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HomeMy WebLinkAboutARB202200047 Staff Report 2022-06-29ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB2022-47: Forest Lakes Self Storage Initial Site Plan Review Type Initial Site Development Plan and Preliminary Architectural Review Parcel Identification 046134-00-00-00300 Location Along Worth Crossing, west of the Worth Crossing/Regent Street intersection, approximately 365' east of the Rt. 29 Entrance Corridor and 477' north of Timberwood Boulevard. Zoned Planned Development Shopping Center (PDSC)/Entrance Corridor (EC)/Airport Impact Area (AIA) Owner/Applicant JA-ZAN Limited Partnership / Shimp Engineering (Rachel Moon) Magisterial District Rivanna Proposal To construct a 105,726 sq. ft. self -storage building with associated site improvements on approximately 3.43 acres. The site is located within the Forest Lakes Planned Development. Its primary frontage is along Worth Crossing but it does have minimal frontage along Route 29. This Context portion of Rt. 29 is largely characterized by commercial development with nearby developments including a 7-Eleven gas station, Walgreens, Advance Auto Parts, Arby's, and the Forest Lakes Terrace Shopping Center directly adjacent to the EC to the west and the Food Lion/shopping center directly south. Residential properties are across Worth Crossing to the east and a vacant parcel is directly adjacent to the north (Fig. 1). Visibility This building will be visible from the Rt. 29 Entrance Corridor, rising above the one-story commercial buildings that are directly adjacent to the EC (and mentioned above). ARB Meeting Date July 5, 2022 Staff Contact Khris Taggart PROJECT HISTORY The site of this proposal is currently vacant. The ARB recommended approval of a similar initial plan, ARB2021-10, on March 1, 2021. Since that review, the approval of the previous initial site plan expired which necessitated the resubmittal of the initial site plan. The initial site plan remains largely unchanged from the one previously submitted, and the architectural drawings remain as presented at the March 1, 2021, ARB meeting. ANALYSIS tray highlight = means the guideline can't be reviewed at the 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, location/configuration can be made a condition of initial plan approval and can be the basis for denial Regular text = means the guideline can be reviewed at the initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial REF GUIDELINE RECOMMENDATION 3/1/2021 ISSUE 7/6/2022 RECOMMENDATION 7/6/2022 Structure design 1 The goal of the regulation of the design of development The revised elevations presented in the The applicant presented revised drawings at the March 1, 2021, Revise the architectural within the designated Entrance Corridors is to ensure that meeting (March 1, 2021) sufficiently ARB meeting that showed changes to the building design to drawings to include a new development within the corridors reflects the address comments 1-3. address staffs comments on the distribution of materials, scale, and color/material schedule. traditional architecture of the area. Therefore, it is the blankness. The changes to the elevations included revisions to the purpose of ARB review and of these Guidelines, that Revise the architectural design to second -floor material (EIFS to brick) and adding architectural Consider providing proposed development within the designated Entrance increase the visibility of the brick detailing to the first and second floors of the north, west, and south perspective renderings from Corridors reflect elements of design characteristic of the proposed. elevations to mimic the windows found in the tower elements and both directions on the EC _ significant historical landmarks, buildings, and structures of east elevation. In the opinion of the Board, the revised drawings street, with and without the Charlottesville and Albemarle area, and to promote presented at that meeting sufficiently satisfied comments on the landscaping, to help clarify orderly and attractive development within these corridors. distribution of materials, scale, and blankness. The elevations in the the visual impact of the Applicants should note that replication of historic structures is current submittal remain as presented at the March 2021 meeting. windowless walls. neither required nor desired. However, a color and material schedule has not been included in the architectural drawings. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, and vegetation. In order to accomplish the integration of buildings, land, and vegetation characteristic of these sites, the Guidelines require attention to four primary factors: compatibility with significant historic sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. A gN 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 area. Photographs of historic buildings in the area, as well as drawings of architectural features, which provide important examples of this tradition are contained West and South Elevations. January 15, 2021. in Appendix A. 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 design solution for new development. Replication of the design of the important historic sites in the area is FW neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow / individuality in design to accommodate varying tastes as well as special functional requirements. III 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 area, exemplified by (but not limited to) the C buildings described in Appendix A [of the design guidelines]. The standard of compatibility can be met West and South Elevations. March 1, 2021. through scale, materials, and forms which may be embodied in architecture which is contemporary as well as Perspective renderings from the EC have not been provided with traditional. The replication of important historic sites in this submission. The existing one-story buildings between the site Albemarle County is not the objective of these guidelines. and the EC are expected to filter the views of the building from the EC, but the visual impact on the EC of the windowless walls is still 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural unclear. Providing perspective renderings that illustrate the view characteristics throughout the Entrance Corridor in order to from both directions on the EC street, with and without achieve unity and coherence. Building designs should landscaping, would help clarify this impact. demonstrate sensitivity to other nearby structures within the Entrance Corridor. Where a designated corridor is substantially developed, these Guidelines require striking a careful balance between harmonizing new development with the existing character of the corridor and achieving compatibility with the significant historic sites in the area. 10 Buildings should relate to their site and the surrounding context of buildings. 