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HomeMy WebLinkAboutARB201700115 Staff Report 2017-11-27ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2017-115: Sapon & Swisher Dental Review Type Major Amendment to Site Development Plan — First review Parcel Identification 06100-00-00-024BO Location Northeast corner of Hydraulic Road and Whitewood Road Zoned Commercial (C1), Entrance Corridor (EC) Owner/Applicant Drs. Mark Sapon and Brad Swisher/Design Develop LLC (Kevin Schafer) Magisterial District Rio Proposal To demolish existing structure on a previously -developed parcel and construct a new building with a larger footprint Context and Visibility The proposed development lies east of Albemarle High School and Connect Church, at the intersection of Hydraulic and Whitewood roads. The surrounding area is a mix of residential, office, and retail, with a shopping center (Republic Business Center) to the south, across Whitewood Road; office space (Sachem Place) to the east; and a convenience store (Hilltop Market) and Woodlane Apartments to the north. Situated on a corner lot, the development abuts Hydraulic Road and will be visible from the EC. ARB Meeting Date December 4, 2017 Staff Contact Heather McMahon PROJECT HISTORY DATE APPLICATION RESULT 9/16/2002 ARB-2002-89 Sign, administratively approved 4/9/2015 ARB-2015-39 Sign, administratively approved 12/4/2017 ARB-2017-115 Sapon & Swisher Dental, first review of a Major Site Amendment This parcel was developed prior to the establishment of the Entrance Corridor. [Figure 1] Created in 1977, the site plan was revised in 1998 to its present configuration of a building in the northwest corner surrounded by an L-shaped parking area. The site's single -story (14-feet high) building has served as a restaurant for most of its existence. The ARB has reviewed applications pertaining to this parcel only twice previously, and both were staff -level reviews of sign applications (Mario's Pizza in 2002 and Nude Fude in 2014). The Board will review the Sapon & Swisher Dental practice's proposal for a Major Amendment to a Site Development Plan for the first time at the ARB meeting on December 4, 2017. i I TMP Bt-74A / \ V BABA 'VENTURES. INC. D D. d474 599PL O �90,7t79674 D.B 7B0 P 2AT Il �\ ♦ Woo I LOT 1 / iE BLOCK E IF JAM_ TCaSTUCCQ7 1 �O WrLL Q'^t bq^^' • GRAY�1 y 5PE PO\ / I /!z QOA°3 \J / / c 591.31 O Pe"LL ..1. 69,36 PANELm 159 D.65 i' V/uOp .O- \ 7-,Tt}9672 1 Jv?O'�S \♦ °' / 3911a �i 'ENCc J , Ac - -_ 51 Q_71Q. { o /_..`.••. s �pb •Ic CC0 ehOk a �7T Bn 93 590.0 S SIT 62A`� E02 / V A91 �C)f uY • ♦ L / ' / I / I • �•'� PENCE PPE. + —` 5 1 G 64 / ! • 4 P 99 U y --_ 1 I Y \ � i CONCRf iE l`-17! PAT✓J S '4�. i� -/ 1MP 61W122, E7AL SACHEM VILLAGE UNIT 9 OWNERS ASSOCIATION \ \• ! I t��J \\ }—�_ 1. OB. 4481 P. 343 '1 I J'aq'o' 00. r 5906 D.B 1517 P. �42 P.-P.'A7H p / 380 P_AT ,5B J5 580 B]( D.B. 1469 P 439 PLAT lL j D.B. 1131 P 349 PLAT TMR 61-24� I \ j ._r�\ D.D. 11.7 P. 99 ?l AT LOT 2 r""\ \ ° a I D.6. 1028 P. 120 PLAT H i BLOCK E De sst 1. 356 Pt,A 1� D.9. BE6 447 PI AT I a°o �, ,I DB. BI P 235 LAT r•I♦\f ��__ 'e f t �\0.627 ACRES b, \ PHASE COMMON AREA SIG ASENENT OB .0. P. ISO �M \ \ 9a4j 0 \ \ Is - - _ - - _ — — �r I \ 59 300.B OgESjEASFMEN sTAr E ROUTE Rpj�p Figure 1: Existing Site Conditions at 2800 Hydraulic Road (TW61-24B) 2 PROPOSAL The current proposal calls for the demolition of an existing, late 20t1i-century, frame and stucco building situated on the northwestern corner of the parcel and the construction of a 5,065 square -foot dental clinic building in its place. The footprint of the proposed building would encompass that of the present building as well as a concrete patio to the south of the current edifice; it would also expand westward, coming within 15 feet of the right-of-way (Hydraulic Road), an Entrance Corridor. [Figure 2] ;•'�r� i 92.00. /' J, iaFl7--Gh'� - 5,065 SQUARE FOOT DENTAL CJNIC FFE 592.00 12:1 RAMP (12 L° W/ RAR$ IVP 91.96 III , 9146 t r- I I V 9601C t 92,31 TIC 9'.105C EX 91.81 BC EX 9C.8' BC EX 91.C5 TIC / T1d1 -24 90.65 BC JFX1 ' r LO UB�OCK XI TIN (2) - RISERS `-, S .647 A`RL MAX. Ns. T LLLX41 CF DIS' BA rf _41 M. �— —�— N `�'�. - - —M )N log?o 41,5 Figure 2: Proposed Site Plan for 2800 Hydraulic Road (TMP61-24B) _ k,9C 60 BC CX LIMITS of DIS7URBANC7TYP 19,885 S°) X '••.