HomeMy WebLinkAboutARB200200150 Staff Report 2003-01-06 ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project#:Name ARB-2002-150: Brown Auto (Route 29 N @ Hilton Heights Rd.)
Review Type Continued preliminary review of a site development plan and advisory
review of a request for a special use permit for outdoor sales/storage/display
Parcel Identification Tax Map 45,Parcels 68D4 and 68D6
Location Northwest corner of the intersection of Route 29 North and Hilton Heights
Road
Zoned Entrance Corndor(EC),Highway Commercial(HC)
Magisterial District Rio
Proposal To construct an automobile showroom with outdoor sales/storage/display of
vehicles,including rooftop parking
ARB Meeting Date January 6, 2003
Staff Contact Margaret Maliszewski
PROJECT HISTORY
A preliminary site plan review was scheduled for this project on September 16,2002. However,the applicant
brought new information--revised designs and new concepts that weren't clearly illustrated--to that meeting,
therefore the ARB did not provide advisory comments on the request for the Special Use Permit and asked the
applicant to return for another preliminary review with more specific information on the proposal. Some
specific comments were made on the proposal. They are included in the Analysis section of this report.
PROPOSAL/PROJECT CHANGES
The Applicant proposes to construct two automobile showrooms in two phases,with outdoor storage/display
of vehicles,including vehicles stored on the roofs of the larger building.
The design of the larger(Phase 1,formerly Phase 2)building has been more fully developed and has changed
considerably from the design submitted for the last review. The building measures 168' deep x 296' long. The
40,300 square foot structure provides showroom,parts, service, and administrative office areas at the lower
level of the building,with rooftop deck parking in two levels extending beyond the lower service area at the
rear.As viewed from the front,the building has been designed m two side-by-side parts that are nm or images
of each other. The parts are separated by an open stairway that leads from the front of the building up to the
rooftop vehicle inventory area. Centered within both building sections is a stair/elevator tower that measures
30' square x 48' high. (Overall the towers are situated 105' apart.) Site Data on Sheet 1 of the site plan
indicates that there is a total of 79,200 square feet of vehicle display and inventory area proposed for Phase
1.
The front first-story elevation(approximately 15' high)is composed of five bays.The center and end(outside)
ARB 1/6/2003 Brown Auto Display Preliminary(Revised)-Page 1
bays are faced with brick.Between the bnck bays is a large overhead door that provides vehicle access to the
service area.These three bays project forward approximately 6' from the two inside bays,which are fitted with
display windows, divided transoms, and a pedestrian entrance to the showroom.Planters are proposed at the
base of the front of the building. The south(side)elevation includes an overhead door that provides access to
the first-floor service area.
The front showrooms and rear service areas are double-height spaces. Office space and parts storage are
accommodated within a mezzanine level. Three-part horizontal windows span the length of the front of the
building at the mezzanine level. Above the windows is a 4'-tall parapet that acts as a signband. Signs are
shown within the signband, over the entrances to the building;they are not centered within the two building
sections. The 11%Z'-tall facade of the mezzanine level is aligned with the first-story show windows.
The second level of the building is devoted to vehicle parking(lower level parking). A total of 173 parking
spaces is provided in a parking area that spans nearly the entire building area,plus a 40' deep area that spans
the length of the building at the back of the site. A section of the parking area measuring 242' x 109' is under
roof. Cars parked to the sides and front of the roofed area would be exposed to the elements.A 4'-tall parapet
wall is provided at the front and sides of the parking area. (A 42"-high barrier is a minimum safety
requirement.)The stair/elevator towers project forward 7' from the face of the second-level parking structure.
A travelway at the southwest corner of this level provides access from the second level to ground level.
The third level of the building is also devoted to vehicle parking.A total of 94 spaces are accommodated on
the roof of the second level structured parking,in an area measuring 242'x 109'. This area is set back on three
sides from the parking level below A 4'-tall parapet wall is provided at the front and sides of the parking area.
