HomeMy WebLinkAboutARB201400060 Staff Report 2014-05-06ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2014 -60: Surface Parking Area Expansion — CHO Airport
Review Type
Site Development Plan — Major Amendment
Parcel Identification
03200000001000
Location
15 Aviation Drive, on the west side of Dickerson Road, just south of Airport Road
Zoned
Rural Areas (RA), Entrance Corridor (EC)
Owner /Applicant
Charlottesville - Albemarle Airport Authority /William Eschenfelder
Magisterial District
White Hall
Proposal
To expand an existing parking lot, to construct a new parking lot, and to construct a new entrance off of Route 606
directly into the proposed parking lot, with associated lighting and landscaping, and to construct a landscaped
biofilter east of the main airport entrance.
Context
The area of proposed work is adjacent to other existing airport parking lots and is located across Dickerson Road
from residential developments.
Visibility
The new parking lot and its landscaping and lighting will be visible from the Airport Road Entrance Corridor.
ARB Meeting Date
June 23, 2014
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
DATE
APPLICATION
RESULT
6/19/2002
ARB- 2001 -34
Approved the expansion of an employee parking lot off of Rt. 606.
8/24/2004
ARB- 2003 -182
Approved entrance road improvements and a freestanding sign.
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
1
The goal of the regulation of the design of development
A significant amount of landscaping
None.
within the designated Entrance Corridors is to insure that
is proposed for the parking lots. This
new development within the corridors reflects the traditional
level of planting is expected to
architecture of the area. Therefore, it is the purpose of ARB
promote orderly and attractive
review and of these Guidelines, that proposed development
development, to harmonize with the
within the designated Entrance Corridors reflect elements of
existing development, and to
design characteristic of the significant historical landmarks,
integrate the parking lots into the
buildings, and structures of the Charlottesville and
Albemarle area, and to promote orderly and attractive
surroundings, as viewed from the
development within these corridors. Applicants should note
Entrance Corridor. The planting is
that replication of historic structures is neither required nor
expected to sufficiently mitigate the
desired.
appearance of the parking lot at the
entrance to the airport.
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.
6
Site development should be sensitive to the existing natural
landscape and should contribute to the creation of an
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.
Structure design
There are no buildings included in this proposal.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
Ticket machines and small scale
Provide a legible canopy
into the overall plan of development and shall, to the extent
canopies are proposed in three
cut sheet on the plan.
possible, be compatible with the building designs used on
locations in the parking lots. The
Include on the plan
the site.
ticket machines are not expected to
be visible due to their size and the
information regarding
proposed colors and
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting, these
landscaping proposed in the lots. The
p g p ro p
illumination of the
features will still have a negative visual impact on the
canopy cut sheet isn't completely
canopies.
Entrance Corridor street, screening should be provided to
legible. The dimensions can't be read
eliminate visibility.
a. Loading areas,
and information on colors and
b. Service areas,
illumination has not been specified.
c. Refuse areas,
With appropriate colors and minimal
d. Storage areas,
lighting, the canopies are not
e. Mechanical equipment,
expected to have a negative impact
f. Above - ground utilities, and
on the EC.
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
architectural plan: "Visibility of all mechanical equipment
from the Entrance Corridor shall be eliminated."
20
Surface runoff structures and detention ponds should be
A drainage basin exists on the north
None.
designed to fit into the natural topography to avoid the need
side of the airport entrance. A
for screening. When visible from the Entrance Corridor street,
biofilter with trees and shrubs is
these features must be fully integrated into the landscape.
proposed at its south end. The
They should not have the appearance of engineered features.
improvements are not expected to
44
Natural drainage patterns (or to the extent required, new
substantially change or negatively
drainage patterns) should be incorporated into the finished
impact the view from the EC.
site to the extent possible.
Lighting
22
Light should be contained on the site and not spill over onto
The current lighting plan shows that
Revise the photometric
adjacent properties or streets;
spillover does not exceed .5
plan using a maintenance
footcandles. However, the
factor of 1.0. Ensure that
photometrics were calculated using a
spillover does not exceed
maintenance factor (LLF) of .9. A
.5 footcandles at the
maintenance factor of 1.0 is needed
property line along
to meet county requirements.
Dickerson Road.
Increasing the maintenance factor
will increase the light levels.
23
Light should be shielded, recessed or flush - mounted to
The proposed parking lot fixtures are
Include a note on the
eliminate glare. All fixtures with lamps emitting 3000
full cutoff fixtures. However, the
lighting plan indicating
lumens or more must be full cutoff fixtures.
product literature suggests that the
that the pole fixtures will
fixtures can be tilted. A fixture
not be tilted and will be
installed in a tilted position would no
mounted horizontally.
longer be considered a full cutoff
fixture.
