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HomeMy WebLinkAboutARB201700057 Staff Report 2017-07-14ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2017-57: Albemarle Countertop Company Review Type Preliminary Site Plan Parcel Identification 061000000005A1 Location 2817 Hydraulic Road Zoned Light Industry (LI)/Entrance Corridor (EC) Owner/Applicant Two Little Ladies LLC/Erin Root Magisterial District Jack Jouett Proposal To renovate an existing building, to construct a building addition, and to renovate landscaping. Context Hydraulic Road contains a mix of development, including one-story commercial and office buildings, churches, multi- story apartment buildings, a high school and a cemetery. Building materials in the area include brick, EIFS siding, and metal panels. Many — but not all — of the buildings in the vicinity pre -date the establishment of the Hydraulic Road Entrance Corridor. Visibility The existing building is readily visible from the EC. The addition and renovation work are proposed for the EC side of the building, so they will also be readily visible. ARB Meeting Date July 17, 2017 Staff Contact Margaret Maliszewski PROJECT HISTORY: The ARB has reviewed no previous proposals for this property. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development within the The existing building predates the Submit material/color designated Entrance Corridors is to insure that new development establishment of the Hydraulic Road samples for review. within the corridors reflects the traditional architecture of the area. Entrance Corridor and it does not exhibit Therefore, it is the purpose of ARB review and of these ties to the significant historic buildings of Guidelines, that proposed development within the designated the area. The proposed addition and Entrance Corridors reflect elements of design characteristic of the renovation will not create this tie in terms significant historical landmarks, buildings, and structures of the of form or detail. Soapstone is a proposed Charlottesville and Albemarle area, and to promote orderly and facing material for two walls of the eastern attractive development within these corridors. Applicants should bay (the design center) of the building. note that replication of historic structures is neither required nor Soapstone is a local stone, so this desired. establishes a minimal connection to local history and architecture. Covering the 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, existing concrete block walls with a local land, and vegetation. In order to accomplish the integration of stone is a positive factor of the proposal. buildings, land, and vegetation characteristic of these sites, the Guidelines require attention to four primary factors: compatibility A Neolith product is proposed as the facing with significant historic sites in the area; the character of the material for the addition (showroom) and Entrance Corridor; site development and layout; and landscaping. EC -facing elevation of the taller concrete block bays of the building. Neolith is 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically described as a sintered compact surface significant buildings in the Charlottesville and Albemarle area. and is composed of granite minerals, glass Photographs of historic buildings in the area, as well as drawings minerals and silica, and natural oxides of architectural features, which provide important examples of this combined under intense heat and pressure. tradition are contained in Appendix A. Skyline "Arctic white" is the proposed color. If the Neolith product looks like 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's stone, it could help strengthen the tie to historic structures is not intended to impose a rigid design solution local history and architecture. Material for new development. Replication of the design of the important samples have not yet been provided for historic sites in the area is neither intended nor desired. The review. Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture The contrasting colors of the soapstone and which is contemporary as well as traditional. The Guidelines allow Neolith, and the difference in the direction individuality in design to accommodate varying tastes as well as of the application (vertical vs. horizontal) special functional requirements. will tend to increase the visual impact of 9 Building forms and features, including roofs, windows, doors, the materials. The varying sizes of the materials, colors and textures should be compatible with the forms Neolith panels, the size and application of and features of the significant historic buildings in the area, the soapstone, and the size, shape and exemplified by (but not limited to) the buildings described in detailing of the windows are not Appendix A [of the design guidelines]. The standard of reminiscent of the area's historic buildings. compatibility can be met through scale, materials, and forms Although the connection to historic which may be embodied in architecture which is contemporary as architecture of the area will be minimal well as traditional. The replication of important historic sites in with this proposal, it will be an increase Albemarle County is not the objective of these guidelines. over the existing condition. 