HomeMy WebLinkAboutARB201500024 Staff Report 2015-03-30ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2015 -24: Mechum's Trestle Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
057000000031AO
Location
4294 Three Notch'd Road, at the northwest corner of the intersection of Routes 240 (Three Notch'd Road), 250 (Ivy
Road) and 680 (Browns Gap Turnpike)
Zoned
Commercial (C1) /Entrance Corridor (EC)
Owner /Applicant
Mechum's Trestle LLC /Bill McKenchnie
Magisterial District
White Hall
Proposal
To construct a 4,000 sf restaurant with associated site improvements and a request to place required frontage
landscaping in the right -of -way.
Context
The area surrounding the subject parcel is characterized by a mix of residential and commercial properties in a
generally rural setting. The intersection of the three roads, the Lickinghole Creek and Mechum's River, and the train
bridge just to the south combine to form a unique setting for the parcel.
Visibility
The proposed development will be readily visible from the Entrance Corridor. The south, east and west elevations of
the building will be visible, as will the parking lot.
ARB Meeting Date
April 6, 2015
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
DATE
APPLICATION/REVIEW TYPE
RESULT
9/2/1997
ARB- 1996 -4: Cafe No Problem (Preliminary
Building Permit)
Approval for a restaurant, including color palette and landscape
scheme.
9/4/2001
ARB- 2001 -36: Mechum's River Farmers Market
Approval of a plan to conduct a temporary farmers market.
2012,
2013
Determinations regarding the existing parking lot
Existing parking area that is beyond the 50 ft buffer from Mechums
River is legally nonconforming to parking setbacks.
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
1
The goal of the regulation of the design of
Architectural designs have not been
Provide architectural
development within the designated Entrance
submitted with this initial site plan.
designs for review.
Corridors is to insure that new development within
Conformity with the design guidelines
the corridors reflects the traditional architecture of the
for the design of the structure cannot be
area. Therefore, it is the purpose of ARB review and
determined at this time.
of these Guidelines, that proposed development
within the designated Entrance Corridors r7
ele-MMMTrffe—sign tic of the significant
historical landmarks, buildings, and structures of the
Charlottesville and Albemarle area, and to promote
orderly and attractive development within these
corridors. Applicants should note that replication of
istoric structures is neither required nor desired.
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these
sites as ensembles of buildings, land, and vegetation.
In order to accomplish the integration of buildings,
land, 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.
3
New structures and substantial additions to existing
structures should respect the traditions of the
architecture of historically significant buildings in the
Charlottesville and Albemarle area. 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
Architectural designs have not been
Provide architectural
establish a pattern of compatible architectural
submitted with this initial site plan.
designs for review.
characteristics throughout the Entrance Corridor in
order to achieve unity and coherence. Building '
Conformity with the design guidelines
designs should demonstrate sensitivity to other nearby
for the design of the structure cannot be
structures within the Entrance Corridor. Where a
determined at this time.
designated corridor is substantially developed, these
Guidelines require striking a careful balance between
harmonizing new development with the existing
character of the corridor and achieving compatibility
with the significant historic sites in the area.
10
Buildings should relate to their site and the
surrounding context of buildings.
11
The overall design of buildings should have human
scale. Scale should be integral to the building and site
design.
12
Architecture proposed within the Entrance Corridor
should use forms, shapes, scale, and materials to
create a cohesive whole.
13
Any appearance of "blankness" resulting from
building design should be relieved using design detail
or vegetation, or both.
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.
16
Window glass in the Entrance Corridors should not
be highly tinted or highly reflective. 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 3001o. Specifications on the proposed window
glass should be submitted with the application for final
review.
Accessory structures and equipment
17
Accessory structures and equipment should be
A dumpster pad and enclosure are shown
Include a dumpster
integrated into the overall plan of development and
at the northeast corner of the proposed
enclosure detail in the
shall, to the extent possible, be compatible with the
parking lot. The plan does not include a
plan. Coordinate the
building designs used on the site.
