HomeMy WebLinkAboutARB201700102 Staff Report 2017-10-30 (3)1
ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name ARB-2017-76: Volvo Cars of Charlottesville, Phase II, Preliminary Site Plan
Review Type Final Review of Site Development Plan
Parcel Identification 04500-00-00-17300
Location East of Berkmar Drive and northeast of Greenfield Terrace. The southern portion lies within the Entrance Corridor overlay, lying within 500 feet of Rio Road
West.
Zoned Highway Commercial (HC), Entrance Corridor (EC)
Owner/Applicant CMA Properties, Inc. (Pete Borches)
Magisterial District Rio
Proposal To construct a car dealership building with associated site improvements. This is Phase II of a two-part development. Proposed within the EC in this phase are
the southern end of the building, parking spaces, travelways, and landscaping.
Context The subject parcel is not adjacent to the EC; only a small portion at its south end is included within the EC overlay. The pa rcel fronts Berkmar Drive and is
located to the west of the Colonial Auto parcel (45-94B) that contains showrooms facing the Rt. 29 EC. The subject parcel is located north of 7 parcels, 6 of
which front Rio Road West, and 3 of which are mostly cleared. These parcels are occupied by an apartment building, 3 single f amily residences, and vacant
land.
Visibility Only the southernmost portion of the site falls within the EC overlay. This includes the landscaping provided in the Phase I development; approximately 18
parking spaces in the southernmost parking area; the southern extent of the landscaping proposed for Berkmar Drive; as well as the south (rear) elevation and
approximately 60’ of the south end of the west (side) elevation of the building. A view is currently available from Rio Road to the vehicles parked at the rear of
the existing Colonial Auto site. Similarly, a view of the southeastern corner of the Phase II development site is also partially visible from the EC. [Figure 1] The
southwestern corner of the Phase II development site is obscured by thickets of mature trees but portions may be visible from the intersection of Rio Road West
and Berkmar Drive once some trees are removed. [Figure 2]
ARB Meeting Date November 6, 2017
Staff Contact Heather McMahon
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Figure 1, Left: View of subject parcel from south side of Rio Road West, looking N/NW. Note the partial visibility of parked cars on the site from the EC. Photo taken by H. McMahon 8/9/17.
Figure 2, Right: View of subject parcel from south side of Rio Road West, looking N/NE at intersection with Berkmar Drive. Note the subject area outlined in red. Photo taken by H. McMahon 8/9/17.
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PROJECT HISTORY
DATE APPLICATION RESULT
2/17/15 ARB-2015-16 ARB reviewed the Special Use Permit and Initial Site Plan and provided comments to the Planning Commission
3/17/15 ZMA-2014-8 PC recommended approval to the BOS
6/1/15 ARB-2015-58 ARB reviewed the Initial Site Plan, Phase I
8/3/15 ARB-2015-74 ARB reviewed the Final Site Plan, Phase I
9/5/17 ARB-2017-76 ARB reviewed the Preliminary Site Plan, Phase II. Comments from this review are included in the Analysis table, below, and as Attachment A.
11/6/17 ARB-2017-102 ARB, Final Review of Site Development Plan, Phase II
SITE HISTORY
This parcel was previously occupied by the Greenfield Trailer Court. On April 15, 2014 the Planning Commission met to conside r whether the use of this parcel for automotive uses related to the
expansion of the Colonial Auto Center was in conformity with the Comprehensive Plan (CCP-2014-01). The PC recommended that the requested use be considered a Comprehensive Plan Amendment
(CPA-2014-02). A Zoning Map Amendment (ZMA-2014-8) was approved by the BOS on May 6, 15. The ARB completed an advisory review of a request for a Special Use Permit (SP-2015-5) for
outdoor sales/storage/display on February 17, 2015. The BOS approved the SP on May 6, 2015. On June 1, 2015, the ARB reviewed the Initial Site Plan and advised the applicants to revise the
landscape plan to show tree protection fencing and existing trees to remain; identify existing trees to be removed; coordinat e additional landscaping proposed along the southern property line with trees
to remain; and to provide the standard plant health note. The Final Site Plan for the Phase I development was reviewed by the ARB at the August 3, 2015 meeting.