5 It is also an important objective of the Guidelines to establish a The applicant has cited the Regal Cinema, None. pattern of compatible architectural characteristics throughout the Trader Joe's and Albemarle High School Entrance Corridor in order to achieve unity and coherence. as precedents for this proposal in terms of Building designs should demonstrate sensitivity to other nearby variation in size and application of structures within the Entrance Corridor. Where a designated materials. The size and application do not corridor is substantially developed, these Guidelines require have a strong tie to the historic architecture striking a careful balance between harmonizing new development of the area, but the quality, texture and with the existing character of the corridor and achieving color of the new materials will be an compatibility with the significant historic sites in the area. improvement over the existing condition. 10 Buildings should relate to their site and the surrounding context of buildings. 11 The overall design of buildings should have human scale. Scale The varying application of "stone" in None. should be integral to the building and site design. vertical and horizontal directions is intended to establish an appropriate scale. The Neolith material is proposed to be installed with space between the panels. This application is expected to establish a texture and pattern that can reduce the perceived scale of the larger building blocks. The window openings, paving, planting and dimensions of the stone panels are expected to contribute to a feeling of human scale in the building. The stepped building forms also help break down the mass of the overall building. 12 Architecture proposed within the Entrance Corridor should use The use of stone on both the building None. forms, shapes, scale, and materials to create a cohesive whole. fagade and the paved entrance helps establish a cohesive whole. 13 Any appearance of "blankness" resulting from building design In the front, eastern block of the building, Provide a treatment for should be relieved using design detail or vegetation, or both. the windows and the doors would be the northern elevation of removed from the EC -facing elevation and the front (east) building two windows would be incorporated into bay that maintains a the south elevation. Consequently, the connection to the degree of blankness in this part of the renovated front elevation. building would be increased. The texture established by the stone may help relieve Clarify on the plans the the impact of the lack of fenestration on intention for the existing the front elevation. Alternate landscaping vegetation at the east may also assist in this regard. corner of the building/site. The plan diagram suggests that no changes are proposed for the right side elevation of Provide landscaping at the building. This is expected to have a the eastern bay to relieve jarring appearance for the eastern bay, blankness. particularly if the existing vegetation in this area is to be removed. 36 Landscaping of buildings and other structures: Ground cover is proposed at the base of the a. Trees or other vegetation should be planted along the front of front elevation of the addition. The row of long buildings as necessary to soften the appearance of exterior Gingko trees will soften the appearance of walls. The spacing, size, and type of such trees or vegetation the addition. should be determined by the length, height, and blankness of such walls. No shrubs are proposed. 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. 14 Arcades, colonnades, or other architectural connecting devices The use of stone materials is meant to None. should be used to unify groups of buildings within a development. unify the parts of the building. 15 Trademark buildings and related features should be modified to This is not a trademark design. None. meet the requirements of the Guidelines. 16 Window glass in the Entrance Corridors should not be highly tinted Windows are proposed, but window glass Indicate on the elevation or highly reflective. Window glass in the Entrance Corridors information has not yet been submitted for drawings the type of should meet the following criteria: Visible light transmittance review. window glass proposed. (VLT) shall not drop below 4001o. Visible light reflectance (VLR) Provide specs. Include shall not exceed 30%. Specifications on the proposed window the standard window glass should be submitted with the application for final review. glass note on the elevation drawings and show that the criteria are being met. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the A heat pump and gas meter are shown None. overall plan of development and shall, to the extent possible, be behind the building, not visible from the compatible with the building designs used on the site. 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 o£ a. Walls, b. Plantings, and c. Fencing. 20 Surface runoff structures and detention ponds should be designed to No new stormwater facilities are shown on None. fit into the natural topography to avoid the need for screening. When the plan. 