MEMORANDUM To: From: Chairman Walker and Members of the Heritage Preservation Review Board Raymond P. Ocel Jr., Development Program Planner/Deputy Zoning Administrator Date: March 11, 2015 Subject: Junction Square-Review of Revised Mixed Use Development Elevation Plans George DeFalco of Tradition Homes is requesting to meet with the Board to discuss a revised design and exterior materials for the proposed mixed use development located at the northwest corner of Elden and Monroe Streets. The Town Council approved the rezoning of the property in December 2014 from PD-D, Planned Development Downtown to PD-TD, Planned Development Traditional Downtown. The project continues to include approximately 2000 square feet of retail space, five mixed use units whose retail fronts will front Elden Street and 18 townhouses. The layout for the property is unchanged and shows the proposed layout of the property. The retail space is located at the corner of Lynn and Elden Streets, the five mixed use units are located adjacent to retail space, along with the 18 residential townhouse units fronting on Nachman Way and Elden and Monroe Streets. The applicant hired a new architectural firm; Heffner Architects located in Alexandria to revise the elevation drawings previously seen by the Board to better address the Board s and staff comments. While the elevations are in the early phase of development, the applicant requested to meet with the Board to review the revised elevation drawings and to seek the Board s input. Staff has reviewed the attached elevations and provides the following comments for the Board s review. 1. The townhouse units with shutters have a strong Federal style design. This architectural style predates the period of significance for the Town of Herndon. These townhouses should have a design more reminiscent of a style common for Mid-Atlantic row houses between 1850 and 1930. The pairing of these units architecturally apart from the rest of the units on Monroe Street and Dyer Court nicely breaks up sticks and effectively adds variation and interest to entire elevation. Any changes to the design should be done so in a manner that retains this effect. 2. The basement level exterior walls on the front elevations of some of the units present high hard edges along the street. These expanses should be visually broken up using recessed areas that mimic bricked-in basement windows, additional belt coursing, or other techniques such as introducing different material(s).
HPRB Review-Junction Square March 11, 2015 Page 2 3. Usage of the Gateway Sign blocks the view of the community sign. Another type of sign for downtown Herndon or the Herndon Historic District should be located on the left side of the community sign in a manner that does not obstruct view of the community sign. The Gateway Sign should be used to mark the historic downtown. 4. On the rear elevations, care should be given to ensuring a legible vertical break between units and avoid the siding appearing as a single mass. Dark downspouts between each unit might help provide this vertical separation between units, but more than one vertical break is suggested. Staff is unsure of the material being proposed in the siding. 5. On Elden Street, the ground floor would benefit from more variation between storefronts and enhanced articulation. The current design appears too flat and monotonous across the elevation. The use of transoms may help such as the use of small windows in the larger transom pane. 6. The pattern book calls for storefronts designed with traditional framing and detailing. The presented storefronts appear more contemporary in form and design. Features such as minimally recessed entries, base paneling, wider wood or faux wood framing, canvas awnings, doors that are not all glass, and more traditional detailing along the signage band would improve conformance with the pattern book guidelines. 7. The fenestration across the three commercial "buildings" on Elden seems over-simplified. To help present an architectural narrative of three district buildings across the elevation on Elden Street, the fenestration should have some minimal variation. This may be achieved with different windows on one of the three. Taller windows, windows with more lights (2- over-2, 6-over-1), slightly arched windows are options to consider. 8. The commercial buildings along Elden Street are designed with minimal cornice treatments. With enhanced storefront treatments, stronger cornice detailing may improve the balance of the buildings. 9. On the Elden Street elevation, the use of brick veneer across the entire facade creates a single architectural expression that adds to the mass of the building. There are opportunities to breaking up this wall treatment by using other awl treatments at the two "hyphens" that separate the tower element at the corner and the Bistro building on Lynn Street. This might be an area to have a more contemporary or mid-century form and design. 10. A stepped parapet at the Bistro building roofline would be a welcoming node to several historic buildings in Herndon. 11. The design of the mixed use units should account for wall signs being displayed above the store fronts. 12. The use of dark colors for the units is encouraged to accent the elevations, but should be kept to a minimum. 777 Lynn Street, Herndon, VA 20170-4602 P.O. Box 427, Herndon, VA 20172-0427 herndon-va.gov
HPRB Review-Junction Square March 11, 2015 Page 3 13. Consider varied roof lines for the buildings on Elden and Monroe Street to help break up the mass of the buildings, particularly on Elden Street frontage. The Board is encouraged to provide feedback on the basic components of the buildings such as massing, scale, form and relationship to the other structures in the area. Thank you Attachment: 1. Junction Square Elevation Plans Dated 02.27.15 777 Lynn Street, Herndon, VA 20170-4602 P.O. Box 427, Herndon, VA 20172-0427 herndon-va.gov
Attachment 1 2 D:\Documents\Revit\15006 JUNCTION SQ_sglerum.rvt 2/27/2015 6:27:05 PM 4 ELDEN STREET 1 NACHMAN WAY 3 MONROE STREET MIXED USE BUILDING RETAIL/LIVE WORK JUNCTION SQUARE 604 MONTGOMERY STREET ALEXANDRIA, VIRGINIA 22314 (703) 549-7766 PH (703) 684-6212 FAX HEFFNER ARCHITECTS, PC. This drawing and the design of all components shown are the sole property of HEFFNER ARCHITECTS, PC and are intended for this project specifically. The reproduction, copying or use of this drawing or any of its components is strictly prohibited without the written consent of HEFFNER ARCHITECTS, PC. Any infringement of this copyright will be subject to strict legal action. 02.27.15 P100
2 D:\Documents\Revit\15006 JUNCTION SQ_sglerum.rvt 2/27/2015 6:27:26 PM 1 ELEVATION - MONROE STREET (EAST) ELEVATION - ELDEN STREET (SOUTH) JUNCTION SQUARE 604 MONTGOMERY STREET ALEXANDRIA, VIRGINIA 22314 (703) 549-7766 PH (703) 684-6212 FAX HEFFNER ARCHITECTS, PC. This drawing and the design of all components shown are the sole property of HEFFNER ARCHITECTS, PC and are intended for this project specifically. The reproduction, copying or use of this drawing or any of its components is strictly prohibited without the written consent of HEFFNER ARCHITECTS, PC. Any infringement of this copyright will be subject to strict legal action. 02.27.15 P101
2 D:\Documents\Revit\15006 JUNCTION SQ_sglerum.rvt 2/27/2015 6:27:48 PM 1 ELEVATION - NACHMAN WAY (WEST) ELEVATION - NACHMAN WAY (NORTH) JUNCTION SQUARE 604 MONTGOMERY STREET ALEXANDRIA, VIRGINIA 22314 (703) 549-7766 PH (703) 684-6212 FAX HEFFNER ARCHITECTS, PC. This drawing and the design of all components shown are the sole property of HEFFNER ARCHITECTS, PC and are intended for this project specifically. The reproduction, copying or use of this drawing or any of its components is strictly prohibited without the written consent of HEFFNER ARCHITECTS, PC. Any infringement of this copyright will be subject to strict legal action. 02.27.15 P102