HomeMy WebLinkAboutARB201800161 Staff Report 2019-01-02ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB -2018-161: Dogtopia
Review Type
Special Use Permit Advisory Review (first review)
Parcel Identification
04500000010900
315 Rivanna Plaza Drive, Suite 120. West side of Seminole Trail (Route 29), north of Woodbrook Drive and south of
Location
Carrsbrook Drive.
Zoned
Highway Commercial (HC), Entrance Corridor (EC)
Owner/Applicant
Rivanna Plaza SPE LLC (c/o Mark Green)/Williams Mullins (Valerie Long) on behalf of Nikki's Furry Friends LLC
Magisterial District
Rio
To establish a commercial kennel in a portion of an existing retail building with interior daycare, grooming, and
Proposal
boarding services and an exterior 16 -foot by 72 -foot play area on the south side of the building.
The space is currently a Mattress Firm retail store in the Rivanna Plaza shopping center. The shopping center is located
within a developed commercial corridor: Gander Mountain and the Northtown Shopping Center is to the east, across
Seminole Trail; Kegler's Bowling Alley is to the immediate west; Lowes Home Improvement Center is to the south;
Context and Visibility
and Schewels Furniture Company is to the north. Other tenants within Rivanna Plaza include Dunkin Donuts, Lee's
Nails, Anytime Fitness, Mariner Financial, Market Street Wineshop, and Hurley's Tavern. The parcel abuts the EC and
the south and east elevations of the proposed fence area to the south of the building will be clearly visible from the
street. [Figure 1 ]
ARB Meeting Date
January 7, 2019
Staff Contact
Heather McMahon
Figure 1: view of TMP 45-109 from the northbound lanes of Seminole Trail (Route 29), looking northwestward.
The red box marks the approximate location of the proposed 8 foot -tall privacy fence. Photo taken by H. McMahon 12-27-18.
PROJECT HISTORY
DATE
APPLICATION
RESULT
1/7/08
ARB -2007-123
The ARB completed an advisory review of a request a Special Use Permit for a drive-thru window and a Preliminary
Site Plan; the ARB did not support the SP and made recommendations for the Preliminary Site Plan.
4/21/08
ARB -2008-29
The ARB completed an advisory review of a request for a Special Use Permit for a drive-thru window and
Preliminary Site Plan; the ARB supported the SP and made recommendations for the Preliminary Site Plan.
1/7/19
ARB -2018-161
I The ARB will review this Advisory Review for a Special Use Permit request for the first time.
The ARB conducted an Advisory Review for a Special Use Permit for a drive-thru window in conjunction with the Preliminary Site Plan for the Rivanna
Plaza shopping center twice in the first half of 2008. Between 2008 and 2012, several minor amendments were made to the approved site plan and were
administratively approved by staff with board input. Several sign permits have been administratively approved between 2012 and 2018.
DETAILS OF THE PROPOSAL
This is an Advisory Review for a Special Use Permit request to permit the use of an indoor commercial kennel on a parcel zoned Highway Commercial.
The project proposes to convert 315 Rivanna Plaza Drive, Suite 120 (currently occupied by Mattress Firm retailers), into a daycare, grooming, and
boarding facility for dogs. As part of the operations, a 16 -foot by 72 -foot fenced area is proposed on the south (side) elevation of the building as a play
area for the dogs. The proposal includes screening fencing, lighting, and landscaping with no proposed exterior alterations to the building.
ANALYSIS
The following analysis includes comments in response to the County -wide Certificate of Appropriateness "Screening fencing — Design Criteria,"
attached to this report as Attachment A.
REF GUIDELINE CURRENT ISSUE
RECOMMENDATION
Purpose
1
The goal of the regulation of the design of development This proposal would amend the current site plan,
Note that a Letter of
within the designated Entrance Corridors is to ensure that which was approved by the ARB in 2008 with
Revision application will
new development within the corridors reflects the traditional minor amendments in 2012. A Letter of Revision
be required to update and
architecture of the area. Therefore, it is the purpose of ARB (LOR) application will be needed to amend the
amend the current site
review and of these Guidelines, that proposed development site plan to reflect the proposed changes. The
plan.
