HomeMy WebLinkAboutARB201600123 Staff Report 2016-11-07ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2016-123: Better Living Berkmar Final Site Plan
Review Type
Final Site Development Plan
Parcel Identification
045000000112BO & 045000000112AO
Location
Between Route 29 and Berkmar Drive. North of Schewels (2030 Seminole Trail) and south of Better Living Furniture (2060 Seminole Trail) and Better Living
Home Center (2070 Seminole Trail).
Zoned
Highway Commercial (HC)/Entrance Corridor (EC)/Airport Impact Area (AIA)
Owner/Applicant
B. Properties, LC./ The Gaines Group, PLC (Ray Gaines)/Shimp Engineering (Justin Shimp)
Magisterial District
Rio
Proposal
To construct a building for building supply sales, furniture sales and office uses as well as a large warehouse and three smaller buildings for storage and an outdoor
paved loading and storage area.
Context
The subject parcel is situated in an area that is developed primarily with commercial uses. It is split into two separate pieces. The smaller of the two fronts on Route
29 and the larger fronts on Berkmar Drive. The parcel between the two pieces is zoned commercial but contains a residence (See Figure 1). There are also two
residential lots adjacent to the subject parcel, one of which fronts Berkmar Drive. Most of the adjacent development along Route 29 predates the establishment of the
EC and, consequently, does not meet the requirements of the EC guidelines.
Visibility
The improvements and structures proposed with this site plan will be visible from the EC unless screened (See the analysis for guidelines #17, 18, 19 & 21 below for
details).
ARB Meeting Date
November 7, 2016
Staff Contact
Paty Satemye
PROJECT HISTORY
DATE
APPLICATION/REVIEW TYPE
RESULT
5/16/2016
ARB-2016-39: Better Living Initial Plan
During the meeting applicant submitted a site plan that had significant changes in comparison to the one reviewed by staff.
ARB unanimously voted to accept the applicant's request for deferral. Applicant was instructed to revise the submittal to
address the issues outlined in the staff report, to provide information on the retaining walls and to provide additional site
sections.
8/ 15/2016
ARB-2016-39: Better Living Initial Plan
The ARB found that there were items that were still required prior to site plan approval. The action letter from the meeting
is included as Attachments A & B to this report.
9/27/2016
ARB-2016-39: Better Living Initial Plan
Staff reviewed the resubmission and found it to have addressed the conditions of initial plan approval on September 27,
2016.
ANALYSIS
REF
GUIDELINE
8/15/2016 Comments
Current Issue
Recommendation
Structure design
Note: Architectural drawings were
not submitted with the Initial Site
Plan.
1
The goal of the regulation of the design of development
Five buildings are proposed. Building A has a 11,092 sf
Provide on the site plan and the
within the designated Entrance Corridors is to insure
footprint and is located approximately 820' from the EC
architectural plans the heights
that new development within the corridors reflects the
street. Building B is 6,960 sf and located approximately
of each of the proposed
traditional architecture of the area. Therefore, it is the
570' from the EC. Building C is 16,200 sf and located
buildings.
purpose of ARB review and of these Guidelines, that
approximately 390' from the EC. Storage Shed D is 2,000
proposed development within the designated Entrance
sf and located approximately 555' from the EC. Storage
Revise the plan to have a darker
Corridors reflect elements of design characteristic of the
Shed E is 1,000 sf and located approximately 465' from the
beige color than "Veil of Dusk"
significant historical landmarks, buildings, and
EC.
and utilize the revised color for
structures of the Charlottesville and Albemarle area, and
the components currently
to promote orderly and attractive development within
Building C is a large building. However, the impact of its
specified as "unpainted
these corridors. Applicants should note that replication
mass has been minimized by the use of step backs in the
concrete".
of historic structures is neither required nor desired.
building, division of the walls into bays (utilizing reglets
for the appearance of pilasters within the tilt up concrete
It is recommended that updated
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these
walls), the use of color (beige, brown & bronze) and the
site sections be provided to
sites as ensembles of buildings, land, and vegetation. In
plantings proposed at the base of the east and north walls.
confirm that Building B will not
order to accomplish the integration of buildings, land,
Building A also includes step backs in the building,
be visible from the EC. The
and vegetation characteristic of these sites, the
division of the walls into bays, and the use of color in order
following sections are
Guidelines require attention to four primary factors:
to minimize its impact. These design elements soften the
recommended: One section
compatibility with significant historic sites in the area;
appearance of the buildings and, with the exception of
similar to Section B provided
the character of the Entrance Corridor; site development
Building B, avoid blankness and present a more human
for the Initial Site Plan but with
and layout; and landscaping.
