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HomeMy WebLinkAboutARB201800160 Staff Report 2019-01-10ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2018-160: Auto Zone #6464 Review Type Initial Site Plan, preliminary architectural review Parcel Identification 061 WOOL OA00300 Location Southwest corner of the intersection of Rt. 29 and Westfield Rd. Zoned Commercial (CI)/Entrance Corridor (EC) Owner/Applicant University of Virginia Foundation/Timmons Group (Clint Shifflett) Magisterial District Rio Proposal To construct an auto parts retail store with associated site improvements. Context This site is located in a heavily developed commercial area that includes a mix of retail and office buildings, motels and gas stations. Visibility The development will be readily visible from the Entrance Corridor. ARB Meeting Date January 22, 2019 Staff Contact Margaret Maliszewski PROJECT HISTORY A restaurant building (the Asian Buffet) that predated the establishment of the Entrance Corridors was previously located at this site. A demolition permit was issued for that building in 2011. On January 3, 2017 the ARB reviewed an Initial Site Plan for the Shops at Westfield Road at this site. The ARB recommended the following as a condition of Initial Plan approval: "Provide all planting clear of all utilities and easements, increasing planting area as needed, or provide documentation from easement holders indicating no objection to the planting. This includes sufficient space to accommodate large shade trees, ornamental trees and shrubs along the Rt. 29 frontage; large shade trees and shrubs along the Westfield Road frontage; and large shade trees and shrubs along the south and west perimeters of the parking lot." On March 20, 2017, when presented with a revised planting plan involving frontage tree sizes smaller than required, it was the consensus of the ARB that the frontage planting requirements should be met, but a combination of street -front and additional planting in other available areas could be considered. The ARB encouraged the applicant to pursue measures to reduce required parking. 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 I GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development within the The proposed building design has no Revise the building designated Entrance Corridors is to insure that new development particular connection to the historic design — materials, forms within the corridors reflects the traditional architecture of the area. architecture of the area or the surrounding and features — to reflect Therefore, it is the purpose of ARB review and of these context of buildings. The breaking down of the traditional Guidelines, that proposed development within the designated the building length into bays, the raised architecture of the area Entrance Corridors reflect elements of design characteristic of tfj height of the entrance bay (though slight), and to establish a significant historical landmarks, buildings, and structures of the and the sloped roof element are features that cohesive whole. Charlottesville and Albemarle area, and to promote orderly and can be found in traditional architecture, but attractive development within these corridors. Applicants should they are also found across many styles and Provide material and note that replication of historic structures is neither required nor regions, and are not an expression of local color samples for review. desired. traditions. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, The primary proposed building material is land, and vegetation. In order to accomplish the integration of Hardiplank siding. Some thin brick, buildings, land, and vegetation characteristic of these sites, the plasticized stucco and shingles are also Guidelines require attention to four primary factors: compatibility used, and the cornice at the top of the center with significant historic sites in the area; the character of the bays is made of painted foam. Although Entrance Corridor; site development and layout; and landscaping. brick is a material traditionally used in the area, it is used here as a secondary material, 3 New structures and substantial additions to existing structurel should respect the traditions of the architecture of historically and although the Hardiplank siding can significant buildings in the Charlottesville and Albemarle area. resemble traditional wood siding, the Photographs of historic buildings in the area, as well as drawings distribution of materials and placement of of architectural features, which provide important examples of this building elements results in an awkward, tradition are contained in Appendix A. uncoordinated appearance in this building. 