+ M.ST1NIU I 's t � 1,' '• 90.60 BC DO L x / 9 TIC 90.65 BC EX; 90.63 TC 90.13 BC 'Ek 90.71 TIC 90.21 BC (EX) v\ / 97.96 TC '�• �� y/ 90.46 BC (c)� sae ;1 3 The building's west elevation will face the EC, while the south and north elevations will be visible from various vantage points along the EC. With a non -rectilinear footprint, acute angles, angled window bays, and material palette, the design is thoroughly modern. [Figure 3] 17 TALL BRUSHEDALUMINUMCHANNEL LETTER SIGNAGE ON C CHANNEL CANOPY PAINIED ?C) MATC,I ANODIZED ALUMINUM STORM RONI A j D C B A SOUTH ELEVATION (WHITEWOOD ROAD) A3 118" = -0" BOARD FORMED CAST IN PLAC.F CONCRETE ADA RAMP BRUSHED ALUMINLM CHANNEL _=TTER SIGNAGL IN C(7RNICE BAND — — — - — — — — — —. —. — —. —. — — —. —. — — — — I r.r B A WEST ELEVATION (HYDRAULIC ROAD) A3 ',B 1•.0 Window gloss'n the Entrance Comdorsstlrwld nWel'he Icllowing cdtero: Viiide Lgh' transm1I(3 ;;:* i VI 1' h"Irn 1rir--'rw An't Vma F��n1,-I].....rvw'VI RI ".1n 1crr 4Vn Figure 3: South and West elevations ofproposed new building at 2800 Hydraulic Road (TMP61-24B) MATERIAL KEY LLIILR SYMBOL DESCRIPTION A ' EL DORADO LUROPEAN LEDOF IN CO'IONWOOO B WE SHP. AP SID'NG FINISHED WITH DECKWISE IN OIL C Ell S SOING -AINTED BENJAMIN MOORE 2; I8-40'SEA _IFE BRONZE ALUMINUM STOREFRONT SYS'LM ANODIZED R GLAZING J 1CW- Wish CLEAF COATING' The proposal also includes additional landscaping to the site, most notably four large shade (River Birch) trees on the west property line, along the EC. Very minor changes are proposed for the remainder of the site: the asphalt parking area will be repaved and re -striped; a dumpster pad and a shed in the northeast corner of the parking area will be demolished; and a new dumpster pad and enclosure will replace the existing one slated for demolition. 4 ANALYSIS REF # GUIDELINE CURRENT ISSUE RECOMMENDATION GENERAL GUIDELINES Purpose 1 The goal of the regulation of the design of development within This thoroughly modern building See below. the designated Entrance Corridors is to insure that new does not reflect the traditional development within the corridors reflects the traditional architecture of the area either in architecture of the area. Therefore, it is the purpose of ARB materiality or form, but it does reflect review and of these Guidelines, that proposed development contemporary design vocabularies within the designated Entrance Corridors reflect elements of implemented in this region and design characteristic of the significant historical landmarks, beyond. The only characteristic that buildings, and structures of the Charlottesville and Albemarle might be construed as traditional is area, and to promote orderly and attractive development the scale: at a single story (14 feet within these corridors. Applicants should note that replication high), it retains the height of the of historic structures is neither required nor desired. extant building (although a tower on the southwest corner extends 17 feet 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of high) while reflecting the one- and buildings, land, and vegetation. In order to accomplish the two-story developments in the integration of buildings, land, and vegetation characteristic of vicinity. these sites, the Guidelines require attention to four primary factors: compatibility with significant historic sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. SPECIFIC GUIDELINES Structure design 9 Building forms and features, including roofs, windows, doors, The proposed materials (stone veneer, Revise the building design to materials, colors and textures should be compatible with the EIFS, Ipe siding, and anodized further relate to traditional forms and features of the significant historic buildings in the aluminum storefront fenestration), architecture. area, exemplified by (but not limited to) the buildings color palette (black, greys, taupe, and described in Appendix A [of the design guidelines]. The reddish -brown), forms (non- standard of compatibility can be met through scale, materials, rectilinear footprint, acute angles, and forms which may be embodied in architecture which is projecting angular windows), and contemporary as well as traditional. The replication of massing are in keeping with trends in important historic sites in Albemarle County is not the contemporary architectural design, objective of these guidelines. but are not reflective of traditional architecture in the region. While the use of wood and stone are references to traditional building materials, the horizontality of the El Dorado European Ledge is not a local aesthetic nor is the Ipe native. The massing is broken down by three projecting, angular corner "towers" that add relief to the north, west, and south elevations in particular (they are seen in profile from the east elevation as well); the southwest corner tower rises three feet above the parapet (17 feet high from grade). Each elevation of the main block is punctuated by "bump -out" windows with angular projections that are distinctly contemporary in design. The form, materials and general character of the bump -out windows as set against the blank EIFS backdrop of wall do not contribute to a cohesive whole and are not compatible with traditional architecture although they do create a rhythm and marche. 