scale and form that is more characteristic of historic
buildings. However, the Typical Panel Elevation in the
the view looking north and with
Shed E visible in the
3
New structures and substantial additions to existing
structures should respect the traditions of the
architectural plans specifies that the lighter components of
background. A second section
architecture of historically significant buildings in the
the wall will be "unpainted concrete" although those
similar to Section D provided
Charlottesville and Albemarle area. Photographs of
components are rendered to match the "Veil of Dusk" beige
for the Initial Site Plan but with
historic buildings in the area, as well as drawings of
color that is being utilized for the metal gutters,
the section line being moved
architectural features, which provide important
downspouts, fascia and trim. Also, the "Veil of Dusk"
further east, so that it cuts
examples of this tradition are contained in Appendix A.
beige color sample appears nearly white in the sun, so a
darker shade might blend better with the rest of the
through both Building B and
Storage Shed E, and with the
4
The examples contained in Appendix A should be used
as a guide for building design: the standard of
building.
view looking east so that
compatibility with the area's historic structures is not
Building C is visible in the
intended to impose a rigid design solution for new
The roofing material is specified for Buildings A and C as
background.
development. Replication of the design of the important
"standing seam galvalume". It appears from the
historic sites in the area is neither intended nor desired.
architectural plans that the two Storage Sheds (D & E) will
Specify on the architectural
The Guideline's standard of compatibility can be met
also have that roofing material. The roofing material for
plan the roofing materials for
through building scale, materials, and forms which may
Building B Storage Shed is also not specified and is
each of the buildings within the
be embodied in architecture which is contemporary as
represented somewhat differently than the other roofs in the
project.
well as traditional. The Guidelines allow individuality in
architectural plan. Most of the roofs have shallow pitches,
design to accommodate varying tastes as well as special
so they may not be very visible from the EC. However, the
On the "Typical Panel
functional requirements.
galvalume can be reflective, so its impact on the EC should
be considered.
Elevation" and "Building A
Office / Retail Elevations"
9
Building forms and features, including roofs, windows,
doors, materials, colors and textures should be
remove the word "West" from
compatible with the forms and features of the significant
The appearance of pilasters has been incorporated in the
the window note.
historic buildings in the area, exemplified by (but not
design, as well as an earth tone color palette, in order to be
limited to) the buildings described in Appendix A [of
harmonious with other EC developments such as Gander
Provide the standard window
the design guidelines]. The standard of compatibility
Mountain.
glass note on the Building A
can be met through scale, materials, and forms which
elevations.
may be embodied in architecture which is contemporary
Even though Buildings C, D and E will be utilized for
as well as traditional. The replication of important
storage, the proposed design shows significant effort to
historic sites in Albemarle County is not the objective of
minimize the industrial and utilitarian appearance of the
these guidelines.
buildings. It is specified that these building will utilize the
same color palette and roof design as Building A.
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
Building B is an open shed with no walls. Its exposed steel
design should be relieved using design detail or
framing may be visible from the EC. The industrial
vegetation, or both.
appearance of this type of construction is not compatible
with the significant historic sites in the area, other recent
14
Arcades, colonnades, or other architectural connecting
devices should be used to unify groups of buildings
construction in the entrance corridor, or the other proposed
within a development.
buildings for this site. This building will be partially
screened by Building C, Storage Shed E and by a row of 8'
15
Trademark buildings and related features should be
modified to meet the requirements of the Guidelines.
high (at planting) Nigra Eastern Arborvitae at a spacing of
about 5' on center. The site plan and the architectural plans
16
Window glass in the Entrance Corridors should not be
highly tinted or highly reflective. Window glass in the
do not note heights except for Building C. Also, updated
Entrance Corridors should meet the following criteria:
site sections were not submitted with the Final Site Plan
Visible light transmittance (VLT) shall not drop below
even though the grading for the site has changed since the
40%. Visible light reflectance (VLR) shall not exceed
Initial Site Plan.
30%. Specifications on the proposed window glass
should be submitted with the application for final
Buildings B, D & E do not have any windows. The label
review.
for the windows in Building C specifies that they meet the
VLT and VLR requirements. The label, however, also
states "west window" even though the note appears to
apply to the windows for the whole building. Building A
appears to have the same type of windows as Building C,
but the glass type is not specified on the drawings.
5
It is also an important objective of the Guidelines to
Many of the buildings in the area predate the establishment
See recommendation #9 above.
establish a pattern of compatible architectural
of the Route 29 EC and, consequently, do not meet the
If Building B, will be visible
characteristics throughout the Entrance Corridor in order
requirements of the EC guidelines.
from the EC, revise the building
to achieve unity and coherence. Building designs should
design to be integrated and
demonstrate sensitivity to other nearby structures within
The division of building mass into bays is similar to the
harmonious with the other
the Entrance Corridor. Where a designated corridor is
buildings at The Shops at Stonefield and Gander Mountain.
buildings within the proposed
substantially developed, these Guidelines require
development.
striking a careful balance between harmonizing new
With the exception of Building B, the buildings within the
development with the existing character of the corridor
proposed development are compatible with each other.
and achieving compatibility with the significant historic
They utilize the same colors, materials and architectural
sites in the area.
features.
