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HomeMy WebLinkAboutARB202100094 Staff Report 2021-09-09MAGUMMMIA.1 w;7 D►r/IA1.2t 9l *1 r1 �1019 DI7�] Rh Project #/Name ARB-2021-94: Crozet Self Storage Review Type Conceptual Plan Parcel Identification 05600000003200 and 056000000032A0 Location 5696 Rockfish Gap Turnpike (see Figures I and 2) Zoned Highway Commercial (HQ / Entrance Corridor (EC) Owner/Applicant Yousef LC / Merchants Retail Partners LLC (Andrew Lewis) Magisterial District White Hall Proposal To construct a 90,000 sf, 3-story self -storage building with associated site improvements. Context The surrounding area is a mix of residential development and wooded lots, with institutional and commercial development further west on Rt. 250. Visibility All four sides of the proposed building will be visible from the Entrance Corridors. ARB Meeting Date September 7, 2021 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB reviewed preliminary and final plans for the Crozet Gateway Center at this site in 2006 and 2007. That development was not constructed. Multiple signs have been reviewed and approved for this property over the years. Staff met with the applicant on July 7, 2021 to discuss the current proposal. Given the size and character of the building and the context of the site, staff recommended that the applicant begin with a conceptual review with the ARB and suggested that alternate designs could be presented for feedback. ANALYSIS REF GUIDELINE I ISSUE I RECOMMENDATION Purpose; Compatibility with significant historic sites: Compatibility with the character of the Entrance Corridor; Structure design 1 The goal of the regulation of the design of development within the Three potential architectural Provide an architectural designated Entrance Corridors is to insure that new development within the styles were submitted for design that incorporates corridors reflects the traditional architecture of the area. Therefore, it is the consideration. Each of the styles forms and features of purpose of ARB review and of these Guidelines, that proposed development is contemporary and each design local historic architecture within the designated Entrance Corridors reflect elements of design uses brick as a primary material. and is coordinated with characteristic of the significant historical landmarks, buildings, and The brick establishes a minimal the scale of the structures of the Charlottesville and Albemarle area, and to promote orderly connection to local historic surroundings. and attractive development within these corridors. Applicants should note that architecture but, overall, the re lication of historic structures is neither required nor desired. appearance of the buildings isn't a strong reflection of the local Provide perspective renderings to clarify the 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, and context. scale and visual impacts vegetation. In order to accomplish the integration of buildings, land, and of the proposed building. vegetation characteristic of these sites, the Guidelines require attention to The first design (page 15 of the four primary factors: compatibility with significant historic sites in the area; architectural submittal) appears Provide drawings to the character of the Entrance Corridor; site development and layout; and to utilize more architectural clarify the extent of landsca in . forms and features that are compatible with local historic visibility of the proposed building along the 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically significant buildings in the buildings than the other designs. corridors. Charlottesville and Albemarle area. Photographs of historic buildings in the The division of the building into area, as well as drawings of architectural features, which provide important a base, middle and top; the examples of this tradition are contained in Appendix A. repetitive window bays, and pilasters between the bays are 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 reminiscent of local architectural structures is not intended to impose a rigid design solution for new forms. At three stories with a development. Replication of the design of the important historic sites in the 30,000 sf footprint (250' x 120'), area is neither intended nor desired. The Guideline's standard of however, the scale of each of the compatibility can be met through building scale, materials, and forms which proposed building designs isn't may be embodied in architecture which is contemporary as well as consistent with the surroundings. traditional. The Guidelines allow individuality in design to accommodate Changes to the size and varying tastes as well as special functional requirements. architectural forms to reduce the perceived scale would be 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and features of the appropriate. Perspective significant historic buildings in the area, exemplified by (but not limited to) renderings showing the proposed the buildings described in Appendix A of the design guidelines]. The building as viewed from the ECs standard of compatibility can be met through scale, materials, and forms would help clarify the scale and which may be embodied in architecture which is contemporary as well as impacts of the building, as would traditional. The replication of important historic sites in Albemarle County is drawings clarifying the extent of not the objective of these guidelines. visibility of the building along the corridors. Note that the third design (sheet 17 of the architectural submittal) is the design reviewed for a storage facility at Hollymeade, located north of the Forest Lakes Food Lion and behind the Exxon station (as viewed from the Rt. 29 EC). Its footprint is comparable to that of the Crozet proposal. 