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HomeMy WebLinkAboutARB201900129 Staff Report 2019-12-16ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2019-129: Rio Road West Initial Site Plan Review Type Initial Site Development Plan (1 st review) Parcel Identification 04500000010000, 045000000100A0, 04500000010100 & 04500000010 1BO Location 664 Rio Road West, and adjoining parcels, near the intersection of Rio Road West and Berkmar Drive (Figures 1-5) Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC)/Airport Impact Area (AIA)/Steep Slopes - Managed Owner/Applicant Auto LLC/Shimp Engineering (Justin Shimp) Magisterial District Rio Proposal To construct a four-story 59,560 sf mixed use building along Rio Road West with underground parking, a five story 100,000 sf self -storage building at the north end of the site, a parking lot, and associated site improvements on approximately 3.31 acres. Context This portion of Rio Road West is primarily commercial in nature, with strip shopping centers, stand-alone businesses and a public library nearby, but two residential buildings remain directly to the west (Figures 6-8). A car dealership parking lot is directly behind (north of) the subject parcel. Many of the commercial buildings in the vicinity are two stories tall. A significant portion of the adjacent development along Rio Road West predates the establishment of the EC and, consequently, does not meet the requirements of the EC guidelines. Visibility If the entire development is built as illustrated, the south, east and west sides of the front mixed -use building will be clearly visible from the EC (Rio Road West) and angled views of the rear self -storage building will be available. If the self -storage building is constructed before the front mixed -use building, the south, east and west sides of the storage building will be visible from the EC. The proposed building is 17' from the existing right-of-way, 6' from the proposed right-of-way, and 24 1/2' from the Rio Road West edge of pavement. ARB Meeting Date December 16, 2019 Staff Contact Paty Saternye PROJECT HISTORY The existing residence on site was built prior to the creation of the Entrance Corridor (EC) overlay district. The ARB reviewed other projects for these parcels in 2003, 2004, 2006 & 2007, an SP in 2003 (ARB2003-184 Dennis Enterprises - advisory review) and Phase 1 of the Van Dine Plaza in 2007 (ARB2007-29). The ARB discussed the zoning map amendment for the Rio Road West project during a work session on December 3, 2018. The rezoning was approved on August 21, 2019. 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 Structure design 1 The goal of the regulation of the design of development The site plan proposes two buildings at 4 and 5 None at this time. within the designated Entrance Corridors is to insure that stories in height, covering 35,090 sf of the site. new development within the corridors reflects the The front building includes underground parking traditional architecture of the area. Therefore, it is the and is located approximately 17' from the existing purpose of ARB review and of these Guidelines, that right-of-way, 6' from the future right-of-way after proposed development within the designated Entrance right of way dedication, and 24.5' from the EC Corridors reflect elements of design characteristic of the travelway. Architectural designs have not been significant historical landmarks, buildings, and structures submitted for review. Guidelines relating to of the Charlottesville and Albemarle area, and to promote architectural design will be addressed when the orderly and attractive development within these corridors. full architectural design is submitted for a formal Applicants should note that replication of historic structures review. However, note that the rear building is is neither required nor desired. proposed as a self -storage building, which can present challenges for meeting the architectural 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as guidelines. The site plan does not address the ensembles of buildings, land, and vegetation. In order to phasing of construction. Consequently, both accomplish the integration of buildings, land, and buildings will require ARB review and approval vegetation characteristic of these sites, the Guidelines with the final site plan. (See #35 for additional require attention to four primary factors: compatibility with related information.) significant historic sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically significant buildings in the Charlottesville and Albemarle area. Photographs of historic buildings in the area, as well as drawings of architectural features, which provide important examples of this tradition are contained in Appendix A. 4 The examples contained in Appendix A should be used 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. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or vegetation, or both. 14 Arcades, colonnades, or other architectural connecting devices should be used to unify groups of buildings within a development. 