within the designated Entrance Corridors reflect elements of crux of the proposal (in terms of impacts on the
design characteristic of the significant historical landmarks, EC) is the addition of a 72 -foot by 16 -foot fenced
A County -wide
buildings, and structures of the Charlottesville and Albemarle area on the south (side) elevation of the building,
Certificate of
area, and to promote orderly and attractive development with no alterations to the exterior of the building
Appropriateness
within these corridors. Applicants should note that replication save for the addition of three wall -mounted lights
application for
of historic structures is neither required nor desired. that will illuminate the enwalled area. The 8-
Equipment, Fencin or
REF
GUIDELINE
CURRENT ISSUE
RECOMMENDATION
2
Visitors to the significant historical sites in the Charlottesville
foot -tall fence may be compatible with the
Lighting is required prior
and Albemarle area experience these sites as ensembles of
building and may have an appropriate appearance
to approval of the LOR.
buildings, land, and vegetation. In order to accomplish the
on the Entrance Corridor if the materials, color,
integration of buildings, land, and vegetation characteristic of
scale, and landscaping are addressed to the
these sites, the Guidelines require attention to four primary
ARB's satisfaction. These site changes may be
factors: compatibility with significant historic sites in the
reviewed and approved administratively through
area•, the character of the Entrance Corridor; site development
a County -wide Certificate of Appropriateness
and layout; and landscaping.
application for Equipment, Fencin and Lighting.
Com a ifity with significant historic sites// Compatibility with the character of the Entrance Corridor
3
New structures and substantial additions to existing structures
The proposed fence is ancillary to the building
See recommendations
should respect the traditions of the architecture of historically
and utilitarian in style; it does not reflect
below.
significant buildings in the Charlottesville and Albemarle
traditional architecture of the region but can be
area. Photographs of historic buildings in the area, as well as
compatible with the building and with the
drawings of architectural features, which provide important
character of the Entrance Corridor if material,
examples of this tradition are contained in Appendix A.
color, scale, and landscaping are addressed to the
ARB's satisfaction.
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 structures is not intended to impose a rigid
design solution for new development. Replication of the
design of the important historic sites in the area is neither
intended nor desired. The Guideline's standard of
compatibility can be met through building scale, materials,
and forms which may be embodied in architecture which is
contemporary as well as traditional. The Guidelines allow
individuality in design to accommodate varying tastes as well
asspecial functional requirements.
5
It is also an important objective of the Guidelines to establish
The character of this portion of the EC (Seminole
See recommendations
a pattern of compatible architectural characteristics
Trail/Route 29) is mixed, with several different
below.
throughout the Entrance Corridor in order to achieve unity
eras and styles represented in the extant suburban
and coherence. Building designs should demonstrate
fabric. The fence is not expected to detract from
sensitivity to other nearby structures within the Entrance
the melange already present if material, color,
Corridor. Where a designated corridor is substantially
scale, and landscaping are addressed to the
developed, these Guidelines require striking a careful balance
ARB's satisfaction. Existing site development,
between harmonizing new development with the existing
layout, and landscaping are compatible with 20t'' -
character of the corridor and achieving compatibility with the
and 21St -century development in the vicinity.
significant historic sites in the area.
Site development and layout
REF
GUIDELINE
CURRENT ISSUE
RECOMMENDATION
6
Site development should be sensitive to the existing natural
The proposal to create a small pad area for an
Provide a grading plan
landscape and should contribute to the creation of an
outdoor, fenced play area requires grading
for review.
organized development plan. This may be accomplished, to
approximately 4,000 square feet of the slope on
the extent practical, by preserving the trees and rolling terrain
the south side of the building. The concept plan
typical of the area; planting new trees along streets and
shows gently -curving contour lines that follow
pedestrian ways and choosing species that reflect native forest
the existing topography. However, closer
elements; insuring that any grading will blend into the
examination of the proposed grading cannot be
surrounding topography thereby creating a continuous
undertaken without a grading plan.
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.
