HomeMy WebLinkAboutARB201500058 Staff Report 2015-06-01ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2015 -58: CMA Properties Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
04500000017300
Location
On the east side of Berkmar Drive at Greenfield Lane and Greenfield Court
Zoned
Residential (R6) with rezoning request to Highway Commercial (HC) /Entrance Corridor (EC)
Owner /Applicant
CMA Properties Inc. /Collins Engineering (Scott Collins)
Magisterial District
Rio
Proposal
To expand the Colonial Auto Center with new parking and access from Berkmar Drive in Phase 1 and a new building in
Phase 2.
Context and Visibility
The subject parcel is not adjacent to the Rio Rd. EC; only a small portion of the parcel's south end is included within the
EC overlay. The parcel 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 Meeting Date
June 1, 2015
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
This parcel was previously occupied by the Greenfield Trailer Court. Several applications were recently approved by the BOS for this property: A
Special Use Permit for Stand -Alone Parking (SP- 2015 -06), a Zoning Map Amendment (ZMA- 2014 -08) to rezone from Residential (R6) to Highway
Commercial (HC), SP- 2015 -05 for outdoor sales /storage /display associated with the expansion of the automobile dealership, and CPA - 2014 -02 to
change the land use designation, all to allow the expansion of the operations, parking and inventory of the Colonial Auto Center. On February 17, 2015,
the ARB completed an advisory review for the SP for outdoor sales /storage /display and expressed no objection to the request for the special use permit,
with conditions. The ARB also offered three comments for the applicant to consider in the preparation of the initial site plan, as follows:
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.
ANALYSIS
Fray 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
1
The goal of the regulation of the design of development
No buildings are proposed within the
Not at this time.
within the designated Entrance Corridors is to insure that new
Entrance Corridor overlay at this time. A
development within the corridors reflects the traditional
building will be proposed in Phase 2 of
architecture of the area. Therefore, it is the purpose of ARB
the development. If it falls within the EC
review and of these Guidelines, that proposed development
overlay, it will require EC review.
within the designated Entrance Corridors reflect elements of
design characteristic 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 replicatiorl
of historic 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.
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.
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 4001o. Visible light
reflectance (VLR) shall not exceed 3001o. Specifications on the
proposed window glass should be submitted with the application
for anal review.
5
It is also an important objective of the Guidelines to establish
No buildings are proposed within the
Not at this time.
a pattern of compatible architectural characteristics
Entrance Corridor overlay at this time. A
throughout the Entrance Corridor in order to achieve unity
building will be proposed in Phase 2 of
and coherence. Building designs should demonstrate
the development. If it falls within the EC
sensitivity to other nearby structures within the Entrance
overlay, it will require EC review.
Corridor. Where a 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
�ignificant historic sites in the area.
10
buildings should relate to their site and the surrounding
ontext of buildings.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into
No accessory structures or equipment are
None.
the overall plan of development and shall, to the extent
proposed within the EC overlay. A
ossible, be compatible with the building designs used on the
special use permit for outdoor
ite.
sales /storage /display of vehicles was
recently approved for this site. The
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting, these
sales /storage /display area is part of Phase
features will still have a negative visual impact on the
2 development and is not shown on the
Entrance Corridor street, screening should be provided to
current plan.
eliminate visibility. a. Loading areas, b. Service areas, c.
Refuse areas, d. Storage areas,
e. Mechanical equipment, f. Above - ground utilities, and
g. Chain link fence, barbed wire, razor wire, and similar
securi fencing devices.
19
Kcreening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
consist of: a. Walls, b. Plantings, and c. Fencing.
21
The following note should be added to the site plan and the
architectural plan: "Visibility of all mechanical equipment
from the Entrance Corridor shall be eliminated."
20
Surface runoff structures and detention ponds should be
A stormwater management facility is
See landscape
designed to fit into the natural topography to avoid the need
proposed. Approximately one -half of the
recommendations, below.
for screening. When visible from the Entrance Corridor
facility falls within the EC overlay.
street, these features must be fully integrated into the
Landscaping is proposed along the
landscape. They should not have the appearance of
property line on the EC side of the
engineered features.
facility. The landscaping consists of a
staggered row of Nellie Stevens holly,
44
Natural drainage patterns (or to the extent required, new
drainage patterns) should be incorporated into the finished
5' -7' at planting. At the east and west
site to the extent possible.
ends of the staggered row (also the ends
of the stormwater facility) is a mix of
river birch and little gem magnolia.