15 Trademark buildings and related features should be modified to meet the requirements of the Guidelines. 16 Window glass in the Entrance Corridors should not be highly tinted or highly reflective. Window glass in the Entrance Corridors should meet thefollowing criteria: Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application,for.final review. 5 It is also an important objective of the Guidelines to Many of the buildings in the area predate the None at this time. establish a pattern of compatible architectural establishment of the Rio Road West EC and, characteristics throughout the Entrance Corridor in order to consequently, do not meet the requirements of the achieve unity and coherence. Building designs should EC guidelines (Figures 6 & 8). demonstrate sensitivity to other nearby structures within the Entrance Corridor. Where a designated corridor is Architectural designs have not been submitted for substantially developed, these Guidelines require striking a review. Guidelines relating to context and careful balance between harmonizing new development compatibility will be addressed when the full with the existing character of the corridor and achieving architectural design is submitted for a formal compatibility with the significant historic sites in the area. review. 10 Buildings should relate to their site and the surrounding context of buildings. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. Accessory structures and equipment 17 Accessory structures and equipment should be integrated A dumpster enclosure is shown on the site plan. Include details for the into the overall plan of development and shall, to the extent However, a detail for the enclosure is not yet dumpster enclosure and possible, be compatible with the building designs used on included and the type, manufacturer and color of loading zone gates in the the site. the material of the screening wall are not specified. site plan. Identify screen type, material, manufacturer 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these and color. features will still have a negative visual impact on the Existing mechanical equipment is shown on the Entrance Corridor street, screening should be provided to site plan, but no screening is provided for it. It is Show how visibility of all eliminate visibility. located approximately 13' from the existing, and mechanical equipment will a. Loading areas, b. Service areas, c. Refuse areas, d. 2' from the proposed, right-of-way, so will be eliminated from the EC. Storage areas, e. Mechanical equipment, f. Above -ground continue to have an impact on the EC. utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. Gates are proposed in the storage building loading zone. No details are included in the plan. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of. a. Walls, b. Plantings, and c. Fencing. 21 The following note should be added to the site plan and the The mechanical equipment visibility note is None. architectural plan: "Visibility of all mechanical equipment provided on the plan. from the Entrance Corridor shall be eliminated." 20 Surface runoff structures and detention ponds should be The proposed layout impacts the majority of the None. designed to fit into the natural topography to avoid the need parcel and only a small portion of the natural for screening. When visible from the Entrance Corridor drainage pattern will be preserved at the back of street, these features must be fully integrated into the the site along a section of the stream. Most of the landscape. They should not have the appearance of stormwater runoff will be stored in underground engineered features. storage facilities, no detention ponds are proposed, so negative visual impacts are not 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished expected. site to the extent possible. Li2htin2 No lighting lan has been submitted at this time. None at this time. Landscaping 7 The requirements of the Guidelines regarding landscaping No large shade trees are proposed along the EC. Revise the plan to provide are intended to reflect the landscaping characteristic of Ornamental trees are proposed along the EC, but the required large shade many of the area's significant historic sites which is their species is not specified and there is trees along the EC, at the characterized by large shade trees and lawns. Landscaping insufficient space allowed for the required large required spacing and should promote visual order within the Entrance Corridor shade trees due to the close spacing of the caliper. Revise the spacing and help to integrate buildings into the existing ornamentals. and quantity of ornamental environment of the corridor. There are easements along the EC that could trees accordingly. 