Landscaping
7
The requirements of the Guidelines regarding landscaping are
Landscaping is proposed to soften the
Provide a landscape plan
intended to reflect the landscaping characteristic of many of
appearance of the 72 -foot by 16 -foot by 8 -foot-
that includes denser,
the area's significant historic sites which is characterized by
tall privacy fence. The concept plan shows 5
layered landscaping on
large shade trees and lawns. Landscaping should promote
Sweetbay Magnolias (medium-sized evergreen
the east and south sides
visual order within the Entrance Corridor and help to
trees) evenly spaced and interspersed with 12
of the fence, and
integrate buildings into the existing environment of the
`soft touch' Japanese hollies (evergreen shrubs).
particularly at the
corridor.
The plan provides one tree and two shrubs on the
16 -foot west elevation of the fence; 3 trees and 8
southeast corner. Include
evergreen shrubs that
8
Continuity within the Entrance Corridor should be obtained
by planting different types of plant materials that share
shrubs spanning the 72 -foot length (south side)
will mature to a height
similar characteristics. Such common elements allow for
of the fence; and one tree and two shrubs on the
between 4 and 6 feet.
more flexibility in the design of structures because common
fence's east elevation. The concept plan does not
landscape features will help to harmonize the appearance of
show on -center distances, but the elevations
development as seen from the street upon which the Corridor
provided on Sheet AS 1.1 suggest that a tree will
is centered.
be placed every 24 feet along the 72 -foot length
of the fence. This even spacing does little to
mitigate the fence's appearance, which would be
better achieved with denser massing on the east
side of the fence as well as on the southeast
corner of the fence. Similarly, while the choice of
evergreens is appropriate for year-round
screening, the hollies will only achieve a mature
height of three feet, which will do little to
REF
GUIDELINE
CURRENT ISSUE
RECOMMENDATION
mitigate the height of the fence. Taller shrubbery
and a layered landscaping would better mitigate
the fence's appearance.
Structure design
9
Building forms and features, including roofs, windows, doors,
The proposed location of the screening fence is
The fence shall not
materials, colors and textures should be compatible with the
on the south side of and abutting the south
conceal any part of the
forms and features of the significant historic buildings in the
elevation of the building, 15'- 4" from the front
triple window on the
area, exemplified by (but not limited to) the buildings
building elevation. Relegating the play area to
southeast corner of the
described in Appendix A. The standard of compatibility can
the side of the building and set back from the
building.
be met through scale, materials, and forms which may be
street elevation is appropriate. However, in
embodied in architecture which is contemporary as well as
terms of scale, the 8 -foot -tall privacy fence will
See recommendations in
traditional. The replication of important historic sites in
obscure most of the storefront windows that span
#7.
Albemarle County is not the objective of these guidelines.
the building's south (side) elevation, thereby
creating an opacity where there is now
No tinted or reflective
films or similar materials
10
Buildings should relate to their site and the surrounding
context of buildings.
translucence. The fence's 16 -foot -long eastern
side bifurcates the triple window on the southeast
shall be applied to
windows visible from the
11
The overall design of buildings should have human scale.
Scale should be integral to the building and site design.
corner of the building. Meeting the building in
this location is not appropriate. A more
Entrance Corridor.
Window glass visible
12
Architecture proposed within the Entrance Corridor should
use forms, shapes, scale, and materials to create a cohesive
coordinated and cohesive appearance could be
from the Entrance
whole.
achieved by beginning the fence just west of the
corner window bay on the south elevation, so
Corridor shall remain
transparent.
13
Any appearance of "blankness" resulting from building
design should be relieved using design detail or vegetation, or
that it aligns with the brick pier just west of the
both.
corner windows. The corner windows should not
be blocked by the fence.
14
Arcades, colonnades, or other architectural connecting
devices should be used to unify groups of buildings within a
development.
In a pre -application conference, the applicant
mentioned a desire to install film on the windows
15
Trademark buildings and related features should be modified
to meet the requirements of the Guidelines.
to limit views in and out. Staff noted the need to
maintain the transparency of the windows in the
16
Window glass in the Entrance Corridors should not be highly
tinted or highly reflective. Reflectance off the outside pane of
EC and noted that tinted and reflective applied
glass should be kept below 7%. Specifications on the proposed
films do not have an appropriate appearance. A
window glass and samples of tinted window glass should be
note within the application states that "interior
submitted with the application for final review.
shades, curtains, or blinds will be used for the
Window glass in the Entrance Corridors should meet the
windows." Retaining the present transparency of
following criteria: Visible light transmittance (VLT) shall not
all windows visible from the EC is appropriate.
drop below 4001o. Visible light reflectance (VLR) shall not
exceed 3001o.
