CITY OF CHARLOTTESVILLE DEPARTMENT OF NEIGHBORHOOD DEVELOPMENT SERVICES STAFF REPORT TO THE ENTRANCE CORRIDOR REVIEW BOARD (ERB) ENTRANCE CORRIDOR CERTIFICATE OF APPROPROPRIATENESS DATE OF PLANNING COMMISSION MEETING: August 9, 2011 Project Name: Fontaine Avenue Fire Station Planner: Mary Joy Scala, AICP Applicant: City of Charlottesville Applicant s Representative: Mike Mollica Applicant s Relation to Owner: Project Manager Application Information Property Street Address: 2408 Fontaine Avenue Property Owner: City of Charlottesville Tax Map/Parcel #: Tax Map 17A, Parcel 14 (Online Record: 17A014000) Total Square Footage/Acreage Site: 1.248 acres Comprehensive Plan (Land Use Plan) Designation: Two-family Current Zoning Classification: B-2 Commercial with proffers and Entrance Corridor (EC) Overlay Entrance Corridor Overlay District: 34-307(a)(5) (Fontaine Avenue) Current Usage: vacant lots (former commercial structure and dwelling to be demolished) Background The ERB previously approved this project on October 13, 2009 with the following conditions: that the applicant reach an agreement on the landscaping plan for the rear retaining wall with NDS staff; that the brick color should be as submitted (dark brown) and the metal panel color should be coordinated with the brick color and should not be obtrusive (colonial red as submitted). A steep slope waiver was granted at the same meeting. An additional property at 110 Summit Street was rezoned November 15, 2010 and incorporated into the project to allow more room for an access driveway to the underground parking and increased landscaping to the south of the project. Preliminary site plan approval was first received December 2009, and again on February 23, 2011. The final site plan is under review and is planned to be approved administratively. Applicant s Request
The applicant is requesting re-approval of the certificate of appropriateness, which has expired. The design has been somewhat altered. The proposal is a new two-story fire station with underground parking for 32 cars. The fire vehicles can enter and exit the four bays from both Fontaine Avenue and Summit Street. The parking garage is accessed only from Summit Street. The site plan includes City sidewalks and street trees along both streets. Please refer to the Entrance Corridor review documents: cover letter dated July 5, 2011; comprehensive signage plan dated July 14, 2011, including elevation drawings comparing July 2011 elevations with previously approved September 2009 elevations; railing detail; and grading/landscape plans. Note that the Entrance Corridor review is only concerned with what is visible from the entrance corridor. Changes since the 2009 approval are as follows: The additional area for the rear access driveway eliminated the tall retaining wall and allowed more landscaping. An emergency backup generator has been added in this area. The vegetated roofs have been removed from the project primarily due to cost (but they are still harvesting rainwater for use in flushing toilets and for hose bib use). The brick wall separating the front lobby/entry from the larger scaled building behind it has increased in height by three feet, is now four feet shorter in length, and has a decorative square opening at one end. The fenestration along Fontaine Avenue has changed to accommodate two floors. The pattern of the modular masonry units has changed. Some of the metal panels are now concrete panels. Red metal panels (canopy supports) have been added on the north side of the brick wall. Multiple signage above vehicle bay doors requires a comprehensive signage plan. Transparent railings have been deleted or changed to metal mesh or tempered clear glass. Retaining walls have been reduced in height, as the adjoining property owner (VA Oil), has conceptually agreed to allow grading on their property. Standard of Review The Planning Commission serves as the entrance corridor review board (ERB) responsible for administering the design review process in entrance corridor overlay districts. This development project requires a site plan, and therefore also requires a certificate of appropriateness from the ERB, pursuant to the provisions of 34-309(a)(3) of the City s Zoning Ordinance. The ERB shall act on an application within 60 days of the submittal date, and shall either approve, approve with conditions, or deny the application. Appeal would be to City Council. Standards for considering certificates of appropriateness: In conducting review of an application, the ERB must consider certain features and factors in determining the appropriateness of proposed construction, alteration, etc. of buildings or structures located within an entrance corridor overlay district. Following is a list of the standards set forth within 34-310 of the City Code:
