Loading...
HomeMy WebLinkAboutARB201300103 Staff Report 2013-08-05ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2013 -103: GAC Upgrades for Crozet Water Treatment Plant Review Type Preliminary review of a Site Development Plan Parcel Identification 057000000029BO Location 4675 Three Notch'd Road, on the south side of Route 240, approximately 650' west of Plains Drive Zoned Light Industry (LI), Entrance Corridor (EC) Owner /Applicant Albemarle County Service Authority /Hazen & Sawyer (Maggie Hennessy) Magisterial District White Hall Proposal To construct a Granular Activated Carbon facility at the Crozet Water Treatment Plant, including a pre- engineered metal building. Context The immediate area has an industrial character. The surrounding area is a mix of rural character and suburban residential development. Visibility The proposed building will be readily visible from the Entrance Corridor, but the narrow width of the road, the curve of the road, and the trees on nearby properties limit visibility to an approximate 500' length of the corridor directly in front of the property. ARB Meeting Date September 16, 2013 Staff Contact Margaret Maliszewski PROJECT /SITE HISTORY DATE APPLICATION /REVIEW TYPE RESULT 3 -1 -1999 ARB- F(1999)BP -02: Rivanna Water Tank The ARB approved the installation of two antennas on an existing water tank, Antenna subject to conditions. 8 -1 -2006 ARB- 2006 -82: ACSA Water Tower /Cingular The ARB approved the installation of flush - mounted antennas on an existing Wireless water tank, with related ground equipment, subject to conditions. PROJECT DETAILS A new building is proposed to house a granular activated carbon (GAC) facility at the Crozet Water Treatment Plant. The proposed structure is a pre- engineered metal building with metal siding, metal roofing, translucent fiberglass wall panels; single, double and roll -up doors, and a loading dock. Chain link fence is proposed around the building. Several trees would be removed from the site to make room for the building and for truck access. The gravel drive would be expanded. No new planting is proposed. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development The proposed building does not reflect Consider alternate building within the designated Entrance Corridors is to insure the traditional architecture of the area. locations and /or orientations that new development within the corridors reflects the The color of the metal panels for the to reduce visual impacts and traditional architecture of the area. Therefore, it is the walls and roof of the proposed building to increase landscape purpose of ARB review and of these Guidelines, that might help establish a minimal level of opportunities along the EC. proposed development within the designated Entrance coordination throughout the site, but no Corridors reflect elements of design characteristic of the colors have been chosen. The primary Identify for review, and on the significant historical landmarks, buildings, and material of the existing water treatment plan, the color of the metal structures of the Charlottesville and Albemarle area, plant is red brick. The brick color is panels for the walls and roof. and to promote orderly and attractive development repeated in other buildings on site. The wall and roof color shall within these corridors. Applicants should note that Representative colors for the type of be compatible with the replication of historic structures is neither required nor metal building that is proposed can be primary color of the existing desired. found at: water treatment plant. 5 It is also an important objective of the Guidelines to htlp://www.cecobuildings.com/color- establish a pattern of compatible architectural charts.htinl characteristics throughout the Entrance Corridor in order to achieve unity and coherence. Building designs The translucent wall panels are not should demonstrate sensitivity to other nearby expected to have a traditional structures within the Entrance Corridor. Where a designated corridor is substantially developed, these appearance. Images of the panels Guidelines require striking a careful balance between installed in similar buildings suggest harmonizing new development with the existing that they don't appear fully coordinated character of the corridor and achieving compatibility with the buildings, but rather have a with the significant historic sites in the area. tacked -on appearance. One manufacturer of this type of panel can 9 Building forms and features, including roofs, windows, 2 doors, materials, colors and textures should be be found at: http: / /www.kalwall.com/ compatible with the forms and features of the Kalwall panels are fiberglass- reinforced significant historic buildings in the area, exemplified by translucent faces bonded to a grid of (but not limited to) the buildings described in Appendix interlocked, structural aluminum/ A [of the design guidelines]. The standard of composite, thermally broken "I" beams. compatibility can be met through scale, materials, and forms which may be embodied in architecture which is The building would have less impact on contemporary as well as traditional. The replication of the EC if it was oriented with the short important historic sites in Albemarle County is not the end facing the road or if it was placed in objective of these guidelines. a location that allowed increased planting along the EC. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. 