HomeMy WebLinkAboutARB202000074 Staff Report 2020-07-31ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2020-74: Malloy Ford Final Site Plan
Review Type
Final review of a site plan and architectural design
Parcel Identification
045000000068A0, 045000000112BI
Location
2060 Seminole Trail
Zoned
Highway Commercial (HC), Entrance Corridor (EC)
Owner/Applicant
Malloy Properties III LL c/o Malloy Companies LLC/BRW Architects (David Timmerman) and Valerie Long
Magisterial District
Rio
Proposal
To establish outdoor sales/storage/display of vehicles in the area previously occupied by the furniture showroom building, including the addition of landscaping and
lighting, and to paint the exterior of the remaining portion of the building.
Context
The surrounding area is a heavily developed commercial corridor. Automobile dealerships with vehicle display are located nearby, including the Malloy Ford property on
the adjacent parcel to the north.
Visibility
The proposed development will be readily visible from the Entrance Corridor.
ARB Meeting Date
August 3, 2020
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The ARB completed an advisory review (ARB-2019-143) of a request for a special use permit for outdoor sales, storage and display on January 21, 2020. Action was deferred to February 3 to
accommodate submittal of additional information after the review of which the ARB recommended approval of the outdoor display use with conditions. Some comments were also made at that time
to be addressed with the final site plan. They are included in the Analysis section of this report.
The Planning Commission reviewed the SP application on May 12 and the Board of Supervisors approved the application on July 1 with the conditions recommended by the ARB.
The showroom portion of the building has been demolished and the remaining building has been painted.
ANALYSIS
REF
GUIDELINE
2/3/2020
CURRENT ISSUE
CURRENT
RECOMMENDATIO
RECOMMENDATION
N
GENERAL GUIDELINES
Purpose; Compatibility with significant historic sites; Compatibility with the
character of the Entrance Corridor; Structure design
1
The goal of the regulation of the design of development within the designated
The building that remains is essentially a
Clarify on the drawings
Entrance Corridors is to insure that new development within the corridors reflects the
blank box. The applicant proposes no
how the new eastern
traditional architecture of the area. Therefore, it is the purpose of ARB review and of
treatment beyond painting (and some
elevation of the building
these Guidelines, that proposed development within the designated Entrance
painting has been completed, see Figures 1,
will be treated to result in
Corridors reflect elements of design characteristic of the significant historical
2 and 3). Simply painting the remaining
the appearance of a clean,
landmarks, buildings, and structures of the Charlottesville and Albemarle area, and to
structure adds nothing to make the structure
organized, finished
promote orderly and attractive development within these corridors. Applicants should
more representative of traditional
elevation.
note that re lication of historic structures is neither required nor desired.
architecture of the area, but the new color is
coordinated with the dealership building to
2
Visitors to the significant historical sites in the Charlottesville and Albemarle area
See landscape
experience these sites as ensembles of buildings, land, and vegetation. In order to
recommendations,
the north. The architectural drawings note
accomplish the integration of buildings, land, and vegetation characteristic of these
below.
that the pedestrian doors will be painted to
sites, the Guidelines require attention to four primary factors: compatibility with
match the grey walls. The doors are
significant historic sites in the area; the character of the Entrance Corridor; site
currently white and are prominent against
development and layout; and landscaping.
the grey walls.
3
New structures and substantial additions to existing structures should respect the
traditions of the architecture of historically significant buildings in the Charlottesville
The building is represented in the
and Albemarle area. Photographs of historic buildings in the area, as well as drawings
architectural drawings as having a clear
of architectural features, which provide important examples of this tradition are
painted surface. The current condition
contained in Appendix A.
shows elements and shadows of the
previous structure that convey an
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
unfinished, disordered appearance. The
impose a rigid design solution for new development. Replication of the design of the
proposal appears to rely on landscaping to
important historic sites in the area is neither intended nor desired. The Guideline's
mitigate these negative impacts.
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.
