HomeMy WebLinkAboutARB201600053 Staff Report 2016-06-07ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB -2016-53: Malloy Ford Outdoor Sales/Storage/Display
Review Type
Special Use Permit
Parcel Identification
045000000068C1
Location
2070 Seminole Trail, across Rt. 29 from Carrsbrook Drive
Zoned
Highway Commercial (HC)/Entrance Corridor (EC)
Owner/Applicant
B Properties LC/Valerie Long (Williams Mullen)
Magisterial District
Rio
Proposal
To establish an auto dealership with outdoor sales/storage/display of automobiles.
Context
This parcel extends from Rt. 29 at the east to Berkmar Drive at the west, in a heavily developed commercial corridor. Vehicle
display is located nearby at the Jim Price and Brown auto dealerships a short distance north on Rt. 29. The Carrsbrook
neighborhood is located across Rt. 29 to the east.
Visibility
The main building on site is readily visible from the EC. The metal buildings located behind the main building are also visible
from the EC, but they have less impact due to their position behind the main building and the distance from the road. Each of
the proposed vehicle display/storage areas will be visible from the EC, with the display area at the front having the most
visual impact on the EC.
ARB Meeting Date
June 6, 2016
Staff Contact
Margaret Maliszewski
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The ARB has reviewed no previous proposals for this site. The primary building and some of the storage buildings predate the establishment of Rt. 29 as
an Entrance Corridor. On April 1, 2016, staff asked the ARB if the proposed revisions to the building design were needed for the review of the Special
Use Permit. The ARB determined that the building design was not needed for the review of the Special Permit because the existing building was being
retained. The ARB's recommendation on the Special Use Permit will be made available to the Planning Commission and the Board of Supervisors for
their consideration.
PROPOSAL
The applicant proposes to re -use the existing buildings at this site and to renovate them to accommodate an automobile dealership. The main building at
the Rt. 29 end of the site would be remodeled to accommodate the automobile showroom with sales, service and parts departments. The metal structures
behind the main building would be renovated to accommodate service bays, vehicle prep, and a body shop. The project includes the possible construction
of a service drop-off structure at the south end of the main building. "Guest" spaces are proposed along the front of the main building and in a row just
south of the service drop-off structure.
Vehicle sales, storage and display areas are proposed at the EC end of the site, near the middle of the site south of the service bays building, and at the
back (west) end of the site between the body shop and the existing stormwater facility. Employee parking is proposed between the body shop and the
existing stormwater facility, just north of a vehicle storage area.
Landscaping is proposed to be added to the site in the following locations: along the EC frontage, along the north perimeter and part of the south
perimeter of the front paved area, and in a few locations interior to the paved area east and south of the main building.
ANALYSIS
REF GUIDELINE
ISSUE
RECOMMENDATION
Purpose
1 The goal of the regulation of the design of development
Most of the existing buildings at this site predate the
See landscape
within the designated Entrance Corridors is to insure
establishment of Rt. 29 as an Entrance Corridor. The
recommendations.
that new development within the corridors reflects the
design of the primary building on site (the existing
traditional architecture of the area. Therefore, it is the
Better Living showroom) does not have a strong
purpose of ARB review and of these Guidelines, that
connection to the historic architecture of the area.
proposed development within the designated Entrance
The building would be retained and remodeled for
Corridors reflect elements of design characteristic of the
use as the new automobile showroom. Details on
significant historical landmarks, buildings, and
that renovation have not yet been submitted for
structures of the Charlottesville and Albemarle area, and
review, but it is anticipated that that work will
to promote orderly and attractive development within
include the addition of some branding elements. As
these corridors. Applicants should note that replication of
such, the proposed design isn't likely to have a
historic structures is neither required nor desired.
strong traditional character. The building design,
including the degree to which it reflects the
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these
traditional architecture of the County, will be
sites as ensembles of buildings, land, and vegetation. In
reviewed with future site plan submittals.
order to accomplish the integration of buildings, land,
and vegetation characteristic of these sites, the
The addition of landscaping meeting the EC
Guidelines require attention to four primary factors:
guidelines would help promote attractive
compatibility with significant historic sites in the area•,
development along the EC.
the character of the Entrance Corridor; site development
and layout; and landscaping.