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
Revise the plan to clearly show the
The elevation of the EC street adjacent to the subject parcel
Add a label for the rectangle on
integrated into the overall plan of development and
limits of the "Loading & Storage
is approximately 466' and the elevation rises from the
the south side of the gate. If it
shall, to the extent possible, be compatible with the
Area", with hatching or other
Route 29 road frontage up to about 522' where Building A
is mechanical equipment
building designs used on the site.
method. If the storage area
extends to the north side of
is proposed. The paved "Loading & Storage Area" begins
at a distance of approximately 470' from the EC at a
eliminate its visibility from the
EC.
18
The following should be located to eliminate visibility
from the Entrance Corridor street. If, after appropriate
Building B Open Shed provide
proposed elevation of 510', which is about 44' above the
siting, these features will still have a negative visual
additional screening along the
entrance corridor and would be visible above the buildings
In the site plan or architectural
impact on the Entrance Corridor street, screening should
north side of the parcel to
along the EC if not screened. Since the heights of all but
plan provide the material and
be provided to eliminate visibility.
eliminate visibility of this area.
one building have not been dimensioned, and because the
color for the dumpster
a. Loading areas, b. Service areas, c. Refuse areas, d.
sections were not updated for the changes in the final site
enclosure.
Storage areas, e. Mechanical equipment, f. Above-
Screening of the storage area may
plan, it is uncertain the extent that Building C, Storage
ground utilities, and g. Chain link fence, barbed wire,
be provided by walls, plantings or
Shed E and the proposed landscaping will screen the rest of
razor wire, and similar security fencing devices.
fencing, or a combination of these.
When accomplished by new
the proposed development.
19
Screening devices should be compatible with the design
of the buildings and surrounding natural vegetation and
vegetation, do not provide the
A single row of 8' high evergreen trees will screen 90' of
may consist of: a. Walls, b. Plantings, and c. Fencing.
screening in rigid rows. Instead
the chain link fence on the north side of the parcel. 24"
provide a less formal layout and
high evergreen shrubs will be planted along the remaining
include multiple species to blend
length of the chain link fence to the west, which is
with the surrounding area. At a
approximately 75'. The 24" high shrubs will not fully
minimum provide evergreen
screen the 8' high fence. However, the ARB has previously
shrubs 24" at planting along the
stated that the distance will sufficiently mitigate the impact
chain link fence adjacent to the
of the chain link fence on the EC. There is an additional
stormwater management area.
40' of chain link fence that does not have any landscape
screening. However, it is on the southwest corner of
If existing trees are to be utilized
Storage Shed E and is therefore not expected to be visible
for screening or any other EC
from the EC.
requirements label them as
`preserved', provide tree
The area of the proposed "Loading & Storage Area" is
protection fencing and specify the
clearly delineated on the site plan.
individual tree locations, canopy
limits, caliper and species.
No existing trees are being utilized for EC requirements.
Expand the wording of the note
The note on the cover sheet, under Proposed Use, was
under "Proposed Use" on the
revised to include the specified wording.
coversheet to say, "Items stored
within the outdoor storage area
Labels have been added to the site plan specifying that
shall not exceed the height of the
Building B will be open on all four sides; Storage Shed D
landscaping, or other methods of
will be open on the north side; Storage Shed E will be open
screening installed, and shall not
on the south side; and Buildings A and C will not have any
be visible from the Entrance
open sides. However, Building C will have open bay doors
Corridor."
on the west side.
Indicate on the plan the walls of
The locations of the HVAC units have been shown, and the
the buildings and sheds that will be
standard note has been provided, in two locations on the
open.
site plan. The labels for the HVAC units specify that they
will be "screened by 48" wooden fence". No other
Eliminate visibility of any
information is given about these screening fences.
mechanical equipment from the
However, because of the screening shrubs on the north side
EC. Specify the location of
of the parcel, the distance from the EC, and the change in
mechanical equipment, and
elevation from the EC, these fences are not expected to be
method of screening utilized for
visible from the EC.
them, on the site plan.
There is a rectangle, shown on the site plan, to the south of
Add the standard mechanical
the gate, which has no label. Information on what it
equipment note to the architectural
represents needs to be provided.
plans.
The standard mechanical equipment note has been provided
Provide details on how the "Roll
on the architectural plans.
Off Dumpster" will be screened
from the EC or specify in the site
plan that the "Roll Off Dumpster"
Two refuse areas are shown on the site plan. One dumpster
is specified to have an enclosure with a "masonry finish",
21
The following note should be added to the site plan and
the architectural plan: "Visibility of all mechanical
will be kept within the designated
but the detail on Sheet No. C7 does not specify the material
equipment from the Entrance Corridor shall be
"Loading and Storage Areas" at all
or color. The dumpster screening should be compatible
eliminated."
times.
with the design of the buildings and the surrounding natural
vegetation. A note has been added to the "Roll Off
Dumpster" stating "10' x 20' roll off dumpster (to remain
within Loading & Storage area only)."