Note that the side elevation drawing does
The Guidelines allow individuality in design to accommodate varying tastes as well as
not accurately represent the overhead door
special functional requirements.
on that side and the front elevation drawing
reverses the position of the two doors at the
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
north end of that elevation.
buildings in the area, exemplified b 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.
1 I
The overall design of buildings should have human scale. Scale should be integral to
The proposed building presents no
the building and site design.
fenestration, material changes, architectural
elements or detailing to convey scale. The
13
Any appearance of "blankness" resulting from building design should be relieved
using design detail or vegetation, or both.
proposal results in a nearly entirely blank
building. Proposed landscaping will
eventually limit visibility of the east wall of
the building.
5
It is also an important objective of the Guidelines to establish a pattern of compatible
Paint color is the proposed means by which
None.
architectural characteristics throughout the Entrance Corridor in order to achieve unity
the body shop building would be made to
and coherence. Building designs should demonstrate sensitivity to other nearby
relate to the surrounding context (the
structures within the Entrance Corridor. Where a designated corridor is substantially
Malloy Ford dealership to the north).
developed, these Guidelines require striking a careful balance between harmonizing
new development with the existing character of the corridor and achieving
compatibility with the significant historic sites in the area.
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.
14
Arcades, colonnades, or other architectural connecting devices should be used to
No physical connecting devices are
None.
unify groups of buildings within a development.
proposed. Given the nature of the proposed
use, physically connecting to the building to
the north does not appear to be feasible.
15
Trademark buildings and related features should be modified to meet the requirements
The proposed renovation would not result in
None.
of the Guidelines.
a trademark design, but the paint color is a
connection to the company standard.
16
Window glass in the Entrance Corridors should not be highly tinted or highly reflective.
No glass is proposed.
None.
Window glass in the Entrance Corridors should meet the following criteria: Visible
light transmittance (VLT) shall not drop below 40016. Visible light reflectance (VLR)
shall not exceed 30%. Specifications on the proposed window glass should be
submitted with the applicationforfinal review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall plan of
Indicate new and
There is existing rooftop equipment that is
Consider methods for
development and shall, to the extent possible, be compatible with the building designs
existing equipment
visible from the street now that the front
minimizing the visibility
used on the site.
locations on the plans.
portion of the building has been removed,
but it is not shown on any drawings. No
of the rooftop equipment.
18
The following should be located to eliminate visibility from the Entrance Corridor street.
None.
If, after appropriate siting, these features will still have a negative visual impact on the
screening is proposed. It is likely that
Entrance Corridor street, screening should be provided to eliminate visibility. a. Loading
anything added to the building to screen the
areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f.
equipment would draw further attention to
Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar
the structure and equipment. No new
security fencingdevices.
equipment is shown on the plan.
19
Screening devices should be compatible with the design of the buildings and
None.
surrounding natural vegetation and may consist of. a. Walls, b. Plantings, and c.
Fencing.
20
Surface runoff structures and detention ponds should be designed to fit into the natural
None.
Stormwater features are not expected to
None.
topography to avoid the need for screening. When visible from the Entrance Corridor
have a visual impact on the EC.
street, these features must be frilly 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 architectural plan: "Visibility
Add the standard
The note has been added to the plans.
None.
of all mechanical equipment from the Entrance Corridor shall be eliminated."
equipment note to the
site and architectural
tans.
22-31
Lighting
22
Light should be contained on the site and not spill over onto adjacent properties or
There is no excessive spillover.
None.
streets;
23
Light should be shielded, recessed or flush -mounted to eliminate glare. All fixtures
Proposed fixtures are full cutoff fixtures.
None.
with lamps emitt ng 3000 lumens or more must be full cutoff fixtures.
24
Light levels exceeding 30 footcandles are not appropriate for display lots in the
Maximum light levels
Maximum light level proposed is 19.8 fc.
None.
Entrance Corridors. Lower light levels will apply to most other uses in the Entrance
must not exceed 22.8 fc
Corridors.
at the ground in the
display lot and 20 fc in
all other locations.