Indicate the lamp type for
the sign lights. Ensure
The plan includes lights that are
that the lamps emit less
proposed to illuminate new
than 3000 lumens.
directional signs in the parking lot.
The directional signs do not require
permits; however, the proposed sign
lights won't be full cutoff fixtures if
they are ground - mounted and point
up at the signs. The exact lamp type
is not identified on the plan, and the
lamps may exceed 3000 lumens.
24
Light levels exceeding 30 footcandles are not appropriate for
Over - illumination of the parking lots
Revise the photometric
display lots in the Entrance Corridors. Lower light levels
would have a negative impact on the
plan using a maintenance
will apply to most other uses in the Entrance Corridors.
Airport Road EC. The current
lighting plan shows maximum light
factor of 1.0.
28
In determining the appropriateness of lighting fixtures for
the Entrance Corridors, the individual context of the site will
levels at 7.5 footcandles. However,
be taken into consideration on a case by case basis.
the photometrics were calculated
using a maintenance factor (LLF) of
.9. A maintenance factor of 1.0 is
needed to meet county requirements.
Increasing the maintenance factor
will increase the light levels, but the
levels are not expected to increase to
excessive levels.
25
Light should have the appearance of white light with a warm
The parking lot fixtures are proposed
None.
soft glow; however, a consistent appearance throughout a
with LED lamps, which have been
site or development is required. Consequently, if existing
approved consistently in the ECs.
lamps that emit non -white light are to remain, new lamps
may be required to match them.
26
Dark brown, dark bronze, or black are appropriate colors for
Fixture and pole colors have not been
Revise the lighting plan
free - standing pole mounted light fixtures in the Entrance
identified.
to include notes
Corridors.
indicating the color of the
light fixtures and poles.
Dark brown or bronze is
recommended, as is
coordinating the color
with existing nearby
fixtures.
27
The height and scale of freestanding, pole- mounted light
A note on L4 indicates that the poles,
None.
fixtures should be compatible with the height and scale of
with bases, will be 20' tall.
the buildings and the sites they are 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.
29
The following note should be included on the lighting plan:
The note does not appear on the plan.
Include the standard
"Each outdoor luminaire equipped with a lamp that emits
lighting note on the plan.
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."
Landscaping
7
The requirements of the Guidelines regarding landscaping
Large trees are proposed along
None.
are intended to reflect the landscaping characteristic of many
Dickerson Road and along the
of the area's significant historic sites which is characterized
entrance drive, at 40' on center (or
by large shade trees and lawns. Landscaping should promote
closer), at 31/2" — 4" caliper. Smaller
visual order within the Entrance Corridor and help to
trees and shrubs are also proposed
integrate buildings into the existing environment of the
among the larger trees.
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.
33
Landscaping along interior roads:
a. Large trees should be planted parallel to all interior roads.
Such trees should be at least 2%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:
Trees are provided along the
None.
a. Medium trees should be planted parallel to all interior
sidewalk that runs along the loop
pedestrian ways. Such trees should be at least 21/2 inches
road. The trees are spaced at 35' -50'
caliper (measured six inches above the ground) and should
on center. Some of the trees are
be of a species common to the area. Such trees should be
specified at 21/2" — 3" caliper, and
located at least every 25 feet on center.
others are specified at 2" — 2 1/2"
caliper. Ornamental trees are
interspersed throughout. The smaller
size and wider spacing is acceptable
in this case due to the quantity of
trees and shrubs proposed.
35
Landscaping of parking areas:
Trees align the perimeter of the
Increase the LS, AR,
a. Large trees should align the perimeter of parking areas,
parking lot. Spacing varies from 25'
CCA and PO trees at the
located 40 feet on center. Trees should be planted in the
to 50'. Sizes at planting vary from 2 "-
interior of the parking lot
interior of parking areas at the rate of one tree for every 10
21 /z" to 2%z " -3 ", to 3'/z " -4" caliper.
to 2' /z" caliper at
parking spaces provided and should be evenly distributed
planting, minimum.
throughout the interior of the parking area.
A sufficient number of interior
b. Trees required by the preceding paragraph should
parking lot trees are provided.
measure 2'/z inches caliper (measured six inches above the
However, the LS, AR, CCA and PO
ground); should be evenly spaced; and should be of a
trees are proposed at 2" — 2 V2"
species common to the area. Such trees should be planted in
caliper at planting.
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:
The proposed landscaping is expected
Provide on the plan the
a. Trees or other vegetation should be planted along the
to sufficiently mitigate the impacts of
color of the canopies and
front of long buildings as necessary to soften the appearance
the canopies in the parking lot,
information regarding
of exterior walls. The spacing, size, and type of such trees or
assuming the color and illumination
illumination of the
vegetation should be determined by the length, height, and
are appropriate.
canopies.
