Loading...
HomeMy WebLinkAboutARB201800061 Staff Report 2018-05-01ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2018-61: Martha Jefferson Hospital Apartments Initial Site Plan Review Type Initial Site Development Plan Parcel Identification 078000000020M3 Location On the southwest side of Peter Jefferson Parkway, adjacent to Martha Jefferson Hospital and State Farm Operations Center. Zoned Planned Development Mixed Commercial (PDMC)/Entrance Corridor (EC) Owner/Applicant Martha Jefferson Hospital/Collins Engineering (Scott Collins) Magisterial District Rivanna Proposal To construct 250 dwelling units in 6 apartment buildings with associated site improvements. Context The Martha Jefferson Hospital is located to the north of the subject parcel. State Farm is located to the northwest. Peter Jefferson Place office buildings are located to the east. 1-64 and the Rivanna River are located to the south. Visibility The development is expected to be seen from the I-64 Entrance Corridor, but wooded area in the 1-64 right-of-way will break up direct views. ARB Meeting Date May 7, 2018 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB has reviewed several of the buildings in Peter Jefferson Place. This is the first application for development on this parcel. ANALYSIS Gray highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial REF GUIDELINE ISSUE RECOMMENDATION GENERAL GUIDELINES Purpose 1 The goal of the regulation of the design of development Architectural designs were not included with Provide architectural within the designated Entrance Corridors is to insure that the Initial Site Plan submittal. plans with the Final Site new development within the corridors reflects the Plan submittal. traditional architecture of the area. Therefore, it is the purpose of ARB review and of these Guidelines, that proposed development within the designated Entrance Corridors reflect elements of design characteristic of the significant historical landmarks, buildings, and structures of the Charlottesville and Albemarle area, and to promote orderly and attractive development within these corridors. Applicants should note that replication of historic structures is neither required nor desired. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, and vegetation. In order to accomplish the integration of buildings, land, and vegetation characteristic of 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. Compatibility with significant historic sites: 3 New structures and substantial additions to existing Architectural designs were not included with Provide architectural structures should respect the traditions of the architecture the Initial Site Plan submittal. plans with the Final Site of historically significant buildings in the Charlottesville Plan submittal. and Albemarle area. Photographs of historic buildings in the area, as well as drawings of architectural features, which provide important examples of this tradition are contained in Appendix A. 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's historic structures is not intended to impose a rigid design solution for new development. Replication of the design of the important historic sites in the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as special functional requirements. Compatibility with the character of the Entrance Corridor 5 It is also an important objective of the Guidelines to Architectural designs were not included with Provide architectural establish a pattern of compatible architectural the Initial Site Plan submittal. plans with the Final Site characteristics throughout the Entrance Corridor in order Plan submittal. 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 The overall plan appears organized. Existing See recommendations at natural landscape and should contribute to the creation of wooded area to be preserved is not clearly #32-38, 40, 41. an organized development plan. This may be identified on the plans. The existing terrain accomplished, to the extent practical, by preserving the slopes steeply down to the river. The trees and rolling terrain typical of the area; planting new multistory buildings take advantage of the trees along streets and pedestrian ways and choosing sloping terrain. The landscape plan is not species that reflect native forest elements; insuring that complete at this time. Some proposed any grading will blend into the surrounding topography grading is not rounded to blend with adjacent thereby creating a continuous landscape; preserving, to the topography. The proposed buildings are 3 extent practical, existing significant river and stream and 4 stories tall. This height is consistent valleys which may be located on the site and integrating with the taller parts of the hospital. The these features into the design of surrounding development; sloping topography may help to integrate this and limiting the building mass and height to a scale that height into the surroundings. does not overpower the natural settings of the site, or the Entrance Corridor. Landscaping 7 The requirements of the Guidelines regarding landscaping The landscape plan is not complete at this See landscaping are intended to reflect the landscaping characteristic of time. Landscaping, in particular large trees recommendations at #32- many of the area's significant historic sites which is throughout the site, will help integrate the 38. characterized by large shade trees and lawns. Landscaping apartment buildings with the surroundings should promote visual order within the Entrance Corridor and thereby promote visual order in the EC. 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. Compatibility with significant historic sites Structure design Six apartment buildings and a clubhouse are proposed. Apartment buildings are 3 and 4 Provide architectural designs with the final site 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible stories tall with a maximum height of 60'. plan submittal. Consider with the forms and features of the significant historic Architectural designs have not yet been building materials with buildings in the area, exemplified by (but not limited to) submitted for review. Building materials that natural earth tones to the buildings described in Appendix A [of the design blend with the natural surroundings will help integrate the development guidelines]. The standard of compatibility can be met integrate the development into the corridor. with the surroundings. 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. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or vegetation, or both. 14 Arcades, colonnades, or other architectural connecting devices should be used to unify groups of buildings within a development. 15 Trademark buildings and related features should be modified to meet the requirements of the Guidelines. 16 Window glass in the Entrance Corridors should not be highly tinted or highly reflective. Window glass in the Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop below 4001o. Visible light reflectance (VLR) shall not exceed 3001o. 