HomeMy WebLinkAboutARB201700142 Staff Report 2018-05-01ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB -2017-142: Wawa Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
032A0020000100, 032AO0200001A1
Location
Northeast corner of Seminole Trail (Route 29) and Proffit Road (Route 649)
Zoned
Highway Commercial (HC), Entrance Corridor (EC), Airport Impact Area (AIA)
Owner/Applicant
Malloy Properties III LLC c/o Malloy Companies LLCBohler Engineering (Jonathan Ritchie, P.E.)
Magisterial District
Rivanna
Proposal
To construct a fuel station with a 6,001 sf building, a 4,290 sf fuel pump canopy, and associated site improvements on 1.431 acres.
Context
The site is situated at the northeast corner of one of the County's most prominent intersections, Route 29 and Airport Road/Proffit Road [Figure 1]. Commercial and
industrial enterprises as well as services characterize the area: 84 Lumber, Store -It -Right self -storage, and Martha Jefferson Hospital clinic lie to the north of the parcel,
along Route 29; Southern States lies to the east of the parcel, accessed from Proffit Road; a shopping center with a Walgreen's pharmacy and Advance Auto Parts retail
store lies on the south side of Proffit Road; a BP gas station and a Wells Fargo bank lie to the southwest; and a retail strip featuring Alpha Medical Aids and Budget Truck
Rental lie to the west of the parcel and Route 29. The west half of the parcel is cleared but undeveloped; the east half of the parcel was developed as a bank circa 1991.
Visibility
The development will have maximum visibility from both sides of Seminole Trail (Route 29) as it is situated on a prominent corner of the intersection of Route 29, a
commercial highway, and Airport Road (to the west)/Proffit Road (to the east).
ARB Meeting Date
May 7, 2018
Staff Contact
Heather N. McMahon
PROJECT HISTORY
DATE
APPLICATION
REVIEW TYPE
RESULT
2/12/2018
ARB -2017-142
Initial Site Development Plan for Wawa
The ARB reviewed and commented on the Initial Site Plan.
3/19/2018
ARB -2017-142
Initial Site Development Plan for Wawa
The ARB held a work session for this project for the first time.
4/2/2018
ARB -2017-142
Initial Site Development Plan for Wawa
The ARB held a second work session.
5/7/2018
ARB -2017-142
Initial Site Development Plan for Wawa
The ARB will review a revised Initial Site Plan.
The ARB first reviewed this proposed Initial Site Development Plan at its meeting on February 12, 2018. During the meeting, the applicant presented the board with architectural renderings of the
proposed building and proposed fuel pump canopy that were not included in the Initial Site Plan for staff review. After discussion, the board voted 4:1 (Stoner objected) that three changes were required
prior to Initial Site Plan approval. The three requirements were as follows:
1. Relegate the fuel pumps and canopy away from the Entrance Corridor.
2. Illustrate the utility easements on the landscape plan (C-600) and ensure that there are no conflicts between the proposed planting placement and utilities.
3. Reduce the dimensions of the fuel pump canopy to comply with the Standards for Fuel Pump Canopies as outlined in Appendix B of the EC Design Guidelines.
The ARB also made two recommendations in which they asked the applicants to consider alternative landscaping materials and placement. In addition, 31 required revisions to the final site plan were
noted. The ARB asked the applicants to revise the Initial Site Plan and to resubmit it for further review. (See Attachment B for the action letter.)
In the interim, the applicants returned to the ARB for two work sessions. In the first, held during the March 19th ARB meeting, the applicants produced two exhibits that showed the proposed site layout
rotated 90 and 180 degrees. The applicants considered both alternative site layouts infeasible. Another exhibit prepared by the applicants showed two diagrams of fuel pump canopies, one that measured
42'x 78' and one that measured 96' x 55'. The applicant stated that the larger canopy size was ideal for safety reasons. Discussion resulted in the ARB recommending that:
1. The applicant should continue to pursue measures to mitigate the visual impact of the fuel pump canopy and to bring the design in line with the Entrance Corridor design guidelines. Canopy
location, orientation, mass, size, scale and roof shape are some of the design elements that could be revised for reduced impact.
2. Some ARB members thought that the site layout could be revised to position the canopy behind the building as viewed from the EC while still achieving a functional site.
3. The building deserves attention. The building and canopy architecture should be compatible and relate more directly. Consider the frontality of the building and the fenestration. Show how the
two elements can be more compatible.
At the second work session, held during the April 2nd ARB meeting, the applicants presented the board with revised drawings and renderings of the building, in which the flat roof had been changed to a
hipped -roof form, and the fuel pump canopy, in which the shed roof had been revised to a side -gable form; the height of the canopy had been reduced to 14'-10" from grade to the bottom of the eaves
(20'-8" from grade to ridgepole); and the length of the canopy had been shortened from 96' to 78' (the width remained constant, at 55'). A submitted photographic simulation showed the gable -roofed
fuel pump canopy in its proposed location on the EC, sunken approximately 4' below the grade of the street. Another exhibit showed a revised site layout in which the building was placed on the western
half of the parcel (closer to the EC), while the fuel pump canopy area was relegated behind the building. An accompanying slide presentation which surveyed 33 extant gas stations along the County's
Entrance Corridors illustrated that there are no examples of fuel stations in which the fuel pump canopy is relegated behind the building. The board discussed the site layout, the size of the canopy, the
design of the canopy, the size of the building relative to the size of the parcel and how this limits site configuration, and the proposed design as it relates to other gas station/convenience stores already
established in the Entrance Corridors without reaching a consensus.
At the April 16th ARB meeting, staff addressed the applicant's survey of existing gas stations in the ECs, noting dates of building and canopy construction relative to the establishment of the ECs.
The meeting on May 7`h will be the second time the ARB will review the Initial Site Plan. The only revision since the initial submission, reviewed at the February 12t' ARB meeting, is the reduced length
of the fuel pump canopy from 96' to 78'.
ANALYSIS
Gray highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final
Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage
Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial
NOTE: No architectural drawings of the proposed building or fuel pump canopy were submitted for staff review with either of the Initial Site Plan submittals; consequently, a complete review of the
proposed architectural designs has not been completed at this time. Conceptual renderings of the building and the fuel pump canopy were presented by the applicant at the work sessions in March and
April [Figure 2]. As a result, elements of the architectural designs presented in the work sessions are referenced in the analysis in this report.
REF
GUIDELINE
RECOMMENDATION
ISSUE
RECOMMENDATION
2/12/18
Purpose/Compadbility with significant historic sites/Structure design/Site development and layout
1
The goal of the regulation of the design of development within the
Submit architectural
The site has already been developed. The topography
Submit architectural
designated Entrance Corridors is to insure that new development
elevations and plans of the
slopes gently down from west to east, as well as from
elevations and plans of
within the corridors reflects the traditional architecture of the area.
building and fuel pump
south to north. This proposal includes clearing the site of
the building and fuel
Therefore, it is the purpose of ARB review and of these Guidelines,
canopy for review. Address
existing trees and demolishing the existing building on the
pump canopy for review.
that proposed development within the designated Entrance Corridors
the standards and criteria
eastern half of the parcel while reducing the grade change
Address the standards and
reflect elements of design characteristic of the significant historicall
established in the Standards
from west to east -- depressing the west end and building
criteria established in the
landmarks, buildings, and structures of the Charlottesville and
for Fuel Pump Canopies as
up the east end.
Standards for Fuel Pump
Albemarle area, and to promote orderly and attractive development
outlined in Appendix B of
Canopies as outlined in
within these corridors. Applicants should note that replication of
the EC Design Guidelines.
The fuel pumps and canopy are proposed in a location
Appendix B of the EC
historic structures is neither required nor desired.
Submit material samples for
adjacent to the EC, on the west side of the site, with the
building located in the eastern half. The plan shows a
Design Guidelines.
2
Visitors to the significant historical sites in the Charlottesville and
Albemarle area experience these sites as ensembles of buildings, land,
review.
6,001 sf building (91.67'x 65.63') with an HE of 534'; the
Submit material samples
and vegetation. In order to accomplish the integration of buildings,
renderings show a building height of 22'-6" to the parapet
for review.
land, and vegetation characteristic of these sites, the Guidelines
(and 33' to the top of the tower). The fuel pump canopy
require attention to four primary factors: compatibility with
has a 4,290 sf footprint (55'x 78', reduced from 5,280 sf)
The building and canopy
significant historic sites in the area; the character of the Entrance
with the canopy "floor" at 535'-536' FFE. Conceptual
architecture shall be
Corridor; site development and layout; and landscaping.
elevations note a canopy height of 14'-10" from grade to
the bottom of the eave and 20'-8" from grade to ridgepole.
compatible and shall be
directly related.
3
New structures and substantial additions to existing structures should
See recommendation in #1.
respect the traditions of the architecture of historically significant
(See additional analysis under #45.) Grade at the canopy is
buildings in the Charlottesville and Albemarle area. Photographs of
approximately 4-6' below the grade of the road. The
Consider the frontality of
historic buildings in the area, as well as drawings of architectural
applicants have suggested that this results in a perceived
the building and its
features, which provide important examples of this tradition are
reduction in the height of the canopy as viewed from the
fenestration.
contained in Appendix A.
road.
4
The examples contained in Appendix A should be used as a guide for
The conceptual renderings of the canopy show metal
Reduce the dimensions of
building design: the standard of compatibility with the area's historic
columns wrapped in stone veneer supporting a metal truss
the fuel pump canopy
structures is not intended to impose a rigid design solution for new
and sloped roof system. The roof of the canopy was
footprint to establish a
development. Replication of the design of the important historic sites
originally proposed as a broad shed -roof form. An
human scale that does not
in the area is neither intended nor desired. The Guideline's standard
alternate gable -roof form has also been illustrated. The
overpower the corridor
of compatibility can be met through building scale, materials, and
renderings and plans illustrate a modern, spacious, airy
and that reduces impacts
forms which may be embodied in architecture which is contemporary
canopy, a lofty truss framework, and bright white structure
on the surroundings.
as well as traditional. The Guidelines allow individuality in design to
and ceiling, all brightly lit.
accommodate varying tastes as well as special functional
Revise the canopy to
requirements.
