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HomeMy WebLinkAboutARB201400124 Staff Report 2014-10-13ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2014 -124: Virginia Asphalt Services, Inc. Review Type Advisory review for a Special Use Permit, conceptual architectural review Parcel Identification 07700000000800 Location 1536 Avon Street Extended, on the west side of Avon Street, approximately 700' south of Avon Ct. Zoned Light Industry (LI) /Entrance Corridor (EC) Owner /Applicant Virginia Asphalt Services Inc./Mark Keller and Alan Franklin Magisterial District Scottsville Proposal To establish a contractor's office /storage yard with a new building and an equipment storage area. Context The subject parcel is situated in an area that is developed primarily with industrial uses. Edgecomb Auto is located to the north. The City of Charlottesville CTS operations center is located across Avon Street to the east. Other industrial uses nearby include the Charlottesville self storage facility, Coyne & Delaney, the Avon street business center, Avon Motors and Afton Scientific. Further south on Avon are the Snow's contractors' storage offices and yards. Visibility The elevation of the EC street adjacent to the subject parcel ranges from approximately 430' at the north to 438' at the south. The site drops approximately 10' along the Avon Street frontage to a graded area that is visible from the street. The proposed building would be located in this area with a finished floor elevation of 421.5'. The back (western) portion of the site is preserved slopes and stream buffer dropping down to Moores Creek. The site has a wooded backdrop. Visibility from the northbound lane of Avon Street is somewhat more limited than the view from the southbound lane. There are no sidewalks along this portion of Avon Street. ARB Meeting Date October 20, 2014 Staff Contact Margaret Maliszewski SITE AND PROJECT HISTORY The ARB has reviewed no previous proposals for this site. The applicant has attended pre - application conferences for this proposal. In those meetings, staff recommended that the applicant begin with an advisory review with the ARB, given the proposed use and visibility of the site. Section 18.30.6.3.a.2.b of the zoning ordinance states that outdoor storage, display and/or sales, any portion of which is visible from the EC street, requires a special use permit. The applicant is unable to position the proposed building to eliminate visibility of the equipment to be stored, and the topography of the site makes the use of a fence for screening impractical. The Entrance Corridor design guidelines specifically address the treatment of storage areas in guidelines #18 and #19. (See below.) ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION 1 The goal of the regulation of the design of development within Architectural drawings have not been Provide to -scale elevation the designated Entrance Corridors is to insure that new submitted for the proposed building, but a drawings for review. development within the corridors reflects the traditional photo showing the proposed building style Identify proposed architecture of the area. Therefore, it is the purpose of ARB has been submitted. The photo shows a materials /colors on the review and of these Guidelines, that proposed development side - gabled building with metal roofing, drawings. Provide within the designated Entrance Corridors reflect elements of roof monitors, and board - and - batten siding. material /color samples for design characteristic of the significant historical landmarks, The building has an agricultural character review. buildings, and structures of the Charlottesville and Albemarle that is in keeping with the architecture of area, and to promote orderly and attractive development within the county's rural areas, if not the these corridors. Applicants should note that replication of historic surrounding industrial area on Avon Street. structures is neither required nor desired. The pitched roof of the building is a positive feature of the design, particularly 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically considering the topography and the view significant buildings in the Charlottesville and Albemarle area. down onto the building from the EC. Photographs of historic buildings in the area, as well as drawings of architectural features, which provide important examples of this tradition are contained in Appendix A. 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's historic structures is not intended to impose a rigid design solution for new development. Replication of the design of the important historic sites in the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as special functional requirements. 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and features of the significant historic buildings in the area, exemplified by (but not limited to) the 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 Most of the buildings on Avon Street pre- None. pattern of compatible architectural characteristics throughout date the establishment of the Entrance the Entrance Corridor in order to achieve unity and coherence. Corridors. Most are single - story, utilitarian Building designs should demonstrate sensitivity to other nearby buildings in metal or brick. The exception is structures within the Entrance Corridor. Where a designated the city's CTS complex, which was corridor is substantially developed, these Guidelines require reviewed and approved by the ARB in striking a careful balance between harmonizing new 2009, and is located across Avon Street development with the existing character of the corridor and from the Virginia Asphalt site. Existing achieving compatibility with the significant historic sites in the sites on Avon Street with approved storage area. areas include Snow's business park and Snow's contractors' storage yards, located 10 Buildings should relate to their site and the surrounding context of buildings. toward the south end of the corridor. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. 11 The overall design of buildings should have human scale. Scale As illustrated in the applicant's photo of the None. should be integral to the building and site design. proposed building style, the board -and- batten siding, window and door openings, and roof form help establish a human scale for the proposed building. 13 Any appearance of "blankness" resulting from building design The photo of the proposed building style Provide to -scale elevation should be relieved using design detail or vegetation, or both. suggests that blankness is not an issue with drawings for review. Any its design. This will need to be confirmed appearance of blankness when elevation drawings are submitted for resulting from building review. design should be relieved using design detail or vegetation, or both. 14 Arcades, colonnades, or other architectural connecting devices A single building is proposed for the site, so None. should be used to unify groups of buildings within a connecting devices are not applicable. development. 15 Trademark buildings and related features should be modified to The building does not appear to have a None. meet the requirements of the Guidelines. trademark design. 16 Window glass in the Entrance Corridors should not be highly Window glass information has not yet been Confirm that proposed tinted or highly reflective. Window glass in the Entrance provided. window glass meets the EC Corridors should meet the following criteria: Visible light specs, and include the specs transmittance (VLT) shall not drop below 4001o. Visible light on the architectural reflectance (VLR) shall not exceed 3001o. Specifications on the drawings. proposed window glass should be submitted with the application forfinal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into In preliminary meetings, staff suggested that Provide a plant schedule on the overall plan of development and shall, to the extent the new building be located and designed to the plan. Indicate evergreen possible, be compatible with the building designs used on the screen the equipment from view. The screening tree height at 8'- site. applicant has indicated that this is not possible due to the constraints of the site. 10' at planting. Choose fast growing species for the 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features evergreen screening trees. will still have a negative visual impact on the Entrance Corridor The equipment storage area measures 36' x street, screening should be provided to eliminate visibility. 48'. It is located in the southwest corner of Indicate the 12' maximum a. Loading areas, the paved area of the site, to the south of the equipment height on the b. Service areas, building, and is held back 3' from the EC plan. c. Refuse areas, face of the building. This storage area will d. Storage areas, be visible from the EC street. Items to be Maintain all storage areas at e. Mechanical equipment, stored in this area include equipment used least 3' behind the EC face f. Above - ground utilities, and in the daily operations of a residential of the building. g. Chain link fence, barbed wire, razor wire, and similar asphalt paving business, including a dump security fencing devices. truck, skid -steer (bobcat), asphalt roller, and a paver. The equipment would have a 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist maximum height of 12'. The equipment o£ would be taken off the property during a. Walls, regular business hours for use at job sites, b. Plantings, and and returned to the Avon Street site for c. Fencing. overnight and other off -hours storage. A second storage area is specified on the plan. It measures 8' x 43' and is located adjacent to the south side of the building. The 43' length of this storage area projects approximately 3' beyond the front of the building. A note on the plan indicates that this area is intended for utility connections, HVAC and the storage of small items. The applicant has indicated that the small items may include pallets, buckets, hose reel, and other similar items; however, the business owner may be able to do without this storage area. The type and variety of items that might occupy this area suggest that the area might have a disorganized appearance and a tendency to "spill outside the lines ". Storing the small items inside the building would help avoid this problem. Maintaining the storage areas at least a short distance behind the EC face of the building would help reinforce the building as the primary feature of the development. The applicant has indicated that fencing of the equipment storage area is impractical due to the topography of the site. Viewers on Avon Street will have a clear view down into both storage areas, which are as much as 18' below the elevation of the street. A fence would have to be excessively tall to accomplish any effective screening (while maintaining the proposed on -site circulation). Trees are proposed for screening instead of fencing. The preliminary plan shows standard EC frontage trees close to the property line, with a staggered row of 7' -8' evergreen trees further down the slope. Site sections suggest that the evergreens