Figure 2: photograph of CertainTeed `SimTek' Ashland series fence in Nantucket Gray' color, in stacked modules 4'x 6'.
Photo taken from CertainTeed "SimTek fence Products: Ashland" brochure. Accessed 19 December 2018:
https://www.certainteed.com/resources/FRD Ashland Brochure ST003.pdf
Figures 3 and 4, left: photographs of example
CertainTeed `SimTek' Ashland series fences in
Nantucket Gray' color in situ. Note these are
six foot -tall fences, comprised of 6'x 6'
modules. Photos provided by applicant via
email 12/21/2018.
8
Accesso structures and equipment
17
Accessory structures and equipment should be integrated into the
The fence is an accessory structure to the
Consider breaking the
overall plan of development and shall, to the extent possible, be
extant building; while it has not been
72-foot length with
compatible with the building designs used on the site.
relegated behind (west of) the building,
where surface parking is located, its
material variation,
surface relief, detailing,
18
The following should be located to eliminate visibility from the
Entrance Corridor street. If, after appropriate siting, these features
proposed location to the side of the building
breaks, or
will still have a negative visual impact on the Entrance Corridor
is logical and appropriate. The fence will
projections/recesses.
street, screening should be provided to eliminate visibility.
eliminate the visibility of the proposed
a. Loading areas, b. Service areas, c. Refuse areas, d. Storage
service area (dog yard) from the EC, but the
Revise the elevations to
areas, e. Mechanical equipment, f. Above-ground utilities, and
fence is a screening device with an
show the fence in its true
g. Chain link fence, barbed wire, razor wire, and similar security
appearance that can best be mitigated with
configuration, with
fencing devices.
design changes and additional landscaping.
vertical posts and caps
and horizontal members.
19
Screening devices should be compatible with the design of the
buildings and surrounding natural vegetation and may consist of:
The fence's length, at 72 feet, is monolithic;
a. Walls, b. Plantings, and c. Fencing.
there are no doors, gates, or other apertures
Revise the fence design
on any of the fence elevations, and the only
to have an appropriate
entrance to the enwalled play area is on the
appearance for the
southwest corner of the building. The
Entrance Corridor by
County-wide Certificate of Appropriateness
either using natural wood
criteria for fences (see Attachment A) states
as the fence material,
that "lengths of 80' or more must provide
using brick for the
variation by using changes in height,
foundation, or reducing
different material combinations, projections
the fence height to six
forward or back, piers, other similar features,
feet and using the 6' x 6'
or a combination of these." While the
SimTek modules. If the
proposed fence length is less than 80 feet, its
SimTek material is used,
visual impact could still be mitigated through
choose an alternate color
material variation, surface relief, detailing,
that is better coordinated
breaks, or projections and recesses.
with the building
Furthermore, the "blankness" of the fence
materials. Provide a
could be mitigated with more landscaping
fence detail.
than is currently proposed.
Provide information
In terms of form, the fence is utilitarian:
confirming that the
vertical "planks" are punctuated every 8 feet
SimTek material is
by posts topped with hipped caps. [Figure 2]
durable and colorfast
The fence is composed of prefabricated
over time.
modular units configured as 4' x 8' units and
10
6' x 6' units. To create an 8 -foot tall fence,
two 4' x 8' units are stacked. Therefore, an
8 -foot tall fence has a horizontal member in
the center that breaks up the vertical
planking. This, however, does not mimic a
traditional wooden fence, which would have
no horizontal cross member. The fence
elevations on Sheet AS 1.1 do not include the
posts or the stacked units and they are,
therefore, inaccurate.
The proposed fence material is not wood but
a synthetic composite (polyethylene plastic
made from 25% recycled material):
CertainTeed Corporation's `SimTek' brand,
Ashland series, in `Nantucket Gray' color. A
sample has been provided; it is a very light-
weight plastic, faux -grained to appear as
wood from a distance. The `Nantucket Gray'
color choice has a weathered appearance.