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area'9 The combination of forms also results in an historic structures is not intended to impose a rigid design solution uncoordinated appearance. The barely for new development. Replication of the design of the important raised central building bays visually historic sites in the area is neither intended nor desired. The compete with the shingled false roof Guideline's standard of compatibility can be met through buildir elements. The clerestory windows compete scale, materials, and forms which may be embodied in architecture visually with the stucco band. The stucco which is contemporary as well as traditional. The Guidelines allow sign band on the EC elevation appears top - individuality in design to accommodate varying tastes as well as heavy above the storefront windows and special functional requirements. takes on the appearance of a billboard. The central bay of the front elevation appears to 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural characteristics throughout thA be sized and designed around the sign. The Entrance Corridor in order to achieve unity and coherence. shingled roof elements look out of place on Building designs should demonstrate sensitivity to other near the commercial building. These varying structures within the Entrance Corridor. Where a designated elements contribute to a non -cohesive corridor is substantially developed, these Guidelines require whole. striking a careful balance between harmonizing new development with the existing character of the corridor and achieving compatibility with the significant historic sites in the area. 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and features of the significant historic buildings in the area, exemplified by (but not limited to) the buildings described in Appendix A [of the design guidelines]. The standard of compatibility can be met through scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. 10 Buildings should relate to their site and the surrounding context of buildings. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. 13 Any appearance of "blankness" resulting from building design The left elevation has no windows or doors. Revise the architectural should be relieved using design detail or vegetation, or both. The right side elevation has a single solid design to relieve the door painted bright red — an unnecessary blankness of the side emphasis on this utilitarian feature. The elevations. elevations are broken up into three bays by thin brick veneer pilasters. They have a 12" Revise the color of painted stucco band and thin brick water service doors to blend table. The top halves of the center bays on with the building colors. the front and side elevations are faced with plasticized stucco. On the front and right elevations, the stuccoed wall is treated as the background for a sign. Hardiplank fills the other wall areas. 14 Arcades, colonnades, or other architectural connecting devices No connecting devices are provided, but None. should be used to unify groups of buildings within a development. only a single building is proposed at this time. 15 Trademark buildings and related features should be modified to The proposed architectural design is a Revise the trademark meet the requirements of the Guidelines. version of a company standard. Changes are design to meet the EC required to meet the guidelines. guidelines. 16 Window glass in the Entrance Corridors should not be highly tinted The materials list on the elevations sheet Provide additional or highly reflective. Window glass in the Entrance Corridors identifies Evergreen glass for the storefront information on the should meet the following criteria: Visible light transmittance and "clerestory" windows, and black proposed window glass. (VLT) shall not drop below 4001o. Visible light reflectance (VLR) opaque glass for false windows that flank Provide specs indicating shall not exceed 30% Specifications on the proposed window the storefront. Specifications have not been that VLT is not below glass should be submitted with the application for final review. provided, but it appears that neither of the 40% and VLR is not glass types will meet EC standards. The above 30%. Provide fake windows with opaque glass don't samples. appear to be a positive addition to the building design. Revise the building design to replace the false windows with architectural design and/or elements that reflect local architectural traditions and contribute to a cohesive whole. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the A dumpster enclosure is proposed near the Consider shifting the overall plan of development and shall, to the extent possible, be north corner of the site. It is to be location of the dumpster fompatible with the building designs used on the site. constructed of treated wood. It is at the back of the site, but will be visible from the EC. to reduce visibility from Rt. 29. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features Shifting the location several parking spaces will still have a negative visual impact on the Entrance Corridor to the south would reduce visibility from the With the revised building street, screening should be provided to eliminate visibility. a. EC. design, show how the Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, visibility of all equipment e. Mechanical equipment, A note on the elevations sheet indicates that will be eliminated from f. Above -ground utilities, and g. Chain link fence, barbed wire, all RTUs are fully screened with the 21' the Entrance Corridor. razor wire, and similar security fencing devices. building height. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may f } st of; a. Walls, b. Plantings, and c. Fencing. 20 Surface runoff structures and detention ponds should be designed to New underground pipes are proposed for None. fit into the natural topography to avoid the need for screening. When stormwater management. 