HomeMy WebLinkAboutARB201800138 Staff Report 2018-11-06ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2018-138: Northside Materials Recovery Facility Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
032000000022C3, 03200000007000, 03200000007100 & 03200000007200
Location
North of Northside Drive, west of Rt. 29, south of the Cedar Hill Mobile Home Park
Zoned
Heavy Industry (HI), Entrance Corridor (EC)
Owner/Applicant
Larry B. or Barbara A. Hall/Shimp Engineering (Justin Shimp)
Magisterial District
Rio
Proposal
To establish a materials recovery facility with stockpiles of reclaimed materials and recycled products, a material
crusher, and a screen plant. Waivers and modifications are requested as described in Attachment B.
Context
A mobile home park is located to the north. Hall's Auto Body is to the west. Businesses zoned HI are located between
the subject property and the EC.
Visibility
The stockpiles are expected to be visible from the Entrance Corridor.
ARB Meeting Date
November 13, 2018
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The ARB has reviewed no proposals for development on the subject parcels. The ARB did complete reviews (ARB-2002-11 and 2002-69) for the
concrete plant located to the north of the subject property on parcel 22C1 in 2002. Only a portion of that development fell within the EC overlay, and
landscape screening was added to mitigate visibility.
A WPO plan was approved for a borrow/fill/waste operation on parcels 32-70 and 32-71 in 2015. That approval has expired. The applicant can
request an extension; a new WPO plan is required. The current operation exceeds the 2015 approvals. The proposed material recovery facility is
subject to requirements different than the borrow/fill/waste operation, including the requirement for a site plan and Supplemental Regulations under
5.1.51 and 5.1.52 (see Attachment A).
19 :101 BE" 8 11 DI W.1 I ski
• The applicant proposes 6 stockpile areas ranging from approximately 3,000 sf to 45,000 sf, and a screen plant and material crusher. Two areas of tree
buffer would be removed to accommodate the proposed stockpile storage. Three small areas of buffer would be supplemented with new trees; 14
new trees are shown. Stockpile height is proposed at 30'. The elevation of the EC street along the parcel frontage ranges from approximately 458' to
468'. The grade rises steadily up from the EC street westward across the property. The plan shows the ground elevation at the existing Stockpile D
ranging from 492' to 510'.
• Only a portion (red hatched area, below) of the subject property falls within the Entrance Corridor Overlay. That portion is the east end of parcel 32-
72 and it includes the east end of the proposed 45,000 sf stockpile area. The eastern ends of existing stockpiles D and E fall within the overlay. Some
of the stockpiled material is currently visible from the EC street. On -site and off -site tree buffers currently screen some of the stockpiled material.
• The applicant is requesting modifications and waivers of the Supplemental Regulations that apply to the proposed use. These regulations prohibit
outdoor storage of recyclables and any outdoor storage within 50' of a residential or agricultural district, and they require the screening of storage
areas by a solid fence or wall, 7'-10' in height, with no parts/materials/equipment stacked higher than the fence/wall. Furthermore, the
manufacturing/processing must be conducted in an enclosed building and no outdoor activities can occur within 100' of a residential or agricultural
district, or between 7 PM and 7 AM. The applicant proposes to store all the materials outdoors with no screening fence/wall, as well as
manufacturing/processing outdoors, and storage within 50' of residential/agricultural districts.
• The Special Exception requests are scheduled to be heard by the Board of Supervisors on January 9. Recommendations from the ARB regarding
impacts to the Entrance Corridor will be forwarded for the Board's consideration.
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Northside Material Recovery Facility: Yellow highlight shows subject parcels.
Red hatching shows the portion of the property that falls within the Entrance Corridor Overlay.
ANALYSIS
Gray highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final
Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage
Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial
REF
GUIDELINE
ISSUE
RECOMMENDATION
3-5,
Structure design
No structures are proposed.
None.
9-16
Accessory structures and equipment
1
The goal of the regulation of the design of development
The proposed stockpiles are storage areas. On-
Add to the site a
within the designated Entrance Corridors is to insure that
site tree buffer to remain is not expected to be
substantial berm with
new development within the corridors reflects the traditional
sufficient to completely eliminate visibility of
mixed evergreen
architecture of the area. Therefore, it is the purpose of ARB
the stockpiles from the EC. New screening trees
screening. The combined
review and of these Guidelines, that proposed development
are proposed to be added in three gaps in the on-
height of the berm and
within the designated Entrance Corridors reflect elements of
site buffer, to a depth of 20'. Immediately after
evergreens at planting
[lesign characteristic of the significant historical landmarks,
planting, the screening benefit is expected to be
should fully screen the
buildings, and structures of the Charlottesville and
limited. Off -site wooded area currently
stockpiles from the EC.