18
The following should be located to eliminate
dumpster enclosure detail.
material of the enclosure
visibility from the Entrance Corridor street. If, after
with the material of the
appropriate siting, these features will still have a
No mechanical equipment is shown on
building.
negative visual impact on the Entrance Corridor
the plan, but building- and/or roof -
street, screening should be provided to eliminate
mounted equipment is anticipated due to
Show the locations of
visibility.
the restaurant use. Given the proximity of
proposed mechanical
a. Loading areas,
the building to the EC and the high
equipment — both
b. Service areas,
degree of visibility of the building, the
ground- and building -
c. Refuse areas,
applicant is advised to pay careful
mounted — and show how
d. Storage areas,
attention to the location and treatment of
visibility of the
e. Mechanical equipment,
equipment.
equipment will be
f. Above - ground utilities, and
eliminated. Note that the
g. Chain link fence, barbed wire, razor wire, and
preference is to locate
similar security fencing devices.
equipment so that
visibility is eliminated
19
creening devices should be compatible with the
design of the buildings and surrounding natural
without the need to add
vegetation and may consist of:
screening. If /when
�. Walls,
b. Plantings, and
screening is needed, it
�. Fencing.
should be fully
coordinated with the
architecture of the
building.
21
The following note should be added to the site plan
The note does not appear on the plan
Add the standard
and the architectural plan: "Visibility of all
mechanical equipment
mechanical equipment from the Entrance Corridor
note to both the
shall be eliminated."
architectural and site
plans.
Lighting
No lighting is shown on the plan.
Show all proposed site
and building- mounted
light fixtures on a
lighting plan and provide
all related details.
Landscaping
7
The requirements of the Guidelines regarding
EC frontage trees are typically located in
Indicate the height of the
landscaping are intended to reflect the landscaping
characteristic of many of the area's significant
historic sites which is characterized by large shade
trees and lawns. Landscaping should promote visual
order within the Entrance Corridor and help to
integrate buildings into the existing environment of
the corridor.
a planting strip between a row of parking
and the property line along the EC street.
At this tight site, a parking row is located
adjacent to the property line along the
EC. Parking in this location is allowed as
previously existing, non - conforming
parking. The non - conforming
electric line that runs
along the Rt. 240 side of
the property. For those
trees close to the line,
choose a species whose
mature height will not
interfere with the electric
8
ontinuity within the Entrance Corridor should be
obtained by planting different types of plant materials
determination, however, does not
line.
that share similar characteristics. Such common
eliminate the need to meet parking -
elements allow for more flexibility in the design of
related landscaping requirements.
Provide 2 additional
structures because common landscape features will
large shade trees in close
help to harmonize the appearance of development al
The applicant is requesting that the
proximity to the Rt. 240
seen from the street upon which the Corridor is
"required landscape buffer" be located in
property line.
centered.
the right -of -way. Plants proposed in the
32
Landscaping along the frontage of Entrance Corridor
streets should include the following:
right -of -way include a row of shrubs
a. Large shade trees should be planted parallel to the
fronting the parking spaces. No trees are
Entrance Corridor Street. Such trees should be at least
shown in this area, and trees in this area
31/2 inches caliper (measured 6 inches above the
are not likely to be approved by VDOT.
ground) and should be of a plant species common td
the area. Such trees should be located at least every
Five large shade trees are proposed to be
35 feet on center.
located on site, close to the EC property
b. Flowering ornamental trees of a species common
line. Three of the five trees are proposed
to the area should be interspersed among the trees
in planting islands adjacent to parking
required by the preceding paragraph. The omamenlM
spaces. One of the five trees is located in
trees need not alternate one for one with the large
a planting area between the building and
shade trees. They may be planted among the large
the EC. The fifth tree is located west of
shade trees in a less regular spacing pattern.
the parking area in the stream buffer.
c. In situations where appropriate, a three or four
board fence or low stone wall, typical of the area,
Two additional trees are needed to meet
should align the frontage of the Entrance Corridor
the guidelines frontage requirement. (At
street.
least seven trees are required, not five.)
d. An area of sufficient width to accommodate the
One tree might be added at the east end
foregoing plantings and fencing should be reserved
of the property near the building, in place
parallel to the Entrance Corridor street, and exclusive
of one or two of the ornamental trees
of road right -of -way and utility easements.
shown in that location. However, an
overhead electric line runs through this
area. Depending on its height, the line
could conflict with growing and mature
trees at the east end of the site.
