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HomeMy WebLinkAboutARB201700002 Staff Report 2017-02-22ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2017-02: Airport Pedestrian Access Ramp and Canopy Review Type Amendment to a Certificate of Appropriateness Parcel Identification 03200000001000 Location In the airport parking lot, west of Airport and Dickerson Roads. Zoned Rural Areas (RA)/Entrance Corridor (EC) Owner/Applicant Charlottesville -Albemarle Airport Authority/Talbert & Bright (Christopher R. Jaeger) Magisterial District White Hall Proposal To replace one existing stairway that leads from the long-term parking lot to the terminal building with a covered and illuminated ramp, and to install illuminated canopies over two other existing stairs. Future work includes the addition of canopies over walkways leading from the terminal building to the various parking lots. Context and Visibility The airport property is located at the terminus of the Airport Road Entrance Corridor. The stairs and ramps are located at the west end of the airport's main parking lot, which is situated at a lower level than the airport terminal building, and at least 600' from the EC street. The stairs and ramps will be visible from the Entrance Corridor, though at a distance. The canopies proposed over the ramp and stair will make these elements more noticeable than they currently are. ARB Meeting Date February 21, 2017 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB has reviewed a number of applications for construction at the airport, including parking expansions, the addition of a hangar, and signage. A Letter of Revision was approved on August 24, 2016 to replace the steps leading from the long-term parking lot to the airport terminal building. The steps were replaced in the same location using pre -cast concrete treads, brick risers and handrails matching those that lead from the airport to the elevator. REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development within the Proposed materials and colors for Approval of an ARB designated Entrance Corridors is to insure that new development within the the ramp, canopies over the ramp application for a corridors reflects the traditional architecture of the area. Therefore, it is the and stairs, and future canopies Countywide Certificate of purpose of ARB review and of these Guidelines, that proposed over walkways (red brick, pre -cast Appropriateness will be development within the designated Entrance Corridors reflect elements of concrete, mortar and white metal) required for the sidewalk design characteristic of the significant historical landmarks, buildings, and match existing materials and canopy project. structures of the Charlottesville and Albemarle area, and to promote orderly colors in the airport building and and attractive development within these corridors. Applicants should note associated structures. This will that replication of historic structures is neither required nor desired. establish compatibility between the new ramp and canopies and the 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, and existing development. However, vegetation. In order to accomplish the integration of buildings, land, and the canopies and their white finish vegetation characteristic of these sites, the Guidelines require attention to will make the ramp, stairs and four primary factors: compatibility with significant historic sites in the area; walkways more noticeable from the character of the Entrance Corridor; site development and layout; and the street. The new structures have landscaping. no particular connection to the historic architecture of the area, 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically significant buildings but they are consistent with the in the Charlottesville and Albemarle area. Photographs of historic buildings contemporary architecture of the in the area, as well as drawings of architectural features, which provide airport. The work is expected to important examples of this tradition are contained in Appendix A. maintain the appearance of a cohesive whole. A staff level 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 review of the sidewalk canopy structures is not intended to impose a rigid design solution for new project is recommended. 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. 5 It is also an important objective of the Guidelines to establish a pattern 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. 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. 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 be The canopies rise approximately None. integral to the building and site design. 12' — 15' above the stairs and ramp. The canopy roofs, posts and 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or vegetation, or both. railings add elements of human scale along the length of the stairs 14 Arcades, colonnades, or other architectural connecting devices should be used to unify groups of buildings within a development. and ramp. The canopies over the ramp and stairs, and the future canopies planned for the walkways, will add an element of human scale that helps break up the openness of the site. The canopies will help establish a unified appearance throughout the site. 15 Trademark buildings and related features should be modified to meet the The proposal is not a trademark None. requirements of the Guidelines. design. 