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HomeMy WebLinkAboutARB202000017 Staff Report 2020-05-19ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2020-17: Stemmle Enterprises Inc. Review Type Building Permit Review Parcel Identification 032000000017EO Location 3669 Dobleann Drive, on the north side of Airport Road, approximately 280' west of Timberwood Blvd. Zoned Light Industrial (LI), Entrance Corridor (EC) Owner/Applicant Stemmle Enterprises LLC/Kennon Williams Landscape Studio (Mark Rylander) Magisterial District Rio Proposal To demolish an existing one-story building and to construct a one-story 6,000 sf building to accommodate office, warehouse and garage space along with associated site improvements on approximately .98 acres. Context The subject property is accessed by an internal road, Dobleann Drive, and is located within an industrial park. Three churches are located nearby, and a vacant, wooded parcel is located across Airport Road to the south. Visibility The proposed development will be readily visible from the Entrance Corridor. ARB Meeting Date March 2, 2020 Staff Contact Khris Taggart PROJECT HISTORY The ARB has reviewed no previous proposals for this site. A pre -application conference was held on July 22, 2019. This submittal includes both architectural and site changes. However, as no changes are being made to the existing entrance and no additional parking is needed for the use, a site plan amendment is not required. Therefore, only recommendations (not requirements) can be made on the site plan as it relates to Entrance Corridor guidelines. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION GENERAL GUIDELINES Purpose, Compatibility with significant historic sites, Structure desi n 1 The goal of the regulation of the design of development The building's simple form, roof shape Revise the architectural within the designated Entrance Corridors is to ensure that and canopy emphasizing the building design to incorporate new development within the corridors reflects the entrance are features found in local materials to better reflect traditional architecture of the area. Therefore, it is the historic buildings; however, the overall the design characteristic purpose of ARB review and of these Guidelines, that character of the proposed building is not of local significant proposed development within the designated Entrance reflective of the traditional architecture historic structures. Corridors reflect elements of design characteristic of the of the area. significant historical landmarks, buildings, and structures of the Charlottesville and Albemarle area, and to promote orderly and attractive development within these corridors. The proposed new building and added Applicants should note that replication of historic structures landscaping would help promote orderly and is neither required nor desired. attractive development along the corridor. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites The character of this Entrance Corridor is as ensembles of buildings, land, and vegetation. In order mixed, with small scale industrial buildings to accomplish the integration of buildings, land, and nearby. The proposed building would be vegetation characteristic of these sites, the Guidelines consistent with those structures, but, many of require attention to four primary factors: compatibility them were constructed before the with significant historic sites in the area; the character of establishment of the Entrance Corridors and the Entrance Corridor; site development and layout; and therefore were not required to meet the landsca in guidelines. The proposed landscaping would bring the site more in line with the Entrance 3 New structures and substantial additions to existing structures should respect the traditions of the architecture Corridor guidelines. 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 as special functional requirements. 9 Building forms and features, including roofs, windows, The use of concrete masonry, while Revise the architectural doors, materials, colors and textures should be compatible compatible with the industrial character of design to incorporate with the forms and features of the significant historic the corridor, is not appropriate at the materials to better reflect buildings in the area, exemplified by (but not limited to) proposed scale for the EC. Incorporating the design characteristic the buildings described in Appendix A [of the design another material would help break up the of local significant guidelines]. The standard of compatibility can be met building mass. The storefront bays and historic structures, such through scale, materials, and forms which may be garage bay doors help to break up the as incorporating brick embodied in architecture which is contemporary as well as masonry fagade, but the overhead doors are and/or revising some of traditional. The replication of important historic sites in large and mostly opaque. Overhead doors the split face block to Albemarle County is not the objective of these guidelines. that incorporate more glass would be appropriate. Increasing the glass to match the ground face block. