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HomeMy WebLinkAboutARB201600082 Staff Report 2016-08-15ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2016-82: Region Ten Women's Treatment Center - Final Review Type Final Site Plan Parcel Identification 076000000046FO Location South of I64, east of Old Lynchburg Road (Rte. 780) Zoned Commercial Office (CO)/Entrance Corridor (EC) Owner/Applicant Region Ten Community Services Board Inc./Design Develop (Bob Pineo) Magisterial District Scottsville Proposal To construct a women's treatment facility with associated site improvements. Context The site is at the northern end of the Region Ten complex at 500 Old Lynchburg Road. It sits at the entrance to the Cavalier Crossing Apartments on Old Lynchburg Place, a shared easement with Region Ten. There are more apartments and townhouses across Old Lynchburg Road, most of which are not visible due to topography and vegetation. The area is heavily wooded as viewed from 1-64, Old Lynchburg Road and adjacent properties. Visibility The proposed building site of the Women's Center is only visible from the 1-64 Entrance Corridor for a brief moment from the eastbound 1-64 roadway overpass. The westbound overpass is blocked from view to the site by the eastbound overpass. ARB Meeting Date August 15, 2016 Staff Contact Ron Higgins, AICP RECENT PROJECT HISTORY DATE APPLICATION/REVIEW TYPE RESULT January 9, 2008 ARB200700147/sign Approved May 5, 2010 ARB201000040/freestanding sign Approved July 5, 2016 1 SDP201600042/Major amendment Under Review ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION GENERAL GUIDELINES Purpose 1 The goal of the regulation of the design of development within the The applicant's ARB Submittal None. designated Entrance Corridors is to insure that new development within package includes detailed analysis of the corridors reflects the traditional architecture of the area. Therefore, it the proposal and the relationship of is the purpose of ARB review and of these Guidelines, that proposed the design to the program needs, development within the designated Entrance Corridors reflect elements adjacency to services and of design characteristic of the significant historical landmarks, buildings, compatibility with design features and structures of the Charlottesville and Albemarle area, and to promote typically seen on historic orderly and attractive development within these corridors. Applicants architecture in Albemarle and in should note that replication of historic structures is neither required nor residential scale buildings. The desired. proposed design adequately addresses the purpose of the EC Guidelines. Rather than repeat information in the submittal, this report will reference the page and item as a ro riate. 2 Visitors to the significant historical sites in the Charlottesville and These are discussed and addressed None. Albemarle area experience these sites as ensembles of buildings, land, on pages I & 2, items B through N. and vegetation. In order to accomplish the integration of buildings, land, This guideline has been adequately and vegetation characteristic of these sites, the Guidelines require addressed. 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. Compatibility with significant historic sites: 3 New structures and substantial additions to existing structures should This is discussed, without use of None. respect the traditions of the architecture of historically significant photos and additional drawings, on buildings in the Charlottesville and Albemarle area. Photographs of page 1, in item B. The design is historic buildings in the area, as well as drawings of architectural focused on residential scale historic features, which provide important examples of this tradition are forms. contained in Appendix A. 4 The examples contained in Appendix A should be used as a guide for See above in #3. None. 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 establish a pattern See above in #1 43. None. of compatible architectural characteristics throughout the Entrance Corridor in order to achieve unity and coherence. Building designs should demonstrate sensitivity to other nearby 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. Site development and layout 6 Site development should be sensitive to the existing natural landscape Effort has been made to locate and None. and should contribute to the creation of an organized development plan. orient the building on the site in a This may be accomplished, to the extent practical, by preserving the way that avoids the main wooded trees and rolling terrain typical of the area; planting new trees along area and slopes. Plantings are streets and pedestrian ways and choosing species that reflect native spaced in accordance with county forest elements; insuring that any grading will blend into the surrounding guidelines and located to mostly topography thereby creating a continuous landscape; preserving, to the avoid utilities and other features. As extent practical, existing significant river and stream valleys which may stated earlier, the building scale is of be located on the site and integrating these features into the design of a residential character, which does surrounding development; and limiting the building mass and height to a not overwhelm the site and setting. scale that does