HomeMy WebLinkAboutARB201900047 Staff Report 2019-05-15ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2019-47: Flow VW Mazda
Review Type
Advisory Review for a Special Use Permit
Parcel Identification
078000000005CO3 078000000005GO
Location
Northeast corner of the intersection of Rt. 20 and Rt. 250 East
Zoned
Highway Commercial (HC)/Entrance Corridor (EC)
Owner/Applicant
Flow 1289 Stony Point LLC/BRW Architects (David Timmerman)
Magisterial District
Rivanna
Proposal
To construct two auto dealerships with related site improvements, including the sales/storage/display of automobiles. A
Special Use Permit is required for the sales/storage/display use.
Context
The site of the proposal is characterized by a mix of commercial retail and office development. Convenience stores with
fuel pump canopies, fast food restaurants, office buildings, a car wash, and other automobile dealerships are located in
the general area. A Wawa convenience store and fuel pump canopy are proposed and under review on a site a short
distance to the east on Rt. 250. The buildings at 1289, 1311 and 1321 Stony Point Road would be demolished to
accommodate this development.
Visibility
The proposed buildings will be readily visible from both the Route 250 and Route 20 Entrance Corridors.
ARB Meeting Date
May 20, 2019
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
At the January 7, 2019 ARB meeting, staff alerted the ARB to the fact that renovations were being planned for various auto dealerships in the Pantops
area, including the construction of a new showroom for Flow Mazda and moving the Flow VW dealership, with a new building, to the site at the
northeast corner of the intersection of Routes 20 and 250. The project was mentioned again during the ARB review of the Pantops Corner Self Storage
project, which is located just to east/northeast of the Flow project and will rise above the auto dealerships as viewed from the street. The ARB has
previously reviewed proposals for lighting (ARB-1997-23), outdoor display (ARB-1999-36), signs (ARB-2001-3; 2001-26, 2005-74, 2006-24), and a
fagade renovation (ARB-2006-88) on parcel 78-5G, and for a sign (ARB-2002-21) on parcel 78-5C. A pre -application meeting was held on March 25,
2019 for the current proposal.
Location of proposed Flow Mazda VW development.
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
Purpose
1
The goal of the regulation of the design of development
The proposed buildings are clearly contemporary in
See recommendations,
within the designated Entrance Corridors is to insure that
design and do not reflect the traditional architecture
below.
new development within the corridors reflects the
of the area. Design elements do not reflect design
traditional architecture of the area. Therefore, it is the
characteristic of significant local historic landmarks.
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.
2
Visitors to the significant historical sites in the
Integrating these buildings into the land will require
See recommendations,
Charlottesville and Albemarle area experience these sites
revisions to landscaping and architectural design.
below.
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
The proposed building designs do not reference the
See recommendations,
structures should respect the traditions of the architecture
architectural traditions of historically significant
below.
of historically significant buildings in the Charlottesville
local buildings.
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
Proposed scale, materials and forms do not
See recommendations,
as a guide for building design: the standard of
reference historic local architecture.
below.
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 EC
5
It is also an important objective of the Guidelines to
The immediate vicinity is substantially developed
Revise forms,
establish a pattern of compatible architectural
with a mix of architectural forms and styles. Nearby
proportions, scale and
characteristics throughout the Entrance Corridor in order
structures include the Goodwill building and Ford
materials to achieve a
to achieve unity and coherence. Building designs should
dealership to the east on Route 250; these are
greater balance of
demonstrate sensitivity to other nearby structures within
buildings that predate the establishment of the ECs
contemporary design with
the Entrance Corridor. Where a designated corridor is
and don't meet the EC guidelines. The Virginia
historic compatibility.
substantially developed, these Guidelines require striking
National Bank building on the south side of Route
a careful balance between harmonizing new development
250 represents a more recent, ARB-approved
with the existing character of the corridor and achieving
development that illustrates the County's desired
compatibility with the significant historic sites in the
neighborhood model style development and exhibits
area.
clear references to historic architecture of the area.
The Virginia National Bank, McDonald's, BMW,
10
Buildings should relate to their site and the surrounding
context of buildings.
Texaco/Wendy's, and the River's Edge office
buildings all use brick as primary building materials
— a reference to historic architecture of the area.