No new trees are proposed along the west
end of the property's EC frontage. The
condition of the slope down to the creek
in this area appears to limit the ability to
plant in this location.
Two groups of ornamental trees are
proposed — one at the east end of the EC
frontage (between the building and the
road) and one at the west end. There are
no ornamental trees interspersed along
the central part of the EC frontage and
trees are not likely to be approved by
VDOT in the right -of -way.
The applicant's parking calculations
indicate that the number of parking
spaces provided equals the number
required. Consequently, no parking
spaces can be eliminated to create
additional planting area (while
maintaining the current size of the
proposed restaurant).
For the reasons described above,
sufficient area has not been provided on
site to accommodate required trees.
There appear to be no options for
meeting frontage planting requirements
with the building size as proposed.
33
Landscaping along interior roads:
a. Large trees should be planted parallel to all interior
roads. Such trees should be at least 2%2 inches caliper
(measured six inches above the ground) and should be
of a plant species common to the area. Such trees
should be located at least every 40 feet on center.
There are no new interior roads
proposed.
None.
34
Landscaping along interior pedestrian ways:
A sidewalk is proposed along the
Add a medium tree, 2 %2"
a. Medium trees should be planted parallel to all
handicapped parking spaces located
caliper at planting, in the
interior pedestrian ways. Such trees should be at least
adjacent to the proposed building. There
vicinity of the north end
2'/2 inches caliper (measured six inches above the
are no trees proposed along the sidewalk,
of the sidewalk near the
ground) and should be of a species common to the
but there may be room for one tree at the
dumpster.
area. Such trees should be located at least every 25
north end of the sidewalk near the
feet on center.
dumpster.
35
Landscaping of parking areas:
New perimeter parking lot trees are not
In areas where wooded
a. Large trees should align the perimeter of parking
proposed. Some trees that currently stand
area to remain is used to
areas, located 40 feet on center. Trees should be
on the slope down to the creek are shown
meet perimeter parking
planted in the interior of parking areas at the rate of
on the plan, though most of the size and
lot tree requirements,
one tree for every 10 parking spaces provided and
species information is difficult to read.
identify existing
should be evenly distributed throughout the interior of
Some of these existing trees to remain
individual large shade
the parking area.
b. Trees required by the preceding paragraph shoul4
may qualify as perimeter trees, but the
trees on the plan by size
notations will need to be clarified to
and species to show that
measure 2'/2 inches caliper (measured six inches
determine if the perimeter planting
the minimum
above the ground); should be evenly spaced; and
requirements are being met. The
requirement can be met.
should be of a species common to the area. Such trees
condition of the slope down to the creek
Make all of the notations
should be planted in planters or medians sufficiently
does not appear to be conducive to plant
legible on the plan.
large to maintain the health of the tree and shall be
health. As a result, the longevity of the
protected by curbing.
c. Shrubs should be provided as necessary to
existing trees is questionable, and
Revise the landscape
minimize the parking area's impact on Entrance
planting new trees along most of the
plan to show a sufficient
Corridor streets. Shrubs should measure 24 inches in
parking lot perimeter does not appear
quantity of trees —
height.
feasible without significant intervention.
proposed and existing to
remain — distributed as
The plan shows a row of shrubs in the
necessary throughout the
right -of -way, running along the parking
site, to meet frontage,
row that is adjacent to the property line
interior parking lot and
along the EC.
perimeter parking lot
quantity requirements.
No interior parking lot trees are
proposed. Five trees would be needed to
meet the guidelines requirement.
However, the current compacted
condition of the parking area suggests
that new trees would not thrive in this
location without significant intervention.
36
Landscaping of buildings and other structures:
Trees are proposed on the south and east
Revise the demolition
a. Trees or other vegetation should be planted along
sides of the building. Architectural
plan to coordinate with
the front of long buildings as necessary to soften the
designs have not been submitted for
proposed construction
appearance of exterior walls. The spacing, size, and
review, so it is not possible to tell if the
and planting along Rt.
type of such trees or vegetation should be determined
proposed planting is appropriate.