34-310(1): Overall architectural design, form, and style of the subject building or structure, including, but not limited to: the height, mass and scale; Staff Analysis: The B-2 Commercial zone allows a maximum height of 45 feet by right. Required front setback is 20 feet minimum; rear setback (adjoining residential) min. 20 feet; side street setback 5 feet. A brick wall measuring approximately 38 feet high (was 35 feet high) and 142 long (was 146 feet in length) separates the front lobby/entry from the larger scaled building behind it. 34-310(2): Exterior architectural details and features of the subject building or structure; Staff Analysis: The Fontaine Avenue elevation contrasts a lighter color masonry block building against the darker brick wall. A two story glass lobby indicates this is an institutional building. The other front façade windows are now square; paired vertically. On the second floor, glass doors open onto roof terraces. Metal panels now support the canopies. The fire station bays with four large doors (bifold on the east and overhead on the west) are located behind the wall. On the second floor, regularly spaced windows look out over roofs. 34-310(3): Texture, materials and color of materials proposed for use on the subject building or structure; Staff Analysis: The building materials include dark brown standard size brick; light buff color modular masonry units with bands of texture change; colonial red metal panels and column supports; aluminum storefront windows with solar glass; metal sunshades and canopies; tempered glass railings on the north elevation, and metal mesh railings on the training tower. The proposed materials consist of: Roofs: Flat roofs of unknown material. Canopies are metal. Mechanical screening: The mechanical units for the most part, except for exhaust fans, will be located in the building. Trash dumpster wall is the same material as the building. Walls: Standard size dark brown brick; light buff color modular masonry units with stripes (previously broad bands) of texture change; and colonial red metal panels or concrete panels. Windows, doors and storefronts: Framing materials are clear anodized aluminum storefront with solar glass. Railings: Front guardrails are textured glass; rear guardrails are metal mesh. Paved areas: Five-foot wide public sidewalks will be scored concrete. Terraces are pervious pavers. Response aprons are concrete.
34-310(4): Design and arrangement of buildings and structures on the subject site; Staff Analysis: All the staff parking is concealed under the building. The entrance to the parking is from Summit Street. The trash area is screened from Summit Street. Fire fighting vehicle entrances off both Fontaine Avenue and Summit Street lead to concrete response aprons, then to the four vehicular bays in the building. Continuous sidewalks edged with street trees are provided along both major roads. Two outdoor terrace areas for public and staff are provided in the northwest corner. Four public on-street parking spaces are located on Summit Street near the building s public entrance on Fontaine Avenue. Biofilters are provided along the east property line and in the rear southwest corner. 34-310(5): The extent to which the features and characteristics described within paragraphs (1)-(4),above, are architecturally compatible (or incompatible) with similar features and characteristics of other buildings and structures having frontage on the same EC street(s) as the subject property. Staff Analysis: The context in this part of Fontaine Avenue is mostly low density residential, except the gas station to the east. The proposed development is public and institutional and therefore is a different scale than the other buildings. Ways that this large building can be made compatible with the residential context include appropriate setbacks and site design, landscaping and screening, and building materials and design. The height, mass and scale as viewed from the corridor are appropriate for an urban structure in this location. The architect has created a strong design concept that seeks to separate the larger, functional mass of the building from the smaller, more public, and more visible front lobby area. The mass of the building is further broken up by using different materials, textures, colors, roof terraces, and wall openings. The proposed development takes advantage of the steeply sloping site. The parking is concealed beneath the building. The site functions are organized well. The setbacks are appropriate. The building is correctly oriented to Fontaine Avenue. This new landscaped site will add order to the streetscape. 34-310(6): Provisions of the Entrance Corridor Design Guidelines. Relevant sections of the guidelines include: Section 1 (Introduction) The Entrance Corridor design principles are expanded below:
Design For a Corridor Vision New building design should be compatible (in massing, scale, materials, colors) with those structures that contribute to the overall character and quality of the corridor. Existing developments should be encouraged to make upgrades consistent with the corridor vision. Site designs should contain some common elements to provide continuity along the corridor. New development, including franchise development, should complement the City s character and respect those qualities that distinguish the City s built environment. Preserve History Preserve significant historic buildings as well as distinctive architecture from more recent periods. Encourage new contemporary design that integrates well with existing historic buildings to enhance the overall character and quality of the corridor. Facilitate Pedestrian Access Encourage compact, walkable developments. Design pedestrian connections from sidewalk and car to buildings, between buildings, and between corridor properties and adjacent residential areas. Maintain Human Scale in Buildings and Spaces Consider the building scale, especially height, mass, complexity of form, and architectural details, and the impact of spaces created, as it will be experienced by the people who will pass by, live, work, or shop there. The size, placement and number of doors, windows, portals and openings define human scale, as does the degree of ground-floor pedestrian access. Preserve and Enhance Natural Character Daylight and improve streams, and retain mature trees and natural buffers. Work with