Additional automobile dealerships are located
further east on Route 250. The BMW buildings are
distinctive designs that reference local architecture
without copying franchise designs. The Toyota
dealership is a renovation of a building that predate
the establishment of the ECs. Its design emphasizes
metal and glass panels, but the ARB determined that
the proportions and scale of its series of bays was a
sufficient reference to traditional architecture. The
proposed VW and Mazda designs emphasize metal
and glass curtain walls. These are materials found in
buildings along the Route 250 corridor, but the
overall designs do not balance those contemporary
features with historically compatible elements.
Incorporating alternate proportions, scale, massing
and materials that reference traditional architecture
would better meet the guidelines.
Site development and layout
6
Site development should be sensitive to the existing
There is little remaining of the natural landscape on
See grading and
natural landscape and should contribute to the creation of
these parcels. The rolling terrain that is typical of
architectural
an organized development plan. This may be
the area is recalled in the difference in topography
recommendations.
accomplished, to the extent practical, by preserving the
between this site and the parcels adjacent to the east.
trees and rolling terrain typical of the area; planting new
No longer gradual, rolling terrain, multiple retaining
trees along streets and pedestrian ways and choosing
walls at 6' and 10' tall (on this site and the adjacent
species that reflect native forest elements; insuring that
sites) are proposed to manage the difference. The
any grading will blend into the surrounding topography
site layout places the VW service building just 10'
thereby creating a continuous landscape; preserving, to
from the proposed self -storage building to the east.
the extent practical, existing significant river and stream
The designs of these buildings are not coordinated.
valleys which may be located on the site and integrating
Although portions of the upper walls of the storage
these features into the design of surrounding
building are proposed to be faced with white metal,
development; and limiting the building mass and height
the overall effect is expected to be a jarring
to a scale that does not overpower the natural settings of
juxtaposition of form, style and color.
the site, or the Entrance Corridor.
Landscaping
7
The requirements of the Guidelines regarding
Lawns with shade trees are not suited to this
See landscape
landscaping are intended to reflect the landscaping
commercial site. A consistent planting of frontage
recommendations, below.
characteristic of many of the area's significant historic
trees and trees evenly spaced in the parking lots
sites which is characterized by large shade trees and
would help promote visual order along the corridors
lawns. Landscaping should promote visual order within
and integrate the buildings into the environment.
the Entrance Corridor and help to integrate buildings into
the existing environment of the corridor.
8
Continuity within the Entrance Corridor should be
Large shade trees are standard along EC frontages.
See landscape
obtained by planting different types of plant materials
Including large shade trees consistently along the
recommendations, below.
that share similar characteristics. Such common elements
frontage here will help harmonize the appearance of
allow for more flexibility in the design of structures
this development with the rest of the corridor.
because common landscape features will help to
harmonize the appearance of development as seen from
the street upon which the Corridor is centered.
Compatibility with significant historic sites
Structure design
9
Building forms and features, including roofs, windows,
Proposed scale, materials and forms do not
Revise the architectural
doors, materials, colors and textures should be
reference local historic architecture. Glass curtain
designs to use forms,
compatible with the forms and features of the significant
walls framed in metal panels as in the VW design
features, materials and
historic buildings in the area, exemplified by (but not
and Mazda's "jewel box") are the current trend in
colors that are compatible
limited to) the buildings described in Appendix A [of the
automobile showroom design. Changes in the
with the forms and
design guidelines]. The standard of compatibility can be
standard trademark design have been made to fit the
features of the significant
met through scale, materials, and forms which may be
buildings to the physical limitations of the site, but
historic buildings in the
embodied in architecture which is contemporary as well
not to reference local architecture. A simple on-line
area.
as traditional. The replication of important historic sites
search of construction in other localities (see the
in Albemarle County is not the objective of these
Green Ba , WI exam le, below confirms this.
Reduce the focus on glass
guidelines.
and increase the use of
masonry.
Clarify that the windows
in the service wing use
I
vision glass.
See recommendations
under "illumination"
VW dealership, Green Bay, WI
below.
A Mazda dealership in South Charlotte does
incorporate materials and architectural forms that
differ from the company standard. There, the "jewel
box" remains the primary feature, but it is offset by
brick surfaces on the other walls of the building.