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 A note indicating that all RTUs are fully Add the standard architectural plan: "Visibility of all mechanical equipment from the screened is included on the elevations sheet. mechanical equipment Entrance Corridor shall be eliminated." The note does not appear on the plan. note to the site and architectural drawings. 22-31 Lighting A lighting plan has not been provided. The Provide a complete landscape plan notes 20'-tall pole lights, but lighting plan for review. the light pole detail shows 20'-tall poles on Include a pole light detail 3' concrete bases. The detail notes a 209- that shows 20' as the watt LED "D" series area light with bronze maximum height, finish furnished by Auto Zone. including the base. Landscaping 7 The requirements of the Guidelines regarding landscaping are The landscape plan shows large shade trees Increase planting area to intended to reflect the landscaping characteristic of many of the (Ginkgo), 31/2" caliper at planting, 35' on accommodate all required area's significant historic sites which is characterized by large center along the EC frontage. Groups of 3 trees and shrubs. shade trees and lawns. Landscaping should promote visual order sweetbay magnolia, 21/2" caliper at planting, Alternatively, provide within the Entrance Corridor and help to integrate buildings into are interspersed. A row of screening shrubs documentation from the existing environment of the corridor. (size and species not identified) is also shown. All of these plants fall within a easement holders that there is no objection to 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar ACSA 40'- deep water and sanitary the proposed planting and characteristics. Such common elements allow for more flexibilit9 easement. Consequently, guideline #32 is add trees elsewhere in the design of structures because common landscape features not being met. However, the applicant has throughout the site to will help to harmonize the appearance of development as seen explained that ACSA has agreed to permit compensate for the from the street upon which the Corridor is centered. trees and shrubs within the easement if the plants are located 10' away from the center potential future loss of landscaping in easements 32 Landscaping along the frontage of Entrance Corridor streets should include the following: of the sanitary and water lines. Overhead and other site impacts. a. Large shade trees should be planted parallel to the Entrance electric lines also run through this area. The Corridor Street. Such trees should be at least 3'/2 inches caliper applicant has stated that the proposed design (measured 6 inches above the ground) and should be of a plant takes into consideration input received from species common to the area. Such trees should be located at least Dominion Power on this placement. On every 35 feet on center. occasion, the ARB has allowed planting in b. Flowering ornamental trees of a species common to the area, easements if applicants provide should be interspersed among the trees required by the preceding documentation from easement holders paragraph. The ornamental trees need not alternate one for one will indicating no objection to the proposed the large shade trees. They may be planted among the large shade planting. If approved, trees and shrubs trees in a less regular spacing pattern. would be removed for any underground c. In situations where appropriate, a three or four board fence or utility work that might be required, and low stone wall, typical of the area, should align the frontage of the Dominion Power could trim the trees within Entrance Corridor street. their easement as they choose. Removed d. An area of sufficient width to accommodate the foregoing trees and shrubs would have to be replaced, plantings and fencing should be reserved parallel to the Entrance but mature trees would typically be replaced Corridor street, and exclusive of road right-of-way and utility by trees of the original planting size. For easements. these reasons, planting outside of easements is appropriate. Some of these impacts may be partially mitigated by adding more landscaping throughout the site. Landscaping beyond the standard minimums could also possibly mitigate some impacts of the building design. 33 Landscaping along interior roads: Autumn glory maples, 21/2" caliper at Increase planting area to a. Large trees should be planted parallel to all interior roads. Such planting, are shown along Westfield Road accommodate all required trees should be at least 21/2 inches caliper (measured six inches averaging 40' on center. The easternmost of trees and shrubs. above the ground) and should be of a plant species common to the these is approximately 6' from the sanitary Alternatively, provide area. Such trees should be located at least every 40 feet on center. sewer line. documentation from easement holders that there is no objection to the proposed planting and add trees elsewhere throughout the site to compensate for the potential future loss of landscaping in easements and other site impacts. 34 Landscaping along interior pedestrian ways: Sidewalk is provided around the building Provide medium trees, a. Medium trees should be planted parallel to all interior pad, but trees are not provided on the south 21/2" caliper at planting, pedestrian ways. Such trees should be at least 21/2 inches caliper or west sides. along the sidewalk (measured six inches above the ground) and should be of a species located south of the common to the area. Such trees should be located at least every 25 building. feet on center. 