Metal louvers are proposed at the upper level of the north
elevation of Building C. Two of these louvers are shown in
each of the two 15' wide bays and are located where
windows are located in the other bays. Louver color is to
match window color and the louvers appear coordinated
with the building.
20
Surface runoff structures and detention ponds should be
Label the stormwater pond that is
All stormwater treatment and detention has been located
None.
designed to fit into the natural topography to avoid the
located east of "Storage Shed E".
underground. Therefore, no additional labels, landscaping
need for screening. When visible from the Entrance
or topography will be required for above ground
Corridor street, these features must be fully integrated
Provide landscaping to integrate
stormwater ponds.
into the landscape. They should not have the
the stormwater areas, on the east
appearance of engineered features.
and west sides of "Storage Shed
E", into the landscape.
44
Natural drainage patterns (or to the extent required, new
drainage patterns) should be incorporated into the
finished site to the extent possible.
Provide proposed topographical
information for the "Proposed
Storm Water Treatment Area" at
the northeast corner of Building C.
Landscaping
7
The requirements of the Guidelines regarding
None.
The eastern portion of TMP 45-112B along Route 29 (See
Include plant name labels for
landscaping are intended to reflect the landscaping
Figure 1) is not being developed as part of this site plan.
the plant symbols on the plan or
characteristic of many of the area's significant historic
Therefore, no EC trees are proposed along Route 29.
use symbols that are easily
sites which is characterized by large shade trees and
identifiable on the printed plan.
lawns. Landscaping should promote visual order within
The mix of the proposed plantings on the north side of
the Entrance Corridor and help to integrate buildings
Storage Shed E, and both the north and east sides of
If the "New 15' VDOT Access
into the existing environment of the corridor.
Building C, as well as the evergreen shrubs along the
terraced walls, helps to integrate Building C, Storage Shed
Easement" shown within TMP
45-68C1 is to replace the access
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials
E and the terraced walls into the EC. The rounded conical
easement from Berkmar Drive
that share similar characteristics. Such common
shape of the six different evergreen screening trees
to TMP 45-68C1, then specify
elements allow for more flexibility in the design of
specified, behind Building C and Storage Shed E, helps to
on the site plan that the existing
structures because common landscape features will help
harmonize the appearance of the rear of these building as
easement is to be vacated.
to harmonize the appearance of development as seen
seen from the EC.
Otherwise, relocate the
from the street upon which the Corridor is centered.
Because of a difference in scale from the landscape
proposed trees to be outside of
the existing access easement.
32
Landscaping along the frontage of Entrance Corridor
streets should include the following:
schedule, some of the plant symbols are difficult to
a. Large shade trees should be planted parallel to the
distinguish in the site plan.
Entrance Corridor Street. Such trees should be at least
31h inches caliper (measured 6 inches above the ground)
Berkmar Drive is not an EC street. However, mature trees
and should be of a plant species common to the area.
on Berkmar would be visible from Rt. 29 and some of the
Such trees should be located at least every 35 feet on
trees proposed along Berkmar are within an existing access
center.
easement. The conflict between the proposed plantings and
b. Flowering ornamental trees of a species common to
the existing easement will need to be resolved. There is a
the area should be interspersed among the trees required
"New 15' VDOT Access Easement" shown within TMP
by the preceding paragraph. The ornamental trees need
45-68C1 that appears to be a replacement for the existing
not alternate one for one with the large shade trees. They
access easement. However, the existing access easement is
may be planted among the large shade trees in a less
not labeled as being vacated.
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:
Provide evergreen shrubs 24"
A travelway extends from the Berkmar entrance into the
Revise the landscaping plan so
a. Large trees should be planted parallel to all interior
minimum at planting along the
site along the north side of the property. There are ten (10)
that no species comprises more
roads. Such trees should be at least 21/z inches caliper
north side of the northern
large shade trees proposed on the south side of the
than 25% of the total proposed
(measured six inches above the ground) and should be
travelway. Update the
travelway.
plantings for that plant type.
of a plant species common to the area. Such trees should
landscaping calculations to reflect
be located at least every 40 feet on center.
the additional shrubs.
Evergreen Inkberry Holly shrubs (a species common to the
area), with a height of 24" at planting, have been shown
along the northern side of the travelway.
Some of the shrubs species are proposed in very high
quantities. This can compromise the health of the
landscape.
34
Landscaping along interior pedestrian ways:
None at this time.
