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HomeMy WebLinkAboutARB201900017 Staff Report 2019-03-29ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2019-17: Pantops Corner Self Storage Review Type Initial Site Development Plan and conceptual architectural review Parcel Identification 078000000005EO Location 1321 Stony Point Road Zoned Highway Commercial (HC)/Entrance Corridor (EC) Owner/Applicant Pantops LC/Shimp Engineering (Justin Shimp) Magisterial District Rivanna Proposal To construct a self -storage building with associated site improvements. Context The site is located in the Pantops commercial area, at the intersection of Rts. 20 and 250 adjacent to other parcels that are under review or expected to redevelop in the near future. Visibility This building is expected to be visible from the Rt. 20 and 250 Entrance Corridors, rising above the Flow and Goodwill buildings. ARB Meeting Date April 1, 2019 Staff Contact Margaret Maliszewski PROJECT HISTORY The site of this proposal is currently vacant. The ARB has reviewed, and will review in the near future, multiple proposals for development surrounding this site. REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development within The proposed storage building does not Revise the architectural the designated Entrance Corridors is to insure that new reflect the traditional architecture of the design to reflect the development within the corridors reflects the traditional area. Breaking down the mass into more traditional architecture of architecture of the area. Therefore, it is the purpose of ARB regular forms, using more consistent the area. Consider local review and of these Guidelines, that proposed development recesses and projections across the historic commercial and within the designated Entrance Corridors reflect elements of elevations, and providing additional industrial architecture as design characteristic of the significant historical landmarks, upper story treatments would be precedents for breaking buildings, and structures of the Charlottesville and Albemarle appropriate. Local historic commercial down the mass and area, and to promote orderly and attractive development and industrial architecture could be employing appropriate within these corridors. Applicants should note that replication precedents for appropriate treatments. architectural forms and of historic structures is neither required nor desired. Orderly and attractive development will features. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of depend in part on an appearance that is Show how the proposed buildings, land, and vegetation. In order to accomplish the compatible with surrounding architectural design is integration of buildings, land, and vegetation characteristic of development. compatible with nearby these sites, the Guidelines require attention to four primary development. factors: compatibility with significant historic sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically significant buildings in the Charlottesville and Albemarle area. Photographs of historic buildings in the area, as well as drawings of architectural features, which provide important examples of this tradition are contained in Appendix A. 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. 9 Building forms and features, including roofs, windows, doors, The proposed building design does not Revise the architectural materials, colors and textures should be compatible with the have a strong connection to historic design to more forms and features of the significant historic buildings in the architecture of the area. It uses a few successfully use area, exemplified by (but not limited to) the buildings architectural elements that appear in architectural forms and described in Appendix A [of the design guidelines]. The traditional architecture — pilasters and features, colors and standard of compatibility can be met through scale, materials, tower features at the corners — but the materials, to reflect the and forms which may be embodied in architecture which is overall effect is a contemporary building historic architecture of contemporary as well as traditional. The replication of with applied architectural elements. The the area. Simplify the important historic sites in Albemarle County is not the applied elements are an attempt to design while relieving objective of these guidelines. relieve blankness and improve scale, but many of them appear to have no purpose blankness and expressing human scale. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. and result in complicated elevations that read as overly busy and jumbled. The Revise the distribution of 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. perspectives suggest that the blockiness building materials to help of the building mass will still be the establish a cohesive primary impression of the structure. The whole. design does not appear as a cohesive whole. "Light stone" -colored corrugated metal wall panels, two shades of red brick, and gray split faced block are the primary materials. The stacking of the materials contributes to the disjointed appearance. Although the red brick is a nod to traditional materials of the area, the renderings suggest that this visually darker material is too heavy in its proposed location. The gray split faced block is expected to have an unfinished appearance that is not appropriate for the EC. Corrugated metal is not typically considered an appropriate material for the ECs due to its utilitarian character. A minor amount (compared to the amount of other proposed materials with historic precedent) of corrugated metal might be acceptable in a revised design that more successfully uses traditional architectural forms and features to break up the building mass and relate to local historic recedentS. 13 Any appearance of "blankness" resulting from building design Blankness is present in the design. should be relieved using design detail or vegetation, or both. 14 Arcades, colonnades, or other architectural connecting devices Connecting devices are not provided. should be used to unify groups of buildings within a development. 