10 Buildings should relate to their site and the surrounding The building relates to its context in None. context of buildings. its scale and in the west elevation's parallel orientation to the street. The 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. west side of the building has been set within its 10' minimum and 30' 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive maximum setback lines from the EC. whole. Existing parking is relegated from the EC, albeit visible. 13 Any appearance of "blankness" resulting from building design Potential blankness is resolved by Add landscaping at the west should be relieved using design detail or vegetation, or both. copious fenestration, projecting end of the north elevation to corner towers, and landscaping. The relieve the blankness of the north elevation is the least adorned, EIFS elevation. with a boxed bed of three lantanaphyllum viburnum (shrubs). The perspective renderings show a flowering dogwood or a similar ornamental on the north side of the building which is not shown in the landscape plans. 14 Arcades, colonnades, or other architectural connecting devices No architectural connecting devices None. should be used to unify groups of buildings within a are proposed. development. 15 Trademark buildings and related features should be modified Although this is not an example of None. to meet the requirements of the Guidelines. corporate trademark architecture, the overall aesthetic (including the projecting window forms and the modernist landscaping plan and plant panels) has been seen before, including on recent projects like North Point, a residential development on Route 29. 16 Window glass in the Entrance Corridors should not be highly Note is provided on A3 and A4 of the None. tinted or highly reflective. Window glass in the Entrance architectural drawings. Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop 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. GENERAL GUIDELINES Compatibility with significant histofic sites / Compatibility with the character of the Entrance Corridor 3 New structures and substantial additions to existing structures The building does not reference See comments above. should respect the traditions of the architecture of historically traditional architecture of the region. significant buildings in the Charlottesville and Albemarle The scale of the building reflects the area. Photographs of historic buildings in the area, as well as one- and two-story late 20"-century drawings of architectural features, which provide important buildings in the vicinity, however. 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. 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. Site development and layout 6 Site development should be sensitive to the existing natural The previously -developed site has None. landscape and should contribute to the creation of an been cleared, graded, and largely organized development plan. This may be accomplished, to paved. The terrain is relatively flat, the extent practical, by preserving the trees and rolling terrain with a slight decrease in slope from typical of the area; planting new trees along streets and west to east (from 593 feet on the pedestrian ways and choosing species that reflect native forest west property line to 590 feet on the elements; insuring that any grading will blend into the east property line). No additional surrounding topography thereby creating a continuous grading is proposed. landscape; preserving, to the extent practical, existing significant river and stream valleys which may be located on A stand of trees on the east property the site and integrating these features into the design of line will remain, while additional surrounding development; and limiting the building mass and trees and shrubs will be added to the height to a scale that does not overpower the natural settings site. Only four trees over the whole of the site, or the Entrance Corridor. site are slated for removal, including a large willow on the EC frontage; its removal is to accommodate the planting of four new street trees. Landscaping 7 The requirements of the Guidelines regarding landscaping are The planting program is minimal, Correct the plant schedule to intended to reflect the landscaping characteristic of many of homogenous, and repetitive; the correspond with the