25
Light should have the appearance of white light with a wane soft glow; however, a
The proposed color temperature is 4000K,
Revise the lighting plan
consistent appearance throughout a site or development is required. Consequently, if
which is a bright white — not a wane white -
to show a light fixture
existing lamps that emit non -white light are to remain, new lamps may be required to
light. 2000-3000K produces a warn white
with lamps that emit a
match them.
light; the higher temperatures have greater
impact on the dark sky. The cut sheet for the
warns white light in the
2000-3000K range.
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.
proposed fixture does not list a lamp option
within the 2000-3000K range, but the
fixture does match the one approved for the
dealership site. Significant concerns about
over -illumination of this site were voiced
during the PC and BOS reviews of the
special use permit. Given these concerns, an
alternate fixture would be appropriate if the
proposed fixture cannot be fitted with a
warn white lamp.
26
Dark brown, dark bronze, or black are appropriate colors for free-standing pole
A note on the lighting plan states that
None.
mounted light fixtures in the Entrance Corridors.
fixtures will have a dark bronze finish.
27
The height and scale of freestanding, pole -mounted light fixtures should be
Maximum height of
A note on the lighting pole confirms that
None.
compatible with the height and scale of the buildings and the sites they are
new pole lights
pole lights will not exceed 20' in height.
illuminating, and with the use of the site. Typically, the height of freestanding pole-
(including bases and
mounted light fixtures in the Entrance Corridors should not exceed 20 feet, including
fixtures), must not
the base. Fixtures that exceed 20 feet in height will typically require additional
exceed 20'.
screening to achieve an appropriate appearance from the Entrance Corridor.
29
The following note should be included on the lighting plan: "Each outdoor luminaire
The note has been added to the lighting
None.
equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff
plan.
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 footcandle."
Guidelines or the Use o Decorative Landscape Lighting
30
light used for decorative effect shall:
No decorative lighting is proposed.
None.
a. be compatible with the character of the Entrance Corridor. Compatibility of exterior
lighting and lighting fixtures is assessed in terms of design, use, size, scale, color, and
brightness.
b. impact only the immediate site. The effect of the illumination should not be
discernible from distances along the Entrance Corridor.
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to reflect the
The minimum depth of
The depth of the planting island adjacent to
Consider adding more
landscaping characteristic of many of the area's significant historic sites which is
the planting island
the easternmost parking row is 10'.
ornamental trees to the
characterized by large shade trees and lawns. Landscaping should promote visual
adjacent to the
easternmost planting
order within the Entrance Corridor and help to integrate buildings into the existing
easternmost parking
The planting island adjacent to the
island.
environment of the corridor.
row must be 10'.
easternmost parking row contains 6
American Elm trees (large shade), 3'/z"
8
Continuity within the Entrance Corridor should be obtained by planting different
types of plant materials that share similar characteristics. Such common elements
The planting island
caliper at planting, with a row of shrubs
allow for more flexibility in the design of structures because common landscape
adjacent to the
(inkberry holly and rhododendron), but just
features will help to harmonize the appearance of development as seen from the street
easternmost parking
3 Redbuds (ornamentals).
u on which the Coffidor is centered.
row must contain 6
large shade trees, 3%"
32
Landscaping along the frontage of Entrance Corridor streets should include the
following:
caliper at planting,
a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such
interspersed
trees should be at least 3'/z inches caliper (measured 6 inches above the ground) and
ornamentals, and a row
should be of a plant species common to the area. Such trees should be located at least
of shrubs. Trees shown
every 35 feet on center.
adjacent to the frontage
b. Flowering ornamental trees of a species common to the area should be interspersed
planting bed are
among the trees required by the preceding paragraph. The ornamental trees need not
acceptable due to the
alternate one for one with the large shade trees. They may be planted among the large
preexisting geometry of
shade trees in a less regular spacing pattern.
the access road.
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:
None.
