HomeMy WebLinkAboutARB201500074 Staff Report 2015-08-03ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2015 -74: CMA Properties Final Site Plan
Review Type
Final Site Development Plan
Parcel Identification
04500000017300
Location
On the east side of Berkmar Drive at Greenfield Lane and Greenfield Court
Zoned
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
August 3, 2015
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The ARB reviewed the Initial Site Plan for this proposal on June 1, 2015. The following comments were provided at that review:
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.
4. Show tree protection fencing around any existing trees to remain.
The action letter from the June 1, 2015 ARB meeting is included as Attachment A at the end of this report.
Previously, on February 17, 2015, the ARB completed an advisory review of a request for a Special Use Permit for outdoor sales /storage /display and expressed no objection to the request, with
conditions. The Board of Supervisors has recently approved the following applications 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.
ANALYSIS
REF
GUIDELINE
JUNE 1, 2015 ARB
ISSUE
RECOMMENDATION
COMMENTS
1
The goal of the regulation of the design of development within the
-
No buildings are proposed within the Entrance
Not at this time.
designated Entrance Corridors is to insure that new development within the
Corridor overlay at this time. A building will be
corridors reflects the traditional architecture of the area. Therefore, it is the
proposed in Phase 2 of the development. If it
purpose of ARB review and of these Guidelines, that proposed
falls within the EC overlay, it will require EC
development within the designated Entrance Corridors reflect elements of
review.
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 replication 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 40 %.
Visible light reflectance (VLR) shall not exceed 3001o. Specifications on the
proposed window glass should be submitted with the application for final
review.
5
It is also an important objective of the Guidelines to establish a pattern of
-
No buildings are proposed within the Entrance
Not at this time.
compatible architectural characteristics throughout the Entrance Corridor in
Corridor overlay at this time. A building will be
order to achieve unity and coherence. Building designs should demonstrate
proposed in Phase 2 of the development. If it
sensitivity to other nearby structures within the Entrance Corridor. Where a
falls within the EC overlay, it will require EC
designated corridor is substantially developed, these Guidelines require
review.
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.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall
-
No accessory structures or equipment are
None.
plan of development and shall, to the extent possible, be compatible with
proposed within the EC overlay. A special use
the building designs used on the site.
permit for outdoor 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 features will still have a
sales /storage /display area is part of Phase 2
negative visual impact on the Entrance Corridor street, screening should
development and is not shown on the current
be provided to eliminate visibility. a. Loading areas, b. Service areas, c.
plan.
Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above - ground
utilities, and g. Chain link fence, barbed wire, razor wire, and similar
security fencing devices.
19
Screening devices should be compatible with the design of the buildings
and surrounding natural vegetation and may consist o£ 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 designed to fit
-
A stormwater management facility is proposed
See landscape
into the natural topography to avoid the need for screening. When visible
at the south end of the site. Approximately one-
recommendations, below.
from the Entrance Corridor street, these features must be fully integrated
half of the facility falls within the EC overlay.
into the landscape. They should not have the appearance of engineered
Landscaping is proposed along the property line
features.
on the EC side of the facility. Proposed
landscaping shown in this area includes river
44
Natural drainage patterns (or to the extent required, new drainage patterns)
should be incorporated into the finished site to the extent possible.
birch, Nellie Stevens holly, and Little Gem
magnolia. Given the distance from the Rio Road
EC, this landscaping appears to be an
acceptable treatment for integrating the facility
into the landscape.
Lighting
-
None at this time.
22
Light should be contained on the site and not spill over onto adjacent
Lighting proposed at this time falls outside the
properties or streets;
EC overlay.
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 that 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 intended to
-
The subject parcel has no EC frontage.
None.
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 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:
-
No interior roads are proposed within the EC
None.
a. Large trees should be planted parallel to all interior roads. Such trees
overlay.
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 pedestrian ways.
overlay.
Such trees should be at least 21/2 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, located 40 feet
overlay. It is anticipated that some Phase 2
on center. Trees should be planted in the interior of parking areas at the rate
parking will fall within the EC overlay, but that
of one tree for every 10 parking spaces provided and should be evenly
parking layout is not shown at this time. When a
distributed throughout the interior of the parking area.
plan is received that delineates the Phase 2
b. Trees required by the preceding paragraph should measure 21/2 inches
parking layout, the perimeter and interior tree
caliper (measured six inches above the ground); should be evenly spaced;
requirements can be assessed.
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:
-
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 various lists.
None.
a. Plant species required should be as approved by the Staff based upon but
not limited to the Generic Landscape Plan Recommended Species List and
Native Plants or Virginia Landscapes (Appendix D).
38
Plant health:
Add the standard plant
The plant health note has been added to sheet 9.
None.
The following note should be added to the landscape plan: "All site
health note to the site
Plant quantities have been adjusted to meet the
plantings of trees and shrubs shall be allowed to reach, and be maintained at,
plan: "All site plantings
required percentages.
mature height; the topping of trees is prohibited. Shrubs and trees shall be
of trees and shrubs shall
pruned minimally and only to support the overall health of the plant."
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."
