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HomeMy WebLinkAboutARB201500140 Staff Report 2015-12-14ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2015-140: General Industrial Office Initial Plan Review Type Initial Site Development Plan Parcel Identification 032000000017135 Location 1581 Airport Road, on the north side of Airport Road, west of Coffey Drive Zoned Light Industry (LI)/Bntrance Corridor (EC) Owner/Applicant DCF LLC/Meridian Planning Group LLC (Tim Miller) Magisterial District Rio Proposal To construct a building for office and warehouse use and a gravel lot for equipment storage. Context The subject parcel is situated in an area that is developed primarily with industrial uses. Moto Virginia is located to the west. A subdivision of industrially zoned parcels is located to the east. The Church of Jesus Christ of Latter -Day Saints is located further to the east. Most of the nearby development predates the establishment of the Airport Road Entrance Corridor and, consequently, does not meet the requirements of the EC guidelines. Visibility The elevation of the EC street adjacent to the subject parcel is approximately 604'and the site drops from the road frontage down to approximately 534'. The proposed building is located 220' from the EC street and has a finished floor elevation of 596.5'. Visibility of the building will be minimized by the grade differential from the road and the required landscaping. The gravel equipment storage lot begins 320' from the EC at a proposed elevation of 584' and slopes down to 562'. Given the elevation change, the gravel area will sit below the road and will be partially screened by the proposed building, but may be visible from some vantage points along the Entrance Corridor. ARB Meeting Date December 21, 2015 Staff Contact Ellie Ray PROJECT HISTORY The ARB reviewed a proposal for this parcel in 2000, which included the addition of a modular building and landscaping along the EC frontage for Avis Rent -a -Car. These improvements are not currently present on the site. A minor site plan amendment was also reviewed at that time. The site currently consists of a large, free form gravel area approximately 15' from Airport Road and an unkempt existing building. 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 The proposal includes a 5,000 sf building located None at this time. development within the designated Entrance 220' from the EC street. Architectural designs Corridors is to insure that new development within have not been submitted for review. Guidelines the corridors reflects the traditional architecture of the relating to architectural design will be addressed area. Therefore, it is the purpose of ARB review and when the full architectural design is submitted of these Guidelines, that proposed development for a formal 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 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. 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. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. 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 30%. 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 tq Most of the buildings in the area predate the None at this time. establish a pattern of compatible architectural establishment of the Airport Road Entrance characteristics throughout the Entrance Corridor in Corridor and, consequently, do not meet the order to achieve unity and coherence. Building requirements of the EC guidelines. Architectural designs should demonstrate sensitivity to other near y designs have not been submitted for review. structures within the Entrance Corridor. Where a Guidelines relating to context and compatibility designated corridor is substantially developed, these will be addressed when the full architectural Guidelines require striking a careful balance between design is submitted for a formal review. 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. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. Accessory structures and equipment 17 Accessory structures and equipment should be A major element of this proposal is the creation Show screening around integrated into the overall plan of development of a large, graded gravel area to be used for the entire gravel area. Mall, to the extent possible, be comp equipment storage. This area begins behind the Submit a Special building designs used on the sitQ, proposed building and extends to approximately 175' from the edge of the pond at the rear of the Exception request to replace the required fence 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate property. The elevation of Airport Road along on the south side with siting, these features will still have a negative visual the parcel frontage is approximately 604' and the vegetative screening, or impact on the Entrance Corridor street, screening site drops from the road frontage down to provide vegetative should be provided to eliminate visibility. approximately 534'. The gravel area begins 320' screening in addition to a. Loading areas, b. Service areas, c. Refuse areas, d. from the EC at a proposed elevation of 584' and the fence on the south Storage areas, e. Mechanical equipment, f. Above- slopes down to 562'. Given the elevation side. Provide vegetative ground utilities, and g. Chain link fence, barbed wire, change, the gravel area will sit below the road screening between the razor wire, and similar security fencing devices. and will be partially screened by the proposed building, but may be visible from some vantage proposed building and the gravel area, extending 19 Screening devices should be compatible with thd design of the buildings and surrounding natural points along the Entrance Corridor. Storage areas around the corners on both vegetation and may consist of: a. Walls, b. Plantingi visible from the ECs require Special Use the west and east sides of and c. Fencing. Permits. Storage areas in industrial districts are the storage area. This subject to section 5.1.52 of the Zoning screening shall be Ordinance. This section requires that the gravel sufficient to completely area be screened with a 7'-10' solid wall or screen the storage area fence, including solid gates, and that no stored from view of the Entrance items be stacked taller than the fence. Corridor. The screening Vegetative screening on the south side would should not be rigid rows, establish a more appropriate appearance for the but should be less formal EC than a fence would, while still providing in layout and include screening. With a fence and planting design that multiple species to blend completely screens the storage area and stored with the surrounding area. items, the Special Use Permit would not be Label the existing trees to needed. Replacing the fence with landscape remain as `preserved' and screening requires a modification of section provide tree protection 5.1.52. Because the details of the fence and fencing. planting designs are critical to establishing an appropriate appearance for the EC, these Include a note on the plan revisions should be provided prior to initial plan stating that items stored in approval. the storage area shall not exceed the height of the Some trees are shown to remain along the screening fence and eastern property boundary and between Coffey planting. Drive (labeled as Deerwood Drive on the plan) and the gravel area. Ensuring these trees are preserved would also help minimize visibility. 