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 A swimming pool and tot lot are proposed Identify on the plan into the overall plan of development and shall, to the near the center of the development, west of locations of all extent possible, be compatible with the building designs the clubhouse. A dumpster is proposed south mechanical equipment. used on the site. of Building 3. These features are not expected to have a significant visual impact Show how visibility of equipment will be 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, on the EC. Locations of mechanical eliminated from the EC. these features will still have a negative visual impact on the equipment are not identified on the plan. 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. 21 The following note should be added to the site plan and the The note does not appear on the plan but is Add the standard architectural plan: "Visibility of all mechanical equipment needed. mechanical equipment from the Entrance Corridor shall be eliminated." note to the plan. 20 Surface runoff structures and detention ponds should be A stormwater management facility is Indicate on the plan the designed to fit into the natural topography to avoid the need proposed at the south end of the property. block color proposed for for screening. When visible from the Entrance Corridor Four 8'-tall retaining walls (the longest the retaining walls at the street, these features must be fully integrated into the approximately 300' long) are proposed on stormwater management landscape. They should not have the appearance of the north side of the facility. Sheet 9 shows facility located at the engineered features. retaining wall details using Anchor Diamond block. The pond may not be visible from the south end of the site. A color that blends with the 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished EC, but the grading and retaining walls may natural surroundings site to the extent possible. be. A block color that blends with the would be appropriate. surroundings would be appropriate. Lighting - General Guidelines A lighting plan was not included in the initial site plan. Provide a complete lighting plan with the 22 Light should be contained on the site and not spill over onto adjacent properties or streets; final site plan submittal. 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 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-standing pole mounted light fixtures in the Entrance Corridors. 27 The height and scale of freestanding, pole -mounted light fixtures should be compatible with the height and scale of the buildings and the sites they are 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 Corridors, the individual context of the site will be taken into consideration on a case by case basis. 29 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. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 30- Guidelines for the Use of Decorative Landscape Lighting 31 Landscaping 32 Landscaping along the frontage of Entrance Corridor The subject parcel has no EC frontage. None. 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% 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: A landscape plan was not included in the Provide trees, 40' on a. Large trees should be planted parallel to all interior initial site plan, but landscaping is shown on center, 2%" caliper at roads. Such trees should be at least 2% inches caliper the Layout & Utility Plan. Trees are provided planting, along the full (measured six inches above the ground) and should be of a along a portion of Peter Jefferson Parkway, frontage of Peter plant species common to the area. Such trees should be along both sides of the central entrance drive, Jefferson Parkway and located at least every 40 feet on center. and along the east side of the western along the west side of the internal road. These trees are shown at 40' on western internal road. center. 34 Landscaping along interior pedestrian ways: Sidewalks are provided throughout the Add a mix of trees in an a. Medium trees should be planted parallel to all interior development. They are located along parking irregular pattern in the pedestrian ways. Such trees should be at least 2% inches lot perimeters and along interior open areas around the caliper (measured six inches above the ground) and should roads/traveleways. Trees are not provided proposed trail. be of a species common to the area. Such trees should be located at least every 25 feet on center. along all the sidewalks, but trees in these areas would be addressed by the interior road and parking area requirements. A primitive trail crosses the western and southern parts of the property. Trees are not provided along most of this path. Trees in a regularly spaced pattern would not be appropriate along the path, but a mix of trees dispersed in an irregular pattern throughout the open areas around the path would be appropriate. 35 Landscaping of parking areas: 425 parking spaces are proposed and Provide 2 additional a. Large trees should align the perimeter of parking areas, distributed in multiple lots across the interior parking trees at located 40 feet on center. Trees should be planted in the development. Where parking rows front 2%" caliper. interior of parking areas at the rate of one tree for every 10 buildings, the tot lot, and some retaining parking spaces provided and should be evenly distributed walls, no perimeter trees are provided. 43 Align all parking area throughout the interior of the parking area. interior trees are required. 41 are provided. perimeters with large b. Trees required by the preceding paragraph should trees, 2%" caliper at measure 2% inches caliper (measured six inches above the planting, 40' on center. 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: Trees are not provided along the long Add a mix of trees in an a. Trees or other vegetation should be planted along the elevations of the apartment buildings. Such informal arrangement front of long buildings as necessary to soften the trees may be needed, depending on the south of Building 6. appearance of exterior walls. The spacing, size, and type architectural designs. There is a wide, open of such trees or vegetation should be determined by the area south of Building 6 which contains no length, height, and blankness of such walls. landscaping. An informal arrangement of b. Shrubs should be used to integrate the site, buildings, mixed tree species would be appropriate in and other structures; dumpsters, accessory buildings and this area. structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. Shrubs are shown along some, but not all, of the retaining wall terraces. Shrubs on the walls at the northwest part of the site are not expected to have a significant impact on the EC. 37 Plant species: A landscape schedule was not included in the Provide a complete a. Plant species required should be as approved by the initial site plan. landscape plan with plant Staff based upon but not limited to the Generic Landscape schedule in the final site Plan Recommended Species List and Native Plants for plan. Virginia Landscapes (Appendix D). 