HomeMy WebLinkAboutARB201400043 Staff Report 2014-05-05ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2014 -43: Pantops Corner
Review Type
Initial Site Plan
Parcel Identification
078000000005A0, 078000000005BO and 078000000058G1
Location
1248 Richmond Road, on the north side of Rt. 250, approximately 600' east of the intersection with Rt. 20, and on the
east side of Rt. 20, across from Winding River Lane
Zoned
Highway Commercial (HC) and Entrance Corridor (EC)
Owner /Applicant
Pantops Corner LC /Shimp Engineering (Justin Shimp)
Magisterial District
Rivanna
Proposal
To construct two commercial /retail buildings totaling approximately 21,000 SF on 6.31 acres.
Context
The surrounding area is developed with a variety of commercial buildings and housing types. Adjacent development
includes a thrift shop, car dealerships, a vacant auto body shop, and an electrical distributor. The property includes
remnants of a house and garage. The perimeter of the property is wooded. A stream runs along the northern tip of the
property.
Visibility
The building labeled Retail 2 will be readily visible from the Rt. 250 Entrance Corridor. It is located approximately
30' from the edge of the turn lane. The building labeled Retail 1 will also be visible from the Rt. 250 corridor. It is set
back approximately 170' from Rt. 250. It is a much larger building and will be seen across a long parking lot. Retail 2
is not expected to have much visual impact on the Rt. 20 Entrance Corridor. Topography, existing buildings located
along Rt. 20, and trees to be added along Rt. 20 are expected to limit direct views of Retail 1 from Rt. 20.
ARB Meeting Date
May 5, 2014
Staff Contact
Margaret Maliszewski
PROJECT HISTORY: A rezoning (ZMA2013 -01) was approved for this property on December 11, 2013. The ARB has reviewed no previous
proposals for this site.
ANALYSIS
Gray highlight = 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
ISSUE
RECOMMENDATION
Structure design
9
Building forms and features, including roofs, window
Architectural designs have not yet been
None at this time.
doors, materials, colors and textures should be
submitted for review.
compatible with the forms and features of the
significant historic buildings in the area, exemplified 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.
12
Architecture proposed within the Entrance Corridor
should use forms, shapes, scale, and materials to create
a cohesive whole.
14
Arcades, colonnades, or other architectural connecting
devices should be used to unify groups of buildings
within a development.
15
Trademark buildings and related features should be
modified to meet the requirements of the Guidelines.
10
Buildings should relate to their site and the surrounding
The Retail 2 building (73' x 55') is
Note that architectural
context of buildings.
smaller than many of the surrounding
buildings, and the Retail 1 building
treatments will be
required for both
11
The overall design of buildings should have human
scale. Scale should be integral to the building and site
(130' x 160 ") is larger. Architectural
buildings to relate the
design.
treatments will be required to relate the
buildings to their surrounding context
buildings to the
surrounding context, to
13
Any appearance of "blankness" resulting from building
design should be relieved using design detail or
to achieve human scale and to relieve
achieve human scale, and
vegetation, or both.
blankness.
to relieve blankness.
16
Window glass in the Entrance Corridors should not be
Information on window glass has not
Provide information on
highly tinted or highly reflective. Window glass in the
yet been submitted for review.
window glass with the
Entrance Corridors should meet the following criteria:
next submittal. Indicate
Visible light transmittance (VLT) shall not drop below
on the plan that visible
40 %. Visible light reflectance (VLR) shall not exceed
light transmittance (VLT)
30 %. Specifications on the proposed window glass should
shall not drop below 40%
be submitted with the application for final review.
and visible light
reflectance (VLR) shall
not exceed 30 %.
Accessory structures and equipment
17
Accessory structures and equipment should be
A loading dock is proposed on the
Provide a mix of species
integrated into the overall plan of development and
north side of the Retail 1 building and a
in the row of screening
shall, to the extent possible, be compatible with the
dumpster pad is proposed just beyond
trees located north of the
building designs used on the site.
the northeast corner of Retail 1, on the
north side of the loading travelway. A
Retail 1 loading area.