The stair/elevator towers rise 11' above the floor of the third level parking area. An existing parking lot at the
rear of the site is proposed to remain. It provides two rows of parking with a 24' travelway at the same level
as the third level of parking. This existing lot/travelway provides vehicle access from the existing Doubletree
Hotel access road to the proposed upper parking level. The lot would be extended(49 spaces)to the south
behind the Phase 2 building and storage area, connecting the travelway to the entrance to the site on Hilton
Heights Road.
The Phase 2 (formerly Phase 1)building measures 96' deep by 182' long. It is shown in the same general
location as in the previous review. Building elevations have not been provided at this time. Sheet 4 of the site
plan is labeled"Phase 1 Grading and Utilities". A cross-hatched area is shown around the Phase 2 building,
its adjacent parking areas, and portions of the Hilton Heights Road and Route 29 frontage. All proposed
grading and utilities are the same as on the master plan.Site Data on Sheet 1 of the site plan indicates that there
is a total of 23,200 square feet of vehicle display and inventory area in Phase 2.
At ground level, customer parking is proposed in front of the Phase 1 building(18 spaces) and along the EC
(11 spaces),north of the Route 29 entrance to the site. 19 customer spaces are proposed in front of the Phase
2 building and 11 spaces are proposed on the south side. Display parking areas are proposed along the EC
frontage. These areas measure 38' x 126'; 50' x 108'; 50' x 116';72' x 34'; and 106' x 65'.Although the site
plan does not show individual striped parking spaces in these areas,the display lots could accommodate at least
two rows of parked vehicles (as shown on the architectural plans). Additional display parking is proposed
behind the Phase 2 building.
A considerable amount of landscaping is proposed for the site. 3.5"-4"caliper Ginkgo trees are proposed 35'
on center along the EC frontage, on the property line. Groups of Amur Maple, Redbud, and Dogwood are
ARB 1/6/2003 Brown Auto Display Preliminary(Revised)-Page 2
interspersed along the frontage, in the VDOT right-of-way. 2%"-3" caliper Pin Oaks are proposed
approximately 35' on center along Hilton Heights Road and along the back(west side) of the site.Along the
back of the site, 9 Bradford Pear trees are proposed to remain, although grading and travelways are proposed
very close to some of these trees. Chinese Elm,American Hombeam, and Patmore Ash trees are proposed in
parking islands at the front of the property Willow Oaks and Trident Maples are proposed in parking islands
at the back of the site. A mixture of Chinese Elm,Magnolia,Leyland Cypress, Crapemyrtle and Red Maple
are proposed for the planting beds between the Phase 1 and Phase 2 buildings. A staggered row of Norway
Spruce is proposed along the north side of the Phase 1 building.
ANALYSIS
Included below in italics are the comments made by the ARB at the September 16,2002 meeting.
• Provide screening along Route 29 using as many street trees as possible, taking into account the various
easements and rights-of-way. Standard large street trees, 35'on center, must be provided along Route
29. More trees can be added to the standard planting requirement. If necessary, mods other elements
of the site plan to accommodate the plants.
• The applicant may wish to contact VDOT to determine what type of landscaping, if any, could be
approved in the right-of-way.
The standard large street trees and interspersed ornamentals are proposed along the EC frontage at the standard
spacing and fulfill the minimum ARB design requirements. The ornamentals are shown in the right-of-way;
therefore, VDOT approval is required for these trees. The street trees will provide screening when in leaf,
though during the winter, screening of the proposed development will be minimal. Street trees can include
evergreen trees and are specifically recommended for this site. A mixture of conifers,broadleaf evergreen and
deciduous shade and ornamental trees and evergreen and deciduous shrubs should be provided along the EC
and Hilton Heights Road,with an emphasis of conifers and broadleaf evergreens at the corner of the site,west
of the easement to soften the impact of displayed cars. Conifers and broadleaf evergreen trees should also be
planted in the parking lot islands and at the parking lot break, in the center of the site.
