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HomeMy WebLinkAboutARB201700091 Staff Report 2017-10-10ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2017-91: 1640 Seminole Trail Auto Dealership Review Type Special Use Permit Advisory Review (first review) Parcel Identification 061000000120PO Location West side of Seminole Trail (Rt. 29 N), south of Rio Road West. Wendy's Restaurant site is to the south, Enterprise Rent -a -Car site is to the west, and GameStop site is to the north. Zoned Highway Commercial (HC)/Entrance Corridor (EC) Owner/Applicant Regency Catering, Inc./Downtown Auto Sales LLC (Mansur Suleymanov) Magisterial District Rio Proposal To establish an auto dealership with outdoor sales, storage and display of vehicles. Context and Visibility The parcel is located adjacent to the EC. Similar vehicle repair and display businesses are located in the vicinity (Brown Collision Center to the south and the Jim Price and Brown auto dealerships north of Rio Road). The display and customer parking, in front of the existing building, and the storage parking on the north side of the building will be visible from the EC. The storage and employee parking spaces located at the rear of the narrow, rectangular, half -acre site will be visible from the EC. ARB Meeting Date October 16, 2017 Staff Contact Heather McMahon PROJECT HISTORY The development of this narrow, rectangular site on the western side of Rt. 29 predates the designation of the road as an Entrance Corridor. All ARB reviews heretofore have focused on sign approvals or minor amendments to architectural plans. DATE APPLICATION RESULT 9/2/2008 ARB-2008-125 Administrative approval of minor architectural amendments to the New Deli & Grill building 9/20/2010 ARB-2010-72 Approved request for Pi skin BBQ (wall) Sign with conditions 12/8/2010 ARB-2010-127 Administrative approval of the refacing of an internally illuminated, non -conforming pole -mounted cabinet sign for Pigskin BBQ 6/29/2011 ARB-2011-66 Administrative approval for a wall signand to reface freestandingsignfor Loan Max 10/16/2017 ARB-2017-91 The ARB will review the SP request to convert property to an auto dealership with outdoor storage/display DETAILS OF THE PROPOSAL A Special Use Permit is required for outdoor sales, storage and/or display of vehicles when the site falls within the Entrance Corridor Overlay District. The purpose of the requirement is to allow for review of potential visual impacts on the corridor. The ARB's recommendations will be forwarded to the Planning Commission as part of the Special Use Permit request (SP-2017-19). The proposal consists primarily of the distribution of display, storage, customer and employee parking spaces across the site, which is entirely paved except for a sloping strip of grass on the southern property line. Three sales/display spaces are proposed at the front (southeast) corner of the site. Four customer parking spaces are proposed in front of the building. Three employee spaces are proposed along the southern property line beginning approximately 185' west of the EC. Storage parking is proposed on the north side of the building and behind the building. Portions of the display, employee, and storage parking are shown on the grassy slope. Some of the storage at the rear/westernmost extent of the site is designated for Enterprise Travel, a business located to the west. ANALYSIS REF GUIDELINE CURRENT ISSUE RECOMMENDATION Purpose 1 The goal of the regulation of the design of development within The site was developed prior to Rt. 29's See recommendations the designated Entrance Corridors is to insure that new designation as an Entrance Corridor. As below. development within the corridors reflects the traditional such, the existing site layout and architecture of the area. Therefore, it is the purpose of ARB architectural design are not consistent with review and of these Guidelines, that proposed development within the Entrance Corridor Design Guidelines. the designated Entrance Corridors reflect elements of design This project proposes only minor site characteristic of the significant historical landmarks, buildings, modifications, primarily adding minimal and structures of the Charlottesville and Albemarle area, and to landscaping to the frontage and southern REF GUIDELINE CURRENT ISSUE RECOMMENDATION promote orderly and attractive development within these property line. Consequently, the site will still corridors. Applicants should note that replication of historic not reflect traditional architecture. Orderly structures is neither required nor desired. and attractive development could be promoted with additional appropriate 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, landscaping. land, and vegetation. In order to accomplish the integration of buildings, land, and vegetation characteristic of these sites, the Guidelines require attention to four primary factors: compatibility with significant historic sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. Com a ility with significant historic sites// Compatibility with the character of the Entrance Corridor 3 New structures and substantial additions to existing structures No new structures are proposed and no See recommendations should respect the traditions of the architecture of historically alterations to the existing building are below. significant buildings in the Charlottesville and Albemarle area. proposed. Photographs of historic buildings in the area, as well as drawings of architectural features, which provide important examples of this tradition are contained in Appendix A. 