The Virginia National Bank, McDonald's, BMW,
Texaco/Wendy's, and the River's Edge office
buildings, all located in the vicinity, all use brick — a
reference to historic architecture of the area.
Incorporating brick into the VW and Mazda designs
could result in greater compatibility with the local
architectural traditions.
Mazda dealership, South Charlotte, NC
The expanses of glass seen in the oversized glass
wall of the Mazda design and in the VW building do
not have historic precedent. Reduced focus on glass
and greater use of masonry would promote greater
compatibility with local historic architectural trends.
The second -story significantly increases visibility of
vehicle display.
The Mazda service wing extends out from the
showroom towards the Route 250 EC. It has a solid,
white metal upper wall over a dark EIFS lower wall
with a series of windows. The windows are
identified as "curtain system." Confirmation that the
windows provide views into the interior is needed.
The service drive exits through an overhead door on
this elevation. Topography reduces the visibility of
the overhead door for westbound travelers, but the
elevation has a clear service orientation and is
visible from the street.
11
The overall design of buildings should have human scale.
Although the metal and glass are broken down into
Revise the designs to
Scale should be integral to the building and site design.
panels, the primary features of both buildings are
emphasize human scale.
the large, blocky forms, the expansive glass walls,
and the metal panels as backgrounds for signage.
Human scale is not integral to these designs.
12
Architecture proposed within the Entrance Corridor
The two buildings appear unified in their use of
Revise the architectural
should use forms, shapes, scale, and materials to create a
similar materials and colors, but these are trademark
designs to establish
cohesive whole.
elements that have not been modified to meet the
greater coordination with
guidelines. The use of white as a primary finish
nearby buildings.
color is more an acknowledgment that white is still
the trending color for contemporary commercial
design, not a characteristic of local historic
architecture. The buildings will look very different
than those in the immediate vicinity.
13
Any appearance of "blankness" resulting from building
Blankness isn't really a characteristic of the
None
design should be relieved using design detail or
proposed building designs.
vegetation, or both.
14
Arcades, colonnades, or other architectural connecting
The buildings are not unified by architectural
Unify the buildings with
devices should be used to unify groups of buildings
connecting devices.
connecting devices.
within a development.
15
Trademark buildings and related features should be
The proposed buildings are clearly trademark
Revise the trademark
modified to meet the requirements of the Guidelines.
designs. Modifications have been made to fit the
designs to meet the EC
physical constraints of the site, but not to meet the
guidelines.
requirements of the design guidelines.
16
Window glass in the Entrance Corridors should not be
Glass curtain walls are proposed. Glass
Provides specs on the
highly tinted or highly reflective. Window glass in the
specifications have not been provided.
window glass. Provide
Entrance Corridors should meet the following criteria:
samples for review.
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 forfinal review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
Mechanical equipment and dumpsters are not shown
Provide locations of all
into the overall plan of development and shall, to the
on the plan.
accessory structures and
extent possible, be compatible with the building designs
equipment on the Initial
used on the site.
Service areas are proposed for both dealerships. The
Mazda service area is positioned on the Rt. 250 side
Site Plan. Show how
visibility will be
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting,
of the showroom, where it will be clearly visible.
eliminated.
these features will still have a negative visual impact on the
The service drop-off is centered on the north side of
Entrance Corridor street, screening should be provided to
the showroom.
Vehicles shall not be
eliminate visibility. a. Loading areas, b. Service areas, c.
elevated anywhere on
Refuse areas, d. Storage areas, e. Mechanical equipment,
The VW service area is on the east side of the
site.
f. Above -ground utilities, and g. Chain link fence, barbed
showroom, which reduces visual impacts on the
wire, razor wire, and similar security fencing devices.
street.
Vehicles for
sales/storage/display shall
19
Screening devices should be compatible with the design
of the buildings and surrounding natural vegetation and
Over the years, the ARB has developed a standard
be parked only in areas
may consist of. a. Walls, b. Plantings, and c. Fencing.
recommended condition of approval for vehicle
indicated for such parking
sales/storage/display lots that requires that vehicles
on the approved concept
not be elevated anywhere on site. This means that
plan.
vehicles cannot be displayed on ramps, turntables,
or on other similar equipment or by other similar
methods. This helps maintain an appropriate,
organized and orderly appearance on site, and would
be appropriate in this location.