Structure design
3
New structures and substantial additions to existing
The building addition and renovation aren't likely to
None at this time.
structures should respect the traditions of the
have a close relationship to the historic architecture
architecture of historically significant buildings in the
of the county. The focus will be on compatibility
Charlottesville and Albemarle area. Photographs of
with the surroundings, but many of the buildings in
historic buildings in the area, as well as drawings of
the immediate vicinity also predate the
architectural features, which provide important
establishment of the EC, including the Better Living
examples of this tradition are contained in Appendix A.
furniture store, Schewel's Furniture store and
Kegler's to the south, and the original Jim Price auto
4
The examples contained in Appendix A should be used
as a guide for building design: the standard of
dealership to the north. Nearby buildings that have
compatibility with the area's historic structures is not
undergone ARB review include: the Jim Price
intended to impose a rigid design solution for new
Hyundai renovation to the north, Rivanna Plaza to
development. Replication of the design of the important
the south, and Northtown Center (Gander Mountain)
historic sites in the area is neither intended nor desired.
to the southeast. Scale, material, form and the
The Guideline's standard of compatibility can be met
appropriateness of trademark elements will be
through building scale, materials, and forms which may
addressed with a future submittal.
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.
5
It is also an important objective of the Guidelines to
establish a pattern of compatible architectural
characteristics throughout the Entrance Corridor in order
to achieve unity and coherence. Building designs should
demonstrate sensitivity to other nearby structures within
the Entrance 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 significant historic
sites in the area.
9
Building forms and features, including roofs, windows,
Architectural plans for the building renovation were
None at this time.
doors, materials, colors and textures should be
not submitted with the SP. Building form, scale,
compatible with the forms and features of the significant
materials and details will be addressed in a future
historic buildings in the area, exemplified by (but not
submittal.
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.
14
Arcades, colonnades, or other architectural connecting
devices should be used to unify groups of buildings
within a development.
10
Buildings should relate to their site and the surrounding
The Jim Price and Brown's automobile dealerships
None at this time.
context of buildings.
are located to the north on Rt. 29. These sites
include outdoor sales/storage/display of vehicles.
The display at Jim Price predates the establishment
of the EC. The display at Brown's is broken up into
various areas around the site and in structured
parking.
13
Any appearance of "blankness" resulting from building
The existing building has mostly blank walls with
None at this time.
design should be relieved using design detail or
few windows or doors. The building renovation
vegetation, or both.
provides an opportunity to relieve some of the
existing blankness. This issue will be addressed in a
future submittal.
15
Trademark buildings and related features should be
The proposed renovation of the building is likely to
Note that standard
modified to meet the requirements of the Guidelines.
involve the addition of some trademark/branding
trademark/branding
elements. The extent to which these features meet
elements may require
the EC Guidelines will be addressed in a future
modification to meet the
submittal.
EC Guidelines.
16
Window glass in the Entrance Corridors should not be
The window glass note will be needed on the
If windows are added to the
highly tinted or highly reflective. Window glass in the
architectural drawings if the building renovation
building or included in the
Entrance Corridors should meet the following criteria:
involves the addition of windows.
service drop-off addition,
Visible light transmittance (VLT) shall not drop below
include the standard
40%. Visible light reflectance (VLR) shall not exceed
window glass note on the
30%. Specifications on the proposed window glass
architectural drawings.
should be submitted with the application for final
review.
Accessory structures and equipment
17
Accessory structures and equipment should be
No new paved areas are proposed. Existing paved
Vehicles shall not be
integrated into the overall plan of development and
areas would be used for the vehicle sales, storage
elevated anywhere on site.
shall, to the extent possible, be compatible with the
and display areas. Three primary areas are proposed
building designs used on the site.
— one each at the front, middle and rear of the site.
Each of the areas would be visible from the
Clarify on the plan if the
chain link fence located
18
The following should be located to eliminate visibility
from the Entrance Corridor street. If, after appropriate
Entrance Corridor. Visibility of the areas at the
near the main building is to
siting, these features will still have a negative visual
middle and rear of the site are blocked by existing
remain or to be removed.
impact on the Entrance Corridor street, screening should
buildings for southbound traffic until viewers reach
be provided to eliminate visibility. a. Loading areas, b.
the south end of the site, and for northbound traffic
Clarify on the plan how the
Service areas, c. Refuse areas, d. Storage areas,
until viewers reach the Better Living furniture store.
visibility of vehicles
e. Mechanical equipment, f. Above -ground utilities, and
The front display area is visible from approximately
awaiting repair in the body
g. Chain link fence, barbed wire, razor wire, and similar
Lowe's to Wal-Mart along the Rt. 29 EC.
shop will be eliminated
security fencing devices.