This second phase of development includes the new automobile sales and service building, new landscaping, and some changes to previously approved landscaping in the so uthwest corner of the site.
The Preliminary Site Plan for the Phase II development was reviewed by the ARB on September 5, 2017. ARB recommendations (Attachment A) included considering an alternative building material
for the elevations visible from the Entrance Corridor; consider reducing the height of the building or elaborating the rear elevation as two stories; consider using an alternative building material for the
architectural relief; revise the landscape plans to reflect existing landscaping to be removed; add two trees to the interior of the parking area south of the building and add trees to the south parking area’s
perimeter; replace a Little Gem magnolia in the southwest corner of the site with a larger evergreen; and include a lighting plan in t he final submission.
CHANGES TO THE PLAN SINCE THE LAST REVIEW
The applicants responded to most of the requests the ARB made at the review of the Preliminary Site Plan. Originally, the building’s rear service wing would be built of CMU and painted gray;
following the ARB discussion on September 5, 2017, the applicant has chosen to replace this building material with a colored, split-faced block: Martinsville Concrete 5000, in medium gray. While the
western elevation has not been altered, a second projection was added to the rear elevation in order to give the appearance that the elevation is two stories. A lighting plan has been submitted with this
application, while the landscape plan has been revised to address the concerns made previously, including the addition of two trees in the southern parking area and the substitution of a Southern
magnolia for a Little Gem magnolia. In addition, while it was not itemized as a recommendation, the ARB discussed changing the cornice from a classical profile to a modern one, which the applicant
has addressed in this submission.
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ANALYSIS
REF GUIDELINE ARB COMMENTS 9/5/17 CURRENT ISSUE RECOMMENDATION
Purpose
1 The goal of the regulation of the design of development within the designated
Entrance Corridors is to insure that new development within the corridors
reflects the traditional architecture of the area. Therefore, it is the purpose of
ARB review and of these Guidelines, that proposed development within the
designated Entrance Corridors reflect elements of design characteristic of the
significant historical landmarks, buildings, and structures of the
Charlottesville and Albemarle area, and to promote orderly and attractive
development within these corridors. Applicants should note that replication of
historic structures is neither required nor desired.
See recommendations under
#9.
This is an example of contemporary
architecture that doesn’t reflect regional
building traditions. However, there are other
auto dealerships in the vicinity of this parcel
and adjacent (to the east, on Rt. 29) that exhibit
a similar modern design vocabulary.
See recommendations
under #9.
2 Visitors to the significant historical sites in the Charlottesville and Albemarle
area experience these sites as ensembles of buildings, land, and vegetation. In
order to accomplish the integration of buildings, land, and vegetation
characteristic of these sites, the Guidelines require attention to four primary
factors: compatibility with significant historic sites in the area; the character
of the Entrance Corridor; site development and layout; and landscaping.
Compatibility with significant historic sites:
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.
See recommendations under
#9.
See above. See recommendations
under #9.
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 as special functional requirements.
Compatibility with the character of the Entrance Corridor
5 It is also an important objective of the Guidelines to establish a pattern of
compatible architectural characteristics throughout the Entrance Corridor in
order to achieve unity and coherence. Building designs should demonstrate
See recommendations under
#9.
Jim Price and Brown auto dealerships on Rt.
29, to the east of this parcel, exhibit a similar
design intention. This stretch of Rio Road
None.
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sensitivity to other nearby structures within the Entrance Corridor. Where a
designated corridor is substantially developed, these Guidelines require
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.
West is partially developed with a mix of
commercial and residential buildings. This
proposal is a densification of the site, which
previously housed a trailer park community.