not overpower the natural settings of the site, or the This is discussed and addressed on Entrance Corridor. pages 1 & 2 in items C, D, E and M. This guideline has been adequately addressed. Landscaping 7 The requirements of the Guidelines regarding landscaping are intended This is discussed and addressed on Revise the plant schedule to to reflect the landscaping characteristic of many of the area's significant page 2 in items L, M and N. The identify shrub heights in historic sites which is characterized by large shade trees and lawns. plant schedule identifies plantings by addition to container size. Landscaping should promote visual order within the Entrance Corridor container size and not height. Height Minimum planting heights and help to integrate buildings into the existing environment of the should be 24" minimum. should be 24" for shrubs corridor. fronting the street, entry drive, and building. 8 Continuity within the Entrance Corridor should be obtained by planting See above in item #7. None. 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. SPECIFIC GUIDELINES Compatibility with significant historic sites Structure design 9 Building forms and features, including roofs, windows, doors, materials, The applicant's ARB Submittal None. colors and textures should be compatible with the forms and features of package includes detailed analysis of the significant historic buildings in the area, exemplified by (but not the proposal and the relationship of limited to) the buildings described in Appendix A [of the design the design to the program needs, guidelines]. The standard of compatibility can be met through scale, adjacency to services and materials, and forms which may be embodied in architecture which is compatibility with design features contemporary as well as traditional. The replication of important historic typically seen on historic sites in Albemarle County is not the objective of these guidelines. architecture in Albemarle and in residential scale buildings. The proposed design adequately addresses the forms, features, materials and colors for compatibility in the ECs. Rather than repeat information in the submittal, this report will reference the page and item as appropriate. 10 Buildings should relate to their site and the surrounding context of This is discussed and addressed on None. buildings. page 1, item C. This guideline has been ade u ely addressed. 11 The overall design of buildings should have human scale. Scale should This is discussed and addressed on None. be integral to the building and site design. page 1, item D. This guideline has been ade u ely addressed. 12 Architecture proposed within the Entrance Corridor should use forms, This is discussed and addressed on None. shapes, scale, and materials to create a cohesive whole. page 1, item E. This guideline has been adequately addressed. 13 Any appearance of "blankness" resulting from building design should be This is discussed and addressed on None. relieved using design detail or vegetation, or both. page 1, item F. This guideline has been adequately addressed. 14 Arcades, colonnades, or other architectural connecting devices should be This is discussed and addressed on None. used to unify groups of buildings within a development. page 1, item G. This guideline has been adequately addressed. 15 Trademark buildings and related features should be modified to meet the Not applicable to this proposal. None. requirements of the Guidelines. 16 Window glass in the Entrance Corridors should not be highly tinted or This is discussed and addressed on None. highly reflective. Window glass in the Entrance Corridors should meet page 1, item H. This guideline has the following criteria: Visible light transmittance (VLT) shall not drop been adequately addressed. 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 overall This is discussed and addressed on None. plan of development and shall, to the extent possible, be compatible with page 1, item I. the building designs used on the site. 18 The following should be located to eliminate visibility from the Entrance This is discussed and addressed on None. Corridor street. If, after appropriate siting, these features will still have a page 1, item I. 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 Screening of areas is either None. and surrounding natural vegetation and may consist of: a. Walls, b. accomplished with the building or Plantings, and c. Fencing. painted wood fences. 20 Surface runoff structures and detention ponds should be designed to fit This is discussed and addressed on None. into the natural topography to avoid the need for screening. When visible page 1, item N. 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 architectural This note is shown on the floor plan The standard mechanical plan: "Visibility of all mechanical equipment from the Entrance Corridor and elevation drawings. equipment note should be shall be eliminated." added to the site plan. Lighting General Guidelines 22 Light should be contained on the site and not spill over onto adjacent This is addressed by item J on page 2 None. properties or streets; and in the drawings. These guidelines have been adequately 23 Light should be shielded, recessed or flush -mounted to eliminate glare. All fixtures with lamps emitting 3000 lumens or more must be full cutoff addressed. fixtures. 