15 Trademark buildings and related features should be modified It isn't clear from the submittal whether to meet the requirements of the Guidelines. or not the proposed design has been constructed in other localities. 16 Window glass in the Entrance Corridors should not be highly Window glass has not been addressed in Provide specifications for tinted or highly reflective. Window glass in the Entrance this submittal. proposed window glass. Corridors should meet the following criteria: Visible light Show that VLT will not transmittance (VLT) shall not drop below 40%. Visible light drop below 40% and reflectance (VLR) shall not exceed 30%. Specifications on the VLR will not exceed proposed window glass should be submitted with the 30%. Glass should be application for final review. clear, without tint. If tinted glass is proposed, provide a sample for review. Add the standard window glass note to the architectural plans. 5 It is also an important objective of the Guidelines to establish Buildings in the immediate context of Show how the proposed a pattern of compatible architectural characteristics throughout this site include a vacant commercial architectural design is the Entrance Corridor in order to achieve unity and coherence. building and the previous Rexel, now compatible with the Building designs should demonstrate sensitivity to other Flow, fronting Rt. 20 to the west, and the designs of nearby nearby structures within the Entrance Corridor. Where a Mazda dealership at the Rt. 20/Rt. 250 development. designated corridor is substantially developed, these intersection. On Rt. 250 to the south is Guidelines require striking a careful balance between the Goodwill building. The Pantops harmonizing new development with the existing character of Corner hotel is under review on the the corridor and achieving compatibility with the significant parcel to the northeast. Wawa is under historic sites in the area. review on the parcel to the southeast. It is not clear from the submittal that the 10 Buildings should relate to their site and the surrounding context of buildings. proposed design relates to other existing or proposed nearby development. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into Equipment is not shown on the plan. Show the locations of all the overall plan of development and shall, to the extent There is potential for rooftop equipment ground- and building - possible, be compatible with the building designs used on the to be visible to westbound traffic on Rt. mounted equipment on site. 250. the plans. Show how visibility from the ECs 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these will be eliminated. features will still have a negative visual impact on the Entrance Corridor street, screening should be provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of: a. Walls, b. Plantings, and c. Fencing. 21 The following note should be added to the site plan and the The note does not appear on the plan. Add the standard architectural plan: "Visibility of all mechanical equipment mechanical equipment from the Entrance Corridor shall be eliminated." note to the plan. 22- Lighting Lighting is not addressed in the current Provide a complete 31 submittal. lighting plan with the final site plan. Landscaping 7 The requirements of the Guidelines regarding landscaping are The current plan provides no trees along Provide planting area and intended to reflect the landscaping characteristic of many of the south or west elevations of the trees along the west side the area's significant historic sites which is characterized by proposed building or the west side of the of the parcel and the large shade trees and lawns. Landscaping should promote parking areas. Trees will be needed in south side of the building. visual order within the Entrance Corridor and help to integrate these locations to integrate the building buildings into the existing environment of the corridor. into the surroundings. 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar 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 Corridor is centered. 32 Landscaping along the frontage of Entrance Corridor streets This future parcel will have no EC None. should include the following: frontage. a. Large shade trees should be planted parallel to the 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: Trees are shown along Pantops Corner Revise the plan to a. Large trees should be planted parallel to all interior roads. Way, but there are grading and retaining maintain grading and Such trees should be at least 2%2 inches caliper (measured six wall conflicts. The Pantops Corner Hotel retaining walls outside inches above the ground) and should be of a plant species site plan provides a sidewalk along the driplines of trees to common to the area. Such trees should be located at least Pantops Corner Way. remain. Show tree every 40 feet on center. protection fencing on, and coordinated throughout, 34 Landscaping along interior pedestrian ways: a. Medium trees should be planted parallel to all interior the grading, landscaping pedestrian ways. Such trees should be at least 2'/2 inches and erosion and sediment caliper (measured six inches above the ground) and should be control plans. of a species common to the area. Such trees should be located at least every 25 feet on center. 35 Landscaping of parking areas: 12 parking spaces are provided. Two Provide a large shade a. Large trees should align the perimeter of parking areas, trees are shown at the ends of the 4-space tree, 2'/2" caliper at located 40 feet on center. Trees should be planted in the row. A large tree should be provided on planting, at the middle of interior of parking areas at the rate of one tree for every 10 the north side of the 4-space row. the north side of the 4- parking spaces provided and should be evenly distributed space parking row. throughout the interior of the parking area. No perimeter trees are provided on the b. Trees required by the preceding paragraph should measure west side of the parking area. Insufficient Provide large shade trees, 2'/2 inches caliper measured six inches above the ground); planting area is provided. 