HomeMy WebLinkAboutARB201800095 Staff Report 2018-07-31 (2)ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2018-95: Plaza 285 Building Renovation
Review Type
First review of a plan to renovate the existing building
Parcel Identification
06100000002500
Location
285 Hydraulic Ridge Road, at the southeast corner of the intersection of Whitewood and Hydraulic Roads
Zoned
Commercial (Cl)/Entrance Corridor (EC)
Owner/Applicant
Harry A Wellons Jr. 2011 Irrevocable Trust & 2012 Florence L Wellons Irrevocable Trust/Design Develop (Bob
Pineo)
Magisterial District
Jack Jouett
Proposal
To renovate the exterior of the building.
Context
This site is surrounded by a mix of office, retail, and institutional development. The ARB recently reviewed proposals
for a dental office across Whitewood Road to the north, and for the Albemarle Countertop Company a short distance
north on the opposite side of Hydraulic Road.
Visibility
The north and west elevations of the building are readily visible from the Hydraulic Road Entrance Corridor. The
south elevation has more limited visibility due to screening by trees located on and off the site.
ARB Meeting Date
August 6, 2018
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The building at this site was constructed in the 1980s, prior to the establishment of Hydraulic Road as an Entrance Corridor. It has been known as Beech
Tree Plaza, Republic Plaza, and Republic Business Center. A site plan was approved for the building in 1981 (SDP-1981-05). In 2003, the ARB
reviewed and approved new window openings for the building and established a Comprehensive Sign Plan for the building (ARB-2003-138). Staff met
with the applicant recently to discuss the details and review process for the current proposal. The applicant has indicated that existing building systems
and materials have reached the end of their lifespan.
REF
GUIDELINE I ISSUE RECOMMENDATION
Structure design; Compatibility with significant historic sites and the character of the Entrance Corridor
1
The goal of the regulation of the design of development within the designated
The existing building
Provide material and
Entrance Corridors is to insure that new development within the corridors
predates the establishment
color samples for review.
reflects the traditional architecture of the area. Therefore, it is the purpose of
of the Entrance Corridors
ARB review and of these Guidelines, that proposed development within the
and does not reflect the
designated Entrance Corridors reflect elements of design characteristic of the
traditional architecture of
significant historical landmarks, buildings, and structures of the
the area. The building
Charlottesville and Albemarle area, and to promote orderly and attractive
features some unusual
development within these corridors. Applicants should note that replication of
building forms that would
historic structures is neither required nor desired.
be eliminated with the
proposed renovation. The
2
Visitors to the significant historical sites in the Charlottesville and Albemarle
area experience these sites as ensembles of buildings, land, and vegetation. In
revised design features
order to accomplish the integration of buildings, land, and vegetation
squared -off entrance bays,
characteristic of these sites, the Guidelines require attention to four primary
added metal canopies,
factors: compatibility with significant historic sites in the area; the character
stucco walls, and heavily
of the Entrance Corridor; site development and layout; and landscaping.
whitewashed brick. White
brick in the ECs has
3
New structures and substantial additions to existing structures should respect
the traditions of the architecture of historically significant buildings in the
generated considerable
Charlottesville and Albemarle area. Photographs of historic buildings in the
discussion in previous
area, as well as drawings of architectural features, which provide important
proposals. The entrance
examples of this tradition are contained in Appendix A.
bays in the proposed design
establish a rhythm across
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
the front elevation and the
structures is not intended to impose a rigid design solution for new
central EIFS frame element
development. Replication of the design of the important historic sites in the
adds hierarchy. These are
area is neither intended nor desired. The Guideline's standard of compatibility
traditional methods of
can be met through building scale, materials, and forms which may be
dividing the wall plane,
embodied in architecture which is contemporary as well as traditional. The
used here to produce a
Guidelines allow individuality in design to accommodate varying tastes as
contemporary design. The
well asspecial functional requirements.
proposed design is
reminiscent of the design
5
It is also an important objective of the Guidelines to establish a pattern of
compatible architectural characteristics throughout the Entrance Corridor in
approved for Northtown
order to achieve unity and coherence. Building designs should demonstrate
Center and appears
sensitivity to other nearby structures within the Entrance Corridor. Where a
compatible with the
designated corridor is substantially developed, these Guidelines require
approved design for the
striking a careful balance between harmonizing new development with the
dentist office across
existing character of the corridor and achieving compatibility with the
Whitewood Road.
significant historic sites in the area.