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:
The plant species are included on the
None.
a. Plant species required should be as approved by the Staff
identified lists.
based upon but not limited to the Generic Landscape Plan
Recommended Species List and Native Plants for Virginia
Landscapes (Appendix D).
38
Plant health:
The note appears on the plan.
None.
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 Develo went and la out
39
The relationship of buildings and other structures to the
No buildings are proposed in this
None.
Entrance Corridor street and to other development within the
development. Parking would be
corridor should be as follows:
extended from an existing lot, toward
a. An organized pattern of roads, service lanes, bike paths,
the airport entrance drive. Although
and pedestrian walks should guide the layout of the site.
the expansion would bring parking
b. In general, buildings fronting the Entrance Corridor street
closer to the EC, the parking appears
should be parallel to the street. Building groupings should
to be expanding in an organized
be arranged to parallel the Entrance Corridor street.
pattern.
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 32.5.6.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
The grading required to establish the
None.
to surrounding conditions by limiting the use of retaining walls
additional parking is not expected to
and by shaping the terrain through the use of smooth, rounded
significantly change the relationship
land forms that blend with the existing terrain. Steep cut or fill
between the site and the EC. No
sections are generally unacceptable. Proposed contours on the
retaining walls are proposed.
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.
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
There does not appear to be any
Provide for review the
drip line of any trees or other existing features designated for
grading proposed within the drip line
existing conditions/
preservation in the final Certificate of Appropriateness.
of trees to remain, but an existing
demolition plan. Identify
Adequate tree protection fencing should be shown on, and
conditions /demolition plan has not
all trees to remain and
coordinated throughout, the grading, landscaping and erosion
been provided. Tree protection
trees to be removed.
and sediment control plans.
fencing is shown around three trees
42
Areas designated for preservation in the final Certificate of
on the Dickerson Road frontage.
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
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Layout and location of the expanded parking area
2. General character of the proposed landscaping and lighting
Staff recommends approval of the plan with the following conditions:
1. Provide a legible canopy cut sheet on the plan. Include on the plan information regarding proposed colors and illumination of the
canopies.
2. Revise the photometric plan using a maintenance factor of 1.0. Ensure that spillover does not exceed .5 footcandles at the property line
along Dickerson Road.
3. Include a note on the lighting plan indicating that the pole fixtures will not be tilted and will be mounted horizontally.
4. Indicate the lamp type for the sign lights. Ensure that the lamps emit less than 3000 lumens.
5. Revise the lighting plan to include notes indicating the color of the fixtures and poles. Dark brown or bronze is recommended, as is
coordinating the color with existing nearby fixtures.
6. Include the standard lighting note on the plan: "Each outdoor luminaire 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."
7. Increase the LS, AR, CCA and PO trees at the interior of the parking lot to 2%" caliper at planting, minimum.
8. Provide for review the existing conditions /demolition plan. Identify all existing trees to remain and trees to be removed.
development 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. Layout and location of the expanded parking area
2. General character of the proposed landscaping and lighting
Staff recommends approval of the plan with the following conditions:
1. Provide a legible canopy cut sheet on the plan. Include on the plan information regarding proposed colors and illumination of the
canopies.
2. Revise the photometric plan using a maintenance factor of 1.0. Ensure that spillover does not exceed .5 footcandles at the property line
along Dickerson Road.
3. Include a note on the lighting plan indicating that the pole fixtures will not be tilted and will be mounted horizontally.
4. Indicate the lamp type for the sign lights. Ensure that the lamps emit less than 3000 lumens.
5. Revise the lighting plan to include notes indicating the color of the fixtures and poles. Dark brown or bronze is recommended, as is
coordinating the color with existing nearby fixtures.
6. Include the standard lighting note on the plan: "Each outdoor luminaire 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."
7. Increase the LS, AR, CCA and PO trees at the interior of the parking lot to 2%" caliper at planting, minimum.
8. Provide for review the existing conditions /demolition plan. Identify all existing trees to remain and trees to be removed.
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date /Revision Date
1
Cover Sheet
May 20, 214
3
Managed Steep Slopes and Albemarle County Notes
May 20, 214
4
Airport Property Map
May 20, 214
7
Geometric Layout
May 20, 214
8
Grading & Drainage
May 20, 214
9
Grading & Drainage — Basin
May 20, 214
14
Paving & Marking Details and Typical Sections
May 20, 214
21
Utility Layout
May 20, 214
23
Intersection Sight Distance Plan & Profile
May 20, 214
24
Drainage & Waterline & Centerline Profiles
May 20, 214
L1
Landscape Plan
Feb. 18, 2014
L2
Landscape Plan
Feb. 18, 2014
L3
Sign Details
Feb. 18, 2014
L4
Landscape, Sign and Lighting Details
Feb. 18, 2014
L5
Lighting Photometric Plan
Feb. 18, 2014
10