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HomeMy WebLinkAboutARB201900060 Staff Report 2019-06-24F.11 I&N_I V N X61 to__. / _tll 1 Project #/Name ARB-2019-60: Aqua Express Car Wash Preliminary Site Plan Review Type Preliminary review of a Site Development Plan and an architectural design Parcel Identification 045B 10500004000 Location 2275 Seminole Lane Zoned Highway Commercial (HC)/Entrance Corridor (EC) Owner/Applicant 2275 Seminole Lane LLC/Design Develop (Kevin Schafer) Magisterial District Rio Proposal To renovate an existing building to accommodate a car wash, to install related equipment, and to complete associated site improvements. Context The site fronts Seminole Lane, which parallels the Rt. 29 Entrance Corridor. Commercial uses exist to the north, south and west. The Carrsbrook residential development is located to the east, elevated significantly above the subject parcel. (See Illustration #1.) Visibility The building and site are readily visible from the Entrance Corridor. ARB Meeting Date July 1, 2019 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION/REVIEW TYPE RESULT 11/20/2017 ARB02017-111: Charlottesville The ARB approved the proposal pending staff administrative approval of Orthopaedic Center Final Site 19 conditions. Develo ment Plan 6/14/2007 ARB-20107-63: Floors Are Us Sin Wall sign approved. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Purpose; Compatibility with significant historic sites; Structure design 1 The goal of the regulation of the design of development within The proposed design does not have an obvious Provide samples of the the designated Entrance Corridors is to insure that new relationship to the historic architecture of the proposed paint colors. development within the corridors reflects the traditional area. However, it modifies a building that architecture of the area. Therefore, it is the purpose of ARB predates the establishment of the Entrance Include material and review and of these Guidelines, that proposed development Corridors (Illustration #2) and makes it color information on the within the designated Entrance Corridors reflect elements of somewhat more consistent with traditional architectural elevations design characteristic of the significant historical landmarks, building concepts. Symmetry is maintained, sheets (A2.1 and A2.2). buildings, and structures of the Charlottesville and Albemarle the entrance is emphasized, and human scale is area, and to promote orderly and attractive development improved. Also, the building bays, the entrance Indicate on the drawings within these corridors. Applicants should note that replication surround, the window divisions, and the trellis the color of the shorter of historic structures is neither required nor desired. help to break down the building to a human scale, establish hierarchy, and suggest a series entrance surround and the overhead doors. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of of related pavilions. buildings, land, and vegetation. In order to accomplish the integration of buildings, land, and vegetation characteristic of Existing building materials that would be these sites, the Guidelines require attention to four primary retained include CMU and EIFS. New stucco factors: compatibility with significant historic sites in the area; and new brushed aluminum storefront to match the character of the Entrance Corridor; site development and existing are proposed. A wood trellis (stained layout; and landscaping. dark) supported by wood columns with square PVC column wraps would be added across the 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically front of the building. Proposed paint colors are significant buildings in the Charlottesville and Albemarle area. Benjamin Moore "Cinder" and "Chantilly Photographs of historic buildings in the area, as well as Lace" for the building walls and "Trout Gray" drawings of architectural features, which provide important for the trellis columns. The color renderings examples of this tradition are contained in Appendix A. suggest that the colors will be appropriate, but samples have not been provided. 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 The "ARB Preliminary Submission" package design solution for new development. Replication of the specifies most of the building materials and design of the important historic sites in the area is neither colors, but this information is incomplete on intended nor desired. The Guideline's standard of the architectural elevation sheets (A2.1 and compatibility can be met through building scale, materials, A2.2). The shorter entrance surround is and forms which may be embodied in architecture which is illustrated in an unspecified color. Existing contemporary as well as traditional. The Guidelines allow overhead doors on the side elevations are to individuality in design to accommodate varying tastes as well remain. They are to be painted, but the color asspecial functional requirements. has not been specified. 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. 