number the area's significant historic sites which is characterized by applicant describes the repetitive of plants shown on the large shade trees and lawns. Landscaping should promote forms as a unifying design motif. It landscape plan (C 105 of the visual order within the Entrance Corridor and help to integrate has been the ARB practice, however, site plan set). buildings into the existing environment of the corridor. to encourage that the number of proposed plants for any one species is Reduce and limit the number 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar limited to 25% of the total for that of proposed plants for any characteristics. Such common elements allow for more plant type in order to ensure the site's one species to 25% of the flexibility in the design of structures because common overall plant health and survival. The total for that plant type by landscape features will help to harmonize the appearance of proposed amount of River Birch (BN) adding more variety. development as seen from the street upon which the Corridor is greater than 25% the total tree is centered. count; the proposed amount of Sweetspire (IV) is greater than 25% the total shrub count; and both proposed ornamental grasses are over 25% the total ornamental grass count. The number of plants in the plant schedule and those illustrated on C 105 of the site plan set do not correlate: 4 BNs were counted (6 listed); 36 (or 40?) FG counted (30 listed); 126 IV counted (122 listed); 320 MC counted (279 listed); 320 PV counted (279 listed). In addition, 4 possible FG are not called out on the southwest side of the entrance to the building. Note also that the HV (common witch hazel) is sometimes considered a deciduous shrub and sometimes considered a small tree. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into An existing refuse area on the north Clarify on Existing the overall plan of development and shall, to the extent property line, east of the building, Conditions sheet (C 102) of possible, be compatible with the building designs used on the will be demolished and a new the site plan set if the wooden site. dumpster pad with Ipe siding enclosure will be built in its place. rail fence on northern property line is to be 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these The enclosure's siding is coordinated demolished. features will still have a negative visual impact on the Entrance with the building materials (bump -out Corridor street, screening should be provided to eliminate windows). A shed in the northeast visibility. corner of the parking area will be a. Loading areas, demolished and not replaced. b. Service areas, c. Refuse areas, Loading and service areas are not d. Storage areas, marked on the site plan set. An e. Mechanical equipment, existing wooden rail on the northeast f. Above -ground utilities, and corner (northern property line) g. Chain link fence, barbed wire, razor wire, and similar appears to remain on the "Proposed security fencing devices. Project Site Plan" (sheet 10 of the architectural drawings) but does not appear on the "Existing Conditions" (sheet C 102) of the site plan set. A wooden fence on the neighboring parcel to the east (eastern property line) will remain. No ground -mounted mechanical equipment is illustrated on the site plan set; the architectural drawings, however, include a roof plan (A2) that illustrates two HVAC units will be placed in the center of the flat roof within a recess that will have a 3.25- foot tall parapet around it. As illustrated, the units will not be visible from the EC. A traffic light and a traffic control box stand at the corner of the intersection and are to remain. 19 Screening devices should be compatible with the design of the Vegetation is used as accent rather None buildings and surrounding natural vegetation and may consist than screening. No walls or fencing of. a. Walls, b. Plantings, and c. Fencing. are proposed. 20 Surface runoff structures and detention ponds should be Previous development included None. designed to fit into the natural topography to avoid the need for stormwater drainage, and no new screening. When visible from the Entrance Corridor street, surface runoff structures or detention these features must be fully integrated into the landscape. They ponds are proposed in this scope of should not have the appearance of engineered features. work. I 21 The following note should be added to the site plan and the Note provided on Al and A2 of the None. architectural plan: "Visibility of all mechanical equipment architectural drawings. from the Entrance Corridor shall be eliminated." Lighting A lighting plan