The gable roof form is traditionally found throughout the
County and the proposed stone piers reflect a traditional
further reduce the size
(mass and height),
6
Site development should be sensitive to the existing natural landscape
Mark all trees to be removed
and should contribute to the creation of an organized development
on the Existing
building material found in Albemarle. Although, as
enclose the gable ends,
plan. This may be accomplished, to the extent practical, by preserving
Conditions/Demolition Plan
members of the ARB commented during the work
and minimize the bright
the trees and rolling terrain typical of the area; planting new trees
(C-201) within the site plan
sessions, the quality of the canopy design may surpass that
white, to reduce impacts
along streets and pedestrian ways and choosing species that reflect
set.
of more utilitarian examples currently found in the ECs,
on the surroundings.
native forest elements; insuring that any grading will blend into the
and although historic precedents can be found for two
surrounding topography thereby creating a continuous landscape;
Relegate the fuel pumps and
elements of the canopy design, the overall appearance of
Revise the site layout to
preserving, to the extent practical, existing significant river and
canopy away from the
the structure resonates as brand architecture. Numerous
locate the building
stream valleys which may be located on the site and integrating these
Entrance Corridor or better
versions of both the shed- and gable -roof canopies are
adjacent to the EC with a
features into the design of surrounding development; and limiting the
integrate the building with
found in other localities in the Eastern U.S., and the gable
building front facing the
building mass and height to a scale that does not overpower the
the fuel pump canopy so that
roof and stone veneer are not enough to overcome - or
EC. Alternatively, a
natural settings of the site, or the Entrance Corridor.
both structures maintain a
even balance - the trademark character. Although some
revised layout that
presence on the EC.
businesses desire consistent use of their trademark design
for easy visual recognition, maintaining the same "look"
successfully integrates
the building and canopy
9
Building forms and features, including roofs, windows, doors,
See recommendation in # 1.
materials, colors and textures should be compatible with the forms
from one locality to another, this concept is in direct
so that both structures
and features of the significant historic buildings in the area,
opposition to the goal of the Entrance Corridors, which is
maintain a presence on
exemplified by (but not limited to) the buildings described in
to reflect the unique character of the County.
the EC will be
Appendix A [of the design guidelines]. The standard of compatibility
considered.
can be met through scale, materials, and forms which may be
The size, scale, massing and character of the illustrated
embodied in architecture which is contemporary as well as
canopies are incompatible with the surrounding
Revise the design of the
traditional. The replication of important historic sites in Albemarle
development on the corridor. They result in a character
fuel pump canopy to
County is not the objective of these guidelines.
that will visually overpower this important intersection in
the County's EC. These features, combined with the
reduce the height of the
stone veneer on the
11
The overall design of buildings should have human scale. Scale
should be integral to the building and site design.
treatment of the canopy posts (stone veneer at approx. 9'
high), establish a larger -than -human scale. Further
canopy piers to enhance
human scale.
12
Architecture proposed within the Entrance Corridor should use forms,
shapes, scale, and materials to create a cohesive whole.
modifications could be made to more directly reflect local
building traditions, including enclosing the gable ends of
Orient the building and
15
Trademark buildings and related features should be modified to meet
the requirements of the Guidelines.
an appropriately -scaled canopy roof, limiting the structure
canopy parallel to the EC.
39
The relationship of buildings and other structures to the Entrance
See recommendation in #6.
height, minimizing the bright white color and
Corridor street and to other development within the corridor should
illumination, reducing the stone veneer to a human scale,
be as follows:
Orient the building and
and reducing the size of the footprint to better reflect
a. An organized pattern of roads, service lanes, bike paths, and
canopy parallel to the EC.
human scale and compatibility with the surroundings.
pedestrian walks should guide the layout of the site.
b. In general, buildings fronting the Entrance Corridor street should
An alternate location could also limit much of the visual
be parallel to the street. Building groupings should be arranged to
impact of the canopy on the EC. Providing greater
parallel the Entrance Corridor street.
distance between the canopy and the EC, and moving the
c. Provisions should be made for connections to adjacent pedestrian
building to a more prominent position on the EC, to hold
and vehicular circulation systems.
at least an equal position with the canopy, would provide
d. Open spaces should be tied into surrounding areas to provide
for a more integrated and compatible development on the
continuity within the Entrance Corridor.
corridor. There are several fuel stations in the ECs in
e. If significant natural features exist on the site (including creek
which the architectural design successfully integrates the
valleys, steep slopes, significant trees or rock outcroppings), to the
canopy side-by-side with the store building [see Figures 3
extent practical, then such natural features should be reflected in the
and 4]. These examples are particularly appropriate for the
site layout. If the provisions of Section 32.5.6.n of the Albemarle
EC because the canopies neither overwhelm nor obscure
County Zoning Ordinance apply, then improvements required by that
the buildings, and the buildings retain prominence on the
section should be located so as to maximize the use of existing
site. The applicant has explored some alternative site
features in screening such improvements from Entrance Corridor
layouts, but considers them unworkable. The parcel size
streets.
and shape do not accommodate a side-by-side layout using
f. The placement of structures on the site should respect existing
company standard building and canopy sizes. Also,
views and vistas on and around the site.
Wawa's business practices do not allow the canopy to be
located at the rear of the building. (Wawa requires a direct
5
It is also an important objective of the Guidelines to establish a
See recommendation in #6.
pattern of compatible architectural characteristics throughout the
line of vision between cashiers and fuel pumps, and the
Entrance Corridor in order to achieve unity and coherence. Building
"back" of the building would then face the EC.) The
designs should demonstrate sensitivity to other nearby structures
applicant has not considered smaller store sizes. Reducing
within the Entrance Corridor. Where a designated corridor is
the square footage of the building and reducing the
substantially developed, these Guidelines require striking a careful
number of fuel pump dispensers have not been explored as
balance between harmonizing new development with the existing
a means to achieve a site layout that better integrates the
character of the corridor and achieving compatibility with the
canopy and building, and that presents an appropriate face
significant historic sites in the area.
to the EC street. The company's standard building and
canopy sizes can be seen as a component of the brand
architecture. At the 4-2-18 work session, the ARB
expressed concern that these building and canopy sizes
may be too large to be accommodated on this 1.431 -acre
site while also successfully meeting the EC guidelines.
The revised plan does not satisfactorily address this
concern.
The convenience store building could also be designed to
incorporate size and details that express human scale, as
well as massing that is consistent with nearby buildings.
However, situated behind the canopy, at the back of the
site as viewed from the EC, the benefit of these features
would be severely diminished. At the 3-19-18 work
session, the ARB specifically asked the applicant to
devote more attention to the building design, considering
how the building and canopy architecture should be
compatible and relate more directly, and to consider the
frontality of the building and the fenestration. These items
have not been addressed.
10
Buildings should relate to their site and the surrounding context of
See recommendation in # 1.
The character of this portion of the EC is commercial and
See recommendations
buildings.
industrial, with buildings constructed in the late 20th and
above.
early 21 st centuries, some of them prior to the
establishment of the Entrance Corridor. Most of these
developments exhibit a pattern in which the building is set
back approximately 50-80' from the right-of-way, with
parking adjacent to Route 29 as well as relegated behind
the building. The proposed site layout is in keeping with
the character of this earlier, suburban pattern of
development, but not with recent trends that attempt to
bring buildings closer to the street and limit parking and
paved areas between the building and the street.
13
Any appearance of "blankness" resulting from building design should
Relieve blankness on the
The footprint illustrated in the site plan set is a rectangle
Relieve blankness on the
be relieved using design detail or vegetation, or both.
north, south and west
without much variation or relief in the planar walls. No
north, south and west
elevations by using
vegetation has been proposed around the proposed
elevations by using
architectural detail,
building.
architectural detail,
supplemented with
supplemented with
landscaping.
landscaping.
14
Arcades, colonnades, or other architectural connecting devices should
None.
No such connecting device is proposed.
None.
be used to unify groups of buildings within a development.
16
Window glass in the Entrance Corridors should not be highly tinted or
Provide manufacturer's
Window glass specifications have not been provided, nor
Provide manufacturer's
highly reflective. Window glass in the Entrance Corridors should
specifications for proposed
has a glass sample.
specifications for
meet the following criteria: Visible light transmittance (VLT) shall
window glazing and samples
proposed window glazing
not drop below 4001o. Visible light reflectance (VLR) shall not exceed
for review.
and samples for review.
30% Specifications on the proposed window glass should be
Provide the standard glass
Provide the standard glass
submitted with the application for final review.
note on the elevations.
note on the elevations.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the
See recommendation in # 1.
The fuel pump canopy is the most conspicuous accessory
See recommendation in
overall plan of development and shall, to the extent possible, b�
See recommendation in #6.
structure in the proposal. Its design and location give it
#1.
compatible with the building designs used on the site.
prominence over the store building. It is anticipated that
See recommendation in
Reduce the dimensions of
the canopy and fuel pumps will visually overwhelm the
#6.
the fuel pump canopy to
site and obscure the building from view, as seen from the
comply with the Standards
EC. Revisions that would allow the building to at least
Reduce the dimensions of
for Fuel Pump Canopies as
share the focus with the canopy would be appropriate.
the fuel pump canopy to
outlined in Appendix B of
Further reducing the size of the canopy and/or relocating
reduce impacts on the
the EC Design Guidelines.
the canopy would establish greater integration along the
surroundings.
corridor. (See 45b for further analysis.)
Relegate the fuel pumps and
Revise the proposal so
canopy away from the
that both the canopy and
Entrance Corridor.
the building maintain a
presence on the EC.
18
The following should be located to eliminate visibility from the
Revise the plan to include
The dumpster pad has been relegated behind the building,
Revise the plan to include
Entrance Corridor street. If, after appropriate siting, these features will
dumpster elevations and
on the eastern side of the site, farthest from the EC.
dumpster elevations and
still have a negative visual impact on the Entrance Corridor street,
details. Provide samples of
Dumpster enclosure details have not been provided.
details. Provide samples
screening should be provided to eliminate visibility. a. Loading areas,
the dumpster enclosure for
of the dumpster enclosure
b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical
review.
A loading area is adjacent to the EC, north of the fuel
for review.
equipment,
pump canopy, and a proposed vent stack pad is adjacent to
f Above -ground utilities, and g. Chain link fence, barbed wire, razor
Relegate loading areas and
the EC (and within the 10' proposed landscape buffer).
Relegate loading areas
wire, and similar security fencing devices.
mechanical equipment from
Both should be relegated away from the EC.
and mechanical
the EC.
equipment from the EC.
No proposed ground -mounted mechanical equipment is
Provide a roof plan with
shown on the site plans.
Provide a roof plan with
equipment heights for
equipment heights for
review if any proposed
review if any proposed
mechanical equipment will
mechanical equipment
be roof -mounted.
will be roof -mounted.
19
Screening devices should be compatible with the design of the
See recommendation in #7.
Trees are the only screening device proposed, except for a
See recommendation in
buildings and surrounding natural vegetation and may consist of a.
dumpster enclosure.
#7.
Walls, b. Plantings, and c. Fencing.
20
Surface runoff structures and detention ponds should be designed to fit
None.
An underground SWM vault is proposed east of the
None.
into the natural topography to avoid the need for screening. When
proposed building.
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
Provide the note on the
Note not provided.
Provide the standard
architectural plan: "Visibility of all mechanical equipment from th4
General Notes page (C-101)
mechanical equipment
Entrance Corridor shall be eliminated."
of the site plan set and on the
note on the General Notes
architectural drawings.
page (C-101) of the site
plan set and on the
architectural drawings.
Lighting - General Guidelines
22
Light should be contained on the site and not spill over onto adjacent
Ensure that no footcandle
The fc values on the north and east property lines are
Ensure that no footcandle
properties or streets;
values above 0.5 spill over
above 0.5 fc, but the neighboring property is zoned
values above 0.5 spill
from the property boundaries
Highway Commercial (HC). There is one fc value of 0.5
over from the property
into public right-of-ways.
over the western property line, spilling over into the Rt. 29
boundaries into public
right-of-way, while a value of 1.2 fc on the southern
rights-of-way. In
property line may mean that a fc value above 0.5 might
particular, show the
spill over into the Proffit Road right-of-way. No value
footcandle reading at the
above 0.5 fc should spill over a property boundary into a
property line in the
public right-of-way.
vicinity of the light pole
on the Profit Road side of
the site.
