HomeMy WebLinkAboutARB201800055 Staff Report 2018-05-13ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2018-55: Crozet Water Treatment Plant Expansion and Rehabilitation
Review Type
Amendment to an Approved Certificate of Appropriateness
Parcel Identification
057000000029BO
Location
4685 Three Notch'd Road
Zoned
Light Industry (LI)/Entrance Corridor (EC)
Owner/Applicant
Rivanna Water & Sewer Authority/Douglas March
Magisterial District
White Hall
Proposal
To build an addition to the GAC facility, perform maintenance on the water filter building and replace doors and
windows, replace fencing, rehabilitate Lagoon 2, construct an access bridge, demolish Lagoon 1, construct a backwash
waste tank and a flow diversion structure, install a sanitary sewer force main and water service, improve driveway
access, replace fencing, and add landscape screening.
Context
The site has an industrial character. The surrounding area is a mix of rural character and suburban residential
development.
Visibility
The development is readily visible from the Entrance Corridor.
ARB Meeting Date
May 21, 2018
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
DATE
APPLICATION
RESULT
4/7/14
ARB-2013-103 and -185
GAC Upgrades approved, including a pre-engineered metal building.
11/3/14
ARB-2014-61
GAC Upgrades Minor Amendment approved for entrance and landscape changes.
2/2/17
1 ARB-2016-138
Approved construction of the new pump station.
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
Purpose
1
The goal of the regulation of the design of development
The proposed development does not have
See recommendations
within the designated Entrance Corridors is to insure that
a strong connection to the historic
below.
new development within the corridors reflects the
architecture of the area, but the GAC
traditional architecture of the area. Therefore, it is the
building addition is consistent in
purpose of ARB review and of these Guidelines, that
appearance with the main GAC building,
proposed development within the designated Entrance
and the WTP improvements and the
Corridors reflect elements of design characteristic of the
improvements to the lagoons and
significant historical landmarks, buildings, and structures
landscaping on the north side of the EC
of the Charlottesville and Albemarle area, and to promote
are expected to improve the appearance
orderly and attractive development within these corridors.
of this segment of the corridor, thereby
Applicants should note that replication of historic
promoting orderly and attractive
structures is neither required nor desired.
development.
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
The proposed development does not have
None.
structures should respect the traditions of the architecture
a strong connection to the historic
of historically significant buildings in the Charlottesville
architecture of the area, but it is
and Albemarle area. Photographs of historic buildings in
consistent with the existing industrial
the area, as well as drawings of architectural features,
character of the site.
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 asspecial functional requirements.
Compatibility with the character of the Entrance
Corridor
5
It is also an important objective of the Guidelines to
The appearance of the proposed
None.
establish a pattern of compatible architectural
development is expected to be consistent
characteristics throughout the Entrance Corridor in order
with the current character of the
to achieve unity and coherence. Building designs should
immediate area.
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.
Structure design
9
Building forms and features, including roofs, windows,
GAC:
None.
doors, materials, colors and textures should be compatible
The proposed addition is located behind
with the forms and features of the significant historic
the building as viewed from the street. It
buildings in the area, exemplified by (but not limited to)
is shorter than the existing building and
the buildings described in Appendix A [of the design
is proposed to be constructed using
guidelines]. The standard of compatibility can be met
forms, features, materials and colors to
through scale, materials, and forms which may be
match the existing. Consequently, the
embodied in architecture which is contemporary as well as
proposed addition is expected to be
traditional. The replication of important historic sites in
appropriate for the EC.
Albemarle County is not the objective of these guidelines.
WTP:
10
Buildings should relate to their site and the surrounding
context of buildings.