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's historic structures is not intended to impose a rigid design solution for new development. Replication of the design of the important historic sites in the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as special functional requirements. 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. Site development and layout REF GUIDELINE CURRENT ISSUE RECOMMENDATION 6 Site development should be sensitive to the existing natural The proposal utilizes the existing developed Clarify on the sketch landscape and should contribute to the creation of an organized site with minimal modifications. Parking is plan how parking will be development plan. This may be accomplished, to the extent proposed throughout the site, including in accomplished on the practical, by preserving the trees and rolling terrain typical of the areas beyond the edge of pavement, which areas shown beyond the area; planting new trees along streets and pedestrian ways and appear to be grass and/or sloped. No grading edge of pavement. choosing species that reflect native forest elements; insuring that or additional hardscaping is shown, so it is Parking shall not be any grading will blend into the surrounding topography thereby unclear how this parking will be located on existing grass creating a continuous landscape; preserving, to the extent accomplished. or landscape areas. practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design of surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. Landsca in 7 The requirements of the Guidelines regarding landscaping are Little planting area exists at this site and See recommendations in intended to reflect the landscaping characteristic of many of the minimal landscaping is proposed in order to `Landscaping' section area's significant historic sites which is characterized by large meet ARB criteria and standards. A lawn below. shade trees and lawns. Landscaping should promote visual order with shade trees, however, is not appropriate, within the Entrance Corridor and help to integrate buildings into generally, for a commercial site of this type. the existing environment of the corridor. Planting new trees and shrubs is extremely important at the perimeter (especially along 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar the southern property line) of this site to characteristics. Such common elements allow for more flexibility offset the visual impacts of the stored and in the design of structures because common landscape features displayed vehicles. Landscaping along the will help to harmonize the appearance of development as seen EC will help promote visual coherence along from the street upon which the Corridor is centered. the corridor. 9-16 Structure design No changes to the building are proposed at Any alterations to the this time. building that are visible from the EC, including the addition of wall - mounted lighting, are sub' ect to ARB review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the No accessory structures or equipment are Any accessory structures overall plan of development and shall, to the extent possible, be proposed. or equipment must be compatible with the building designs used on the site. illustrated on the sketch Over the years, the ARB has developed a plan and are subject to REF GUIDELINE CURRENT ISSUE RECOMMENDATION standard recommended condition of approval ARB review. for vehicle display that requires vehicles not be elevated anywhere on site. This means Vehicles shall not be that vehicles cannot be displayed on ramps, elevated anywhere on turntables, or on other similar equipment or site. Vehicles shall be by other similar methods. This helps stored and displayed only maintain an appropriate, organized and in areas indicated for orderly appearance on site and would be storage or display shown appropriate for this location. on the sketch plan entitled "Proposed Parking Spaces TMP 61- 120P" prepared by Commonwealth Land Surveying, LLC and dated 8/21/17. 18 The following should be located to eliminate visibility from the Loading and service areas are not illustrated Demarcate loading and Entrance Corridor street. If, after appropriate siting, these features on the site plan. What had been a dedicated service areas, refuse will still have a negative visual impact on the Entrance Corridor refuse area adjacent to the north elevation of areas, existing and street, screening should be provided to eliminate visibility. the building is proposed as additional storage proposed mechanical a. Loading areas, b. Service areas, c. Refuse areas, d. Storage parking, and no refuse area is marked on the equipment, and proposed areas, e. Mechanical equipment, f. Above -ground utilities, and site plan. Storage of automobiles is marked fencing on the sketch g. Chain link fence, barbed wire, razor wire, and similar security on the site plan on the north side of the plan. fencing devices. building and to the rear of the site, which is visible from the EC. No mechanical equipment or proposed fencing are shown on the site plan. 19 Screening devices should be compatible with the design of the The ARB has not typically required that See recommendations in buildings and surrounding natural vegetation and may consist of. vehicle display areas be completely screened `Landscaping' section a. Walls, b. Plantings, and c. Fencing. from view, acknowledging that businesses below. need some visibility for sales. However, the ARB has typically applied lighting and landscaping requirements and layout limitations to ensure an appropriate appearance for the EC. (Landscape and lighting are addressed below.) Minimal landscaping, intended as a screening device, REF GUIDELINE CURRENT ISSUE RECOMMENDATION is concentrated on the southeast corner of the site. No new walls or fencing are proposed. 