Albemarle area, and to promote orderly and attractive,
supplements the screening of stored materials,
development within these corridors. Applicants should nM
but it is not designated for preservation so it
Landscape screening is
that repliCQa W of historic
cannot be relied upon for long-term screening.
recommended instead of
desired.
The applicant is requesting a modification of the
a fence or wall.
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these sites as
requirement that storage areas be screened by a
Reduce the maximum
ensembles of buildings, land, and vegetation. In order to
solid wall or fence between 7' and 10' tall, with
stockpile height to 20'.
accomplish the integration of buildings, land, and vegetation
stored materials stacked no higher than the
characteristic of these sites, the Guidelines require attention
wall/fence. A 10' height limit seems impractical
If the requirement that all
to four primary factors: compatibility with significant
for the proposed use, and a taller wall or fence
manufacturing,
historic sites in the area; the character of the Entrance
would not have an appropriate appearance for
compounding,
Corridor; site development and layout; and landscaping.
the EC. Additional landscape screening would
have a more appropriate appearance. If planted
assembling, processing,
packaging, or other
17
Accessory structures and equipment should be integrated
into the overall plan of development and shall, to the extent
on a substantial berm, it would have more
industrial business
ossible, be compatible with the building designs used on
immediate impact. Additionally, a shorter
activity be conducted
he site.
maximum stockpile height would reduce
visibility.
within a completely
enclosed building is
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting, these
maintained, locate the
features will still have a negative visual impact on the
The applicant is requesting a modification of the
building outside of the
Entrance Corridor street, screening should be provided to
requirement that all manufacturing,
EC overlay.
eliminate visibility. a. Loading areas, b. Service areas, c.
compounding, assembling, processing,
Refuse areas, d. Storage areas, e. Mechanical equipment,
packaging, and other industrial business activity
f. Above -ground utilities, and g. Chain link fence, barbed
be conducted within a completely enclosed
wire, razor wire, and similar security fencing devices.
building. A building that could accommodate
the amount of storage proposed by the applicant
19
kreening devices should be compatible with the design of
khe buildings and surrounding natural vegetation and may
would be large and tall and would not likely
Lonsist of: a. Walls, b. Plantings, and c. Fencing.
have an appropriate appearance for the EC.
The applicant is requesting a modification of the
requirement that no outdoor activity be
conducted within 100' of a residential or
agricultural district. The applicant proposes to
remove trees and establish stockpiles in the
northwest corner of the property within 50' of a
residential district. The new stockpiles in this
area are located outside the EC overlay, but they
might be visible from the EC. Any existing
wooded area that currently provides screening
of this area from the EC is located off -site and is
not designated for preservation.
20
Surface runoff structures and detention ponds should be
No new stormwater facilities are shown on the
None at this time.
designed to fit into the natural topography to avoid the need
plan.
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.
21
The following note should be added to the site plan and the
The proposed material crusher and screen plant
Provide additional
architectural plan: "Visibility of all mechanical equipmenj
locations are outside the EC overlay. The
information to clarify the
from the Entrance Corridor shall be eliminated."
applicant's description states that this equipment
location, size, maximum
is 13' tall. At that height, the equipment is
height and appearance of
expected to be screened by the stockpiles.
all equipment necessary
However, the submittal does not indicate if
for the proposed
other related equipment (for example, conveyer
operation. Show how
belts, cranes, etc.) will be used to facilitate the
visibility of this
movement of material to the crusher or screen
equipment will be
plant. Such equipment could exceed the height
eliminated from the EC.
of the stockpiles and could be visible from the
EC.
22-
Lighting
No new lighting is shown on the plan.
None.
31
Landscaping
7
The requirements of the Guidelines regarding landscaping
Landscaping that eliminates visibility of the
Add to the site a
are intended to reflect the landscaping characteristic of many
stockpiles from the EC would promote visual
substantial berm with
of the area's significant historic sites which is characterized
order within the Corridor and help integrate the
mixed evergreen
by large shade trees and lawns. Landscaping should promote
development into the surroundings. A focus on
screening. The combined
visual order within the Entrance Corridor and help to
fast-growing evergreen trees would help
height of the berm and
integrate buildings into the existing environment of the
harmonize the appearance of the development
evergreens at planting
corridor.
from the Corridor. Planting on a berm could
increase the screening and produce faster
should fully screen the
stockpiles from the EC.
