HomeMy WebLinkAboutARB201900096 Staff Report 2019-09-04ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2019-96: 2300 Hunters Way Coffee Shop and Hardware Store
Review Type
Preliminary Review
Parcel Identification
078000000049AO
Location
115 Shadwell Heights Rd. (Figure 1)
Zoned
Highway Commercial (HC)/Entrance Corridor (EC)
Owner/Applicant
Heartrock Farm LLC/Mark Kestner
Magisterial District
Scottsville
Proposal
To construct a two-story mixed -use building with a drive-thru window and drive-thru lane, and associated site
improvements.
Context
The subject parcel is part of the Hunter's Hall subdivision, which includes highway commercial and industrial -zoned
properties. Nearby on the Entrance Corridor are the AmeriGas and Floor Fashions buildings. Rural Areas zoned
properties surround the subdivision to the north. The Monticello Historic District zoning district is across Rt. 250 to the
south. (Figure 2)
Visibility
The proposed building and drive-thru lane will be easily visible from the Entrance Corridor.
ARB Meeting Date
September 16, 2019
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
DATE
APPLICATION/REVIEW TYPE
RESULT
10/14/2016
ARB-2016-69: Countywide CofA — building
Vehicle repair shop approved
2/7/2018
ARB-2018-15: Integrity Auto & Diesel
Sign refacing approved by staff
6/1/2018
ARB-2018-66: Minor amendment
Approval of proposal to remove the 2 existing residences and install
fencing to screen the vehicles awaiting repair
5/15/2019
ARB-2019-05: Hunters Way Coffee Shop and Hardware Store
Application was incomplete and was denied
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
The proposed building design
None.
designated Entrance Corridors is to insure that new development within the
uses materials and colors (red
corridors reflects the traditional architecture of the area. Therefore, it is the
brick), windows (divided with
purpose of ARB review and of these Guidelines, that proposed development
segmental arches at the head),
within the designated Entrance Corridors reflect elements of design
forms (walls divided into a base,
characteristic of the significant historical landmarks, buildings, and
middle and top) and features
structures of the Charlottesville and Albemarle area, and to promote orderly
(pilasters, stringcourses, defined
and attractive development within these corridors. Applicants should note that
water table) that are often seen in
replication of historic structures is neither required nor desired.
historic buildings in the County.
The treatment of the upper story
2
Visitors to the significant historical sites in the Charlottesville and
Albemarle area experience these sites as ensembles of buildings, land, and
of the three-story wings is not
vegetation. In order to accomplish the integration of buildings, land, and
typical, but these areas utilize a
vegetation characteristic of these sites, the Guidelines require attention to
significant amount of brick
four primary factors: compatibility with significant historic sites in the area;
detailing to achieve an
the character of the Entrance Corridor; site development and layout; and
appropriate appearance.
landscaping.
The proposed building has a
3
New structures and substantial additions to existing structures should respect
the traditions of the architecture of historically significant buildings in the
clear connection to traditional
Charlottesville and Albemarle area. Photographs of historic buildings in the
architecture, and it is compatible
area, as well as drawings of architectural features, which provide important
with existing structures in the
examples of this tradition are contained in Appendix A.
corridor.
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 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 asspecial functional requirements.
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 a pattern of
Both the proposed building and
None.
compatible architectural characteristics throughout the Entrance Corridor in
the existing building use brick as
order to achieve unity and coherence. Building designs should demonstrate
a primary material; otherwise,
sensitivity to other nearby structures within the Entrance Corridor. Where a
the buildings are not similar. The
designated corridor is substantially developed, these Guidelines require
dissimilarity is mitigated by the
striking a careful balance between harmonizing new development with the
location of the vehicle repair
existing character of the corridor and achieving compatibility with the
shop at the rear of the site, with
significant historic sites in the area.
limited visibility from the EC
street.
}
10
Buildings should relate to their site and the surrounding context of buildings.
11
The overall design of buildings should have human scale. Scale should be
The brick, brick detailing,
None.
integral to the building and site design.
windows and building form help
establish human scale.
12
Architecture proposed within the Entrance Corridor should use forms,
Other buildings in the vicinity
None.
shapes, scale, and materials to create a cohesive whole.
along Rt. 250 use brick as a
primary or secondary building
material.
13
Any appearance of "blankness" resulting from building design should be
Blankness is not a characteristic
None.
relieved using design detail or vegetation, or both.
of the proposed design.
14
Arcades, colonnades, or other architectural connecting devices should be
There is no proposal for
None.
used to unify groups of buildings within a development.
connecting devices.
15
Trademark buildings and related features should be modified to meet the
The building does not look like a
None.
requirements of the Guidelines.
trademark building.
16
Window glass in the Entrance Corridors should not be highly tinted or highly
Information on window glass
Provide window glass
reflective. Window glass in the Entrance Corridors should meet the following
was not provided.
specs confirming that
criteria: Visible light transmittance (VLT) shall not drop below 4001o. Visible
Visible light
light reflectance (VLR) shall not exceed 30%. Specifications on the proposed
transmittance (VLT) is
window glass should be submitted with the application for final review.
not below 40% and
visible light reflectance
(VLR) is not above 30%.