• The ARB discussed the landscape clustering concept noting that the drawings did not actually illustrate
the proposal. Due to the large mass of building, they felt that substantial landscaping was needed along
Route 29. The applicant could pursue the clustering concept, but clustered trees would have to be in
addition to the standard EC trees 35'on center. The concept must be clearly illustrated on the plan for
review
Three planting islands are proposed in the vehicle display area south of the Route 29 entrance to the site. The
northern island has three trees,the middle island has two trees,and the southern island has one tree.A parking
island on the Hilton Heights Road side of the site has one tree. Single trees and paired trees aren't clustered
trees. The size of the planting islands should be increased to accomplish true clustering. Evergreens would be
appropriate in these islands. Planting islands are also proposed at the corners of the buildings. At the Phase
1 building,tree islands flank the vehicle entrances on the front elevation.
• Significant landscaping is required to balance the impact of the large number of parked cars.
❑ The proposal includes additional landscaping. Based on the standard ARB guidelines, minimum
requirements for shade trees and interspersed ornamental trees have been met along the EC frontage
(although ornamentals are shown off-site). Trees along Hilton Heights Road and the Doubletree
travelway are spaced closer than the minimum ARB requirement.Landscaping along the length of the
buildings and interior parking lot trees have been provided. (The guidelines do not specify a number
of trees required for storage/display parking or for long buildings.)A continuous, staggered row of
ARB 1/6/2003 Brown Auto Display Preliminary(Revised)-Page 3
shrubs along the parking lot curbline, fronting the EC, is necessary to decrease the visual impact of
the parked cars.
O There is a strong emphasis on deciduous trees in the proposed planting plan. Any softening effect
provided by the trees will be significantly reduced during the winter months. The extent and character
of the proposed development requires year-round softenmg.
❑ The mature height of the proposed shade trees will be approximately 60',while the overall height of
the Phase 1 building will be 48'. The shade trees will, to a limited degree during in-leaf seasons,
soften the mass of the building.However,it is anticipated that parked cars will still have a significant
negative impact on the EC due to the size of the parking area,the raised nature of the parking areas,
and the varying elevations of the site.
❑ Given the above analysis,it appears that landscaping alone cannot sufficiently mitigate the negative
impacts of the proposal and/or that the quantity and quality of landscaping required to mitigate the
impacts cannot be incorporated into the layout of the site as proposed.
• Provide more site sections to help clay-0 visibility and proposed grading Sections should be continued
through Route 29 and should include cars for scale.
Three building sections and one building/site section have been provided. Cars have not been included in the
illustrations. The sections help clarify the relationship among the various parking levels. It is anticipated that
the parked cars will be visible. In the raised parking areas,the lower portions of the cars may not be visible,
but it is anticipated that the mass of cars will be noticed. Unlike previous vehicle display proposals, the
showroom building is not used as a barrier to screen any of the vehicles.In this proposal,the building elevates
vehicles and provides an opportunity to cover more of the site with parked vehicles. A site section running
north-south would be useful to further clanfy the overall appearance of the site as viewed from the EC, and
the relationship between the two building. The ground level fmished floor elevation of the larger building is
411'. The finished floor elevation of the smaller building is 424.5'.
• The tower is not an appropriate location for mechanical equipment.
• Placing mechanical equipment on the top of the Phase 1 building is inappropriate. Propose a different
location.
A note on the landscape plan indicates that HVAC units are proposed to be located on the building roofs,to
be screened by the parapet walls,which are shown at a height of 4'. Specific rooftop locations have not been
identified.
• Provide more information on Phasing. Show how Phase 1 construction will have an appropriate
appearance for the EC.
A"Phase 1 Grading and Utility Plan"has been submitted,but it does not sufficiently clarify the issue because
it does not specify Phase 1 improvements. On a Phase 1 plan, only Phase 1 improvements should be shown.
Alternatively,a note listing all improvements proposed for Phase 1,and all improvements proposed for Phase
2, could be included in the plan.
• Pursue lighting options for the rooftop parking that will result in an appearance that is less like a parking
lot. Bollards may be an option.
Lighting has not been addressed.
• Breaking up and articulating the rooftop parking, resulting in smaller elements on the roof would be
appropriate.
Two towers have been incorporated into the design,but they do not serve to sufficiently break up the rooftop
ARB 1/6/2003 Brown Auto Display Preliminary(Revised)-Page 4
parking or to appropriately articulate it. The towers do draw additional attention to the building.