20 Surface runoff structures and detention ponds should There is one stormwater management pond None. be designed to fit into the natural topography to avoid proposed on site between the gravel area and the the need for screening. When visible from the Entrance existing pond. It is located at the rear of the Corridor street, these features must be fully integrated parcel at an elevation of 538' and is not expected into the landscape. They should not have the to be visible from the EC. There is also a appearance of engineered features. drainage channel proposed along the western edge of the parcel. The visibility of this channel 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into will be minimized by the proposed building and the finished site to the extent possible. plantings and is not expected to have an impact on the EC. 21 The following note should be added to the site plan and The note does not appear on the plan. Add the standard the architectural plan: "Visibility of all mechanical mechanical equipment equipment from the Entrance Corridor shall be note to both the site and eliminated." architectural plans. Lighting No lighting plan has been submitted at this time. None at this time. Landscaping 7 The requirements of the Guidelines regarding Sufficient width to accommodate required Provide frontage landscaping are intended to reflect the landscaping plantings has been provided, but the plantings landscaping consistent characteristic of many of the area's significant themselves have not been shown. with the EC guidelines. 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 richt-of-wav and utilitv easements. 33 Landscaping along interior roads: A sufficient quantity of trees is proposed along Select a large tree species a. Large trees should be planted parallel to all interior the interior road, but the species proposed is along the interior road roads. Such trees should be at least 21/2 inches caliper considered an ornamental tree, not a large tree. consistent with the EC (measured six inches above the ground) and should be guidelines. of a plant species common to the area. Such trees should be located at least every 40 feet on center. Ci! 35 Landscaping along interior pedestrian ways: a. Medium trees should be planted parallel to all interior pedestrian ways. 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. Landscaping of parking areas: a. Large trees should align the perimeter of parking areas, located 40 feet on center. Trees should be planted in the interior of parking areas at the rate of one tree for every 10 parking spaces provided and should be evenly distributed throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 21/2 inches caliper (measured six inches above the ground); should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to maintain the health of the tree and shall be protected by curbing. c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in Sidewalks are located along Airport Road, so the frontage tree requirement would also address this guideline. There is a sidewalk proposed between the parking lot and the building; the building landscape requirement would address this guideline and will be reviewed when the architectural designs are submitted. No trees are provided aligning the front of the parking lot. The parking lot is approximately 80' long, so two large trees at 21/2" caliper should be shown on the plan. Two trees are required for the 15 proposed parking spaces. Five trees are provided at 212" caliper. Shrubs are proposed along the perimeter of the parking lot and will minimize the parking area's impact on the EC. The species selected has a widely varying list of cultivars, only some sufficient in height to provide screening. None. Provide large trees to align the frontage of the parking area consistent with the EC guidelines. Revise the landscape schedule to specify the cultivar of Ilex crenata proposed to verify adequate screening will be provided. 36 Landscaping of buildings and other structures: No landscaping is proposed at the building. A None at this time. a. Trees or other vegetation should be planted along determination regarding the need for such the front of long buildings as necessary to soften the planting, and the type and quantity required, appearance of exterior walls. The spacing, size, and would be made in conjunction with the review of type of such trees or vegetation should be determined the architectural design. That review will occur by the length, height, and blankness of such walls. with a future submittal. 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 plant species appear on 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 for Virginia Landscapes (Appendix D). 38 Plant health: The note appears on the plan. None. The following note should be added to the landscape plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." Development pattern and site grading 6 Site development should be sensitive to the existing The layout of the site appears generally Show screening around natural landscape and should contribute to the organized. The building is not positioned exactly the entire gravel area. creation of an organized development plan. This may parallel to the Airport Road EC, but it is oriented Submit a Special be accomplished, to the extent practical, by toward the EC and the orientation is consistent Exception request to preserving the trees and rolling terrain typical of the with the surrounding area. Sidewalks will remain replace the required fence area; planting new trees along streets and pedestrian on Airport Road. on the south side with ways and choosing species that reflect native forest vegetative screening, or elements; insuring that any grading will blend into the The site currently has a large gravel lot provide vegetative surrounding topography thereby creating a continuous approximately 15' off of Airport Road that screening in addition to landscape; preserving, to the extent practical, existing slopes back to an existing building. Only a small the fence on the south significant river and stream valleys which may be portion of the building and the roof are currently side. Provide vegetative located on the site and integrating these features into visible. The finished floor elevation of the screening between the the design of surrounding development; and limiting proposed building is similar to the existing proposed building and the the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. elevation, approximately 596'. The proposed layout moves the parking area further from the EC, allowing more space for the required planting and screening. The new parking lot is gravel area, extending around the corners on both the west and east