Provide a sample for
review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall
The proposal includes a change
Revise the dumpster
plan of development and shall, to the extent possible, be compatible with the
to the dumpster enclosure. The
detail to indicate that the
building designs used on the site.
size is doubled and the
orientation shifted 90 degrees. A
brick will match the red
brick of the building
18
The following should be located to eliminate visibility from the Entrance
Corridor street. If, after appropriate siting, these features will still have a
detail indicates brick as the
closest to the EC.
negative visual impact on the Entrance Corridor street, screening should be
enclosure material, but it does
provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse
not indicate which building the
See landscape
areas, d. Storage areas, e. Mechanical equipment, f. Above -ground utilities,
brick is to match. Shrubs are
recommendations.
and g. Chain link fence, barbed wire, razor wire, and similar security fencing
added around the enclosure.
devices.
The location and character of the
Ensure that vehicles
awaiting repair will be
19
Screening devices should be compatible with the design of the buildings and
surrounding natural vegetation and may consist of. a. Walls, b. Plantings,
drive-thru lane emphasize the
fully screened from the
and c. Fencing.
fact that the EC elevation is the
EC.
rear of the building. This results
in a service type character for
this side of the building.
Additional landscaping could
help mitigate this.
The roof plan identifies an "open
air HVAC equipment" area.
Twelve parking spaces are
designated for vehicles awaiting
repair. Vehicles in these spaces
must not be visible from Rt. 250.
21
The following note should be added to the site plan and the architectural plan:
The note does not appear on the
Add the standard
"Visibility of all mechanical equipment from the Entrance Corridor shall be
architectural plans.
mechanical equipment
eliminated."
note to the architectural
drawings.
22-31
Lighting
There are no changes proposed
None.
to the approved lighting. The
lighting plan included in the
submittal matches the previous
approval.
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to
Frontage trees have been planted
None.
reflect the landscaping characteristic of many of the area's significant
as indicated on the previously
historic sites which is characterized by large shade trees and lawns.
approved site plan.
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 include
the following:
a. Large shade trees should be planted parallel to the Entrance 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: a. Large trees should be planted parallel to
Trees are planted along Hunter's
None.
all interior roads. Such trees should be at least 21/2 inches caliper (measured
Way as indicated on the
six inches above the ground) and should be of a plant species common to the
previously approved site plan.
area. Such trees should be located at least every 40 feet on center.
34
Landscaping along interior pedestrian ways: a. Medium trees should be
There are no interior pedestrian
None.
planted parallel to all interior pedestrian ways. Such trees should be at least
ways.
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:
A tree and shrubs are missing
Add one 2'/z" caliper tree
a. Large trees should align the perimeter of parking areas, located 40 feet on
from the western parking
along the 4-space parking
center. Trees should be planted in the interior of parking areas at the rate of
perimeter just south of the
row located south of the
one tree for every 10 parking spaces provided and should be evenly
dumpster enclosure.
dumpster enclosure.
distributed throughout the interior of the parking area.
Provide shrubs, 24" high
b. Trees required by the preceding paragraph should measure 2%2 inches
at planting, along this
caliper (measured six inches above the ground); should be evenly spaced;
perimeter.
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.
37
Plant species: a. Plant species required should be as approved by the Staff
The proposed plants are found in
None.
based upon but not limited to the Generic Landscape Plan Recommended
the various lists.
Species List and Native Plants or Virginia Landscapes (Appendix D .
38
Plant health: The following note should be added to the landscape plan: "All
The note is on the landscape
None.
site plantings of trees and shrubs shall be allowed to reach, and be
plan.
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."
Site Development and layout Development pattern
6
Site development should be sensitive to the existing natural landscape and
The proposal orients the new
Provide landscaping
should contribute to the creation of an organized development plan. This
building parallel to the EC. A
along the EC side of the
may be accomplished, to the extent practical, by preserving the trees and
drive-thru lane and window
building, between the
rolling terrain typical of the area; planting new trees along streets and
would be added to the site.
building and the drive -
pedestrian ways and choosing species that reflect native forest elements;
Vehicles would have to pass
thru lane.
insuring that any grading will blend into the surrounding topography thereby
through the parking lot to access
creating a continuous landscape; preserving, to the extent practical, existing
the drive-thru lane at the
Provide landscaping
significant river and stream valleys which may be located on the site and
north/northwest corner of the
consisting of trees and
integrating these features into the design of surrounding development; and
new building, traveling around
shrubs along the EC side
limiting the building mass and height to a scale that does not overpower the
the building, between the
of the drive-thru lane.
natural settings of the site, or the Entrance Corridor.
building and the Entrance
Corridor street, and arriving at
Coordinate landscaping
with utilities.