18
The following should be located to eliminate visibility
from the Entrance Corridor street. If, after appropriate
staggered row of screening trees is
siting, these features will still have a negative visual
shown along the loading area and
impact on the Entrance Corridor street, screening
around the dumpster pad. Depending
should be provided to eliminate visibility.
on the size and species of tree
a. Loading areas,
proposed, the row of trees will likely
b. Service areas,
screen the loading area, but a mix of
c. Refuse areas,
trees could result in an improved
d. Storage areas,
appearance and healthier landscape.
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.
20
Surface runoff structures and detention ponds should
A large retention pond is proposed to
Locate the sanitary and
be designed to fit into the natural topography to avoid
be located north of Retail 1. It is
storm sewer lines to
the need for screening. When visible from the
located approximately 200' from the
allow planting area
Entrance Corridor street, these features must be fully
Rt. 20 EC. The top of the embankment
sufficient to
integrated into the landscape. They should not have
around the facility is at an elevation of
accommodate trees on
the appearance of engineered features.
378'. The elevation of Rt. 20 in the
vicinity is around 350'. With
the west side of Retail 1.
44
Natural drainage patterns (or to the extent required, new
drainage patterns) should be incorporated into the
appropriate landscaping along Rt. 20,
finished site to the extent possible.
the pond is not expected to have a
negative impact on the EC.
A storm pipe and a sanitary sewer line
run along the western side of Retail 1.
Additional space may be needed for
planting in this area, depending on the
design of the building.
21
The following note should be added to the site plan and
The note is needed on the plan.
Add the standard
the architectural plan: "Visibility of all mechanical
mechanical equipment
equipment from the Entrance Corridor shall be
note to the site plan and
eliminated."
architectural drawings.
Lighting
Lighting information has not yet been provided for review.
Landscaping
7
The requirements of the Guidelines regarding
Appropriate landscaping will be
See recommendations
landscaping are intended to reflect the landscaping
required, both at the perimeters and at
below.
characteristic of many of the area's significant historic
the interior of the site, to integrate this
sites which is characterized by large shade trees and
development into the surroundings.
lawns. Landscaping should promote visual order within
the Entrance Corridor and help to integrate buildings
into the existing environment of the corridor.
32
Landscaping along the frontage of Entrance Corridor
Large shade trees are shown along Rt.
Include the full Rt. 20
streets should include the following:
250 and Rt. 20 at 35' on center.
frontage in the site plan,
a. Large shade trees should be planted parallel to the
Ornamentals are interspersed. A small
at a consistent scale.
Entrance Corridor Street. Such trees should be at least
portion of the Rt. 20 frontage is not
Show the telephone and
3' /2 inches caliper (measured 6 inches above the ground)
included on the plan.
fiber optic lines and
and should be of a plant species common to the area.
easement out to Rt. 20.
Such trees should be located at least every 35 feet on
Overhead lines exist along Rt. 250. It is
center.
difficult to see the location of the lines
Revise the plan to clearly
b. Flowering ornamental trees of a species common to
and the associated easement on the
show all existing and
the area should be interspersed among the trees
plans.
proposed utilities and
required by the preceding paragraph. The ornamental
easements. Locate
trees need not alternate one for one with the large
shade trees. They may be planted among the large
A sanitary sewer line runs along Rt. 20.
utilities and easements to
shade trees in a less regular spacing pattern.
eliminate conflicts with
c. In situations where appropriate, a three or four board
Underground telephone and fiber optic
required landscaping.
fence or low stone wall, typical of the area, should align
lines run across the property near the
Show all required
the frontage of the Entrance Corridor street.
north end of parcel 58G1. They may
landscaping outside of
d. An area of sufficient width to accommodate the
conflict with some of the planting
utilities and easements.
foregoing plantings and fencing should be reserved
required along the Rt. 20 EC.
parallel to the Entrance Corridor street, and exclusive of
road right -of -way and utility easements.