Site development and layout
6 Site development should be sensitive to the existing natural landscape and
should contribute to the creation of an organized development plan. This may
be accomplished, to the extent practical, by preserving the trees and rolling
terrain typical of the area; planting new trees along streets and pedestrian
ways and choosing species that reflect native forest elements; insuring that
any grading will blend into the surrounding topography thereby creating a
continuous landscape; preserving, to the extent practical, existing significant
river and stream valleys which may be located on the site and integrating
these features into the design of surrounding development; and limiting the
building mass and height to a scale that does not overpower the natural
settings of the site, or the Entrance Corridor.
To facilitate review and
coordination, revise the plan
to show the previously
approved Phase 1
landscaping (distinguished
from the current proposed
planting), and identify
previously approved plants
that are intended to be
eliminated.
The site has been partially cleared, graded, and
paved for surface parking in the first phase of
development. In this second phase, the
remainder of the site will be cleared, graded
and hardscaped. As per the previous review’s
recommendations, the Phase I landscaping has
been added to this landscape plan. A few
shrubs on the eastern edge of the parking area,
along the extant retaining wall, are called out
for possible removal or relocation. Otherwise,
the Phase I plantings are coordinated with the
landscaping proposed in Phase II.
None.
Landscaping
7 The requirements of the Guidelines regarding landscaping are intended to
reflect the landscaping characteristic of many of the area’s significant historic
sites which is characterized by large shade trees and lawns. Landscaping
should promote visual order within the Entrance Corridor and help to
integrate buildings into the existing environment of the corridor.
See recommendations under
#6.
Large shade trees and lawn is a residential
landscape typology not suitable for this
commercial property. Adequate landscaping
along the west and south property lines is
proposed.
None.
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.
Structure design
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.
Consider alternate materials
for the building elevations
that are visible from the EC.
Submit materials and colors
for review.
The majority of the proposed building is a
long, rectangular (151’ x 88.5’) service wing
with minimal and fixed fenestration. 60’ of the
west (side) elevation and 88.5’ of the south
(rear) elevation lie within the EC overlay
district and are potentially visible from the EC.
The CMU previously proposed for the walls
has been revised to grey-colored split-faced
Consider adding larger
fenestration and/or more
architectural relief or
detailing in an alternative
material than split-faced
block, CMU, or EIFS to
the west (side) elevation.
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10 Buildings should relate to their site and the surrounding context of buildings. None. block, as presented in the 9/5/2017 meeting.
The applicant has also made an effort to
differentiate the south (rear) elevation as two
stories with an additional projection and
cornice. Although the texture of the split-faced
block is an improvement over CMU, and the
additional projecting bay results in a more
organized and balanced rear elevation, the
parts of the building within the EC overlay still
have the appearance of a service wing. The
west (side) elevation, in particular, is
minimally designed with pairs of small
rectangular, fixed windows, engaged pilasters
rendered in the same material as the wall, and a
simple cornice of EIFS. Although this is
consistent with the function of the building, a
service appearance is generally not appropriate
for the EC.
11 The overall design of buildings should have human scale. Scale should be
integral to the building and site design.
Consider reducing the height
of the rear building or
elaborating the rear elevation
as two stories rather than one
story.
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 should be
relieved using design detail or vegetation, or both.
Consider adding architectural
relief to the south and west
elevations in an alternative
material than CMU.
The blankness of the west (side) elevation will
be mitigated by street trees along Berkmar
Drive. Visibility of the south (rear) elevation
will be mitigated by existing and proposed
trees, although many of the existing trees are
on adjacent properties that the applicant does
not own and cannot preserve.
See above comment.
14 Arcades, colonnades, or other architectural connecting devices should be used
to unify groups of buildings within a development.
None. No connecting devices proposed. None.
15 Trademark buildings and related features should be modified to meet the
requirements of the Guidelines.
Consider adding architectural
relief to the south and west
elevations in an alternate
material than CMU.
