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HomeMy WebLinkAboutARB201900123 Staff Report 2020-01-20ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2019-123: Ivy Road Commercial Initial Site Plan Review Type Initial Site Development Plan (1 st review) Parcel Identification 060000000025AO Location 2415 Ivy Road near the intersection of Canterbury Road (Figures 1) Zoned Commercial (Cl)/Entrance Corridor (EC)/Airport Impact Area (AIA)/Steep Slopes - Managed Owner/Applicant Currell Corporation/Collins Engineering (Scott Collins) Magisterial District Samuel Miller Proposal To renovate an existing building along Ivy Road to include a 2,500 sf restaurant, a 2,000 sf commercial grocery store, 21,180 sf of commercial office space, 3,280 sf of manufacturing/processing/assembly/fabrication space, access roads, parking lots, and associated site improvements on approximately 3.89 acres. No alterations are proposed to a second existing 17,425 sf building within the site. Context This portion of Ivy Road, to the north, is a mixture of commercial and residential uses (Figures 3-5). A golf course is to the southwest. The commercial buildings in the vicinity are one and two stories tall. The adjacent development along Ivy Road predates the establishment of the EC. Visibility The south, east and west sides of the building are clearly visible from the EC (Ivy Road). The building is 68' from the right-of-way and 82' from the curb. ARB Meeting Date January 21, 2020 Staff Contact Paty Saternye PROJECT HISTORY The existing buildings on the site were built prior to the creation of the Entrance Corridor (EC) overlay district. The ARB has reviewed a number of sign applications for this property since 1990. This review was originally scheduled for the December 2, 2019 ARB meeting but was deferred by the applicant to allow revised drawings to be submitted. 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 1-4, Structure design The plan proposes alterations to the existing site None at this time. 9, 11, layout. The building is located approximately 68' & from the right-of-way and 82' from the curb. The 13- applicant proposes to alter the building facade but 16 architectural designs have not yet been submitted for review. Guidelines relating to architectural design will be addressed when the full architectural design is submitted for a formal review. 5 It is also an important objective of the Guidelines to The majority of the buildings in the area predate None at this time. establish a pattern of compatible architectural the establishment of the Ivy Road EC (Figures 3 characteristics throughout the Entrance Corridor in order to and 4); some may not meet the requirements of achieve unity and coherence. Building designs should the EC guidelines. demonstrate sensitivity to other nearby structures within the Entrance Corridor. Where a designated corridor is The applicant proposes to alter the building facade substantially developed, these Guidelines require striking a but architectural designs have not yet been careful balance between harmonizing new development submitted for review. Guidelines relating to with the existing character of the corridor and achieving context and compatibility will be addressed when compatibility with the significant historic sites in the area. the full architectural design is submitted for a formal 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 is shown on the site plan and would Confirm that the dumpster into the overall plan of development and shall, to the extent not be visible from the EC. However, the location is workable. If it possible, be compatible with the building designs used on dumpster location may partially block an will be visible from the EC the site. overhead door. Other possible locations, in the same existing concrete area, may be visible from include details for the dumpster enclosure in the 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these the EC. A detail for the enclosure is not included site plan and identify screen features will still have a negative visual impact on the in the site plan. type, material, manufacturer Entrance Corridor street, screening should be provided to and color. eliminate visibility. No existing or proposed mechanical equipment is a. Loading areas, b. Service areas, c. Refuse areas, d. shown on the site plan. Show all mechanical Storage areas, e. Mechanical equipment, f. Above -ground equipment on the site plan. utilities, and g. Chain link fence, barbed wire, razor wire, The mechanical equipment visibility note is not Show how visibility of all and similar security fencing devices. provided on the plan. mechanical equipment will be eliminated from the EC. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may There are existing above -ground utilities along the consist of. a. Walls, b. Plantings, and c. Fencing. front of the building. The existing gas meter is to be relocated, but its proposed location is not Provide the mechanical equipment visibility note. 21 The following note should be added to the site plan and the architectural plan: "Visibility of all mechanical equipment shown in the site plan. Although the existing from the Entrance Corridor shall be eliminated." water utility box is not labeled as being relocated Show the locations of the it is not shown on the proposed layout. proposed gas meter and water utility box, and ensure that they are not visible from the EC. 20 Surface runoff structures and detention ponds should be This is an existing development. Very little of the None. designed to fit into the natural topography to avoid the need natural drainage pattern remains. The impacts to for screening. When visible from the Entrance Corridor drainage are limited to the southwest corner of the street, these features must be fully integrated into the site, and along the west side of the building, landscape. They should not have the appearance of where accessways are proposed. No detention engineered features. ponds are proposed and only one new surface runoff structure is shown at the front of the 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished building in the proposed parking area. Negative site to the extent possible. visual impacts are not expected. 