38 Plant health: The note does not appear on the plan, but is Add the standard plant The following note should be added to the landscape plan: needed. 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.,, Site Development and layout Development pattern 39 The relationship of buildings and other structures to the An interior road establishes a boundary for None. Entrance Corridor street and to other development within parking and buildings at the north/west part the corridor should be as follows: of the parcel. Travelways feed off this road a. An organized pattern of roads, service lanes, bike paths, into the various parking lots. A shorter and pedestrian walks should guide the layout of the site. entrance road is also provided in a central b. In general, buildings fronting the Entrance Corridor location, aligning with the clubhouse. street should be parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor street. The subject parcel does not front the EC and c. Provisions should be made for connections to adjacent the proposed buildings are not oriented pedestrian and vehicular circulation systems. parallel to the EC. Given the character of d. Open spaces should be tied into surrounding areas to travel on 1-64, the proposed orientation provide continuity within the Entrance Corridor. appears acceptable. e. If significant natural features exist on the site (including creek valleys, steep slopes, significant trees or rock Sidewalk is proposed along a portion of outcroppings), to the extent practical, then such natural Peter Jefferson Parkway and a primitive trail features should be reflected in the site layout. If the crosses the site. provisions of Section 32.5.2.n of the Albemarle County Zoning Ordinance apply, then improvements required by There are open spaces on the west and south that section should be located so as to maximize the use of sides of the development. existing features in screening such improvements from Entrance Corridor streets. The parcel is wooded and slopes down to the f The placement of structures on the site should respect river. Current views of the site from the EC existing views and vistas on and around the site. are of wooded area. From some vantage points, overhead power lines and support towers are visible. This view will change with the addition of apartment buildings visible from the EC. The hospital can be viewed from some distant vantage points on the interstate. It is not clear whether the apartment buildings will have similar visibility. Site Grading 40 Site grading should maintain the basic relationship of the Significant grading and retaining walls are See #20. site to surrounding conditions by limiting the use of proposed to accommodate the development. retaining walls and by shaping the terrain through the use of Several walls exceed 6' in height. Some, but smooth, rounded land forms that blend with the existing not all, of the retaining walls are planted. The terrain. Steep cut or fill sections are generally unacceptable. walls at the north end of the site are not Proposed contours on the grading plan shall be rounded with expected to have a significant visual impact a ten foot minimum radius where they meet the adjacent on the EC, but the walls at the stormwater condition. Final grading should achieve a natural, rather than management facility at the south end may be engineered, appearance. Retaining walls 6 feet in height and visible. Contours are not rounded at the north taller, when necessary, shall be terraced and planted to blend end of the western road, at the west side of with the landscape. the central entrance road, east of the parking lot located east of Building 2, and south of Building 4. These areas are not expected to be visible from the EC. 41 No grading, trenching, or tunneling should occur within the A tree line is shown at the east end of the Clearly identify on the drip line of any trees or other existing features designated site, but it is not marked as a preservation plan all tree preservation for preservation in the final Certificate of Appropriateness. area. areas. Show how these Adequate tree protection fencing should be shown on, and areas will be protected. 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. I SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Anticipated visibility of the apartment buildings from the EC. 2. Anticipated visibility of retaining walls and stormwater management facility from the EC. 3. Proposed landscaping, landscaping of open areas in the southern and western parts of the site. Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee: • Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval: None. • Regarding recommendations on the plan as it relates to the guidelines: None. • Regarding conditions to be satisfied prior to issuance of a grading permit: 1. Clearly identify on the plan all tree preservation areas. Show how these areas will be protected. Regarding the final site plan submittal: 1. Provide architectural plans with the Final Site Plan submittal. Consider building materials with natural earth tones to integrate the development with the surroundings. 2. Identify on the plan locations of all mechanical equipment. Show how visibility of equipment will be eliminated from the EC. 3. Add the standard mechanical equipment note to the plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 4. Indicate on the plan the block color proposed for the retaining walls at the stormwater management facility located at the south end of the site. A color that blends with the natural surroundings would be appropriate. 5. Provide a complete lighting plan with the final site plan submittal. 6. Provide trees, 40' on center, 2%" caliper at planting, along the full frontage of Peter Jefferson Parkway and along the west side of the western internal road. 7. Add a mix of trees in an irregular pattern in the open areas around the proposed trail. 8. Provide 2 additional interior parking trees at 2%" caliper. 9. Align all parking area perimeters with large trees, 2'/2" caliper at planting, 40' on center. 10. Add a mix of trees in an informal arrangement south of Building 6. 11. Provide a complete landscape plan with plant schedule in the final site plan. 12. 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." 13. Clearly identify on the plan all tree preservation areas. Show how these areas will be protected. 11 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date 1 Cover 3/26/18 2 Existing Conditions 3/26/18 3 Overall Layout Sheet 3/26/18 4 Layout and Utility Plan 3/26/18 5 Layout and Utility Plan 3/26/18 6 Grading & Drainage Plan 3/26/18 7 Grading & Drainage Plan 3/26/18 8 Notes & Details 3/26/18 9 Notes & Details 3/26/18 10 Notes & Details 3/26/18 11 Proffers 3/26/18 12