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HomeMy WebLinkAboutARB201500016 Review Comments Special Use Permit 2015-02-09ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2015 -16: CMA Properties Review Type Advisory Review for a Special Use Permit Parcel ID 04500000017300 Location On the east side of Berkmar Drive, approximately 300' north of Rio Road West Zoned Residential (R6) /Entrance Corridor (EC) Owner /Applicant CMA Properties Inc. /Collins Engineering (Scott Collins) Magisterial Dist. Rio Proposal To expand the Colonial Auto Center, including additional outdoor sales /storage /display of vehicles, in two phases. Phase 1 includes access and entrance road from Berkmar Dr. and 64 inventory parking spaces, all outside the EC overlay district. Phase 2 includes a new building and parking. The proposed development also includes utilities, landscaping, retaining walls, stormwater management facilities, and sidewalk along Berkmar. Proposed within the EC are parking spaces, travelways, retaining walls, a stormwater management facility, utilities, and landscaping. Context and The subject parcel is not adjacent to the EC; only a small portion at its south end is included within the EC overlay. The parcel Visibility fronts Berkmar Dr. and is located to the west of the Colonial Auto parcel (45 -9413) that contains showrooms facing the Rt. 29 EC. The subject parcel is located north of 7 parcels, 6 of which front Rio Rd., and 3 of which are mostly cleared. These parcels are occupied by an apartment building, 3 single family residences, and vacant land. Four of the parcels have plans under review for redevelopment (Cole's Import Specialists, Van Dine Plaza). A view is currently available from Rio Rd. to the vehicles parked at the rear of the existing Colonial Auto site. It is anticipated that a similar view will be available of the proposed development. The ground where mobile homes once stood on the subject parcel is somewhat visible through the trees and across the cleared land of the lots adjacent to Rio Rd. A number of large trees on the subject parcel are expected to be removed for the development. Consequently, vehicles in the proposed expanded parking area will be visible from the Rio EC across the cleared parcels and intermittently between existing buildings and through existing wooded area. Visibility is expected to be reduced in the summer months and is expected to increase with the clearing of land for redevelopment of the parcels on Rio Rd. Trees proposed to be added along the south perimeters of the parcel and the proposed parking lot will help limit visual impacts. ARB Date February 17, 2015 Staff Contact Margaret Maliszewski PROJECT HISTORY This parcel was previously occupied by the Greenfield Trailer Court. The ARB has reviewed no previous proposals for this property. A number of applications related to the sales /storage /display request are currently under review. On April 15, 2014 the Planning Commission met to consider whether the use of this parcel for automotive uses related to the expansion of the Colonial Auto Center was in conformity with the Comprehensive Plan (CCP- 2014 -01). The PC recommended that the requested use be considered as a Comprehensive Plan Amendment (CPA- 2014 -02). Staff sent the CPA request to the Board of Supervisors for advice on how to proceed since the Comprehensive Plan is in its final stages of review. On October 7, 2014 the BOS directed the PC to review the application as soon as possible due to the upcoming Rio Road/Route 29 intersection improvements. On November 11, 2014, by a vote of 7:0, the PC adopted a Resolution of Intent to consider amending the land use designation of the property from Urban Density Residential to Office/R &D /Flex /Light Industrial. At the 12/16/14 meeting the PC recommended approval of the CPA request. On 1/13/2015 the BO expressed support for the request, and indicated that they would either fold the CPA into the Comp Plan update, or hold a public hearing on the CPA at the same meeting as the ZMA hearing, whichever happens first. A Special Use Permit for Stand -Alone Parking (SP- 2015 -06) on this parcel is also currently under review. The stand -alone parking is the parking located within Phase 1 of the proposed development. The SP is required because the parking would be the only use on the parcel during the first phase of the development. This parking area does not fall within the EC overlay. A Zoning Map Amendment is also currently under review (ZMA- 2014 -08). The request is to rezone the 3.52 -acre parcel of Residential (R6) land to Highway Commercial (HC) to allow the expansion of the operations, parking and inventory of the Colonial Auto Center. Design Planning staff provided advisory comments on the CCP, CPA and ZMA requests. Those comments primarily addressed screening, landscaping, integration of the stormwater management pond, limits on illumination, recommended limits on method of display, and process - related information on the sales /storage /display SP. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Purpose 1 The goal of the regulation of the design of development Given the location and context of the subject See recommendations within the designated Entrance Corridors is to insure parcel and the nature of the proposed below. that new development within the corridors reflects the development, orderly and attractive traditional architecture of the area. Therefore, it is the development would be promoted with purpose of ARB review and of these Guidelines, that appropriate landscaping and lighting to proposed development within the designated Entrance Corridors reflect elements of design characteristic of the mitigate the negative visual impacts of the significant historical landmarks, buildings, and sales /storage /display lot. structures of the Charlottesville and Albemarle area, and to promote orderly and attractive development The distance from the EC and the existing within these corridors. Applicants should note that surrounding development will help mitigate replication of historic structures is neither required nor the impacts of the parking lot. With desired. appropriate landscaping, illumination that is not excessively bright, and standard limits on 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these method of display, it is anticipated that the sites as ensembles of buildings, land, and vegetation. In display parking area will not have a negative order to accomplish the integration of buildings, land, impact on the EC. and vegetation characteristic of these sites, the Guidelines require attention to four primary factors: compatibility with significant historic sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. Structure design A new building is proposed as part of the - second phase of development, but the building location falls just outside the EC overlay district and, therefore, is not subject to ARB review /approval. Accessory structures and equipment The plan shows no accessory structures or - equipment within the EC overlay. Lighting No lighting is shown on the concept plan but it is anticipated that parking lot lighting will Final site plan approval is subject to ARB approval 22 Light should be contained on the site and not spill over onto adjacent properties or streets; be proposed with the site plan. The addition of lighting in the parking lot is expected to of the lighting plan (submitted with the site 23 Light should be shielded, recessed or flush - mounted to eliminate glare. All fixtures with lamps emitting increase the noticeability of the development plan). Maximum light 3000 lumens or more must be full cutoff fixtures. from the EC. Over - illumination and fixtures levels shall not exceed 30 that create glare will not be appropriate for footcandles. this use in this location. 24 Light levels exceeding 30 footcandles are not A sales /storage /display lot is proposed, so appropriate for display lots in the Entrance Corridors. the 30 footcandle limit is appropriate for this Lower light levels will apply to most other uses in the use in this location. Entrance Corridors. 25 Light should have the appearance of white light with a warm soft glow; however, a consistent appearance throughout a site or development is required. Consequently, if existing 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 Due to the distance from the EC and None. colors for free - standing pole mounted light fixtures in surrounding conditions, the color of the light the Entrance Corridors. poles in the portion of the parking lot that falls within the EC overlay is not expected to have a significant impact on the Rio Road EC. 27 The height and scale of freestanding, pole- mounted 20' is an appropriate overall height limit for Pole- mounted light light fixtures should be compatible with the height pole lights in the display lot. The 20' height fixtures shall not exceed and scale of the buildings and the sites they are is expected to help reduce visual impacts. 20', including the base. illuminating, and with the use of the site. Typically, the height of freestanding pole- mounted light fixtures in the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that exceed 20 feet in height will typically require additional screening to achieve an appropriate appearance from the Entrance Corridor. 29 The following note should be included on the lighting The note will be needed on the site plan. The standard lighting plan: "Each outdoor luminaire equipped with a lamp note will need to appear that emits 3,000 or more initial lumens shall be a full on the site plan. cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." Guidelines for the Use of Decorative Landscape No decorative lighting is shown on the plan. - Lighting Landscaping 7 The requirements of the Guidelines regarding A lawn with shade trees is not appropriate See recommendations, landscaping are intended to reflect the landscaping for this location. Visual order would be below. characteristic of many of the area's significant historic promoted, however, by landscaping used to sites which is characterized by large shade trees and help mitigate visual impacts of the vehicle lawns. Landscaping should promote visual order within storage area and landscaping used to the Entrance Corridor and help to integrate buildings integrate the stormwater management pond into the existing environment of the corridor. into the surroundings. 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 The subject parcel has no frontage on the - streets should include the following: EC. a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 31/2 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: An entrance road is proposed, but it is - a. Large trees should be planted parallel to all interior located outside the EC overlay. 