HomeMy WebLinkAboutARB202100127 Staff Report 2021-12-14ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2021-127: Crozet Self Storage
Review Type
Review of an Initial Site Development Plan and an architectural design
Parcel Identification
05600000003200 and 056000000032A0
Location
5696 Rockfish Gap Turnpike (See Figures 1 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
December 20, 2021
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
Three conceptual designs for a storage building were presented for review at the September 7, 2021 ARB meeting. Comments from that meeting are included in the Analysis section of this report for
reference. The current proposal is similar to one of the designs presented on September 7. (See Figures 3 and 4.)
ANALYSIS
Gray highligh = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final
Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage
Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial
REF
GUIDELINE
ARB 9/7/21
ISSUE 12/20/21
RECOMMENDATION
COMMENTS
12/20/21
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 designated Entrance
Provide an architectural
Perspective images of the proposed
Provide perspective
Corridors is to insure that new development within the corridors reflects the traditional
design that incorporates
building have been provided.
renderings that show the
architecture of the area. Therefore, it is the purpose of ARB review and of these Guidelines,
forms and features of
However, they show the building as a
proposed building in the
that proposed development within the designated Entrance Corridors reflect elements of
local historic architecture
stand-alone object — not as a building
surrounding context to
design characteristic of the significant historical landmarks, buildings, and structures of the
and is coordinated with
in the surrounding context. They do
clarify the scale, extent of
Charlottesville and Albemarle area, and to promote orderly and attractive development
the scale of the
not illustrate the extent of visibility of
visibility, and visual
within these corridors. Applicants should note that replication of historic structures is neither
surroundings.
the proposed building along the
impacts along both
required nor desired.
Provide perspective
corridors.
corridors.
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
renderings to clarify the
The proposed building material is
Revise the architectural
accomplish the integration of buildings, land, and vegetation characteristic of these sites, the
scale and visual impacts
precast concrete panels, some of
design to incorporate
Guidelines require attention to four primary factors: compatibility with significant historic
of the proposed building.
which are colored and stamped with
forms, features and
sites in the area; the character of the Entrance Corridor; site development and layout; and
patterns to resemble brick and stone.
materials that reflect the
landsca in .
Provide drawings to
clarify the extent of
Where the panels are not patterned to
resemble other materials, they are
traditional architecture of
the area.
3
New structures and substantial additions to existing structures should respect the traditions
of the architecture of historically significant buildings in the Charlottesville and Albemarle
visibility of the proposed
scored to break up the expanse of the
area. Photographs of historic buildings in the area, as well as drawings of architectural
building along the
wall. The wall area using this
Revise the architectural
features, which provide important examples of this tradition are contained in A endix'T
corridors.
treatment is extensive. The applicant
states that the building "features
design to include
architectural elements
4
The examples contained in Appendix A should be used as a guide for building design: the
standard of compatibility with the area's historic structures is not intended to impose a rigid
articulated facades with varying
with greater relief
design solution for new development. Replication of the design of the important historic
material types including a chamfered
sites in the area is neither intended nor desired. The Guideline's standard of compatibility
comer element with storefront glass
can be met through building scale, materials, and forms which may be embodied in
and a cooper roof' to coordinate with
architecture which is contemporary as well as traditional. The Guidelines allow
the historic buildings in Crozet. The
individuality in design to accommodate varying tastes as well as special functional
treatment at the southeast comer of
requirements.
the proposed building follows a
traditional method for emphasizing a
9
Building forms and features, including roofs, windows, doors, materials, colors and textures
should be compatible with the forms and features of the significant historic buildings in the
building entrance, and the patterned
area, exemplified by (but not limited to) the buildings described in Appendix A [of the
masonry mimics traditional building
design guidelines]. The standard of compatibility can be met through scale, materials, and
materials, but the overall design does
forms which may be embodied in architecture which is contemporary as well as traditional.
not have a strong connection to local
The replication of important historic sites in Albemarle County is not the objective of these
historic architecture.
guidelines.
Given the size and scale of the
building and the proximity to the EC
streets, the scoring is not expected to
be sufficient to mitigate the building
scale, and using patterns to resemble
brick and stone rather than using the
actual materials is not expected to be
an effective method for establishing
compatibility with local historic
architecture.
The length of the building is broken
up with bays that include windows
and colored and patterned precast.