8
rontinuity within the Entrance Corridor should be obtains
by planting different types of plant materials that share
results.
[imilar characteristics. Such common elements allow for
More flexibility in the design of structures because common
landscape features will help to harmonize the appearance of
development as seen from the street upon which the
orridor is centered.
32
randscaping along the frontage of Entrance Corridor streets
The subject parcels are not adjacent to the EC
None.
Lhould include the following:
street, so the frontage landscaping guideline
a. Large shade trees should be planted parallel to the
does not apply in this case.
Entrance Corridor Street. Such trees should be at least 3'/2
inches caliper (measured 6 inches above the ground) and
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:
There is existing wooded area along much of
Add to the site a
a. Large trees should be planted parallel to all interior roads.
the north side of Northside Drive. South of the
substantial berm with
Such trees should be at least 2%2 inches caliper (measured
proposed 45,000 sf stockpile, the area is labeled
mixed evergreen
six inches above theground) and should be of a plant
as "Existing Buffer to Remain" and
screening. The combined
species common to the area. Such trees should be located at
supplemental screening trees are shown in two
height of the berm and
least every 40 feet on center.
gaps in the buffer near the southeast corner of
evergreens at planting
the site. The existing and proposed trees are not
should fully screen the
expected to provide complete screening of the
stockpiles from the EC.
stockpiles from the EC.
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'/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:
No parking changes are proposed.
None.
a. Large trees should align the perimeter of parking areas,
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 21/2 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:
No buildings are proposed. Landscaping larger
See recommendations
a. Trees or other vegetation should be planted along the
than shrubs is needed for successful screening.
above.
front of long buildings as necessary to soften the appearance
of exterior walls. The spacing, size, and type of 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:
No plant species are identified.
Provide a plant schedule
a. Plantspecies required should be as approved by the StS
on the site plan.
based upon but not limited to the Generic Landscape Plan
Recommended Species List and Native Plants for Virginia
pendix D .
Landscapes (Ap
38
Plant health:
The note does not appear on the plan.
Add the standard plant
The following note should be added to the landscape plan:
health note to the plan.
i`All site plantings of trees and shrubs shall be allowed to
[each, and be maintained at, mature height; the topping of
Fees is prohibited. Shrubs and trees shall be pruned
minimally and only to support the overall health of the
lant."
Development paffern
6
Site development should be sensitive to the existing natural
No new buildings are proposed. The screen
See recommendations
landscape and should contribute to the creation of an
plant and material crusher are described as 13'
above.
organized development plan. This may be accomplished, to
tall. At this height, the stockpiles would screen
the extent practical, by preserving the trees and rolling
these structures as viewed from the EC. Related
terrain typical of the area; planting new trees along streets
equipment is not addressed.
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,
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 site
The plan shows minimal proposed grading to
None.
to surrounding conditions by limiting the use of retaining walls
accommodate the screen plant and material
and by shaping the terrain through the use of smooth, rounded
crusher.
land forms that blend with the existing terrain. Steep cut or fill
sections are generally unacceptable. Proposed contours on the
krading plan shall be rounded with a ten foot minimum radius
where they meet the adjacent condition. Final grading should
achieve a natural, rather than engineered, appearance.
Retaining walls 6 feet in height and taller, when necessary,
shall be terraced and planted to blend with the landscape.
41
No grading, trenching, or tunneling should occur within the
A group of existing trees would be removed
Show tree protection on
drip line of any trees or other existing features designated for
north of existing stockpiles D and E. Groups of
the site plan. Provide a
preservation in the final Certificate of Appropriateness.
existing trees east and south of these stockpiles
conservation checklist on
Adequate tree protection fencing should be shown on, and
would be retained. The eastern tree buffers
the plan.
coordinated throughout, the grading, landscaping and erosion
extend over the property line onto parcel 32-73.
and sediment control plans.
On 32-73, the trees are not protected.
42
Areas designated for preservation in the final Certificate of
Appropriateness should be clearly delineated and protected
on the site prior to any grading activity on the site. This
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.
44
Natural drainage patterns (or to the extent required, new
No new stormwater facilities have been
None at this time.
drainage patterns) should be incorporated into the finished
proposed.
site to the extent possible.
1.100TIuF.1W&Oa9OcceldIU1040DMIY193eki
Staff recommends the following as the primary points of discussion:
1. Anticipated visibility of the stockpiles
2. Appropriate screening method for the stockpiles
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
• Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval:
Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB:
1. Add to the site a substantial berm with mixed evergreen screening. The combined height of the berm and evergreens at planting should fully
screen the stockpiles from the EC.