3 New structures and substantial additions to existing The proposed building has a utilitarian See other recommendations. structures should respect the traditions of the appearance that is not out of place with architecture of historically significant buildings in the its industrial use or the general character Charlottesville and Albemarle area. of the site, but it is not a typical 10 Buildings should relate to their site and the surrounding appearance for the ECs. The utilitarian context of buildings. appearance is emphasized by the metal wall panels, the loading dock facing the EC, and the roll -up door. The utilitarian appearance could be offset somewhat with appropriate building colors and landscaping. 11 The overall design of buildings should have human The translucent wall panels provide See other recommendations. scale. Scale should be integral to the building and site some scale for the building and help design. relieve blankness, although they may not appear to be a fully integrated 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or feature. vegetation, or both. The metal panels of the west elevation and the east end of the north (EC) elevation are not relieved by any features or details. The west elevation is expected to have minimal visibility from the EC. No planting area has been provided in front of the north elevation, and planting to relieve blankness in this location may appear out of place. Accessory structures and equipment 17 Accessory structures and equipment should be The applicant wishes to move the Revise the plan to include the integrated into the overall plan of development and existing shed to a new on -site location. new location of the existing shall, to the extent possible, be compatible with the The location is not specified on the plan, shed. Consider moving the building designs used on the site. but could be directly across the shed to a less visible location driveway from the current location. than the current one. Roof vents are proposed for the front and back slopes of the new GAC facility. 18 The following should be located to eliminate visibility The existing water treatment plant is Provide a fence detail in the from the Entrance Corridor street. If, after appropriate enclosed by a fence of black chain link plan. Indicate fence material, siting, these features will still have a negative visual with razor wire at the top. New chain height, and design. The black impact on the Entrance Corridor street, screening link fencing is proposed around the finish is more appropriate for should be provided to eliminate visibility. GAC facility. The fence would be the EC. Revise the fence a. Loading areas, located approximately 5' from the sides location so that it does not b. Service areas, of the building and 6' from the front cross in front of the proposed c. Refuse areas, (facing the EC). It would join existing building. d. Storage areas, chain link located south of the proposed e. Mechanical equipment, building. The fence would be visible f. Above - ground utilities, and from the EC. Its close proximity to the g. Chain link fence, barbed wire, razor wire, and similar building would result in an awkward security fencing devices. appearance. The chain link would be less visible and have less impact on the EC if it did not cross the front of the building and, instead, attached to the building at the corners. Typically, fencing with less of a utilitarian appearance has been required when safety fencing is needed in the ECs. Given the extent of chain link already existing at this site, this may not be as important at this location. If chain link fence is to be added, a black finish would be more appropriate because it would match the fence at the main building and the black finish is somewhat less obtrusive than the galvanized finish. There is no fence detail in the plan. 21 The following note should be added to the site plan and Drawing M410 shows the proposed Clarify which new equipment, the architectural plan: "Visibility of all mechanical piping associated with the GAC facility. if any, will be visible from Rt. equipment from the Entrance Corridor shall be It is unclear which features /equipment 240. eliminated." will be visible above ground, from the EC. Lighting No site or building lighting has been Confirm that no new site or proposed. building lighting is proposed, or show the proposed lighting on the plan and provide all related details. Landscaping 7 The requirements of the Guidelines regarding No new trees or shrubs have been Add tall shrubs among the landscaping are intended to reflect the landscaping proposed anywhere on site with this group of trees identified as to characteristic of many of the area's significant historic application. remain in the area north of the sites which is characterized by large shade trees and GAC facility. Ensure that the lawns. Landscaping should promote visual order within A group of trees — a mix of 3 evergreen shrubs are planted in a the Entrance Corridor and help to integrate buildings and 6( ?) deciduous - stands adjacent to natural, informal pattern and into the existing environment of the corridor. the EC and is surrounded on site by existing gravel and asphalt pavement. that they provide low level screening for the site. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: The evergreens would be removed to a. Large shade trees should be planted parallel to the expand the gravel travelway. The Clarify the level of tree /shrub Entrance Corridor Street. Such trees should be at least remaining trees would still constitute a removal proposed for 3'/z inches caliper (measured 6 inches above the ground) substantial stand of trees, but the installation of bio- retention and should be of a plant species common to the area. spacing and composition do not meet area 42. Add new plants to Such trees should be located at least every 35 feet on the EC requirements. Tall shrubs added achieve a natural, informal center. b. Flowering ornamental trees of a species common to among the trees to remain could help appearance. with lower level screening of the GAC the area should be interspersed among the trees facility, and could help establish visual Include a plant schedule with required by the preceding paragraph. The ornamental order along the corridor. In this location, all standard information on trees need not alternate one for one with the large a frontage treatment that blends with the the plan. shade trees. They may be planted among the large existing rural setting rather than the shade trees in a less regular spacing pattern. standard EC frontage planting would be c. In situations where appropriate, a three or four board more appropriate. fence or low stone wall, typical of the area, should align the frontage of the Entrance Corridor street. A wooded area of varying width stands d. An area of sufficient width to accommodate the west of the group of trees to remain and foregoing plantings and fencing should be reserved the existing driveway. It would be parallel to the Entrance Corridor street, and exclusive of impacted by the installation of a bio- road right -of -way and utility easements. retention area. No details on tree removal or replanting are provided. The grass area in front of the existing water treatment plant contains no trees. It is the location of a septic field, the exact extent of which is unknown, so the opportunity for planting throughout the area does not exist. 36 Landscaping of buildings and other structures: The west elevation of the proposed See other fencing and planting a. Trees or other vegetation should be planted along the building is a blank metal wall, but recommendations. front of long buildings as necessary to soften the visibility of this side of the building is appearance of exterior walls. The spacing, size, and expected to be minimal. The east end of type of such trees or vegetation should be determined the Entrance Corridor elevation of the by the length, height, and blankness of such walls. building is blank. Some plants in this b. Shrubs should be used to integrate the site, buildings, area could help relieve the blankness and other structures; dumpsters, accessory buildings and soften the overall appearance of the and structures; "drive thru" windows; service areas; and building. However, plants would be signs. Shrubs should measure at least 24 inches in located in the narrow area between the height. building and the fence, and this would likely result in an awkward appearance. 37 Plant species: A plant schedule was not included in the Provide a plant schedule in a. Plant species required should be as approved by the plan. the site plan with all standard Staff based upon but not limited to the Generic information. Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The note does not appear on the plan. Add the following note to the The following note should be added to the landscape site plan: "All site plantings plan: "All site plantings of trees and shrubs shall be of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the allowed to reach, and be topping of trees is prohibited. Shrubs and trees shall be maintained at, mature height; pruned minimally and only to support the overall health of the topping of trees is the plant." prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." 6 Site development should be sensitive to the existing The expanded gravel travelway is not Consider alternate travelway natural landscape and should contribute to the creation sensitive to the existing landscape. Its layouts and building locations of an organized development plan. This may be layout requires the removal of several and /or orientations to reduce accomplished, to the extent practical, by preserving the trees along the EC frontage. Additional visual impacts and to increase trees and rolling terrain typical of the area; planting new trees would be removed at the proposed landscape opportunities and to trees along streets and pedestrian ways and choosing building location. An alternate reduce impacts on the EC. species that reflect native forest elements; insuring that travelway layout and building any grading will blend into the surrounding topography location /orientation could result in a thereby creating a continuous landscape; preserving, to more appropriate appearance for the EC. the extent practical, existing significant river and stream The applicant has indicated that the valleys which may be located on the site and integrating travelway expansion is required as these features into the design of surrounding designed to accommodate trucks at the development; and limiting the building mass and height site, and alternate building to a scale that does not overpower the natural settings of locations /orientations are not possible the site, or the Entrance Corridor. due i conflicts with utilities and other 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development site issues. 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 32.5.6.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. 