5 It is also an important objective of the Guidelines to establish The proposed design recalls the Acme Stove None. a pattern of compatible architectural characteristics throughout building located a short distance to the south, the Entrance Corridor in order to achieve unity and coherence. where a trellis is also used and a similar color Building designs should demonstrate sensitivity to other palette is found. 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. 10 Buildings should relate to their site and the surrounding context of buildings. 11 The overall design of buildings should have human scale. The proposed design appears to have a more None. Scale should be integral to the building and site design. comfortable scale than the existing building. The addition of a central frame element, upper level windows, and a trellis across the front eliminates the top-heavy stucco wall of the existing building. 12 Architecture proposed within the Entrance Corridor should use A trellis is proposed across the front of the See #17-19. forms, shapes, scale, and materials to create a cohesive whole. building, extending just beyond the building for a single bay. It is possible that the trellis 14 Arcades, colonnades, or other architectural connecting devices should be used to unify groups of buildings within a form could be modified and repeated to act as development. the framework and screening for the vacuum stations, while unifying the development. 13 Any appearance of "blankness" resulting from building design Although the side elevations of the building None. should be relieved using design detail or vegetation, or both. retain a degree of blankness, the overall amount of blankness in the existing building would be reduced with this proposal. 15 Trademark buildings and related features should be modified The building renovation does not have the See #17-19. to meet the requirements of the Guidelines. appearance of a trademark design, but the proposed vacuum and pay station equipment is likely standard for the company. 16 Window glass in the Entrance Corridors should not be highly The applicant has indicated that the glass Provide specifications on tinted or highly reflective. Window glass in the Entrance criteria will be met, but specs on a specific the proposed window Corridors should meet the following criteria: Visible light glass have not been provided. glass and a sample for transmittance (VLT) shall not drop below 4001o. Visible light review. 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 into Equipment is a significant part of this proposal. Provide screening for the the overall plan of development and shall, to the extent On the north side of the building, along two vacuum stations. possible, be compatible with the building designs used on the rows of parking, a total of 15 overhead vacuum Consider adapting the site. stations are proposed, one at each parking space. The system includes a support frame trellis design for this purpose. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these and multiple booms, arms and hoses. The color features will still have a negative visual impact on the Entrance renderings illustrate this equipment in grey and Provide a dumpster Corridor street, screening should be provided to eliminate white; color specs and samples are required. screen detail in the site visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. plan. Storage areas, e. Mechanical equipment, The applicant's narrative suggests that the f. Above -ground utilities, and g. Chain link fence, barbed vacuum "boom" structure relates to the Provide samples of the wire, razor wire, and similar security fencing devices. building trellis. The relationship is not a close one, but a version of the trellis form could act colors proposed for the vacuum equipment. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist as the vacuum framework and as better of: a. Walls, b. Plantings, and c. Fencing. screening for the vacuum stations, while Eliminate the under - unifying the development. Detail drawings of mounted LED lights from the vacuum stations, including sizes, colors, the vacuum equipment. materials, illumination, and related accessories, are required to fully assess the visual impacts. Provide details in the plan Although landscaping is proposed to be added for all pay station and to the site, the proposed plants will not vacuum station -related completely screen the equipment from view. elements (trash cans, Additional screening elements are needed. lighting, pay stations, etc.) Many examples of similar vacuum equipment viewed on line (Illustration #3) use bright Provide preliminary colors and illumination to emphasize the information on vacuum equipment. The applicant's narrative states that and pay station -related the vacuum booms will have under -mounted signage for review. LED downlights. This illumination will draw additional attention to equipment that is not supposed to be visible from the EC street, so it is not appropriate. On-line examples also suggest that