sides of the storage area. This 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development also a designed, striped space instead of an open screening shall be within the corridor should be as follows: gravel area. sufficient to completely a. An organized pattern of roads, service lanes, bike screen the storage area paths, and pedestrian walks should guide the layout of This proposal includes significant grading, from view of the Entrance the site. particularly behind the building for the gravel Corridor. The screening b. In general, buildings fronting the Entrance Corridor storage area, which does not blend with the should not be rigid rows, street should be parallel to the street. Building existing terrain. Given the topography of the site, but should be less formal groupings should be arranged to parallel the Entrance this grading will be minimally visible from the in layout and include Corridor street. EC. Visibility will also be mitigated by the multiple species to blend c. Provisions should be made for connections to required fence, vegetative screening, and existing with the surrounding area. adjacent pedestrian and vehicular circulation systems. trees to remain. Label the existing trees to d. Open spaces should be tied into surrounding areas remain as `preserved' and to provide continuity within the Entrance Corridor. provide tree protection e. If significant natural features exist on the site fencing. (including creek valleys, steep slopes, significant trees or rock outcroppings), to the extent practical, Include a note on the plan then such natural features should be reflected in the stating that items stored in site layout. If the provisions of Section 32.5.6.n of the the storage area shall not Albemarle County Zoning Ordinance apply, then exceed the height of the improvements required by that section should be screening fence and located so as to maximize the use of existing features planting. 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. 40 Site grading should maintain the basic relationship of the site to surrounding conditions by limiting the use of retaining walls and by shaping the terrain through the use of smooth, rounded land forms that blend with the existing terrain. Steep cut or fill sections are generally unacceptable. proposed contours on the grading plan shall�ded with a ten foot minimum radius where 10 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 within There are small areas of existing trees shown to Label the existing trees to the drip line of any trees or other existing features remain along the eastern boundary of the remain as `preserved' and designated for preservation in the final Certificate of property and between Coffey Drive (labeled as provide tree protection Appropriateness. Adequate tree protection fencing Deerwood Drive on the plan) and the proposed fencing. should be shown on, and coordinated throughout, the gravel area. These trees should be preserved to grading, landscaping and erosion and sediment control contribute to the screening of the gravel area. plans. 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on the site prior to any grading activity on the site. This protection should remain in place until completion of the development of the site. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. 10 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Anticipated visibility of the development from the EC. 2. Screening of the gravel equipment storage area. Regarding the Initial Site Plan: 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. Show screening around the entire gravel area. Submit a Special Exception request to replace the required fence on the south side with vegetative screening, or provide vegetative screening in addition to the fence on the south side. Provide vegetative screening between the proposed building and the gravel area, extending around the corners on both the west and east sides of the storage area. This screening shall be sufficient to completely screen the storage area from view of the Entrance Corridor. The screening should not be rigid rows, but should be less formal in layout and include multiple species to blend with the surrounding area. 2. Label the existing trees to remain as `preserved' and provide tree protection fencing. 3. Include a note on the plan stating that items stored in the storage area shall not exceed the height of the screening fence and planting. 4. Add the standard mechanical equipment note to the plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 5. Provide frontage landscaping consistent with the EC guidelines. 6. Select a large tree species along the interior road consistent with the EC guidelines. 7. Provide large trees to align the frontage of the parking area consistent with the EC guidelines. 8. Revise the landscape schedule to specify the cultivar of Ilex crenata proposed to verify adequate screening will be provided. • Regarding recommendations on the plan as it relates to the guidelines: None. Regarding recommended conditions of initial plan approval: Prior to Initial Plan approval 1. Show screening around the entire gravel area. Submit a Special Exception request to replace the required fence on the south side with vegetative screening, or provide vegetative screening in addition to the fence on the south side. Provide vegetative screening between the proposed building and the gravel area, extending around the corners on both the west and east sides of the storage area. This screening shall be sufficient to completely screen the storage area from view of the Entrance Corridor. The screening ii should not be rigid rows, but should be less formal in layout and include multiple species to blend with the surrounding area. Label the existing trees to remain as `preserved' and provide tree protection fencing. 2. Include a note on the plan stating that items stored in the storage area shall not exceed the height of the screening fence and planting. 3. Add the standard mechanical equipment note to the plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." A Certificate of Appropriateness is required prior to final site plan approval. 1. Provide frontage landscaping consistent with the EC guidelines. 2. Select a large tree species along the interior road consistent with the EC guidelines. 3. Provide large trees to align the frontage of the parking area consistent with the EC guidelines. 4. Revise the landscape schedule to specify the cultivar of Ilex crenata proposed to verify adequate screening will be provided. • Regarding conditions to be satisfied prior to issuance of a grading permit: 1. Label the existing trees to remain as `preserved' and provide tree protection fencing. 12 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date C-100 Cover Sheet 10/26/15 C-101 Existing Conditions and Demolition Plan 10/26/15 C-102 Existing Conditions and Demolition Plan Cont. 10/26/15 C-201 Site Plan 10/26/15 C-202 Site Plan Cont. 10/26/15 C-203 Grading and Utility Plan 10/26/15 C-204 Grading and Utility Plan Cont. 10/26/15 C-205 Landscape Plan 10/26/15 13