35 Landscaping of parking areas: Trees are not provided on the south and Provide large shade trees, a. Large trees should align the perimeter of parking areas, located west parking perimeters. Only 4' of planting 2V2" caliper at plating, 40 feet on center. Trees should be planted in the interior of parking area is provided between the western along the perimeter of the areas at the rate of one tree for every 10 parking spaces provided property line and the parking lot. Most of southern parking row. and should be evenly distributed throughout the interior of the the southern perimeter is occupied by a gas parking area. easement, but approximately 50' of Eliminate the 20 parking b. Trees required by the preceding paragraph should measurlb perimeter is available for planting. spaces that are not inches caliper (measured six inches above the ground); should required and use the evenly spaced; and should be of a species common to the area. 53 parking spaces are required for the space for additional Such trees should be planted in planters or medians sufficiently proposed use; 73 spaces are proposed, planting to offset the large to maintain the health of the tree and shall be protected by requiring 7 interior trees. 13 interior parking appearance of the curbing. lot trees are provided. They include London building and the c. Shrubs should be provided as necessary to minimize the parking plane trees, swamp white oaks, and heritage planting/utility conflicts. area's impact on Entrance Corridor streets. Shrubs should measure_ river birch at 2'V2" caliper. Eliminating the 24 inches in height. 20 parking spaces that are not required Provide shrubs along would provide significant space for Westfield Road, the additional planting area. southern parking row, and the west side of the Shrubs are only provided along the EC side site. of the parking perimeter. 36 Landscaping of buildings and other structures: The left elevation has no windows or doors. Provide trees and shrubs a. Trees or other vegetation should be planted along the front of Landscaping could help soften the on the south side of the long buildings as necessary to soften the appearance of exterior appearance of this wall. The building pad proposed building to walls. The spacing, size, and type of such trees or vegetation extends southward beyond the Auto Zone soften the building's should be determined by the length, height, and blankness of such building footprint, presumably for a future appearance. walls. building. This area could be planted in the b. Shrubs should be used to integrate the site, buildings, and other interim. 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: a. Plant species required should be as approved by The tree species appear in the various lists. Identify the proposed the Staff based upon but not limited to the Generic Landscape The shrub species have not been identified. shrub species in the plant Plan Recommended Species List and Native Plants for Virginia schedule. Landscapes (Appendix D . 38 Plant health: The following note should be added to the landscape The plant health note does not appear on the Add the plant health note plan: "All site plantings of trees and shrubs shall be allowed to plan. to the plan. reach, and be maintained at, mature height; the topping of trees ils prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of theplant." Site Development and layout Development paftern 6 Site development should be sensitive to the existing natural The proposed development would add an None. landscape and should contribute to the creation of an organized entrance into the site from the south end of development plan. This may be accomplished, to the extent the Rt. 29 frontage. The existing entrance practical, by preserving the trees and rolling terrain typical of the onto Westfield would remain. The proposed area; planting new trees along streets and pedestrian ways and building is oriented parallel to Rt. 29. A choosing species that reflect native forest elements; insuring that grass area on the south side of the site is any grading will blend into the surrounding topography thereby occupied by easements and continues into creating a continuous landscape; preserving, to the extent the adjacent parcel. The proposed practical, existing significant river and stream valleys which may development would not impact any existing be located on the site and integrating these features into the design distant views. 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 None. 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 to Grading is proposed across the site but it is None. surrounding conditions by limiting the use of retaining walls and by not expected to result in a major change in shaping the terrain through the use of smooth, rounded land forms the relationship of the existing site to that blend with the existing terrain. Steep cut or fill sections are surrounding conditions. No retaining walls generally unacceptable. Proposed contours on the grading plan shall are proposed. Fe—ro—UnTeU 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 drip line A few trees that currently exist on site have Show tree protection on of any trees or other existing features designated for preservation in not been marked for demolition. Tree the plans. Include a the final Certificate of Appropriateness. Adequate tree protection protection will be needed. conservation checklist in fencing should be shown on, and coordinated throughout, the the plan. 