There are over 470' of sidewalks around Building A, and
None.
a. Medium trees should be planted parallel to all interior
only six trees in the vicinity of the sidewalks. However,
pedestrian ways. Such trees should be at least 21/2 inches
over half of the sidewalks are on the south and west sides
caliper (measured six inches above the ground) and
of the building. It is unlikely that the addition of trees
should be of a species common to the area. Such trees
along the other half of the walkways would have much
should be located at least every 25 feet on center.
visual impact on the view from the EC because of the
distance and change in elevation.
36
Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along the
front of long buildings as necessary to soften the
There are two lengths of building that could be considered
appearance of exterior walls. The spacing, size, and type
long enough to necessitate additional landscaping. These
of such trees or vegetation should be determined by the
are the south side of Building A, which is 135' long, and
length, height, and blankness of such walls.
the south side of Storage Shed D, which is 200' long.
b. Shrubs should be used to integrate the site, buildings,
However, since they are on the south sides of the buildings,
and other structures; dumpsters, accessory buildings and
which have less visibility from the EC, they are not
structures; "drive thru" windows; service areas; and
expected to adversely impact the EC.
signs. Shrubs should measure at least 24 inches in
Because of the distance, and the change in elevation, from
height.
the EC it is unlikely the site would appear more visually
integrated from the EC by the addition of shrubs internal to
the site. The proposed screening on the north edge of the
property, accomplished by buildings and landscaping,
would block the view of any shrubs internal to the site.
35
Landscaping of parking areas:
None.
Ten large shade trees are proposed at 3.5" caliper along the
None.
a. Large trees should align the perimeter of parking
northern perimeter of the parking lot.
areas, located 40 feet on center.
Trees should be planted in the interior of parking areas
No trees are provided along the perimeter of the twenty -
at the rate of one tree for every 10 parking spaces
two parking spaces that are located within 5 feet of the
provided and should be evenly distributed throughout
southern property line, and in an overhead electrical
the interior of the parking area.
easement. This parking row is not expected to be visible
b. Trees required by the preceding paragraph should
from the EC and therefore it is not expected to adversely
measure 21/z inches caliper (measured six inches above
impact the EC.
the ground); should be evenly spaced; and should be of
a species common to the area. Such trees should be
Ten large shade trees are proposed at 3.5" caliper within
planted in planters or medians sufficiently large to
the parking lot for the one hundred parking spaces.
maintain the health of the tree and shall be protected by
curbing.
There is a row of ninety-six 24" high evergreen shrubs and
c. Shrubs should be provided as necessary to minimize
twenty-two 8' high evergreen trees screening the north side
the parking area's impact on Entrance Corridor streets.
of the property and the parking lot from the EC.
Shrubs should measure 24 inches in height.
37
Plant species:
None.
The proposed plants appear on the accepted plant species
None.
a. Plant species required should be as approved by the
lists.
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:
None.
The note has been added to the site 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 theplant."
Development pattern and site grading
6
Site development should be sensitive to the existing
See recommendations 18 and 19
The current parcels (TMP 45-112B & 45-112A) are
Consider providing native
natural landscape and should contribute to the creation
above.
primarily wooded and sloping from Berkmar Drive down
plants along the graded slopes
of an organized development plan. This may be
to the Route 29 EC. There is a large open area directly
in order to minimize the visual
accomplished, to the extent practical, by preserving the
Consider providing native plants
adjacent to the EC (See Figure 4). The finished floor
impact these engineered slopes
trees and rolling terrain typical of the area; planting new
on the proposed graded slope.
elevation of the proposed Building A is about 2' above the
have on the EC.
trees along streets and pedestrian ways and choosing
existing elevation, approximately 522'. The proposed
species that reflect native forest elements; insuring that
Add plants on the terraced
grading also slopes from Berkmar Drive down towards the
Include a retaining wall section
any grading will blend into the surrounding topography
retaining walls.
EC by utilizing retaining walls and a sloping parking access
that shows the widths of the
thereby creating a continuous landscape; preserving, to
way. The "Loading & Storage Area", on the northeast side
retaining walls, encompassing
the extent practical, existing significant river and stream
Modify the label on the retaining
of the proposed plan, is graded to about 10 feet above the
any shift from the top of wall to
valleys which may be located on the site and integrating
wall to be "James River" color.
existing grade. On the southeast side it is about 2 feet
the bottom of the wall, in the
these features into the design of surrounding
lower than the existing grade. All of the buildings are
plan. Include in the detail a
development; and limiting the building mass and height
Provide a material & color sample
approximately parallel or perpendicular to Berkmar Drive
minimum width between
to a scale that does not overpower the natural settings of
for this type of retaining wall.
but not the EC. Since the buildings are closer to Berkmar,
retaining walls and the
the site, or the Entrance Corridor.
and do not front on the EC, the orientation of the buildings
should not adversely impact the EC. No sidewalks or bike
proposed guardrail of 3'.
