HomeMy WebLinkAboutARB202100012 Staff Report 2021-02-24ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2020-87: 1680 Seminole Trail Auto Dealership
Review Type
Final Site Development Plan
Parcel Identification
06100-00-00-120TO
Location
1680 Seminole Trail
Zoned
Highway Commercial (HQ / Entrance Corridor (EC)
Owner/Applicant
BNE Restaurant Group IV LLC c/o W. Craig Worthy / Collins Engineering (Scott Collins)
Magisterial District
Rio
Proposal
To renovate the property to accommodate an automobile dealership.
Context
This parcel is located at a primary intersection in the County with commercial development surrounding it.
Visibility
This site is clearly visible from both the Rt. 29 and Rio Road Entrance Corridors.
ARB Meeting Date
March 1, 2021
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The ARB completed an advisory review (ARB-2020-87) of a request for a Special Use Permit for outdoor sales, storage and display at this property on September 8, 2020 and recommended approval
with conditions. The Board of Supervisors reviewed and approved the proposal (SP-2020-14), with conditions addressing the ARB's concerns, on January 6, 2021.
ANALYSIS
REF
GUIDELINE
9/8/2020
CURRENT ISSUE
CURRENT
RECOMMENDATION
RECOMMENDATION
GENERAL GUIDELINES
Purpose; Compadbility with significant historic sites:
I
The goal of the regulation of the design of development within the designated
See recommendations, below.
The existing restaurant building was
See recommendations,
Entrance Corridors is to insure that new development within the corridors reflects
constructed prior to the establishment of
below.
the traditional architecture of the area. Therefore, it is the purpose of ARB review
the Entrance Corridors. It does not
and of these Guidelines, that proposed development within the designated
reflect the traditions of local historic
Entrance Corridors reflect elements of design characteristic of the significant
architecture and the proposed changes to
historical landmarks, buildings, and structures of the Charlottesville and
the site will not alter that condition.
Albemarle area, and to promote orderly and attractive development within these
corridors. Applicants should note that replication of historic structures is neither
Orderly and attractive development will
re uired nor desired.
be promoted with the landscaping that is
proposed and with updated lighting and
2
Visitors to the significant historical sites in the Charlottesville and Albemarle area
experience these sites as ensembles of buildings, land, and vegetation. In order to
signage that meet ordinance and
accomplish the integration of buildings, land, and vegetation characteristic of these
guidelines requirements.
sites, the Guidelines require attention to four primary factors: compatibility with
significant historic sites in the area; the character of the Entrance Corridor; site
develo ment and layout; and landscaping.
3
New structures and substantial additions to existing structures should respect the
See #9, below.
The existing restaurant building was
See #9.
traditions of the architecture of historically significant buildings in the
constructed prior to the establishment of
Charlottesville and Albemarle area. Photographs of historic buildings in the area,
the Entrance Corridors. It does not
as well as drawings of architectural features, which provide important examples of
reflect the traditions of local historic
this tradition are contained in Appendix A.
architecture and the proposed changes to
the site will not alter that condition.
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.
Compatibifity with the character of the Entrance Corridor
5
It is also an important objective of the Guidelines to establish a pattern of
See recommendations, below.
With this proposal, the drive-thru
See #9.
compatible architectural characteristics throughout the Entrance Corridor in order
structure and the utility structure at the
to achieve unityand coherence. Building designs should demonstrate sensitive to
back west of the restaurant building
other nearby structures within the Entrance Corridor. Where a designated corridor
would be removed to establish additional
is substantially developed, these Guidelines require striking a careful balance
parking areas. Removal of these
between harmonizing new development with the existing character of the corridor
structures would improve appearances on
and achieving compatibility with the significant historic sites in the area.
site, which would minimally increase
unity and coherence along the corridors.
Unity and coherence are more
substantially improved by with proposed
upgrades in lighting, landscaping and
signage.