The ARB has not typically required that vehicle
from public streets. Provide
corresponding details for
19
Screening devices should be compatible with the design
of the buildings and surrounding natural vegetation and
display areas be completely screened from view,
review.
may consist of. a. Walls, b. Plantings, and c. Fencing.
acknowledging the business need to have some
visibility of vehicles for sale. However, the ARB
Identify on the plan the
has typically applied lighting and landscaping
location of parking spaces
requirements and layout limitations to ensure an
for vehicles awaiting repair
appropriate appearance for the EC. (Landscape and
in the body shop.
lighting are addressed below.)
See recommendations 35,
Over the years, the ARB has developed a standard
36 and 39.
recommended condition of approval for vehicle
display that requires that vehicles not be elevated
anywhere on site. This means that vehicles cannot
be displayed on ramps, turntables, or on other
similar equipment or by other similar methods. This
helps maintain an appropriate, organized and
orderly appearance on site, and would be
appropriate in this location.
There is existing chain link fence on site. It runs
from the Better Living furniture store to the Better
Living building supply, at a location approximately
240' back from the EC. This fencing is visible from
the EC. It appears that at least the northern portions
of this fence would need to be removed to
accommodate the new service drop-off building.
Chain link fence also runs along the west property
line and the west end of the south property line.
These fences are not readily noticeable from Rt. 29
at this time. The removal of wooded area on site and
on the adjacent parcel may increase visibility.
The westernmost building on site is proposed to be
renovated as a body shop. Vehicles awaiting repair
in body shops in the Highway Commercial zoning
district must not be visible from public streets or
residential property. The current plan does not
designate the location of parking spaces for vehicles
awaiting repair, or the method by which the vehicles
will be screened to eliminate visibility.
20
Surface runoff structures and detention ponds should be
There is an existing stormwater facility on site,
None at this time.
designed to fit into the natural topography to avoid the
approximately 600' from the EC right-of-way. No
need for screening. When visible from the Entrance
changes to the facility are proposed at this time.
Corridor street, these features must be fully integrated
into the landscape. They should not have the appearance
of engineered features.
21
The following note should be added to the site plan and
Mechanical equipment issues can be addressed with
Include on the site plan and
the architectural plan: "Visibility of all mechanical
a future site plan submittal.
architectural drawings the
equipment from the Entrance Corridor shall be
standard mechanical
eliminated."
equipment note.
Lighting
22
Light should be contained on the site and not spill over
Three existing pole lights are located along the EC
If existing light
onto adjacent properties or streets;
frontage. These poles and fixtures predate the EC
and lighting ordinance requirements. They appear to
poles/fixtures will be
retained, the lighting plan
23
Light should be shielded, recessed or flush -mounted to
eliminate glare. All fixtures with lamps emitting 3000
be taller than the 20' guidelines limit on height and
provided with the site plan
lumens or more must be full cutoff fixtures.
the fixtures are tilted, so they are not full cutoff
fixtures. Information on intensity of illumination
shall distinguish between
proposed lighting and
24
Light levels exceeding 30 footcandles are not
appropriate for display lots in the Entrance Corridors.
and spillover is not available at this time, but will be
existing lighting that is to
Lower light levels will apply to most other uses in the
needed with future site plan submittals. In addition
remain unmodified in terms
Entrance Corridors.
to maintaining these non -conforming lights, the
applicant proposes to add new pole lights to the site.
of fixture locations, type,
style, and intensity of
25
Light should have the appearance of white light with a
warm soft glow; however, a consistent appearance
The locations and details on new lighting have not
illumination. Combined
throughout a site or development is required.
been provided at this time, but the applicant has
illumination levels will also
Consequently, if existing lamps that emit non-white
agreed to the standard 20' pole height limit for new
need to be shown.
light are to remain, new lamps may be required to match
pole lights.
them.
