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HomeMy WebLinkAboutARB202100051 Staff Report 2021-06-16ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2021-51: Crozet Animal Wellness Center Review Type Preliminary Site Plan Parcel Identification 056A2-01-00-00700 Location 1100 Crozet Avenue Zoned Downtown Crozet District (DCD) / Entrance Corridor (EC) Owner/Applicant Annmae Holdings LLC / Blueline (Michael Wittig) Magisterial District White Hall Proposal To construct a two-story, approximately 6,000 sf addition to an existing veterinary clinic and new parking lots. Context Downtown Crozet includes a mix of uses — office, residential, commercial and undeveloped land. A County -owned parcel with stormwater management facilities is to the south. Visibility The existing building is set back from the street but is visible. The building addition will be closer to the street and visible. The proposed expanded parking lot will be more visible from the street than the current parking area. ARB Meeting Date June 21, 2021 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION/REVIEW TYPE RESULT August 30, 2010 ARB-2010-61: Preliminary review Approved renovation of the building and establishing a new driveway, tree removal, of a site plan replanting. April 28, 2011 ARB-2011-45 Approval of a freestanding sign. February 3, 2021 SP-2020-15: Special Use Permit Approval of an amendment to a Special Use Permit to expand a veterinary clinic, including building and parking lot expansion. Staff comments provided on EC impacts. The approved concept plan includes an "interim condition" plan with more landscaping than is shown in the current submittal. See site plan sheet C2. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION GENERAL GUIDELINES Purpose I The goal of the regulation of the design of development The proposed addition is minimally reflective of See landscape within the designated Entrance Corridors is to insure that the area's traditional architecture. With recommendations, below. new development within the corridors reflects the traditional appropriate landscaping, the development is architecture of the area. Therefore, it is the purpose of ARB expected to promote orderly and attractive review and of these Guidelines, that proposed development development along the EC. within the designated Entrance Corridors reflect elements of design characteristic of the significant historical landmarks, buildings, and structures of the Charlottesville and Albemarle area, and to promote orderly and attractive development within these corridors. Applicants should note that replication of historic structures is neither required nor desired. 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 accomplish the integration of buildings, land, and vegetation characteristic of these sites, the Guidelines require attention to four primary factors: compatibility with significant historic sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. Conwalibifity with significant historic sues: 3 New structures and substantial additions to existing The proposed addition incorporates forms and None. structures should respect the traditions of the architecture of features found in the traditional architecture of historically significant buildings in the Charlottesville and the area. 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 ADDendix A. 4 The examples contained in Appendix A should be used as a The materials and details of the proposed None. guide for building design: the standard of compatibility with addition are expected to be compatible with the the area's historic structures is not intended to impose a historic architecture of the area. 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. Conwalibifitp with the character of the Entrance Corridor 5 It is also an important objective of the Guidelines to The proposed addition is set back over 200' from None. establish a pattern of compatible architectural characteristics the EC street. This is compatible with the throughout the Entrance Corridor in order to achieve unity property to the north. The architectural forms and and coherence. Building designs should demonstrate details are compatible with nearby residential and sensitivity to other nearby structures within the Entrance commercial architecture. Corridor. Where a designated corridor is substantially 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. Site develo ment and layout 6 Site development should be sensitive to the existing natural 12 mature trees would be removed from the site, See landscape landscape and should contribute to the creation of an from the area between the existing parking area recommendations, below. organized development plan. This may be accomplished, to and the EC street, to accommodate the proposed the extent practical, by preserving the trees and rolling development. Regular, steeper grades will be terrain typical of the area; planting new trees along streets created to establish the new parking area. and pedestrian ways and choosing species that reflect native Additional trees could offset some of the visual forest elements; insuring that any grading will blend into the impacts. A stream runs along the western end of surrounding topography thereby creating a continuous the property. The building mass and scale is not landscape; preserving, to the extent practical, existing expected to overpower the site as viewed from significant river and stream valleys which may be located on the EC due to the setback from the street. 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 settin s of the site, or the Entrance Corridor. Landscaping 7 The requirements of the Guidelines regarding landscaping A lawn will remain at the EC end of the property See landscape are intended to reflect the landscaping characteristic of many until the next phase of development. A mix of recommendations, below. of the area's significant historic sites which is characterized existing and proposed trees is shown along the by large shade trees and lawns. Landscaping should promote northern and eastern property lines, and close to visual order within the Entrance Corridor and help to the north side of the driveway. Trees added integrate buildings into the existing environment of the closer to the center of the lawn would have to be corridor. removed for Phase 2 development. SPECIFIC GUIDELINES ConWatibifily with significant historic sues Structure design 9 Building forms and features, including roofs, windows, The proposed addition uses traditional building None. doors, materials, colors and textures should be compatible forms and features, including a red brick base with the forms and features of the significant historic with lighter -colored siding above, regularly buildings in the area, exemplified by (but not limited to) the spaced paired windows, a porch emphasizing the buildings described in Appendix A [of the design main entrance, and hipped roofs in a charcoal - guidelines]. The standard of compatibility can be met colored metal. These elements are combined in a through scale, materials, and forms which may be embodied contemporary design that is compatible with the in architecture which is contemporary as well as traditional. historic architecture of the area. The replication of important historic sites in Albemarle County is not the objective of these guidelines. 