there are typical additional elements associated with the vacuum stations, such as trash cans, pay stations, and signage. The applicant's narrative notes that the nearby Speedway gas station has "highly visible" vacuum stations. The notation is made presumably to suggest that this is a precedent in support of the applicant's request. However, the quantity, size and appearance of the Speedway equipment are significantly reduced compared to the current proposal. (See Illustration #4.) The current proposal has significantly greater visual impacts. A dumpster is located at the east end of the paved area, north of the building. It will have some visibility from the EC. The color renderings suggest that its appearance will be coordinated with that of the building, but a detail is not provided in the plan. 21 The following note should be added to the site plan and the The note appears on the plan, but the vacuum architectural plan: "Visibility of all mechanical equipment equipment will be visible from the street. Two from the Entrance Corridor shall be eliminated." a/c units are located behind the building. Li htin General Guidelines 22 Light should be contained on the site and not spill over onto Spillover does not exceed .5 footcandles. None. adjacent properties or streets; 23 Light should be shielded, recessed or flush -mounted to The proposed light fixtures are full cutoff None. eliminate glare. All fixtures with lamps emitting 3000 lumens fixture. or more must be full cutoff fixtures. 24 Light levels exceeding 30 footcandles are not appropriate for The maximum light level is 8.3 footcandles. None. display lots in the Entrance Corridors. Lower light levels will apply to most other uses in the Entrance Corridors. 25 Light should have the appearance of white light with a warm The proposed LED lamps have a color None. soft glow; however, a consistent appearance throughout a site temperature of 4000K. 4000k is typically or development is required. Consequently, if existing lamps considered to be a neutral white. that emit non -white light are to remain, new lamps may be required to match them. 26 Dark brown, dark bronze, or black are appropriate colors for The applicant's narrative states that the color Specify the color of the free-standing pole mounted light fixtures in the Entrance of the poles and fixtures is black, but this poles and fixtures on the Corridors. information does not appear on the lighting lighting plan. plan. 27 The height and scale of freestanding, pole -mounted light The pole fixtures are specified with a mounting None. fixtures should be compatible with the height and scale of the height of 20'. 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. 28 In determining the appropriateness of lighting fixtures for the Information has not been provided on building- Provide in the lighting Entrance Corridors, the individual context of the site will be mounted lights and lighting associated with the plan complete taken into consideration on a case by case basis. vacuum and pay stations. information on building - mounted lights and lighting associated with the vacuum and pay stations. 29 The following note should be included on the lighting plan: The note appears on the plan. None. "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." 30-31 Guidelines or the Use o Decorative Landscape Lighting No decorative landscape lighting is proposed. None. Landscaping 7 The requirements of the Guidelines regarding landscaping are Lawns with shade trees are not consistent with None. intended to reflect the landscaping characteristic of many of the commercial character of this site. Shade the area's significant historic sites which is characterized by trees at the perimeter and interior of the site, large shade trees and lawns. Landscaping should promote and screened equipment, will help integrate visual order within the Entrance Corridor and help to integrate this development into the corridor. buildings into the existing environment of the corridor. 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such common elements allow for more flexibility in the design of structures because common landscape features will help to harmonize the appearance of development as seen from the street upon which the Corridor is centered. 32 Landscaping along the frontage of Entrance Corridor streets The frontage of this site includes three existing None. should include the following: maple trees. New 31/2" caliper maples are a. Large shade trees should be planted parallel to the Entrance proposed along the frontage, to achieve Corridor Street. Such trees should be at least 3'/Z inches caliper spacing of approximately 35' across the site. (measured 6 inches above the ground) and should be of a plant Ornamentals are interspersed between the species common to the area. Such trees should be located at maples. least every 35 feet on center. b. Flowering ornamental trees of a species common to the area should be interspersed among the trees required by the preceding paragraph. The ornamental trees need not alternate one for one with the large shade trees. They may be planted among the large shade trees in a less regular spacing pattern. c. In situations where appropriate, a three or four board fence or low stone wall, typical of the area, should align the frontage of the Entrance Corridor street. d. An area of sufficient width to accommodate the foregoing plantings and fencing should be reserved parallel to the Entrance Corridor street, and exclusive of road right-of-way and utility easements. 