would need to be up to 13' tall to screen the equipment as viewed from a standard automobile in the southbound lane. Trees with a taller planting height, and trees that grow fast, would be appropriate. The proposed landscape plan shows a relatively dense planting that is expected to buffer the view down into the site. The view of the equipment may not be entirely eliminated, but the proposed planting may be sufficient given the amount of time the equipment could be away from the site. 20 Surface runoff structures and detention ponds should be designed A biofilter is proposed to the south of the None. to fit into the natural topography to avoid the need for screening. equipment storage area. Trees are proposed When visible from the Entrance Corridor street, these features around its perimeter. A note on the plan must be fully integrated into the landscape. They should not have indicates that biofilter plants are to blend the appearance of engineered features. with adjacent plants proposed on site. It is anticipated that the EC frontage trees and 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site the staggered row of evergreens will filter to the extent possible. views of the biofilter sufficiently to mitigate any negative impacts of the engineered feature on the EC. 21 The following note should be added to the site plan and the The note does not appear on the plan. An Identify on the plan the size architectural plan: "Visibility of all mechanical equipment from area adjacent to the south side of the and extent of HVAC the Entrance Corridor shall be eliminated." building is noted for utility connections, equipment that is proposed. HVAC and small item storage. The size and extent of HVAC equipment has not been identified. HVAC equipment in this area is expected to have some visibility. If relatively small in scale, it is anticipated that it won't be out of character with other equipment proposed to be stored here and the screening already proposed would be sufficient to screen the HVAC. Lighting No lighting is proposed at this time. If site and/or exterior building lights are proposed, submit a complete lighting plan for review. If no site or exterior building lights are proposed, indicate this on the plan. Landscaping 7 The requirements of the Guidelines regarding landscaping are The plan shows a row of large shade trees, Provide a complete plant intended to reflect the landscaping characteristic of many of the 3 %2" caliper, spaced 35' apart, with paired, schedule on the plan. area's significant historic sites which is characterized by large interspersed ornamental trees. Species have shade trees and lawns. Landscaping should promote visual not been indicated at this point in time. 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'/z 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: 2%2" caliper trees are shown 40' on center None at this time. a. Large trees should be planted parallel to all interior roads. along the entrance drive. 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: There are no sidewalks or other pedestrian None. a. Medium trees should be planted parallel to all interior ways proposed on this site. pedestrian ways. Such trees should be at least 2' /z 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: Four parallel parking spaces are proposed, Provide a complete plant a. Large trees should align the perimeter of parking areas, aligned parallel with the EC street. The EC schedule on the plan. located 40 feet on center. Trees should be planted in the interior frontage trees are adjacent, and a row of of parking areas at the rate of one tree for every 10 parking screening shrubs is proposed at 4' on center, spaces provided and should be evenly distributed throughout 2' -3' high at planting. Species have not the interior of the parking area. been indicated at this point in time. b. Trees required by the preceding paragraph should measure 2'/z inches caliper (measured six inches above the ground); should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to maintain the health of the tree and shall be protected by curbing. c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 36 Landscaping of buildings and other structures: a. Trees or other At 40' x 40' the walls of the proposed None. vegetation should be planted along the front of long buildings building are not expected to appear as necessary to soften the appearance of exterior walls. The excessively long. Shrubs are proposed along spacing, size, and type of such trees or vegetation should be most of the front elevation, and the photo of determined by the length, height, and blankness of such walls. the building suggests that the building has b. Shrubs should be used to integrate the site, buildings, and sufficient detail to eliminate the need for other structures; dumpsters, accessory buildings and structures; trees along the walls of the building. "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: a. Plant species required should be as approved Plant species have not been identified at this Provide a complete plant by the Staff based upon but not limited to the Generic time. schedule on the plan. Landscape Plan Recommended Species List and Native Plants or Vir inia Landscapes (Appendix D). 38 Plant health: The following note should be added to the landscape The note is needed on the plan. Add the plant health note to plan: "All site plantings of trees and shrubs shall be allowed to the landscape plan. 