23
Light should be shielded, recessed or flush -mounted to eliminate
Provide manufacturer's
Models A4, B3, B4, C 1 and W 1 emit more than 3,000
Provide manufacturer's
glare. All fixtures with lamps emitting 3000 lumens or more must be
specifications for all
lumens but all are full cut-off fixtures. Manufacturer's
specifications for all
full cutoff fixtures.
proposed light fixtures.
specifications were not provided for models D1, S1, & S2.
proposed light fixtures.
The C 1 fixture proposed for the canopy is a full cutoff
Revise the canopy design
fixture, but the broad, sloped form of the taller canopy will
to eliminate glare.
allow the fixtures to be seen from the road, with glare as a
potential issue. The broad, open, angled roof form also
Provide information to
calls into question whether the full cutoff feature of the
confirm that no
individual fixtures is maintained with the proposed
illumination from the fuel
method of mounting and canopy design. The glare and
pump canopy is emitted
cutoff issues might be resolved by closing the gable ends
above the horizontal
of the canopy. However, at the canopy's current proposed
plane.
size, enclosing the gable ends might add excessively to the
visual mass of the structure. Such a detail in a smaller
canopy could have an appropriate appearance.
24
Light levels exceeding 30 footcandles are not appropriate for display
Reduce the illumination
The fuel pump canopy area is not a vehicular display lot,
Show the maximum
lots in the Entrance Corridors. Lower light levels will apply to most
values so that maximum
so the EC standard of 20 fc would apply as the maximum
footcandle (fc) values on
other uses in the Entrance Corridors.
footcandle (fc) value is
for this site. The canopy area has footcandle (fc) values
the photometric plan.
below 20 fc.
that range from 13 to 54; the average is 32.73 fc. Both the
Revise all notes
average and the maximum values are well above the 20 fc
accordingly.
threshold. A note on the plan indicates that the fc levels
are values after 25K hours of operation. This conflicts
Reduce illumination so
with the 1.0 LLF. To meet County standards, the plan
that the maximum
must show maximum footcandle readings.
footcandle (fc) value does
not exceed 20 fc.
Calculate the
photometrics using an
LLF of 1.0 for all
fixtures.
25
Light should have the appearance of white light with a warm soft
Ensure that light color is
The light value 57K ("Day white") has been selected for 5
Ensure that light color is
glow; however, a consistent appearance throughout a site or
consistent throughout the
of the 8 models for which manufacturer specifications
consistent throughout the
development is required. Consequently, if existing lamps that emit
site.
have been provided; however, 3 models have no specs,
site.
non-white light are to remain, new lamps may be required to match
and a cursory examination of models S 1 and S2 on the
them.
internet suggest that these models have nothing higher
than 4K.
26
Dark brown, dark bronze, or black are appropriate colors for free-
Change the color of light
All specs provided show that the chosen models are white;
Change the color of light
standing pole mounted light fixtures in the Entrance Corridors.
models A4, B3, and B4 to
while this is acceptable for C1 and D1, as they are
models A4, B3, and B4 to
dark brown, dark bronze, or
recessed can lights, models A4, B3, and B4 are
dark brown, dark bronze,
black.
freestanding pole lights and must be changed to colors
or black.
appropriate to the EC.
27
The height and scale of freestanding, pole -mounted light fixtures
Ensure that the mounting
Models A4, B3, and B4 are freestanding pole lights with
Ensure that the mounting
should be compatible with the height and scale of the buildings and
heights of the freestanding
mounting heights = 20.5'. C 1 is a recessed can light with
heights of the
the sites they are illuminating, and with the use of the site. Typically,
pole lights includes the base
MH + 17.11' — 21.53'; this suggests the fuel pump canopy
freestanding pole lights
the height of freestanding pole -mounted light fixtures in the Entrance
and reduce the total height to
is taller than 21' in height from grade and must be reduced
includes the base and
Corridors should not exceed 20 feet, including the base. Fixtures that
a maximum of 20' from
(see 45b for further analysis). D1 (MH 9'), S 1 and S2
reduce the total height to
exceed 20 feet in height will typically require additional screening to
grade.
(MH 8.5'), and W 1 (MH 15') are either recessed can
a maximum of 20' from
achieve an appropriate appearance from the Entrance Corridor.
lights or wall -mounted sconces, and these heights are
grade.
See recommendation in # 1.
appropriate.
See recommendation in
#1.
28
In determining the appropriateness of lighting fixtures for the
See recommendation in # 1.
While the freestanding pole lights are appropriate to the
See recommendation in
Entrance Corridors, the individual context of the site will be taken
function of the proposal, the architectural sconces (models
#1.
into consideration on a case by case basis.
S 1 and S2) can only be determined to be compatible with
the overall design of the building once elevations are
submitted.
29
The following note should be included on the lighting plan: "Each
Provide standard lighting
Note not included on lighting plan.
Provide the standard
outdoor luminaire equipped with a lamp that emits 3,000 or more
note on the lighting plan (C-
lighting note on the
initial lumens shall be a full cutoff luminaire and shall be arranged or
700) within the site plan set.
In addition, there are discrepancies in the luminaire
lighting plan (C-700)
shielded to reflect light away from adjoining residential districts and
schedule on the lighting plan (C-700), including the
within the site plan set.
away from adjacent roads. The spillover of lighting from luminaires
Clarify the manufacturer
manufacturer of model D1, which internet searches
onto public roads and property in residential or rural areas zoning
listed in the luminaire
suggest is Calucite rather than Philips. More importantly,
Clarify the manufacturer
districts shall not exceed one half footcandle."
schedule on the lighting plan
all of the LLF values should be at 1.0, yet two are at 0.98.
listed in the luminaire
(C-700) for D1.
schedule on the lighting
plan (C-700) for DI.
Ensure that all LLF values in
the luminaire schedule on
Ensure that all LLF
the lighting plan (C-700) are
values in the luminaire
all equal to 1.0.
schedule on the lighting
plan (C-700) are all equal
to 1.0.
30-31
Guidelines for the Use of Decorative Landscape Lighting
None.
No such lighting is proposed.
None.
Landscaping
7
The requirements of the Guidelines regarding landscaping are
Consider substituting native
The trees and shrubs provided in the landscape plan (C-
Consider substituting
intended to reflect the landscaping characteristic of many of the
tree and shrub species for
600) are zoned rather than mixed; mixing the varieties
native tree and shrub
area's significant historic sites which is characterized by large shade
those exotic species found in
would accomplish a more naturalistic appearance. While
species for those exotic
trees and lawns. Landscaping should promote visual order within the
the plant schedule.
all of the species are found in County recommended plant
species found in the plant
Entrance Corridor and help to integrate buildings into the existing
lists, two tree and two shrub species are exotics or not
schedule.
environment of the corridor.
See recommendations in #32
and #33.
native to the Piedmont region of Virginia. Exotics do not
foster habitats for native fauna or achieve a level of
See recommendations in
8
Continuity within the Entrance Corridor should be obtained by
planting different types of plant materials that share similar
biodiversity that the County strives to reach.
#32 and #33.
characteristics. Such common elements allow for more flexibility in
the design of structures because common landscape features will help
Additionally, the southwest and northwest corners of the
to harmonize the appearance of development as seen from the street
site, abutting the EC, have no plantings and are called out
upon which the Corridor is centered.
as "grass area[s]." As these corners will give clear views
of the development from the EC, trees and shrubs should
be planted to fully integrate the site into the environment
of the corridor and to promote visual order along it.
32
Landscaping along the frontage of Entrance Corridor streets should
Correct the illustration on C-
Five white fringetrees (CV) are interspersed in two groups
Correct the illustration on
include the following:
600, which currently calls
on the EC side; their caliper is given as 6-8'.
C-600, which currently
a. Large shade trees should be planted parallel to the Entrance
out the AR as `AB'.
calls out the AR as `AB'.
Corridor Street. Such trees should be at least 3'/2 inches caliper
A 10' -wide planting strip is proposed along the EC and
(measured 6 inches above the ground) and should be of a plant
Amend the plant schedule on
the Proffit Road frontages, but one CV and one QA on the
Amend the plant schedule
species common to the area. Such trees should be located at least
the landscape plan (C-600)
EC frontage appear to be located outside of the planting
on the landscape plan (C-
10
every 35 feet on center.
to reflect that the trees on the
strip, and much of the planting strip isn't planted.
600) to reflect that the
b. Flowering ornamental trees of a species common to the area shoul4
EC frontage will be planted
trees on the EC frontage
be interspersed among the trees required by the preceding paragraph.
at a minimum of 3.5 inches
The EC trees are located under an overhead utility. There
will be planted at a
The ornamental trees need not alternate one for one with the large shade
caliper.
is insufficient space for the required large trees to grow
minimum of 3.5" caliper.
trees. They may be planted among the large shade trees in a less regular
without interfering with the overhead lines. The planting
spacing pattern.
Delineate the utility
area will need to be enlarged to meet the guidelines. When
Delineate the utility
c. In situations where appropriate, a three or four board fence or low
easements on the landscape
the required trees are extended the full length of the
easements on the
stone wall, typical of the area, should align the frontage of the
plan (C-600) and the site &
frontage, they will conflict with a gas line running parallel
landscape plan (C-600)
Entrance Corridor street.
utility plan (C-300). Increase
to Proffit Road. Sufficient planting area is not shown.
and the site & utility plan
d. An area of sufficient width to accommodate the foregoing
planting area to ensure that
(C-300). Increase
plantings and fencing should be reserved parallel to the Entrance
there are no conflicts
planting area to ensure
Corridor street, and exclusive of road right-of-way and utility
between the proposed
that there are no conflicts
easements.
planting placement and
between the proposed
extant/proposed
plants and
utilities/easements.
extant/proposed
utilities/easements.
Extended the proposed tree
plantings along the full
Extend the proposed tree
lengths of the EC and Proffit
plantings along the full
Road frontages.
length of the EC frontage.
33
Landscaping along interior roads:
Provide plantings in the
Ten Japanese Katsuras (CJK) and 6 gingko bilobas (GB)
Provide street trees the
a. Large trees should be planted parallel to all interior roads. Such
southwest and northwest
are provided along the Proffit Road frontage. They are
full length of the Proffit
trees should be at least 2% inches caliper (measured six inches above
corners of the site.
listed in the plant schedule as 2.5-3" caliper and the on-
Road frontage, including
the ground) and should be of a plant species common to the area.
center distance is 15', but they are not continuous along
the southwest corner of
Such trees should be located at least every 40 feet on center.
this street frontage. Some of the trees that are shown
conflict with an underground gas line/easement.
the site, increasing
planting area as necessary
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior pedestrian
Extending the tree planting the full length of the south side
to eliminate utility
ways. Such trees should be at least 2% inches caliper (measured six
of the parcel will help establish visual order and help
conflicts.
inches above the ground) and should be of a species common to the
mitigate the appearance of the fuel pump canopy. Such
area. Such trees should be located at least every 25 feet on center.
trees might also conflict with the gas line/easement. The
planting strip may need to be widened and/or utilities
moved. No interior pedestrian ways are proposed
35
Landscaping of parking areas:
Provide one additional
Trees have been provided on the west, south, and north
Provide one additional
a. Large trees should align the perimeter of parking areas, located 40
interior parking tree.
sides of the property, but only the trees on the south side
interior parking tree.
feet on center. Trees should be planted in the interior of parking areas
can be considered perimeter parking trees. They are
at the rate of one tree for every 10 parking spaces provided and
Provide a continuous row of
spaced 15' on center. Five parking spaces on the
Provide a continuous row
should be evenly distributed throughout the interior of the parking
shrubs along the Rt. 29 and
northwest corner of the site and 7 parking spaces on the
of shrubs along the Rt. 29
area.