Trees are proposed along the south side of
None.
a. Large trees should be planted parallel to all interior roads. Such trees should be at
the travelway adjacent to the Malloy
least 2% inches caliper (measured six inches above the ground) and should be of a
showroom site at the required size and
plant species common to the area. Such trees should be located at least every 40 feet
spacing.
on center.
34
Landscaping along interior pedestrian ways:
None.
No pedestrian ways are proposed.
None.
a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees
should be at least 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 row of shrubs and
13 interior parking lot trees are required. 12
Provide large shade trees
a. Large trees should align the perimeter of parking areas, located 40 feet on center.
one large shade tree,
trees are provided entirely interior to the
(40' on center) and a row
Trees should be planted in the interior of parking areas at the rate of one tree for every
2%" caliper at planting,
parking area, including two in the double-
of shrubs along the full
10 parking spaces provided and should be evenly distributed throughout the interior of
must be added along
parking row consistent with those on the
length of the southern
the parking area.
the south side of the
adjacent site. All other trees are at the
side of the parking lot.
b. Trees required by the preceding paragraph should measure 2% inches caliper
southernmost parking
perimeter of the parking area. One of those
(measured six inches above the ground); should be evenly spaced; and should be of a
row.
perimeter trees was previously counted as
species common to the area. Such trees should be planted in planters or medians
an interior tree because it was shown next to
sufficiently large to maintain the health of the tree and shall be protected by curbing.
Add two interior
existing wooded area that was not identified
c. Shrubs should be provided as necessary to minimize the parking area's impact on
parking lot trees in the
for removal.
Entrance Corridor streets. Shrubs should measure 24 inches in height.
double-parking row,
consistent with those on
The south side of the southern parking row
the Malloy showroom
has a row of shrubs and perimeter trees
site.
spaced approximately 44' and 45' apart.
Shrubs provided at the
All shrubs are proposed to be planted at 30-
perimeter of the display
36" in height.
area must be a
minimum of 30" high
at planting.
36
Landscaping of buildings and other structures:
See architectural
A mix of deciduous and evergreen trees is
Consider alternate trees
a. Trees or other vegetation should be planted along the front of long buildings as
recommendations.
shown along the building, including
with mature sizes more
necessary to soften the appearance of exterior walls. The spacing, size, and type of
Sweetbay Magnolia, Yoshino Cryptomeria
suited to the planting area
such trees or vegetation should be determined by the length, height, and blankness of
and European Hombeam, with some
along the building.
such walls.
interspersed Bottlebmsh Buckeye (a
Revise the shrubs along
b. Shrubs should be used to integrate the site, buildings, and other structures;
deciduous shrub). The trees are closely
the building to an
dumpsters, accessory buildings and structures; "drive thru" windows; service areas;
spaced; some range from 12' to 15' apart.
evergreen species.
and signs. Shrubs should measure at least 24 inches in height.
The depth of the planting area is 12'. The
mature width of the proposed trees ranges
from 10' to 35'. The planting area and
spacing may not be sufficient. Evergreen
shrubs would provide ear -round impact.
37
Plant species: a. Plant species required should be as approved by the Staff based upon
None at this time.
The plant species appear in the various lists.
None.
but not limited to the Generic Landscape Plan Recommended Species List and Native
Plants for Virgin . a Landscapes (Appendix D .
38
Plant health: The following note should be added to the landscape plan: "All site
Add the standard plant
The note has been added to the plan.
None.
plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature
health note to the site
height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally
plan.
and only to support the overall health of theplant."
Site Development and layout; Development pattern
6
Site development should be sensitive to the existing natural landscape and should
Vehicles must be
The parking layout is consistent with the
None.
contribute to the creation of an organized development plan. This may be
displayed or stored only
approved concept plan and the conditions of
accomplished, to the extent practical, by preserving the trees and rolling terrain
in areas indicated for
SP approval are listed on the cover sheet.
typical of the area; planting new trees along streets and pedestrian ways and choosing
display or storage on
species that reflect native forest elements; insuring that any grading will blend into the
the Concept Plan.
surrounding topography thereby creating a continuous landscape; preserving, to the
extent practical, existing significant river and stream valleys which may be located on
Vehicles for display
the site and integrating these features into the design of surrounding development; and
must be parked in
limiting the building mass and height to a scale that does not overpower the natural
striped parking spaces.
settings of the site, or the Entrance Corridor.