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a height of the storefront glass would help Increase the amount of cohesive whole. establish a visual line across the fagade and enhance the scale and proportions. glass in the overhead doors on the south 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural elevation, consistent with characteristics throughout the Entrance Corridor in order The finish schedule lists asphalt shingles for the storefront windows. to achieve unity and coherence. Building designs should the roof with standing seam metal as an demonstrate sensitivity to other nearby structures within alternative. The standing seam metal would It is recommended that the Entrance Corridor. Where a designated corridor is have a more appropriate appearance; the standing seam metal substantially developed, these Guidelines require striking however, the asphalt shingles are not out of be used for the roofing a careful balance between harmonizing new development character. material. with the existing character of the corridor and achieving compatibility with the significant historic sites in the area. Due to many of the buildings being built prior to the establishment of the EC 10 Buildings should relate to their site and the surrounding context of buildings. guidelines, most of the existing buildings on this corridor were not subject to ARB review. The church to the east of the proposed site, which was approved by the ARB, uses brick to establish a tie to the significant historic buildings of the County. The scale of the proposed building (I -story, 6,000 sf) and roof form (hipped roof) are cohesive with the rest of the Entrance Corridor. However, the use of brick on a portion of the elevations would further strengthen the relationship between the proposed building and other buildings on this corridor, including the church to the east and the MicroAire Surgical Instruments building to the southeast. 11 The overall design of buildings should have human scale. The storefront bays and garage bay doors None at this time. Scale should be integral to the building and site design. help to break up the fagade of the building and create a sense of human scale. 13 Any appearance of "blankness" resulting from building The east elevation, which is visible from Revise the east elevation design should be relieved using design detail or Airport Road, has an awkward appearance to incorporate additional vegetation, or both. resulting from a horizontal band of windows design details to relieve above a door creating a top-heavy "blankness" and make appearance, and a significant degree of landscaping changes to blankness across the elevation. Also deemphasize the proposed are four evergreen trees spaced awkward character of the across the elevation, a row of viburnum elevation. along the east end of the elevation, and a mechanical screening fence along the west end of the elevation. These features fill some of the blank area, but their placement tends to emphasize the awkward character. Additional design details and shade trees with a broader branching system would help mitigate the appearance. 14 Arcades, colonnades, or other architectural connecting There are no architectural connecting devices None. devices should be used to unify groups of buildings within proposed in this site. A single building is a development. proposed, so connecting devices aren't necessary. 15 Trademark buildings and related features should be The proposed building does not appear to be None. modified to meet the requirements of the Guidelines. a trademark building. 16 Window glass in the Entrance Corridors should not be The visible light transmittance on the Revise the proposed glass highly tinted or highly reflective. Window glass in the proposed glass drops below 40% (35%). The so that the VLT does not Entrance Corridors should meet the following criteria: Visible li ht reflectance on the proposed drop below 40%. Visible light transmittance (VLT) shall not drop below glass does not exceed 30%. 40%. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application,for,final review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated There is an existing transformer box and Provide a dumpster fence into the overall plan of development and shall, to the related equipment along the EC, as well as detail in the plan. extent possible, be compatible with the building designs overhead and underground utilities. used on the site. Ground -mounted mechanical equipment is 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, located at the north end of the east elevation these features will still have a negative visual impact on the where it is screened by a fence with a gray Entrance Corridor street, screening should be provided to stained finish. The fencing is integrated into eliminate visibility. a. Loading areas, b. Service areas, c. the building through color coordination with Refuse areas, d. Storage areas, e. Mechanical equipment, the storefront, bay doors, and canopy along f. Above -ground utilities, and g. Chain link fence, barbed the elevations. A dumpster located at the wire, razor wire, and similar security fencing devices. northeast corner of the site is screened with evergreen landscaping. A fence detail has not 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may been provided, but a fence appears to be consist of: a. Walls, b. Plantings, and c. Fencing. shown on the lighting plan. 20 Surface runoff structures and detention ponds should be No new surface runoff structures or detention None. designed to fit into the natural topography to avoid the need ponds are proposed. for screening. When visible from the Entrance Corridor street, these features must be fully integrated into the landscape. They should not have the appearance of engineered features. 21 The following note should be added to the site plan and the The note is not present on the site plan or the Add the standard architectural plan: "Visibility of all mechanical equipment architectural plan. mechanical equipment from the Entrance Corridor shall be eliminated." note to the site and architectural plans. Li tin General Guidelines 22 Light should be contained on the site and not spill over The light does not exceed .5 foot-candles None. onto adjacent properties or streets; over any public roadways or properties zoned Rural Areas or Residential. 23 Light should be shielded, recessed or flush -mounted to The proposed lighting is shielded, recessed None. eliminate glare. All fixtures with lamps emitting 3000 or flush -mounted. The proposed lamps lumens or more must be full cutoff fixtures. emittin 3000 lumens or more are full cutoff fixtures. 24 Light levels exceeding 30 foot-candles are not appropriate The maximum light level is 14.7 fc. None. for display lots in the Entrance Corridors. Lower light levels will apply to most other uses in the Entrance Corridors. 