11 The overall design of buildings should have human scale. Revise the architectural design to Scale should be integral to the building and site design. better establish a sense of human scale. 12 Architecture proposed within the Entrance Corridor should Revise the distribution of building use forms, shapes, scale, and materials to create a cohesive materials and architectural elements to whole. help establish a cohesive whole and better relieve the blankness that is present along the north, west, and south elevations. 13 Any appearance of "blankness" resulting from building Provide perspective renderings from design should be relieved using design detail or vegetation, both directions on the EC street, with or both. and without landscaping. 14 Arcades, colonnades, or other architectural connecting None. A single building is proposed, so a connecting device is not None. devices should be used to unify groups of buildings within necessary. a development. 15 Trademark buildings and related features should be None. The building design does not have a strong trademark appearance. None. modified to meet the requirements of the Guidelines. 16 Window glass in the Entrance Corridors should not be highly Provide specifications for proposed The specifications on the window glass have not been addressed in Provide specifications for tinted or highly reflective. Window glass in the Entrance window glass. Show that VLT will not this submittal. proposed window glass. Corridors should meet the following criteria: Visible light drop below 40% and VLR will not Show that VLT will not transmittance (VLT) shall not drop below 40%. Visible exceed 30%. Glass should be clear, drop below 40% and VLR light reflectance (VLR) shall not exceed 30%. without tint. If tinted glass is proposed, will not exceed 30%. Glass Specifications on the proposed window glass should be provide a sample for review. Add the should be clear, without submitted with the application for final review. standard window glass note to the tint. If tinted glass is architectural plans. proposed, provide a sample for review. Add the standard window glass note to the architectural pIans. Accessory structures and equipment 17 Accessory structures and equipment should be integrated Show the locations of all ground- and The architectural drawings have been revised to note that the roof- Revise the architectural into the overall plan of development and shall, to the extent building -mounted equipment on the mounted mechanical equipment will be screened by a parapet wall. drawings to show dashed possible, be compatible with the building designs used on plans. Show how visibility from the However, no information on the height of the equipment has been lines that indicate the height the site. ECs will be eliminated. provided to confirm that the parapet wall will sufficiently screen the units. and location(s) of the roof- mounted mechanical 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these equipment. features will still have a negative visual impact on the No ground -mounted mechanical equipment appears to be proposed Entrance Corridor street, screening should be provided to with this site plan; however, this has not been indicated on the Indicate if any ground - eliminate visibility. a. Loading areas, b. Service areas, c. plans. mounted mechanical Refuse areas, d. Storage areas, e. Mechanical equipment, f. equipment is proposed. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of. a. Walls, b. Plantings, and c. Fencing. 21 The following note should be added to the site plan and the Add the standard mechanical The standard mechanical equipment note is present on the plan. None. architectural plan: "Visibility of all mechanical equipment equipment note to the plan. from the Entrance Corridor shall be eliminated." 22-31 Lighting Provide a complete lighting plan with A lighting plan has not been provided with this submittal. Revise the final site plan to the final site plan. provide a complete lighting tan. Landsca in 7 The requirements of the Guidelines regarding landscaping None. The frontage along Rt. 29 is limited to an existing 20'-wide None. are intended to reflect the landscaping characteristic of accessway that leads into the site. No changes are proposed to this many of the area's significant historic sites which is accessway with this site plan. characterized by large shade trees and lawns. Landscaping should promote visual order within the Entrance Corridor and help to integrate buildings into the existing environment of the corridor. 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such 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 the following: a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 3% inches caliper (measured 6 inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 35 feet on center. b. Flowering ornamental trees of a species common to the area should be interspersed among the trees required by the preceding paragraph. The ornamental trees need not alternate one for one with the large shade trees. They may be planted among the large shade trees in a less regular spacing pattern. c. In situations where appropriate, a three or four board fence or low stone wall, typical of the area, should align the frontage of the Entrance Corridor street. d. An area of sufficient width to accommodate the foregoing plantings and fencing should be reserved parallel to the Entrance Corridor street, and exclusive of road right- of-way and utility easements. 33 Landscaping along interior roads: None. No changes have been made to the landscaping of the interior road None. a. Large trees should be planted parallel to all interior and pedestrian way. roads. Such trees should be at least 2% inches caliper (measured six inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: None. a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should be at least 2% inches caliper (measured six inches above the ground) and should be of a species common to the area. Such trees should be located at least every 25 feet on center. 