33
Landscaping along interior roads:
Large trees are shown 40'on center
None.
a. Large trees should be planted parallel to all interior
along the proposed private road.
roads. Such trees should be at least 21/2 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:
A sidewalk is proposed along the south
Note that trees may be
a. Medium trees should be planted parallel to all interior
(front) and east elevations of Retail 1,
required on the south side
pedestrian ways. Such trees should be at least 21/2 inches
but trees are not provided along the
of Retail 1 and the west
caliper (measured six inches above the ground) and
south elevation. Trees may be needed,
side of Retail 2,
should be of a species common to the area. Such trees
depending on the architectural design
depending on the
should be located at least every 25 feet on center.
of the building. Sidewalks are proposed
proposed architectural
along the north, west and part of the
designs.
south elevation of Retail 2. No trees are
provided along the west elevation.
Trees may be needed, depending on the
architectural design of the building.
35
Landscaping of parking areas:
Trees are proposed at 40' on center
Add tree islands, with
a. Large trees should align the perimeter of parking
along the western perimeter of the
large trees 21/2" caliper at
areas, located 40 feet on center. Trees should be planted
parking lot. Retaining walls run along
planting, in the central
in the interior of parking areas at the rate of one tree for
the eastern perimeter. Shrubs are
double parking row to
every 10 parking spaces provided and should be evenly
proposed between the walls, but there
break up the expanse of
distributed throughout the interior of the parking area.
are no trees proposed along the eastern
paved area. Add at least 5
b. Trees required by the preceding paragraph should
perimeter of the lot.
more trees at the interior
measure 21/2 inches caliper (measured six inches above
of the parking lot.
the ground); should be evenly spaced; and should be of
An undeveloped area approximately
a species common to the area. Such trees should be
65' wide remains between the parking
Add shrubs, minimum
planted in planters or medians sufficiently large to
lot and the adjacent parcels to the west.
24" high at planting,
maintain the health of the tree and shall be protected by
along the western
curbing.
122 parking spaces are proposed,
perimeter of the parking
c. Shrubs should be provided as necessary to minimize
which requires 12 interior trees. Only 7
lot, along the Rt. 250 EC
the parking area's impact on Entrance Corridor streets.
interior trees are proposed. Given the
frontage, and along the
Shrubs should measure 24 inches in height.
size of the parking lot and its proximity
private drive from Rt.
to, and visibility from, the Rt. 250 EC,
250 to Retail 1.
additional tree islands in the central
double parking row would be
Add trees 40' on center,
appropriate to break up the expanse of
21/2" caliper at planting,
paved area.
along the eastern
perimeter of the parking
Shrubs are proposed on the southern
lot.
end of the parking lot and on the west
and south sides of Retail 2. They are
not provided consistently along the Rt.
250 frontage. Given the size of the
parking lot and its proximity to, and
visibility from, the Rt. 250 EC, shrubs
would be appropriate along the western
perimeter of the parking lot, along the
EC frontage, and along the private
drive from Rt. 250 to Retail 1.
36
Landscaping of buildings and other structures:
Architectural designs have not yet been
Note that trees and
a. Trees or other vegetation should be planted along the
submitted for review, but trees and
shrubs may be required
front of long buildings as necessary to soften the
shrubs may be needed along the
along the proposed
appearance of exterior walls. The spacing, size, and
proposed buildings, particularly Retail
buildings, to mitigate
type of such trees or vegetation should be determined
1 due to its size, to mitigate
appearances.
by the length, height, and blankness of such walls.
appearances.
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:
Plants species have not yet been
To help promote a
a. Plant species required should be as approved by the
identified.
healthy landscape, limit
Staff based upon but not limited to the Generic
the number of any single
Landscape Plan Recommended Species List and Native
species proposed to 25%
Plants for Virginia Landscapes (Appendix D).
of the total proposed for
that plant type (tree or
shrub).
38
Plant health:
The note will be needed.
Add the standard
The following note should be added to the landscape
planting note to the plan.
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."
