HomeMy WebLinkAboutARB201900082 Staff Report 2019-07-31ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2019-82: Chattanooga Colonnade Drive Initial
Review Type
Initial Site Development Plan
Parcel Identification
060000000040C2, and 0600000000400
Location
Approximately 280' south of Route 250 West, east of Colonnade Drive (See Fig. #1.)
Zoned
Highway Commercial (HC)/Entrance Corridor (EC)
Owner/Applicant
WP Colonnade LLC/Turner Enterprises (John Their)
Magisterial District
Jack Jouett
Proposal
To construct a one-story medical office building with associated site improvements.
Context
The subject property lies approximately 200' south of the Rt. 250 West Entrance Corridor. It comprises two vacant
parcels surrounded by a mix of residential, commercial, and institutional development.
Visibility
The proposed development will be visible from the Entrance Corridor. Views will be available along Colonnade
Drive, between the Shell station and bank building, and between the bank building and Ivy Provisions. The upper part
of the building could be visible above the buildings that front on the EC street.
ARB Meeting Date
August 5, 2019
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
Staff met with the applicant on May 9, 2019 to discuss the proposed project. The ARB has reviewed no previous proposals for this site.
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Fig. 31: Google Map image (left) showing Entrance Corridor in vicinity of project area and County GIS map (right) highlighting subject property.
ANALYSIS
Gray highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final
Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage
Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial
REF
GUIDELINE
ISSUE
RECOMMENDATION
GENERAL GUIDELINES
Purpose
I
The goal of the regulation of the design of development within the
Architectural designs have not
None at this time.
designated Entrance Corridors is to insure that new development within
been provided for review at this
the corridors reflects the traditional architecture of the area. Therefore,
time. This guideline can be
it is the purpose of ARB review and of these Guidelines, that proposed
reviewed when they are
development within the designated Entrance Corridors Jeflect elements
submitted.
2
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 Charlottesville and
Conformity with this guideline
None at this time.
Albemarle area experience these sites as ensembles of buildings, land,
can be fully assessed when
and vegetation. In order to accomplish the integration of buildings,
architectural designs are
land, and vegetation characteristic of these sites, the Guidelines require
submitted for review. Site
attention to four primary factors: compatibility with significant historic
layout and landscaping are
sites in the area; the character of the Entrance Corridor; site
addressed below.
development and layout; and landscaping.
3-5,
Compatibility with significant historic sites, compatibility with the
Architectural designs were not
None at this time.
9-16
character of the Entrance Corridor, structure design,
provided with the initial plan.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the
Equipment isn't labeled, but
Show how mechanical
overall plan of development and shall, to the extent possible, be
appears to be located on the EC
equipment will be
ffbmpatible with Fthe ding designs used on the site.
side of the building, on the
upper retaining wall terrace.
screened from views from
the EC.
18
The following should be located to eliminate visibility from the Entrance
Corridor street. If, after appropriate siting, these features will still have a
Shrubs on the middle retaining
negative visual impact on the Entrance Corridor street, screening should
wall terrace could screen the
be provided to eliminate visibility. a. Loading areas, b. Service areas, c.
equipment, depending on plant
Refuse areas, d. Storage areas, e. Mechanical equipment,
height. A dumpster is located at
f. Above -ground utilities, and g. Chain link fence, barbed wire, razor
the south end of the site.
wire, and similar security fencing devices.
Distance from the street and
proposed landscaping are
19
Screening devices should be compatible with the design of the
buildings and surrounding natural vegetation and may consist of: a.
expected to significantly
Walls, b. Plantings, and c. Fencing.
mitigate visibility.
21
The following note should be added to the site plan and the architectural
The note appears on sheet C 1.0.
None.
plan: "Visibility of all mechanical equipment from the Entrance
Corridor shall be eliminated."
22-
Lighting
No lighting is included in the
None at this time.
31
initial plan.
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended
The subject property does not
Provide a complete plant
to reflect the landscaping characteristic of many of the area's significant
front the EC street.
schedule with the next
historic sites which is characterized by large shade trees and lawns.
submittal.
Landscaping should promote visual order within the Entrance Corridor
No structures are proposed in
and help to integrate buildings into the existing environment of the
the far northeast corner of the
corridor.
site. A group of several trees is
proposed in this area.
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
Tree species and sizes have not
because common landscape features will help to harmonize the
been provided.
appearance of development as seen from the street upon which the
Corridor is centered.