25 Light should have the appearance of white light with a All fixtures are proposed with a color None. warm soft glow; however, a consistent appearance temperature of 3000K, which is typically a throughout a site or development is required. soft, warm white. Consequently, if existing lamps that emit non -white light are to remain, new lamps maybe required to match them. 26 Dark brown, dark bronze, or black are appropriate colors The proposed color for the free-standing pole Include a note on the for free-standing pole mounted light fixtures in the mounted and building mounted light fixtures, lighting plan indicating Entrance Corridors. as well as the proposed bollards, is dark bronze. that the 20' maximum height of the pole - 27 The height and scale of freestanding, pole -mounted light fixtures should be compatible with the height and scale of mounted light fixtures the buildings and the sites they are illuminating, and with The height of the proposed freestanding, includes any concrete the use of the site. Typically, the height of freestanding pole -mounted light fixtures does not exceed bases. pole -mounted light fixtures in the Entrance Corridors 20 feet. However, it is unclear if this includes should not exceed 20 feet, including the base. Fixtures that the base. exceed 20 feet in height will typically require additional screening to achieve an appropriate appearance from the Entrance Corridor. 28 In determining the appropriateness of lighting fixtures for the Entrance Corridors, the individual context of the site will be taken into consideration on a case by case basis. 29 The following note should be included on the lighting The note is on the lighting plan. None. plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half foot-candle." 30- Guidelines for the Use of Decorative Landscape Lighting There is no decorative lighting proposed for None. 31 the site. Landscaping 7 The requirements of the Guidelines regarding landscaping A lawn with shade trees is not particularly None. are intended to reflect the landscaping characteristic of appropriate for this use, but the proposed many of the area's significant historic sites which is landscaping will increase the visual order characterized by large shade trees and lawns. Landscaping along the corridor and bring the site closer to should promote visual order within the Entrance Corridor meeting the EC guidelines. 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 The landscaping plan has large shade trees It is recommended that streets should include the following: proposed to be planted at 35' on center at the landscaping plan be a. Large shade trees should be planted parallel to the 3.5" caliper. revised to show Entrance Corridor Street. Such trees should be at least 31/2 interspersed ornamental inches caliper (measured 6 inches above the ground) and There are no ornamental trees along the EC trees along the EC. should be of a plant species common to the area. Such shown on the landscaping plan. The addition trees should be located at least every 35 feet on center. of interspersed ornamental trees along the b. Flowering ornamental trees of a species common to the EC frontage would increase the continuity area should be interspersed among the trees required by the along the corridor. 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: There is an existing interior road that has no None. a. Large trees should be planted parallel to all interior existing planting area and the applicant roads. Such trees should be at least 2'/2 inches caliper proposes no changes. (measured six inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: There are no interior pedestrian ways beyond None. a. Medium trees should be planted parallel to all interior the sidewalk provided at the building pedestrian ways. Such trees should be at least 2%2 inches entrance. 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: Large shade trees are proposed along the None. a. Large trees should align the perimeter of parking areas, eastern perimeter of the parking area at 15' located 40 feet on center. Trees should be planted in the on center and 2.5" caliper. The trees along interior of parking areas at the rate of one tree for every 10 the southern end of the parking area serve as parking spaces provided and should be evenly distributed EC frontage trees and parking lot trees. throughout the interior of the parking area. Shrubs at the minimum planting height of b. Trees required by the preceding paragraph should 24" are proposed along both the eastern and measure 2'/2 inches caliper (measured six inches above the southern perimeter of the parking area. ground); should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to maintain the health of the tree and shall be protected by curbing. c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 36 Landscaping of buildings and other structures: Along the east elevation there are four Revise the landscaping a. Trees or other vegetation should be planted along the evergreen trees and a row of viburnum along the east elevation to front of long buildings as necessary to soften the proposed. These features fill some of the deemphasize the appearance of exterior walls. The spacing, size, and type blank area, but their placement tends to awkward character of the of such trees or vegetation should be determined by the emphasize the awkward character of the elevation. length, height, and blankness of such walls. building elevation. Shade trees with a b. Shrubs should be used to integrate the site, buildings, broader branching system would help and other structures; dumpsters, accessory buildings and mitigate the appearance. structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: The proposed plant species are on the None. a. Plant species required should be as approved by the recommend species lists. 