HomeMy WebLinkAboutARB200200137 Staff Report 2002-12-16 ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project#: Name ARB-2002-135 and 136: River's Edge Furmture Store and River's
Edge Automobile Dealership
Review Type Preliminary review of a site plan; advisory review for a special use
permit for motor vehicle sales in the urban area; advisory review for
a special use permit for outdoor sales/storage/display of vehicles in
the Entrance Corridor
Location On the west side of Route 20 North, approximately .1 mile north of
the intersection with Route 250 East, in front of the River's Edge
commercial building
Parcel Identification Tax Map 78,Parcel 58G
Zoned Commercial (C1) and Entrance Corridor(EC)
Magisterial District Rivanna
Proposal Construct a furniture store building and an automobile dealership
building with outdoor sales/storage/display of vehicles
ARB Meeting Date December 16, 2002
Staff Contact Margaret Maliszewski
PROJECT HISTORY
On March 12, 2002 a Certificate of Appropriateness was issued for the Rivers Edge Commercial
Building. It is a brick faced building with a shingled, hipped roof. Currently, the dealership and furniture
store sites occupy a single parcel to the east of the commercial building,but the applicant has submitted a
plat to further subdivide the property.
There are currently approximately ten automobile dealerships operating in a concentrated area on Route
250 East, with additional vehicle-related services (Authorized Auto Service, Tuffy Muffler) in the same
general area. Some of these businesses were established prior to the establishment of EC regulations.
Others have been reviewed by the ARB, and in most cases, the ARB forwarded to the Planning
Commission a recommendation of "no objection" to the request for the Special Use Permit, with
conditions. Conditions have typically included the addition of landscaping and have sometimes required
the relocation of the building closer to the road, and shifting some parking to the rear of the building. For
those proposals on Route 250 East, the ARB has taken into consideration the existence of other
dealerships and display vehicles in the immediate vicinity. One dealership (Pegasus), which existed prior
to the establishment of EC regulations,has frontage on Route 20.
ARB 12/16/2002 River's Edge Auto and Furniture Store—Preliminary Site Plan and Advisory Review-Page 1
PROJECT DETAILS
An auto dealership is proposed at the south end of the site and.a furniture store is proposed at the north
end.An entrance/travelway,transmission tower, and overhead lines separate the sites.The tower and lines
are dominant visual elements in the area.Numerous other utilities also cross the site.
The proposed furniture store measures 70' x 140''and is situated parallel to the curving EC. One row of
parking is proposed in front of the store. The building features a central gabled brick bay, a colonnade
walkway with a green metal hipped roof and pediments,and walls faced with stucco.
The auto dealership building, shown on the plans as a Kia store, is irregularly shaped. It is oriented
parallel to the EC and the existing commercial building, but its front elevation faces north. The front
elevation incorporates angled walls and a large expanse 'of windows to accommodate the showroom.
Showroom windows extend to the floor. The south elevation has a series of 5 overhead doors at the
ground story and paired windows at the second story, and has a more utilitarian appearance than the front.
Overall, the building incorporates a wide vanety of windows. The building features brick detailing and
small sections of green metal roof over gabled bays that project from the main flat-roofed section of the
structure. Two rows of parking are situated between the building and the EC. 26 display spaces and 6
customer spaces (32 total) are proposed in the front parking lot. An additional 12 display spaces and 9
employee spaces(21 total)are located west of the showroom.
ANALYSIS
Context: The proposed site is situated to the north of the McDonald's and Pantops Texaco sites and to
the east of the Rivanna River, Free Bndge Lane, and the River's Edge Commercial Building. Across
Route 20 to the east is the Rexel Electric building. The nearby area of Route 250 East,(approximately
700' to the south) is a heavily developed commercial area that includes a number of automobile
dealerships with vehicles on display. One of these is situated at the northeast corner of the intersection of
Routes 20 and 250. The area that is visible to the north on Route 20 is significantly less developed and
more heavily wooded. It includes Darden Towe Park and,residential properties.
Site Development,.Layout, and Grading:
The site is currently occupied by the River's Edge Commercial Building, which is located adjacent to
Free Bndge Lane. An entrance to the site has already been created from Route 20. The entrance and
travelways divide the site, with the dealership on the south side and the furniture store on the north side.
A high voltage electric line crosses the site and the easement occupies a large portion of the property.
Fiber optic, water, sanitary and other electric easements also cross the property. Floodplam at the south
further limits developable area. A biofilter is proposed south of the dealership building.