5 It is also an important objective of the Guidelines to establish a pattern of The use of brick and ground- Provide an architectural compatible architectural characteristics throughout the Entrance Corridor in story window compositions with design whose form and order to achieve unity and coherence. Building designs should demonstrate storefront proportions provides scale contribute to unity sensitivity to other nearby structures within the Entrance Corridor. Where a some elements of scale in each and coherence along the designated corridor is substantially developed, these Guidelines require of the designs. However, the adjacent Entrance striking a careful balance between harmonizing new development with the illustrated buildings have an Corridors. existing character of the corridor and achieving compatibility with the overall scale that is much larger sivnificant historic sites in the area. than traditional buildings on the adjacent corridors. The County schools located further west on 10 Buildings should relate to their site and the surrounding context of buildings. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. the Rt. 250 corridor have larger footprints, but they also have 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. greater setbacks and generally lower heights, which help reduce impacts. It is anticipated that it will be difficult to maintain unity and coherence along the corridors with a building of the proposed scale without more substantial breaks in form and more substantial changes in recesses and projection which are likely incompatible with the storage use). Of the illustrated designs, the first one (sheet 15 of the architectural submittal) appears to establish a more cohesive whole than the others (based on the two elevations that are shown). 13 Any appearance of "blankness" resulting from building design should be Each of the three building Provide transparent glass relieved using design detail or vegetation, or both. designs shows elevations that in window openings. use changes in material and color, fenestration, and minor vertical and horizontal projections to relieve blankness. Note that in some cases, however, windows are not fitted with vision glass. 14 Arcades, colonnades, or other architectural connecting devices should be A single building is proposed. None. used to unify ou s of buildings within a development. 15 Trademark buildings and related features should be modified to meet the The applicant is willing to See recommendations rectuirements of the Guidelines. consider alternate designs. above. 16 Window glass in the Entrance Corridors should not be highly tinted or highly Details on window glass have None at this time. reflective. Window glass in the Entrance Corridors should meet the following not yet been submitted. criteria: Visible light transmittance (VLT) shall not drop below 40%. Visible light 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 into the overall Information on equipment was Relocate the dumpster to plan of development and shall, to the extent possible, be compatible with the not included in the conceptual reduce visual impacts on building designs used on the site. submittal. A dumpster pad and enclosure are proposed close to the EC streets. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will still have a the Rt. 250 EC, at the edge of the negative visual impact on the Entrance Corridor street, screening should be stonnwater facility. Shrubs are provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse shown along the perimeter of the areas, d. Storage areas, e. Mechanical equipment, enclosure, but the dumpster f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, enclosure will remain an obvious and similar security fencing devices. element of the site. 19 Screening devices should be compatible with the design of the buildin s 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 architectural plan: The note will be needed on the None at this time. "Visibility of all mechanical equipment from the Entrance Corridor shall be site plan. eliminated." 22- Lighting Lighting information was not Not at this time. 31 included in the conceptual plan submittal. Landscaping 7 The requirements of the Guidelines regarding landscaping are intended to Lawns and shade trees are Not at this time. reflect the landscaping characteristic of many of the area's significant characteristic of residential historic sites which is characterized by large shade trees and lawns. properties in the surrounding Landscaping should promote visual order within the Entrance Corridor and area, but not typical of help to integrate buildings into the existing environment of the corridor. commercial properties. The proposed development does not includes ace for a lawn. 8 Continuity within the Entrance Corridor should be obtained by planting Tree species are not identified in Not at this time. different types of plant materials that share similar characteristics. Such the concept plan. common elements allow for more flexibility in the design of structures because common landscape features will help to harmonize the appearance of development as seen from the street upon which the Corridor is centered. 