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HomeMy WebLinkAboutARB201900070 Staff Report 2019-06-24ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2018-138: Northside Materials Recovery Facility Site Plan Review Type Final Site Development Plan Parcel Identification 032000000022C3, 03200000007000, 03200000007100 & 03200000007200 Location North of Northside Drive, west of Rt. 29, south of the Cedar Hill Mobile Home Park Zoned Heavy Industry (HI), Entrance Corridor (EC) Owner/Applicant Larry B. or Barbara A. Hall/Shimp Engineering (Justin Shimp) Magisterial District Rio Proposal To establish a materials recovery facility with stockpiles of reclaimed materials and recycled products, a material crusher, and a screen plant. Context A mobile home park is located to the north. Hall's Auto Body is to the west. Businesses zoned HI are located between the subject property and the EC. Visibility There may be some limited views of the stockpiles available from the Entrance Corridor. ARB Meeting Date July 1, 2019 Staff Contact Margaret Maliszewski PROJECT HISTORY On May 1, 2019 the Board of Supervisors approved Special Exceptions to modify/waive various requirements of the Zoning Ordinance on this property. This approval is subject to conditions, including ARB approval of supplemental landscaping. (See Attachment A.) The ARB reviewed the Initial Site Plan for this proposal on November 13, 2018. The applicant asked for deferral on that date, and the ARB accepted the request. The ARB reviewed the proposal again on December 3, 2018, recommended approval of the initial site plan, and provided comments for the final site plan and waivers. The action letter from that meeting is included as Attachment B to this report; the ARB's comments are included in the Analysis section of this report. On March 11, 2019 staff provided additional comments to the applicant based on a revised plan dated 3/11/2019. Those comments are included as Attachment C to this report and are also included in the Analysis. CHANGES SINCE THE DECEMBER 3, 2018 REVIEW • Parcel 32-73 has been included in the application to provide additional wooded area for screening. • The drainage easement along Northside Drive is proposed to be abandoned to allow additional existing trees to be considered as screening. • A previously approved stormwater facility is proposed to be enlarged and is now shown on the plan. Six new trees are shown in a nearby gap in the wooded area. A note states, "Fill buffer with new trees as needed." • Concrete block tree protection has been added. • A 20' stone construction and emergency travelway is shown around the large reclaimed material stockpile. Northside Material Recovery Facility: Yellow highlights subject parcels. Red hatching shows the Entrance Corridor Overlay. Bold red line is aaproximate limit of Entrance Corridor Overlay on parcel 32-72. 2 F.Mr:1 W&I KI REF GUIDELINE 12/3/2018 CURRENT ISSUE RECOMMENDATION RECOMMENDATION and 3/11/2019 COMMENTS 3-5, Structure design None. No structures are proposed. None. 9-16 Accessory structures and equipment 1 The goal of the regulation of the design of development within the Landscape screening is A fence is provided at the northeast corner of the site to Shift the expansion of the designated Entrance Corridors is to insure that new development recommended instead of a provide screening for the adjacent residential area. This stormwater facility so that within the corridors reflects the traditional architecture of the area. fence or wall. Screening fence is not expected to be visible from the EC. it requires no tree Therefore, it is the purpose of ARB review and of these Guidelines, should include the off -site removal. that proposed development within the designated Entrance Corridors wooded area on TMP 32-73. Parcel 32-73 has been included in the application. It reflect elements of design characteristic of the significant historical includes wooded area to remain. Identify on the plan the landmarks, buildings, and structures of the Charlottesville and Maximum stockpile heights species and planting size Albemarle area, and to promote orderly and attractive development as listed on revised plans are Stockpile heights have not changed since the previous of the trees to be added to within these corridors. Applicants should note that replication of acceptable. ARB review. the tree buffer. Fast - historic structures is neither required nor desired. A condition of approval Conditions of approval of the Special Exception require growing evergreens would be appropriate. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, should address the timing of that the site comply with the approved final site plan land, and vegetation. In order to accomplish the integration of conversion from the existing within 120 days of final site plan approval. Consider adding buildings, land, and vegetation characteristic of these sites, the large stockpile to the smaller screening trees at the Guidelines require attention to four primary factors: compatibility 24'-tall and 28'-tall The Special Exception request to allow work outside of outer perimeter of the with significant historic sites in the area; the character of the Entrance stockpiles. an enclosed building was approved by the BOS. No new Corridor; site development and layout; and landscaping. If the requirement that all building is proposed. construction/emergency travelway to ensure no 17 Accessory structures and equipment should be integrated into the overall plan of development and shall, to the extent possible, be manufacturing, The applicant proposes to abandon the drainage stockpile views will be compatible with the building designs used on the site. compounding, assembling, processing, packaging, or easement. available from the EC. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will other industrial business The current plan includes an expanded stormwater still have a negative visual impact on the Entrance Corridor street, activity be conducted within facility. The expansion reduces the amount of existing screening should be provided to eliminate visibility. a. Loading areas, a completely enclosed wooded area to remain. Individual trees are not identified b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical building is maintained, in the wooded area, so it is unclear to what extent this equipment, locate the building outside of will impact visibility of the stockpiles. Expanding the f. Above -ground utilities, and g. Chain link fence, barbed wire, razor the EC overlay. facility in the opposite direction, away from the wooded wire, and similar security fencing devices. Show the drainage easement area, would provide better screening. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of. a. on Sheet C5. Six new trees are proposed to be added in a gap in the Walls, b. Plantings, and c. Fencing. wooded area to remain. A note reads, "Fill buffer with Supplemental landscaping new trees as needed." The tree size and species are not for screening is subject to identified. Fast-growing evergreens would be ARB review and approval appropriate. on the final site plan. Such screening shall include, but It is not clear from the information on the plan that not be limited to, visibility of the stockpiles will be completely eliminated. landscaping to compensate Angled views into the site from vantage points south of for trees in the drainage Northside Drive may still provide visibility. Trees added easement that are not under at the outer perimeter of the new construction/emergency the control of the property travelway could provide additional screening. owner. 21 The following note should be added to the site plan and the architectural The note appears on the plan. None. plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 22- Lighting None. No new lighting is shown on the plan. None. 31 Landscaping 7 The requirements of the Guidelines regarding landscaping are Visual order and continuity will be promoted by planting See recommendations intended to reflect the landscaping characteristic of many of the fast-growing evergreen trees in areas that require above. area's significant historic sites which is characterized by large shade additional screening. trees and lawns. Landscaping should promote visual order within the Entrance Corridor and help to integrate 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 should None. The subject parcels are not adjacent to the EC street, so None. include the following: the frontage landscaping guideline does not apply in this a. Large shade trees should be planted parallel to the Entrance case. Corridor Street. Such trees should be at least 3%2 inches caliper (measured 6 inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 35 feet on center. b. Flowering ornamental trees of a species common to the area should be interspersed among the trees required by the preceding paragraph. The ornamental trees need not alternate one for one with the large shade trees. They may be planted among the large shade trees in a less regular spacing pattern. c. In situations where appropriate, a three or four board fence or low stone wall, typical of the area, should align the frontage of the Entrance Corridor street. d. An area of sufficient width to accommodate the foregoing plantings and fencing should be reserved parallel to the Entrance Corridor street, and exclusive of road right-of-way and utility easements. 33 Landscaping along interior roads: Existing wooded area to remain is in place along much of Shift the expanded a. Large trees should be planted parallel to all interior roads. Such the north side of Northside Drive in the project area. The stormwater facility so that trees should be at least 2'/2 inches caliper (measured six inches above plan currently shows some of this wooded area as to be it requires no tree the ground) and should be of a plant species common to the area. removed for the stormwater facility. Shifting the facility removal. Such trees should be located at least every 40 feet on center. towards the reclaimed material stockpile would allow for retention of the trees. 