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HomeMy WebLinkAboutARB202200083 Staff Report 2022-11-02ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB2022-83: Forest Lakes Self Storage Final Site Plan Review Type Final Site Development Plan and Review of Architecture 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 November 7, 2022 Staff Contact Khris Taggart PROJECT HISTORY The site of this proposal is currently vacant. The ARB recommended approval of an earlier initial plan, AR132021-10, on March 1, 2021. However, the approval of that initial site plan expired which necessitated the resubmittal of the initial site plan for the proposed development. The ARB recommended approval of the resubmitted initial plan at the July 51 ARB meeting. ANALYSIS REF GUIDELINE ISSUE 7/5/2022 RECOMMENDATION ISSUE 11/7/2022 RECOMMENDATION 7/5/2022 11/7/2022 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 The applicant presented revised drawings at the March 1, Revise the architectural The architectural drawings have Provide samples for all development within the designated 2021, ARB meeting that showed changes to the building drawings to include a been revised to include a materials and colors. Entrance Corridors is to ensure that new design to address staffs comments on the distribution of color/material schedule. color/material schedule. Proposed development within the corridors reflects materials, scale, and blankness. The changes to the elevations colors appear to be a mix of red and Provide perspective the traditional architecture of the area. included revisions to the second -floor material (EIFS to brick) Consider providing brown brick, earth tone and off- renderings from both Therefore, it is the purpose of ARB review and adding architectural detailing to the first and second floors perspective renderings white shades of EIFS, white EIFS directions on the EC and of these Guidelines, that proposed of the north, west, and south elevations to mimic the windows from both directions on for cornices, and gray cast stone for street, with and without development within the designated found in the tower elements and east elevation. In the opinion the EC street, with and the wainscot sill. The materials are landscaping, to help Entrance Corridors reflect elements of of the Board, the revised drawings presented at that meeting without landscaping, to expected to be compatible with the clarify the visual impact design characteristic of the significant sufficiently satisfied comments on the distribution of help clarify the visual surroundings. of the upper windowless historical landmarks, buildings, and materials, scale, and blankness. The elevations in the current impact of the walls. structures of the Charlottesville and submittal remain as presented at the March 2021 meeting. windowless walls. Sections and additional renderings Albemarle area, and to promote orderly However, a color and material schedule has not been included have also been provided with this Provide a detail elevation and attractive development within these in the architectural drawings. submittal. However, the renderings of the brick coursing and corridors. Applicants should note that are perspectives from within the patterning at the false replication of historic structures is neither site, so they do not illustrate the windows. required nor desired. extent to which existing buildings 2 Visitors to the significant historical sites in mitigate the visual impact of the the Charlottesville and Albemarle area windowless walls on the EC. Also, experience these sites as ensembles of the section drawing suggests that buildings, land, and vegetation. In order to the upper part of the building will accomplish the integration of buildings, be visible above some frontage land, and vegetation characteristics of buildings and between buildings. these sites, the Guidelines require attention to four primary factors: compatibility with Since the March 2021 and July significant historic sites in the area; the 2022 reviews of this Forest Lakes character of the Entrance Corridor; site Original West and South Elevations. Reviewed March 1, storage proposal, the ARB development and layout; and landscaping. 2021. completed a review of an ExtraSpace Storage building in the 3 New structures and substantial additions to existing structures should respect the 51 Street Commercial development. traditions of the architecture of historically The 51 Street proposal (reviewed significant buildings in the Charlottesville Oct. 3) was revised by the applicant and Albemarle area. Photographs of to respond to staff comments, historic buildings in the area, as well as resulting in a design that is very drawings of architectural features, which similar to the current Forest Lakes provide important examples of this proposal. At the October meeting, tradition are contained in Appendix A. - ARB members commented that brick added to the second and third 4 The examples contained in Appendix A should be used as a guide for building stories of the 51 Street design might design: the standard of compatibility with make the building appear more the area's historic structures is not intended massive when viewed from the 51 to impose a rigid design solution for new Street EC. This is expected to be development. Replication of the design of less of an