Structure design
9
Building forms and features, including roofs, windows, doors, materials, colors
Indicate on the plans how the
A note on the plan states that the
None.
and textures should be compatible with the forms and features of the significant
building will be treated to
building will be repaired to match
historic buildings in the area, exemplified by (but not limited to) the buildings
achieve an appropriate
existing building finishes in the area of
described in Appendix A [of the design guidelines]. The standard of compatibility
appearance in the areas where
the drive-thru structure. (The utility
can be met through scale, materials, and forms which may be embodied in
building elements are being
structure is freestanding.)
architecture which is contemporary as well as traditional. The replication of
removed.
important historic sites in Albemarle County is not the objective of these
uidelines.
10
Buildings should relate to their site and the surrounding context of buildings.
None.
The proposal would not change the
None.
existing relationship of the building to
the surrounding context of buildings.
11
The overall design of buildings should have human scale. Scale should be integral
None.
The scale of the building would not
None.
to the building and site design.
change with this proposal.
12
Architecture proposed within the Entrance Corridor should use forms, shapes,
None.
The proposal would not change the
None.
scale, and materials to create a cohesive whole.
building form, scale or materials.
13
Any appearance of "blankness" resulting from building design should be relieved
None.
The rear (west) elevation of the building
See #9.
using design detail or vegetation, or both.
is mostly blank. Removal of the utility
structure will make the blank elevation
more visible, but a clean and simple
blank wall will likely have a more
appropriate appearance than the current
utility structure.
14
Arcades, colonnades, or other architectural connecting devices should be used to
None.
The site includes a single building so
None.
unify groups of buildings within a development.
connecting devices are not necessary.
15
Trademark buildings and related features should be modified to meet the
See recommendations, below.
The building is an older version of a
See #9 and other
requirements of the Guidelines.
trademark design. With no changes
recommendations below.
proposed to the architectural design, the
trademark character will linger even with
a different business in place. Improved
landscaping will help offset impacts, as
will signage and site lighting that meet
ordinance and guidelines requirements.
16
Window glass in the Entrance Corridors should not be highly tinted or highly
None.
No window changes are proposed.
None.
reflective. Window glass in the Entrance Corridors should meet the following
criteria: Visible light transmittance (VLT) shall not drop below 40%. Visible light
reflectance (VLR) shall not exceed 30%. Specifications on the proposed window
lass should be submitted with the applicationforfinal review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall plan of
Revise the existing conditions
Accessory structures and equipment exist
None.
development and shall, to the extent possible, be compatible with the building
plan to show both sheds at the
on the property. The drive -thin structure
desims used on the site.
southwest comer of the
property. If one is to be
(and related signage) on the south side of
the building and the utility structure on
18
The following should be located to eliminate visibility from the Entrance Corridor
street. If, after appropriate siting, these features will still have a negative visual impact
eliminated, coordinate the
the west side of the building would be
on the Entrance Corridor street, screening should be provided to eliminate visibility.
plans accordingly.
removed to create additional parking
a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical
areas. The proposed plan shows a
equipment,
Revise the notes on the plan
dumpster only at the southwest comer of
f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and
to indicate that trash
the property. The existing shed in that
similar security ncing devices.
receptacles will only be
located within the dumpster
area is to be demolished.
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.
enclosure shown at the west
There is currently a considerable amount
Fencing.
comer of the property.
of mechanical equipment on the roof. A
fake mansard roof screens most of the
Indicate if any rooftop
equipment from view at street level. A
equipment can and/or will be
note on the plan states that existing
removed. Note that if
equipment shall remain, but replacement
replacement equipment will
equipment shall not be visible from the
be proposed, the new
street.
equipment must not be visible
from the EC streets.
The standard equipment visibility note is
on sheet 3, but it conflicts with the plan
21
The following note should be added to the site plan and the architectural plan:
None.
"Visibility of all mechanical equipment from the Entrance Corridor shall be
for maintaining existing rooftop
eliminated."
equipment.
20
Surface runoff structures and detention ponds should be designed to fit into the
None.