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share conflict with the required landscaping. Revise the landscape similar characteristics. Such common elements allow for schedule to identify all plant more flexibility in the design of structures because The Proposed Landscape Schedule is incomplete. species and to reflect common landscape features will help to harmonize the It does not include the plant species or quantity. accurate quantities. appearance of development as seen from the street upon which the Corridor is centered. Revise the plan to show that there are no conflicts 32 Landscaping along the frontage of Entrance Corridor streets should include the following: between the utilities and the a. Large shade trees should be planted parallel to the proposed landscaping. Entrance Corridor Street. Such trees should be at least 3'/2 inches caliper (measured 6 inches above the ground) and See recommendation 37 should be of a plant species common to the area. Such trees below. 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 ara a h. 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 not provided along the east side of the Provide large shade trees, a. Large trees should be planted parallel to all interior eastern accessway and trees are not consistently 2'/2" caliper at planting, roads. Such trees should be at least 2'/2 inches caliper provided along the west side of the western spaced 40 feet on center, (measured six inches above the ground) and should be of a accessway. (In this circumstance, perimeter along the accessways. plant species common to the area. Such trees should be parking lot trees account for the interior travelway located at least every 40 feet on center. trees. 34 Landscaping along interior pedestrian ways: There are large sections of pedestrian ways where Provide medium shade a. Medium trees should be planted parallel to all interior medium trees have not been proposed. No trees trees, at least 2%2" caliper pedestrian ways. Such trees should be at least 2'/z inches are proposed along the multi -use path on the north planting, spaced 25 feet on caliper (measured six inches above the ground) and should side of the stream. There are also large portions center, along pedestrian be of a species common to the area. Such trees should be of the sidewalk and pedestrian path along the west ways. Show trees in a located at least every 25 feet on center. side of the parcel where trees are not proposed, the species and size of the tree are not specified, naturalistic planting pattern along the multi -use path. 36 Landscaping of buildings and other structures: a. Trees or other vegetation should be planted along the or the species and size are insufficient to meet this front of long buildings as necessary to soften the guideline. See recommendation 37 appearance of exterior walls. The spacing, size, and type of below. such trees or vegetation should be determined by the The Proposed Landscape Schedule is incomplete. length, height, and blankness of such walls. It does not include the plant species or quantity. b. Shrubs should be used to integrate the site, buildings, and other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 35 Landscaping of parking areas: The quantity of perimeter parking lot trees Provide large trees along a. Large trees should align the perimeter of parking areas, exceeds the requirement, but the type and size do the perimeter of the parking located 40 feet on center. not. Evergreen trees are shown in some of these area spaced 40' on center at Trees should be planted in the interior of parking areas at locations. Species are not identified, but mature 2'/2" caliper. Identify the rate of one tree for every 10 parking spaces provided width should be considered to avoid species whose mature size and should be evenly distributed throughout the interior of encroachment in the accessways. Also, one will not encroach in the the parking area. additional large interior parking lot tree is accessways and parking b. Trees required by the preceding paragraph should required. spaces. measure 2'V2 inches caliper (measured six inches above the ground); should be evenly spaced; and should be of a It is anticipated that angled views into the parking Provide an additional large species common to the area. Such trees should be planted lot will be available from the EC. Consequently, tree within the interior of in planters or medians sufficiently large to maintain the shrubs added to perimeter parking planting areas the parking area. health of the tree and shall be protected by curbing. would help mitigate impacts. c. Shrubs should be provided as necessary to minimize the Provide shrubs, 24" at parking area's impact on Entrance Corridor streets. Shrubs The proposed site plan does not address phasing planting, in the perimeter should measure 24 inches in height. of construction, but early discussions with the planting areas on the east applicant revealed that it is likely that the self- and west sides of the storage building at the rear of the property will be parking lot. constructed first. Completion of the multi -use building at the front of the property could be Revise the plan to include a delayed indefmitely. As such, it would not be landscape plan that will be available for reducing visibility of the self -storage implemented in the general building or the parking lot. In this case, negative area of the Building 1 impacts could be mitigated by additional planting footprint to help mitigate located within the area of the Building 1 footprint. the appearance of the self - storage building and the parking lot prior to Building 1 construction. See recommendation 37 below. 