9
Building forms and features, including roofs, windows, doors, materials,
colors and textures should be compatible with the forms and features of the
significant historic buildings in the area, exemplified by (but not limited to)
the buildings described in Appendix A [of the design guidelines]. The
standard of compatibility can be met through scale, materials, and forms
which may be embodied in architecture which is contemporary as well as
traditional. The replication of important historic sites in Albemarle County is
not the objective of these guidelines.
10
Buildings should relate to their site and the surrounding context of buildings.
11
The overall design of buildings should have human scale. Scale should be
The reduction in height of
None.
integral to the building and site design.
the building forms flanking
the central bays helps
establish a more human
scale.
12
Architecture proposed within the Entrance Corridor should use forms, shapes,
The elimination of the bays
None.
scale, and materials to create a cohesive whole.
with angled sides helps
establish a more consistent
appearance across the
length of the building.
13
Any appearance of "blankness" resulting from building design should be
Blankness is not a feature
None.
relieved using design detail or vegetation, or both.
of the primary building
elevations. The rear wall,
which has some visibility
from the EC, has few
windows and is mostly
blank. It would be faced
with Hardi siding, which
would be an improvement.
14
Arcades, colonnades, or other architectural connecting devices should be used
The existing brick arcade at
None.
to unify groups of buildings within a development.
the center of the front
elevation would be
removed with this
renovation. The building
would be unified by the use
of consistent forms and
color palette.
15
Trademark buildings and related features should be modified to meet the
The renovation is not a
None.
requirements of the Guidelines.
trademark design, although
some of the features are
reminiscent of a building
design approved in the
Northtown Center
development.
16
Window glass in the Entrance Corridors should not be highly tinted or highly
The note appears on the
None.
reflective. Window glass in the Entrance Corridors should meet the following
elevation drawings.
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 into the overall plan
Mechanical equipment is
Indicate the locations of
of development and shall, to the extent possible, be compatible with the
currently accommodated on
mechanical equipment
building designs used on the site.
the roof of the existing
building. The plans do not
and show how visibility
will be eliminated from
18
The following should be located to eliminate visibility from the Entrance
Corridor street. If, after appropriate siting, these features will still have a
include information on
the EC street.
negative visual impact on the Entrance Corridor street, screening should be
post -renovation equipment
provided to eliminate visibility.a. Loading areas, b. Service areas, c. Refuse
locations or sizes.
areas, d. Storage areas, e. Mechanical equipment, f. Above -ground utilities,
and g. Chain link fence, barbed wire, razor wire, and similar security fencing
devices.
19
Screening devices should be compatible with the design of the buildings and
surrounding natural vegetation and may consist of. a. Walls, b. Plantings, and
c. Fencing.
20
Surface runoff structures and detention ponds should be designed to fit into the
The approved site plan
None.
natural topography to avoid the need for screening. When visible from the
includes a stormwater
Entrance Corridor street, these features must be fully integrated into the
management facility in the
landscape. They should not have the appearance of engineered features.
northeast corner of the site.
No changes are proposed.
21
The following note should be added to the site plan and the architectural plan:
The note appears on the
None.
"Visibility of all mechanical equipment from the Entrance Corridor shall be
elevation drawings.
eliminated."
22-31
Lighting
The renovation includes the
Provide details on all new
replacement of the wall
lighting for review.
lights. Details have not
been provided, but will be
A site plan amendment
needed for review. These
(Letter of Revision) is
changes will also need to be
required for the lighting
addressed in a site plan
changes.
amendment.
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to
The approved site plan
Confirm that all
reflect the landscaping characteristic of many of the area's significant historic
(SDP-1981-05 Beech Tree
landscaping shown on the
sites which is characterized by large shade trees and lawns. Landscaping
Plaza) shows trees
approved site plan is
should promote visual order within the Entrance Corridor and help to
irregularly spaced along
present on site. If trees or
integrate buildings into the existing environment of the corridor.
Hydraulic Road. The
quantity appears to meet the
shrubs are missing, they
will need to be replaced,
8
Continuity within the Entrance Corridor should be obtained by planting
different types of plant materials that share similar characteristics. Such
EC frontage requirement,
or proposed revisions will
common elements allow for more flexibility in the design of structures
but it isn't clear if all of the
need to be included in a
because common landscape features will help to harmonize the appearance of
trees shown in the plan are
site plan amendment.
development as seen from the street upon which the Corridor is centered.
present on site. A sewer
easement runs along the
32
Landscaping along the frontage of Entrance Corridor streets should include
the following:
Hydraulic Road frontage.
a. Large shade trees should be planted parallel to the Entrance Corridor Street.
