/colors which may be embodied in architecture which is contemporary as well have been provided, but the printed as traditional. The Guidelines allow individuality in design to colors don't appear to be accurate. accommodate varying tastes as well as special functional The proposed materials are requirements. contemporary interpretations of traditional materials. They have 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and been used elsewhere in the features of the significant historic buildings in the area, exemplified by development and in the corridors. (but not limited to) the buildings described in Appendix A [of the design guidelines]. The standard of compatibility can be met through The elevations facing the EC scale, materials, and forms which may be embodied in architecture incorporate two 2' projections that which is contemporary as well as traditional. The replication of help break up the length of the important historic sites in Albemarle County is not the objective of fagade. The smaller buildings have these guidelines. projections on the side elevations, as well. Some corner windows extend to the ground. Elsewhere, a stone water table is provided. The basic vertical and horizontal divisions of the buildings have precedent in historic architecture. The roof forms, water tables, and lap siding also have a basis in the historic architecture of the area. Overall, however, the buildings have a contemporary appearance and the corner windows, in particular, reflect a more contemporary aesthetic. 5 It is also an important objective of the Guidelines to establish a pattern The proposed building designs None. of compatible architectural characteristics throughout the Entrance relate to the residential buildings Corridor in order to achieve unity and coherence. Building designs previously approved in the should demonstrate sensitivity to other nearby structures within the development. The siding and stone Entrance Corridor. Where a designated corridor is substantially base are consistent. The roof forms developed, these Guidelines require striking a careful balance between and the vertical and horizontal harmonizing new development with the existing character of the divisions are compatible with the corridor and achieving compatibility with the significant historic sites Block 5 Condominiums. 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. Scale should Dimensions are not provided on the Provide dimensioned be integral to the building and site design. elevations, but the vertical and elevations for review. horizontal divisions, the lap siding, the water tables, the projections, and the divided windows should help establish human scale. The trees proposed along the sidewalk and EC will also help establish rhythm and scale. 13 Any appearance of "blankness" resulting from building design should A portion of the side elevations are Provide complete side be relieved using design detail or vegetation, or both. included in the perspective elevations for review. drawings. Beyond the corner Eliminate blankness in windows, the elevations appear the side elevations by blank. incorporating architectural detailing. 14 Arcades, colonnades, or other architectural connecting devices should A plaza is located between the two None. be used to unify groups of buildings within a development. northern buildings. A sidewalk extends from it, through the parking lot, and into the residential development. The plaza helps unify this part of the development. 15 Trademark buildings and related features should be modified to meet The designs do not appear to be None. the requirements of the Guidelines. trademark designs. 16 Window glass in the Entrance Corridors should not be highly tinted or The note is not on the drawings, but Add the standard window highly reflective. Window glass in the Entrance Corridors should meet is needed. glass note to the the following criteria: Visible light transmittance (VLT) shall not drop drawings. below 4001o. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application for final review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the No accessory structures or None. overall plan of development and shall, to the extent possible, be equipment are shown that would be compatible with the building designs used on the site. visible from the EC. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will still have a negative visual impact on the Entrance Corridor street, screening should 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 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 designed to fit One stormwater facility is shown at None. into the natural topography to avoid the need for screening. When the southwest corner of the parking visible from the Entrance Corridor street, these features must be fully lot. This facility was approved with integrated into the landscape. They should not have the appearance of Blocks 2, 3 and 4. 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 architectural The note is needed on the plans. Add the standard plan: "Visibility of all mechanical equipment from the Entrance mechanical equipment Corridor shall be eliminated." note to both the site and architectural drawings. Lighting No lighting is shown. None at this time. Landscaping 7 The requirements of the Guidelines regarding landscaping are intended Trees along the EC were approved None. to reflect the landscaping characteristic of many of the area's with ARB -2014-94. Trees shown significant historic sites which is characterized by large shade trees on the current plan are much the and lawns. Landscaping should promote visual order within the same as the approved plan. 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 interior roads are part of this None. a. Large trees should be planted parallel to all interior roads. Such Block. trees should be at least 21/2 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: EC trees double as pedestrian way None. a. Medium trees should be planted parallel to all interior pedestrian trees along Rt. 20. ways. Such trees should be at least 2%2 inches caliper (measured six inches above the ground) and should be of a species common to the area. Such trees should be located at least every 25 feet on center. 35 Landscaping of parking areas: No perimeter parking lot trees are Add shrubs along the a. Large trees should align the perimeter of parking areas, located 40 shown. The quantity of interior parking lot where feet on center. Trees should be planted in the interior of parking areas parking lot trees proposed covers buildings do not block at the rate of one tree for every 10 parking spaces provided and should the number needed to meet both the parking spaces from the be evenly distributed throughout the interior of the parking area. interior tree requirement and the EC. b. Trees required by the preceding paragraph should measure 2'/2 perimeter requirement on the west inches caliper (measured six inches above the ground); should be side. Perimeter trees are not evenly spaced; and should be of a species common to the area. Such provided on the north side of the trees should be planted in planters or medians sufficiently large to lot. There, the ground slopes up to a maintain the health of the tree and shall be protected by curbing. large group of trees. No shrubs are c. Shrubs should be provided as necessary to minimize the parking shown around the parking lot, but 5 area's impact on Entrance Corridor streets. Shrubs should measure 24 parking spaces face the EC between inches in height. the middle and southern buildings. 