Proffit Road frontages.
east side of the property are devoid of proposed plantings.
and Proffit Road
12
b. Trees required by the preceding paragraph should measure 2'/2
frontages.
inches caliper (measured six inches above the ground); should be
Note that signage requires a
Four interior trees (white oaks, QA) have been provided
evenly spaced; and should be of a species common to the area. Such
separate application.
on the edges of the pavement. With 54 parking spaces
Provide trees and shrubs
trees should be planted in planters or medians sufficiently large to
Ground cover, shrubs and/or
total, 5 interior trees are required.
along the 5-space parking
maintain the health of the tree and shall be protected by curbing.
trees will be required to
row near the northern
c. Shrubs should be provided as necessary to minimize the parking
integrate the freestanding
Shrubs are provided on parts of the EC and Proffit Road
entrance to the site.
area's impact on Entrance Corridor streets. Shrubs should measure 24
signs into the overall
frontages, as well as the northern property boundary and
inches in height.
development.
partially on the east property boundary. The shrubs are
Note that signage requires
listed in the plant schedule on the landscape plan (C-600)
a separate application.
See recommendation in #33.
as 24-36" in height. However, no plantings are proposed
Ground cover, shrubs
for the corners of the parcel, or at the entrance on the
and/or trees will be
northwest corner of the site. A continuous row of shrubs
required to integrate the
along the Rt. 29 and Proffit Road frontages would help
freestanding signs into
mitigate the impacts of the large paved area that surrounds
the overall development.
the building.
See recommendation in
Similarly, while monument sign locations are shown, no
#33.
landscaping is shown around the proposed signage. Nota
bene that the location and design of the proposed
monument signs require review and approval under a
separate application. The proposed location of the two
monument signs on the current site plan set are only for
preliminary review by the ARB. Also note that ARB sign
guidelines require planting at the bases of freestanding
signs.
36
Landscaping of buildings and other structures:
See recommendation in # 13.
No vegetation is proposed around the building. Four trees
See recommendation in
a. Trees or other vegetation should be planted along the front of long
could be provided at the corners of the building to shade
#13.
buildings as necessary to soften the appearance of exterior walls. The
the adjacent parking spaces on the west, south, and east
spacing, size, and type of such trees or vegetation should be
sides of the building.
Consider adding
determined by the length, height, and blankness of such walls.
shrubbery to the exterior
b. Shrubs should be used to integrate the site, buildings, and other
of the building.
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:
See recommendation in #7.
While all of the proposed plant species are within County-
See recommendation in
a. Plant species required should be as approved by the Staff based
approved, recommended plant lists, the Japanese Katsura
#7.
upon but not limited to the Generic Landscape Plan Recommended
Reduce the number of BNH
(CJK), ginko bilobas (GB), Ward's yew (TW), and
Species List and Native Plants for Virginia Landscapes (Appendix D).
and IV to below 10 and 25
leatherleaf viburnum (VR) are all exotic species, not
Reduce the number of
12
13
respectively (or below 25%
native to this region or North America.
BNH and IV to below 10
of typology totals) by
and 25 respectively (or
introducing more plant
In addition, it is ARB policy to request that no one species
below 25% of typology
variety.
of tree or shrub account for more than 25% the total; this
totals) by introducing
fosters plant diversity for both aesthetic and sustainability
more plant variety.
purposes. The 13 river birch (BNH) are 3 trees over the
25% mark (10.5) for the total number of trees listed.
Similarly, the 60 sweetspire (IV) are well over the 25%
target, which is 25.5 for the total amount of shrubs listed.
38
Plant health: The following note should be added to the landscape plan:
Provided the standard plant
Note not provided.
Provided the standard
"All site plantings of trees and shrubs shall be allowed to reach, and
health note on the landscape
plant health note on the
be maintained at, mature height; the topping of trees is prohibited.
plan (C-600).
landscape plan (C-600).
Shrubs and trees shall be pruned minimally and only to support the
overall health of the plant."
Site Gradin
40
Site grading should maintain the basic relationship of the site to
None.
The proposed grading is extensive and entails a flattening
None.
surrounding conditions by limiting the use of retaining walls and by
of a naturally sloping site, although no retaining walls are
shaping the terrain through the use of smooth, rounded land forms that
proposed. The topography gently rises from east to west as
blend with the existing terrain. Steep cut or fill sections are generally
well as from north to south, so that the southwest corner of
unacceptable. Proposed contours on the grading plan shall be rounded
the parcel forms a crown. The plans show a berm on the
with a ten foot minimum radius where they meet the adjacent condition.
western property line; the floor of the fuel pump area will
Final grading should achieve a natural, rather than engineered,
be at an elevation six feet below the top of the berm while
appearance. Retaining walls 6 feet in height and taller, when necessary,
the FFE of the building will be eight feet below the top of
shall be terraced and planted to blend with the landscape.
the berm.
41
No grading, trenching, or tunneling should occur within the drip line of
None.
No areas or trees are marked for preservation.
None.
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.
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
patterns) should be incorporated into the finished site to the extent
possible.
13
45
Fuel pump canopies
a
Fuel pump canopies may be required to provide customers with
See recommendation in #1.
Neither of the proposed canopies presented to the ARB in
Revise the fuel pump
protection from the elements and to provide lighting levels required
previous work sessions "reflect a minimalist design."
canopy design to reflect a
for dispensing fuel. Such fuel pump canopies are functional elements
While the ARB has acknowledged that the proposed
minimalist design.
of present-day gas/convenience stores and their character and
canopies are well designed and aesthetically improved
appearance shall reflect a minimalist design consistent with that
from the typical utilitarian canopy, it has also been
function.
acknowledged that the canopy forms are signature to
Wawa's brand architecture. Although the canopy does not
fall within the ordinance definition of a sign, the canopy's
brand architecture functions as advertising.
b
Fuel pump canopies shall be the smallest size possible to offer
Reduce the overall height of
This triple -island canopy with 6 pumps measures 78'L x
Reduce the height of the
protection from the elements. Canopies shall not exceed the sizes
the fuel pump canopy to
55'W and is 20'-8"H from grade to the ridgepole (as per
fuel pump canopy to
identified in Standards for Fuel pump canopies as outlined in
comply with the Standards
renderings previously submitted for work sessions). This
comply with the
Appendix B.
for Fuel Pump Canopies as
is larger in every dimension than the maximum
Standards for Fuel Pump
outlined in Appendix B of
dimensions listed in the Standards for Fuel Pump
Canopies as outlined in
the EC Design Guidelines.
Canopies as outlined in Appendix B of the EC Design
Appendix B of the EC
Guidelines (66'L x 26'W x 17.5' H).
Design Guidelines.
Further reduce the
footprint of the canopy to
more closely meet the
canopy standards.
c
The size of the canopy fascia and canopy support columns shall be in
See recommendation in # 1.
The illustrated canopy does not have a fascia like the more
See recommendation in
proportion to the overall size of the canopy structure. The fascia shall
typical canopies in the ECs. It has a slate -colored metal
#1.
not exceed 36" in total height, including any accent bands.
roof supported by white trusses atop fieldstone -veneer
piers. In the conceptual renderings, the metal columns do
Revise the design to
d
Canopy fascias shall not be illuminated.
not appear over scaled, relative to the overall canopy,
reduce the height of the
although the height of the stone veneer could be reduced
stone veneer on the
to enhance human scale.
canopy piers to enhance
human scale.
e
Lighting of fuel pump canopies shall be of the lowest level that will
See recommendation in #24.
Recessed (can) lights, full cutoffs, are proposed. However,
See recommendation in
provide safe dispensing of fuel. All canopy lighting shall be flush-
the average footcandle (fc) value of the area under the fuel
#24.
mounted and shielded, downward directed, and shall not emit light
pump canopy is 32.73 while the maximum fc value is 54.
above the horizontal plane. All canopy lighting shall meet the .5 foot-
This is well above the 20 fc maximum that the ARB has
candle spillover requirement in compliance with zoning ordinance
consistently required for businesses on the EC.
regulations.
f
Canopy related elements, including fuel dispensers, support columns,
See recommendation in # 1.
Some materials and colors appear to be consistent between
See recommendation in
14
15
spandrels, planters, etc. shall be compatible with the character of the
the building and the fuel pump canopy. The unique design
#I.
building and site and shall not be used for advertising.
of the canopy, with its pitched roof form, is brand
architecture and acts as a form of advertising.
g
The architectural elements of a building should not be altered to
reflect trademark canopy design.
h
Canopy fascias shall be limited to the use of one principal color, with
ARB review.
i
Colors, materials, forms, and detailing may be used to coordinate
canopies with a site, its building(s), and structures.
j
Fuel pump canopy applicants should refer to ARB Standards for Fuel
Address the standards and
Although it has been reduced in size from the original
Reduce the height of the
Pump Canopies. (Appendix B)
criteria established in the
proposal, the canopy is larger in every dimension than the
canopy to meet the
Standards for Fuel Pump
maximum dimensions listed in the Standards. The ARB
Standards for Fuel Pump
Canopies as outlined in
has discussed the fact that the standards may need to be
Canopies as outlined in
Appendix B of the EC
updated to consider current -day trends in vehicle sizes and
Appendix B of the EC
Design Guidelines.
fuel dispensing habits. Some exceptions have been made
Design Guidelines.
to allow alternate dispenser configurations, but canopy
height limits have been consistently applied.
15
Figure 1: Project site, view from the southeast corner of the intersection of Route 29 and Proffit Road, looking northeast.
Photograph taken by Heather McMahon on 1.29.18.
16
Figure 2: renderings of a fuel pump canopy with a side- or open -gable roof form and rendering of building (fagade). Presented by the applicants at the 4/2/18 ARB meeting during a work session.
17
Figure 3: former Texaco gas station on Pantops (Route 250 East) in which the building and fuel pump canopy are integrated.
Photograph taken by Heather McMahon 1.29.18.
18
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion relative to the Initial Site Plan:
1. The relative positions of the fuel pump canopy, the convenience store, and the EC street; the need to balance the visual presence of the canopy and building on the EC street.
2. The size of the fuel pump canopy; the need to reduce the footprint to establish a human scale that does not overpower the corridor, that reduces impacts on the surroundings, and that more
closely meets the canopy standards.
3. The proposed landscape plan and potential utility conflicts; the need to increase planting area along the Rt. 29 and Proffit Road frontages.
Staff recommends the following as the primary points of discussion relative to the conceptual architectural designs presented at the work sessions:
1. The frontality of the convenience store building.
2. The guidelines requirement for a minimalist design for the canopy; the height of the canopy.
3. The potential for glare from the lights in the fuel pump canopy.
4. The potential benefit of enclosing the gable ends of the canopy.
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee on the Initial Site Plan:
• Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval:
o Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB:
1. Revise the site layout to locate the building adjacent to the EC with a building front facing the EC. Alternatively, a revised layout that successfully integrates the building and canopy so that
both structures maintain a presence on the EC will be considered.
2. Delineate the utility easements on the landscape plan (C-600) and the site & utility plan (C-300). Increase planting area to ensure that there are no conflicts between the proposed plants and
extant/proposed utilities/easements.