The proposed maintenance work is
11
The overall design of buildings should have human scale.
consistent with the appearance of the
Scale should be integral to the building and site design.
building. The second story window band
12
Architecture proposed within the Entrance Corridor should
on the east elevation would be modified
use forms, shapes, scale, and materials to create a cohesive
with the removal of a window and a
whole.
precast panel. A new double door would
be installed to assist in the moving of
equipment in and out of the elevator. As
such, there is no pedestrian access from
the exterior, which results in a somewhat
unusual, unbalanced appearance, but one
that is not inconsistent with the character
of the site. Doors at the first story on the
east elevation would also be modified.
13
Any appearance of "blankness" resulting from building
GAC: As viewed from the EC, blankness
None.
design should be relieved using design detail or vegetation,
is not a characteristic of the addition.
or both.
WTP: n/a
14
Arcades, colonnades, or other architectural connecting
GAC: The addition is adjacent to the
None.
devices should be used to unify groups of buildings within
building.
a development.
WTP: Blankness does not result from the
propose changes.
15
Trademark buildings and related features should be
GAC: The addition does not have the
None.
modified to meet the requirements of the Guidelines.
appearance of a trademark building.
WTP: n/a
16
Window glass in the Entrance Corridors should not be highly
GAC: The east elevation of the addition
Provide specs for the
tinted or highly reflective. Window glass in the Entrance
features translucent wall panels that
proposed window glass.
Corridors should meet the following criteria: Visible light
match those approved for the original
Ensure that VLT is not
transmittance (VLT) shall not drop below 40% Visible light
building.
below 40% and VLR does
reflectance (VLR) shall not exceed 3001o. Specifications on the
WTP: First floor windows on the front
not exceed 30%. Add the
proposed window glass should be submitted with the
application for final review.
elevation are to be replaced. Information
standard window glass
on window glass has not yet been
note to the drawings.
provided.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
GAC:
Add screening trees or tall
into the overall plan of development and shall, to the
No equipment is associated with the
screening shrubs to reduce
extent possible, be compatible with the building designs
exterior of the addition.
visibility of the equipment
used on the site.
WTP:
Both existing and proposed equipment
on the east side of the
WTP building.
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.
are shown on the east side of the
building. This includes a new propane
tank intended to replace an underground
oil tank. At the front of the building, a
grass area extends a short distance
eastward beyond the building. This may
offer sufficient space for the addition of a
screening tree or tall shrubs to reduce the
19
Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
visibility of the propane tank and other
consist of a. Walls, b. Plantings, and c. Fencing.
equipment.
21
The following note should be added to the site plan and
the architectural plan: "Visibility of all mechanical
A new silo is proposed to replace the
equipment from the Entrance Corridor shall be
existing silo behind the main building.
eliminated."
The proposed silo is 30' tall and 12' in
diameter. It is a steel structure that would
be painted to match the tank that stands
behind the building. Traveling west, the
available view of the silo is limited by
nearby off -site landscape screening.
Traveling east, the silo will be viewed in
conjunction with the existing tank where
it will not significantly increase the
negative impact.
BWT and Lagoon:
The lagoon will be removed and a
partially buried concrete backwash waste
tank will be constructed in its place.
Approximately 6" of the top of the
concrete tank will extend above grade.
An access bridge will be added at lagoon
#2. Although the appearance of lagoon
# 1 will change and the bridge will be a
new, visible feature, the overall negative
visual impact is expected to decrease.
New chain link fence is proposed around
the backwash tank and lagoon. The
proposed fence is 8'-tall black poly -
coated chain link, topped with 3 strands
of barbed wire. Although this fence type
does not meet the EC guidelines, similar
fencing was approved with the Water
Treatment Plant plan (at 6' tall) and the
GAC upgrade.
Landscape screening is proposed to be
added along the north side of the EC
street. This will add trees along the EC
where none currently exist. It will help
reduce visibility of the chain link fence
and de-emphasize the visual impact of
the industrial features.
Lighting
22
Light should be contained on the site and not spill over
There is no spillover onto streets or
None.
onto adjacent properties or streets;
adjacent properties.
