STAFF REPORT

To: Design Review Board Date: May 14, 2020 Case: Architectural Design Review (Major) Case No: AR-20-01 Meridian at Rogers

Branch

Prepared By: Patrick Reidy, Senior Planner GENERAL INFORMATION Applicant: Bryan Ward NorthView Partners 6131 Falls of Neuse Road, Suite 200 Raleigh, NC 27609 919-277-1132

bward@northviewpartners.com Owners: Rogers Branch LLC 8368 Six Forks Road, Suite 204 Raleigh, NC 27615 Architect: Marc Mills Planworx Architecture 5711 Six Forks Road, Suite 100 Raleigh, NC 27609 Requested Action: Review and approval of the Architectural Design Review (Major) application for the

Meridian at Rogers Branch apartments Tax PIN #: 1749-68-8558, 1749-78-1509, 1749-78-2560, 1749-78-4712 Location: 0, 3700, 3716, and 3712 Rogers Branch Road Size: 11.75 acres +/- Existing Land Use: Two Single-Family Dwellings Existing Zoning: Residential Mixed-Use Conditional District (RMX-CD) (RZ-19-01) Building Type: Multi-family Residential Building Height: 4 Story above grade – 52’ +/- Square Footage: 284,385 Number of Units: 264

BUILDING DESIGN STANDARDS Per 15.8.5 (A) of the Wake Forest Unified Development Ordinance, the Major Architectural Design Review Process shall apply to all “Multi-family developments containing 8 or more units”. The proposed project will be a multi-family development. The proposed building type is Residential: Apartment which will be finished with brick, stone veneer, cementitious fiber siding and panels, paint, and glazing. There are two larger apartment buildings and six carriage style buildings that have parking on the ground floor and residential units on the second floor. Residential Apartments are subject to the specific standards set forth in Section 5.5 of the Unified Development Ordinance. Standards for Design Review 5.5 Residential: Apartment 5.5.2 Roofs and Eaves A. Except for residential buildings in the UR and RMX districts, all residential buildings shall have

sloped roofs. Flat roofs may be used for main roof, dormers, or above porches, in the UR and RMX districts if approved by the DRB.

Staff Analysis: The apartments are in the RMX district and the roofs are a combination of

sloped and flat roofs, therefore meeting the requirement of the UDO if approved by the DRB.

B. Main roofs on residential buildings shall have a pitch between 6:12 and 12:12. Monopitch (shed) roofs are allowed only if they are attached to the wall of the main building. No monopitch roof shall have a pitch less than 4:12.

Staff Analysis: The main roof of Buildings 1 and 2 is comprised of two roof types – pitched

and flat. The roofs visible from the right-of-way are proposed to be flat as allowed in the RMX district. The main roof of Building 1 and 2 is proposed at a pitch of 4:12, but it is designed so that it is “centered” and set back from the façade so that it is not visible from the right-of-way. It will give the appearance of a flat roof from the ground level. The Design Review Board will need to determine if the proposed main roof pitch is acceptable and meets the requirement of the UDO.

The main pitch of Buildings 3-8 C. Flush eaves shall be finished by profiled molding or gutters. Staff Analysis: No flush eaves are proposed, which meets the requirement of the UDO. D. All rooftop equipment (except small items such as fans and vents) shall be screened from view from the public-right of way within the block. Staff Analysis: No mechanical utilities are located on the roof which meets the requirements

of the UDO. 5.5.3 Building Entrances A. Porches. Useable porches and stoops are recommended to form a predominant motif of the

building design and be located on the front and/or side of the building to respond to the climatic

conditions and vernacular of the area. Front porches, if provided, shall be at least 4 feet in average depth.

Staff Analysis: Balconies have been incorporated into the design of the apartment buildings

which exceed 4’ in average which meets the requirement of the UDO.

B. Raised Entries. To provide privacy, all residential entrances within 18 feet of the sidewalk shall be raised from the average finished grade of the sidewalk (at the property line) a minimum of 1 ½ feet. Staff Analysis: There are no individual residential entrances on Buildings 1 and 2, therefore this

requirement is not applicable to those buildings. Buildings 3-5 are not within 18’ of the street sidewalk, therefore this requirement is not applicable to those buildings.