36 Landscaping of buildings and other structures: Additional landscaping may be Provide side elevations a. Trees or other vegetation should be planted along the front of long needed to mitigate the blankness of for review. Additional buildings as necessary to soften the appearance of exterior walls. The side elevations. Drawings showing landscaping may be spacing, size, and type of such trees or vegetation should be the full side elevations are needed needed to soften the determined by the length, height, and blankness of such walls. to determine requirements. appearance of exterior b. Shrubs should be used to integrate the site, buildings, and other walls. 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 schedule has not been Provide a plant schedule a. Plant species required should be as approved by the Staff based provided. on the plan for review. 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 Add the standard plant The following note should be added to the landscape plan: "All site drawings, but it is needed. health note to the plantings of trees and shrubs shall be allowed to reach, and be drawings. 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 paftern 6 Site development should be sensitive to the existing natural landscape Buildings are proposed more or less None. and should contribute to the creation of an organized development in the locations that were approved plan. This may be accomplished, to the extent practical, by preserving with the rezoning, but the the trees and rolling terrain typical of the area; planting new trees configuration of buildings is along streets and pedestrian ways and choosing species that reflect somewhat different. The buildings native forest elements; insuring that any grading will blend into the are oriented parallel to the EC and surrounding topography thereby creating a continuous landscape; parking is relegated behind the preserving, to the extent practical, existing significant river and stream buildings as viewed from the EC. valleys which may be located on the site and integrating these features Entrances are not provided on the into the design of surrounding development; and limiting the building EC sides of the buildings, but the mass and height to a scale that does not overpower the natural settings drawings show that the EC -facing of the site, or the Entrance Corridor. elevations are fully designed. They do not appear like un -designed 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be backs of buildings. as follows: a. An organized pattern of roads, service lanes, bike paths, and A sidewalk is provided along Rt. 20 pedestrian walks should guide the layout of the site. and into the development. Open b. In general, buildings fronting the Entrance Corridor street should be space/parks are provided in other parallel to the street. Building groupings should be arranged to parallel blocks of the development. No the Entrance Corridor street. significant natural features remain c. Provisions should be made for connections to adjacent pedestrian in this block. With the removal of and vehicular circulation systems. trees, views have opened up along d. Open spaces should be tied into surrounding areas to provide this stretch of the corridor. 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 site to Grading appears to be generally Show complete grading surrounding conditions by limiting the use of retaining walls and by consistent with the grading on the plan. shaping the terrain through the use of smooth, rounded land forms that previously shown for this block, blend with the existing terrain. Steep cut or fill sections are generally although the grading isn't complete unacceptable. Proposed contours on the grading plan shall be rounded on the current plan. 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 The site has been cleared. None. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The architectural design of the three buildings 2. The need for supplemental landscaping Staff offers the following comments on the proposal: 1. Submit material and color samples for review. 2. Provide dimensioned elevations for review. 3. Provide complete side elevations for review. Eliminate blankness in the side elevations by incorporating architectural detailing. 4. Add the standard window glass note to the 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%. 5. Add the standard mechanical equipment note to both the site and architectural drawings. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 6. Add shrubs along the parking lot where buildings do not block parking spaces from the EC. 7. Provide side elevations for review. Additional landscaping may be needed to soften the appearance of exterior walls. 8. Provide a plant schedule on the plan for review. 9. Add the standard plant health note to the drawings. "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." 10. Show complete grading on the plan. 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. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The architectural design of the three buildings 2. The need for supplemental landscaping Staff offers the following comments on the proposal: 1. Submit material and color samples for review. 2. Provide dimensioned elevations for review. 3. Provide complete side elevations for review. Eliminate blankness in the side elevations by incorporating architectural detailing. 4. Add the standard window glass note to the 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%. 5. Add the standard mechanical equipment note to both the site and architectural drawings. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 6. Add shrubs along the parking lot where buildings do not block parking spaces from the EC. 7. Provide side elevations for review. Additional landscaping may be needed to soften the appearance of exterior walls. 8. Provide a plant schedule on the plan for review. 9. Add the standard plant health note to the drawings. "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." 10. Show complete grading on the plan. 0M:3 0 W.1 This report is based on the following submittal items: Sheet # Drawing Name Drawing Date Cl of 1 Preliminary ARB Submittal (layout and landscape Plan) 3/7/2016 - Project description and area ma - -I Perspective view looking south - - Perspective view looking north - - Front elevations - - Existing views looking north (2) and looking south (2) - - Tentative color palette: Stone base: Luck Stone Timber Ridge; Cementitious Siding: Hardi-siding SW 6199 Rare Gray; Stucco: Cement stucco, sand finish, SW 6199 Antique White. - 10