32 Landscaping along the frontage of Entrance Corridor streets should include Trees are shown evenly spaced Add ornamental trees the following: along the EC streets at the along the EC street a. Large shade trees should he planted parallel to the Entrance Corridor required spacing. Ornamental frontages. Consider an Street. Such trees should be at least 3% inches caliper (measured 6 inches trees are not shown. A less informal arrangement of above the ground) and should be of a plant species common to the area. Such formal arrangement of trees trees that is more trees should be located at least every 35 feet on center. could be more appropriate for consistent with the b. Flowering ornamental trees of a species common to the area should be the context. surrounding context interspersed among the trees required by the preceding paragraph. The without reducing ornamental trees need not alternate one for one with the large shade trees. They quantities. 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 utility easements. 33 Landscaping along interior roads: Trees of alternating species are None. a. Large trees should be planted parallel to all interior roads. Such trees evenly spaced along Brownsville should be at least 2% inches caliper (measured six inches above the ground) Rd. The large tree symbols and should be of a plant species common to the area. Such trees should be designate shade trees, but the located at least every 40 feet on center. planting is noted as a "screening buffer". 34 Landscaping along interior pedestrian ways: Sidewalks are proposed between None. a. Medium trees should be planted parallel to all interior pedestrian ways. the parking spaces and the Such trees should be at least 2% inches caliper (measured six inches above building, but there are no the ground) and should be of a species common to the area. Such trees pedestrian ways elsewhere on should be located at least every 25 feet on center. site. 35 Landscaping of parking areas: There are seven parking spaces Revise the plan to a. Large trees should align the perimeter of parking areas, located 40 feet on proposed along the building, provide landscaping center. Trees should be planted in the interior of parking areas at the rate of requiring one interior tree. No along the east side of the one tree for every 10 parking spaces provided and should be evenly interior trees are proposed. Some parking area to minimize distributed throughout the interior of the parking area. EC frontage and interior road visual impacts. Include b. Trees required by the preceding paragraph should measure 2%: inches trees are proposed near the shrubs and perimeter caliper (measured six inches above the ground); should be evenly spaced; parking area and they could trees spaced 40' on and should be of a species common to the area. Such trees should be planted double as perimeter trees, though center. in planters or medians sufficiently large to maintain the health of the tree and a portion of the parking lot shall be protected by curbing. perimeter is left without trees c. Shrubs should be provided as necessary to minimize the parking area's and no shrubs are proposed at impact on Entrance Corridor streets. Shrubs should measure 24 inches in the parking area. heivht. 36 Landscaping of buildings and other structures: The Rt. 250 frontage trees None. a. Trees or other vegetation should be planted along the front of long double as trees along the buildings as necessary to soften the appearance of exterior walls. The building due to the limited space spacing, size, and type of such trees or vegetation should be determined by between the building and the the length, height, and blankness of such walls. street. A similar situation exists b. Shrubs should be used to integrate the site, buildings, and other structures; along Crozet Ave. and dumpsters, accessory buildings and structures; "drive thru" windows; service Brownsville Rd., though the areas, and signs.. hrubs should measure at least 24 inches in height. setback is greater on those sides. 37 Plant species: a. Plant species required should be as approved by the Staff A plant schedule was not Not at this time. based upon but not limited to the Generic Landscape Plan Recommended included in the conceptual plan. S ecies List and Native Plants or Virginia Landscapes (Appendix D . 38 Plant health: The following note should be added to the 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 6 Site development should be sensitive to the existing natural landscape and Much of the site is already Reduce visual impacts should contribute to the creation of an organized development plan. This developed, but groups of mature resulting from the scale may be accomplished, to the extent practical, by preserving the trees and trees currently stand in two areas of the building. rolling terrain typical of the area; planting new trees along streets and of the site. Overhead lines run pedestrian ways and choosing species that reflect native forest elements; through the group on Crozet insuring that any grading will blend into the surrounding topography thereby Ave. The proposed building is creating a continuous landscape; preserving, to the extent practical, existing oriented parallel to Rt. 250 and significant river and stream valleys which may be located on the site and nearly parallel