23
Light should be shielded, recessed or flush -mounted to
Exterior wall lights on the Water
None.
eliminate glare. All fixtures with lamps emitting 3000
Treatment building are proposed to be
lumens or more must be full cutoff fixtures.
replaced with full cutoff LED fixtures. A
pole -mounted full cutoff LED fixture is
proposed at the GAC. Four full cutoff
LED fixtures are proposed for the basin
walkways behind the WTP building.
24
Light levels exceeding 30 footcandles are not
Light levels reach 41.3 fc. The brightest
Revise the photometric
appropriate for display lots in the Entrance Corridors.
areas are at the concrete sediment basins
plan to reduce
Lower light levels will apply to most other uses in the
behind the Water Treatment Plant
illumination levels
Entrance Corridors.
building. The applicant's project
to not exceed 20 fc in all
description states that the lights are
areas outside the WTP
needed for nighttime maintenance. This
sediment basins.
illumination level far exceeds the 20 fc
maximum typically maintained in the
Ensure that the
ECs. The location behind the WTP
photometrics are
building may help limit impacts.
calculated using an LLF
of 1.0 and note the LLF
The fixture light loss factor is not
on the lighting plan.
identified on the plan. If the photometrics
were calculated with an LLF of less than
1.0, initial fc levels at the ground will be
higher than indicated.
25
Light should have the appearance of white light with a
All proposed fixtures have LED lamps.
Revise the fixtures to use
warm soft glow; however, a consistent appearance
Color temperatures for the three fixture
LED lamps with a
throughout a site or development is required.
types range from 4000K to 4500 K to
consistent warm white
Consequently, if existing lamps that emit non -white
5000k. Warm white ranges from 2200K
color temperature.
light are to remain, new lamps may be required to match
to 3000k. 4000k is considered a cool
them.
white with a bluish tint. The proposed
wall sconce is available in 3000K; the
others are not.
26
Dark brown, dark bronze, or black are appropriate colors
The pole and wall fixtures are bronze.
None.
for free-standing pole mounted light fixtures in the
Entrance Corridors.
27
The height and scale of freestanding, pole -mounted light
Fixture heights are noted in the project
Provide a luminaire
fixtures should be compatible with the height and scale
description but not on the plan. The
schedule on the plan that
of the buildings and the sites they are illuminating, and
description indicates 20' as the maximum
identifies fixture height.
with the use of the site. Typically, the height of
pole height for new pole fixtures.
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
The light fixtures illustrated on the plan
Label the fixtures on the
for the Entrance Corridors, the individual context of the
are not keyed to the fixture cut sheets.
lighting plan (13 of 31) to
site will be taken into consideration on a case by case
coordinate with the cut
basis.
sheets.
29
The following note should be included on the lighting
The note appears on sheet 7 of the plan.
None.
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."
Guidelines for the Use of Decorative Landscape Lighting
No decorative lighting is proposed.
None.
Landscaping
7
The requirements of the Guidelines regarding landscaping
A mixed, staggered row of 4 types of
Extend the staggered row
are intended to reflect the landscaping characteristic of
evergreen plants is proposed along the
of evergreen plants down
many of the area's significant historic sites which is
north side of the EC street. The
the north/west side of the
characterized by large shade trees and lawns. Landscaping
evergreens are preferred to large shade
access road to provide
should promote visual order within the Entrance Corridor
trees in this case due to the need to
greater screening.
and help to integrate buildings into the existing
screen the industrial character of the site.
environment of the corridor.
The plants are shown closely spaced.
Although a dense planting will provide
Consider increasing the
spacing between plants
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials that
greater screening, the plants will likely
based on anticipated
share similar characteristics. Such common elements allow
need to be spaced further apart than
mature size.
for more flexibility in the design of structures because
shown for proper growth.
common landscape features will help to harmonize the
appearance of development as seen from the street upon
Gaps in the planting are provided for the
which the Corridor is centered.
access road to the lagoon, and where
32
Landscaping along the frontage of Entrance Corridor
pipes and utilities are proposed.
streets should include the following:
a. Large shade trees should be planted parallel to the
Extending the staggered row down along
Entrance Corridor Street. Such trees should be at least 3%
the northwest side of the access road
inches caliper (measured 6 inches above the ground) and
would provide greater screening.
