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HomeMy WebLinkAboutARB201600043 Staff Report 2016-05-09ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2016-43: Out of Bounds Affordable Units Review Type Amendment to an Approved Certificate of Appropriateness Parcel Identification 06000000006500 Location At the west corner of the intersection of Barracks and Georgetown Roads Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC) Owner/Applicant Barracks Heights LLC/Sam Craig, Vito Cetta Magisterial District Jack Jouett Proposal To revise the approved architectural design of the affordable residential units in the Out of Bounds development. Context The property is located in an area mixed with single family residences and senior living and apartment buildings. Villas and townhouses are under construction in the back half of the property. Visibility The residential units in question are to be located on the north side of the property in the general vicinity of the existing barn. The elevation of the ground in this area is approximately 592'. The EC elevation rises from 570' at the entrance into the development to 580' at the north end of the frontage. The fronts of the affordable units will be visible from the EC, but construction of the houses fronting Barracks Road will eliminate much of that visibility. The applicant's site section shows the top of the roofs of the affordable units rising just above the units fronting Barracks Road. The applicant has indicated that the backs of the affordable units will have minimal visibility from the EC due to off-site vegetation. The approved landscape plan shows a row of screening trees behind the affordable units. ARB Meeting Date May 16, 2016 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION RESULT 7/7/2014 ARB -2014-54 Certificate of Appropriateness issued for Out of Bounds. 6/18/2015 Letter of Revision Approval of an amendment to the site plan for changes including the deletion of three units from Phase 2. 3/7/2016 "Other business" The ARB determined that a formal review was necessary to address the proposed design changes for the affordable units and stated that sight line drawings should be provided for review. 1MIR111.1KI REF GUIDELINE ISSUE RECOMMENDATION GENERAL GUIDELINES Purpose 1 The goal of the regulation of the design of development Standard residential forms and features are None. within the designated Entrance Corridors is to insure that used throughout the development and in new development within the corridors reflects the the proposed designs for the affordable traditional architecture of the area. Therefore, it is the units. The proposal is expected to promote purpose of ARB review and of these Guidelines, that orderly and attractive development along proposed development within the designated Entrance the EC. Corridors reflect elements of design characteristic of the significant historical landmarks, buildings, and structures of the Charlottesville and Albemarle area, and to promote orderly and attractive development within these corridors. Applicants should note that replication of historic structures is neither required nor desired. 2 Visitors to the significant historical sites in the Extensive landscaping was approved with None. Charlottesville and Albemarle area experience these sites the site plan for this development. as ensembles of buildings, land, and vegetation. In order Landscaping is important in this case to to accomplish the integration of buildings, land, and help integrate the development into the vegetation characteristic of these sites, the Guidelines surroundings. No landscape changes are require attention to four primary factors: compatibility proposed at this time. with significant historic sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. Compatibility with significant historic sites: 3 New structures and substantial additions to existing The use of typical residential forms and None. structures should respect the traditions of the architecture features in the design of the affordable of historically significant buildings in the Charlottesville units respects the traditional architecture of and Albemarle area. Photographs of historic buildings in the area. the area, as well as drawings of architectural features, which provide important examples of this tradition are contained in Appendix A. 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 structures is not intended to impose a rigid design solution for new development. Replication of the design of the important historic sites in the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as special functional requirements. Compatibility with the character of the Entrance Corridor 5 It is also an important objective of the Guidelines to Detached residences, multi -family and None. establish a pattern of compatible architectural senior living residential buildings characteristics throughout the Entrance Corridor in order displaying typical residential forms and to achieve unity and coherence. Building designs should features are all found in the immediate demonstrate sensitivity to other nearby structures within area. 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. Site development and layout 6 Site development should be sensitive to the existing No changes to the site layout are proposed. None. natural landscape and should contribute to the creation of an organized development plan. This may be accomplished, to the extent practical, by preserving the trees and rolling terrain typical of the area; planting new trees along streets and pedestrian ways and choosing species that reflect native forest elements; insuring that any grading will blend into the surrounding topography thereby creating a continuous landscape; preserving, to the extent practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design of surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. Structure design 9 Building forms and features, including roofs, windows, The forms and features of the proposed Consider revising the Blue doors, materials, colors and textures should be compatible revised design are typical of residential Point juniper to a taller with the forms and features of the significant historic design and are compatible with the forms growing tree for added buildings in the area, exemplified by (but not limited to) and features of historic residences in the screening. the buildings described in Appendix A [of the design area. Primary materials are brick and fiber guidelines]. The standard of compatibility can be met cement siding for the front and side through scale, materials, and forms which may be elevations, fiber cement siding for the rear embodied in architecture which is contemporary as well as elevation, and asphalt shingle roofs. Decks traditional. The replication of important historic sites in on the rear elevations would have Albemarle County is not the objective of these guidelines. aluminum railings, PVC band boards, and posts wrapped in PVC. The rear elevations have a reduced level of detail compared to the front elevations and to the previously approved design. There are no gables at the roofline, and no added detailing at the windows/doors. Off-site vegetation will limit some visibility of the rear elevations. The site plan shows a row of Blue Point juniper at the back of the affordable unit lots. These trees will eventually provide some screening for the lower part of the buildings. (They could grow up to 12' tall.) A tree that grows to a taller mature height could provide greater screening. 