was submitted for Provide a complete lighting staff review past deadline and could plan that includes all not be reviewed in advance of this proposed freestanding and staff report. wall -mounted lights with the final site plan. Landscaping 32 Landscaping along the frontage of Entrance Corridor streets Four large shades (River Birches) are Intersperse ornamentals should include the following: proposed for the EC frontage (west among the large shade trees a. Large shade trees should be planted parallel to the Entrance side of the property). They are listed on the EC frontage. Corridor Street. Such trees should be at least 3'/2 inches caliper as 3.5" caliper in the plant schedule. (measured 6 inches above the ground) and should be of a plant They span from 35' to 38' on center Update the Existing species common to the area. Such trees should be located at (o.c.). The southernmost birch will Conditions sheet (C 102) least every 35 feet on center. replace a very large willow on the within the site plan set to b. Flowering ornamental trees of a species common to the area southwest corner of the site. The show which trees in the should be interspersed among the trees required by the proposed trees on the west side of the northeast corner will be preceding paragraph. The ornamental trees need not alternate property seem to conflict with several removed for poor health. one for one with the large shade trees. They may be planted underground and overhead utilities; if among the large shade trees in a less regular spacing pattern. new trees cannot be planted because Clarify the sign easement c. In situations where appropriate, a three or four board fence of utilities, the willow should remain. area delineated on the or low stone wall, typical of the area, should align the frontage Existing Conditions sheet of the Entrance Corridor street. No flowering ornamentals are (C 102) within the site plan. d. An area of sufficient width to accommodate the foregoing proposed between the birch trees. No plantings and fencing should be reserved parallel to the four -board fence or low stone wall is Revise the landscape plan to Entrance Corridor street, and exclusive of road right-of-way proposed, except for a stone -veneer verify that the proposed trees and utility easements. monument sign ("wall") at the on the west side of the southwest corner of the site. The sign property will not conflict is not being reviewed with this with existing utilities. Ensure proposal and the location on the site that the proposed plan is for information only; it will development meets the not be approved until a separate sign landscape guidelines. application is submitted and reviewed. A sign easement area is shown on C 102; clarification of its limits and nature is needed. 33 Landscaping along interior roads: a. Large trees should be planted parallel to all interior roads. Such trees should be at least 2% inches caliper (measured six inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should be at least 2% inches caliper (measured six inches above the ground) and should be of a species common to the area. Such trees should be located at least every 25 feet on center. 35 Landscaping of parking areas: a. Large trees should align the perimeter of parking areas, The planting area along the EC frontage ranges from 10'-15', a sufficient swath for the proposed landscaping plan; however, the four proposed trees (especially the middle two) seem to conflict with one overhead and two underground utilities. The expansion of the building to fill its lot without meeting the landscape guidelines suggests that the site is being overdeveloped. The table on C 105 (landscape plan) of the site plan set states that there is "no adequate room for planting" [large shade trees] along Whitewood Road. A gas easement is shown that extends 15' into the property. Preferably, planting area should be increased to provide the required landscaping. At a minimum, the 5' landscape buffer along the south edge of the site might hold smaller ornamental trees as well as shrubs. Currently, mixed grass panels (24" high) are proposed. One existing willow tree on the site's southeast entrance from Whitewood Road will remain. Additional interior parking lot trees might help offset the lack of perimeter trees. One small shade (Trident Maple) is proposed for the southeast corner of the building. The sidewalks around the building are lined with shrubs and ornamental grasses, but no trees. The existing trees on the eastern perimeter of the parking area will Revise the planting plan to increase planting area on the south side of the site to accommodate large shade trees, 40' on