20 Surface runoff structures and detention ponds should Two new bioretention areas are Provide verification from a be designed to fit into the natural topography to avoid proposed to the west (42) and northwest certified arborist that the the need for screening. When visible from the (41) of the GAC facility. The proposed fill, grading, and Entrance Corridor street, these features must be fully installation of 42 would require some digging required to install the integrated into the landscape. They should not have clearing of an existing wooded area piping and other site work the appearance of engineered features. located west of the existing driveway. Individual trees in this area are not will not be detrimental to the health of the trees designated 41 No grading, trenching, or tunneling should occur within the drip line of any trees or other existing identified on the plan and tree protection to remain. Provide an features designated for preservation in the final is not shown in this area. arborist's plan outlining Certificate of Appropriateness. Adequate tree measures to ensure the health protection fencing should be shown on, and Grading and utility work are proposed of the trees throughout and coordinated throughout, the grading, landscaping and within the dripline of trees to remain. It after the work. Include the erosion and sediment control plans. is not clear to what extent this work will arborist's measures on the site negatively impact the trees. Information plan drawings. from a licensed arborist could help clarify this. Identify on the plan the size and species of the trees to remain in the area at the middle of the gravel drive and in the area west of the SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Utilitarian appearance of the GAC facility /loading and service areas 2. Blankness of the building 3. Color of the building 4. Appearance of the translucent wall panels 5. Visibility of equipment 6. Lack of new trees /shrubs 7. Landscaping along the EC Staff offers the following comments on the preliminary plan: 1. Consider alternate travelway layouts and building locations and /or orientations to reduce visual impacts and to increase landscape opportunities along the EC. 2. Identify for review, and on the plan, the color of the metal panels for the walls and roof. The wall and roof color shall be compatible with the primary color of the existing water treatment plant. 3. Revise the plan to include the new location of the existing shed. Consider moving the shed to a less visible location than the current one. 4. Provide a fence detail in the plan. Indicate fence material, height, and design. The black finish is more appropriate for the EC. Revise the fence location so that it does not cross in front of the proposed building. 5. Clarify which new equipment, if any, will be visible from Rt. 240. 6. Confirm that no new site or building lighting is proposed, or show the proposed lighting on the plan and provide all related details. 7. Add tall shrubs among the group of trees identified as to remain in the area north of the GAC facility. Ensure that the shrubs are planted in a natural, informal pattern and that they provide low level screening for the site. 9 driveway along the EC. 42 Areas designated for preservation in the final Certificate No tree conservation plan or checklist Provide a tree conservation of Appropriateness should be clearly delineated and has been provided. plan and checklist. Provide protected on the site prior to any grading activity on the tree protection in the areas site. This protection should remain in place until impacted by the construction completion of the development of the site. of bio- retention area 42. 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. Utilitarian appearance of the GAC facility /loading and service areas 2. Blankness of the building 3. Color of the building 4. Appearance of the translucent wall panels 5. Visibility of equipment 6. Lack of new trees /shrubs 7. Landscaping along the EC Staff offers the following comments on the preliminary plan: 1. Consider alternate travelway layouts and building locations and /or orientations to reduce visual impacts and to increase landscape opportunities along the EC. 2. Identify for review, and on the plan, the color of the metal panels for the walls and roof. The wall and roof color shall be compatible with the primary color of the existing water treatment plant. 3. Revise the plan to include the new location of the existing shed. Consider moving the shed to a less visible location than the current one. 4. Provide a fence detail in the plan. Indicate fence material, height, and design. The black finish is more appropriate for the EC. Revise the fence location so that it does not cross in front of the proposed building. 5. Clarify which new equipment, if any, will be visible from Rt. 240. 6. Confirm that no new site or building lighting is proposed, or show the proposed lighting on the plan and provide all related details. 7. Add tall shrubs among the group of trees identified as to remain in the area north of the GAC facility. Ensure that the shrubs are planted in a natural, informal pattern and that they provide low level screening for the site. 9 8. Clarify the level of tree /shrub removal proposed for installation of bio- retention area 42. Add new plants to achieve a natural, informal appearance along the EC. 9. Provide a plant schedule in the site plan with all standard information. 10. Add the following note to the site 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." 11. Provide verification from a certified arborist that the proposed fill, grading, and digging required to install the piping and other site work will not be detrimental to the health of the trees designated to remain. Provide an arborist's plan outlining measures to ensure the health of the trees throughout and after the work. Include the arborist's measures on the site plan drawings. 12. Identify on the plan the size and species of the trees to remain in the area at the middle of the gravel drive and in the area west of the driveway along the EC. 13. Provide a tree conservation plan and checklist. Provide tree protection in the areas impacted by the construction of bio- retention area 42. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date /Revision Date C40 Existing Conditions and Demolition Plan March, 2013 C41 Erosion Control and drainage Plan March, 2013 C42 Site Plan March, 2013 A4652 Architectural — Elevations March, 2013 - Photos: site and examples of metal buildings and translucent panels - 10