The trademark portion of the building is on the
north, outside of the EC overlay district.
None.
16 Window glass in the Entrance Corridors should not be highly tinted or highly
reflective. Window glass in the Entrance Corridors should meet the following
criteria: Visible light transmittance (VLT) shall not drop below 40%. Visible
light reflectance (VLR) shall not exceed 30%. Specifications on the proposed
window glass should be submitted with the application for final review.
Add standard window glass
note to the architectural
drawings.
Note not added to architectural drawings. Add the standard window
glass note to the
architectural drawings.
Accessory structures and equipment
17 Accessory structures and equipment should be integrated into the overall plan None. Mechanical equipment is roof-mounted on the None.
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of development and shall, to the extent possible, be compatible with the
building designs used on the site.
northernmost portion of the building and is
unlikely to be visible from the EC. A dumpster
pad is located on the southeast corner of the
site; a brick-and-wood enclosure as well as
additional landscape for screening is proposed.
There is a loading area located in the southwest
corner of the site, most visible from the EC via
Berkmar Drive. Landscaping along the street
should mitigate visibility, however.
18 The following should be located to eliminate visibility from the Entrance
Corridor street. If, after appropriate siting, these 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.
See recommendations under
#6.
Landscaping is the primary screening device
proposed, particularly on the west, south, and
north property lines.
None.
20 Surface runoff structures and detention ponds should be designed to fit into the
natural topography to avoid the need for screening. When visible from the
Entrance Corridor street, these features must be fully integrated into the
landscape. They should not have the appearance of engineered features.
None. A stormwater management system was
developed on the southern edge of the property
as part of the Phase I development.
None.
21 The following note should be added to the site plan and the architectural plan:
“Visibility of all mechanical equipment from the Entrance Corridor shall be
eliminated.”
None. A variation of this note has been provided on
Sheet 1 of the site plan set.
None.
Lighting Provide a lighting plan which
includes all proposed free-
standing and wall-mounted
lights with the final site plan.
A lighting plan has been submitted for review. None.
22 Light should be contained on the site and not spill over onto adjacent
properties or streets.
- Light spills over on the western property line,
onto the current and proposed right-of-way, as
much as 1.3 footcandles (fc).
Eliminate spillover in
excess of .5 fc at the
western property line.
23 Light should be shielded, recessed or flush-mounted to eliminate glare. All
fixtures with lamps emitting 3000 lumens or more must be full cutoff fixtures.
- All proposed lighting fixtures are full cut-off. None.
24 Light levels exceeding 30 footcandles are not appropriate for display lots in
the Entrance Corridors. Lower light levels will apply to most other uses in the
Entrance Corridors.
- The highest footcandle value is 26.1, less than
the 30 footcandles allowed for automobile
display. In the portion of the site that lies
within the EC overlay district, the maximum
footcandle is 13.6.
None.
25 Light should have the appearance of white light with a warm soft glow;
however, a consistent appearance throughout a site or development is
required. Consequently, if existing lamps that emit non-white light are to
remain, new lamps may be required to match them.
- All proposed lighting fixtures have white LED
bulbs emitting 4000-4500K (white color).
None.
26 Dark brown, dark bronze, or black are appropriate colors for free-standing - All proposed lighting fixtures are bronze. None.
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pole mounted light fixtures in the Entrance Corridors.
27 The height and scale of freestanding, pole-mounted light fixtures should be
compatible with the height and scale of the buildings and the sites they are
illuminating, and with the use of the site. Typically, the height of freestanding
pole-mounted light fixtures in the Entrance Corridors should not exceed 20
feet, including the base. Fixtures that exceed 20 feet in height will typically
require additional screening to achieve an appropriate appearance from the
Entrance Corridor.
- Only 3 freestanding pole light fixtures and 3
wall-mounted lamps fall within that portion of
the site in the EC overlay district. The
proposed pole mounting heights are 20’.
None.