20 Surface runoff structures and detention ponds should be designed No new surface runoff structures or detention None. to fit into the natural topography to avoid the need for screening. ponds are proposed. When visible from the Entrance 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 the Note is not provided on the site plan. Provide standard architectural plan: "Visibility of all mechanical equipment from mechanical equipment the Entrance Corridor shall be eliminated." note to the sketch plan. 22-31 Lighting No new lighting is proposed. Should new Final Zoning Clearance lighting be considered in the future, the approval is subject to applicant should be aware that light levels ARB approval of the exceeding 30 footcandles are not appropriate lighting plan (which shall for display lots in the Entrance Corridors. be submitted with the sketch plan that accompanies the application for Zoning Clearance). Maximum light levels on site shall not exceed 30 footcandles. Landsca in 32 Landscaping along the frontage of Entrance Corridor streets One red maple (3.5" caliper) is proposed Add a second red maple should include the following: along the EC frontage, which measures 35 tree to the southeast a. Large shade trees should be planted parallel to the Entrance feet from the southeast corner of the property corner of the site at the Corridor Street. Such trees should be at least 3'/2 inches caliper boundary to the site's entrance curb. In EC frontage. (measured 6 inches above the ground) and should be of a plant addition, 8 inkberry shrubs (24" height) are species common to the area. Such trees should be located at least proposed along with two planting beds of Replace the day lilies every 35 feet on center. day lilies on the EC frontage. with additional evergreen b. Flowering ornamental trees of a species common to the area shrubs where space should be interspersed among the trees required by the preceding An additional shade tree at the frontage permits. paragraph. The ornamental trees need not alternate one for one with would improve the appearance of the site. the large shade trees. They may be planted among the large shade However, the ability to plant in this area is trees in a less regular spacing pattern. complicated by street lights, utilities, and c. In situations where appropriate, a three or four board fence or sloping ground. REF GUIDELINE CURRENT ISSUE RECOMMENDATION low stone wall, typical of the area, should align the frontage of the Entrance Corridor street. The daylilies are not expected to contribute d. An area of sufficient width to accommodate the foregoing significantly to the mitigation of visual plantings and fencing should be reserved parallel to the Entrance impacts. Where space permits, additional Corridor street, and exclusive of road right-of-way and utility evergreen shrubs would have more impact. easements. The only pedestrian ways on site are the 34 Landscaping along interior pedestrian ways: a. Medium trees should be planted parallel to all interior sidewalks along the EC frontage. pedestrian ways. Such trees should be at least 2%2 inches caliper (measured six inches above the ground) and should be of a species common to the area. Such trees should be located at least every 25 feet on center. 33 Landscaping along interior roads: A travelway currently runs along the If new trees can be a. Large trees should be planted parallel to all interior roads. Such southern side of the parcel. Ten sales accommodated on the trees should be at least 2%2 inches caliper (measured six inches display/customer/storage parking spaces are slope, extend the tree above the ground) and should be of a plant species common to the projected for the eastern portion of the site, planting westward to area. Such trees should be located at least every 40 feet on center. adjacent to and visible from the EC. One tree (2.5" caliper flowering pear) is proposed for meet the existing pines. 35 Landscaping of parking areas: a. Large trees should align the perimeter of parking areas, located the southern boundary, adjacent to the three Replace the switchgrass 40 feet on center. Trees should be planted in the interior of sales display parking spaces. This location is with evergreen shrubs. parking areas at the rate of one tree for every 10 parking spaces under overhead power lines, next to a provided and should be evenly distributed throughout the interior freestanding sign frame, and on a particularly Provide a continuous row of the parking area. steep portion of the slope. If new trees can be of evergreen shrubs b. Trees required by the preceding paragraph should measure 21/2 accommodated on the slope, trees extending along the southern side inches caliper (measured six inches above the ground); should be westward along the southern perimeter to of the site to meet the evenly spaced; and should be of a species common to the area. meet the existing pines would further existing pines. Such trees should be planted in planters or medians sufficiently mitigate the visual impacts of on -site large to maintain the health of the tree and shall be protected by parking. Final Zoning Clearance curbing. approval is subject to c. Shrubs should be provided as necessary to minimize the Six Virginia Sweetspire shrubs (24" height) ARB approval of the parking area's impact on Entrance Corridor streets. Shrubs should and 12 switchgrasses are proposed along the lighting plan (which shall measure 24 inches in height. southern parking perimeter and travelway. be submitted with the Evergreen shrubs