2'/2" caliper at planting, should be evenly spaced; and should be of a species common 40' on center, along the to the area. Such trees should be planted in planters or west side of the parking medians sufficiently large to maintain the health of the tree area. Revise the plan to and shall be protected by curbing. provide sufficient c. Shrubs should be provided as necessary to minimize the planting area. parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 36 Landscaping of buildings and other structures: No trees are provided on the south or Provide trees along the a. Trees or other vegetation should be planted along the front west sides of the building. south and west sides of of long buildings as necessary to soften the appearance of the building to help exterior walls. The spacing, size, and type of such trees or soften the building's vegetation should be determined by the length, height, and appearance. Revise the blankness of such walls. plan to provide sufficient b. Shrubs should be used to integrate the site, buildings, and planting area. 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: a. Plant species required should be as approved Plant species are not yet identified. Provide a complete by the Staff based upon but not limited to the Generic landscape schedule with Landscape Plan Recommended Species List and Native Plants the final site plan. or Virginia Landscapes (Appendix D . 38 Plant health: The following note should be added to the The note does not appear on the plan. Add the standard plant landscape plan: "All site plantings of trees and shrubs shall be health note to the plan. 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.,, Site Development and layout Development pattern 6 Site development should be sensitive to the existing natural The new parcel on which the storage See recommendations landscape and should contribute to the creation of an building would be constructed is situated above. organized development plan. This may be accomplished, to to the southwest of the Pantops Corner the extent practical, by preserving the trees and rolling terrain Hotel parcel, northwest of the Pantops typical of the area; planting new trees along streets and Wawa site, and northeast of the pedestrian ways and choosing species that reflect native forest Goodwill and Flow Mazda sites. There elements; insuring that any grading will blend into the are stands of mature trees visible from surrounding topography thereby creating a continuous both corridors that would be removed to landscape; preserving, to the extent practical, existing accommodate the building. Retaining significant river and stream valleys which may be located on walls of considerable size are proposed; the site and integrating these features into the design of trees and rolling terrain are not being surrounding development; and limiting the building mass and preserved. As proposed, the storage height to a scale that does not overpower the natural settings building will rise above existing adjacent of the site, or the Entrance Corridor. buildings. With a boxy mass and large areas of blankness, the building may appear over -scaled. 39 The relationship of buildings and other structures to the The storage building is proposed in a None. Entrance Corridor street and to other development within the location that aligns with the neighboring corridor should be as follows: buildings. It is parallel to the Rt. 250 EC, a. An organized pattern of roads, service lanes, bike paths, and but not to the Rt. 20 EC, which curves in pedestrian walks should guide the layout of the site. this area. The site would be accessed b. In general, buildings fronting the Entrance Corridor street from Pantops Corner Way, a new private should be parallel to the street. Building groupings should be street associated with the Pantops Corner arranged to parallel the Entrance Corridor street. Hotel and Wawa developments. No open c. Provisions should be made for connections to adjacent space is provided. There are stands of pedestrian and vehicular circulation systems. mature trees visible from both corridors d. Open spaces should be tied into surrounding areas to that would be removed to accommodate provide continuity within the Entrance Corridor. the building. No views are expected to be e. If significant natural features exist on the site (including impacted. 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 The proposed development includes the Terrace the 10' retaining surrounding conditions by limiting the use of retaining walls and extensive use of retaining walls. A wall wall so that no wall by shaping the terrain through the use of smooth, rounded land extends along the full length of the west exceeds 6' in height, and forms that blend with the existing terrain. Steep cut or fill side of the site, wrapping around the plant the terraces. sections are generally unacceptable. Proposed contours on the southern and northern corners. The Alternatively, revise the grading plan shall be rounded with a ten foot minimum radius southern half of the wall reaches 10' plan to provide trees at where they meet the adjacent condition. Final grading should high. It is not terraced, is expected to the base of the 10' achieve a natural, rather than engineered, appearance. Retaining have some visibility from the Rt. 20 EC retaining wall, and walls 6 feet in height and taller, when necessary, shall be (buildings fronting Rt. 20 will block sufficient planting area terraced and planted to blend with the landscape. much of it), and has pairs of shrubs at the for the trees. base, with groups of shrubs above. Trees at the base would provide better Ensure that planting at mitigation for the lack of terracing. The the retaining wall terraces northern half of the wall includes two is sufficient to mitigate terraced 6' walls. Retaining wall material the height and length of is not identified on the plan. The shrub the walls. planting of the terraced walls seems sparse. Contours are rounded. Indicate the retaining wall material on the plan. Provide a sample for review if other than Eagle Bay Anchor Diamond Pro James River. 