Development pattern
6
Site development should be sensitive to the existing
The existing rolling terrain will be
See landscaping
natural landscape and should contribute to the creation
mostly lost with the proposed
recommendations.
of an organized development plan. This may be
development. The re- graded slopes at
accomplished, to the extent practical, by preserving the
the north end of the property will have
trees and rolling terrain typical of the area; planting new
a very regular appearance. The trees
trees along streets and pedestrian ways and choosing
proposed along the Rt. 20 EC will help
species that reflect native forest elements; insuring that
mitigate the view of this grading.
any grading will blend into the surrounding topography
Retaining walls are proposed in the
thereby creating a continuous landscape; preserving, to
southern half of the development. With
the extent practical, existing significant river and stream
appropriate materials and landscaping,
valleys which may be located on the site and integrating
retaining walls can have an appropriate
these features into the design of surrounding
appearance in the ECs.
development; and limiting the building mass and height
to a scale that does not overpower the natural settings of
The site layout appears generally
the site, or the Entrance Corridor.
organized. A new private road is
39
The relationship of buildings and other structures to the
proposed from Rt. 250 to Rt. 20.
Entrance Corridor street and to other development
within the corridor should be as follows:
a. An organized pattern of roads, service lanes, bike
The proposed buildings are oriented
paths, and pedestrian walks should guide the layout of
parallel to the Rt. 250 EC. The
the site.
sidewalk layout suggests that the Retail
b. In general, buildings fronting the Entrance Corridor
2 building will have an entrance facing
street should be parallel to the street. Building
the EC.
groupings should be arranged to parallel the Entrance
Corridor street.
The perimeters of the site are wooded.
c. Provisions should be made for connections to
The plan shows all existing trees to be
adjacent pedestrian and vehicular circulation systems.
removed for the development of the
d. Open spaces should be tied into surrounding areas to
site. This will change the general
provide continuity within the Entrance Corridor.
appearance of this area as viewed from
e. If significant natural features exist on the site
both ECs, because many of the trees
(including creek valleys, steep slopes, significant trees
that are currently viewed as backdrop
or rock outcroppings), to the extent practical, then such
for the buildings that front Rt. 20, and
natural features should be reflected in the site layout. If
the trees that act as backdrop for the
the provisions of Section 32.5.6.n of the Albemarle
thrift store, and trees that buffer the
County Zoning Ordinance apply, then improvements
western side of the Ford dealership,
required by that section should be located so as to
will be removed.
maximize the use of existing features in screening such
improvements from Entrance Corridor streets.
£ 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
Four retaining walls are proposed. The
Round contours with a ten
the site to surrounding conditions by limiting the use of
walls reach maximum heights of 6', 2',
foot minimum radius
retaining walls and by shaping the terrain through the
12' and 6' (beginning with the western
where they meet the
use of smooth, rounded land forms that blend with the
wall and moving east). Shrubs are
adjacent condition. Final
existing terrain. Steep cut or fill sections are generally
proposed between the two eastern
grading should achieve a
unacceptable. Proposed contours on the grading plan
walls, but no plants are shown at the
natural, rather than
shall be rounded with a ten foot minimum radius where
top of the easternmost wall. Trees
engineered, appearance.
they meet the adjacent condition. Final grading should
along the eastern property line would
achieve a natural, rather than engineered, appearance.
be appropriate. (Trees are provided
Provide trees consistently
Retaining walls 6 feet in height and taller, when
along the private road, beyond the
along the eastern
necessary, shall be terraced and planted to blend with
endpoint of the retaining wall.) Some
perimeter of the site.
the landscape.
types of retaining walls can't
Provide retaining wall
accommodate this type of planting.
details on the plan with
sufficient information to
Contours are not rounded in many
confirm that the trees can
locations.
be accommodated near
the wall.
41
No grading, trenching, or tunneling should occur
The plan shows all existing trees to be
None.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Additional landscaping needed: trees at the interior of the parking lot, trees along the east side of the site, shrubs on the west side of
the parking lot
2. Visibility /treatment of the retention pond
3. Retaining walls — visibility, treatment, planting
4. Utilities /easements and landscaping
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
0- Regarding requirements to satisfy the design guidelines as per § 18- 30.6.4(2), (3) and (5): None.
• Regarding recommendations on the plan as it relates to the guidelines: None.
• Regarding recommended conditions of initial plan approval:
• A Certificate of Appropriateness is required prior to final site plan approval.
• Add tree islands, with large trees 2'/2" caliper at planting, in the central double parking row to break up the expanse of paved
area. Add at least 5 more trees at the interior of the parking lot.