39
The relationship of buildings and other structures to the
Entrance Corridor street and to other development
lanes exist on the adjoining side of Berkmar Drive.
within the corridor should be as follows:
a. An organized pattern of roads, service lanes, bike
Because of the grade change from the EC to the proposed
paths, and pedestrian walks should guide the layout of
development area, and the openness of the existing
the site.
development on the adjoining property to the north, all
b. In general, buildings fronting the Entrance Corridor
elements of the development not screened by the proposed
street should be parallel to the street. Building groupings
buildings or landscaping will be visible from the EC (See
should be arranged to parallel the Entrance Corridor
Figures 3 & 5). The majority of the existing trees are
street.
designated for removal and none have been specified for
c. Provisions should be made for connections to adjacent
preservation. Additional screening has been added along
pedestrian and vehicular circulation systems.
the north and east sides of the parcel along the terraced
d. Open spaces should be tied into surrounding areas to
retaining walls, and behind Storage Shed E and Building C.
provide continuity within the Entrance Corridor.
e. If significant natural features exist on the site
There appears to be only 3 feet between the property line
(including creek valleys, steep slopes, significant trees
and the first retaining wall on the northern side of the
or rock outcroppings), to the extent practical, then such
property, 3 feet between the three retaining walls, and
natural features should be reflected in the site layout. If
possibly 5 feet between the top retaining wall and the
the provisions of Section 32.5.6.n of the Albemarle
guardrail. Evergreen shrubs are proposed along the top of
County Zoning Ordinance apply, then improvements
all three of these walls. Since only shrubs have been
required by that section should be located so as to
proposed between the terraced walls, and the terrace walls
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.
and the guardrail, a 3' planting areas may be sufficient.
However, a retaining wall detail, that specifies the width of
the wall, including any shift from the top to the bottom of
the wall, has not been provided to confirm this.
40
Site grading should maintain the basic relationship of
the site to surrounding conditions by limiting the use of
The terraced retaining walls on the north side of the parcel,
retaining walls and by shaping the terrain through the
that will be visible from the EC, are labeled as being a
use of smooth, rounded land forms that blend with the
maximum height of 6' per wall. There is a single retaining
existing terrain. Steep cut or fill sections are generally
wall proposed at the northeast corner of the parcel that is
unacceptable. Proposed contours on the grading plan
also labeled as being a maximum of 6' high. There are
shall be rounded with a ten foot minimum radius where
other proposed retaining walls shown on the site plan. One
they meet the adjacent condition. Final grading should
is labeled as 8' high and the other does not have a label.
achieve a natural, rather than engineered, appearance.
They are located at the southeast corner of Building A.
Retaining walls 6 feet in height and taller, when
However, these taller walls are not expected to be visible
necessary, shall be terraced and planted to blend with
from the EC.
the landscape.
There are no proposed connections to the adjoining parcels.
A more natural appearance could be achieved by
incorporating native plantings along the proposed graded
slope on the north side of the parcel but none were added.
There is proposed grading between Building B, Storage
Shed D and the northern property line with contours that
have radii below the 10' minimum. However, because of
the distance and angle to the EC, it is unlikely that the
engineered nature of the proposed grading will be obvious
from the EC.
The "James River" label for the retaining walls was
modified. A material and color sample for the retaining
wall was provided. The tan color is expected to have an
appropriate appearance.
41
No grading, trenching, or tunneling should occur within
If existing trees to remain are not
No existing trees have been shown to be "preserved", being
None.
the drip line of any trees or other existing features
to be "preserved" then do not
utilized to meet EC requirements or being counted towards
designated for preservation in the final Certificate of
include them in any EC required
the landscaping calculations.
Appropriateness. Adequate tree protection fencing
landscaping.
should be shown on, and coordinated throughout, the
grading, landscaping and erosion and sediment control
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.
Lighting
Note: A lighting plan was not
submitted with the Initial Site
Plan.
22
Light should be contained on the site and not spill over
Light does not spill over on to the adjoining properties at
None.
onto adjacent properties or streets;
more than 1/2 footcandle.
23
Light should be shielded, recessed or flush -mounted to
The lights specified are full cut off.
None.
eliminate glare. All fixtures with lamps emitting 3000
lumens or more must be full cutoff fixtures.
24
Light levels exceeding 30 footcandles are not
There are no vehicle display lots proposed. The maximum
None.
appropriate for display lots in the Entrance Corridors.
footcandles for the site is specified as 12.1.
Lower light levels will apply to most other uses in the
Entrance Corridors.
25
Light should have the appearance of white light with a
There are no existing light fixtures on the parcel.
None.
warm soft glow; however, a consistent appearance
Therefore, all lights within the development will match.
throughout a site or development is required.
LED lamps are proposed.
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
Dark bronze has been specified for the wall mounted
None.
colors for free-standing pole mounted light fixtures in
fixtures, the free standing pole -mounted fixtures and their
the Entrance Corridors.
poles.
