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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). 14 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. 15 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 16