32
Landscaping along the frontage of Entrance Corridor streets should
include the following:
a. Large shade trees should be planted parallel to the Entrance Corridor
Street. Such trees should be at least 3'/z 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:
Trees are proposed along
Provide a complete plant
a. Large trees should be planted parallel to all interior roads. Such trees
Colonnade Drive at
schedule with the next
should be at least 2'h inches caliper (measured six inches above the
approximately 35' on center.
submittal.
ground) and should be of a plant species common to the area. Such
Tree species and sizes have not
trees should be located at least every 40 feet on center.
been provided.
34
Landscaping along interior pedestrian ways: a. Medium trees should be
No pedestrian paths are
None.
planted parallel to all interior pedestrian ways. Such trees should be at
proposed interior to the site.
least 2'/z 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:
47 parking spaces are required
Provide a complete plant
a. Large trees should align the perimeter of parking areas, located 40
and proposed. This requires 5
schedule with the next
feet on center. Trees should be planted in the interior of parking areas at
interior parking lot trees. The
submittal.
the rate of one tree for every 10 parking spaces provided and should be
interior tree requirement for
evenly distributed throughout the interior of the parking area.
quantity has been met.
Add 2 trees on the east
b. Trees required by the preceding paragraph should measure 2'/2 inche$
side of the parking lot.
caliper (measured six inches above the ground); should be evenly
Trees on the west side of the
spaced; and should be of a species common to the area. Such trees
parking area meet the spacing
Provide a minimum
should be planted in planters or medians sufficiently large to maintain
requirement. Trees are not
separation of 5-7'
the health of the tree and shall be protected by curbing.
provided on the east side of the
between pipes and trees,
c. Shrubs should be provided as necessary to minimize the parking
parking lot; terraced retaining
without reducing tree
area's impact on Entrance Corridor streets. Shrubs should measure 2R
walls with shrubs abut the
quantities.
inches in height.
parking area on this side. Two
trees would be needed to meet
the requirement.
Trees are not provided on the
south perimeter of the parking
lot, but two trees are provided
nearby, interior to the lot.
Trees species and sizes have not
been provided.
Some trees are located close to
proposed pipes. A minimum
separation of 5-7' is required.
36
Landscaping of buildings and other structures:
Trees are proposed along the
None at this time.
a. Trees or other vegetation should be planted along the front of long
east and west sides of the
buildings as necessary to soften the appearance of exterior walls. The
building, but not along the
spacing, size, and type of such trees or vegetation should be determined
north (EC -facing) side. The
by the length, height, and blankness of such walls.
need for trees on the north side
b. Shrubs should be used to integrate the site, buildings, and other
(and/or alternate landscaping on
structures; dumpsters, accessory buildings and structures; "drive thru"
the side elevations) can be
windows; service areas; and signs. Shrubs should measure at least 24
determined when architectural
inches in height.
elevations are submitted for
review.
37
Plant species: a. Plant species required should be as approved by the
Plant species are not identified.
None at this time.
Staff based upon but not limited to the Generic Landscape Plan
Recommended Species List and Native Plants for Virginia Landscapes
(Appendix D .
38
Plant health: The following note should be added to the landscape plan:
The note is on sheet L2.0
None.
"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 theplant."
Site Development and layout
6
Site development should be sensitive to the existing natural landscape
There are existing trees at the
Show existing tree lines
and should contribute to the creation of an organized development plan.
perimeter of the site, but no
on the existing conditions
This may be accomplished, to the extent practical, by preserving the
existing tree lines are shown on
plan.
trees and rolling terrain typical of the area; planting new trees along
the plan. Rolling terrain will not
streets and pedestrian ways and choosing species that reflect native
be retained; extensive use of
Note that a "back of
forest elements; insuring that any grading will blend into the
retaining walls is proposed.
building" appearance will
surrounding topography thereby creating a continuous landscape;
Landscaping is proposed, but
not be appropriate for the
preserving, to the extent practical, existing significant river and stream
species have not been
EC -facing elevation.
valleys which may be located on the site and integrating these features
identified. Appropriate
into the design of surrounding development; and limiting the building
landscaping can help integrate
mass and height to a scale that does not overpower the natural settings
the proposed building into the
of the site, or the Entrance Corridor.
surroundings.
39
The relationship of buildings and other structures to the Entrance
Corridor street and to other development within the corridor should be
The proposed building is
as follows:
situated parallel to the EC,
a. An organized pattern of roads, service lanes, bike paths, and
although the front elevation
pedestrian walks should guide the layout of the site.
faces away from the street.
b. In general, buildings fronting the Entrance Corridor street should be
parallel to the street. Building groupings should be arranged to parallel
The site is accessed from
the Entrance Corridor street.