No above -ground stormwater facilities
None.
natural topography to avoid the need for screening. When visible from the Entrance
are proposed. The proposal would reduce
Corridor street, these features must be fully integrated into the landscape. They
the amount of pavement and impervious
should not have the appearance of engineered features.
areas on site.
Lighting
General Guidelines; Guidelines or the Use o Decorative Landscape Lighting
22
Light should be contained on the site and not spill over onto adjacent properties or
Revise exterior lighting to
In some locations, footcandle readings
Revise the photometric
streets;
meet ordinance and
do not extend to the property line and
plan to extend footcandle
guidelines requirements.
some suggest that spillover exceeds .5
readings out to the
footcandles at the property line.
property line. Show that
spillover at the property
line does not exceed .5 f:
at the street.
23
Light should be shielded, recessed or flush -mounted to eliminate glare. All fixtures
The proposed site light fixtures are full
None.
with lamps emitting 3000 lumens or more must be full cutoff fixtures.
cutoff fixtures.
24
Light levels exceeding 30 footcandles are not appropriate for display lots in the
Maximum proposed footcandles is 19.8.
None.
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 warm soft glow; however, a
The fixtures are proposed with lamps
None.
consistent appearance throughout a site or development is required. Consequently,
that have a color temperature of 3000K,
if existing lamps that emit non -white light are to remain, new lamps may be
which is considered a warn white.
re uired to match them.
26
Dark brown, dark bronze, or black are appropriate colors for free-standing pole
Bronze is the standard color for the
Note on the lighting plan
mounted light fixtures in the Entrance Corridors.
proposed fixture.
that the color of the
fixtures and poles will be
bronze.
27
The height and scale of freestanding, pole -mounted light fixtures should be
Pole height is not indicated on the plan.
Indicate on the lighting
compatible with the height and scale of the buildings and the sites they are
plan that maximum pole
illuminating, and with the use of the site. Typically, the height of freestanding
light height, including
pole -mounted light fixtures in the Entrance Corridors should not exceed 20 feet,
any bases, will be 20'.
including the base. Fixtures that 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,
New site lights are proposed to replace
None.
the individual context of the site will be taken into consideration on a case by case
existing non -conforming lights.
basis.
29
The following note should be included on the lighting plan: "Each outdoor
The note appears on the plan.
None.
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 Waal areas
zonina districts shall not exceed one half footcandle."
30-31
Decorative Lighting
No decorative lighting is proposed.
None.
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to reflect
Revise the plan to bring the
There are currently no trees along either
None.
the landscaping characteristic of many of the area's significant historic sites which
landscaping closer to meeting
the Rt. 29 or Rio Road Entrance
is characterized by large shade trees and lawns. Landscaping should promote
the guidelines for trees along
Corridors. The planting area along the
visual order within the Entrance Corridor and help to integrate buildings into the
the EC street frontages. The
corridors would be expanded with this
existing environment of the corridor.
addition of a planting island
and the shifting of some
proposal, though not consistently. At the
northeast comer of the site, planting area
8
Continuity within the Entrance Corridor should be obtained by planting different
types of plant materials that share similar characteristics. Such common elements
proposed trees may facilitate
is increased less to accommodate the
allow for more flexibility in the design of structures because common landscape
this.
travelway and parking spaces. Five large
features will help to harmonize the appearance of development as seen from the
trees are proposed along the EC
street upon which the Corridor is centered.
Note that a Site Plan
Amendment will be needed
frontages in areas where the planting bed
size can accommodate the trees. A row
32
Landscaping along the frontage of Entrance Corridor streets should include the
following:
for this proposal (if the SP is
of shrubs, 24" at planting, is provided
a. Large shade trees should be planted parallel to the Entrance Corridor Street.
approved). A complete
along both corridors. The planting is
Such trees should be at least 3% inches caliper (measured 6 inches above the
landscape plan should be
supplemented with ornamental trees for a
ground) and should be of a plant species common to the area. Such trees should be
provided with the first
total of 10 trees along the frontage. This
located at least every 35 feet on center.
submittal of that amendment.