39
The relationship of buildings and other structures to the Entrance Corridor
street and to other development within the corridor should be as follows:
the window on the east end of
a. An organized pattern of roads, service lanes, bike paths, and pedestrian
the building. A guard rail is
Revise the utilitarian
walks should guide the layout of the site.
located along most of the drive-
guard rail to a guard rail
b. In general, buildings fronting the Entrance Corridor street should be
thru lane located south of the
that has an appropriate
parallel to the street. Building groupings should be arranged to parallel the
building. The proposed guard
appearance for the EC.
Entrance Corridor street.
rail has a standard utilitarian
c. Provisions should be made for connections to adjacent pedestrian and
appearance, which is not
Show on the plan the
vehicular circulation systems.
appropriate for the EC.
locations of all drive-thru
d. Open spaces should be tied into surrounding areas to provide continuity
Surrounding the building with a
related equipment and
within the Entrance Corridor.
travelway sets the building apart
provide design details for
e. If significant natural features exist on the site (including creek valleys,
and results in an unintegrated
all equipment.
steep slopes, significant trees or rock outcroppings), to the extent practical,
appearance. This condition
then such natural features should be reflected in the site layout. If the
requires mitigation.
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
Drive-thru-related equipment,
maximize the use of existing features in screening such improvements from
like menu -boards, are not shown
Entrance Corridor streets.
on the plan.
f. The placement of structures on the site should respect existing views and
vistas on and around the site.
Some existing trees would be
removed to accommodate the
36
Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along the front of long
new building and drive-thru.
buildings as necessary to soften the appearance of exterior walls. The
spacing, size, and type of such trees or vegetation should be determined by
Views are not expected to be
the length, height, and blankness of such walls.
impacted.
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.
Site Grading
40
Site grading should maintain the basic relationship of the site to surrounding
Proposed grading is concentrated
None.
conditions by limiting the use of retaining walls and by shaping the terrain
between the proposed building
through the use of smooth, rounded land forms that blend with the existing
and the EC. The slope will
terrain. Steep cut or fill sections are generally unacceptable. Proposed contours
appear somewhat more regular
on the grading plan shall be rounded with a ten foot minimum radius where
than the existing condition.
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
Proposed grading is not shown
None.
trees or other existing features designated for preservation in the final
within the drip line of any tree to
Certificate of Appropriateness. Adequate tree protection fencing should be
remain. Tree protection fencing
shown on, and coordinated throughout, the grading, landscaping and erosion
is shown on the plan.
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 designed to fit into the
The underground stormwater
Make the extents of the
natural topography to avoid the need for screening. When visible from the
system would be expanded to
new stormwater
Entrance Corridor street, these features must be fully integrated into the
accommodate the new
management facility
landscape. They should not have the appearance of engineered features.
development. No significant
visual impact is expected.
easement easily legible
on the grading and utility
44
Natural drainage patterns (or to the extent required, new drainage patterns)
should be incorporated into the finished site to the extent possible.
plan.
A new stormwater management
facility easement note is on the
grading and utility plan, but the
extents of the easement are
difficult to read.
13"Ovlu/:33Y17a11XQIQUluIBiel IMIY[13W
Staff recommends the following as the primary points of discussion:
1. The building design
2. The appearance and visual impact of the drive-thru lane
Staff offers the following comments on the preliminary plan:
1. Provide window glass specs confirming that Visible light transmittance (VLT) is not below 40% and visible light reflectance (VLR) is not above
30%. Provide a sample for review.
2. Revise the dumpster detail to indicate that the brick will match the red brick of the building closest to the EC.
3. See landscape recommendations.
4. Ensure that vehicles awaiting repair will be fully screened from the EC.
5. Add the standard mechanical equipment note to the architectural drawings.
6. Add one 2 %2" caliper tree along the 4-space parking row located south of the dumpster enclosure. Provide shrubs, 24" high at planting, along this
perimeter.
7. Provide landscaping along the EC side of the building, between the building and the drive-thru lane.
8. Provide landscaping consisting of trees and shrubs along the EC side of the drive-thru lane. Coordinate landscaping with utilities.
9. Revise the utilitarian guard rail to a guard rail that has an appropriate appearance for the EC.
10. Show on the plan the locations of all drive-thru related equipment and provide design details for all equipment.
11. Make the extents of the new stormwater management facility easement easily legible on the grading and utility plan.
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
Cl
Cover Sheet
8/5/2019
C2
Existing Conditions
8/5/2019
C3
Site Plan
8/5/2019
C4
Utility * Grading Plan
8/5/2019
C5
New Landscaping Plan
8/5/2019
C6
Total Landscaping Plan
8/5/2019
C7
Lighting Plan
8/5/2019
C8
Site Details
8/5/2019
ARB.01-.15
Cover Sheet, photos, floor plans, elevations, material and light fixture images,
ers ective renderings
No dates
-
Material samples: Lawrenceville Brick: Carters Grove Jumbo Modular•, Storefront and
windows: ATAS O1 Classic bronze; Outriggers: Western Red Cedar, clearcoat; Standing
seam metal roof. dark bronze color copy only)
-
Figure 1: project site
10
Figures 2a, b and c: Views of the site from the Entrance Corridor (courtesy Google Street View 2018).
11