• The Board discussed the building planter. Provide more details to clari.b)the appearance.
Planters are now proposed along the length of both buildings,except where overhead doors are located.Plants
include Cotoneaster,Juniper,and Inkberry. The planters will provide relief for people walking on site,but will
not significantly reduce the impact of the development as viewed from the EC.
• Address staff's preliminary site plan comments (numbered 1—15) as listed below:
1 In addition to the east(EC) elevations,provide north and south elevations for both buildings.
North,south,and east elevations have been provided for the larger,Phase 1 building.No elevations have been
provided for the Phase 2 building.
2. Consider the use of roof shapes other than flat to help make the buildings more appropriate for the EC.
The Phase 1 roof remains flat. Two towers have been added. The proposed building has no relationship to the
historic architecture of the County.
3 Provide material and color samples.
No samples have been provided. The applicant has indicated that samples will be provided after the Board of
Supervisors rules on the request for the special use permit. The elevations suggest that brick,stucco,and glass
are pnmary materials.
4 Provide a site section showing both levels of rooftop parking in relation to the EC.
Three building sections and one building/site section have been provided. Cars have not been included in the
illustrations,but would be helpful.
5. Provide information on all proposed signage for the site. The freestanding sign shall be an externally
illuminated monument sign whose base materials are coordinated with the building materials. Wall signs
(size, scale, and placement)shall coordinate with the architecture of the buildings and with each other,
regardless of the number of dealers/signs.A complete sign proposal should be submitted in conjunction
with the proposed building design.
Complete details have not been provided.Above the windows is a 4'-tall signband. Signs are shown within
the signband,over the entrances to the building. They are not centered within the two building sections.Logo
signs are also shown at the top of the towers.
6. Provide a complete landscape plan. Provide all required ARB landscaping. Consult the ARB guidelines
for requirements.
A landscape plan has been provided and the minimum requirements for a typical proposed development have
been met.
7 Provide appropriate landscaping on the north side of the Phase 2 building
Evergreen screening has been proposed along the north side of the Phase 1 (formerly Phase 2)building,but
only Norway Spruce has been specified. Without providing for a mixture of screening trees, a monoculture
planting has been created. An informal planting of mixed evergreen trees would be more appropriate.
8 Provide a complete landscape key.
A key has been provided.
ARB 1/6/2003 Brown Auto Display Preliminary(Revised)-Page 5
9 The "Existing parking lot to be regraded,preserving existing trees and landscaping as appropriate"note
is insufficient. Show all proposed grading and all proposed tree removal. Provide a signed and completed
tree conservation checklist on the plan and show on the plan the items the checklist requires.If the Double
Tree Lane trees are removed from the site, replacements of a size comparable to the size of lost tree will
be required.
The applicant has indicated that the lot will be regraded and improved,with a reduction in the slope across the
lot. The demolition plan shows six existing trees in this area to be removed. Nine Bradford Pear trees are
proposed to be saved,but gradmg and other improvements are shown in close proximity to some of these trees.
A signed tree conservation checklist is required to be incorporated into the plan along with those items on the
checklist that apply to the project.
10. The Double Tree Lane trees shall be supplemented with additional trees to meet the EC requirement of
perimeter parking lot trees.
More trees have been added along Double Tree Lane.2%2-3"caliper Pin Oaks are shown approximately 35'
on center. This meets the minimum requirement for perimeter parking lot trees.
11 Medium shade trees aren't screening trees. Revise the plan to show true screening trees where noted.
Screening trees (Norway Spruce and Leyland Cypress) are provided along the north side of the Phase 1
building and in groups (Black Pine)on the north side of the Phase 2 building. A monoculture planting of 36
Norway Spruce has been proposed along the northern property line.An informal planting of mixed evergreen
trees would be more appropnate.
12. Coordinate proposed landscaping with utilities. Some plants are shown over sewer lines.
Utilities and landscaping generally appear to be coordinated except for the Leyland Cypress/stormwater pipe
conflict north of the Phase 1 building.