Note that new light fixtures cannot be approved if
Maximum height of pole
lights (including bases and
26
Dark brown, dark bronze, or black are appropriate
colors for free-standing pole mounted light fixtures in
they increase nonconforming spillover. New fixtures
fixtures), shall not exceed
the Entrance Corridors.
that increase the intensity of illumination beyond 30
fc in display areas and 20 fc in other areas would
20'. Maximum light levels
shall not exceed 30
27
The height and scale of freestanding, pole -mounted light
fixtures should be compatible with the height and scale
not be appropriate for the EC. The photometric plan
footcandles in the display
of the buildings and the sites they are illuminating, and
submitted with the site plan will need to distinguish
lot and 20 footcandles in all
with the use of the site. Typically, the height of
between proposed lighting and existing lighting that
other locations.
freestanding pole -mounted light fixtures in the Entrance
is intended to remain unmodified. The applicant has
Corridors should not exceed 20 feet, including the base.
agreed to the standard 30 fc limit for new lighting in
Fixtures that exceed 20 feet in height will typically
the display area.
require additional screening to achieve an appropriate
appearance from the Entrance Corridor.
28
In determining the appropriateness of lighting fixtures
Replacing the nonconforming pole lights with poles
Replace the nonconforming
for the Entrance Corridors, the individual context of the
and fixtures that meet ordinance and guideline
pole lights with poles and
site will be taken into consideration on a case by case
requirements could offset some of the negative
fixtures that meet all
basis.
impacts of some other site deficiencies, such as
ordinance and guideline
reduced planting areas.
requirements.
29
The following note should be included on the lighting
The lighting note will be needed on the site plan.
Include the standard
plan: "Each outdoor luminaire equipped with a lamp
lighting note on future site
that emits 3,000 or more initial lumens shall be a full
plan submittals.
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
Little planting area exists at this site, and a lawn
See landscape
landscaping are intended to reflect the landscaping
with shade trees isn't generally appropriate in a
recommendations, below.
characteristic of many of the area's significant historic
commercial area of this type. Planting new trees and
sites which is characterized by large shade trees and
shrubs is extremely important at the perimeter and
lawns. Landscaping should promote visual order within
interior of this site to offset the impacts of the stored
the Entrance Corridor and help to integrate buildings
and displayed vehicles. Landscaping along the EC
into the existing environment of the corridor.
and in the parking lot will help promote visual order
along 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
Site plans from the 1980s show a row of evergreen
For the frontage planting
streets should include the following:
trees along the EC frontage, but there is currently no
area, provide a sketch
a. Large shade trees should be planted parallel to the
existing landscaping on site. The concept plan
plan(s) showing: the
Entrance Corridor Street. Such trees should be at least
proposes seven 31/2" caliper shade trees along the
existing condition, the
3'/2 inches caliper (measured 6 inches above the ground)
EC frontage, spaced approximately 35' on center.
layout of the previously
and should be of a plant species common to the area.
(One of these is shown in a tree island close to the
approved site plan, and the
Such trees should be located at least every 35 feet on
frontage.) Ornamental trees are interspersed.
proposed layout, with all
center.
utilities and easements, to
b. Flowering ornamental trees of a species common to the
There are existing utilities along the EC frontage.
clarify available planting
area should be interspersed among the trees required by
The plan shows a drainage easement and overhead
area and areas of added
the preceding paragraph. The ornamental trees need not
utilities. The trees are shown outside the power
planting area (if any).
alternate one for one with the large shade trees. They may
easement at 20'-25' from the overhead line, but the
be planted among the large shade trees in a less regular
power company recommends that only small trees
Increase planting area along
spacing pattern.
be planted when they are 20'-35' from the line. The
the frontage, as necessary,
c. In situations where appropriate, a three or four board
EC guidelines call for large shade trees. The ACSA
to accommodate the
fence or low stone wall, typical of the area, should align
has indicated that a waterline and its associated
required trees outside of all
the frontage of the Entrance Corridor street.
easement also run through the frontage. This line
easements.
d. An area of sufficient width to accommodate the
and easement need to be shown on the plan to
foregoing plantings and fencing should be reserved
clarify impacts, but it is likely that it severely limits
parallel to the Entrance Corridor street, and exclusive of
planting in the landscape area that is shown.
road right-of-way and utility easements.