34 Landscaping along interior pedestrian ways: None. There are no interior pedestrian ways. None. a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should be at least 2'/2 inches caliper (measured six inches above the ground) and should be of a species common to the area. Such trees should be located at least every 25 feet on center. 35 Landscaping of parking areas: None. No parking areas are visible from the EC. None. a. Large trees should align the perimeter of parking areas, located 40 feet on center. Trees should be planted in the interior of parking areas at the rate of one tree for every 10 parking spaces provided and should be evenly distributed throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 2'h inches caliper (measured six inches above the ground); should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to maintain the health of the tree and shall be protected by curbing. c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 36 Landscaping of buildings and other structures: See recommendations above. No buildings are proposed. None. a. Trees or other vegetation should be planted along the front of long buildings as necessary to soften the appearance of exterior walls. The spacing, size, and type of such trees or vegetation should be determined by the length, height, and blankness of such walls. b. Shrubs should be used to integrate the site, buildings, and other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: a. Plant species required should be as approved by the Provide a plant schedule on There is no plant schedule on the plan. Six trees are Provide a plant schedule Staff based upon but not limited to the Generic Landscape Plan the site plan. shown on parcel 32-73, but the species is not identified. on the site plan. Indicate Recommended Species List and Native Plants for Virginia Fast-growing evergreens would be appropriate. the species of tree Landscapes (Appendix D . proposed on parcel 32-73. 38 Plant health: The following note should be added to the landscape plan: Add the standard plant The note does not appear on the plan. Add the standard plant "All site plantings of trees and shrubs shall be allowed to reach, and health note to the plan. health note to the plan. 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 theplant." Development paffern 6 Site development should be sensitive to the existing natural landscape See recommendations above. Conditions of approval of the Special Exception require None. and should contribute to the creation of an organized development that the site comply with the approved final site plan plan. This may be accomplished, to the extent practical, by preserving A condition of approval within 120 days of final site plan approval. the trees and rolling terrain typical of the area; planting new trees should address the timing of along streets and pedestrian ways and choosing species that reflect conversion from the existing native forest elements; insuring that any grading will blend into the large stockpile to the smaller surrounding topography thereby creating a continuous landscape; 24'-tall and 28'-tall preserving, to the extent practical, existing significant river and stockpiles. stream valleys which may be located on the site and integrating these features into the design of surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor street. c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. d. Open spaces should be tied into surrounding areas to provide continuity within the Entrance Corridor. e. If significant natural features exist on the site (including creek valleys, steep slopes, significant trees or rock outcroppings), to the extent practical, then such natural features should be reflected in the site layout. If the provisions of Section 32.5.2.n of the Albemarle County Zoning Ordinance apply, then improvements required by that section should be located so as to maximize the use of existing features in screening such improvements from Entrance Corridor streets. f. The placement of structures on the site should respect existing views and vistas on and around the site. Site Grading 40 Site grading should maintain the basic relationship of the site to None. Note 2 on sheet C5 says that no grading is proposed Clarify the meaning of surrounding conditions by limiting the use of retaining walls and by beyond leveling small pad areas to install the crusher and Note 2 on sheet C5 shaping the terrain through the use of smooth, rounded land forms that screening facilities. The plan appears to show relative to the amount of blend with the existing terrain. Steep cut or fill sections are generally considerably more grading than what is described. grading shown on the unacceptable. Proposed contours on the grading plan shall be rounded Within the EC overlay, grading is proposed at the plan. with a ten foot minimum radius where they meet the adjacent condition. stormwater facility and at the large reclaimed material Final grading should achieve a natural, rather than engineered, stockpile area. 