28 In determining the appropriateness of lighting fixtures for the Entrance
Corridors, the individual context of the site will be taken into consideration
on a case by case basis.
-
29 The following note should be included 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
spillover of lighting from luminaires onto public roads and property in
residential or rural areas zoning districts shall not exceed one half
footcandle.”
- Note provided on Sheet 1 of the site plan set. None.
30 Exterior light used for decorative effect shall: a) be compatible with the
character of the Entrance Corridor. Compatibility of exterior lighting and
lighting fixtures is assessed in terms of design, use, size, scale, color, and
brightness. b) impact only the immediate site. The effect of the illumination
should not be discernible from distances along the Entrance Corridor.
- No decorative landscape lighting proposed. None.
31 Where used for decorative effect, outdoor light fixtures shall: a) be equipped
with automatic timing devices and shall be extinguished between the hours of
11:00 p.m. and dawn. b) be shielded and focused to eliminate glare. Glare
control shall be achieved primarily through the use of such means as cutoff
fixtures, shields and baffles, and appropriate application of mounting height,
wattage, aiming angle, fixture placement, etc. c) be cutoff luminaires, aimed
so as not to project their output beyond the objects intended to be illuminated;
or non-cutoff luminaires, equipped with glare shields, visors, barn doors,
and/or other similar shielding accessories as required to meet the following
criteria: Light distribution from all lighting installations shall be cut-off at all
angles Albemarle County Architectural Review Board Design Guidelines –
Updated 2/2/2011– page 14 beyond those required to restrict direct
illumination to within the perimeter of the landscape feature being
illuminated. d) never exceed 3,000 lumens. Further restrictions on lumens
may be imposed by the ARB. e) not be modified to reflect seasonal colors. f)
-
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be of a number that is compatible with the scale of the object and the
development to be illuminated, such that the light emitted will not over-
illuminate or overpower the site, as determined by the ARB.
Landscaping
32 Landscaping along the frontage of Entrance Corridor streets should include
the following:
a. Large shade trees should be planted parallel to the Entrance Corridor
Street. Such trees should be at least 3½ 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.
None. The parcel does not lie adjacent to the EC;
only a portion, at the south end of the site, falls
within the EC overlay district.
None.
33 Landscaping along interior roads:
a. Large trees should be planted parallel to all interior roads. Such trees
should be at least 2½ 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.
There are 9 proposed large street trees along
Berkmar Drive (proposed caliper is 2.5” and
the spacing is 40’ o.c.); however, only 4
smaller ornamental trees are provided along
the street frontage, leaving four gaps, only one
of which falls within the EC overlay district.
That gap is due to the conflict with a sanitary
sewer line.
None.
34 Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior pedestrian ways.
Such trees should be at least 2½ 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.
None.
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 2½ 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
Add two trees to the interior
of the 18-space parking area
that falls within the EC
overlay. Add trees along the
southern perimeter of the
entire parking area.
Revise the plant schedule to
show that the planting height
In that portion of the site that lies within the
EC overlay district, there is a parking area with
17 parking spaces and 1 loading area. No trees
were added to the interior of this area, but two
trees are proposed on the south perimeter, at a
distance of 58’ o.c. Nellie Stevens holly and a
southern magnolia are proposed close-by. This
planting is sufficient given the anticipated level
None.
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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.
of all shrubs in the EC
portion of the site will be at
least 24”.
of visibility from the EC.
36 Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along the front of long
buildings as necessary to soften the appearance of exterior walls. The spacing,
size, and type of such trees or vegetation should be determined by the length,
height, and blankness of such walls.
b. Shrubs should be used to integrate the site, buildings, and other structures;
dumpsters, accessory buildings and structures; “drive thru” windows; service
areas; and signs. Shrubs should measure at least 24 inches in height.
None. The appearance of the south (rear) elevation
will be softened by trees along the southern
perimeter of the parking area, as well as by
existing trees on neighboring parcels. The
appearance of the west (side) elevation will be
softened by a row of street trees along Berkmar
Drive and a row of dogwoods located adjacent
to the wall. No landscaping is proposed
adjacent to the south elevation.