Planting area may need to be increased to
accommodate the required frontage planting.
Notes on the plan indicate that pervious area on site
has been increased by 3632 sf. Some of this can be
attributed to new planting islands, but it isn't
entirely clear from the concept plan how the
planting area along the frontage corresponds to the
existing site condition or to the layout of the
previously approved site plan.
33
Landscaping along interior roads:
An access easement runs along the south side of the
None at this time.
a. Large trees should be planted parallel to all interior
property. There is no planting area existing or to be
roads. Such trees should be at least 2%2 inches caliper
added there.
(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:
Medium shade trees are proposed to be added along
None at this time.
a. Medium trees should be planted parallel to all interior
the front of the building where there is an existing
pedestrian ways. Such trees should be at least 21/2 inches
sidewalk. A sidewalk is proposed along a new row
caliper (measured six inches above the ground) and
of parking spaces for "guests" adjoining the new
should be of a species common to the area. Such trees
drop-off building. Two trees are proposed in that
should be located at least every 25 feet on center.
location.
Development pattern
6
Site development should be sensitive to the existing
Some wooded area remains at the back (west) end
Provide shrubs in a
natural landscape and should contribute to the creation
of the site that won't be disturbed with this proposal,
continuous row along the
of an organized development plan. This may be
but the vast majority of the site has already been
north, east and south sides
accomplished, to the extent practical, by preserving the
cleared and graded.
of the front display area.
trees and rolling terrain typical of the area; planting new
trees along streets and pedestrian ways and choosing
The layout and organization of the automobile
species that reflect native forest elements; insuring that
dealership is largely driven by the existing site and
any grading will blend into the surrounding topography
building layout. The existing buildings on site will
thereby creating a continuous landscape; preserving, to
be re -used for the auto dealership. The main
the extent practical, existing significant river and stream
building is oriented parallel to the EC and its front
valleys which may be located on the site and integrating
entrance faces the EC street. A building addition to
these features into the design of surrounding
accommodate service drop-off is proposed for the
development; and limiting the building mass and height
south side of the building. It is shown set back from
to a scale that does not overpower the natural settings of
the face of the main building, but oriented with it.
the site, or the Entrance Corridor.
This addition would help screen the vehicle storage
area that is proposed at the middle of the site.
35
Landscaping of parking areas:
10
a. Large trees should align the perimeter of parking
areas, located 40 feet on center. Trees should be planted
The existing condition provides a paved area
in the interior of parking areas at the rate of one tree for
between the building and the EC street. The concept
every 10 parking spaces provided and should be evenly
plan divides this area into a row of guest parking
distributed throughout the interior of the parking area.
along the building with a travelway, and vehicle
b. Trees required by the preceding paragraph should
display area measuring approximately 205' x 67' for
measure 2'/z inches caliper (measured six inches above
13,735 sf of display. Depending on the parking
the ground); should be evenly spaced; and should be of
layout and the size of parked vehicles, the display
a species common to the area. Such trees should be
area might hold approximately 65-80 cars, requiring
planted in planters or medians sufficiently large to
additional interior parking lot trees. The vehicle
maintain the health of the tree and shall be protected by
storage area at the middle of the site might hold
curbing.
approximately 150 cars. The vehicle storage area at
c. Shrubs should be provided as necessary to minimize
the back of the site might hold approximately 30
the parking area's impact on Entrance Corridor streets.
vehicles. (These estimates are based on cars parked
Shrubs should measure 24 inches in height.
close together in stacked rows, as is often done at
auto dealerships.)