The proposed carriage unit buildings along Rogers Branch Road (Buildings 6-8) are designed so that the street side appear to the be front, but the doors are on the parking lot side of the units, of which they have a proposed raised entrance of 6 inches. The Design Review Board will need to determine if the proposed raised entrance is acceptable and meets the requirements of the UDO.

5.5.4 Garages

Staff Analysis: The majority of Section 5.5.4 applies to Single-family dwelling and Townhouses. Section 5.5.4.F requires when more than two garage bays are provided, the additional bays must be turned such that no more than 2 bays are visible from the street. While carriage units with garages on the first level are being proposed, no garages are proposed to face Rogers Road, Rogers Branch Road, which meets the requirement of the UDO.

5.5.5 Façade Design/Permeability/Transparency At least 15% of the area of each façade that faces a street lot line must be windows or main entrance

doors. Windows used to meet this standard must allow views from the building to the street. Glass block does not meet this standard. Windows in garage doors do not count toward meeting this standard, but windows in garage walls do count toward this standard. To count toward meeting this standard a door must be at the main entrance and facing the street property line.

Staff Analysis: All the proposed building facades that face a street lot line meet the 15%

minimum requirement ranging from 22% to 28% transparency. The Building 1 façade facing Rogers Branch Road provides 28% transparency on the basement level, 26% transparency on the 1st floor, 26% transparency on the 1st, 3rd, and 4th floors, and 22% on the 2nd. The Building 2 façade facing Rogers Road provides 27% transparency on all of the floors. The Building 6 façade facing Rogers Branch Road provides 24% transparency on the 1st floor and 36% on the 2nd

floor. The Building 7 façade facing Rogers Branch Road provides 23% transparency on the 1st floor and 36% on the 2nd floor. The Building 8 façade facing Rogers Branch Road provides 24% transparency on the 1st floor and 36% on the 2nd floor.

5.5.6 Materials A. Building Walls: Building walls (including accessory structures greater than 144 square feet) shall

be primarily clad in wood clapboard, cementitious fiber board, wood shingle, wood drop siding, primed board, wood board and batten, brick, stone, stucco, or synthetic materials similar and/or superior in appearance and durability. Vinyl may only be used on buildings that are no closer than 20 feet from the next closest building and that do not contain mixed occupancy or multifamily dwelling units. The primary materials used for building walls should reflect the context of the surrounding area or neighborhood.

Staff Analysis: The proposed building walls will be clad in brick, stone veneer, and

cementitious fiber siding/panels, which meets the requirement in the UDO. B. Roof Materials: Residential roofs shall be clad in wood shingles, standing seam metal, terne,

slate, asphalt shingles or synthetic materials similar and/or superior in appearance and durability.

Staff Analysis: The proposed pitched roof is clad in asphalt shingles, which meets the requirement of the ordinance.

B. Material Colors: Facade colors should reflect the context of the surrounding area and should

generally be of low reflectance earth tone, muted, subtle, or neutral colors. Variations in color schemes are encouraged in order to articulate entry ways and public amenities so as to give greater recognition to these features. This paragraph shall not apply to detached houses or townhomes

Staff Analysis: The proposed façade colors are off white fiber cement panels, tan brick, tan

siding, and beige trim. While the proposed colors are of low reflectance earth tone, muted, subtle, or neutral colors, the proposed color scheme does not provide variations in color that are encouraged.

Also, the proposed color scheme does not reflect the context of the

surrounding area. Most of the surrounding commercial buildings near the intersection of Rogers Road and Rogers Branch Road incorporate a shade of dark green into their buildings through metal roofs, painted bands, and/or metal/fabric awnings. Staff requested that the applicant change the tan siding to more of a green tone such as Sherwin William’s Secret Garden or Oakmoss to provide more visual interest to the building and better reflect the surrounding area. Due to the height of the proposed building, the prominence of the building should lend to providing more visually appealing colors for the façade. The Design Review Board will need to determine if the proposed material colors are acceptable and meet the requirements of the UDO.

D. Submittals: Color samples shall be provided to the staff at the time of site plan review and prior

to renovations, remodeling, facelift, and repainting along with a description of how and where each color will be used. Color renderings shall also be required.