27
The height and scale of freestanding, pole -mounted light
The freestanding pole -mounted light fixtures are specified
None.
fixtures should be compatible with the height and scale
as having a total height of 20', including the pole base,
of the buildings and the sites they are illuminating, and
from finished grade.
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
The light fixtures appear to be appropriate for a Highway
None.
for the Entrance Corridors, the individual context of the
Commercial (HC) zoned site within the EC.
site will be taken into consideration on a case by case
basis.
29
The following note should be included on the lighting
The note has been provided.
None.
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."
Guidelines for the Use of Decorative Landscape
No decorative landscape lighting has been proposed.
None.
Lighting
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Anticipated visibility of the development from the EC.
2. Anticipated visibility of Building B Storage Shed from the EC.
3. The color of the unpainted concrete walls.
4. The impact of the standing seam galvalume roofing on the EC.
5. The number of trees along the interior pedestrian walkways within the site.
6. The length of Building A and Storage Shed D and whether additional landscaping is required.
7. Treatment of the terraced walls and proposed grading on the north side of the parcel and visible from the EC.
8. Trees not provided along perimeter of the parking lot adjacent to the southern border of the property.
Staff recommends approval with the following required conditions:
A Certificate of Appropriateness is required prior to final site plan approval.
1. Provide on the site plan and the architectural plans the heights of each of the proposed buildings.
2. Revise the plan to have a darker beige color than "Veil of Dusk" and utilize the revised color for the components currently specified as "unpainted concrete".
3. Specify on the architectural plan the roofing materials for each of the buildings within the project.
4. On the "Typical Panel Elevation" and "Building A Office / Retail Elevations" remove the word "West" from the window note.
5. Provide the standard window glass note on the Building A elevations, "Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30%."
6. If Building B, will be visible from the EC revise the building design to be integrated and harmonious with the other buildings within the proposed development.
7. Add a label for the rectangle on the south side of the gate. If it is mechanical equipment eliminate its visibility from the EC.
8. In the site plan or architectural plan provide the material and color for the dumpster enclosure
9. Include plant name labels for the plant symbols on the plan or use symbols that are easily identifiable on the printed plan.
10. If the "New 15' VDOT Access Easement" shown within TMP 45-68C1 is to replace the access easement from Berkmar Drive to TMP 45-68C1, then specify on the site plan that the existing
easement is to be vacated. Otherwise, relocate the proposed trees to be outside of the existing access easement.
11. Revise the landscaping plan so that no one species comprises more than 25% of the total proposed plantings for that plant type.
12. Include a retaining wall section that shows the widths of the retaining walls, encompassing any shift from the top of wall to the bottom of the wall, in the plan. Include in the detail a
minimum width between retaining walls and the proposed guardrail of 3'.
Staff also recommends the following:
1. It is recommended that updated site sections be provided to confirm that Building B will not be visible from the EC. The following sections are recommended: One section similar to Section
B provided for the Initial Site Plan but with the view looking north and with Shed E visible in the background. A second section similar to Section D provided for the Initial Site Plan but
with the section line being moved further east, so that it cuts through both Building B and Storage Shed E, and with the view looking east so that Building C is visible in the background.
2. Consider providing native plants along the graded slopes in order to minimize the visual impact these engineered slopes have on the EC.
14
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
C-1
Cover Sheet
9/26/16
C-2
Existing Conditions
9/26/16
C-3
Site Plan
9/26/16
C-4
Grading & Utility Plan
9/26/16
C-5
Landscape Plan
9/26/16
C-6
Lighting Plan
9/26/16
C-7
Site & Utility Details
9/26/16
-
Project Information and Project Description
9/26/16
-
Existing Entrance Corridor Building Examples
9/26/16
-
Site Plan
9/26/16
-
View #1
9/26/16
-
View #2 — Southwest elevation not visible
9/26/16
-
Building C Warehouse Elevations
9/26/16
-
Typical Panel Elevation
9/26/16
-
Axon view of site without landscaping
9/26/16
-
Axon view of site with 10 year landscaping
9/26/16
-
Portion of landscape plan
9/26/16
-
Axon view of site (including Building A)
9/26/16 (received 10/20/2016)
-
Axon view of Building A
9/26/16 (received 10/20/2016)
-
Building A Office/ Retail Elevations
9/26/16 (received 10/20/2016)
Material Samples: CMU: Anchor Wall Systems Eagle Bay Diamond Pro James River sample block, Eagle Bay Diamond Pro James River
color picture, Eagle Bay Hardscapes for Easy Living brochure with pictures of CMU on page 29; Color Samples: Pittsburg Paints PPG 1029-2
Veil of Dusk small, Pittsburg Paints PPG 1029-2 Veil of Dusk large, Pittsburg Paints PPG 1022-6 Granite small, Pittsburg Paints PPG 1022-6
Granite large; Window and bronze window frame sample.