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 paffern 6 Site development should be sensitive to the existing natural The entrance drive and parking area appear None. landscape and should contribute to the creation of an organized organized. Locating the storage area behind development plan. This may be accomplished, to the extent the building would provide for improved practical, by preserving the trees and rolling terrain typical of screening, but the applicant has indicted that the area; planting new trees along streets and pedestrian ways this is not possible. and choosing species that reflect native forest elements; insuring that any grading will blend into the surrounding The building is oriented parallel to the EC topography thereby creating a continuous landscape; and the front of the building appears to face preserving, to the extent practical, existing significant river and the road. stream valleys which may be located on the site and integrating these features into the design of surrounding development; and There is no sidewalk to connect with along limiting the building mass and height to a scale that does not this stretch of Avon Street. overpower the natural settings of the site, or the Entrance Corridor. The proposal maintains the steep wooded area at the back of the site. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: No significant views are expected to be a. An organized pattern of roads, service lanes, bike paths, and impacted by this proposal. 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 10 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 to The proposed grading would maintain the None. surrounding conditions by limiting the use of retaining walls and basic relationship of the site to its by shaping the terrain through the use of smooth, rounded land surroundings. Grading proposed at the south forms that blend with the existing terrain. Steep cut or fill sections end of the site will not have a natural are generally unacceptable. Proposed contours on the grading appearance, but it is not expected to be plan shall be rounded with a ten foot minimum radius where they noticed from the road once the planting is in meet the adjacent condition. Final grading should achieve a place. 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 drip A 20' elm located northwest of the entrance None. line of any trees or other existing features designated for drive is identified as "preserve if possible ". preservation in the final Certificate of Appropriateness. Adequate Grading is proposed within a significant tree protection fencing should be shown on, and coordinated portion of its dripline, so it may not survive. 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. 10 1.100T1uM :ZYI]a9Occeld1UI11 117NY[13eki Staff recommends the following as the primary points of discussion: 1. Location and visibility of the proposed equipment storage area. 2. Degree of screening required for the equipment storage area. 3. Anticipated screening effect of the proposed landscaping. 4. Storage /screening of "small items" and HVAC. 5. General style and character of the proposed building/appropriateness for the Avon Street EC. Regarding the preliminary architectural design, staff offers the following comments: 1. Provide to -scale elevation drawings for review. Identify proposed materials /colors on the drawings. Provide material /color samples for review. 2. Any appearance of blankness resulting from building design should be relieved using design detail or vegetation, or both. 3. Confirm that proposed window glass meets the EC specs, and include the specs on the architectural drawings: Window glass in the Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop below 40 %. Visible light reflectance (VLR) shall not exceed 30 %. 4. Provide a complete plant schedule on the plan. Indicate evergreen screening tree height at 8' -10' at planting. Choose fast growing species for the evergreen screening trees. 5. Indicate on the plan the 12' maximum height of equipment and small items to be stored. 6. Maintain all storage areas at least 3' behind the EC face of the building. 7. Identify on the plan the size and extent of proposed HVAC equipment. 8. If site and/or exterior building lights are proposed, submit a complete lighting plan for review. If not site or exterior building lights are proposed, indicate this on the plan. 9. Add the plant health note 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." Regarding the request for the Special Use Permit, staff recommends that the following be forwarded to the Planning Commission: The ARB has no objection to the request for the Special Use Permit with the following conditions: 1. Equipment shall be stored only in areas indicated for storage on the site plan entitled: Virginia Asphalt Services Landscape /Screening plan, dated 8 -18 -2014, except that all storage areas shall be held at least 3' back from the EC face of the building. 2. The site shall be landscaped in general accord with the plan entitled Virginia Asphalt Services Landscape /Screening plan, dated 8 -18 -2014, except that evergreen screening tree height shall be 8' -10' at planting. 3. Maximum height of equipment and small items to be stored shall not exceed 12'. 4. Equipment shall not be elevated. 5. No new chain link, barbed wire, razor wire or other similar fencing or attachments shall be added to this site. 11 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date 1 Cover Sheet 8 -8 -14 2 Existing Conditions /Demolition Plan 8 -8 -14 3 Initial Site Plan & Site Details 8 -8 -14 4 Landscape Plan & Details 8 -8 -14 5 Site Sections 8 -8 -14 Site photos (2); Photo of general character of proposed building; Photos of types of equipment to be stored - 12