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. Large trees should be planted parallel to all interior
roads. Such trees should be at least 2%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:
There are no interior pedestrian ways.
None.
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:
There are no new parking areas
None.
a. Large trees should align the perimeter of parking areas,
proposed.
located 40 feet on center. Trees should be planted in the
interior of parking areas at the rate of one tree for every 10
parking spaces provided and should be evenly distributed
throughout the interior of the parking area.
b. Trees required by the preceding paragraph should
measure 2%2 inches caliper (measured six inches above the
ground); should be evenly spaced; and should be of a
species common to the area. Such trees should be planted
in planters or medians sufficiently large to maintain the
health of the tree and shall be protected by curbing.
c. Shrubs should be provided as necessary to minimize the
parking area's impact on Entrance Corridor streets. Shrubs
should measure 24 inches in height.
36
Landscaping of buildings and other structures:
As viewed from the street, the GAC
None.
a. Trees or other vegetation should be planted along the
addition does not require vegetation to
front of long buildings as necessary to soften the
appearance of exterior walls. The spacing, size, and type of
soften its appearance.
such trees or vegetation should be determined by the
length, height, and blankness of such walls.
b. Shrubs should be used to integrate the site, buildings,
and other structures; dumpsters, accessory buildings and
structures; "drive thru" windows; service areas; and signs.
Shrubs should measure at least 24 inches in height.
37
Plant species: a. Plant species required should be as
The proposed plants are found on the
None.
approved by the Staff based upon but not limited to the
various lists.
Generic Landscape Plan Recommended Species List and
Native Plants for Virginia Landscapes (Appendix D).
38
Plant health: The following note should be added to the
The note appears on sheet 7.
None.
landscape plan: "All site plantings of trees and shrubs shall
be allowed to reach, and be maintained at, mature height; the
topping of trees is prohibited. Shrubs and trees shall be
pruned minimally and only to support the overall health of
the plant."
Site Development and layout
6
Site development should be sensitive to the existing
The site has already been developed.
None.
natural landscape and should contribute to the creation of
Existing buildings are oriented parallel to
an organized development plan. This may be
the EC street. The proposed work is
accomplished, to the extent practical, by preserving the
consistent in character with the existing
trees and rolling terrain typical of the area; planting new
condition.
trees along streets and pedestrian ways and choosing
species that reflect native forest elements; insuring that
any grading will blend into the surrounding topography
thereby creating a continuous landscape; preserving, to the
extent practical, existing significant river and stream
valleys which may be located on the site and integrating
these features into the design of surrounding development;
and limiting the building mass and height to a scale that
does 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,
10
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 32.5.2.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
Grading is proposed at the backwash tank
None.
site to surrounding conditions by limiting the use of
and lagoon on the north side of the EC.
retaining walls and by shaping the terrain through the use
The site is already steeply graded down
of smooth, rounded land forms that blend with the
to the lagoons and the proposed grading
existing terrain. Steep cut or fill sections are generally
is not expected to have a significant
unacceptable. Proposed contours on the grading plan shall
impact on the appearance from the street.
be rounded with a ten foot minimum radius where they
Grading is also proposed southwest of
meet the adjacent condition. Final grading should achieve
the loading dock. This is also not
a natural, rather than engineered, appearance. Retaining
expected to have significant impact on
walls 6 feet in height and taller, when necessary, shall be
the EC.
terraced and planted to blend with the landscape.