These bays are topped with a cornice
that rises slightly above the main wall
of the building. The bays do not
appear to project beyond the main
wall. As designed, they do visually
break up the length of the wall, but
they look like applied detail rather
than true architectural forms. The
applique appearance may be, at least
in part, a result of the rendering
program. One of the conceptual
designs presented in the September 7
meeting (Figure 3) is similar to the
current proposal and it shows more
relief than is evident in the current
drawings (Figure 4). Greater relief
would be appropriate, but even with
greater relief, these features do not
sufficiently break down the mass of
the building.
Placing a special element at the
chamfered comer to address the
intersection is an appropriate
architectural treatment, but the bay
window appears uncoordinated with
the other building elements, and its
scale and character appear out of sync
with the rest of the building.
Overall, the proposed design still does
not reflect the traditional architecture
of the area, and the scale and mass of
the building are not expected to
contribute to orderly and attractive
corridors.
5
It is also an important objective of the Guidelines to establish a pattern of compatible
Provide an architectural
The proposed building measures 260'
Revise the architectural
architectural characteristics throughout the Entrance Corridor in order to achieve unity and
design whose form and
long, 120' deep, and 37'8" tall.
design with a
coherence. Building designs should demonstrate sensitivity to other nearby structures within
scale contribute to unity
Although the southwest comer of the
combination of reduced
the Entrance Corridor. Where a designated corridor is substantially developed, these
and coherence along the
building is chamfered and changes in
footprint, reduced height,
Guidelines require striking a careful balance between harmonizing new development with
adjacent Entrance
materials break up the elevations, the
substantial breaks in the
the existing character of the corridor and achieving compatibility with the significant
Corridors.
design appears to be a simple block
building form, and
historic sites in the area.
with applied decoration. The scale of
the building is much larger than
traditional buildings on the adjacent
substantial changes in
depth for recesses and
projections along the
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
buildiniz and site design.
corridors and much larger than any
buildings in the immediate vicinity.
walls to reduce the mass
and scale of the building.
12
Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and
materials to create a cohesive whole.
The monumental scale is highlighted
by the building base that exceeds the
height of the pedestrian door at the
west end of the Rt. 250 elevation. The
result of the design is a building that
will not appear compatible with the
surroundings and will not establish
unity and coherence along the
corridors. A combination of reduced
footprint, reduced height, substantial
breaks in the building form, and
substantial changes in depth for
recesses and projections along the
walls is needed.
13
Any appearance of "blankness" resulting from building design should be relieved using
Provide transparent glass
The architectural elevations label the
Revise the architectural
design detail or vegetation, or both.
in window openings.
window glass as "clear".
design to eliminate
blankness on all sides of
Changes in material and color, bays
the building.
with windows, and minor vertical
projections are used to relieve
blankness on the south and west
elevations. An entry element at the
southeast corner wraps to the east
elevation, which also has two glass
sectional doors and the brick- and
stone -patterned base of the EC
elevations. The east elevation,
however, is lacking brick above the
first floor, and the glass sectional
doors appear to float in the large wall
area.
Because the building is built into the
grade, the masonry pattern at the base
of the north elevation is much
reduced in height. Detailing of the
wall above is limited to the scoring of
the precast panels. The effect will be a
blank, solid wall providing a
backdrop for landscaping. Views of
the northern elevation will be
available from the north on the Crozet
Ave. EC.
14
Arcades, colonnades, or other architectural connecting devices should be used to unify
None.
A single building is proposed.
None.
groups of buildings within a development.
15
Trademark buildings and related features should be modified to meet the requirements of
See recommendations
The building does not have the
None.
the Guidelines.
above.
appearance of a trademark design.
16
Window glass in the Entrance Corridors should not be highly tinted or highly reflective.
None at this time.
The architectural drawings note the
None.
Window glass in the Entrance Corridors should meet the following criteria: Visible light
window glass as "clear."
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 plan of
Relocate the dumpster to
The dumpster has been relocated to
Include a detail of the
development and shall, to the extent possible, be compatible with the building designs used
reduce visual impacts on
the northeast comer of the parking lot.
dumpster enclosure in the
on the site.
the EC streets.
A note on the plan specifies an 8'-tall
enclosure with brick veneer to match
plan.