41 No grading, trenching, or tunneling should occur within the drip Three trees located along Pantops Corner Revise the plan to line of any trees or other existing features designated for Way, currently proposed on the Pantops maintain grading and preservation in the final Certificate of Appropriateness. Corner Hotel site plan, would be retaining walls outside Adequate tree protection fencing should be shown on, and removed to accommodate the entrance the driplines of trees to coordinated throughout, the grading, landscaping and erosion into the storage site. Two of those trees remain. Show tree and sediment control plans. are compensated for in the storage plan with new trees. Proposed grading is protection fencing on, and coordinated throughout, 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on shown within the dripline of five the grading, landscaping the site prior to any grading activity on the site. This additional trees (also shown on the and erosion and sediment protection should remain in place until completion of the Pantops Corner Hotel site plan), along control plans. development of the site. Pantops Corner Way and the proposed retaining wall is shown within 3' of the 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. trunk of one of those trees. The relative timing of the construction of the various Pantops Corner projects is unclear. If the trees will be installed with the hotel plan prior to the development of the storage site, the grading and retaining wall on the storage plan must be more fully coordinated with that landscaping and tree protection fencing must be shown for the Pantops Corner Way trees. 20 Surface runoff structures and detention ponds should be Stormwater would tie into the system None. designed to fit into the natural topography to avoid the need for proposed along Pantops Corner Way, screening. When visible from the Entrance Corridor street, these connecting near the north end of the features must be fully integrated into the landscape. They proposed parking area. should not have the appearance of engineered features. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The architectural design of the storage building; compatibility with the traditional architecture of the area 2. The choice and distribution of building materials 3. Compatibility with surrounding (existing/proposed) development 4. The use of retaining walls, non -terraced walls over 6' tall, landscaping of the retaining walls 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: o Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB: None. • 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. Maintain grading and retaining walls outside the driplines of trees to remain. Show tree protection fencing on, and coordinated throughout, the grading, landscaping, and erosion and sediment control plans. • Regarding the final site plan submittal: o A Certificate of Appropriateness is required prior to final site plan approval. The following items and all items on the ARB Final Site Plan Checklist must be addressed: 1. Revise the architectural design to reflect the traditional architecture of the area. Consider local historic commercial and industrial architecture as precedents for breaking down the mass and employing appropriate architectural forms and features. 2. Show how the proposed architectural design is compatible with nearby development. 10 3. Revise the architectural design to more successfully use architectural forms and features, colors and materials, to reflect the historic architecture of the area. Simplify the design while relieving blankness and expressing human scale. 4. Revise the distribution of building materials to help establish a cohesive whole. 5. Provide specifications for proposed window glass. Show that VLT will not drop below 40% and VLR will not exceed 30%. Glass should be clear, without tint. If tinted glass is proposed, provide a sample for review. Add the standard window glass note to the architectural plans: "Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 3001o. " 6. Show how the proposed architectural design is compatible with the designs of nearby development. 7. Show the locations of all ground- and building -mounted equipment on the plans. Show how visibility from the ECs will be eliminated. 8. Add the standard mechanical equipment note to the plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. " 9. Provide a complete lighting plan with the final site plan. 10. Provide planting area and trees along the west side of the parcel and the south side of the building. 11. Revise the plan to maintain grading and retaining walls outside the driplines of trees to remain. Show tree protection fencing on, and coordinated throughout, the grading, landscaping and erosion and sediment control plans. 12. Provide a large shade tree, 21/2" caliper at planting, at the middle of the north side of the 4-space parking row. 13. Provide large shade trees, 21/2" caliper at planting, 40' on center, along the west side of the parking area. Revise the plan to provide sufficient planting area. 14. Provide trees along the south and west sides of the building to help soften the building's appearance. Revise the plan to provide sufficient planting area. 15. Provide a complete landscape schedule with the final site plan. 16. 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. " 17. Terrace the 10' retaining wall so that no wall exceeds 6' in height, and plant the terraces. Alternatively, revise the plan to provide trees at the base of the 10' retaining wall, and sufficient planting area for the trees. 18. Ensure that planting at the retaining wall terraces is sufficient to mitigate the height and length of the walls. 19. Indicate the retaining wall material on the plan. Provide a sample for review if other than Eagle Bay Anchor Diamond Pro James River. 20. Revise the plan to maintain grading and retaining walls outside the driplines of trees to remain. Show tree protection fencing on, and coordinated throughout, the grading, landscaping and erosion and sediment control plans. 11 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date C1 Cover Sheet 2/19/2019 C2 Proposed Boundary Line Adjustment 2/19/2019 C3 I Existing Conditions & Demo Plan 2/19/2019 C4 Revised Conditions & Demo Plan 2/19/2019 C5 Site Plan 2/19/2019 C6 Site Details 2/19/2019 - North, south, east and west elevations 2/18/2019 12