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: A sidewalk is proposed along Berkmar Drive None at this time. a. Medium trees should be planted parallel to all interior in Phase 2. A length of approximately 170' pedestrian ways. Such trees should be at least 2%2 inches of the sidewalk falls within the EC overlay. caliper (measured six inches above the ground) and Trees are shown approximately 35' on center should be of a species common to the area. Such trees in the planting strip located between the should be located at least every 25 feet on center. sidewalk and the road. An additional row of trees and shrubs is shown between the sidewalk and the parking lot. Details on species and size are not provided on the concept plan. 35 Landscaping of parking areas: 30 parking spaces are located, partly or fully, Clarify on the plan all a. Large trees should align the perimeter of parking within the EC overlay. One tree is proposed site elements to be areas, located 40 feet on center. Trees should be planted in an interior island in this area. Shrubs are included in Phase 1 and in the interior of parking areas at the rate of one tree for proposed along the perimeter of the parking Phase 2. If the every 10 parking spaces provided and should be evenly lot at approximately 5' on center. Trees are stormwater pond is distributed throughout the interior of the parking area. proposed along most of the southern constructed in Phase 1, b. Trees required by the preceding paragraph should perimeter of the parking lot at 25' on center. indicate on the plan that measure 2'/2 inches caliper (measured six inches above One additional tree would fill out the row on the trees along the the ground); should be evenly spaced; and should be of this side, but the spacing is closer than the southern perimeter of the a species common to the area. Such trees should be standard requirement. Trees are proposed 40' site will also be installed planted in planters or medians sufficiently large to on center along the Berkmar parking in Phase 1. maintain the health of the tree and shall be protected by perimeter. At the west /southwest corner of curbing. c. Shrubs should be provided as necessary to minimize the parking lot, trees are provided at varying Final site plan approval is the parking area's impact on Entrance Corridor streets. spacing to allow for pipes in the area. subject to ARB approval Shrubs should measure 24 inches in height. of the landscape plan The division of Phase 1 and Phase 2 grading, (submitted with the site retaining wall construction, stormwater and plan). Landscaping utility work, and landscaping is not entirely shown on the plan may clear from the plan, since the phase line be required to be in divides the stormwater pond, the retaining excess of the minimum walls and some planting strips. If the requirements of ARB stormwater pond is constructed in Phase 1, guidelines and/or the the trees along the southern perimeter of the Zoning Ordinance to site should be installed in Phase 1. mitigate visual impacts of the proposed use. Although details on tree and shrubs species and sizes are not shown with the concept plan, this quantity and layout of plants is generally expected to sufficiently mitigate the appearance of the stormwater facility, the retaining walls and the display parking. Additional comments on plant species, size, etc. will likely arise with a more detailed plan. 36 Landscaping of buildings and other structures: The proposed building lies outside the EC - a. Trees or other vegetation should be planted along the overlay. front of long buildings as necessary to soften the appearance of exterior walls. The spacing, size, and type of such trees or vegetation should be determined by the length, height, and blankness of such walls. b. Shrubs should be used to integrate the site, buildings, and other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: a. Plant species required should be as Details on species and size are not provided None at this time. approved by the Staff based upon but not limited to the on the concept plan. Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The following note should be added to the The note will be needed on the site plan. The standard plant health landscape plan: "All site plantings of trees and shrubs note will need to appear shall be allowed to reach, and be maintained at, mature on the site plan. 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 subject parcel was already cleared and Vehicles shall not be natural landscape and should contribute to the creation graded for the Greenfield Trailer Court. No elevated anywhere on of an organized development plan. This may be significant natural features remain. The site. accomplished, to the extent practical, by preserving the proposed parking layout is an extension of trees and rolling terrain typical of the area; planting new the existing parking behind the existing Vehicles shall be trees along streets and pedestrian ways and choosing Colonial Auto buildings and as such appears displayed only in areas species that reflect native forest elements; insuring that organized. indicated as "inventory" any grading will blend into the surrounding topography on the plan entitled thereby creating a continuous landscape; preserving, to A standard condition of approval for vehicle « CMA Properties the extent practical, existing significant river and stream display requires that vehicles not be elevated Highway Commercial valleys which may be located on the site and integrating anywhere on site. This means that vehicles Concept Plan" by Collins these features into the design of surrounding cannot be displayed on ramps, turntables, or Engineering with development; and limiting the building mass and height to a scale that does not overpower the natural settings of on other similar equipment or by other revision date of 1-30 - the site, or the Entrance Corridor. similar methods. This helps maintain an appropriate appearance on site generally and 2015. Inventory parking within the EC Overlay 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development helps maintain an appropriate level of District shall be only in within the corridor should be as follows: visibility. designated striped a. An organized pattern of roads, service lanes, bike parking spaces, as paths, and pedestrian walks should guide the layout of identified on this plan. 