680. Identify all trees to
by the length, height, and blankness of such walls.
remain.
b. Shrubs should be used to integrate the site,
There are some existing trees and
buildings, and other structures; dumpsters, accessory
undergrowth, and a deteriorating
buildings and structures; "drive thru" windows;
concrete block retaining wall along the
service areas; and signs. Shrubs should measure at
Rt. 680 side of the site (east side of the
least 24 inches in height.
building). It appears that the trees and
undergrowth would need to be removed
to plant the new trees shown on the
landscape plan, but the demolition plan
does not indicate that this area is to be
cleared.
37
Plant species:
Species have not been identified.
Provide a complete plant
a. Plant species required should be as approved by the
schedule for review.
Staff based upon but not limited to the Generic
Landscape Plan Recommended Species List and
Native Plants for Virginia Landscapes (Appendix
38
Plant health:
The note does not appear on the plan.
Add the standard plant
The following note should be added to the landscape
health 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."
10
Development pattern
6
Site development should be sensitive to the existing
The proposed building is oriented
None.
natural landscape and should contribute to the
parallel to Rt. 680, and not quite parallel
creation of an organized development plan. This may
to the EC. It is located more or less in
be accomplished, to the extent practical, by
the same place as the existing structure,
preserving the trees and rolling terrain typical of the
at the corner of the intersection, with a
area; planting new trees along streets and pedestrian
short end of the building facing the EC
ways and choosing species that reflect native forest
and parking occupying the remainder of
elements; insuring that any grading will blend into the
the developable portion of the site on the
surrounding topography thereby creating a continuous
west side of the building. The site has
landscape; preserving, to the extent practical, existing
already been graded. Steep slopes down
significant river and stream valleys which may be
to the creek would be maintained with
located on the site and integrating these features into
this proposal. The slope down to the
the design of surrounding development; and limiting
creek suggests an opportunity for stream
the building mass and height to a scale that does not
bank mitigation. Sidewalks are not
overpower the natural settings of the site, or the
Entrance Corridor.
provided in the general area. The view of
the surrounding rural area and train
39
The relationship of buildings and other structures to
the Entrance Corridor street and to other development
bridge are not expected to change with
within the corridor should be as follows:
this proposal.
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
10
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 has already been graded. A
Revise the plan to show a
the site to surrounding conditions by limiting the use
deteriorating concrete block retaining
treatment for the
of retaining walls and by shaping the terrain through
wall exists along the east side of the
retaining wall that is
the use of smooth, rounded land forms that blend
property. It is intended to remain. Its
coordinated with the
with the existing terrain. Steep cut or fill sections are
unfinished appearance is inappropriate
proposed building.
generally unacceptable. Proposed contours on the
for the EC.
grading plan shall be rounded with a ten foot
minimum radius where they meet the adjacent
condition. Final grading should achieve a natural,
rather than engineered, appearance. Retaining walls 6
feet in height and taller, when necessary, shall be
terraced and planted to blend with the landscape.
41
No grading, trenching, or tunneling should occur
The plan identifies no trees for removal,
Revise the plan to make
within the drip line of any trees or other existing
but a few trees on the east side of the site
the existing tree
features designated for preservation in the final
appear to conflict with the proposed
identifications legible.
Certificate of Appropriateness. Adequate tree
building and new trees to be planted.
protection fencing should be shown on, and
Several individual trees are identified on
Indicate on the plan all
coordinated throughout, the grading, landscaping and
the slope down to the creek, but most of
trees to be removed.
erosion and sediment control plans.
the notations are not legible. Tree
protection fencing will be needed.
Show tree protection
42
Areas designated for preservation in the final
Certificate of Appropriateness should be clearly
fencing on the plans.
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.
20
Surface runoff structures and detention ponds should
No stormwater features are proposed.