center. At the ARB's discretion, alternative plantings could include ornamental trees and/or larger shrubs on the Whitewood Road frontage, supplemented with additional interior parking lot trees. Provide medium shade trees to all interior pedestrian ways on the east elevation and at the entrance. Provide three trees on the interior of the parking area. located 40 feet on center. Trees should be planted in the remain; there is one existing canopy interior of parking areas at the rate of one tree for every 10 tree on the south edge of the parking spaces provided and should be evenly distributed property/parking area; and two throughout the interior of the parking area. proposed birches on the EC frontage b. Trees required by the preceding paragraph should measure are also on the parking area's west 2% inches caliper (measured six inches above the ground); perimeter. However, there are no should be evenly spaced; and should be of a species common proposed trees intended for perimeter to the area. Such trees should be planted in planters or parking, and one interior tree (the medians sufficiently large to maintain the health of the tree Trident Maple) within the parking lot. and shall be protected by curbing. For 33 parking spaces, three shade c. Shrubs should be provided as necessary to minimize the trees are required. parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. The proposed site plan offers four additional parking spaces than are required; at least two spaces could be devoted to interior tree beds. 36 Landscaping of buildings and other structures: Ornamental grasses, shrubs, and Add landscaping at the west a. Trees or other vegetation should be planted along the front groundcover are proposed around all end of the north elevation to of long buildings as necessary to soften the appearance of elevations of the proposed building. relieve the blankness of the exterior walls. The spacing, size, and type of such trees or All shrubs and ornamental grasses are EIFS elevation. vegetation should be determined by the length, height, and 24" high at planting according to the blankness of such walls. plant schedule on C 105 of the site b. Shrubs should be used to integrate the site, buildings, and plan set. 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 All species proposed are included on None. by the Staff based upon but not limited to the Generic the referenced plant lists. Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The following note should be added to the The note is not provided on the Add standard plant health landscape plan: "All site plantings of trees and shrubs shall be landscape plan (C 105) of the site plan note to the landscape plan allowed to reach, and be maintained at, mature height; the set. It has been provided on the (C 105) of the site plan set. topping of trees is prohibited. Shrubs and trees shall be "proposed landscape plan" and pruned minimally and only to support the overall health of the "pedestrian planting plan" within the plant." submitted architectural drawings set. Site Development and layout Development pattern 13 39 The relationship of buildings and other structures to the The site was previously developed Revise the landscape plan to Entrance Corridor street and to other development within the and illustrates an organized pattern of verify that the proposed trees corridor should be as follows: pedestrian paths (sidewalks) and on the west side of the a. An organized pattern of roads, service lanes, bike paths, and interior roads. property will not conflict pedestrian walks should guide the layout of the site. with existing utilities. Ensure b. In general, buildings fronting the Entrance Corridor street The new building is oriented parallel that the proposed should be parallel to the street. Building groupings should be to the EC and is located specifically development meets the arranged to parallel the Entrance Corridor street. to engage the street. However, the landscape guidelines. c. Provisions should be made for connections to adjacent expansion limits ability to provide pedestrian and vehicular circulation systems. required frontage planting outside of d. Open spaces should be tied into surrounding areas to easements. provide continuity within the Entrance Corridor. e. If significant natural features exist on the site (including The public sidewalks on the west and creek valleys, steep slopes, significant trees or rock south edges of the site are not being outcroppings), to the extent practical, then such natural altered. features should be reflected in the site layout. If the provisions of Section 32.5.6.n of the Albemarle County Zoning No significant features or views exist Ordinance apply, then improvements required by that section on this previously developed site. 