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 Show tree protection on the A conservation checklist is included in the plan, but it is Complete and sign the any trees or other existing features designated for preservation in the site plan. Provide a incomplete and unsigned. conservation checklist. final Certificate of Appropriateness. Adequate tree protection fencing conservation checklist on the should be shown on, and coordinated throughout, the grading, plan. A detail (sheet C6) shows tree protection to be concrete Revise the tree protection landscaping and erosion and sediment control plans. blocks measuring 42" tall x 42" wide x 72" long placed at the drip line of trees to remain (or 5' from the tree detail to identify minimum spacing of the 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on the site trunk when the dripline is less than 5'). As drawn, blocks. prior to any grading activity on the site. This protection should spacing varies. The concrete blocks are expected to remain in place until completion of the development of the site. provide better protection than standard fencing, but the blocks are only shown along some portions of the Show the concrete block tree protection extended 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. wooded area to remain. They are not shown in all areas into the areas highlighted where they are needed. (See yellow highlight in in yellow on Attachment Attachment D.) D. The 28' recycled product stockpile area boundary Shift the limits of the 28' extends beyond the concrete block tree protection. (See recycled material the red oval in Attachment D.) stockpile to the west outside the concrete block tree protection. 20 Surface runoff structures and detention ponds should be designed to fit Show the drainage easement A stormwater facility is shown on the plan. It is larger Shift the expansion of the into the natural topography to avoid the need for screening. When on Sheet C5. than the previously approved facility. In the location stormwater facility so that visible from the Entrance Corridor street, these features must be fully shown, the expanded size of the facility and the pipe it requires no tree integrated into the landscape. They should not have the appearance of extending from the facility result in a reduction in removal. engineered features. existing wooded area to remain. Shifting the facility slightly to the west would avoid the removal of screening 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent trees. possible. The applicant proposes to abandon the drainage easement. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Anticipated visibility of the stockpiles 2. Proposed screening for the stockpiles Staff recommends the following changes to the plan: 1. Shift the expansion of the stormwater facility so that it requires no tree removal. 2. Identify on the plan the species and planting size of the trees to be added to the tree buffer. Fast-growing evergreens would be appropriate. 3. Consider adding screening trees at the outer perimeter of the new construction/emergency travelway to ensure no stockpile views will be available from the EC. 4. Provide a plant schedule on the site plan. Indicate the species of tree proposed on parcel 32-73. 5. 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." 6. Clarify the meaning of Note 2 on sheet C5 relative to the amount of grading shown on the plan. 7. Complete and sign the conservation checklist. 8. Revise the tree protection detail to identify minimum spacing of the blocks. 9. Show the concrete block tree protection extended into the areas highlighted in yellow on Attachment D. 10. Shift the limits of the 28' recycled material stockpile to the west outside the concrete block tree protection. ATTACHMENT A: Excerpt from May 10, 2019 BOS action letter on SDP-2018-67 Northside Materials Recovery Facility Special Exceptions 9. LANDSCAPING: A landscape plan according to County Code § 18- 32.7.9.4 and subject to Architectural Rcview Board ("ARB") approval must be provided and no ordinance minimums (parking lot trees, street trees, etc.) of this section are waived. The landscape plan must be provided with firial site plan and must include: a. Screening must be provided in compliance with County Code § 18-32.7.9.7(d) where existing vegetation does not provide adequate screening on TMP 32-73. If deemed necessary by the PIanning Director, a landscape preservation easement on TMP 32-73 must be recorded prior to approval of the final site plan to preserve the trees designated as "existing trees to be preserved for screening" as shown on Sheet C4 of the Plan.. b. Supplemental landscaping for screening is subject to ARB review and approval on the final site plan. Such screening shall include, but not be limited to, landscaping to compensate for trees in the drainage easement that are not under the control of the property owner. c. Screening along the property line with TMP 32--221 shall include an S foot tail earthen berm with a double staggered row of evergreen trees planted on the top of the berm ten (10) feet on center as shown on Sheet C4 of the Plan. d, The quantity and species of landscaping screening trees will be determined during the final site plan and ARB review process. However the minimum height of the evergreen screening trees on the berm adjacent to TMP 32-221 shall be 6 feet. F.110 