The south side of the dealership building is two stories in height; the front is one story in height. The
lower story accommodates the service area. The upper floor is for the showroom. The furniture store
appears one story in height on the EC side. 54 parking spaces are proposed for the dealership. 40 of these
are display spaces. 32 spaces are situated at the front of the site, which does not present the most
appropriate appearance for the EC. Moving the building closer to the road, and moving all or some of the
parking away from the EC, would result in a more appropriate appearance with less focus on parking,but
the building cannot be shifted closer due to the location of existing easements. Although the east side of
the building may be appropriately designed,the overall building, in its proposed location, does not have a
strong relationship with the EC road. It is anticipated that the display, as shown, will have a negative
ARB 12/16/2002 River's Edge Auto and Furniture Store—Preliminary Site Plan and Advisory Review-Page 2
impact on the EC. 16 parking spaces in a single row are proposed in front of the furniture store building.
52 spaces are proposed behind.
Visibility: Both buildings will be readily visible from the Route 20 EC. Most of the parking will be
visible from the EC. Distant views of some of the site will be available from Route 250
Structure(s)
Compatibility with historic sites/structures:
• Despite its irregular shape and extensive use of glass, the dealership building could be compatible
with the County's historic architecture in terms of materials and scale. Complete to-scale elevations
are required to make a final determination.
• The furniture store has the appearance of a typical, current-day shopping center and has no real
relationship to the traditional architecture of the County. The design should be revised to create a
more appropriate appearance.
• A parking lot of display vehicles also has no relationship to the historic architecture of the area. The
character of display parking differs from by-right commercial parking. Display parking typically is
not confined to striped spaces; rather, cars are more densely parked within a given area. Display cars
also typically receive signage in the form of price and similar stickers, balloons and flags to attract
attention, etc. Also, though individual vehicles may come and go or may be moved around the lot,
display cars are in the lot around the clock, every day. These characteristics contribute significantly to
the inappropriate appearance of the proposed display within the Entrance Corridor.
Scale: The dealership building measures 64' long x 53' wide. The furniture store measures 70' wide x
140' long. It is anticipated that both buildings will be able to incorporate a human scale by using
appropriate architectural devices and by incorporating landscaping.
Materials: The color rendering of the dealership building shows red brick,as the prominent material. The
photos of the model suggest that the rear elevation will also be faced with brick. The main material of the
furniture store appears to be stucco. The emphasis on stucco in this design does not, result m an
appropriate appearance for the EC, or a compatible appearance with the other buildings on site.
Forms and Features. The prominent feature of the dealership building will be the angled showroom
window walls and the two-story south elevation. In the furniture store design, the stucco walls, metal
roof, and brick bay compete for attention. If signage is planned for the upper stucco band, it too will
compete for attention, adding to the uncoordinated appearance of the whole. The broad, blank side walls
of the furniture store will also be prominent features.The parking at the dealership site will be prominent.
The high voltage electric line will maintain a significant presence
Blankness: Blankness is not a feature of the elevations that have been provided for review, but the side
elevations of the furniture store are proposed to be blank. The incorporation of fenestration into the side
walls would be appropriate, or other significant architectural detailing will have to be incorporated into
the design to make the appearance of these walls appropriate The position of the furniture store offers an
opportunity to significantly landscape the north side of the building. A planting bed should be provided
on the south side of the building, as well.
Connecting Devices.No connecting devices are proposed for either building.
ARB 12/16/2002 River's Edge Auto and Furniture Store—Preliminary Site Plan and Advisory Review-Page 3
Accessory Structures and Equipment: A dumpster is proposed at the southeast corner of the dealership
building. Another is shown on the west side of the parking lot behind,the furniture store. As proposed at
the lower level, topography and landscaping should provide sufficient screening for the dealership
dumpster. The furniture store dumpster may be visible across the parking lot. Appropriate screening
should be included in the plan.
Lighting: 19 pole lights are shown in the dealership parking lot. This appears to be an excessive number
for this area. A photometric plan is required to make a final determination. No lights are shown in the
furniture store lot; it is anticipated that they will be proposed later. Complete lighting details should be
provided for both sites, including photometrics. Lighting should be coordinated throughout the Rivers
Edge site.
Signs: Complete sign information has not been provided, but two Kia signs are shown on the dealership
building. They are oval signs and are illustrated as panels with black letters on a white background. They
are located within the pediments of the projecting gabled bays on the north and east elevations. No signs
have been shown on the furniture store building, but sign bands have been incorporated into the building
design. Complete sign information should be provided for both sites to ensure overall compatibility.