10 Buildings should relate to their site and the surrounding The materials and colors proposed for the None. context of buildings. affordable units are consistent with those used in the villas and townhomes already constructed in the development. Brick and siding would be painted "putty", roofs would be black, and decks would be tan. 11 The overall design of buildings should have human scale. The materials, window/door placement, None. Scale should be integral to the building and site design. and the projection of alternating units helps establish human scale. 12 Architecture proposed within the Entrance Corridor The consistent use of materials and colors None. should use forms, shapes, scale, and materials to create a helps establish continuity throughout the cohesive whole. development. 13 Any appearance of "blankness" resulting from building Front and rear elevations are not blank. Revise the side elevation to design should be relieved using design detail or The side elevation has windows, but the achieve greater vegetation, or both. window placement results in an coordination with the front unbalanced and "secondary" appearance. and a higher level of detail. The previously approved design had a higher level of detail on the side elevation. The side elevation will have the highest visibility before the frontage buildings are constructed. 14 Arcades, colonnades, or other architectural connecting 8 residential units are grouped in 2 joined None. devices should be used to unify groups of buildings within blocks of 4. a development. 15 Trademark buildings and related features should be The proposed buildings don't have a None. modified to meet the requirements of the Guidelines. trademark character. 16 Window glass in the Entrance Corridors should not be The note will be needed on the drawings. Add the standard window highly tinted or highly reflective. Window glass in the glass note to the drawings. 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 forfinal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated The side elevation shows 2 HVAC units at None. into the overall plan of development and shall, to the the base of the building. Given the distance extent possible, be compatible with the building designs from the road and the intervening used on the site. development, the equipment is not expected to be visible from the road, once 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, the buildings along Barracks Road are these features will still have a negative visual impact on the constructed. 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 No stormwater changes are proposed. None. designed to 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 mechanical equipment note from the Entrance Corridor shall be eliminated." to the drawings. Lighting Wall fixtures are shown at each of the Provide cut sheets for the entrances into the units (one on the front, proposed wall fixtures. two on the rear). These fixtures aren't Indicate all options chosen. expected to contribute to spillover or to be excessively bright, but lamps of the style illustrated are typically not full cutoff fixtures. Cut sheets are needed to confirm that the fixtures will meet ordinance requirements. Landscaping No landscaping changes are proposed. The None. approved plan shows a row of Blue Point juniper planted at 4'-5' tall along the back of the affordable unit lots. This juniper can grow to 12' high. Development pattern 39 The relationship of buildings and other structures to the No change is proposed to the layout of the None. Entrance Corridor street and to other development within site. Eight affordable units are proposed in the corridor should be as follows: 2 groups of 4 units. a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Anticipated visibility of the affordable units 2. The proposed materials and colors 3. The design of the side elevation 4. The level of detail on the rear elevations Staff recommends approval with the following conditions: 1. Consider revising the Blue Point juniper to a taller growing tree for added screening. 2. Revise the side elevation to achieve greater coordination with the front elevation and a higher level of detail. 3. 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%." 4. Add the standard mechanical equipment note to the drawings: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 5. Provide cut sheets for the proposed wall fixtures. Indicate all options chosen. 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 are proposed. None. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Anticipated visibility of the affordable units 2. The proposed materials and colors 3. The design of the side elevation 4. The level of detail on the rear elevations Staff recommends approval with the following conditions: 1. Consider revising the Blue Point juniper to a taller growing tree for added screening. 2. Revise the side elevation to achieve greater coordination with the front elevation and a higher level of detail. 3. 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%." 4. Add the standard mechanical equipment note to the drawings: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 5. Provide cut sheets for the proposed wall fixtures. Indicate all options chosen. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date - Original 8 -unit elevations 4/13/2014 1-9 Proposed affordable units elevations and plans 2/23/2016 4 of 8 Site plan showing layout of affordable units 6/30/2015 - Photos: Villas, townhomes, building front view, building back view - - Site line section 4/13/2014 - Samples: Brick painted "putty", sidin ainted "putty", black shingles -