would have more impact sketch plan that than the switchgrass. Continuing the shrubs accompanies the westward to meet the existing pines would application for Zoning further mitigate the visual impacts of on -site Clearance). Landscaping parking. shown on the plan may REF GUIDELINE CURRENT ISSUE RECOMMENDATION be required to be in An existing stand of mature evergreens in the excess of the minimum middle of the site on the southern property requirements of ARB line is to remain. guidelines or the Zoning Ordinance to compensate for the negative visual impact of the proposed use. 36 Landscaping of buildings and other structures: No landscaping is proposed along the None. a. Trees or other vegetation should be planted along the front of existing building and no changes are long buildings as necessary to soften the appearance of exterior proposed to the building. walls. The spacing, size, and type of such trees or vegetation should be determined by the length, height, and blankness of such walls. b. Shrubs should be used to integrate the site, buildings, and other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: All of the plant species proposed are native None. a. Plant species required should be as approved by the Staff based to the region. upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: Note provided on landscape 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." Pattern -Development 39 The relationship of buildings and other structures to the Entrance The proposal utilizes and barely modifies the Clarify on the sketch Corridor street and to other development within the corridor exiting site. The majority of the site will be plan how parking will be should be as follows: devoted to automobile storage and parking. accomplished on the a. An organized pattern of roads, service lanes, bike paths, and Very narrow travelways (approximately 19 areas shown beyond the pedestrian walks should guide the layout of the site. feet between the grassy slope on the southern edge of pavement. b. In general, buildings fronting the Entrance Corridor street boundary and the building's southern Parking shall not be should be parallel to the street. Building groupings should be elevation; 14 feet between proposed storage located on existing grass REF GUIDELINE CURRENT ISSUE RECOMMENDATION arranged to parallel the Entrance Corridor street. parking spaces in the rear of the site; and 19' or landscape areas. c. Provisions should be made for connections to adjacent between an existing access to the Enterprise pedestrian and vehicular circulation systems. Travel site (adjacent) and proposed storage Sales display and d. Open spaces should be tied into surrounding areas to provide parking) are proposed. The narrow customer parking spaces continuity within the Entrance Corridor. clearances and parking spaces shown beyond as shown on the sketch e. If significant natural features exist on the site (including creek the edge of pavement suggest that the plan shall be striped on valleys, steep slopes, significant trees or rock outcroppings), to number of parking spaces demarcated on the site. Revise the sketch the extent practical, then such natural features should be reflected plan cannot be achieved or safely plan to include a note in the site layout. If the provisions of Section 32.5.2.n of the accommodated. indicating that the Albemarle County Zoning Ordinance apply, then improvements display and customer required by that section should be located so as to maximize the The ARB has typically required that spaces located between use of existing features in screening such improvements from sales/storage/display spaces be striped like the building and the EC Entrance Corridor streets. standard parking spaces on site to promote an will be striped. f. The placement of structures on the site should respect existing orderly appearance. This allows a views and vistas on and around the site. distribution and orientation of parked cars Provide evidence of a that is more like standard parking lots and shared parking helps ensure a consistent appearance over arrangement addressing time. Although it is visible from the EC, the the storage parking for vehicle storage area at the rear of the site Enterprise Travel. may have less visual impact given its distance from the EC. Therefore, striping the storage spaces may not be necessary while landscape screening on the southern property line would mitigate visibility from the EC. Some of the storage at the rear/westernmost extent of the site is designated for Enterprise Travel, a business located to the west. Comments associated with SDP2011-39, a minor amendment to a Site Development Plan for the Enterprise Travel site, indicted that a shared parking agreement would be needed for this type of arrangement. Site Gradin 40 Site grading should maintain the basic relationship of the site to No grading is shown on the plan. Parking is Clarify on the sketch surrounding conditions by limiting the use of retaining walls and by proposed in areas beyond the edge of plan how parking will be REF GUIDELINE CURRENT ISSUE RECOMMENDATION shaping the terrain through the use of smooth, rounded land forms pavement, which appear to be grass and/or accomplished on the that blend with the existing terrain. Steep cut or fill sections are sloped. It is unclear how this parking will be areas shown beyond the generally unacceptable. Proposed contours on the grading plan shall accomplished. edge of pavement. be rounded with a ten foot minimum radius where they meet the Parking shall not be adjacent condition. Final grading should achieve a natural, rather located on existing grass than engineered, appearance. Retaining walls 6 feet in height and or landscape areas. taller, when necessary, shall be terraced and planted to blend with the landscape. 