exceeds the nine trees required to meet
b. Flowering ornamental trees of a species common to the area should be interspersed
the 35' EC frontage tree spacing. (The
among the trees required by the preceding paragraph. The ornamental trees need not
note on the site plan cover sheet
alternate one for one with the large shade trees. They may be planted among the large
incorrectly notes a 40' spacing
shade trees in a less regular spacing pattern.
requirement.) The atypical frontage tree
c. In situations where appropriate, a three or four board fence or low stone wall,
sizes and locations are acceptable in this
typical of the area, should align the frontage of the Entrance Corridor street.
case because the proposal is significantly
d. An area of sufficient width to accommodate the foregoing plantings and fencing
improving a non -conforming existing
should be reserved parallel to the Entrance Corridor street, and exclusive of road
condition.
right-of-way and utility easements.
33
Landscaping along interior roads:
None.
There are no interior roads, but there is
None.
a. Large trees should be planted parallel to all interior roads. Such trees should be
an existing access easement on the west
at least 2% inches caliper (measured six inches above the ground) and should be of
side of the property. It opens directly
a plant species common to the area. Such trees should be located at least every 40
onto travelways and proposed parking.
feet on center.
34
Landscaping along interior pedestrian ways:
Revise the plan to show
There are sidewalks around the building.
Resolve the tree/light
a. Medium trees should be planted parallel to all interior pedestrian ways. Such
landscaping in the planting
Landscaping has been added along the
pole conflict on the south
trees should be at least 2% inches caliper (measured six inches above the ground)
island on the south side of the
south side of the building, including 3
side of the building
and should be of a species common to the area. Such trees should be located at
building.
Yoshino cherry trees and sweetspire
without reducing plant
least every 25 feet on center.
shrubs. There appears to be a conflict
quantities.
between a cherry tree and the pole light
in this area.
35
Landscaping of parking areas:
Provide a complete landscape
Frontage trees double as perimeter
None.
a. Large trees should align the perimeter of parking areas, located 40 feet on
plan with the first site plan
parking trees along the north and east
center. Trees should be planted in the interior of parking areas at the rate of one
submittal.
sides of the property. There is
tree for every 10 parking spaces provided and should be evenly distributed
insufficient planting area to add trees on
throughout the interior of the parking area.
the south side, but trees are immediately
b. Trees required by the preceding paragraph should measure 2% inches caliper
adjacent on the neighboring property. On
(measured six inches above the ground); should be evenly spaced; and should be
the west, existing utilities run through
of a species common to the area. Such trees should be planted in planters or
the planting area that is adjacent to the
medians sufficiently large to maintain the health of the tree and shall be protected
building. Shrubs are shown with a mix of
by curbing.
trees along the street frontages.
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.
43 parking spaces are proposed. 4
interior trees are required. 4 large trees
are proposed at the required size and one
existing mature tree is to remain.
36
Landscaping of buildings and other structures:
Revise the plan to show
Landscaping has been added along the
None.
a. Trees or other vegetation should be planted along the front of long buildings as
landscaping in the planting
south side of the building.
necessary to soften the appearance of exterior walls. The spacing, size, and type of
island on the south side of the
such trees or vegetation should be determined by the length, height, and blankness
building.
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.
37
Plant species: a. Plant species required should be as approved by the Staff based
Provide a complete landscape
A plant schedule has been provided.
None.
upon but not limited to the Generic Landscape Plan Recommended Species List
plan with the first site plan
Proposed species are included in the
and Native Plants or Virginia Landscapes (Appendix D .
submittal.
various lists.
38
Plant health: The following note should be added to the landscape plan: "All site
Include the plant health note
The note appears on sheet 5.
None.
plantings of trees and shrubs shall be allowed to reach, and be maintained at,
on the landscape plan in the
mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned
first site plan submittal.
minimally and only to support the overall health of theplant."