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
the building. Shrubs are proposed
Add low level planting to
Corridor street, screening should be provided to eliminate visibility. a. Loading areas, b.
around the enclosure.
screen the lift station
Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment,
from view.
f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar
An existing lift station is proposed to
securitv fencina devices.
remain near the west end of the Rt.
250 elevation. Low-level planting
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.
would help screen this equipment
from view. No new ground -mounted
equipment is shown.
21
The following note should be added to the site plan and the architectural plan: "Visibility of all
None at this time.
The note does not appear on the plan.
Add the standard
mechanical equipment from the Entrance Corridor shall be eliminated."
mechanical equipment
note to the site and
architectural plans.
22-
Lighting
Not at this time.
Lighting information was not
Provide a complete
31
included in the initial site plan
lighting plan for review.
submittal.
Include all proposed
building- and ground -
mounted lighting in the
plan.
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to reflect the
Not at this time.
Lawns and shade trees are
None.
landscaping characteristic of many of the area's significant historic sites which is
characteristic of residential properties
characterized by large shade trees and lawns. Landscaping should promote visual order
in the surrounding area, but are not
within the Entrance Corridor and help to integrate buildings into the existing environment of
typical of commercial properties. The
the corridor.
portions of the site not occupied by
structures or parking do not have the
appearance of lawns.
8
Continuity within the Entrance Corridor should be obtained by planting different types of
Not at this time.
Sycamores and dogwoods are
None.
lant materials that share similar characteristics. Such common elements allow for more
proposed along the Rt. 250 EC.
flexibility in the design of structures because common landscape features will help to
Littleleaf Lindens and Redbuds are
harmonize the appearance of development as seen from the street upon which the Corridor
proposed along Crozet Ave. These
is centered.
tree species are used throughout the
corridors.
32
Landscaping along the frontage of Entrance Corridor streets should include the following:
Add ornamental trees
The Sycamores along the Rt. 250
See other landscape
a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees
along the EC street
frontage are proposed at 3%" caliper
recommendations, below.
should be at least 3% inches caliper (measured 6 inches above the ground) and should be of
frontages. Consider an
and are spaced at an average of 35' on
a plant species common to the area. Such trees should be located at least every 35 feet on
informal arrangement of
center. Dogwoods in pairs and trios
center.
trees that is more
are proposed between most of the
b. Flowering ornamental trees of a species common to the area should be interspersed among
consistent with the
Sycamores. The arrangement is less
the trees required by the preceding paragraph. The ornamental trees need not alternate one for
surrounding context
regimented than in the conceptual
one with the large shade trees. They may be planted among the large shade trees in a less
without reducing
plan, but it is still fairly regular.
regular spacing pattern.
quantities.
c. In situations where appropriate, a three or four board fence or low stone wall, typical of
The Lindens along Crozet Ave. are
the area, should align the frontage of the Entrance Corridor street.
proposed at 3%z" caliper, are spaced
d. An area of sufficient width to accommodate the foregoing plantings and fencing should
closer than 35' and are grouped
be reserved parallel to the Entrance Corridor street, and exclusive of road right-of-way and
towards the center of that frontage.
utility easements.
Trees are located to frame the
chamfered building comer.
33
Landscaping along interior roads:
None.
The planting along Brownsville Rd.
Provide 16 large shade
a. Large trees should be planted parallel to all interior roads. Such trees should be at least
has been revised from a regular
trees along Brownsville
2'/z inches caliper (measured six inches above the ground) and should be of a plant species
alternating row to alternating groups
Rd., 2%" caliper at
common to the area. Such trees should be located at least every 40 feet on center.
of trees (a mix of large shade and
planting.
ornamentals) and shrubs where the
proposed building fronts the street.
The parking lot has been extended
closer to Brownsville Rd., leaving
only enough space for shrubs. At the
east end of Brownsville Rd., the trees
have moved away from the road edge
and into an irregular arrangement,
maintaining required sight distance.
Overall, the quantity of trees along
Brownsville Rd. does not meet the
requirement, though the caliper of the
large shade trees does.
34
Landscaping along interior pedestrian ways:
None.
Sidewalks are proposed between the
None.
a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should
parking spaces and the building, but
be at least 2% inches caliper (measured six inches above the ground) and should be of a
there are no pedestrian ways
s ecies common to the area. Such trees should be located at least every 25 feet on center.
elsewhere on site.