2. Reduce the maximum stockpile height to 20'.
3. Provide additional information to clarify the location, size, maximum height and appearance of all equipment necessary for the proposed
operation. Show how visibility of this equipment will be eliminated from the EC.
• Regarding recommendations on the plan as it relates to the guidelines: None
• Regarding conditions to be satisfied prior to issuance of a grading permit:
1. Show tree protection on the site plan.
2. Provide a conservation checklist on the plan.
Regarding the final site plan submittal:
1. Provide a plant schedule on the site plan.
2. Add the standard plant health note to the 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."
3. Show tree protection on the site plan.
4. Provide a conservation checklist on the plan.
Regarding the Waivers and Modifications:
1. Landscape screening is recommended instead of a fence or wall. Screening should consist of a substantial berm with mixed evergreens.
The combined height of the berm and evergreens at planting should fully screen the stockpiles from the EC.
2. Reduce the maximum stockpile height to 20'.
3. If the requirement that all manufacturing, compounding, assembling, processing, packaging, or other industrial business activity be
conducted within a completely enclosed building is maintained, locate the building outside of the EC overlay.
4. Provide additional information to clarify the location, size, maximum height and appearance of all equipment necessary for the proposed
operation. Show how visibility of this equipment will be eliminated from the EC.
TABLE A: This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
1
Cover Sheet
10/15/2018
2
Existing Boundary and Zoning Conditions
10/15/2018
3
1 Existing Conditions & Demo Plan
10/15/2018
4
Site Plan and Grading
10/15/2018
5
Site Sections Overview
10/15/2018
6
Site Sections
10/15/2018
TABLE B: Applicant's Requests for Modifications and Waivers
Ordinance Section
Entrance Corridor Impacts if
Modification/Waiver is Granted
18-5.1.51
a. All manufacturing, compounding, assembling, processing, packaging, or other industrial
Potential impact; See Guidelines 1, 2,
business activity shall be conducted within a completely enclosed building.
17-19, 21
b. No outdoor activity, including the location of internal access roads, shall be established,
Potential impact; See Guidelines 1, 2,
conducted or used within one hundred 100 feet of a residential or agricultural district.
17-19
18-5.1.52
a. Storage areas shall be screened by a solid wall or fence, including solid entrance and exit gates,
Negative impact anticipated; See
not less than seven 7 feet nor more than ten 10 feet in height.
Guidelines 1, 2, 17-19
b. No wall or fence screening a storage area shall encroach into a sight distance triangle.
No direct impact anticipated
c. The parts, materials and equipment stored in a storage area shall not be stacked higher than the
Negative impact anticipated; See
screening wall or fence.
Guidelines 1, 2, 17-19, 21
d. The outdoor storage of recyclable materials at a recycling collection or recycling processing
Negative impact anticipated; See
center is prohibited.
Guidelines 1, 2, 17-19, 21
10
ATTACHMENT A: Applicable Supplementary Regulations
5.1 51 OUTDOOR ACTIVITIES IN INDUSTRIAL DISTRICTS
Except as otherwise expressly permitted far a particular use. each use permitted by right or by special use
permit in an industrial district shall be subject to the Ibliowing7
18-5-22.22
Coning 5uPpknWW 4I06, 4-5-18
ALHEM.3RLE COUNTY CODE
a. All manufacturing, eampounding, assembling, processing, packaging, or ether industrial or
husincss activity shall be conducted within a completely enclosed building-
b. No outdoor activity, including the location of internal access roads, shall be established,
conducted cr used within one hundred ( I DD) feel of a residential or agricultural district-
C. No artivhy shall be conducted outdoors between TD0 p.m. and 7:00 a.m.
Q 5.1.51,Ord- 13-18(1),4-3-13)
5.152 OUTDOOR STORAGE IN INDUSTRIAL DISTRICTS
Except as otherwise expressly permitted for a particular use, the outdoor storage of parts, materials and
equipment in an industrial district shall ba subject to the following:
a Storage areas shall be screcried by a solid wall or fence, including solid entrance and exit gates,
not less than seven (7) feet nor more than ten ( I Dj feet in height
b. No wall or fence screening a storage area shall encroach into a sight distance triangle.
c. The parts, materials and equipment stored in a storage area shall not be stacked higher than the
screening wall or fence.
d, No outdoor storage shall be located within fifty (50) feet of a residential or agricultural district_
e. The outdoor storage of recyclable materials at a recycling Colledian or recycling processing center
is prohibited_
(§5.1.52,Ctd- 13-11{1),4-3-13)
11