13 Provide a lighting plan. Rooftop pole lights are not appropriate. Indicate how the decks will be
illuminated. Only full cutoff fixtures shall be used.Provide cuts sheets for each proposed fixture, with the
choice for each option clearly indicated. Provide photometrics.
Lighting information has not been provided. The applicant has indicated that this information will be provided
after the Board of Supervisors rules on the request for the special use permit.It is anticipated that lightmg will
have a significant impact on the development as viewed from the EC.
14 Move the dumpster so it is not visible from the EC.
One dumpster is provided on site. It is situated west of the northwest corner of the Phase 2 building. The
applicant has indicated that it will be screened from the EC,but a fence detail has not yet been provided.
15. Show the location(s)of building-related mechanical equipment on the plan. Show how it will be screened
to eliminate visibility from the EC. Include building/site sections and mechanical equipment specs as
necessary
The locations have not been shown. The parapet walls are proposed as screening and the applicant has
indicated that the design will be further developed after the Board of Supervisors rules on the request for the
Special Use Permit.
ADDITIONAL ANALYSIS: Because the proposed building design differs considerably from the design
previously submitted for this site, the following analysis is provided.
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Compatibility with historic sites/structures. The proposed building has no apparent relationship to the historic
architecture of the County.
Scale: The proposed Phase 1 building is quite large. Some strategies are used'to break up the mass of the
building:the structure appears to be divided into two halves,the length of the elevation is broken down into
five bays;the bays are broken down by window divisions or the use of brick facing; upper levels step back
from lower levels. Despite the use of these strategies,the building retains a massive scale.With the addition
of hundreds of cars, at various levels,human scale will be lost.
Material/colors• Samples have not been provided, but the primary matenals appear to he glass, brick and
stucco The material of the overhead doors is unclear.
Forms and Features• Primary features of the proposed development are expected to be the length of the
building and the mass of parked cars. The towers, centered within the two building halves,provide points of
focus along the length of the building. They will serve to attract additional attention to the site from distances
along the EC
Blankness. With the various levels,projections, and windows,blankness does not appear to be an issue with
the design of the Phase 1 building.
Accessory Structures and Equipment: A dumpster is proposed west of the Phase 2 building. Mechanical
equipment is proposed for the rooftops of the buildings, although specific locations have not been indicated.
Building Lighting.Building lighting has not been proposed or addressed.
Building Landscaping Low-growing landscaping is proposed in planters along the fronts of both buildings.
Trees are proposed in islands at the corners of both buildings, and in islands that flank the vehicles entrances
on the east side of the Phase 1 building.
Signs. Detailed information has not been provided,but signs that appear to be channel letters are proposed in
a signband above the mezzanine level. The signs identify the two dealerships for the building:Brown Honda
and Brown Chrysler Dodge.The signs are centered over the entrances to the showrooms--not centered within
the structures.Logos are also shown at the top of the two towers.It appears that the heights of the logos exceed
ordinance limits.
SUMMARY
The Phase 1 building design has been considerably revised since the last submittal. The current design portrays
no sense of compatibility with the historic architecture of the area. The prominent features of the building and
the scale of the building and overall development are inappropriate for the EC.As proposed,parked cars would
be visible across the entire site, at three different levels. Although the landscape plan shows a large number
of proposed plants,it is anticipated that landscaping alone will be insufficient to mitigate the impacts of the
proposed parking and the proposed building design on the EC. The lack of information on materials and
lighting leaves additional questions about the overall appearance and impact of the proposed development.
Although other display/inventory parking exists in the vicinity along the Route 29 North corridor,staff cannot
support the request for the special use permits because sufficient information has not been presented to show
that the design will have an appropriate appearance for the EC.
ARB 1/6/2003 Brown Auto Display Preliminary(Revised)-Page 7
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 permits for the following reasons.
1. The proposed building does not reflect the traditional architecture of the area.
2. The proposed sales/storage/display parking will appear to occupy a majority of the site and will
be the focus of the proposal. Landscaping alone is insufficient to mitigate the impacts of the
parking on the EC.