Given the distance from the Rio Road
EC, landscaping appears to be an
acceptable treatment for integrating the
facility into the landscape.
Lighting
No lighting is proposed at this time, but
the standard lighting note has been added
None at this time.
22
Light should be contained on the site and not spill over onto
adjacent properties or streets;
to the plan.
23
Light should be shielded, recessed or flush - mounted to
eliminate glare. All fixtures with lamps emitting 3000
lumens or more must be full cutoff fixtures.
24
Light levels exceeding 30 footcandles are not appropriate
for display lots in the Entrance Corridors. Lower light
levels will apply to most other uses in the 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 colors for
free- standing pole mounted light fixtures in the Entrance
Corridors.
27
The height and scale of freestanding, pole- mounted light
fixtures should be compatible with the height and scale of
the buildings and the sites they are 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 to
exceed 20 feet in height will typically require additional
screening to achieve an appropriate appearance from the
Entrance Corridor.
28
In determining the appropriateness of lighting fixtures for
the Entrance Corridors, the individual context of the site
will be taken into consideration on a case by case basis.
29
The following note should be included on the lighting 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."
Landscaping
7
The requirements of the Guidelines regarding landscaping are
The subject parcel has no EC frontage.
None.
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.
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'/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:
No interior roads are proposed within the
None.
a. Large trees should be planted parallel to all interior roads.
EC overlay.
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:
No sidewalks are proposed within the EC
None.
a. Medium trees should be planted parallel to all interior
overlay.
pedestrian ways. Such trees should be at least 2'/2 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:
Phase 1 parking is located outside the EC
None at this time.
a. Large trees should align the perimeter of parking areas,
overlay. It is anticipated that some Phase
located 40 feet on center. Trees should be planted in the
2 parking will fall within the EC overlay,
interior of parking areas at the rate of one tree for every 10
but that parking layout is not shown at
parking spaces provided and should be evenly distributed
this time. A row of dogwoods extends
throughout the interior of the parking area.
from the southern perimeter of the Phase
b. Trees required by the preceding paragraph should measure
1 parking area into the Phase 2 /EC
2'/2 inches caliper (measured six inches above the ground);
overlay. The dogwoods are spaced
should be evenly spaced; and should be of a species common
approximately 28' on center. Dogwoods
to the area. Such trees should be planted in planters or
are considered small ornamental trees,
medians sufficiently large to maintain the health of the tree
not large shade trees as required by the
and shall be protected by curbing.
guidelines. However, the dogwoods are
c. Shrubs should be provided as necessary to minimize the
spaced closer than the requirement, and
parking area's impact on Entrance Corridor streets. Shrubs
half of them are located at the top of the
should measure 24 inches in height.
retaining wall, where space is limited.
Abelia, 24" at planting, are provided
between the dogwoods.
When a plan is received that delineates
the Phase 2 parking layout, the interior
tree requirement can be assessed.
36
Landscaping of buildings and other structures:
No building is proposed at this time.
None.
a. Trees or other vegetation should be planted along the 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:
The proposed species appear in the
None.
a. Plant species required should be as approved by the Staff
various lists.
based upon but not limited to the Generic 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 standard plant
The following note should be added to the landscape plan:
health note to the site
"All site plantings of trees and shrubs shall be allowed to reach,
To support the health of the landscape,
plan: "All site plantings of
and be maintained at, mature height; the topping of trees is
the number of proposed plants should not
trees and shrubs shall be
prohibited. Shrubs and trees shall be pruned minimally and only
exceed 25% of the total number
allowed to reach, and be
to support the overall health of the plant."
proposed. The abelia, inkberry and Nellie
maintained at, mature
Stevens holly exceed 25% of the total.
height; the topping of trees
is prohibited. Shrubs and
trees shall be pruned
minimally and only to
support the overall health
of the plant."
Revise the landscape plan
to show plant quantities
such that no proposed
plant of any one species
exceeds 25% of the total
proposed for that plant
type (tree or shrub).