The material's durability and colorfastness
over time are questionable. The applicant has
sent two photos [Figures 3 and 41 of example
fences in situ, noting that the PVC has UV
protection. A low -quality material will not
have an appropriate appearance on the
Entrance Corridor over time. A higher -
quality material, such as wood, may require
more maintenance but would have a more
appropriate aesthetic.
While `Nantucket Gray' is both a neutral and
matte color choice, it does not correlate with
either of the two brick tones used in the
building. The Ashland series colors `Red
Cedar,' `Gold Cedar,' or `Walnut Brown'
would relate better to the building materials.
The composite fencing does not relate to the
10
11
building's materiality, either. The use of
brick, perhaps as a 2 -3 -foot tall foundation
for a composite fence above, would better
integrate the fence with the building.
The Zoning Ordinance section which
addresses commercial kennels (Chapter 18,
Section 15.1.11) states that "an external solid
fence not less than six (6) feet in height...
and shall be composed of concrete block,
brick, or other material approved by the
zoning administrator" is required. The
current proposal is for an 8 -foot -tall fence,
which, in the Ashland series of SimTek
fencing material, necessitates stacked
modules that do not replicate the form of an
authentic wooden fence; thereby, the
proposed form does not have an appropriate
appearance for the Entrance Corridor. This
could be resolved by erecting a six -foot -tall
fence using the SimTek 6' x 6' modules. If 8
feet height is required, then a two -foot
foundation wall of brick should be built that
will tie the fence materiality with that of the
adjacent building. Revisions of the fence
design are necessary to have an appropriate
appearance for the Entrance Corridor.
20
Surface runoff structures and detention ponds should be designed
The site has a 42' HDPE stormwater pipe
Provide a utility plan for
to fit into the natural topography to avoid the need for screening.
south of the building, in the approximate
review.
When visible from the Entrance Corridor street, these features must
location of the proposed fence and proposed
be fully integrated into the landscape. They should not have the
new landscaping. The location of this
appearance of engineered features.
underground utility may cause a conflict with
the necessary fence footers as well as the tree
placement. A larger utility plan should be
provided for review.
21
The following note should be added to the site plan and the
The note has not been provided and should
Provide standard
architectural plan: Visibility of all mechanical equipment from the
be provided on future site plans submitted
mechanical equipment
Entrance Corridor shall be eliminated.
for review.
note to future site plans.
11
22-31
Lighting
No lighting plan was submitted with this
Provide a lighting plan
concept plan. However, Sheet AS 1.0 of the
that includes photometric
concept plan shows three wall -mounted
values, manufacturer's
fixtures on the south (side) elevation of the
specifications, and
building that will illuminate the proposed
luminaire schedule for
fenced area. A detail on Sheet AS 1.0 shows a
review. Include the
sample exterior light fixture, while an
standard lighting note on
adjacent note reads "full cut off light fixture
the lighting plan.
no greater than 20 footcandles at ground." A
full lighting plan with photometric values
and a luminaire schedule as well as cut
sheets are required for review. The lighting
plan must include the standard lighting note.
Landsca in
32
Landscaping along the frontage of Entrance Corridor streets
The proposed site changes do not affect the
None.
should include the following:
extant landscaping on the Entrance Corridor,
a. Large shade trees should be planted parallel to the Entrance
interior roads, travel ways, pedestrian ways,
Corridor Street. Such trees should be at least 3'/z inches caliper
or parking areas.
(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:
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.
12
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
pedestrian ways. Such trees should be at least 21/2 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:
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:
The 72 -foot span of the fence is somewhat
See recommendations in
a. Trees or other vegetation should be planted along the front of
softened by 8 shrubs (proposed at 24 inches
#7.
long buildings as necessary to soften the appearance of exterior
in height at planting) and 3 medium
walls. The spacing, size, and type of such trees or vegetation
evergreen trees (planted at 6'-7' high).
should be determined by the length, height, and blankness of such
Layered and additional vegetation would
walls.
further mitigate the fence's blankness and
b. Shrubs should be used to integrate the site, buildings, and other
soften its blind appearance.
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:
The species chosen are within approved plant
None.
a. Plant species required should be as approved by the Staff based
lists.
upon but not limited to the Generic Landscape Plan
Recommended Species List and Native Plants for Virginia
Landscapes (Appendix D).