3. Reduce the dimensions of the fuel pump canopy footprint to establish a human scale that does not overpower the corridor, that reduces impacts on the surroundings, and that more closely
meets the canopy standards.
• Regarding recommendations on the plan as it relates to the guidelines:
1. Consider substituting native tree and shrub species for those exotic species found in the plant schedule.
2. Consider adding shrubbery to the exterior of the building.
• Regarding conditions to be satisfied prior to issuance of a grading permit: None.
Regarding the final site plan submittal:
1. Submit architectural elevations and plans of the building and fuel pump canopy for review. Address the standards and criteria established in the Standards for Fuel Pump Canopies as
outlined in Appendix B of the EC Design Guidelines.
2. Submit material samples for review.
3. The building and canopy architecture shall be compatible and shall be directly related.
4. Consider the frontality of the building and its fenestration.
5. Reduce the dimensions of the fuel pump canopy footprint to establish a human scale that does not overpower the corridor and that reduces impacts on the surroundings.
6. Revise the canopy to further reduce the size (mass and height), enclose the gable ends, and minimize the bright white, to reduce impacts on the surroundings.
20
7. Revise the site layout to locate the building adjacent to the EC with a building front facing the EC. Alternatively, a revised layout that successfully integrates the building and canopy so that
both structures maintain a presence on the EC will be considered.
8. Revise the design to reduce the height of the stone veneer on the canopy piers to enhance human scale.
9. Orient the building and canopy parallel to the EC.
10. Relieve blankness on the north, south and west elevations by using architectural detail, supplemented with landscaping.
11. Provide manufacturer's specifications for proposed window glazing and samples for final review.
12. Provide the standard glass note on the elevations: Window glass in the Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop below 40%.
Visible light reflectance (VLR) shall not exceed 3001o.
13. Revise the proposal so that both the canopy and the building maintain a presence on the EC.
14. Revise the plan to include dumpster elevations and details. Provide samples of the dumpster enclosure for review.
15. Relegate loading areas and mechanical equipment from the EC.
16. Provide a roof plan with equipment heights for review if any proposed mechanical equipment will be roof -mounted.
17. Provide the standard mechanical equipment note on the General Notes page (C-101) of the site plan set and on the architectural drawings: Visibility of all mechanical equipment from the
Entrance Corridor shall be eliminated.
18. Ensure that no footcandle values above 0.5 spill over from the property boundaries into public rights-of-way. In particular, show the footcandle reading at the property line in the vicinity of
the light pole on the Profit Road side of the site.
19. Provide manufacturer's specifications for all proposed light fixtures.
20. Revise the canopy design to eliminate glare.
21. Provide information to confirm that no illumination from the fuel pump canopy is emitted above the horizontal plane.
22. Show the maximum footcandle (fc) values on the photometric plan. Revise all notes accordingly.
23. Reduce illumination so that the maximum footcandle (fc) value does not exceed 20 fc.
24. Calculate the photometrics using an LLF of 1.0 for all fixtures.
25. Ensure that light color is consistent throughout the site.
26. Change the color of light models A4, B3, and B4 to dark brown, dark bronze, or black.
27. Ensure that the mounting heights of the freestanding pole lights includes the base and reduce the total height to a maximum of 20' from grade.
28. Provide standard lighting note on the lighting plan (C-700) within the site plan set: 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 andproperty in residential or rural areas zoning districts shall not exceed one half footcandle.
29. Clarify the manufacturer listed in the luminaire schedule on the lighting plan (C-700) for D1.
30. Ensure that all LLF values in the luminaire schedule on the lighting plan (C-700) are all equal to 1.0.
31. Consider substituting native tree and shrub species for those exotic species found in the plant schedule.
32. Correct the illustration on C-600, which currently calls out the AR as `AB'.
33. Amend the plant schedule on the landscape plan (C-600) to reflect that the trees on the EC frontage will be planted at a minimum of 3.5 inches caliper.
34. Delineate the utility easements on the landscape plan (C-600) and the site & utility plan (C-300). Increase planting area to ensure that there are no conflicts between the proposed plants and
extant/proposed utilities/easements.
35. Extend the proposed tree plantings along the full lengths of the EC frontage.
36. Provide street trees the full length of the Proffit Road frontage, including the southwest corner of the site, increasing planting area as necessary to eliminate utility conflicts.
37. Provide one additional interior parking tree.
38. Provide a continuous row of shrubs along the Rt. 29 and Proffit Road frontages.
21
39. Provide trees and shrubs along the 5 -space parking row near the northern entrance to the site.
40. Note that signage requires a separate application. Ground cover, shrubs and/or trees will be required to integrate the freestanding signs into the overall development.
41. Consider adding shrubbery to the exterior of the building.
42. Reduce the number of BNH and IV to below 10 and 25 respectively (or below 25% of typology totals) by introducing more plant variety.
43. Provided the standard plant health note on the landscape plan (C-600): All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of
trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant.
44. Revise the fuel pump canopy design to reflect a minimalist design.
45. Reduce the height of the fuel pump canopy to comply with the Standards for Fuel Pump Canopies as outlined in Appendix B of the EC Design Guidelines.
46. Further reduce the footprint of the canopy to more closely meet the canopy standards.
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
C-100
Cover Sheet
3/23/18
C-101
General Notes and Details
3/23/18
C-102
General Notes and Details
3/23/18
C-200
Topographic Survey Sheet
3/23/18
C-201
Existing Conditions & Demolition Plan
3/23/18
C-300
Site & Utility Plan
3/23/18
C-400
Grading Plan
3/23/18
C-500
SWM & BMP Computations
3/23/18
C-501
SWM & BMP Reference Sheet
3/23/18
C-502
SWM & BMP Reference Sheet
3/23/18
C-600
Landscape Plan
3/23/18
C-601
Landscape Notes and Details
3/23/18
C-700
Lighting Plan
3/23/18
C-701
Lighting Details
3/23/18
22
ATTACHMENT A
APPENDIX B
Standards for Fuel Pump Canopies
!.adopted by the .ARB on August 13. 1998)
LENGTH
Maximum length for a single island canopy aa 26'
(= 4' comfort zone front + 18' auto length + 4' comfort zone back)
Maximum length for a double island canopy = 42'
(= 2' comfort zone front + 18' auto length + 2' comfort zone middle + 18' auto length + 2' comfort
zone back)
Maximum length for a triple island canopy = 66'
(= 3' comfort zone front + 18' auto length + 3' comfort zone middle + 18' auto length + 3' comfort
zone back + 18' auto length + 3' comfort zone back)
-C :ta
I !—
K'P
WIDTH
Maximum width for single island canopies - 26. (= 3' (open door overhang) + 6' (car width) +
2'(curb clearance) + 4'(island width) + 2'(curb clearance) + 6'(car width) + 3'(open door
overhang))
Albemarle County Archdeet ual R -m Hoard Design <iwdclrnes— Updated 22/2/2011— page 21
HEIGHT (from ground to bottom of fascia)
Maximum acceptable height is 1416",
FASCIA HEIGHT
Maximum fascia height is 36".
-T
FUEL DISPENSER SIZE
A typical size is T 9" high (approximately half the minimum canopy height), 4'6" wide, 32"
deep.
ISLAND SIZE
A typical size is 12-14' long, 4' wide, 9" tall.
Albemarle County Architectural Renew Hoard Design Guidchnes— Updated 2/22/2011—page 22
23
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24
ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB -2017-142: Wawa Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
032A0020000100, 032AO0200001AI
Location
Northeast corner of Seminole Trail (Route 29) and Proffit Road (Route 649)
Zoned
Highway Commercial (HC), Entrance Corridor (EC), Airport Impact Area (AIA)
Owner/Applicant
Malloy Properties III LLC c/o Malloy Companies LLCBohler Engineering (Scott Stickley, P.E.)
Magisterial District
Rivanna
Proposal
To construct a fuel station with a 6,001 sf building, a 6,000 sf fuel -pump canopy, and associated site improvements
on 1.431 acres.
Context
The site is situated at the northeast corner of one of the County's most prominent intersections, Route 29 and Airport
Road/Proffit Road. Commercial and industrial enterprises as well as services characterize the area: 84 Lumber, Store -
It -Right self -storage, and Martha Jefferson Hospital clinic lie to the north of the parcel, along Route 29; Southern
States lies to the east of the parcel, accessed from Proffit Road; a shopping center with a Walgreen's pharmacy and
Advance Auto Parts retail store lies on the south side of Proffit Road; a BP gas station and a Wells Fargo bank lie to
the southwest; and a retail strip featuring Alpha Medical Aids and Budget Truck Rental lie to the west of the parcel
and Route 29. The west half of the parcel is cleared but undeveloped; the east half of the parcel was developed as a
bank circa 1991.
Visibility
The site will have maximum visibility from both sides of Seminole Trail (Route 29) as it site is situated on a
prominent corner of the intersection of Route 29, a commercial highway, and Airport Road (to the west)/Proffit Road
(to the east).
ARB Meeting Date
February 12, 2018
Staff Contact
Heather N. McMahon
PROJECT HISTORY
DATE
APPLICATION
REVIEW TYPE
RESULT
7/31/1991
ARB -1991-23S
Sign application for First Virginia Bank
Staff approval
6/2/2003
ARB -2003-62
Sign application for BB&T Bank
Board approved with conditions
2/12/2018
1 ARB -2017-142
Initial Site Development Plan for Wawa
The board will hear this case for the first time
ANALYSIS
Fr'ay highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final
Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage
Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial
REF
GUIDELINE ISSUE RECOMMENDATION
GENERAL GUIDELINES
Purpose
1
The goal of the regulation of the design of development
The project proposes to demolish the current bank
Submit architectural
within the designated Entrance Corridors is to insure that
edifice on the eastern half of the parcel and
elevations and plans of
new development within the corridors reflects the
replace it with a new building as well as to
the building and fuel
traditional architecture of the area. Therefore, it is the
construct a 6,000 square -foot fuel -pump canopy
pump for review. Address
purpose of ARB review and of these Guidelines, that
on the western portion of the site, which has been
the standards and criteria
proposed development within the designated Entrance
cleared but heretofore undeveloped [see Figure 1].
established in the
Corridors reflect elemen s o esign characteristic of the
No architectural drawings of the proposed
Standards for Fuel Pump
significant historical landmarks, buildings, and structures
building or fuel pump canopy have been
Canopies as outlined in
of the Charlottesville and Albemarle area, and to promote
submitted. Therefore, neither the architectural
Appendix B of the EC
orderly and attractive development within these corridors.
style of the proposed structures nor their
Design Guidelines.
Applicants should note that replication of historic structures
compatibility within the historical and
is neither required nor desired.
geographical context can be determined at this
time.
Submit material samples
for review.
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these sites
as ensembles of buildings, land, and vegetation. In order
to accomplish the integration of buildings, land, and
vegetation characteristic of these sites, the Guidelines
require attention to four primary factors: compatibility
with significant historic sites in the area; the character of
the Entrance Corridor; site development and layout; and
landscaping.
Figure 1: Project site, view from the southeast corner of the intersection of Route 29 and Profit Road, looking northeast.
Photograph taken by Heather McMahon on 1.29.18.
Figure 2: a contemporary Waiva gas station similar to the models present in Gainesville, Virginia and locations west of Richmond, Virginia.
Image courtesy of Google.