41 No grading, trenching, or tunneling should occur within the drip line of any trees or other existing features 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. 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. No grading, trenching, or tunneling should occur within the drip line of any trees or other existing features 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. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. 44 Natural drainage patterns (or to the extent required, new drainage No new surface runoff structures or detention None. patterns) should be incorporated into the finished site to the extent ponds are proposed. possible. Preservation areas should be protected from storage or movement of heavy equipment within this area. SIGNS No information on proposed signs was Sign proposals within the included with this submittal, but it is EC overlay district must anticipated that a sign will be requested in be reviewed by the ARB the future. and will necessitate a separate application. There is a nonconforming pole -mounted sign frame (which typically holds a cabinet sign) Consider replacing the on the southern property line of the site; it nonconforming 10 REF GUIDELINE CURRENT ISSUE RECOMMENDATION predates the establishment of the EC, and freestanding pole sign this sign type is generally no longer with a new sign that approved in the EC overlay districts. meets ordinance and Replacing the non -conforming sign with a guideline requirements. new sign that meets the ordinance and guideline requirements might offset some of the negative impacts of some other site deficiencies, such as minimal planting areas. A freestanding monument 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. Degree of visibility of sales, display and storage parking areas. 2. Character of proposed landscaping along the EC frontage and the southern property line, and its ability to sufficiently mitigate visual impacts of the proposed parking. 3. Feasibility of planting additional landscaping on the southern property line given the existing slope. Staff recommends that 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 minimal amount of proposed planting on the southern property line, and concern that the travelways and parking configuration may not meet County requirements. Consequently, the ARB cannot support the request for the special use permit at this time. It is recommended that the following information and revisions be provided to clarify the above -noted issues: 1. Clarify on the sketch plan how parking will be accomplished on the areas shown beyond the edge of pavement. Parking should not be located on existing grass or landscape areas. 2. Add a second red maple tree to the southeast corner of the site at the EC frontage. 3. Replace the day lilies with additional evergreen shrubs where space permits. 4. If new trees can be accommodated on the slope, extend the tree planting westward to meet the existing pines. 5. Replace the switchgrass with evergreen shrubs. 6. Provide a continuous row of evergreen shrubs along the southern side of the site to meet the existing pines. 7. Revise the sketch plan to include a note indicating that the display and customer spaces located between the building and the EC shall be striped. Should the ARB choose to recommend the approval of the request for outdoor sales/storage/display at this time, staff recommends the following conditions of approval. 1. Vehicles shall not be elevated anywhere on site. 2. Vehicles shall be stored and displayed only in areas indicated for storage or display shown on the sketch plan entitled "Proposed Parking Spaces TMP 61-120P" prepared by Commonwealth Land Surveying, LLC and dated 8/21/17, except that parking shall not be located on existing grass or landscape areas. 3. Sales display and customer parking spaces as shown on the sketch plan shall be striped on site. 4. Provide evidence of a shared parking arrangement addressing the storage parking for Enterprise Travel. 5. Final sketch plan approval is subject to ARB approval of the landscape plan (which shall be submitted with the site plan). Landscaping shown on the plan may be required to be in excess of the minimum requirements of ARB guidelines or the Zoning Ordinance to compensate for the negative visual impact of the proposed use. Staff offers the following comments to be addressed with the final sketch plan: 1. Any accessory structures or equipment must be illustrated on the sketch plan and are subject to ARB review. 2. Any alterations to the building that are visible from the EC, including the addition of wall -mounted lighting, are subject to ARB review. 3. Demarcate loading and service areas, refuse areas, existing and proposed mechanical equipment, and proposed fencing on sketch plan. 4. Provide the standard mechanical equipment note to the site plan. 5. If site or wall -mounted lighting is proposed, final sketch plan approval is subject to ARB approval of the lighting plan. Maximum light levels on site shall not exceed 30 footcandles. 6. Sign proposals within the EC overlay district must be reviewed by the ARB and will necessitate a separate application. 7. Consider replacing the nonconforming freestanding pole sign with a new sign that meets ordinance and guideline requirements. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date L-1 Landscape Plan 08/01/17 - Proposed Parking Spaces TMP 61-120P, 1640 Seminole Trail 08/21/17 - Physical Survey Showing TMP 61-120P, 1640 Seminole Trail 05/05/17 12