Vehicles must not be
39
The relationship of buildings and other structures to the Entrance Corridor street and
to other development within the corridor should be as follows:
elevated anywhere
a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks
outside of a building on
should guide the la out of the site.
site.
b. In general, buildings fronting the Entrance Corridor 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 32.5.2.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.
Site Grading
40
Site grading should maintain the basic relationship of the site to surrounding conditions
Show tree protection on
Tree protection is shown on the plans and is
Round contours with a
by limiting the use of retaining walls and by shaping the terrain through the use of
the site plan.
labeled on the landscape plan.
ten -foot minimum radius
smooth, rounded land forms that blend with the existing terrain. Steep cut or fill sections
where they meet the
are generally unacceptable. Proposed contours on the grading plan shall be rounded with
On the site plan, round
A considerable amount of grading is now
adjacent condition.
a ten foot minimum radius where they meet the adjacent condition. Final grading should
contours with a ten -foot
shown south of the parking area with
achieve a natural, rather than engineered, appearance. Retaining walls 6 feet in height
minimum radius where
corresponding tree removal. Contours at the
and taller, when necessary, shall be terraced and planted to blend with the landscape.
they meet the adjacent
condition.
east end of this grading are not rounded.
41
No grading, trenching, or tunneling should occur within the drip line of any trees or other
existing features designated for preservation in the final Certificate of Appropriateness.
Adequate tree protection fencing should be shown on, and coordinated throughout, the
aradiniz. landscamniz and erosion 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.
44
Natural drainage patterns (or to the extent required, new drainage patterns) should be
None.
Natural drainage patterns have already been
None.
incorDorated into the finished site to the extent possible.
altered.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The proposed grading and landscaping on the south side of the parking lot.
2. The blank EC -facing building elevation.
3. Treatment of the equipment that is now visible on the roof.
4. The proposed light fixtures: coordination and color temperature.
Staff recommends approval with the following conditions:
1. Clarify on the drawings how the new eastern elevation of the building will be treated to result in the appearance of a clean, organized, finished elevation.
2. Consider methods for minimizing the visibility of the rooftop equipment.
3. Revise the lighting plan to show a light fixture with lamps that emit a wane white light in the 2000-3000K range.
4. Consider adding more ornamental trees to the easternmost planting island.
5. Provide large shade trees (40' on center) and a row of shrubs along the full length of the southern side of the parking lot.
6. Consider alternate trees with mature sizes more suited to the planting area along the building.
7. Revise the shrubs along the building to an evergreen species.
8. Round contours with a ten -foot minimum radius where they meet the adjacent condition.
ATTACHMENTS
A — Application, architectural drawin¢s, and site plan
Figure 2: View of the north end of the Entrance Corridor -facing elevation of 2060 Seminole Trail.
I
4
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date
Major Site Plan Amendment
06/22/2020
Cl
Cover
C2
Existing Conditions
C3
Boundary Line Adjustment
C4
Site Plan
C5
Grading Plan
C6
Utility Plan
C7
Landscape Plan
C8
Lighting Plan
C9
Site Details & Profiles
Architectural Submittal: Cover, Project Narrative, Existing Site Photos, Demo Plan, Proposed Floor Plan, Existing Site Photo,
Entrance View on North Rt. 29, Existing Site Photo Looking Northeast, Entrance View on South Rt. 29, Looking South from
Rt. 29, Northeast Comer Perspective, Aerial View NW, Aerial View SW, Front Elevation East Fagade, Side Elevation North
Fa ade Elements of Entry Corridor Guidelines 2
06/22/2020
13