Compatibility with significant historic sites:
3
New structures and substantial additions to existing
No architectural drawings of the proposed
See recommendation in 41.
structures should respect the traditions of the architecture
building or fuel pump canopy have been
of historically significant buildings in the Charlottesville
submitted, yet other Wawa fuel stations in the
and Albemarle area. Photographs of historic buildings in
region exhibit a contemporary design aesthetic
the area, as well as drawings of architectural features,
as well as vocabulary that pronounces the
which provide important examples of this tradition are
building's retail function [see Figure 2]. Some
contained in Appendix A.
recently constructed Wawa canopies in other
localities exhibit a high-tech design that is not
4
The examples contained in Appendix A should be used as
a guide for building design: the standard of compatibility
consistent with the historic architecture of the
with the area's historic structures is not intended to
area. Many have an angled roof that will make
impose a rigid design solution for new development.
it difficult — if not impossible — to meet
Replication of the design of the important historic sites iri
lighting and fuel pump canopy guidelines.
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.
Figure 2: a contemporary Waiva gas station similar to the models present in Gainesville, Virginia and locations west of Richmond, Virginia.
Image courtesy of Google.
SPECIFIC GUIDELINES
Compatibility with significant historic sites
Structure design
9
uilding forms and features, including roofs, windows,
No architectural drawings of the building or
See recommendation in #1.
doors, materials, colors and textures should be compatible
fuel pump canopy have been submitted.
with the forms and features of the significant historic
However, the footprint of the building as well
buildings in the area, exemplified by (but not limited to)
as ancillary data show a rectangular footprint
the buildings described in Appendix A [of the design
enveloping 6,001 square feet with a height of
guidelines]. The standard of compatibility can be met
approximately 28 feet from grade. Similarly,
through scale, materials, and forms which may be
the footprint of the fuel-pump canopy is
embodied in architecture which is contemporary as well as
approximately 6,000 square feet, and although
traditional. The replication of important historic sites in
dimensions have not been provided, data
Albemarle County is not the objective of these guidelines.
present within the lighting plan suggest that the
canopy rises at least 21 feet from grade.
15
Trademark buildings and related features should be
There is likely a corporate identity that
See recommendation in # 1.
modified to meet the requirements of the Guidelines.
manifests in a trademark architectural brand for
easy visual recognition of the store and canopy.
This will likely have to be adjusted to create a
design that is compatible with historically
significant buildings in the County, although
the design may be compatible with the
majority of construction existing on this
portion of the EC.
Compatibility with the character of the Entrance Corridor
5
It is also an important objective of the Guidelines to
The character of this portion of the EC is
See recommendation in 46.
establish a pattern of compatible architectural
commercial and industrial, with buildings
characteristics throughout the Entrance Corridor in order
constructed in the late 20t' and early 21St
to achieve unity and coherence. Building designs should
centuries, some of them prior to the
demonstrate sensitivity to other nearby structures within
establishment of the Entrance Corridors. Most
the Entrance Corridor. Where a designated corridor is
of these developments exhibit a pattern in
substantially developed, these Guidelines require striking
which the building is set back approximately
a careful balance between harmonizing new development
50-80' from the right-of-way, with parking
with the existing character of the corridor and achieving
adjacent to Route 29 as well as relegated to
compatibility with the significant historic sites in the area.
behind the building. The current site layout is
in keeping with the character of this highway
commercial area. The proposed site layout is in
keeping with the character of this earlier,
suburban pattern of development, but not with
recent trends that attempt to bring buildings
closer to the street and limit parking and paved
areas between the building and the street.
Landscaping
7
The requirements of the Guidelines regarding landscaping
The trees and shrubs provided in the landscape
Consider substituting native
are intended to reflect the landscaping characteristic of
plan (C-600) are zoned rather than mixed;
tree and shrub species for
many of the area's significant historic sites which is
mixing the varieties would accomplish a more
those exotic species found in
characterized by large shade trees and lawns. Landscaping
naturalistic appearance. While all of the
the plant schedule.
should promote visual order within the Entrance Corridor
species are found in County recommended
and help to integrate buildings into the existing
plant lists, two tree and two shrub species are
See recommendations in #32
environment of the corridor.
exotics or not native to the Piedmont region of
Virginia. Exotics do not foster habitats for
and #33.
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials that
native fauna or achieve a level of biodiversity
share similar characteristics. Such common elements
that the County strives to reach.
allow for more flexibility in the design of structures
because common landscape features will help to
Additionally, the southwest and northwest
harmonize the appearance of development as seen from
corners of the site, adjacent to the EC, are not
the street upon which the Corridor is centered.
provided any plantings but are called out as
"grass area[s]." As these corners will give clear
views of the development from the EC, trees
and shrubs should be planted to fully integrate
the site into the environment of the corridor.
SPECIFIC GUIDELINES
Compatibility with significant historic sites
Structure design
10
Buildings should relate to their site and the surrounding
Although no elevations have been submitted,
See recommendation in #1.
context of buildings.
the site plan set describes the FFE of the
proposed building as 534' and the height as
11
The overall design of buildings should have human scale.
Scale should be integral to the building and site design.
approximately 28' (this is, presumably, a
single -story structure). Its scale may be
12
Architecture proposed within the Entrance Corridor
should use forms, shapes, scale, and materials to create a
overwhelming depending on the overall design.
cohesive whole.
13
Any appearance of "blankness" resulting from building
The footprint illustrated in the site plan set is a
Relieve blankness on the
design should be relieved using design detail or
rectangle without much variation or relief in
north, south and west
vegetation, or both.
the planar walls. No vegetation has been
elevations by using
proposed around the proposed building.
architectural detail,
supplemented with
landscaping.
14
Arcades, colonnades, or other architectural connecting
No such connecting device is proposed.
None.
devices should be used to unify groups of buildings within
a development.
16
Window glass in the Entrance Corridors should not be
Window glass specifications have not been
Provide manufacturer's
highly tinted or highly reflective. Window glass in the
provided, nor has a glass sample.
specifications for proposed
Entrance Corridors should meet the following criteria:
window glazing and samples
Visible light transmittance (VLT) shall not drop below
for review.
4001o. Visible light reflectance (VLR) shall not exceed
3001o. Specifications on the proposed window glass should
Provide the standard glass
be submitted with the application for final review.
note on the elevations.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
The fuel pump canopy is the most conspicuous
See recommendation in #1.
into the overall plan of development and sha�f
accessory structure on the site plan, as large in
See recommendation in #6.
extent possible, be compatible with the building designs
its footprint as the building. It is anticipated
used on the site.
that the canopy and fuel pumps will visually
Reduce the dimensions of
overwhelm the site and the building. A smaller
the fuel -pump canopy to
canopy and a location behind the store would
comply with the Standards
establish greater integration along the corridor.
for Fuel Pump Canopies as
(See 45b for further analysis.) Compatibility in
outlined in Appendix B of
design cannot be determined at this time.
the EC Design Guidelines.
Relegate the fuel pumps and
canopy away from the
Entrance Corridor.
18
The following should be located to eliminate visibility from
The dumpster pad has been relegated behind
Revise the plan to include
the Entrance Corridor street. If, after appropriate siting,
the building, on the eastern side of the site,
dumpster elevations and
these features will still have a negative visual impact on the
farthest from the EC. Dumpster enclosure
details. Provide samples of
Entrance Corridor street, screening should be provided to
details have not been provided.
the dumpster enclosure for
eliminate visibility. a. Loading areas, b. Service areas, c.
review.
Refuse areas, d. Storage areas, e. Mechanical equipment,
A loading area is adjacent to the EC, north of
£ Above -ground utilities, and g. Chain link fence, barbed
the fuel pump canopy, and a proposed vent
Relegate loading areas and
wire, razor wire, and similar security fencing devices.
stack pad is adjacent to the EC (and within the
mechanical equipment from
10' proposed landscape buffer). Both should be
the EC.
relegated away from the EC.
Provide a roof plan with
No proposed ground -mounted mechanical
equipment heights for
equipment is shown on the site plans.
review if any proposed
mechanical equipment will
be roof -mounted.
19
Screening devices should be compatible with the design
No screening devices are proposed except for a
See recommendation in 47.
the buildings and surrounding natural vegetation and ma
dumpster enclosure.
consist of: a. Walls, b. Plantings, and c. Fencing.
20
Surface runoff structures and detention ponds should be
An underground SWM vault is proposed east
None.
designed to fit into the natural topography to avoid the need
of the proposed building.
for screening. 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 not provided.
Provide the note on the
architectural plan: "Visibility of all mechanical equipment
General Notes page (C-101)
from the Entrance Corridor shall be eliminated."
of the site plan set and on the
architectural drawings.
Lighting
General Guidelines
22
Light should be contained on the site and not spill over
The fc values on the N and E property lines are
Ensure that no footcandle
onto adjacent properties or streets;
above 0.5 fc, but the neighboring property is
values above 0.5 spill over
zoned Highway Commercial (HC). There is
from the property boundaries
one fc value of 0.5 over the western property
into public right-of-ways.
line, spilling over into the Rt. 29 right-of-way,
while a value of 1.2 fc on the southern property
line may mean that a fc value above 0.5 might
spill over into the Proffit Road right-of-way.
No value above 0.5 fc should spill over a
property boundary into a public right-of-way.
23
Light should be shielded, recessed or flush -mounted to
Models A4, B3, B4, C 1 and W 1 emit more
Provide manufacturer's
eliminate glare. All fixtures with lamps emitting 3000
than 3,000 lumens but all are full cut-off
specifications for all
lumens or more must be full cutoff fixtures.
fixtures. Manufacturer's specifications were
proposed light fixtures.
not provided for models D 1, S 1 and S2.
24
Light levels exceeding 30 footcandles are not appropriate
The fuel pump canopy area is not a vehicular
Reduce the illumination
for display lots in the Entrance Corridors. Lower light
display lot, so the EC standard of 20 fc would
values so that maximum
levels will apply to most other uses in the Entrance
apply as the maximum for this site. The canopy
footcandle (fc) value is
Corridors.
area has footcandle (fc) values that range from
below 20 fc.
13 to 54; the average is 32.73 fc. Both the
average and the maximum values are well
above the 20 fc threshold.
25
Light should have the appearance of white light with a
The light value 57K ("Day white") has been
Ensure that light color is
warm soft glow; however, a consistent appearance
selected for 5 of the 8 models for which
consistent throughout the
throughout a site or development is required.
manufacturer specifications have been
site.
Consequently, if existing lamps that emit non-white light
provided; however, 3 models have no specs,
are to remain, new lamps may be required to match them.
and a cursory examination of models S 1 and
S2 on the internet suggest that these models
have nothing higher than 4K.
26
Dark brown, dark bronze, or black are appropriate colors
All specs provided show that the chosen
Change the color of light
for free-standing pole mounted light fixtures in the
models are white; while this is acceptable for
models A4, B3, and B4 to
Entrance Corridors.
CI and D1, as they are recessed can lights,
dark brown, dark bronze, or
models A4, B3, and B4 are freestanding pole
black.
lights and must be changed to colors
appropriate to the EC.