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 site and Add the standard architectural plan: "Visibility of all mechanical equipment from the architectural drawings. mechanical equipment Entrance Corridor shall be eliminated." note to the site and architectural drawings. Indicate if any ground- or building -mounted equipment beyond that shown on sheet 7 is proposed. Lighting No new lighting is shown on the plan. Revise the site and architectural drawings to show all proposed ground- and building - mounted lighting. Provide a complete lighting plan for review. Landscaping 7 The requirements of the Guidelines regarding landscaping are There are currently no EC frontage trees or Provide a complete intended to reflect the landscaping characteristic of many of the shrubs at this site, and utilities and landscape schedule with area's significant historic sites which is characterized by large easements run across the frontage. A row the next submittal. shade trees and lawns. Landscaping should promote visual order of 5 closely -spaced Gingko trees is within the Entrance Corridor and help to integrate buildings into proposed. The row is aligned with the front Provide the required large the existing environment of the corridor. wall of the northern building bay. In this location, the trees will appear to be shade trees in locations that have the appearance 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar associated with the building, not the street. of street trees. characteristics. Such common elements allow for more flexibility There appears to be a few feet of available in the design of structures because common landscape features space to move the row closer to the street, Provide tree spacing will help to harmonize the appearance of development as seen but still outside the utilities and easements. appropriate for the from the street upon which the Corridor is centered. The Gingko is a large tree that typically grows 50'-80' high x 30'- 40' wide. The 8' species. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: spacing illustrated on the plan is likely too Provide the ornamental a. Large shade trees should be planted parallel to the Entrance close. One additional Gingko is proposed grasses in a configuration Corridor Street. Such trees should be at least 3'/z inches caliper near the east corner of the building. that appears organized (measured 6 inches above the ground) and should be of a plant and harmonious when species common to the area. Such trees should be located at least Ornamental grasses (Big Bluestem, which viewed from the EC every 35 feet on center. grow 4'-6' high x 2'-3' wide) are proposed street. b. Flowering ornamental trees of a species common to the area south of the row of trees, arranged should be interspersed among the trees required by the preceding primarily in rows running perpendicular to paragraph. The ornamental trees need not alternate one for one with the street. The applicant notes that the the large shade trees. They may be planted among the large shade configuration follows from the pattern of trees in a less regular spacing pattern. the pavers, frames views of the building, c. In situations where appropriate, a three or four board fence or establishes a connection with the low stone wall, typical of the area, should align the frontage of the freestanding sign (that will be proposed), Entrance Corridor street. and filters street noise. This is a pon- d. An area of sufficient width to accommodate the foregoing traditional configuration that would not plantings and fencing should be reserved parallel to the Entrance enhance continuity along the corridor. Corridor street, and exclusive of road right-of-way and utility easements. Plant sizes have not been provided. 33 Landscaping along interior roads: No new interior roads are proposed. An None. a. Large trees should be planted parallel to all interior roads. Such interior travelway already exists. No trees should be at least 21/2 inches caliper (measured six inches changes are proposed. 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: A new paved entrance area is proposed in None. a. Medium trees should be planted parallel to all interior front of the addition and new building pedestrian ways. Such trees should be at least 2'/2 inches caliper entrance. The Gingko trees are proposed at (measured six inches above the ground) and should be of a species the edge of this area. common to the area. Such trees should be located at least every 25 feet on center. 35 Landscaping of parking areas: Some of the existing parking/paved area None. a. Large trees should align the perimeter of parking areas, located would be removed for this proposal. No 40 feet on center. Trees should be planted in the interior of parking new/additional parking area is proposed. 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'h 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. 37 Plant species: a. Plant species required should be as approved by The proposed plants are included in the None. the Staff based upon but not limited to the Generic Landscape various lists. Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The following note should be added to the landscape The note is needed on the plans. Add the standard plant plan: "All site plantings of trees and shrubs shall be allowed to health note to the plans. reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." Development paftern 6 Site development should be sensitive to the existing natural Some trees and shrubs would need to be Clearly indicate on the landscape and should contribute to the creation of an organized removed to accommodate the proposed site plan the existing development plan. This may be accomplished, to the extent development. These should be identified landscaping that is practical, by preserving the trees and rolling terrain typical of the on a demolition plan. proposed to be removed. area; planting new trees along streets and pedestrian ways and choosing species that reflect