15
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434)296-5g32 Fax (434) 972-4126
August 19, 2016
Justin Shimp/Shimp Engineering
201 East Main Street, Ste M
Charlottesville VA 22906
RE: ARB201600039 Better Living — Berkmar
Dear Mr. Shimp,
At its meeting on Monday, August 15, 2016, the Albemarle County Architectural Review Board, by a vote
of 3:0 voted to forward 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):
A Certificate of Appropriateness is required prior to final site plan approval.
1. Revise the plan to clearly show the limits of the "Loading & Storage Area", with hatching
or other method. If the storage area extends to the north side of "Building B Open Shed"
provide additional screening along the north side of the parcel to eliminate visibility of this
area.
2. Screening of the storage area may be provided by walls, plantings or fencing, or a
combination of these. When accomplished by new vegetation, do not provide the
screening in rigid rows. Instead provide a less fornmal layout and include multiple species
to blend with the surrounding area. At a minimum provide evergreen shrubs 24" at
planting along the chain link fence adjacent to the stormwater management area.
3. if existing trees are to be utilized for screening or any other EC requirements label them as
'preserved', provide tree protection fencing and specify the individual tree locations,
canopy limits, caliper and species.
4. Expand the wording of the note under "Proposed Use" on the covershcet to say, "ltcros
stored within the outdoor storage area shall not exceed the height of the landscaping, or
other methods of screening installed, and shall not be visible from the Entrance Corridor."
5. Indicate on the plan the walls of the buildings and sheds that will be open.
6. Eliminate visibility of any mechanical equipment from the EC. Specify the location of
mechanical equipment, and method of screening utilized for them. on the site plan.
7. Add the standard mechanical equipment note to the architectural plans.
S. Provide details on how the "Roll Off Dumpster" will be screened from the EC or specify
in the site plan that the "Roll Off Dumpster" will be kept within the designated "Loading
and Storage Areas" at all limes.
9. Label the stormwater pond that is located east of "Storage Shed E".
10. Provide landscaping to integrate the stormwater areas, on the east and west sides of
"Storage Shed E", into the landscape.
11. Provide proposed topographical information for the "Proposed Storm Water Treatment
Area" at the northeast corner of"Building C".
rn
12. Provide evergreen shrubs 24" minimum at planting along the north side of the northern
travelway. Update the landscaping calculations to reflect the additional shrubs.
13. Consider providing native plants on the proposed graded slope.
14. Add plants on the terraced retaining walls.
15. Modify the label on the retaining wall to be "Jamcs River" color.
16. Provide a material & color sample Ibr this type of retaining wall.
17. if existing trees to remain arc not to be "preserved" then do not include them in an% EC
required landscaping.
Regarding recommendations on the plan as it relates to the guidelines:
None
• Regarding recommended conditions of initial plan approval:
Prior to Initial Plan approval
I. Revise the plan to clearly show the limits of the "Loading & Storage Area", with hatching
or other method. If the storage area extends to the north side of "Building B Open Shed"
provide additional screening along the north side of the parcel to eliminate visibility of this
area, or submit an application for a special use permit.
2. Screening of the storage area may be provided by walls, plantings or fencing, or a
combination of these. When accomplished by new vegetation, do not provide the
screening in rigid rows. Instead provide a less formal layout and include multiple species
to blend with the surrounding area. At a minimum provide evergreen shrubs 24" at
planting along the chain link fence adjacent to the stormwater management area.
If existing trees are to be utilized fir screening or any other EC requirements label them as
`preserved', provide tree protection fencing and specify the individual tree locations,
canopy limits, caliper and species.
t. Expand the wording of the note under "Proposed Use" on the coversheet to say, "Items
stored ►within the outdoor storage area shall not exceed the height of the landscaping, or
other methods of screening installed, and shall not be visible from the Entrance Corridor."
5. Indicate on the plan the walls of the buildings and sheds that will be open.
6. If existing trees to remain are not to be "preserved" then do not include them in any PC
required landscaping.
• Regarding conditions to be satisfied prior to issuance of a grading permit:
If existing trees arc to be utilized for screening or any other EC requirements label them as 'preserved',
provide tree protection fencing and specify the individual tree locations, canopy limits, caliper and
species.
You may submit your application for continued ARB review at your earliest convenience. Application forms,
checklists and schedules are available on-line at w%ww.albentarle.orgfARR. Please he 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, _
Patricia Saternv
Senior Plann
cc: B Properties
PO BOX 7627
Charlottesville VA 22906
z
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Figure 1: GIS drawing showing the split in TMP 45-112B and the detached residential unit within TMP 45-112A.
JW91,.911
18
Figure 3: The view from Route 29 (EC) between Better Living Furniture and Better Living Home Center showing a clear view of the north side of the subject parcel.
20
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Figure S: The view from the far side of Route 29 (EC) showing the ground level of the parcel even with the roof of Better Living Home Center.
22