issue at Forest Lakes the important historic sites in the area is Revised West and South Elevations. Reviewed March 1, 2021, because the building is one story neither intended nor desired. The and July 5, 2022. shorter and there are more frontage Guideline's standard of compatibility can buildings and landscaping to filter be met through building scale, materials, Perspective renderings from the EC have not been provided the view and soften the appearance. and forms which may be embodied in with this submission. The existing one-story buildings However, the proposed building is architecture which is contemporary as well between the site and the EC are expected to filter the views of massive and most of the walls are as traditional. The Guidelines allow the building from the EC, but the visual impact on the EC of relieved only by false windows individuality in design to accommodate the windowless walls is still unclear. Providing perspective with minimal recesses or varying tastes as well as special functional renderings that illustrate the view from both directions on the projections. Providing perspective requirements. EC street, with and without landscaping, would help clarify this impact. renderings that illustrate the view from both directions on the EC 9 Building forms and features, including roofs, windows, doors, materials, colors, street, with and without the and textures should be compatible with the proposed landscaping, would help forms and features of the significant clarify any potential visual impacts historic buildings in the area, exemplified on the EC. by (but not limited to) the buildings described in Appendix A [of the design guidelines]. The standard of compatibility can be met through scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural characteristics throughout the Entrance Corridor in order to achieve unity and coherence. Building designs should 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. Scale should be integral to the building and site design. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or vegetation, or both. 15 Trademark buildings and related features The building design does not have a strong trademark None. An intemet search of ExtraSpace should be modified to meet the appearance. Storage buildings shows a wide requirements of the Guidelines. variety of building designs. Many of the buildings share corners that are emphasized with a material change, color, windows, and/or added height. These elements are evident in the current proposal. Also, the Albemarle County examples are similar in appearance, which may result in the appearance of a trademark look locally. 14 Arcades, colonnades, or other architectural A single building is proposed, so a connecting device is not None. A single building is proposed, so a None. connecting devices should be used to unify necessary. connecting device is not necessary. groups of buildings within a development. 16 Window glass in the Entrance Corridors The specifications on the window glass have not been Provide specifications The architectural drawings have None. should not be highly tinted or highly addressed in this submittal. for proposed window been revised to show that the reflective. Window glass in the Entrance glass. Show that VLT specifications for the proposed Corridors should meet the following will not drop below 40% window glass will meet EC criteria: Visible light transmittance LT and VLR will not exceed requirements. shall not drop below 40%. Visible light 30%. Glass should be reflectance (VLR) shall not exceed 30%. clear, without tint. If Specifications on the proposed window tinted glass is proposed, glass should be submitted with the provide a sample for application for final review. review. Add the standard window glass note to the architectural laps. Accessory structures and equipment 17 Accessory structures and equipment should The architectural drawings have been revised to note that the Revise the architectural The architectural drawings have None. be integrated into the overall plan of roof -mounted mechanical equipment will be screened by a drawings to show dashed been revised to show dashed lines development and shall, to the extent parapet wall. However, no information on the height of the lines that indicate the indicating the height and location(s) possible, be compatible with the building equipment has been provided to confirm that the parapet wall height and location(s) of of the roof -mounted mechanical designs used on the site. will sufficiently screen the units. the roof -mounted mechanical equipment. equipment. The equipment will be sufficiently screened by the parapet 18 The following should be located to eliminate visibility from the Entrance Corridor street. No ground -mounted mechanical equipment appears to be walls. If, after appropriate siting, these features will proposed with this site plan; however, this has not been Indicate if any ground - still have a negative visual impact on the indicated on the plans. mounted mechanical The applicant's response letter Entrance Corridor street, screening should equipment is proposed. indicates that no ground -mounted be provided to eliminate visibility. a. mechanical equipment is proposed. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f. 