Landscaping: Landscaping is shown on the preliminary plan, but complete details have not been
provided. For example, a landscape schedule has not been provided, so a complete review cannot be
accomplished. All landscaping shown on the color elevations does not appear on the plan. Trees and
shrubs are shown along the EC, and a limited number of interior parking lot trees are shown(but only one
is proposed for the dealership lot). Landscaping should be added to the plan to meet the requirements of
the ARB Guidelines, and additional plants should be proposed to reduce the impacts of the proposed
parking. The profusion of utilities and easements could limit landscaping opportunities. If plants are
planted in easements and future utility work disturbs the plants, some provision should be made to ensure
that replacement plants shall be of like size as the plantings being replaced, at the time they were
removed.
SUMMARY
The goal of EC regulation is to promote orderly and attractive development and to ensure that the design
of new development reflects the traditional architecture of the area. A parking lot filled with vehicles on
display is not reflective of the traditional architecture of the area. While the ARB has in the past
recommended "no objection" to several requests for the display use along the Route 250 East Corridor,
those recommendations were founded in part on the fact that similar uses were adjacent or located in the
immediate vicinity. The Route 20 Entrance Corridor is not characterized by the level of commercial
activity or the number of automobile dealerships as is Route 250 East.
Negative factors of the proposal are the number of display spaces, the location of display spaces between
the building and the EC, the fact that the building can't be moved closer to the EC because of existing
utilities,the number of pole lights proposed, and the fact that the proposed use is out of character with the
Route 20 Entrance Corridor (which differs from that of Route 250 East). If the building could be moved
closer to the road and the'parking moved behind the buildmg,the development might be made appropriate
for the EC,but these options are not available at this site.
In the applicant's favor are the facts that the appearance of the site is already compromised by the high
' voltage electric lines, that similar development is located in the general vicinity on Route 250 East, and
ARB 12/16/2002 River's Edge Auto and Furniture Store—Preliminary Site Plan and Advisory Review-Page 4
that current zoning would not allow this use (either by right or by special permit) in many more locations
on Route 20. It should also be,noted that a by-right commercial use could occupy this site with a similar
parking layout (but the differences between display parking and standard parking, as described under
compatibility with historic sites/structures should be considered).
Ultimately, the focus on display parking is not appropriate for the Route 20 EC and staff cannot find a
compelling reason to support a proposal to establish a vehicle display use in the Route 20 Entrance
Corridor when the negative impacts of the use cannot be appropriately mitigated.
RECOMMENDATIONS
Regarding the request for the Special Use Permit
Staff recommends that the ARB forward the following recommendation to the Planning Commission:
The ARB cannot support the request for the special use permit for the following reasons:
1. Because the focus of the proposal is on vehicles for display.
2. Because the resulting development does not reflect the traditional architecture of the area.
3. Because it is anticipated that the appearance of the display will have a negative impact on the
Route 20 Entrance Corridor.
4. Because utilities and easements make appropriate location of buildings and parking
impossible at this site.
Should the Planning Commission choose to recommend support for the proposal, the ARB
recommends the following conditions of approval:
1. Reduce the impact of the proposed parking on the EC by significantly increasing the
landscaping along the EC,within the parking lot, and on the south side of the site.
2. Lighting shall be reduced to eliminate negative impacts on the EC.
3. All sides of the building that are visible from the EC shall be faced with brick.
4. Vehicles shall not be elevated anywhere on site.
5. The number of display spaces at the front of the site shall be reduced to minimize impacts on
the EC.
6. Display spaces shall measure 9' x 18' and shall be striped. Display cars shall be parked in
striped display spaces only.
7. Parked cars shall not display signage, flags, balloons, or other similar items, beyond that
required by the manufacturer.
In the event that the ARB disagrees with the above recommendation, Staff suggests that the ARB
withhold its recommendation on the SP until a revised plan is submitted. The revised plan should address
the following:
1. The display parking at the front of the site shall be significantly reduced to minimize impacts on the
EC. (With this recommendation staff suggests that the ARB identify the specific spaces to be
removed from the plan.)
2. Significant landscaping shall be added to the plan to minimize negative impacts on the EC. (With this
recommendation staff suggests that the ARB clearly specify the character of the required
landscaping.)
3. The applicant shall demonstrate that the proposed plantings can be planted in the various easements
and that provisions have been made for appropriate replacements following utility work.