3 The proposed building lacks human scale. The addition of cars around and on the building at
various levels will further diminish appropriate scale relationships.
4. Insufficient information has been submitted on proposed materials and lighting to determine
impacts.Materials and lighting could have a significant impact on the appearance of the building
and the overall development and its appropriateness for the EC.
5. Sufficient measures have not been taken to minimize the impacts of parked cars on the building
and on the Entrance Corndor. 4' parapet walls are insufficient to screen parked cars. Parking
should not constitute the main experience of a development on the EC,regardless of other existing
nearby uses.
Regarding the Preliminary Site Plan
Staff offers the following comments on the preliminary site plan.
1. Revise the building design so that it reflects the historic architecture of the county.
2. Revise the building design so that it provides human scale.
3. Revise the building design so it serves to minimize the impact of the cars parked on the rooftops.
4. Documentation of VDOT approval is required for all improvements in the right-of-way.
5 Show in illustrations the relationships between the various levels and setbacks of the proposed building,
and how the design makes the various levels of parking appropriate for the EC. Include to-scale cars in
the drawings. A site section running north-south is necessary to determine the overall appearance of the
site as it relates to the visual impact from the EC.
6. Breaking up and articulating the rooftop parking, resulting in smaller elements on the roof, would be
appropriate.
7. Provide material and color samples.
8. Show the location(s)of building-related mechanical equipment on the plan. Show how the equipment will
be screened to eliminate visibility from the EC.Include building/site sections and mechanical equipment
specs as necessary.
9. Provide accurate phasing information. Show how Phase 1 construction will have an, appropriate
appearance for the EC. If a Phase 1 plan is provided, include only Phase 1 improvements on the plan.
Alternatively, a note listing all improvements proposed for Phase 1, and all improvements proposed for
Phase 2, could be included in the plan.
10. Pursue lighting options for the rooftop parking that will result m an appearance that is less like a parking
lot. Bollards may be an option.
11. Provide a lighting plan.Rooftop pole lights are not appropriate.Indicate how the decks will be illuminated.
Only full cutoff fixtures shall be used. Provide cuts sheets for each proposed fixture,with the choice for
each option clearly indicated. Provide photometrics.
12. Provide information on all proposed signage for the site. The freestanding sign shall be an externally
illuminated monument sign whose base materials are coordinated with the building materials.Wall signs
(size, scale, and placement) shall coordinate with the architecture of the buildings and with each other,
ARB 1/6/2003 Brown Auto Display Preliminary(Revised)-Page 8
regardless of the number of dealers/signs. A complete sign proposal should be submitted in conjunction
with the proposed building design.
13. Provide a dumpster screening detail.
14. Provide a north-south section through the buildings and the site.
15. Provide elevations for the Phase 2 building.
16. Regarding landscaping:
• The size of the planting islands should be increased to accomplish true clustering. Use conifers and
broadleaf evergreens in the planting islands.
• Provide a mixture of screening trees along the north side of the Phase 2 building. An informal planting
of mixed evergreen trees would be appropriate.
• A mixture of conifers,broadleaf evergreen and deciduous shade and ornamental trees and evergreen and
deciduous shrubs shall be proposed along the EC and Hilton Heights Road,with an emphasis of conifers
and broadleaf evergreens at the corner of the site,west of the easement,to soften the impact of displayed
cars.
• Provide a signed tree conservation checklist and show the appropriate details as they relate to the proposed
development.
• Coordinate the exterior doors of the Phase 1 building architecturals with the landscaping on the site plan.
• Provide information about the types of plants specified for the biofilter areas.
• Provide a substitute for the Euonymus alatus. This plant is on the list of Invasive Alien Plant Species
published by the Department of Conservation&Recreation.
• Correct the caliper of the Patmore Ash to 2 'IA"-3".
• Provide a continuous, staggered row of shrubs along the parking lot curbline, fronting the EC.
• Reduce the quantity of Inkberry Holly to avoid overplanting of one species.
• Correct the tree/pipe conflict by the north retaining wall.
• In Phase 1,provide all landscaping except for interior plantings associated with the Phase 2 building.
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