None.
37 Plant species: a. Plant species required should be as approved by the Staff
based upon but not limited to the Generic Landscape Plan Recommended
Species List and Native Plants for Virginia Landscapes (Appendix D).
The species represented are appropriate. None.
38 Plant health: The following note should be added to 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.”
Add standard plant health
note to the landscape plan.
A variation of this note has been added to
Sheet 7 of the site plan set.
None.
Development pattern
39 The relationship of buildings and other structures to the Entrance Corridor
street and to other development within the corridor should be as follows:
a. An organized pattern of roads, service lanes, bike paths, and pedestrian
walks should guide the layout of the site.
b. In general, buildings fronting the Entrance Corridor street should be
parallel to the street. Building groupings should be arranged to parallel the
Entrance Corridor street.
c. Provisions should be made for connections to adjacent pedestrian and
vehicular circulation systems.
d. Open spaces should be tied into surrounding areas to provide continuity
within the Entrance Corridor.
e. If significant natural features exist on the site (including creek valleys,
steep slopes, significant trees or rock outcroppings), to the extent practical,
then such natural features should be reflected in the site layout. If the
provisions of Section 32.5.6.n of the Albemarle County Zoning Ordinance
apply, then improvements required by that section should be located so as to
None.
The site plan displays an organized pattern of
roads, lanes and pedestrian connections. A
17.5’ expansion of the right-of-way along
Berkmar Drive is proposed that will house a
sidewalk connection and street trees. No open
spaces are proposed.
The building does not lie adjacent to the EC,
and only a portion of the building and the site
falls within the EC overlay district.
There are no significant natural features or
viewsheds of note on the site.
None.
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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 surrounding
conditions by limiting the use of retaining walls and by shaping the terrain
through the use of smooth, rounded land forms that blend with the existing
terrain. Steep cut or fill sections are generally unacceptable. Proposed contours
on the grading plan shall be rounded with a ten foot minimum radius where they
meet the adjacent condition. Final grading should achieve a natural, rather than
engineered, appearance. Retaining walls 6 feet in height and taller, when
necessary, shall be terraced and planted to blend with the landscape.
None. The majority of site grading was accomplished
in the first phase of development, but the
hillock that remains on the undeveloped
portion of the site will be cleared for
construction. Retaining walls were built to
shore up the steep slopes on the southern edge
of the property. The portions of the existing
two retaining walls that lie within the EC
overlay district are a maximum of 4’ tall. The
walls’ appearance and associated landscaping
were undertaken as part of the Phase I
development.
None.
41 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.
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 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. Level of detail on the west (side) elevation.
Staff recommends approval with the following conditions:
1. Add the standard window glass note to the architectural drawings: Window glass in the Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop below
40%. Visible light reflectance (VLR) shall not exceed 30%.
2. Eliminate spillover in excess of .5 fc at the western property line.
3. Consider adding larger fenestration and/or more architectural relief or detailing in an alternative material than split -faced block, CMU, or EIFS to the west (side) elevation.
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TABLE A
This report is based on the following submittal items:
Sheet # Drawing Name Drawing Date/Revision Date
E-1 Proposed Elevations 9/25/17
A-2 Proposed Floor Plans 9/20/17
Sheet 1 Cover 9/22/17
Sheet 2 Existing Conditions & Demolition Plan 9/22/17
Sheet 3 Site & Utility Plan 9/22/17
Sheet 4 Grading Plan 9/22/17
Sheet 5 Notes and Details 9/22/17
Sheet 6 Drainage Plan, Profiles and Calculations 9/22/17
Sheet 7 Landscaping Plans & Details 9/22/17
Sheet 8 Lighting Plan & Details 9/22/17
Sheet 9 Site Cross-Sections 9/22/17
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ATTACHMENT A