27
The height and scale of freestanding, pole -mounted light
Models A4, B3, and B4 are freestanding pole
Ensure that the mounting
fixtures should be compatible with the height and scale of
lights with mounting heights = 20.5'. C I is a
heights of the freestanding
the buildings and the sites they are illuminating, and with
recessed can light with MH + 17.11'— 21.53';
pole lights includes the base
the use of the site. Typically, the height of freestanding
this suggests the fuel pump canopy is taller
and reduce the total height to
pole -mounted light fixtures in the Entrance Corridors
than 21' in height from grade and must be
a maximum of 20' from
should not exceed 20 feet, including the base. Fixtures thl
reduced (see 45b for further analysis). DI (MH
grade.
exceed 20 feet in height will typically require additional
9'), S I and S2 (MH 8.5'), and W 1 (MH 15')
screening to achieve an appropriate appearance from the
are either recessed can lights or wall -mounted
See recommendation in #1.
Entrance Corridor.
sconces, and these heights are appropriate.
28
In determining the appropriateness of lighting fixtures for
While the freestanding pole lights are
See recommendation in #1.
the Entrance Corridors, the individual context of the site
appropriate to the function of the proposal, the
will be taken into consideration on a case by case basis.
architectural sconces (models S I and S2) can
only be determined to be compatible with the
overall design of the building once elevations
are submitted.
29
The following note should be included on the lighting
Note not included on lighting plan.
Provide standard lighting
plan: "Each outdoor luminaire equipped with a lamp that
note on the lighting plan (C -
emits 3,000 or more initial lumens shall be a full cutoff
In addition, there are discrepancies in the
700) within the site plan set.
luminaire and shall be arranged or shielded to reflect light
luminaire schedule on the lighting plan (C -
away from adjoining residential districts and away from
700), including the manufacturer of model D1,
Clarify the manufacturer
adjacent roads. The spillover of lighting from luminaires
which internet searches suggest is Calucite
listed in the luminaire
onto public roads and property in residential or rural areas)
rather than Philips. More importantly, all of the
schedule on the lighting plan
zoning districts shall not exceed one half footcandle."
LLF values should be at 1.0, yet two are at
(C-700) for DI.
0.98.
Ensure that all LLF values in
the luminaire schedule on
I
the lighting plan (C-700) are
all equal to 1.0.
30-
Guidelines for the Use of Decorative Landscape Lighting
No such lighting is proposed.
None.
31
Landscaping
32
Landscaping along the frontage of Entrance Corridor
Four red maples (AR) and 1 white oak (QA)
Correct the illustration on C -
streets should include the following:
are provided along the EC frontage. The AR
600, which currently calls
a. Large shade trees should be planted parallel to the
are tightly grouped (the on center distance is
out the AR as `AB'.
Entrance Corridor Street. Such trees should be at least 3'/2
11'), while the QA stands alone. The calipers
inches caliper (measured 6 inches above the ground) and
are listed as 2.5-3" in the plant schedule.
Amend the plant schedule on
should be of a plant species common to the area. Such
the landscape plan (C-600)
trees should be located at least every 35 feet on center.
Five white fringetrees (CV) are interspersed in
to reflect that the trees on the
b. Flowering ornamental trees of a species common to the
two groups on the EC side; their caliper is
EC frontage will be planted
area should be interspersed among the trees required by the
given as 6-8'.
at a minimum of 3.5 inches
preceding paragraph. The ornamental trees need not
caliper.
alternate one for one with the large shade trees. They may be
A 10' -wide landscape buffer is proposed along
planted among the large shade trees in a less regular spacing
the EC and the Proffit Road frontages, but one
Delineate the utility
pattern.
CV and one QA on the EC frontage appear to
easements on the landscape
c. In situations where appropriate, a three or four board
be located outside of the landscape buffer, and
plan (C-600) and the site &
fence or low stone wall, typical of the area, should align
much of the buffer isn't planted.
utility plan (C-300). Increase
the frontage of the Entrance Corridor street.
planting area to ensure that
d. An area of sufficient width to accommodate the
The EC trees are located under an overhead
there are no conflicts
foregoing plantings and fencing should be reserved
utility. When the required trees are extended
between the proposed
parallel to the Entrance Corridor street, and exclusive of
the full length of the frontage, they will
planting placement and
road right-of-way and utility easements.
conflict with a gas line running parallel to
extant/proposed
Proffit Road. Sufficient planting area is not
utilities/easements.
shown. Similarly, some plantings on the south
side may conflict with an underground gas line.
Extended the proposed tree
plantings along the full
lengths of the EC and Proffit
Road frontages.
33
Landscaping along interior roads:
Ten Japanese Katsuras (CJK) and 6 gingko
Provide plantings in the
a. Large trees should be planted parallel to all interior
bilobas (GB) are provided along the Proffit
southwest and northwest
roads. Such trees should be at least 2%2 inches caliper
Road frontage. They are listed in the plant
corners of the site.
(measured six inches above the ground) and should be of a
schedule as 2.5-3" caliper and the on center
plant species common to the area. Such trees should be
distance is 15'. There should be a continuous
located at least every 40 feet on center.
row of planting along this street frontage, but
the proposed planting spacing isn't consistent
34
Landscaping along interior pedestrian ways:
I
a. Medium trees should be planted parallel to all interior
pedestrian ways. Such trees should be at least 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.
due to the presence of/potential conflict with
an underground gas line. Additional planting
on the southwest corner would help achieve an
improved consistency in the plant spacing
along the Proffit Road frontage. No interior
pedestrian ways are proposed.
35
Landscaping of parking areas:
Trees have been provided on the west, south,
Provide one additional
a. Large trees should align the perimeter of parking areas,
and north sides of the property, but only the
interior parking tree.
located 40 feet on center. Trees should be planted in the
trees on the south side can be considered
interior of parking areas at the rate of one tree for every 10
perimeter parking trees. They are spaced 15'
Provide a continuous row of
parking spaces provided and should be evenly distributed
on center. Five parking spaces on the northwest
shrubs along the Rt. 29 and
throughout the interior of the parking area.
corner of the site and 7 parking spaces on the
Proffit Road frontages.
b. Trees required by the preceding paragraph should
east side of the property are devoid of proposed
measure 2% inches caliper (measured six inches above tll
plantings.
Note that signage requires a
ground); should be evenly spaced; and should be of a
separate application.
species common to the area. Such trees should be planted
Four interior trees (white oaks, QA) have been
Ground cover, shrubs and/or
in planters or medians sufficiently large to maintain the
provided on the edges of the pavement. With
trees will be required to
health of the tree and shall be protected by curbing.
54 parking spaces total, 5 interior trees are
integrate the freestanding
c. Shrubs should be provided as necessary to minimize the
required.
signs into the overall
parking area's impact on Entrance Corridor streets. Shrubs
development.
should measure 24 inches in height.
Shrubs are provided on parts of the EC and
Proffit Road frontages as well as the northern
See recommendation in #33.
property boundary and partially on the east
property boundary; however, no plantings are
proposed for the corners of the parcel,
especially around the entrances on the
northwest and southeast corners of the site. A
continuous row of shrubs along the Rt. 29 and
Proffit Road frontages would help mitigate the
impacts of the large paved area at the front of
the building.
Similarly, while monument sign locations are
shown, no landscaping is shown around the
proposed signage. Nota bene that the location
and design of the proposed monument signs
will need review and approval under a separate
application. The proposed location of the two
12
monument signs on the current site plan set are
only for preliminary review by the ARB. Also
note that ARB sign guidelines require planting
at the bases of freestanding signs.
The shrubs are listed in the plant schedule on
the landscape plan (C-600) as 24-36" in height.
36
Landscaping of buildings and other structures:
No vegetation is proposed around the building.
See recommendation in # 13.
a. Trees or other vegetation should be planted along the
Four trees could be provided at the corners of
front of long buildings as necessary to soften the
the building to shade the adjacent parking
appearance of exterior walls. The spacing, size, and type
spaces on the west, south, and east sides of the
of such trees or vegetation should be determined by the
building.
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:
While all of the proposed plant species are
See recommendation in #7.
a. Plant species required should be as approved by the
within County-approved, recommended plant
Staff based upon but not limited to the Generic Landscape
lists, the Japanese Katsura (CJK), ginko
Reduce the number of BNH
Plan Recommended Species List and Native Plants for
bilobas (GB), Ward's yew (TW), and
and IV to below 10 and 25
Virginia Landscapes (Appendix D).
leatherleaf vibunum (VR) are all exotic
respectively (or below 25%
species, not native to this region or North
of typology totals) by
America.
introducing more plant
variety.
In addition, it is ARB policy to request that no
one species of tree or shrub account for more
than 25% the total; this fosters plant diversity
for both aesthetic and sustainability purposes.
The 13 river birch (BNH) are 3 trees over the
25% mark (10.5) for the total number of trees
listed. Similarly, the 60 sweetspire (IV) are
well over the 25% target, which is 25.5 for the
total amount of shrubs listed.
38
Plant health:
Note not provided.
Provided the standard plant
The following note should be added to the landscape plan:
health note on the landscape
"All site plantings of trees and shrubs shall be allowed to
plan (C-600).
reach, and be maintained at, mature height; the topping of
trees is prohibited. Shrubs and trees shall be pruned
12
13
minimally and only to support the overall health of the
plant."
Site development and layout
6
Site development should be sensitive to the existing
The natural topography on this site is gently
Mark all trees to be removed
natural landscape and should contribute to the creation of
sloping, from west to east as well as from south
on the Existing
an organized development plan. This may be
to north. This project proposes clearing the site
Conditions/Demolition Plan
accomplished, to the extent practical, by preserving the
of existing trees and demolishing the existing
(C-201) within the site plan
trees and rolling terrain typical of the area; planting new
building on the eastern half of the parcel while
set.
trees along streets and pedestrian ways and choosing
flattening the grade on this end by building it
species that reflect native forest elements; insuring that
up and depressing the grade on the west end.
Relegate the fuel pumps and
any grading will blend into the surrounding topography
The removal of existing trees is not marked on
canopy away from the
thereby creating a continuous landscape; preserving, to the
the existing conditions/demolition plan.
Entrance Corridor.
extent practical, existing significant river and stream
valleys which may be located on the site and integrating
The proposed fuel pumps and canopy are
these features into the design of surrounding development;
adjacent to the EC, on the west side of the site,
and limiting the building mass and height to a scale that
while the proposed building is located in the
does not overpower the natural settings of the site, or the
eastern half of the site. Many standard fuel
Entrance Corridor.
pump canopy designs have no architectural
forms or features that provide human scale or
compatible massing. A canopy without such
design is better located behind the building as
viewed from the EC, because the building can
more readily accommodate human massing,
scale, and detail.
There are two fuel stations in the area in which
the architectural design integrates the fuel
pump canopy with the building [see Figures 3
and 4]. These are the most successful examples
of fuel station design in Albemarle County in
terms of meeting the Entrance Corridor Design
Guidelines because the fuel canopy neither
overwhelms nor obscures the building and the
building retains its prominence on the site.
39
The relationship of buildings and other structures to the
While the site layout illustrates an organized
See recommendation in #6.
Entrance Corridor street and to other development within
circulation pattern, no provisions have been
the corridor should be as follows:
made for adjacent pedestrian paths (i.e., the
Orient the building and
a. An organized pattern of roads, service lanes, bike paths,
sidewalk on the east side of Route 29, south of
canopy parallel to the EC.
13
14
and pedestrian walks should guide the layout of the site.