24 Light levels exceeding 30 footcandles are not appropriate for display lots in the Entrance Corridors. Lower light levels will apply to most other uses in the Entrance Corridors. 25 Light should have the appearance of white light with a warm soft glow; however, a consistent appearance throughout a site or development is required. Consequently, if existing lamps that emit non -white light are to remain, new lamps may be required to match them. 26 Dark brown, dark bronze, or black are appropriate colors for free- This is addressed by item J on page 2 None. standing pole mounted light fixtures in the Entrance Corridors. and in the drawings. The proposed color is black. 27 The height and scale of freestanding, pole -mounted light fixtures should This is addressed by item J on page 2 None. be compatible with the height and scale of the buildings and the sites and in the drawings. Pole height is they are illuminating, and with the use of the site. Typically, the height 20'. of freestanding pole -mounted light fixtures in the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that exceed 20 feet in height will typically require additional screening to achieve an appropriate appearance from the Entrance Corridor. 28 In determining the appropriateness of lighting fixtures for the Entrance This is addressed by item J on page 2 None. Corridors, the individual context of the site will be taken into and in the drawings. This guideline consideration on a case by case basis. has been adequately addressed. 29 The following note should be included on the lighting plan: "Each This note is not on the plans as it The standard lighting note outdoor luminaire equipped with a lamp that emits 3,000 or more initial relates to "full cutoff luminaires". should be added to the site lumens shall be a full cutoff luminaire and shall be arranged or shielded plan. 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." Guidelines for the Use of Decorative Landscape Lighting 30 light used for decorative effect shall: There is no indication of decorative None. a. be compatible with the character of the Entrance Corridor. lighting. Compatibility of exterior lighting and lighting fixtures is assessed in terms of design, use, size, scale, color, and brightness. b. impact only the immediate site. The effect of the illumination should not be discernible from distances along the Entrance Corridor. 31 Where used for decorative effect, outdoor light fixtures shall: Not applicable. None. a. be equipped with automatic timing devices and shall be extinguished between the hours of 11:00 p.m. and dawn. b. be shielded and focused to eliminate glare. Glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of mounting height, wattage, aiming angle, fixture placement, etc. c. be cutoff luminaires, aimed so as not to project their output beyond the objects intended to be illuminated; or non -cutoff luminaires, equipped with glare shields, visors, barn doors, and/or other similar shielding accessories as required to meet the following criteria: Light distribution from all lighting installations shall be cut-off at all angles beyond those required to restrict direct illumination to within the perimeter of the landscape feature being illuminated. d. never exceed 3,000 lumens. Further restrictions on lumens may be imposed by the ARB. e. not be modified to reflect seasonal colors. f. be of a number that is compatible with the scale of the object and the development to be illuminated, such that the light emitted will not over - illuminate or overpower the site, as determined by the ARB. Landscaping 32 Landscaping along the frontage of Entrance Corridor streets should This is discussed and addressed on Revise the plant schedule to include the following: page 2 in items L, M and N. The identify shrub heights in a. Large shade trees should be planted parallel to the Entrance Corridor area of development does not front addition to container size. Street. Such trees should be at least 3'V2 inches caliper (measured 6 the EC street. Planting heights for Minimum planting heights inches above the ground) and should be of a plant species common to shrubs are 18" and 24". Height should be 24" for shrubs the area. Such trees should be located at least every 35 feet on center. should be 24" minimum. Along Old fronting the street, entry b. Flowering ornamental trees of a species common to the area should be Lynchburg Road the street trees may drive, and building. Assure interspersed among the trees required by the preceding paragraph. The interfere with underground and that the frontage trees are ornamental trees need not alternate one for one with the large shade trees. overhead utilities and easements. not within easements or tall They may be planted among the large shade trees in a less regular spacing enough to interfere with pattern. overhead lines. Otherwise, c. In situations where appropriate, a three or four board fence or low an alternate tree selection stone wall, typical of the area, should align the frontage of the Entrance might be warranted. 