21
The following note should be added to the site plan and the
The note appears on site plan sheet C3, but not on
Include the standard
architectural plan: "Visibility of all mechanical equipment
the architectural drawings.
mechanical equipment
from the Entrance Corridor shall be eliminated."
note on the architectural
drawings.
22-
Li2htin2
Lighting is not included in the concept plan. The
ARB has typically applied lighting conditions (and
Eliminate the
illumination trough from
24
Light levels exceeding 30 footcandles are not appropriate
for display lots in the Entrance Corridors. Lower light
landscaping requirements and parking layout
the design(s).
levels will apply to most other uses in the Entrance
limitations) to help ensure an appropriate
Corridors.
appearance for sales/storage/display lots in the EC.
Provide a complete
These include limiting overall pole light height to
lighting plan with the
20' and limiting overall illumination at the ground
next site plan submittal.
to 30 fc maximum.
Maximum height of pole
The VW architectural elevations specify an interior
lights (including bases
"illumination trough" that would outline the metal
and fixtures), shall not
panels with lighting. This effect will draw additional
exceed 20'. Maximum
attention to the building at nighttime, make the
light levels shall not
building more noticeable from further away,
exceed 30 footcandles in
increase light pollution, and promote the building
the display lot and 20
itself as signage. This is not an appropriate
footcandles in all other
appearance for the EC.
locations.
Landscaping
32
Landscaping along the frontage of Entrance Corridor
Existing utilities occupy much of the site. A wide
Include in the next ARB
streets should include the following:
overhead electric easement crossing near the
submittal a plan(s)
a. Large shade trees should be planted parallel to the
southwest corner of the site, a sanitary easement
identifying all utilities
Entrance Corridor Street. Such trees should be at least 3'/2
located partially within the electric easement but
and easements.
inches caliper (measured 6 inches above the ground) and
extending further along both corridors, and
should be of a plant species common to the area. Such
underground telephone and water lines along Rt.
Replace small and
trees should be located at least every 35 feet on center.
250 (not shown on the plans submitted for ARB
medium trees with large
b. Flowering ornamental trees of a species common to the
review but extending approximately 6' into the site
shade trees in areas
area should be interspersed among the trees required by the
along the Rt. 250 frontage and at the corner of the
without utility/easement
preceding paragraph. The ornamental trees need not
intersection) severely limit landscaping. An
conflicts.
alternate one for one with the large shade trees. They may
unnamed easement that does not allow for tree
be planted among the large shade trees in a less regular
planting is located north of the Mazda service drop-
Increase perimeter
spacing pattern.
off. The plan shows a staggered row of shrubs along
planting depth to 10'.
c. In situations where appropriate, a three or four board
parking spaces that front the street. Small
fence or low stone wall, typical of the area, should align
ornamental trees are proposed along a portion of the
Locate all planting within
the frontage of the Entrance Corridor street.
Route 20 frontage, spaced 30-35' apart. Where
the boundaries of the
d. An area of sufficient width to accommodate the
utilities exist along the frontage, small ornamentals
parcel.
foregoing lantin s and fencing should be reserved
are also proposed in long, 2'-wide strips. These are
parallel to the Entrance Corridor street, and exclusive of
noted as pervious pavers or grates for infiltration,
Eliminate parking spaces
road right-of-way and utility easements.
and the trees are to have trunk protection. In some
in excess of requirements
cases, these trees are placed between double -stacked
and increase planting area
display spaces. In others, the trees are located at the
for interior and perimeter
interior end of the parking space. It is not clear that
parking lot trees.
this method of planting will support healthy trees.
Planting area along the frontage is as narrow as 2' of
Planting islands shall
on -site depth in some places. Some shrubs are
have a minimum width of
shown planted outside the property line.
5' (not counting curbing).
12 large shade trees are proposed; 11 of them are
Vehicles for display shall
located at the north end of the property. It appears
be parked in striped
that the small and medium trees located along Rt. 20
parking spaces.
outside of easements could be switched to large
trees, as could those at the corner of the intersection.