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 was graded as per previous Show adequate tree surrounding conditions by limiting the use of retaining walls and approvals. protection fencing on the site by shaping the terrain through the use of smooth, rounded land plan set. forms that blend with the existing terrain. Steep cut or fill Although the site plan set calls out sections are generally unacceptable. Proposed contours on the various existing trees that will grading plan shall be rounded with a ten foot minimum radius remain, adequate tree protection where they meet the adjacent condition. Final grading should fencing is not shown on the site plan achieve a natural, rather than engineered, appearance. Retaining set. walls 6 feet in height and taller, when necessary, shall be terraced and planted to blend with the landscape. No new stormwater facilities are proposed. 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 14 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 points of discussion: 1. The need to vary plant species or limiting any one plant species to 25% the total plant count versus a design intention of homogeneity and minimalism. Staff offers the following comments on the proposal: 1. Revise the building design to further relate to traditional architecture. 2. Add landscaping at the west end of the north elevation to relieve the blankness of the EIFS elevation. 3. Correct the plant schedule to correspond with the number of plants shown on the landscape plan (C 105 of the site plan set). 4. Reduce and limit the number of proposed plants for any one species to 25% of the total for that plant type by adding more variety. 5. Clarify on Existing Conditions sheet (C 102) of the site plan set if the wooden rail fence on northern property line is to be demolished. 6. Provide a complete lighting plan that includes all proposed freestanding and wall -mounted lights with the final site plan. 7. Intersperse ornamentals among the large shade trees on the EC frontage. 8. Update the Existing Conditions sheet (C 102) within the site plan set to show which trees in the northeast corner will be removed for poor health. 9. Clarify the sign easement area delineated on the Existing Conditions sheet (C 102) within the site plan. 10. Revise the landscape plan to verify that the proposed trees on the west side of the property will not conflict with existing utilities. Ensure that the proposed development meets the landscape guidelines. 11. Revise the planting plan to increase planting area on the south side of the site to accommodate large shade trees, 40' on center. At the ARB's discretion, alternative plantings could include ornamental trees and/or larger shrubs on the Whitewood Road frontage, supplemented with additional interior parking lot trees. 12. Provide medium shade trees to all interior pedestrian ways on the east elevation and at the entrance. 13. Provide three trees on the interior of the parking area. 15 14. Add standard plant health note to the landscape plan (C 105) of the site plan set: 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. 15. Show adequate tree protection fencing on the site plan set. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date C100 Cover Sheet 10/23/17 C 102 Existing Conditions 10/23/17 C103 Layout Plan 10/23/17 C104 Grading & Utility Plan 10/23/17 C105 Landscape Plan 10/23/17 C106 Site Details 10/23/17 Al First Floor Plan 10/23/17 A2 Roof Plan 10/23/17 A3 South / West Elevations 10/23/17 A4 North / East Elevations 10/23/17 1 Cover 10/23/17 3 Table of Contents 10/23/17 5 Project Description 10/23/17 6 Vicinity Map 10/23/17 7 Context Photos 10/23/17 8 Existing Site Conditions 10/23/17 9 Building Form Development 10/23/17 10 Proposed Project Site Plan 10/23/17 11 Southbound on Hydraulic Rd. Entrance Corridor 10/23/17 12 Northbound on Hydraulic Rd. Entrance Corridor 10/23/17 13 South Elevation from Interior Parking Lot 10/23/17 14 South Elevation from Parking Lot Entrance 10/23/17 15 Aerial Above Hydraulic Rd. 10/23/17 IN 16 Courtyard Perspective 10/23/17 17 Pedestrian Perspective 10/23/17 18 Pedestrian Perspective 10/23/17 19 Pedestrian Perspective 10/23/17 20 Pedestrian Perspective 10/23/17 21 Pedestrian Perspective 10/23/17 22 Proposed Landscape Plan 10/23/17 23 Pedestrian Planting Plan 10/23/17 24 Plantings — Ornamental Grasses 10/23/17 25 Plantings — Trees 10/23/17 26 Plantings — Shrubs 10/23/17 27 Plantings — Grasses and Groundcover 10/23/17 28 Proposed Sign Wall 10/23/17 29 Exterior Finishes 10/23/17 17