37 Plant species: a. Plant species required should be as The proposed plant species are not specified. Revise the Proposed approved by the Staff based upon but not limited to the Landscape Schedule to Generic Landscape Plan Recommended Species List and specify the plant species. Native Plants or Virginia Landscapes (Appendix D). 38 Plant health: The following note should be added to the The note is provided on the site plan. None. landscape 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 theplant." Development pattern and site grading 6 Site development should be sensitive to the existing natural The existing site is primarily open and grassy, Revise the proposed landscape and should contribute to the creation of an sloping down from the EC to a small stream near contours such that they organized development plan. This may be accomplished, to the northern edge of the parcel. There are a few appear natural, rounded and the extent practical, by preserving the trees and rolling large existing deciduous trees (Figure 4). have a minimum 10' radius terrain typical of the area; planting new trees along streets throughout the site where and pedestrian ways and choosing species that reflect The existing stream is to remain but will be they blend with the existing native forest elements; insuring that any grading will blend impacted by the proposed grading. A portion of topography. into the surrounding topography thereby creating a the stream is currently underground but will be continuous landscape; preserving, to the extent practical, restored to an above -ground stream channel. Revise the retaining wall existing significant river and stream valleys which may be design to incorporate located on the site and integrating these features into the There are many areas where the proposed terracing and planting for design of surrounding development; and limiting the contours do not appear to have a ten -foot those over 6' tall. building mass and height to a scale that does not overpower minimum radius where they meet the adjacent the natural settings of the site, or the Entrance Corridor. condition and would not have a natural appearance. Revise the utility layout to avoid conflicts with 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within required improvements. the corridor should be as follows: The proposed layout of the site plan is organized, a. An organized pattern of roads, service lanes, bike paths, with the proposed buildings parallel to Rio Road See recommendation 37 and pedestrian walks should guide the layout of the site. West and the parking located under and behind above. b. In general, buildings fronting the Entrance Corridor the proposed Block 1 structure. street should be parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor street. The proximity of the building to the EC is much c. Provisions should be made for connections to adjacent closer than any of the other developments in the pedestrian and vehicular circulation systems. immediate area. However, it meets the setbacks d. Open spaces should be tied into surrounding areas to specified by the zoning map amendment and, provide continuity within the Entrance Corridor. prior to right-of-way dedication, it also meets the e. If significant natural features exist on the site (including County's current setbacks for the adjoining creek valleys, steep slopes, significant trees or rock properties. Therefore, future buildings along Rio outcroppings), to the extent practical, then such natural Road West should have a similar proximity. features should be reflected in the site layout. If the provisions of Section 32.5.6.n of the Albemarle County An existing vehicle connection to one of the Zoning Ordinance apply, then improvements required by adjoining parcels is being maintained. that section should be located so as to maximize the use of existing features in screening such improvements from There is a proposed sidewalk along Rio Road Entrance Corridor streets. West, but no bike lane currently exists. There is f. The placement of structures on the site should respect also a sidewalk and pedestrian path that connect existing views and vistas on and around the site. the sidewalk along the street to the proposed multi -use path at the back of the site. 40 Site grading should maintain the basic relationship of the site to surrounding conditions by limiting the use of retaining walls and by shaping the terrain through the use of smooth, Six retaining walls are proposed for the site. Four rounded land forms that blend with the existing terrain. Steep have a maximum height of 6'. Two have cut or fill sections are generally unacceptable. Proposed maximum heights of 12' and 20' but are not contours on the grading plan shall be rounded with a ten foot terraced. There are no trees proposed along the minimum radius where they meet the adjacent condition. 