• Add trees 40' on center, 2%2" caliper at planting, along the eastern perimeter of the parking lot.
• Revise the plan to clearly show all existing and proposed utilities and easements. Locate utilities and easements to eliminate
conflicts with required landscaping. Show all required landscaping outside of utilities and easements.
• Regarding conditions to be satisfied prior to issuance of a grading permit: None.
within the drip line of any trees or other existing
removed for the development of the
features designated for preservation in the final
site.
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.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Additional landscaping needed: trees at the interior of the parking lot, trees along the east side of the site, shrubs on the west side of
the parking lot
2. Visibility /treatment of the retention pond
3. Retaining walls — visibility, treatment, planting
4. Utilities /easements and landscaping
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
0- Regarding requirements to satisfy the design guidelines as per § 18- 30.6.4(2), (3) and (5): None.
• Regarding recommendations on the plan as it relates to the guidelines: None.
• Regarding recommended conditions of initial plan approval:
• A Certificate of Appropriateness is required prior to final site plan approval.
• Add tree islands, with large trees 2'/2" caliper at planting, in the central double parking row to break up the expanse of paved
area. Add at least 5 more trees at the interior of the parking lot.
• Add trees 40' on center, 2%2" caliper at planting, along the eastern perimeter of the parking lot.
• Revise the plan to clearly show all existing and proposed utilities and easements. Locate utilities and easements to eliminate
conflicts with required landscaping. Show all required landscaping outside of utilities and easements.
• Regarding conditions to be satisfied prior to issuance of a grading permit: None.
Staff offers the following comments on the preliminary proposal:
1. Note that architectural treatments will be required for both buildings to relate the buildings to the surrounding context, to achieve human
scale, and to relieve blankness.
2. Provide information on window glass with the next submittal. Indicate on the plan that visible light transmittance (VLT) shall not drop
below 40% and visible light reflectance (VLR) shall not exceed 30 %.
3. Provide a mix of species in the row of screening trees located north of the Retail 1 loading area.
4. Locate the sanitary and storm sewer lines to allow planting area sufficient to accommodate trees on the west side of Retail 1.
5. Add the standard mechanical equipment note to the site plan and architectural drawings. "Visibility of all mechanical equipment from
the Entrance Corridor shall be eliminated."
6. Include the full Rt. 20 frontage in the site plan, at a consistent scale. Show the telephone and fiber optic lines and easement out to Rt. 20.
7. Revise the plan to clearly show all existing and proposed utilities and easements. Locate utilities and easements to eliminate conflicts
with required landscaping. Show all required landscaping outside of utilities and easements.
8. Note that trees may be required on the south side of Retail 1 and west side of Retail 2, depending on the proposed architectural designs.
9. Add tree islands, with large trees 2'/2" caliper at planting, in the central double parking row to break up the expanse of paved area. Add at
least 5 more trees at the interior of the parking lot.
10. Add shrubs, minimum 24" high at planting, along the western perimeter of the parking lot, along the Rt. 250 EC frontage, and along the
private drive from Rt. 250 to Retail 1.
11. Note that trees and shrubs may be required along the proposed buildings, to mitigate appearances.
12. To help promote a healthy landscape, limit the number of any single species proposed to 25% of the total proposed for that plant type
(tree or shrub).
13. Add the standard planting note to the 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."
14. Round contours with a ten foot minimum radius where they meet the adjacent condition. Final grading should achieve a natural, rather than
engineered, appearance.
15. Provide trees, 40' on center, 2%2" caliper at planting, consistently along the eastern perimeter of the site. Provide retaining wall details on
the plan with sufficient information to confirm that the trees can be accommodated near the wall.
16. Correct the scale shown in the title block on sheet 3 of 8.
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date
Sheet #
Drawing Name
Drawing Date
Cl
Cover Sheet
3/24/2014
C5
Site Plan
3/24/2014
C2
Project Overview /Sheet Index
3/24/2014
C6
Landscape Plan
3/24/2014
C3
Existing Conditions & Demo Plan
3/24/2014
C7
Landscape Plan
3/24/2014
C4
Site Plan
3/24/2014
C8
Private Road Profile & Site Details
3/24/2014
10