41
No grading, trenching, or tunneling should occur within
Underground piping is proposed,
Revise the plans to show a
the drip line of any trees or other existing features
extending from the Backwash Waste
tree line to remain in the
designated for preservation in the final Certificate of
Tank on the north side of the street,
area where pipes are
Appropriateness. Adequate tree protection fencing should
under the street and some wooded area,
shown crossing the road,
be shown on, and coordinated throughout, the grading,
to the southwest corner of the site, and to
and revise the landscape
11
landscaping and erosion and sediment control plans.
the GAC building. It is anticipated that
some of the wooded area adjacent to the
plan to show how this area
will be replanted to attain
42
Areas designated for preservation in the final Certificate of
Appropriateness should be clearly delineated and protected
EC street will be removed to accomplish
an appearance consistent
on the site prior to any grading activity on the site. This
this work.
with the surroundings.
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.
20
Surface runoff structures and detention ponds should be
No new stormwater facilities are shown.
None.
designed to fit into the natural topography to avoid the
need for screening. When visible from the Entrance
Corridor street, these features must be fully integrated
into the 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.
12
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Use of chain link fencing
2. Equipment on the east side of the WTP building
3. Window and door changes on the east side of the WTP
4. Disruption of wooded area along the south side of the EC
5. Landscape screening on the north side of the EC
Staff recommends approval of the plan with the following conditions
1. Provide specs for the proposed window glass. Ensure that VLT is not below 40% and VLR does not exceed 30%. Add the standard
window glass note to the drawings.
2. Add screening trees or tall screening shrubs to reduce visibility of the equipment on the east side of the WTP building.
3. Revise the photometric plan to reduce illumination levels to not exceed 20 fc in all areas outside the WTP sediment basins.
4. Ensure that the photometrics are calculated using an LLF of 1.0 and note the LLF on the lighting plan.
5. Revise the fixtures to use LED lamps with a consistent warm white color temperature.
6. Provide a lummaire schedule on the plan that identifies fixture height.
7. Label the fixtures on the lighting plan (13 of 31) to coordinate with the cut sheets.
8. Extend the staggered row of evergreen plants down the north/west side of the access road to provide greater screening.
9. Consider increasing the spacing between plants based on anticipated mature size.
10. Revise the plans to show a tree line to remain in the area where pipes are shown crossing the road, and revise the landscape plan to show
how this area will be replanted to attain an appearance consistent with the surroundings.
13
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date
Sheet #
Drawing Name
Drawing Date
1
Cover Sheet
4/9/2018
16
Erosion and Sediment Control Plan — 2
4/9/2018
2
Existing Conditions
4/9/2018
17
Erosion and Sediment Control Details — 1
4/9/2018
3
Demolition
4/9/2018
18
Erosion and Sediment Control Details — 2
4/9/2018
4
Proposed improvements
4/9/2018
19
Erosion and Sediment Control Details — 3
4/9/2018
5
Grading and Drainage
4/9/2018
20
Site Sections
4/9/2018
6
Utilities — Plan
4/9/2018
21
Backwash Tank Plans
4/9/2018
7
Landscaping — 1
4/9/2018
22
Lagoon Sump and Bride Plan and Sections
4/9/2018
8
Landscaping — 2
4/9/2018
23
WTP — Floor Plans
4/9/2018
9
Details — 1
4/9/2018
24
WTP — Architectural Elevations
4/9/2018
10
Details — 2
4/9/2018
25
WTP — Architectural Elevations
4/9/2018
11
Details — 3
4/9/2018
26
GAC — Floor Plan
4/9/2018
12
Details — 4
4/9/2018
27
GAC - Architectural Elevations
4/9/2018
13
Site Photometric
4/9/2018
28
GAC - Architectural Elevations
4/9/2018
14
Fixture Cut Sheets
4/9/2018
29
Existing Facility with Proposed Granular
Activated Carbon Silo
4/9/2018
15
Erosion and Sediment
Control Plan - 1
4/9/2018
30
Exterior Perspective — Granular Activated
Carbon Building
4/9/2018
31
Exterior Perspective — Backwash Tank and
Bridge
4/9/2018
14