In addition to the display parking spaces, 92 spaces
are proposed for customers, employees, etc. Only 62
spaces are required. Reducing parking to only that
which is required would allow additional planting
area for trees to mitigate visual impacts.
The nature of stored and displayed cars is somewhat
different than customer and employee cars parked in
a parking lot. The customer and employee cars
come and go. The stored and displayed vehicles
remain parked and they are often parked closer
together. To help control this type of parking, the
ARB has typically required that display spaces be
striped like standard parking spaces. This allows a
distribution and orientation of parked cars that is
more like standard parking lots and it helps ensure a
consistent appearance over time.
33
Landscaping along interior roads:
There are no interior roads.
None.
a. Large trees should be planted parallel to all interior
roads. Such trees should be at least 2%2 inches caliper
(measured six inches above the ground) and should be of
a plant species common to the area. Such trees should be
10
located at least every 40 feet on center.
34
Landscaping along interior pedestrian ways:
Sidewalks are present along both corridors. Street
Add trees along the west
a. Medium trees should be planted parallel to all interior
trees are provided as described above. Sidewalks are
sides of the VW and
pedestrian ways. Such trees should be at least 2'/2 inches
proposed around both buildings. Three trees are
Mazda buildings.
caliper (measured six inches above the ground) and
proposed on the south side of the VW building. A
should be of a species common to the area. Such trees
row of 5 small and 1 medium trees is proposed on
should be located at least every 25 feet on center.
the south side of the Mazda building. This leaves the
long, west elevation of the Mazda building, and the
36
Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along the
north and west sides of the VW building, without
front of long buildings as necessary to soften the
trees. Some of the sidewalk area along the Mazda
appearance of exterior walls. The spacing, size, and type
building falls within the electric easement.
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.
35
Landscaping of parking areas:
Trees are not provided along the parking spaces
Provide planting area and
a. Large trees should align the perimeter of parking areas,
located adjacent to the retaining walls at the north
large shade trees, 40' on
located 40 feet on center. Trees should be planted in the
end of the site. One retaining wall crosses the
center, 2%2" caliper at
interior of parking areas at the rate of one tree for every
property line and abuts the parking spaces.
planting, along the
10 parking spaces provided and should be evenly
northeastern parking row.
distributed throughout the interior of the parking area.
b. Trees required by the preceding paragraph should
Revise the plan to
measure 2'/2 inches caliper (measured six inches above
identify all parking
the ground); should be evenly spaced; and should be of a
spaces as display,
species common to the area. Such trees should be planted
customer, employee,
in planters or medians sufficiently large to maintain the
vehicles awaiting repair,
health of the tree and shall be protected by curbing.
etc.
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.
37
Plant species: a. Plant species required should be as
Plant species are not identified on the concept plan.
Provide a complete plant
approved by the Staff based upon but not limited to the
list on the Initial Site
Generic Landscape Plan Recommended Species List and
Plan.
Native Plants or Virginia Landscapes (Appendix D).
38
Plant health: The following note should be added to the
The note will be needed on the site plan.
Include the standard plant
landscapeplan: "All site plantings of trees and shrubs
health note on the Initial
11
shall be allowed to reach, and be maintained at, mature
Site Plan.
height; the topping of trees is prohibited. Shrubs and
trees shall be pruned minimally and only to support the
overall health of theplant."
Development paftern
39
The relationship of buildings and other structures to the
The site of this proposed development is at the
With the limitations set
Entrance Corridor street and to other development within
corner of one of the most prominent intersections in
by existing utilities and
the corridor should be as follows:
the County. The Mazda building is oriented parallel
easements, appropriate
a. An organized pattern of roads, service lanes, bike
to Route 250, with its primary entrance fronting
landscaping and
paths, and pedestrian walks should guide the layout of
Route 20. The service area is on the Route 250 side
architectural design will
the site.
of the showroom, with a service drive aisle east of
have to compensate for
b. In general, buildings fronting the Entrance Corridor
the buildings.
the negative impacts of
street should be parallel to the street. Building groupings
the "sea of parking". See
should be arranged to parallel the Entrance Corridor
The VW building is oriented parallel to Route 20
recommendations under
street.
with its primary entrance facing Route 20. A single
architecture and
c. Provisions should be made for connections to adjacent
vehicular entrance is provided into the site from
landscaping.
pedestrian and vehicular circulation systems.