39
The relationship of buildings and other structures to the
Vehicles for display shall
Entrance Corridor street and to other development
be parked in conventional,
within the corridor should be as follows:
The nature of stored and displayed cars is somewhat
striped parking spaces.
a. An organized pattern of roads, service lanes, bike
different than customer and employee cars parked in
Revise the plan to show
paths, and pedestrian walks should guide the layout of
a parking lot. The customer and employee cars
striped parking spaces for
the site.
come and go. The stored and displayed vehicles
the display cars in the front
b. In general, buildings fronting the Entrance Corridor
remain parked and they are often parked closer
display lot.
street should be parallel to the street. Building groupings
together. To limit the visual impacts of this type of
should be arranged to parallel the Entrance Corridor
parking, the ARB has typically required that display
Evenly distribute large trees
street.
spaces be striped like standard parking spaces. This
at the interior of the display
c. Provisions should be made for connections to adjacent
allows a distribution and orientation of parked cars
lot at a rate of 1 tree for
pedestrian and vehicular circulation systems.
that is more like standard parking lots and it helps
every 10 spaces.
d. Open spaces should be tied into surrounding areas to
ensure a consistent appearance over time.
provide continuity within the Entrance Corridor.
Extend the planting area on
e. If significant natural features exist on the site
Trees are proposed at 40' on center along the
the south side of the display
(including creek valleys, steep slopes, significant trees
northern perimeter of the parking and display area at
area the full length of the
or rock outcroppings), to the extent practical, then such
the front of the site. The southern perimeter of the
display lot. Provide a
natural features should be reflected in the site layout. If
front display area has perimeter trees at 40' on
continuous row of shrubs,
the provisions of Section 32.5.6.n of the Albemarle
center, but the planting island is not continuous. A
30"-36" tall at planting, on
County Zoning Ordinance apply, then improvements
continuous planting area would allow for a
the north, east and south
required by that section should be located so as to
consistent row of shrubs and additional ornamental
sides of the display lot.
maximize the use of existing features in screening such
trees on the south side. Two interior trees are shown
Provide ornamental trees on
improvements from Entrance Corridor streets.
in the front paved area; only one of these is located
the south side of the display
10
11
f. The placement of structures on the site should respect
in the display area. (A tree in a second island near
lot.
existing views and vistas on and around the site.
the frontage is placed to look like a frontage tree.)
Some 24" shrubs are proposed around the perimeter
Provide new planting
36
Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along the
of the parking lot, but not in a continuous row.
beds/islands with large
front of long buildings as necessary to soften the
Taller shrubs in a continuous row would provide
shade trees spaced 40' on
appearance of exterior walls. The spacing, size, and type
more screening.
center at the east and south
of such trees or vegetation should be determined by the
perimeters of the middle
length, height, and blankness of such walls.
Providing the standard interior parking lot trees in
storage area.
b. Shrubs should be used to integrate the site, buildings,
the display area is appropriate because it breaks up
and other structures; dumpsters, accessory buildings and
the "sea of parking" effect. An even distribution of
structures; "drive thru" windows; service areas; and
trees throughout the parking area is typically the
signs. Shrubs should measure at least 24 inches in
goal, but auto dealerships tend to dislike trees in the
height.
display lots because they take up display space and
can be messy.
There is no proposed landscaping associated with
the vehicle storage area located at the middle of the
site. The vehicle storage area at the west end of the
site is located at the base of a slope. At the top of the
slope is a chain link fence. The slope has no trees.
Striping the spaces in the storage lots at the middle
and back of the site may have less impact (than
striping the front display lot) due to the distance
from the street. Vehicles in these lots will be seen
from the street, but the arrangement of the vehicles
will be less distinguishable. Landscape screening in
new planting beds at the east and south perimeters
of the middle storage area would provide a visual
break to the open paved area beyond the main
building and establish a more appropriate
appearance for the EC.
37
Plant species: a. Plant species required should be as
Medium shade trees are shown along the front of the
None.
approved by the Staff based upon but not limited to the
building. The north elevation would benefit from the
Generic Landscape Plan Recommended Species List and
addition of trees along its length, but there is little
Native Plants or Virginia Landscapes (Appendix D).
on-site planting area available there.
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Plant health: The following note should be added to the
This item will be addressed with a future site plan
Include the standard plant
landscape plan: "All site plantings of trees and shrubs
submittal.
health note on future site
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shall be allowed to reach, and be maintained at, mature
plan submittals.
height; the topping of trees is prohibited. Shrubs and
trees shall be pruned minimally and only to support the
overall health of the plant."
Site Gradin
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Site grading should maintain the basic relationship of the
The site is already graded. No new grading is
None.
site to surrounding conditions by limiting the use of
anticipated.
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
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.