16 Window glass in the Entrance Corridors should not be highly tinted or highly No new window glass is proposed. None. reflective. 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%. 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 The ramp and stairs will appear None. plan of development and shall, to the extent possible, be compatible with integrated with the existing the building designs used on the site. development through the use of consistent materials and colors. 18 The following should be located to eliminate visibility from the Entrance No equipment or service areas are None. Corridor street. If, after appropriate siting, these features will still have a proposed. 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 into The proposed development will None. the natural topography to avoid the need for screening. When visible from the use existing stormwater Entrance Corridor street, these features must be fully integrated into the management facilities. landscape. They should not have the appearance of 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 plan: No mechanical equipment is None. "Visibility of all mechanical equipment from the Entrance Corridor shall be expected to be visible from the EC. eliminated." Lighting 22 Light should be contained on the site and not spill over onto adjacent The location of the stairs and ramp None. properties or streets; is internal to the site such that spillover won't be an issue. 23 Light should be shielded, recessed or flush -mounted to eliminate glare. All Twelve lights are proposed for the Revise the light fixtures fixtures with lamps emitting 3000 lumens or more must be full cutoff ramp. Four lights are proposed for to emit less than 3000 fixtures. each of the stairways. The lumens, or move the proposed fixtures are uplights fixtures to locations in mounted to the canopy columns. which the canopy The fixtures are directed at the structure can perform the canopy ceiling and are meant to full cutoff function. reflect off the ceiling. The ro osed fixtures emit more than 3,000 lumens. They have a visor that cuts off some of the illumination, but they are not full cutoff fixtures. They are not flush mounted and are not fully recessed. Consequently, to meet ordinance requirements, the fixtures would need to be revised to fixtures that emit less than 3000 lumens, or they would need to be moved to locations that would allow the canopy structure to erform the full cutoff function. 24 Light levels exceeding 30 footcandles are not appropriate for display lots in Illumination at ground level in the Provide photometric the Entrance Corridors. Lower light levels will apply to most other uses in stairs reaches a maximum of 17 fc. plans that are legible at the Entrance Corridors. Illumination at ground level in the the size printed. Ensure ramp reaches 18 fc. The that illumination at the photometric plans are very small ground does not exceed and hard to read. 20 fc. 25 Light should have the appearance of white light with a warm soft glow; The proposed fixtures are fitted None. however, a consistent appearance throughout a site or development is with LED lamps. Parking lot required. Consequently, if existing lamps that emit non -white light are to lights, in the most recent satellite remain, new lamps may be required to match them. and employee parking lot expansions located south of the main parking lot, have LED lamps. 26 Dark brown, dark bronze, or black are appropriate colors for free-standing Pole -mounted parking lot lights None. pole mounted light fixtures in the Entrance Corridors. are not proposed. The proposed fixtures have a white finish that would coordinate with the canopy color. 27 The height and scale of freestanding, pole -mounted light fixtures should be The proposed fixtures would be None. compatible with the height and scale of the buildings and the sites they are mounted well below 20'. illuminating, and with the use of the site. Typically, the height 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 The up -lights shine on the canopy Revise the light fixtures Corridors, the individual context of the site will be taken into consideration ceilings. Illumination on the to eliminate the excessive on a case by case basis. ceiling of the stair canopies illumination on the reaches a maximum of 305 fc. canopy ceilings. (This value was revised to be 138 after the initial submission to the Use an LLF of 1.0 for all ARB, but 138 is still too high. lighting calculations. Also, an LLF of .85 was used in the revised calculations.) Illumination on the ceiling of the ramp canopies reaches over 100 fc. Although the canopy ceilings will not likely be visible from the EC, the bright glow reflecting off the ceilings is expected to be noticeable and to appear out of place in the generally dark surroundings. Using downlights to illuminate the walkways could reduce the glow. If up -lights are needed, using fixtures that emit significantly fewer lumens could also reduce the glow. 29 The following note should be included on the lighting plan: "Each outdoor The note is on the plan. None. 