None.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Options for meeting landscaping requirements:
a. Location of frontage landscaping: on site vs. in the right -of -way
b. Quantity and spacing of trees along the Rt. 240 frontage
c. Interior parking lot landscaping
d. Perimeter parking lot trees
2. The existing retaining wall to remain
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
Regarding requirements to satisfy the design guidelines as per § 18- 30.6.4(2), (3) and (5):
1. In areas where wooded area to remain is used to meet perimeter parking lot tree requirements, identify existing individual large shade trees on the
plan by size and species to show that the minimum requirement can be met.
2. Revise the landscape plan to show a sufficient quantity of trees — proposed and existing to remain — distributed as necessary throughout the site, to
meet frontage, interior parking lot and perimeter parking lot quanti requirements.
3. Provide 2 additional large shade trees in close proximity to the Rt. 240 property line.
Regarding recommendations on the plan as it relates to the guidelines: None.
12
be designed to fit into the natural topography to
avoid the need for screening. When visible from the
Entrance Corridor street, these features must be fully
integrated into the landscape. They should not have
the appearance of engineered features.
44
Natural drainage patterns (or to the extent required,
new drainage patterns) should be incorporated into
the finished site to the extent possible.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Options for meeting landscaping requirements:
a. Location of frontage landscaping: on site vs. in the right -of -way
b. Quantity and spacing of trees along the Rt. 240 frontage
c. Interior parking lot landscaping
d. Perimeter parking lot trees
2. The existing retaining wall to remain
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
Regarding requirements to satisfy the design guidelines as per § 18- 30.6.4(2), (3) and (5):
1. In areas where wooded area to remain is used to meet perimeter parking lot tree requirements, identify existing individual large shade trees on the
plan by size and species to show that the minimum requirement can be met.
2. Revise the landscape plan to show a sufficient quantity of trees — proposed and existing to remain — distributed as necessary throughout the site, to
meet frontage, interior parking lot and perimeter parking lot quanti requirements.
3. Provide 2 additional large shade trees in close proximity to the Rt. 240 property line.
Regarding recommendations on the plan as it relates to the guidelines: None.
12
Regarding recommended conditions of initial plan approval: A Certificate of Appropriateness is required prior to final site plan approval.
1. Revise the demolition plan to coordinate with proposed construction and planting along Rt. 680. Identify all trees to be removed.
2. Revise the plan to make all existing tree identifications legible.
3. Show tree protection fencing on the plans.
4. Revise the plan to show a treatment for the retaining wall that is coordinated with the proposed building.
5. Add the standard plant health 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."
6. Provide a complete plant schedule for review.
7. In areas where wooded area to remain is used to meet perimeter parking lot tree requirements, identify existing individual large shade trees on the
plan by size and species to show that the minimum requirement can be met.
8. Revise the landscape plan to show a sufficient quantity of trees — proposed and existing to remain — distributed as necessary throughout the site, to
meet frontage, interior parking lot and perimeter parking lot quant i requirements.
9. Add a medium tree, 2 %2" caliper at planting, in the vicinity of the north end of the sidewalk near the dumpster.
10. Indicate the height of the electric line that runs along the Rt. 240 side of the property. For those trees close to the line, choose a species whose mature
height will not interfere with the electric line.
11. Provide 2 additional large shade trees in close proximity to the Rt. 240 property line.
12. Show all proposed site and building - mounted light fixtures on a lighting plan and provide all related details for review.
13. Add the standard mechanical equipment note to both the architectural and site plans: "Visibility of all mechanical equipment from the Entrance
Corridor shall be eliminated."
14. Show the locations of proposed mechanical equipment — both ground- and building- mounted — and show how visibility of the equipment will be
eliminated. Note that the preference is to locate equipment so that visibility is eliminated without the need to add screening. If /when screening is
needed, it should be fully coordinated with the architecture of the building.
15. Include a dumpster enclosure detail in the plan. Coordinate the material of the enclosure with the material of the building.
16. Provide architectural designs for review.
Regarding conditions to be satisfied prior to issuance of a grading permit:
1. Show adequate tree protection fencing on, and coordinated throughout, the grading, landscaping and erosion and sediment control plans.
13
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date
1
Cover Sheet
2 -17 -2015
2
Existing Conditions /Demolition
2 -17 -2015
3
Site Layout and Grading Plan
2 -17 -2015
4
Landscape /Screening Plan
2 -17 -2015
14