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 landscape and
-
Some mature trees stand on the site, but most, if
See recommendations at
should contribute to the creation of an organized development plan. This
not all, of these will be removed to
#41 -43.
may be accomplished, to the extent practical, by preserving the trees and
accommodate the development. (See additional
rolling terrain typical of the area; planting new trees along streets and
information under #41 -43, below.) No buildings
pedestrian ways and choosing species that reflect native forest elements;
are proposed at this time. The proposed layout
insuring that any grading will blend into the surrounding topography
of Phase 1 is more or less an extension of the
thereby creating a continuous landscape; preserving, to the extent practical,
existing development and appears organized.
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 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 to
Retaining walls are proposed on the south side
None.
of the property, within the EC overlay, and they
surrounding conditions by limiting the use of retaining walls and by
are expected to be visible from the EC. The
shaping the terrain through the use of smooth, rounded land forms that
relationship of the site to the EC, as viewed
blend with the existing terrain. Steep cut or fill sections are generally
from the EC, is not expected to change as a
unacceptable. Proposed contours on the grading plan shall be rounded
result of the grading and retaining wall
with a ten foot minimum radius where they meet the adjacent condition.
construction. The walls do not exceed 6' in
Final grading should achieve a natural, rather than engineered, appearance.
height and the terraces are planted with a mix of
Retaining walls 6 feet in height and taller, when necessary, shall be
shrubs.
terraced and planted to blend with the landscape.
41
No grading, trenching, or tunneling should occur within the drip line of
Identify on the site plan
The plans remain confusing regarding trees to
Revise the existing
any trees or other existing features designated for preservation in the final
which existing trees, if
remain and new trees to be planted along the
conditions and demolition
Certificate of Appropriateness. Adequate tree protection fencing should be
any, are to remain and
south side of the property. New trees are shown
plan to identify each
shown on, and coordinated throughout, the grading, landscaping and
which are to be
on top of existing trees. Some notes identify
existing tree that will be
erosion and sediment control plans.
removed. Show the trees
to remain at their current
areas where trees are to be removed, but the
trees are still shown in these areas on the
removed.
42
Areas designated for preservation in the final Certificate of
Appropriateness should be clearly delineated and protected on the site prior
size and show tree
landscape plan. A note added to Sheet 9 states
Revise the landscape plan
to any grading activity on the site. This protection should remain in place
protection fencing for
that existing vegetation will be retained or
to show only trees, shrubs
until completion of the development of the site.
those trees. Coordinate
additional landscaping
proposed landscaping will be installed.
Alternate planting plans overlaid on the same
and plants to remain and
trees, shrubs and plants to
43
Preservation areas should be protected from storage or movement of heavy
equipment within this area.
proposed along the
sheet is not workable. Because of this
be planted. Do not show
southern property line
confusion, it is not clear whether sufficient tree
trees identified for
with the trees to remain.
protection fencing has been provided. Some tree
removal on the landscape
protection fencing is shown, but it is hard to
plan.
Show tree protection
discern through the other layers of information.
fencing around any
Revise the note regarding
existing trees to remain.
the landscape buffer on
Sheet 9 to indicate only
that the planting will be
completed with Phase 1
development. Eliminate
references to alternate
planting plans and county
code sections.
Clearly show tree
protection for all trees to
remain.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The planting plan for the south side of the property.
Staff recommends that the ARB approve a Certificate of Appropriateness for the plan, with the following conditions:
1. Revise the existing conditions and demolition plan to identify each existing tree that will be removed.
2. Revise the landscape plan to show only trees, shrubs and plants to remain and trees, shrubs and plants to be planted. Do not show trees identified for removal on the landscape plan.
3. Revise the note regarding the landscape buffer on Sheet 9 to indicate only that the planting will be completed with Phase 1 development. Eliminate references to alternate planting plans
and county code sections.
4. Clearly show tree protection for all trees to remain.
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing/Revision Date
1
Cover Sheet
6/17/2015
2
Existing Conditions & Demolition Plan
6/17/2015
3
Existing Conditions Plan
6/17/2015
4
Site & Utility Plan
6/17/2015
5
Grading Plan
6/17/2015
6
Notes & Details
6/17/2015
7
Drainage Plan, Profiles & Calculations
6/17/2015
8
Drive Aisle, Utility and Berm Profiles
6/17/2015
9
Landscaping Plan
6/17/2015
10
Lighting Plan
6/17/2015
10
ti
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4126
June 10, 2015
Scott Collins
Collins Engineering
200 Garrett St., Ste. K
Charlottesville Va 22902
RE: ARB- 2015 -58: CMA Properties Initial Plan
Mr. Collins,
At its meeting on Monday, June 1, 2015, the Albemarle County Architectural Review Board by a vote of 3:0 forwarded the following recommendations on the above -noted Initial Site
Development Plan 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.
5. 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."
6. 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).
7. 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.
You may submit your application for continued ARB review at your earliest convenience. Application forms, checklists and schedules are available on -line at www.albemarle.org /ARB.
Please be certain that your ARB submittal addresses the above -noted issues.
If you have any questions concerning any of the above, please feel free to call me.
Sincerely,
Margaret Maliszewski
Principal Planner
CC: Cma Properties Inc
P O Box 7823
Charlottesville Va 22906
12