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No grading, trenching, or tunneling should occur within
Wooded area remains at the west end of the site. No
None.
the drip line of any trees or other existing features
construction is proposed in this area.
designated for preservation in the final Certificate of
Appropriateness. Adequate tree protection fencing should
be shown on, and coordinated throughout, the grading,
landscaping and erosion and sediment control plans.
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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.
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Preservation areas should be protected from storage or
movement of heavy equipment within this area.
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Natural drainage patterns (or to the extent required, new
An existing stormwater facility exists on site. No
None.
drainage patterns) should be incorporated into the
changes are proposed.
finished site to the extent possible.
SIGNS
There is an existing nonconforming pole -mounted sign at this site. It consists of an internally
Consider replacing the
illuminated cabinet measuring approximately 8' x 12'6" (100 sf) on a tapered pole, with the top of
nonconforming
the sign at 29' or 30' above the ground. The pole -mounted sign predates the establishment of the EC.
freestanding sign with a
This type of sign is generally no longer approved in the ECs. If the sign is to be retained, any
new sign that meets
structural change requires that the sign area and sign height be reduced by 25%. (These reductions
ordinance and guideline
would apply each time the structure of the sign changes until the area and height meet ordinance
requirements.
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SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Vehicle display area: interior landscaping, striping of spaces, limit on elevated vehicles
2. Frontage planting: available planting area, coordination with utilities
3. Vehicle storage areas: screening, landscaping, parking method
4. Visibility of vehicles awaiting repair in the body shop
5. Lighting: existing non -conforming lights, new lights, 20' pole height, 30 fc limit
Staff recommends the ARB forward the following recommendation to the Planning Commission:
It is not clear at this time that an appropriate appearance for the EC can be achieved with the proposed concept plan due to the utility and planting
conflicts along the EC frontage, the limited planting proposed, and the lack of information on the vehicles awaiting repair in the body shop.
Consequently, the ARB cannot support the request for the special use permit at this time.
Should the ARB choose to recommend approval of the request for the outdoor sales/storage/display, staff recommends the following conditions of
approval. (Note that Special Use Permit for the body shop will have to return to the ARB for review.)
1. Vehicles shall be displayed or stored only in areas indicated for display or storage on the plan entitled "Conceptual Special Use Application Plan for
Malloy Ford" dated April 18, 2016 (the Concept Plan).
2. Vehicles for display shall be parked in conventional, striped parking spaces.
3. Vehicles shall not be elevated anywhere on site.
4. Final site plan approval is subject to ARB approval of the lighting plan (submitted with the site plan). Maximum height of pole lights (including
bases and fixtures), shall not exceed 20'. Maximum light levels shall not exceed 30 footcandles in the display lot and 20 footcandles in all other
locations. Nonconforming pole lights shall be removed from the site.
5. Final site plan approval is subject to ARB approval of the landscape plan (submitted with the site plan). Landscaping shown on the plan may be
required to be in excess of the minimum requirements of the ARB guidelines and/or the Zoning Ordinance to mitigate visual impacts of the proposed
use, and shall include, but not be limited to, the following:
a. Planting area along the Entrance Corridor frontage shall be increased, as necessary, to accommodate planting outside of easements.
b. Large shade trees shall be evenly distributed at the interior of the display lot at a rate of 1 tree for every 10 spaces.
c. Shrubs shall be provided in a continuous row along the north, east and south sides of the front display area.
d. The planting area on the south side of the display area shall be extended the full length of the display area. The extended planting area shall
be planted with ornamental trees and a continuous row of shrubs.
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requirements.)
Replacing the nonconforming sign with a new sign that meets ordinance and guideline requirements
might offset some of the negative impacts of some other site deficiencies, such as reduced planting
areas. A freestanding monument style sign is recommended, but it would need to be incorporated into
the landscaping along the frontage and be coordinated with the utilities.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Vehicle display area: interior landscaping, striping of spaces, limit on elevated vehicles
2. Frontage planting: available planting area, coordination with utilities
3. Vehicle storage areas: screening, landscaping, parking method
4. Visibility of vehicles awaiting repair in the body shop
5. Lighting: existing non -conforming lights, new lights, 20' pole height, 30 fc limit
Staff recommends the ARB forward the following recommendation to the Planning Commission:
It is not clear at this time that an appropriate appearance for the EC can be achieved with the proposed concept plan due to the utility and planting
conflicts along the EC frontage, the limited planting proposed, and the lack of information on the vehicles awaiting repair in the body shop.