Proffit Road). The proposed canopy and
b. In general, buildings fronting the Entrance Corridor
building are not oriented parallel to the EC.
street should be parallel to the street. Building groupings
There are no open spaces proposed in the plan
should be arranged to parallel the Entrance Corridor street.
and no significant natural features exist on the
c. Provisions should be made for connections to adjacent
site. There are no vistas of significance.
pedestrian and vehicular circulation systems.
d. Open spaces should be tied into surrounding areas to
provide continuity within the Entrance Corridor.
e. If significant natural features exist on the site (including
creek valleys, steep slopes, significant trees or rock
outcroppings), to the extent practical, then such natural
features should be reflected in the site layout. If the
provisions of Section 32.5.6.n of the Albemarle County
Zoning Ordinance apply, then improvements required by
that section should be located so as to maximize the use of
existing features in screening such improvements from
Entrance Corridor streets.
f. The placement of structures on the site should respect
existing views and vistas on and around the site.
14
i
i
Figure 3: former Texaco gas station on Pantops (Route 250 East) in which the building and fuel pump canopy are integrated.
Photograph taken by Heather McMahon 1.29.18.
15
Figure 4: former Texaco gas station on Route 29 (west side, south of Airport Road) in which the building and fuel pump canopy are integrated.
Photograph taken by Heather McMahon 1.29.18.
16
17
Site Gradin
40
Site grading should maintain the basic relationship of the
The proposed grading is extensive and entails a
None.
site to surrounding conditions by limiting the use of
flattening of a naturally sloping site, although
retaining walls and by shaping the terrain through the use of
no retaining walls are proposed. The
smooth, rounded land forms that blend with the existing
topography gently rises from east to west as
terrain. Steep cut or fill sections are generally unacceptable.
well as from north to south, so that the
Pro=d contours on Me grading plan sha e rounded with
southwest corner of the parcel forms a crown.
a ten foot minimum radius where they meet the adjacent
The plans show a berm on the western property
condition. Final grading should achieve a natural, rather than
line; the floor of the fuel -pump area will be at
engineered, appearance. Retaining walls 6 feet in height and
an elevation six feet below the top of the berm
taller, when necessary, shall be terraced and planted to blend
while the FFE of the building will be eight feet
with the landscape.
below the top of the berm.
41
No grading, trenching, or tunneling should occur within the
No areas or trees are marked for preservation.
None.
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.
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 patterns) should be incorporated into the finished
site to the extent possible.
45
Fuel Pump Canopies
a
Fuel pump canopies may be required to provide customers
No architectural drawings for the fuel pump
See recommendation in #1.
with protection from the elements and to provide lighting
canopy have been submitted. See additional
levels required for dispensing fuel. Such fuel pump
comment under #1.
canopies are functional elements of present-day
gas/convenience stores and their character and appearance
shall reflect a minimalist design consistent with that
function.
b
Fuel pump canopies shall be the smallest size possible to
This triple -island canopy measures 100' L x
Reduce the dimensions of
offer protection from the elements. Canopies shall not
60'W and is over 21' H. This is larger in every
the fuel -pump canopy to
17
18
exceed the sizes identified in Standards for Fuel Pump
dimension than the maximum dimensions
comply with the Standards
Canopies as outlined in Appendix B.
listed in the Standards for Fuel Pump Canopies
for Fuel Pump Canopies as
as outlined in Appendix B of the EC Design
outlined in Appendix B of
Guidelines (66' L x 26' W x 17.5' H).
the EC Design Guidelines.
c
The size of the canopy fascia and canopy support columns
No architectural drawings for the fuel pump
See recommendation in #1.
shall be in proportion to the overall size of the canopy
canopy have been submitted. The size, color,
structure. The fascia shall not exceed 36" in total height,
and illumination of the fuel pump canopy
including any accent bands.
fascia cannot be determined without further
information.
d
Canopy fascias shall not be illuminated.
e
Lighting of fuel pump canopies shall be of the lowest level
Recessed (can) lights, full cutoffs, are
See recommendation in #24.
that will provide safe dispensing of fuel. All canopy
proposed. However, the average footcandle
lighting shall be flush -mounted and shielded, downward
(fc) value of the area under the fuel pump
directed, and shall not emit light above the horizontal
canopy is 32.73 while the maximum fc value is
plane. All canopy lighting shall meet the .5 foot-candle
54, well above the 20 fc maximum standard for
spillover requirement in compliance with zoning
businesses on the EC.
ordinance regulations.
f
Canopy related elements, including fuel dispensers,
No architectural drawings or material samples
See recommendation in #1.
support columns, spandrels, planters, etc. shall be
have been submitted; therefore, compliance
compatible with the character of the building and site and
cannot be determined.
shall not be used for advertising.
g
The architectural elements of a building should not be
altered to reflect trademark canopy design.
h
Canopy fascias shall be limited to the use of one principal
color, with ARB review.
i
Colors, materials, forms, and detailing may be used to
coordinate canopies with a site, it&building(s),"
structures.
j
Fuel pump canopy applicants should refer to ARB
The proposal suggests that the standards and
Address the standards and
Standards for Fuel Pump Canopies. (Appendix B)
criteria as delineated in the Standards for Fuel
criteria established in the
Pump Canopies as outlined in Appendix B of
Standards for Fuel Pump
the EC Design Guidelines have not been
Canopies as outlined in
consulted.
Appendix B of the EC
Design Guidelines.
18
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The merit of relegating the fuel pump canopy away from the EC by moving the building closer to the EC.
2. The proposed landscape plan and potential utility conflicts.
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
• Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval:
o Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB:
1. Relegate the fuel pumps and canopy away from the Entrance Corridor.
2. Illustrate the utility easements on the landscape plan (C-600) and ensure that there are no conflicts between the proposed planting placement
and utilities.
3. Reduce the dimensions of the fuel -pump canopy to comply with the Standards for Fuel Pump Canopies as outlined in Appendix B of the EC
Design Guidelines.
• Regarding recommendations on the plan as it relates to the guidelines:
1. Consider substituting native tree and shrub species for those exotic species found in the plant schedule.
2. Consider adding shrubbery to the exterior of the building.
• Regarding conditions to be satisfied prior to issuance of a grading permit: None.
Regarding the final site plan submittal:
1. Submit architectural elevations and plans of the building and fuel pump for final review. Address the standards and criteria established in
the Standards for Fuel Pump Canopies as outlined in Appendix B of the EC Design Guidelines.
2. Submit material samples for final review.
3. Relieve blankness on the north, south and west elevations by using architectural detail, supplemented with landscaping.
4. Provide manufacturer's specifications for proposed window glazing and samples for final review.
5. Provide the standard glass note on the elevations: Window glass in the Entrance Corridors should meet the following criteria: Visible light
transmittance (VLT) shall not drop below 4001o. Visible light reflectance (VLR) shall not exceed 30%.
6. Submit elevations, details, and samples of the dumpster enclosure for final review.
7. Revise the plan to include dumpster elevations and details. Provide samples of the dumpster enclosure for review.
8. Relegate loading areas and mechanical equipment from the EC.
9. Provide a roof plan with equipment heights for review if any proposed mechanical equipment will be roof -mounted.
10. Provide the standard mechanical equipment note on the General Notes page (C-101) of the site plan set and on the architectural drawings:
Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated.
11. Ensure that no footcandle values above 0.5 spill over from the property boundaries into public right-of-ways.
12. Provide manufacturer's specifications for all proposed light fixtures.
19
13. Reduce the illumination values so that maximum footcandle (fc) value is below 20 fc.
14. Ensure that light color is consistent throughout the site.
15. Change the color of light models A4, B3, and B4 to dark brown, dark bronze, or black.
16. Ensure that the mounting heights of the freestanding pole lights includes the base and reduce the total height to a maximum of 20' from
grade.
17. Provide standard lighting note on the lighting plan (C-700) within the site plan set: 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.
18. Clarify the manufacturer listed in the luminaire schedule on the lighting plan (C-700) for D1.
19. Ensure that all LLF values in the luminaire schedule on the lighting plan (C-700) are all equal to 1.0.
20. Correct the illustration on C-600, which currently calls out the AR as `AB'.
21. Amend the plant schedule on the landscape plan (C-600) to reflect that the trees on the EC frontage will be planted at a minimum of 3.5
inches caliper.
22. Delineate the utility easements on the landscape plan (C-600) and the site & utility plan (C-300). Increase planting area to ensure that there
are no conflicts between the proposed planting placement and extant/proposed utilities/easements.
23. Extended the proposed tree plantings along the full lengths of the EC and Proffitt Road frontages.
24. Provide plantings in the southwest and northwest corners of the site.
25. Provide one additional interior parking tree.
26. Provide a continuous row of shrubs along the Rt. 29 and Proffit Road frontages.
27. Note that signage requires a separate application. Ground cover, shrubs and/or trees will be required to integrate the freestanding signs into
the overall development.
28. Reduce the number of BNH and IV to below 10 and 25 respectively (or below 25% of typology totals) by introducing more plant variety.
29. Provided the standard plant health note on the landscape plan (C-600): All site plantings of trees and shrubs shall be allowed to reach, and
be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the
overall health of the plant.
30. Mark all trees to be removed on the Existing Conditions/Demolition Plan (C-201) within the site plan set.
31. Orient the building and canopy parallel to the EC.
20
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
C-100
Cover Sheet
12/19/17
C-101
General Notes and Details
12/19/17
C-102
General Notes and Details
12/19/17
C-200
Topographic Survey Sheet
12/19/17
C-201
Existing Conditions & Demolition Plan
12/19/17
C-300
Site & Utility Plan
12/19/17
C-400
Grading Plan
12/19/17
C-500
SWM & BMP Computations
12/19/17
C-501
SWM & BMP Reference Sheet
12/19/17
C-502
SWM & BMP Reference Sheet
12/19/17
C-600
Landscape Plan
12/19/17
C-601
Landscape Notes and Details
12/19/17
C-700
Lighting Plan
12/19/17
C-701
Lighting Details
12/19/17
21
ATTACHMENT A
APPENDIX B
Standards for Fuel Pump Canopies
!Adopted by the ARB on August 13. 1998)
LENGTH
Maximum length for a single island canopy = 26'
(= 4' comfort zone front + 18' auto length + 4' comfort zone back)
Maximum length for a double island canopy = 42'
(= 2' comfort zone front + 18' auto length + 2' comfort zone middle + 18' auto length + 2' comfort
zone back)
Maximum length for a triple island canopy = 66'
(= Y comfort zone front + 18' auto length + Y comfort zone middle + 18' auto length + Y comfort
zone back + 18' auto length + Y comfort zone back)
WIDTH
Maximum width for single island canopies = 26'- (= T (open door overhang) + 6' (car width) +
2'(curb clearance) + 4'(island width) + 2'(curb clearance) + 6'(car width) + Y (open door
overhang))
Albrn lc count• Architmiml Bcviow Board Uarpn Gwdchnn— llpdncd 2tV101 I— peso 21
22
HEIGHT (from ground to bottom of fascia)
Maximum acceptable height is 14'6".
FASCIA HEIGHT
Maximum fascia height is 36".
i
FUEL DISPENSER SIZE
A typical size is 7'9" high (approximately half the minimum canopy height), 4'6" wide, 32"
deep.
ISLAND SIZE
A typical size is 12-14' long, 4' wide, 9" tall.
Albemarlc County Arcbncctural R—m Board Design Guidel - Updated JJ -1011 -page 22
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