22- Lighting No lighting plan has been submitted. A note on None. 31 the cover sheet states that the existing light poles and building lighting shall remain and that no additional lighting is proposed. Landscaping 7 The requirements of the Guidelines regarding landscaping Six large shade trees are proposed along the EC, Revise the plan to provide are intended to reflect the landscaping characteristic of but they are spaced at 40' on center instead of the the required ornamental many of the area's significant historic sites which is required 35'. An existing mature willow oak that trees. characterized by large shade trees and lawns. Landscaping is to remain is located approximately 18' further should promote visual order within the Entrance Corridor from the EC. The 40'-spacing better Revise the plan to show and help to integrate buildings into the existing accommodates this existing tree. Ornamental trees utility easements and ensure environment of the corridor. are not proposed along the EC. that there are no conflicts between the utilities and the 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share There are utilities along, and perpendicular to, the proposed landscaping. similar characteristics. Such common elements allow for EC but easement widths are not shown on the site more flexibility in the design of structures because plan and therefore conflicts between the utilities Revise the large street trees common landscape features will help to harmonize the and landscaping cannot be fully assessed. One to a species with a narrower appearance of development as seen from the street upon proposed street tree is within 5' of an existing spread to minimize utility which the Corridor is centered. water lateral and fire line. Also, willow oaks are proposed for the street trees, and they are within conflicts. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: 12' of the existing overhead power line. (See comment #35) a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 3'/2 A 3' high decorative stone wall is proposed along inches caliper (measured 6 inches above the ground) and the EC but no wall detail or material sample have should be of a plant species common to the area. Such trees been provided. (See #35 for additional related should be located at least every 35 feet on center. information.) Similar stone walls exist in the area. b. Flowering ornamental trees of a species common to the Matching the character of those walls would be area should be interspersed among the trees required by the appropriate. 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: An insufficient number of large trees are proposed Provide two additional large a. Large trees should be planted parallel to all interior along the west side of the accessway to the west shade trees, 2%2" caliper at roads. Such trees should be at least 2'/2 inches caliper of the building. planting, spaced 40 feet on (measured six inches above the ground) and should be of a center, along the west side of the accesswa . plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: Frontage trees and perimeter parking lot trees (See comment #35) a. Medium trees should be planted parallel to all interior double as pedestrian way trees along the two pedestrian ways. Such trees should be at least 2'/2 inches interior connections. However, the trees along the caliper (measured six inches above the ground) and should sidewalk adjacent to the building are not the be of a species common to the area. Such trees should be required size. (See #35 for additional related located at least every 25 feet on center. information.) 36 Landscaping of buildings and other structures: 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. 35 Landscaping of parking areas: With the exception of the front parking lot, which Provide the standard a. Large trees should align the perimeter of parking areas, is adjacent to the EC and therefore has large street perimeter and interior located 40 feet on center. trees, no perimeter parking lot trees are proposed. parking lot landscaping in Trees should be planted in the interior of parking areas at Also, an insufficient number of large shade trees all parking areas where the rate of one tree for every 10 parking spaces provided are proposed within the interior of the parking improvements (other than and should be evenly distributed throughout the interior of areas. In the front parking lot the majority of the paint striping) are proposed. the parking area. trees proposed are small deciduous. In the rear b. Trees required by the preceding paragraph should parking lots only three large trees are provided for Provide a wall detail and a measure 2'/z inches caliper (measured six inches above the 88 parking spaces. No parking lot trees have been material sample for the ground); should be evenly spaced; and should be of a provided for the 6 proposed spaces on the east stone wall proposed species common to the area. Such trees should be planted side of the building, but there is no expected between the EC and the in planters or medians sufficiently large to maintain the change in appearance from current conditions in front parking area. health of the tree and shall be protected by curbing. that location. Staff has learned that the applicant Matching the character of c. Shrubs should be provided as necessary to minimize the intends to provide asphalt, curb and gutter in the other retaining walls in the parking area's impact on Entrance Corridor streets. Shrubs back parking lots. With that change, the parking area would be appropriate. should measure 24 inches in height. lot landscaping requirements should be met. Remove the decorative A 3' high decorative stone wall is proposed along stone wall from the Existin(� the EC, which will minimize the impact of the Conditions & Demolition front parking area on the EC, but no wall detail or Plan. material sample have been provided. Also, the proposed decorative wall is shown on the Existing Conditions & Demolition Plan. 37 Plant species: a. Plant species required should be as The proposed plant species are appropriate. None. approved by the 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 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 This is an existing development and very little None. landscape and should contribute to the creation of an natural landscape remains on the site. With the organized development plan. This may be accomplished, to exception of the managed steep slopes on the west the extent practical, by preserving the trees and rolling side of the parcel, which will not be impacted by terrain typical of the area; planting new trees along streets the proposed layout, the site is very flat. and pedestrian ways and choosing species that reflect native forest elements; insuring that any grading will blend There are three large existing deciduous trees into the surrounding topography thereby creating a between the EC and the building, one of which is continuous landscape; preserving, to the extent practical, to remain. There are also existing evergreen trees existing significant river and stream valleys which may be and shrubs along the front of the building (Figure located on the site and integrating these features into the 2). design of surrounding development; and limiting the building mass and height to a scale that does not overpower The existing building is parallel to Ivy Road. the natural settings of the site, or the Entrance Corridor. A vehicle connection is proposed to the west. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: There is an existing paved walkway along Ivy a. An organized pattern of roads, service lanes, bike paths, Road that will remain. and pedestrian walks should guide the layout of the site. b. In general, buildings fronting the Entrance Corridor No retaining walls are proposed. 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 32.5.6.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. 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, rounded land forms that blend with the existing terrain. Steep cut or fill sections are generally unacceptable. Proposed contours on the grading plan shall be rounded with a ten foot minimum radius where they meet the adjacent condition. Final grading should achieve a natural, rather than engineered, appearance. Retaining walls 6 feet in height and taller, when necessary, shall be terraced and planted to blend with the landscape. 41 No grading, trenching, or tunneling should occur within the There are three trees, a willow oak along the EC Show tree protection drip line of any trees or other existing features designated for and two trees on the west side of the building, that fencing for preserved trees preservation in the final Certificate of Appropriateness. are not to be removed. No tree protection fencing in both the grading and Adequate tree protection fencing should be shown on, and is shown on, and no conservation checklist is landscape plans. coordinated throughout, the grading, landscaping and erosion included in, the site plan. and sediment control plans. There is grading proposed within the dripline of Provide a conservation checklist in the site plan. 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected the two trees that are to remain on the west side of on the site prior to any grading activity on the site. This the building. Ensure that no grading is protection should remain in place until completion of the proposed within the dripline development of the site. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. of any tree designated as preserved. Signs A note is included in the "Site Plan Notes:" on If multiple tenants will sheet 3 that states, "Individual signs will require occupy this building, submit sign applications and sign designs will be required a comprehensive sign plan to meet standard sign guidelines regarding size, for review. Note that ARB scale proportion relative to the sign band and the approval of a overall building." comprehensive sign plan is required for multi -tenant A comprehensive sign plan is required for multi- buildings with the final site tenant buildings. Approval of a comprehensive plan. sign plan is required prior to final ARB approval. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Frontage trees within 12' of overhead power lines. 2. Landscaping of improved parking areas. Regarding the Initial Site Plan: 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) recommended conditions of initial plan approval: 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. Provide the conservation checklist in the site plan. 2. Provide a tree protection fencing detail in the site plan and show the tree protection fencing in the Grading and Draining Plan sheet. • Regarding the Final Site Plan A Certificate of Appropriateness is required prior to final site plan approval. The following items must be addressed, in addition to all items on the Final Site Plan Checklist. Confirm that the dumpster location is workable. If it will be visible from the EC include details for the dumpster enclosure in the site plan and identify screen type, material, manufacturer and color. 2. Show all mechanical equipment on the site plan. Show how visibility of all mechanical equipment will be eliminated from the EC. 3. Provide the mechanical equipment visibility note: Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. 4. Show the locations of the proposed gas meter and water utility box, and ensure that they are not visible from the EC. 5. Revise the plan to provide the required ornamental trees. 6. Revise the plan to show utility easements and ensure that there are no conflicts between the utilities and the proposed landscaping. 7. Revise the large street trees to a species with a narrower spread to minimize utility conflicts. 8. Provide two additional large shade trees, 2'/z" caliper at planting, spaced 40 feet on center, along the west side of the accessway. 9. Provide the standard perimeter and interior parking lot landscaping in all parking areas where improvements (other than paint striping) are proposed: 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. 10. Provide a wall detail and a material sample for the stone wall proposed between the EC and the front parking area. Matching the character of other retaining walls in the area would be appropriate. 11. Remove the decorative stone wall from the Existing Conditions & Demolition Plan. 12. Show tree protection fencing for preserved trees in both the grading and landscape plans. 13. Provide a conservation checklist in the site plan. 14. Ensure that no grading is proposed within the dripline of any tree designated as preserved. 15. If multiple tenants will occupy this building, submit a comprehensive sign plan for review. Note that ARB approval of a comprehensive sign plan is required for multi -tenant buildings with the final site plan. ARB Motion A. If the Initial Site Plan is recommended for approval: Move to approve the consent agenda and forward the recommendations outlined in the staff report to the Agent for the Site Review Committee. B. If the Initial Site Plan is not recommended for approval: Move to forward the following recommendation to the Agent for the Site Review Committee: Prior to Initial Plan approval, the following items must be resolved to the satisfaction of the ARB: (list the items) TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date 1 Cover Sheet 11/4/2019 2 Existing Conditions & Demolition Plan 11/4/2019 3 Layout & Utility Plan 11/4/2019 4 Grading and Drainage Plan 11/4/2019 5 Notes & Details 11/4/2019 6 Landscaping Plan 11/4/2019 10 nmd.l.ml„aen d bP�>� er �nw... w..,ry aePleeA d w�r�l �-n��e�n+. P�rsr ���• o• ca�d,r:< �..m yr..,: nlam.a� war .emu:nan.�m n.. qua r7, nM d..�q�..��� �r ��.�Iwr �r:m��c oa � a+an��. 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