35 Landscaping of parking areas: 14 parking spaces are provided. In the previous initial site plan, one Revise the landscape plan a. Large trees should align the perimeter of parking areas, tree was shown at the south end of the parking row; however, this to provide one interior located 40 feet on center. Trees should be planted in the tree has been removed from the landscape plan. parking area tree to satisfy interior of parking areas at the rate of one tree for every 10 the requirement. parking spaces provided and should be evenly distributed throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 2% inches caliper (measured six inches above the ground); should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to maintain the health of the tree and shall be protected by curbing. c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 36 Landscaping of buildings and other structures: None at this time. The trees provided along the northern, western, and southern None. a. Trees or other vegetation should be planted along the perimeter of the site function as building landscaping. As these front of long buildings as necessary to soften the trees mature, they are expected to help soften the appearance of the appearance of exterior walls. The spacing, size, and type of walls from the EC. such trees or vegetation should be determined by the length, height, and blankness of such walls. b. Shrubs should be used to integrate the site, buildings, and other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: a. Plant species required should be as None. The proposed plants are on the recommended species lists. None. approved by the Staff based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants or Virginia Landscapes (Appendix D . 38 Plant health: The following note should be added to the None. The note is present on the landscape plan. None. landscape plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height, the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of theplant.' Development pattern, Site Development and layout 6 Site development should be sensitive to the existing natural None. No changes have been made to the layout of the site since the None. landscape and should contribute to the creation of an previous review. organized development plan. This may be accomplished, to the extent practical, by preserving the trees and rolling terrain typical of the area; planting new trees along streets and pedestrian ways and choosing species that reflect native forest elements; insuring that any grading will blend into the surrounding topography thereby creating a continuous landscape; preserving, to the extent practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design of surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor street. 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 None. Minor changes have been made to the grading of the site since the None. to surrounding conditions by limiting the use of retaining previous review, however, these changes do not negatively impact walls and by shaping the terrain through the use of smooth, the site. rounded landforms that blend with the existin tg errain. Steep cut or fill sections are generally unacceptable. Proposed contours on the grading plan shall be rounded with a ten-fom minimum radius where they meet the adjacent condition. Final grading should achieve a natural, rather than engineered, appearance. Retaining walls 6 feet in height and taller, when necessary, shall be terraced and planted to blend with the landscape. 41 No grading, trenching, or tunneling should occur within the None. There are no areas designated for preservation. None. drip line of any trees or other existing features designated for preservation in the final Certificate of Appropriateness. Adequate tree protection fencing should be shown on, and coordinated throughout, the grading, landscaping and erosion and sediment control plans. 42 Areas designated for preservation in the final Certificate of None. Appropriateness should be clearly delineated and protected on the site prior to any grading activity on the site. This protection should remain in place until completion of the development of the site. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. 20 Surface runoff structures and detention ponds should be None. The site plan has been revised to show a stormwater facility south None. designed to fit into the natural topography to avoid the need of the building. However, due to distance and grading, this facility for screening. When visible from the Entrance Corridor street, is not expected to have a negative impact on the EC. these features must be fully integrated into the landscape. They should not have the appearance of engineered features. 44 Natural drainage patterns (or to the extent required, new None. drainage patterns) should be incorporated into the finished site to the extent possible. SIGNS Sign applications are required for all Signage is reviewed and approved by a separate submission. Please note separate sign proposed signs. However, the comment provided in the previous review on the applications are required for green color shown for the letters `ExtraSpace" appears to have been all proposed signs. Provide with the sign applications a addressed by revising the letter color to white. sample of the color proposed for the signs. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The visual impact of the windowless walls on the EC. 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. The ARB recommends approval of the Initial Plan without conditions. • 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: o 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. Revise the architectural drawings to include a color/material schedule. 2. Consider providing perspective renderings from both directions on the EC street, with and without landscaping, to help clarify the visual impact of the windowless walls. 3. Provide specifications for proposed window glass. Show that VLT will not drop below 40% and VLR will not exceed 30%. Glass should be clear, without tint. If tinted glass is proposed, provide a sample for review. 4. Add the standard window glass note to the architectural plans: Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30%. 5. Revise the architectural drawings to show dashed lines that indicate the height and location(s) of the roof -mounted mechanical equipment. 6. Indicate if any ground -mounted mechanical equipment is proposed. 7. Revise the final site plan to provide a complete lighting plan. 8. Revise the landscape plan to provide one interior parking area tree to satisfy the requirement. 9. Please note separate sign applications are required for all proposed signs. ATTACHMENTS • Attach. 1: ARB2022-47: Forest Lakes Self Storage Narrative • Attach. 2: ARB2022-47: Forest Lakes Self Storage Initial Site Plan • Attach. 3: ARB2022-47: Forest Lakes Self Storage Architectural Drawings 10