38
Plant health:
The note has not been provided on the
Provide the standard
The following note should be added to the landscapeplan: All site
concept landscape plan.
plant health note on the
13
14
plantings of trees and shrubs shall be allowed to reach, and be
landscape plan.
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.
Development Pattern
39
The relationship of buildings and other structures to the Entrance
An organized pattern of roads and sidewalks
See recommendations
Corridor street and to other development within the corridor
already exists which this proposal will not
below.
should be as follows:
affect. Similarly, the building is already
a. An organized pattern of roads, service lanes, bike paths, and
oriented parallel to the Entrance Corridor,
pedestrian walks should guide the layout of the site.
while the proposed fence structure, by nature
b. In general, buildings fronting the Entrance Corridor street
of its adjacency, will also be oriented
should be parallel to the street. Building groupings should be
towards the Entrance Corridor. The
arranged to parallel the Entrance Corridor street.
enclosure of the 16 -foot by 72 -foot play area
c. Provisions should be made for connections to adjacent
is a loss of open space on the south side of
pedestrian and vehicular circulation systems.
the development, while the fence will
d. Open spaces should be tied into surrounding areas to provide
navigate a steep, man-made slope. No vistas
continuity within the Entrance Corridor.
or significant natural features will be affected
e. If significant natural features exist on the site (including creek
by this proposal.
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 Gradin
40
Site grading should maintain the basic relationship of the site to
The concept landscape plan notes that "there
Provide a grading plan
surrounding conditions by limiting the use of retaining walls and by
are three (3) amelanchier canadensis
that shows all grading
shaping the terrain through the use of smooth, rounded land forms
ornamental trees that may be compromised
outside the drip line of all
that blend with the existing terrain. Steep cut or fill sections are
during grading activities. New trees to be
trees to remain.
generally unacceptable. Proposed contours on the grading plan shall
planted if trees do not last 2 years." These
be rounded with a ten foot minimum radius where they meet the
are on the south side of the building, adjacent
Provide adequate tree
adjacent condition. Final grading should achieve a natural, rather
to the steep slope and the south property line.
protection fencing on
than engineered, appearance. Retaining walls 6 feet in height and
[Figure 51 Every precaution to protect these
future site plans
taller, when necessary, shall be terraced and planted to blend with
trees from grading should be made. All
submitted for review.
the landscape.
required plants shown on an approved site
14
41
No grading, trenching, or tunneling should occur within the drip line
plan are required to be replaced when/if they
of any trees or other existing features designated for preservation in
die.
the final Certificate of Appropriateness. Adequate tree protection
fencing should be shown on, and coordinated throughout, the
grading, landscaping and erosion and sediment control plans.
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. No grading, trenching, or tunneling should occur within the
drip line of any trees or other existing features designated for
preservation in the final Certificate of Appropriateness. Adequate
tree protection fencing should be shown on, and coordinated
throughout, the grading, landscaping and erosion and sediment
control plans.
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 drainage
patterns) should be incorporated into the finished site to the extent
possible. Preservation areas should be protected from storage or
movement of heavy equipment within this area.
15
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Staff recommends the following as the primary points of discussion:
1. Degree of visibility of the proposed fence's south elevation;
2. The proposed fence material and its appropriateness for the EC;
3. The fence design and detailing;
4. The amount and character of the proposed landscaping.
Staff recommends that the ARB forward the following recommendation to the Planning Commission:
The ARB has no objection to the proposed use with the following conditions:
1. The fence shall not conceal any part of the triple window on the southeast corner of the building.
2. The fence material and detailing are subject to ARB review. If the SimTek product is used for the fence, maximum fence height shall be 6'. The
fence color shall be coordinated with the existing building colors and is subject to ARB approval.
3. Landscaping shall be provided on the east and south sides of the fence to the satisfaction of the ARB.
4. No tinted or reflective films or similar materials shall be applied to windows visible from the Entrance Corridor. Window glass visible from the
Entrance Corridor shall remain transparent.
Staff offers the following comments to be addressed with the future site plan submittals:
1. Note that a Letter of Revision application will be required to update and amend the current site plan.
2. A County -wide Certificate of Appropriateness application for Equipment, Fencing or Lighting is required prior to approval of the LOR.