Staff Analysis: The submittals include general colors for each proposed finish, but do not

provide specific colors as other applications have provided in the past. Color renderings were also included in the submittal. Actual color samples will be provided at the Design Review Board meeting.

Standards for Design Review – Clubhouse Building 5.4 Civic/Institutional Buildings 5.4.2 Façade Materials and Colors

A. Design and Construction Excellence: Such buildings should be constructed as permanent additions to the long-term vibrancy of the town and should serve to exemplify the very best architectural designs and building practices.

Staff Analysis: The design for the proposed building is using permanent materials in the

form of brick, fiber cement lap siding, and stone as the primary building materials. The clubhouse is proposed as a permanent part of the development and therefore the town.

B. Site Prominence: Designers should consider methods in which to place such buildings above the grade of the surrounding buildings as a means to provide site prominence. Methods to consider include the incorporation of a raised entry from the primary street frontage (while still accommodating NC Accessibility Code requirements) and/or the setback of such buildings to create a formal landscaped area or plaza. Where possible, such buildings shall form a terminating vista down a street or across a civic space whenever possible.

Staff Analysis: The proposed amenity center is centrally located and will have site

prominence within the apartment complex.

C. Building Design Elements: The nature and location of the building should be demonstrated in the architectural design and the detailing. Depending on the expressed architectural style of the building the following elements may be considered for inclusion: pronounced window / lintels / sills / muntins, columns with a capital and base, a water table, vertically oriented windows of at least 2:1 ratio, relief in the façade must occur on many levels, cornice lines with significant depth and multiple levels of relief, a very well designed entry way including doors at the main entry that are monumental, a tower element of some nature. Staff Analysis: The proposed amenity center incorporates several of the proposed building

design elements; including a brick water table, columns with a base and cap, vertically oriented glass windows, multiple reliefs in the façade and rooflines and well-designed entry ways consisting of a tower like element.

D. High Quality Materials: Acceptable exterior primary wall materials for such buildings include brick, stacked stone, lap siding (cementitious fiber board), stucco, stone/stone masonry units, and architectural concrete masonry units (CMU). Exterior insulation finishing systems (EIFS) may be used as a secondary building material. Under no circumstances shall unfinished concrete block be permitted. No vinyl or metal siding shall be attached to any side of a civic/institutional building that is visible from a public street.

Staff Analysis: The proposed amenity center is predominately brick, fiber cement lap siding,

and stone, which meets the requirements of the UDO. E. Material Colors: Façade colors shall be of low reflectance earth tone, muted, subtle, or neutral

colors. Building trim may feature brighter colors as an accent material. The use of high-intensity,

metallic, fluorescent, day glow, or neon colors shall be prohibited. Variations in color schemes are encouraged in order to articulate entry ways and public amenities so as to give great recognition to these features.

Staff Analysis: The proposed amenity center colors are low reflectance earth tones, which

meets the UDO. If the Design Review Board is to find that the façade colors of the main building, staff recommends that the colors of the amenity building be revised to reflect those color changes.

FINDINGS OF FACT In order to approve an Architectural Design Review (Major) application, the required findings of fact contained in Section 15.8.5(H) of the Wake Forest Unified Development Ordinance are required to be met.

Finding 1: The proposed plan is consistent with the adopted plans/policies of the Town and

complies with all applicable requirements of this ordinance. Staff Analysis: The Design Review Board will need to determine if the proposed plan is

consistent with the Unified Development Ordinance Chapter 5.5 Residential Building Design Standards, specifically regarding, 5.5.2 Roofs and Eaves; 5.5.6.B Material Colors; and 5.5.6.D Submittals.

Finding 2: The proposed plan conforms to the character of the neighborhood, considering the

location, type and height of buildings or structures and the type and extent of landscaping on the site.