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 note is on the landscaping plan. None. The following note should be added to the landscapeplan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." Site development and layout 6 Site development should be sensitive to the existing The lone tree on site is being removed to None. natural landscape and should contribute to the creation of construct the new building. However, an organized development plan. This may be landscaping is being improved along the EC accomplished, to the extent practical, by preserving the and along the RA zoned property to the East. trees and rolling terrain typical of the area; planting new trees along streets and pedestrian ways and choosing The site has been previously developed and species that reflect native forest elements; insuring that the existing grading is not being significantly any grading will blend into the surrounding topography altered. thereby creating a continuous landscape; preserving, to the extent practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design of surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. 39 The relationship of buildings and other structures to the The existing site layout is to remain. None at this time. Entrance Corridor street and to other development within the corridor should be as follows: The building is parallel to the EC, the a. An organized pattern of roads, service lanes, bike paths, distance from the building to the EC and on - and pedestrian walks should guide the layout of the site. site circulation patterns are similar to the b. In general, buildings fronting the Entrance Corridor current conditions. street should be parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor street. An existing sidewalk runs along Airport c. Provisions should be made for connections to adjacent Road and is to remain. pedestrian and vehicular circulation systems. d. Open spaces should be tied into surrounding areas to The site has been previously developed. A provide continuity within the Entrance Corridor. single existing tree will be removed; e. If significant natural features exist on the site (including however, the proposed new landscaping will creek valleys, steep slopes, significant trees or rock compensate for the loss. outcroppings), to the extent practical, then such natural features should be reflected in the site layout. If the Views are not expected to be negatively provisions of Section 32.5.2.n of the Albemarle County impacted. Zoning Ordinance apply, then improvements required by that section should be located so as to maximize the use of existing features in screening such improvements from Entrance Corridor streets. f. The placement of structures on the site should respect existing views and vistas on and around the site. Site Grading 40 Site grading should maintain the basic relationship of the The existing site grading is not being None. site to surrounding conditions by limiting the use of significantly altered. retaining walls and by shaping the terrain through the use of smooth, rounded landforms 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 no trees on the site plan that are None. drip line of any trees or other existing features designated designated for preservation. for preservation in the final Certificate of Appropriateness. Adequate tree protection fencing should be shown on, and coordinated throughout, the grading, landscaping and erosion and sediment control plans. 42 Areas designated for preservation in the final Certificate There are no areas on the site plan that are None. of Appropriateness should be clearly delineated and designated for preservation. 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 There are no areas on the site plan that are None. movement of heavy equipment within this area. designated for preservation. 44 Natural drainage patterns (or to the extent required, new The site is already developed. Drainage None. drainage patterns) should be incorporated into the finished patterns are not changing. site to the extent possible. 10 1.10UTIuM WO] a;3DWOUVIuID1e117.111to] ►`KI Staff recommends the following as the primary points of discussion: 1. Proposed building materials: • Concrete masonry units/brick • Asphalt shingles/standing seam metal 2. Garage bay doors along the south elevation. 3. Blankness of east elevation. Staff recommends the following changes to the proposal: • Regarding recommendations on the site plan: 1. Provide a dumpster fence detail in the plan. 2. Add the standard mechanical equipment note to the site plan. 3. Include a note on the lighting plan indicating that the 20' maximum height of the pole -mounted light fixtures includes any concrete bases. 4. It is recommended that the landscaping plan be revised to show interspersed ornamental trees along the EC. Regarding the architectural design: 1. Revise the architectural design to incorporate materials to better reflect the design characteristic of local significant historic structures, such as incorporating brick and/or revising some of the split face block to ground face block. 2. Increase the amount of glass in the overhead doors on the south elevation, consistent with the storefront windows. 3. It is recommended that the standing seam metal be used as the roofing material. 4. Revise the east elevation to incorporate additional design details to relieve "blankness" and make landscaping changes to deemphasize the awkward character of the elevation. 5. Revise the proposed glass so that the VLT does not drop below 40%. 6. Add the standard mechanical equipment note to the architectural plans. 11 0W.11.1gW.1 This report is based on the following submittal items: Sheet # Drawing Name Drawin Date/Revision Date T 1.00 Title Sheet 01/17/20 L0.01 Existing Conditions and Demolition Notes 01/17/20 L1.00 Site Plan 01/17/20 L1.01 Landscape Plan 01/17/20 L1.02 Lighting Plan and Photometrics 01/17/20 L2.00 Elevations and Site Sections 01/17/20 L2.01 Site Sections at Property Line 01/17/20 12 uor, un vorue3s Ps�rart rtr onr9s r , I u-' { IPVFl eBi n�o,P�E � _ RG,QViO,p, GIM�I Figure 1: South elevation facing Airport Road. NOM LCCMIOFLS OF PC65ELE PUIURE C1hrrB;' x 03WHIPOLAS Figure 2: East elevation facing the LDS church. Iq� i,lS CPB•FY.kAY±E COh,�IH5T0 s -{ 0„4- __-4:wl 13