35
Landscaping of parking areas:
Revise the plan to
The parking lot has increased in size
Add a large tree on the
a. Large trees should align the perimeter of parking areas, located 40 feet on center. Trees
provide landscaping
from 7 spaces to 14. Two Willow
north side of the parking
should be planted in the interior of parking areas at the rate of one tree for every 10 parking
along the east side of the
oaks at 2V2' caliper are proposed in
lot, 2%" caliper at
spaces provided and should be evenly distributed throughout the interior of the parking area.
parking area to minimize
planting islands at the end of the
planting.
b. Trees required by the preceding paragraph should measure 2% inches caliper (measured
visual impacts. Include
access drive, and two Willow oaks are
six inches above the ground); should be evenly spaced; and should be of a species common
shrubs and perimeter
proposed along the eastern perimeter
to the area. Such trees should be planted in planters or medians sufficiently large to maintain
trees spaced 40' on
of the parking lot. Frontage trees
the health of the tree and shall be protected by curbing.
center.
double as perimeter trees on the south
c. Shrubs should be provided as necessary to minimize the parking area's impact on
side. Except for the northern parking
Entrance Corridor streets. Shrubs should measure 24 inches in height.
lot perimeter where no trees are
provided, the perimeter tree
requirement has been met. Shrubs,
24" at planting, are provided along
the parking lot perimeters.
36
Landscaping of buildings and other structures:
None.
The trees proposed along Rt. 250
Increase the planting
a. Trees or other vegetation should be planted along the front of long buildings as necessary
meet the size and quantity
along the Rt. 250 side of
to soften the appearance of exterior walls. The spacing, size, and type of such trees or
requirements for EC frontages, but
the building to offset the
vegetation should be determined by the length, height, and blankness of such walls.
they are not expected to be sufficient
impacts of the scale of the
b. Shrubs should be used to integrate the site, buildings, and other structures; dumpsters,
to mitigate the size and character of
building.
accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs
the proposed building. In addition to
should measure at least 24 inches in height.
reducing the scale of the building, a
Add low level plantings
substantial increase in planting and
all along the Rt. 250
adjusting the spacing of the trees
frontage.
along Rt. 250 to coordinate with
building features are possible options
for further mitigating impacts.
The Rt. 250 street frontage has no
low-level planting along the building
or the stormwater facility.
37
Plant species: a. Plant species required should be as approved by the Staff based upon but
Not at this time.
The plants are on the various lists.
None.
not limited to the Generic Landscape Plan Recommended Species List and Native Plants for
Vir ma Landscapes (Appendix D .
38
Plant health: The following note should be added to the landscape plan: "All site plantings of
The note is on the plan.
None.
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 theplant."
Site Development and layout; Development pattern
6
Site development should be sensitive to the existing natural landscape and should contribute
Reduce visual impacts
Much of the site is already developed.
Revise the design to
to the creation of an organized development plan. This may be accomplished, to the extent
resulting from the scale
Groups of mature trees currently
reduce the scale of the
practical, by preserving the trees and rolling terrain typical of the area; planting new trees
of the building.
stand in two areas of the site. They
building to not overpower
along streets and pedestrian ways and choosing species that reflect native forest elements;
are proposed to be removed. The
the setting of the site.
insuring that any grading will blend into the surrounding topography thereby creating a
proposed building is oriented parallel
continuous landscape; preserving, to the extent practical, existing significant river and
to Rt. 250 and has a chamfered comer
stream valleys which may be located on the site and integrating these features into the
at the intersection with Crozet Ave.
design of surrounding development; and limiting the building mass and height to a scale that
The layout appears generally
does not overpower the natural settings of the site, or the Entrance Corridor.
organized. Access is proposed off
Brownsville Rd. No pedestrian
39
The relationship of buildings and other structures to the Entrance Corridor street and to
other development within the corridor should be as follows:
connections or open spaces are
a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should
proposed. It is anticipated that the
guide the layout of the site.
form of this three-story building with
b. In general, buildings fronting the Entrance Corridor street should be parallel to the street.
a 30,000 sf footprint — a large block
Building groupings should be arranged to parallel the Entrance Corridor street.
with relief primarily applied to the
c. Provisions should be made for connections to adjacent pedestrian and vehicular
surface — will visually overpower the
circulation systems.
site and the streetscape.