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. 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 Decorative landscape lighting is None. not proposed. Landscaping 7 The requirements of the Guidelines regarding landscaping are intended to The proposal does not include None. reflect the landscaping characteristic of many of the area's significant work adjacent to the EC street. historic sites which is characterized by large shade trees and lawns. Landscaping should promote visual order within the 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 previously required street trees None. a. Large trees should be planted parallel to all interior roads. Such trees have been removed from along any should be at least 2'/2 inches caliper (measured six inches above the ground) interior roads. 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: Some shrubs and other plantings Consider adding two a. Medium trees should be planted parallel to all interior pedestrian ways. would be removed from the area medium shade trees, 2%2" Such trees should be at least 2%2 inches caliper (measured six inches above around the existing stair located caliper at planting, on the ground) and should be of a species common to the area. Such trees just north of the elevator. No each side of the should be located at least every 25 feet on center. replacement plants are proposed. No new planting is proposed along stairways. 36 Landscaping of buildings and other structures: a. Trees or other vegetation should be planted along the front of long the stairs or ramp. Although shrubs buildings as necessary to soften the appearance of exterior walls. The would not have much impact as spacing, size, and type of such trees or vegetation should be determined by viewed from the EC, at 25' on the length, height, and blankness of such walls. center, two trees could be added on b. Shrubs should be used to integrate the site, buildings, and other each side of the stairways. Existing structures; dumpsters, accessory buildings and structures; "drive thru" pipes limit the space available for windows; service areas; and signs. Shrubs should measure at least 24 inches planting on the north side of the in height. ramp. 35 Landscaping of parking areas: No parking is being added with Relocate the parking lot a. Large trees should align the perimeter of parking areas, located 40 feet on this proposal. The ramp will tree that is to be removed center. Trees should be planted in the interior of parking areas at the rate of eliminate several parking spaces in to another location one tree for every 10 parking spaces provided and should be evenly the vicinity of the elevator. It within, or adjacent to, the distributed throughout the interior of the parking area. appears that one parking lot tree parking lot. b. Trees required by the preceding paragraph should measure 2'/2 inches between the elevator and the caliper (measured six inches above the ground); should be evenly spaced; parking spaces will be removed. 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. 37 Plant species: a. Plant species required should be as approved by the Staff No new plants are currently None. based upon but not limited to the Generic Landscape Plan Recommended proposed. Species List and Native Plants or Virginia Landscapes (Appendix D). 38 Plant health: The following note should be added to the landscape plan: "All If plants are added to the proposal, If plants are added to the site plantings of trees and shrubs shall be allowed to reach, and be the standard plant health note will proposal, add the maintained at, mature height; the topping of trees is prohibited. Shrubs and be needed on the plan. standard plant health note trees shall be pruned minimally and only to support the overall health of the to the plan. plant." Development paftern and Grading 6 Site development should be sensitive to the existing natural landscape and The site is already graded and None. should contribute to the creation of an organized development plan. This developed and the stairs that will may be accomplished, to the extent practical, by preserving the trees and receive canopies are existing. A rolling terrain typical of the area; planting new trees along streets and stair currently stands where the pedestrian ways and choosing species that reflect native forest elements; ramp is proposed. The ramp insuring that any grading will blend into the surrounding topography extends into the row of parking thereby creating a continuous landscape; preserving, to the extent practical, located closest to the airport existing significant river and stream valleys which may be located on the terminal building, but its central site and integrating these features into the design of surrounding location near the elevator and main development; and limiting the building mass and height to a scale that does entrance is reasonable. not overpower the natural settings of the site, or the Entrance Corridor. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor street. c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. d. Open spaces should be tied into surrounding areas to provide continuity within the Entrance Corridor. e. If significant natural features exist on the site (including creek valleys, steep slopes, significant trees or rock outcroppings), to the extent practical, then such natural features should be reflected in the site layout. If the provisions of Section 32.5.6.n of the Albemarle County Zoning Ordinance apply, then improvements required by that section should be located so as to maximize the use of existing features in screening such improvements from Entrance Corridor streets. f. The placement of structures on the site should respect existing views and vistas on and around the site. 40 Site grading should maintain the basic relationship of the site to surrounding conditions by limiting the use of retaining walls and by shaping the terrain through the use of smooth, rounded land forms that 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 There are no existing trees to None. trees or other existing features designated for preservation in the final remain with the project area. 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. 1.100T1uMW&Oa9OccI]U1UI040IMIY[13M Staff recommends the following as the primary points of discussion: 1. The impact of the glow reflecting off the canopy ceilings on the EC. 2. The white finish of the ramp and stair canopies and the increased noticeability from the EC. 3. The need for trees along the stairs. 4. Staff level review/approval for the future walkway canopies. Staff recommends approval with the following conditions: 1. Revise the light fixtures to emit less than 3000 lumens, or move the fixtures to locations in which the canopy structure can perform the full cutoff function. 2. Provide photometric plans that are legible at the size printed. Ensure that illumination at the ground does not exceed 20 fc. 3. Revise the light fixtures to eliminate the excessive illumination on the canopy ceilings. 4. Use an LLF of 1.0 for all lighting calculations. 5. Consider adding two medium shade trees, 2%" caliper at planting, on each side of the stairways. 6. Relocate the parking lot tree that is to be removed to another location within, or adjacent to, the parking lot. 7. If plants are added to the proposal, add the standard plant health note to 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." 8. Approval of an ARB application for a Countywide Certificate of Appropriateness will be required for the sidewalk canopy project. 10 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Date Sheet # Drawing Name Date 1 of 10 Cover Sheet 1/2017 S301 Stair Canopy 1/2017 2 of 10 General Layout 1/2017 S401 Stair Canopy 1/2017 2A of 10 Future Covered Walkway Locations 1/2017 1 of Cover (SDP2014-19 Surface Parking Expansion /LOR#1) 7/15/2015 3 of 10 Maintenance of Traffic & Pedestrian Signage Plan 1/2017 4 of 27 Managed Steep Slopes and Albemarle County Notes (SDP2014-19 Surface Parking Expansion - Major Amendment) 7/25/2014 4 of 10 Demolition Plan 1/2017 Booklet Project Description 1/23/2017 5 of 10 Site & Geometric Plan 1/2017 Materials List 1/23/2017 6 of 10 Grading & Drainage Plan 1/2017 Overhead Aerial View of Long Term Parking Lot and Project Area 7 of 10 Sediment & Erosion Control Notes & Details 1/2017 Entrance Corridor View 8 of 10 Sidewalk & Drainage Details 1/2017 Architect's Rendering Ramp & Canopy System 9 of 10 Electrical Details 1/2017 Architect's Rendering — Stair Canopy System 10 of 10 Miscellaneous Details 1/2017 Photo of Existing Terminal Curbside Drop -Off Canopy and Short Term Parking Exit Lane A101 Ramp Plan 1/2017 Brick Material Photos (Existing Terminal Brick Wall, Proposed Brick and Mortar, Proposed Brick Color Variety Selection) A201 Elevations 1/2017 Lighting Product Data A301 Sections 1/2017 Ramp Lighting — Photometric Plan, Renderings 7/15/2016 A401 Ramp Reflected Plan Ceiling 1/2017 Stair Lighting — Photometric Plan, Renderings 1/12/2017 A501 Ramp Roof Plan 1/2017 Concept Sketch — Future Covered Walkways S101 Foundation Plan 1/2017 Aerial View Future Covered Walkways Layout S201 Structural Framing Plan 1/2017 Materials List Brick: Boral Bricks, Mainstreet Collections, Salisbury, full range wirecut Wall capping stone: pre -cast concrete, color to match new stair pre -cast treads Mortar: Workrite colored masonry cement type S, Color 2906 "Old Colonial" Handrail: Steel with high performance coating, design to match existing railings at elevator and new stairs; Primer: Sherwin Williams Macropoxy 646 Fast Cure Epoxy; Finish: Sherwin Williams HP Polyurethane, black gloss Columns: Steel with high performance coating, design to match existing columns at short term lot; ramp: 12" square columns; Steps: 10" square columns; Primer: Sherwin Williams Macropoxy 646 Fast Cure Epoxy; Finish: Sherwin Williams HP Polyurethane, white semi -gloss Canopies: Standing seam metal, white to match existing drop -of canopy at terminal Canopy Lighting: Elliptipar Style 172, 17" wide LED, 7569 lumens with cutoff visor, uplights mounted to columns to reflect light off ceiling, white finish; ramp to have 12 lights; steps to have 4 lights Canopy drainage & snow/ice protection: white aluminum gutter, white snow guards 11 12