3. Provide a grading plan for review.
4. Provide a landscape plan that includes denser, layered landscaping on the east and south sides of the fence, and particularly at the southeast
corner. Include evergreen shrubs that will mature to a height between 4 and 6 feet.
5. The fence shall not conceal any part of the triple window on the southeast corner of the building.
6. No tinted or reflective films or similar materials shall be applied to windows visible from the Entrance Corridor. Window glass visible from the
Entrance Corridor shall remain transparent.
7. Consider breaking the 72 -foot length with material variation, surface relief, detailing, breaks, or projections/recesses.
8. Revise the elevations to show the fence in its true configuration, with vertical posts and caps and horizontal members.
9. Revise the fence design to have an appropriate appearance for the Entrance Corridor by either using natural wood as the fence material, using
brick for the foundation, or reducing the fence height to six feet and using the 6' x 6' SimTek modules. If the SimTek material is used, choose an
alternate color that is better coordinated with the building materials. Provide a fence detail.
10. Provide information confirming that the SimTek material is durable and colorfast over time.
11. Provide a utility plan for review.
12. Provide standard mechanical equipment note to future site plans: Visibility of all mechanical equipment from the Entrance Corridor shall be
eliminated.
13. Provide a lighting plan that includes photometric values, manufacturer's specifications, and luminaire schedule for review. Include the standard
lighting note on the lighting plan: Each outdoor luminaire equipped with a lamp that emits 3, 000 or more initial lumens shall be a full cutoff
luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The
17
spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half
footcandle.
14. Provide the standard plant health note on the landscape 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.
15. Provide a grading plan that shows all grading outside the drip line of all trees to remain.
16. Provide adequate tree protection fencing on future site plans submitted for review.
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date
Memorandum
12/17/2018
ASLO
SUP Concept Plan
12/10/2018
AS1.1
SUP Concept Elevations
12/10/2018
AS 1.2
SUP Concept Site Demolition Plan
12/10/2018
Sheet 4 of 6
Special Use Permit Concept Plan for Rivanna Plaza, Exhibit #1
9/12/2011
Sheet 5 of 6
Special Use Permit Concept Plan for Rivanna Plaza, Exhibit #2
9/12/2011
Sheet 6 of 6
Special Use Permit Concept Plan for Rivanna Plaza, Exhibit #3
9/12/2011
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r110KTIN:10TiWNW.1
COUNTY -WIDE CERTIFICATE OF APPROPRIATENESS
Screening fencing — esign Criteria
Height
Height should be as low as possible while maintaining full
screening.
Size/Scale
Lengths of 80' or more must provide variation by using changes
Length of fence should be
in height, different material combinations, projections forward
mitigated through surface relief,
or back, piers, other similar features, or a combination of these.
either in detail or massing.
Structure
Minimize the place of the fence structure in the landscape.
Detailing should be used to
Ornamental screening fences may be
Design
Design and detailing should be simple.
mitigate surface and texture.
approved on a case-by-case basis.
Fences along pedestrian routes should be scaled and detailed
relative to human size.
Materials
Possible fence materials include wood, wood composite, stone,
No chain link with or without
Metal panel fencing will likely
brick, decorative concrete block, metal panels, or a combination
vinyl slats. No barbed wire,
require planting along the fence for
of these materials.
razor wire or similar devices.
mitigation.
Length and visibility of fence
will be considered in
determining appropriate fence
material.
Fence material should match or complement the materials found
on the building and/or adjoining structures or landscape.
Fence materials should have a proven track record of durability
and longevity relative to color retention and overall appearance.
Colors
Color should be neutral — for example: gray, brown, or black. A
No shiny, reflective finishes.
white screening fence will rarely be appropriate.
Flat finishes are required.
Planting
Planting should be used in masses to mitigate the visual impact
Placement of planting shall be
Fences longer than 40' shall include
of the length of the fence.
sufficient to allow for proper
one evergreen tree or 3 shrubs for
plant growth.
each 40 -foot section or portion
thereof planted on the public side.
Location
Areas requiring screening should be placed behind buildings, as
viewed from the EC. If buildings are not available for screening,
areas and features to be screened should be located as far from
the EC as possible.
Locating screening fences along pedestrian paths should be
limited.
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