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 The standard mechanical equipment note is present on the None. A complete site plan that includes Provide a complete site site plan and the architectural plan: plan. the standard mechanical equipment plan that includes the "Visibility of all mechanical equipment note has not been provided with standard mechanical from the Entrance Corridor shall be this submittal. equipment note. eliminated." Lighting 22 Light should be contained on the site and A lighting plan has not been provided with this submittal. Revise the final site plan A complete lighting plan has been None. not spill over onto adjacent properties or to provide a complete provided with this submittal. streets; lighting Ian. Spillover does not exceed ordinance requirements. 23 Light should be shielded, recessed or flush- The pole -mounted fixtures are frill Revise the lighting plan mounted to eliminate glare. All fixtures cutoff, however, no information has to provide cutsheets on with lamps emitting 3000 lumens or more been provided on the building- the building -mounted must be full cutoff fixtures. mounted fixtures. fixtures and identify the 25 Light should have the appearance of white All the pole -mounted fixtures color temperature. A light with a warn soft glow, however, a shown on the plan specify a color color temperature consistent appearance throughout a site or temperature approximating a warm approximating warn development is required. Consequently, if white (3000K). However, the color white (2000K — existing lamps that emit non -white light temperature of the 3000K) would be are to remain, new lamps may be required building -mounted lighting has not appropriate. to match them. been provided. A color temperature approximating warn white (2000K — 3000K) would be appropriate. 24 Light levels exceeding 30 footcandles are The lighting levels (16.5 fc) are None. not appropriate for display lots in the below the Guideline's maximum. Entrance Corridors. Lower light levels will apply to most other uses in the Entrance Corridors. 26 Dark brown, dark bronze, or black are The color of the pole- and building- Revise the lighting plan appropriate colors for free-standing pole- mounted fixtures has not been to note the fixture color mounted light fixtures in the Entrance indicated on the lighting plan. for the pole- and Corridors. building -mounted lighting. 27 The height and scale of freestanding, pole- A note is included in the lighting None. mounted light fixtures should be plan indicating that the height of compatible with the height and scale of the the pole -mounted fixtures will not buildings and the sites they are exceed 20' including the base. illuminating, and with the use of the site. Typically, the height of freestanding pole - mounted light fixtures in the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that exceed 20 feet in height will typically require additional screening to achieve an appropriate appearance from the Entrance Corridor. 28 In determining the appropriateness of The fixture locations and Revise the lighting plan lighting fixtures for the Entrance illumination values for the wall- to show fixture locations Corridors, the individual context of the site mounted fixtures are shown on the and illumination values will be taken into consideration on a case- lighting plan. for wall -mounted lights. by -case basis. 29 The following note should be included on The standard lighting note appears None. the lighting plan: "Each outdoor luminaire on the plan. equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one-half footcandle." Guidelines for the Use of Decorative A lighting plan has not been provided with this submittal. Revise the final site plan No decorative landscape lighting is None. Landscape Lighting to provide a complete proposed. lighting Ian. Landscaping 7 The requirements of the Guidelines The frontage along Rt. 29 is limited to an existing 20'-wide None. The frontage along Rt. 29 is limited None. regarding landscaping are intended to accessway that leads into the site. No changes are proposed to to an existing 20'-wide accessway reflect the landscaping characteristic of this accessway with this site plan. that leads into the site. No changes many of the area's significant historic sites are proposed to this accessway with which is characterized by large shade trees this site plan. 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: No changes have been made to the landscaping of the interior None. No changes have been made to the None. a. Large trees should be planted parallel to road and pedestrian way. landscaping of the interior road and all interior roads. Such trees should be at pedestrian way. least 2'/z 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: 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 Revise the landscape The landscape plan has been None. a. Large trees should align the perimeter of plan, one tree was shown at the south end of the parking row; plan to provide one revised to provide one interior parking areas, located 40 feet on center. however, this tree has been removed from the landscape plan. interior parking area tree parking area tree for the 14 parking Trees should be planted in the interior of to satisfy the spaces shown. parking areas at the rate of one tree for requirement. every 10 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 The trees provided along the northern, western, and southern None. The trees provided along the None. structures: perimeter of the site function as building landscaping. As northern, western, and southern a. Trees or other vegetation should be these trees mature, they are expected to help soften the perimeter of the site function as planted along the front of long buildings as appearance of the walls from the EC. building landscaping. As these trees necessary to soften the appearance of mature, they are expected to help exterior walls. The spacing, size, and type soften the appearance of the walls of such trees or vegetation should be from the EC. 