Development pattern
6
Site development should be sensitive to the existing natural
Some mature trees stand on the site, but
None.
landscape and should contribute to the creation of an
most, if not all, of these will be removed
organized development plan. This may be accomplished, to
to accommodate the development. No
the extent practical, by preserving the trees and rolling terrain
buildings are proposed at this time. The
typical of the area; planting new trees along streets and
proposed layout of Phase 1 is more or
pedestrian ways and choosing species that reflect native forest
less an extension of the existing
elements; insuring that any grading will blend into the
development and appears organized.
surrounding topography thereby creating a continuous
landscape; preserving, to the extent practical, existing
significant river and stream valleys which may be located on
the site and integrating these features into the design of
surrounding development; and limiting the building mass and
height to a scale that does not overpower the natural settings
of the site, or the Entrance Corridor.
39
The relationship of buildings and other structures to the
Entrance Corridor street and to other development 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 circulations stems.
10
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
Retaining walls are proposed on the
None.
to surrounding conditions by limiting the use of retaining
south side of the property, within the EC
walls and by shaping the terrain through the use of smooth,
overlay. The relationship of the site to
rounded land forms that blend with the existing terrain. Steep
the EC, as viewed from the EC, is not
cut or fill sections are generally unacceptable. Proposed
expected to change as a result of the
contours on the grading plan shall be rounded with a ten foot
Fading. The walls will be visible from
minimum radius where they meet the adjacent condition.
the EC. The walls do not exceed 6' in
Final grading should achieve a natural, rather than
height and the terraces are planted with a
engineered, appearance. Retaining walls 6 feet in height and
mix of trees and shrubs.
taller, when necessary, shall be terraced and planted to blend
with the landscapql
41
No grading, trenching, or tunneling should occur within the
Contours are sufficiently rounded to
Identify on the site plan
drip line of any trees or other existing features designated for
achieve an appropriate appearance from
which existing trees, if
preservation in the final Certificate of Appropriateness.
the EC.
any, are to remain and
Adequate tree protection fencing should be shown on, and
which are to be removed.
coordinated throughout, the grading, landscaping and erosion
Several existing trees along the south
Show the trees to remain
and sediment control plans.
side of the property are identified on the
site plan. Proposed grading and planting
at their current size and
show tree protection
42
Areas designated for preservation in the final Certificate of
Appropriateness should be clearly delineated and protected
appear to require the removal of most, if
fencing for those trees.
on the site prior to any grading activity on the site. This
not all, of these trees. However, none of
Coordinate additional
protection should remain in place until completion of the
the trees are marked for removal on the
landscaping proposed
development of the site.
demolition plan.
along the southern
10
43
Preservation areas should be protected from storage or
property line with the trees
movement of heavy equipment within this area.
to remain.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Character of the planting for the stormwater facility, along the retaining walls, and along the parking lot perimeter.
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. Add the standard plant health 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."
2. Revise the landscape plan to show plant quantities such that no proposed plant of any one species exceeds 25% of the total proposed for that
plant type (tree or shrub).
3. Identify on the site plan which existing trees, if any, are to remain and which are to be removed. Show the trees to remain 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.
Regarding recommendations on the plan as it relates to the guidelines:
None.
Regarding recommended conditions of initial plan approval: A Certificate of Appropriateness is required prior to final site plan approval.
1. Add the standard plant health 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."
2. Revise the landscape plan to show plant quantities such that no proposed plant of any one species exceeds 25% of the total proposed for that
plant type (tree or shrub).
3. Identify on the site plan which existing trees, if any, are to remain and which are to be removed. Show the trees to remain 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.
Regarding conditions to be satisfied prior to issuance of a grading permit:
1. Show tree protection fencing around any existing trees to remain.
11
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
1
Cover Sheet
4/20/15
2
Existing Conditions & Demolition Plan
4/20/15
3
Existing Conditions Plan
4/20/15
4
Site & Utility Plan
4/20/15
5
Grading Plan
4/20/15
6
Notes & Details
4/20/15
7
Drainage Plan, Profiles & Calculations
4/20/15
8
Landscaping Plan
4/20/15
12