native forest elements; insuring that The proposed addition is oriented parallel any grading will blend into the surrounding topography thereby to the EC street. The addition will take the creating a continuous landscape; preserving, to the extent place of paved parking area. practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design No sidewalks exist along the frontage of of surrounding development; and limiting the building mass and this parcel and no new sidewalk is height to a scale that does not overpower the natural settings of the proposed. site, or the Entrance Corridor. The site is already developed. There are no 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor significant natural features or open space. should be as follows: a. An organized pattern of roads, service lanes, bike paths, and Views are not expected to be negatively pedestrian walks should guide the layout of the site. impacted by this proposal. 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 40 Site grading should maintain the basic relationship of the site to The site has already been graded. The plan None. surrounding conditions by limiting the use of retaining walls and by shows no proposed grading. 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 Some trees and shrubs would need to be Clearly indicate on the of any trees or other existing features designated for preservation in removed to accommodate the proposed site plan the existing the final Certificate of Appropriateness. Adequate tree protection development. These should be identified landscaping that is fencing should be shown on, and coordinated throughout, the on a demolition plan. There appear to be proposed to be removed. grading, landscaping and erosion and sediment control plans. no existing trees to remain in the vicinity of the proposed work. 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 No new stormwater facilities have been None. patterns) should be incorporated into the finished site to the extent proposed. possible. SIGNS A new freestanding sign will be proposed Note that if any sign will for this site. (A separate sign application be located in an will follow later, with a complete sign easement, a letter of review.) As illustrated in the current approval from the proposal, the sign is a slab of sandstone easement holder will be with the words "Albemarle Countertop required. Company" etched on the sides. If the proposed building renovation is completed as proposed, the sign will appear integrated with the development. The sign location, however, may interfere with existing utilities/easements. If the sign will be located in an easement, a letter of approval from the easement holder(s) will be required. Staff recommends the following as the primary points of discussion: 1. The elimination of windows and doors on the EC -facing elevation of the eastern bay of the building. 2. Treatment of the northern (right) building elevation. 3. The proposed building materials, and the application of materials. 4. The placement and spacing of proposed trees. 5. The proposed configuration of ornamental grasses; the lack of shrubs in the design. Staff offers the following comments on the proposal: 1. Submit material/color samples for review. 2. Provide a treatment for the northern (right) elevation of the front (eastern) building bay to maintain a connection to the renovated front elevation. 3. Clarify on the plans the intention for the existing vegetation at the east corner of the building/site. 4. Provide landscaping at the eastern building bay to relieve blankness. 5. Indicate on the elevation drawings the type of window glass proposed. Provide specs. Include the standard window glass note on the elevation drawings and show that the criteria are being met. 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%. 6. Add the standard mechanical equipment note to the site and architectural drawings. Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. 7. Indicate if any ground- or building -mounted equipment beyond that shown on sheet 7 is proposed. 8. Revise the site and architectural drawings to show all proposed ground- and building -mounted lighting. Provide a complete lighting plan for review. 9. Provide a complete landscape schedule with the next submittal. 10. Provide the required large shade trees in locations that have the appearance of street trees. 11. Provide tree spacing appropriate for the species. 12. Provide the ornamental grasses in a configuration that appears organized and harmonious when viewed from the EC street. 13. Add the standard plant health note to the plans. 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. 14. Clearly indicate on the site plan the existing landscaping that is proposed to be removed. 15. Note that if any sign will be located in an easement, a letter of approval from the easement holder will be required. 10 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawin Date 5 Context map June 5, 2017 6 Existing Site Conditions June 5, 2017 7 Scope of Design Proposal (diagram) June 5, 2017 8 Existing Building Conditions (photos) June 5, 2017 9 Entrance Corridor Map June 5, 2017 10-14 Precedent photos June 5, 2017 15 Existing Conditions (plan with topo) June 5, 2017 16 Proposed Site Design Plan June 5, 2017 17 Proposed Building Design Plan June 5, 2017 18 Front Facade Perspective June 5, 2017 19 Section Perspective June 5, 2017 20 Front Facade Perspectives June 5, 2017 21 Front and Side Elevations June 5, 2017 11