Consequently, the ARB cannot support the request for the special use permit at this time.
Should the ARB choose to recommend approval of the request for the outdoor sales/storage/display, staff recommends the following conditions of
approval. (Note that Special Use Permit for the body shop will have to return to the ARB for review.)
1. Vehicles shall be displayed or stored only in areas indicated for display or storage on the plan entitled "Conceptual Special Use Application Plan for
Malloy Ford" dated April 18, 2016 (the Concept Plan).
2. Vehicles for display shall be parked in conventional, striped parking spaces.
3. Vehicles shall not be elevated anywhere on site.
4. Final site plan approval is subject to ARB approval of the lighting plan (submitted with the site plan). Maximum height of pole lights (including
bases and fixtures), shall not exceed 20'. Maximum light levels shall not exceed 30 footcandles in the display lot and 20 footcandles in all other
locations. Nonconforming pole lights shall be removed from the site.
5. Final site plan approval is subject to ARB approval of the landscape plan (submitted with the site plan). Landscaping shown on the plan may be
required to be in excess of the minimum requirements of the ARB guidelines and/or the Zoning Ordinance to mitigate visual impacts of the proposed
use, and shall include, but not be limited to, the following:
a. Planting area along the Entrance Corridor frontage shall be increased, as necessary, to accommodate planting outside of easements.
b. Large shade trees shall be evenly distributed at the interior of the display lot at a rate of 1 tree for every 10 spaces.
c. Shrubs shall be provided in a continuous row along the north, east and south sides of the front display area.
d. The planting area on the south side of the display area shall be extended the full length of the display area. The extended planting area shall
be planted with ornamental trees and a continuous row of shrubs.
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e. Shrubs provided at the perimeter of the display area shall be a minimum of 30"-36" high at planting.
f. Large shade trees spaced 40' on center shall be provided in new planting beds or islands along the east and south perimeters of the middle
vehicle storage area.
Should the applicant choose to request deferral, the following revisions to the concept plan are suggested prior to resubmittal for ARB review:
1. Revise the plan to show striped parking spaces for the display cars in the front display lot.
2. Address landscaping items 5a -f, above.
3. For the frontage planting area, provide a sketch plan(s) showing: the existing condition, the layout of the previously approved site plan (if different
from the existing condition), and the proposed layout, with all utilities and easements, to clarify available planting area and areas of added planting
area (if any).
4. Identify on the plan the location of parking spaces for vehicles awaiting repair in the body shop.
5. Clarify on the plan how the visibility of vehicles awaiting repair in the body shop will be eliminated from public streets. Provide corresponding
details for review.
6. Clarify on the plan if the chain link fence located near the main building is to remain or to be removed.
7. Provide an estimate of the number of cars to be parked in the storage areas.
8. Label the vehicle storage areas as Vehicle Storage Area #1 and Vehicle Storage Area #2.
9. Replace the nonconforming pole lights with poles and fixtures that meet all ordinance and guideline requirements.
10. Consider replacing the nonconforming freestanding sign with a new sign that meets ordinance and guideline requirements.
Comments for future site plan submittal:
1. Note that standard trademark/branding elements may require modification to meet the EC Guidelines.
2. If windows are added to the building or included in the service drop-off addition, include the standard window glass note on the architectural
drawings.
3. Include the standard plant health note on future site plan submittals.
4. Include the standard lighting note on future site plan submittals.
5. Include the standard mechanical equipment note on future site plan and architectural submittals.
6. If existing light fixtures will be retained, the lighting plan provided with the site plan shall distinguish between proposed lighting and existing
lighting that is to remain unmodified in terms of fixture locations, type, style, and intensity of illumination. Combined illumination levels will also
need to be shown.
7. Clarify on the plan if the chain link fence located near the main building is to remain or to be removed.
TABLE A This report is based on the following submittal items:
Sheet # Drawing Name
Drawing Date/Revision Date
- Conceptual Special Use Application Plan — overall site
Aril 18, 2016
- Conceptual Special Use Application Plan — front portion of site
April 18, 2016
- Regional Context Map
April 18, 2016
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