KTIN:1YIWN81.1 � Y CC)['_NYY OF ALBEMARI.F DeporinrenI Of COmillynily 17eee1npnreet 401 Alclutire Road, North Wing Charlot(ixvJJlt, Virkfmla 2190245% _ Phono W-4i 29fr5832 Fax {aid} 972-4326 December 6, 101$ Tustin Skimp C;o Shiinp Engir=Cing 912 E. High St Chailott5V1114 VA 22902 RE; ARJC3018-I38; Nur lbsidc Malcrial Reco,ery Pacilily Dear Mi. Shanp, At ils mmeting uu Mlmday, ❑ecnmbr 3, 2018, the Albemarle Cuunty .Architetluta3 Review 13oeid unmimousyr vored to furvvnTd the following re:.on—endaiions on ih& ahuV,,—fed plati and waiver tequesr ro die agent fuv thr Sift Review Curnmirt Rcgarding rcguiTenlonjb to 5a0rN the design guidelines as per § I8-.301, 4cf2� (3) and (:) and mommended conditions of initial plan apprm al: PClor to 1111t7R1 Pion gppmwal the tQll4nwing ttCe+-S Rha11 ba reSnlved to the s3135faction of fl:e AR$. I. landscape mrecninR is recommended insioud cr a Fence or wall. Scim mng slwuld includo the nfi=sile wooded arms on 7 MF 32-73. 2_ Maximum A--kpilc heigh s as lured un revised plrms art arcmpisble. 3. if She mquirment tlwt all niunufac[uring, compounding, assembling, processing, pa-kaging, ur orhsr induarrial business activity be wnducted within a completely e:rc Iosed building is rrrairlfained, luuarr the ! uildiog uulaide uFtbe EC uaerlay, Regarding reconnrrrj,dalioi.is on she plan as it relates to the guidc3imsr Nonc Regarding uonclitiom is be satisfied prior to issuame of a grading perinic: 1. Show (tee pn'lleel]on Un She site plan. 2. Provide a nunservation eheukliat un She plan, Regarding dic Fina] site plan submittal; I _ FMVIAe R plant SChAldr nn the mit plan. 2 Additstandard ptan:he t;hnmetofhcplam."Ar35itcplantingsuftmftsmLdshmb.4shallbe allowed to rsach, and he msinlained at, malurc height, the tuppmg of IFMA is pruhfbited. Shrubs and treys shell be pruned minim. Rhiy and only to support the avcrali health of the p1ar11 " 3, Nlmw tree pmteclinn on [lu site plan. -7- Yrnvlde a conservafion cheer hl on the plan. Regarding the Warvm and Mndifleafiuns 1. Landscape scrxning is mcommended imitcad of u fen{ or wall. Scremdng should include theoff-site wlwdcdaream INIP 32-r7. ?. Nlaximum sluckpile heights as listed um revisud plans are ac.:uplablc. 3. if She requhement dlar allmanuFaclurinu,campounding, rnsembJiug, prucessng, Wkmging, um other indus;riai business activity bu wndurted mrhin u comp It: Iy encfosed building is maintained, loe atc ilae buiIdmg outside Dr he EC overlay. You may submit your application furcaatinued ARS review or vourearlieA ourmnience. Applicarion forms_ checklists and schedules are available on-line at www.albemurle_um'AR]3_ Plrauo bu 1MV Sin that yuur.ARD zubmitial addreaRea the abnvo-noted issues If you have any questions cnnlxming any urthc ahclve, pleats fM fats V, c[mt7vl me_ Sit[cerel�, �TBrgarc! 41ahs�wski Chief 6f FlannirrgrRewurCe k'larS4�Eaterl[ cc- Had, f.arry R or Fi,bera A 1949 NorthELdc Drive {; harinttcsvillc VA '_21J 1 File ATTACHMENT C Patricia Satemye Subject FW: northvde material From: Margaret Mal isxewski Sent; Wednesday, March 13, 2419 5:36 PM To: Patricia 5aternye <psaternyepalhemarre_org> Subject, northside material The Rif& provided the fallowing recommendations at the 13J2f 2o1& ARB meeting: 1. Landscape screening Is reoammended Instead of a Fence or wall. Screening should include the off -site wooded area on TMP 32-73. 2. Maximum stockpile heights as listed on rewsed plans are acceptable. 3. If the requirement that all manufacturing, compounding, assembling, processing, packaging, or other industrial busine55 activity be conducted within a completely enclosed building is maintained, locate the building outside of the EC overlaV_ In addition, staff provides the following additional comments based on the 3f 11/2d19 resubmittal for the portion of the site that falls within the Entrance Corridor overlay_ For the site plan: 1. Show the drainage easement on Sheet CS. For the special exceptions, 2. The conveyors, crusher and screen plant shall not he located within the Entrance Corridor overlay. 3. Supplemental landscaping for screening is subject to ARE review and approval on the final site plan. Such screening shall Include, but not be limited to, landscaping to compensate for trees in the drainage easement that are not under the rantro€ of the property owner. 4- A condition of approval shouid address the timing of Conversion from the existing large stockpile to the Smaller 24'-tall and 28'-tall stockpiles - Margaret Malisxewski, Chief of PlannineRe5ource- Management Albemarle County Department of Community Development 401 McIntire Road Charlottesville, VA 22902 434-296.51332 x3276 mmaliseewski aIbemarle.arg 11 ATTACHMENT D:Yc!!ow highlight shows£esSgiIn tree prme §o.Re oval identifies area where stockpile area boundary exensbeyond the concrete block tree prRe60. � �\ 12 TABLE A: This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date 1 Cover Sheet 5/13/2019 2 Existing Boundary and Zoning 5/13/2019 3 1 Existing Conditions 5/13/2019 4 Site Plan 5/13/2019 5 Landscape Plan 5/13/2019 6 Site & Landscape Details 5/13/2019 Photos showing views of the site from the EC 5 June 17, 2019 13