to Crozet Ave. integrating these features into the design of surrounding development; and The layout appears generally limiting the building mass and height to a scale that does not overpower the organized. Access is proposed natural settings of the site, or the Entrance Corridor. off Brownsville Rd. No pedestrian connections or open 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: spaces are proposed. It is a. An organized pattern of roads, service lanes, bike paths, and pedestrian anticipated that a three-story walks should guide the layout of the site. building with a 30,000 sf b. In general, buildings fronting the Entrance Corridor street should be footprint in this location will parallel to the street. Building groupings should be arranged to parallel the overpower the site and the Entrance Corridor street. streetscape. c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. d. Open spaces should be tied into surrounding areas to provide continuity within the Entrance Corridor. e. If significant natural features exist on the site (including creek valleys, steep slopes, significant trees or rock outcroppings), to the extent practical, then such natural features should be reflected in the site layout. If the provisions of Section 32.5.2.n of the Albemarle County Zoning Ordinance apply, then improvements required by that section should be located so as to maximize the use of existing features in screening such improvements from Entrance Corridor streets. f. The placement of structures on the site should respect existing views and vistas on and around the site. Site Grading 40 Site grading should maintain the basic relationship of the site to surrounding The proposed building has three Revise the design of the conditions by limiting the use of retaining walls and by shaping the terrain stories visible on the Rt. 250 stormwater facility and through the use of smooth, rounded land forms that blend with the existing (south) side. The site design landscaping to result in a terrain. Steep cut or fill sections are generally unacceptable. Proposed contours takes advantage of topography facility that is frill on the grading plan shall be rounded with a ten foot minimum radius where with two stories visible on the integrated into the they meet the adjacent condition. Final grading should achieve a natural, rather Brownsville Rd. (north) side. landscape. than engineered, appearance. Retaining walls 6 feet in height and taller, when The stormwater facility is necessary, shall be terraced and planted to blend with the landscape. proposed very close to the EC street, which increases the 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. challenge of reducing its visual impacts. As currently illustrated, 20 Surface runoff structures and detention ponds should be designed to fit into the natural topography to avoid the need for screening. When visible from the it will have the appearance of an Entrance Corridor street, these features must be fully integrated into the engineered feature. landscape. They should not have the appearance of engineered features. 41 No grading, trenching, or tunneling should occur within the drip line of any No trees are shown to remain. None. 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 develo ment of the site. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The scale of the proposed building. 2. The style and character of the proposed building. 3. The distribution of street trees; the location of the stormwater facility. 4. The location of the dumpster. Staff offers the following comments on the conceptual plan: 1. Provide an architectural design that incorporates forms and features of local historic architecture and is coordinated with the scale of the surroundings. 2. Provide perspective renderings to clarify the scale and visual impacts of the proposed building. 3. Provide drawings to clarify the extent of visibility of the proposed building along the corridors. 4. Provide an architectural design whose form and scale contribute to unity and coherence along the adjacent Entrance Corridors. 5. Provide transparent glass in window openings. 6. Relocate the dumpster to reduce visual impacts on the EC streets. 7. Add ornamental trees along the EC street frontages. Consider an informal arrangement of trees that is more consistent with the surrounding context without reducing quantities. 8. Revise the plan to provide landscaping along the east side of the parking area to minimize visual impacts. Include shrubs and perimeter trees spaced 40' on center. 9. Reduce visual impacts resulting from the scale of the building. 10. Revise the design of the stormwater facility and landscaping to result in a facility that is fully integrated into the landscape. ATTACHMENTS Attach. 1: ARB2021-94: Crozet Self Storase Concept Plan 609 .a u 56-35A 56-15 N n _ N 56-32C 1 57 �4 ; 5635G I _J 5756 597 _f ' Brownsville- 1 56- 53 D lr 56-34C CS 1 56-34 'S6-34E 56-32C � J _ 5706� 587C 5716 5680 + 5 9 567E 5564 5678 �J\ 56-'I6 562 1 b9b oobn ' 1� 56-26E �56-16A 56-17G 5651f 56-32B2 5646 Ip 56-2 a aid 502 56-32D 56-32B1� 5645 \ 5624 5861 Y 56-16F C`^ 17F 501 - s 5637 5861 5805 a ; 4 56-26F2 6-17G1 �+ � -- 482 56-30B1 SG29 15- r 56-16B 56-30B2 5627 431' 56-16E 47 56-31 A2 476o 1 T 5629 i-1 7 M �II 56-16C 56-31 Al sa- ec Figure I: Project location IV Figure 2: View of existing development at proposed site, looking west on the Route 250 West Entrance Corridor. 11