Route 20. The service area is east of the showroom.
d. Open spaces should be tied into surrounding areas to
Label all parking spaces,
provide continuity within the Entrance Corridor.
86 vehicle display spaces are proposed along the
including vehicles
e. If significant natural features exist on the site
Route 20 and Route 250 frontages. This includes
awaiting repair. Note that
(including creek valleys, steep slopes, significant trees or
double -stacked spaces along Route 250 and at the
a Special Exception of
rock outcroppings), to the extent practical, then such
corner of the intersection.
Section 5.1.31 of the
natural features should be reflected in the site layout. If
Zoning Ordinance can be
the provisions of Section 32.5.2.n of the Albemarle
Zoning Ordinance Section 5.1.31 requires that
requested (with the
County Zoning Ordinance apply, then improvements
vehicles awaiting repair be located to eliminate
special use permit
required by that section should be located so as to
visibility from any public street or residential
application).
maximize the use of existing features in screening such
property. It does not appear that such an area is
improvements from Entrance Corridor streets.
available on this site. A Special Exception may be
f. The placement of structures on the site should respect
requested.
existing views and vistas on and around the site.
With existing utilities and easements, the Mazda
building cannot practically be located closer to the
street. Although the VW building could be stretched
more linearly along Rt. 20, the proposed location
allows for more efficient entrance and service
access for both dealerships. The result is a site plan
that presents a "sea of parking" to the corridors.
Site Grading
12
40
Site grading should maintain the basic relationship of the
The parcels have already been developed. Grading
Limit retaining wall
site to surrounding conditions by limiting the use of
is not detailed on the concept plans. However,
height to 6'. Plant the
retaining walls and by shaping the terrain through the use
retaining walls are shown along the east side of the
terraced retaining walls.
of smooth, rounded land forms that blend with the existing
site. Some of these walls are over 6' tall and are not
terrain. Steep cut or fill sections are generally unacceptable.
stepped.
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.
41
No grading, trenching, or tunneling should occur within the
No existing trees are shown to remain.
None.
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.
20
Surface runoff structures and detention ponds should be
Stormwater is not addressed in the conceptual plan.
None at this time.
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.
44
Natural drainage patterns (or to the extent required, new
drainage patterns) should be incorporated into the
finished site to the extent possible.
13
Staff recommends the following as the primary points of discussion:
1. The architectural design of the buildings: the amount of glass and metal, the appropriateness of the architectural forms
2. The lack of compatibility of the proposed designs with the historic architecture of the area.
3. The appropriateness of the proposed sales/storage/display use given the utility/landscape conflicts and the resulting "sea of parking"
4. The landscape proposal; is the method of landscaping appropriate; does the proposed quantity of landscaping sufficiently mitigate the parking?
Regarding the request for the Special Use Permit:
This is a request for a Special Use Permit for outdoor sales/storage/display of vehicles in the Entrance Corridor Overlay District. Display spaces are
proposed along approximately 900' of EC street frontage, with some of those spaces double -stacked. Landscaping is a standard requirement for
offsetting the negative impacts of parking areas. The ability to landscape at the proposed site is exceedingly compromised by existing utilities and
easements. Proposed tree size and planting area do not meet standard requirements. In addition to the parking and landscaping issues, the proposed
building designs are problematic. The proposed buildings are trademark designs adapted to the physical constraints of the site, but not adapted to the
requirements of the EC design guidelines. The building designs have no connection to the historic architecture of the area.
Due to these issues, staff cannot recommend approval of the proposal at this time. The formal SP application has not been submitted yet, so there is time
for another round of ARB review before Planning Commission review. Staff recommends that the applicant submit a revised proposal for ARB review,
with the goal of moving forward to the Planning Commission with a positive recommendation from the ARB.
Staff offers the following comments on the request for the special use permit, the site plan, and the architectural design:
1. Revise forms, proportions, scale and materials to achieve a greater balance of contemporary design with historic compatibility.
2. Revise the architectural designs to use forms, features, materials and colors that are compatible with the forms and features of the significant
historic buildings in the area.