12' high retaining wall, and except in the vicinity Final grading should achieve a natural, rather than of the dumpster pad, no shrubs are proposed along engineered, appearance. Retaining walls 6 feet in height and any of the retaining walls to minimize their impact taller, when necessary, shall be terraced and planted to blend on the EC and to allow them to blend into the with the landscape. landscape. An existing utility pedestal, approximately 10' from the curb along Rio Road West, is labeled as remaining. However, it is shown in the middle of the proposed sidewalk. 41 No grading, trenching, or tunneling should occur within the There are a few existing trees along the northern None. drip line of any trees or other existing features designated for edge of the parcel that are not shown to be preservation in the final Certificate of Appropriateness. removed. They do not appear to be designated as Adequate tree protection fencing should be shown on, and preserved. They are also approximately 40' coordinated throughout, the grading, landscaping and erosion below the grade of the EC. 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. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion relative to the Initial Site Plan: 1. Visibility of buildings and timing of construction. 2. Mechanical equipment close to the EC without screening. 3. Retaining walls over 6' tall without terracing or plantings. 4. Lack of large shade trees along the EC. 5. Insufficient space for required trees on the west side of parcel. Staff does not recommend approval of the initial site plan at this time and 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: 1. Revise the plan to include a landscape plan that will be implemented in the general area of the Building 1 footprint to help mitigate the appearance of the self -storage building and the parking lot prior to Building 1 construction. 2. Revise the retaining wall design to incorporate terracing and planting for those over 6' tall. • Regarding recommendations on the plan as it relates to the guidelines: None. • Regarding conditions to be satisfied prior to issuance of a grading permit: None. • Regarding the final site plan submittal: A Certificate of Appropriateness is required prior to final site plan approval. 1. Include details for the dumpster enclosure and loading zone gates in the site plan. Identify screen type, material, manufacturer and color. 2. Show how visibility of all mechanical equipment will be eliminated from the EC. 3. Revise the plan to provide the required large shade trees along the EC, at the required spacing and caliper. Revise the spacing and quantity of ornamental trees accordingly. 4. Revise the landscape schedule to identify all plant species and to reflect accurate quantities. 5. Revise the plan to show that there are no conflicts between the utilities and the proposed landscaping. 6. Provide large shade trees, 21/2' caliper at planting, spaced 40 feet on center, along the accessways. 7. Provide medium shade trees, at least 2%" caliper planting, spaced 25 feet on center, along pedestrian ways. Show trees in a naturalistic planting pattern along the multi -use path 8. Provide large trees along the perimeter of the parking area spaced 40' on center at 21/2" caliper. Identify species whose mature size will not encroach in the accessways and parking spaces. 9. Provide an additional large tree within the interior of the parking area. 10. Provide shrubs, 24" at planting, in the perimeter planting areas on the east and west sides of the parking lot. 10 11. Revise the proposed contours such that they appear natural, rounded and do not have less than a ten -foot radius throughout the site where they blend with the existing topography. 12. Revise the utility layout to avoid conflicts with required improvements. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date C1 Cover 11/4/2019 C2 Existing Boundary & Zoning 11/4/2019 C3 Existing Conditions 11/4/2019 C4 Site Plan 11/4/2019 C5 Grading and Utility Plan 11/4/2019 C6 Landscape Plan 11/4/2019 C7 Site Details 11/4/2019 9 Arty d.Y.nAd b��hj or mMo.s. v.r dpi —rvd,y l:rmr.. p.p"q—. bonds. Rl q ,A nrusvlma,—a l— b— kr-dseQn, modRr or--im.—prm l",r ♦..;----,— o—z T19 IMa¢ip*.n1. maY: d. Wg. th. GIS OW m.wrwo n 1. W a. Prftd rm—�*Milo..d WQ 4w"pt"=k-u. m*p pog was" ww Wrrimr 4-1 IEM A8511 Figure]: Vicinity map. 12 Figure 2: The view from Rio Road West (EQ along east property line. 13 r yr e.. ��� �,• .t '-�li �.. W. Wl- ff Vt 44 _ � �.� ,� i : eA n .i;b� �. •���/!��j �F}{} w. .} e * �I� e' .� r4 ,1,r , tM '`� „'= . "��F+�c .. c.. a`d _ r ntf+'.-'i':�ii.• i� •� 5 s a J14S L �t i u df yyp 0 1 'i M1� �h, flr y . ^c 'a'�d -t �,S 'k_ g� �r�r ° , �9, ti +!+c[r. �{ � `,+ x . • 1 41i s Klo y a S d jr -,-` �y of N 1 e' K r y y 4 w- )r dale MMERCIAL .tea so-sas4 Figure 6: View facing north on Rio Road showing the existing commercial building to the east of the site, and car dealership parking lot (on left) behind the site. 17 Figure 7: Properties to the west of the site include the residences at 654 Rio Road West (at left of photo) and 660 Rio Road West (behind trees at right side of photo). 18 •Y id_.r-. 'e � ti ' 4 -.fit . �,� .�;' �ti �. •� ., yr � � - r• '� ^# _ `- ' • �, f �, �;r� ���,