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: This is discussed and addressed on Assure that the frontage a. Large trees should be planted parallel to all interior roads. Such trees page 2 in items L, M and N and on trees are not within should be at least 2'/2 inches caliper (measured six inches above the the landscape plan. These guidelines easements or tall enough to ground) and should be of a plant species common to the area. Such trees have been adequately addressed, interfere with overhead should be located at least every 40 feet on center. with the exception of the trees and possible utility conflicts along Old lines. Otherwise, an alternate tree selection 34 Landscaping along interior pedestrian ways: a. Medium trees should be planted parallel to all interior pedestrian Lynchburg Road. might be warranted. ways. Such trees should be at least 2V2inches 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: a. Large trees should align the perimeter of parking areas, located 40 feet on center. Trees should be planted in the interior of parking 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 V2 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. 36 Landscaping of buildings and other structures: a. Trees or other vegetation should be planted along the front of long buildings as necessary to soften the 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 approved by the Staff based upon but not limited to the 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 landscape plan: This note is not on the landscape The note should be added "All site plantings of trees and shrubs shall be allowed to reach, and be plan of the site plan. to the site plan. 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." Site Development and layout Development paftern 39 The relationship of buildings and other structures to the Entrance Effort has been made to locate and None. Corridor street and to other development within the corridor should be as orient the building on the site in a follows: way that avoids the main wooded a. An organized pattern of roads, service lanes, bike paths, and area and slopes. Plantings are pedestrian walks should guide the layout of the site. spaced in accordance with county b. In general, buildings fronting the Entrance Corridor street should be guidelines and located to avoid parallel to the street. Building groupings should be arranged to parallel utilities and other features. As stated the Entrance Corridor street. earlier, the building scale is of a c. Provisions should be made for connections to adjacent pedestrian and residential character, which does not vehicular circulation systems. overwhelm the site and setting. This d. Open spaces should be tied into surrounding areas to provide is discussed and addressed on pages continuity within the Entrance Corridor. 1 & 2 in items C, D, E and M. 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 40 Site grading should maintain the basic relationship of the site to Grading issues are addressed on page None. surrounding conditions by limiting the use of retaining walls and by 1, item N. These guidelines have shaping the terrain through the use of smooth, rounded land forms that been adequately addressed. 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. 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 point of discussion: 1. The heights of shrubs along the building/site frontages being shown as 24" and 18" and whether they should all be 24". 2. Potential conflicts between trees along Old Lynchburg Road and utility lines and easements. Staff recommends approval of a Certificate of Appropriateness, pending staff administrative approval of the following conditions: 1. The following note should be added to the site plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 2. 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." 3. The following note should be added to the landscape 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." 4. Revise the plant schedule to identify all shrub heights fronting the street, entry drive or building at 24". 5. Assurances will need to be provided that trees along Old Lynchburg Road will not conflict with utility lines or easements or trees will be relocated and/or alternate species selected, as appropriate. 10 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date L1.00 Cover Sheet 7/5/2016 L1.01 Existing Conditions 1 7/5/2016 L1.02 Existing Conditions 2 7/5/2016 L1.03 Layout Plan 7/5/2016 L1.04 Grading and Utility Plan 7/5/2016 L1.05 Landscape Plan 7/5/2016 L1.06 Site Details 7/5/2016 L1.07 Planting Details 7/5/2016 L1.08 Photometric Plan 7/5/2016 L1.09 Lighting Details 7/5/2016 Al Main Floor Plan 7/1/2016 A2 Roof Plan 7/1/2016 A3 Front and Rear Elevations 7/1/2016 I Table of Contents 7/5/2016 1 Project Narrative 7/5/2016 2 Project Narrative 7/5/2016 3 Vicinity Map 7/5/2016 4 Existing Conditions, Topography 7/5/2016 5 Existing Conditions, Viewshed from I-64 7/5/2016 6 Existing Conditions, Aerial from North of Site and I-64 7/5/2016 7 Existing Conditions, East Bound on I-64 7/5/2016 8 Existing Conditions, West Bound on I-64 7/5/2016 9 Existing Conditions, Proposed Site at Intersection 7/5/2016 10 Adjacent Context 7/5/2016 11 Proposed Conditions, East Bound on I-64 7/5/2016 12 Site Selection, Through Old Lynchburg Road and I-64 7/5/2016 Building Materials: Aluminum storefront; Woodtone Rustic Series fiber cement "Old Cherry"; asphalt shingle; window glass (1/4" SN 66 2nd surface Guardian and '/a" clear); spandrel glass: Opaci-coat-300 #3-0770 Warm Gray 6mm PPG Clear; Paint: Benjamin Moore HC-166, 1474 and 1476; 11