Staff Analysis: The proposed project will conform to the character of the neighborhood

and surrounding area. Finding 3: The proposed plan will not be detrimental to the use or the development of adjacent

properties or other neighborhood uses. Staff Analysis: The proposed project is consistent with the area and conforms with adjacent

properties and neighborhood uses. RECOMMENDATION The Design Review Board will need to determine if the proposed project meets the Unified Development Ordinance Design Standards based on the required findings of fact. Attachments:

- Aerial Map - Major Architectural Design Review Application - Color Elevations and Architectural Plans of Proposed Structures - Proposed Color Samples - Overall Site Plan - Landscape Plan

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Please note that this map is intended for illustrative purposes only. For specific inquiries regarding zoning boundaries, contact the Town Wake Forest Planning Department at 919-435-9510. .0 500 1,000

Feet

Subject Area

AR-20-01 Meridian at Rogers Branch3700 Rogers Branch Rd

Pin #s 1749688558, 1749781509, 1749782560 & 1749784712

#351317

2.40) Architectural Design Review - MajorMajor Architectural Design Review

Town of Wake Forest, NC301 S. Brooks St.

Wake Forest, NC 27587-2932TEL (919) 435-9510 | FAX (919) 435-9539

Project Overview

Project Title: Meridian at Rogers Branch (AR) Jurisdiction: Town of Wake Forest (Wake County)Application Type: 2.40) Architectural Design Review - Major State: NCWorkflow: Major Architectural Design Review County: Wake

Project Information

Project Address: 3700 ROGERS BRANCH ROAD Tax PIN:1749688558174978150917497825601749784712

Acreage: 11.7478 Land Use Type (General): Residential

Zoning Information

Current Zoning: RMX, Residential Mixed-Use Currently a Conditional District?: NoCurrently a Conditional Use?: Yes Current Zoning Overlay: NA, Not Applicable to this Project

General Project Information

Building Height: 52 Number of Stories: 4Building Materials/Colors: Stone, Brick, Fiber Cement,Earthtones

Building Type: Residential

Project Type: New Construction Description of Work: The Meridian at Rogers Branch will be amultifamily development consisting of 264 units.

Factors Relevant to Major Architectural Design Review

The proposed plan is consistent with the adoptedplans/policies of the Town and complies with all applicablerequirements of this ordinance.: This application, including thebuilding elevations, complies with the current RMX-CD UDO ofWake Forest.

The proposed plan conforms to the character of theneighborhood, considering the location, type and height ofbuildings or structures and the type and extent oflandscaping on the site.: The building elevations take intoaccount the surrounding residential neighborhoods by havinga craftsman design at its core with some more modern elementsas elevation features. The elevations also include residentialmaterials such as stone, brick, and siding. We have introduceda lighter cream color at the building accents to introduce“variations in color schemes” and to “articulate entryways” fromthe earth tone colors in the main building body.

The proposed plan will not be detrimental to the use or

Created with idtPlans Review 4/21/20 Meridian at Rogers Branch (AR) Page 1 of 2

development of the adjacent properties or otherneighborhood uses.: The two apartment buildings have beenlocated towards the center of the site to create a gradual scale in size between the adjacent neighbors and landparcels. Smaller, two-story carriage structures have been locatedon the south side of the site to also create a more residentialbuffer to the adjacent, southern parcels.

Project Contacts

Project Contact - ApplicantBryan WardNorthView Partners6131 Falls of Neuse Road, 200Raleigh, NC 27609P:919-277-1132bward@northviewpartners.com

Project Contact - OwnerBryan WardNorthView Partners6131 Falls of Neuse Road, 200Raleigh, NC 27609P:919-277-1132bward@northviewpartners.com

Created with idtPlans Review 4/21/20 Meridian at Rogers Branch (AR) Page 2 of 2

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Copyright © 2020 Design Resource Group, PA This plan or drawing and any accompanying documents or calculations are the property of Design Resource Group, PA; and are intended solely for the use of the recipient noted. No third party use or modification is permitted without written authorization.

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Copyright © 2020 Design Resource Group, PA This plan or drawing and any accompanying documents or calculations are the property of Design Resource Group, PA; and are intended solely for the use of the recipient noted. No third party use or modification is permitted without written authorization.

SCALE:

PROJECT #: 443-013

DRAWN BY:

CHECKED BY:

0

REVISIONS:

LANDSCAPE ARCHITECTURE

CIVIL ENGINEERING

TRANSPORTATION PLANNING

2459 Wilkinson Blvd, Ste 200 Charlotte, NC 28208

704.343.0608

www.drgrp.com

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