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. 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 New underground pipes are proposed for None. patterns) should be incorporated into the finished site to the extent stormwater management. possible. SIGNS Note that the elevations show a channel Note that 3M 3630-143 letter Auto Zone wall sign on the front Poppy Red and elevation. Discussions with sign company equivalents are not representatives about a proposed approvable as primary freestanding sign with a similar letter/logo sign colors. Also note that design have revealed that the standard Auto the shade of orange Zone letter color is the shade of red that is illustrated for the Auto typically not approved in the ECs as a Zone logo may fall primary sign color. The shade of orange outside the approvable also appears to fall outside the standard range of colors for the approvable color range. Entrance Corridors. Provide Pantone equivalents for review. Staff recommends the following as the primary points of discussion: 1. The trademark architectural design 2. The landscape and utility conflicts 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: 1. Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB: a. Increase planting area to accommodate all required trees and shrubs. Alternatively, provide documentation from easement holders that there is no objection to the proposed planting and add trees elsewhere throughout the site to compensate for the potential future loss of landscaping in easements and other site impacts. b. Eliminate the 20 parking spaces that are not required and use the space for additional planting to offset the appearance of the building and the utility/planting conflicts. 0 Regarding recommendations on the plan as it relates to the guidelines: 1. Consider shifting the location of the dumpster to reduce visibility from Rt. 29. 0 Regarding conditions to be satisfied prior to issuance of a grading permit: 1. Show tree protection on the plans. Include a conservation checklist in the plan. • Regarding the final site plan submittal: A Certificate of Appropriateness is required prior to final site plan approval. The following items must be addressed: 1. Revise the building design — materials, forms and features — to reflect the traditional architecture of the area and to establish a cohesive whole. 2. Provide material and color samples for review. 3. Revise the architectural design to relieve the blankness of the side elevations. 4. Revise the color of service doors to blend with the building colors. 5. Provide additional information on the proposed window glass. Provide specs indicating that VLT is not below 40% and VLR is not above 30%. Provide samples. 6. Revise the building design to replace the false windows with architectural design and/or elements that reflect local architectural traditions and contribute to a cohesive whole. 7. Consider shifting the location of the dumpster to reduce visibility from Rt. 29. 8. With the revised building design, show how the visibility of all equipment will be eliminated from the Entrance Corridor. 9. Add the standard mechanical equipment note to the site and architectural drawings: Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. 10. Provide a complete lighting plan for review. Include a pole light detail that shows 20' as the maximum height, including the base. 10 11. Increase planting area to accommodate all required trees and shrubs. Alternatively, provide documentation from easement holders that there is no objection to the proposed planting and add trees elsewhere throughout the site to compensate for the potential future loss of landscaping in easements and other site impacts. 12. Provide medium trees, 2%2" caliper at planting, along the sidewalk located south of the building. 13. Provide large shade trees, 2%2" caliper at planting, along the perimeter of the southern parking row. 14. Eliminate the 20 parking spaces that are not required and use the space for additional planting to offset the appearance of the building and the planting/utility conflicts. 15. Provide shrubs along Westfield Road, the southern parking row, and the west side of the site. 16. Provide trees and shrubs on the south side of the proposed building to soften the building's appearance. 17. Identify the proposed shrub species in the plant schedule. 18. Add the 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." 19. Show tree protection on the plans. Include a conservation checklist in the plan. 20. Note that 3M 3630-143 Poppy Red and equivalents are not approvable as primary sign colors. Also note that the shade of orange illustrated for the Auto Zone logo may fall outside the approvable range of colors for the Entrance Corridors. Provide Pantone equivalents for review. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date C0.0 Cover 12/14/2018 C0.1 Site Plan Notes 12/14/2018 C0.2 Existing Conditions 12/14/2018 C 1.0 Site Layout 12/14/2018 CLA Site Details 12/14/2018 CLB Site Details 12/14/2018 C1.1 Grading and Drainage Plan 12/14/2018 C 1.2 Utility Plan 12/14/2018 C1.3 Conceptual Stormwater Management Plan 12/14/2018 131.0 Demolition Plan 12/14/2018 L1.0 Landscape Plan 12/14/2018 L2.0 Landscape Notes & Details 12/14/2018 CE1 Color elevations 12/1/2018 IF