Colonnade drive, which has a
c. Provisions should be made for connections to adjacent pedestrian and
sidewalk. The travelway and
vehicular circulation systems.
parking areas have an organized
d. Open spaces should be tied into surrounding areas to provide
pattern.
continuity within the Entrance Corridor.
e. If significant natural features exist on the site (including creek
No structures are proposed in
valleys, steep slopes, significant trees or rock outcroppings), to the
the far northeast corner of the
extent practical, then such natural features should be reflected in the site
site. A group of several trees is
layout. If the provisions of Section 32.5.2.n of the Albemarle County
proposed in this area.
Zoning Ordinance apply, then improvements required by that section
should be located so as to maximize the use of existing features in
Views are not expected to be
screening such improvements from Entrance Corridor streets.
impacted.
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
Extensive use of terraced
Revise the plan to show
surrounding conditions by limiting the use of retaining walls and by
retaining walls is proposed.
all contours on the grading
shaping the terrain through the use of smooth, rounded land forms that
Walls are proposed all along the
plan rounded with a ten
blend with the existin terrain. Steep cut or fill sections are generally
east side of the property, and at
foot minimum radius
unacceptable. Propose contours on the grading plan shall be fou—nTe-d
the east end of the north side of
where they meet the
with a ten foot minimum radius where they meet the adjacent condition.
the property. On the north side,
adjacent condition.
Final grading should achieve a natural, rather than engineered,
a note indicates that wall height
appearance. Retaining walls 6 feet in height and taller, when necessary]
will not exceed 6' and spacing
Indicate retaining wall
shall be terraced and planted to blend with the landscape.
between walls will be 3'.
material and color on the
Shrubs are proposed at 2 levels.
plan. A physical sample
At the far northeastern corner, a
may be necessary for
wall is shown on the property
review.
line with no plants at the base.
Revise the plan to show
Grading is not rounded on the
plants at the base of the far
west side of the property.
northeastern retaining
wall.
41
No grading, trenching, or tunneling should occur within the drip line of
There are existing trees at the
Show existing tree lines
any trees or other existing features designated for preservation in the final
perimeter of the site, but no
on the existing conditions
Certificate of Appropriateness. Adequate tree protection fencing should be
existing tree lines are shown on
plan.
shown on, and coordinated throughout, the grading, landscaping and
the plan. If trees do exist on
erosion and sediment control plans.
site, none are shown to remain.
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 designed to fit
Stormwater features are
None.
into the natural topography to avoid the need for screening. When visible
proposed underground.
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.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The retaining wall condition at the northeast corner of the property; the need for planting at the base
2. The location of mechanical equipment; the need for screening
3. Perimeter parking lot trees
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
• Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval:
o Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB: None.
• Regarding recommendations on the plan as it relates to the guidelines: None.
• Regarding conditions to be satisfied prior to issuance of a grading permit:
1. Show existing tree lines on the existing conditions plan. Maintain grading outside the driplines of trees to remain. Show tree
protection fencing on, and coordinated throughout, the grading, landscaping, and erosion and sediment control plans.
Regarding the final site plan submittal:
A Certificate of Appropriateness is required prior to final site plan approval. The following items and all items on the ARB Final Site Plan
Checklist must be addressed:
1. Show how mechanical equipment will be screened from views from the EC.
2. Provide a complete plant schedule with the next submittal.
3. Add 2 trees on the east side of the parking lot.
4. Provide a minimum separation of 5-7' between pipes and trees, without reducing tree quantities.
5. Revise the plan to show all contours on the grading plan rounded with a ten foot minimum radius where they meet the adjacent condition.
6. Indicate retaining wall material and color on the plan. A physical sample may be necessary for review.
7. Revise the plan to show plants at the base of the far northeastern retaining wall.
8. Show existing tree lines on the existing conditions plan.
9. Note that a "back of building" appearance will not be appropriate for the EC -facing elevation.
0M:3 0 W.1
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawin Date/Revision Date
C0.0
Cover Sheet
5/2/2019
C 1.0
Notes and Details 1
5/2/2419
C1.1
Notes and Details 2
5/2/2019
C1.2
Notes and Details 3
5/2/2019
C2.0
Existing Conditions
5/2/2419
C4.0
Site Plan
5/2/2419
C5.0
Grading and Drainage Plan
5/2/2019
C5.1
Sight Distance Profile
5/2/2019
C6.0
Stormwater Summary Plan
5/2/2419
L1.0
Landscape Plan
5/2/2019
L2.0
Landscape Notes and Details
5/2/2019