Such trees should be at least 3'/2 inches caliper (measured 6 inches above the
The approved site plan
ground) and should be of a plant species common to the area. Such trees
shows shrubs evenly spaced
should be located at least every 35 feet on center.
along Whitewood Road.
b. Flowering ornamental trees of a species common to the area should be
Eight trees stand in this
interspersed among the trees required by the preceding paragraph. The
area.
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:
Sidewalks exist along
None.
a. Medium trees should be planted parallel to all interior pedestrian ways.
Hydraulic and Whitewood.
Such trees should be at least 2'/z inches caliper (measured six inches above the
Trees are provided as
ground) and should be of a species common to the area. Such trees should be
described above.
located at least every 25 feet on center.
A sidewalk runs along the
main face of the building.
No trees are present along
this sidewalk. Planting beds
contain shrubs.
35
Landscaping of parking areas:
Frontage trees double as
None.
a. Large trees should align the perimeter of parking areas, located 40 feet on
perimeter parking lot trees.
center. Trees should be planted in the interior of parking areas at the rate of
The approved plan shows
one tree for every 10 parking spaces provided and should be evenly
no interior parking lot trees.
distributed throughout the interior of the parking area.
No changes to the parking
b. Trees required by the preceding paragraph should measure 2'h inches
area are proposed.
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:
The existing building is a
None.
a. Trees or other vegetation should be planted along the front of long
long one. The location and
buildings as necessary to soften the appearance of exterior walls. The spacing,
size of existing planting
size, and type of such trees or vegetation should be determined by the length,
beds appears to be
height, and blankness of such walls.
insufficient for planting
b. Shrubs should be used to integrate the site, buildings, and other structures;
trees close to the building.
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 by the Staff
Trees listed on the
None.
based upon but not limited to the Generic Landscape Plan Recommended
approved site plan are in
Species List and Native Plants or Virginia Landscapes (Appendix D).
the recommended lists.
38
Plant health:
The note does not appear
Include the standard plant
The following note should be added to the landscape plan: "All site plantings of
on the plan, but will be
health note on the site
trees and shrubs shall be allowed to reach, and be maintained at, mature
needed on the site plan
plan.
height; the topping of trees is prohibited. Shrubs and trees shall be pruned
amendment.
minimally and only to support the overall health of the plant."
Development pattern
6
Site development should be sensitive to the existing natural landscape and
The establishment of new
Include sidewalk, ramp
should contribute to the creation of an organized development plan. This may
entrances has created the
and planting bed changes
be accomplished, to the extent practical, by preserving the trees and rolling
need for a new ramp and
in the site plan
terrain typical of the area; planting new trees along streets and pedestrian
landing on the sidewalk.
amendment/LOR.
ways and choosing species that reflect native forest elements; insuring that
Aluminum handrails are
any grading will blend into the surrounding topography thereby creating a
proposed for the ramp. A
continuous landscape; preserving, to the extent practical, existing significant
planting bed is proposed on
river and stream valleys which may be located on the site and integrating
the parking lot side of the
these features into the design of surrounding development; and limiting the
sidewalk.
building mass and height to a scale that does not overpower the natural
settings of the site, or the Entrance Corridor.
The existing building is
oriented parallel to
39
The relationship of buildings and other structures to the Entrance Corridor
street and to other development within the corridor should be as follows:
Whitewood Road. No
a. An organized pattern of roads, service lanes, bike paths, and pedestrian
major site changes are
walks should guide the layout of the site.
proposed.
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.
40-43
Site Grading
No grading is proposed.
None.
44
Natural drainage patterns (or to the extent required, new drainage patterns)
The approved site plan
None.
should be incorporated into the finished site to the extent possible.
includes a stormwater
management facility in the
northeast corner of the site.
No changes are proposed.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The proposed colors and materials; the whitewashed brick.
2. The general character of the proposed renovation.
Staff offers the following comments on the conceptual design:
1. Provide material and color samples for review.
2. Indicate the locations of mechanical equipment and show how visibility will be eliminated from the EC street.
3. Provide details on all new lighting for review.
4. Confirm that all landscaping shown on the approved site plan is present on site. If trees or shrubs are missing, they will need to be replaced, or
proposed revisions will need to be included in a site plan amendment.
5. A site plan amendment (Letter of Revision) is required for all changes proposed to site elements, including but not limited to lighting, landscaping,
sidewalks, ramps, etc.
6. Include the standard plant health note on the site 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."
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
1-31
Plaza 285 architectural submittal (including project description, vicinity map, context
photos, existing building conditions, before/after proposed improvements,
constructability diagrams, exterior perspectives, new landing/ramp, exterior finishes.
June 25, 2018
Al
Plans
June 25, 2018
A2
Elevations
June 25, 2018