3. Reduce the focus on glass and increase the use of masonry.
4. Clarify that the windows in the service wing use vision glass.
5. Revise the design to emphasize human scale.
6. Revise the architectural designs to establish greater coordination with nearby buildings.
7. Unify the buildings with connecting devices.
8. Revise the trademark designs to meet the EC guidelines.
9. Provides specs on the window glass. Provide samples for review.
10. Provide locations of all accessory structures and equipment on the Initial Site Plan. Show how visibility will be eliminated.
11. Vehicles shall not be elevated anywhere on site.
12. Vehicles for sales/storage/display shall be parked only in areas indicated for such parking on the approved concept plan.
13. Include the standard mechanical equipment note on the architectural drawings: Visibility of all mechanical equipment from the Entrance
Corridor shall be eliminated.
14. Eliminate the illumination trough from the design(s).
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15. Provide a complete lighting plan with the next site plan submittal.
16. Maximum height of pole lights (including bases and fixtures), shall not exceed 20'. Maximum light levels shall not exceed 30 footcandles in the
display lot and 20 footcandles in all other locations.
17. Include in the next ARB submittal a plan(s) identifying all utilities and easements.
18. Replace small and medium trees with large shade trees in areas without utility/easement conflicts.
19. Increase perimeter planting depth to 10'.
20. Locate all planting within the boundaries of the parcel.
21. Eliminate parking spaces in excess of requirements and increase planting area for interior and perimeter parking lot trees.
22. Planting islands shall have a minimum width of 5' (not counting curbing).
23. Vehicles for display shall be parked in striped parking spaces.
24. Add trees along the west sides of the VW and Mazda buildings.
25. Provide planting area and large shade trees, 40' on center, 2%2" caliper at planting, along the northeastern parking row.
26. Revise the plan to identify all parking spaces as display, customer, employee, vehicles awaiting repair, etc.
27. Provide a complete plant list on the Initial Site Plan.
28. Include the standard plant health note on the Initial Site 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.
29. Label all parking spaces, including vehicles awaiting repair. Note that a Special Exception of Section 5.1.31 of the Zoning Ordinance can be
requested (with the special use permit application).
30. Limit retaining wall height to 6'. Plant the terraced retaining walls.
Should the applicant prefer an action from the ARB at the May 20 meeting, staff recommends that the ARB forward the following
recommendation to the Planning Commission:
It is not clear at this time that an appropriate appearance for the EC can be achieved with the proposed concept plan due to the utility and planting
conflicts along the EC frontage and the quantity/character of planting proposed. Consequently, the ARB cannot support the request for the special
use permit at this time.
Should the ARB choose to recommend approval of the request for the outdoor sales/storage/display use, staff recommends the following
conditions of approval.
1. Vehicles for sales/storage/display shall be parked only in areas indicated for sales/storage/display on the concept plan.
2. Vehicles for sales/storage/display shall be parked only in striped parking spaces.
3. Vehicles shall not be elevated anywhere on site.
4. Final site plan approval is subject to ARB approval of the lighting plan (submitted with the site plan). Maximum height of pole lights (including
bases and fixtures), shall not exceed 20'. Maximum light levels shall not exceed 30 footcandles in the display lot and 20 footcandles in all other
locations.
5. Final site plan approval is subject to ARB approval of the landscape plan (submitted with the site plan). Landscaping shown on the plan may be
required to be in excess of the minimum requirements of the ARB guidelines and/or the Zoning Ordinance to mitigate visual impacts of the
proposed use.
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F.110 KTIN:1UT I DO 1I:1
This report is based on site plan sheets C3 Site Plan and C6 Landscape Plan dated 4-15-2019, and an architectural package including:
• Project narrative
• Photos of existing site
• Site diagrams
• Existing site plan
• Proposed site plan
• View looking north from Rt. 250
• View looking northeast from Rt. 250 intersection (2)
• Perspective looking northeast on Rt. 20
• Perspective — vehicular entry from Rt. 20
• View looking eats at VW front fagade from Rt. 20
• Perspective looking southeast on Rt. 20
• Perspective looking southeast on Rt. 20
• Building plans and site circulation
• VW front, north, south elevations
• Mazda south and north elevations, front elevation
• Elements of Entry Corridor Guidelines
• Existing trademark buildings
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