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 The proposed plants are on the recommended species lists. None. The proposed plants are on the None. should be as approved by the Staff based recommended species lists. 10 upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D . 38 Plant health: The following note should be The note is present on the landscape plan. None. The note is present on the landscape None. added to the landscape plan: "All site plan. 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." Developmentpattern, Site Development and layout 6 Site development should be sensitive to the No changes have been made to the layout of the site since the None. No changes have been made to the None. existing natural landscape and should previous review. layout of the site since the previous contribute to the creation of an organized review. 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 Minor changes have been made to the grading of the site since None. Minor changes have been made to None. relationship of the site to surrounding the previous review; however, these changes do not negatively the grading of the stormwater conditions by limiting the use of retaining impact the site. facility since the previous review, walls and by shaping the terrain through the however, these changes do not use of smooth, rounded landforms that blend negatively impact the site. with the existing terrain. Steep cut or fill sections are generally unacceptable. Proposed contours on the grading plan shall be rounded with a ten -foot minimum radius where they meet the adjacent condition. Final grading should achieve a natural, rather than engineered, appearance. 12 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 There are no areas designated for preservation. None. There are no areas designated for None. occur within the drip line of any trees or preservation. 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 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 The site plan has been revised to show a stormwater facility None. The site plan has been revised to None. ponds should be designed to fit into the south of the building. However, due to distance and grading, show the stormwater facility south natural topography to avoid the need for this facility is not expected to have a negative impact on the of the building in greater detail. screening. When visible from the Entrance EC. Additionally, interspersed shrubs Corridor street, these features must be frilly have been added between the integrated into the landscape. They should shared -use path along Worth not have the appearance of engineered Crossing and the facility. Due to features. distance and grading, this facility is not expected to have a negative 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be impact on the EC. incorporated into the finished site to the extent possible. SIGNS Signage is reviewed and approved by a separate submission. Please note separate sign The signage (ExtraSpace in white, Please note separate sign However, the comment provided in the previous review on the applications are required Storage in black) shown on the applications are required green color shown for the letters `ExtraSpace" appears to have for all proposed signs. building remains unchanged since for all proposed signs. been addressed by revising the letter color to white. the previous review. 13 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The visual impact of the windowless walls on the EC. 2. The detailing of the false windows. Staff recommends approval of the final site plan with the following revisions: 1. Provide samples for all materials and colors 2. Provide perspective renderings from both directions on the EC street, with and without landscaping, to help clarify the visual impact of the upper windowless walls. 3. Provide a complete site plan that includes the standard mechanical equipment note. 4. Revise the lighting plan to provide cutsheets on the building -mounted fixtures and identify the color temperature. A color temperature approximating warm white (2000K — 3000K) would be appropriate. 5. Revise the lighting plan to note the fixture color for the pole- and building -mounted lighting. 6. Revise the lighting plan to show fixture locations and illumination values for wall -mounted lights. 7. Please note separate sign applications are required for all proposed signs. ATTACHMENTS • Attach. 1: ARB2022-83: Forest Lakes Self Storage Final Site Plan • Attach. 2: ARB2022-83: Forest Lakes Self Storage Architectural Drawings • Attach. 3: ARB2022-83: Forest Lakes Self Storage Perspectives • Attach. 4: ARB2022-83: Forest Lakes Self Storage Site Section 14