When a revised plan addressing these issues is submitted, a recommendation can be made on the SP. (The
SP is currently scheduled for review by the Planning Commission in early March. The applicant could
ARB 12/16/2002 River's Edge Auto and Furniture Store—Preliminary Site Plan and Advisory Review-Page 5
make a revised ARB submittal on January 6 for a review on February 18 and maintain the current PC
schedule.)
Regarding the conceptual site plan for the auto dealership
Staff offers the following preliminary comments:
1. Provide to-scale elevations for all sides of the building that are visible from the EC. Show that these
elevations will be faced with brick.
2. Provide for better coordination of windows throughout the building.
3. Provide complete lighting information. Reduce the number of pole lights in the dealership lot. Pole
height shall be compatible with building height. Lighting shall be coordinated throughout the River's
Edge site.
4. Provide all material and color samples. Materials shall be coordinated throughout the River's Edge
site.
5. Show all mechanical equipment on the plan and provide details on how visibility of these features
will be eliminated.
6. Provide complete sign information. Sign design and location shall be compatible with the architecture
of the building.
7. Show all existing and proposed utilities.
8. Landscaping:
• Show existing and proposed tree lines. If frees are proposed to remain, incorporate a signed tree
conservation checklist into the plan. Show on the plan the mformation that is required by the
checklist to demonstrate the measures that will be implemented dunng construction to protect any
existing trees that are proposed for preservation.
• Provide a landscape schedule to include botanical and common names, quantity and sizes of
proposed plants.Additional comments will be provided when the schedule is submitted.
• Continue the row of trees along both sides of all travelways as per ARB Design Guidelines.
• Provide interior parking lot trees at a minimum of 1 for every 10 parking spaces, evenly
distributed. Note that interior parking lot trees are counted separately from perimeter parking lot,
EC, and building landscaping.
• Reverse the north parking lot planting plan to show shrubs along the parking spaces (rather than
along the sidewalk) and shade trees along the main travelway to coordinate with the furniture
store site.
• Provide shrubs in the parking islands north of the building entrance.
• Provide conifers to the south and southeast of the building to help minimize the impact of the
development.
• Incorporate screening trees at the base of the steel frame transmission tower to better integrate the
site.
• Provide landscaping to screen the transformer.
• Add landscaping around the building to further integrate the site.
Regarding the preliminary site plan for the furniture store
Staff offers the following recommendations on the preliminary site plan
1. Revise the design of the furniture store to rely less on EIFS, to have a more coordinated overall
appearance, and to relate better to the other River's Edge buildings.
2. Provide side elevations for the furniture store.Blankness is riot appropriate for the EC.
3. Revise the furniture store elevations to show how the change in grade across the front of the site will
affect the appearance of the building.
ARB 12/16/2002 River's Edge Auto and Furniture Store—Preliminary Site Plan and Advisory Review-Page 6
4. Clarify the area between the sidewalk and the parking lot in ,front of the furniture store (i.e.,
groundcover or grass).
5. Indicate locations of loading areas for the furniture store. If these areas are visible from ;the EC,
provide details on appearance.
6. Provide complete lighting information.Pole height shall be compatible with building height. Lighting
shall be coordinated throughout the River's Edge site.
7. Provide all material and color samples. Materials shall be coordinated throughout the River's Edge
site.
8. Show all mechanical equipment on the plan and provide details on how visibility of these features
will be eliminated.
9. Provide complete sign information. Sign design and location shall be compatible with the architecture
of the building.
10. Provide information on the design of the proposed dumpster screen.
11. Show all existing and proposed utilities.
12. Show how off-site improvements are being handled.
13. Landscaping:
• Show existing and proposed tree lines. If trees are proposed to remain, incorporate a signed tree
conservation checklist into the plan. Show on the plan the information that is required by the
checklist to demonstrate the measures that will be implemented during construction to protect any
existing trees that are proposed for preservation.
• Add conifers on the north side of the furniture store to help minimize the impact of the side
elevation.
• Continue the EC shade and ornamental trees the full length of the EC frontage as per ARB
Design Guidelines.
• Provide a landscape schedule to include botanical and common names, quantity and sizes of
proposed plants.Additional comments will be provided when the schedule is submitted.
• Continue the row of trees along both sides of the main travelway.
• Provide interior parking lot trees at a minimum of 1 for every 10 parking spaces, evenly
distributed. Note that interior parking lot trees are counted separately from perimeter, EC, and
building landscaping.
ARB 12/16/2002 River's Edge Auto and Furniture Store—Preliminary Site Plan and Advisory Review-Page 7