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. Site Grading 40 Site grading should maintain the basic relationship of The site was graded for the mobile home See phasing the site to surrounding conditions by limiting the use of park. The majority of proposed grading is recommendations under retaining walls and by shaping the terrain through the located at the southern end of the parcel in #35. use of smooth, rounded land forms that blend with the the EC overlay. In this area are part of a existing terrain. Steep cut or fill sections are generally stormwater management pond and two unacceptable. Proposed contours on the grading plan retaining walls. The walls reach a height of shall be rounded with a ten foot minimum radius where 6'. Planting is not proposed in between the they meet the adjacent condition. Final grading should walls or at the base of the lower wall. achieve a natural, rather than engineered, appearance. However, there is a row of trees and shrubs Retaining walls 6 feet in height and taller, when shown between the upper wall and the necessary, shall be terraced and planted to blend with parking lot, and there is a 10' planting strip the landscape. with a staggered row of trees along the southern side of the property, just south of the pond. Given the location of the parcel and the surrounding conditions, this planting is expected to be sufficient. See phasing comments under #35. 20 Surface runoff structures and detention ponds should 27 existing trees over 6" caliper are shown Identify on the site plan be designed to fit into the natural topography to avoid within the EC overlay. A note on the plan which existing trees, if the need for screening. When visible from the indicates that existing vegetation or new any, are to remain. Show Entrance Corridor street, these features must be fully landscaping will be retained /provided along those trees at their integrated into the landscape. They should not have the southern property line to screen the current size and show the appearance of engineered features. proposed stormwater management pond from the EC. Although EC guidelines do not tree protection fencing for those trees. 41 No grading, trenching, or tunneling should occur within the drip line of any trees or other existing require complete screening of such facilities Coordinate additional features designated for preservation in the final (integration with the surrounding landscape landscaping proposed Certificate of Appropriateness. Adequate tree is required) a staggered row of evergreen along the southern protection fencing should be shown on, and trees could have an appropriate appearance property line with the coordinated throughout, the grading, landscaping and in this location given the location of the trees to remain. erosion and sediment control plans. parcel and the surrounding conditions. If 42 Areas designated for preservation in the final Certificate existing trees are to be retained, their current See phasing CMA Properties Highway Commercial Concept Plan of Appropriateness should be clearly delineated and size will need to be shown graphically, tree recommendations under protected on the site prior to any grading activity on the protection fencing will need to be shown on #35. site. This protection should remain in place until the site plan, and supplemental landscaping completion of the development of the site. will need to be fully coordinated. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. See phasing comments under #35. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date 1 of 1 CMA Properties Highway Commercial Concept Plan Revised 1 -30 -2015 10 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The location and extent of sales /storage /display parking 2. The illumination of the sales /storage /display lot 3. General character of the proposed landscaping 4. Planting in the vicinity of the rating walls and the stormwater management pond Staff offers the following comments on the request for the Special Use Permit: The ARB has no objection to the request for the Special Use Permit with the following conditions: 1. Vehicles shall not be elevated anywhere on site. 2. Vehicles shall be displayed only in areas indicated as "inventory" on the plan entitled "CMA Properties Highway Commercial Concept Plan" by Collins Engineering with revision date of 1 -30 -2015. Inventory parking within the EC Overlay District shall be only in designated striped parking spaces, as identified on this plan. 3. Final site plan approval is subject to ARB approval of the lighting plan (submitted with the site plan). Maximum light levels shall not exceed 30 footcandles. Pole- mounted light fixtures shall not exceed 20', including the base. 4. Final site plan approval is subject to ARB approval of the landscape plan (submitted with the site plan). Landscaping shown on the plan may be required to be in excess of the minimum requirements of ARB guidelines and /or the Zoning Ordinance to mitigate visual impacts of the proposed use. 5. Clarify on the plan all site elements to be included in Phase 1 and Phase 2. If the stormwater pond is constructed in Phase 1, indicate that the trees along the southern perimeter of the site will also be installed in Phase 1. Staff offers the following preliminary comments for the initial site plan: 1. Note that the standard lighting note will need to appear on the site 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." 2. Note that the standard plant health note will need to appear on 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." 3. Identify on the site plan which existing trees, if any, are to remain. Show those trees at their current size and show tree protection fencing for those trees. Coordinate additional landscaping proposed along the southern property line with the trees to remain. 11