10 Buildings should relate to their site and the surrounding With the addition, the building will still have a None. context of buildings. significant setback from the street, which is consistent with nearby buildings. 11 The overall design of buildings should have human scale. The material changes, windows, projecting bays None. Scale should be integral to the building and site design. and porch help establish human scale. 12 Architecture proposed within the Entrance Corridor should The scale, massing and materials of the addition None. use forms, shapes, scale, and materials to create a cohesive establish a cohesive whole. whole. 13 Any appearance of "blankness" resulting from building Blankness is not a feature of the building None. design should be relieved using design detail or vegetation, elevations that will be visible from the EC street. or both. 14 Arcades, colonnades, or other architectural connecting The proposed addition is unified by consistent None. devices should be used to unify groups of buildings within a materials and details. development. 15 Trademark buildings and related features should be The proposal does not have the appearance of a None. modified to meet the requirements of the Guidelines. trademark design. 16 Window glass in the Entrance Corridors should not be highly Fixed casement windows are proposed. Details None. tinted or highly reflective. Window glass in the Entrance on the type of glass have not been provided. The Corridors should meet the following criteria: Visible light distance from the street will limit the visual transmittance (VLT) shall not drop below 40%. Visible light impact of the window glass. 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 The plan shows no equipment, service areas, or None. into the overall plan of development and shall, to the extent fencing, so screening is not needed. possible, be compatible with the building designs used on the site. 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 on the Entrance Corridor street, screening should be provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of. a. Walls, b. Plantings, and c. Fencing. 21 The following note should be added to the site plan and the The note appears on the site plan cover sheet. None. architectural plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." Lighting General Guidelines 22 Light should be contained on the site and not spill over onto Proposed lighting does not create excessive None. adiacent Droperties or streets; spillover. 23 Light should be shielded, recessed or flush -mounted to Proposed light fixtures are full cutoff styles. None. eliminate glare. All fixtures with lamps emitting 3000 lumens or more must be full cutoff fixtures. 24 Light levels exceeding 30 footcandles are not appropriate for Maximum proposed light level is 19.6 fc. None. display lots in the Entrance Corridors. Lower light levels will avvIv to most other uses in the Entrance Corridors. 25 Light should have the appearance of white light with a warn Pole fixtures have a color temperature of 3000K Revise the wall fixtures soft glow; however, a consistent appearance throughout a and wall fixtures have a color temperature of to lamps with a color site or development is required. Consequently, if existing 4000K. temperature not to exceed lamps that emit non -white light are to remain, new lamps 3000K. may be required to match them. 26 Dark brown, dark bronze, or black are appropriate colors for Pole and fixture colors are not identified. Revise the lighting plan free-standing pole mounted light fixtures in the Entrance to include the color of the Corridors. light poles and fixtures. 27 The height and scale of freestanding, pole -mounted light A note on the lighting plan confirms that pole None. fixtures should be compatible with the height and scale of fixture height is 20', including the base. the buildings and the sites they are illuminating, and with the use of the site. Typically, the height of freestanding pole -mounted light fixtures in the Entrance Corridors should not exceed 20 feet, 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 light levels approaching 20 fc may appear Consider reducing the the Entrance Corridors, the individual context of the site will overly bright given the lack of parking lot overall light levels on site be taken into consideration on a case by case basis. lighting in the immediate area. to reduce impacts at night. 29 The following note should be included on the lighting plan: The note does not appear on the plan. Add the standard lighting "Each outdoor lummaire equipped with a lamp that emits note to the plan. 3,000 or more initial lumens shall be a frill 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 footcandle." 30-31 Guidelines or the Use o Decorative Landscape Lighting Decorative landscape lighting is not proposed. None. Landscaping 8 Continuity within the Entrance Corridor should be obtained The applicant proposes to count the three Add two more large by planting different types of plant materials that share existing Sycamore trees located closest to the EC shade trees to the EC similar characteristics. Such common elements allow for street toward the frontage tree requirement of frontage. more flexibility in the design of structures because common five large shade trees (1 tree every 35' for 170' landscape features will help to harmonize the appearance of of EC street frontage). However, no additional development as seen from the street upon which the large trees are proposed, though two ornamental Corridor is centered. trees are added. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 3% inches caliper (measured 6 inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 35 feet on center. b. Flowering ornamental trees of a species common to the area should be interspersed among the trees required by the preceding 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 utili easements. 33 Landscaping along interior roads: No additional trees are proposed along the Add two large shade a. Large trees should be planted parallel to all interior roads. driveway, though five existing trees are nearby trees, 2%" caliper at Such trees should be at least 2% inches caliper (measured (ranging from approximately I I' to 21' away; 4 planting, to the south side six inches above the ground) and should be of a plant on the north side and 1 on the south). of the driveway. species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: A sidewalk is proposed along the parking row None. a. Medium trees should be planted parallel to all interior that fronts the addition. The renderings show low pedestrian ways. Such trees should be at least 2% inches plantings along the building, but the landscape caliper (measured six inches above the ground) and should plan does not. The low plants are not expected to be of a species common to the area. Such trees should be have a big visual impact from the street. located at least every 25 feet on center. 35 Landscaping of parking areas: Trees have not been provided on the east and Add large trees, 40' on a. Large trees should align the perimeter of parking areas, south perimeters of the parking lots. A row of center, 2%" caliper at located 40 feet on center. Trees should be planted in the shrubs is shown on the east side of the parking planting, along the east interior of parking areas at the rate of one tree for every 10 lot, closest to the EC. and south sides of the parking spaces provided and should be evenly distributed parking lot. throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 2% inches caliper (measured six inches above the 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: The building elevation facing the EC street is None. a. Trees or other vegetation should be planted along the 100' long. Considering the distance from the front of long buildings as necessary to soften the appearance street and the architectural design, the building of exterior walls. The spacing, size, and type of such trees or does not require softening. 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. 37 Plant species: a. Plant species required should be as All proposed plants are in the various lists. None. approved by the Staff based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants or Virginia Landscapes (Appendix D . 38 Plant health: The following note should be added to the The note appears on the landscape 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 the plant. - Site Development and layout Development pattern 39 The relationship of buildings and other structures to the The site layout has an organized appearance. The None. Entrance Corridor street and to other development within the conceptual layout was approved with the Special corridor should be as follows: Use Permit concept plan. The building addition a. An organized pattern of roads, service lanes, bike paths, is nearly parallel to the EC street. A sidewalk and pedestrian walks should guide the layout of the site. currently crosses the property from the north, b. In general, buildings fronting the Entrance Corridor street ending at the driveway. Several mature trees should be parallel to the street. Building groupings should would be removed from the east end of the be arranged to parallel the Entrance Corridor street. property to accommodate the proposed c. Provisions should be made for connections to adjacent development. Wooded area at the rear would pedestrian and vehicular circulation systems. remain. d. Open spaces should be tied into surrounding areas to Provide continuitv 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 Proposed grading would result in a very regular, None. to surrounding conditions by limiting the use of retaining walls steeper slope down to the north end of the new and by shaping the terrain through the use of smooth, rounded parking lot. This grading occurs within the land forms that blend with the existing terrain. Steep cut or fill driplines of six trees to remain. The area sections are generally unacceptable. Proposed contours on the impacted is approximately less than 1/3 of the grading plan shall be rounded with a ten foot minimum radius canopy as represented in the drawing. Tree where they meet the adjacent condition. Final grading should protection fencing is shown on the plan. 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 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 grading, landscaping 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. 20 Surface runoff structures and detention ponds should be Proposed stonnwater pipes and outlets are not None. designed to fit into the natural topography to avoid the need expected to have a visual impact on the EC. for screening. n visible from the Entrance Corridor street, these features must be frilly integrated into the landscape. They should not have the appearance of engineered features. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. 10 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Landscaping: along the EC frontage, along the parking lot, along the driveway 2. The proposed architectural design Staff offers the following comments on the preliminary plan: 1. Revise the wall fixtures to lamps with a color temperature not to exceed 3000K. 2. Revise the lighting plan to include the color of the light poles and fixtures. 3. Consider reducing the overall light levels on site to reduce impacts at night. 4. Add the standard lighting note to the 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 footcandle." 5. Add two more large shade trees to the EC frontage. 6. Add two large shade trees, 2%" caliper at planting, to the south side of the driveway. 7. Add large trees, 40' on center, 2%" caliper at planting, along the east and south sides of the parking lot. ATTACHMENTS Attach. 1: ARB2021-51: Crozet Animal Wellness Architectural Drawings Attach. 2: ARB2021-51: Crozet Animal Wellness Site Plan TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date 7 sheets Architectural renderings No dates 2 sheets Street views No dates C1 Cover 3/22/2021 C2 Approved SP2020-15 Conditions C3 Existing Conditions C4 Grading & Utility Plan &Stormwater Profiles C5 Landscape Plan C6 Lighting Plan C7 Site Details