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 conditions by
Revise the design of the
The shape of the stormwater facility
Indicate on the plan the
limiting the use of retaining walls and by shaping the terrain through the use of smooth,
stormwater facility and
has changed and frontage trees are
material and color
rounded land forms that blend with the existing terrain. Steep cut or fill sections are generally
landscaping to result in a
proposed between it and the street,
proposed for the retaining
unacceptable. Proposed contours on the grading plan shall be rounded with a ten foot minimum
facility that is frilly
but it is still expected to have the
wall. A muted earth tone
radius where they meet the adjacent condition. Final grading should achieve a natural, rather
integrated into the
appearance of an engineered feature.
color is recommended.
than engineered, appearance. Retaining walls 6 feet in height and taller, when necessary, shall
landscape.
A pipe from the facility connects with
be terraced and planted to blend with the landscape.
an existing culvert located closer to
the street in the right-of-way.
Include a detail of the
retaining wall safety
44
Natural drainage atterns or to the extent required, new drainagepatterns) should be
incorporated into the finished site to the extent possible.
A retaining wall is proposed along the
railing in the plan.
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 Entrance Corridor street,
north end of the parking and dumpster
Add low-level
these features must be fully integrated into the landscape. They should not have the appearance
area. The wall reaches almost 5' tall.
landscaping in the
of engineered features.
A safety railing will be required. The
vicinity of the stonmwater
wall will be visible from Rt. 250
facility to integrate it
across the parking lot.
more fully into the
landscape.
41
No grading, trenching, or tunneling should occur within the drip line of any trees or other
None.
No trees are shown to remain.
None.
existing features designated for preservation in the final Certificate of Appropriateness.
Adequate tree protection fencing should be shown on, and coordinated throughout, the grading,
landsca in 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
rotection 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.
fI uCA 113 /_\ tmf) 9 N DCKIM 13 1 DI►117_V Y OR
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 use of patterned masonry.
4. The amount and depth of architectural treatments.
5. Landscaping: quantity and character relative to the building scale and building design.
6. The location and treatment of the stormwater facility.
IL
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
• Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval:
o Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB: None.
• Regarding recommendations on the plan as it relates to the guidelines: None.
• Regarding conditions to be satisfied prior to issuance of a grading permit: None.
• Regarding the final site plan submittal:
A Certificate of Appropriateness is required prior to final site plan approval. The following items and all items on the ARB Final Site Plan Checklist must be addressed:
1. Provide perspective renderings that show the proposed building in the surrounding content to clarify the scale, extent of visibility, and visual impacts along both corridors.
2. Revise the architectural design to incorporate forms, features and materials that reflect the traditional architecture of the area.
3. Revise the architectural design to include architectural elements with greater relief.
4. Revise the architectural design with a combination of reduced footprint, reduced height, substantial breaks in the building form, and substantial changes in depth for recesses and projections
along the walls to reduce the mass and scale of the building.
5. Revise the architectural design to eliminate blankness on all sides of the building.
6. Include a detail of the dumpster enclosure in the plan.
7. Add low level planting to screen the lift station from view.
8. Add the standard mechanical equipment note to the site and architectural plans: Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
9. Provide a complete lighting plan for review. Include all proposed building- and ground -mounted lighting in the plan.
10. Provide 16 large shade trees along Brownsville Rd., 2%" caliper at planting.
11. Add a large tree on the north side of the parking lot, 2'/z" caliper at planting.
12. Increase the planting along the Rt. 250 side of the building to offset the impacts of the scale of the building.
13. Add low level plantings all along the Rt. 250 frontage.
14. Revise the design to reduce the scale of the building to not overpower the setting of the site.
15. Indicate on the plan the material and color proposed for the retaining wall. A muted earth tone color is recommended.
16. Include a detail of the retaining wall safety railing in the plan.
17. Add low-level landscaping in the vicinity of the stormwater facility to integrate it more fully into the landscape.
ATTACHMENTS
Attach. 1: ARB2021-127: Crozet Self Storage Site Plan
Attach. 2: ARB2021-127: Crozet Self Storage architectural drawings
11
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12
Figure 2: View of existing development at proposed site, looking west on the Route 250 West Entrance Corridor.
13
Figure 3: One of three conceptual designs presented at the September 7, 2021 ARB meeting.
14
Figure 4: The current design proposed for the Crozet Self Storage Building.
15