topography to minimize grading and limit the introduction of impervious surfaces. Encourage plantings of diverse native species.. Create a Sense of Place In corridors where substantial pedestrian activity occurs or is encouraged, or where mixed use and multibuilding projects are proposed, one goal will be creating a sense of place. Building arrangements, uses, natural features, and landscaping should contribute, where feasible, to create exterior space where people can interact.. Create an Inviting Public Realm Design inviting streetscapes and public spaces. Redevelopment of properties should enhance the existing streetscapes and create an engaging public realm. Create Restrained Communications Private signage and advertising should be harmonious and in scale with building elements and landscaping features. Screen Incompatible Uses and Appurtenances: Screen from adjacent properties and public view those uses and appurtenances whose visibility may be incompatible with the overall character and quality of the corridor, such as: parking lots, outdoor storage and loading areas, refuse areas, mechanical and communication equipment, Where feasible, relegate parking behind buildings. It is not the intent to require screening for utilitarian designs that are attractive, and/or purposeful. Respect and Enhance Charlottesville s Character Charlottesville seeks new construction that reflects the unique character, history, and cultural diversity of
this place. Architectural transplants from other locales, or shallow imitations of historic architectural styles, for example, are neither appropriate nor desirable. Incompatible aspects of franchise design or corporate signature buildings must be modified to fit the character of this community. Section 2 (Streetscape) Staff Analysis: Large street trees are evenly spaced. The plan proposes 17 street trees including 8 Red Maple, 6 Linden, and 3 Lacebark Elms. Section 3 (Site): Staff Analysis: The proposal is appropriate. The landscaping will be addressed with the required number of street trees, and some additional landscaping with understory trees and shrubs. The bio filter with perennial flowers creates a buffer from the adjacent gas station. Mechanical equipment and trash area are screened. Outdoor lighting is not shown, but will be shown on the site plan and must meet the full cutoff requirement, and the 0.5 footcandle requirement at the property lines. Signage is shown as pin-mounted cast aluminum letters. A Comprehensive Signage Plan is required due to the number and aggregate area of the signage. The sign ordinance allows three signs on a corner property; maximum aggregate area of all signage on an entrance corridor property is 75 sq. ft.; a wall sign may not exceed 50 sq. feet in an entrance corridor. Section 4 (Buildings): Staff Analysis: The ERB previously determined that materials and colors are appropriate. The ERB should comment on the changes to the design, especially on the Fontaine Avenue frontage. The symbolism and function of a public building usually results in a distinctive design. The size and contemporary design distinguish this building from its neighbors. The wall is a strong, modern design statement that can be compatible with the entrance corridor provided other design elements work in harmony. Section 5 (Individual Corridors): Fontaine Avenue Vision This corridor transitions quickly from accommodating highway speed autos to more congested auto, transit, pedestrian and bicycle traffic. Foremost considerations are traffic calming, provisions for pedestrian safety, and pedestrian amenities such as sidewalks, landscaping and transit stops. The neighborhood center, Maury Avenue intersection, is currently a bustling, mixed use pedestrian activity area that newer developments strive to emulate. The pedestrian and mixed use characteristics of this neighborhood intersection should not be lost as redevelopment occurs. New mixed use and apartment
project design should reflect the character and importance of this major entrance to the City and the University. Historic assets to be protected include the JPA median that formerly accommodated a trolley line, the Fry Spring s Service Station, and the Oakhurst-Gildersleeve Neighborhood. This corridor is a potential location for public way-finding signage. SUB-AREA A: CORPORATE LIMITS TO LEWIS STREET Description Streetscape: canopied effect, planted slopes, overhead utilities, cobra-head lights, intermittent sidewalks, some on-street parking. Site: Wooded edges, pole-mounted signs, mature landscaping, large trees, low stone walls, chain link fences. Buildings: Post-war, small-scale residences with deep setbacks - colonial revival, bungalows, English cottages, Cape Cod. Recommended General Guidelines 1. Retain tree canopy at gateway 2. Maintain residential uses and character 3. Add sidewalks on Fontaine Avenue per the Fontaine Avenue Plan 4. Upgrade older retail parcels as opportunity arise Public Comments Received No public comments have been received regarding the Entrance Corridor application. Staff Recommendations Staff suggests discussion of the design changes to confirm that they meet the design guidelines, specifically: Increased height/new proportion of brick wall and new decorative opening; The fenestration/ façade design along Fontaine Avenue; Red canopy supports on Fontaine Avenue elevation; Comprehensive signage plan (signage over bays). Suggested Motions I move to approve the Entrance Corridor Certificate of Appropriateness application for the Fontaine Avenue Fire Station as submitted (or with the following modifications.) 1.. 2.. 3..