33 Landscaping along interior roads: There are no interior roads at this site. None. a. Large trees should be planted parallel to all interior roads. Such trees should be at least 2'h inches caliper (measured six inches above theground) and should be of a plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: Sidewalk is provided along the front and north None. a. Medium trees should be planted parallel to all interior side of the building, but no planting area is pedestrian ways. Such trees should be at least 2'/2 inches provided. A trellis covers the front sidewalk. 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. 35 Landscaping of parking areas: Large trees, 2'/2" caliper at planting, are Correct the label of the a. Large trees should align the perimeter of parking areas, provided at 40' spacing along the north and group of 7 IT shrubs on located 40 feet on center. Trees should be planted in the south sides of the site. the north side of the site interior of parking areas at the rate of one tree for every 10 to read IV. parking spaces provided and should be evenly distributed Two interior parking lot trees are provided at throughout the interior of the parking area. 21/2 ' caliper. This is sufficient for the 14 b. Trees required by the preceding paragraph should measure parking spaces that are provided. 2'/2 inches caliper (measured six inches above the ground); should be evenly spaced; and should be of a species common Shrubs are provided along the north and south to the area. Such trees should be planted in planters or perimeters of the site. They are specified at 30" medians sufficiently large to maintain the health of the tree high at planting. One group of 7 IT shrubs on and shall be protected by curbing. the north side of the site is mislabeled as IV. 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. 36 Landscaping of buildings and other structures: No landscaping is proposed at the building. None. a. Trees or other vegetation should be planted along the front Trees at the front would interfere with the of long buildings as necessary to soften the appearance of proposed trellis. 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. 37 Plant species: a. Plant species required should be as approved The plants are found in the specified lists. None. by the Staff based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants or Virginia Landscapes (Appendix D . 38 Plant health: The following note should be added to the The note does not appear on the plan. Add the standard plant landscape plan: "All site plantings of trees and shrubs shall be health note to the plan. allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." Development pattern 6 Site development should be sensitive to the existing natural This site has already been developed. County Convert the area of landscape and should contribute to the creation of an real estate records indicate that the building pavement striping located organized development plan. This may be accomplished, to was built in 1990 for Automart. The proposal north of the pay stations the extent practical, by preserving the trees and rolling terrain would renovate the existing building and retain to a landscape island. typical of the area; planting new trees along streets and the paved areas that surround the building. The pedestrian ways and choosing species that reflect native forest proposal does include new trees, but no elements; insuring that any grading will blend into the grading. Building mass will not change. surrounding topography thereby creating a continuous landscape; preserving, to the extent practical, existing Vehicular travel through the site appears to be significant river and stream valleys which may be located on generally organized, with vehicles passing the site and integrating these features into the design of through the pay stations at the south end of the surrounding development; and limiting the building mass and site, through the car wash tunnel at the rear of height to a scale that does not overpower the natural settings the building, then through the travelway that is of the site, or the Entrance Corridor. flanked by vacuum stations on the north side of the site. Pavement striping just north of the pay 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the stations establish the southern limits of the corridor should be as follows: "queue egress lane" travelway. Converting this a. An organized pattern of roads, service lanes, bike paths, and area to a planting island could help offset some pedestrian walks should guide the layout of the site. of the negative visual impacts of the proposal. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings should be With the proposed development, the building arranged to parallel the Entrance Corridor street. will maintain its parallel orientation to the EC c. Provisions should be made for connections to adjacent street. pedestrian and vehicular circulation systems. d. Open spaces should be tied into surrounding areas to Seminole Lane has no sidewalks and none are provide continuity within the Entrance Corridor. proposed with this development. Vehicles enter e. If significant natural features exist on the site (including the site from Seminole Lane. creek valleys, steep slopes, significant trees or rock outcroppings), to the extent practical, then such natural Grass covered steep slopes exist behind (east features should be reflected in the site layout. If the provisions of) the building and are to remain. of Section 32.5.2.n of the Albemarle County Zoning Ordinance apply, then improvements required by that section No existing views are expected to be impacted should be located so as to maximize the use of existing by this development. features in screening such improvements from Entrance Corridor streets. f. The placement of structures on the site should respect existing views and vistas on and around the site. Site Grading 40 Site grading should maintain the basic relationship of the site to The site has already been developed. No None. surrounding conditions by limiting the use of retaining walls and grading is proposed. 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. 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. 20 Surface runoff structures and detention ponds should be No new stormwater facilities are proposed. None. designed to fit into the natural topography to avoid the need for Water reclamation tanks are proposed to be screening. When visible from the Entrance Corridor street, these buried near the northeast corner of the features must be fully integrated into the landscape. They building. 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. 10 Mid 01MOMKII a RORIOUIU1B112117•MI[1 al Staff recommends the following as the primary points of discussion: 1. The design of the building renovation 2. The vacuum and pay station equipment: visibility, character, appropriate treatment 3. Proposed landscaping Staff recommends the following changes to the plan: 1. Provide samples of the proposed paint colors. 2. Include material and color information on the architectural elevations sheets (A2.1 and A2.2). 3. Indicate on the drawings the color of the shorter entrance surround and the overhead doors. 4. Provide specifications on the proposed window glass and a sample for review. 5. Provide screening for the vacuum stations. Consider adapting the trellis design for this purpose. 6. Provide a dumpster screen detail in the site plan. 7. Provide samples of the colors proposed for the vacuum equipment. 8. Eliminate the under -mounted LED lights from the vacuum equipment. 9. Provide details in the plan for all pay station and vacuum station -related elements (trash cans, lighting, pay stations, etc.) 10. Provide preliminary information on vacuum and pay station -related signage for review. 11. Specify the color of the poles and fixtures on the lighting plan. 12. Provide in the lighting plan complete information on building -mounted lights and lighting associated with the vacuum and pay stations. 13. Correct the label of the group of 7 IT shrubs on the north side of the site to read IV. 14. Add the standard plant health note to the plan. "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." 15. Convert the area of pavement striping located north of the pay stations to a landscape island. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawin Date Site Plan Amendment Drawings L 1.00 Cover Sheet May 20, 2019 L 1.01 I Existing Conditions May 20, 2019 L 1.02 Site Plan May 20, 2019 L1.03 Landscape Plan May 20, 2019 L1.04 Site Details May 20, 2019 L 1.05 Lighting Plan May 20, 2019 L 1.06 Lighting Details May 20, 2019 Architectural Plans A1.1 First Floor Plan May 20, 2019 A1.2 Second Floor Plan May 20, 2019 A2.1 Elevations May 20, 2019 A2.2 Elevations May 20, 2019 Architectural ARB Preliminary Submission 1-29 Description, vicinity map, context photos, adjacent successful interventions, existing site conditions, prosed project site plan, precedent projects, proposed elevations and section, existing conditions, proposed changing approaches, exterior perspectives, rosed project landscape plan, plantings, proposed exterior finishes May 20, 2019 12 2335 45B 1 -06-1 B eel. 2331 / .2327 'e 960-B 2325 2295iFr . 960-A 45 - 6' 8D'- 3511 960 \U� ti 2275 3509 45 B -1 -C, 5 - OB -5 A. 35 3510 -Q 3!508 45BI-03-0 22A..2245 3505 k, eF� 0 n \A�' ' 35 03 -," 30 CY v :3504 216�z 3500 ,iti 3 5 45BI-03-OB-20 3413. Illustration 1: Project location - Cp 2M, A d, 13 Illustration 3: Assorted car wash vaccum stations (images obtained from internet searches 6/2019) 15