Site development and layout
6
Site development should be sensitive to the existing natural landscape and should
Coordinate the color used to
The conditions of Special Use Permit
None.
contribute to the creation of an organized development plan. This may be
designate proposed display
approval are listed on the cover sheet of
accomplished, to the extent practical, by preserving the trees and rolling terrain
parking in the legend and the
the site plan, including those regarding
typical of the area; planting new trees along streets and pedestrian ways and
plan.
parking of vehicles in areas indicated on
choosing species that reflect native forest elements; insuring that any gradingwill
the plan, parking in striped spaces, and
blend into the surrounding topography thereby creating a continuous landscape;
Standard conditions of
no elevated vehicles. The various
preserving, to the extent practical, existing significant river and stream valleys
approval for outdoor display
parking space types are now accurately
which may be located on the site and integrating these features into the design of
are recommended:
rendered with different line styles instead
surrounding development; and limiting the building mass and height to a scale that
Vehicles must be displayed or
of different colors.
does not overpower the natural settings of the site, or the Entrance Corridor.
stored only in areas indicated
for display or storage on the
39
The relationship of buildings and other structures to the Entrance Corridor street
and to other development within the corridor should be as follows:
Concept Plan.
a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks
should guide the layout of the site.
Vehicles must be parked in
b. In general, buildings fronting the Entrance Corridor street should be parallel to
striped parking spaces.
the street. Building groupings should be arranged to parallel the Entrance Corridor
street.
Vehicles must not be elevated
c. Provisions should be made for connections to adjacent pedestrian and vehicular
anywhere outside of a
circulation systems.
building on site.
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
Provide more detail on the
The current plan includes notes on sheet
Add details and/or notes
conditions by limiting the use of retaining walls and by shaping the terrain through
removal of portions of the
4 that state that 40 linear feet of the
to the plan indicating the
the use of smooth, rounded land forms that blend with the existing terrain. Steep cut
retaining wall. Indicate the
existing concrete retaining wall and
construction type and
or fill sections are generally unacceptable. Proposed contours on the grading plan
extent of retaining wall
handrail will be removed, and that eight
material of the rebuilt
shall be rounded with a ten foot minimum radius where they meet the adjacent
removal and provide detail
linear feet will be rebuilt to tie into new
retaining wall and
condition. Final grading should achieve a natural, rather than engineered, appearance.
about the treatment of the
grades. No information on construction
describing an appropriate,
Retaining walls 6 feet in height and taller, when necessary, shall be terraced and
remaining wall.
type, material, or appearance is provided.
coordinated appearance.
planted to blend with the landscape.
The demolition is not noted on the
Revise the demolition
demolition sheet.
plan to address the partial
removal of the retaining
wall.
41
No grading, trenching, or tunneling should occur within the drip line of any trees or
None.
No trees are identified as to remain.
None.
other existing features designated 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
Tans.
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
e ui ment within this area.
44
Natural drainage patterns (or to the extent required, new drainage patterns) should
None.
No changes to existing drainage patterns
None.
be incorporated into the finished site to the extent possible.
are proposed.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The changes to the retaining wall along Rio Road
2. The treatment of the building in areas where building elements will be removed
3. The proposed landscaping and lighting
Staff recommends approval of the proposal with the following conditions:
1. Revise the photometric plan to extend footcandle readings out to the property line. Show that spillover at the property line does not exceed .5 fc at the street.
2. Note on the lighting plan that the color of the fixtures and poles will be bronze.
3. Indicate on the lighting plan that maximum pole light height, including any bases, will be 20'.
4. Resolve the tree/light pole conflict on the south side of the building without reducing plant quantities.
5. Add details and/or notes to the plan indicating the construction type and material of the rebuilt retaining wall and describing an appropriate, coordinated appearance.
6. Revise the demolition plan to address the partial removal of the retaining wall.
ATTACHMENTS
Attach. 1: ARB2021-12: 1680 Seminole Trail Auto Site Plan
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date
1
1680 Seminole Trail Auto Dealership Final Site Plan cover sheet
1/19/21
2
Existing Conditions
3
Site Plan
4
Grading, Drainage, & Utility Plan
5
Landscaping Plan
6
Lighting Plan
7
Note & Details
H